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Enviro>i'lmeutal Impact Report
for
,�e Norah Chico Rezone
131.40. GENERAL
This environmental impact report is for the proposed
rezoning of approximately 4[65 acres of land wi,th,n tly.e
nor -thorn portion of the Chico Urban Area, But(o (Jaunty,
California (portions oX Assessor's Parcel 'focal: 41+,
pages 05, 21, 22, 27, 30, 31, 353, 314.1 35 365 37, 38,
39, 40, 491 47, 56 and 57 and _hook 1[•S,_ page 2) . The
rezoning is being initiated by the Butte County Planning
Commission and involves the creation of several urban
residential zoning districts on lauds located east of
Highway 99B and north of East Avenue on 'the northern out
skirta of the urban area, an area which is currently experi-
encing g urban residential development and, growth..
Impacts that will be generated by this proposal are those
associated with urban growth, expansion and development-.
move intensive land use and increased population densities,
traffic generation and circulation impacts, further roduc--
tion in air, and acoustic quality, increased demands for
energy and fox, public services, and inducement to further
urban growth iii peripheral areas of Chico, Cumulative
traffic impaots and impacts on local elementary ,schools
are of particular nate and covicern.
15141. DESCRIPT1014 OF I PROJECT
Location: The area proposed for rezo.ni.ng is unincorporated
lands within the northern periphery of the Chico Urban
Area. The rezone area is bounded on the cast by Cohasset
Road, on the
on the west Enorth by Eaton Road and Sycamore Creek, and
by ITi.ghway q9E and tho- Joshua free Development.
The southern boundaiy is irregular and traverses the lands
between Lassen Avenue and East Avenue, north of the North
Valley Plaza commercial center. Please refer ,tr.) the
attached location maps for exact locations (Figures 1, 2,
and 3).
A Statement of , the, ObJ ecti ves Sought by the Proposed Pro ' oct
This rezone was initiated by the Butte 0ounty Planning
Commission as Sart of itS long range program to eliminate
L ^ zoning from the Chico Ilrban Area. The proposed rezoning
wi.1 largely provide speciXic residential zoning districts
on the subject urbanizing, properties in order to accommodate
orderly growth and urban resi.donti.al dovelopm.ent and, uses]
to control the potential i,ytensity oil uses in the area; to
achieve compatibility with: �,ds't;ing land uses and existing
co,itiguouo zoning districts, and to achieve consi.stenry with
the long range plan for the avea as delineated in the :Butte
County General Pl.a:ri, Land 'Use Element.
l
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Figure llrjrt�,. Ch.j co
and t
Surraundi
ng Zoning
WOO
WE
ute of 4h,e, total 3A -acro area (13 lots) for oommorcial
uses, with resultant; ingress and egresstraffic d1rectly
from the busy East Avenue, which is developing`_a congested
cha4actev (lack of center turning lades and lack of oi{ ntkls
at intersecting streeto). AJ ' 1 Xuturo commercial, uses per-
mitted in 'the u -C disvrict w.uld be subject; to Vlan ap roval.
by the Butte County Pl.atini4g Commission or tiro ou'b,cc, to
scouring a use permit (depending on each speoific use).
2. Mediiun Density Residential. zoning (R-3) and ,Maximum
benait Residential zoning 8..11. is proposed for .an estimated
152 acres (33%) of the project area. (Refer to Table I which
identifies the development potential..) The proposed R-4
district is only two acres in area, but currently is developed
with one single --family residence and contains u remnant
orchard. Sixteen mul t -i -family residences rare theoretically
potential on this two -acre site, if the existing residence
were .removed and the maximum General Plan density could be
achieved with on-site sewage disposal systems (the 8 dwelling -
units -per -acre density tentatively appears feasible; actual.
development density will be subJect to meeting Environmental
Health Department requirements).
The 150 acres of proposed R-3 zoning; will accommodate medium
density multiple -family residential uses (permitting less
intensive residential use also) The proposed R-3 lands are
designated for medium -density residential uses, 5-8 dwellings
per acre; by the Butte County General: Plan. This density of
development with multiple -family residences is feasible since
the area's loam soil can accommodate on-site leach field
wage disposal at this density, with proper design. The
h, %rity of area proposed for R-3 zoning (approximately 100
ac� total, 676 of the R-3 area) is already developed to
urbai w�.sity resi%lential uses: an estimated 85 acres developed
to mult. family, K-3 densities, and 30 acres developed to
single --la xly' R-1 densities). The remaining area, approxi--
matoly 50 acres, would be available for future development at
the allowed deL8ity of five—to-eight dwelling units per acre,
which would accommodate an estimated 400 now residential
units i Some areas within the proposed R-3 districts have not
been developed to the multiple -family densities, but are
developed at single-family residential den8ities. At some
time in the future$ under the proposed R-3 zoning, these
areas could devolop to higher densities (reflected iia the
theoretical development potential, Table l). The R:.3 zoning
proposed would allow and may encourage the entire 150 acres
develop to thi-s, more intenoive land use density a total
.x.00., dwelling um,ts or GOC additional residences in the
?0a i.
eta lrx Re.,i.de,nLa.al
zoaa�ta p
g (1�--�) is ro joccd far
an area of a.t ac rtes yc ) of the total urea, tj,i.J.r�wing
duploxos and single futrtily residelitiutal uses, tl'}x:i..s pro-
posed district will l i:o in -thea t'-Oansi,tional t r;,Ia between
higher density anulti.- Cami.ly and mobile home PUTIk ureas
on the south, and. the sower density single-Tatrz_ia;l,y cosi-
denti,al arenas on the north, conti
a
grazing, and rural, r6si.dential uses within the area and
north of the rezone area, transitioning to low-density
urban residential uses and scattered commercial usels south.
Scattered agricultural uses ;iarelude primarily irrigated
pasture and dry -land a"arming. Considere.ble Nand avoa is
undeveloped vacant land, some of which is composed of
heavy clayey soils and adobe soils, though those areas
are of limited extent. Without community sewer 0-orvice,
many of -these northern properties cannot develop to maxi -
mim allowable densities. With newer service;, the General
Plan density. of four units per acre could be achieved.
However, on lands with Vina loam soils, densities of three -
plus units per acre may be achieved with on-site systems.
An estimated 72 acres of the proposed S -R district consists
of undeveloped (non -r, ;sidential) landsi and many of the
proper -ties in existing residenti«7. use are not developed to
urban densities. Development of the vacant lands, utilizing
on-site sewage disposal systems, will be feasible at an average
density of 2-2.5 dwelling units per acre. 'Therefore, this
proposal will permit and encourage future development of
1$0 to 160 new reside1n,ces. With sewer, the ultimate de-
volopment potential of the total 121 acres would be 400-480
dwelling units at the allowable General flax. dericity of
14, DU per acre.
,A summary of the development potential under the proposed
zonings is contained in Table 1, page 6. Two estimates have
been calculated. (l) the number of residences feasible under
current develop�ent conditions (ons -site sewage disposal
systems of septic tank and leach fields) , and (2) the total
theoretical development potential with sewer connection,
considering the allowable General,P1an Land Use densities.
This development potential itcl.udes consideration of non.
urbanized undeveloped lands islands in agricultural use or
vacant lands) as well as consideration of lands in, existing
residential. use (principally rural residential use) that
have lower densities and could be developed to higher urban
densities(intensified developmoaat):
The total development potential of undeveloped, non -urban
Lands is 600 to E..90 new residences, an increase of an
etiti.mated 60% on the total: 465 acres of project lands.
The theoretical development poten'ti.al. is 1000-16030 plus
now residences, 2.'100-2600 total residences, an increase
of '100,6 to "150% over the existing 1050+ residences ' esti-
mated in the area,
Table 1
Development Potential 04 the Proposed
Residential Zoning bistrio to
I.
Total Acreage
102
121.
18
150
2
13
55
46�
2.
Number Exj ting Parcel,
Existing
210
115
1;2
150
'1
32
6
520±-
dences (aNumber
� pp )
200*
00 +
1.1
�I�� 0+
1
30•F
300+
1050
3.
Acreage in _
�
�'
rOsidea tial develop-
I.
ment
70'1-
50
6
1.00
1
11
55
r , y 4.
Acreap,e of
300i
Inde µLop& -(I 1 and
30
72
12
50
11,
5.
Potential number of
new residences
under proposal(2)
oat -undeveloped lands
150-
80
1.80
'70
300
10
5
0
���-
Theoretical Development
Potential (bascd on
allowable General
Plan densities- 13utte
County Land Use Map).
a. New Residences
80
700+
100-
500-
800
15
10-
20
0
1000-
1.300
b Total Residences
30G}
400+
110±
900--
10
40-
300+
2100-
1200
`a
24+00
c (Maimtxm)-
(400
(480
(140.1,
(1200
(16
(5O+
(400+
2600+
t
4 DU/tt
4b
J1N
at
8 DU
at
at
8 Dtr
at
4 DUa
/
at
IV/
ac:
ac.
ao.�
ac:)
ac:)
1♦'00t,`10 ted
(1)
Not necessarily developed to gull
Plan Land Use category and under the
potential
allowable
under
Oeneral
in thO medium density residential,
Single-family
proposed zoni! 3 (eg.
proposed R-3 di.� Lrjc,ts,
Many parcels
are in
re8iden
ial use).
(2)
Average density of 2:5 dwelling units per gross acre
family residences.
fox, o
ngle-
13
Five hundred new urban residential lots have been Prop000d or
recently approved (but not fully developed) on prop0rW. tan in or
near =the rezone area (refer to .'able 11) The pro�jeot :lua�nds con-
tain196 o these pots, Whale 306 are proposed .to be dovoloped on
continuous sands. Therefore -the total cumulative devolopmerit
potential is 1000 to:Z000:F_ new residences in 'this immediate north
Chico area. Additionally, the Northeas't Chico developmcisy t and
the Chico t i.rporL- Environs Rezone, if frilly developed, will result
inconsiderable additional residences in the northern 011ico environs.
Table x
Recent Development Proposals
A. 'urban Development in or near 'trio project area.
Approved projects (not yet Fully
constructed or
propoSed project,:
1_.
Norah Park Subdivision* = 80
proposed (Phase 11)
58
developing
2.
Morgan Park Subdivision* - 12
s�.ngle-family units -
(proposed)
310
Camino Real Subdivision* a 48
sin le --tam, ,
� a,�.y units -
-
(,proposed)
44
Woodaide Subdivision = 46
single-family units -
(to be
developed)
Rave.nwo,. kq Estates = 226
single-family units
(proposed)
6.
Lindo Gardens Unit //6 = 34
duplex units -
(proposed)
Total 500krezidences
(*
within rezone area)
'�.
Chico Airport Environs Rezone,
on lands immediately
north
is proposed by the Planning Commission. Rezone will
permit
2000.± new residences on large parcels
7206 acres).
at non -urban densities
6.
Northeast Chaco Specific Plan,
on undeveloped lards
east of
Cohaasset .Road and north of East
Avenue, proposed 2 68 units
Of single-Tamily, multi -family
and mobile home units,
i
B. Urban. Developm(sn,► near the rezone lands recontly Constructed.
1. Joshua Tree Dovelopment 240 s:i.ngle-family un�i.to
(Unit #1 and #2) ) multi -family uni.tj
�)Lh5 Total,,
2. Lindo Gardens Unit #3
(Morseman Village) 62 duplex units
3. Almond Tree Estates = 53 single-family units
15142. DESCRIPTION OF ENVIRONMENTAL SETTING
Toia�;raphy. The project area lies within a transitional
area between the relatively level Sacramento Valley floor
and -the foothill slope of the Cascade Mountains, on a
broad alluvial plain 'known as -the Chico Fan, of very gentle
westward slope less than, two percent. Site elevations
vary from '200 feet above mean sea level on the cast to 170
feel: on the west:
Geol�o .,y: The area, consists of sedimentary alluvial deposits
located on the northern periphery ;of the Chico -Fan, containing
a loam and clay loam surface soil l.ayeri T� s alluvial sur-
face area is composed of unconsolidated o1al a Sands, and
ilts that farm the Vina, Nord; and Farwell. (ieries (the
stern extreme of the prime valley deposit. ;e isolated
.. ,rises of heavier clays and silts occur in 4a:) basin
deposits which were formed as a result of and. local
ponding during the genesis of -the alluvial. t Below
these surface alluvial deposits is older containing
consolidated clays, sands and silts. Bel.cw 'anglomerate
occurs) composed of bard cobbles and bouldere rated in a
sand and silt matrix (this formation is expoE.i the surface
off -bite over much of the lower extren,iti es o e Cascade
foothills east of Chico)
The Tuscan Formation occurs at an average depth of 'U
400 feet down to 800-1200 feet deep in the Chicc area is
composed of impervious layers of volcanic mudflow deposits,
alternating with gravel -sand lenses (high groundwater content)
The lubcan Formation is exposed as volcanic scabland on the
middle and upper slopes of the Cascade Foothills. The per"
mca.ble intervolcanic sedimentary layers within the Tuscan
Formation are excellent aquifers and provide the primary
groundwater sources in the Chico area. 'These abundant
aquifers are recharged in the foothills where the permeable
sediment layers crop out on upland slopes or where stream
channels intersect them. 'There are no ,known mineral deposits
in the area:
Geology ical Hazards. Seismic occu.rrances and hazards in the
area are minimal, as in the entire Chico votion. Tharp are
no known surface faults within the study area, but the region
of -the Cascade Yoothills, 4 miles to the east, has been a
source of past seismic (activity. The Chaco (Tuscan) Monocline,
a foothill area of complex faulting, but utzdeterm.1n.ed activity,
is Ionated to the north and east of the study area (within 4
miles). An area containi - a concentration of rocordod earth-
quake
arthquare epicenters, which may be associated with the Monocline
Vault System, lies between the study area and the location of
the Monocline. One earthquake with a magnitude of less than
4.0 on the Picbtor Soale, occurred within this opicen-bral
concentration at a point clear the intersection of Wilson
Landing Road and Highway 99F, (approximately two miles north-
west of the project area) .
The Safety Element of the Butte County Gexiu,c al Plan identifies
the Chico area as a potential sub.;idence regit.n because of heavy
nature. gas and groundwater withdrawals. 1t also identifies
tho area as a potential liquefaction area) which is generally
of Moderate concern but locally high where loose granular soil
layer- are present r sand or sandy loam) . To dat,�, no major
subsidence has been recorded in the Chico area, ansa the degree
of this potential hazard. is undetermined.
Erosion potential in the area is ; enerally very low `to non-
existent because of vory gentle tcarra'in, except where drainage
channels are altered. Soil expansive potential is rated as
generally modoi�ato in the area, but high in the extreme eastern
portion of the project area whe:: e clay loam soils occur (Butte
County General Plan, Safety Element)
Soils. Generally, area soils consist of relatively deep;
well -drained alluvial to",, deposits. Based on the soil survey
of the Chico area cc..iducteu by the tT.S. Department of
culture (1926, 1968) , the study area contains four major soil
types. V na loam and Visna fine sLndy loam predominate in the
area, compritaing approximately 80 percent of the total area,
of which_ the majority is. Vi.na loam (Viva --Farwell Soil Associ-
ation, class 1-111 of the Soil Coneervati.on Servide Land Use
Capability classification), These soils are doep, character-
i ;ed by a !("gym -to sandy loam, surface and subsurface soil that
is gr, nlilar, friablo, moderat .ly-,,,a11 to well -drained well
supplied with organic; matter, :and able. 'n retain moisture
well. Both surface OL11 �ytd. subsoil a.t: c vary ,erttie:tble to
i�jator I wl tb vary adequate xation rate x. � -f . e,, , runoff
rates are slow to very, slow beoau�,o of the ve*
nearly levol terrain. These loam sails are prime r Z3_n1; 11tura.l
arils with a low clay content (10-20W.
The same qualities that jaak:e k,he,o V,LIM, oori ,-es smil.s prime
agrioultuval soils also ma1w them vr::ry de siv abl e "or sub-
urbaza development,. The Y c;rxx'ly lei rel , 1'La,t,h pe. meab" .1ity
soils, with good pearcol€ktion rates, mimI zo e,Atorm-4v ainabe
problems and provide a .qui tablo med F um :lto on-:,�io sewage
d,isposral leach field systems. The uAnanrral 01,1q/ content
which provides excellent drainage chi! raut,orisiiloo .£or
orchards al,so guarantees the s.a.zety OV fOU"cia•t,iQl3s 'from
soil expansion. Because these s,)ils a`re almo� 1 r,lw�ays
found in areas of nearly level 'topography, al-ld friable
and easily ma,nipuliatod, expensive grad -311L operat .(,ns can be
kept to a minimum, resulting in lower d�velc�pmc �r, posts
than is the case for most other soil. •typoo.
The northern area of thr; project site al.otir l,ra,ton i~'bad
(approximately twenty povemL of the total :m -Nate. rarkla) is
composed. of Vina clay loam and Vina clay lWim: atriObQ soils,
heavy soils in the ,Sycamore QW0ek arra. V'iLa clay 10Vm
adobe soil, occurs in 4 the northwest portion 0'l" tile area,
consisting of a surface layer of dark okay loam 'j-3 feet
in thicknoss, overlying,a subsoil: which varies: from loan
to clay to ,a depth of ,.ix feet or greater. T'ht. i;urface so i I
layer e�diiblts typical adobe structure, is verb. Plastic an!
heavy in structure, sLieky when moist, cracks badly when d, y,
and has abundant organic smatter. Water perco Latk,o, througa7
the soil slowly, but is retained well. This soil and subf w it
usually exhibit poor natural drainage. Drainage ml);: t be
artificially provided. The soil has limited crop, edaptabi ity,
Vina clay loam soils occur in the novtheastern porti,n of he
rezone area,, and are similar to the adobe (;lay loam koil8j
but are more granular and friable in character. This soil
type also has poor surface and subsurface drainage. These
two clay type soils exhibit moderate percolation rates and
may be expected to have test results of 20-40+ minutes per
inch. These soils are classified as expansive soils, ex-
hibiting a high shrink -swell behavior because of this high
clay contract. Adobe soils typically are comprised of very
expansive clays.
The land area i=ediately contiguous to .the Sycamore Creek
channel consists of a fertile alluvial stream deposal soil,
limited in extent
1,0
Mat I i
0
0
The following tablo. lists the basic ,surface and wabourf ace
soil composition of the area ls soil types, in percontage
(to a depth of 2-6 foot)*
Sand
SUL, - Sub- Sub -
Type of Soil Surf a q q L.rface Surface surface Surface surface
a. Vina, loav
113
57
✓5
27
21
14
b. Vina fin
,sandy loom
64
62
23
23
12
12
c. Vina clay,
loam adobe
41
56
33
28
27
15
4. Vina clay loan
i 44
50
r)
18
27
8
28L
P_
Tuscan stony clay loam occurs in or neao the far northeastern
cornar of the area near the Eaton Road - Cohaoset Road inter-
section, extending north and east beyond the rezone area. This
soil is comporca of a shallow layer of clay intermixed with
cobbles and stones. The surface soil ranges froia two inches to
a Soot in thickness, a dull -red clay loam. This s]uallow soil
directly overlies its parent material - a cemented rocky struattir"
impervious to plant roots and water. There 'beds of cemented
cobbles extend to great depth bsurface drainage is entirely
lackingi This soil has xeric, A im:16tations for on-site sewage
disposal systems as a result of this shallow surface soil and
impermeable nature of the subsoil. The soil is alao virtually
aseless for agricultural purposes) except Zov pasture and
grassland grazing*
East of the rezone area, 'beyond Oohasset Road, 18 marginal so.
consisting of Redding clay loam. This northeast Chico area has
had relatively little urban development because of these mar-
ginal sells. West and south of the rezone area are the deep,
very fertile, extensive lands of the Chico Creek alluvial San
and the Sacramento Valley flood plain.
Hydrology and,Jirainage. The I nearest natural drainage channel
is the Sycamore Creek Diversion Channel located directly north
of the project area beyond Eaton Road. This channel forms a
part of the Chico area flood control oyster s which carries
excess flood waters Trom, Mg Chico Creek to Mud Crooks around
the urban area. Channel levees are designed to contain a 100 -
year intensity flood. A small tributary branch of this
channol trairerses tne noxtheaqt corner of the area, draining
J
toward the north into 'the diversion channel. The project
a
l.or w s sJ.Ape to the wos t and "orthwost, draining to Sycamore
Creek and thonou to Mud Ore -jolt via a manmado drainage s stom
in the area (S.hast a Union Dxt�a rant e .A.�soorgcme:nt Dit�-tri.ct� .
These channels do not have year --round staroearn-flow, but cora
•tail water only when flows are d„ vented from Dig 611loo Creek
upstream during heavy ;runoff periods or cluring intensive
local storms. The project area has no other natural source
of surface water. 00ca,4ioa,aPI ponding occurs in some areas
after intensive local s tor,% JkCt i vl.ty ( especially areas of
clayey soils). .Since incorpca. ation into a tt.S. Av. my Corps
of Engineers flood -control project and development of channel:
levee Structures,there havo Leen no occurrences of stream -
flood iii''';I .ationin the Sycamore Creek area. This channel
was designed to convey a 100 -year flood discharge with three
feet of 1 ee freeboard remaining. According to Corps of
Engii,eers design data, Sycamore Greek is ca able of conveying
approximately 1.1,000 cubic f ee�t%second (0�'Sp} at dicks Lan,,.
and approximately 15,000 CFS downstream in Xud Creek, past
Highway 99E. These diversion facilities adequately protect the
area and flows are typically below design capacities.
The project area is well Served, by storm drainage facilities
of the Shasta Union Drainage Assessment victrict, which pro-
vides primary drainage facilities tbroughout the majority of
the rezone area. These Local. SX.D.A.D. facilities are part
of an areawido drainage System for the northern Chico ,area.
Upon ultimate area build -out, drainage is calculated to
increase an estimated 90 cfs, an increase of approxi 20%.
Q= Ci.A = (C.0 0.3)(1.8)(165 undeveloped acres) = 90 cfs.
Stormwater runoff draining from existing and future develop--
menus can be acoommoda-ted by these primary collector drainage
facilities, through easements, and channeled into Sycamore
Channel at a point northwest of the study area adjacent to
Highway 99 approximately one miles north of Eaton Road (the
primary trunk drainage channel follows the eastern side of
the Highway 99 corridor), Other urai.nage districts exist
In the area. The Pleasant Valley Drainage District serves
zhe area east of Hurnap ,Avenue in the Cohasse't Road avea
emptying drainage runoff into Sycamore Creek also. The Bassen
Avenue Drainage District serves the area Just west of the
Pleasant Valley Dit. :Jot along Lassen Avenue, emptying into
S.ViDiA,Di facilites. The North Chico Drainage Dist -riot
serves the southoa,stera, and far southern portion of the area
(the fully developed, ads wear Last Avenue), emptying *t,s
draiiAAge waters into Lig ,to G'hannel one male too the south..
These alluvial foam soils typically exhibit good subsurface
drainage, and therefore rainfall and surface water percolates
rapidly into the soil. Except for minimal localized ponding
during and after storms, flooding is notd hazard in thi;
area considering Fhe by-pass channels that divert e.xceso
flood waters area. J the Chico area,, the existence of a net -
'work of drainage collector channels in the extensive SU,DAD
system, and becaure of the good natural soil permeability.
l
0
The ir(troductio,n of storm drainage and. sur,Cace runoff from
urbanization cumulati
r
cause of thel r continental origin and overland pas sage,
north winds tend to be, dry and dessicating, contributing
to very low relative -humidity.
Air Quality. The arca io located within the central portion
of 'the Sacramento Valley Air Bao i.n. Because this air basin
is a natural closed basin that may act in, synergism with
poor air circulation and high atmospheric stability, air
qualit- may undergo a very rapid local degradation at any
time of the year. This portion, of the air basin is subject
to frequent temperature inversions, a layer of cold air capped
with a.warm air mass, which tends to trap and hold air pollu-
tants in concentrations near the ground and intensifl es their
derogatory erects. This combination of natural circumstances
suggests that smaller increasos in emissions or pollutants
in the Sacramento Ws lley Air Basixi will have a proportionally
greater net: eflect on air quality than in other less enclosed
areas with greater wind movement
Air quality in the northern Sacramento Valley Air Basin is
relatJ-vely good, -though occasional declines occur, particularly
during t,i#t,, autumn agricultural burning season. Steady increasow
in vehicles and stationary souroes of pollution have contributed
to the general continuing dGclihe of air quality within Butte
County. Despite continuous attempts to curb air pollution,
air �;� Litiy within Buts County occasionally dces not meet
state and federal standards," and the county currently is
designated as a noxi -attainment area, for national ambient air-
FJ
ir--
Fuality standards by 'the U.S. Environmental I zotection Agency
Jan. 19?8). The Gaon -attainment air Pali ty parameters were
identified as being particulates (agricultural burning),
carbon monoxides and oxidant8.
Motor vehicles and agricultural. activities (debris burning)
are the major sources of pollutants with motor vehicles being
the greatest offender in all categories except particulates.
Also, land development and construction activities, including
.land trading, temporarily- reduce localised air quality.
Motor -vehicle traffic within the highway 99B arterial corridor,
as well as on all major, well -travelled area streets such as
Bast Avenue, Cohasset Road} and Eaton Road (to be eventually
improved to a four lane arterial) will continue to be sources
of Local area air quality degradation, increasing as growth
in the north area continues.
14
AcoIst;iO uali•tl. Motor vehicle traffic on Stat() 4'Ughway
99E, and on local area roads (Vest Avenue Co,hasso `load
Eaton Road, Lassen Avenue, 1 Paso '.'ay) are and w.i,ij, remain
the mayor source$ of noire within the aro :: RoweV, ;V,
Highway 99E iss� -thy: only high -.speed, freeway roir!,�e ,in the
area; produci,. ;, CNI greatest noise levels, but is located
at least 8CU--I. ;,. .t eet beyond the majority of the rezone
lands. The Chace airport, looat. d wi tM n one mild to he
north, generate-� some noise in tine project area. however
L -he flight paths are in a 80uthea8st-northwest orientation,
traversing -the northern Chi..o r C r1 Oust northeast of the
rezone area. Noise measuremer:;s :iaade in 1977 (1978 Chico
Air ort l;nvirorio Xoise Stu+ y) indicate the existing 55 d.13
CN noise contou,, is Loca•t t!u, over the extreme northeasterncorner of the area, and the rO dB CNIZ contotur located 'duct
1.
outside the area at the Eaton Road. - Cohass6l Road ince"
section,
Future noise contours a , projected to be extended slightly,
further into the projectarea, 500 feet further south -.; nto
the rezone area, creatir ; 55-60 CNM noise levels withiA
the proposed S -R distric L and •tkao proposed. eastern RT -J, ,
MSP, and R--5 districts. 1"a,fty-fi.ve X55) to Sixty+,
noise lev 1s are classified as t (Cid) it-
ypi.call;� suburban, , transit-
ioning to higher more intei ive Urban noise. A noise level
of 65 dB CIUM 16 considered the maxiinw- acceptable levo.!
for residential areas; a suitabl,o interior level of noise
is considered 45 dB Clea,
Urban traffics currently ocaurs throughout the southern a,irl
central arca, particularly a" yang the East .Avenue corridor.,
Urban levels of noir are al ,,�ady sustained in the region.
Hr�,rever, the norther. area, � :Pile developing to urban-�densil...y
residential uses, 1a L"c;ntl:y bt;k$ low volumes of traffi:, r
Visual. Quality. The sou°therl nd central portions of thr
rezone area are predominentIN urbanized, in logs and
density residential uses, wi'6 intensive commercial uses
contiguous on the so -lith, The ,orthern area, particularly
in the Eaton Road corridor, is still largely rural and
agricultural, transitioning to I more urbanized character
further south toward lrassen Avenue. With recent and current
development, in and near the rezone Lands the entire area
is rapidly developing an urban character.'
This northern Chico `1 oration provides views of the nearby
foothills east of Chico, 2 to 5+ miles distant�northcas*t of
the rezone area, RowevOr, for many e�cisting and -futureresidents, this viewshed is obstructed by urban development,
particularly with this medil= density level of development,.
Vegetation. Moat of the subject area has been hictorical,ly
cultivated for many decades, oTfectnivoly eliml.na-ly°;irng most
of the originals natural valley-flooj ofivannah habit -at. The
natural vegetation had been primarily porexinial g1rr.asses and
forts, and valley oaks. The area. vegetation for rn�axay years
until the past decade consisted of orchard: and field crops.
'This Pgricultural vegetation has largely been Veplaced by
urban development in the southern and co ntral poxtions of
the rezone area, with vestigial areas of open land and
orchard here and there. In the northern portion of the
area, agricultural land remains since urban dfvelopmext
,aas not yet occurred throughtout the area. Urban
dee. pity residential development and rural residential. use
oc.ars and is rapidly extending along the various northern
roads. However, agricultural vegetation and use still
occurs in this rezone area. Numerous horticultural plants
exist throughout the urea, particularly in p.roxmity to
roads and residences. No rare or endangered plant species
are known, or suspected to exist within the study area.
Wildlife. The re -,one area provides minimal good habitat
for Wildlife. However, o0cau,se of its urbanizing character
and intensive development, orchards and fencerows on project
lands where development has not yet occurred provide feeding
and nesting sites for a wide variety of birds. Those birds
typically expected or known to exist in this type habitat
include: sparrows, blue jays, robins, house finches, black-
birds, starlings, cowbirds, wsrblers, hummippbirds, nuthatches,
wrens, woodpeckers, doves, crows and towhees. ether birds
that may frequent the area or be found on occasion include
Fling -Nock Pheasants, Valley Quail and several species of
protected hawks and owls:
Since agricultural practices and operations reduce or
eliminate groundoover and understory, mammal populations are
generally limited to the smaller species, such as squirrels,
pocket gophers, field mica, and bats, tither mammals that
may frequent the area include: jackrabbits, moles, oppossum
and skunks, as wellas more infrequent species that may in-
elude.raccoons, weasels and loxes.
+ Reptiles and amphib:i nrs indigenous to the pvo j ect area would
be expected
troy �,5r+y�,cyl,udle se�verail. species �o+.i lizards; gopher
Y.J. akSon, gar -tor t47��.L s.4 ekes, tree frogs and toads.
There are no known rare or endangered wildlife species in
this area.
16
Land -Use, Historically, the subject lana area was utilized
for agricul'Lura.l production because of the inherent high
quality soil. The area is peripheral to the central Chaco
Urban Area. However, with the growth and expansion of the
urbanized area in recent years as a result of Chico popula-
tion growth annually), the more outlying areas around
the city of Chaco have became valuable for renjderitial and
commercial urban uses. Currently the project area as a
partially urbanizPA area that is rapidly developing with
numerous urban rt aantial uses. The land along Lassen
Avenue and south o: Lassen Avenue is predominantly urban,
largely developed with single --family and- multiple -family
residential uses, including mobile home parks, with a few
scattered commercial uses and "islands" of undeveloped land.
The area surrounding the Last A -venue Cohasset Road inter-
see-Lion
ntersee-Lion is commercial, one of the major retail commercial
centers :in the Northern Sacramento Valley (Xoi.-th "Valley Plaza),
with intensive single-family residential use adjacent to the
north.
The area north of Lassen Avenue is currently a transitional
area betnreen urban -density uses and more rural. usee-'. Single-
family and multiple -family residences (as well as rural
residences) lie along the north -south collector streets,
Godman Avenue, Norseman Avenue and 13urnap Avenue. The
urbanized area is rapidly extending north of Lassen Avenue
under a variety of multi. -family residential and subdivision
developments, recently approved over the past few years, or
recently proposed;and in a state of development. Land in
7 aral and agricultural uses lies north of this urban --rural.
boundary.
The land along Eaton Road is rural. -oriented but developing,
with residences congregated at various locations and a few
commercial uses here and there. The Eaton Road - Cohasset
Road intersection area is developing numerous commercial
uses.
The Sycamore Creek Flood Diversion Channel is located one-
fourth mile north of Paton Road. Xarth of this channel is
open grazing land with very few residential uses, and the
Chaco AitpJoshua withinresidentialmile. The Highway 99 freeway corridor
p ,
development lie west of the
rezone area. A. large arca of vacant land lies just south, of
the project area, between El Paso Warr and Tom Rola Avenue,
north of Last Avenue. This site was proposed SOW a Planned
Area -- Cluster residential development (least -Wood Oaks Rezone
and Subdivision), but was denied by the Planning Commission
in 1975. East of the project rezone area, east of Oohasset
Road, is a partially urbanizeu area containing scattered
single-family residences and Large undeveloped lands, pro-
17
posed for annexation to the City of Chaco and dovolopment
of 3pn0+ residences and co�ntnorcial uses (Northeast Chico
Specific Plan - City of Chico).
The proposed zoning districts are designed to accommodate
existing sand u.s^s mid future growth, and th.eref.'pre reflect
the current and planned area land use patterns.
Po-ou.lation. The re ;one area contains urban. -density and
rural --density popiilations. The area is rapidly growing;
higher urban population, densities area expanding into -those
peripheral areas from "1e central Chico Urban Area. An
estimated population ox 3000+ people in 1200+ residences
presently lives within the project area, at a density of
2.8 dwellings per acre, and 2.5 people per residence.
General Plan - Urban Are�,a.. The subtiec•t rezone area lies
eintirely within •the Chic ) Urban Area as designated by the
Butte County General Plan, Lana Use :dement. Also, the
area: lies entirelywithin the Chico Urban lmprovemen,�ts Area
as designate. by he Butte County Subdivision Improvements
Standards Map, which requires full urban impro-,Yements when
specific development is implemented.
The southern portion of -the subject area is cuxrently
designated by the Butte Co'un'ty Genera. Plan for medium
density residential uses, 5 to a dwelling units per acre.
The northern portion of the area is designated for low
density residential uses, 1 to 4 dwelling units per acre.
The boundary transitional area between the two residential
categories lies approx ma•t oly jd00-1500 feet north of Lassen
Avenue. The area of low density residential designation
extends ncvth of Eaton Road approximately one-half mile,
(further north are lands within the recently
created
Agricultural Residential category). ecsouthern
portion of the rezone area$ contiguous to Xorth Valley
Plaza, is designated for co=ercial uses, part of a large
commercial land use ca'tq;ory. '
The Butte County Planting Commission has recommended an
y
urea -wide General Plan Amendment of the entire Chico Land
Use Map, Butte County General Plan, which includes this
study area. Proposed modifications .in -this area merely
reflect the developing band -use pattern.
The subject area lies entirely within the Chico Sphere of
lnflucnce. However, the area south of Eaton Road lies
within the secondary spilere, while the remainder lies within
.the primary sphere. The City of Chico Genera. Plan desig-
nates the southeris portion of the 101003 oct area for low-
density residential al use (1-6 I)U per acre)) the land ad&.cent.
identi .�
to T .-sen Avenue for medium density residential use ('712
p e for
DUe�: acre) , and the land; northeast of Burnap Avenue
high density residential: use with up *to 35 DU per acre.
The corner of Eaten Road and Cohas,set Road is designated,
for rural residential uses. Aericultural -open space ;and
uses are planned for the remainder of the project area
by -the Chico General Plan. (from approximately 1200 Leel;
north of Lassen Avenue 'to Raton Road and beyond).
Zonip&. The project lands presently are zoned A-•21 General,
which allows all uses permitted within the new zoning
districts. These A-2 lands are remnants of the more ex-
tensive A-2 area that originally existed throughout the
Chico area,. The current zoning pattern in the surrounding
ailea ve:rlec't s the deveirning urban Character of the area.
7'6 the north beyond Sycamore Creek, A-401 Sit-1,
and 8R-3 districts have been proposed. by the Butte County
Planning Commission for those non-urban lends (Chico
.Airport Environs Rezone, currently under study).
Within the immediate project area, the following zoning
districts exist: R-1, R-21 R,31 R-4, 0-1: and KV (Refer
to the project map). The surrounding areas 'bordering the
project :Lands are alto zoned for a variety of urbat uses
and :includes the following
South: C-C (Xorth Valley Plaza commercial center),
Wast; , R-2, R-31 A--SR along Righway 99E
N'or'th; A--SRR
Lasa: S-R predominates, SR-I, R-4
Archaeolog,jcal . and: Historical: Sites. There are no known
archaeological or historical, sites ire the immediate project
area. This area has been developed into either urban
residential use or agricultural use, with Sew natural areas
remaining. The area generally is not considered sensitive,
and is not likely to contain any archaeological resources.
Ilowever, those land areas contiguous to Sycamore Creek
potentially may be sensitive:
Municipal SeryJ (Utilities and Public Services)
a. Water _ ly„ Domekstic water will be available from
the Cali. o? au Water Service Company, which presently
has community wells and distribution systems in the
central area around Lassen Avenue and to the south, or,
From private wells on individual parcels. As new urban
development occurs within the project area C.W. S. Co
water main extensioxas, or new wells and distribution
systems will be developed as needed. A new well has
recently been developed in the Joshua Tree development
we8t of Godman :A.v'enUe5 (at the end of ,Silverbell Road:)
a
and tA4other well is soonn to be developed ;1n the
Almond Tree Estates development an MorOeMarj Avenue.
C.W.S.Co. main water lines currently oxtend.I.hroughout
the southern portion, of the rezone area. Mtln line
extensions extend north of Lassen Avenue along portions
of Codman Avenue and Morseman Avenue to devoloping
residential areas. The Eaton Road area cuvrontly has
no community wager service, though area devrl,opme.nts
would. involve installation of new C.W.S.Co. domestic
water systems, This northern area is the fvinge of
their present service area, which is expanding as
those new development;, extend into the avers. Service
expansion is readily feasible; sources are abundant
since wells tap the deep Tuscan Formation aquifers
at several hundred root depths. Private wells on
individual parcels generally tap the more elevated,
shallower water sources.
b. Sewage Disposal. Individual on-site sewage disposal
systems tseptio tank and leach fields) would be utilized
for development in the area for the foreseeable fixture.
This area generally has suitable soil for this purpose,
with adequate depth and percolation characteristics,
except in some of the northern areas adjacent to Eaton
Road where clay soils limit zubdrainage.
Community sewer lies do not extend unto the subject
area from the City of Chico. however, the project area
lies within County Service Area #46 for sanitary sewer
service.
The nearest trunk sewer line is located south. of East
Avenue along Pilsbury Road; terminating at Cohasset
Road (12" Line). The 1970 Wastewater Management Plan,
developed for the Cit -,y of Chaco, indicated potential
trunk sewer line extensions into the project area: a
1211 line running west to east through the area located
north of East Avenue and south of Lassen Avenue, through
to the Northeast Chaco area; and a 1211-1011 line running
west to east along Eaton. Road., terminating at Cohasset
Road. This 19?0 sewerage pian suggested that providing
city sanitary sewerage service to the pro«ject area could
not be realized within the next Five years, but Would
be a 'possibility within 15 ;years.
A more recent study (the 1979 City of Chico Sewerage
Master Plan) located the project area outside the City"s
GE,w.e Area Boundary, which identifies :lands projected. for
pviority I and Il sewerage service: However, the southern
half of the rezone area is located within this study's
ASAI boundary (Additional Sewered Areas Priority III),
planned for Long-range sewer service connc ctions, A
proposed major collection sewer line was identified by
this study fbr the rezone area, traversing Panama Avenue
and Bl Vara,no Way north of East Avenue, terminating
at Cohasset Road. Potential construction of 'this line
is projected for 1990_2000 as pert of the Ci,t-yls
Ultimata Gravity System, dependent upon area Oensities
and available demands. The northern half of the rezone
area (north of Lassen Aveiaue) lies outaid.e those 1979
Sewerage Kaster Plain n areas
In the absence of sewer, parcels for single-Samily
residential development on good soils Mould be lirwited
to areas of 121000+ square Feet, a minimum of 1/4• - 1/3
acre, 4 community water is available or about Y4
acre per parcel if on-site individual �well.s are utilized
for domestic water (involviig considerable leach -field -
free set -back areas around °ells). For multiple -family
residential development, limitations on density are
determined by the size of each !welling unit, and whether
laundry facilities and sewage garbage disposal is pro-
vided in the units. This land is capable of accommodating
the maximum densit.os allowed by the General Plan 8 DU
per acne. Generally, the number of bedrooms per acre
that can be accommodated b;y multi-f'at,FtAl:y residential use
(oxo equivalent soil conditions) equals an equivalent
num'oer of bedrooms expected, for single-family reside,) ,es
(approximately -twelve per acre, threb or four per
single-family residence or lyrR per apartment unit)
If community sewers service is eventually provided in t"Jo
project area, minimum lot sizes of 6500 square feet would
be allowed, affecting primarily the development potential
of single-family resid:ential areas. Densities of popula-
tion could then be increased to the maximum levels
allowed by the General Plan.
c. Solid Wai-tte Disposal. Individual developments are
serviced by private commercial waste collection businesses
(eight in the Chico area): The Butte County Central
landfill site is Located on Neal Road 14 miles to the
southeast.
d. Storm Drainage. Individual developments could be
connected to facilities of the Shasta "inion Drainage
,Assessment District, which form, a network of open -
surface drainage channels through most of the project
area. The northeastern area of 'ahe i-�oject lands lie
within the Pleasant Valley Drainage ._strict, the passed
Avenue area, .Lands lie within the Lassen Avenue Drainage
District? and th� fat southern area lies within the
Forth Chaco Drainage District, aieao which are predomi-
nantly developed already to rrban densitioo
The S.U.D.A.D. facilities originally were deoigned
to service a spc:cifi.c intensity of urbanization in
the northern Chico region, and many areas were;
originally assessed as agricultu.ral lends for drainage
design capacity purposes. At the time of the S.U.D.A.D.
drainage study, sands in the northern portion of the
Project area were not anticipated to develop urban uses.
Consequently, upon ultimate maximum development of the
area, -the SUDAD facilities may not be of suffi.cien,t
capacity to accommodate all potential drainage from
total basin development (since residential development
generates greater I'llmoff per unit land area than does
agricultural. use). In order to accommodate potential
urban drainage in the district and to Meet this con-
tingency situation of ultimate development, each now
development that is Located in the Shasta Dnion Drainage
Assessment District can. be required to deposit drainage
improvement funds with S.U.D .�.D. , "used on the sand
area involved, intensity of proposed.' development, and
amount of original assessment, in opder to provide
necessary facility upgrading and in ;ceased capacity
;dor urban drainage via future channel improvements'.
e. ELectririty anc�_, Jr tural Gas Service. Service: is available
from extension of the existing fecil� ties of Pacific Gas
and Electric Company. 'These facilities exist throughout
the area and can service the anticipated -development in
the area if complete in-filliaig of undeveloped Lands
does not occur within the ,neat eight years. Existing_
distribution facilities are overhead and most extensions
are expected to be underground. (Refer to Appendix B),
Service. Available ,from, extension of existing
faciliti,eF"r ,, Telephone and Telegraph. Company.
Those facili.'taics eA.,. 'I- throughout tlio area, consisting
Of overhGa,d distribution lines. Additional service
exton810ns would be underso!)•und. (Refer to Appendix C).
g. Fire Protection Service. Avallablfrom the Dutte County
Fire Department Gal foforni,a, Department of Forestry (a
Cooperative Program Agency). The Cohasset Rorqd Station
(Station #2) provides primary response to the area,
located contiguous to the: rozone area on the east
(proposed for relocation to the southwest corner of
Cohasset Road aced Prontier Circle within the rezone area).
Hord Station (Station #l.) and; the Fair Street Station
(Station #3) provide oecondary response to the area.
This location can be readily served by the existing
facilities and response time to the area from the three
stations should be within five minutes, Assistance is
provided by 40 on -cal:, volunteer firemen. Emergency
backup is provided by the Chico Fire Department under
2
a mutual -aid agreement.
h, L ewe protection Service. The subject area is
Patre.L,� ' 1-„ nexsonnel from tAe QMLw^n Substatli.on
of the Butte y�,.,)ty Sheriff's 11t.partmer.1 , ;Aad-
quartered at Oleander ;Jtroet two to -three m.; a,owa
south of the s.tte. The 'total wovRforce of ttjis
substation is 25 people y „includi.ng clerks, plus
reserve officers E4mergency backup 0L.C77 ,ces are
available from the City of Chico Police Dopartment
and from the California Highway Patrol.
The overage Butte County police Prot ection/populatic
ratio is about one officer per 2000 capita, compared
to -the national average of about one officer per
500 to 750 capita.
i. Health Services: .'his area is conveniently served
,by two hospitals, Enloe Memorial and Chico Communit ,,
both of which are only l to 2 miles distant to the
south.
Schools. The project area is currently served by
two elementary schools of the Chaco Unified School
District. Jay Partridge School, lying immediately
west of Highway 99 on East Avenue serves the south-
western and central portion of the area. John
McManus School, located east of Cohasset ltoad on
East Avenue, serves the majority of the area the
northern, eastern, and southern portions.
Jay Partridge Elementary School has bean at or .near
capacity use over the past several years, fluctuatil g
at the capacity level. McManus Elementary School
currently has somy a apacity for additional enrollments
School Capacity Enrollment '12/79)
Jay Partridge Elementary 392 361.1.
McManus Elementary 430+ 327'
School service areas have been recently modified to
include additional land area within -the McManus service
area, including the majority of the Vorth 'Chico Eezore
area. Other options avail.atle in the future to
accommodate increasing student numbers from tho area
include busing to less crowded schools double sessa o
scheduling) and operation of year-round school sehed:u yes:
23
Oono`t:ru(,3't on of new sQhools is not f easiblfs Xt this
p oils t in 1.i= 4 However, within the ,next l.0 years
(possibly 1986-90), the school district projoots a
definite .need for additional school facilities, either
On existing sc!.00l properties or developmoni, of
totally new sites, if and when the area fully develops.
Without -these new facilities at :Full area build -out
s^hc,:al enrollment problems wa l.1 occur. (Refer to
attached letter, Appendix 17)
The area is raleo served by Bidwell Junior High School,,
which lies soUtheast of the project area, an6 by
Pleasant Valley High School, which lies oast of the
site , abou°t ljj-2 miles. School busing transportation
sere oe to the project`area for all schools is not
provided since �tne schools are located relatively near,
less than the iainimum required busing distance.
k. Rare and Recreation Service. B -dwell City Rare is
located east and soiAheast of the projcct area, two 4.o
X , ur m1les. The area is served by the Chico Area
Recreation District. Additional parklands in or near
the :area may be needed in the future.
1. Othev Commercial Services. No public transportation
service exist; in the Chico Urban Area for the general.
public. The Chico Municipal Airport is located one
Haile north of the rezone area; with ready access via
Cohasset Road.
Numerous commercial services are availpble nearby to
the south. The Xoxi-h Valley Plaza commercial center
along; East Avenue and Cohasact Road lies contiguous
to the project area. Downtown Chico is located two
to three wiles south.
Highway Access, Traffic, and Circulation. Primary access
to the project area io exccl3 ent vTa several. arterial routes,
and several collector streets provide relatively good
arca d-rculati on in the area, rreeway route 998 provides
pri=?y north -south regional access and circulation is
located nearby west of the area, and provides access ramps
at East Avenue and at Eaton Road (but ,none exist at Lassen
.Avenue, which crosses beneath the freeway route - a major
limitation to adequate total circulation throvr;h�, I the
northern area) . The north-eouth. ;arterial route Uohasset
Road, the east -finest arterial, East ,&venue, and the east -
West collector atree�ts Lasoon Avenuo and Rawon Road
provide major s°tveet access to and circulation within the
rezone area
24
a
Limited north -south circulation 'apabili.ty 040ts an the
developed southern portion of the project a.roa, south of
Laassen Avenue Tho- north -south local, access road El baso
Way, is increasingly becoming a well -tvavelled thoroughfare
and is f,mctaoning as a collect,)r route rather than as a
local aa. vess route, its designed use. This situation has
developed because h Paso Wad- -provides (A readily -
available connecting link between the rapidly -developing
Lassen Avenue northern area and the Basi. Avenue - North
Valley Plaza area to the south. East Avenue provides pri-
mary local circulation and freeway access for this area
(particularly southbound access into Chico). :El Paso Way
was not designed for this heavter ..ntensi.ty of use:. but
was designed as a local access residential, street with no
through -connection to Lassen Avei.ue
A ,similar situation has developed on White Avenue as tb,.
properties north of Lassen Avenue develop and area resi arts
look for and utilize the easiest south -bound route to Last
Avenue. This increasing traffic use of local access streets
:.Cor primary area circulation corridors to the south will
continue to pose a serious traffic circulationproblem in
the area until traffic control signals are installed at the
main East Avexv_ intersectionn, and/or Laocen Avetaue is
developed with direct access to the Highway 99 fr,,.;way, and/
or Eaton Road is improved to four lanes and extended further
mast and west.
Limited east -west access existswithin the northern portion.
of the project area, between Lassen Avenue and Eaton Road.
New local access roads into individual developments have
recently been developed 'off Morseman Avenue, Godman Avenue,
and turnap Avenue. However, other than. Eaton Road and
Lassen Avenue, through streets do not exist in this portion
of the project area.
Most streets in the southern portion of the area have adequate
width, surfacing, and curb -gutter drainage improvemet,, s, and
sidewalks, though many portions of oldew urban streets lat,:t
adequate sidewalks (El Faso Way as an example).
q Many nirthern area roado 'have ins-
ade
adequate width and minimal street improvements (except
adjacent to recent developments where public road frontages
are being improved to coo ty urban standards). Those road
sections located adjacent to rural lands, for the most part,
lack adeggate street widths for urban traffic use:. As the
project area develops, street improvements and development
of new Connecting or local access streets will be developed,
required of individual property developers at private expense
subsequent to specific land division projects (subject to
county review of plans and subject to meeting standards of
e
the Butte County Subdivision ordinance) Easouri Avenue
has almost an entirely' developed frontage with Xul.l urban
improvements in the project area, a ncludine,* sa dewrAI3,ts
Eaton Road is prooeoted as the major east -west arterial
corridor for northern Chico .�n -the future. This existing
narrow two-lane rural roadway Will be upgraded to Sour
lanes and extended further west to Highway 32 and further
east to Manzanita, for improved east -west circulrjt;ion%n
the region:. Currently, right -of -way is being obtained by
the county along the propoved route and „road alignments
are being designed by tho Butte County Department of Public
Works. Developers along Eaton Road are presentIly requirod
to improve 'their property frontages to the projected four -
lanes. When fully developed at some futuro indeterminate
time, these road improvements and extensions beyoixd the
area will provide improved regional. and Local circulation,
better access 'to Highway 99 a and more direct access to
other portions of the Chico Urban .Asea. General: traffic
circulation within and access to this northern part of the
area will. then be provided by this Eaton Road corridor,
reducing traffic volumes ;further south. Upon improvement
and extension of Eaton Road as planned, a larger percentage
of the local area traffic load will theta be accommodated
by Eaton Road, rather than by Lassen Avenue sad El Paso Way
to the south. At that -time,much of the increrxced areatraffic will. use Eaton Road for its direct acooss to Righwa;
99 , to western Chico, anti to central. Chico. In addition
the Eaton Road corridor, when improved, will attract additional
traffic use because of the improved traffic flow of four
lanes and the circulation pattern away from more congested
urban streets and areas further south (roads currently
providing access to the more central areas, such as El Paso
Way, will remain two -fano local access roads prone to
congestion). Current traSfic patterns and distribution of
vehicular volumes would subsequently be modified with these
Eaton.. Road improvements.
Marcy of the main circulation and access routes presently
receive subotantial traffic use, particularly since the
main Vc nth Valley Plaza commercial center is Located con-
tiguous to the project area. Area traffic volume measurements
taken over a four year period are tabulated belowt
11akle M., _�`orth Chioo .Area l'raffic �'clumes (source.
But=te county Public Works Department, California Department
of Transportation)
6
Varto G%1iao Arefj Tr affic
VQluITIen
r
Recent
_
r,!-1 � f
fligrh,way 99 Jpour lana
dividod freeway
South or 00hasset Hwy.
700
1t1,?OU
South of EtO t Avenue
Between Eaot and Eaton
13,500
9 000
1.1.14?00
�/ J
to 000
North;
�v orth of l,a toaj 1Jo�ad
yr i VV41
?J300
00
, �tin�V
� 1 ?00
/ f Iq
l�'$�,�4�1�,/
„� �. o
A
4—year
5
Percent
lncreaae
Oohas ;at Road
South+. of East Avenue �I laue
North ai:` East; Avenue (4
-lane
20 600
1C)C10
17,643
�,
�-�" 501
0
4� r°
South a Eaton Road (2-lane)
! North of Bator. Rand (2-lane
,goo
6 100
35400
2X6
2,0
til6
None Taken
92��
lr,+k)J
?3
None Taken
East Avenue
Elast of The Esplanade (4"lane)
West of Oohasset Ro id (11.--lane)
18,goc,
13 100
171496
114
1�
East of Cohasset Road �ij-lEane)
15,10p
1l ft, �'
,µv, , .
, 380
3
8011
Lassen Averiie
ha;;
a
NVIRONM1J.MAL 1MTMCO i'
An evaluation of thc. e4 )ironment°al e:C'ect.s r,,lsul,t ing from
a change: in zoni4g cis n best; be accoml., l ishea try l:orr;casting
the extent of chnnge* that would be permitted to occur if
the maximum devele)pz ,,nt po•tential were realized under, the
regulations and rest trio tions of the proposed zones, the
area's land use dezivnatiolas sand limitations contained in
the General Plan, and the sewage disposal capability of
the land. Both divec-t and indirect effects are considered
although indirect ef�'ectc often cannot be localized or '
accurately forecastea. Individual development: projects
resulting from this rezone proposal would have individual
as well, as cumulative effects on the area. This Mr. is
concerned with the cLimulative impacts resulting from total
development and use QP the rezone lands.
a. The Environmental_ l r 1ac-t of the Irl] owed Action.
Impacts anticipa"t d r,re based on the probable develop-
ment expected and on the ultimate development potential
that; can be accoin:rodatod by the proposed residents w,l
zoning districts.
I. TT:.ban Growth and 1creased.Land Use lntenr:;ity. The
total 'numbers of rf{sidential units w,'11 be increased.
in this northern peripheral area of Uhioo (refer to
Table 1, page 6)� 88 well as ;population and density of
development. The r)ropooed zones will encourage and
permit intensive u�,`ban development. The immediate
areas contiguous t( t)e Subject land, to the south
and east, as well. ,t properties surrounded by the
project lana ''gyp cLtr�� -ntly are zoned for urban uses
for the most art and accommodate urban density
development. IM addition, several area properties
have been proposed Jr a,�proved for residential develop-
tvtent (Table II, page ?),. This proposal will not
substantially altr,;r the gro}rth pattern of the area
since the pattern was previously es•tebl.ishud. The
total number of residen.eeo could increase from the
current level of 10(,Or dwellings (population of 2500
people estimated) b� 600--650 units (to a total of
161 0-1' 00 residences) under existing development
conditions and faor,-rrs, an increase of approximately
60=L %. With u.l,tit,'.,te development, the maximum in-
crease could be "LO & 1600 16G0 units for a total numberof 2100-2600 reside-cesand an estimated population
of 41100 to GGLM, an °incroase of 100-1 0% This would
establish a devel.opiltent density of 5-6 dwellings per
acre and a populatie density of an estimated L2.15
People per acre: EStimtl.at.ion of this additional area
development may, al.86 cguse a slight indirect increase
in the population o.�' Chico by contributing to overall
26
V
economic growth a a.d outwardurban expanston
The 'total cumulative growth in -this northopri Chico
environs (potential growth as a rem It of I t;i:s project,
plus gvowth from other currentl,;r proposed roroidential
developmonts ane major rezone proposals on areawide
lands) could reach a maximum of 'BOO ] new rooidences
(refer to Table 11 which identifies ,areawide develop-
ment proposals and their maximum development potential).
(Range of LF000-7000 depending :)n availabil.iby of sewers
and actual build -out in Chico Airport Environs Rezone
Area
2. Loss of Rural and Agrict." ' Lval Land. Tim -ids historically -
3•
4
uta ed for rural uses agriculturalreduction
(orchards, field crops, irrigated pasture) will continue
to be removed from rural land uses; converted to urban
residential uses.
Loss of rural open space and r,iral
character will occur as the area fully develops. Some
lands within the proposed Suburban Residential (S -R)
district could be retained in partial rural--a.griculturaI
uses since that zone allows animal husbandry and
agricultural uses. However, the entire area lies within
the Chico Urban Area; the Butte County General Plan,
Land Use Element, iiiaicates low and medium density
residential uses planned for the area, rather than
agricultural uses. The City of Chico General, Plan,
though, designates the northern hall" of the area for
agricultural use. The area is somewhat isolated from
other agricultural areas, with urban uses to the south,
east and west) :end areas of marginal soil .north of
Sycamore Creek.
Wil :Life, Phis area of Chaco provides limited habitat
for . wildlife. Continued urbanization of the rezone
area is not ixpected to substantially reduce or damage
critical habitat, or impact rare or endangered wildlife.
However, full development build --out will result in loss
of most area orchards and open field areas, which are
inhabitated by resident bird and mammal populations:
Numerous orchard, field, and undeveloped grassland areas
occur in the Chioo environs, particularly beyond the
Urban Area. Loss of wildlife habitat in -th(e rezcn,e
area is not r6gionall.y significant, but may be locally
important in certain areas.
.Soil- Compaction _and . Over. a overing from Urban improvements.
The surface of the land will be coveved with impervious
materials (buildings, streets, drive, ays parking aroas;
etc.) by development, reduc t g the amount of soil surface
avp.ilable -to absorb rainfall,_aa well as creating more
29
I
heat -absorbing, heat -generating curl n(res;.n the area.
An estimated ;180+ acres 'l-otuj. (40 percont) off' the 4405-
acre Vezon,e area will, he covered eventually. However,
the entire rezrne area, will not be additionally .m-
pacted sin..e the majority of the area (aboirt 60%) is
already developed with existi P,gsurface
s.
The northern halt o:,". the area �about17o acres)willbe primarily of f ccted with this more J zztensive sail
overcovering
5. Drainage. Further development within the project area
Will modify the existing drainage eharacterist,l.cs by
increasing the amount of impervious surface and
,necessitating construct4 on of additional storm runoff
facilities (to serve indi,ridual properties from era sf;-
ing main drainage channels). This will increase the
winter drainage flows of Syeamore Creek and mud Creels.
When the ultimate allowablo density of development is
reached, the present SUDAD drainage facilities will
not have adepuato capacity to accommodate all potential
runoff from aweawide developments. However, the ca-
pacity of the existing ax :serial drainage facilities
has never
been fully util.l.zed by existing development
Future enlargement and u.pgvading of channel facilities
when demand necessitates it, can be assured via collec-
tion of drainage assessment fees imposed upon subsequent
developments. This capability to enlarge the facilities
reduces the significance of impact that ultimate de
velopmeriu of the area will have. The SUDAD system
channels storm water runoff north to Sycamore Creek
and dud Creek; av,ay from the Chico Vrban Area. These
large 01to- m+ -water diversion channels are capable of
accommodating 100 -year storm intensit- flaws from the
emire northern Chico area and are primarily designee
to carry excess flows f'°• im the Dig Chico Creek bdsini
Sycamore Creek flood didersion facilities are currently
utilized below design capacities.
Watar _QuaiLj laagts. Theve will be a decrease in
surface water qualitir as a J�e,,ult of the various urban
contaml.nants and pollutants that become ancorporatod
iY,'.runoff waters, including petroleum products from
spillage and leafage of vehicles rising arFa streets
fertilizers and pesticides used by vosid,ents and
sediment from construction: activity.. This i' not
anticipated to 'bo a significant impuct since the eroa
currently has residential use which generat.ws this
impact. Also, dilution of the contaminan s In storm
r=Off flows will help reduce the effect ( except
dli,tin� the early rainfr-ll season when summer buildup
concentretions are flushed from the lands into the
dr5iname sygtoms)
5
Sewage disposal. vir4 septic tank -leach field sy6tems
will increase the amount of effluent that is, intro
duoed into the ooil. Based on the nates of �)3C
gallons per day for ingle--Xamily residences, -this
will total approximately 330,000 gallons of effluent
daily from the add .;,ional. 600+ dwelling units,,
potentially effecting shallow ground 'water tahos.
The soil in the area generally has good percolation
rates and is sufficiently deep -to accommodate this
density of residential development, except in
areas of the northern region adjacent to Eaton Ro,
where clay soils occur. Specific densities of develop-
ment will be limited by actual soil conditions, Any
extension of sewer trunk lines into the. areal ultimate
development capacities allowed by -the General. Plan and
by these zoning districts will -Mien be feasible re-
ducing effluent disp= l into area soils.
Soil and Cnologic 1Ia.7ards. Potential hazards from
shrink-swel:l behavior on expansive soil will occur whowe
heavy clay and adobe soils exist, with possible struct-
ural damage (these clay soil areas are of limited extent,
but include about sixty acres adjacent to. Eaton Road),
Hazards from eaa, thqu.ake activity and subsidence (heavy
ground water withdrawal) are no greater in this area
than elsewhere in the Chico area.
8 Air Quality. An increase in dust levels and construction
vehicle exhaust will be generated from dovelopment
activity. The impacts would be temporary and can be
mitigated upon individual development project approval
a., d conatruotion.
E;,panded residential use of the area will result in
additional localized and areawide air quality reduction
from the more inte. ,iv(. use of vehicles) home fireplaces
and furnaces, and outdoor burnings, etc. The potential
residential development could increase total daily
traffic `ircu:lat•ion in the project area by an esti-
mated 4000 to 151000 daily vehicular trip=onds
(v51000 to ?OjOOO trip -ends within thy: total northern
rc. yionfrom all r roposed cumulative area development.
Reeer to Tables i aid ll~, pages 6 and 7 for development
potentials).
While -the rezone lands are located on the northern
f:�i.nge of the Chaco Urban Area, all properties are
relatively iioar commercial and service fa.eil.itips,and
•ths ccntsal,l.y"l.ocatod urban environs. Average vehicle
trip low-ths by area residents therefore are relatively
short. Since 'the major streets in the area currently
receive large volumes of traffic and since intensive
urbaxa ros dent _al and commercial use curVr�ntl.y
exists uo the south aad east, this reduction in
air quality is not anti.ci.pated to be, si.gnificat
for the area,, but would be a part of xx
tho cumulative
effect from total, urban growth in the Ohi.co area.
No:�,sft. Increased x,esiden•tial use of the area and
resultant increaser) traffic use of area roads will
�generate increased daily noise, particularly ern
ny of the existing collector streets wh.tch cure
receive light traffic use (such as Godman Avenue, ently
Moa."sem, *.1 Avenue and Burma Avenue
rn
area. $•till retaining a :v^ural charactter�will bemostaffectod by this impact, especially if Eaton Road is
improved to four lanes and extended as planned.
Traffic can be expeated to increase by an estimated.
z 000-1�,n00 vehicular, trips, baoed on full development
and use of the re,>,one landsl depending on what
specific intensity of development ultimately occurs.
However, if area traffic circulation becomes faster -
paced and more urban in character as a result of road
improvements, and if major area streets are developed
tri four -lane thoroughfares (Eaton Road), then traffic
noise can be expected to further increase4 Nigher
anticipated noise levels would be expected because
of the more intensified urban traffic use, and from
additiuual increases in area traffic use resulting
from persons traveling through the area From outside
lane development and exter►.>ions). Noad'our�-
as a result of urban im rovements (Eaton
The Ohico Airport lies north of the subject area about
one mils .from Baton Road. The ai..rn rt flight corridor
traverses the lands northeast of the rezone area, near
the Eaton Road - Cohasset Toad intersection. 1'hert�fore
some exposure of residents to aircraft noi.so Will
00OU.r when the area fully develops. Since the majority
'of the area is not in the immediate vicinity of airport
Plight Patterns, and since most of the rezone, area is
W011 over one rile distant- fromthe ai.xpor-L. itself,
noise impacUs aro r.oL anticipated to be substantial
unless flight patterns are altered bringing aircraft
nearer or directly over tint; area, airport traffic is
increasEd, or louder types of aircraft begin using the
airport facility. Under those unforeseeable conditions,
aircraft noise could become mrre sizbs•tant.i:al. in the area.
3
k,
urbaxa ros dent _al and commercial use curVr�ntl.y
exists uo the south aad east, this reduction in
air quality is not anti.ci.pated to be, si.gnificat
for the area,, but would be a part of xx
tho cumulative
effect from total, urban growth in the Ohi.co area.
No:�,sft. Increased x,esiden•tial use of the area and
resultant increaser) traffic use of area roads will
�generate increased daily noise, particularly ern
ny of the existing collector streets wh.tch cure
receive light traffic use (such as Godman Avenue, ently
Moa."sem, *.1 Avenue and Burma Avenue
rn
area. $•till retaining a :v^ural charactter�will bemostaffectod by this impact, especially if Eaton Road is
improved to four lanes and extended as planned.
Traffic can be expeated to increase by an estimated.
z 000-1�,n00 vehicular, trips, baoed on full development
and use of the re,>,one landsl depending on what
specific intensity of development ultimately occurs.
However, if area traffic circulation becomes faster -
paced and more urban in character as a result of road
improvements, and if major area streets are developed
tri four -lane thoroughfares (Eaton Road), then traffic
noise can be expected to further increase4 Nigher
anticipated noise levels would be expected because
of the more intensified urban traffic use, and from
additiuual increases in area traffic use resulting
from persons traveling through the area From outside
lane development and exter►.>ions). Noad'our�-
as a result of urban im rovements (Eaton
The Ohico Airport lies north of the subject area about
one mils .from Baton Road. The ai..rn rt flight corridor
traverses the lands northeast of the rezone area, near
the Eaton Road - Cohasset Toad intersection. 1'hert�fore
some exposure of residents to aircraft noi.so Will
00OU.r when the area fully develops. Since the majority
'of the area is not in the immediate vicinity of airport
Plight Patterns, and since most of the rezone, area is
W011 over one rile distant- fromthe ai.xpor-L. itself,
noise impacUs aro r.oL anticipated to be substantial
unless flight patterns are altered bringing aircraft
nearer or directly over tint; area, airport traffic is
increasEd, or louder types of aircraft begin using the
airport facility. Under those unforeseeable conditions,
aircraft noise could become mrre sizbs•tant.i:al. in the area.
3
4
ris urban.
Use• Reese northern Cly �. fullycurb ize; the
10. Lan_ a �.�.nds will he: iDdure rta aria o� ���
fry n undeve'l'oped. k
a oicultural. , and.
cure L r t to maximum ux"bs rr p o'i; er 'tial � ,
comb J;� toly develop of development wa�l.l be
praT,osed reZane and intto Co General. plan and
Cauxaty
cans�,ot ent with the Bu:'t: t e in t�, e area . However)
With existing surrounding zoning 0a.t of Chico
the proppSal �Ill x severer conflict r� n e k�e )+
y' :1_r-nd use
General Plan Eaton,
properties ere yesmme��ia11h0 rozon�iz)t; pro
-
111110
not urban. r
Road is Ate;; rnos't
ation pattern. Algia, Under-
current
aeal will not cause s��stanta.al ��lterata.an �.x;� ,,
PO
ar�awide urk�an s xicc mast
of the
southern
portion o;� the rezone area wr,i,l.
developed •ter �u `y
g y.� _ urban u;�es,
a 1�.tt1:e alteration irr land use. �.n en lr� the
propert.i.as are currently iedevelopment
inCl.udiras some dispersed ramme�:�a.a�. uses.
norther rezone area, wil.ile considerabletYje develOP-
en ao er -to Table It I erg- . �'�
is potentialy �bet4n lnita,at,ed.
patterns haver alr�,ady
merit p '"
peecurce_ end T;ner The development of 600
natural �ell.xis azad the ncreaaelydrmandsesidentifor
to 1600 new d �onerate addition
use Of the aPea will 9 wing materialc and
n of building and p -160 per
increase)
and conaumpt .o ro%imately 60
energy' resoll:vices Sapp
Many osur
f these resourcoschemical re�ou� e� for paving)
a i g)
supplies, petxo, � �lectrac Company,
enemy to Pacific. Gas and. exists �n
etc. ,�ccord'nr rowth.
adequate facilitz.esaatb accommodateca ticip to �,^fie an
the north Chico are00 annna,.pie
The additional 600 to
. ofse�ectri ty mall �)
estimated 7-20 mill tion (refer to App.
above cu,rren�t area cons'ump
Potential) if realzed
tia��. The growth p Lion of groundwater;
12, water Corxsump_-___- (iD� mill�.on
w�.11 generate demands for and10stop `
estimated to be
approximately
tial
gallons annually ���
0-1000 + aere-f ee^t .rrxluiden at
�, build -Out. Yo moe`� add.�,'l-�.analtheres'
�a�.�far�i�a
maXIM will. uppl < d by
devtzllopment 5 watt )W W ; though private 'wellS 'mind'
Watts
Service Ca I� otential, The Tuscsn
VI
'dual parcels are p
and capable of eust,din�.n
raaradwater sbtrr4:es that C.W.S,Co. draot►3 frcin are
onside�ed very abundant
coneidera'ble increased. use thrau;ha.a,t Chi co .
A
1.0. Land Use. These northern Chaco onvixono urb�Sn
TrBtnae landd will be induced to Tully
urbanize; the
rural, agricultural, and =develop ed" properties may
completely dovolop to maximum. urban Potentials. The
proposed rezone and intensity of development; will be
consistent with the Butte County General Plan and
With existing surrounding zoning in the arca. However
the proposal will conflict with the Cit of 0hico s
Geneval flan in several locations: the ity'o land use
designation for properties immediately south of Eaton
Road is Agricultural, not urban. The rezoning pro-
poRal Will not cause substantial alteration in the
current areawide urbanization pattern: .Also, most
of the southern portion of the rezone area will under
go little alteration in land use intensity since most
PT'operties are currently developed to 'urban uses,
Including some dispersed commercial, uses. In the
northern rezone area, while considerable development
ire potential (refer to Table 1, page 6)y the develop-
ment patterns have already been initiated.
114 Natural Resources and Energy. She devolopment of 600
to 1.500 new dwellings and the increased residential
use of the area will generate additional demands for
and consumption of building and paving materials, and
gy (approximately 60-160 1,evicent increase').
ever resources
Manyg� these respetrosare ch micalnon-renewable
such as
ener su Lies resources for paving,
etc. According to Pacific Gas and` Electric Oompany,
adequate facilities and sufficient capacity exists in
the north Chico area to accommodate anticipated growth.
The additional 600 to 1600 residences will consume an
estimated 7-P.0 million ItWH of electricity annually;
above current area consumption (reser to .Appendix B)
l?. Wager Oonstamption. The growth potential, ' �.f realized,
will generate demands for and consumption of groundwater,
estimated to be approximately 110 to 300+ million
gallons annually (350-1000 + acre-feet annually) at
maximum build --out. For most additional residential
development, water will be supplied by the California
Water Service company, though private wells on indi-
vidual parcels are potential The Tuscan Vormation
groundwater sourcos that G.WS.Oo draws from are
conside'�e~d very abunda:at and Capable of sus'uaining
considerable increased use throughout Chico
3�J
U
Traffic, ,�a would i.x�crea�sc: traffic: voosi.cl��ncc�e
i�evolopme;nt of 600 to 16-00 new r'lu�rdo oe
Within the arc,
by
8000 - 15,000 vehicular trips daily. This additional
.,raffic will be d. stributed among the area's cYGVOOts,
funnela ng onto the currently swell -traveled arl,0 -1 al
voa.ds in the area. The estimated distribution Of
traffic volume increases is listed in the attached
Table IV and compared with existing traffic drita.
These increase4traffic vOlumeis will impact area traffic
circT�Lati n and may cause congestion on primary collector
and arterial roads, as well as oar some lor.al access
roads (such as Ll Paso Way, which serves as a collector
route at
present, but was designed for local access
use). While most of the area development would occur
in -the northern portion of the rezone area, between
Lassen. Avenue and. Eaton Road, the majority of traffic
circulation will be 1.,owa.rd the south] into Chico and
the North Valley Plaza area, following existing access
routes and current circulation patterns• Area vesiden40
will travel Lassen Avenue to the west for L"splanade
access into Chaco i Lassen Avenue and lurnap Avenue' east
to Cohasset Road, south to East Avenue viA .El Paso way
and vihite Avenue, and to the west along; Eaton Road for
Freeway access. Intensification of -traffic on all
streets and thoroughfares will occur upon ultimate
build= -out of the area. Increased congeutioh at most
intersections may occur.
When Eaton Road is upgraded to Four lanes and extended,
it will accommodate much of the area traffic, particularly
ME circulation. to the west into Chico Via �i.ghway 99
and The Esplanade. Ulti.matoly, it will accommodate a
and The
cantly ade. r portion of the total area tr� `fic
sigthat it currently does, relieving some of the ova used,
congested minor collector and local access streets (such
as El Paso Way and White Avenue), particularly as these
local access streets become more heavily traveled, and
circulate traffic more slowly and ixnefficiently•In
addition, Eaton Road may sustain J=c eased traffic use
from people traveling to the aijoport, since the Eaton
Roan extension to Ili•ghway 32 would provide the most
convenient airport access roan from the west,
however, over the short-term period, until Paton Road
is extended, continuation of the existing traffic circus-
lation patterns can be expected. El Paso Way and White
Avenue may become evon more frequently travelled as the
ences complete
northern area experibuild-ou°t, and if
the fast Avenue intersections are signali zed. Congestion
in the East Avenue corridor can be expected to increase.
34
When dorn.muters learn -that the lonear, bul :.rasa
congested rouses are mare convenient thar, qj,e El
Paso Way - White Avenue rolztes, t1aen %obasaa•(; Ijoac,',,
;baton Road, Highway 99, and The Esplanade via C,asc an
Avenue will, become more fully utilized for ar,)n cir-
culation, with less traffic on "these intercorincacticag
local access streets. Currently, El Paso Wray 1.8
approaching maximum allowable traffic use conaideving
the curvilinear, winding nature of the street thr
character of the area (residential, with innjuneralIe
driveways off the roadway) , and thedegree of con-
gestion at the ;fast Avenue intersection (lack of
adequate traffic control on East Avenue),.
Another factor that would affect futuro area traf ;ic
circulation: if access to Highway 99 from Lassen
Avenue is provided, some improved circulation cuutd
result. However, Lassen Avenue freeway access may
be provided only fov north -bound traffic with sc ath-
bound freeway access from, the existing East Aveni e
and Eaton Road ramps (divided -double freeway intr r-
change similar to the Grand Avenue/Nelson Avenue
interchange in proville). Therofore, acceos fror, the
area into Chico would not be substantially modif ,ed
or improved under this plan, unless a complete s,,stem
Of tin- ramps and off -ramps are constructed at Las sen
Avenue. However, proximity of Lassen Avenue to , "ast
Avenue inhibits development of a complete i.ntero Lange.
14. Traffic Hazards.The increased area traffic circ,ul.ation
will create or intensify traffic congestion and possibly
hazards, particularly at the East Avenue - El Pala Way
and the East Avenue - White Avenue into sections, at
the: Lassen Avenue - Esplanade in°tevsec�ti.on, and a -t many
of the more minor intersections such as Godman IA8sen,
Morseman- Lassen, otc4 Area streets will continue to be
very busy. Some streets have minimal sidewalk improve-
ments, particularly prior to full area build -out,
presenting, potential safety concerns f'or children ,attend-
ing local elementary schools. Jay _Partridge Elemejitaa.,y
is located Just west of the freeway off East Avenut;.
Children walking to and from this school from the rezone
area gust pass through the freeway interchange are8
along the busy East Avenue. Children attc. ding McManus
Elementary must pass through the busy East Avenue/Cohasset
Road ' intersection enrou'te.
Many of the streets in the area are narrow rural roads
with no ,existing urban improvoments, particularly i1i the
northern portion. Thesi roads will be especially i:q;
pacted by increased traffic use since they au.rrentl�
sustain light use. Construction of wader road surfaces
Uncluding upgrading of some rOutes from 2 -lanes to
Tab I c .M ESTIMATED ViTUR
199 VqLyLqq
Tvaffic Protected Increased Peak "Good Service'(Pxn;j c?G�t .Area � �. 'ra�'fic
Streets Volumes ADT vol=e Hour UOYO bevels 3
Colaasset Road 6000- 7000- +1000 to
16,900 25,000 +8000 7? 00 130000
Fast Avenue 13,100 14,000- +1000 to 1400- 13,000
20,000 +70001900
La8son Avenue 4300 5000w +1YO000o 500- 8,000
9000 90
Eaton Road 1500- 3000- +1000 to
30
2000 8000 +6000 800 (eventually
13 QOO)
,, 3000- +1000 to El Paso Way 2000- 300` (8, 000)
4000 6000 +2000 600
White Avenue 1100- 2000 +1000 to 200- (81000)
2400' 4000 +1600 400
Codman Avenue 690 3000+
Mor8eman Avenue 1050 3000+
Burnap Avenge 770- 1200-
1900 4000
Average daily traffic volumes (Allen), 24�hour.
2Pro j ectidn range is based on existing and on altered distribution
patterns of area traffic, depending Leon whether Eaton Road; is
improvedSoup lanes and extended further east and west, and
wh to Paso Way and White Avenue eventually recede*e less
�nc�.the� ��.
t se of increased congestion and. availability
3red traffic urban of alternative urba 4
30p of
traffic capacities, 1 65 Highway Capacity Manual
(0=608tion level- Of- service capaci-tius range from '10,000 for two
lane urban streets to '16,000 AbT for four -Lane urban streets,
and 211000 for 4 -lanes with full median and lePt-tura lanes),
35-
4 -lanes); curbs, gutter; and sidewalks (w,t=th integral
drainage system improvements). and dcvelopmont of other
features tM1011 as traffic control signals, 10,rt--turn
lanes and pockets,, and bicycle lanes, will 'be necessary
'to improve bot -11 rural ,roads and under --developed urban
roads fOW the intensified urban traffic use, .and to
establish so,fev conditions for pedestrians, children,
and cyclists in the area. These improvements should
be made as build -out proceeds; in existing developed
areas, improvements such as sidewalks are also needed
in the project area and should be developed un(.:er an
assessment; district, county Public Works project, or
subsequent to an iexation. to the City of Chaco.
l Increased Demands for public Services. At full develop-
ment, demands for eoantyy services would be increased.
Since the area lies within the Chico Urban Area and
the proposal will provide for in filling and some in-
ovemental expansion of -the urbanized area, the existing
area services a:ce anticipated -to meet the need in general.
(except for eduoational services at the elemntary level,
where inconvenience and eventual lack of facilities is
potential) . Some; inefficiencies and hardships can be
expected to occur during the interim in -filling period,
particularly Ilu the area of educational services.
a) Fire Protection. Service demands from the
B� county Pire Department will be generated
for 600 to 1600 additional residences. The
area currently has adequate service since it
lies within :an existing urbanized area and the
Cohasset Poad station lies adjacent to the area.
Back --up fawilities from other county fire
stations in the Chico area plus City fire
protection facilities are available. Response
time to the :ite From the Cohasset Station is
five minutOZ maximum. (1 -minute response possible).
b) Police prote c -tion. Additional patrols of the
area by sheriff's deputies will be necessary
as the subject area becomes fully developed
The SherifffIs Department estimates that
approximately one additional patrol unit is
necessary for an i.ncreaso in population o
1000 people, to maintain adegaa°te service.
Therefore, it can be estimated that ultimate
development in this area will require some
additional patrol; units, with gradually ir_
creased patrols in the area as development
occurs. Increased patrols will defUn.itely
be required in some areas since Multiple -
family residential areas sustain higher
incidents of crime than do single-family
3
residential areas (apartmento havo higher:
rates of burgldry and attract more Grzaiisi ent
types of people).
c) Recreation l+'acilities. Increased uao of
existing faci.lit:i a in the Chico aroa, plus
demands for new facilities and paxko will be
generated (particularly local parks noarby these
residential areas).
d) Schools. At maximum development bui.l,d"out,
an estimated 300 - 800 children will be added
to area schools, with half of these attending
elementary schools (150-400) . Jay Partridge
Elementary School is already nearing capacity
attendance. MoNallus Momentary School, service
area, boundries have already been recently
modified to include the majority of this rezone
area. Considerable additional residential
growth, in the xiorthern Chico area may
require other school service area boundary
alterations or busing of students to less
intensively used schools (such as central Chico
area schools which have greeter capacity for
growth) Construction of new local elementary
schools or at least construction ofadditionalfacilities on existing ,schools properties, may
be rue uired. in the future to �kacommodate -total
area growth. Otherwise, with this area growth,
larger class sizes, double --session schools,
and additional ou=t -of -area busing are alternatives.
(refer to Appendix b for a letter from the Chico
Unified School District. This letter is out-
of -date, but provides discussion of the long-
range need for additional facilities in the
area).
Secondary and intermediate school. faciliti :,,L
are expected to be adequate for the forest Ae
xutura:
Busing is not avai.lablQ from the rezone area
to schools because of the short distance in-
volved. Therefore, children w:i.l he required
to use area streets, many wi.thuut sidewalk
facilities, for walking to school, This impact
.may be especially important for young children
going to the Jay Partridge and McManus elementary
Schools. Children must walk along the "busy
East Avenue corridor to these two schools,
5
4
residential areas (apartmento havo higher:
rates of burgldry and attract more Grzaiisi ent
types of people).
c) Recreation l+'acilities. Increased uao of
existing faci.lit:i a in the Chico aroa, plus
demands for new facilities and paxko will be
generated (particularly local parks noarby these
residential areas).
d) Schools. At maximum development bui.l,d"out,
an estimated 300 - 800 children will be added
to area schools, with half of these attending
elementary schools (150-400) . Jay Partridge
Elementary School is already nearing capacity
attendance. MoNallus Momentary School, service
area, boundries have already been recently
modified to include the majority of this rezone
area. Considerable additional residential
growth, in the xiorthern Chico area may
require other school service area boundary
alterations or busing of students to less
intensively used schools (such as central Chico
area schools which have greeter capacity for
growth) Construction of new local elementary
schools or at least construction ofadditionalfacilities on existing ,schools properties, may
be rue uired. in the future to �kacommodate -total
area growth. Otherwise, with this area growth,
larger class sizes, double --session schools,
and additional ou=t -of -area busing are alternatives.
(refer to Appendix b for a letter from the Chico
Unified School District. This letter is out-
of -date, but provides discussion of the long-
range need for additional facilities in the
area).
Secondary and intermediate school. faciliti :,,L
are expected to be adequate for the forest Ae
xutura:
Busing is not avai.lablQ from the rezone area
to schools because of the short distance in-
volved. Therefore, children w:i.l he required
to use area streets, many wi.thuut sidewalk
facilities, for walking to school, This impact
.may be especially important for young children
going to the Jay Partridge and McManus elementary
Schools. Children must walk along the "busy
East Avenue corridor to these two schools,
lS
Pedestrian travel to the Jay Partriel,gre Elementary
School involves crossing under ,t'he Highway
99B overcrossing and across freeway access
ramps.
e) Road Maintenance. Demauds Xor inc.roaded county
road maintenanco will he created on existing
streets which receive heavier traffic use and
on newly developed streets within individual
development projects when streets are deeded
to the county.
,Other Services. Demands for other governmental
services will be generated as residential
development in the area occurs; mosquito
abatement, building inspection, library use,
environmental health inspec.ion, etc Sewer
service :from the City of Chico may eventually
be required for the rezone properties.
Increased Demands _for Utilities.- Electrical, telephone
and water facilities currently serge the entire southern
portion of the rezone area, and electrical and telephone
facilities
northernportion.thExtensions of athese �facilities san� the
d
possible increased capacities of existing lines will be
necessary as development gradually occ-irs. Pacific Gas
and Electric Company, ,Pacific Telephone and. Telegraph
Company, and California dater Service OGmpa.ny, can serve
additional development.
.tight and ,Gare. The amount of light and glare from
residences, lighting districts and commerciai signs will
increase from ensuing development within the project
area.
Aircraft Hazards: The northeastern corner of the rezone
area lies near the main Chico Airport flight coridor,
which traverses the northern Chico area in a. northwest
southeast orientation. Therefore] potential hazards
exist. Heavy aircraft patterns do not cross over i,he
rezone lands, but a light aircraft pattern, 1000 foot
AGI,, traverses the northern project area. Agricultural
aircraft dep lrture patterns do not traverse the prodeet
area, but leave the airport region ,just to the north of
Sycamore Creek
b. Adverse Lnvironmen,W-effects Which Cannot; be
I'yoided if the Px0,1*4a s .1'ME ;nted:
1. Loss of rural and Agra culuural 18,nd. However, this area
is not contiguous -to c5ther major agricultural areas
of similar charactej; auo, is becoming more urbanized
in character as gro,-rth out from the Chico area
rapidly occurs.
2. Loss of open space, particularly in the nor"Whern
portion of the rezone area.
3. Soil surface ovoreovering by urban development, and
surface water runoff increases and drainage requirements.
4. Potential for decline in Surface Mater quality from
possible contaminants in runoff genorated from urban-
developed areas.
3. Potential expansive soil problems in limited areas
adjacent to Eaton Rood.
6. Decline in air qu.alriuty locally and perhaps in the Chico
area regionally 1.�om inciea4ed urban traffic.
'. Some loss of wildlife habitat and reduction of the area's
vegetative cover.
5. Increased noise a., neration in the area from increased.
urban residentiai and trc:ffic u.so, particularly as the
northern aroa develops
g. Traffic increaser. Circulation may become more con-
gested on certain e,'Xi8ting s �reots as a result of
additional tota . ..,esidential use in the area.
1.0. Potential safety hazw.,ds to pedestvinns from this in-
creased traffic, espeaially Son children walking to area
schools and playing in otreet8 Mack of adequate
recreation and p.,rk fahilities in the rezone area).
il. Increased d.emandp for public sevvicr's, patticulavly
school iaoilities.
18 increased demands for energy a,ad other natural resources,
many non-renewable.
c. Mitigation Measures PMposed 'to Minimize,the 1timact:
Zoning cannot be made conditional., except that 'mind
uses can: be limited by the, zoning ordinaace rest;rIctions.
Therefore, no mitigation measures are poss:i_bl:e. Alter-
native zones that may reduce potential impacts can be
considered, however, and are addressed in section (d.)
below.
Various factors that will .reduce potential impacts
resulting from total urban development of the ri,sone
area are discussed bel:owc
1. The facilities of the Shasta Union Drainage
Assessment District; will mitigate increased
drainage. Vp=-grading and enlargement of these
facilities to accommodate ultimate development
in the district may be necessary and is being
provided for by the deposit of drsinege assese
ment fees from specific developments,
2. Impacts on visual aesthetics will be mitigated
somewhat by undergrounding expansions to the
electrical and telephone distribution systems,
pursuant to the regulations of the Public
Utilities Commission.
Traffic and trriffi.c circulation ation im,acts can
partially be mi j,. -'dated by the improvement of
existing streets and the creation of new local
access streets, Street improvements are re-
quired by the Butte County Subdivision Ordi.nanoe
for all urban developments in the area. Xew
street patternsi are incowporated into individtal:
development projects by the Butte County Sub-
division Committee and Advisory Agency with an
outlook toward ultimate development requirements
in the
In the 'southerr portion of the rezone area,
south of Lassen Avenue; adequate and colt»ronient
circulation patterns toward the south cannot be
readily achieved. Currently, general traffic
movement south involves either longer dvivin(
distances Xor commuters (using the main north-
south streots Cohasset Road and The esplanade)
or adverse traffic impacts on existing residential
areas (as currently occurs on tl Paso Way ilnd.
White Avenue). Primary tratgi.c circulation, on
Lassen Avenue to the east toward Cohasset Road
and to the west toward The Esplanade may be
40
best aveawide:. The existi,ng throu(3JI, *- ,JrOulation
pattern that has -developed from Xia.snon Avenue
south on El Paso "Way, oxo White _9.venuo, axed. on
Ilurnap Avenue, definitely calls for vroa;wide
modification of circulation router). Onki proposal
is provision of freeway access :t.nmpo a -L Lass -en
Avenue to relieve pressures on 11,arit Avonue.
Since the majority of areawide traffi<o movement
is toward the south and ,southwest, into the �
North Valley Plaza area and the central Chico
area, and since the area between Zastie;n Avenue_
and East Avenue is almost entirely developed
to urban residential use on local access streets,
major through -traffic Circulation must be accom-
modated by arterial and primary collector streets,
not by local access roads, to provide the most
efficient circulation. Traffic flow from tae
area north to Eaton Road and to the Righway 99
freeway access ramps is a potential objective
for better circulaltion out of the rczone area.
Though such a maneuver may require longer travel.
distance, it would facilitate ease of access -to
Chico servicea.�e as and may be timc-��,aving con-
sidering the congestion at El Paso Way and East
Avenue.. When 1 �:O -1 Road is eventually widened
Lo four lanes and extended through toward the
west to highway 32 and east to Manzanita circu-
lation via Lassen Avenue and Eaton toad mar be
the most convenient for residents from the subject
area. The Eaton Road freeway access -route cur-
rently receives light use compared with other
freeway access routes to the south such as at
East Avenue and Cohnioet Road.
4. Adverse effects from con8truction activities o,an
be mitigated b�� measures that minimize dust pro-
duction;
ro -duction; noise sources and traffic congestion.
These measures inolud e, requiring dust pal.l,ative
treati:Xnt, exp i... muffling, limitation of con-
struction operation to daylight .hours only, and.
telapor '.ry traffic Control. rAeasures
5 !frees and existing vegetation can be retained
as much as possible 9cr landscaping individual
developments.
41.
d. Alternatives to the Lcseedd Action:
o laraLO,
MIG pro f ect Could be abandoned.
This wouuLd serve to perpetuate the oxis�;ing A--2
General zone. This al.terilative is considered
inferior 4�o the proposed rezon„ig because the
A-2 zoning allows all uses, many of which are
incompatible with the existing land uses and
urban character in the area. This northern
Chico environs is rapidly developing to urban
uses and an urban character; this alternative
..-. ....�+.. rryr--) W1L
Buttt1 Go'LMty General Plan designates the entire
rczono area for low and medium density resi-
dential urba l a8e. This can be achieved by the
propo.oed zoning districts which create appropriate
land use restrictions on the site, curtailing
and gens rally preventing commercial., industrial,
and ,most agricultural uses.
2. Agrioultural Zoning. The northern Batnn Road lands
3
LI
could be zoned for agricultural uses, such as A-;
or A--10 Cor larger). however, this entire area
is designated for urban uses by the Butte County
General Plan. Bxis';ing and recently proposed urban
residential dovelopments, rural: residential uses
-
along area roads, and small property acreages of
l.im , ed extent inhibit viable agricultural use
of the area.
Bxtensive agricultural lands and zoning districts
do not lie contiguous to or in chose proximity to
this area. Intensive agricultural fuses occur west
and northwest of Chico, beyond Highway 99. Diorth
of Sycamore Creek are Open grasslands on non -prune
soils.
Ffigher-Density Res:idential.Zoning. This alternative
could involve creating R-2, R-3) and R-4 zoning
districts on a greater portion of the rarca. However,
the northern half of the area has a Genual Plan
residontial land use designation that, Iii-Na.ts develop-
ment to low density, 1-4 dwellings per acre.
Multiple -family residential use of the avai,l.able
land would not be an efficient, reasonab o use of
many areas. Also, the higher density zones woula
eliminate the tr, sitional land ure pattern that
is proposed:
4
4
e0
T1:10cuMulTL' Ve and long -to:ola gaff r ct o C tho prrapo ed
prb ect will ? e i �, c icc�1tra ,e es�tablisbmen�,L iof more
:LUt0'r'3ivQ urban xoiden tial development on tl;a�; subject
laYdsa l';1xe p�'gjee� arr-a. j Physically era Geci `car both
a9VICultural and residential uses. Ueterminntiox of
tho bc,,ot long-term use requires an examinatiaxx of
-t,veral consxdorations including (l) agricul.tux"al
l2idu0,tiVi tY sand the Preservation of agricultural
e:�"'"1n9 devel.Opmental patterns jrP) rioefOrithe�asarea,and
Agricultural productivity in this area is generally
lower than. that attributable to other ceun�ty �
cultural Sri_
l, area .
Thin is because of the age of the existing orchards,
r
the small" agricultural parcel sires that make comp
mox c.i .xl "gr:icul•tural productivity lass viable, and
tho Jmm(,O4iat() proximity of urban uses. This area h�cs
IIV,r,icul.t�urally productivb soil, but in pThi s area ht
the extensive arcs of deep agriculture .soil located
south,, went and northwest of Chico. Soile, of ocat .d
to poor quality occur to tide north (beyond Sycamore
al
roet) and '! o the east (beyond, Cohassra�t :Avenua),
In the eonsid,�ratiob of the op",imum location of 1,08i -
or uses, a major factor is the ru�,uiroment for
V08idential development to be in close proximity t
the Xisting urban complex. Urban-den��ity r0si.deno
tial
uses need to be in su:itribl.e locations relative to
existing and planned urban improvements and fad
social
S"ch as streets and major Cir
andcul ati on eorridors�and cultural. facil�.ties cc�m.nierci,al, areas, schools,
employment areas, sewer and water 1. 4es energy
public services, etc. 'roper location of residdentialess
use to allow efficient social cultural, facility and
1010110vice utilization of the Urban comPlex is necessary
for long—range urban planninga
ve�i.ence. nd urban developments
as well, as for short-term In needs and con -
The subject lands are Suitably located in relation to
the necessary Ohico urban services and facilities,
though located on the periphery of the Urban Area,.
The various utilit,,,es (elee°trici t 5 natural a
telephone, water, sewer, etc. c�.n be readily extended
to undeveloped properties and the various public
oervices currently are provided in the general area.
4
However, elementary school capacity cuxren°tl.y i.a
nearing the maximum limit and ultimate growth in
the area (even development of the projects currently
proposed) will tax e6cational facilities beyond their
capacity, requiring new school facilities or at least
substantial alteration of existing resourcos and school
management. 'Ultimately, new schools will be required
in the northern ChicQ area since *the existing schools.
were not planned or designed to accommodate -these new
demands.
In summary, the rezone area is bounded by urban
intensity uses and developments, on the west and south,
and to a degree on the east, and by land of, marginal
soil for agricultural productivity on the north and
northeast. Existing O evelopmehtal patterns in the
project area avo not ounducive to sustained agricul-
aural production. Urban growth has been extending
northward From the Chico area into the open rural. 1 andis
beyond the city limits and continues to expand within
the subject area. Therefore, -the area; has a predominantly
urban character and urban land: use pattern. The pro-
posed rezoning allows uses which are compatible with
existing surrounding urban uses and zoning districts.
X. Irreversib
s
mont ed
The new zoning districts will not in themselves create
irreyersible changes, and the area could again be re-
zoned in the future. However, the development that will
be encouraged would cause these, alterations in the area.
1 Urban growth; loss of open space, and increased
building density and land use intensity, The
character of Land use .in certain, areas will: be
changed from rural -agricultural to residential
as development and population density is
increased..
8. Agricultural lands and rural: lands will be
converted to ;suburban uses.
3. Increased amounts of air, water, visual, and
noise pollution attributable to intensified
residential use will occur in the area.
4. loss of some vegetative rover and wildlife habitat.
5. increased dra--age and traffic circulation.
g. The
Growth- Inducing, Impact of the ProDossd Action
1.
This project will encourage intensified residential
development of the area.
2.
The project will increase the development and
population density of the area.
3-
This project will contribute to expansion of the
Chico urbanized sphere, particularly upon future
expansion of water trunk ,Unes and any sewer
lines to serve area development. Such expansion
could encourage similar rezoning proposals and
urban, development of other peripheral. Chico areae.
15144, ORGANIZATIONS AND PERSONS CONSULTED_
Butte County Offices
a. Planning Deparbment
b. Public Works Department
G6 Environmental Health Department
d. Sheriff's Department - Lt. Terry Korton
e. Fire Department
City of Chico - Lisa Prince
Chico Unified School District - Ben Mathews
California Wates Service Co. Gene Grant
Pacific Gas and Electric Co. -- E„ H. Marshall
Pacific Telephone Co. Ri A. Pearson
References
I. Spheres of Influence for the City of Chico Report
Butte County Local Agency Formation Commission;
2. Northeast Chico Specific Plan ETR; Foo
January, 1979•
--Analysts; May; 7,979-
3. Imhoff -Blindbury Mobilehome Park LIR; Jon Anderson; May, 1979
4. Airport Environs Plan, Chico Municipal Airport; R. _Dixon
Speas Associates; August; 1978•
5 Chaco Airport Environs Rezone ET,R; Ott Water Engineers,
Redding; November; 1979•
6. Northwest Chaco Rezone ETR; Ton Anderson; April, 197$•
7. Chico Area Soil Survey; J.S, Dept. of Agriculture, 19296
$. North Chico Area Drainage Map, Butte County Public `Works
Department.
Highway Paan Survey Maps and Traffic Volume Measurement
Maps; Butte County Public Works Department.
10. Traffic Volumes, California State Highways; Cali -Trans.
11. Chico Area Transportation Study; The Spink Corporation.;
March, 1976.
18. Wastewater Management Plan for City of Chico, 1970,
13, ScweraGe Master Plan for City of O'hico; Drown and
Caldwell; August$ 19794
14Butte County Zoning Ordinance (1979) and Zoning Maps.
15, Butte County General plan (1971; 6> 79)
Safety and Noise Elements (1970
Land: Use Element (1979)
16City of Chico General Plan (1976)
a,
,
AP.PEVWX A -- lea l; lie Coun'l,y Zo,-o .ta or(lIrlance
See. 24.159'' 11 (Suburban •Residential) zone,
(A) Uses permitted:
(1) One single-familjr dwelling per parcel, not including
tents or Mobile homes;
(2) Accessory building pertinent to the permitted uses,
" (3) Agricultural uses, except llvotock, subject to the fol-
lowing requirenient5
(a) Exclusive of the area devoted to the residential use
the following lot or parcel areas shall Ire requirdd
for each animal raised or Dept at, the premse:4
1. For each horse or herd of cattle over one year
of ago—One acre,
`,
Far each hear] of swine over ten (10) weeks
Of age--One Acre.
8. For each head of sheep or goats—.One acre for
the first head and one-half ac 'e for each head
thereafter,
(B) [Uses eegUiring usepermit:] The following uses [are
permitted] subject to securing a use permit in each, case:
(1) Public and quasi-public uses, including churche9, hos
pitalso parrs and playgroundg, schools and 'public utility
buildings;
(2) Shies tract offtica,
(C) [Site re0t o 6t nems. The provisions of section 24.33
Aall apply, (Ord, NO, 1760, i, Ml" 6)
i
Stc. 2x•]32. H Single»Pnmlly gesidential) ZOO.
(a)
Uses permitted:
(1)
One single family 'dwelling per parcel, not including
tents, trailers or mobile Domes;
(2)
Accessory buildings pertinent to the permitted uses;
(3)
Household pefg (but not including livestock, poultry
or poisonous reptiles).
(b)
[61,ses requir`i71g ace penin, ts:;( The followhig umes [are
permitted)
subject to securing a use permit in each case; I
(i)
Golf courses and country clubs; _
(2)
Public and qumi-public uses including churches, fire-
hou-ses, hopsitals, parks, p�zygrouDds, schools and pub-
lit utility buildings,
(3)
Sales tract office.
(e)
tSite The provisions of section 24-33 +
shall apply.
(Ord. Ila. 1750, § 1, 8-31-76),
43ec. ,"4.135. (O(Duplex 11elidental) Zone.
(a)
.Uses permitted
(1)
;All those uses permitted in R-1 (Single-Fainily Res!-
dential) Districts,'
(!)
Duple: t (two-futnily) dwelling units;
(3)
Acmgory buildings pertinent to the permitted uses;
(4)
Household pets (but not including livestock, poultry
or poisonous rot)tiles)
(b)
[68es regia' -H o ime permi6 The following uses [are
porrnitteda subject to securing a use permit in each cage;
(1)
Golf courses and country clubs;
(2)
Public and glinsl-public uses including churches, fire-
houses, hospitals, parks, playgrounds, schools and public
utility buildings;
(3)
Sales tract office;
(c)
[Site rcquir,emeois: j The provisions of section 34-33
shall apply`
(Ord. No, 1750, § 1, 8=31.73)
,secs. 24.189, 24.140, Rescrved.
w
Sec. 2.1-141.
lt.g (Aledlum Density Residential) Zone.
(a) Nes Permitted
() blieMfamily dttellings,'two-fn:nfly dwellings and multi-
plug-family dwe lings, not it eluding iozits, tra lens, or
mob " ;homes;
(2) Accessory buildings pertinent to the permitted uses;
(3) Household pets (hut not including livestock, poultry
or poisonous reptiles).
(b) [Uses refit ripg use permits:] The fallowing uses Care
permitted] subject to-securing n use Hermit in each cases
(1) Golf courses acid Country clubs;
(2) Public: and quasi-public uses including churches, fird'
houses, hospitals, parks and playgrounds, schools and
public utility buildings;
(3) Sales tract office;
(c) [Site 0401tirententsr] The provisions o' section'24-$3
shall apply. (Ord, No, 1750, § 1, 8-3176)
Secs. 24-142, 24c143. Reserved,
Sec. 24.144. 1-4 (Maximum mels ty
Reside. `tialyRestricted
Service) Zone.
(a) Uses permitted
(1) One-family dwellings, N,0 family dwellings and multi
ple-family dwellings, :not including tents, trailers or
mobile homes;
(2) Professional and business offices (including but not
limited to doctors, law.}ers acid aauountauts), rest
homesi wrIvttleseent hones or homes fay the reed and
sanitaria lens, e
(3) Accessory buildings pertinent- to the permitted uses,,
('4) Household pets (but trot including li�,-estoclt, poultry
or poisonous reptiles).
Y
(b) CUses rcgideiq Ilse per>rrityt] The following uses Care
permitted] subject to securing a use permit in each case;
(1)Colt courses and ;country clubs
(2) 'Public and quasi public uses including churches, :fire-
houses, hospitals, pants and playgrounds, schools and
public utility bindings
(3) Sale!j tract office:
(c) CS`fta 'reo."WrOWnts:j The prov1s1on8 of secilon 24-33
shall apply, (Ord, 7 o.
1�
Sec. 24-108, (.'-t` (Community Commercial) Zone.
(4) Mees V01-204 0:1 Uses phrni tted ,subject to plan up.
�. pxuval by planning commission.,
(1) Multiple dwellings and dwelling groups, subject to the
height limit, building alto area, average lot width and
yard requirements specified for R-3 districts,
(2) angels, clubs and lodge halls, hospitals, sanitariums;
(3) Retail stores and shops of a light 'commercial character
and conducted within a building including appliance
stores; banks, barbei%hops, beauty parlors) bookstores,
cleaner or laundry agents and launderettes, dress shops
drugstores, food stores, furniture storest ;Millinery'
shops, professional offices, restaurants, refreshment
stand,', service stations, shoo shops, stgraile garages,
studios and tailor shops, public utility commercial of.
(ices, ar:d other uses which are of similar character to
those enumerated and which will not, be deiximental or
obnoi,;lous to the neighborhood in which they are to
be located'. ,
(b) [Uses requiting use permits:] The following uses [are
permitted! subject to securing a use permit in each case,
(1) All rises permitted in R. -I and M districts;
(2) Mobile Koine parks;
(3) Public and quasi -public uses; and
(4) Animal hospitals, ;auto sales, dancing ticademiesor
halls) open-air retail sales, thdaters, pet ships, whole.
sale stores or• storage, undertaking establisliinents, used
cur sales, used or secondhand good,1, and other uses
which are of similar chaeacter.
(c) Build ig IWOU li*il: Forty-five (45) feet. -
(d) [S'tIe The provisions of section 2433
of this Code aro modified in the following particulars for
building sites In C -C zones:
(1) Minimum lot width required; Twenty-five (2) feet,
(2) Side yard required t Xone) except where the slde of
a lot abuts upon the side of a lot in an R distritt, in
which ease the abutting ,side yard shall be not 1e.,sj than
M-0 (6) feet, and except where the side yard on the
street side of a corder lot abuts on an R district in
which case the side yard on the street side shall be
one-half the corresponding front yard required in such
P. district,
(3) Rede yard eequiredc Mono, except where the reale yarrl
abuts an 11 district, ih which case the rear YAM shall
be not less than fifer' (8) feet, (Ord, No, X'750, §' to
8431-75, Ord, No. 193'?, � :i, 6-
W'
Sad in%.CM STOCCT p. d. 13OX 4q ♦ CHICO# tA4P1'OPNIA 95927 X43-5521
aon(toIr o. muL im4 May l 15 7$
MY1910N HAk.drn
Mr. Richard C. Mol car
Environmental Specialist
7 County Center Drive
Orovil l e, California 95965
Dear Mr, Mol c r:
This is in response to your letter of April 18 conrernIng rezoii ig
in northeast Chico:
We have proJeoted the growth rate in the area in question at 6%.
If the area fills in in eight years, it would be considered gust part of
the normal growth of the north Chico area and Would have no impact other
than what we have already planned for, Within eight years, we pian to
I the capacity of one Of our substations in the north Chico area
and build three more 12 KV circuits,
p
If you have arty questions; please call.
Sincerely',
1,�� e✓!� .''0.t :+.7 'MY.1 »,�.f" - Y
E. H: MApHSALL
Division Marketing Supervisor
k4,tonmenfal
�WMAI bap#,
MA Y 1918
gu�l`o
Counter
Aph erid x l6
r
e
ri
May 16, 1978 Pacific Tk'ephone
460 (110 Whdo
Chico, Cnjitothin 95920
Butte County
.Environmental Review Department
7 County Centex Drive,
Oroville, C,A. 9596
Attn: Richard C. MoIcar,
Gentlemen;
This is in Answer to your inquiry of. April 18, 197`8 concerning
the area hounded by Cohasset Avenue, Eaton Road, HighWay 99E,,
and Last Avenue- Lassen 7-�vehue
ander it). present plans, the Pacific Telephone Company expects
to be in a }position to provide te;lephol,ae service to applicants
in, this area upon request. The area La question will be served
via existing underground facilities on Lasse.� Avenue and es:isting
aerial facilities on Cohasset Road. Ext-Ansion of plant to and
within proposed developments will be provides- 3n accordance
with requirements of and at rates and charges specified in
tariffs on file with the California Pt) is t.tiliti.es Commission.
Gunerally, underground plant, extensions will be utilized as
required by the tariffs.
Very truly yours,
R: A. Pearson
Lind inde5: ing Manager
RtT�I : qm
kpvitnt�moh;bl IdYtaw pc�ta
$u�}o Count
Appstdix 0
1ldmlhle►, alien 011lt►o
1163 EAST SEVENTH STREET
CHICO, CALIFORNIA P692a
April. 24, 1578
Mr. Richard C. Mo'lcar _Environmental Spocialist
Butto Coulity l nvironmenta.l Review Depart-mo, t
1 (,Ounty Centex Drive
broville) CA 95965
Dear Mr. Molcarc
As I indicated to you on the telephone, it is ,eery difficult to
answer your questions concerning the effect on the Chico (Unified
achool. District that the proposed rezoning oZ 450 acres would have,
One must remember that the Chico Unified School District is still
Niia spiral of declining enrollment and in most areas of Cllico
o a is room for add.;ti.anal growth, but in this particular area
,tLqto.a,lready meviencing difficulty in housing stu ents.
I believe that the area under consideration is the logical spot
for this type of zoning, but I also believe that with ouppresent
facilities it would be almost impossible for the Chico Lill ed
School Dista ic"t to accommodate tl�ont-s that could
bo geherated it this .area if all the -u sed ;sub6 s..ons were
to be develoued, Tile area bounded by hast Avenue on the �euth to
the Teliama County line on the north and from the 88-
,jA anade to
Cohasset .Road is served by two schools, Shasta and ,lav Partridge, M,4 rn �;rHli u
With a very small part of this area » xst of tl� ^ railroad tracks
boing seated by ,john McManus School ' e believe that both lay
Partridge and Shasta ato at capacil ,'though tie could still
accommodate a few children i'n e9011 The John McManus ►�',� ��
School does have root,i for around 90 additional students,, and as
this school is located irk an area of little land speculation we
do not anticipate filling those stmdont spaces from their main
attoridance area, This space at John McManus is the Wily 5afet y
valve we have for the entire area mentioned in Your letter,
I also indicated that wo liavcbeen studying this and other areas
to the south in order to tt;ake plans Lor housing students for the
next five 'to t,er, years, Our fil0ings reveal that there are
already enough subdivir�ions planked to cause a serious problem
if they were all <<o be developed, In the area that you indicate
you wish to change the zonifigj tie Know there are enough subdivislolig l
with ten oV more units either approved or in the process n.E` gotting
appreval to cause a 5010 at, more increasr-, in the school population,
Lnriroili,,�iilal I�erlew Dealt.
Appendix D APR 2 5 1976
Diffi6 County
Mr. kichar,d C... Molear
April 24, 1978'
Page 2
Information obtainod it ?1 the Botte County Department of Public
Wox},s indicates subdivision plans have 'been ;filed for over S00
units and there are at least 200 more units in environmental
re:vlew studies, Of course, the big question is; What is
speculation rnd that is for real? AssamIng that all of the
potential for housing develops in this area, the answers to
your questions are:
I. The schools serving the arca are Jay Partridge,
Shasta and John McManus (soe enclosed map)
2. Jay Partridge and Shasta acre at capacity. We will.
riot be able to house the nwiiber of student,
anticipated in the fall if 1978 without some type
of modification. ,7-;!n McManus does have room for
some a4 itional s cudents:
8. No, we do not have any formal plans for either-
enlarging
itherenlarging the present sites or building new plants.
The only way this could be accomplished would be
through either a bond issue or a tax override, and
we do not believe the community will support either
alternative at this time.
Sitceroly,
hen Matthews
Director of 8lementary bdueation
" Gat: mk
8riclosure
Comments received pertaining to -the. draft environmental, impagt
report for
The North Chico Rezone, and the Environmental Review
Director's
4 .
response to the Comments Received,
Letter of Certifi(,,6tion -From the State c loaringhouse
Il a.
Memorandum Prom: the Department of Transportation
b.
VnviroDmenta,l Review Di ree tor' s response 'to the
mem.orand7,.a from the Department of Transportation
Listing of traffic estimates from a previous BIR
,. IIx a.
Memorandum from -the Department of Parks and Recreation
Letter from MakoAte Kowta., District Coordinator for
the Society for California Arrhaeolog t
III b
Bnvironmen,tx . Review Director's response to the
memorandum from. Vie Department of Parks and
Recreation, Office; of llistor c Preservation, and
the letter from Makoto Kowta, District Coordinator
for the Society for California Archaeology
IV a.
better from theCity of Chico
b.
response . to the .
Lnl.etterefrom
tki��CityiofcCh,ico
GOVERNO.R�S OFPtICE
OFFICE OF PLANNING AND RESEARCH
1' 1400 TENTH STREET
• SACRAMENTO 85814
EDMUND G. BROWN Jn.
aaVanHpn
Cnvirtlnmonfnl ►tavinw pbpf,
June 2 1980 ud
EtuffA COUn y
Earl, D. Nelson
Butte County
18-V County Contex br. .
Orovil.l.e; CA 95965
SubjCP.t w SCH# 80041.514 North Chico Rezoa ie
Dear Mr. Nelson's
State agencies have comnmentrA on your draft environmental. document
(see attached) . if you would life to discuss the concerns and
recoiMendation:; in their commetts, contact the staff from the
agencies whose names and addresses appear on the comments.
You may formally respond to the agencies' comments by waiting to
them (including the State Cleayinghousz number on al.? such .
correspondence). when filing the Final F.iRe you must; include all
comments and responses
p (estate EIR Guidelines,, Section7.51.46) .
State review of 'ro'ar dre-Zt environmental document ;will then be
complete.
To aid in preparing environmental a.ssess:aents on future projects; you
should send to state agenc es and the Cffice of planning, and pesea,rch'
Your Notice of preoarat,iot as prescri, ed by AB 884 and sect,on 1506 -
or the EIR Guidelines.
S f you Would care for assistance or if t1le .need arisE1s, the Office Of
Planning and 1�esearch is available to help .identify responsible
agenciesr distribute Notices of Preparation orca,nize,coordinataor.
meetings, mediate disputes,, and hold consol.idatod hearinc s
Please contact Anna Pol.vos at ('916) 445--0613 if you hove any questions.
Sincerely,
Stepp ft Wil iarpson
state Clnghouse
SVW%a
Attachment
ccs stn vellow8p DWR
TT h.
Environmental Review Dii-cotor''s response to the letter from
the Department of Transportation.
Whxl.e increases in, traffic circulation will result from full
area -wide development, affecting freeway on -ramps and Off -ramps
of Highway 99, this development pattern was previously e st-abli shed
and has had an on-going effect in the area for many years. This
rezone proposal is not likely to stimulate additional development,
but will direct and conuain existing patterns of growth. ' The BIR
merely identifies the theoretical development potential of the land
area.
The East Avenue Mreeway interchange currently receives intorzlve
traffic u0e, primarily as a result of the North Valley plaza
commercial center, rather than as a result of area, residential
use. The Eaton Road tintemhahge appears -to be underutilized at
present due to its location p�-ripheral -to existing urbanized
lands in the area. Attached is a listing of traffic estimates in
the Eaton Road/Highway V) vicinity fa.Mt, P; previous EIR in the
area (Imhoff -Bl' indbury Mobilek:gime Park on Hicks Lane). . The eventual
four -lane wiuening and extension of Faton Road further east and
west, allowing arterial traffic floss and intensities on Eaton in
this project aroa:. will modify ({ onroi.d.era'bly the Eaton Road/
Highway 99 interchange cir, culatior , ' 1,d� ~ , . .;� it ; ar: • ;o
if and when Chico vesideni in the developing northern and north-•
western urban area utilize this 7jaton Road corridor for access to
the North Valley plaza commercial center and to the airport. Also,
I
f the Chico airport area more fury develops, as detailed in the
Chico Airport Environs Rezone EI=R, then the Ba.to;i Road corridor
and Hicks Lane corridor will become considerably more well -travelled,
Thr low priority in Cal -Trans schedules for the Lassen Avenue
access connections to Highway 99 is noted
JOAN M. ANW-rRS01"y
110"0041I1,40 CIVIL CNRINC'CP1
1)69t Mvntkt AVkHW* 11:1.0"ONr 111161 aJ7'.1Jf
CHICO* 13n1.1r'C1171`!`A 1)ro926
ADDENDUM
to t;he
DRAFT
ENVTROIZIMMAL IMPACT REPORT
for the
IMHOFF -- BEx*iDBURY
140BIr1EH0111rPARS:
in tht'
CljICO U 2BAiT AREA
o
BUTTE COUNTY, CALIPORIiiA
June ��J79
'�✓lrcnn+ac?~bl RulioN qe�t.
Jul. 5187
TRAPFIC tx ROAD CAPACITIES
The r-ollo;iincj informa,--ion is provided to facilitate
the study of potential traffic. impcncts attendant to
the proposad mobilehome-park developw-rit. These data
v:ore used to dovQlOP an estimate of future Peak-hbUt
volumes at various locations purtenant to the location
of this proposed development. The accompanying.rofer-
once map denotes study locations- These data were
also used to predict the distribution of traffic gen-
erated by this pzoject, particularly in relation to
the 1,jighway 09E freeway -Eaton Road Interchange4
capacity is defined as the maximum number of vehicles
that may be served by a roadway section under current
roadway cotiditions, and current traffic conditions.
Streets alipro8chi.ng capacity become cone -1�3-tftd and pro-
vide poor so,_-vico during peak 'nr)(
4, t Pub 1 11
l,ccbrdlhg to Butt;�� I'c Orks
criteria, 2 -lane roadj such, as Flicks Lane, Bat,:)n Road
incl T h tz P�, p I a n E 1 (1, a re cap,,tble of servicing up to
, are
aj�out J.;��,000 ADT. however, after a 51000 ADT level
4 4 -lanes should be con -
In achieved, roadway widening to 4 -It
eidored.
Due to the Undcsir-ability of designing roadways for
operation at capacity, six "LOV618' Of Service" (A-F�-
have been developed, traversing from zero congestion
(Level A) to Jammed traffl,c conditions (Level F)j for
use as design criteria, Capacity is defined by serve"
vivo. Level t iqhorcw-- for design purboses the service
volume of to\tol C is used. t
rollot-Jing are estimates Of the capacity and the ser-
vice volume for I -eve! of Service C for the Highway 598
froeway the attendant service ramps at the taton Road
ifttcrcjjthq00 and other roads and artorials: