HomeMy WebLinkAbout79 - 107 A (4)Valley floor ;And western r )thills of th(,t Sierra Nevada at. 14.he
time A. Xroejjaar (1913) ito�-;tigated native p')Pulations.
The area is considered -t,,,) )— of a hicili1y significant value due to
the number of archaelogir-,� sites wh3oh !,ave been located in
recent years.
On Mud Creek, several sitc.-A have beer, foind east of the project
area. This area has beepA. �0.aced on the tational Historic Req-
aster (see Figure 7 aft,-er preliminary irvestig4tion of the
region. The designated aria extends to the southwest and in-
clude8 approximately 30 acres of the project area. In addition,
five more sites have been located in the project area and many
more are suspected to be present.
sites in the project area which are considered to be of high
archaeological sensitivity or potential include lands adjacent to
the streams that, cross the pro-,josed rezone area and small patches
of high groiind which woiald have been dryer than the surrounding
lowlands during prehistoric times. No sites have been located in
the once marshy spots in the project area. However, no system-
atic inventory of the area has been performed to determine the,
extent of the archaeolo5ically significant area.
VIEWS ED
views on the project area are primarily composed ot: pastoral
settings and large expanses of open space. However, due to the
relatively flat; nature of the area, views are limited by vege-
tation, rolling topography, and often by blowing dust, hazer or
other air pollutants
Due to the flatness of the site and the exposed strata of vol-
canic mud flows which lie to the east of the project area, strong
visual emphasis is placed on horizontal. farms, vertical structures
are absent from the project area.
From '.he northeastern portion of the project area:, where slopes
are greater than elsewhere, views of mcat of the proposed rezone
area are available; however, these view sites are limited in extent
and often obstructed by trees.
The project area does not lie in any desigi,ated scenic corridor
or along state or county scenic highway sections. The closest
area of this type is approximately 12 miles to the ,northwest:
EXISTING LAND CISH
The primary use of land within the project area is for general
agricultural and grazing activities. Agricultural activities ,.ire
primarily .composed of orchards, dry farming, and some irrigated
farming: These activities are concentrated in the western
portion of the project area.. In the eastern portion, livestock
production is the main land use currently existing_in the area.
This land use is considered to be of low -productive value due to
the constraints on herd size and carrying capacity, of the grazing
vegetation.
35
?!
The Chico Municipal Airport is the Most predominate lana use in
the vicinity of, the project area. The airport occupies approxi-
mately 10660 acres, directly, centerod in the proposed rezone
area. These lands include the runway, structural faoilitiese and
an open space area required by Federal AViatioa Administration,
order 5100,17.
Residential development on the project area is limited to: a
100 -acres 1 -acre minimum tract, located west of Garner Lane and
north of the wa! Vs lanade - High99E intersection; proposed 100-
p Y
acre, 1 -acre minimum subdivision zoning, located south of Keefer
Road, west of Garner Lane; a proposed 26 -acre subdivision, south
of Keefer Road, east of Garner Lane; and a proposed 76 -acre
subdivision, located east of Garner Lane and adjacent to Highway
9913.
Southwest of the project site, a recent rezoning of 529 acres
from a general'agricultural (A-2) designation to a commercial
designation (C-2) is located West of Highway 99P] and north of the
Undo channelo While 250 acres is currently being studied for
rezoning from a predominately A"2 designation to C -2t R-1 and R-3
designations. This area is located west of the Esplanado, north
,of Lassen Avenue.
Other uses in the area include an apiary, where bees are kept for
honey and pollination activities. Scattered rural residences are
usually associated with existing agricultural land production.
36
y
SOCIAL sMl~CL''S AND UTILITIES
ROADS AND TRAVFXC
The project area is presently accessible by fere roads,
State Highway 99 is located along tho western boundary of the
project area, This highway intersects Keefer Road, which runs
in an east -west direction in the northern portion .of the project
area; Garner lane, which runs north -south is the western third of
they project area; and Hicks Lane, which, runs north -south in the
center of the proposed rezone area_, Cohasset Road also -runs in a
north"south direction and is located in the eastern; third of the
project area,
Average daily •l:raffi.c (ADT) counts for these access routes (June
1979) are ;presented below in Table € .
TABLE 8
NAME OF ROAD TYPE TRAFFIC COUNT
(ADT)
Keefer Road at Hwy 99 Select Arterial 820
Garner Lane Minor 520
Hicks Lane Select Collector 258
Cohasset at Eaton Select Collector 1,100
Cohasset South of
Keefer Select Collector 910
Cohasset at Keefer Select Collector1,250
Keefer at Cohasset Select Collector 468
Hwy 9'9E North of
Eaton Road State Highway 9,000
Hwy 99E South of
Eaton Road State Highway 13,000*
*May 1978 AUT values
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It hips been concl.udod that there arra either structural.,
capacity, and/or geometric defiriencjes that may lead to
safety hazards on two roads within the project area. xeelex
Road from the intersection of Stats I-Ii.ghway 99E to the inter-
section of CohasSet Road, and Garner Lano, from Xoefer Road
to .2 mile east of the Esplanade are both considered deficie!rrt.
In addition, Eaton Road, south of the project area, is
considered deficient._ This; includes the Hicks Lane-Eaton
Road intersection which is considered a potentia' l 'traffic
hazard area. because of its closeness to exits and entrances
of Highway 99E. State Eightlay 99E is r;onsi.dered to be struc-
turally deficient clue to poor pavement quality along sections
which border the northwest portion of the project area.
Within the City of Chico, Coha.sset Road is considered to be
substandard between the intersection of East Avenue and
Eaton Road,
According to the schadule of County Road. Improvement
Projects, reconstruction of Keefer Road is planned to occur
in 1982-1983, while Mork. on Eaton Road will take place in
1981-X1.982.. According to the Chico Area Transportation study,
daily motor vehicle trips average 2.7 per resident or 7.56
per residence. These trips 'were found to occur 16 percent
of the time in home-to-work commuting, 45 percent home-to-other
purposes, and 39 percent nonhome-based trips.
it was also determined in this study that the average travel
time in the Chico area was 7.75 minutes or an average
estimated3..35 miles. The highest concentration of the
existing work force is located in the downtown Chico area.
This results in concentrations of traffic flogs to and from
this area during business hours,
PUBLIC TRANSPORTATION
The main mode of transportation within the Chico area Is the
private automobile A publicly subsidized taxi is avi7lable
39 .
HERNM.NITAlRN6N - , .wawrr: wo�a- ....-
lot the elderly and handicapped who Otherwise would not be
able to travel long distances within the community. There
are no other public transportation facilities for looal-oroos
community transportation.
Interregional transportati-on is available by Greyhound Bus
Lines and two airlines: West Air Commuter Service and Air
Pacific. Hughes Air West, until recently, was also available
for air transportation. Howevert the possible return of this
airline is very speculative at this time..
Currently, Butte County officials ate discussing possible
alternative programs to meet public transportation needs for
the near and long -tern future.
UTILITIES AND SERVICES
POWER
Pacific Gas vhd Electric company currently maintains a sub-
station at the intersection of Cohasset Road. and Lupine
Avenue; This facility distributes electrical power to the
north Chico area, 'Including a 12 -kilo -volt pow( -,r cable on
Hicks Lane. In addition, power is also fed into the project
area from the north along Keefer'' Road.
The wells, operated by CW$C have average depths of $00
feet. Other water supplies on the project area, are currently
individual wells for residents in -the: area. These wells
vary from shallow to intermediate depths
TELEPHON
Presently, Pacific Telephone Company maintains telephone service
on Garner Lane, Hicks Lane, Keefer Road, Cok asset :load, and
along Highway 59E. The facilities are presently a;dequatta to
service the current level of demand.
SEWAGE
Residents on the project area currently utilize individual septic
systems to treat sewage wastes,
The City, of Chico operates sewage treatment facilities in the
west Chico area and at the Municipal Airport. The west city
facility has a maximum capacity of 5 million gallons. per day
(mgd) and is currently operating at a c ,acity of 56 percent in
summer to 70 percent in winter. invest ions to consider the
feasibility of extending a trunk line,to Cohasset Road and East
Avenue are currently being formalized by the Butte County Public
Works Department; however, no pians include extension of sewage
services north of Sycamore Creek or into the project aroa
The Chico Airport sewage treatment facility is also not operating
at full capacity. However, ,according to Allan SavItz of the City
of Chico Public Works Department, the remaining capacity of this
sewage treatment facility is, currently being reserved for future
industrial and heavy commercial development which will be located
on the city --awned properties surrounding the airport. At this
time, Mr. Savitz sees no possibility of extending these sewage
services outside the airport area.
41
SOLIQ WASTE
All domestic solid wastes are collected, by private haulers and
disposed at the Butte County Neal, Road landfill. This county"
administered landfill has a total usable volume of 3e900f00o
cubic feet. As Of O'uly 1978, 1.5 million cUbi,N feet were already
in place. The county expects to close this site by 1986. At
that point, a new site, which is currently being investigated,
will„ be utilized. The new site has the potential capacity to
.handle Butte County solid wastes for the foreseeable future.
POLICE PROTECTION
Presently, the Butte County' Sheriff's Department at the Chico
substation maintains a staff; of 12 people. One deputy is re-
sponsible for patrolling the area of Cohasset Roade Nord, and
north of 'East Avenue. Due to recent budgetary cutbacks, the
available staff at the substation may be reduced by two officers.
In addition, elimination, of funds for maintaining a reserve
force of seven reserve officers has required the department to
discontinue this portion, of the force,
FIRE PROTECTION
Presently, theproject area receives fire protection services
from five local stations. These facilities are located in Nord,
North Chico, Durham, Cohassetj and Forest Ranch. These stations
are operated and maintained by the Butte County Fire Department,
The combined personnel and equipment for these stations total 35
volunteers and five 1,0p0 -gallon to 1,250 -gallon pumpers. The
response time to the project area is estimated to be from 4
minutes to 8 minutes. In addition to these services, the California
Division of Forestry responds to all calls during fire season.
During other times of the year, these facilities are unmanned.
42
HOSPITAL
Enloe Memorial, located in the center of Chico, is a full service
neurological, surgical, cardiovascular, pediatric clinic, and
laboratory. The hospital Maintains 121 licensed beds and
operates at an average 88 percent occupancy rate. Current
expansion of the hospital will increase the number of available
beds by 31 percent to 38 percent. This expansion is planned to
be completed by Match 1980.,
Chico Community Memorial gospitalo located on Cohasset Road . ,
maintains 135 bedsi available for public needs. Currently, the
average occupancy rate of the beds is 67 percent of capacity.
This hospital facility maintains a wide range of services in-
cluding a special burn unit, emergency referral services, and
ambulatory surgical faciliLies.
Tentative long-tatge expansion plans for the Chico Community
Hospital include expansion of available surgical suites, and
development of a trauma treatment center and ambulatory care
center. These expansions are considered to be og a long-term
nature and -tentative at this time.
in addition to these public facilities, there are several spe-
cialiged and private facilities located in the area. These
include convalescent and senior care centers.
SCHOOLS
The project area is expected to be serviced by education facil-
itiOs of the Chico unified School District, In particular,
Shasta Elementaty School, Bidwell. aunior High School, and
Pleasant Valley High School will meet the educat'
loft demands of
future residents of the area.
43
The following table presents specific data about theso school:
2acilities.
TABLE 9
PERCENT'O'
SCHOOL CAPACITY PRESENT ENROLLMENT TOTAL CAPACI'T'Y
Shasta Elementary 430-450 428 97
Bidwell Junior High 1,200 930 77
Pleasant Valley
High 860 770 89
This information indicates that the present education facilities
that would serge the project area are operating at levels close
to full capacity. In addition, recent developments within the
Chico city limits are expected to completely fill the vacant
capacity or result in enrollment levels above the maximum oper-
ating capacity.
Currently, school district officials are investigating two
alternatives to alleviate this situation. The first alternative
is to.study the projected demands on, the school district over the
foreseeable future. This study is now being undertaken by the
school district in conjunction with researchers at California
State University at 'Chico. The second alternative depends
on the outcome of court litigations involving the requirement of
special fees on developers to supplement funds to compensate for
additional students .in the district.
HAZARDS TO PUBLIC HEALTH
AIRPORT OPERATION
The Chico Municipal Environment Plan: of 1978 concluded that the
average accident rate at the Chico Airport was significantly
44
lowor than tho x.atibnal average, based on ,accidents per 100,000
operationsp accidents per 100,000 flight hours$ and accidents per
100t000 alzoraft miles.
The report also found of the accidents that did ocqur, 59.6
percent occurred on airport property, 23.2 percent occurred over
5 miles from the airport, and that 9.0 percent occurred while in
a traffic pattern. A total of 1.7 percent of the accidents
occurred within I Male of the airport.
The report concluded that the annual probability of accidents per
resident within I mile from the airport, was 700 x 10-6 or
i0007. This indicates that the chances of an accident to any
single person are extremely low. The report also concluded that
if the extended approach zones were maintained, if obstruction
criteria were met, and if the noise zone criteria were met
(restricting single family dwellings to outside the CNEL 60
Level:) , there would be adequate prut-ection for both flight
operations and the general public,
TOXIC SUBSTANCES
Due to the close proximity to agricultural operations, residents
on the margins of the project area maybe exposed to pesticides
or herbicides which drift from fields on which they were applied.
Although the amount and duration of exposure to these toxic
substances is unknown at present, the possibility of drift
events occurring under certain wind conditions 18 high in the
vicinity of the project are&6
COMPLIANCE WITH EXISTING GENERAL PLANS,
Although the project area lies outside the City of Chico's
sphere of influence, the area has been designated for grazing and
45
. I
N
agricultural use in the city's general plan. This designation
by the city takes into consideration the policies of the city
to ensure the maintenance of agriaiiltUral opon space in com-
mercially feasible holdings, the location of indlastrial and
commercial facilities that would protect other interests of the
residential community, and maintain the cultural, economic, and
social heritage of the community. As stated, howeverf the "Green
Line", which was created by City Council resolution and the Local
Agency Pormation Commission (LAXCO) to delineate the boundary
between urban and agricultural use, lies south of the project
area.
The area within city ownership, the Chico Municipal Airport, is
designated for industrial and heavy commercial activities. This
area is currently beginning to develop, and is expected to
continue over the foreseeable future.
The Butte County General Plan (1971) designates the project area
as suitable for rural residential development. This recommend-
ation was made with the following considerations in mind:
0 The area is not considered to be of a permanent
agricultural value due to size of holdings and
land productivity value4
0 The site is suitable in terms of topography, location,
and soils to allow urban -type development;
0 The site presently contains no installations such
as gutters, sidewalks, water, or sewer lines.
0 The area is not needed for open space, Oon8ervatlon,
or recreation set asides.
46
0 The rezoning will allow tha opportunity fox future
growth of the commercial and residential 5octors.
The county general plan states that the rural residential areas
constitute a ",land ban10 and should be viewed, as long-term
investments for providing growth areas for future residents.
In addition,the status of the areas are subject to change
depending on the establishment of new evidence which roan effect
the demand for development of these areas. Additional plaiviinq
criteria for this project is found in Appendix C.
COMMUNITY CRARACTER
The City of Chico is an urban,, full-sezvice community with a
population of approximately 30,000 people to 40,000 people.
The city acts as a center for services and materials that are
required by -the surrounding agricultural establishments in the
,Sacramento Valley.
in addition to the services that the city maintains to support
these agricultural activities, the city also contains California
State University, Chico. This educaticnal facility brings
approximately 13,000 students to the area,,. These seasonal
residents of the community have created high demands for a
variety of services, including housing, recreational, and social
items. The community has responded and adapted to this demand
by providing a full rangeof commercial facilities to meet
,the increase in demand.
The City of Chico is located on the major distribution access
ways located in this section of the Sacramento Valley4 The
city is serviced by State Highway 99E, Statcs,Highway 32, and.
the Southern Pacific Railroad. These faolllitio8 have enabled
47
the community to become a focal distribution center for local
goods as well as materials arriving from distant- areas.
RE- CRL,11TION
Public recreation opportunities and facilities are located in
several areas in the vicinity of the project site.
The largest facility is the Bidwell .park, located southeast,
and adjacent to 'the proposed project arca.. This p -irk extends
several miles up Big Chico Creek, in an eaaterl.y direction,
and westerly through -the City of Chico. The city limits of
Chaco include the park several miles east. of the project area.
other facilities in the vicinity of the project area which
provide organized recreational opportunities includes a
little league ballpark north of Chico ,airport, and facilities
at Pleasant Valley High School, and California State University,
Chico.
Unorganized recreational opportunities exist throughout Butte
County, The Sacramento River and associated marshland provide
fishing and hunting opportunities The Sierra Nevada provides
a wide range of opportunities including hiking, climbing, and
other outdoor .activities.
48
CHAPTER VI
EFFECTS VOM TO BE $XGNIVICANT
TRAFFIC
Development of the project area is expected to result in an
additional 15,875 ABT over present traffic volumes. This amounts,
to an increase of 200 percent over the existing traffic levels.
When divided by the type of travel, 2,540 ADT will be home -to -
work commuting, 7,143 ADT will be home-to--other-purposes, and
6?192 ADT will be nonhome based trips.
Assuming the distribution of traffic indicated by the proposed
zoning action, the following -table presents the expected traffic
increases on the roads within the project area, (see Figure 8)
From Tull Buildout
Reefer Road 5,594 ADT
Garner Lane 7,106 ADT
Hicks Lane 2,313 ADT
Cohasset Road 2,052 ADT
Highway 99E 1.2,000 to 15,000 ADT
These values Were estimated by dividing the project area at
logical points to represent traffic leaving the area at quickly
as possible. 'in addition, Coha8Set Road ADT values include
projections of traffic resulting from limited industrial activi-
ties. :The value equals 21.98 ADTtimes the area of industrial
zoning.
'These traffic levels indicate that significantly adverse effects
on the existing roads in thea project area will occur. The
49
expected traffic levels will exceed the capacity of the existing
Keefer Road, Garner Lana and 'the northern one-half of flicks Lane.
Cohasset Road is expected to be at maximum capacity with the
projected traffic levels and may be exceeded during peak hours.
Congestion may also occur at the intersection of Cohasset and the
Chico Municipal Airport, due to the combination of trafZicr
business activities and airport operations.
Highway 99R is not expected to be significantly ef-fected by the
traffic volume if vehicle speeds are maintained at 50 to 55 mph,
stable flows are expected to occur on the highway with the
increased traffic volume.
Iii addition to the number of vehicles that will be travelling on
these roads, certain intersections may pose hazards to vehicular
movement. Specifically Keefer road at. Highway 99i Garner Lane at
Highway 99, Keefer Road at Cohasset Road, a sharp turn approximately
1/2 mile south of the Hicks-i(:efer intersection, and the inter-
section of Hicks Lane and Eaton Road which is directly south of
the project area.
The project area lacks accessways that would allow traffic to
move in an east -west direction. 'o travel; to any part of the
project area, considerable mileage is required to reach Keefer
Road or Eaton Road which allow east -west movement:
Estimated costs which would be required to bring these roads up
to capacity are presented in the mitigation section of this
document.
SCHOOLS`
Rezoning and subsequent development of the project area is
expected to increase the student population of the Chico area by
,approximately 1.,000 pupils. This ;increase will, in combination
with ether residential development in the area, result in ex-
ceeding the Chico unified School 'District's estimated maximum
50
capacity of Shasta Elementary, Bidwell Junior High, and Pleasant
Valley High Schools.
This effect is considered to be significantly adverse due fo the
expected decrease in the quality of education resulting from
overcrowding the existing 'acilities.
HYDROLOGY
Development of the project area is expected to increase non -
permeable surfaces due to road construction, parking lots,
housing, and other structures. The total runoff is expected to
increase by 45 percent to 50 percent over existing surface
runoff levels.
in general, this' increase will result in peak flows of 1,000 cfs
for a 10 -year recurrence and 21460 cfs for 4 100-yeat recurrence
storm.*
Potentially significant adverse effects are expected to occur
over the western portion of the project area duo to relatively
poor drainage capabilities. The combination of low 81opes, high
clay content of certain, soils, and lack of drainage facilities is
expected to create drainage problems which would effect roads.,
access, and possibly residences in -the area,
Additional significant effects may result from the flooding
potential of Rock Creek, The lower. Rock Creek drainagei ex-
tending approximately .8 mile east from Ilighway 99E, is susqeplm
tible to flooding. The area delineated on Figure 6 shows the
estimated flood zone at the 100 -year flood event, A flood of
this magnitude is expected to result in water depths from 1 to 3
feetj spreading approximately 3,000 feet from the banks of this
Estimates are based on a. runoff coefficient of X12 for the
existing conditions and .24for full buildout conditions. This
assumes an average rain int�:-Irisity of 1.7 in/hr for the 100 -Year
storm event and .68 in/hr.for the 10 -year storm event which were
interpolated from Corps of tngineerIg data.
51
stream. Residences in this area would be susceptible to flooding
in such an event if no measures are taken to alleviate this
condition.
In the eastern portion of the project area, certain low-lying
areas have seasonal poor drainage and standing water. These
areas, often prime habitat for several rare plant species, do not
completely drain or dry out until mid -summer. During winter and
spring, vernal ponds or pools form because of very poor sub-
surface permeabilityi and the lack of surface drainage. Several
of the larger vernal pools are shown on. Figure 6, while many more
are expected to be found throughout the Tuscan Soil type.
ARCHAtOLOGICAL/HISTOAICAL
Rezoning and subsequent development of the project area may
result in significantly adverse effects on archaeological sites
in the area.
Development near Streambanks or on sites elevated above the
average level o -.E the landscape may result in disturbance of known
and unknown archaeological sites.
In particular, the banks. of Mud Creek and Rock Creek, and the
area of the Digger Pine - Blue Oak plant community,' north of the
Chico Airport, are considered to be highly, sensitive to disturbance.
These areas can be expected to be adversely effected if development
requires grading or extensive soil alteration.
Due to the level of prehistoric activity which occurred in this
area by Indians of several tribal backgrounds, it is felt that
the probability of discovering sites of significant archaeo-
logical value is very high. Several sites on the project area
have already been located and one section. h -,,s been placed on the
52
NationalAegister because of its $ignificanoe, This area is not
expected to be adversely offocted by the rezoning action because
of the proposed 160 -acre minimum parcel size, howeverr, other
sites do lie in more dense zoning designations and can be con-
sidered to be very susceptible to disturbance.
The project area has not been surveyed, in a systematic manner,
to determine the full extent of archaeological sites on the area.
Howeverr, due to the known qualities of the area, the project area
must be considered highly sensitive to archaeological disturbance
until proven otherwise.
SOILS
Development of the project area is expected to result in signif-
icantly adverse effects in specific locations under certain uses.
In addition, the conversion of prime agricultural lands to
residential. use can be considered to be significantly adverse
whenviewed from, a statewide perspective.
Soils on the project area which are considered to be of,prime
agricultural value include Vina Clay, Vina Loam, and Vina Loam
gravel. Each of these soil types possess the 1-1 capability unit
and'storie Indices of 80 or greater which describe their agri-
cultural. potentlaI4 The prime agricultural soils on the projec
area compri8e approximately, 1,500 acres, and are primarily
located near stream channels and throughout the western portion
of the project area.
Due to trends of urban encroachment on prime agricultural land5r
continued urbanization must be considered to be significantly
adveroe when viewed from a statewide perspective. Howeveri these
samr, effects are not considered to be significant, locally,,due
to the amount of prime soils that are present in the vicinity of
the project area. An estimated 31,000 acres of these soil types
are found in the Chico area. The prime agricultural soils On the
53
project area comprise approximately 5 percent of: this total. I.L-
is exp--Ioted that these soils will remain in some form of pro-
duction after full -buildout of the project area. However, small
holdings will not be commercially feasible and Aqricn1tural
activities will be primarily for domestic and individual purposes,
The Anita Clay Loam and Anita Clay Adobe soil types are very
susceptible to shrink -swell changes and may act adversely on
future construction which utilizes a slab -type foundation.
Approximately 1,200 acres of these soil types are found on the
project area, primarily west of the Chico municipal A.,,rport. In
addition, those soils are,trained and very plastic.
Figure 4 shows tb- location of these soils,
The Tuscan Stony Clay Loam found on the eastern one-half of the
project area is very shallow and not, suitable for high density
development. Three -acre parcels should not result in signi-
ficantly adverse effects, but limited industrial development can
be expected.'to result in adverse conditions if sewage wastes are
disposed in these soilsin addition, Vina Loam (shallow phase)
has severe limitations on the placement of septic systems duo to
the presence of hardpans and shallow bedrock. I4owever, certain
areas maybe suitable for septic systems in specific locations in
both of these soil types,
Sdabland areas are very limited for development due to their
North of the Chico Airportt xipari4a vegetation is present in a
proposed lirlitad industrial zone. if davegotationt qra6inq, and
streambank alteration occur in this area, this riparianvegetation
will be adversely effGctOd.
Xn,other areas where riparian vegetation is present, the proposed
zoni.ng designations are riot expected to result in adverse effects.
This is clue to the 3 -acre minimum or larger parcel sizes 'proposed
for these areas which ar:, not expected to require severe habitat
disturbance or alterations.
The vernal pools, ide,,itif ied on r igure 6; and other smaller ponds,
,which vqay contain several rate plant sizocies, will be adversely
effected if development of their habitat occurs. Development in
these specific areas will result in the decline of their habitats
due to earthwork and draining of these small depressions and
swales.
WATER QUALXTY.
As discussed in the soil section "f this document, the low
septic system siAtability of several of the project area soils
may result in local siqnficant adverse effectoo Effects an
surface water quality may be significant in certain circumstances
if there is widespread septic system failure and subsequent
surfacing of untreated sewage wastes or leachates. This may
occur on the very shallow soils during winter when soil moisture
saturates the leach field areas=.
The types of wastes are notexpectedto be 4 significant factor
in water qualitydegrada
tion. wastes will be primarily generated
by domestic sources. wastes from the commercial and,limilted
industrial activities are not expected to differ considerably., if
the activities correspond to the allowable activities listed in
Appendix A.
55
;.z
r
R
Intermediate and deep ground"waher zones are not expected
effected by Oithex sewage effluants or surface runoff.;
C14APTE'll VII
BpVECTS FOUND NOT TO BE SIGNXrICANT
CLIMATE
The rezoning and subsequent full -buildout of the project area
will not have significantly adverse effects on the climate of
the area. it is expected that minor micro -climatic changes
will occur. These will include increased evaporative surfaces,
glare and reflective surfaces, and changes in local winds
due to the construction of buildings.
TOPOGRAPHY
Topographic effects are considered non-significant duo to the
relatively flat characteristics of the site. It is expected.
that stru-,tural foundations and roadbeds will require minimal
grading or earth moving. However, these activities are not
expected to be adverse due to the amount that will be -required.
Drainage effects are expected to be significantly adverse and
are discussed in greater detail in the Hydrology section of
this document.
GEOLOGY
There are no'known geologic hazards located on the project area
which can constitute potentially.0ignificant adverse effects.
However, off-site, $6,ismically active areas may induce liquefaction
,of the soils and sediments on the project area. Areas that
possess soils with relative densities less than 65 percent must
be considered susceptible to liquefaction in the event of
seismic sbaking.
Areas of the project site that may be classified as having low
relative densities and high moisture content: arc-_ most likely
57
0
found in the western portion of the project area. These areas
are often associated with saturated soils and loose soil
structure due to -their alluvial characteristics,
VEGMATION
Rezoning and subsequent residential development of thePro'ect
area is not expected to result in significantly adverse effects
to the common vegetation species in the area. Howeverf certain
localities which contain lowlying areas or vernal ponds and
assoc,iated plant species which are considered to be rare or
endangered may be adversely effected. These areas are pri-
marily found near existing stream channels but are also located
in sporatic sites throughout the Tuscan soil type. These areas
are very poorly drained and the available water provides the
required habitat Icor these species.
The Digger Pine -Blue Oak plant community is not expected to be
adversely effected. Found in the 'northeast portion of the
project area, this plant association will be primarily rezoned
for 1.60 -acre minimum parcels and some 3 -acre minimum parcels.
it is expected that some trees will be removed due to placement
of roads and structures. However, the main body of this plant
community is expected to remain intact*
At full development, the vegetation on the project area is
expected to be altered by the introduction of landscapitq
species. This may also alter the, habitat valile of the area, due,
to the, introduction of vegetation riot utilized by local animals.
in addition,.the removal of agricultural activities from most
of the site may also eventually change the composition and
population of certain plant species which are adapted to these
activities.
In areas where disturbance is expected to occur from future,
construction, such as along road margins, plant species that
require disturbance for colonization can.be expected to increase.
50
WILDLIFE
It is expected that development,of the project area vill reduce
the available habitat for the common wildlife species found on
the site. Increased human activi,ties will reduce the number of
certain species on the site while increasing others which are'
more tolerant to,d4sturbance. However, these effects are not
considered to be:significantly adverse due to the abundance 'of
the common species and their relative tolerance to human
activities.
The Prairie Falcon would utilize the project area for hunting
purposes. Since the average hunting radius is approximately 10
miles from the predatorls nest, the project area lies Within
this sphere if nests are located east of the project area, i -n
the Richardson Springs area. In addition, during the winter
season, these predators extend the hunting range to the Sacramento
River area where prey is more likely found in marsh habitat.
Development of the project area could impede direct flight to
the Sacramento River area and the hunting value of the project
area by reducing, habitat for available prey. However, those
effects are not considered to be significantly adverse duo to
the high amount of open spaco, suitable prey habitat and alter-
native flight access to the river area which surround the
project area.
AIR QUALITY
Introduction
The analysis,of air quality impacts in this report is based
upon data derived from a variety of local and state governraent
sources. Three principal emissions from mobile sources
(vehicles) were analyzed. Those include: total organic gases
(TOG), carbon monoxide (CO) and oxides of nitrogen (NOx).,
Other mobile emissions, such as sulfur dioxide (,S02 and
lead (P13) are frequantly not available in standard emissions
reports, and have thereore been omitted from the present
discussion. For -the same roaoon, data on suepended particu-
lateo have not been included here.
Methodolog.y
This analysis follow$ 'the methodology set forth in Califo=id
Air Resources Board Report, "Procedures and Basis for Esti-
mating on Road Motor Vehicle Emissions" (1980). The vehicle
miles traveled (VMT) approach is used to deternLine total
mobile source emissions which could result from project im-
plementation. Factors involved in this approach include
total project -generated vehicle miles traveled (ADVMT) and
a composite emission factor (CEFi) which is representative of
the vehicular mix of the area. Results are in the form of
average daily emissions for TOG, 00 and NOx.
Total vehicle miles traveled (ADItMT) is based upon the
estimated number of average daily trips (ADT) generated for
each land use category and average trip length (ATL).
Earlier studies of the Chico urban area indicate an average
trip length of 3,23 miles, and 12 trips per day per resident: al
dwelling unit. Since approximately half of a trip length
extends beyond the project's boundary, the ATfor,estimatine
project emissions is based upon 1.66 miles per trip. The
ATL used for areawide calculations remains 3423 miles per
trip.
The estimated population in 1980 for the Chico urban area is
56,700. In 1995, when full build out is projected, the
estimated population would increase to 87,225. It the number
of persons per householdli8 hold constant at 2.3., the number
of dwelling units in 1580 would equal 24,652. In 1955 that
figure would increase to 371984.
59a
L
The area composite c mj, sajo,, factoxys used. in this report were ,
calculated from data provided by, the> California Air Resources
Board, and include the Sollowing. assn apt;i.ons: ambient tempera-
ture 750 V. average summer -temperature and 11,50 P., mverago
water temperature 1 27% laot sta,rt.91 20% cold starts em soions
averaged. "ram spe6ds of 25 mph? 11.5 mph and 55 mph; 86.8/6 7,a,gh
duty vehicles, 2.57 medium duty trucks 4..0% J4ea,7 duty gwioline
truces; l.0% heavy duty diesel truoxs... vto 1. 5# ?I% xrtotorc�rcl.es.
Table is t,t Wt ta.r uL,3,s in R,rams per. mile for 1980 and
year 1984, abs a.4,0 redw..t:i.ons in mobile emissions
are 4ated r L of improved emission control
tee r. a
Table 10
Composite Emission Factors
(grams/mile)
Board
1980
1985+
TOG
4.74
0.24
Co
38.0
3.93
NOx
4.34
0.40
Source: California Air Re-
sources
Board
Emission estimates in Table 12 are 'based upon 3,984 VMT by
o salt t: i tin and Duil.c3jm
Est intat o v. _
y
ect Area
x
sphere. Project emissions amount to
only 0.42"/u
CU00
emissions within -rhe Chico area,.
Curren i. Zy., ReWbna
Urban Ar.�ea-
'
�/.' �y wy
J. earA.�
?o .
D. V
O_ •....
.1.otr>,o
{
7
.t" V •
.
.+/ +
80
460
200
41-00
00.00
561700
24,652
1995
)4 -?G
4120
46)o
2100
Area
87 223
37,924
Sources;
Butte County Local AGenc*�
Vormation;
Planning Department,7 City
of Chico
Emission estimates in Table 12 are 'based upon 3,984 VMT by
ii
'P1
955,512 ADVMT by all
y
within the
x
Emission estimates in Table 12 are 'based upon 3,984 VMT by
project residents, and
955,512 ADVMT by all
persons residing
within the
Chico urban,
sphere. Project emissions amount to
only 0.42"/u
of all mobile
emissions within -rhe Chico area,.
These figures reflect
the C;:C 4 SOT 1980.
Table 12
Mobile Source Emissions
in 1930 (lbs/Day)
Area %
Project
-
C.E.F.
Area
Chico
of Chico
TOG
41
91985.1
0," 442
C0
333.8
801049.1
0.42
NOx ;
38.1
91142.4
0.44
ADVMT
3984
955,512
0.42
p1Pyk�
Project generated ed emissions for 1995 would art xeff aaco,ridra ng 'to �
existing zoning. If current 4,-2R, zoning weve Left unohanse
a pa .1 far,1,120 dwelling u�ai t;�� exists. These-residences
would generate 82;070 VM'T, and composo 5.58' -be 5.59%, of all
mobile emissions Senerated in Chaco' s uvbaxi limits. A sub-
stantial antial. re duction in emissions is achieved, however, when
buildout ocour,s under the proposed rezone. Project; generated
emissions amount to only 2.80 to 2.85% of all aveawide ',mobil;
emissions 'hese figures are based upon the construction of
a total of 2,100 dwelling units, which would generate 41,832
Y l lT r.
Table ..13
Mobile Source Bmissi one
in 1995 Under C'uxron-15 Zoning (lbs/Day)
C.E.F.
Project
Area Chico
Area 7o
of Chico
HC
4'3.4
7?? -8
5.58
Co
711.1
121735.8
5.58
NOY
72.4
11296i.3
5.58
VKT
82,070
1 469,934
5.58
5gd
if anticipated improvements in emission control technoloKios,
achieve pro acted, standards, mobile emissio4c should. decreaoo
84% t,,o 92% in the Chico urban area by 1995. This reduction is
expected,, even though Chico's urban population would grow by
Under current Zoningi project generated emissions would increase
5.16 points as a percent of total mobile emissions; while the'
increase under the proposed rozone would only amount to 2.43
percentage points; Project generated emissions would be reduced
by more than 50% if development occurs under the proposed rezone
instead of present zoning ordinances. Noreover, for each type
of emission except CO, there is an absolute decrease in rates
of release.
The overall generation of mobile emissions for the Chico area
shows a substantial decrease in rate of release for TOG, CO and
NOx. This outcomo suggests that even allworst case" scenario,
where project buildout is the greatest, the Chico urban area
will nonetheless benefit from a decreaoe in mobile emissions
from present levels. An increase of 2.43 percentage points in
the project portion Of overall mobile emissions may reasonably
be attributed to county and city general plan policies that
direct growth into certain geographical areas. In order to
protect prime agricultural lands to the south and west of Chico,
growth is encouraged in the northern and eastern sections of the
urban. iavea. Thus, while the proposed rezone may slightly 'in-
crease CO emissions from mobile sources in the project area,
generation of mobile emissions woulddeeline or remain stable
in other areas where growth is minimal. As previously noted,
estimates indicate that overall mobile. emissions will decrease
considerably by 19954 New development in the rezone area,
therefore, is not expected to increase total mobile emissions
in the Chico urban sphere beyond I the,amounts projected for
areawide buildout. The potential effects from the proposed
rezone then, will not ,,�&nificantly impact the air quality in
the Chico area.
60
WATER _OUALITY
Runoff from the roads and other, impervious surfaces are eft-
pectod to contain oils, grease,I sand, asbestos, dissolved
solids r and othet chemicals that are associated with auto-
mobiles and urban type activities, These ru=ff constituents
will be deposited in the soil dr drainage channels whici►
receive the runoff waters
The following table lists the expected range levels of chemical
constitvients in this runoff. These values are based on averages
from major western cities and interpolated to represent conditions
in a rural -residential Setting.
Constituent: Concentration (mg/1)
Total. Dissolved Solids (TOS) 75 100
oil & Grease 50
Nitrates (NO3) 2 5
Phosphate (PO4)
1 r. 3
Iron +2 .3
Lead
1
Additional chemicals and heavy metals may be included in the
runoff from the limited industrial areas: These Substances and
estimated amounts are lasted as follows
Constituent Concentration (mg/1)
Copper .01 .03
Chromium .01 .02.
Cadmium .001
These levels of concentration are below the California Public
Water Supply ,Standards and are not expeoted to result in
significantly adverse effects on surface water quality. In
add%tion, runoff water that percolates into the sail prafil-e
will be filtered through Leaching ,action and is expected to
reduce -these concentrations even further.
These runoff constituents are not expected to result in significantly
adverse effects on the quality of surface waters or deeper
ground water supplies which are utilized by local domestic
conoumerso However, since the likelihood of shallow ground-
water
ter aquifer contamination does oxi8tt under futu develop-
ment conditions, mitigation measures discussing this issue are
presented in the mitigation section of this document.
Septic tank discharges are discussed in the section "Effects
round to be significant" of this document.
NOISE QUALITY
Noise from aircraft operations are not expected to result in
significantly adverse effects on future residents of the
project area. Howovere nuisances may be reported for certain
areas of the project site.
Areas which are outside the CNEL 55 level (see Figure 5) are
not expected to be disturbed by aircraft activities. Areas
between the CNEL 55 and 60 levels will experience some noise
but are not expected to require special noise insulation
featuresi Low density residential areas lying within the CNEL
60 area will experience increased noise but certain construction
features can provide adequate mitigation.
Industrial areas can operate in the CNEL 60 to 65 with no
limitations.
Additional noise is expected to be generated by increased
traffic in the project area as well as other activities as'soci
ated with a rural residential setting. Theselevels can be
expected to be in the range of 45 to 50 dBA for the rural
neighborhoods and increasing from 5,5 to 60 along the roads and
highway. Noise stemming from traffic will depend on,, partly,
the speed which. vehicles will travel.
62
1B $H8D
Devolopment of the proposed rezone area will result in Con-
verting the views of the site from a pastoral setting to a
rural residential type
The addition of structures in, the area is expected to result in
the loss of open spaco and undist bed vistas. however, such
structures are not expected to cause destruction of distant
vistas or intrude upon the horizontal qualities of the project
area's visual characteristics:
Development of the project area will not effect any scenic
corridors or highways in the vicinity,.
No significantly adverse effects are expected to result on the
visual quality ,of the area,
SOLID wASTr DISPOSAL
The domestic portion of the project area is expected to generate
approximately 32,340 pounds of solid waste per day. In addition,
the commercial/light industrial activities may generate an
additional 15,800 pounds per day.* The latter value may vary
considerably due to the. type and size of activities which may
occur. This level of solid waste will equal. 50,203 cubic
yards, uncompacted, or 27,1.36.7 cubic yards, compacted. This
level of solid waste will increase the amount didposeu at the
Neal. Road landfill by 9 percent, reducingthe life expectancy
of the landfill. by 8-10 months
However, due to the planned closing of the existing site and
opening of the new landfill, the increases are not expected to
create significantly adverse effects..
This value assumes 1:20 commercial businesses with 5 people
generating 4.7 lb/day each, plus 7 light industrial businesses.
generating' 1.,500 lbs/day.
63
110SPITALS
Demand on hospital servit,,es resulting from development of the
proposed rezone area will not result in significantly adverse
effects. The combined vacant beds available at the two main
hospital facilities equals 44 percent. This is not expected to
be filled by demands by residents of the project area.
POWER
Development of the project area by 2,100 dwelling units is
expected to generate a, demand for power equivalent to 210,000
kilowatt hours per day. ThIsWill result in an annual domestic
demand of 76, million kilowatt hours. Pacific Gas and Electric
Company is willing to supply this demand, however, it is
expected that increased capacity at the Lupine Avenue sub-
station would have to be installed and transmission lines
established in' the project area.
In addition to these domestic demands, the commercial and
industrial activities that may occur -,I the project would
require power loads in addition to the domestic demand. These
loads are not projectablet at this time, due to the type and
number of commercial/light industrial activities that may I be
established.
Cumulatively, the development of the project area Will not
result in significantly adverse effects on the power supplies
in the areai
FIRE PROTECTION
Development of the project area, will require additional manpower
and equipment to adequately serve residents of the area.
64
Z_,,coording- to Chief Raid, additional facilities that will be
required include a now firehouse; IfOOO gallon pump truck, 3
full-time staff and an estimated 15 volunteers to respond to
emergency calls. The costs for this expanded facility and
personnel are discussed in the Economic section of this docu-
Ment,
In additione the project area currently lacks a reliable water
source to coml &t fires in the area. In order to meet the
required 11000 gallon per minute flow for a 2 -hour period, deep
wells (greater than 4.50 feet) will have to be developed.
The establishment of adequate fire protection services is not
considered to result in significantly adverse effects6
POLICE PROTECTION
in order to maintain the current level of service provided to
the north Chico area, two additional Sheriff's deputies will be
required. According to Lt. Terry Kortont Butte County Sheriff's
Department, a total of 8 deputies and associated vehicles and
equipment will be required to maintain an adequate level of
service to the project area.
The costs of such an expansion are discussed in the "Economics
Section" of this document.
It 10 considered that the expansion of police protection will
not result in significantly adverse effects.
CONFLICT WITH EXISTING GENERAL PLANS
The proposed rezoning action does not conflict with the 8titte.
County General Plan land use designation for the area. The
65
activity does conflict with the City of Chico Is General Plan
designation. However, the city does not maintain its sphere of
influence into the project area.
The conflict With the Chico General Plan is not considered to
result in significant adverse effects, especially when considered
in light with the proposed industrial and heavy commercial
General Plan designation of city owned properties lying adjacent
to the airport.
PUBLIC HAZARDS
The rezoning and development of the project area is not expected
to result in significamE adverse effects from Chico Municipal
Airport operations.
The Chico Airport Study (197 8) concludes that even if densities
of people reached 50 persons per acre around the airport, that
the risk of injury from aircraft accidents would still be Well
below the national normal values.
Significantly adverse effects from possible public exposure to
pesticides are also riot expected. Although incidents of exposure
may occur to residents, public health hazards are not expected
at this time.
The proposed project is not expected to effect airport oper-
ations. Minimum "free space" areas, ,recommended r -
.commended by the ederal
Aviation Administration, will be maintained and no obstructions
such as towers, stacks, or power polesare expected to occur.
However, certain Mitigating measures can be prescribed to
ensure that competition between the airport and surrounding
activities does not develop.',
66
would potentially utilize neighborhood park facilities.
Although existintj local facilities would not be effected by the
increased populationj the opportunities of children an future
residences would be restricted due to distance and location of
high speed highways.
According to the Butte County subdivision ordinances (May
1978), potential dedication of 17 acres of park land is possible
with the associated number of dwelling units planned for the
project area. If located in strategic areas, these lands would
avoid any adverse effects resulting from the lack of available
local recreation areas,
67
CHAPTL'M VIII
)4CONOMIC ANALYSIS
This economic analysis is prepared to simulate theeffects
that are expected to occur under conditions of full build -
Out of the project area. Utilizing 1978-1.979 dollar values,
the following results describe the potential casts and
revenues that can be readily quantified, resulting from
public services expansion, physical improvements, changes in
the assessed value of the land, and changes in tax revenues
received from local sales taxes.
Due to the uncertain amount and type of commercial and
limited industrial activities that may occur on the project
area., these sales revenues and other secondary economic
benefits are not discussed in detail. However, potential
revenues resulting from sales taxes should be considered in
addition to the values listed below.
The estimated potential revenues to the county from agri-
cultural activities on the project area total, approximately
When applied:
0. 0) x (2.0) x (2. 7) x (.042) +
($Ru0) x (20) x ($3,500) x
(.2a) x ;.042) ($317.52) ($2'8) +
($85.75)
$382.27/ac�-e
($382.27) x (1,500 acres) on L h e
project arra
$573,405..
On Other Agricultural and Pasture Lands
Gross Agricultural Production =
$50`
Land Market Value -
$1,000/acre
When applied:
($50) x (2.0) x (2.7) x (.042) a,
($50) x (2.0) x (1%) + ($1,000) x
(.25) x („042) = ($11.34) + ($1) +
($10.50) -
$22.84/acre
($22.84) x (4,680 acres) on the Project I
Area -
$106,391;..
The two areas combined can potentially provide $680,296
to Butte County on an annual, `basis. However, as
reported
by Jerry Smith of the Farm Advisor's office, the
actual
revenues received from agricultural practices in
this area are
lower because the area is not being fully utilized and some
lands are lying fallow.
69
Development of the project area will provide these estimated
revenues to the county.
SR1 $131,625,000
SR3 17,302,000
ASR - 4,875
X1.0 079,000
A20 1,5841000
A40 6,664,000
A160 717,000
C-2 = 14,113,440
39, 047,184
$212,036,000 Total Market Value
Multiplied by .25 = $53,009,125
Multiplied by .042 = $2,226,383 = Tax Revenues Received
by the County Per Year
1n addition, estimated sales tax revenues of $84,00u are
expected to be received from purchases made by future _
domestic: residents of the project area.*
Total County Revenues From Eventual
Buildout = $2, 3;10.383/yr
Net Revenue Gain to County - $1,630,087/yr
Estimates of costs to the county directly resulting from
expanded public services and road coitstruction costs are
listed below.
This assumes an average income of $20;x000 for 2,100 new
families, totaling $42,000,000. Twenty percent is spent on
taxable sales, totalling $8,400,000,.of which 1 percent is
rebated to the county, totalling $84,000,
70
Capital. Operation 4
Costs Maintenance
Roads ($9500400
is currently
budgeted for
Xeefor Bane) 2,243,000 *k370900
Fire Protection
rirehouse 100,000 1.,000
Pumper 100,000 3,000'
Staff
3 Full Time Pos 48,000
15 Volunteers 35000.0
Sheriff
2 Vehicles 20,000 16,000
2 Deputies (Additional) 32,000
20462,740 173,000/yr
Drainage Facilities 7,750,000 20,000
TOTAL $41215,700 $193,000
The immediate construction costs of $4,21.5,700, are annualized
at a discount rate of 10 percent for a 3'5 -year period for the
fire and police protection, an:l road construction, and at 10
percent for a 50 -year period for the drainage facilities
results in a total annualized cost t.. the county of $431,862
The additional. 0&M costs per year bring this total to $1930000
+ $431,862 ='$624,862,
** Based on` the ourrent Butte County budget of $1.9 million;
for maintenance crews and: an averago 1, 445 miles of maintained
roads, and additional equipment or -,ipproximately 2,500/mi/yr:
71
Comparing this value to tho expected revenues of $2,310,383/yr,
a not gain of $1,685,521/yr will be realized.
Monies received from agricultural production in—the project
area can potentially equal 02.3 million per year. This value is
based On the potential production of the agricultural lands in
the project area if all lands were placed into commercial
production. Actual values are less because of varying manage-
ment practices, lands lying fallow or which have been removed
from production.
These monies effect the local economy by an estimated multiplier
of 2, resulting in ail estimated $4.6 million potential output
from the local economy.
The net loss of revenues from the loss of agricultural production
will be much less than the 14.6 million potential. Households
also influence the local economy by creating demand and cir-
culating money in the community. However, households do not
generate new money in a community. Construction, agriculture
and other manufacturing raw material industries are required
for this purpose.
Costs that were not included in this cost analysis include
increased school expenditures that will result from the expanded
student population 'associated with development in the project
area. These costs were not defined at this time due to the
current study being undertaken by the Chico Unified School
District and Chico State University. This study is being
Performed in order to understand the conditions that may exist
it the district as local biographic changes Occur duringthe
next 15 1 to 20 years. However, the additional cost of approximatqly
72
1, 000-1, 500 new students in the district must be taken into
account When ;final evaluation of the district's enrollment
occurs,
CONCLUSION
The results obtained in this analysis indicate that the revenues
which are expected to be derived from the proposed changes in
zoning and subsequent development will be in excess of required
annual casts to expand services to the project area. However,
it should be noted that additional costa for services, not
considered in this analysis, will reduce: the net revenue gain
to the county beyond the value presented. A net ga'i'n is expected,
nonetheless, but will not be sufficient to significantly relieve
other problems in the county resulting from financial constraints.
73
CHAPTER IX
GROWTH INDUCING IMPACTS
The proposed rezoning and subsequent development of the Pro-
ject area will not require additional davel.Qpment to occur
away from the project site. However, development of the pro-
ject area will, directly resu,'t in increased demands for public
services, such as power and telephone services, police and
fire protection-, and road maintenance-. These services are
expected to be expanded to serve the demands of the project
area and will not be required to serve off-site areas.
Rezoning the project area may also be considered to be growth
inducing due to the existing vacant lands within the City of
Chico. An estimated 7,000 dwelling units can be built under
existing zoning designations within the city. These vacant,
lands are expected to meet the new housing demand in the City
of Chico for the next 15 to 20 years. Rezoning the project
area at -this time may act as an incentive to develop lands
outside the city limits, leaving vacant propert4
.,es within, the,
city. This may contribute to sprawl -like development if such
lands are not fully utilized.
The rezoning of the project area, in itself, is not considered
to be growth inducing. This is due to recent trends of
residential development which are occurring in the project area.
'Rezoning of the area will allow continued development of the
Land for residential purposes but will control the types of
developmentto ensure conflicting uses do not occur between
the Chico Airport and future development.
Rezoning the project area will limit future development within
the project area to approximately 2,100 dwelling units
74
accolyimodating 5f670 to 5,830 residents, in addition, approxi-
mately 80 acres of limited industrial: development and 30 acres
of commercial facilities will be allowed. The latter uses
may stimulate employment opportunities in the area requiring
some migration to the Chico community, however, it is expected
that the majority of positions will be filled by existing
residents.
The increased residential development may also encourage
additional commercial development in the area, however, this
is considered to be minor due to the wide range of commercial
services currently available in the City of Chico.
As improvements take place in the project area, particularly
drainage facilities and public service expansion and instal-
lation of adequate utilities, it is expected that tax assess -
Mont izicreases will encourage existing landowners to develop
their properties, Owners north and west of the project area
may be effected by those changes, but the supply of housing in
the project area is expected to meet future demands for 15
to 20 years,
(MI
CHAPTEa x
ENVIRONMENTAL F, FFECTS WHICH CANNOT BE AVOIDED
IV THE PROPOSAL IS IMPLEMENTED
Rezoning and development of the project area is expected to
result in several unavoidable adverse effects. Due to the
nature of this action the effects should be considered in a
cumulative perspective and not isolated from other development
or plains in this region.
The rezoning development of the project area will. directly
result in the conversion of existing commercially productive
agricultural, land to a rural residential community. This
conversion. does deal with land of limited productive potential
over the majority of the project area; but includes approxi-
mately 1,500 acres of Glass 1-1 agricultural land. This type
of land is considered to be of prime productive value and its
continued loss has resulted in statewide concern, However, to
accurately gauge the significance of this conversion, a regional
perspective must be utilized in combination with state and
county policies.
Direct conversion of ,°'kese lands will result from decreased
parcel sizes, covering with structures, roads and impervious
surfaces and economic effects resulting from tax changes due to
the possible establishment of assessment districts. Each of
the effects are discussed in detail in the soils,, economic and
hydrology sections.
Development of the project area will also result in the alter-
ation of plant and wildlife habitat due to JUbl introduction of
increased human activities a
nd structures. ,Although, many
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CHAPTBR X1
11MVERSIBLt ENVIRONMENTAL CHANGES WHICH WOULD
OE INVOLM IN THE PROPOSED ACTION SHOULD IT BE XMPLE-MSNTZD
The following changes to the environment are considered to be
Irreversible, This Is defined as effects -that are irreversible
over a reasonable forseeable future.
The development of the project area will irreversibly convert
It500 acres of prime agricultural land from productive status
to a rural residential community.
in addition, the construction of drainage facilities which are
expected to be required will irreversibly alter the natural
drainage patterns of the western part of the project area. Al-
though much, alteration has already occurred due to levees,
roads and other construction in other portions of the project
area, the additional drainage facilities will be extensively
concentrated in the western portion of the project areai
Other irreversible effects include plant and wildlife habitat
losses, increased demand for public services, and increased
runoff due to impervious surfaces. These dffectst although'
not considered significantly adversek will essentially be
irreversible if the project is implemented.
78,
CHAPTBR XXI
THE RELATIONSHIP BETWEEN LOCAL SHORT-TERM
USES OF MAN fS ENVIRONMENT AND THE MAINTENANCE AND
ENHANCEMENT OF LONG-TVRM PRODUCTIVITY
The proposed rezoning and subsequent development of the project
area will effectively remove the long-term productive value of
the area0s soils from commercial use. This is expected to
occur in the western portion, of the rezone area where small
land holdings will make commercial agricultural production
infeasible. The larger parcels, located on the eastern side of
the project area, can be expected to remain in some typo 09
production capacity. These areas will primarily support
grazing animals and other livestock.
Due to the location of the Chico Municipal Airport which Butte
County and the ,centra, portion of the Sacramento Valley rely
upon for air transportation, an additional long-term objective
is to maintain the operationof this facility. The loss of
this facility to urban encroachment could prove to be a long-
term loss to the region.
The rezoning of the project area has trade-off consequencosi
To ensure the continued operation of -the Chico Airport and
protect it from unplanned urban encroachment while at the same
time provide for residential and commercial accommodations for
future residontst the loss of agriculturally productive lands
will occur.
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CHAPTER XIT1
ALTERNATIVES TO THE PROPOSED PIWECT
ALTERNATIVE NO PROJECT
This alternative involves not rezoning the area. from present
agricultural uses (A-2) and not developing a master plan for
future subdivisions or smaller zoning changes.,
BENEFITS
None
DETRIMENTS
l,. Would result in continued development of subdivisions,
mobile home parks, and other residential facilities in
an unplanned manner. The continued development of this
type may not result in individual adverse environmental
effects but may act cumulatively in an adverse manner
on the Chico Municipal Airport and the City of Chico.
2.. prohibits development of an areaw'ide plan which could
incorporate flood,, drainage, roads , . water supply, and
commercial/industrial o
development considerations into
p a.
a balanced format.
3. Conflicts with the existing Butte County Land Use Element:
of the General Plan.
4. In the long-term, may not avoid the potential impacts,
as described in this report; due to continued individual
developments
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ALTERNATIVE 2 ZONE SPECIFIC PORTXONS OF THE PROJECT FOR
PA -C. (PLANNED AREA CLUSTER) ZONE
BENEFIT$
i. would enable the preservation of open space by clustering
development in specific areas maintaining the same
average density on the project area.
Would allow development to occur in areas which are suitable
for residential facilities and avoid specific sensitive
areas.
.3. would allow the Butte County Planning Commission to directly
participate in the design of future development on a
parcel by parcel basis.
4. Would allow development in areas near the CNEL 60 to be
avoided by clustering the dwelling units outside that
noise level contour.
5. Would allow development of central,ly-located sewage septic
systemst and water supply systems to provide services to
several dwelling units. This Would reduce energy dot
sumption, costs of individual wells and septic systems
and help avoid utsuitable soils for septic systems.
DETRIMENTS
1. Would result it higher densit je.s, of dwelling units and
people in certain areas and result it the need for noise
insulation and other mitigating measures commonly Used
in urban areas.
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2. Depending on the proximity of the nearest dwelling 'Unit,
the aesthetic value of a true rural residence is expected
to be diminished*
AL12ZRNATXVB 3 - LOWER DENSITY DEVELOPMENT, FROM SR -1 A2 ID 8R-3
To SR -3 IM A-5 ZONING �CLASS
This alternative would result in lower densities of dwelling
Units and would result in approx4mately 847 dwelling units
for a population of 2,288 over the project area.
BENEFITS
1. would not require as large an expansion of public services.
2. would not increase the expected amount of air pollutaAts
from vehicle traffic as would the proposed action.
5. May enable co=iercial, agricultural activities to continue
on areas of high ptoductiono
k.
46 would only generate 9f135 ADT over the projec t area, re-
ducing traffic by 40 percent from the proposed project.
5. would act as buffer for adjacent urban and agricultural
lands.
6, Would reduce mobile air pn3lutant emissions by 43 percent
over the projected emissions of the proposed project.
DBTRIMENTS
J. Reduces revenues to the county and special districts which
are required to provide necessary services.
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2, Reduces feasibi
in, the
services
3y May restrict Cu
land sizes.
,ALTBPXAT1'91 4 - RBS1),EN','. I", [, D1 aV19jOPMEMI .AT URBAN DUI VSITIES
S-1-12 DWELLING UNITS PFR raC1 -
This al.teraaative assiu eo 6,070 acres available for residential
development The num er of units per acre should vary betweon
2 and 12, vdl.th an avex aC,,s of six units per acre, The total,
number of residences would equal 361420, built in phases over
several. year:;,
BENEFITS
T Would prov.*s.e 11iousandt; of additional housing units at
afforable pa-l.cei3 YO Ghi e,�a' s growing population.
2. Devel,opmex)t p.^t;ssuoes would he diverted :from other prime
agricultural lea; ds west of the Chico urban area.
Residential aretin vAM high densities are more efficiently
and econoraical.ly seeved. by public services.
4i Revenues to the c;cLinty from higher assessed property values
would increase.
DETRIMENTS
1. More persons would be impacted by airport operations
(safety and noise).
2, Intense residential: development may interfere with necessary
airport operations.
3. An extension of .the water and Sewer ;systems would be
required,
g would need a.mprovements:
4. Roads and 'drainage facilities
5«r ADT and local_ air pollution would increase.
6. School and sewer capacities would eventually require
expansion;
'%. The higher densities would be growth inducing.
83a
13
ALTMATI'VE 'PRE AN
MERVATION OF -PRIME" AGRICULTURn L D
Under the proposed project approximately 1,500 acres of prime
agricultural land are zoned for residential uses. IT this
adr6age were rezoned to A_20,, A_A01 or A-160, and designated
"Orchard and Field, Crops" in the county general plan., the
land would be preserved for commercial agricultural Production.
BMEP ITS
1, A basic industry to Butte County (part of -the economic base)
would not be diminished in size.
2. Traffic, energy 6onsumption, and local air pollution would
only minimally inoxease.
3. Impacts upon public services would be minimal.
4. Open rural views, wildlif e habitats and non-agricultural
vegetation would be preserved,.
DETRIMENTS
1. 1,500 acres of land would not be available for housing
development in an area where the population is increasing.
2. A potentially larger revenue base would noz be allowed
to develop.
3.. Removal of land Tor residential development could increase
housing costs in,other I locations in the Chico urban area,
if adequate acreage to serve demand is not made available.
4. Existing residents within the area would f�i,,,e continued
conflict with, agricultural activities which, generate noise;
dust, sprays, bees, etc.
83b
,4
CUA TRR, XIV
MITIGATION MRAaUR14S
TRAFFIC CIRCULATION
�'ROBi;�M
The lack of a master circulation plan may result in traffic
patterns that are not suitable for residential development
in a rural. environment,.
MITIGATION
The following general policiesy or similar measures, should
be adopted to ensure safe, adequate and feasible road develop-
ment in the project area.
1 Keefer Road, Garner Lane, and Hicks pane should be
upgraded to act as collector routes for traffic entering
and leaving the project area,
2 An east -west collector road should be developed to
allow east --west traffic movement. The road should
extend west of Hicks Lane as shown on Figure 7 as a
possible location.
3. Avoid development of long, straight minor roads which
could act as an incentive for high speed vehicles,
4.
Utilize a cul-de-sac road system to serve individual
residences. This will decrease traffic by nonresidents
and increase the value of the parcels by reducing noise
and volume of daily traffic.
84
]'nginoer :future roads to avoid seasonal inundation by
providing adequate drainage facilities and/or raising
roads above the average level of the project area.,
5. Avoid construction of .roads over existing waterways
and drainages. In particular, avoid crossings of Mud
Greek and Keefer Slough.
`l. Provide adegtis.te lighting at intersections to provide
safe access for night traffic and pedestrians.
P�tO�LL
Bull buildout of the rezone area will result in traffic levels
that exceed the capacity of existing roads on the project
area.
MITIGATXON
1 Keefer Road is currently budgeted for reconstruction
by 1982 and will have a new capacity of 8,000.91000 ADT.
2. Reconstruction of Garner Lane, estimated at $453to0o#
north quarter of .Hacks Lane, estimated at $2241000, and
construction of an east -west road, located north of Mud
Creek at an estimated: cost of $884,000, will bring the
accessways up to capacity for the proposed use of the
project area.
Proceed 3, pro with, development of public transportation systems ,
to connect with urban areas as formulated in the Butte
County Regional Transportation plan.
85 -
4. Include a bloyole lane in the construction of any new
road facilities on the project- area to induce alternahive
transportation forms of a safe quality.
PROBLEM
ALditional traffic may result in haZardous conditions at the
intersections of Keefer Road and Highway 99, Garnet Lane and
Highway 990 Hicks Lane and Eaton goad? and Keefer Road and
Cohasset Road.
MITIGATION
Conduct specific studies of these intersections and
install suitable -traffic control mechanisms, hanisms, such as:
Turning lanes for vehicles crossing the path of on -coming
traffic at Garner and Highway 99, Xeefer Road, Highway
99, and CohassetRoad and Xeefer Road, and -the future
east-wesL road at Highway 99i
Traffic control signals to regulate vehicles crossing
the intersection of Hicks and Eaton Road.
Speed control zones to reduce approaching vehicle speeds
at Keefbr !Road and Highway 99, Garner Late and Highway 09p
and the future east --wast road and Highway 994
SCHOOLS
PROBLEM
The.development of the project area, in combination with other
development in the area, will result in a stu66nt population in
86
3. Avoid development of areas with persistent drainage Problems,
high clay soils, or ground depressions.
4. Avoid construction in natural swales or drainages that
may impede or disrupt surface water movement.
5. Drain standing water to the abandoned gravel pit on the
project site for ground absorption or diversion into
Mud Creek.
6. Deepen existing channels such, as XeOfer's Slough, and
drain surface waters into these secondary channels.
PROBLEM
Flood hazards on the lower reaches of Rock Creek may -result in
adverse conditions to local residences.
I
PROBLEM
Several soil types on the project area have severe limitations
for septic tanks and leach field installations.
MITIOATlON
:1.. Site specific soil, tests must be performed to determine
uitabil,ity of the soil of a septic system. Specific tests
of depth of bedrock, percolation rate, and subsurface
permeability should be performed under winter conditions.
2. Avoidance of areas which are not found to be ,suitable
u for sop -tic systems or reduce density to a Sit -2 or 5R-3
designation.
3. Establish an agreement with the City of Chico to utilize
the existing sewage treatment facility at the Chico
Municipal Airport ,for the limited industrial sewage
wastes generated in that area.
SOILS
PROBLEM
Certain soils, such as Anita, Clay Adobe, are susceptible to
shrink/swell daze to seasonal moisture changes.These may effect
b!xilding foundations of structures on these areas.
89'
y
MITIGATION
1. Avoid using slab foundations in areas of high shrink/swell
potential. piers or other suitable foundation types may
be substituted for residential and commercial structures.
VEGETATION
PRO13LEM
Development of the project area may result in destruction of
suitable habitat of several rare plant species often associated
with vernal pools and riparian habitat.
MITIOATION
1. Site specific investigations should be conducted to
determine the presence of the rare species in the areas
shown on Figure 6 andothersmaller locations throughout
the project area.
2. Establish easements or setbacks where suitable r,0;itat
exists and along stream banks for riparian vegetation.
3. Avoid construction on these areas due to their poorly
drained characteristics
4. Transplant the rare plant species to suitable locations
where they may be protected from further habitat loss.
5. Promote the use of native species as landscape vegetation
where possible.
P
OR09NO WATER
7OM
The possibility of contaminating shallow Wells and/or reducing
,their yields sloes exist.
MITIGATIOV
1. To ensure a continuous wator supply to future residents
and reduce the possibility of shallow well contamination
from septic systems and surface runoff, future wells
should be developed at depths of at least 1.00 feet to 150
feet: from the surface,
NOISE QUALITY
PROBLFIM
Low density residential development is proposed in areas lying
within the CNFL 60 noise level.
MTT IGAT ION
1. Recommend future structures to be constructed with noise
reducing features, such as
0 Insulation
o Sealed windows
c Avoidance of direct exposure to aiporb facilities
2. Avoid the use of colored lights in the adjacent industrial
areas that may be confused with airport. facilities,
3. Fstabl.is.h maximum height limit~b on the L -T zone class,
avoiding construction of potential, obstacles or hazards
to aircraft.
RECREATION
PROBLEM
Future residents will require some recreational
facilities
MITIG2\TION
Establish strategic areas for possible future dedication as
parks or playgrounds. Estimates assume acreage of 17 acres
to be the _ minimum ,acceptable, based on. the Butte County
subdivision ordinance.
AIR QUA L IT'Y
PROBLEM
Development of the project area is expected to result in
increases of both mobile and stationary source air pollutants.
MITIGATION
1, Establish alternative transportation which emit lower
air pollutant levels per passenger mile traveled
such as a public bus system.
93