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HomeMy WebLinkAbout79-40 3Members of the Butte County PlanrAng Commission: 'ta Co. Planning Comrrt 2 P, 1979 Ciroviile, California A non-profit corporation dedicated to careful planning for growth P.O. Box 3666, Chico, California 95927 January 18; 1979 The CHICO 2000 organization has carefully studied the proposed General Plan Land -Use Element and its resent changes. We certainly support the Commis- sion's efforts to revise the text and make it a more useful planning tool. We offer our suggestions in a spirit of constructive cooperation, and believe that these changes will give Butte County a much better Land -Use Element. In reference to the Land -Use Map, we support the Commission's efforts to move away from the present 1 -acre minimum for the Open -Grazing category, and we concur with the 4.0 acre minimum. However, we have two major concerns 1) Allowing a range of 1-40 acres for Rural -Residential would accelerate the breakdown of land into 1 -acre parcels. 2) Similarly, if all land presently in thj Open -Crazing category, and not under the Williamson Act, is moved to +'..1 Rural -Residential category, this would create at least the appearance of allowing tens of thousands of 1 -acre lots, scat- tered across the grasslands and foothills east of Highway 99. "Islands" of Rural - Residential land,surrounded by Open -Grazing land, would result. To deal with these concerns, we have two recommendations: 1) In classifying land as Open -Crazing, include nonWilliamson Act land as necessary to prevent the creation of these islands (see, for example, T.20N, R 32, Ser,. 4, near the intersection of Clark Road and Highway 70)`. 2) Revise the Land --Else Classifications as follows: a) Use Rural -Residential for the 1-10 acre range, b)' Establ!,,h a Rural -Open Land: 10-40 acres category to include those areas too small to include in either the "grazing and Open Land" category or the "Timber -Mountain category, but for which develop- ment in 1 -acre lots is not appropriate. Criteria such ' w average parcel size, distance from the urban areas, slope, and sail types should be used in determining inclusion in this category. Below are listed a number of changes which we believe will; substantially improve the element. We've used the fallowing code; EDIT: refers to a mirror editorial or grammatical change OT:' refers to the .line numbering in the August, 1978 draft te;<t. RT refers to the line numbering in the recent revisions, EDIT -RT -p.5, line 33: replace "increased" with "enhanced" RT -p.28, lines 15-18: reword as follows: "The material welfare of the people has been well served by the free -enterprise economic system, based on the private ownership of property" EDIT -RT -p. 28, lines 21-22: replace "it's" with "its" RT -p.28, lines 40-43: The phrase "Longer planning periods also require more attention to timing and, scheduling so as to avoid premature development and wasteful land conversl,on." is true, valuable, and should be reinserted in the Element. The State Guidelines for General Plans discuss this very problem; leaving out this phrase may result in legal problems. We accept the 20 -year planning period, as long as the above language is reinserted. EDIT -RT -p.29, lines 10-11: "both In the county as a whole, and in Its various sections" RT -p.2 9, lines 42-45.- The phrase "Scattered development not only requires costly extensions of public facilities and services but can also lead to inefficient use of land, energy, and other natural resources" should be reinserted in .the Element. This phrase is critical In explaining the numerous problems re- sulting from nonorderly development. EDIT -lines 48-49: rewrite as "recognizing that some land designated. for develop- ment is not immediately available for use" Line 50: replace the phrase "must be respected" with the phrase "should be considered" . Otherwise, the phrase "must" implies that anyone with development plans must be allowed to go ahead, regardless of the effects. RT -p.30, lines 55-58: we recommend replacement with the sentence "Agricultural zoning has not been widely achieved in the urban fringe areas, due to the conflicts between the agricultural uses of land and, frequently; the impact of development and official actions." This version says essentially the same t. thing, but avoids the rhetorical criticism of agricultural zoning. RT -p.30 continued, lines 7-10: Replace policy c) with "In deciding whether or not to designate an area for agricultural use, the impact of urban encroach- meut and past official acts shall be taken into account" . The present wording of this policy would open the door to numerous problems and controversies: for example, would the presence of a handful of small parcels next to a large orchard constitute "urban encroachment", thereby -requiring the designation of the orchard as "non-agricultural" ? EDIT -line 14: replace "Principals" with "principles" Line IS: replace "Encourage" with "Direct". This should be a, county policy, and the word "direct" is less ambiguous. RT -p.31, lines 4-6: Replace policy e) with "In decidiag whether or not to designate an area for grazing, the impact of urban encroachment and past official -3- RT-p.31, 3- RT-p.31, lines 4-6 (cont'dd) actions shall be taken into account." This parallels our previous recom- mendation concerning agricultural use, Lines 33-36: Replace policy d) with "In deciding whether or not to desig- nate an area for timberland, the impact; of urban encroachment and past official actions shall, be taken into account." OT -p.31, lines 45-46: While vire are not proposing alternate wording, we are concerned about subsidizing, from the county budget, water projects to serve isolated subdivisions. OT -p.32, Mineral Resources: Add policy b) , "Land subject to mineral extraction shall be reclaimed after use" RT -p.33, line 14: Replace "zoning" with "designated land -use areas". As presently stated, this policy could be interpreted to mean that all land needed for housing forth " next 2 0 years should be immediately :zoned for residential use. Such an interpretation could lead to leapfrogging and pre- mature conversion of agricultural land. Line 42 Vire recommend replacing "required" with "realistically available". For example, there are areas in the Chico vicinity where a 4 -land highway with interchanges is needed because of traffic density, but State policies make such a highway very unlikely. EDIT, lines 51-52: revise to read: "of commercial uses in residential areas, taking into account the wishes of residents in the area" . RT -p.35, line 46: add the phrase "corresponding to anticipated need" , This phrase was in the original draft, and will aid in preventing premature urbanization of agricultural, grazing, or timber land. EDIT', line 40: replace "it's" with "its", EDIT -RT -p.36, lines 20-21: add the phrase '"and, separate new heavy industrial and new or existing residential areas" before "with" . EDIT--RT--p.37, line 28: The word should be "acquisition" . RT -p.38, line 3 Add the policy d) "Direct future urban growth away from flood- plain areas that would require expensive flood -control facilities" RT -p.38: We recommend adding policy d); "Encourage setting aside park land in new residential areas" RT -p.45, line 14: If home occupations are to be allowed in orchard and field crop areas the use should be tightly controlled with zoning and use permits. Otherwise, creeping commercialization of agricultural land could occur, Line 37: add "and type of actual or potential crop use ' , Clearly the viability of land depends on what crop is planted-! rot Planning Gomimiosion FROM: Kyle Butterwick suarazr: Glossary, of Terms - sand Use Ele-ment Text Dnr9: January 23, 1979 AU IAie, public ht tllriflg On, Ole J-WI:L 'CTsca N"14Artenl; r� ,, are the `£ L,.Inna rIg t:> Commiss i,on on January 1.0, l9` 91 several ,i.ndividuals expressed -the need for a glossary of terms in the document. These individuals purported that terms such as compatible, discourage, limit, adequate, and appropriate should be clearly defined in order, to remove a!ly misconception as to the interpretation and application of such words. Serious consideration should be given to the validity of this recommendation. A glossary of this nature would provide several benefits as well as presenting some difficulties. Advantages 1. A glossary of terms would perhaps alleviate the misunderstanding of many words or at least clarify the intent of such words. 2. Because many of the above -referenced terms are used frequently in the text to qualify policy statements, the definition of such words may result in a more consistent interpretation of these policies. For example, the interpretation and application of policies is principally a responsibility of elected and appointed officials; however staff is sometimes confronted with similiar determinations in the review of subdivisions through the functions of the Advisory Agency. Presumably, the judge- ments made by either these officials or staff members are not necessarily uniform. However, in defining -terms which are used to qualify policies, the policies themselves assume -a more absolute meaning resulting in greater continuity in policy interpretation;. Disadvantages 1. The difficulty of Compiling a glossary which is mutually accept- able to all concerns. Many terms may appear understandable to some individuals and unclear to others_. 2 The difficulty of defining or clarifying terms to everyone's satisfaction. For exampae, several dictionaries were consulted in attempting to de.tin.e the following words: DISCOURAGE Webster's New World: "To advise orursuade to refrain; to prevent or try to prevent by disapproving.” Planning Commi ion jarivacy 23, 10 Page 2 W1n,"ItO111- "Depress; deter; to advise againr3t.11 American Heritagc,,: "To dissuade or dot -or; to hamP4r; hinder. 11 ADEqUATE Webster Is New Wo;old: "o-nough; sufficient; Suitable" Wln,st.oq: 'Itla I bo -the ooq . u. -L Amovican flaritago: "barely s,,Itjs.tOctor Y Or,sufficlent LIMIT Webster's New World: . "the greatest amount allowed; restrict. curb. Wince: "to set bounds to; confine within bounds" American Heritage: "to confine or restrict within limits; the greatest amount or number allowed" 3. As you know, -the interpretation and evaluation of policy state- ments in dealing with individual projects is necessary to reach compromises and identify Priorities among conflicting policies. No one policy by itself should necessarily determine County action. Many of 'these Policies are qualified by words similiar to those referred to in this -report. These words Perform an important function in the interpretation of Policies. Consequently the abiliby tj make these necessary policy Judgements could be significantly constrained by establishing inflexible definitions to words which are intrinsically connected to the policies. The most appropriate meaning of these terms and the the, to H -p -r which PeyopaPply might be best evaluated when reviewed in context to the subject of their application. XB:nw r rt]'rQ�M'tT.M�++A1tr 1'c 1 I rr;"p try' '`F" tY Submitted by Concrrnttid Citizens, Engineers &; Mvelopers, Property Owners, and the Orovil.l.e Board of Realtors. To: Butte Country Planning; Commirmion, Dr. 'Frank Bennett, Chairman 4610 Bettye Blair, Planning Director ✓, J co Kyle Butterw ck, Advance Planning Coordinator r01,ilo, 119 A study of the draft for the Land Use; Element of the General. Plan has been Ctl��a�% � conducted by a group of local citizens. After a lengthy discussion, tae have come to several. conclusions on the project which we respectfully submit for further study by the Planning Cowniss on and Staff. Trro representatives have been appointed to ,onsver questions on behalf of V s group: M11t x`.107,3or., Manager, 0.'�l.r.D. and Bernice Stanhope, Chairman of the Land U.se Committee, Oroville Board of '?e>:al.tors. Overall the document haP, Much merit and has covered gamy important aspects of future planning and anticipated problems. 140 recognize the many hours of t-rork and planning that preceeded this draft. It is not our intention to pre3utne to take on the: reale of Plpnners, only to offer recommonda.tions submitted by our ;roup as an aid to -the final draft ofa Land Use Element to the General T'lan that X411 beat serve the needy of the enti.rf County, 19p: ' s}c to havc'. 011r recommiendations publicly stated by Chairman Bennctt at 'the Planning Coynmissi.on Meeting, Janizary 10, at 7:30 p.m., Board of SuperviiOrs Room, Or. ovil.le. Courthouse, downtown Based on the context of the draft along trith'the chsRnges incorporated into the tcxt, it is o,ar feeling that a need for greater clarity be given to it of policy, ?and use and interpretation in order to substantiate any amen&,ents to tho General Plan MaD in'years to come;, as ifell as current implementation In order to avoid leal chall en e, ire must establish consist -ant growth managehient Policies based oil -land arail.ability, existing utiljties and nroject;; ons for the fL'+.urn+ coning confortit3 and criteria and the rights of the property owners themselves. We sur,�gcst a glossary of telvis used e=xtensively throtaghout the draft such as "re ,uirw adequate -water supply", "com+�atible uses", "d? scourage"� rslimi,t" "appropriate", etc. `''hese vague terry's c;quire definition, and :;hould save stafff eowitlf,s hours of di ;cussion and questions with prosp:�ctive developers and properi,y %mens vi.shing to snake use of their land in various ways. Nang range goals should be defined on w: County -wide basis, As an example 1• j;e100iar4ge dovejopmcnt in W'ban areas att ire2l as areas iti.th less productive soil. 2. Preserve, high quality ra riculturral 1. _ndl for agricultural � q '� t✓ ural purposEs. 5. lcini:r�t yet cor:fli>ts betweei,r urba.rt exranr:"Lon and agricult zral productions. 1 z • 4 . 1ancGurr ;e development of W. giant 'land around and butween developed co iu Wl tiols as ordinances and local desires permit. ' the Vne the "raral. residcnti.al" zoning, to act as a buffer between urban arena and the the outlying; arenas of the county, (allowing sopticu systems where fctioible and individual wells as we have now. The one acre minimums in this category will seldom be utilized Guo to septic and pert requirements currently us( -!d by l nvironmontal, Health Dept.) Therefore -this zoning should be used: extensively in the outlying areas allowing; for orderly development. G, Roasonable "freedom of choice" in living; areas and housing opportunities, ' Provide convenient and valuable business area. 4 w To pi;ovide area for adequate employment opportunities. 9. To enhance the esthetic appsirance of the area. 10. To properly serve the residents and developments with efficient services, u#i7a.ties ,ind optimum use of streets and highways. 11. Promote infill and rehabilitation wherever feaui.ble; howrever, utilize alter nttive growth policies to meet; the—needs of the -communities, countywide, 1.2. Disperse: modium and high density development in areas where practical, � R 13. Encourage devel,00ment in the ci.';ies and annexation when advantageous to highest and best use of the Land;. The adoption of new zoning should not be a hurried process and should be geared toward moximwn utilization of existing availability of land for development; con., sideration of utility difficulties to serve density problems, costs, timing, etc. So called "simple" changes in zoning affect many people's lives. Utility Go. meetings with Planners could be a, starting point along with charts showing nunber pf people served by existing utilities, schools, public facilities, (arid any other services listed on rages 24 through 26 of the original. draft. "E viro .mental conceinis"t while the concern of all of us, can be overemphasized and not entirely rer.7;i dtic reg axci ng* ,peoPletS , 6eds) desires, capabilities, etc. Av'old pi c, rig"- in this' re:,61tot throtgnout the General Plan, nnvironmerit.nl concerns and ecological standards take their rightful place in the orderly growth process. We request specific clarification on the following itd.ns: Page 31 W Policy statements under ureter'Resources - line 49 Items d6eq & f. need more definitive guidelines. Also def ne"compatible Use". Pago 40 .. Policy (a) undor open space we interpret to mean, 40 acre minimu•rs except tho„ti ,tress designated as changedto "raral residential” Without mapso it, is difficult to make doterrntn tions. Many of there areas are the most x"easible and desirable areas for future develap mont.. Site believe the StaV and the Commission can expect ve.,-y heavy ',flack" when it comes time to bring the zoning .in conformance with the text,. Utrome limitations on properlyounors mho 1"Ind them clues in the ,40 acre minimum classification" will " present untold difficulties in trying to bring the zoning in con. ao -mance writh the Laud irsu hle .ent. 2 w 3 Page jo - policy O'du line 20 clari,fl« "rare- and ond,,mgepocl planta & animixlg11, Is this a local or state requii,ementx Page 46 .. Differentiates botwoen orcn. and grazing land, i, c. , ] Arid in the Williamson Act (Convorvation vlem nt) slai.tod for grazing at opposed to the open classification not suited to grazing generally. This area of map development is of much concern, since manyofthe;,e "open" areas in our county are within close proximity to the urban areas and have development, potential. Pape 47 Specify land use primarily used fox, harvesting and forest products . as opposed to ,smaller parcels not concerned -vrith merchantable timber. Paga 48 Delete Item 5 under site desipnation criteria and reword: (5) Near or adjacent to necrissary utilities and roads. I Item 7 under site designation criteria. If this is to be used, it should be accompanied by a map showing the flood plai.no and active faults in the County. Page 98 .. the soil classifications seem too general as to the uses allowed. This committee feels that; the Land Use Element shoaxl.d have diroction as to azleas of growth based on the available existing utilities and their projections to the year 2000. This aspect will be discussed by Milt Emerson, %,Wiager of O.ld. I, D We find it impossible to understand the implementation section or the F.I.R. t-rithout maps incorporated into this plan at the time it is being drafted. Therefore, we request time to ,study all the maps and their relationship to the Plan before drawing final, conclusions as to the credibility of this document. In addition, the number of acres indicated on the General. Plan Kap for urban use: development, is i.ri excess of those anticipated to be developed in the ensuing 20 years in order to avoid artificially constricting the market as a result of in- flation and speculation. It is our sincere desire that ;reatcr clarity of the basic regulations concerning parcel maps and subdivisiors will aid property owners and developers in a bettor time element for approval. Delays acro costly for government and individuals alike. Unclear policies and endless requirements for interor6.,ation cause countless hours by Staff and many dollars on the part of property owners waiting for elarificatiorx on questionable statements of policy. It is our request that the Planning Staff and the Cotrmission evaluate our suggestions. and take our recommendations under consideration at the Planning Comrgi,ssion Meeting, January 10. Thank you for your time and 6oncideration. Bernice A. Stanhope Rep. Citizens for Responsible Growth FROW 51; 8 + P.., '-, T Inter -Departmental Memorandum Bat terwick DA,rgi January 8, 1979 lu n K a 1) A. thF-) Ccinmianion my recall, during the initial developrraent of the County's new Land Use Element, considerable discussion was directed to the content and organization of the Element and alternative -methods for its implementation. The consesus follow- iag these conversations was to first d-avelop a text with new policies and development criteria; thereafter, maps of individual areas were to be prepared based upon the text provisions. i The Government Code of California, however, is very explicit in stating that a general plan must not only contain text information but additionally, a diagram or map. Saction. 65302 of the code reads, "The General Plan shall consist of a statement of development nolicies and shall include a diagram or diagrams and text setting firth objective s, principles, standards and plan proposals." Therefore, in order to comply with these requirements, the revised Land Use Element must include a text and map. In this, regard, staff would suggest retaining the County's existing Lana Use Map, excepting several alterations discussed in the following paragraph. The utilization of the County's existing map however, must be0 perceived as a short-term measure only, recognizing that area -wide and detailed map amendments and associated rezoning shall be pursued in 'the future 'to more accurately reflect the policies of the -text. Enclosed with this communication is a proposal for amending tuluwe County's Land Use Plan Map. Included in this proposal are the following map considerations. 1. Incorp-ration of four map proposals previously studied which include completed environmental documents: North Esplanade, West Highway 32, Oraig-Mooreto,,m-, Meridian-Munjar. N 3. The application of a 'Rural -Residential' ca-leSory in areas presently designated for s at l 'Grazin—Open Lan -Al except where William- son Act contracts occtir and where u present zoning i , least 40 acres. (These areas would remain in Opea.-Grazing Land and eubject to the prorosed 40 acre minimum parcel size..) Where lural -Residential land use patterns ta-,:6 been clearl7 defined ,through past official actions and/or existing develop - M nt, -111!,� msp rt -==Winded 'C-;. 'Co h reflec-t these and tii: nw dent *ty s�sndards of t-he Land U categories. Specifically, lards within the Timber -Mountain category which a r e, presently zoned "TH-5"I "TH-10" or `TM -2\00 are to be identified a;� I Rural. - Residential' i on, the Land Use MRM. Excc:r z i;s from tho California Admini.strativo Colo 2_011 LC;gislatiLre has declarC,d`l,,i at it is tho polity of tho stato to: (a) Uovelop and maintain a high duality environment now and in 'the; future, azid take all action necessary to protect, rehabili'ta'te, and enhance the environmental quality of tho state. (d) Ensure that the long-term pro'tectir.r of -Ole environment shall be the guiding criterion in ,auol,.ic decisions. (b) Each public agency shall mitigate or avoid the significant effects on the; environment of projects it approves or carries out to the extent it is feasible -to do so. (d,) Environmental impact reports shouldemphasize feasible ... alternatives be projects. (f) The E.I.R. process is intended -to enable public agencies in evaluating projects to determine whether a project may have a significant effect on the environment, to examine and institute methods of reducing adverse impacts, and to consider alternatives to a project as proposed, These steps of analyois and evaluation must be completed prior 'to approval of a project. 1-5013 (b) (1) With public p3. o j ects , at the earliest feasible time, project sponsors shall incorporate environmental con- siderations into project conceptualization, design and planning. 12882�=4j n s, (a.) No public agency shall. approve or carry out a project for which an environmental impact report has been completed which identifies: one or more significant effects of the project unless the public agency makes one or more of the following written findings for 9ach of -t-hose significant effects, accompanied by 'a statement of the facts supporting each finding. (1) Changes or alternations have been required in, or in- corporated into, the project which mitigate or avoid the significant environmental efi ects thereof as identified in the filial E.I.R. (3) Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the final E.I.R. 15143 (d.) 14.1ternati.ves to the proposed action. Describe all reason- able alternatiYv es to the project, or 'to the location of the pra jest which could feasibly attain the basic objectives of the project, and why they wore rejected in favor o.f the ultimate choice. ... The discussion of alternatives shall include alternatives capable of sub- stantially reducing or eliminating any significant environmental effects, even if these alternatives stibstartially impede the attainment of the project objectives and are more costly. Buffo Co, Pie„piny Comm., JAN a 1979 Oroville, Carfornia LAND 0V NATURAL Vvf,,AI,T 14 AND BFAUTY 0'anuary 5, Bettyc Blair Director of Planning Butte County Plaiming Department No. 7 County Center Drive Oroville, California 95965 ENVIRONMENTAL REVIEW I)EPARTMENT eARL D. NELSON, Director A COO, 0104\111 Re: General Plan Land Use Element Revision: Proposed Modifications to the Land Use Map. Dear Bettye: As you know, the original procedure contemplated for a thorough re- vision of the General Plan Land Use Element involved a revision to the text first, with maps of individual areas to be prepared area by area at a later time. This procedure was designed to divide an ex- tromely large task into smaller phases, making the overall job more easily manageable with the existing staff. However, the requirement of state law to have a map as a part of the text, even initially, makes the original procedure unworkable. I recognize the shortcomings 6f the present map and text of the ex- isting land use element, and I appreciate your concern for completing .1. -0 (' the revisions at the earliest possible date. I think there is M u.h agrcemett that revisions are urgently needed, and that the proposed text is a great improvement over the current element. At your request 1 have given serious consideration to the proposal to modify the present map to (I)show a rural residential category in areas presently shown as grazing -open land except where William8on Act contracts are in effect or where present zoning is 40 acres or larger, (2) incorporate the West Highway 32, North Esplanade, Garner - Keefer and Craig-Mooretown Ridge proposed map amendments, and (3) apply the new land use category specifications and policies to the present map, seta 4ning the same patterns. After -reviewing -this proposal ir. light of the requirements of the California Environmental Quality Act, I find two major problems with, this approach: (1) The original circulation through the State Clearinghouse was for text only, with no map. Supplements to the E.T.R. were to be prepared for each individual area map as the maps became available, and these supplements were also to be circu- lated through the Clearinghouse. Since we are now contemplating County CON& OtIVO I roville, California 95965 Telephone (916) $34-4777 once r�ixafle ec�uIlty w;id.e mala, 1311.0 Map .torr hor w'i.,Lh. rao(.:C,ssary :1upplornonto Go t1jo E.;i .V.m1. wb b(.; oiruulato(I throuft';h the stat(a Clcar�ra,zat raousca, s:i:noc; :i.`t, is a �",u°k otant:ial m0difir,.4"Gion of the orae :a~nal proj ec-L (2) The map Pvoposal sloes not meet °LIIQ, legal requirement for con0iderataon of alternatives which might reduce; potential environmental damage;. l ha.vo included oxcerpbo from the Calif ornia Adminis•Lrativo Codo which indicate the Coun-Ly is responsi , blo to adopt the alterxja.°Li.ve which offers the least possibility for environmental damage, or give reasons why another alternative was selected. In this case) alternative patterns of map de- signations which might reduce onvironmental damage have not been developed and included in the 'r,.I.R. , so the County is therefore not in a position •to consider vhem as required by law. The two factors mentioned above will unfortunately delay tla,e adoption of the land use element revisions. The Environmental Review staff will cooperate with you and your staff to mi.aim ze this delay. One other r,oint T would :Like to make relates to the stile -%tion of land use categories available to apply to various areas. Afto:o looking at an actual map proposal (rather than just the text by itoelf as pre- viously) it appears that there is a very wade gap between the one -acre minimum lot size of the rural residential category and the 40-•aore minimum lot- size of the grazing and open land category. 2 believe these minimums are appropriate and should not be compromised. How- ever, there are foothill areas where a 15 -acre minimum ;Lot size should be the absolutely smallest allowable limit because of environmental reasons (watershed protection, wildlife preservation, eta-.) even though soil conditions might allow septic tanks to function on parcels of five or ten acres. A forty -acre minimum would be too large, one acre too small. :Minimum lot size zoning alone cannot be relied on to pro- vide the degree of environmental protection necessary for ted esti in- between areas. An alternative which should be given serious consi- deration would be a new foothill residential land use category with a 15 -acre minimum parcel size. Although we do not want to see a pro- liferation of new categories (such as we have in our zoning ordinance), this one seems to fill a genuine need -to prevent unnecessary environ- mental degradation. In any case) we will work with you to complete the revisions to the land use element text and map. x am encouraged that the portion of the revised document already completed in draft form: is such a great improvement over the present element. HOPOfully we can maintain this high, standard of excellence through the map development phase, and the public hearing process. - ,sincerely, Buffe Co. Rla-;ging Comm. JAN 5 1979 Earl D4 Nelson Orovitle, CarforMa Environmental Review Director Co.- Del Siems,en EDN:clp Kyle Butterwick p is �L• 141 % T'. p� e.t 0 xis• r;r�t.r� �7 Q r `r 19 y A•1k/ f.r-u'r�'k «? cy' , r,,; —/- �,,, /A.— Or= rte01r t4�^ 1�--n.,r_at G i"Afzt:� e-&-5 f ,-D e,. ...:�........ ... ,.-�.:•..�. c, .�.:.-ova <•s=., . ... _. ,_.... _. ..... ..:�. �.: »,. _,...., _... ., .. ... . ,.... .. ..— 3.t.�. .-. ,..,-4 ..-_—�-.. _ ,.. ....... .. .. % F�.� �-1 ��.� l�(a � G��""" �,5"' �-N��.c� a C,.�' Gy `�- v �...s4 , .�`✓r�4.;rJ' r �s 1' I Depurtm, kal Memorand .. To. Planning f onwiissi.on FROM' Kyle Butterwi ck, planner T11 suarr-CT, Land. Use Plan Map Legend aa'rrn December 6 1.978 As the Planning Commission is aware, the Land Use Blement Text introduces new land use categories and related density requirements which will entail changes to the County's existing Land Use Plan Map Legend. This neer legend will establish specific densities in each of the land use cate- gories. The purpose of this discussion is to identify and perhaps clarify the relationship between the 'existing; and proposed legends. These legends are attached to this report to ,aid the commission in the understanding of this analogy. With respect to the residential categories, the major change proposed here 'is the addition: of the "Rural Residential" category which would establish residential densities at one or more acres per unit. Staff is recommending the retention of the three existing residential categories and related. densities with a minor change in their terminology. Specific- ally, the "Medium -Low Density" would become "Medium -Density" and the "Medium -Lola Density"' would be changed to "High Density". The purpose of retaining these three categories, particularly the density ranges, is to facilitate the legend conversion in a manner which will not adversely effect the overall density on the County's existing band Ilse Plan Map. The neva legend proposes only one "Commercial" category in contrast to the existing legend which provides for three sub- commercial categories. Changes are not proposed for the "Industriall'a:nd "Public" categories. The existing legend does not specify a density standard: for the "Orchard and Field Crop" category; the pronosed text and new legend recommend a five acre minimum )arcel. size, The existing "Grazing and Cpen Land" category stipulates a density range of 1-5 acres per dwelling unit. The proposed text and legend suggest a 40 acre minimum parcel size. As a consequence of this change, essentially all areas within the County currently delineated for "Grazing -Open Land" on the General Plan would be subject to a minimum parcel size of 40 acres. Future map amendments, however, may disclose the need to establish new land use designations in these areas such as "Rural Residential" or 11 Timber-14ountain". r IIA}}v�, d Apt«dJ �: t.�lh,*� �,�v�{ f��e�T�1; y+y b'iti. POISM) t�.1. N C�rd�4A E rFL �( �✓�� t H w i17J �/'. y�CV k LVYM lVar, ���� Revdd Oti al qypp{{ t yyj.p ♦ry 'y. a'^wr Fiir�� 1csr 7.y s ii ire �'. p,�. -. + f if' ot"J.'tim �k``n. �.t �Yt�,J�.�.�''nt, c1 S u per gross scx� Comt�aca a 2'a ui4 L 't cJscYlfieVZ':LL'•;a_ 11Clia ` tWix'�', Retail Oeat ,1 K li G y Oj?c aP., & V:.a1d CvQ'P'S acre mi 'la.m= moi] C cZY��7Cd� O aara la4v1pm p'reel sizo c�r� .aa�" '& � rr� s ; 1�C7 acre minis um �ar���i 6i zd Opsin Land ares CT . i ,n', ' r., aus , i , Inter-DepartWO I '"I'al. Memorandum 0 TO; Planning Commission PROM. Xyle Buttorwick sUDJNCT, BUTTE COUNTY GENERAL PLAN - LAND USE BLENTENT DATE' Novembcr 15, 1979 As you may recall, in April of this year, staff met with the Planning Commission to develop a program for the revision of the County's Land Use Element of the General Plan. 'flic primary purpose of this exercise was to reorganize and update the County's Land Ilse 131 -::,hent Text, providing; a complete statement of the policies and intentions of tho County regarding future land development and criteria eor evaluating this growth as well as to establish a clear relationship between the County's zoning ordinance and general plan, The Land Ilse Element is designed to fulfill the intent of the law and was prepared in accordance with guidelines prescribed by the State OEfico of Planning and Research. The principle moans of implementing the provisions of this document will be through area wide Land Ilse Plan Map changes, Enclosed for your review and examinatiOAL are comments which have been submitted in regard to the PrOPosod text from, state and federal agenci . es. Attached to these comments ,.Ire staff responses and recommendations. The material was reviewed and the recommendations were made cooperatively by the Planning Department and Environmental ReView Department, "! Also, included are comments from the planning staff on suggest- changes to the text, This in Formation will be reviewed in detail at tonights meeting in consideration of the proposed text. / I t m Nnftt ",1 Ar rust u,711l", 'UP' s,I" (If 41TA 'ur,• xhr�iru.Lirir rpt' nrttu4,ti � ;9t,a wt Fil, t7u.,; n 1'r,1 V. Ar Fr_ tr l!,r,7 4F rt bwl unl! k!, �nrt!! dt c��,av„r!1 tlr•,1,rr'lnl;l�+.1 t+..� 1"rr!Yrra^,- 1+vrrinlnrr�L Lnituu I!Ir,�,., 1.. Itr�nrrv,• stilniriennl tiiti,,, „r, x,,,�ulL1,' it 1!!d F:t 11VI,iur. by o,bagtrtt'ri nt'rh.n, lol"'int.rt. Lailriv, n, 11ir.4autnl"'>•r.- 1ar;,:4r,t'vnt'ic,n el' cil"ni,fic;r41'4L 11. NA111II1AI, HAZARU', Fiiottr.riGt�l tsit4rr4r 1, l'tr, Flarrird a ,. !,orrl.r rr Piro 14a�nrrl3 in •,I1 land tars' rind .!,.,inF* 1'eont�, rnvironmrrrLal rtavit!w, uhriivLniOn rovir.w ,�n,1 th" 1'ruvinor,u 1 . Uui lttltdf vrtloptGr,nbntu at n,; with £arlr e 2vlarn pupa,, 1lp, l�roi!c:'hie., 14,llilt] i! 11n7rtrlat �. + !, nil nr r r I Fig mottl: t'eaor,nt ir,i r,rmratlon un ri,'i,'mic hn� nt'e)'tt t, kc�ttl.ricirtnnand cirl Jrvvlopmr'niibulrp�rzknownractt v!�• ioult �4rcrn,. �. FFr,,,rl Urtsnul i i.il ar! n.^, with ;;irrnifi.Cnt41, 'it'(ait,hlwr. nrlrl Pluudinp Iroi:�i!mta urttiI nrit'rlunCi, lnnFxtr�[!, •,r 1'ir.t„1 e'-��.nLC'oi 1nt'iiiLir . arra pt�avid4ri- El. tir•aLt( tr` 11n rrrll- UpYn"itt q.n rip rri; r,( 11iMh pot' -Iii -9 ril 1't,r 7rtt4�iF:1 i!14:�t rand 4,rnlfJr4, .iv. 1 1111) Ut�1;_ 1'1 ia,,,r pr,tl,tzs will l!' im1,1, L 111 r4rraail;'.tG« nt rtf u r on1ir4j a lri Ilan ripe tt!,vial ,1lrias un ['h! mar!;; rrtmbinn 4;imilar uri r.umhuf.il,jlur 1�4x4v 1=,rr,Upn with rja.1"fr!rin[; nec3rlc. mil all-iinn;3 it,:; nnolARD ANn rJELD CnRRS Primary Ilses: Cultivation, harvest, starntc, processing, astratutzon o£ All plant crops, es+iociall-,alp and y annual food crisps. Secondar uses: Animal husbandry and intense an uses, resource extraction an precossini;, hunting and l•'ater-rolated recreation facilities, dwellings, private airports, utilities, environmental preservation activities, Public and quasi -public ttses. 7 " Site nos.nation criteria, Z. AdequaOl te titer wo suito�l for plait crap operations, 3, Avorn .o Ler siza, ,!, 4, used forPcrooi sizes of 5 ncres or more. useq 5. Adjacent uses canducivontorcropoprnluctlol Inton sit of [4:se: )ti.r,imum pnreol sizo 01 5 acres, nne ;s1.npio- r f we .i.tg per parcel with ad,litionnl Itousin for en -site employees, 1oiisi ti �f-].60, 6 -P -1T! 160. A -AO, A�lbO, R -f,, TM -S, TM -3o, � , .P-160.. transit FIctors: x st tri Parcel 91208 and dwelling densitios. 2, Type of crop or usr, 3. Proximity to urban lovelopment ►. Iiffects on adjacent uses, 5, Local desires GAG AND OPEN LAND oris - Usas: Livestucic grazing, animal husbandry, us S unaimal matter Processing, Yr intense animal Secondary Uses C2'oPy�gr cuTi,4 alssi4rco extraction and processing airports, divollings, [ilrt itiestvic4.,, outdoor rocretionreac lritia Pleat Public and quasi-putylic uses„ onvironmentai Preservation activities, Site Desi nation Criteria: Z. ,atura con tions Poorly suite,! for Plant c 2, Ausever or grazing sizes of 40 acres or more, tops or timber. 4• Adjacent usesiCollducivec'Eodliveuses, Intensit of Ilse; P stock grazing, rami y t,.e li._n _ ttinimum parcel size of 40 ncres, I employees, E Per parcel With ,idditionat hausin Rle sin le g for on-site Consistent Zones; A-40, A -16n, R -C, TM -stn, VI -166, C -P, TP -166. Zan in 1'actar5,: Y+ �XI'Sting parcel sizes and dwelling; densities,. 2, Livestock carrying capacities. 3, Slope, 4! Proximity to urban development, 5. Effects on adjacent u 6 Local desires. ves, TII14P'IL, nwnur s1 Primas glees: forest m:tnnrenant 11.1.1 t!1p 'v4rvea1;1ng, na' nrocessiar 0 orest precincts. 5econdar Uses; 4 Inijril iulslenndry, rr-nnrce extraction A110 rrocessin �, on ironmcnta preservation activitlos, outdoor recroation facilities, dt.ellings, utilities, public noel r;uAsl-;tuhlic ttsc,a,. Site_Designation Criteria; T. "Clim-at�es, s opo ane Soils generally suitai+ie for conifer forest - and commercial timbor nrndu.tion. 2. Average parcel sizes of 40 acrd or noru. Ownership by U.S. Rovornment nr ti Thor comnnnies,. Adjacent uses conducive to tinker protluction. Intensit of 11se: "1111111"n parcel Site of 40 Acres, One single- fam aly sec ler liar parcel Vith nAditional housing for nri-sito employees. Consistent Zones, C -F, TP4160, V-411, T-1.160, A-40, A•1Fh, R -r ZOnin Factors: Y�"Lxlsrntg pnrcol 5i.zas ant dwnyl.inr densities. 2. Slone, 3. 'Elevation, r. Rood access. S. Effects on adjacent uses. 4, Local desires, RURAL RESIDENTIAL Primary Uses, Detached single-family dieO llings at rural densities. 9 Secondary Uses: AgMtcultural uses, animal husbandry, forestry, intense animal uses, home Occupations; mining, outdoor recreation facilities, environmental preservation activities, airports, utilities, public and gttasi-public ttses, group quarters, care homes and transient lodging, F!'Site u'5'ifination Criteria: Tdeoeee. Eor Tura residential development within 10 years. 2. Beyond service areas of community water and sewer systems. 3. Less than 301 slopos. 4. Natural conditions suitable for indiv Wual wells and septic tanks - 5.* Adjacent or near to existing utilities, roads ane( residential development. 6, Reasonable accessibility to commercial services, Schools, fire Protection within flood community plains known 7. Notactive faults. intensity of use: 51inimum net parcel size of one acre, tine single - ami ly r we 'ZTitp per parcel With other residential uses limited to similar densities. home occupation„ firm nnimals, nrhor lyses and setback« regulntod to maintain rural residontiai character. Consistent Zones: A-5, .A-10, A-20,, A•Qo, .A-1001 R -C, RT -1<1, SR*i, • , T.. , T. » .5, TM-51 TH-10, VI -20, T4.40, TM -160, C•p, TP -1600 AR -S, AR -D81-3, FR -2, FR -S, FR -10, pR-2n, AR -40 FURR-S. , FR -160, 'lonsntrae*nrss x st ng parcel sizes and residential densities, 2., Slope. ' 3. Soil conditions And grater avnlinbilitly. 4. Effects on Adjacent uses, crop nrnduction, livestock grazing, forestry, resource extraction, and wildlife habitat. S. Proximity to public reads, commercial services and all public facilities. 6. Distance from airports, ral7.rn,Ads and Industrini uses. 7. Existlnr utilities and drainara facilities, 8, Visibility from scenic hir!jvay5. 0. Potential for surface crnelinp, landslides And oro3ion. 10, Effects on noise, trlFfic floss and s.tfety, tenter nuality, air quality, eldlife habitat and gepernl environmental. quality. 11. Local desires. SI`1GLE FAMILY RrFIpl`1TIAL 'Primary 1lsest petacllod s%nple-faMly .Ispllinrs At �trhan Aensities. Secondary Uses: Anriculturai urns, nnir1.11 hushandrv, home occupa- t ons, cut oor recreation facilitlos, utilities, pui,lic :inl quasi - public 11505, group quarters and carr homos. Site Desi ,nation Criteria: T- 40'6or ur ail residential eievalolywe:tt uitl1i Z, lq yCars. Within areas of conmunity linter syst;,tns, 3. Sewers available or natural clnd tions suitable far septic tanks, '. Adjacent or near to existing util.itios, marls sell single•fartily _residential development. 5. Cood accessibility to commercial services, schools, fire protection and other community facilities. Intensitv of 1'se; zoning allows net parcel Sizes of one acre to (' t. square sat. Otte single-family 011"(2111nr per parcel with oller residential uses lir:i.toi to similar drn.sitigs, glome occuna» tions, farm Animals, other uses And setbacks rogulatcal single-family residential character, to maintain iii ConsTZ,Z_Rff, 11'l, R,1 A P, C, 1Yp.l, RT-lA, 1512, 'i -n, .q -R, Zoning Factors; r _Ax's i1 lilrcoJ sizes and rosidontjnl densities, z. Availability of sewers or sultnhiIity for septic tnnks. 3• Efrocts on 'adjacent uaas, w,itor quality, nir qunlitY, noise, traffic flow and safety. And gonorni onvironmentnl quality, A. Proximity to major streets, cnm,iorcini services and all puhl c facilities, 5. Distance from airports, railroads and industrinl uses. 6, Existing utilities, VAI Ways and drninago facilities. 7. Local desires, "fuLUPLE N2.11LY RESIDENTIAL Printer Ilsest 111ghor-density urban residential uses, including con omzn ums, multiple -dwelling structures, mobilo home (;roup quarters And care homes, parks, Seconder lige,; Nome occupations, professional.nnd business cos, autSoor recreation facilities, utilities, pul,lic and quasiwpttblic uses, Site Desi nation Criteria; ee a or tg or- onsity urban residential dovolopment within 10 years, Z• Within service 3, areas of community Water sy tanks: stems. Sealers availableor natural conditions well suited to septic 4. Adjacent or ,ear existing utilities And urban development, 5, Excellent accessibility to commercial services, schools, fire protection and other community facilities. ins ntoup muit o£ fist: Zoning Allot -is not parcel sires of 0,x00 sq+,are feel axtmum constty of 1S dt;cllinR units Per not acre ivith tion commercial are uses, Othereuses And to diset h;ckslar lregulateclota titin residential character. home omain- main - Consistent Cotisisrent 2onos: A -R, AR -S, AR -MH, h1HP, R-1, R-1 A P, C, AT -1, , ASR, -3, R -A. Zonini! Factors, l• Ext --n g parcel si Z= Method zc5 411Mresidenti7l densities. And capabilt,a capability a£ se{;e disnnsnl, 3. Effects on adjacent uses, water quality air quality, noise, traffic flow and safety, and general environmental quality. 4. PrOximi+v to major streets, commercial services noel all public facilities, 5. Distance £ron airports, railroads And industrial uses. 6. >xistin9 utilities, rvrtll;ways and drainapo facilities; 7. Local desires, 0,. rn'1111_ t"r1A1, Primnry NPtt' gtrilctu estIn.1 rativltiag t,rovi,linp n x,111 rnnne of mcrc ian �c1 and 5P ,, 1s~rn1 ,ni,lic, Soc mason c uri;i, 'trajnsicntlrnlioral!P oilinl distribution, prpc,.sslnn And occupations, utilitios, public anO r,tanigtulild group quarters, home Site Mesirination r'ritorin: 1. 1TR(,-V _7-.1 marcia dovetormezt tritltltt 10 x. Good road accossllrility to service pray or travailing ptthlir,. 3. Adjacnhi or near utilitins,t,nllr+ars and commercial (I'' opmcnt. A. Loss thin Zai Slopes. S. Adequate faire andpoliceprotection, 6. Adequate t,ntcr suta;tl.y and st"'n;;a cliAPosnl cannhilitles, to Ne Cit of rtM, t'in.11 ri ;tercel sups, dimensions and sethaclzs limited ta�niitinatizarcoatZiictolonr;e.tt. ^oglle:rtial. And industrial usot " it,, CpPlnerpinl Uses. Consistent Zones: C-1, C-3, C-+', It-(', 4"Ct PA -C, �Z-o-_lis�Pac for s `• "xistx:tl; tyPps Of cnmmOrcial ant non-commorcial uses In area, Z. Traffic vOlunes on nearby s 3• Number of re, ' + streets. siccuts in srrvice nrna, A; Parcel. fizzes, S. Effee s on adjacent uses, Witter Duality, Air quality,ality, n¢iso, traffic flow and safety, and general environmental qu 6. Local desires, INnIINTRIAL Primer Uses: Processing, manufacturing, piicl:aging, storage and Tistritut'on of goods and commoditlP,s. Seconder Ilse,. Light commercial uses, dwellings, utilities, public and quasi -pug is uses, Site Desi nation Criteria: �`.iee a or in ustria development frith in years, Z. Adegttato water supnly and set;age disposal coonhilities, 3, Adjacent or near utilities and`industrinl deveiopnent, S. Less 4. Adjacent or near arterial concis, railroads or major airports; 6. Adequate tifire AndPpoolice P protection. 7. Not immediately adjacent to residential uses, Intebsity of Ilse: llimlmttri nnrcol sizes, dimensions anett;aets to •aci state intense industrial doveld o�ndim Bons nl s and light commercial uses linite.l to minimize conflicts ,u;rfi t� i,.I , uses, i 0 Consistent Zones: 11,1, %1.2. Zoning Factors, Tt$ 1 111 Fes of industrial uso In Area, 2, Parc, Itzlys. 3. Effects on adjacent usesilintor quality, air quality, noise, traffic flow and safety, 41d Vendral efivironmontal quality. 4. Local do4irez. Pilnur &M -n 11ses,, Larpa facilities oinca nwi orievited bv �nvarnment sepcies I including sC.1ion1s, collopos Airports, (Itims ftid reser- VVITS, I'lisposal s1to.%, recreation facilities, conservation areas, fire stations and other goVernnent buildings and firlinorty. Uconctitry Uses. 110spital.1 rind nthor lnrpc quasi-ruiiiii: uses, 110usinr, fbr on-site employees, 11tilitios. Site Designation Criteria: T ecceorMor--p—jiTI-1cuse within In wears, 2: Adequate s" Utilities, Water pilly . Ind sevapo disnos'll capabilities, 3, suitnble location and road access for tvpo of use, 4 Adequate police and fire protection. S. Sufficient space for Cuttire exnanslon, lriv�nslty of T'so- None, Oxcent wliero necessary to protect adjacent Uses alit, !)Uhl-it,1016arc. consistent Zones: p -n and any Anne ldhich allow rkroricksod use and public %%;os toning Factors: SiZe of _nnrcel Priel rkronosed tor. 2. Permanency of facility Protection of surrounding rt5idencas and other uses., Suitability of site for I)rfilloscd use. Effects on Water quality, air nuality, nolrc, traffic flew and isfety, and general environmental quality. 0. Local L sires. V. jMPLfMSTATION PROGRAM A. A111r ME P,AN MAPS 1. 'Gen 1,! nnri Tn>,mro,,,ntinn a. and urf.- IIaa—rrap_­ rtit�iri, (,()Iinty and rur-al arre).,, LJwll he draftf-I and 4,-xhitjt,rd at a ucqp. of, 111 -a pr1ritt.d oa Cefile !X III = 4 IlJJIrv. , mi I �,(; and it. , p "r::, ,I - I T. ?I � 11 - I t 1.!^ it t! I I - I t,Jpj , x"', L (I o!11, 1 11, will 111"tae".. 'nlit . '110,f ovy :IrttLa +.e,II, 'k , � � + V, I,, Vm, ot, fil la, k- f -1h J7.-,T'.Y }Ln,.. 10, wl 1,14 Infif 4, wir.-routOf I by III,I hr U xi. 11-- wiIAI J;iJ Irk lAill I1 all r',,,. It Intip of eommun`, I"I 141111111YAll i dI.Vf,l()J,lIP1If; Idl, '} 1tell 11:11. 0111 Col" all r0evane c. Tho Oounl.,/of-it wiflo pulAir. al).1 durl rif". volJoi , if va 1; 1 on (A' In"Ji, 1'11r4l�"Vol !I'(JI, of ­ I0(IL.!rjI,,,n, Kraal Rl%u1I!;k qu(?o6:lOnn,)ir,_,.,3(And o0ol. mc Ghodn' BO,roro Inhd U:',I, plan ffMJ, Commi� ir 14 lion r,l ,;jItAll rank q) ,�ltl NI; on(' Ptlbli(l bi.ovinp, A MJ111 I fir and "A-, ail ti"n (In.7. ran a t lit, C;la. r, IA pI O.'� 1,(J fliol, Thi. zi;Intrig! r,fl.,?*,, Gil, ment ', lard"Of W44., r, Vl"w of 2,c,ninp, prupoca.1v with privatf at Ww applientir-)n and With t,hr. 111alinial, _4rk Nx- in Tt,(: Ofunt'y nhu I, aj, j i tifj6l,;n of rrzoning. altr vjith t�)tiit,fl 4S all uninaorl,,,rat-� All land rr rjf 1, iii�;lc-mvnl;. W!"! IJoII MUrL -1 t, b'V 010TIL-111,.:tp,i,!; r, " 1 1., Ly f ol I 'al mai ,,�ropr­ in r�r�rikjun,�ti::,rl with thr. C' 1.115411:jJ Ur, I -=J L_; fin,i n , T11 C a r, pr ov a 1 f f r1a t,- 'oil 'i v a 4 G 1, on Q n With 6}u. Joli!if nand DO, 1 'rid i t.j 10111 1)w tal I T ✓ra l ! ll:'a Fr'r'ltii l ;ata'd V aL F 1raCsn; o Cl1(1tl ld rv' L,i ttA1i 11„ti2i t t t tit;, U•'r ri In t.lir nT'�ri iar)+► , i`1rt2X•t'' 1.YU u i:r i c'Ur7 nI ,i •� Livr i S” t•la tlt nw 1,141 ..itt,•I.vJ srnl:f Fir1.l i. and i,aJY,:•,rr�; i l;t•n i 11;t'rm"y with tYa, I•r.vI j.un:• of t,Yti f rl, m, nt•. .11al i 1..• a rnrttli't.ion of F111s'.vil ,.f all Ilrnlftitr"•,I ,li'vit,icritt Si r�ltii. Ir,api rl.,r rt vir w,',i ty thr County, ;uladividi+r tltal.l 1„• rr.,luirc+d trr rit” t till .ir :,iL*n ULrJ lord:, ur,�1 arlary to i:mp:lrmvrif this olumerlt find rirovidn imrx'Ovcml+ntrl wido ne'rr:t.lazy by t.hpir ploo ret. card u.,v dv-Iitrnatiun , V tninll cltsnai.TinrY'tinnt. '•'tretet; function:^, •arad cultmunxi",y Jiro .Ca r, 110 ; tthull, bt! aurl:yidt:rod d tho de>v,;•1np- m, nt trf 1mprr va•mt:ni ottinlardo. 1. Thif County .,hall j r' Tarr- zt rr+rt and dx"ainraSC, plan r fe>;r ammo, Whit;h aro di .i,.;tt< l for urban uc+n on lan,J flexr, Than triajt;i 'Pl." Cuunty nhall wc•rk with IOG01 rnatrttaticr, a-encien to Trnlw,rly amend iar I(t•er1'ati0n I•ile'mrtnL (if thtr G' neral Plan r'c, ran to lnlrmit idt ,#x..ar,iun atf I:ranu for nark l'urpontat;. ;. *aims r•."mul al Ixt vi", n, Thf• CounfI rrvirurYmcntal rirvia'W pre,C,.nc rJhall runt,ider. Lht vl�aF•i1,ir �ff�Ct Jll ltcin all auxiobing aadrripican"w Inland©unec.l l�. rt�t OItIJiIIATa t1 OF P: AN : 1, City blannin�i t' i r=. a. The. County nhal•l e0110ul't art'l cuoprratr with tyle in0ear ,.X;Jt,r-i C11100 ,lurir,l the d,wmlc+.pmFnt of iGlici.i:u and pmph va.r i'u1` b';th County rand c,ilI gtru:ral plana. b. CttXnty plaririxntw 11 .1tuff ;•ha.1 rr:vi.i`W all pity plranninl* and rc'rluY-at, ion -nidi ration of County plan_ whtrl IMC, rr..ary. C. All prom orr l vun.in( a fly r lr:f Find d,,v(1r jrmlint jii r,,}, 't r within , City , friar..ral j.lan arrm rliall Car, rs-,fi`rx'rd to') the s s tj for z i,vi c w and rtc.rmr tit. rt• t;Gut.ty ,uudxv>_:,ion ntarlarla :.hFrll Cun,Ud'ir r�ity otoaulard ir, arta: dr„i•gaatud fur urban dt,vr-.lOpma:rit on berth r.i ty and •-•c,ur,ty f,1o.nr.,YaI plar:c. `. 1. ml I7_ i:sNrit Y, licsran*Inc.:,• a. "ll"'! C.xunty r1lall rrnattrr a:dl.:quatf CCnsirlr ratiori of thr• pro- J.cien;s t;f thu, Gt='nF.ral I.Iqn in I,AFCO rrVirt•F f,f` all proprrwt,j 61xn fury chant a. b. EaarninlT Commisolor, and Mtt:ff 011011 Work with jAI'CO to ""v �1014 m1atIm1lyw:uj1301+tivft aplic•rr's of influrnc� and land u:, loan„ in all rar,-ac of thI CGuatrj. tat ht t• GrnFrt l 1- nn El t'rrr•nh.-. a. rutur,, roviciona in thio t„Yt and the dovelopmrnt of land u' c:' jaan map 1rup02812 Chgll be correlat;Hd with staitod trtrF°rn:~ and pc,lic:i.a. in .1111 ad0ptr•tl elr`ment.o. t-. Ids, t rlitiI t I v;' t• 'at,,l ur' a+!} I 1 ti, = t r1*:t', t,}u• t•lt r 1 t,1.il Ifitiat .`1t In rt#,•° 1 tl,lrds.1t '«,r111. 1. trt WI"rx 't lit rX: rtl' t1i, 4raJ.,a iz,. tr `nr;, rt iaLlitn r.in��tv`L- t:lr_�n„ ri. Ilir e',r+alt,l,r •aiti 1l V7LI la'at rfP Y l�i.:v i 1 J.i: itla tr.•.1; a1, Q.ji it Vr Ir,l, r I -,1' Ii 'I It, ! ,d' eri l' 1,. ` )1 t, ifult f 1 it.. . Y : het I I ri :tX IvIf c Y+tirtil, r'a1 a01, 01 i r,l rrIem Elan po l ii i t•i it, tli" , v, IOPITIt nt eft th'- Ais`- TmI1Fm,�rt6r uir?n l 1a.1 ty t,tY ltuti,- alnlusLy Ao-zi nelntjrlrs crI' C,uy`�z`Xunr t e, f;ti I r•, f Trol,r 1y' nn,rll..i 1'ro,r�rr�1, a, 0 unty rt it'f nheiil r1Y,t`ai r 'i;id tar titrn.m•ni cCla r'l ItrYtl': :; tc,rI : #I, viiw or j7sfj uY: and .1011,:IL t;ht'a7 1J.'.Jc.ta$!rr+ orad C:[r1Pr-Iy C,rf pr+3r9etd IrX"C, PtCt::. t , 9 Lt-. raffir ia1 Urt ut y d, xit'r.rat;t•,I Y•y the Board oi' rail rr`vi nh'tll I,r I as ias cunrtiin,tl-:I Ir .tPr"atd of nl.l jftllall`• 1t r'lfi:: prrz ji 1 Lc I r' rf;:u rd i'rrr i li ' r,sulril i'i.rtt al par ars s rtiri I r;ua ins t, C'lu j>';rarn Lc+ i.ht I'la1 Y.lrtt e:nmmi.;,al,iarx Cor Chr.:t.r rrviow of !1Q) runro mitt' With t.Y,r^ G;Inr•ral 'len, ;j,�ht r411ntIF sha],l lr"t"ar"', rl(Irrjt Merl main'tn'iri ar—jJt'x:C• r,.ljit,nl Jmrr`edvIM r:ti=, 1'xrt11ia.ur.:K hr1•i*r'ram which t.aR,.e:_ ants, annrxuit t h • pruv r i nnr? (If' t h1• Gs w ra l Ilan. H. A. f,, ! t *iaritil TrrirY:'-. ra,rir.r,.r b'ltin fe. 'lh w.6Y ..had I , [t.;11i'• "i !•..11lFit:'• !^ ;XdSidiirrsLia:,Yt Ut` ::.t:; asci lla I ,'iei+..t; and j,rsY.> in tiv drvrlaj,mir.x: of =h<; ioi t ural Ir in:,Y.arl;tatit^.r. l.r,s. t_,y thF• Butte courrGy,4 101117ri1w ANT A'. - a. Th lianna.,e, Camml .i.cr. ;tt�.a iCi rs fut"-ic 11,ariraC ir; 'aeh yr ax tint a' view a7.i nU rct,onv. fc'r s.., r;3. d CIY.J irs rhp Ganrxril ilLir. tar:! :'i,a11 initiate• 41-'lr .tai l" r,, ;.ding,: ors jr'�E >=''t' it drraftic worthy .1 furtI rr Ldc:ration. Y Thu nn.ual r'.pa,rt r tiu'rri til r,.;rtrnrr nt Chad ,t t: x, c. 4'= ° r ar46�C' ^hall s,1 jr Iar.i nr�l :mtl,mitL d x. u I ur r Cf 1. ug, rvi: or.. and th • Of L elf' PlanrtYnr, an' 1, sr -h Mir bv�.l l.n a Llt IU r: t ; tht Cr'ik"iT ra a ii r C'Lt "Jrad adc t. -1t ot, ;1 ea,•af: jI an ma i'sr caroar r "Mur.,t,I :ir1a, tlrt r t r ,�l ajE.1.i�rrL r rsa. !, r Yrutpa � •• i'r0m Anter -Departmental Memorandum TO, Planning commission FROMI K lr, Butterw-ok s wear: Corrections to Draft Land Use Element Text OATC: December GV, 19?8 h The Planning (commission. on December 13, 1978, :rOViewed proposed changes to the Land Use :dement Text and made recommendations accordingly. These recommendations and previous Corrections to the text have been consolidated into one document (enclosed). Sta S would encourage the commission members to again, review the text and the proposed changes to make certain that the contents of the element are satisfactory. KB:nw Enclosure NOTICE IS 1-11',REBY GIVEN THAT THE BUTTE C01WY PLANNING COMMISSION will hold public bearings on Wodnesdayo 'Nbveniber IS) 1978 to consider: I. Tho amendment of the Land Use Element of the Butte County General Plan and Bnviropmental Impact Ret ort related thereto, in addition to consideration of amending the legend of the Land Use Plan. Map of the County's Is General Plan, also, item categorically exempt from onvironMental review: PLANNING COMMISSION initiated Butte County Code Amendments: Sections 24-26. Procedure for precise zoning amendment, and Section 24-190, TPZ-160 Timber Preserve zone. The hearings are scheduled to be held in the Board of Supervisors' Room, Butte County Ad- ministration Building, 1859 Bird Street, Oroville, Ca., and is scheduled to begin at 7:30 P. M. To be published in the PaTadise Post Chico Enterprise Record Oroville Mercury Gridley Herald Biggs News RIM I I i EMM (■& nWy.r D e pa men t a� p( m ■pp r yq, u TO, Bettye Blair, Interim Planning Diroctar FROM! Kyle Butterivick suejec'r Expendures - Land, Use Element w onrF-t September 12, 1973 As you may recall, the Board allocated $3,500 -for the "Printing" of the Land Use dement on August 1, 1973. This task is now completed with the f01101ving expenses incurred: 1. Reduction of four (4) maps and making of plates (ELLIS) � � 62.24 . Printing of map plates (CW.MR'S) 378.42 5. Printing of Text (COT,rVTY PRINT Sliop) 654.51 4. Postage (COUNTY MAIL ROOM) 1.47.59 TOTAL 1,242.76 The appropriate bills have been forwarded to Lauretta in Administration. N 1 III! ''I I mill 11111 Y 2 4 i 5 4 6 5 7 C s 7 a �► 12 1 :� 13z 14 13 15 14 16 15 17 16 13 17 1918 20 l) IMPLIts as ooiatod with grazinS oporationo. 21 22 :*f (o) Mosgq l ,o production and lo.,,,,q Of fora o from , 19 Zo 23 ivr�.gat,xon. X,, � p..=.o �v 21 � 4 I a N abiorj : Avoid nc� of oxo Sa vo irrigation c hould bo 22 onooura `oc�Z l €'7 25 24 26 27 a5 28 27 29 28 30 29 .31 30 1 32 3,3 3 34 3' 35 34 36 35 37 36 38 3937 .3 s3 40 3 �J 41. 40 42 4 4 ,3 42 44 4 3 4<5 44 46 45 47 4F 48 47 4 4:5 50 49 , 51 5o 52 51 53 52 54 53 55 ,54 56 55 Add tions 56 A Mal 1 2 1 2 4 6 5 6 8 7 10 11' 12 Like the other elements of the " eneral" , g plan, the sand use element need not be specific .10 1,1 13 or precise as to the locations and boundaries of proposed uses. *(However the land 12 14 15 use ma is recise to the general use oflandw � �.ni'`a `"'; Ven and 1� � 4 16 use pa ern. a iscu ion, po cI es anel maps zn za s dOcumenR"�c eat. with the Uroad outlines of the future development Is 17 18 pattern. A major reason for the "generalized" character is the difficult and speculative nature of predicting the future 16 17 19 20 and Providing for needs that we can only estimate. The Government Code does not define how "long --term" 18 19 21 a plan is regiji.r�d but the General Plan Guidelines suggest that fifteen years or more be ? 0 22 considered a long-range time span. 21 23 24 23 25 24 26 25 27 26 2s 27 2s 28 30 29 31 30 32 31 33 32 34 31 35 34 36 35 .37 36 38 37 30 38 40 39 41, 40 4'G 41 4. 42 44 43 45 44 41) 45 46 48 47 49 45 5p 40 51 5() 521 53 52 54, 55 55 54 56 55' 56 2 Insert 1 z 2 4 3 5 4 6 5 7 6 8 7 10 9 10 12 11 13 12 14 12 15 14 16 1s 17 16 18 1.7 19 18 20 19 21 20 22 21 2/� 22 A3 2 4 23 25 )4 2,6 2 5 27 26 28 27 29 28 30 29 31 30 32 31 33 34 The increased legal status of the General. Plan due to the consistency requirement, when 32 31 34 35 36 combined with the passage of time since 1971, has made the eQa�pete-�eeen-e-the-e1d-Tee-etet-•a-heeessty, 35 37 need for a new Land. Use text a necessity. 36 37 38 39 58 40 39 41 40 42 41 4.3 42 44 13 45 44 4645 47 This e�emeY3t-e-zteded-e- 46 that-need-and-ppev de-th.e-SR?amewa3Pk-aizd--dEhr eetlen-VequlPed- to 47 48 P;FepaVe-aIzd-'ade t -ad nate» lap,. ma a e�t��e- ae�t�,_ 449 so Tha s new text ; s intended to fill that need and provide the framework and direction required to 49 so 51 52 prepare and adopt new plan maps for areas of the'county. .51 S3 S" 54 53 55 54 56 55 56 5 .ter _ 1 2 1 3 2 4 3 5 4 6 5 7 6 8 7 9 11 10 9 11 10 12 11 13 12 14 15E3b�- eunty-ihB—de aIgnat 04-ae-pan-&c pea-eg-vela*jvaly f36F.�lf'1—$Qis.�—ro36�i—i33PBt6=aH 1.3 14 16 -ia�4Fi�fE3 *,he-i9aetM11-39eg:�en-ea et-eig- the -Saevament;e-Valleys Th,,, is 17 13 Oroville area and Wyandotte area are laced with fault zones of recent activity (recent major earthquakes 16 �7 10 occurred in August, 1975). 15 20 1 n 21 22 34 Seismicity: Despite the numerous faults which traverse hie Sierra Foothills, the County has not experienced 20 21 23 24 the high levels of seismic activity characteristic of many 22 23 25 other parts of the state. 24 2.6 25 '27 26 23 27 29 25 30 20 31. 30 32 31 33 32 34 P 33 35 3A 36 35 37 36 38 37 39 38 40 39 41 40 42 41 43 42 44 43 4544 46y 45 47 46 4'i3 47 49 48 54 40 51 5o 52 51 53 5 54 53 5,5 54 56 55 56 7 1 ''! ° 2 3 5 h 7 6 7 0 10 -Baa-ee-• r-d-wae-eeee-neenne 11aafie,�-ane-enz�- 1 12 13 In the foothill. and ,mountain areas generally not abundant and occurs mostly in fracture � 1 12 14 zones, 13 15 14 16 Z5 17 16 1.8 17 19 18 20 1P 21 20 22 21. 23 22 24 23 25 24 26 25 27 26 28 27 20 28 30 29 31 30 32 31 33 3,2 34 33 3s 34 36 35 37 36 38 37 39 38 40 39 41 40 42 41 43 42 44 43 45 44 46 45 47 46 45 47 49 4,8 50 49 51 5n 52 51 S3 5, 54 53 55 54 56 55 56 8 SUMMARY OF C110p VALUES* e Cominoclitles 1072 --- 1-073 9 74 1975 Field crops i 28,967,800 $ 61,715,900 ��307 ► $ 68 000 $ 63,.942,000 — � 55,161,,00 $ 1077 Seed Crops 2,502,S00 3 412 700 x , 3,645,800 6,087,000 5,9360000 53,335,4Q0 Vegetoble Crops 3680200 536,000 733,600 7.,484,;200 20,1x18 5,768,000 Fruit �"� Nut Crops 27,057,200 53 77S 00Q � 37,587,300 36,277,700 l 42 r .8,000 46,121,101 x,.,J1,Q00 Livestock & Poultry 12,368,000 17,065,300 13,525,9000 14,3040600 14 0348,600 Grazing Land: 993.,000 1,158,000 1,1550000 1,152,000 � 753 8C0 16,505,700 Apiary Products 477,,9.00 643,800 1,011.,800 1.1234,400 930,000 900000 ' Nursery Stack Crop Report Agricultural Commissioner is Office. 1,451.,700 1,394,SQO ( 1(.InLs) 062,000 .,._. 65Q0 700, 600 �. 7 , 2 78 2.000 1 452 200 Grand Total $ 74,296,600 $138,961,200 $126,757,000$125,759,900 , 750,OOCJ $127, 233 MO 143,691,200 SUMMARY OF PLANT CROP ACRBAGFS* UOTpiodzties 19721073 1974- 1975 Field Crops 151,320 s320 165,750 177,300 _ 189;330 1976 179,010 1977 Seed Crops 14,625 8, 71.0 157 7S0 ' Vegetable Crops 1 358 7,600 7.4, 465 20,1x18 1700 ,` I;ruit F, Nut Crops. 45,676 1, 890 1,460 1,965 1.,923 1;.277 Grazing 49,699 50,592 51,586 54,029 56,341 Land —1-31,000 331,�000 33,0,00 32 L, 3]O,fl4J0 Grand Tata) 543,070 557,049 S66,952 586, 346 565,07'0 300,000 * Butte County Annual Crop Report Agricultural Commissioner is Office. 5.33 268 2 4 6 7 9 11 12 13 14 15 16 17 1s 19 0 21 22 23 24 25 26 27 28 29 30 31 32 3.3 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 B . GES 0 0 B. eye teBIT-hand +e -and b�;e^»k@k�-@t@'-^+`F�'6-Ek63'i4�-I4�i"-9f3e+;F9E-iii@lel 4 6 vefay�e�1u1y-ew�t(e�-yey[]tgsrypp@fie(-�cayp�-yya-�p@ �he�ugaa]3[p[y 7 }ytie-t�@y�y]t] ys; t` GENERAL1. i n GeneralWelfare: Under oin ur Constitutional system, land 1.1 use planning and regulation is a power generally reserved 12 to the States, a police power enacted to promote and perpetuate the moral and material welfare of the people- With 13 14 respect to "material. welfare," the procedural operations of "free enterprise" and "supply demand" 15 and are essential ingredients under the American system of 16 11, government. Like most other States, California has delegated much of this authority to local 18 governments. T,he County's goal. in this document must therefore be the "general. welfare" 19 20' of it's Cita tens or, in other terms, the quality of life" of itis residents and their "pursuit 21 22 of happiness", both as individuals and as members of society. 2,3 24 25 26 27 28 20 30 31 32 33 34 35 36 Future projections and predictions become more speculative and less 37 .38 39 reliable as the time period increases, "Agev_plannIng pelede-alae-egle-mete-attenten�te-timg-a�d�-sg�ed- 40 41 tll�g-ee-ae-te�aeld-pemax�e-@elepmet-aicl-waetea 42 land--een-vevelen. 43 a:--Pan-e-deelepet-e-k�@�net�-enyeara-�aahlle 44 4.5 e@lderl��-@age-age-a@tee-and-tede 46 Poles 47 a.Plan for development within the Count County for the 4 49 onsuinS 20 years, giving umphasis 1;,: i;he mor, - immediate a t.grm, while at th amr,+Am. conzidF.,r- 51, ing the lonS range factors ar4d tr ;r4r,. 52 53 54 55. 56 28 E a 2 3 5 6 7 8 9 10 11 12 13 14 15 16 17 is 19 20 21 22 23 24 25 26 27 28 29 30 .31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 (Line S3 54 S5 56 c���-� rev�de-euff�e�e�t-s�•�a�s-ani-�ae���t�ee��'o��-�ee�t��sued 2 3 4 Policy:5 s. Based upon continuous analysis Of Population trends, provide plans which allow reasonable "freedom 7 of choice' of sites and facilities for the Population 5 h growth of the county, both as a whole and to it's 10 various sections. 11 1.2 13 14 1s" 16 17 18 19 20 21. 22 2A3 24 25 26 27 2 1� 2 30 31 32 33 34 35 7. 99rieaet-Deyej6p ie3.t s 36 - 37 7. Orderly Developmente 38 �e-mamse-tl�s-x�*estret-end the--?e�e�-e��se���eee;-eemp�ete-e.t���sati:e�-e�-e�i:st��g 40 41 fee���ro�es-�e-�,eeessa�y:--ssatte�ed-de�e�epme�.�-�.et--e��y-�e- -a! 42 q Fee- oastIy-eHten.e4:eRe-e9-pubile-faeE14t4es-and-eeFV"ea 43 bet-ea�z-apse-»deed-te-��.e���e�en.t-use-a���a�:d�-e�e�g�-a�.d 44 ether-z�at�a-�ede��ees. To maximize this i=ve8tment and the level: of services, com- plete utilization of existing facilities is ' n.ecessary, 45 46 4 recognizing that all designated land for development .s not immediately available for use. Land 7 48 owners have plans for the timing of development on their hand which must be respecteM 40 51 a. g eau aga-a a at a -te-e sti g -O ti ee�a d -pub s-uti:94rty 53 d�pt��etr�. Poli: 54 e 55 a. Encourage annexation to existing cities and existing districtfl 25 2 -A91-4:eu urat I -aIsd- - rep --_bandat-2194-e€-t'le-Ooentyla-land 2 3 axes -may--krriga-e� tea-ren-geed-ea1l�s-in-tk�eTM�a� fey-e�r�-law 3 4 feethl3ls� -Woe-ce�v'ete�k--te-e+eharc� a-»enema-elel--steps-ix- 9r 4 5 4:n-19196--wee--vaned-rt,ever-l?0 9 88C�; 0 6 and-prsvldecl-an-average-776%-Oi -the -wage-and-aalary-empley- 6 7 meat-in�-tl�ewGsunty-l�-19�=_-lhe-impertanee-�o-agrieltte 7 in-t;e-leeal-eeor em�la-furtker-evlceneed-std-ezaneed-by-tie 5 0 tre�xendeua-puallo-inves 6ment-ln�advleery-aeieea; -i:ige 5ien 9 10 syetekt�-dralnageWfaeilltiee--and-rural:--reads:--Feaiclential - 1n 11 and -aemmer9ial-developmant -in-eemmereial-erep-area a -ere ataa 11 12 9enl9llet a--with-aertain-agrie-btlttiral-aetivitlas-and - Indueaa 12 13 tax�preeeurea-and-eeneraien-e€-nearey--er®p-land-te--r� 13 14 $grietltural-tseeY--i3rian-enereaehment-ince-egrisulturai- 14 15 15. 16 permanent-lase-ef-prime-sail-and-a-further-�reetrieti®n�-ix� 16 17 the-petentlal-ier-erep-pre duet ien,--Adri"Itural-eenin.g-has 17. 1.3been--used--extensively-in-the-rural-areae-ef-the-6etty-eut 18 19 net -tee -widely -ins-the-C reon-irlr�g9-area a�-where-ppetaetj:01 19 20 ieulty ')0 21 Polley: 21 22 22 23 �earee-of-deed;--empleytent-znd-lneer�e . 2 3 24 -Prevent-nen-agrieulttiral--develepr ent-in-areae-Where 24 25 natural -aend it- iena;-w$ter-availeeiIity-end-existing 25 26 ield 26 27 steps; 27 718 2 8 29 aekla. 2.0 50 d:--Allow-a-gide-range -of -agrlea.lthral-anal-open-epaee-xaea3 0 Ii1 an.d-nseeaaary-aeeesaery-uses-in-erep-predt�,etie�s-»are�� 31 32 32 33 areas-, 4:eh-help-maintain-erep-prsduetien:-eperatit�ne. 33 34 34 35 betweeH-urban�develepment�-and�inteneive-erep-lend. 35 36 36 37 C. RESOURCE MANAGEMENT 37 38 39 .38 l:. Agricultural. and: Crop Land: Almost 219/6 of the County's land 3n 40 mostly irrigated sites on good soils in the valley and low 40 41 foothills, was devoted to orchards and field crpps in 1977. 41 42 Crop production from this land was valued at over. 120,000,00042 43 and provided an average 7.6;0 of the wage -and -salary employ- 43 44 ment in the County in 1977. The importance of agriculture 44 45 in the Local economy is further evidenced and enhanced :by 45 46 the tremendous public investment in advisory services, 46 47 irrigation .systems, drainage facilities and rural roads. 47 48 Residential and commercial development in commercial, crop 48 49 creates conflicts with certain agricultural activities 40 50 and induces tax pressures and conversion of nearby crop land 5h 51 to non-agricultural,uses. 'Urban growth into agricultural 51 52 lands also results in permanent restrictions in the potentia154 53 for crop production. To counter this, agricultural zoning 53 54' „ti has been used extensively in the more rural parts of the 54 55 county. This is less evident close to the urban areas where 55 56 over the years developments and official actions have taken, 56 -- place which has made agricultural_ zoning impractical,, unwise, and at times an undue 56nancial burden upon individual citizens. W 2 3 4 6 8 9 10 1.1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 310 31 32 33 34: 35 36 37 38 39. 40 41 4.2 43 44 45 46 47 48 49 S0 51 52. 53 5 4' 55 56 Po 11'. c Ea. )"laa:rItoin. r1gr'i.r,ul't;ural crop 1)x'oducyl','irjn a , ;a tntijop 1,10ur(.,..a 2 of food, f.mp l:oymc nt and income. I �. : orji.grnauo for ap""ri ('111 t,urrxl ur,,o th000 ar(,pv, wh 4 L1 on, nal ;ura 1, condi lAon.> and wat or (avx�s `r�k��l l.t,y nlaalc� 5 3 ands, wol,l suitod to orchard and 'i`a oirt aa.op us o. 6 c. Dosignat o for non-agricultural uso. tho ,(t a (,a F,wh(.,_ - 7 urban cn.croa,chmo nt ha.,) made inroado into a( r.i,cul.:l,ural. 8 areas and who'r(' )as b official ac l;;i an.? hav(, plwannod 0 areas for devol.opont;. 10 d. Allow a wide ran�;,� of agricu1 t -ural. and neceM sa.ry 11 accessory use , in crop production aroas. 12 e Maintain, minimum p€arcol 5i,zo s in dos ignat;od agr:i;cu'l.Lu,rnW aroas by ftl..lowa,ng comprohensi,ve, zoning pritci<pal.fr. 14 f. Encourage urban expansion toward t;ho l oat t product; v(. 15 Soils. 16 0;. Allow rural r(a:si.denti.al development as a buff or betweox', 17 'L11"ban devC3lopri-n-t; and i'KltC;i:lsive .",rop land. 18 1() ?0 21 22 23 24 25 26 27 28 M 30 31 32 33 34 35 36 37 3 �3 39 40 41. 42 43 44 45 46 47 48 4 50 S1 2 53 54 55 S6 30 Continued 1 Pol�i�:..cvV 1 Mine _:. 7)**7 Uiscou.rage irrigation of grazing land with poor drainage or 2 3 which has a high risk of mosquito production. 3 4 Vol' land thot�r�qwi!url)ara 5 6 enc:i-o au-111nont, ]agar; mado 111road.0 :Hato grrazi,nt; ar oa,'; rand w��{.sr., °t par of'f'ici al actions htavr, planned a�,on.r , for ilc,.voIopmOnL. 6 7 7 s a 10 1� 11 12 12 13 13 14 14 1.5 15 16 16 17 17 1s 18 19 19 20 ?0 ?1 21 22 Po1icy : 22 23 a,....,iii-�he-a-ife�e-pxxe-e�and,fie--eQety-ae®e 2 3 24 awe-eempate-eee. 24 25Limit 26 i.he use of t i.mbprland to f orootry ctivj.tic= I and. 25 compatib o u.riuo. 26 27 23 1a. 'FhO.()Ur8gO "71iiaborIand Preserve" zoning for a7.7 ua babl.e. 27 29 sites. esu-- neau r ge-man�zgemen -sf-prime=tirnber�iand�te-tnr� r #gain- eng 28 2 9 30 -rm-predeti� ty 3 n 31 c. i:ncourrago man.agemont of timberland to mainta-}t long-torm 31 32 productive Ly 3? 33 **d. Designate for non-timberland those aress wherri urban 33. 34 encroachment has made; inroads into timberland areas and 34 35 where, past official actions have planned areas for develop- 35 36 m{.t, 36 37 37 38 38 30 39 40 40 41 41 42 42 43 43 44 44 45 4S 46 46 47 47 48 48 40 **d. Require adequate water supply for all new'development. 40 50 **e:. Conservation of dater and energy will be considered in 50 51 approving plans for new development. 51 52 **f. Exercise constant vigilance in the protection of our 52 53 ground water supply. 53 54` S4 55 1e 55 S6 56 31 Additions 2 2 3 4 4 5 5 6 6 7 7 8 9 10 10 11 11 12 12 15 1 3 1,4 14 15 15 16 16 17 17 18 18 19 19 20 20 21 21 22 22 23 23 24 24 25 25 26 26 27 27 28 28 2 J :. 0 30 30 31 31 32 32 33 33 34 34 35 35 36 36 37 37 38 38 59 30 40 40 4.1 41 42 , 42 43 43 44 44 45 45 46 46 47 47 48 48 49 49 so Policy 50 51 51 S2 52. S3 53 54' 54 S5 55 56 56 *d.. Consider conservation of energy resources in reviewing proposed developments. *Addb-ions 32 0 0 1 1 2 2 3 3 4 4 5 5 6 7 7 8 1� 1t7 11 11 12 po`)nicy 12 13 s;��-l?evF1H-u=e r�rb-1$t�eag-Abo�-der-�mao-1erfg-eY 13 14 a. Establish appropriate, zoning to provide s:i�tees f int, vtding 14 15 various choi.con to MOOt housIng needs for tho onrsu:i v.g d -D 15 16 yriar,s. 16 17 17 13 18 1(, 20 .7n O 21 21. 22 22 23 The- lntena�6ty-e 23 24 24 25 preperty;-tkti-erb-eubc�-ae1 t�; bhe--vase-$ 25 28 6 27 2 7 28 The intensity of re;,idential development is related to 28 29 a number of factors; including the natural, capabilitio�s of 2q 30 property, thy, availability of public faci.liticis, th< value:= of 30 31 property and proposed dwelling units, and the developing trend 31 3,2 and characteristics of the surrounding area. 32 33 (Line Policy: 33 34 28) b. Se3��e�&te-rc�e��ex�b�el-e�ek2e�t�ee-tA- ava�la�ai ? �ty.a�-ee t��ity3�1 35 water-- and- sewer-aerviee-anal.-pPexImi-ty_ef-al -etY e -p oli-e 35 36 faoi:litles. 36 37 b. Correlate residential densities to availability of water 37 38 and sewage disposal and proximity to other public facilitiesz8 30 d. Balance=reeientai-deei:teswitk-taffie-earr3i:g ,60 40 eapteitiee--ef=read-xetwe m 40 41 d. Balance residential densities with traffic. -carrying 41 42 capacities of required road network. 42 43 - 43 44 44 45 45 46 46 48 Policy: 48 40 av--Allew-heme-0eeupatien,s-and-eampati-bie-types-e9--eenuqereiai 49 50 50 S1 a. Allow home occupations and compatible types of commercial. 51 52 usc,s were, approved of in residonti.al. areas. S2 53 53 54 54 55 55 56 56 33 22 2 5 4. 6 5 7 6 $ 7 98 10 r --Ai ew- n81Ok6'b11tliPal-aee6 -and- RaFffi- ankmal e ELn- YeW-den" *y 9 I.*esldeiqti:al-apeas-wle;pe-des,4,?Ped. 1,6 11 12 Polia s 11 12 13 14 a. .Allow agricultural uses and farm animals in designated 13 15 residential areas where appropriate. 14 16 15 17 16 is 1.7 19 15 20 1() 21 20 22 21 23 22 24 23 25 24 26 25 27 26 28 27 29 ?8 30 ?9 31 30 32 31 33 32 34 31 34 35 36 35 3.7 36 38 37 39 38 40 3`l 41 40 42 41 42 43 44 43 45 44 45 46 47 46 48 47 49 48 5y0 49 51 5o, 5.2 51 5" 53 54 53 55 54 56 55 -5 6 34 0 . 0 1E*. LCONOMY C' 1Ew EJO PM 1.4111' z .�.� ...^S'1.%f'.��ff''{"—e7 �f^'t7J""'r`i"i�C'/}'''""'C'if��'�i7."'"7"xCY""'.`f';i""y7 Yl'•'e+''4'�'^`�i f�^�7}:'""( 4 H44'0 *FT-h±�'r ki!%H H2i[ �C �- E' H3�� Nt -�t?t 1Hth, = i If �. �tli, Z'k'i`iMt�� � ^}��tRF1 4 5 �+%t�lt?;N�-H-%�}t7F'`1�k3-!`1'-3�?;�=t�-�•~�-?i{i�7�E3yFii�'its•-'f3xtE�.�-'�Fi�f?ti�ikl�•:%i�'�-Ef�"r�?H3l�r�l�f�.*kr�t-i�. 6 Pot 1f'! : 6 .Kinkdi --Q^I�k2 i3Nl Hf - r(�6fi6ffi*6-Hbl+} 7 Hf•�����-��-r�r�-�t�xc��f�m��-r�;�trt�n�7^c��}����un�-��i-r~t��•r��•H�^���-��-c�-x���fi. R 9 Jai-----PPOV Jf--Rd(J1AR44H-H++6(-H—at+d-;e6+Z+44-fare-40-RE 0HffiM(A,R4e-6 9 10 va ^fid-f�erar .et 10 11 Jilcono (prow [,.h:, E'conomic g1l ow t.11 -and v i wi 1- ; Ly i r t,aj::o<ti on a 11 1.2 c�t,xtiQrr� , ntabl e to d dA of �r rr i.;t if�f,�. crt,,onomy t,iia t �;rov.r rlr:;; Gt wi.dc� 12 13 ranoo of filoantrigful r.!m1?loymorit and i.nv,e;,t;ment; crpp rt.unx_tios. 13 14 Indiv.idualu who onto' the 1=.inr.ss soct;oV 90in 11iftop"rldc;nce 14 15 for thomsolvosj c;r'eat.f tjobr, for ot;hors and hoila t.c1 in(-,r'craso 15 16 the tax btj,;f? . 1 G 17 Po 1 i c-: 17 is a. Provido .: it,os acid .,acillti.r s to accommodiaLo 1 variety of 18 t�conCIT ic. activ:i.tic�S- 19 20 21 T--gemmePe Pei-;rvi-eOH+---The-Pt�VPGMe-aHr1-fur�6� 16mm 4- 20 21 22ab1;-c�a6^di-reby-t;e-bhp --maaHt7-d�maHd-`a-stEk-t�ir 22 23 Gape ful -� a iHi-.a - i-- a kane n-eemFie-Ve+r k -r H' F BF?r3-w h -re ,i,daH - 2 i 24a-owt'k-r1-ffrifttYc -eelef�e-rrby�� �__.__^ 24 25 Fol icy: 25 26 fkr-- Jia c �-r � k� - a - -eemmf e a1�_r7��v a i -c - h{� 26 27 eia ;-e,mruy-ani-ne;keeed-r3,j-aaHdH 2 7 28 -Hf�r da . 28 29 b ��-t?Had i•Ha,e-uu--eerire a1-:a�sliyr-w-�i r=sHg 2 Q 3r�f-,oeaad--t?ran�ert;a#�-t-;qem ; --z'i- 30 31 et,h - 1 a- r?ei'44;61f :s. 31 32 33 tt1 3 --n - "ep--5e v ei a-and-offig-eyffli aIR-t 1 34 d Encourage t;hf Eroul,i.ng of convenif-�rrce and E f -J Vi e facil.itik.-- . 35 :Lnt;o int. grat€ld c(=.n.-tGrr. 35 36 .. r Bata a - an:d--s ruler -eem iPre f,l�ar 36 37 l•1r3?,, Kra-€1�1t1-evr�lempH� :57 38 Commercia.L 13(;TT .cr r: i'hr. purposo and func,t`.; Yi of c-or^,mercial i8 39 facr l i t'r ok +) rHl6tf' r i�J..Mct'ly to th,- I; ta.E'Ifrc"ind fr., ��1C,kl �w��'4'� C.'�""r�(� 40 f�T(1arkr The public, dr ri-✓o t h' most v,alur) for W o when 4 p 41 individuals arf� encouraged. to alter tyro marl�-�t jai �,'r :;ho ars 41 42 wil l i 1x ; to cam , ; ww, in offering goods anti sorvicF..:, 1t, r�k l.ation 47 43 t "w upply ana demand". 43 44 4 5 L01'*ka_44 ,�. k c,,ourager a full, range o1' commercial servicr;= at the 45 45 r`gLonal., community and noigh"borhood lovel 46 4 7 ,. ZJ"C)ovdi.natP future commf:,rcia,l f,c"t-�',.I litic- with :�:isll;:ine �17 45 :rnd proposod tvan^portat!.orr y ,tc;rn:; uti li tlir�!z and other 48 49 t)ubl is facilities. 49 5o c. i���., ;'rate orzf'fLciont land for c:ommorcial fa<�i, t.t j0S tis 50 51 full i .l1 'needs f"or sf rvice:- and f mllloyment; ' 51, 52 e. T7w,si rrato r,,_tail and '.twice commc_,rcial close 52 53 proximity tc, rc:oi,d«-nt iai dovel:opmentl . 53 54 54 55 55 56 56 3 MEMO IN e 2 1 3 4 3 5 4 f 7 t; 5 7 1A 9 12 3 1 1 13 12 14 13 1,5 14 16 1S 1.7 Policy! 16 1319 p gdHpa—aid— 17 20 21 e. Separate heavy industrial and new residential areas ?0 with other uses, natural. barriers or public faoil.ities.21 22Al 23 2 .. 24 23 25 24 26 25 27 26 23 27 29 28 3r1 20 51 3Q 12 31 3 32 34 33 35 3n 36 3.5 37 36 38 37 31 38 40 39 41 40 42 41 43 42 44 4 45 44 46, 45 47 46 48 17 49 43 5p 40 51 5o 52 51 53 55 54 53 55 54 56 ►5 56 36 F. PUBLIC FACILITIES 2 3 z 4 1 5 ,�,•a:�--a�c�-»g�ew�1�-�e€�ee���ee `t. S d-tlge-e9e,-attee:-de&oxAt�,--sae--eAlde�e C 7enaetec�n-e�stee. 1 `) The i )cc.tion and growth of communities and the local pattern of developmeirt are largely dependent 7 5 9 10 on transportation systems, 11 o 1 1.2 it 1.3 12 The-ReI�,OW4:AO 9 9 @6- 933— 214 7@ + & 81 - 9 3 $f3 -•Q 9- &ife 3-- 3a®Ff - k19 -i 19'd 6 13 14 15 d.eatiffients. 16 1, ,5 17 16 15 Pot is s 17 1915 20 a. I-Tovido l;ran.spor'tatLci. 1 acl liti-,,s to k;u.Pl'�IY a-1� nood—q- for 19 21 rapid, u t fic:ion.t, com.�c, +.,r K;:� �:� and oa.(e t aozago of people 20 22 w'nd commr�di. 21 2 ,--_ ?1�'J'd3yEi�tt,--E' F c. 22 24 6d---tl193J�E?3�7-33,�+{:++i�+!(.-}Ff'2ii--Et3Ei--EEf�;391skr='� 25 F3—a�HE'E3—. 24 2,G b. jvov.Ld(I) cix.•cul.awl.on vyr tin aad p7,an that is consistent 25 ''7 with sand will ruppovt exi. �rzt and proposed p,zt,tarns and 26 2' cilt;i.+- s of land uso. 7 29 *`xc. Antici.pato publics facilitjec needs, so Land acquitiox'1 and 29 3t7 new cons!tructiori will be timely and tai:- plaao with a 29 minimum of cost:. 30 31 3j l• 31 32 34 31 IS 34 36 35 37 36 38 37 39 38 40 3.9 41 40 42 41 45 42 44 43 455 44 46 45. 47 46 48 47 49 48 50 49 51 5'n 52 51_. 5 52 54 _ 53 55 54 5; 55 *Addition 56 37 .1„1 I +d«.•p, !°tA�vAri. )e .J,I,fly,r� � fr 14�,p1'?' r. "b.� °.1"""!`�_L.i. .a jsx i. gk" iktr,� �!p '1r � y 4,it"tt i G4���i�,Y K 1 ev- —ERG 1 2 2 3 c Encourage improvement of flood control faci2jties along I 4 the Sacramento River, while at the same time preserving 4 5 the riparian habitat of the river. 5 C 6 7 7 5 5 10 O 12 12 13 11 14 14 15 15 16 16 17 ]7 14 15 19 10 20 20 21 Z1 22 22 23 2 3' 24 24 25 25 20 26 27 77 28 28 29 29 30 10 31 31 3' Policy:- 32 33 31 34 34 35 a. Work with public agencies to designate sites for new 35 36 parks and recreation facilities. 36 37 b. Support development of commercial recreation facilities 37 38 on suitable sites. 3.1 39 c. Encourage maximum recreational use of public schools. 39 40 40 41 41 42 42 4.3 43 44 44 45 45 46 46 47 17 48 48 49' 49 5Q 51 51 51 52 52 53 53 54 54 55 55 56 56 �. Qhr�^-»4313�gi9h��i9���1�i��'�•-f�e�iE�JE��-����i4-��d�9Ci6�-�rjT-f3E3�,�f'Ji1-+4��f.��i��9�C-!. 1 2 c T.el,ate land use to designated school. sites. 3 3 5 5 6 6 7 7 8 n 10 10 11 11 12 Policy: 12 13 e��-�eeQte�- saw- ire -eta ene�-w tk - enaiele a i® -te c eeeee �. 13 14 bill%YT- iputuve-develepment-arid.-natuaal-fll-e-has aFda 14 15 a. Encourage new fire stations to locate in areas of natural. is 16 fire hazards with consideration to accessibility and 16 17 future development. 17 13 15 19 0 2n ,o 21 1 22 22 23 4 24 25 25 26 26 27 27 23 )8 29 29 30 3(1 it 31 32 32 3.3 31 34 34 35 35 3°6 36 37 37 35 3 39 39 40 40 41 41 42 42 43 43 44 44 45 45 46 46 47 17 48 44 49 4n 50 51 51 52 52 53 _ 53 54 54 55 55 56 5C MOL M--momi 40 1 2 2 3 3 4 4 5 5 6 6 7 7 8 8. 9 0 10 10 11 Policy: 11 12 --Mai-nan-�x p�h-pe-Ftp-�r;ctirn,,ZePr 12 1.3 1ppal;��in-r��zd-�ee��n-�e�-�n�pn�e�upep-with-e��"c�r.��� �a 13 14 pdprp; �dup1;,--ppkp; _1";11-1;ra1✓e-,-11ia1sen��-- 14 15 P-10Blve8-pellutan#rp-ane-pmR:1~pr-b-1,%gh +Ile,inP-bueReeH. 15 16 a. :Maintain public health and safety by requirinf, proper ifi 17 location and, design for uses with offensive odors, dust, 17 1.8 smoke, light, traffic, vibration, explosives, pollutants, 18 19 inseet s and similar blighting influonce s. 19 20 20 21 21 22 22 23 23 24 24 25 25 20 26 27 27 23 2 29 29 30 30 :31 31 32 32 33 33 3.4 34 35 35 330 36 37 '7 38 Policy: 38 39 30 40 eerfimUuitles. 40 41 a. Preserve open land around and between designated urban. 41 42 areas on the land use map.. 42 43 43 44 44 45 45 46 µ 46 47 17 48 48 49 40_ so 50 S1 51 52 S2 53 53 54 S4 55 55 56 56 1 2 3 4 5 6 7 8 9 10 11 policy: 12 13 14 is 16 17 is d,4 id 19 ra.Pe-plants.. 20 d. Rogt�,lato dovel.opment to facilitate survival of identified 21 rare or endangered plants and animals. 22 23 24 25 20 27 28 29 30 31 32 33 37. ehaele iaal-gibes; 36 Archaeol omical. Sitos 37 3s 59 Galife z ia-late-mew-To ro - nvao a e 40 ef-idenbiied-areael egi eal-si des -dui- i;-nv rsmozal 41 Peview--preeeser 42 California law now requires investigation. 43 of identified ai�h,ao,)lo&.al sites during the environmental 44 review procoss 45(Li.ne 42) Policy 46 a�»-valabe-1£ne-rind-i soeveed-ael�aalei:ea--e� des-ee 47eveleman-aes-plee, 48 b--presrva�sniiean-es-er-velure-hir-dea�c 49 invbabi n,1,-eemee--aehaeegies 50 a Identify and ei!aluate all cultural resources impacted by 51 proposed projects before approval and devel„opmont. 52 b. Preserve significant sites or require their detailed 53 investigation or competent archaeologists._ 54 55 56 41 1 3 4 7 R 10 11 12 13 14 15 16 17 18 19 20 21. 22 43 24 25 26 227 28 29 30 31. 32 3'3 34 35 36 37 35 39 40 41 42 43 44 45 46 17 45 40 5o 51 5� 53 54 55 S6 y 2 2 3 3 4. �{ 5 6 6 7 7 n 12 12 13 13 14 14 15 1S 16 16 17 17 13 18 19 2. Seismic Hazards: 19 20 )0 2.1 21 22 ? 23 ^3 24 24 25 25 26 b-A^--eenb& 16 27 Per- intenee-gree, -ekal r -#= sz �ParthgR.akPs; N 7 28 have -a-medNre4Ply-k gh-pe -pe Id: P-Pe 21 29 29 30 30 31 31. 32 32 33 33 34 34 35 3.5 36 36 37 37 38 3� 39 59 40 40 41 41 42 42 43 43 44 44 45 45 46 46 47 17 48 48 49 49 5.0 so 51 - 51 52 52 53 53 54 PQlacy�.4 54 55 _: -bi�MM t=devetapfffefft=3`:-fi=aimcRF-5�=rigrZ=pvzenluza'=PEr-fgna- 55 56 a!4d;4S- aIId-e3?e.A6n . 56 a. Comlate allowable density of deirplopmert to. pntpn`fia 'or landslides, erosion and other types o1.' Laud instatility. 42 43 mom 1 x. 4 5 5 G 6 7 7 9 10 10 11 11 12 12 13 13 14 14 is is 6 16 17 17 18 15 19 1.9 20 20 21 21 22 22 23 24 24 25 25 26 26 27 27 2 8 28 20 20 30 30 31 31 32 32 33 31 34 34 35 35 36 36 37 37 38 38 39 39 40 40 41 �a -NsP �� _ -p apese -de ez9p e - m e n- s- e�- 41 42 i1lustpated-thl?aiighlthe -des ignata:eR-and-appangement-04-' -mine 42 43 43 4 3 44 Primary Uses: The proposed development pattern is to be 44 45 illustrated through the designa.tion and arrangement of �eneral 4s 46 ca.tegorics of land uses,. 46 4,7 17 4$ 48 49 4 5U 50 51 J1 52 5 53 53 54 54 55 55 56 56 43 45 ORC iTARD ANT) FIELD CRCA a 2 2 ."3 3 h 5 r .7 h 6 iit+CaH1k(�F#k' ¢-iHC��� •. �31-H1�k� �irk9qt1`?t','^ff-'�3iF?1£3H=�f3 FH#Et - klHP9i-F,'�ifk(i 7 $ P- T6vk,,--64,ofi-aY44 preeeHsiiie j-.CAi�,w6iiiig-finA—wa.60P�-��(-+.1a4ed-.vH014(4m;�bea R Vao-i 4w6I-His,- 4wH4 !ne-,H-pvlva-6-air,per•ry J 10 VPHmf-PvR4-,4-oyi ae;6lv4-t--eH I ie--Ekrid -F[t2aS+-'.�ii�11e -tIA6H r 10 lj i�t'e0C1tI.i,A7y jrf t. :3 Animal }1tioband2.,�% and `1rl'I;r�nom animal ut riE3� 1"E?SOUrG'f' I 12 ox1.vnn t iorl. and, iia:°ooe osin€ , hunting and wntor-:rolabnd r'ocroa'1 ion 12 1.3 V ao 1 i I;Iws, (1wol.linr,, aiarporto, utilities, envirortmEarai rtl progor-vat:'iort 1.3 14 pu1)1ic and qua i -public, usloo, home occuratiolo3. 14 5 15 16 16 17 17 1s 18 19 t() 20 20 21 21 22 22 23 Co gent; Zones: A -.f; '►_,hrou h A-160, '1'M-5 thrmigh Tm,-160, +-'hrouch 2 24 �� R- l.t. 0 ,. J. -C,. C-'�.''., �I.� -1 60 , '+ 4 ' ry r 25 25 26 DHn,44-y- aetep;9 2 C 27 -ee�i-r-€ttaol ln�done� te?�, 27 2Y--``fe-e-ee-e��zee • ')8 29 �� --amt;-e-t1,cn-ePreetQp 29 30 ci.;�-i;eeG-en��r-ueee. 30 31T--1yee1 odeits . 31 32 Zonitip, Factors: 32 33 1. 1xi stint r)arcel sizes and dwelling densities. 33 34 2. Proximity t;o urban devolopment. 34 35 7). Eff'ectw on adjacent uses. 35 36 LI. Potent ial for pest insect breeding. 36 37 5. Economic. viae-Ul.ity. 37 38 6. Local dry, irt° . 38 39 30 40 40 41 41 42 42 43 43 44 44 45' 45 46 ri 46 47 17 45 48 49 49 5o so 51 51 52 2 5 53' 54 54 55 55 56 56 45 C"x1`tM,.G.NG AND WEN LAND .� 4 3 S 4 C 5 7 Socondar, 11,9 ,s Rosource extraction and procor; aizlp,� 1'':�7�r:��;.x�y, Plant; (i 5 cr{ory� , �a rlcul'tu�aI support aorvicoo, oubdoor reciloa'ta..�jra, 7 0 airports, dwra°1.1inp,,, i.lt lita.es, ol'iva.rorlmental ,1)TT'll(IT°vsawion a���l;ivit .F"I',, I n pub. ins and quatil-public use.-. "(110mo occupations.) 0 10 11 12 1'l 13 :12 14 73 1.5 1 'i 16 1 17 16 1$ X7 10 18 20 In 21 20 22 23 Consistent 7oneg; TM -40 'through TM -,L60, A-40 through A-160 TIR-LI 21 2' 24 through FR -160, R--01 0-1p, TP -160. ' �' 3 25 24 26 25 27 26 z2 27 20 2R 30 20 31 30 3 31 33 �" 3 33 35 34 36 35 37 36 3$ 37 39 3 . 40 30 41 40 42 41 4 42 ,3 ;� ¢ 4 3 45 44 46 45 47 46 48 17 49 45 S0 40 S1. 51 ,5 2 X 5.3 5? 54 $3 55 54 56 55 * * Additions 56 r OXW TTM OTfDTi�ATN 2 2 4 4 5 5 c, 6 7 ocond.ary Urless Animal hwobandr,'y, r aourc ry ox'trwlo,tlori awl 7 $ t;nv L �azanL n'1 a1 r_tacrv�tt i.on act iyvi t i mot outdoor.rlecrrr�t l,a m frig i l ,i l a e"", 5 9 diw(�y, 11. n(,rFa, u'G:i.1 �.t:i o , public and quasi -publ iao ur,E�� . � * * , home occapa,1;�tt,iw,9. y 1. 0 arid airpor Ln .) / 11 ^110 1 L 12 y12[ 13 13 14 14 15 15 16 16 17 17 13 18 19 19 20 20 21 21 22 Cons4 stont Zones: TM -40 through TM -160, A.-40 through A-•.LC), 1+`N-40 ?'L 23 through 1{R--160, U -O, C -V, 1'P--1,60. Z 24 25 25 26 27 27 27 23 28 -1.19 20 30 30 31 31. 32 32 31 31 34 34 ;i5 35 36 .36 37 37 38 311 39 3.0 40 40 41 41 42 42 43 43 44 44 45 4S 46 46 47 17 45 48 49 40 5a Sn 51 51 52 5' 53 53 54 54 55 55 56 56 Additions L� f 3 2 4 3 6 5 rJ / 6^ 8 p7 8 10 9 11 10 12 R'it�� l�rsr� �,�;r�.�x Lion C�i�a.t,a2�a.a : 11 � 2 13 � - �l� c c� t� - --- � �n i - �v A � 12 14 i. Neod.od for :rural x ooirl.ontia.]. dnvelopmo)jt, wa. tkj�.j�j ;r� . � 15 1 15 17 1C is 17 19 18 20 19 21 20 22 21 23 I_.n�.to_nsito� Uac. -� -ane-- P�:- 2 2 23 z4 25 2 4 26 27 Minimum, Iaarcol ';: 7e o ' on(.a acre; too 4� ar,xr,� ,. 25 2,6, 28 20 .., Don ietont Y,ones A--5 through A-40, TM --1 through TM--Lp-, t�'��--�� �hxou�;h 27 2f3 30 1�1I-11.0, :)R-1., AR-MII-3, R'I'--lA, C—F, IA—C. 2n 31 �n 32 3 3 1 33 32 34 3 3 35 34 36 35 37 36 38 Zoning Factor'.": 37 38 30 -te-pubAe-�eadc�;-agr��epeiaj-6epvgees_Lnd-a-1_pu�a1j6 39 40 iaeilitiee. 41 42 5. 1'I'oximity to public roads, commercial services and pu�nl.l c iacilitice. 40 41 43 8 :-�xtisil�iiity-prem-see±ie -hi Saye . 42. 43 44 8. Potential for surface cracking, landslides and, r,srosicrl. 44 45 46 9 Effects on nog.: t�, trIffic flour and safety, water��l:�ty, air quallity, wildlife habitat and g(-,no�.aj envi��onihen,tra7 45 47 qu.a7 ity. 10 Local de lrf!:� . 4 r 48 11, P t�,-ntial .for pest insect breeding. 47 45 40 50 40 51 so 52 51 55 52 54 5' 55, 54 5 55 56 48 C z .3 4 6 7 8 9 10 12 i3 14 15 16 17 13 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43. 44 45 46 47 48 49 50 51 52 53 54 55 56 43 44 45 46 47 48 49 5o 51 52 53 54 55 56 2 3 4 .5 6 7 5 Site Dooirrnatlon C itelria: 0 10 1T�:-,pTp��H�-�=ra��-�.����-�r�l�.er�����•--r�evc��H�r���.#�-w��l�:a-ti•��1•�-���t�t� . A 11 ,_TJd #� ^x3^ lN'TcF -04 f 3?l'( -E i- E HfIiHi1 %t -�a -FdEi�if?'—t3', HkiF ,r 12 1., Nnodod for urban ro ident i al do -vol., pmenb wit,li.lrt po ;�t,ax.'�>. 13 ?. Adequat-o wa for supply. 14 15 16 17 l nte.,nsity Of USG: Zeno nr-ral- ere-te--- 15 19 Ea, 50�-equarN-fee b:- .gr e -e ls- c m 1y-dw l l x - e -- t�rec- l �wllaY� 20 e blFr-Hede#: al -u e-�t#�elr®- ea m 1e-dHe-b rt_dea-aetu- 21 i erzs;-1=ar-anmekr; �atk� r-teoe--lrl-� 1-rd�te_mntle 22 23 Z©riirat -Allow,-, 1,"zT'co tof onn acre to 6,500 24 squraro foot Olio .ninglo- 9mi ly dwoJ .n[ l, -yr p arc(!l wLth ot)~,er 25 ,r't yadontigal use,,., limiteaei ofa ma, ;.mum (Ierl ,•t.ty of 4 �Iwr-1.1 ing units. 26 por gross acro.) Homo or cupatiort y, farm 1,111imlxlr , oi:1ar_,r a ,, and 27 setbacks rc.,gulatod to mairit;a;in nCl,r--family re�;id<<rjt,la`� character. 29 1C Consistent Zone:: R.--1., R -I A. & C, RT -11 R`1? -1.A, ARI 114, S -R, SR- .5) 30 SR -11 TM -1, R-Mldi : PA -C. 31. Zoning Factors: 1. Existing parcel sizes and residential donsities. 2: Availrabili+;y of sewers- or sua,'Vs uil jt;y for septic tannks: 35 !a. Effocto on adjacent uses, water quality, air quality, noise, 36 traffic flow and safety, and, goneral environmental quality: 37 16. Proximity to mayor streets, commercial service. and all public 38 facilities. 39 j: Distance from airports, railroads and industrial. ukos. 40 C: Existing utilities, walkways and drainage faci.litiers. 41 7. Loca.1 desires. 42 43 44 45 46 47 48 49 5o 51 52 53 54 55 56