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80-26A SOUTH CHICO AREA GPA (6)
4 {1JI'jI General Plan: Land' U� - • The�currerit General Plan designates morethan 50percent of the 1x,600acres in the pro=ject; site "Low, Density Resit- � de*itial" (1-4. dwelling units ! per gross acre) . An estiiri041, 40 percent of the site is resratved for industrial -'uses. Lass' than 10 percent ox project acreage is assi.gried to ' 11archard and Field Crops" R The pxopa§ed revision to the General Plan would „e1 i mi ia`to i muyh of the acreage currently reserved £or ;Low Dentzty.° lx,Aesidential development. Approximately. 75 percent (16185, acres) of the project: area would be assigned to 'Orchard y; and Field Crops, and another 205; acres to Public landa.' Th remainder is apportioned to Industrial (85)acret); Cofmmerc�ia1�,' (90, acres,) acid Agricultural-Rdsic).ential (35 `acres s) uses. Il minimum of five acres par parcel It required for areas designated Orchard and Valoid Crops, whale an AgrzcuItUtal- � Residential category allows 1-40 acres per dwolling it, k The existing'City of Chico Land Use Map clearly��hows u "Green Line" which, according to the text of the citw'Gener��►]. tlani "defines the outer edge of all urban development' On May 6 1980 the City Council adopted Resolution No 140` 79-80, establishing the, Green Lin.. at the location shown on the proposed County General Plan revision for the 'Chico G , urea (see Pigate'1 )i The `resolution specifically boftipted pro jacts, `within the area that were being ptoeesse i�, `recag« I nixing them as viable projects. Preeis'e designations in these areas will be adopted as a result of their respective hearings. The South Chico General Plan Amendment and Rezone are ekempted Lrom the resolution until the project is completed, Relocation of the urban boundary ("Green Line"),may be dositdble upon completion of the project. The City of Chico and tutte County have cooperated in efforts' to revise their respoctive land use maps for the South Chico area. The final revision of this area depends, in paYt' ` upon the information provided in the present document. ;ior -g is reason, current or proposed land use maps for the Suuth Chico area should tie considered tentative until the proposed ptdject (Alternative Iii and any revisions, are approtied by local decision-makors. W 23ar r a .Y ha � r i r �,� .y,�)) • jY Ih� 1+��' - � ,y. � " � {j.rw w°�, � •i,ri.y a r ➢{ w, i � I j•s �'� i3; `'f �. rr �%„ �i�d4 i. R r� tl+1,i � "'.. � tY i ... jiA �i� 1 � "� , i ��"1'�'7 ✓. �>: �f• + .n.. j i 4� .'i ., tet.. r y 4 +,�•�. F � � � My i` �,i.'•S�u� ��� �.�+ �. t ✓ •i�►'i `� � h�" y �n~-f• ''ti+,, �,,,wY� `'�, ii , ! ��, Al !' '� �' '�.tiYf t T'� G�~, •"r r'^F i 1k „��`. � � � l� •+•`l'� `•�'''' , �F{✓} r "�R r J; ' + f �. �, { i Y f�"q� .+.. a ✓'vim r f'+'' \\ l tt+ 7 ". /;a yh `I , : w 3,w V , 4 4.r ..:1 •� �� / -rw� � '��� l• �� l� r''Aej + i 1 �'ri i r _ 'i R wlo"' 1� j,t r, �' rr w . 'hM,� ��� y Yy.vy M1 } •. �. . nr. ro;w • `' r r��lc+ j V y , e sfi,� A, i• a !` � 't.,Fi;p, '��'.ij.'�%r�rvX"• 'n r: ,,, If r +`hie^ • '., }, �'v.�`� 1 lii�,' "5 • l Ipi� � �; r���..„ •', .w ..,. ..+a'�.1 �� i J y\.i\�J r,\I's! ..,, I. 111;, *�� r r 3 y •1t 1.,+ � `,rr �.' '* LLj� lMflt*` 1 ��' { ,'4J:�:.�,r. Y r � l{Y.�:^r} r:«,\.,�!/ '1 r' 4•.i�i.erS�'�.1,.��r ,�. 7. PIGURC-t 46 . f i +u CH100 UIRBAN 017A # ry 23b- \ t j sy rd General Pla TPolicies and Goals`. rJ ,. Appendix,1 presents selected sections ,of the Land Use r Element in the County General Plan that describi�'the CounPlanttextconbecassend poli`cis. As noted in "the=General, -` " u ... des' res for, the £inure, arc so, numerous,_ diverse and idem Lstic;, som0 comic°t between G pp olicies are unavoidable aylCsj'tr be expa3cted. No one policy° by Itself should s deter-mihe alwa County action; ider allP p axe relevant must ssituatIon. to'makarparticulars The continual int@h''�retation 'V and application of y d PP polis statements to individual situatons,,,, will £roquently result,in compromises reflecting balances � ; and priorities among conflicting policies." South The ro o5ed rezone and,(;eneral Plan revision for thevaouth Chic'prop area involVd compleX issues which a"s noted abo also invoke conflicting County policies. � y ,i There Lite at least three primary planning issues related to the proposed project. They involve, (1) preservation of productive agricultural land'• (2) development of similar a.d/ or compatible land 'uses in proximity to one aiaothor• and.,(3) provision of a diverse style and economic range of housing: Each these issues of is discussed in the following paragvaphsn The General Plan notes the importancr.of agriculture to the_ economic base of tette Coun;;y. The an also observes tllht "residential 'commercial``development and in `conrmercia { crop ' Areas creates conflicts wItii certain agricultural ac:tivitlied and induces tax pressures and conversion of nearby crop land to non-agricultural uses: Urban growth into agricultural lands also results in permanent restriction's in the potential for crop production." Where the-Cdunty is' unable to mAintain the, land,in agricultural production, the. General Plan recommends"" development on "least productive"' soils, and rural re-kUdent ial. development "As a buffer between urban development and, intensive drop! lana". The ,extent of these buffer areas, their spatial s, configuration and thein size, is not described 'in the Plan. The above General Plan goals and 'policies reflect an overall purpose �Ji preserve commercial agricultural land in the County; to minink�ze its loss where conappears unavoidable; and to reduce conflicts between expversion andin urban uses of, former, crop land in proximity to existing agricultural activities, f In an`othe r,-cAction of the General Plan the purpose br . 1. s;epara'ti" land uses is discussed. The °Plan expl tiny` khat "land use categories ,simil.sr` and compatible ><c:ivitis _combine into groups with differing needs fo'r 16c'atioh arid''sp l.pe , I The variousand space requirements of,,land" rtlCses can' ,location only be satisfied by separating uses into ca,tegoribs'and y atte,.Apting� to provide suita6ie sites for each categb►"« The , _ .. 'general, unci n'f i f' g. a re uArefinent g he are tondebt "the oafs h , h �la dinon �' ' each teri ial c ct� : g land use act ivLt a ., . �'. p " land users in r" to one another. Where xn�compa Able p ,oximity 4 .land uses 'appear to 'be developing near each otherth e: TRIM. recommends ,the adoption of measures that wo-Vid'iniliga't potential conflicts. ` The preferred goal, however;, is 41,o slafficiently separate incompatible land`'use's ftiyQ. the =e*tent that their arctivities will not intrude upon ono an6ths-i County ,xr+cognizes the reed for sitppTl;r and The Count a satisfactory Variety of housing for ,itis, residents. 'The General P�a.an°�,l postulates th4t "satisfaction of housing nee..,p,Are..:&t,�endent on 'balancing housing supply and demand.The' CoWty can' ^best assist the h6liting market by assuring enough stiii'tablo" s0'4 cd A, for new' hcusbij, construction'', xn othar sections t, , . , . suggests that"pp',reservat, n of existing housing fihrough` main- ',meet tenarice and rehitbilitation programs. is a3so necessary' 'i;o housing needs. :a The availability `',of affordable hoi,1sin , has ge0rall not een b g . yfo F Ja problem for Cirunty residents, A varetyf , styles si2e► a nd price ranges hay be found thtdughout the County', The cost ok housing is generally higher in the urban areas of the County. Ln accordance with the related goals of agricultural preservation and energy conse'rVationo the County, recommends that new housing colh.structioh occur withiil defined ur a „are►as. �Otlang j�, r. The project site is now zoned A-2 (Low Density Residentiaq.)v A tone which alldws iz variety of uses and parcel sixes:, tsee Appendix 1 for a detailed descriptionOf zoning regulations.)' Present tones would be' changed from A-2 to A` 20i ;A� Rj P -Q, C. Z2O M-1 and M-2 to conform to revised ,land use categories: 3.11.' 'Arches rl A partially excavated archaeological site exists approximately 1,600 feet *,;test of the` intersection of Midway and Bntler Avenue. 'The, sitar which is well khown among local and state archaeolagis"ts ` e I Indian Village which onceflourishe`dithere. txcoptlfor�the ; , excavation that has taken place on the site, the land is undisturbedb current find pact property owners have purposely avoided any timber cleaxng� planting or plowing in order to, pxescrve the value of the site as an archaeological resource4 W24bw r ,. /toward The general area ta`, the n6th, and the ' fo®'thilis y ,from the pxopnsedl pojbct situ is known to� have bhe.n occuied ,by Oho "southern` Yahi I;nd�;ans The general " area tov�apd ;the . southeast is knowno hair been occupied by' the.'northwestern r du.> The Archaeologics Sensitivity Map= of thy' Chico - „, �?46 „Or�ovil�b and Paradilse are' pubiished by<,the State.;,of Cs►lifornia " e airva ars' tund�Butte Croe�c as- ',A i g a noderate yin i�7d lists th, h degre6 of pribbabili�ty of Alinding sites of arc ht�eQlogicaY s;;ignx iGance i 5hou]'d any_ artifact,' be 'ui�co'vered, duran'gU'dado� = Y ,. l6g,ent� a qualified �tcbnsulting, archaeolagist 'shoielci be"R con- suited ij�medilatbly. w 3 1 AClBLIC, S41VIC'ES ,I i { Fire 'Protection t " Fire pro,tect3.on for the site is pro"vided by the Butte'Cou~�ty- ' California���epartmsn�r cf, =Forestry cobl►e -AlVe Fire.. DepArtment ` :.:* " ,I c, a , , .. ses ftomsthecC} i'co North. Chico[Q',Durii m s'Cat ons@£orna. Y R totalnrespon e of three engines and six personnel.. Members of the,f,3�5 'man z Chi't6,.At6d Volunteer ;force v''tould alsoresppond. Response fand CBil1 !tanch�l.Roadco and, Durham `s_tati an`sr_:to Midwa"' Maic Y ,Y (a `private road y,ust, q.auth of mv Bntler Avenue) are fine, nine and six minutes, respectively, 4 service to the 'northeast boundary of the site s Prov3,ded by 'the Fair Street sCaton.in Chico. Response time_as estimated ;to, range from four to Six minutes. Thi � station would_ also u, xespgnd:,to locatidns n0ttt the intersertion of Mlaivay,ana the w' brovM11, Chico ghway,; Response tune wotild�approximato o gh minutes Respoi;;� time to thonorthwest portions ,of th® ;I 11 `calculated p'iroject sits (Ceissna Avenue lElegan Avenue) is I to be less than five mi;rtutes 'Nater r C r Wate'rAo' project area residents is supplied from groundWater " f0teiVes by tho drilling o£ individual wellsv, Manyy. of': theso Wells dfb at depth of so to 100 feet. dater raith'better dr'inking qualitie+ti howeV`er� lies ata depth of 450 feet in the Tuscan-Formation. Sewage Disposal Sanitary sewer facilities are not available in the project area. Sewage disposal it routinely provided by individual r septic tank-leach field sysCems where adequate soil existsM �'M!89."elil'eifHiMq%,ktfA •-".'�{Riie.J. ..., r x .,-._-,-. �.. ,..,.»...e... u. `..•.,ixY"M ., '.� J Solid Waste Disposal The, disposal of solid waste ,s accomplished by private hauling- or by individual residents. Trash is , also burned on: individual lots. Solid ,waste that a.s. dumped,$ , on public; property must 'be hauled to the county's sanitary landfill, -ion Neal Road,. slightly riortheast of Stade .H%ghiay ; Electricity and Natural Gass? Electric power and natural gas ii', available to residents itis the :project site from 'Pacific Gas and Electric Company» has .facilities ,located . n`� or near the project siter,that p covI'd e totes " IrV3.Ces . Telephone Ile Telephone service is available. to residents o L �ths i�,rcrj�ct Site fron Pacific Telephone. Telephone polla :e5 a :�3—'s on site propserty or on land adjacent to tk,e`.p.rsjecfs`%t Z� ,,,� y Police Protection c@ prot Poi ection for the project site is t , 611-` berg lil / tiho Butte County Gheriff's bei partfiient .from th611-`, ,raha4at� In ;p.*t Chico. Response tune may vary from 5 t,na't��.��6 different parts of the ,sitbi LThe 'sheri'fti s ' subst`atioA in Chi c -o houses and six �vdi hicles. In addition`j a pat>r`olmah-is 'cn?�' U in _. Durham ,0 hours each,' ek. Approximalre �y t � qty ,reserve officefr are avAi�labl• o assist on"weekends;"' s The ``urea between Entlar Avenue and the"aroville-chico high» Way is patrolled an average of six times nightly. Hoal'th Gare `'he Chico aired is served by two large emergency, medical 41 facilities. Chico Community Mrl;�orial hospitals loct�ted at $50 Cohasset Road. E-nloa Memorial hospital is located at the corner of West Fifth Avenue and the Esplanade. hmer`gency travel time to southern portions of theL project site from tnloe Mo norial .ylospital would range up to 12 minutes." .1 Recreation { Reed nation isPprovided by the Chico City "Pa�rks,Mand °Recreation District o and, by open space throughout,the p'ro j„ect =site. " Schools Children living in the project area are served,-,by the folldw ing schools: Parkview Elementary School in Chi, o,, Chico'` Junior High Schoch aid :Chico Senior High Sdfidgl. But service is „available to all students,thou "h .a' dortaii� aumbef. of g �~ �� n .- war o%dor students may, drive ox ride xn pravate .kyeh3.cl'es to "y . school. . Access and Traffic Primary access routes to the project site are proVided',-by 'He an Avenue; Midway, Skyway road and the Oroyr41e4hieo Highway: Secondary access is available from.Cossna`Avenue, Skyway Avenue, Speed"way, Ent,ler Avenue, Notre Eo.me Blvd., Plant Garden Road and Morrot Lane. -'State'Highway 99 $s a,major arterial that carries traffic to the network of surface 'roads serving the project site. The'trnffld volume on the Midway, adjacent to the, IsIto is , approximate. y51350 ADT (Average Daily Traffic).', The ADT �+ increases to 9,400 near Park Avenue., Wand i�s about+3,050 just south of the intersection with Chico-C1'roiri.11e Highwayo 1977 aina4u197.9 traffic counts.) These 'volumes areed_on 'still below those in 1,013 when Butte College students produced significantly high commuter traffic,. The counting station south of Park Avenue load an ADT' of 11,750 in that year*,, rdt Abl gan Land just west of Midway, ADTIs 3;35+0. `whers the Skyway intersects the }butte Creek Diversion Canal r; an ADT of 110600 was recorded. Bor 1lighway 99 south „of the Skywvay interchange to Paradise) AUT approximates 13,6Q0. North o£ the inter+change ADT increases to 22A001 peak r hour traffic for these points amounted to 1',500 and 2;700". The Sacramento Northern Railroad tracks and right-of-way on the western edge o£ this parcel Siinits aCCf'Ti$ to th�� property dha those to tho east. ,, M Cu6�LY�.IMFJY4u.FLd4�Yi"NUFWY%CA ori ' rN.:�s.+.-e•-. __.. .-...,... .. ' ....,.-._.,.., .. �. .. . i n 4 ENVIRONMENTAL IMPACTS AND MITIGATION ,MEASURES a ' Individual. and cumulative impacts thht are pote0 ,htiarlly adverse and mitigations to those impacts,, are: discussed below. ' General Plan uroendments and zoning proposals are not nornna11,y co mitigablaI except where use of the land .can be l'imfted by x` enforcing rrestrictfons in the zoning ordinances, or `by" modifying"land use,'or density"patteens. ° In order to facilitate a determination of the most approphiate density and use .of land' in the project site.; the subsgquent " analysis wilt address three basic alternatives for development` „r ofthesite. Potential impacts that would result undeb+ zone in each,al"ternative, and mitigations to those impacts, are discussed in the fol,l.dwinor sections: Alterhati've lo the proposed project, consideres potential, it�tipa'rts that would result mom industrial, commercial and residential development (see Figure 2), and mitigations " to those impacts. Alternative 2 addresses pote'rtial impacts from residential buildout if the current interim A-5zone were-made permanen.tr aswellas impacts fr,am industrjal development under an A-2 zone (see Figure a). A1teriidtive. 3.reviews the potential effects of development in-"the1S6,uth Chico area according to land use provisions in the 1071 General Flan (see Figure 6). These alternatives .represent a range of land uses and densities that potentially O"old different consequences for the environineht 4.1 ALTERNATIVE A Alternative 1 represents the current01^oject as propose by "the Butte County Planning Commissioh. Approgimatoy 1,185 acres are t'd be desighated '!Orchard and Field Crops" in this p`r�oposal and zoned A-20' (Agriculturei mih'imum 20 D acres per parcel.; An estimated 185 acres ha"Ve already been^ developed on parcels 10 acres or less, The net agricultural bcretic� e " Y potentially"available for residential development then; would total approximately 1,000 acres.. 175 acres ard-teserved for commercial and industrial dbVel6pmOht1 205 acres exist as public land; and abort 35 acres is categorized as "Agricultural Residential " Under an A-20 zone, a total of 50 dwelling units would be permitted on 16000 acros identified "Orchard and Field Crops", now used primarily for agricultural purposes, the construction of 50 new 'residence's on the site would increase the population a Cu6�LY�.IMFJY4u.FLd4�Yi"NUFWY%CA ori ' rN.:�s.+.-e•-. __.. .-...,... .. ' ....,.-._.,.., .. �. .. . rrz , `by 122 persons. If these new dWellings.were dispersed LaYehly, throughout the project area identified "Orchard.. and Field Crops", overalleffects: On' the environ,ment would be negligible. ri It should be' noted here, that introoigconjoi' an A-20.zone �a to products ve agriou1 tural•� area wou jd.n.,l i ke,1'y en�coura,ge division of larger tracts of land into ,20 acre parcels. I°mplenentation of the proposed project, `i.e,. woteld tend to; Y p'reteOVO tthe "statUs quo in areas designated for ,Agricul.tural uses. For this reason; many of the potential impacts r" ' _discussed under Alte'rniti'yes 2 and 3 would not .be expected to occur as a result of the proposed project., Potential impacts reldied to nearby commercial Agricultural-Res,identi al development. however; may sti'11 occur These are discussed in the .folloing sections. st all POTENTIAL ADVERSE IMPACTS LAND USE _ c t�mhact I. Potential conflicts exist in area's where commerciAID � ni-�usi:ri-a1, agricultural and .residential land itse occur adjacent to one another. Ipus Mi i;i ' ati on (eg.rtrks, ����(l) Establ°ish open sppace 'corridors between lcoinmo., ciai/"industria`l operations dedicated and) and residentes; (2) erect Veigetatiye or fabricated barriers that effectively block or red.uce unwanted intrusions; 3) locate 'Well landscaped light commercial activities.- �..- in d traialti nr :zone ween residential )u1/in n�` zone bet and��heavfy dbmmerc /industrial �IImi�__act 2: The manufacture or'Use of.hazardous.products in. "rTal Workers, Indus operations would expose plant arid. i' possibly residents, vegetation and Wildlife; in.the vicinity 4 of the plant to potentially harmful effects: Mitigation: (1) Require use permits for operations that uti xe axardo'us materials; (2) require buffer areas around the plant; (3) locate thes° types of operations in remotes Unpopulatad areas of the Gaur9 y. ` -29- Im act3: Preservation of agricultural land in the 'valleys ' o Butte County wil;.,continue to direct demand for residential development "to the, x,`tbaw, environs of Chico and foothill areas :' t throughout the .eastoxn and northern portions sof ,the, countyi 01 � Dev©lopmont in.the�'�foothillt poses ser3�+ous problems unique to a sparsery sett�.ed, rugged area. Fire and police, .protddUbnI,� -water ave lability degradation of natural surroundings.z 11 erosion access to mad#cal facilities and adequate road: $ee � yii facilItles are common i roblems foothill- residents mus�G' confront!. ( `''Prelude'To A Foothill Strategy in Appendix .gation: Permit development of foothill areas only as �� necessary p r ties and servicesbecome`. available. Encourage-debolopersy toUtilize vacant 'land within established Urban spheres of influeatce. NATUiUL HAZARDS ` l�mpaact A: The project site is located in an area dlassa.fied a' s Tfav ng moderately eXpahsive soils. These conditions pose', hazards to"the foundations and frames of structure erected within this none. Y lm act 5t Parts of the :proposed' jp'roject site are i.ocntea- 1 -, ass an two miles 'from a concealed fault, extending froYit "Dayton southeasterly to just north-.of the Thermalito Afterbay. > /The project site has been idontifiod a, an area hairirig a j moderate to high li uefactionl: roti- atidn; (l) Modify f potentia • _ r f foundations and supports fortruc; .ures to accommodate Potential soil expansion or shrinkage in areas °ubl�shedastandaxdsonksubdiv� (z) Consult Butco unty°s ,?EE3sian improvemonts before' uildiing: (3) Monitor shrinking and siaelling as necessary F if areas designated for future development. t _30: c _ 6 - y ARCHAEOLOGY 'Im "act.; 6 .Yrnown baxly Indian archasologi6ai site exists s on, ject,:s'ite less than 0.5 mile west of tnt�.ex Aven0e�. ; The 'section of LU,tte Creok that bounds the project site in the sou'a:heast is c1, ssified as a "moderate""area' of 'h' the, olog cal sensitjvity. Another known archaeological sate ,is f located on�,the p.or�,phoxy of, the project sine �ahs:ra Butits Cres intersects the sout3tie}rn Pacific railroad traclC,s. Development ioteni:3 � lyari risk _ r6xtmategto the y archaeological sites wat ld p p p sturbi.n the satesq w,' V Niti t, (1) Dep' Dedicated easements to re,Iservbi sites is R1,'Taw neeessaty ext1,'avataons by profsssxonal arcaeologl sts to con'xinue; (2) arrange fox ;a professional, arcfiaeQlogi st . :o survey sensitive building sites 'before alldwing ; development; (3) allow sampling of a suspected archa,eo'logiral find; before disturbing site. f t: t 0,T SE �Ievect�s� rsateritl anp6OddhAg(thes (40`-t Md, tmunityse � $k r 37 g acceptable community noise '< ldve`j, staudar.d adopted by Butte County) at. a distancs less s tliaza 200 feet frontthe roadway. For low-spend, roadways the' noise level is greator than 60 dBA at a distance less than ] OO f`eratfrom the 'roadway. r fr Imp act 8 ; Dwellings located within 80:0 feet of railt6ad rads would be expossd to noise levels ft excess of 60 ° ';ABA, from passing trains: �ation. (�.) Increase s'stbatk requirements to a distance a w% --The 'ro:� 9e level is 60 ,HA or less; (2) erect no�.se burrxexs along roadway easement,taetween the roadway, and struc�tu�res. A recent study by Cd�txans indicates that highway noise barriers should be 12,5 feet in height 'to Omissions from truck exhausts. filter mase .miss ,f Circulation: Based on capaci ty standards shown in��Tj'�ble 1, toads in `the protect area provide an b&tepta!�le C ,dr+better' level of setvi'de. The development of land: with, a dil"iOit;7' of 1l one esiderice per acre would require the constructio of-'new 4 �►ccoss y toads and upgrading of existiri'g unimproved roads aecoxding to Utte County improvement standards (for details; refer to chapter 2'0 of the butte County Codes Section �. 4"►, �ppe�dices x and TI) . ,..;.,_"SVA , Cr U = Tras xc' ±volume on Midway betWe n Hitler Avenue arid' 'th'6' Aroville Chico H j-�t�ay in•i.077 meas�tred),3SO average daily tra££i�c" P TABLE Y a TRAFFIC LEVEL OF SERVICE `STAOWS' °= r Sourc(b: Hi�Y.Capacity Manual, lod.5 24-11r Traffie c TW`l� 7ireictxtins °�`� r' I —=' ._ Goo, Service .Congestion Level of Service: TW64itnd Urban Striaet 8, 000 �' 10 � 00QW? T an Urban SL eot -� G 000 r l0100 i' , '. -Potlr0tLane ,urban Street with pall'' Separate Left 4urn .Lanes 121., 0100 ,` l i� ea'Upigt of' One-lfty;(Streets Thrso I�anes� ilii Each 'Uire�ttzon_ ��� �_; �'4'� OOd �� ; 000- Pour -Lane PreoWay 9 �,�7 000 z 5 ,00Q e 1. " 1 } "t t1 �k An AUT v'b.lsuob of i0,00.0 (level o£ services "$t') is cay si�id6 ed l poor, having �itkher accident tiski and heavy 'cungestion. Traf f ic. voii� es o � :�1., dWay noar the Urbvi.11e.LChico Hig4way r „ are ,e,g,ci ftted at 30 0"J'O �AIYQ � ' lolumcs increaso �" � � o 'beyond9,000 AUT near hast Park Avenue (figurd'j based ,oh i f WD traffic counts)'. Impact 9:, it is V easonable to a,ssUme that frill c6iiimbxcial j . ^ a" nn lllnZustridi devetoptcht alongy the sbUthern easem"n' t of `iMor'1,ow Lana will require a widenanf; of that road. ? r , Zm• ac't 10: The Cotte Ceui ty public blrotks bepa,�rb,,ent 'bias .�.o that S e n4:p edwav and, Lntler Avenue are at, *,"-^osent , v ubstah0160 ' ny' aird3�'tion tl traftid on theso two rjA`i ,ential streets will coi'tmLddrably worson their present ldvoi of { 5,erv'ice; k Im act 11 A. ono Creek would �ncreaslane bridge over Butte Cre ` ; a co-- gon and ac4 Won't � es' c " risks. if AUT grows app.rsc�;ah7L:y. (1] ` \ Y•�^^�, �✓ r; ( ., �l{ Miti:gat.1- (l) widen and upgrade Untler Avenue and Speed,,- ti; way :as development occurs in this "-vicinity; �2a} wider and upgrade the Oroville4Ghico Hghwa;y�, including expansion ori replacement .of the. bridge across Butte; Creek as traffic' volumes watAant._ P t. 4. I'a ADVERSE IMPACTSWHICH CANNOT,BE AVOIriBA IF PROJECT. iS II+%tPLUMENT$D, 4',_',,,'. �- Los, s of Open Space and Residential Laidu'` Approximately 60 acres of spa seiy' developed I� nd, that now, �. ngs; cErch complex,wrF holds fewer,than 10 residential,,dwell a 'a radio station, 'would be developed foie maze intense :.: ,.and commercial uses, Housing Loss Preservation of 16000 acres tf agricultural land,aftet—a, allowable buildout under. an A-20 zone would preclude (10. development of 200 • 1,0 dwelling units on this acreage. Since the population ;In the Chico urban. area continues to ggrow the need to increase the overall -•supply of affordable housng is important; Clousing devveloprdent 'costs tend to lie .bower on "flat lands where fewer tbpograph_ical mc�da fl'catiohs sere required. �Y g- '4;,r3 "IMPACTS ),�OUNll NOT -To hh SIGNIVIONT Rare and Endangered Pnts 1Vhile„small areas in thelano soctian of It pIt, 6 t site oxhibit botannzcal and 'topographical features that are, G. .anium bidw,elliae, field surreys associated with the r61yg s have riot found evidence ot the pant"9 'existences. &616 ical Hazards The, Safety Mement in the Butte Goull't -General .plan ,-'46ftti'fies the project situ as,�an area with 166 or negligi'bl.o risk from landslides, vc�lCanisn or subsidence t x1;6 CE` Lc'o Gas Pield, located twciVailes west of the projent s,i�te, and the �I Durham Gas Pield,,' £our miles to the southw t .. are areas of heat/„y natural �;a"s witlidrawl . Although the.: xo joet site is g P l i , .., located in an area of heavy ground water Mith:drawl there s. have"°been no; reports from users of inadequate supplies, S„ low pressure or •subsiden' ce, Ince -aced` Domand on Chico Sewage- Treatment Systom .Accor'c'ang 'to the Chico Planning Depaxtment, the pro je& } , i1, not included in the Chico, blaster Sewerage Plan; therefdre new residences within t)2e sA-}e boundary would not. >be able to connect to the Chic,'sewer s; stem. (Nota t Butte Cree'C iistaies and Southgate 1pdustriall?ark are included, in the service area for the Chico sewer,sys'tent; however, there are no current plans Jto connect t�►,ese areas to t'he . system in ` the near 'future . ), Public Services Water; Sufficient supplies of grou.~id water exist o uppij% ie emand of new commercial and industrial; firms and 800 to 900 new residences in the project site. Water is'dommonly obtained fromindividual wells, drilled on each home site.• it .may be more cost-effective' to form an mprovo went' As t,Dict, or join an exista.ng one - if' 'Several units are developed in a single phase; But Cdunty Snvironmentdl 7}ealth hepar- ).%e has xmihod that a minimum of one acre per dWelI.". unit is sufficient for individual septic leach field systems. The, - sol each building site, however, would be :,ubject to inspectaarl and testing by the linviranmental Health Department to insure 'adequate leaching capability. Commercial and j industrial firms would have, to install accessory, treatment systems in accordance with state and county standards for commercial and, ,industrial effluent disposal, The tailing 6posits w>ithi'n thO project area post potents al jimi " tatioris 4 for sewage disposal because of exessively rapid poaxcolFation grates; I�ZGtri'cit " and Natural Gas. Pa'cfiL Pias ane:i.l+cfiric wouldprovw a hookups—for gas and electrl..a-nr lWar clew. busitiosses, industrial firms and residences b"uht on the project site: a Telehone. Pacific Telephone would supply service to now resa, encu, business and industrial firms in the ;projject i area; Sheriff:` Existig, service is sufficient to meet a minimal ' nc~ rens© in demand, ' Fire: Existing vehicles and personnel are s.ufficie:nt for' p:ojdcted. 3.ncrease�s in the number°'of st',ructotd's to be 'built F on the,site-,, 8choo'1sJ existing service is adequhte 'for','an`tic pate 'ma�c& �in'greas6s naI in populatiion,. : r _ Yegetartfon/Removal ., - C� ` M Very small amounts of acreage would be subject to ALI t.ru�iance from development activities; Agriculutria! home; sites 3 ' would likely occupy no more than five percent of° a 2Q ;acre v ,parcel. ., Airuali�t Insignificant a;nounts of emits' 'wou1� ion' d be d -ate .Fi' added o the local ai'rsheii. , bra`iinage &,Water ualit :l Construction, of impervious surfaces Br overcoverin ss wou a expected to affect less than five g P percent of the site. �Truffit I�hcteases; increases in traffic W6U!d, amountr�'to no ritore an six percent of axisting 'volumes on. Midwtiy and ;I Highway 99. Present .!e•✓e!s of service would remain about the same;i; Consume tzJn , Implementation of the; `pro jest Would ' !` mar inn increase, - g,i"�""-' energy consumptiok� 3 Aesthetic/Visual. The character and visual a Oar0nte of ,,n ricu tura areas woiiscl 'experience ons, minimal char` es, b p 1, g M r Loss of Wildlife habitat: Most present wildlife habitat woula remain,intac- under development to the intensities . allowed by ,the 'proposed project. Loss of A rueultural Landf Land now under cultivation may Be reduced y - percent if maximam buildout iw ��re to occur , under this alternative; xL`� y Conflict with Chico Genera" -Plan: The Chico dbjiPtal Plan TeS V©sl areas 111 C —U-ehnn sphere fan' :�xicuitu»ai uses, the proposod, ptO ' t conform to; this; designation. . �Y'MYfaNi�i6aPi]N:'Rp)%^)i��bf,.aSibkliiii{ikl[iJ'�tltlPMY:ux.wi-i WN•.w1.-...,.. , ,,-+uv...._-. r...... - ,'.. ..., e-: tvw .v4Pt..m w 11', ... �v✓aut.w...uJ.uu.tJ v 4.14 GROpt,iNpUC£MENT Indds' tri'al ..,.and l argil scale commercial, op,erati on's )Ira;, Likely to,aaenerate growth. Service indus�tri'es0 s..bh;_as food• a d beverL_ 4 establ'i,shments, recreation centers, atc. develop i n"`res. ponsIe to new ,basic empl oyment,a. On;der °A.l.ternati vii �rll' yre reserVed,for industal development 10 175 acres tri (excluding public land)north and south of.Moerow Lane,„and , ;' }r'test of, Hi ghway 99 along; Pair Street. cul 1 >dvel;opmero.t _ cif 'ra >:'hAt area would, Very likely generate the, 6rowth;;of„s,e,rvice fiusinesses and even housing, north of Skyway between NlgWay . �a }),99 and L1 tt d .Chico Greek. �Comme-rcial tiara � residential growth in areas north of the prej ct o �r si to would° ;> "stanti al ly increase :traffic on Skyway, 'Notre ° Dame 36AevBruce Road and State Highway 99. An increase in, demand f public servicess such as sewerage, water and' uti l i ties �voul d also occur. Roads would poten.ti al ly require R ;upg`radingr;' and new drainage facilities provided. `• .• 4.15 CUMULATINC.IMPA0S Listed below arra the "cumulative” i mpacts of ther,�pwoj6ct. These are impacts not of th - �ieX ' 9:.rficantrl uttwhi ht stingphoblemse0 selves si hi or to a situation whief� may k «ome 'a iproblem in the future. t, 1: Commercial -And ind4s'4riwl development would ln�jute growth ' '�.''i within S;hico urban area. . d It demand toL,%I ddiht r,,ued deVel.opment in nnavbY utbo areas and the fa+;jth3.11. yt?': t,�t time where agricuitural,.,lnnd it ptesetved in �., il€:.thin commuting distances -of `` u�rbal,.�.serr�ces ,. 36. c i ' ; ., r ,•.»wr•-w»»..,mow .. ..... .«V..: I ^---;'. - r� �,,M*sy. 4f.2 :ALTERNATIVE 2' Under Alternative 9 6e -e'01 gure 5) mu ah of the land=: ftpS" a k designated - 'Orcha�rd and Pfel.d C no?, zoned i-io ih; ho proposed project. Would instead �be 'devi`f6pe,d as, retidefitiAl and L under An Ai. -S izone (minimum of fival-4cres p00,. pd,rci ''intended Existing residential, areas and I n'' d" inter-fov, comme.etit%:' industri'al an d, public Uses outsifle of A-6� -to"rit' Wo" Id -in UL , rema as shown in the current County.. 66, e'raj� plan. Under an7A-`6 zone, a net of apProx1mately 1welling, Units,' could be 'built -on 950 acres how used for -f krmi n g . The corresponding4 population increase would amount to 464(based, Oh. 2. -44 persons,; per i POTENTIAL ADVERSE IMPACT8 LANO 08E Im-acct 1l: Potential dohflitts exist in. areas Where, commerdio TR—usf-r"Talagricultural and residential Land Use s, haVe proximate boundaries to One another. Approximately , 151-25 dwelling Units would be affected,6,compared to between '100". .200,under Alternative 3. JM�Qif i a t io n •(1) Establish open space corridors , (dog. -j 0 a f k s"o land) between edT al de cape cal commefcia,l/i,fidustrialti, and e�ra re's i doces (2) ere t L do erect vogetative,ovi fabrica e fabricated ga 0H 6 rt that 2 f f et VVI y block or reduce. unwanted intrusions;- (3) - locate A well likiidn4pedlight tommercal actiVitios(60'6 office - space) in 'atransition zone between residential and heavy dommerctalilodustrial areas. luact,, 2:, The manufacture or Use ofhazardousproduct's in s filldus, tri al Operations would expose plant workers o 0I kerso and p6st'ibly r6 sli deli ts , vegetation and Wildlife in the " viciY of the plant " - to pottil'tially harmful effects. Mi ti qati 0 Require Use that permits for oper6tion� Uti 11 z sardous materials; 2) require buffer areas around, j 4. the plianto, (j) locate these types op6rhtiohs in ed-motej I)Jifipopulated areas of the countryi. 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PICUA8 6 ALMNA`PIVC 2 SIY'E LOCATION 1 � X59= r, 7 " Mi ti Pation: Whcaeip�odexigns�i''ncorporate exis'ing shrubs <3 `(i) and: rees into land (Z) minim construction y, ?,of, overco:verings z•',I 3) d impervious surfaces; (,3) �dedicate com�won�r, x ~�` us;e.areas for open spaca. retaining natural vegetation as much'as possible. . '. AG�IC��LTURE/CLCA WITHDRAWN , �r Imact 4: ,�;�a` A"s land values increase from resi'tlental` develop-� 'the.proect r d' men w hin site: and in adj' area acen s, the ` n ,. econoi tr, ik:onti ves for withdrawing land from Cali foei'a Land' Conservation Act (Wi111amson.Act) agreaMdpts would in:creiise4 Mit_i_g_a_t1onn: Restrict wi`thdrawls from CLCA contradtt before: exp ration, 'of contract date, unless evidence of agricultural nbn-viability ;or public need is presented. r� . h . SRWA'GE DISPOSAL Impact, 5: Reclamation of tailings for Fuse as buildings tes " t �4�� mayno meet r equirements for septic-''systems. i'ermeahility r of tailings makes them unsuitable for adequate leaching. " Miti atior�: (1) Wiiere feasible,cionsturci: 'sand or other fil eir �e"ds in' compliance with county 'standards for use as, A each field; (2) drill wells to depths that reach an impervious suhstrata beloW the tailings'; forming a sanitary seal at that land; (3) form a sewer district. NATURAL HAZARDS �Ymp,a�ct �6; Parts of the proposed project site are located' ., Tess lesa_ fnceal:ed faulty extending from AoutheastbelytomjustQnorth Daytah of, the Thermalito After= bay. The pro9ect site has been identified as an area having t a moderate to high liquefaction potential . slightly"more,-, r thbn X50 peo^sons would potentialy be affected, compared �. to over 11,500 (nderAl ternatfve Miti Ltion°: Require al3'`future construction of dwellings o conform to t'lae State 1jni form Building code. and meet state seismic standards. E' 1 � X59= a Impact 1i The Safety Element in the Butte County General A . -a—n-T entifies the project site as an area with moderately ,. ex soilsi and a shrinkage index between and 74 Soil , ' .,ansivs impact persons,, ex,ansi,oh;awc:�td otentia;lly impar _ 4 p r._ n ... P p Y' , Mitigation:, ('1) Modify foundations and supparts, fo.r, 'itructt&es Yo accomooate ppotenaial soil expansion. or shrinkage to areas :identified as high risk sites; (2) consult Butte CouJ6ty°s published standards on subdivision improvements before build= „ ' ing; (3) monitor shrinking and swelling as'necessary areas designated'for futuredevelopment.. ARCRAEOLOGY Impact 88:, A known early Indian archaeological site exists onTe project site less than 0.5 mile ,nest of Entler, Avenue. The 'section of Butte Creek that bounds the project site in,. tile southeast is classified as a "modetlate" area of archaeblo,gicai sensitivity. Another known archaeol ogi cal sitk it 1pcated on the periphery of the project site where Butte Cr^ek 'i.n,ter- r sects the Southern Pacific railroad tracks. Low density 0, residential development in projeot areas proximate to the archaeologHal sit -"s would potentially risk disturbing the situs: Fewer :persons than under Alternative 3 � ould potentially disturb the 91te Mi ti ` ati on: (1) Dedicate easements to preserved• si tes .to a I 101v necessary excavations by professionaal archaeologists 4 to continue; ,(2) arrange for professional arckaealog�ist to survey sans°itive building. sites before a�1164xng development; ('3) allow sampling of a suspected archaeological w find before disturbing site, NOISE i '011 fed Noise contours around highways and railroad tracks are d § �� in the Acoustics discussion under tnvironmehtai Setting impact 99: For high speed highways (46-56 mph) the noise Tavel is greater than 60 dBA(th`e acceptable community • noise level standard adopted by Butte chi nty) ata distance less than goo feet from the roadway. Fou tow -speed road ways the noise level is greater than 60 dBA at a distance less than 10o'feet from the roadway. p_ tt, Wit Resi den,ces located less than 800 feet from Im a. _ rd roa tracks will ekperi@nCe noise levels greater than 60 dBA '' X40- r � r I -on Hil i ca ti (1) increasti,Setback; requirements Ao,a',Mtahce wnere. the notse, level i.s 60 dBA or les's,,, (2), Lioett noise barriers bitwOok the trackbed or, roadway r And structures.4 recdo,t study by, CALTRANS,indkatot that highiday.--no.i10 barrier, should 16a 12.10, feet in height to Mufflenofis.#-,�;emisslion from truck exhausts.; Alk QUALI:Tf,�) Introduction. The thalysit of air quality impacts it this t6poit is based upon data' derived from a Variety of local and sItite, goVerninont 6 sources, I Three principalemissionsfrom Mobile sources Vehicles) were analyzed. These include-. t dt A I '6� ani c gases 11 in TOG) .j carbo monoxide (CO) and oxides of nitrogenNox) Other mobile erhissionso such as sul'fur 41 oxi do (SO2,) and, lead (PB) ape dard emissions. frequently hot avatlabld, in stapi report3,, and have therefore been omitted from:�'the present Aisdutsion,, For the same reasonjAite ovsus'piended"Oarticu- at0s have not been JulUdod'herei methodoloax T his,4nblysis follows the methodology set f o Y't�t h in c a I i f o rn i a Or Resources Board kdoorto "Procedures' and foe Etti..-� .Basis mating on Road Motor Vehicle Emission (100) the, vehicle 11*169 trAVel6d (M) approach it used to d6teri'dho.6to-to mobile so 0 r 66, dMit'sidns which could result from ptolt'ot im- plementatfon.Factors Involved in this approach include o total 0rbJectqenerated vehicle Miles travfl!ed(ADVMT,) anil, a composite emission factor (CEP) which Is represehtAtiv4..k;,f the vehicular mix of the area. Results are in the f6rM ,of daily i.-. m i t s i q s average 0 for TOG, CO and NOx. Total VW016 miles traveled (ADVIT) it b6sed upon ' th e, estimated humbwr of average daily trips (ADT) generated for:; each, landse category and AlVee6§6 trio length (ATL): Earlier studies of the Chico utbih Area indi catl An average trip length of 3.23 miles, And 12 trio's per day per rdiidentihl dwelling unit. , Since many oesid6intt Wo-UI4 commute from6066t I to,2Miles south of Entler Avenue to dbWhtow!Chio, the ATL Would more reasonable ap'oroximatd 4,23 Miles iand 10 trips ,peo day per household. We 'MAY Also dttUme thit half of a trip length extends beyond the projects boundary. Thus 1980 the ,ATS: for estimating project emissions is based upon 2.12 19,90. miles per trip. The VMT per residential dwelling then, would, equal 21.2 males. ATL and ADT for the'Chico urban area remain 3.23 and 12, respectively., If) under Alternative 2 190: dwelling units are const�ructted 4:74 (one`d:u. ger five acres), then ADVMT wonld increase by 2 5;44 U 1.19 miles. Based on historic building rate- approximately 3(� CO dwelling units per year would be const .tt!�t ed in the rod � p d ,, .act area. If constru6tion commenced in 1981, .2(- units (57 ' 0 i% .w percent of totalr�,projected, buildout) would have been con'atructed 4i 54 by 1085. After, 1985 projected auto emissions will 2,79 dramatically decline (see Table )i The Comp"osite Sourco: California Air Rdsources Board Emission Factors for 1980 axe app ie to an ADVMT of 424 miles derived from 20 existingdwellin units. Factors for g s � 1985 are based on the construction of an additional 120 :. � i ii),ts. A total of 140 dwelling units for this year would ADVMT. CEF figures foo 1980 are °applie'd. to l9$5. The remaining 70 residenoes,;>generating an AVIV11;j" 4 milesi would be constructed by 1995; E- „ missions bs, :kv� .rPF for 1985+ are app�tidd to, this , 11 ~i r, P re �i p to `emn:�:�vi _ o data r+ovia ,a '��' calculated from o i 14a Ca, forniaSAir Fesbur" 4 _d and include the followin ass Wv ti.un'sQ -, ambient tem era- Board,, a g .: � p. , tare 75 degrees F. 'average summer temperd-t-ttio, a1►d`^ 45 degrees F average water temperature;' 27% hot starts 'ZOV cold starts; emissions averaged, from speeds of 25 mph, duty vehicles, 2M S � me dun duty trucks 4.0 % ha avy d± ty 6, 17, 422?'ne .•trucks; 1.0$ heavy .duty diene;►, trucks, .and 5,7$ motorc��clBSi. "� ' 'fable R;. shows the CEP figures in ,grains per mile„for 1980 and year`s after 1985.. Substantial reductions in mobile emassibna�. ' are 'antic aced as a result of im roved emissaon control p p ` technologies, 1 Table, Composite Emission Factors ` (grams/mile) , 1980 1985. 19,90. TOG 4:74 2.84 1.19 1.99 CO 38.0 26.21. 20.65 11,91 NOX 4i 54 3,46 2,79 2.69 Sourco: California Air Rdsources Board ;r �.z ' s for the,, "ro ect under 1'ilternative Total para j"ectad emsion' p 3 s r' r 2 ur'e ditpldyrbd in. Table Table 4 . " also shows �_��. ��,dUrrent emission rates anT compares them to rates icor` the entire Chico area. F Table 3 dis 7;a s the current o ulatidn a"st" At, for project and''Chic"o urban sphere,pand projected holds%'tcapacity afar'thes'e areas. Current estimates project total bu l°d out, of all' residential land by 1995: IAI Table r Population .and Building Bstimates Pho ect Area ano ri a. 1lrbamt�rey ? Year Pop. _ D/ Pop. 11'`ti ra 1 80` 49 20 56,100 24,b52 1985 342 140 61;200 25 082' 199S 512 210 87,225 '37 §24 sources: Butte County Local Agency Pormatioai y Planning Department, City of Chico ,y Emission estimates in Table 3 are based Upon, VMT by project' residents, and 955,512 ADVMT by ail persons re.sicing w;Lhin tha Chico urban ,sphere,. Project einis8ldhs amount to -only ;p�,, roxcRnt of all mobile emissions within the Ch_ico area. These figures reflect the C.B.P. for 19800 X43- Tablo, jiibbild Sdufqe Emission '19bs qndeir.Alte Alternative-. rnatve- . 2 Ubs:ljlmv.�� ' Area ` $' , �r C Project Area Chico of Chico TOG 1. i8.6U 6t087 0 171. 30 $b 0 0 6 0- 30 ' 1 OX 22.60 %416 "'o :.2-,9"68 972,1118 Table 6 Mobile Source lihiis5iWlt IT Area C 111! 1 v p1tole, t Area olvio-cs of Chico (3 TOG 6j449 174.60 57,716 0430' N6 k 26:40 8 4,452 1 469j034 D.SU ............ .. .. ..... .. �,Im ao't 1! Under Al ternati ve,: 2,, the project area portion, , s03n theer'Chicc urban area wquld increase, :f, om ` : '0,0A araenii. p 3, percent by 1995. TOG Would increase + . by' '15.1 lbs. per day; C0 by 1.39.1 1bs./day; and 140xby 22;4 ;lbs.'/days. s Mi ti, atioh• 1"tri^tly adh v ` �-r�-' O .. ere to the Butte, Caanty, Nonattginment 1T'Tan :nor air quality improvement; (2) increase mass., traNsit f _tt!rVice to the project aiIe�ai '(3) establish vehicle mainten�ar�ce ''fnspection, program t DRAINAGE AND WATER QUALITY S ;Im act_ 12 Overcoveri nv _of,1,0erMeAbl6 svi l s with asphalt$ cone- reams and build'nas�,wi1�1 req'uc e the erco1ation ofra fall and in ai,tFpoodi ore tialin- rates is in varrious�lo�,Aic Ens wherefpercolat,ion are ,low .high and :the land is bad, Storm runoff may increase the amount of total 'dissolved tolift, chemical and heavy metal content in' drainage channels and hatU'ra,,1 streams. This .impact would 'besUbstantallu'red'uced if ,development occurs under AlternaiiVe. ; 2 f6ttea'd of Ai ternati ve 3. ,, 'Impact 13 In arias wthe,re solis a','re legs permeable storm runoff may floodproperty. Where 'shallow soils exists less than five feet in depth, development of septic leachfield systerns, ma!; . 'Con tam nate ground water supplies. Mi ti"ation: (1) stategically install French Drains to 'collect storm water in areas where ruhaff is '` particularly high, (2;) design.,a permanP_ht drainage solution that would uahry storm w runoffs to appropriate drainage and stream channel's; (3)y..`' cons tructi oh on tailings areas with hi jh r sks ,prohibit for Water contaminations unless measures are proposed that Meet -Environmental Health bepartmeht standards;_ (4:1, insure' that all marginal building sites are insppected by the Public Works Departm,,ht and..EnvironmPntal Health Department for specials site reg4tre"060,ts, CIkCULAT0N p : Based on standards shown in Table 'i ,roads in the prof ect service ard`i pravide an acceptable "C" or better level of , JI) The d ,01opmeot of land with a deh,s i ty of one residence per five _ccres would require the construction of newaccessroardt, and upgrading of existing pnimprove,d roads niq to Butte County imp"rovement standar4ds (for details, refer to Chapter 20 of the Butte County Code, section 9.00, and d- it>`- Appehdi ces I and 11) .46 i Im ac t'"14; Traffic �,olume an Midway betweon"Entier Avenue > "" an t roville-Chico highway in 1977 measured-S,350• average daily tr.affi a (ADT) r Miway would potenti 'Away collcc t:ra€ic #onf 100,E7156 f6zidences ' . This woUjd add another 1 0` 01* 1, 301 vehic16 trips da' per !, Y to existing volum6s Tonal ADI' would -:Licreasel to a maximum af ° of t`tiffid, 6�,050, The additional #Otoville-C; traffic w6tild also incte);lse volumes on Midiaay below-the ico Ili hwa [� g y �curr�ent e! t mated ADT ei'�.,u,al ''��0"�i�)T. anti ;year, park 'has Avenue; the latter already 're�cordei,� �ra'ffic volumes in excess of 0,000 ADT, project traffic Wouy, in- crease flows beyond 10,000 ADT. Art .ADT Volumeof 10 ,O (level of service IT11 is considered poor, Navin higher P,} accident risl�s and heavy congestion. ) Im act 15: It is reasonab;�3 to assume that expected commercial F and industrial development along the southern easement of 1, Morrow Lane will require a 'Widening of the road. Impact 16: "1`1e Butte County Public Works Department has MtF mined thaix Speedway and Bntler Avenue are .at present substandard: Any .additofial, traffic on tihese tworesidential streets will considerably Worrsen their present level of serv;�( ce, !� Impct 17: While txaff3.c ;}olumes on the Orvil]e-ChicoIf ' ig woo not curigest traffic flows, the road would require substantial repair and upgrading as volumes are increased. A one lane bridge over Butte Creek would also incr,.ease con- . gestion and aecidont risks if-, ADT` grows appreciably,, In genera'}, most roads in the project area would require Upgrading and add ,Uwnal regular maintenance costs to the county if developmelft were to occur under Alternative 2. The potential for congostio,10 ]fotivever, would not appear as great as under Alternative 34 Miti' ationt (;1) Widen aad u;igrade tnt,lor Avenue and Speed- r waY as evelepinent occurs in this vicinity; (2) widen and Upgrade Midi-jay Wljen ADT approaches 10000 Vehicles per day, or earlier; (3j provide left- tarn pockets onto Bntler, ySp.ed' y and the Oroville-Chico Highway from Midway as fteddedi,, Aden and upgrade tate (7rovi1le le-Chico tt.i ghway, including expansion or replacement of the bridge across Butte Creek as traffic volumes Warrant (5) redesign dirertaonal movements, and/or signalize intersoctaoii of Midway and Park Aventfe; (6) signali-ZO intersec�%lops of Antler and Speedway with Midway as cumUlativo intersectional traffic increa5es. ii .46 q- ' ENERGY C�ON5UMPTION Direct energy usage„ on much ;o,£ the {,,,;,'ni derives from gasoline/diesel consump"�t" for cul i4',Atxo�i;, maintenance and harvest operations,; and 'alecticify, I fd;e L'ree irrgazion, q. T,he ' following estimr4tes ,for 0nergy'�' sumiz�W.on assume the ' construction ,of x90" dwelling ve -units k�u ex `11,,A.;Alte:xnati" ; 9S0 acres of land, andthe currefil '; ilkatep,q i o£ '20 units I that same .area, which is composed 7 3f �mars,ljY ,,of agticuituse l �, land. -The anlys.is is also based in Table (_'ai►ora c.; �a"len th ACL the �: g Haut yh, : The g t , � g CATt) th 1'), o a Chic urban area- appxoi�►atos 23�iles Thx', �,a guc� would increase ° to neartxly 4'.23 Chiles %i substantia esid'-6racial dvelopmei�it occk'.rs'south of Lntler Avenue. IT,the 99erage number of dsi,iy tirips per resi dent equa'1s ,tt tV- thi,aA project develop- menu_ under AlternatiVe_ 2 would in.�,,rease IMT from 3Z miles 10 driving mileiies each dor and ip. ;g!,neva.,tes an additional' If .each "reszd.ence. 4 hoa ms eho l ds :must commute this greater distance, then 1,9(}q, .rr;orC illiles t+tou d be driven telly. I£ fuel consumption avexros 2Ov,3t►.p.g.,* then 95 gallons of fuel pwrday would ltd consu%�-d above the urban average { A * g ue1 consumption`;is bag(,d on uses as'sociatei A ricultural f with almond production rising a'�O }t.P .gasoline tractor, consuming 2,55 gallons 4f fuel, .per hour, 10 hours per act`s. Light passenger Vehicles wore 'estimated to use 20 m,p.g.0;:, 42.8 VMT pot d.0 *OAdsed dem projectoted 1"080 nVo't°ales £or slight duty passenaet vehicle. h`. 47 a> eo c._ r4 d a c t., ; , t to o Lo pip 00 cori N ��r wi U C4. iw 1+4 o w'� 4j44 C7 i M wl • �I � bo c�0 1 02 e H O 011 ko t9, ko r 9. ` i f11 R! k7 to 47. Q "t ` `y �+ L F N 0 N i. 41 1 cid H` th rnP • "- Ln u� to o�Aw ha ko w w r -I u N�. 04 t O 'M Ln Lh Ln ( r-1 eh N to � ct1 t-1 th Cd a eP N tla l0 6.' N <. 6H rd, o ca ro ,N A id ` affCD o �t HN to co N_,G N44 M N 'A m �tl w\ ri r.: ab 3 o d v�4 P40 in -ton"" cid` v� .0 W W .. .... f•. .. ........ .... w........ ,....,,,•f.,, y ._. ..'.i ,..,.n..,w ., w.._.wwwa Lg, .we�'i«. ...,..... . ..•. A Miximum of 196' residences guilt on the,"proje"ct .site Would. gelierate an estimated 57(4chool age persons (0,10 per diu� ). gpproximately 50 percent t 4,,) of 'these ftudents- Would; at,tegd CliicaxSenior High School. ' �'n est mated�'a25 percent 1� ( �f thy, neWti�u 'tints a�o�ild attend,/axkview Eleme►�tary, and othe re 6l,;iing r 25 �prercent (14)' ,would, be gss;�igned' to Chico �0uni�ar High-Sc;ro�1` The student%leacher ratio at'' Parkview is 28:1. An i.ncrr�ase !i f in enrollment t^_��2 woiuld raise :gnat ratio to X6.1. Studed�t�' -� ttach6iwrratiosCat Chico Junfior an "S'enior High Schoo10'-Wodld -9 a:ri ence 1i r i Tar chan,,ges • �`. r> The c0n1prehenc,ive cost for educating a pupil tql the Chico: til c Unified School Cistriet is approxim6trE 'v"i'l 5�? dollars ped �" f student. An increase of 57 students f�_,cul d regh re a aad tjon ti lli expehdiWe of s5,W dollars (in 1919 dollars),. �. Table 9 indic`a`tes that the roject,.portion of the `:Iota1 o�ected pp increase for the various schools woi11'd' ar;oUnt to no mors=" khan *} three percent ('Parkview), and as low �s '1 .1 percent ar-c:hico' " � p �� impacts of IY; Junior High School Thus, while the r sect im acus do n appear great, they{.;iio add t4 the cumu1a ive growth of enrdljme�its _ in`,the' Chico Unified School District;, ? I' , .. 5 -50 r LWIC i'' ca u as w is C.O a.Lnr45 " W ` � 1 • W� t wILI \ i w 11ww �� y to 1— M '„� •' 'G, W O } r . 1 9 tQ 04 W8 N iJJ iA 'um +►r - - r, in �Iru 0clu Of �1: Z co a ►NLA 4" !���i �„� ... O ,U�yf tl1 CD u r+l r. 1/7 aC W W ltd L O 4J 4J N i O �co1 go_ �-i 04in w4- R oma,' th 4J a a, w, 41 i i µ O N . u O fuOwl r a. all lb, O .a �- „� Ja o a u uW +.a , to JG r N ru 00 R!' l fj �'�,� f'l���`"�8L1�:'d�7�fiP'hi�%�,tl�i�! �-_,w�,-». �„•r... � f, -;, _.-..r�.,.-r».-w,w.,w.w� ,.,r ,_„ ..._.....,. __... (' .:rtnxaxrm+w�;xx�,«.. .,,�..;.,:�,aask�a�-,t.. M;..:�; ..:. _..� •...• . • �.._:.. ,..•�...m,-r .., n.,,.. •...T.,.., -,. ,•,...- .,, _. h _,beyond ° (1) increase teac}ter,�student ratios , beyond present '. t n`a.b reassign students to other schools larger, reserVb--capacities; (3) increase physical plant size of present Schools. (4) secure funds for construction of new sdhools., , 4:22- ApVERSE IMPACTS WHICH CANNOT, BE AVOIDED IP._` HE PROJECT IS IMPLEW ITEI Aesthotids/Visual, v Residential development of a �i-icultural and o en 1andi� u p g p `wouldt -�-Significantly alter the rural character of the pxp3,ect site° to a more urban setting. The project arda`:would experience, ; increases in noise levels, light diffusion, glare, pe?uIdt-bn, density and traffic volume, These effects however, would opeiO9 be less intense with more opportunities f,��incoxporaie space amenities than under AlternatIve 01; Wildlife habitat >> The'cdnvorsio,(a of large tracts of orchards, field crops, a open and graz:b.?und to very low, density residential uses would reduce existing wildlife habitats. Evidence suggests, eg.are,that of prey, suchsasns arroWslandotics replacedrds by comma black- birds, Where residentit;j development occurs,.,Mammals, such as the Red I±ox, ttul'z deer and hare, would dim1n1 In number,or cam5letel. disc pear. Minimum 5;, as; re a,rcels would, however ; more, plausibly Maintain, suff3 dent i;aliatat conditions to a,4 tra'ct existing birds and',smallek ina}nnai's '` than under AltoTnativo 3. t rt Loss of A ridgltural Land/Cohflict wit'n State and Courijtx €ginning . oa s Residentlal development would result in the loss of 4�proxi'mately 850.950 acres ,of prime* agricultural land if areas zo»,ed A 5,'werb b, developed to full potential. If maximum build -out wts,re phrmitted (one dwelling unit per hire acres) under an Agricultural -Rural; Classification, 100 units could theare:ically be -constructed, This would increase the project area population by 464.** C6,Mmotcidl agriculture is generally not feasiblefor parcels less than 20-40 acres in site, 11, This alternative appears to be in conflict with established and 8tdtO land oals that see to preserve productive nandgreduce _ unnecessary 'public' p agric!altuiral��land y +( = ,. expenses and envsronmental pollution assoW ated with urban l sprawl: (see Appendix 2 for selected portions of,' "An Urban Strategy for California"y prepared by the state Office of "T,and Use Elemeht".) C4 Planning and Research,, and Butte Couhtyrs, An earlier L-1110 Log d., 8-05.15-06, prepared on Midway Orchairds, concluded that 110 �acA.i of diseased soil rendered the land economically ndrt�ir3ablo.'£or agricultural production: *� Based on 2,44 person's 'per household w5z� ` b Since the reduction of densities to only one,dwel'ling unit �7 per 5 acres under an A-R classification would still not meet minimum acreage requirements for commercial farming ; (unless parcels are. combined) ; and, due:. to inco•mpatibl'e. s, , activities in mixed residential/agriculturil• uses., (.ie.,, 1, crop spraying, plowing, burning, etc..), no .feasible measures, are available that would successfully'-,miti.ga'te this impact tip insignificant levels. ' Conflict with Chico Gensral Plan' ._ �y The Chfco Ge etal plate (see figure 6) designates areas south bf , Hegar, La��cT and Cash Park to 5�eedway in; its urban sPne''re as "Agri-cul ,urt". This designation is not compati b�l a with., even a fiery iow denst, y residential u;se,. proposed .under Alter.nati,ve 2. ~y f= e cgmmerci Res"idential buildout at low density rates wopld P recl.v al ' 'farming.an arceage used in this manner. f 4.23 IMPACTS pOUNa NOT TO BE SIGNIFICANT stare and Endangered. Plants While small areas in the northeast section`'' f the ro'ect'si p 7 , t,; exhat'it botann,cal and topographical features thAt are associated with the Pot onium bidwelliae� field. surveys- have not found evidence of the plantexistence. geological Ilazards� The Safety► Element in the Butte County General Plan idsntilies F the projectsite as an area with .low or negligible risic from landslides, volcanisn or subsidence. The Chico 'Gas Field, located two miles west of the project site,, and . the nurham Gas field, four miles to the southwest axe ar':�as of heavy natural gas w.ithdrawl. Altho;gh the project site; is located in an area of heavy ground water withdrawl, there have been no reports from z.sers P of inadequate supplies o low pressures Housing The eventual construction of 190 houses in the project site r would increase the overall housing supply in the Chico urban area; Since Chico and its,-surrounding environs continue to experiencegrowingfor augmentation of stacknw uldan� the 'existingbe consideredjusingo g , I a of houses benefic.ialimpac The purchase cost for the typ it on five arse parcels; however, would most likely be affordable only to Jab deand high income graups ` b increased Demand on Chico Sowage ._.SeWago System: According to the Chico ,planning Departmefit, the, project site is not included in, the Chico klaster ;5,eweraQe Plan; therefore, new residences within the site houn'r�ry a would not be able to connect to the Chzc'o sewer system. (Note:: Butte Greek Estates and Southgate indult i 'ark are . included. in the service hrea for thei -"-Chico sewed syste`mp howe-O' '' ythere are ;no current plans ,to' connect these 'areas 'to t/b'' stem in the near future, Pub1 `ervices katet Sufficient supplies of ,ground mater exist, to:"supply ie Omand of new commercial and industrial £isms an4 +190 I ew residences, in the project site. Water ;is commonly �j obtained :From individual. wells, drilled on each 40me site Sewage: Butte Count Environ \ .,..a8�.. y Environmental Health Depax'tm6nt has M,terminod that a minimum of one acre Tier dwelling unfi is sufficient for individual septic leach fieldsys;toms The 5d(il on each building site, however, would be sub'ect to inspection and testing by the, Environmental ECealt� De,partt►ent to insure `adegY:�ate leaching capability. Co' mmerc al and industrial firms.wouI4 have to install accessory treatment systems.in accordance wish state and countystandards for commercial and .industrial effluent disposal The tailing 1 deposits within the project area pose ,potential _limitatiohs� for sewage dic'dosal because of excessively rapid percolati'oti rates, ElectriciU and Natural Gas! Pacific Gas "and hiectric r Would provide ovideehookups for gas and electricity aor businro'ect ,si esses%Ii.ndustrial firms and resiliences built -6ii the Tele none: Pacific telephone would supply service to new resx,encesy businesses and industrial firms in the project area. Air, 11alit In 1985 vehiclo emissions would approximate{` 19HUe� veis as a result of improved emission control technologies, These levels Would remain nearly, constant through 1998, 4' e ti .24 GROWTH INDUCEMENT ,J The growth inducing effects of res`i ential development alone 3s difficui.rr to assess. Building pa 'erns in earlier' decades (' in southerd''California countries suggest that housing exI n d4' a£ter`:.Woxld War II had a'domin� of on agriculttirtl; lanes' Was least costly tib develo ,'ect which w y p, Moreovero to.cal or neigi borhdoa shopping Centershave: often developedin' Pro x 4 s imity to large .-IA residentareas.' The -ietail clusters' Wray,in turn,. attract further interest in c'evvel.oping more = housing. on nearby vacant lands y The above events may not transpire l howove r where- regional shopping centers or downtown business distr as aggre,ssivel y , seek'to maintain the patronage of sububan residents, Govern- ment economic and natural land use coist'rants' may also, retail devela menta in outl n resa,den�tial�ne g p outlying igh- borhoods,e i 4,626 CUMULATIVE IMPACTS k. Listed below`axe the "cumulative" impacts of. the project. These are,,pvbj,ect-relatedimpact; which are not of them- selves significant but, which add to existing problems' or to a Situation which may become a problem in the futures ] Traffic _would increase on Midway o State .highway 99 and the Orowille-Ghico Ili &Way; 2 emand for p a increase, particularly .,, p pudlic!serv.i tion and schools., " I� i s S ALTERNATIVE 13, Under AItern`j,��tive 3 approximaitely 1 700 acres are rieserve'd for low r9ens{{°,fty reside otial (L:D.R.� development;; an estfinattd ; 350 acres art:� des;gnate l far industrial use:; and" sIitghtly more than 200, acres_, operated as the" Qjkb Tree,l:Improvement "i Canter, belong to the_,,(�lendoci°no National Forest (r4fer to; F1 gore7, for d 6 t a i l t�)'.,, If existing developed residential „p voperty", rsubtra�cted." frdi acreage identified as L.D.R.. 1,500 acres'' of Oppen � + space orchard 'and field crops'';�tcmain.Full buildoyt .and WOUId yield 1,500 residences (assume one dwelling unit �qer'`' " R acre:),. and Would add 3,`360 persons (2.44, per divj). to th� project site. HoweVer.,, based on historical building rot ,,. only 950 dewl l ing units 'total are projected for 1995 Un'O00 Alternatfve 3 in areas zoneo'A-2 a,varivety of industrial end{ commercial firms could locate -in project Areas designated "Industry" on the' 3971 .l and `use map (see Figure 7) 411 4.431 POTENTIAL ADVERSE IMPACTS LAND USE .; Potential conflir,ts exist in areas where c6mine-.rciaX, xne�alo agricultural aria residential land uses Have pro- ximate boundaries to one another. i Mitigation: (1) Dstablish open space corridors (eg.,' parks or de icated land) -between agricultural, commercial or industrial operations and residonces; (2) 'orect vege"tativo or fabucated barriers that effectively block or reduce unwanted intrusions; (3) locate wealLandsrapodlight w commercial activities (eg., office sp,acd) in a transition zone between residential and heavy commercial/industrial areas... Impact ,{ T}�e manufat.ture or use of ,_hazardous 'ptdducts j in ,in ustrial operations would expose plant workers, and possibly residents, vegetation and wildlifo in the '4'icitt'ty' of the°plant to ;po,tontially harmful effects, r Miti ations (l) requite use &tMits for operations that utilize Hazardous materials; (2) require buffer areas Around the plant; (3) locate these types of operations in Aro ote, unpopulated areas of the count . V'IiGL�TATZOIV , , ` Impact 3. Ddvdl6pMd4t of the projectsite to full industrial an res aential potentials Would eliminate many fton-agric),,itural r 56. , plants that' nowexist on site. ' Miti`g'ation: (i) Where ' ossible " incorporate existing s rWbs an trees "iirto lands, ipe designs; (2) minimszO construct on, of ovetetovexings and , impdr'Vious surfaces;; (3) dedicate common use areas, for open space, ret'aini'hg :} .natu`ral ,vegetation as much as possible ') ` " y AGRICULTUItE/CLCA WITIIDRAWLS Impact 4: As land values increase form residential devel p�- men wi in the project :site ,~and in adjacent areas, the ,alifotnia economic incentives for withdrawing land £ram C, Ldfia Conservation Act (Williamson Act) agreements wound increase,, Miti a�tioonn: Restrict withdrawls from CLCA contract$ 'before exv? r date, unless evidence of agoi cul Lural 'non-^ i abi l i tz• or "public need is presented. SEWAGE !SFOM • tw single i'amily dwelling Impact 5. Con', (the ax of 3 to 4 .D.R.%A-2 designations) units per acre. (the maximum allowed ur;;der`� L would likely, violate county standards for ieytic systems. Where 'individixal septic- `leach field systbes i'ire used, the County, hnvironmontal Health 'Department ra ca amends a minimum of 0.5 ac,in,,O (net) per dwell -Ing unit. This assumes 8tis- factory sail conditions and the construction of detached singie £amity houses. Miti anon: (]) b,uild' no more than one d�relling unit per acres (luster"housing to achieve average net acreage "r requirements, (3) form a sewer district+ ' Im act 63 Reclamation ,,i -tailings for use as building ` sites may not meet req' I zr meats for septic systems. perinability o£ tailings` ,. tikes them i4r►suitable for adequate ,leaching. Miti ati.on: (1) Where 'feasible, 'construct sand or other er e s an compliance with county standards for use as a leach fzf,�1dj (2) drill wells to depths that 'reach an impervious substrata below the tailingsi forming n sanitary seal at that level; (3) form a serer district. ` NATURAL HAZARDS I'm act. y.c., parts of the proposed project site are ldcated ess; ail two miles 'from a concealed fault,_ less than two. t' miles fr"m a concealed faui tt extending from Dayton south- , easterly,:to just north of xhe' Thermalito"Afterbiy. The pro j'ct sitehas as an area harnq a moderate hctbonn otentiaied to high liquefaction p I. Mitigation: Require all future construction of :dwellings % c©raToir�'to the State Uniform Building Cede--il,�nd deet E,<� state seisinic,stan.dards. I act 8: The Safety Element in the i3uttej County. General an z estt'lies the project site as an are w3_. moderately expansive soi.;ls , and A. shrinkage index bet eeny5� anc 7. - 1�. Mit3L gat,h: (1) Modify foundations and supports for .structures o accomodate potential soil expansion bt shrinkage in areas identified`''as high risk sites. (2:) Consult Butte. Countyrs published standards on subdivision improvements.'before :1 hailding. (3) Monitor shrinking and swelling as necessary in ureas designated for future development. ,l ARCHABoi.O'GY Im act 9: A known early Indian archaeological site exist in E a project site less than M mile west of Bntler Avenue, The section of Butte County that bounds the project site. -A the southeast is classified as a "moderate' area 'of rf art- aeolrgical sensitivity. Another known archaeological site is located on the periphery of the praijedt site where Butte ,Creek intersects the Southern Pacific Railroad' tracks. Low density residential development in project areas proximate to the archaeological sites would potentially risk disturbing the sites: Mitigation: (l) Dedicate easements, to preserved sites to a, ow necessary excavations by profe.4sional archaeologists to continue; (2) arrange for a profe`ssionial archaeologist to survey sensitive buildi.ngssitos before allowing l p (3) allow sampling of a stispeZted atc11 aeolagi cdl findbeforeyd` g , sturbin site. _ f Rio yy J ? NOISE Noise contoursaround highways and, railroad tracks are diagramed in the acoustics discussion under nvironmepta,i Setting.16 I�siyact 10': For h"99h..speed� hi hways (40=56 mph) the nolle dBA� table eoise; 17- T"Ts greater than 60 teh acce comiouni y, 'less r, f level standard'adR,�p -ed by Butte County" at a di stance Ithan 200 :feet from the roadway. Far, low -speed, roadways, the• , nofi.se level is greater than 60 dBA at a. distance less th+.n , r; 100 feet from the roadway. bwellings located less than 806 feet from railroad tracks would experience noise 10614in excess of 60 dBA. Miti atiort: (1) increase sotback requirements to a distance, w sere t le noise level is b!,� dm or less; (2) erect noise ., barriers along roadway easement between the roadway and s ruttutes. A recent study by CALTRANS indicates xr g way ngise barriers should be 12.5 � feet, in IZeit�ht o hiJ ry filter noise emission from truck exhuasts. r; AIR QUALITY Impact ll: If, under Alternative 3. ,approximately 1 500 devilling un is are cpnstructed, then ADVMT would amount to 31 800 miles. iiased building rates approximately SO dwelling on ,historic o units per year would be constructed in' *,he project area. �, [f cpns,�ruction commenced of toast projected buildout)din 1981, 120 units (eight percent would have been constxiact6d , by 1985. For 1985 'and latex, projected auto emisions will The Composite f,;: drAmaticall" decline. (see table Dmissz.t�n/Factors for 1980 are app se to an ADVM�� of 4,240 }, ` *iles, derived from an estinl;ited 00 dwelling Units that Factors 1985' are 'based n . now exist in the L.D.R. area;. ,fox on the constiruction of an additional 120 units* k, total T a' of .520 dwelling units for i-h.s yesir would generate 6 i 784 last ADVMT. If 750 units are coj.structed by 1995, the for which population projections axe a,rai.I able for the " ' yeah ad! Chico areao" the ADVMT would �e ual 15 JOG. �v� .;hllAbVMT eq 950tf dwelling units would amo°crit to 20 i 140. Dmissions based ian the Cbl' for 1985 are applied to this AMT, r The area composite emission factors used in this re ovt were data by the California Ait Adsdutces ✓ calculatedfroid provided hoard, and include the followini; assumptions. ambient teiriperatuxe 75 degrees V. average simmer tompetature and 27$ hot etarts;� ,3 �I 45 degrees F aVe'rage water temperature; 20* cold' starts. emissions averaged "from speeds of 25 45 fi.h and 55 mph 86.A :yght duty vehicles �lieavy dutyyptrucks 4.0$ duty gasoline ttucks; IM hhin. Y' ;t v r n duty dieslal trucks; and 5.7% motorcy,cIesii Ta�filb i'OWs the Ctp figures in grams per mire for 198,0 and years after 1905. Substantial rid�dctions in mobilsi e l ssi obi : acre. ami ci hat6d as a result v of improved-* li Sif on �bntro;l tec �nologi;es.`' s, Total',projected emisslohs for the pho��ect can "r Alternative are.,di'splayed im Tabl.e;3 ""aIle 1,1 s,how,� c���rent ��i�ssioN' rate3 and' npat^$s them.. to ,rages for the enti;. Ohi�co erea.l 'co Table ,2; displays the current pdpulation estimate for the project and Chico urban sphere, and projecte& I -o dtgo capacity ' for these' ar`eas. 'Current estimates project tote -1 build "ut• of as -1 rest deriti al, '1 and by 1995 wi 00 n...the Chico urban Area, ba -sed on revised City. and Count' y GQt�d�ral Plans. ,.'Under a' roeecttsvte3Wou1 would 950 uni is b e tl►at bui 1 dou,t� in the r, i t i s i mprobabl i y �1993ayABL� Y /1 V 1.. ALTER ATIVt 3 Population And .Building Estimates F r rI . Il EMiss.ons estimates in Table 11 are based_ upon 4240 VMT by project residentso and 965j512 ADOT by all per"sons +' residing withio,,the Chico urban s here.. Project emissions amouht.to only 0.44 percent O a1�,i�obile emissions within the Chino area. These figures reflect the C.C.F. for„`1980:, � If (` p i a 4� «61 i1•+Yicid arYF/tU1':,.}mtvdaia.drurJFxvueiwaa.aw..,.-,..v�.. .... .,. ,..... .. .v.-,-. .. , ,..,."-.n.,wyrtw. rrs+use»ea.. .•.•..:. -.+„ -'•,r-: , _ -63�- ;rF `Jndp'r Alternative 3 the project area portion of_all. emirs; onsn J '. the Chico Urban Area would incr.Aase froin 0.44 .percent � 1980 to .,i.37 percent by 1995d, 'This amounts ,to a nominal inl� Tease -of Gess than ,1.0poxcent. = Nitration: (i) strictly adhere to the Butte County lion- nment"°p'ldo.for air uality 1n (�) ii�crens® f q y provement, � " , ,mass"Sransit servi'ce.to the :project area; (3) establish vehicte maintenance inspection program. DRAINAGE AND WATER QUALITY 11_mg4_c_t122'. Overcovering of permeable soils with as,pha -t, conc�rete—and buildings Will reduce the: percoVition 'af " rainfall and increase storm water runoff.' FI,aoding :pote�tia1 I's hf,:h Where percolation, rates are low and the.l�and'is Storm ` 11eve1. runa,ff may increase the amount of total di,ssolded 'content, sol i'ds � chemical and heavy metal in' drainage channel's, and natur.trl streams. 1m acct .13: 1n areas Where soils are less permeable stopm runoff-may flood property: Whore shallow soils exist, ,1099 than five feet in depth.,, development of septic leach'field " system may CC)tamioate (.'round water supplies. Mi ti ationi Str°;tegically inst6lI French braihs, to. collect war f", areas wheirer��r�,ofi is particularly�.htghl (2) design a pLiftdnent dratelage i0lution that Would carry 'storm } runoffs to appropriate drainisoe and stream channels;=,(3) lhgs prohibit construction in tai areas With 'high risks for water cart'taminatior;.�.O unless 'h;aasure are proposed that meet Envieonmental nth Department stah,dards (4) 1n�ure ,iHeal that all mar,g nal i�uilring sites Ob in, 'acted by `the r�blic Department to Works Department artd Environmental Hea1t fu�` special site requi remei�its.. {i ' -63�- ;rF Ilk ,\yy CIRCULATI?lV Based on stanti8lrtls shownin Table _ , roads 3n th"® �r praject 'are'a pro da an accept4ble--"7-5i better leve o£ o service The de�veltrpment of land with :a density of on, residence per alae would requx,re the construction of new, acces,s,..roads and upgrading;,of existing{ unimproved reside according 'to Btlitte County improvement standards (Tori-details, refer to ChaptsIr 20 of the Butte County-Codyy Soction .0,P00 Append ce': %� I and 10 im act 14: Traff, cy volume on Midway betwee'Ti Entler, Avenue and e lle-Chico Ilighway in 1977 measured 5';3S0 average ` daily traffic t ADT j . Midway would po"tentialy collect traf.£ie,, frnin 300$00 residences. This would add another` 3tOda .to_ ic p1hdrease�to 8exiS3a0-10ting,350ltird85 An ADTfvoluihe 'a TOtal. ADT1would 10,000 (level of service "E") is considered poor, having �S higher accident risks and heavy congestion, The additional traffic volttme would also potentially congest Midway bolow the.broville- Chico highway (current estimated AUT ec�Udls 050) and near Park Avenue whicia;` as _`d has recorded trdff sic v6lumes in 6kees8 o 9, 0' NllT, impact 15 State Highway 09 would be another major ddiieetor k' nr° "fie project sine. An e.s,timated 200400: resin dhebs would an�,additional 2 '�i�0-4,000 this generate ADT on highway. R The Add' approx;iinates 13,600 just south of the ,Skyway inter- change. The addition,ll traffic Would increase volumbs to ].5,600 .1 x;600 ADT-, 16 0,00, ADT is considered a congested level of service ("E"j fora four-lano.highway of this d ;sign,. Since there, are no durrent plans by CALTRANS to build_ an overpass interchange for the Southgate Industrial Park 6xito the need'lor left turn pockets, or new exits to a frantage road parallel to and west of Highway 99 will become compd1lin•i 1tp_ar.-t 16.1 It is Aroasonabld to as,'sume that expectdd.. commercial and Wn dstrial developirient along the s6ut6rn e€isement of Morrow Lane will require a widening of that road: I imp act.. i The Autte County Public Works Department has etermIrre that Speedway and hntler Avenue are at present substandard4 Any additional traffic on these two residential , I treets wil`1 considerably wo,rson their present lnvel of I ervice; -64 1 J 1 I f i Im p, act 18. While traffic volumes on the Oroville= Chico ig xT3"-i wya 4o ' not presently congest traffic flows the road I. would, require substantial repair and upgrading if'volumes are girea"tly increased under full buildout ADT would increase 1 by 2,,000-4,000 vehicle trips_per-day. A one,:_.`�ane bri T - TABLE 14 = ENERGY CONSUMPTION UNDER. ALTERNATIVE 3 (Annual) Ant. of Change Existing Agriculture/Residential. Res GentJLA3,FT TIMgC3. zo t Megawatt Hrs... Therms Terms Gallons CGasoline Megawatt Hrs. Therms Gallons- allons (Gasoline) Amount Percent Electricity 2;720 10,370? ,+7 650" +281 Ifat. Gas 132,800 t800 ; f -996x000; -750 Jl Tractor Fuel. --38;250 -100 Pass. Vehicle: 154,`395 1,157,963 ,003,568 +650 Fuel 'dotal Fuel 192,645 1,157s963` +96,5,316 +501,,- i _S 'atal2,;720 13,800° 192,,645 10,374 ,128,80 1,257,963 - :-- — _- -- Source:: Extrapolated from"�ivisian of Agricultural Sciences,; University of C4%if6rnia,; publi.catons 2231. and 2263. J v'fi Th'sAverage ,trip 'I On (NTL) thrau§hout the Chico u rbA1, li „area approximates 3.23, mules. This figure would ihcra;e` to nearly ,44.23 �roi les . if' tub stanti al res'i'dential .dev 670'nent u occures southbf Cntler AVenue. `.If")the ave'xage number,cf s dai e�y ttips ped. residence equal$116v,then V t pe`r dw,e:�'11160 c , unit amounts tfo , ,,Imppaftt 19: DeVelopment of L.D.R.:areasWould, inGreesa' VAT T—roii-7 £:"3' miles to 42:3'iniles aper dWel.l,ing unit..; If .each residence en.erates an additional 10 fiele miles g p;er. da!y above the urban average] and fr_.om 800 to 1,000 households —1,, , y th d� more mi1es;tw.oulds►caie► stance, theai1i100a to`'�10�0.00 f,° be driven ai'ly. If fuel capi�sumption uver:�ge's`` , 20 m.p.g.*, then from 400_ to 500 gal, ohns of...fuel ~ day , would�_be 6ont sum4d above the urban averegeo r . r ieS, II nD"Od,-%n 006cted 1086 a"varages for light duty passenger Ve11i.CIOS i ' f/. 66 r V[ J U i-68« ' It Im aet 2D Based an the foregoing fuel consumption estimates,' buildout oV'zh`e residential areas in the p"woject site would U i`ncreas'e overall annual energy consumption -es folldWs: �1 electricity: 7`.650 megawatt. hours , 2 natural gas: :.990'9000 therms �) 3 gasoi'i he: 9660318 gallons Since ;commercta3 and,industrial rtel"g'y use varies wi lel�y`''y, type of operation, and the identity of, all Iututi ,M rmt' are onknown, projected energy consumption `is indetermihate at'.,,, th-'i s, ti me Rlit4gation: (1) Increase mass transit service to the pro e'jrt- rz a,i�e, 0 (2) allow planned area clusters PAG), composed of ligWcomm6rcli;al and residential uses, as'an ove'rlay,z6ne, i,r Lh0 SERVICES r _ Sheriff �r a F impact 2�1t The Butte County Sheriff's' Department, cur'o' ;it,iy Q maintains a ratio of one patrol officer for' every 2,000 ' persons in a service area. Based on this ratio, buildout; of the resi deot `al area ;would require 1-2 a more officers, and potentially two additional vel"166s. °Estifilatdd+ costa;; y for capital investimet, operation and repair,of these outloys its 641000 do1'lars (th 1979 do:iars). Mfiti gatioil : ('1) Increase reserve patrol staff{Z.) iheeease �� of by j3) n: um—Tier persons served each nffice'rq organize community crime prevention programs, 4purchase More fuel efficient', lowerpricE'�, patrol cams;5 stabilize Wages and benef.i is 1 y Schools u (• I�mppac..t 22`t Chi 1 dren Who 1 i ye in the project 'area Wool d r-~ .: a t e`i nd-'arkvie'W Elementary School, Ch•i 6,Auni'or NigNtt School r;; and Chico'Seni`ro t-figh School*. Enrollment and capacity figores for these schools are listed in Table 8 and Table 15 *A smailnumbgl, of students Who lave s'auth of the oroville- ` „ Chico Highway would attend schools in the Durham Unified School District. i-68« S-ourceLt Chico, Unified SchaoT District School: `, _ Enrol:! •` P"rojec Attendart.ce* Tct3l ��roec`te,`cent Ca Patti #y ° in��uded in attendance area growth studies. (995): Area (t;9�j TABLE IS =of Tota I crease Capacity SCHOOL !ENROLLMENTS .. U,HDEP. ALTERNATIVE 3-:.,� S-ourceLt Chico, Unified SchaoT District School: `, _ Enrol:! •` P"rojec Attendart.ce* Tct3l ��roec`te,`cent Ca Patti #y Fervent of in��uded in attendance area growth studies. (995): Area (t;9�j =of Tota I crease Capacity _y Park:vi err r ! El-ementary 448 5119. 13,7 522 �r= �� � 99 Chico dr, H.S.: 383 71 ._. - 1, 30 E. 1008 1,'139 121 Ch4cd Sr... H.'S: 1,14F, 143 . ,840.X1,98< _ 7.Z.,`. 1,799 �, 110 S-ourceLt Chico, Unified SchaoT District *Based°on growth rates from` 1980' to 1985•.. Project site not in��uded in attendance area growth studies. _y r ! c y d A maxim Um of 950 residences bui 1 t• on tho` pro jeci site would generate an estimated 285; school age persons (0.:30 per d.U/,O .. Approximately "Chico. 50 percent, (143) of these students, would attend S nior Nigh Schools, An estimated 25 portent �(II) of the 1 1r new, students would attend Parkview Clementaryo an,d the r;;ainita;q w, X25 pe'rc'ent (7,i1 would bei assigned _to Chica Jar r�T 11g_h P34h6o1 .. 1� The s;tudent� te'acher,; ratio .at `Parkview is 28i -10 i0tttase f' q i'k enrollment to 519 would raise that ratio to 40:1.;,! Student/ 6,. teaeher rataos, at Chico Junior., and SQnior Neigh Schoo�'_s W ld � experience similar changes.' The COMM diens Ve cost for educating a pupil in the Chi,106 `" r'U,nifi�w%`School. District is approximate�y�'1.500 ��ollars per student. An increase of 285 st► jents would rer�,ui,re; ahs additional expenditure of 427,00 1979 do1la,��s). Thd' ject portion of the total student iKcr-ease "An X995 '`percent amounts to 1347 percent for parkview C1emeotary 5.1 ; C iorHigh And.2 erten( ,of the increase Chico Junior h atClticoSetiiorNighSchool�,Enrollm�nt increases due to f implementation of the project con'tribu'te to overall student : growth that moats ar ekceeds school di,oacities Mitigation: (1) Ihcrease teacher/student ratios beyondl preseht el— a -s; ) reassign students to other schools with larger raserve capacities; (3) increase physical plant size of present, schools; (4) secure funds for construction of new schools. r; rc a i Iin ya_ the locatirn of commercial' x'11 ,- n.. banwi the ant a evelo mentis wi sy 'tteswi 'd_.�—'ice thin thew ,41 for two to .five minute response im the first engine from the But Cour� ty Pi re Stations. A substantial increase on number at densities of structures above existing leOlso however, may 'retia additional equipment�,-'aod staff. i r, C {r r I h CUKRENT VIRE. PROI,ECTION COSTS;, ° (ONE PI-Ahl;STATION), .'� Capital Operation' ar'd ' ;Item Coss; Mai�te'nance ��" t, Firehouse $1000000 1,;000 , 3. � .., er �' 0 6'00' 3. 000 a� 1� F'um �r 6 3`-Fulltime Pos .40,r000 15.-Vbiunteers Fi15 400 OTA t .r � ` I tigat: ' (1') All new buildings and structures s}ioixld' co" n orm` o £ire safety standards in the Uniform Euildin + Wel (2) streets and, alleyways shouldF a able to accomodate types ii) r� all of ,fire fighting equipment; ,in+"Jude.�smoke: alarms and :vire retardant s rinklors where re" uire"d and 3ti optional ,.ri ses where Feasible; (4) consult `fire o£ricials � � m £or pr9per storage o£ Flammable materials, and for cantyrolling £laifim'able vegetation around buildings; (5) conform to master fiib protection plan (When plan become,.-, available) . 13 n 4:32 ADVERSE IMPACTS WHICH CANNOT BE AV0%hItD Ip r Hb PROJECT. IS" 4 IMP-LEMENTED t Absidentid,�I develvl?'jtent bf agricultural and bpen land would` �\ I)igniFicanily niter the "rUral chatacter of the pt6j,,�et site 7 to a more viban, sett%,ng The project area Wo0.ld experience a siibstai..:,L ifncroasia �sri io�.se 1,ievels = i ight d1 £fiis� Oft glaze' pdoulAtion denkity and traffic volume: r P Wildlife 1Habitit t� The conversion of large 'tracts'of orchards, 'A'07 d crops r open and grazing fond to low density residential uses Vould, sharplyyw reduce,i existing wildlife hnbxta'ts.. vx\lance. s`i�ggestsr.4�� g that tzxx s, Cf prey, rnati�►e b" dpi ani unusual exotics; y 1 are replaced 1�;! Common 0,*igs, suchr.as sparrows and black girds, whe--re residential/t ve-lopmer�t occurs,` Mammals; as the Iced Fox, mule and hare would diminish in,.., X1 �c � 5; or completel ��Aisappeax. k Loss of A ricultural.Land Conflict with Stag ,and Count na n n o a S, Residantial do rblopment vo��ild, result in `the loss of approx= imately 1 185 acres o'f prime* agriaulturil land If areas1 designated..D'.R... were developed to a full potJpntial.of ane;` do u, pper acre. Gommerci`a1 nut growing 'is genert�lly ri► t feasabie,for pa,,rcels less than 2R-40 acres,,,n s'ca, ' Since the reduction of densities to only one dwelling unit mer acre under, a L.DiRi c1gosification would stifl not ead minimum acreage requirements 'for l;omm(-.tdtal farming; - #�W .Ud to incompatible actw�iities in Mixed; resid'enti�+"i/ afia�l"culturil uses (a.e., crop spraying, plowing, buxni�g; etc. j , no feasible ,measure's are available that would ;1 �r r - successfull .-mxti , a" C to this �;mpact to insXgi,,ificant ovals � I` conflict with Chico Gerte'ral Plan ates areas south of Hegan a and The Chico General Plurt design.air East bark to Speedway in its urban sphere as "Agrculture". This designatiort is not compatible -=with the ,,law density" 1' 'residential ,use, proposed under Alternati•-p;,,S. Residential buifddut'low Iensitd tot@' would recliiOcd�.Imerc3 at fag ode usethis mariner, Loss of ben�'ace and Residential Land �.. Approximately 60 acres o'f spa.csely deVeloped land;, that now "It !� holds fewer than 10 resideAt�iol dwelling;i y a chutecomplex , and a radio station, would be developer for ,bre 1htense la, commercial uses, i jl * ,� An eaxla.ex DTit; Log fl78 O5-iS� t10 proparee on Mid wa}� Orchards. conclUded that 110 acres of disbased soil rena.'�.red th;e orchard economically lion -viable art +r 1kr y " �il w w 4.33; -IET RCTS MIND NQT TO BE SI GfVI VII Ml t ° ' �� 'and - Ra dar� Bred Pn . f M YniM�YIA�w �1�1t - ,f I `Wfijle sma11 a,re�s in�tthe northeastO -secti n�.�a'f the pro je'dt, site exhibit betNimnical and topographical leaie res that are ta. ` associated with t1ke- P,ol anum bidwelliae . field, surveys haVe not found evidence! oTe p" an f e""' x" s enco Gealog`ical llazards; The �fe"tv Element in the Butte- County General" P!an, identifida the ;proje'ct site as a!i arda with low oY,` heg?;igibl�a 'risk' ix°om landslides, volcan%;m or subsidence. The Chico "Gas Faelet, located two miIps wdF9t o,f the :pro "ect .sate, and` ;ire ,burhanli Gas four Iles the west, heavy pield to lout are are4>s of Is-located natural gas with2taw.l. Although the project site in an aa,ea of .heavyground water wtithdreawl,i there have hedn 1 no rep�•�m users of inadequate, 'suppl,,i�e" .or' low -,pressure* orfs r 'R Tl' a dVb'ntual construction of ;several hundred horases iA, tht ti.roject site would increase the overall housing suppr in r(I he thico_ urban I area. Since Chico and its suz:ounlin g, environs Conti#aue to ea-porieitce a. growing demand'` ger hou"sngi r j ailgrnentat� on of the exist X: j stock (of, affordable housilig) ' woul:d Lie-considered a beneficial iattp-act :' A �1 i Demand on Chico Seta a Treat Incrc.�sed C ' w Treatment System g ! ��1 - �. a artment mast .of the pro,-' �1cco�ding to the Chico Planning D p p ; n the ject�site is not included i Chico Master Sewage Plan; thaie£ore new r(!sidence`s within the site boundary woul,'d not be able to connect to the Chico sewer systems "Ngto Butte Creek alstatea and 5out� gate Industrial Park-are/71 r~' included in the service area''for the Chico sewer systems i, however, there are no current plo-ris to connect, those .:areas ''to the system ;in the noar futura.) ' itiLtbl'iC Services ;'s Waiter. Suff°xcidnt supplies of ground Utaor ens. to 'supply file ematid of new commercial and industrial firms and 1,500 1 new ro6idences in the project site, Watia,r is commonly obtained from bidividual wolls, dril?ied on each, home sitd It. may be more cost*bffoctile to fr,ri an uhimptovemdrit district, or join an dkisting Midi if several units are dol- el.opod in a sI,ngle phase �73- Cr 1. 5�®wade_: Butte C6tj it' y Environments 1 �Heaith Department his "OetArmined th)A a ,mini um of one s�cre per d. a ili��n' unit is 4 ;sufficient: for individual septic 1�6ach;.fiel systems.' Tho soil`,`on each building% site, howevo`�wohld ;be subject to inspwction r andtesting by the EnvironmCtntal Health Aeart- i wr.. ment to insure adequate leaching ca-paba.lsit-� "} Cnanmex^�3ai, " and indust�rlal firms would have .to inst.slll acc,�essary treat-o"', - ment systems, in accordance w.i'th c9iAnty healthi�requirements ( .„ for commercial"=and ,industrial effluent digosiil� \; VI � 4.34 d-ibWth-1haucement The growth inducing effects of resxdenti'al4development alone is difficult t'o assess. Building pq,tte, hsxin, earlier, docades southern California counties su - ggest tr,at hous�.�g ex �an�sian after Worl; War II`:had a domino effec ton r, �mg 1cultural land; i.. which was least costly to develop Morcoyw local or nex hborhood.sho' g ppir�g cen'�ars ]i.4ve often '('v' lI ed in pro to large residential are r. These retdil 61ustors may, in `. v -- turn atract further interest iii de' I .u,.: more, housispg, on ' p+ g nearbyvacant.lan� 1 The above events may not transpire however''`whe;id regional'r , 1 shopping centers or do.rntown' business distf cts aggrea � s8'vely seekptogmaintan the patronage of suburban residents. " _r Government, economic ;,Lnd natural �."and Use constraints may naso discourage retail development; in outlaying residential` nbighborhoods y ~ctrial and large scale commercial opex�'at;ions";are more Indu., likely to growth. generate Service indUsti`1es, such As fond and beverage establishments, recreation centers etc:` d6velop in reponse to new basic en►ployment Ander AT`ternatxve 39 2100-250 acres are reserved for industrial dovelopment ` (excladinn: publ`c land) north .and south of Morrow Laney and Fest of Highway 99 along T'a,ir Streetj full de'elopment of this area 'would very likely generate the growth of service businesses and oven housing north of Skyway between Highway 99 and Little Chico Creek_, Commercial and residential growth in !'A t." nor :.;►, of the project bite would substantially increase traffic an 'skyway, Notre 1' Dame Boulevard, Bruce Road and State Highway, 99. An intte" b in demand for public services, such as set,reragei "water �tnd `utilities Would also occur. Roads Would potentially, t0q.uire" upgrading, and new d"rain"age facilities provAed, 4466 , Gen (1)adheredevelap f a Y/ Plan ee mants mast'8r ��lar�� o'Ce`un 3oreoalf, sic ' ' n Grime asses `', I,(3) ` pub ,f sexy ce areas prepare mase, r a to �� �� essmbnt pinds.fa 'urban and count y plar�.ngubareas .: � { 11 d ,35COMOAmJ -ACTS _,4 w IAtted belwar Gra.' the "cumulativ'�1°�;�,pact� c�� the pra,':e�ct j These are pro ject-related impacts', which , are' nab selves sx;gni �icaht but Which add to .eki�>ti`ng ptobldti (j to a situation which may become a pr`6bI6m in ;the' £ub 6i Y'st i. e, . ,� ;Comerr ai 'and i' d .r a n u r1 �iev.lopment would induce gxor"a . r' p with�� the Chaco urban+ area. 2. facilities; for naturalas �,dha ole g cfi.rical exvies would ;i ` 'baa.expari'ded' and upgraded- ds developmeIt a'e`cured� r 3.' Fac fc TQ'lephone would event{ ally Have to in to �l";a majors feeder gable and potentfaally ettect new' poles :l to sexve the uitiimate popu7ton. t r. f i t _v u` X75" R:P- - 41 n .4 4' A 'tEFUN ATIV1: 4oV h10 PROJECT,, (Sai,�ie as Al tei"'►iat1 ve 3. iIo I I �.y 5 ECONOW C ANALYSTS P!VRNUES\,,ANV COSTS PROJECT AMA tach a'lteritative for development of approximately4 fi„100 acres { of predomifiantly f gr cultural _land within .tie proyee ,area wool have differon fiscal cohset�uences; for the�Xounty. 'A .brief fi'�oal analysis, ,�aiojecting revenues received and cQ,,q s to the Co'ufn'":y for :r each alterli[ tive,, i� presented below. The amount of ,1ana;t` ,1 0.0 acres, is, ” � �1 e1d constant for each Alternative , ALTERNAT%,J1E 1.�ProosedPro'ect hliniinum 2'0�,acre'; cis arr p J ( P p e1) ' ' - Estimated total agricyltural area equals X,100 ..` acids u` Assumpt .ens: (a) Approximately 100 acres° of land are ,unsuitable for commercial a,gxicultural production lo oleor< more of the following ro.asons: Il y) (a) soil disease �rN (b) subsurface area primarily composed of dredger, tailings, Vic) soil qual ty so poor (other than tailings) that reconditioning economically prohibit°ive ;r (2) Of 10000 remaining acreage, two hirs. (6157 ` acres) planted in almonds; one third "(333) in row i; crops. 1i ('3) Market : e Almonds $4,S00-8,000 per acre- depeftAng on age° and, I) condition of orchards 1. _ Rote Crops � p , . p , � upon sp6C�l c $2,500-4 000 c2":,�Gre yle endxn rt' 4� crops produced + �X, Total Mmrket Value (high Estimate) t 661) (8 `000) (333 (Low hstimate) (66'7) (4 y 50q) + (333) 0,500) $ 3,83{ 000 tit , �f . )... ,.r:....':. . , ,.,._. ,H. - „sFdFaxrv.w+rw.w .MYtiw:. �Q i $ Assessed value of property =s percept iii market valUO Avera ga property taX rate for�,BUtto Couu'°*y $4.20 per $100 of, ass,esse.d value. �,� ('\'�-�.741 a A', Profile o£ prope,.ty tax rate (estitnatod),;: Total t,44.20/'$100 r 5) to vat,er approvei debt .9,2 (22%);,, to COuk'f:y Goneiral Fund „ 2.40 (57$) to School. operi�txon and ma�inten.ance (1St) to Specital ,districts r . ,,., OTotal $4.20 (loot) &ected 'General Fund Revenue from Pri,�!a, er„ ty Tax` ; } r , .- r -• i �, � art .;'�'�r'r `6 ��i68'��000) (• 5'� .0092) _ $15 6 Its'rr year t s r Low "l ($oWoo00) (.25) (.0092) tt $9,810• .ra:year' 0 ex stiri hou g Beholds :in pr�+.gct:area attached 'to productive rsgricultutal f,) and 3, 0, persohs per househoIcl Mddia t household iftcome $,, 000 per annum^ 20$ off, gross household iricoMe spent an taxabl�� goods { 1.0%of amott4t spetht on ta..#able goods rebated "to Coutty $165 per persoh red y ous relvonues ivei+' 6 Count a.s tnxsce3lai'.t Saks tax (20) 500;0ao (.20 ) (900p,,"00) 100j660 (a oa; aoti) $$ 1�00:a pear year rlisca;llAh bus Ravolluos (155) (20) (3) ,$11;].00 par year 1 iitq' above\ assumes 1,000' acres in full, production. 'The analysis 46eV, not include non-agricultural residences or bus1ne,5ses 7� a'r;C&tech within, t1}e bounda=ry area identifl6das „Orchard and Field Crops" „ Q iht analysis further assumes that,now, res}tdences or,,bus3ries'ses not �? d )directly Involved in "agriculture production wpUld hat be develope l in t}W project site. COSTS projected costs Lind Alternative 1, would approxi'ma'te• cuxrent annual t; road and drainage mdintenaz�ce costo, (1y0 00 2,000 ddllars 'per mile)_: r i.r Tlle' `:count is. rPs o�:sible for five to six Sil+ss off,, xoad i,►ithin, end f+�rl f� Y p a the periphery ��bf .,they �rej'ect� .5ite. If mai Pena ce Costs a �; a $1,500 per mike, then total costs for mail �rojecr, roads r;Yrot rangQ from $7 f 500,-$9; 700 per mile pera. �llars,, No increase in sheriff `©r �. °� 2ot,ec ion facilities' and ;personae w"r sYa` °De" Ylf'r��'a .;13[ia i' thl's alternar�l e. n � iti�d J r41 <� K t� N�:t rteU �rl.,e�,, a 2 ���� �+3f�-pei yeah `l Esq.- NetZos,s - A0 .00., per year 1 Net Reve��i�ue $18 436,,P6 t year x ' I k, c�o�1 �s9tzmate � Net iter enub - 20, o,, per year I Est. Net Casts = 3,OOQ per year _f - , F? Dist :tevenUe = $11,918 pe'r year *This ftls not ii4iur: poteyttiau,"property tax revenues :fromgG `4 acmes of, ic, ie '1and� I'f this acredge }told a mari.et value of, $1,000 to $2 � 0� per. acre, th6 county could receiVA an ttdditi'onal $230 $$57115 per year in revenues. l ;B . TO } Ir l" ;: