HomeMy WebLinkAbout80-72 ENVIRONMENTAL DOCUMENTS MAPS #2 2 OF 4e
9 ,
T's Planning Comm-sS.i. on
FROM. Planning Department
SUBJECT', Comparison of Greenlne Locations, Policy Statements, and South,
Chaco (part three) - File No. 80-72 Chico Area Land Use Plan
OATEt June 15, 1981
FA
Corresponding Land
To date, there have been three sooarate proposals for tlae location
of the urban gr,o;tifth boundary or greenlirle. the initial proposal
originating iLith the C ty-.(,Gunty agreenont, the Plannjrg rmm M
Sion' s motion of intent line and the greenii;ne. proposed by 'the
,Coalition representing various farm and business groups in the
Chino area. Of these only minor differences exist between the
original proposal and the Coalition sugg.ostion except for south
Chico where all three exhibit substantial differences. In con
trasf , the greenline established by the Planning Commission's
motion of intent includes approximately 1440 acres of land which
would otherwise be retained for agricultural -use. Five areas of
major disagreement can be identified. These include: the area
north of the proposed Eaton R'bad extension west of the Esplanade,
the area south and east of Bell and Muir Roads, the area east of
Rose Avenue and north of the Chico River Road, the area centered
on Estes Road east of the Southern Pacific, tracks and. south
Chico, A discussion of each along ,wi rh alternatives and a
recommendation is
providedb(:low.
Worth__ of Eaton Road: Extension t qst of the Eslallade
This area consists of approximately 101 gores, zoned A--2, in seven
parr,el.s ranging in size from several acres to an 80 acre parcel,
The SO acre paxwcel ovined by Mr.. Fabian is currently in the Al-
li.arnson Act although a notice of nonronewal has been filed which
will terminate the contract in nine. .ye;ars. Two of the parceIs
locatod to the northeast have been subdivided into rural density
home,sitas. The Fabian property is currently being fanned, Urban
development oxists or io planned for tho adjoining lands °tir the
South and cast,, alt hough Eaton Rood will Separate most of the
development to the south. Agricultural land uses on relatively
large parcels ad°`oixr the ,
diagonal property to thr; north and west.
g pro lino separates the Fabian property from the
rural homositos to Zhe aorthaap t
Alternative '1I -Mann. i.nt commission, ou of Intent
The 00mmission proposed to locate the graenlino to the north of
the adJO ini�r�g home -sites and along the northorly and westerly
boundaries of the Fabian property eventully returning to Bay
Avenue and joining the original line in this location, Although
Planning Commission
Page -2-
June "5, 198.1
s
not yet a part of the Planning Commission's proposal, the
Planning Department would recommend an Agricultural Residential
designation (Commercial is proposed for the portion along the
Esplanade) permitting parcels of one to 40 acres in size for
homes tes once the Williamson Act contract expires. Low Density
Residential could also be applied,, permitting as many as four
dwelling units per gross acre, although drainage, circulation
and. other factors for urban development are unknown.
Alternative 2 Original and Coalition Proposal
Both these proposals involve placing the greenline approximately
600 feet from andparallel to the Esplanade and then parallel.
to the Eaton Road Extension to Bay Avenue while encompassing
the property zoned SR -1 southwest of Fabian's property This
would de'signt.te -the major portion of l+abian.'s property for
Orchard and Field Crop as well. as some of the recently created
homesites to the northeast. Some of the homesite parcels would
be divided by the proposed line
Alternative w Yollow Existing_Zoning.Roundar
Another possibility is to follow the es-a'bl.ished zoning bound-
aries, 0-a2 along the portion fronting on the Esplanade, S-A
along the southern "boundary of Fabian's property and SR -'I along
the southwestern 'boundary,. The effect would be Amilar to'the
second alternative. Commercial. uses in areas so zoned to the
oast, -residential uses to the -3outh 'using Eaton Road would be
retained 8.8 a buffer with the bv.11,,, of the area design ted for
agriaul, Lural use through the Orchard and flield Crop �sig�iati on.
The i!omesites would be nonconforming in size but otherwise Usable
Pow what they are intended without the greenlino running through
some of these lots
REC OMMENDAT I bI
The Planning, Dspnrtm.ent rocommonds the third alternative. Al-
though not much different from alternative 21 it does clarify
the lines' location by using existing zoning. Consideration
of urban usos on the Fabian property at this time with nine
years remaining on the LOA contract, appears to be premat;uro.
In ,addition; the devel.ol;,ment ox the property could impact more,
of the surroundinG agricultural lands' which would bo buPfemt>
4 w
by Eaton Eoad and 'the small parcels botrweon .-u anti tshe X ablan
property.
i
Planning Commission
Page -3-
June 15, 1981
{
can not at this time be developed for urb uses and since the
A-5 would in all likelyhood remain either a consistent zone
of agricultural -Resin ntial or by special consideration of the
Orchard and Field Crop designation the issue seems to be one
of appropriate objectives such as small agricultural parcels
vs. large rural homesites; both can take place together under.
the Orchard and Field Crop designation and existing zoning.
Inclusion of the area within the urban side of the line even.
while designated Agricultural --Residential may provide a justi-
fication for the erosion of. the A-5 zoniraF; and result i,n the
r"'I:iutu_—". and un coor..l.:i.lnatc'd d.evcl.opmen ; o ' this arca. Mkperionce
has demonstrated that the transitional approach to the develop-
ment of areas adjoining urban communities does not -result in
orderly development but produces chaotic lot and use patterns
which make the efficient provision of streets and utilities
nearly impossible.
Bast of Rose Avenue and. North of Chico river Ro ,d
This area consists of approximately 1'15 ac7es, zoned A=-10.
The area conta.-ns 15 parcels which range in size :from Less
than one to 84 acres rtveraging nearly' eight acres although
only one—third are leis than five acres in size Orchards
in various -states of maintenance are the predominant use of
land
-
land with some residential uses located on the smaller parcels
The area abuts the city limits of Chico to the east. Urbdri
development exists or is planned to the east and north. Agri-
cultural land uses are located t,l) the west although there are
rural homesites located to the south. The City of Chico's
sewer trunk lines pass through this area but are unavailable
for servicing the area. Cal, Water also supplies water to some.
of the clusters of dwellings in and adjacent to the area:
Altornatlye 't Pl aonint� Ooinmission' . 14c,tion of lntont
The Planning .toziaisoion l s motion of intont would locate the
greenl.ine south on Rose Avenue to the Chico River Road, return-
ing to the original l.ocatioa on t;he back tier of :aural homesites
on the west side: of North Craves Avenue. Although not yot a
part of the l-lrarning Oommi,usi.on's proposal, the Planning; llr part—
ment would roc oll'Iflon.d Ap.,,vioul.tu al.--posi.denti a with - the 771,gt, nR
A-10 or A-.. 5 zon ing ,thus rete .ng the agricultural use 61, U11a
property for the prosont.
Alternative 2 - Ori i.nal and Co,�al.i.t.ion 1�ronosal.
The original proposal on:do±,oed 1° - the Coalition would locate
tiho C.rooalina along Oak Park to the north and the city llmit,s
to th.e east. Together with the o-orrespondi.ng polis, would
retain tho area In agricultural uoxe under the e i at,'U - A-,10
Planning Commission
Page -3a-
June 15, 198.1
South and East oa Bell and: Muir Roads
This area consists of a mixtare of residential and agricultural
uses on Parcels ranging in aize From -0 to less than one acre.
Parcels of four to five acres are typical. The area was zoned
A-5 in the northwest Chico
rounded on three sides by erezone in 1'7g• The area is sur-
xisting or planned urban uses. Large
agricultural parcels are located to the north of the area
Many of the larger parcels are located in the central portion
Of --trea. They l� Gdtioi, of au ul >Jaii growth bcu�ydax;y i
problematic due to the mixture of parcel sizes, lot patterns
and uses: The lack of drainage is a known constraint to urban
development
Alternative 'I -planning Commi2si.on`8 Motion of Intent
The planning Commission. ; s motion of intent would place the green-
line along Bell road and along the westerly Property lines of
those parcels which front along Muir Aveime near where. the writ
Orly extension of Eaton Read is Planned. Given the absence of
drainage essential to urban develo ment
p the. Pla3inin Deoartmen t
would. recommend. air Agricultural -Basi clential dea�.�nat�.on and a
xzetentiorr of the A- I; tonin-. Low Dens1ty .Residential
could al sta be este ole shedalthough the area's i nfrastructure
does not; appear suitable 4''or development to this intensity at
this time.
Altclrnatlyo 2 -- Coal,iti.on.and Ori�;�.nal Pro-oog
al
The Coalition and originalestablish
line along the existing zonesoostablished inthe northwesrt�et�.�
Chico
rezone Which committed proporties wont of Alamo eouth of Kenshaw
and east and wost of the Southern Pacific railroad tracks to
urban uses while retaining the Major portion for small psrcol
agricultural uses with the A-5 zoning. if this alternative is
adoptod, the area mould be designated for Orchard and, Vi.el,d Crops
and by cox'f", ondi,n,g written Policy remain zoned A�-5 tJrban
development consisting of Low Density Reoidontial and. Commercial
would take place to the east, south and c� est. With ons: exception;
between C�uynn and Nord Avenues, urban»agri cu].t.ural nativi,txo *
would be 'buffered from onr.A ano°th.ov by existing roads and the
railroad tracks.
SECOMMMI)ATTO
Alternative 2 appears to be the most IP:Vopriate policy at this
tame althoughthis is an area whevo the M"Ixttire and size of the
parcels will require Periodic :VOView. The paytooling of the
larger parcels into five aorc lots could and most likely will
Undermine the agVioul.tural vivbx lit -y of the area. Sines the ar('n
zoning. This position is based on the existing use, soil type,
ZG ing and parcel sizes.
RECOMMENDATION
ON
The planning Department recommendsthe establishment of the:
greenl.ine in the original location .for the same reasons cited
in the recommendation for the area around Bell Road and Muir
Avenue. Urban development has not made 8ubstantial inroads
i,rito t l"(" area 1�i)-.Ii.clh impart agrir,ul turdl acti.vitics in this
location. Agricultural activities appear to have successfully
coexisted with the Rosedale School, Craig Hall and other urban
development since 1952.
Area Centcred on Estes Toad Bast of the Southern Pacific Railroad
Tracks South of Chico
This area consists of approximately 55 acres of land in aeven
parcels zoned A-2 in agricultural production. Accessible only
by a small private crossing,, this triangular shaped area i.s
isolated. by rairoad tracks on two Sides and Edgar Slough to the
southDiamond 2nternat'ional' 8 Chico plant is located to the
_ north. Land reserved for industrial uses within the City of
Chico is located to the south of Edgar Slough. Lands to the
west are used for agricultural uses. An island of rural residen-
tial homesites centered on Marian and Stanley Avenues lies fur-
ther 'to the west.
"'ternative 'I - Planning Commission's Motion of Intent.
T -ti " anni.ng Commission's motion of intent would locate the green-
lin(,- „-+ectly south on •6he Southern Pacific 'tracks thus incor--
poratin the area into the urban side o:C the greenl.ino. Should
this rom, 'n the pol.iay; the pl.anninr,, Department would recommend
i> be designated Industrial as the adjoining Lands are
designatedi !the extension of the greo. lino along the railroad
tracko would provide a highly offective buffev to
the adjoining agricultural l:andw.
Al.ternatiyr.2 Coalition and. Orir4ina
In contraot to the planning' Oommission's proposal., 'the Coalition
and original dratt would locate the greenline along the easterly
railroad tracks, returning to the westerly tracks via Edgar
" Hugh- Locatiou of tho gra enlino in this i:ash:i on would des =
mato this arae for Orchard and Field Crops and rotain agrai.
'ultural uses.
Planning Commission
Page -5-
June 15, 1981
Alternative 3 - Lctension of Greenl.ine Along Crouch. Ditch.
.Edgar Slough"
A request was made for the consideration of locating the green -
line along Crouch Ditch to the 'Lsl.and of rural homesites pro --
posed for an Agricultural -Residential designation and returning
to the railroad tracks via -Edgar Slough. Such aolic
eliminate the island committing an additional 100±1 would
iso_ between
traces and Agricultural -Residential area) acres of .land cur-
rently used for agricultural to future urban uses. If this
01"�r4.on. is purcucd, tho P? anrin Denartment would rccommorid z1ze
area east n.f 1-.h ? i rar.lre hl Aao,___--
ve 4 - Extension of Gre
Ro
of the greenline along Dayton Ro,,.d to ` the southerly erningion
Another option discussed only briofl:y is
y - Edgar S-.ough, returning
to the railroad tracks: along Edgar ,Slough. This alternative
would rely upon physical boundaries for the 10(ation of the
greenlin.e and eliminate the island of rural homosites around
Marian and Stanley Avenues. This alternative 14ould commit
approximately P-25± total acres currently in agricultural uses
including about 85l acres in an active LCA contract to future
urban uses. If this alternative is selected the Planning
Departmentthralroad tracks and north of Mclnon1. of the -ands. east
would recommend the des�na,ti
of the "a' Cosh for Industrial uses,
and the .area south bf 'McInttosh for _A ricultural-Residential
a].�Uft with theMarian-Stan-ley area,
13ECOMMPVDATION
The Planning DepartIAGnt recommends the second alternative.
All of the alternatives 1rould resu.tt ;.n a loss of agriculturally
Productive land including jarcel.s r,:jjjch do not Ineet the criteria
f`or industrial. designation at the time. j)esignatiox of lands
currently in production and utxder an LCA contract would, appear
to be xnconaistont with -.he objoc .rvas of an urban growth boon--
da
dcsigr p
d to roi:oC,t; ,; 8l laid. Unlike othc;r areas
tLN parcel,- of Land �(nld GO l)o VOlativOly lallpt
a6vicultUrbl. use. t'n addition; manor of the °tnto'rface issues
arc not Prt:.sant duo :to fairly clearly cut ut3o boundaries.
„"outh Chico
The South ar a cr hoists of ',?CSO-+ ncron South of Engler,
Avenuo bot-,r:en the Midway and.'t)S 99 gc norally nort,il Of the Oro -
Chico ��,�^;p�►ay. Except i'or IOW density residential, de'vol.op-
S'�
,a11F
went along Entler Avenue and South Gate Acres Industrial Park
the area is devoted to orchards under fairly large otvrnersh s.
Soil quality and agricultural zriaU..li p
cation. Property owners are divided as toewhether thethis
should be planned: for urban development or retained in orchards
if the area is planned for urban development, there art, major
problemssuch as
need toocirculation, drainage, services, etc. which
be addressed. The retention of agricultural uses
obVia'Co,s thocc ccncc;rnn 'bo a la
nrr,
Will be proportional to the extent, magnitude, intensity, of
Planned urban development. The original draft prepared by-Plan
line�loosel,y�basedtono�theined ol.d s proposed location for the grt.�rn�
Specific pola:cy such as an urhari� 1 maps prepared in '1925: A
quires amore sub urban
fou.ndationgrot�t;hanth ooragi all0aye-
As a result, the orig5.nal. proposal Will not be nilly discussed.
suggested.
Alt.�n�ive '� - 1'lannan Comrnassion's Motion. of _ intent
The Planning Commission's motion of intent would locate the
gr.00nl.ine on the Midway south to a poinOls t_ generally correspond"
ing to the property lines of the
Highway and thence easterly to 13uptecCreekoarld southweuth of the stoalonoo
the -Oro -Chico Highway. The Planning Commission's g
would cominit approximately� proposal:
to orchards to as et CC7 acres of land currently devoted
_ represent; n a y unspecified urban uses. Two properties
g approximately '142 acres have approximately
10 years remaining on MCA contracts It the Planting'� to
lion's proposal is retained; the Pla'nnin De artbient;Will
mre
Commend the deli ratL on of much ��' +:i,es
08e urb ri
deS gnaitionsend In-nmA
,.
a
Al.tt�rnative 2 . Coalii; or' Pro dsal.
The P � i t locate, i � w
-ro Coa:L� tion r , �osos to trhe rkMenliixe along the so ithorrl
Erop�'r tjr lanes tho8e r os'dr nt'al parcels deve.l.oped sou ,h of
tier Averauo and thin follow the property lines of the Towne -
Baldwin Construction proport;y returniri grid
approximately
y 275 60:Lek This suggested location would oomnaa
terminating
pproximatol, "� ac,�es to Urban uses (Industrial and bow ponsity
1xeu .dont al) . From 1'ri.t ormation contai rred oil the ]lWR--OPR stai;o-
wide inventory of t1gricultural. lands conduc
of this area might U�: corxa�.dored �tod in x1974) porta; ont.;
amount of the urea is not 'den'tif iOd as farmland iidentified
as t;ailing ; (malif', atta,chod) .
Planning Commission
Page -7-
June 15, 1981
Alternative 3 - Designate ,South Chico as a
Tdnl rii YSrr 7nnPc -q-nri PrP-ngre ftecif c Plan
a. A
The Planning Department noting the controversy in the south
Chico area over soil quality, agricultural, viability, greenling
location and cautioned that there are major constraints to
urban development in the area, and outlined a proposal for a
specific plan in, the stair report of March 21 1981 (copy attached)
This propo mal would include the dogignation of the area as a
study avea (this designation would have to be added to the
General. Plan Land Use Element), establish a Large _parcel zoning
to pcific plan to re -serve future options and have the County- proceed with a.
ape identify which if any areas should be urban,
define apprdpriate land uses ana provide a detailed plan for
their realization including the needed improvem�:nts. This al-
ternative permits the remainder of the Plan to be forwarded to
the Board for their consideration while Focusing the necessary
resources on the area to provide an information base upon which
to define the land use policies of the area. This altornative
could also work; in conjiinction wi bh the other alternatives al-
though the Coalition's proposal reduces the potential impact of
urban development and coniines it to a single property ownership
which in turn eliminates the necessity for a specific plan.
Alternative tl - Planning Commission South Chico Prezone Proposal
Another alternative which could be described as generally con-
serving of agricultural land would be to utilize the zoning
boundaries of the sough Chico rezone for establishing the
greenlino4, This proposal is close. in many resp�:cts to than sub -
mi ' ttod
ubmatted by the Coalition although the urban development area
would be reduced (figure 1 from March 2, 1981 staff report
attached) . The South Chico rezone proposal would identify the
smaller parcels south of the oro"Chico Highway as Agvicultural�-
Residentj'al.
Alternative 3 -- A Combination of tho Coa.liti o1a PIaXy Bell, Manch
9nnri n"H Rniith aiiian Rezone
This proposal would, extend the groenline southerly along the
Dixon-Camenzind property line to the southern aide; of the old
Mary Pell Stanch Road and then easterly to Butte Creek The
greenl.ine would then run ,south along Butte Crooke to the Oro -
Chico Highway enclose the proportion south of the Oro-Cbico
highway and procood east; along the (troy-Cbiao Highway returning
to US 99 following eith.ol, a direct line following the bottom
of tho map or Xeal Road. The1974 DVIP-01IR soil. inventory mapa
tend to support; thio al.ternativo and wou3 d. recognize the 0742
'h
tailings for urban uses. This alternative May concede somewh At
greater amounts of what appears to be good agricultural soils
but it would also seem to insure that known poor soils were
not forcibly retained for agricultural uses. Uses on the urban
side are not yet established'. under this alternative but a com-
bination of Industrial, Low Density Residential or Agricultural -
Residential as suggested b-, the Coalition would appear appropriate.
REC OMMEDMATI OTS
Unfortunately none of these alternatives will totally resolve
the controversyy. However, the Planning Department recommends
consideration of the fifth alternative described: above as a
means of expediting a resolution of the issue in a manner sup-
ported by the best data available and close to the proposal:
which is widely stappovted by diverse interest groups in the.
Chico area. An enlargement of the area as suggested wills
nevertheless, itrcrease the potential impacts and may require
careful, planning to insure that it is accomplished properly.
In the event the planning Commission remains Coutmi.tted to the
Midway greenl.ine boundary, the planning Department recommends
on of a specific. 'plan,
Additional Considerations
The property owners along the west side of North Gray. . wish
to be included in the agricultural side of the greenlizte. Al-
though these parcels are rural homesites of one and two acres
in size, the Planning Department sees no reason not to honor
their re,gqqzt4 The effect would be to mare 'these parcels non-
conforming and prevent further division of the property.
Another problem which needs attention is that of the utda of
the greenline as it relates to the map for which it is located.
cores P1 nii-n nm_ I)n-nnrt inert recommends the north bortion of the greon-
us 22_ and knock ,,Crt!ek. In the southern end there ars: two ayter-
natives. Both are doscriberd in. Alternative 5 for t;he South, Chaco
Area.
Comparison of :i`olicy Statem,en-t
The Planning Darjartment initiated the fire:, draft of a policy to
accompony the designation of a greonlino .in the Chico area.
used on the constructive critism of the now deXunGt; Chamber
Land Use ev%mittee, the draft was revised in March. The Depart-
ment's dr wf t aonsi;ote, of a listing of statements Which would
be approp,-lately integrated into the text of the Land Use Eloment
following a review by the Planting Commission. subsequently,
Planning Commission
Page -9-
June '15, 1981
the Agricultural Ad Hoc Committee submitted their own reflecting
agricultural. concerns. With this groupis current affiliation
with the Coalition, their Proposal is no longer viable. A spokes-
person for the group has indicated their slip Ort for the draft
submitted by the Coalition. Consequently, Eftat draft will not be
evaluated. Commissioner Wheeler prepared a draft of a policy
statement for the Commission's consideration. This, the draft
prepared by the Planning Department and that submitted by the
Coalition are analyzed below,
Staff Proposal
The Planning Department's policy PrOP08al was developed to meet
the need to accompany the mapped gVeenline With a written aes-
-ri t on and to addxess issues
0 raised in the initial public
hearing as Well as those which could arise as problems in the
future. A revision eliminated some Of the Proposed policies
Which appeared to be more appropriate on a County -wide basis.
The s 1
.staff Proposal began with a description of he
wide
protection of agricultural sons
purpose
118 Ott.). The subsequent
numbered statements address the issues as follows!
-Greenlino
2. comm'tment to Protect agricultural. land
application to the Chico area as mapped,
3. locational principals
4i use Of SVeeniine to establ4rh separation of urban f,-,om
nonut-ban (agricultural use.*-',)
5. application to islands slands Of rural residential uses in Agri
Cultural areas
6. time period, Periodic, XOj,jd&l review
7., findings for amendment of,location
8. appropriate parcel sizes fop
tion of problem. agricultural side, considern-
94 OVeV8Prayj nuisance setback
dem Wined enaeions Of infrastructure into agr"=ltVrAl 0110as as
104 0�
by greenline
extension of urban services i*dto �wrjcU tural
�)Y qrrpenlixle areas as
Zonin - -L Congi s_tenc and "Ij -4
phasing, of zoning
qLr —OU I I _ —ti Mon
CiVcul9tj-Oft imProvomont8 no basis for land use desig-ftqtions
zoning interrelationship
itelusion of proposed circulation improvem�,nts into circu-
lation element
Annexation
support. for annexation to city Of Chico
Commissioner W`t Pl.er's Proposal
Car:cerned over the problems inherent with the e8tablis'hment
of an urban gzowth boundary, Commissioner Wheeler offered 8nothe
Policy statement for the Commissi
The on's considaation (co
.proposal incorporates some of the language containedyintthehed).
agricultural preservation initiative, Measure ., and combines
these with broader operative statements which are applicable
touaL,,Iyzee. This policy s sometirhat more complex and difficult
to ane -,adze in that .s intended to replace an urban grow -b
boundary rather than supplement or work in conjunction with such
a mapped policy. As a result, it relys heavily on definitions
of agricultural land, urban area;
ment one acx•e or smaller) and buffer zzones. residential develop
basis, onal
this ?)ol.icy would require certain tests such asetheiavail-
ability of nonagricultural lands, economic viability
indi—
vidual unit::,, relatiansh,o to surrounding land useof the
greater than 0 (parcels with
5 percent of thej:� perimeter adjoining urban, uses
are not considered agricultural) and the availability of urban
services. in throe areas where parcels are currently z--aed or
used for intensive agricu.l,ure adjoin urban uses (presumably
less than 50 percent of their common property boundaries) an
Agriculture, wFtpsidential policy would be triggered whether mapped -
Or not,permitting a one to five acre division Of the property.
Within this parcel, a 100 foot setback for dwellings to avoid
o'serspraY etu, Would be established.
The application of this policy could be more restrictive than the
Policy IOXIected in the Planning ComtrIj.ssiQn's motion, of intent.
Except l:or the economic viability te,-t which introduces consirler_
able subjectivity i
Chico area nto individual decl8ions, much of the south
y Auld .remain agricultural as a result of this policy
cont -rax-, to the Manning Commission's motion of intent. Nor is
it clear whether the parcels (ono to five a(,,res) created in the
buffer zone, (if Created at the lower end (i.e. one acre),
would. Y roliide the basis .for the same treatment of other
thus uu.derminin its owan , ur use. Parcels
�.. p P' Overall the policy pro �.�ed
by Commissioner Wheeler introduaos a cOmpl xJrity and unCertai� �c
to the pl,ann,ing Process which the definition Of an urban y
boundary on the map eliminates. 13asicsll the growth
policy suggested
by Comm ssI aer 'Wheeler does not rolato to Or clean dolineate
an urban grc 'tth bounO a y
Of this � Which is one of the major objectives
general plan revisioni
The propo86.Lby CoIrwll.`s'sionor Wheelor can be summarized sfoll�:Ws ,
commitment to agricultural preservation if other Lands not
available
evOrlticesdovelo
bd Of sy ryod urban development acid e�cpansion of
ur•
pment into ag�.joultural areas
the sopavation of agricultural landa ;CXIOm, urban by an agri-
cultural -residential buffer
Agricultural Land -Definition
1. currently zoned or designated
2. class 1, 11 or III
3. producing but economically viable
4. less than 50 percent in contact with urban (use and/or
one acre or smaller parcels)
'Urban Areas -,DOfinitions
1. within, immediately adjacent to cities parcel sizes of
less than one acre
2. urban densities one acre or less
3. defines full urban service.
4. buffer zone along interface Of agriC III tUj?al -urban permits
one to..,'ive acre parcels on agricultural side- 1007
foot
setback for overspray
Coalitionlo, Proposed Policy Statement
The Coalition's policy JToposal is based largely on -"he revised
draft prepared by the Planning Department. Rearranged and refined
the principal difference and major advantage is the integration
of the policies into the text of the Land Use .dement. In addi,
tion, this draft clarifies the use of a setback or nuisance
easement, relates to the 20 year life span of the Land Use Me-
Ment and eliminates an established periodic review. A major dif-
ference between the Oaolitiota and staff Proposal is the establish�
went of a 20 acre rather than 40 acre minimum for agricultural.
,Parcels o The major elements � of this policy are summarized below:
Introduction
I -, aUthOrIzation. 1-v-sth Government Code and Land Use Element
2. findings - unique Circumstances requiring 'urban growth
`boundary for Chico
3. appl ic- ability to Chico injunction with map and Land Usse
Element
VMOMOO ManagOmOnt - Agricultural and Uop Land
I. purpose and commitment to P�.Otect ag�loultural land
2. doovaination With. City of G,.Iico -- specifi,'-i nature of polJoy
3. locatio4al principals
4. use of greonline to establish separation of urban from non-
UrbAn (agricultural uses)
5* application to islands Of rural residential
6, Provision and application of setback -buffer
r flexibility in the location of residential buildings to
accomplish purpose
planning Commission
Page -12-
June
-12-Jurae 15, 198.1
applicability to existing parcels
�. existing agricultural zoning
10. use of greenline to est-ablish separation or urban from non-
urban (agricultural uses)
11- oVe"sp-ray, nuisance setback -urban side of ]sine
12. findings for amendment of location:
Circulation System
�• inclusion of proposad circulation
lation Element improvements into Crcu-
2 circulation improvements as basis for land use designations
zoning interrelationships
Water and Satreystems
'I. extension of infrastructure into agricultural areas as
defined by greenlane
1 Phasing of zoning
2- appropriate zoning - parcel sizes consideration of problem
areas
,RECOMMENDATION
l'he Planning Department with thenges shown
relatively minor r�
on the attached copy recommends the consideration of the Coalition's
prop,,ed policy statement. Tho Coalitio:n's proposed polio state
merit 'addrass all of the maJax1 points raised. by the PlanningDepart-
Mento In addition, the Coalition's policy statement h te ad -
ed
vantage of being in.tegraterl of locatwithin the 4;;
Use llemc-It Whiah tl'ro PlallllintO � � � 's w xt of the Land
E� D�pa�tm nt draft do0j not. gdie
parcl Coalition1 proposal. also provides for a more appropriate mi.nj.munt
parcel 81 pro for agricu"Lu,r, al, lands, would all.oW
in the applic ;ion dor more flexibility
ib-il.� �;y
: of policies designed to limit the exposure of
dwel`sings to agriculturally related activities and more clearly'
defines the relationship between these el.om�ents applicable a l
toChico and other Paan: policies. y
Al'1'AC RP11tNTS
DWR - OPR Agricultural soils inventory maps
Staff Report Match 2j 1981 _- specific
south Chico plan proposal for
Chico gap ,shoving areas of difXerence 'between Commission,
draft and Coalition
Commissioner Wheel,er'g proposed policy statement
Coalition policy proposal with su
ggestecl change
This addeftdum is designed to address variOU3 issues which have
ax sen � during or as a x+nrtl e t of thy' Planning Comm 85iOn ' S hearing
on.tw:v rc al cer GhicF� - a JatxdTice Alan. These include con.cor�i
for the rwans impit mentations and policy interpretation of the
pr_o,posed r�,"k^eenlinn-, t:t;�: pOws;�b
le ,Iced for other urban growl,
boundaries, ca.rcul.ation -Land use relationships, probable dis-
tribution
is--tr rution of the population by housing type, a_ncl si on of ons
goi.!'!g projects and a resolution of the land use lx lir es for
the South Chico area. These issue-,-, an
-lie ala ng Department
's
I'c(rL71TIlf'YCwJ o115 'c:»`o clJY7a1Ta+ in the C� SCLl3;4on 3.h�V=
The MGans�_ tation a6P the Greenling
r.'j !erous individuals ,A stifying beforo the Commission comm-entLd
that the pjN)posed Plga 'fail.s to contain any ourdel rws, policies
or procedur�"s uo .a r��et ent the greenlino, Others `,axe skept
U -1-
-"s
of she county's cc�tt= i��nrrt to protects agricul�t7 rat :anal s and
sought ossur.anoes that the enl.
greine would be G dr!ered 4o and
not �,nterprcted at the convenrenCe +� the Couli,y. 1'he,'e Cor MS,
. roflec't a loss of credibility and confidence in the advll nis' `t�tiO
of County gy�,�ro� nt�ent. T'he strength of, tho Coon.,;' coiumitt`.e!r:is
to its agric;al~tu.oal. .restlr%tatiOn poli cies , gr eci �.• � or ally 0 -'hr
policy fi a't matt`wv 'ul.b-imately rests on the g �;� �aii;n exiiOV;s
by the repre ;e'ntatives of the vote.x`s of 1:3att e Cc -mlu;;F
The vemedi '4 avall.sr1 e to the public are t tt)- 7 l.d ''he "` � S 'ws
uCtic al i T!rou811 the �"Ouvts to ascextitain comj,' i~ance t-aith pia o 011;
leer, to determine ;`lh`• her the decisions of the l.egislativo body
ave >:_mly k,�ased an � o.ct and ;;o detor��ine whet�l L-113,deci tion
M :`.as .reacYaed 'through due prose. s� The second rer.!ec3y is poll t.cl
through the Process o elOcti ng represr�r!t;�tives �+ri�ich refl cacti,
the w .r'iheo of the el"ec. Borate • Apaxwt from theso more �undair.�iztal
questions, the Dep►avtn .,at conours in th w need for PUrt11`1. Cl u-'i-
fiaetion o ` the apucil�ic issues as yociatF d. v.,Ith tY^e Lir ion grtr {t°t1
bouttela o artic ulo:rl.y sit�oo L -ht " e a.ssu�:s are not cl�ar7�y di :,t.u:;,rec
y 1,
in the L.,.1nd 'Liao Elrument 't6xt. As a result, w1c, x1la,ntxirtgr nop;avtu-
n.sTat has Tortrinl.a ad ;3 pc!l.l :;y r;i:gtf�,,m.nt to be addrld to thc: T44" ,i U,ti
l � t tit l t.Xt .L ov your corir,Idc:!��jt1.on `.Chs ctrs�"t�
Policy s t�� tet^a�r�t
1"hrs Colin 1S CUJ31M1.tt.tunt., loCw;i.on o,� t?h; Kjlr
:at�.�X�!;, �.lt�:d�ltt or V�,ri.]'`.icultuf'al a+o
Y. ° tYot'i1�ir t,, ..ft�ns7.otr of t'"ri�oE°i 'a! ut a.I`i,t.-a,c s z: -�l re.rr:�=!c. 4,
tY,o probl Ci-a.t o tat vtc,uI L u v a I use', qJ oi'!ct; t,nr ifttL1'fat�r�.
0 �'"r �` 'S"h�il �i 0 �'1 '; 0 riot ;1.21 %y rin tent L ��:ti'> k�l�.
•
i
DTUMIU I
TO:?'l
a—'al a
CcImn-issior!
^`
FP41s
Planning
Departmeat
SUBJECT:
Addend ii
to the istaff Report on
the General :Flan Amendment
- `63,nd xl'se Element Chico .Area
Land Use, F .:cn
This addeftdum is designed to address variOU3 issues which have
ax sen � during or as a x+nrtl e t of thy' Planning Comm 85iOn ' S hearing
on.tw:v rc al cer GhicF� - a JatxdTice Alan. These include con.cor�i
for the rwans impit mentations and policy interpretation of the
pr_o,posed r�,"k^eenlinn-, t:t;�: pOws;�b
le ,Iced for other urban growl,
boundaries, ca.rcul.ation -Land use relationships, probable dis-
tribution
is--tr rution of the population by housing type, a_ncl si on of ons
goi.!'!g projects and a resolution of the land use lx lir es for
the South Chico area. These issue-,-, an
-lie ala ng Department
's
I'c(rL71TIlf'YCwJ o115 'c:»`o clJY7a1Ta+ in the C� SCLl3;4on 3.h�V=
The MGans�_ tation a6P the Greenling
r.'j !erous individuals ,A stifying beforo the Commission comm-entLd
that the pjN)posed Plga 'fail.s to contain any ourdel rws, policies
or procedur�"s uo .a r��et ent the greenlino, Others `,axe skept
U -1-
-"s
of she county's cc�tt= i��nrrt to protects agricul�t7 rat :anal s and
sought ossur.anoes that the enl.
greine would be G dr!ered 4o and
not �,nterprcted at the convenrenCe +� the Couli,y. 1'he,'e Cor MS,
. roflec't a loss of credibility and confidence in the advll nis' `t�tiO
of County gy�,�ro� nt�ent. T'he strength of, tho Coon.,;' coiumitt`.e!r:is
to its agric;al~tu.oal. .restlr%tatiOn poli cies , gr eci �.• � or ally 0 -'hr
policy fi a't matt`wv 'ul.b-imately rests on the g �;� �aii;n exiiOV;s
by the repre ;e'ntatives of the vote.x`s of 1:3att e Cc -mlu;;F
The vemedi '4 avall.sr1 e to the public are t tt)- 7 l.d ''he "` � S 'ws
uCtic al i T!rou811 the �"Ouvts to ascextitain comj,' i~ance t-aith pia o 011;
leer, to determine ;`lh`• her the decisions of the l.egislativo body
ave >:_mly k,�ased an � o.ct and ;;o detor��ine whet�l L-113,deci tion
M :`.as .reacYaed 'through due prose. s� The second rer.!ec3y is poll t.cl
through the Process o elOcti ng represr�r!t;�tives �+ri�ich refl cacti,
the w .r'iheo of the el"ec. Borate • Apaxwt from theso more �undair.�iztal
questions, the Dep►avtn .,at conours in th w need for PUrt11`1. Cl u-'i-
fiaetion o ` the apucil�ic issues as yociatF d. v.,Ith tY^e Lir ion grtr {t°t1
bouttela o artic ulo:rl.y sit�oo L -ht " e a.ssu�:s are not cl�ar7�y di :,t.u:;,rec
y 1,
in the L.,.1nd 'Liao Elrument 't6xt. As a result, w1c, x1la,ntxirtgr nop;avtu-
n.sTat has Tortrinl.a ad ;3 pc!l.l :;y r;i:gtf�,,m.nt to be addrld to thc: T44" ,i U,ti
l � t tit l t.Xt .L ov your corir,Idc:!��jt1.on `.Chs ctrs�"t�
Policy s t�� tet^a�r�t
1"hrs Colin 1S CUJ31M1.tt.tunt., loCw;i.on o,� t?h; Kjlr
:at�.�X�!;, �.lt�:d�ltt or V�,ri.]'`.icultuf'al a+o
Y. ° tYot'i1�ir t,, ..ft�ns7.otr of t'"ri�oE°i 'a! ut a.I`i,t.-a,c s z: -�l re.rr:�=!c. 4,
tY,o probl Ci-a.t o tat vtc,uI L u v a I use', qJ oi'!ct; t,nr ifttL1'fat�r�.
0 �'"r �` 'S"h�il �i 0 �'1 '; 0 riot ;1.21 %y rin tent L ��:ti'> k�l�.
Commission
Page —2—
March 2, 10$1
will uncioubtcdly surface which will require
There q subsequent attention.
Of the re Pockets of urban non—
greenline. agricultural development westerly
'These areas are designated .for Agricultural y
Resl-dential to reflect the cb
in these areas. �aractcr and intensity of development
Ypansion of these areas could undermine efforts
to preserve agricultural soils , spite of the greenling
consequence, the Department ' Z,
areas tip th the I reenlin wcOmInends the enc�J:osure nfGthese a
eluded ,n the accompatayinon the
map and operat.ona] poke
g policy statement.
y be in"
Gt} ..;� "�Ul
se x
There
are other land use considerations 'Which the vro ose
and existing Land Use Element text fails to adequately
These include ronin- p d map
g consi.stencyftianin ,. y address.
and small scale convenience ping,
reulrat-jon
statement ofi'ers'11e annexation
gua dance in,
these areas as t,eThaProposed policy
Smell scale, neighborhood or c-onvenience c- greonline�.
are tylaically c)roblematic ot�mercial acti�vi,t" e,�,
looked in the oftan deli veabl,e but z Y
this general. plan nrncess Sem generally over
problem since these t; ale also contributes to
small to be reflected in theemaos come, 61 zonings are too
and neighborhoods TJor is PY affect,
g-entire communities
�reci se
location t Possible to clearly 8 of •tj,*P80 types i1 plan .for the.
Planned futuve resa den;, ai ne�ghboMoods. � �net�lry developing p . I; ar
Of 'Problem avoids the jeot�a , policy ori this type
ung or ilie al sot r xdy o� cuestionabl�e inconsistent lone
g p joniri.
A policy ca11 also specify needed to maintain control: over
residential nei.gll'oorhoods r small sc�'4l.e cojnme the criteria
residential area �, l�rev�:nting the tv.hol.e; ale�conuFrsi zollinniof
cettters. �,s to scartared, large scale, competing commercial.
The Government Code (9 65860 s
a "reasonable ti.me'1 provide. that an agency
Condi s tont with the ala �"alanc3:Within
otaix mon,•thsooss) tYritl�� tl
be?tcreon a Sell �fxa 1. plan vrhi.ch i s a ,gin � s) ion
es .Due to ,dif.f'exYctjces
C20 y� a��s� and :.oning `�111irh i s >rec� e of Vttro d1roctedl policy
1 er, f u
u.�cI options, 1)r!ob`lom 5 �L.1"� ax�� �c recta ng prep
nd
mute InLc nsi.ls�r o.f earth Ct-bi tase ,�.���c;itnlnediat%�Jy. �oz�it�or�tthe
t o LY11e maxi.
aPPI,L,Cia ttot1 ofw" the evoluti.ca���,t� g �,�'- ~doing so tY°ithouf e -
ay rw riattaa e 01" ly
. at l , ovrriloaci Litilit-.1" a, ; lair dCv�,�,opMerlt
t .t�rk and i,,10 :! Yr��pa,11 mpact ���r�`a.G� � rieatc c ,
t� f cunladx�t ing ,:rizli. tY Dela 1 �not'� fully c:npob tc. o ' .� fits O°�. $
P ti11n.i.r►g= ter. 7yl r ro:. , x l , of t,�ft1 011 a�c f,1 anti it,
Of < tiCi�.a.ct�
the I`l S
y�3ri ]:�1 ..1 YwY i 1 ��rr> w.• . t ,y s +?t3r.T� 7 .ti]+(,* ,� on y n � � y
iJ. '.f Y. Y i 1J. x i k. ,t Y�Y �• Y,Ri FY W 1 ^i� it t•T' ♦ A. $,jy�
IPa t}}4,T1 ci,,1 i:rfiT;rK+r,! h „ 4 J i f L1 0 ��:� sect
i.st ry *,. w t �x1=�1t�5 r �1.y � pt �1{1YC��:`y1't:lo �'�d lo1c,s1 ��.1 on
IV, J�%4rd d.kjM tV:, aCi1.1. C., �i0 4e.011mlie-11.
rlO - SU0h ��j,`
4.
h e a
policyit
coning Withprovide some flexibIlit;y for the appliproperty owners cation of of the direction o
these areas. An example would be the re ten.tion of less land 'dor
maximum zoning along Highwya 32 northwest of Chico until tsu
time as it Would be appropriate
catnmit�ent for commeralzonin aathougl there would exist ah
Tn the absonce of such a policy g there
in the future.
mod i ate rezonipg r Y � a presumption of im-
to commercial use.
The Plan contains Circulation proposals (i.e. westerly y ex
Of pa torti) or471-Ii-ch r
the land `use p onosals are „ tension
ttia;� t�11 pJ;'C'd1..,.�ttJd_ 11rI1J.�,C'
relationship to the County's I�lan�should�be ;e^
y � ' x .E- � r.;t',cz
A policy to this ef.f.ec•i, is also recommended. should
be estsblishea.
Circulation Element g 7), Land Use l✓lem
(page �_ of the
Page 34) and common sense ont (DensitiOss d,
Should be balanced ��ith thentrap�a ct�a�ryi ng capacitynt
circulation s �, lelopment intetis�.ta.es
Chico yatezn. �.13's is the case in severaa:rE-sofith
includa ng south Chico, the western s�.. :gin
the
32, La}s�sen-+,,Rs`t Avenues and potentially lta 8mont of rJ� Ijight
�auon Road 4.(�i .n1J� Zoned C7 ��C�y
Y on�d to one acre parcels. oCoordirta�tlzonfo f
the xr�provei;zents in tho circul8t, system wa_- land
is an i port;ur_t considra{;iori inc0udn _
develoPt�r�rtt
statement. .d t�ritlx.n tYrc proposed po:l,icy, '
The fiottn ty `s policy is to encouJ.�ago the annr�x
meas to cities (Laird Use dement, Order? ations of urh
The de .facto rsdiroction of ttrtian growth easterly aniz ;g
reouz:ed v, Page ,;O) .
rite ahc,orbin J to soils wi tty
extension of so"vor Serviceaan timportantMake tcon he az d y
�°a Lion ,for tho.
furthe�r� sprat,tl.- A policy is included to this tion •.o, avoid
eet as 1;rell.
- csolution of rSot th Chico Land Use
The fa xst sta 'f �
of the Commission sort tXiscussed the n.ee�i
rte. t propO.,ed xo�' a, �'CCOrICilj,ati01]
thry-'south. Chico area With thapolicies (g oo th
Cgreenl�.ne 7 ) �.tx
land use
l'lir± Commisyiozi' , ro e proposed Plan,
poral is attached. i "Figure It... The Depar�t�
merit cotzcur;; t:�t. th l�ca recogz�ti t �.on of the
around the 0�io5�� 11 t; Chiz:r� tZi �h�;r. o rxi.sti11 sm,61l.cr} papeC
i' an tyc : o chz rt,,:d to Rr:fl ec 1. end t�,ot�l d ` ocommend that t �o
br4Lt10,,tSri th-� tax s s, testa ort. 1'hc
lice:. zz propos:tls •end li - c dz.,Cf'� c� zGe
ho, e o.f
�„t' t1 r� c l i c; f` trttat f lzr°r� .� tye �. '. tltr� pR;partmell t s
;'.,l ,p" �; , ,r,°) Cir Soils J it U11 � r
Uf t. .. lid . �) t►xia,�: yc;,, not ot` *Y rf Fixe,
�( t , � � CtYOre � � � �:
i* yF,ic � ,.l icJ.�'!t" t qu,"Ility to
I i.z�trY nrl .0 "goo l d i •i S yy tyiy rb�,�r rtc: It"r �t ot1 l�ti u}� tl al�ov i y p.I .{{
W Ar h W h t°Jj`1 4 Ii- ti
0.�. Ori1;Ir-'.�G; '.w��.r,�Jjr,•�.ti�% arr 111+.i fc 2i3«i.lit�4Vti'ii.l'+I.L
l oc of
fY c•Ur,:;i,��.3:i ne�o�y
l•.As ,t.• a'3 f,(; .'.: On �✓'+f�3:a5tYiVoulnti- JJ1
k
►.11�: ,11 c.,,�,y ��.ita dol: � � :�,
Commission
page -rE-
Narch 21 '10,20
:Avenue, pressure for the abandonment of the road through Butte
Creek Estates and capacity limitations on the Midway. Similar,
problems exist for the full development of those 7_ar_ds east
of US 99. As mentioned in the prior staff report, the Depart
men recommends the preparation of a specific plan to identify
and address the circulation issues of this arca. .Again, due to
the circulation problems of the area, the Department also recOm-
mended tilt- retention of agricultural or less than neximum zoning
until such time as these problems are resolved. Gi-,ren the con-
tinuing controv'ers3r over the location of the greenline, quality
of the soils, agricultural potential and circul.atior_ problems
that would affect any urban development of the area the Pl.arnn.ing
i�5��1- or the Ccat.,Ii .scion
s 4x WK.w y x r
consideration
1) recommend the adoption of the greenline as shown on
Figure 2; and
2) recommend the zoning shown cin figura 3and
r,.commend the preparation of a speci.J:i.c °plan for, the area
outlined on FigW-e 2 as per the agreement with the City
of Chico; and
4) the specific plan shall evaluate the soil quality and
p l r ti 1, of thos' develop a plan for
agrculturd potent�.a of he area to
th= agricultural. p�. esexr a bion e lands 'r,'hich are .
legitimately mately agricul tlzra:� 'in `nature and a plan inclu.din x
circulation for the developmentof those lands which
agriculture is not a viable option; and
the specific plan shall address the issues required pur-
suant to section 654�o of the Government Code faith the
costs rei,tthursed to.11 County pursuant to � k (attached)
and
�) the specific plan oliall. 'becorite the basis for the subsequo.nt
amerldmont of the Chico Area Land lase Ulan. (including grwoxi
Brio) and. for tlxe dov'el.opnent, improvements and means of
ir:i,lementi n tl<,e Name tgithin the south Chaco ar�:�a; acid
the ,spedi' N o plan vha:l rr
l he peparcd by a ron8ul tant sol.(}c u
cel" th(.' G'ota.r�t" pro�j`�rty o� -xi'It'and ars �
Y,ot ►,.rpt tsi` c g.►.a.�lt.� Lural pcGserv,at,a on -� tha atp 11.LLat�L ,:r,s�u.ld
cc And con-
`t5av Ls of C .PVrti .: j t.xporo '.
P't?;rrcL l coi'r.otUnr,f`rozir o11t4ide '01 Couitto ovoid .7c�
ant °r.c�rlur:" 1:'i, .L the p°ric�c�b.s.
Commission
Page -5
P:iarr.h 2,. 1981
Other Comments, Corrections and Su# �;ested Policios
Testimony regarding the limits of urban -residential development
in other areas particularly north of the airport was received,
by -"he Commission at its past meeting. The Platy through the land
use designation generally prescribes the areas to be developed.
Adherence to these more generalized boundaries should achieve
the Land use pattern reflected in the Plan. While the estab ish-=
menu of urban growth limits in these areas may also be desireable
at --otue point in the future, the Planning Department does not
recommend the establishment of such boundaries at this time, con-
ter o for the present to rely on the lanes use designations. re.-
fv 'ati iti thfz, Plan_ The D--partment sugSests that; this issue be
cl.asely MOni.tot-ed all(l respond accordingly.
fr. Russ Croninger, representing California Park requested the
consideration of proposed Plan amendments under consideration
by rhe City of Chico and a designation. of California Park, lands
eases-rl,. of the -City as Low Density Residential. Mr. Croninger
cited an agreement with the City of Chico for. sewer servicse %itla-
out annexation. Tom Lando; Planning; Director 'for the City of
Chico indicates that the City is presently involved iii a General
Plan amendment affecting the areas south. and 'woSt of California
Park. Staff has no ol+JActiv:js to the inclusion of these amend-
menus,, Agricultural -Residential to Low Density, High Density
Residential and Commercial to reflect the actual development
Policies in this area. The Department does not recommend the
designation of lands easterly Of California Paxk to Lot! Drnsity
Residential from the proposed Oben and Grazing designation cu.rrentl
pro-08ed for this area. Inclusion of a large area (640 acres),
Wott?d at this time be premature. The City of Chico indicates
that development of t1his a.roa adjoining Upper .8i&rell Park would
be s.nsi.ti-Vrequiring additional; considerations for drainage,
circul.ati,on, h.omosi: to l.ocati.ono, etc. In addition, the Environ-
mental Review hepar. tMen"t would require the rove si on o1' the draft;
Eta due to the magnitude and envi ronmen'-al characteristics of the
area, As a resial t, the Planning Department recommends the ro vena
tion o the Open and Grazing desi.gnoti.on at this time With a:;y
.' change Pur. O'ed as a Subsequent amendmenU to the Chico Area :Land
Gose :►,an
Ar ti 1,8, disauvos`od din th(-,- or!,.-Inal. roport�, t tile
City ..of Chico .is 1
trio til['t ,lorf C^t. 1"+i �: G�fru to t.�: i'A1 irtc�n tdi s, !Cit,s �.'n +1).1: F."" l..tars,l�].Ct ;{ Sale.
si1,Ct �"C�tYi1?:��3I,, "'zi ���"�►Cr,idC: E.. ;;�:'.�itiayl. �t'i;c�t` SC'+'v�''z�',. Gorkcttz4x��.lz�"��r7
t:hr °✓: I i' 1.:iitkI t.'e i t.". 4l t.'=•.1."c;l c:,c x ty j ° `i 4a tLat (* this PrKojee i t,
► r
Ito Y cntt�lt�t t.a 1�7 F. co a.�>t.t n � :i t.lr Lltsw 011'.�Ot i.vos of tllz: P` on
Vvv Y -J ote �.. 1r °I _�t3i1'1!] a )t +:i Y;`Y,diit�t; `, �`t e:on.►,r Ctcl4 trllr: T1 .11s:.olt o `
the , o Edi tho ot.Itur,
�y ea a.YtelAttY-r %s n►atxr, 1 t,o t.it• Cw ty' �j Gryx^ rk��
t`n �� i+:` s 1,`. Y 1iy F Y + � �` x1Y`r W A• Y Y ; 1 Y
I T P.c�.t11�-t:oG►ui"��tx �.t�� Y.-CxcY._r�; t,r�,.les'' ter)r,►nd G�� �ittr,°: r�,•� stir;*.
Commission
Page -G-
Mardi 2 198
Inadvertently,, the recent General Plan amendment (from Agri-
cultural-Residential to Trow Density Residential.) for the area
known as S'tansen's Subdivision was left as Agricultural-
Residential. The greenline west of Nord Avenue fails to follow
rear property linea which are at an odd angle to the Highway
as contained in the prior General. Plan amendment for this area.
Thee corrections should be made as a part of the Commis ion's
recommendation to the Boaid of supervisors.
Tho tabulations of land u scdE'a�igna for the Chico Area
Land Use Plan contained in the Draft En convey in some cases
the i-.rwong impression. 11hese figures provide a total of the
changes being proposed for the area compared to the original,
existing plan. For example; Table I would suggost that the
area under the proposed.. Plan, would have approximately 30 :acres
of industrial, when in fact, the Plan provides for 2 '100 acres
of land designated: for Industrial use. The Pl.al ning Department
ha.S prepared overall tabulations of the area contaiaed: under
each ,designation. These figures wore provided in the first
report. The Department would. recommend that these tabulations
be added to the Draft ETR, as amended to refloct whatever changes
are made by the Planning ContmiSsion, to more clearly describe
the actual ,resulting land use policies of the Plan.
R COMRMMIDATIMT (Hevised from fJ rst Deport)
A Rccomns cnd the adoption and ccrtifica.t tin of the Pratt Environ-
r:ental Irinact Reports to the Retard Of Sttrervisori; and in do*n�
so thlt the Planning COOMisa or. consiOc,'ed tlid Envir'oi�trerital
IriPiact Report in rcaching i,ts dccision ' r. uUnnt to the C�lifarrzia
E- r vi. rorme,.n
tal Qitr11a.t}- Act; and ,,Lr�.1.1.1t.10 t,la ::veral1: tabulation
o, :h~ av^a :irvo.�ra »;a *1tr. l:ar,'l of the lilan
ane
B: )tecoramend the adoption of the proposed reprised Chico Area
.land 'Use flan. and the Policies Applicable to the Chico Area
Land V!' ,,e Plan authorize the Chairman of the Pla;itaing Commiis-
,i in. to sign the Resol,ultdon recommundi,ng the adoption of t1w
1'1 II to thr.� l~or4i-d of Suporviso.r.s' (at'ar,,hed); and
C. r:lftd that the proposed rnvisocl Chico Aron Lasted Vse t�1,-ln ni —
sunt 3 r1,6 1a atiel polici:^; o reed to jcaint7y 1,; �f1
the city of t.,�e:a y t rl d
Viti J 1 Y / \ " j %
Commission
Page -7-
March 2, '198'
D. Find that in reconmending the adoption of this Plan to the Board
cr
of Sup_e>'visors the Planning Commission is also recommend' "
zon.n for the area as contained in the South Chico Rezone be
adopted until. such til:ie as circulation issues hnvc been
factoxlyresolved and zoning directly ref ective or tie Plan's
Land Use Policy be corLsi;aered only thereafter, said zoning shall
be con sicicred consistent kith the goals, policies and programs
of the General Plan pursuant to Section 65360 of the Government
Coxae based on the recOgnized aree6 nor circulation system it~�nxove-
nents in this al
and
Recommend the Preparation 'tof' a sneciEic plan for the South Chico
Area as provided Cor in the Government Code and estahlishcd by
agreement i,�a.th the City -of Chico; further the the specific plain
address circulation issues iri this area including the use of
rt3fior thorou4hf;xe provisions as contained. in. Che Gburernment
Code,
�;,,. .:i Cl7f,cc A�=. a Lat cl u Plan, as Con
i:', ,11nx:�:tra cYcsY`tot`+`g.. �nf,� f z o. ,,Y ,
Con-
tained in those Staff Findings (California Park area, Northeast
and Southeast Assessment Dis-blicts,, City of Chico General Plan
Ame'nds j- �
Adjustments of the grOcnl.ine " land use - zoning in the
South. Chico area :Land eoj ,rOCtion.8 as identified).
r• +�,r" Resolution Recommending Adoption of Plan,
A:TTAGI
IVEIff CS� Policies Applicable to the Chico Area Land,
•
.. •p plan, Figures 2 and 3 South Chico Area;
Gr v, int Cade pts (Spec�.fa c l✓l an)
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ED
a'i'"'"' ♦� �� � `�'.... ' J �r5111,C %��JLIi.1E�r:i?1�'
ENVIRONMENTAL DATA NOTEBOOK-RESOUF OE PRODUCTION AREAS
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� Is♦at Mi Y�Ikl
. 1
LEGEND
6l"'�•�� � d1N1tlURINiC111'FL>Oltii..
� txlq `PIiiA4 LAWS Sw.S. cl ASSfS i & z URoAN
• L— :�•J It r..r uac+wr, iNr{�• CALF Lg3.y
2x60 POTENTIA' L0011W �AOAIC11LTUOAL r+:e{{hqucs NtaFB r,.�.iw. aY i',xaa[ - kala! e
LANDS °'*°" " °! FIIOJECTW 1965 UABA-4 BOLINOARY
MAY Idy4
221d LANDs G RbSSINtI 32(M pCH ACpt 2x46 ANNUAL CA11AYING CAPACITY thta Mep we► iinbnctd In pare
•..., , thratiugh a N.U,t1a �C7T
M� ANIMAL UNIT PO ACiiC Con+nrnhnnf It o Prz rintna ci►entl
ENVIRONMENTA DAt-A NOTEBOOK -RESOURCE PRODUCTION AREAS
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1! TIAL PAIMe ADkICULTUAAI, I
""'••• PAOJEr,TBD t913G URBAN BOUNDARY
2110 LANDS GAOtSING $260 Pth AtAt 2246 ANNUAL cAnnVIt2G BAPAciTY MAY inch
71ii� t►ltljitvdy I(na�tad rrruett
ONti ANIMAL UN17 f?qIi ACAS +lt.nvph'e 1� ii•p. Atli
Gc5rr1►3r4►tensivd't+'l�rrrrllr� �,r�rji.
ENVIRONMENTAL DATA NOTEBOOK -RES
O(1RCE PRODUCTION ARIAS
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URIJAN
D NOT. fVYIAL PFi1MC AGRl� t w y'lr4lc.alLANDs srtt
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4
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K -RESOURCE PRODUCTION AREAS
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21b fTFilAh LA%!f$ 5,C, ClIS5CS 1 &
� ` ✓�4� U i1HldAfl
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PoTt-NT)ALPRlMt AdAlCULt'UAAL
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io; ,Planning Commission
FROM. Commissioner Wheeler
sue,1ECT: Possible Language:, Policies, and Direction. for Butte County
General Plan
DATE May 12, 1981
See the Butte County General Plan Land U;e Element, Page 30,
C. Resource Management, 1. Agricultural and Crow Land, to
possibly replace Policy b.
It stall be the policy of Butte County that agricultural land,
preserved for
as h,�;rein defined,, shall be p.�ragricultural. use; so
long as nonagricultural lands are available for d-velopment.
Nonagricultural land development shall be permitted only -to
the extent it is shown that this will not diminish the produc-
tivity of such agricultural land
it shall be :the policy of Butte County to prevent spot develop-
ment of urban densities at locations not within, or adjacent
, existingurban
arNew urb
densitiesshall be Located
in areas where fullurban services�andfacili,tie's already
exist or can be extenders, as needed, without an unreasonable
f'in.ancial burden, to tax payers or home buyers.
In order to lessen the impact of urban cnd. agricultural prac-
tices and promote tolerance and understanding between these
groups it shall be_Ukiat a buffer zone will be established or
prey Tided for between intensive agricultural and •urban densities'.
Definitions
"AFri cul tour. al. Land" - lnclud e s all land, not within a pre
-
urban urban area, which is one acre or larger and
(,a) o rren'tly zoned or designated by Butte County=General
pl6ft lop reviewed andiaddedrto proper cast' oriesal lAses (Xotei A-2 zonin to he
(b) Typed �o�'. Class
or 1
ithin the Soil Con-
servation Service ;andUst capability classificati
ori
.
(c) Currently producing food and fibre commercially with
sufficiont income
to pay .for production costs, property
taxes, interest oil investment and other direct costs
attributed to ,an economic venture or has the potential
for those roturns when coupled with normal agricultural
investments and practices.
(d) .Provided that ''agricultural land" as used in this or
dinanoe does not include land on which, 5C% or more of
its perimeter is immediately adjacent to land used or
zoned primarily Oor nonagricultural purposes, other
than roads.
1
commission
Page -2- a
flay 12, 19BI
"Urban Areaa"
djacent
Urban Areas - Are d cities nof this ds 1ncounty, ex�t;endiagor Immediately aoutward
to the incorporated
from each city to include alb. contiguous 'land of which the
average and. predominant parcel size is under one acrG,, other
than roads.
Urban _Densities - Are e-esting or proposed lot or cc�nstruc-
tion den i.tiwes of less than one acre per parcel: or structure
other i-han roads -
Full Urban Services These incluede, b tare nOt si mited to,
roads, drainage systems, adequate, potable
safe sowage disposal, fire and police protection, schools
and recreation.
Buffer Zone - Shall be an area of interface between intens
sive agriculture practices and densities of residential:
nattt��e ha ;trier than one per acre. These areas maybe only
one parcel deep `; n the ,agricultural Residential. c;at;egory
of -the Land. Use, tlement of one to five acres in size but,
in all cases providing for a residence-f��ee area of 'Ib0
feet to minimize the impacts of oversprays, dusts,_ noises,
tresspass, vandalisM, etc -
M41 j
tc,M41j
POLICIES APPLICABLE ONLY TO THE CHI'C0
AREA LAND USE PLAN -A PART OF THE
COALITIOiJ TEXT
BUTTE COUNTY LAND USE ELEMENT
In accordance with Chapter V, Implementation Program, of the Land
Use Element of the Butte County General Plan (Section A.2) and in
accordance with Section 65301 of the Government Code which author-
izes the legislative body to adopt a general plan covering specific
portions of the County, the Board of Supervisors adopts the following
additional text, policies, and implementation program to be applicable
only to the Chico Area land Use Element.
rhe Board of Supervisors finds in adopting the following supplemental
text, policies, and implementation program that there are circumstances
unique to the Chico area renprding urban development and the preservation
of agricultural, land, the indur ;Hent of urban development into aari -
cultural areas by the use of individual waste Mater disposal systems,
The planned_ provision o, sewers in the eastern portion of the community.,
including, but not limited to, a strong community desire to direct urban
growith to the eastern side of the community where less productive soils
exist; a need for a well defined urban boundary along the agricultural/
urban interface of the community; a need to make prospective urban
duellers near the agricultural/urban i0terface cognizant of the potentia
conflicts between agricultural and residential uses; and the need for
follow—up County and City governmental actions to ensure that there is
adequate non-agricultural land available for development.
The Board of Supervisors also finds that these policies applicableto
the Chico Area Land Use Plan shall be used in conjunction with the -'
text and po icier- contained—in Chapter III and the implementationpro-
gram
pro-
gram contained in Chapter U ol the Land Use Element of the Butte County Gen-
eral plan, and that there the Chico Area text, policies, and implementa-
tion program are more Specific that the general County -elide text, policies,
and •1mpl ementati on program, the ;,ol i cies and in pl ementati on proqram
relatinq_to the Chico Area LandUskanal r e V a i 1, Ot h ergo se, the
prupose and application of t -e CiiCo Area text, policies, sand implementa-
tion program contained in Chapter 111 and Chapter V of the Land Use
Element of the Butte County General Plan
The following text and policies pertinent to the Chico Area Land
Use Element are added to
C. Resource t-lanag.ement (Page 3`0
1. Agricultural and_Crop Land
(EKisttng text to remain, supplemented as follows)
"Because of -unique circumstances affecting the preservation of
agricultural and along the western edge of Chico, the County finds
it necessary o establish an urban growth boundary in }his area,
hereafter referred to as the greenline The purposes of the green -
line are to define the limits of u^ban development which have
occurred or may occur on anrir,ultural lands, to provide for the
lohq term protection of the agricultural soil resources and viable,
agricultural acttities. of the Chico area, to mitigate the threat
B � 1
to anricultural resources posed by the encroachment of and the con -
Version to urban uses, and to reduce other urban/agricultural resource,
posed by the encroachment of and the conversion to urban uses, and to
reduce other urban/agricu.ltural conflicts including the reduction of
urban/agricultural conflicts inCiUding the reduction of urban traffic/
agricultural machinery conflicts, the limitation of crop machinery
vandalism, the avoidance of crop spraying exposure and the specu'la-
tion in agricultural land. This urban growth boundary is.established
in cooperation with the City of Chico (Intergovernmental Coordination
Policies, Page 29) and shall be identified in the Chico Area Land Use
Plan with a bold dashed 'line US 99 at Rock Creek and teal Road
south of Chico shall be considered the northerly and southerly
extensions of ti,e greenl i ne. The greehl i ne 18 specific and large
scale exhibit maps certified by the Planning Director shall be coq
sulted in the event of a dispute as to the location of the greenline..
The grecnli`ne has been established to follow physical boundaries
such as streets, roads, railroadlines, creeks, boundaries of urban
use zones and property l'i nes . TIlie division of
i3 � `
r
* parcel: haw been hold to a minimum and occurriud only when
the shape or configuration precluded the use of physical
boundaries as described above. Future amendment of the
greenlln should adhere to the same principles, land to
the urban s;rie of the greenline shall be devoted to urban
land uses ;n accord with the land use designations of the
Chico Area T:and Use Plan, as amended from time to time,
Land to the Lon-urban side of the greenline shall be limited
exclusive4Ly to agricultural uses as defined in the General
Plan.
Pockets of existing non-agricultural land uses westerly of
the greenline are identified in the Chico Area Land Use Plan,
The greenline shall be considered to surround these areas in
corder to preserve the integrity of agricultural soils and
use, and nothing in the text or policies s'iall be construed
to 1.im4.t the use and development Of the land, within these
areas in accord with the overall land use policies and law
of the Cour y of i3ut to
To mitigate potential conflicts between the uses cit',► each side
of thy: greenline, a buffer or setback gone should be established
in lieu of establishing rural residential land uses. 7.1his set-
back wr. 1.3 provide for optimum utilization 01 that agricultural.
.
land committed to Urban uses, while ma.lntainircg an adequate
separation of u8es,. Despite these precautions oxisfing and
uture .IWelli gs, residents, livestock, pets and other personal.
and real property may be exposed to agriculturally related
sprays, chemical applications, smoke, dust, noise, odors, etc.,
Because this setback is site specific, it is not possible in
the General Plan to establish more than policy di�,ection
As each site's devi l.opttteht plans are reviewed, the setback
policy must he applied to maintain the maXimum sepa.iaat on
bettween `habitable dwellings and agricultural opet"Itiront"
c
13 " J
a .p
ti
Many accessory uses in residential areas could occupy this
setback area, and many more commercial and industrial uses
would not require any setback at, all. An easement, or other
similar instrument, shall be considered an acceptable buffer,
depending-tapon the individual case in question. Urban land
uses which would be allowed in this buffer area shell be
transferred to the remaining portion of the property outside
of the setback, wherever possible, so that property values
are not artificially diminished.
Nothing in this policy or, text shall require the special
setback or easement Ln existing parcels N•:hich lack sufficient
area to provide such an easement. Furtl erfiore, nothing
contained in the text or policies shall affect the Liability
of the County of Butte for the exposure of persons a.nd/or,
property to agr icalturally related sprays, chemical applica-
tions, smoke, dust, noise, odors, etc,
POLICY
A, The Cotinty of Butte shall preserve and protect agricultural
lands. For purposes of these: policies, _agricultural lands
shall, mean those lands which are situated on the non-urban
side of the greenline and which are zoned alga dultural (.A-5,
A-10, A-20i and A.-40 zoning designations, etc.);
13. The County of Butte shall establish a greealine to ma.rlt 'the
boundary between urban development Lhd ariculturazl use.
G, The County of 13ut:te shall, wherever possible in new residential
delvel,apment:-, est.abl i8h a. buffer or setbadk of at bast 100
feet in width., or greater for higher density development
(more than four dwellings per acro), along ilne groonl ine
agxicul.tural/u'rban interface ort the urban s:}d of the line.
w
U:
The County of Butte :;Ball reduce the area devoted to ag)A-
cultural use (i.e., the area or, the non -urban side Of the
• findings wla i c:h quant=-
*tten iindinb
t;reenli ne) only upon Spe4i;f:ic, w,rI
itatvely document the needs, L'he alterni.t,ives -considered,
why the conversion of agricultural soils to
or the reasons
urban uses is in the publ i ^ interest."
The
;following teat and policies pertinent to the Chico Area Land
use
Element are added io
�.
S
public Facilities {Page 37) -
l .
Ciretlati.on Sys tem:
(Existing o remain,. Supplemented as follows)
text t
"The cizcul.at:ion needs of the Chico area must be con.Si.dered
simultaneously with the rezoning or any subsequent amendment
of the Chico Area Land Use Plan. Such consideration must
inclL,de on --site and. off-site Circulation needs reap r1g
•ttiat adequate, circulation is a necessarY prerequisite for
urban rlevelopinent, partiOUlarlY those more intense usas Which
considerable volume: Of traffic- Special ttention
genei,.at($,
slloul.d be given to the arterial and collector camponents of
the circulation system when considering Zoning and -develop"
)lll..il't approvals, � ns 01stroetS y Al Cads or major
�.,�, i; � T1 �S i o
'�4 , "
utilities Westerly of the gxeenline shall not lye precluded;
however, sltoh extenaio as shall not, in and. o:t themselves;
W _ h rreenla ne 'and/or
t e
provide a basis Cor the relocation of 6
re} -designation of a.gr i.culturftl land to urban
any subsequent
Whe'ro possible, such extensions shall be made in a
uses,,
ro`
hick causes minimal disruption of agriCul_tura'L p'
►nan'rceiU
duction.
B� 5
• PoLicY
A The County of Butte shall consider the pl-ovosod :�Lvc uts
R
and roads depicted in the Chico Area Lana U&.e Plan as necessary
to meet future circulation needs, and as part of the County's
circulation element."
2. Nater and Sewer_Systems
(Existing team to remain, supplemented as follows)
"For the Chico Area Land Use plan, the extension of urban
Services (sewer and water services) 'vest of the green],"ne
should `not be permitted unless there is a 'speeifi.c 'xinzling
made that such extension is necessary to provent or mitigate
a specific hazard to the
p public health, sa�rity, and welfare.
This will help to lessen Vie pressure to convert sucfi lands
to urban uses."
'
The following text pertinent to the Chico Area. Land Use LXement
is added to
Chapter V Implementation Program
B. Zoning
2. Initiation of Rezonih (Page: 'UU)
(toki8tingr -text to rematn, supplemeritod. as follows)
The Chico Area 'Land Use, Plan estab'llshes land use de8i.gnations
which depict desirable future land use patterns, I;i order to
encourage an -orderly transition of land use from the existing
to the degired pattern, the County shall undertake to rezone
those lands consistently with the Chaco Area Ltand Use Nan
Til 'more peripheral and `predoniinant3,y undeveloped locations,
%on lnj to I ss than L.he mai: i mum provided in the lel aii steal 1 be
established. Zoning in these areas shall be upgraded through
tinle with a. commensurate Showing of nec;d, adequate se:~vice:s,
drainal;e, etc, as provided for in this Element. Zoning in,
these areas to less than the Maximum provided for in the Plan's
designations shall be Considered consistent with the County's
General Plan by virtue of policies directed at Orderly
Development (Page 30) and Residential Development (Pages 33-
34). Priority shall be given to those areas with infra-'
Structure capacity,
f
Agricultural lands to the non -urban side of' the greenline
shall, be zoned for agricultural use with minimum parcels
of not less than 20 acres in size Parcels of less than the
minimum Shall be legal non -conforming parcels with all rights
associated thereto unless a study with findings is made that
the intent to protect agricultural land requires special con-.
sideration. Notwithstanding the foregoing, that area lying
Westerly 'of the greenline which is presently zoned A-5,
loCAted generally between State Route 32 acid The `Esplanade,
bounded by Dell and Mtliv Avenues, shall remain zoned A-5 in
accord with the Northwest Chico rezone, and that area lying
westerly and southerly of the g,rcenlinL
generally bounded
by Oak Park .Avenue and Little Chico Creek shall, remain zoned
A•-10'.
11-7
i
t
z
f rN:DT L B. ToCI TB-IR14 1.N
t
�yllvr��.cy cz1 F,.czuter<�p�toM
341 BROAOWAY' [9IB}8d5•fltibt
SU Ii$ 3$A
i C:.tuca, CALIFU1 NI.&
June 3 1981
Butte County Planning Commission
# 7 County renter Drive
broville, California 95955
Re The Greenline near "Midway Road", Chico, C:�li Eortiia
Gentlemen
I represent Mrs. Cornelia Dixon, a widow.
Mrs. Dixon and her son are the owners of agricultural land
in the vicinity of Midway Road and Rntler Ave nue-MarySil,l;
Road, between Chico and Durham, California.
Presently Mrs. Dixon is in no
;aos;i.tion to make a. determination
relative to the placement of a proposed Gre:ehl.lne .in the
vicinity of he.- property„
By way of explanation, the late Mr, Gerald Dixon passed away
in December. Prior to his decease Mr, Dixon made most of
the decisions of this nature for the family. We are currently
in the process of settling Mr. Dixon's affairs, 1twot,1a be
M
undesirable to increase decision Making pressure oh rs.
Mixon at this tilve.
Therefore, it would be a rec
pp. fated -rnd desitabl:o if your
commission would do -lay final determination of its recommendation
.±or a crew weeks pending a resolution by the b,tixon's of their
Position relative to the contingent long term eft-ects u
their Land.
Thank you
Very truly yours+
MRNUL 8: `dC�tTDRMAfi1
IA13T f a1
'"tea � T`�v`,� Cy* CHWO, AU FOl11611 1 A
OFFICE OF THR MAYOR P O BOX 3420 95927
Te4kwhONe 10161 695.4915
June 3, 1981
Butte County Planning Commission
7 County Center Drive
Oroville Ca, 95965
At its meeting June 2, 1981, the Chico City Council asked that I correspond with
You once more concerning the issue of the Green Line to t
As
In the past, the position of the Cit is that anincursion he west of Chme
into the agricultural lands should be held to anyabsoluteminumum� development opment
Over a year ago, a committee of City Coun'cilmembers and County Supervisors
devised a line which was intended to mark the limits of development. In
endorsing this line, the City made substantial concessions from its, traditional
Posture, all of which tended to push the line further- to the west than wit had
over before found acceptable, It should be noted that this was done not only
In recognition of reality,, but largely as a, gesture of good faith in the
negotiating process.
Recently a group of people have met and in their Wisdom found that the "l'cotn-
promise line" should, ihdeed, be the limit to urban development around Chico,
They have made some minor modifications in the line and renamed it the
'Coalition Line" The City welcomes the Coalition to the increasing number
Of pe00e who are endorsing this line;
The coalition represents 6 most remarkable union of former adversaries. lle
hope this is an indication that the long•-standino feuding which has been an
unfortunate hallmark of Butte County 'Is nearing its end, This possibility
Is made likely only if the Plannino Commission and the Board of SuPcvvisors
recognize the considerable spirit of compromise that has brought us to this
Point. We urge you most sincerely to make this line your policy and finally
end our collective misery,
ninaCommis,iohnmeetin�CJuheCRounc�e eeeecng) will keep us away from the Plan"
scheduling y
expect to be ropresehted at future meetings
should you have any questions about Our position,
A r,)py of the Coalition Green Line map is attached for your information and a
copy is also being forwarded to the 6oard.of Supervisors With a copy of this
1 otter,
Thank you for your continuing cooperatioh in tlj'is matter,
5incerelya
MW - be M Rol WORLEY
Incls, Mayor
cc: Supervisors WJencl
City manager
1hi nnihn,ilk013- f^,.
v� ti
5/29/81
SECOND DRAFT TEXT
In accordance with Chapter v Implementation Program, of the Land »
Use L'lement of 4tie Butte+ County General Plan (Section A.2) and in
accordance with Section 6531-1 of the Government Code which author-
izes the legislative body to adopt a
P general plan co•rerizag only
portions of the County, the Loard of Supervisors .adopts the follow
Ing additional text and Policies to be applicable only to the Chico
Area Land Use Element,
The Board of Supervisors finds in adopting the followin
g le PP -
mental text and
su
Politics that there are dircumstancet unigi1e to `
the Chico area regarding urban, development and the preservation o f;,+,
agricultural land, including but not limited to a strong coMaiuni ty
desire to direct urban
. brovr•th 'to the eastern side of the community
where less -productive 8oil.s exist; a need for a well defined urban
boiihdary along the agricultUr
• kl.,,/L,rban interface of the community..
a need Vo make p,. active unbar► dwellers near
the agricultural/
urban interface ct,gnizant of the notot, uial aani`li is between
agricultural and re,r:idential uses; and the need t'or follow-up
County and CitY` governmental act ions to ensure that there' is
adequate non-agric=ultural land available for, development,
The 80ard of Supervisors also finds that the Chico Area text and
Policies shall be used �h oobjdfiction with thetext and
' Pc,,'Latcx,es
contained in Chapter III of thu Lana Use Element of the butte
C%"Oty General Plan Pbnd thaV, in the event of a conflict between
the Chico Area test and policies and the more
text and general County -wide
colic ies j tie Chico Area te:%t and policies sha=ll
prevail,
Ot
herwise, the PUrPOSe and application of tho Chico Area teat and
p %ides shall be the same As for the tent and policies contained
in Chapter III of the Land Use Element of the Butte County General
»
}
The folloWJ,nf; text and policies pertinent to the Chico Ar.ea 'Land_
Use Element are added 'to
C.. resource Management `Page 30)
ri.cultural and Croy Land
(Ex ring text to remain)
"Because of unique circumstances affecting the-preservation
of agricultural Mand along the Western edge of Chico, the
County finds it necessary to establish an urban growth boundary
in this area, here.-after referred to as th^ greenline. The
purpose of the greenline is to define the limits of urban
development which have occti rred or may c.ccur on agricultural
lands' e-- .1ee,444no : , —:k �A- to provide for the long
term protection of ilie agricultural .soil resources of the
Cc+Mt��
Chico area 'ale threat to these resources-46from the
encroachmehl, of and the conversion to urban uses, 4n,.AOD'
AxhAto reduce other urban/
agricultural conflicts including the, raduction- of urban traffic/
agrictulturaL machinery conflicts; the lim»i.tation of crop
machinery vandalism, the avoida..;e of crop spraying exposure
and to slow the speculation in agricultural land. This urban
growth boundary Is astablithkt'in cooperation with the City
of Chico (Intetgovernmen'tal. Coordination Policies) Page 29)
and shall be identified in the Chico Area Land Use Plan with
a
bold dashed line. US 09 north and south of Chico shall be
considered the northerly and southerly extensions of the
g'reeAline. The greenline is specific and large scale exhibit
maps ce tified by the Planning Director 8h;0.l be cohsulted in
the event of a di SPUte 48 to the Iodation of the greeriline
The greenlirre has been ,established to follow physical boundaries
such as street8. roads railroad lines "creeks ote. , boundaries
_ r u
of urban use zones and property lines. The division of
parcels has been held to a minimum and occurred only when
the shape or configuration precluded the use of physical `
boundaries as described above. Future amendment of the ,
greenline should adhere to the same principles. Land to
the urban side of the greenline shall be devoted to urban.
'.and uses in accord with the laid use designations of the
Chico Area Land Use Plan as amended froin time to time. That
land to the non -urban side of the greenline shall be limited
exclusively to agricultural uses as defined in the General
Plan•
Pockets of existing non-agr,iaultural land u: cs WOsterlY of
the grec-Aline are Identified in the Chico Area Land Use Plan,
The groonline shall surround these areas to preserve the
i.ntegri.t l of agricultural soils and use. Nothing in the text
or policies shall be construed -to limit the use and development
of the land within these areas irk accord with the overall
land use policies and law of the CoIInty of 13utte. To mitigate
potential conflicts between they uses on each side of the
greenline, a buffer or setback zone should be established in
lieu of allowing rural. residential land uses, This will
provide for optimum utxli. ation of that agricul`tura.l land
already committed to ur',)an 'uses, while maintaining an adequate
buffer. 'Urban land uses wh,ica would be' allowed in this buffer
area shall be transferred to that portion of the property
outside of the setback wherever pcssibl.e,so that property
va:tues are not diminished due to the setback. Aeasement,
ax other similar nstxum�lt t , shall. be considered�a�:ceptabl.e �3�st-s"-Q
depend og upon the individual properties
in question, De.>pi.te thOSe 'precautions e•ci8ting and future
l , Vestoci pets and otl ei" personal and `
c1GVelli.ngs, resident: , ,
real ;property may be exposed to ,-9ricd.ItIIrft'Ll Y related sprays t
chemical appl.icati.ons, smoke, dust, not 8e, odors, ete p'- Rothing
M'F
in this policyA shall regUi re the special setback or easement
r
On eX.151;1n ,.
g parcels which lack sufficient area to ,Provide
uch an easement, Furthermore, nothing contained in the text,.
or policies shall affect the liability nQ' the County of Butte
for the exposure of persons and or r
arid/or .o agriculturally
-related sprays chemical applications: smoke, dust, noise,,
odors, eta.
POLICY
A. The County of Butte shall
preserve and protect agricultural
lands. For purposes of these
Policies, agricultural lands
shall mean those lands which are situated on the non" -urban
side of the greezzline and which are zoned agricultural (A --h,;
A-lp, A-20, and A-40 zoning designations, etc,
The County of Butte shall establish a groonlige to marls the
boundary between urban development and a(,.-
ricul'tu'ral use.;
C. Tite County Of Butte shall, wherever, poss mj- in new develop-
ments, 0,0,;abli.sh a bzii-fer or Setbacic of at least 100 feet in
width or grea:tr
for higher density develo Ment
four dwel,io s p (mare �Ghan
g per acre) alon the
�.� ,,reenl.zne agricultural/
urban interface on the Urban_ side oi< the line:
i ri
The County of putte shall reduce the area devoted to
cultural ush
U,0r , the area on the 110ft-urban side of the
groenline) only
upon specific cvr%tten findings which q'- ja, t_
tati-vel Y detument the needs, the alternatives conside t�cd
" reasons iVC1y the conversion of a.gridtrl tura sof l.s
or the,
urban uses is in tho' public interest-,
►z
to,
N
:..- .,:, .. ., .. ......_ ....... .... .... ...... a-.; ....... .. 'i. ....._ :, ...
The
following 'text ar!d policies pertinent to the Chico Area
Land Use Element are aro4ed to
F.
Public Facilit.iles (Page 37)
i,
Circulation System
�Bkistint teW% to remain)
"'The ci rcu'lation needs of the Chico area must be considered
sa.multaneously, with the rezoning or, any subsequent amendment
of the Chico Area. Land Use !)!an, Such consideratir)n must
include on�-site and off-site circulation needs realizing
that adequate circulation is a necessary prerequisite for
urban development, particularly those more intense uses 'which
generate cop-s4l uerable volumes oi' tVMTf4LO, Special attention
should be given to the arterial and Collector'components of
the circulation systems when consideritxg zoning and develop-
ment approvals,. Extensions of streets, roads or major
utilities westev,ly of the gree ili.ne shall not be precluded.
However, , i . ves
owever such extensions shall not, in and o' tt�emsel
provide a basis Tor the relocation of the greenline and/ox
any subsequent re -designation of agricuItUltall land to urban
uses and where po,�si.'ble shall be extended iri such manner as
to cause minimal disruption of agricultural production,
POLICY
A.
Tho County of $utte shall consider the proposed ,ftvea sand
roads depicted, in -the Ohxco Aroa Land Use PIat' as necessttry '
to meet future circulation ri:,tad�9, and
part of the County's circulation element.�r
r
Y
:
Water and Sewer systems
(2xisting text to reniain)
r1�ox' the Chico Area. Land Use Plan, the e:xi.cnsion of urban
services (sewler
Area
wafer services)' w�s't of the greenlire
Shnul:c� not be permitted unless there i s a specifiofining mitate'
made that such exte;lsion is necessary to prevent rand iti igate.
a specific hazard to the public health, safetyr
pressure to convert such lands
This will help to , es >en the p .r
to urban uses
n Area Land Use dement,
The following text pertinent to the Chico
is added to
Chapter V Implementation Xerogram ,
B. Zoning
lni i tion of- Rezbnixlg ( ag� �
(Existing text to remain)
:o ' d Us() t��an estab lishe"
land uy6 deignti
TheChaco Area Lanons
` of der to
which depict do8jrabI6 :future lard use patterns In
ition of land use from the eXistiftg
encourage an orderly tram
to the desired Pattern, the County,
shall undertake to )rezone
those .ands con8lstentlY �Yi�th the Chiro Area S,,�nd Use Plan.
In; more peri pheral and p
redcm3.
a:nanl��y undevelbpe,d 1OC4t'o
provided. in tho' Plan aha 1 be
zona.ng to less than t;he maximum p 'upgraded tllratlgh
established: Zoning in the.
r.. areas shall be upg
tame with a dommonsu * ate islsowing of »C ed , �ciet�ua��e S�:rt��.Ce:3,
d
s ovi cl sd. -lot
p a r..
emenl. lana n in -these ori as to,le Trion the maximum
provided for i�� the plan's designn.tiona� an
be cc�nsi.de�eoi
consistent with the - ��- County's Cerie�3��> pi�ar► h� virl:u_
policies rdirected at Orderly Development (Page 30) and ,
Residential Development (Pages 33-34). Priority shall be
given to those areas with infrastructure capacity,
` r
Agricultural lands to the non -urban side of the greenline
shall he zoned for agricultural use with minimum parcels
of not 'Less than 20 acres in size,. Parcels of less than
the minim"m shall be legal noir-conforming parcels with all
rights associated thereto unless a study and findings is
made that the inter t to protect agriculture requires special
consideration. llbt4Athstanding the :eoregoing, that area
lying westerly of the green.line which is presently zoned A_5,
generally between 'State Route 32 and the Esplanade, bounded
by Bell and Muir, shall remain ;zoned A-5 in accord with
Northwest Chico rezone a. Sou-n�w of
Ci�►L' �.�.-�. ,4V �. NUE W F� ct� ({, �t a�Tt.�+ �va� eta ,�,� � o
L
r
r
07
To, Planning Commission
FROM, Planning Department
SUBJECT4 Chico Area General, .Flan Revi,51on 80-7
GfenerGeneral�vs. Area Plan, Some Consid e ca -t ons
3ATFi Ilay 2$ ,, T 981
AVCached is a copy of an Office of Planning and Research paper
which discusses, the purpose, requirements and other aapects of
the geteral plea. Much of the information contained in this
paper is particularly relevant to the Commission's current 'de-
liberations on the "greenline" as a part- of the Chico Area Land
Use Plan., a portion Of the :butte County General Plan. Important
sections have been underlined :for emphasis.
The discussion on G.neral Plan Format (H), makes it clear that
while a general plan ran and often does exfiet in separete ele-
ments, it is nevertheless legally a single document. CPR also
notes that the general plan may be composed of "a group of ele-
menta covering separate subjects or as a group )f tex-ritorial
plans". A. revievt of the st.atu,s of "azea" pla-as is also includod
in this section of the repo rt . OPi� discusses the mor? ts of an
arra approach to plannin,; while cautioning against those "adopted
outside the general plan framework",
cities, utilise one or ,.�.�re- same jurisdictions, particularly
Was noted in an earlier memo
. documents and: a single map for the'r
general plan. Others pay^tioularl.y county es, find it virtually
impossible to effectively plan lgith a single document and map..
Consequently, some elements are prepared ca a juri4 diction 11ido
basis and others most often. land use and oi.rcul.ation are prE."
pared on an rrea basis. In some cases, particularly the larger
counties with contrasting urban and: rural.. areas, each area plat.
consists of a separate text as wel L as map. TJsa� of area plans;
ea they as a, map or map and text, per the �jt.sr17 ction'`s
general pian to re,sporid to thespecific needs a0d i.asues of di.
verse porti0fts of a jurisdiction.
It matters "Little except for ,format, a).pearance, or syntax
Whether the greenl. ne and gccompanyit?d policy o'bat ement is
located in the land Use Element, Open Space Element or in'a t
separate document altogether; approj,r7 at aly it would become
Parti of the County's General Plan. in other worda, it would
be no different than if the Commission eras ca1zsidering the
Chico Area Land Use Plan without a Brie dei' 1nea�ting the Orchard
and liiel=d Crop' designation from th600 cont„ Plated for urban
uses such as twas the case with G3ridley and p4.ggs. The, ot?:ly
dii`fe:ren.ce is that the Chico Area: Land Use Plan would contain an
additional designaticn 'which makes the westerly limits of
urban growth speciXic rathor than general. By establishing
an "urban growth boundary designation" it is necessary to in-
corporate descriptive language into the General Plan text so
as to define its operation. length, duration,'etc. Since the
establishment of a greenline involves a mapped designation, the
description and policies might be appropriately located in that
portion of -the 'Land Use Element whi,c�i describes the various des-
ignal,.:ons made in the General Plan. Alternatively, the policy
statement could be located in another element of the General
PIAn such as Open Space, -Conservation Elements or under a
separate cover (i.e. Special Policies Applicable to Chico, etc).
As previously , he Chico .,Area is, at present, the only
portion ofthenOoul�tythe
which an urban growth boundary is
being considered. The need co protect the integrity of agri�
cultural land is most acute in the Chico area. A �.ombination
of rapid growth and soil conditions which favor on -sit:; waste
disposal. systems have induced the conversion of agricultural
lands to urban uses at a rapig rate. Agricultuvrio importance
to the County's economy underscores tke concern for the loss
of agricultural land in the Chico area. Othor .0mmuniti.es in
the County have and continue to expand by converting agricultural
soils to urban uses. However, nowhere dry `b ~oe .*
stances occur :in exactly the same tanner or w4.txx j�ne suwu Wag-.
nitude. Vl or eYcampl.e; soil conditions in the Gridley -Biggs area
limit intensive urban uses to sewerod areas. Likewise sewer
service and past subdivision activitiestend to 11mi-t the con-
version of agr:ic.yal,tural land and/or tY,e viability of the agPi-
culb-u-,,,al activtibs in the
ille area. More importantly,
the protectio�n,iof agricultural v
�alland is a signific_{rpt publio
a
issue in the Chico area and not in the other portions of the
County. This is not to say that the establishment of an urban
growth boundary in: other areas will not at some time be either
dooireable or necessary but, ,ojmp.ly, it is not presently pro --
posed for any other location for the reasons cited above.
Both planning law and precedent are clear, this is an issue
for the General Plan particularly since it directly relates
to land use in the unincorporated portion of Butte County:
Revision of the various areas mapped separately such as Gli.coy
Gridley, paradise, etc, was, made possible with the adoption of
the 1979 1',and ijse Blement. The policies of the General Plan
both'mapped and unmamgii
d range in specificity from the very
general, very vague Maintain agricultural crop product -
tion as a major source of food., employment and income; Beyond
service areas of community water and sewer oys'tems.) to the
very specific (e.g. Less than 30P16' slopes; All t1bvime agricul-
tural land" (as defined in the Williamson Act) should bo des-
ignated as "Agricultural" on the Land Use Map, page: ,5 of the
Open space l merit). The proposed greenline is 6 special type
Planning, Commission
Page -3--
May
3_May 2S, 195
Of designation Which more clearly defines the agricultural -
Urban use designat_,ons, ,Such a specific policy has company in
the policies of the existing G, -neral P.1an including the ma
designations )wy portra
hich are merely graphical) Aped
Which are in many cases quite specific. Portrayed policies
The present draft Chaco Area Land Use Flan originated as a high
priority effort of the Planning Department to replace the pre -
consistency 1971 based enlargement with a plan based on the
1979 Land Use Element a -ad thus achieve: consistency both inter-
nally and with zoning. Concerns expressed by the City of Chico
amongo4hex�s,, bl-er the lack of Protech. of agricultural Land
Prompted the Legislative Committees of t'
and Chico City, Council and, their respectiv�oplann �gard Of �staffsoto
become involved.. Ultimately, this resultod. in an agreement
to incorporate all urban growth bovndary, the "gre nl ne" into the
County's General playa as it applied to the Chico area. J li-
mirration of the greellline from the General plan would represent
a depa:cture from the Legislative C,r r.
corporate this policy into
t,'1 M a rrr.ry . �. nt to
A1$0 ati:ached is a recent report on hots other Califo t•nio Coon..' � .
are dealing With the conservation of Agricu.lturaj, � and. it
indicates that nearly one half (L,,P%) o.f' is Countiesa
San Francisco) have adopted some farm t- urban (exaldaraes
as a means Of preserving agricultural land. The point is that
Urban growth bou.n.d.ar� es are commonly incorporated into genE .dal
plans. Someti.mets they are established in con�unctiez� with phased
urban sexvice expanStOa and sometimes to estab:iisla a sings e pub
pose urban limit line.
I hope that this infvj�rjatiora will contribute to a resol.utjon
of the current impasse
For our records, the Map submitted. jointly by the ,But
Alliance and the several farm groups refe.�-red to as thea oalit�eos
Mcontaining their recommendat` .on for the li�!e � s loc h . » Coalition
.
CW"�c "
Attaehmeftts:
whe General flan, A Summary
,, Saving the Good Varth