HomeMy WebLinkAbout80-72 MINUTES & STAFF FINDINGS #3 7 OF 7Ai
Eoard of
Supervisors
Exhibit
Referenced List
Chico Area Land Esse plan -
Vile 80-72 #2
Page -2-
December
7, 1981
EXHIBIT
NO. DESCRIPTION
L
Location
for the Greenline proposed
by the Coalition,
11+ �, 800,
M
Lund uses
proposed by the Coalition,
1" 2000'
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PLANNING COMMISSION
7 COUNTY CENTER DRIVE - OROVILLE, CALIFORNIA 95965
PHONE: 534-4601
l\oVcIill7cT' 1S 198
R. L). Skidmore
Chief, Environmental Branch
DeL aT tment OE Transportation
District 3
P. 0. BOX 911
Marysville, Cry 95901
))ear, Nir. S1 idmore
'rhank YOU :for vour comments ort the revised Chico Area Land
Use Platt as contained in the Supp:lementat E.11t. The Planning
Department concurs that the proposecl land use policy in the
south Chico area wpuId, a n the absence or substantia l ciTcu-
lation .1,111lJrovements, resul.t in significant iMpr►cts As a
Tesul,t of Your comments, the -Plan-viing Dep�irtniont prepared
a mord detailed analysis, mit•i®a�ti.on meetsctxos_t�rtcl alternatives
For. the Eoard o f SLIVeTNrisors, cons idoration;
Attac'hoci, is a col)), of the cammonts-responsos r?llich are
apt to the, Su lemcntal > TR- YOLIV SUbseciuotit comment.4
on those would be opprociated. The littttr County BoardA.-
Supervisors is scheduled to hole' a pc:'kLlic hearitlg on tl•tc
entire Ct, tc:o area Land 'USe pl a1x on December 9, 198-1 L
i:C yo`t stave anyh clt,jestions, please cal
this u Ei co bety�een,
8asm, and 1pm
Sincerely,y,
4
Charlie Woods
Senior Planner
CW: lkt
Attachmont
rw
, CGM2-IBN' S ArtD RESPONSES TO EIR S JPPM7,04T 10R
THE CHICO AREA LA14D USE PLAU
Go-11ments . u--mmarizea, from attached letters..
I. Comments Received from, Caltrans
Cnmmen; 1. ReL dential and industr4.,01 dev-ilopnent immediately rest of State Hwy 9 k
between the Southern Pacific Railroad right -of --gray and Crouc;i; Ravine
has the potential to decrease the lei�:el of service (LOS) of the highway
this section, and increase traffic hazards-. A large amount of
industrial buildout will increase the volume of heavy truck traffic,
causing even more serious traffic impacts on Hvrg 99.
Response: the designation of approximately 415 acres of Industrial land combined
and 660 acres of Agricultural -Residential (rural: density home sites)
in the South Chico area will produce approximately 20,374 'trip ends
at buildout (worst case). The limited capacity of the Midway (two lane -
narrow shedders) and. US 99 (reduction of lanes for cross traffic. turning
movements) is a significant impact. This impact will continue as develop-
ment occurs becoming most severe or, significant .at buildout.
Und,e4 the current revised proposa for the project site south of Chico and
west of Iltry 99.1 approxi 660 acres of land are designated Agricultural -
Residential, and 415 acres ulassified Industrial. According to trip
gonera'tiotx factors (TGE) provided by Caltrans, various types of light
tian.- fadturing, wholesale and retail operations would generate 31.6 trip
endo per acre per day. Earlier. studies of traffic characteristics in the
Chico urban area ludicate that residential land user generate an avera$e
of 11 trip ends per dvielling unit per day.
Ain estimated 20 acrea of the project site have been developed, $aced
on the TV -provided by Caltrans a total of 632 trip ends per day are
0
now gon.erzted by the project site. Using TG.Va for industrial and residentwal
land uses carted above; the proposed project, after full buildout, would
generate 20,374 trip ends per day. (Assume one Dtt per acre under A --R)
This represents an increase of more than 32 times the current traffic
;*olur:�:, or an increase oi`j,121F��.
Reduction of this impact to insignificance can only be accomplished by
1) selection of an alternative land use policy which involves a substantial
reduction in, land use intensity (sbe Alterftativao, 1 2 Lind ._
or (2) adoption 61 the following mitigation nieasures
a,' Ct no truct::on of freeway i.ntex chonge) %�outherl:y extension of the
fourl.ant section of freeway or development of parallel frontage
road to on existing interchange such as the, Skyway 99 i.ntorchaoge
b., De Aignate the south Chaco area as a "study area," prepare a spocitio
plall bddrnsia i!ao laud use; circulation and aervicea while pursuing
a r: onse:rva.t'',=e land use policy (�i:e. 5 acre ts;inimum pa,rce:l. liMi.ted
use) during, the Interim
moil'
ri c
Recogai,re thedU strial and Agricultural -Res Inti.ai. deign-ations
in South ChirOuts reserves for lonG term use, rmitti'nr maximum
inLe,nsity use, zoning and parcel sizes only when the freeway is
ex%'k� idec , an interchange is constructed, the Kid -,ray improve-► or
othor suitable circulation mitigation measures are identified and
scht,duled for itpj er�.ntation.
d. Coacurr;�ntly -iith or shortly of ter the adoption of the Chico Area
,twtjj Use plan, establish an assessment district for circulation -
drainage improtrerrents or alternatively Government Code 664.84 area
of benefit for fees to construct an interchange.
Economic col.ditions and tight public revenues are forecasted for the
forseeable future, as :a result those mitigation measures which rely on
Caltrans or the County of Butte to construct the improvements to US 99
and/or the Midway are not feasible., Those measures which involve a
combination: of restraint by the County and user development fees are
more realistic under these circumstances. The significance of the
traffic impacts and un,certa;inty of the mitigation measures combined
.4ith the significant loss of agriculture suggest the consideration of
alternatives which reduce and,/or eliminate -hese impacts..
Comment 2. Substantial increases in noise levels, generated by increased traffic
volumes on Hwy 99, will impact areas up to 200 feet distant from the
highway, exposing them to noise levels would, likely exceed a L� of
60 dB, the standex-d for maximum outside noise level coata•,in.ed in
the Noise Element.
pesponsb: As suggested in the Elps for South Chico and Locations Surrounding
Chico, the proponents {developers) of ;land adjacent to the 1:tty 99
corridor vould be responsible for contributing fees toward the
construction of noise attenuation, barriers that conform to Caltrans standards.
Coatment 1w Subztnntiel increases in traffic volumes trill. impact State fiery 32 just
east u,1 El 14onte Avenue and tits East 20th Street ovorc rosy: ng;- I`10
specific mitigations are recommendad:
1#esponse! Traffic volumes at theae locations would b,: periodically reviewed, and:
the need for road improvements and/or additional traffic regulation
measures assessed.
Comment 4. Sign.1ization will eventually be required at the access ramps that
connect with Awy 99 at East First Avenue, Cohasset Ed. and East kveftue.
Vesponse. The Planning Department concurs vrith these recommehda:tions and shall
consider them as further mi-:i.gations to traffic impacts.
Comment 5. potential congestion and traffic kiazardn t1ill increase whore the south-
bound off-ra►iip from Hwy 99 irlterstots Sj,ypgAy. The eXiotingcircul.ation
v -
pattern kes signal.ization impractical, though other traffic regulation
mt,asures should be coasiderod
Response.t The plamgina Depart ontroonc tit withsthis ri-cohis lmertda itNI, 'and shall, dorsidet
it as a mlt iga
Y'
C
CoTmerts from the Planning Department, •ry of Chico
1'11GommenL 6. designation of property south of Chico between Entler Avenue and Butte
Creek, tient of Highway 99, for industrial use 1 --rill create severe traffic
problems. Appropriate mitigation measures should be ta'-en.
Ras, o=e: Nofer to Responses to Comments 1 throb gh y, ,Also see " Irl ternatives
Addendum")
Com -Ment, 7. There is no demonstrated need for additional industrial lands in the
Entler Avenue/Butte Creek area. Until such time that a need for a
recl.assaficatior_ to industrial use can be demonstrated, We recommend
that the current land use designation remain.
Response: The industrial land use needs of the County generally, Chico in particular
are subject to considerable variation depending upon local, state and
national trends and economic conditions No specific quantitative
forecasts have been undertaken. These designations should be viewed
in light of the following circumstances:
1. The area hao the potential for access to :a major highway (State Hwy 99)
that enhances the ability of industrial firms to ship and receive
goods;
2. The project site lies outside congested 'traffic areas closer to
central Chico, where potential heavy truck traffic would impact
residential and other local streets;
3,
Much of the subject property proposed for an Industrial lon
represents a contiguous expansion of Southgate Industrial Park;
4. Portions of the area Proposed for Industrial development have poor
soil conditions and the need for exorbitantly expensive improvements
Make commercial agricultural uke of portions of the sit(-, inviable;
5. The proposed designation of approximately 415 acres of land for
industrial uses in the area adjoining U81 99 in the south Chico tuust.
be considered lon term on the order of twenty years. Rapid growth
of the Chico area over tho past decade is an indicator of its importance
as a regional center for comterce and industry. The employment
Developrriont Department anticipates that manufacturing and assori;ated.
`used Will play an i.ncrea8ing role in the diversification of the
Countys ccbnomy.
AL NA`CIVI S -- ADM- NDIUM
In addition to the land use plan proposed by the Plawting Commission
land use dlao-si.fication for the subject for south of Chico, three proposals
(alternatives) have been, formulated by the County Planning D3ipartmeht
including the .Manning CoMmissioniS south Chico proposal. of 1980.
Previous diSM331on 'hao indicated that potentiol increases in traffic
volumes on State iitoj 99 from intenoe industrlal attd residential buildout
Will tOdul:•t in significant traffic impacts on that highway, The lass
.l, r
L' of state and county funds during recent yearn makes implementation of
certain recommended mitigations high - 1-Y improbable. Specifica ly, the
construction of a fraoway interchange where Entlar Avenue intersects
r � Hwy 99, substa_�ttial Widening of Hwy 99 and construction of major dra ,no, �
improvements would appear unrealistic unless additional federal, state
or local funds gra approlsriated for these purpones. �i''ce prospect of
obtaining such an appropriation is not favorable in the near future_
Even the construction of noise attentuation barriers and signalization
of intersections may be difficult to accomplish without the full cooperation
of developers ja this area. The alternatives described below appear to
reduce the significant impacts identified. in the supplement. (the Vo
Project Alternative and associated impacts described in Exu)
1. south Butof te ounty Planning
isa d ng ComMissiont s recommendation for areas
Adopt er 1980 (see attached figure).
2. Reduction of land proposed for Industrial classification, with,
corresponding increase in the amount of acreage designated
�lgricu tural—Residential. Using the previously noted TGFs, trtie
following examples illustrate overall reduction in trip ends per
day. (Fula. buildout Ould generate 20,3?4 trip ends per day under
the currentpropose:
y t
aea and to redirect Growth aridurban dein+ Iov;t,en to Atte .east on the
,
r
less productive soils
a
an amenaMaftt to the Lend Use Element teat aruiculatin; the policip
associated t-nth the greenl.ine and Viand uses pcl-icies.
F�
leiter-Depart `�4�0 I e gra duaa
TO, ,.,.yard of Supervisors
FROlk Planning Department
SUeJCcr; General Plan Amendment Chico Area Land Ilse Plan, T'a1e No. 8(1-72
OATS: November 1.7, 1981
Attached are the documents associated with the Chaco Area band Use
Plan General Plan Amendment. The project consists of a map amendment
and supplemental policy statement to the Land Use Element text
d,esxgned to describe the urban growth houBecausego�ethenlargeits
�rolume
operation and relationship to land useo
of information developed in conjunction Wath the Planning Commission's'
nine months of hearings, tae clon.monts ard.ocumantise se yclude-1 l packaged and
color coded for your consi e
in
Pro j Oct -
Draft Chico Area Land Use Plan
Draft Supplemental Policy Statement
Environmental Documents
Draft EIR re ared because of changes in the project.
Supplemental EIE `,T� p axticularl.y south Chico;
made by the Commission, p
Co4 Responses= prepared b the 'Department because of
Comments
court decision (Cleary vs.yStanislaus)+
Eracicground Material
ngs - chronological and sequentially
Index and Summary of heari
numbered.
Staff Reports - chron-Aologica.l and sequenrtially numbered (5anary)
Minutes y chronological and sequentially numbeed (p
Coxrespandence (buff)
Bac_ . kd
The draftChico Area LanLndll
ePlaPlan udeunder tons
will replace
the existing Chico Area a
adopted in 1071 before the
consistency requirement. This represents a con.tinuat,ion of the
updating of the Count.y,
f General. Plan to obtain consistency between
ex.1-sting land use, Zoning and future land use
the City of Chico called for City -County cooperation
�.
llastarxcally>
he trat
in land use policy and fotliiri tetileawesterl.�yIn of an eexpansion eofrurtaan
growth boundary clesagned tot
o
shga.
p tatroland and W the
development and. thus rotect the rart selected Supervisors
-resources Of tile
area. In response the g with
as a committee of two in early 198q to ivor�c 6staffs ib febo hta8e. & 11 s '
the City of Chico, Assistofl by the planning
the Board comm,ittoe and their City Council counterparts reached an
K
Y
V
General Plan Amendment
Chico Area Land Use Plan, File 80-72
Page -2-
November 17, 1981
agreement, endorsed by the Full Board in March of 1980. An BIR was
prepared and circulated. Since the Chico Area ,Land Use Plan was
approaching hearings, the Board on the recommendation of the Depart-
ment, determined to incorporate the Commission's recommendations on
south Chico with the Chico Area Land Use Plan in December of 1980.
The Planning Commission began hearings in February 1981, closed
them to the public in August and forwarded a recommendation in October.
Due to the extensive changes proposed by the Commission, particularly
in south Chico, a supplemental ETR was prepare& and circulated.
Responses to these comments were prepared by the Department at this
time as a result of a recent court decision (Cleary vs. Stanislaus
attached).
The Commission's hearings were divided into four parts: a) location
of the greenline, b)consideration of a policy statement, c) considera-
tion of Departmental recommendations for south Chico and d) land
use designations. A similar approach may also be desirable for the
Board's deliberations,
The Planning Department's recommendations to t] ie Commission through-
out their hearings were predicated on the following: a) the com-
mittment to the compromise agreement reached between the County and
City, b) the highest pr.aority to the preservation of agricultural
land, c) the legal requirement for internal consistency (Land tise
Element C Resource I�ianagement, Agricultural and Crop Land, page 30
and Open Space Blement, Agricultural Li,Aj pages 14,3 - 14,5), and
d) the need for a specific periodic rev t,, of the greenline and
policy statements.
Analysis - Specific ttecommendatior.s;
Greenline_.Location:
The Commission recommends that, the greenline (north to south) follows
t1S99 south from flock Creek, along the Esplanade, west around the
mobile home park adjoining Dud Creek, east to the Esplanade, west
around the Fabian property; :Follows zoning boundaries south (SRI and
RT -1A) to dell Avenue, west along Bell Avenue, along the rear lot lines
of parcels fronting on �tuir Avenue, around the toning adjoining
State Route 32 to Glenwood Avenue, south along Glenwood to Big Chico
Creeki east along Big, Chico Creek, around the tanchi.ta Gardens along
a zoning toundary to Rose Avenue, south along hose Avenue, east along
the Chico River Road, south along Forth Graves, east along Butte
Avenue, north along; Miller, along zoning boundaries to Dayton Road,
it then travels south along ,Dayton Road to Edgar Slough, east alottg
the slough to the Southern Pacific tracks, south to Regan Lane,
along the southern and western parcels around Cessna and Skyway
r �e Midway, east along the lot
Avenue. to the, �ta.dcia , -south along th
lines oi: parcels south of the Oro -Chico Highway to Butte Creek, north
along ttittye Greek to the Oro -Chico Highway, east along the iti hrvay
and ea.s,�, along Crouch Rairine to tIS09 In Addition to the regulat
General Plan Amendment
Chico Area Land Use Plan, File 80-72
Page -3-
November 17, 1981
Chico Area Land Use Plan Map (at one inch equals 2000 feet), the
Commission recommended a, large scale (one inch equals 400 feet)
to compliment the policy stactement.
The gTeenline recommended bytl-.e Commission is located '-furthur west
in several locations than the original County -City compromise and
commits approximately 1580 acres of land currently used for agri-
cultural purposes to future urban development. There were five
major changes recommended by the Planning Commission (see commission
minutes in #3, 16, 18, 20, and 24).
North Chico,, the Fabian Property & Adjoining Smaller Parcels
Staff The Fabian property consists of 80 acres of: orchard under an Wil.liensolft
Comments: Act contract (non -renewed in 1980) a,. -id zoned "A -Vo Designation, of
this property for urban uses would not be consistent With the agri-
cultural policies of the Open Sapce tlement (Polity A, pa,e 1A
.5) and
location of the greenline as proposed is Likely to result in an
internal inconsistency. Additionally the property does not appear
to meet the standards for inelusiOn on the urban side by the recommend-
ed policy statement.
Staff rdcominehds the original greonline or the use Of existing zoning
boundaries in this area,
The Lands South of Bell and Muir Avenues.
Staff The area South Of tell and Muir Avenues consists of a Mixture of
CommOnts! agricultural and rural residential uses and was zoned A-5 in the
northwest Chico tdtond- Ooiiorally, th,e larger agtidultur4l a-rcels
(20 acres) ate located in the center of the ars surroun4ed y smaller
parcels (I to 5 acres). tInder these circuoistanceO, the long term
agricultural viability is questionable. Even under tha., current A-5
the larger parcelswill likely be divided into 5 acre parcels,
1
Parcels of this size are not viable units of land for c0mmeTc*61
agricultural and should. be reC6gIIiZ0d as rural -residential homesiteg
rather than agricultural. The flat $Jopo.8 of the area. -constrain
urban development until drainage and, circulation problems are tOsolved.
I i -B virtue of
The p0 icy` for this avda should address itself to tithing, y
the Couttst COMM, its
placing the area on the urban �,:L-Ll; of the line
Do8ign6tion as Agricultural �S'dentlal
the area to urban development , I
mpermiat thists develoJoptent (woul8 severer with rezoning) tonstraih o:to one ot;r!r Ilesi'Urbanaddntidw,"eloppitl p-
ment nsity ,nt)
Mal -ling lot d6tign, circulation and services very to pro ,�idei
Staff tetomintrids a return to the original greenlindj degignatim.:of
Orchard and Field Crop$ 'retention of the A-5 zoning a -Ad the inclusion
fit revie�4,pdt,oa into the policy statement. If howovet,
of a specific 1 1
h to incorporate a review period into the policy
the Board does not wig iy
Statement the Department tonturrs with thr) Commission; Provided the
. General Plan Amendment
Chico Area Land Use Plan, Pile 80-72
Page -4..
November 17, 1981
zoning remains A -S until the plans and programs are formulated °or
urban development,
The Rose Avenue Area, Moorhead Prope�er_tu the Area i3etwee�i �ao_ _n
oa an -'t e out ern ac]' �c ai�roaaccks��
venue
Staff The issues in the Rose Avenue area and Dayton Road, Southern. Pacific
Muir Comments: tracks area are much the same as dehoVescr ber, eu or thatBe 1, larger`agxi
areas . One important di.stinction,
V,u.ltural parcels are not surrounded ,by Tux . 'homesites and are
themselves larger.
Staff recommends a return to the original greenline location with
a specific review period, iod, or a retention of the existing zoning
until the area is planned for urban development.
South Chico Area
Staff= Except for the Southgate industrial area, south Chaco generally!
Comments: consists of large paic��stued�sautecintural south Chcotion Or centersvacant
land (Baldwin) . p
the quality of the toll and whether agriculture is viable.
Staff recommended that it be designated as a study
tud a -tea, zoned tre ' pared to re u_
prev6nt intense development and that a specific plan
solve these issues. This recommentati.on would eliminate what appears
to be conflicts with the policies of the Open Space Element and the
drAft policy statement.
rolcy Statement
if a desgnation or graphically` portrayed policy is established it
needs to be described some%4herz' a.n the written teat Of the General
plan, While the proposed policy statement could be added to the Land.
Use tLo%dnt tett as .a separate supplement or amended into the
appropriate sections, the Commission specifically recommends that it
p p ion
be added as a su pl.ement and a comp
fete dociainent. See Commission
ninra,�es 03,0 16, 1! and. 19)
Staff The policy ens proposed by the Planning Commission does not
c 5tatem
oatain provisions for a periodic,-omprehensive review, taould permit
Coinme.nt,s. c s pG�rce"�s othe
the, creation: of an designation for small. residential h�the
a,gr' ,.u:ltural side of the green line and establishes overly teon
soil end subject'V economyc criteria for future amendments These
are cti.scussc.d below
Tic e0licY statemr.lat recommended by �reod.la£nth GenexalCoinmiss1l�lanon st twenty
the grrenlane for the nominal time p
years.s or amendments are epected'to h considered
Change individually
as they are ,requested.
General Area Land�Usee
nt
ChiccPlan, `.l.e 80-72
Page -5-
November 170
1981
roti+►th bouridartieneeclsheadditional
of astature specific
To be effective an urban $ detracts from this
over and above the normal plan dthreeayea:rs, etc.
review p
eriod (i.e five years,
aadi
tiona7 st; tui e and could provide erirationaleeview establishednbyt e
greenline on a piecemeal basis. Such
policy change.
would add credibl:�tYto the ehensv�greva,eweenlinandhaxderlyv� ung a
pecifi.c vehicle for a comps with the timing issues of certain
s policy would also assist in dealing with
artment strongly recommends
a periodic comprehensive review into the policy
areas as discussed above. The Planning 1?
• the i.ncorparation of p
statement.
�) permits Agricult:uxal. Residential desi-
The policy statement �o• reenline Located adjacent to thc�
gnati.ons on either ricxlturae�te5lder�tial desig
ide of gnations would per�nit
urban community, Agricultural
e ural e contained 'in
s the band Use Element. In
one acre parcels by h
dditiof,, the policy statement (Definitions anricultural ReSidCriteria No. ential�
a policy which would permit A reen.
blishes a buffer p is to permit urban
one to five acxea in size) the length of the g
development ( policies
Line. The effect of both of these
ito encr1. oach further into trow�hj,�ound.ary� areas and thus
ltur
developmentectiva of the g
undermine the basic obj which would permit
Staff recommends the deletion of the policy made on the agri�
In addition the staff recommends
Agricultural Residential designations from 'lie
otic which would permit
cultural side qE til portion of the buffer Y,
the deletion of that p Agricultural Resadentaal develc.�ment on
one to five acre parcels or Ab
the agricultural side adjacent to the greenline.
•
"productive agricultural land"
The policy :statement's de;Einiti.on$ of p roc"'ticts" may be overly
,, ronclear how andI auction oflbylwhatlmeans this information
and commercial p
technical . It is u xeel, 'The de fin, tion of ,'commerci l prat
tFaould be gathered anc1, analy
ra1.p � s an economic cons.'
cu l.tu roduct s" introduce cacti ces
ductiott of aC"" as it
that could act as a disinceabout agricupurerisuimpoxtant�aa individual
i'F1j,1.e economic
in br inappxo
;. "tural units such information n.
ttl.ates to minimum agr It may
basis can be quite SubJ.ctive and misleading,
odic to protect agricultural re-.
pxiate to estab]iihd vidualuecibtib LtPormatian�
sources based Oft
broad issued' in the case poi:
lifi
Staff recommends that the
definitions be situp es associated with
agricultural land and focused �n the br , icultural
the ag .
agricultural, economics in the
case of t'��e commercial a �`
definition,
Land stun ld about 551040of appro�ea -
ing .ap. .this
o ul
th a pxesent_'p .p
he draft Chico Area
Land � se Plan has a hal..
mately 307,100
Ash
General Plan Amendment
Chico Area Land Use Plan, Pile 80-72
Page -6-
November 17, 198
represents a potential increase of 450 percent. In contrast to the
over simplified present Chico Plan, the draft Plan provides designations'
more sensitive to the location, zoning, existing land use, access and
other cirteria described, in the Land Use Element. Tables 1, 2, and,
3 attached provides a breakdown of the lanai use designations (replace
the tables in the EIR supplement to reflect the final changes made
by the Planning commission and which corrects scale distortions)
Except for south Chico bee EIR below) and those land use designations
associated with the greenline discussed above staff has no comment.
Environmental Impact Repo -i t
As indicated above, a Supplemental EIR was prepared to reflect the
changes made by the Planning Commission. The impacts of the project
are described scriaed in the original. draft and supplemtn.. Most of tile impacts
`
are cumulative, associated with the continued growth and development of
the area, Several of these impacts are significant. These documents
also describe mitigation measures which can be incorporatedinto the
decision making process
The Supplemental EIR, identifies significant traffic impacts associated
with the Industrial des'Ination of an add tiona 415acres in south
C fico, Because of the poor access, lack of freeway and capacity
limitations of 'Cha Midway the tr,�ffic impacts are significant. In
peak hours US99 could become totally congested, Both Caltrans and
t:he City of Chico commented on the impacts of the proposed land use
policy. Due to the recent court decision (Cleary vs. Stanislaus) the
Planning Department prepared responses to these comments. Theso are
attached to the supplemental. EIR. The staff recommences eit}J the
mitigation 5fteasuxes or alternatives described in the cornmeAi:r and
responses. Once your hearing is concluded a motiono£ intent would
be appropriate to permit the preparation of a resollitzon with findings
to aa.opt the amend.Unt
Attachments! Project
EnvIronmental Documents
Background Material
Cleary vs. Stanisl.aus � Summary
GC,Vp'<N0k1S OFFICE
OFFICE OF PLAN-iNING AND RES,:ARCH
1400 TENTH STREET
SACRAMENTO 95814
EC'MUZI0 G �.tOJrN J1.
NAR
GO�i R
Bettye BlaiT, F1 coming Direct:oi
Butte Count,-
7 County C 0te �Drive
Otoville, L 5
S[T JEC'T: SCIV 50092314 CHICO AMA, I,AND USE PLAN #80-72
rbvember Z, 1981 y
nuffd C6. r 9Rfl%g comw
NOV 41981
flrnville,aGfRrp(
Tear Ks. Blair:
State agencies have commentsd on your draft; environmental impact report (see
attached). es you woula lj.ke to discuss their concerns and recommendations,
please contact the stat.' z9 otn he appropriate adeticies.
When preparing he Sp, you must include all 00mmen",4S and responses
The y:ranal EIih the
R,
GuidellnescrSection15146)the pzojectceran addition, we fied SIR must �tgeoYOU dtoeaespond
decision•-makiAg P Writing to thealle in%::I..d,ing the State
directly to the agencies Comments by
Clearinghouse numhex on all. correspondence,
? recent Appellate court decision in Cleary v. County oaf Stanislaus clariE- ed
Appellate
rer��;, ements =or resootrding to review cammtants: Srpasonsa�rh7 the
especificcourt naiVated
that comments ;rust be addressed in det��il giving
comments and suggestion,•, were not accepted and factors of overriding importance
arrsnting an override ar the semz�ir
uggestion: Responses to aomment8 must not be
conclusary statements nit must be stlpported b� cal or experimental ^atar
Scientific authdrii-y or exp,
ariatory info=&ttbn of any ka nd . The court Cher
said that the responses must be'a good faithe reasoned a>;n"aysis.
Section 1:5002(+ �,;.' of the F,QA Guidelines requirps t,at a q��a'r>a+ tinent� 1. agency take
certain action,-, if an Ell shows substantial adverse enviri h, y,ital J,:ipacts could
result £Coco r ;'oect • "nese actions include changing the a'ro j ec t,,
result
o� t. xe prdj ec: t adopting plans or ordinaries to avoid t1; , 10 61:. t
selecting an alt r!rnativp ,I the project, or disapprOV 4 the prdj ec " • i` `� $.'4V3
event that the project i, ),pptoved without adequats mitiaetion of s gniy�.o�.,.t�L
tveat s i t.`�,e l� a.d agency ;Host make wtvitten findings for E h signiticAnt efiad:.
(Section 150W and .t mtVsd support its Ad!tions with a Written staterlent or
overriding aons3dt�rations :sor each V'nmitigated significant e,f ect (Section 1`00)
�, Oxy approval. ream any state agencY� the hdt de
if the project ;requires d3 cretion as .dp11 as with
of Determhatidn mut be Eied With the SEcretar for Resou, ccs,
the Cd=ty Cletk
Please contact Anna Pot. x`05
at (916) 44$=0613 : f yyou have any cntestiohs
uincerpl't%
Step len , illiatnsan
State C .,Aringhouse.
ed ;pert Fellows 0 00
5TAT� OF CALIFORNIA—TRANSPORTATION AGENCY
r UND G. BROWN JR,, Govornor
DEPARTMENT OF TRANSPORTATION '
��p{1$1
bISTRICT 3
P.O, BOX 911, MARYSVILLE 95901 lJ`�
Telephone ( 916) 674-4277 t)tpNNING
CIA
October 29, 1981
03 -But -32199
Chico Area Land Use Plan
SCH 800923141
Mr. Bill Sands
Butte County
_Environmental Review
7 County Center Drive
Oroville, CA 95965
Dear Mr. Sands:
Thank you for the opportunity �to review the supplemental EIR for
the Chico Area Land use Plan. This revision in the original pro-
posal reviewed earlier this year substantially modifies the
acreage in each land use category. 11
Highway 99 and the interchanges between the Skyway and East Avenue
would experience adverse impacts due to the additional residential
trips, with the greatest impact expected between East First Avenue
to Cohasset Road. Mainline traffic in this area would be reduced '
to level of Servi.ce C. The-int/archanges at East First Avenue,
Cohasset Road, and East Avenue Would warrant sigrAalization. H grt
way 32 would also experience adverse impacts from east of El Monte
Avenue to the downtown a�eai The two-lane section of Highway 32
east of El Monte Avenue, would experience level. of Service F, which
describes a forced -glow condition with low speeds and frequeint
stoppages
As stated on Page 2, a substantial increase in trips would Occur
on both sides of Highway 99 in the Entler Avenue Vicinity due to
increases in industrial land uses. Highway 99 would be reduced to
level of Service V between Entl.er Avenue and the Skyw: , The miti-
gation measures suggested on Page 2 would alleviate some problems
temporarily. Long-range solutions would require major construutiotl
.and considerable capital outlay. The State's current planning pro-
gram does not include funding of major roadway improvements in the
area. We urge the County to consider a land use plan commensurate
with the means for providing required mitigation measures.
very truly yours,
LEO ,7. TROMBATORE
District Director of Transparta'tion
al. 51gned 1011
sy
ft. D. Skidmore
Chief, Environmental Stanch
File ,Oo:; Chico 80-72
Inter -Departmental Memorandums
ao: Del Siemsen, County Counsel
CFatA: Charlie Woods,
Advance Planning V
ScsaLer; Origin and Sequence of Events -- Revision of Chico Area Land Use Plan Including
Greenline
DATE; October 157 1981
Attached is a summary of each of the major ste•,s involved in the development
of and Planning Commission's hearings on the Chico Area Land Use Plan including
the Oreenline. This project was begun by the Department as an ext,=nsion of
the Land Use Element revision to bring the County into compliance with the
law., Prior to any hearings the Board chooso to establish a dialogue through _a.
Board Committee with the City Council of Chico. As a result -the draft map
depicting the various :Land use designations was changed to incorporate a
compromise urban growth boundary and establish a "greenline.'"
Tl,.; Board apparently satisfied with the results of this joint planning
effort; authorized the Planning Department to transmit the project to the
Planning Commission for their eomideratioai, Since that time the Commission
has held 10 Bearings over an eight month period. This has resulted in a
Motion tlf intent for a greenline substantially different from the original
draft, a majority consensus on a written policy iatatement and a majority
consensus on land. use designations. With the exception of a review of
the MR supplement prepared as a result of Commission proposed changes the _
project is otherwise complete, ready for hearings before th+- Bcyird.
This project, as you are aware, has been controversial, straining the
Working relationships among a divided Commission. Aethov the projort will
he voted out of the Commission on October 28th, the next sohedu.led hearing is
c on j ec turO
Vor xea4ons unknown to the Dealt :.menu a r;ajority .f the
Commission appears not to w=t to forward the recommended Plan to the Board,.
?Chis places the ]�eparttnent an av�ltward positiotii betw,sen the Commission
members who wish to retain ,jurisd-,'Letion and those rd members Who are
anXious to commence hearings on the Plan.
I hope this helps you with your advice to the Board. Please advise
this Office if we can be of further assistance.
ON/at
Enclozuure
M •� s� k $���� � � � s -`ri 9�� {li'n � '.';i +"".11 P � e 'R �j�ff 5, J
"wc.. _ `� il, �• °'+;:J °.". ft � �� `� + ?:.� v ti r'i ..i !� � �' ,' . ,.��. J ., .-., 1�s ���+� U �'"yt `Ih'`� �:
ia PL 1N14 _' P 0 kt..JX f Tc' 7
xn * Tk„F' iii, Ca . r.£tt-a.r_'��i �4 �: 's �,",•�
'� Frunci3co
u
`lr^o4ilI?,"+?, ?ftrr'1't9,6)6J
� u
1
RC: S�xv)len.,ental Eirz for Chico Area ECand Use Flag
Sr•, :�J�0��31
near Mr. Sands:
After revaaviiho tea abova referanrea draft* EXR, tyre M iioo Plarrnjnm Offica is
frrwardho tfi8-ollo�.j nq o�trl,;a�u .
I, J'Ws Atiotr of nrOP,eWt�! SOE.k Of r. riC'3 b ttlae Avenue and
.Itte CreM , 'AC'S of ' _ for" indusi:ri ;, '� 'E:,' 'I'll
svere traffic probj»2ms, �ror�i�;}a+i "2.i5urzs Si7oIEld
2. InSre 1s no de{monstir�,at�ed need f'or additional indust ial lands in
5r,461 'el" 1'IV(ML'S 1*J �):!` Q Cref: � p ,yr !!II t4 1 y y, 1.L, ,J
A Fl rt r .Y M3C , �,r,, thAt. a need
ror a reclassificatio i t i"r la i; i t ;Aa Can dami ln?,trated, v"',
M'i'na :;'r!}:,.,,^y+� l'v 11 . �?�5 "n 1 r•a k"o`',S�r
oave r.4i1,. :ia7tr1 t7'^� eA .r 't. `."iaj w`.1 ��tii wYra i5h Fr`u�.w
r . ,r ,
to coot+ �:� t,na Plamir,' i Of ici2 at Y �o�i
�1kt^:yr�al��y
Assistant Pli,inar
f
r.RP/km
CP 841 O/A-r-,C-
Inter-peparlmentai Memorandum
To€ Board of Supervisors
FROM: Planning Department
SUOJEGT. Chico Area General. plan
DATE: March .5 , 1980
For several months staff Iltis been formulating; a general Plan land
use map proposal for the Chico urban area. An overriding* concern
of tine effort has been to develop,a proposal which would be agree-
atb1e to both the City of Cbico and Butte County.
on February 4, 1980, your Hoard's Chaco Land ilse Committee
Supervisors Jane Dolan and Hilda Wheeler met with the City of
Chico's Intergovernmental Rclataons Cornmittc, Council members
y and ]?an flays to review this departmeirt r s
Andre Grieco, Karl nr
tap proposal Subsequent meetings were held on February 21 and
Fol,ruary Q1), At the conclusion of the last meetariig; the two
committees agreed, as follows;
1.
That the attachecl land use map pro})osFll including; the een
line,, ill,ustrated thereon, renresonts an acceptable compromise
and beth Jurisclict on$ should initiate procedut0s to revise
their respective f rCneral plans with the goal e aclr�ptl.n
use map for the C?;ico area..
sa.rafil.e land
2. T'ox the areas within the City's primary Sphere of Influence,
the City and. County shall work towards a compromise Cor -
sistent with sound planning principals . Tile ag;ricUltur al
areas on tho City 114 -ft WIth3n tho IRJAhere will l,e a.menclerl to
exist-
-indicate r5irropriato arrl�an land uses, rocopnIzing the exist-
inh l and clavel.OPM0nts in the aro1. Tile City Plan, should, I'll
Incest other instances, prevail.
pot all projects in the worl.s which propose urban/suburban
developments on prime agricultural 8011s, the f'oaanty will
ett�icavoa� to. im^�1en�ent haat vi�rhle project alternative which
the maximum amount of prime soils.
46 Vor all urban areas outside oi- tae primary aril ,Secondary
Sphores of-, Influence, the City and Cotanty, jointly) shat]d
prepare specific plans 5o that public
developments in these
areas will contain the necessar), pull Ic improvements incl
f�c�l�taoG roquired for urban development. 'Tito Clay would then
amend its ij,energj Plan and Spheres of IAA itrence plan with ttae
eventual goal of having tlrero at;r`ban areas lel.th5.n the r'tv limits'
s Tile area in the vicinity of the "P,' Chaco Croft- x,s�tates
5u4.4 vision should, have large lot stIbu ban zoninT� tre5t of the
a,j proved subdivisions , and agr3.cialtural xonirt� with at least 1t1
acre lot sizes Ivost of Glenwood:
r
Board of Supervisors
Pa -v,- -2-
March S , 798
6. Ali. other Chico area projects currently under review shall
continue to be processed independently. City *
staffs .shall consult with each. other on, the progress o•�
these proposals in order to maintain jurisd ctional consistency.
These project include
Airport Environ
I•tvy. 32 rezone
South Chaco Rezone
The Village
Southeast and Northeast Chico
Seiler Assessment Districts
/1r
attachments
Index - Summary of Star Reports
and Hearings
Chico Area Land Use Plan
i, On 2-18-81 the Planning Commission held the first hearing
on the Chico Area Land Use Plan in Chico. This hearing was
a general introduction with public comments for and. against.
2. On 3-4-81 the Planning Commission considered the staff draft
of the policy statement intended to define and, implement the
greenline; additional public testimony Provided.. 'The AdLanced
Planning staff believing that tiie proposed revision was
initiated by the board through the compromise agreement with
the City of Chico, prepared and submitted recommendations and
resolution for approval.,
3. On 3-25-81 the Planning Commission reviewed the greenline as
depicted on a large scale map. Taking the proposed, line by
segments, the Commission determined mo`stly,on 3 to '2 votes to
eight changes These changes, nearly all.
make appxoimately roximately 1440 acres of land originally
westerly, resulted eight
app
designated for agriculture to undefinedurban uses. The overall
amended location of the line was endorsed by a motion of intent
on a 3 to 2 vote
q.; On 4-15-81 the Planning COMM-.ssionts' hearing was largely devoted
to public comments On. the motion Of intent
. On 4-22-81 the Planning Department indicated that copies of the
draft policy statement have been trade available through tale Offices
of Suporvisors Wheeler and Dolan
6. n- 4-27-81 the Planning Department provided an analysis of the u1.l
b :r.^ea plans incl urban growth boundaries as a part of the
plan,
„61 Department, in two separate memos, trans4
7 . On 58 � . the 1' :1 aiax. � r.g
mitted an O;fiice o:C i�l,. Rr. ,t and: Research report on the use Of
urban growth boundaries in L, . �c-xal, Plans and. all of the documents
tneirias; minutes, c' c.� loading'k`utS to the compromise agreement with
the City of Chico to the planni.nCoTMIiiss'1on,
On 5-13-81 the coalition re resotiting v�ri;�t�s groups in Chico
8 f p policy statL;jjjnnt and land Uso
presented its proposed groenl,i.ne, Ji
recammend,ations
to tile Planning Comm�.ssi.on at a lie tring in Orovill e
0. On 5-1.2-81 Commissioner Wheeler Prepared an alternative policy
statement ;for consideration y tile Commission.
and Sclr
lb. n 5-26-81 Comildssioners Wheer, adox re�uosted
Staff to explore ways ai° establishing an urban growth boun� any
which does not involve the General Plan. (i.e. specs i*ic plata, area
Plano 100; as they were uncomfortable about establishing a growth
boundaTY III the conte st of the 6ener:al plan'
17
11. On 5-27-81 Commissioner Schrader reported on a conversation with
Pat McLafferty of Connerlyr and Associates about utilizing an
C ordinance to accomplish the purpose of the greenline.
! 12. On 5-28.81 the Planning Department provided information indicating
that the establishment of urban growth boundaries is inevitably
a general plan issue andregardless of the vehicle the general
plan is the appropriate place to articulate such a policy, The
Planning Department also noted that the proposed greenlitle was
incorporated into the Chico Area. Land Use Plan by the Beard of
Supervisors as a part of the County's General Plan.
13o On 5-29-81. the Planning Department provided information ;indicating
that the greenline is an. appropriate Genera. Plan policy and that
similar growth boundaries ,adopted by ordinance have beet 'a part of
a comprehensive growth management program. In ak1dition, such an
ordinance would probably have to be consistent with the. General
Plan bringing the issue back ;to the Genera: Plan - Chico Area
Land Use Plan.
14. On 6-3-81 the Planning Commission, after soliciting public:
testimony, voted, 5 to 2 to proceed withh the hearings on the
greenline as a part of the General Plan.. The Planning Department
was requested to make a comparison with the staff-s, Coalition
and. Commissioner Wheeler's draft policy proposals
1.5. On 6-10-81 the Planning Department transmitted a map of underlying n
subdivisi,,ns in the: agricultural lands west of Chico at Commissioner
Bennett's request.
16 Ort 6-17-81 tomma.ssioners Wheeler and Bennett introduced a draft of
a. policy proposal for Commission's consideration. The staff's
Comparison o: prior poli.oy statements was acknowledged, The
Planning Commission by, majority consensus developed a draft polIcy
statement to accollipany the gr®r nline
17. On 6-,26-81 the Planing Depar'tmen't transmitted a draft of the y
Comiii cionts Policystatement for their review,
j18, On 7.881 the Planning Commission reviewed twelve roquested land
use changes, many to complimant the groenli:no ostablishod: by the
Commission's motion of intent, The Commission made its decisions
by majority consensus, :ftm votes were taken:
19. On 7.20.81 the Planning department -t~*ansma.ttod a draft of the
Comlilission's policy statement ;for their review following minor
change,
20, On 8-19-81 the Planning Commission reviewed: 21. requested land use
changes and made its decisions by majority consensus; few votes
were taken, The Planning. Commission also voted 3 to 2 :rich to pursue
the alternatives outlinedby t,*ta f;f :for a specific plan in. South
Chico and instead ostablished Industrial and .A9vicultural-ne8ldentia.l.
land use designations .for the area The Planning Cr, ',mission closed
the hearing to :further public input.
?1:.
On 9-16-81 the Planning Commission reviewed several land use
requests which they had asked staff to provide additioilal infor-
maton on and included these. The Planning. Department advised
the Commission that due to the nature of the changes made by the
Commission particularly in South Chico, the department has had
to prepare a Supplement to the BIR and re-circulate in the same
manner as the original draft. Thus the Commission should schedule
the next meeting so that the comments/responses to the supplement
can be considered since the Commission has established :its
recommendation -Lor the location, and policy for the gr-tenl:ine and
land use designations. Commissioner `Lambert read a stotemont
disagreeing with the proposed recommendation and the methods of
the majority of the Commission, in arriving at this recommendati.on.,
The item was continued to 10-28-81.
2.2.
On: 9-2-81 the Planning Department discussed the Chico ,Arca. .Land
Use Flan with the Commission, informing them that a Supplemental
RiR was required.
234
On 1.0-21-81 the Commission requested information on additional
notice and a concurrent specific zoning proposal..
24.
On 10-28-81 the Planning Commission, after making several :filial:
changes, recommended the project to the Board of Supervisors
to consider the Supplemental p1R, Comments and Responses.
x
PART_ T q 0
R
evi ecv ana Discuss. on o the Pol is 'tateme
Pl
-D--1 se on of d CTe raj Plan Amendment
Project; Chico Area Land Use an,
Pile No;
Source
The draft policy statement recommended
theand
Commss�.on�ssdscussion Only
ested below
are -
In
intendea to serve as a -basis the Plan-
ning accord with stateplanning
theglaw and Greslline�and ood proposed practice,
tatement
Hing Department -reviewed
with the land use comnytheewa�eformof thoed edefeatr the aof Moasure A. This uspices of the cbroad-
Chamber of Comms
ly based group composed of both development and agricultural. interests
was of considerable assistance in providing constructive criticism and
positive feedback., The revised draft policy statement below 's a pfc'
duct of this consensus review. Each policy statement inr<luding the
recommended changes and commentary are, provided below:
80-7�
Planning Department Memorandum o Plan ing Commis ,on
Par,: One :- .Discussion of sica cation of Gree�n7-a,ne
Part Two -Review and 1)i a ion of the Policy Statement
(Groenl-in.e)
Fart Three -- Discussion of .Specific Plan.,Proposal for South.
Chaco �.�Jr3avai:tr�hl.t �
Part Four - Discussion of :Land Use Designations (�'n.a'vaiLable
POLICIES APPLICABLE TO THE
CHICO AREA IANL USE, PLAN
(REVISED
The Board of Supervisors anti, Planning Commission oi' the County of
Butt: find it necessary to amend the text of the Butte County Land
Use Elom: ent to more fully articulate and clarify the land use policies
in the Chico area. These policies are described below:
rKE (311.8 :LN
Purpose
E.
The Chico Aron, Land Use Plan establishes an urban growth boundary
or "greenline The purpose of the greenline is to define the west-
or
erl.y limits of urban development which has or may occur on productive
agricultural soils
The greenl.ine is intended to pro-'ri" ,fbr. the long
-terraprotection of the agricultural soil. resources of 'the Chico arse .
The threat to these resources comes from the encrotrc ��t911t Of and con
r.rsxon to tartan uses. In nflicts including y `e' �`,
i
rb n -a ricul.turml conflicts the rc.ductiori of urba>)c finer
nlxn� a..s x.nl;enclec. o rc .uc r
other 1� r %i
traffic�agxfictzltural, machinery conflicts, the l�.m.�, Gatr:r�n off' crop m� �' ;
vandalism, the
avoidance of crop spraying exposure and to slow the specu.-- R
lation in �,gricultuval Land. The dt�finit;ioft Location, riming and opera-
tion of the greenline are described in. the policies below.
In. accord with the polid es contained in ;he Land. Use Element � the
��=- µ.t tho resaratien-anTral-
djpootee�,on et'-gra.�al
County of Butte shal.L presez~ve and protect nroduct�ve a5laLt . tural
to a tLands. It is t ep . p he a ricL�l.Of B ,,Dike prevent the
lands. eomm.-ts Itp
t,rte o.E:.cy of the County o;>' '�ttlrl;e to �
premature, anal avoidable convex exon g
uses: Vora this purpose, the Country est�ablishss a ��groenlitel' to
de: E`%nca agri uu tural lands and the limits or urban dovelopmaht; , This
urban ,growth bounda is established in cooperation with the City};;
of Chico (TntergovertAW<n'%l Coordination Policies, page 29)
- The change makes a 5`LLCl�a�Br policy and: obje,tive.
2. The greenline shall I— i 3entified., in the Chico Area Land Use Plan
with a bold dashed lige s shown on tj,o Chico Area Land Use Plan
map. SIS -99 aorth ef-C ,.ie :-shall.-be eort,TH;5 ,i.rl,-a-nertherly-eHtenaa.en
ef-the--greenlin:e. Th , greenl-! ne is specific. 2 -_aot subject to -int
pretatl-on.-The large =kale exhibit maps certiV,ed by the P in
Director shall be consulted in the event of a disput
- This is an attempt to mala: it easier limp putt ng,he emphasis
an -the - map.
3. The gree�al ne shall,-,°h.eve-pe- cella a ph slcal-beusdarles
eueh-as st eete,-rea�
ds, allroad-lines; ereeks- ete.- The ease ef'
preper4y-lfine8-shall-ne held-te a Minimum,.
This section modified Ed nor clarity' and to guide future amendments.
t}, :Lt in ehal,l 'fie the pol ,;Y Of the County of Yat 4, that the green
lint -
.es '
shal•1. mark the bc�s.�nda`�^y between urban c�.�eVc.,iopment and agri-
cultural use. That ia,id easterly of the r .en'J,ine ,shall. be devoted
g
to urban Land uses in accord with the land use designations of the
Chico .Area Land Use Plwin as amended from time to time. That land
westerly of the green31ne shallbe limited exclusively to agricultural
uset3 as defined in the 4enk,-Val Plan.
=
This is oh€at ge .is intends e,. to iDkprove the syntax of the sentence
Poo eto of existing non -Agricultural land uses westerly of 'the
gre(nlin,e are identi4i ;' in the Chico Area hand. Use Plan., The
greenl:ino shall; sutround 'these areas to preserve the integrity
of agricultural sols and use. Nothing in this policy shall be
cotlastrued -to limit th A , •;st: and development of the :Lund withi those
areas in accord with the overall land twe poll,oiOO Of V�he Clounty of
tutee i.
- No change recommended.
6. The: greenl.ine is esta,,0-.shed for a period OT �C years- The holding
oa;pac,i:,;y of the land ut e Policies of the Chico Area ]'land Use Plan
exceeds the foreoatted Y)opUlati On grawth for 'this period by several
xcultural land
times. As a .result y a,- no -ed for the cOnversa.on O r�gr
west 0 the greenli.n.- ; ,, anticipated for this time period. To ensurer
that the l se needs �� the Chino area are
being adequately P±lattt�ed,
the land, use n:ec3.s ow',:! �: area .includin location of the trreonline
shall be evaluated every five years.
�- This section added to Vk'O'Ad confusion ov'F:z' amendments lin thtA Plan
.s n idernd for o°tk� e r� l ao t'b-i On, .;
which mit,,rht other se cotes
• A�rtendmont or change i•a the greenline which reduces the area devoted
�to agriculture and ccaversely increases the potential area for urban
development shall be done so ontl the upon
need,specific writte
considsredgs
which quantitatively documents ,
or and reasons why the conversion of agricultural soils is in the
public interest. WVIM
— This change made to clarify the processes and finding soci ted
with any subsequent amendment.
Exce t fs _provided. belcv:
A, riculturaZ lams west of the gPeen,line shall
hanb��0;ac esf.1s sizecul-�
g
total use v; th II►r nin -t parcels of not es.
Parcels of :Less than�'the minim�etoshall
unless ae�tudyal oandofindings parcels
with all rights asso_..Lated theal consier
made that the intent to prttogsejregate homesitessand�agricultural
anon. The use permit process
processing facil.itiesrshell be available to address special needs
Iwithin agricu, rral areas.
a
b.
c.
These sections added to the policy statement in oonjunct- on with tIM
review of specific requcato &,scribed in fart 'I of this report.
An ovev spray buffer or setback of at least 100 feet in width ov
greater for higho:rr density devclapmcnt (more than four two dwellings
per acj�c) shall be required along the grc���nl:t�l.. agricultural�u�ban
interface on the urban or easterly side of tho I -Ino. � �.' Oaseseppre-
shall be 6011sidered acceptable for this purpt� "U - lie, " 1
*aha a __9 ii'..►.a,raa r.rn1 I i45ii rfitl.l,dorlLi�i ,11vo,.'t�_Citl�i
areas.
�'t;�' tom
These additions intended to clarify the intent, effect on e•.,,isting
smaller paraels and the limits of County liability.
10.Extensions of streets, roads or major utilities westerly of the
greenline shall not be precluded. However such extensions shall,
not in and of themselves, provide a basis for the relocation of
the greenl-ine. and/or any subsequent re -designation of agricultural
land to urban uses.
- No charTe. recommended.
The extension of urban services (sew r and water services) of the
green"ine shall not be permitted unless there is a specific finding
made that sucli extension is ne-,-.ssaPy to prevent or mitigate a spe-
cific hazard to the public) health, safety and welfare. to,,r
No change recommended.
CONSISTENCY AND TII41ITG
The Chico Area ,and Use Plan establishes .and ase do8ignatiOns which
depict desireable future land use patterns. State law re,-.kuires colra-
$istency between general- plan policies and zoning. In order to '1114-
rats,tion of land use from -to t
courage an orderly t I the existing ,ne
de.:3irad pattern, the County shall undertake to rezone those
cit nsi8tently with the Chico Area Land Use Plan. In more peripnoral
and predominantly undeveloped locations, zoning to less, than the
maximum providedin the Plan shall be established. Zoning it these
areas sh,-ill be upgraded through time with a cummensurgtO showing OT
I V
need, adequate4n servi6ez, drainage, etc. as provided for the Butte
County Land Use 8lement. Zoning in there areas to less than the maxi-
mum provided for in tho Plan's designations shall be considered con-
sistent with the gutte County's ac,,,L;ral Pla,-i by virtue of policies
edirected 6t OrderlY Development (page 30) j and Reaidential Development
(pages 33-34). ,Prlorlty t�,hall be given to those areas wit -Ili inf Ia-
strilcturo capacity.
;o change :recommended.
Li t
�h "Ald
81V Ole �n-gf a
=,i-erte e- aoran, e-rc-!;:-1 aP:PVGPV- L -ate 4,04
cans " v,-ith -thy
whkSov
baiaed en=ema-ratlo-off lonlz- acre-
per
sre-
1� -9 1 4 ft'gL
OAP� 4
P e r
itn-s Oile- ea e01.4- -
i-ty-; 46 ao-c wl "') up,
,Ja,,qd� P-orn- rteliihbr�rhood -o� oowvt'Ali-enc d
five- (4'->- *P1t%G3-' --8,-td
-4-
b_ exis- �:� corry r�i-et�c�- c-oTae-reial--�::thi.h th- sW? ce a-itt�--
on-e'- '. +���� e-}-s1}a1-1- o_- au rt aei:�d=x o; -the
ev-an-r i-= -5 U-_, trse- i.a -ncrn co-nfb:emJ-nd; aad
c- war-rr: oswd xei � o tr cap -cen pn .�x�ce-zonteL
4V per ^it�'e:4%
-s va,ca -a a o ne-hamr Ell_iL:n rum-�a;•ara
t i I1- 3-z 'O Y'i e ,111 al - Ti i l= e Ti -e nu--V
(s. Stlr3h-Z::: ' - k. a-3- PCr'j -
�iit,hbovheoE��-t^OnVaq en etc'-
O rig
-r�tai3 -u", s- a-nd- e r o be-certe� �c';- 9 i nelttde an"y
et rwr =oTM-s -of- e��-i, ind_.st.�t.FZ_or -ort--yes dert• j:a4_
typ- --L G08 shall- 14:'-.0e
trabllshhed f,r�1y t� t :y sure-,� ?t t o -nit•-a�ti�erw�=l •-�► -�c
ar 1-{; ;n l,] � Les -.c �
-�
,Ohi..s ouctiort d �l Lcd for I.-,v.0 x 'anon; 'i °rst,, It issuo a s clearly
applicable throughout; the County and should be ,addroosed o,rL a County
wade basis rather than Chico alone. Second,the introduction of a
neighborhood.--convenience commercial policy would tend to obscure
the major issues in -the Chico area, The section does give the
Planning Commissi n an idea of the direction which they Department
would recommand in any .future considoration
I±RCULAT 1t71
Ii The circulation needs o;r an area shall be considered si.mul.•taneousl,)�
with the rezoning and subsequent amendment of the Chico Area Land
Use Plan, Such consideration shall consider overall. &ad oi.f site
circulation needs. Adoqua•te circulation is a 'necessary pro-requisite
for development particularly those more intense ,ises Which generate
considerabl.er volumes of traffic. Special a'tten:tin should be given
to the arterial and collector components of the circulation, system
when, considering zoning and development approvalsr
No, change recommended,
24 Proposed streets and ,roads depicted in 'the Chico Area Land Use plata
shall be consideree], necessary to meet future circulation txoedo
Those shall be adiisi.dore3d as para of 'the County's circulation element,
- Uo cha-n6o ,recommendod.
ANNEXATI: Cit
I Thoso =.roas ctesi.gnated for url-,m uses within they Ci`iy of Chico's
sphove of influence shall be enoour~aeccl to annex to the City of
P A R T T W 0
Nll� -
The policy statemerat originali ecommended and the changes suggested
b :low ars intended to serve as a basis for the Commission's discusr Tori
only.
In accord with state planning law and good planning practice, the Plan-
ning Department reviewed the Greenline and proposed policy statement
with the land use committee formed under the auspices of the Chico
Chamb1 based you composed of both development and agricultural �_nterests
er. off Commerce in the wake of the defeat of Measure A. This broad
ores of considerable assistance in providing constructive cratic�sm and
positive f'e'edback. The revised drafty policy statement below is a pro"
duct of this consensus review. Each policy statement including the
recommended changes and comment44r•. are provided below.
POLICIES APP,? TCABLE TO TRE
CfIICO AREA LAND USE PLAN
(REVISED 3-23-81)
The Board of Supervisors and Planning Commission of the County, of
Butte Bind it necessary to amend the text Of the Butte County Land l
Use Element to more fully articulate and clarify the land use policies
in the Chico area. These policies are described below:
f ' �'t1:_E G�EENJr:CI:VE
Purpose
The Chico Area Lana Use 'flan establishes an urban growth boundery
or "greenline". The purpose of the greenl:ine is to define the west-
ex°l.y :omits of urban development which has or may occur on productive
w agricultilral soils; The greenlino is intended to provide for the long
µ' term protection of the agricultural, soil rep0urc0,3 of the Chico area.
The threat to those resources comes from the encroachment of and Con-
verzion to urban uses. In addition, the greenline is intended to reduce
other u
rban-agricultural conflicts including the reduction of urban
t rapfjc.µat ricul.tural. machinery conflicts) the limitation of crop-machinory
vandalism the avoidance of crop spraying exposure and to slow the speru-=
lation in'ae.ricultural. land. The definition, location, timing and opera-
tion of the gVeenl i -AO are described in the policies below:
x f . It gCoo .•d with the polic:l es cogtaizie6 in. the Lund Use Element, the
county of Butte shall �r�s,ew-ye and pro�tOc't. productive e��ricultural
lairds. eomtn is itself to the PV atjen-arid-»p4?o;Vec�tlor% ef-ag`ra:r;ul-:.
tuval Viands. It is the policy df the County of Butte t(, prevent -the
premature and avoidable conversion of agricultuxals
oils to urba
x
uses. purpose, the
establishes a rgreenline" . toThish�sdefine agvic'L rLurallandsand the imits or Urban deveopmexia
y1 y
FORMAT FOR BOARD'OF SUPERVISORS HEARING 'FOR THE GHICO AREA
LAND USE PLAN (Gr*line)
STAFF PRESENTATION_
l: Discussion of Greenline
A. presentation by Groups
B. Line Location Northwest
C Line Location }Vest
b: Line Location Dayton Road
E# Line Location South Chico
2. Policy Statement
3: band Use Designations
SUPPLEMENT TO THE
LAND USE ELEMENT TEXT.
Land Use Policies Applicable to the Chico Area Land Use Plan
Including Urban Growth Boundary:
THE GREBNItINE
Purpose
The Chico Area Land Use Plan establishes an urban growth boundary
Or i'greenline": The purpose Of the ,greenl.ine is to define the west-
erly limits of 'urban .K(:velopment Which has or may occur on, productive
long -
agricultural lands The greer►line is intended to provide -or the long-
term protection off' the agricultural lands of the Chico area: One of
the threats to these resources comes from the encroachment of and con-
. In addition, the greenline is i
versntended to xe-
ion to uses
duce, other urban -agricultural: conflicts including the reduction of
urban trafl*ic-agricultural machinery conflicts, the lintitation of
crop -machinery vandalism, the avoidance Of crop spraying e,rposure and
to slow the speculation in agricultural land. The dof' '
it, loca-
tion, l,nang and operation of the greonlino. are described in the
policies belows
In accord with the policies contained in the sand Use Element,
the County of Butte shall preserve and protect productive
agricultural lands: It is the pcjljcy Of the County of Butte
to prevent the premature and avoidable conversion Of productive
agricultural lands to urban uses. For this °purpose )the Co°,'.nty
establishes a "greenline" to define agricultural lands and the
limits or urban development. This urban growth boundary is
established in cooperation with the City of Chico (xntergovorn•-
mental Coordination Policies, page
The gTeonl ine shall be identified in the Chico Area Land Use P`1n
'with a bold dashed line as shown on the Chico Area Land, Use Plan
neap : The greenl ine ig -spec i f* c, large scale exhibit maps ccrt� f ed
b the Planning Director shall be consulted in the event of a di.t-
piste
The grpenline etas established to follow physical bounddries such
as streets, roads, railroad lines, creeks, 'c'tc:� boundaries o%2
urban use zones and property lines. The separation of PaTcol.s
~;vas held to a minimrm and only ivhon the shape or configuration
precluded ,using tllo means doscribed above: Putuve amendment of
the gvemllno 'should adhere to the carne Vvincipl:es r
Land Use Element Text R
Page 2
4. It is the policy of the County of Butte that the gTeenline
shall mark the boundary between Agricultural Residential, Low
Density, Medium Density, and Hig"i Density Residential, Commercial,
Industrial and Public land use designations and orchard and Field
Crop, Open and Grazing, and Agricultural -Residential land use
designations. That land on the urban side of the. greenline shall
be devoted to urban land uses in, accord with the land. use designa-
tions of the Chico Area Land Use Plan as amended from time to
time. That land on the agricultural side of the greenline shall
be limited exclusively to Orchard and Field Crops, Grating anti
Open Land, and Agricultural Residential uses as defined in the
Ceneral. Plan;
So Pockets of existing non-agritultuTal, land uses westerly of the
greenline are identified in the Chico Area Land Use Plan. The
greonline shall surround these areas to preserve the integrity
of agricultural lands and use. Nothing in this policy shall be
construed to limit the use and development of the land within
these areas in accord with the overall land use policies of the
County of tutte.
6. 'The greetliDe is established for a period cove -red by the General
Plan.
7. Amendment or change in the greenline which reduces the area de-
voted to agriculture and conversely increases the potential area
for urban development shall 'be drno so, only upon specific
written findings which quantitatively documents the need, alter-
natives considered or reasons why the conversion of agricultural
Lands is in the public interSst.
8. Agricultural lands west of the greenline shall be zoned :for
agricultural uses as described in the land use categories,
Parcels of less than the minimum shall be legal non -conforming
parcels with all rights associated -thereto unless a study and,
findings a -, made that the intent to protect agriculture requires
special col. ;lI dc-tatioli. The use permit process to segogatehomo
-
sites and agricultural processing facilities shall be available
to address Special needs within agricultural areas. Areas of
A-2 zoning shall be reviewed and replaced with zoning consistent
with applicable lana use designations.
9. in order to lesson the impact of -urban and agricultural practices
and. 'to E)romote tolerance and understanding botwotn those groups
that a ,offer area is to be established, or provided for, between
intensive agricultural and urban dtnsitles.
no
Land Use Element Text
Page 3
10. The extension of streets, roads, sewer lines or other major
utilities into the agricultural side across the greenline shall
not be precluded. flowevek, such extension shall, not by them-
seltres, provide a basis for the relocation of the greenline nor
shall such extensions be the basAs for any subsequent redesig-
nation of productive agricultural lands to urban. usage.
ZONING, CONSISTENCY AND TIMING
1. The Chico Area Land Use Plan establishes land use designations
which depict desirable future land use patterns State late
requires consistency between general plan policies and c.jning.
In order to encourage an orderly transition of land use from the
existing to the desired pattern, the County shall undertake to
rezone those lands consistently with the Chico Area hand 13se
Play. Zoning in these areas shall be upgraded through time with
a commensurate showing of need, adequate services, drainage, etc.
as provided for in the Butte County Land Use Element Zoning
in those areas to less than the maximum provided for in the
Plan's designations shall be considered consistent with the
Butte County's General Plan by virtue of policies directed at
Orderly Development (page 30)f and Residential Development
(pages 53-34). Priority shall be given to those areaz with.
infrastructure capacity.
1. Existing and proposed streets and roads depicted in the Chico
Area Land Use Plan shall be considered necessary -to meet future
circulation needs; 'These shall be considered as part of the
County's circulation el,oment,
ANNEXATION
1. Those areas designated for urban uses wi.•t'iln the City of Chi co t .a
sphere of influence shall be encouraged to annex to the City of
Chico
DE1~IN`[TIONS AND CRYTtRIA
Por the purposes of this soctlon, the following, definitlons shall
be used
1. "Productive agricultural land" is defined as land which
has the qualities necessary to provide the profitable;
commercial production of agricultural products. in making
the determination that land is "productive agricultural
land" Butte County shall consider the following; character-
istics of the land:
A. The land is of sufficient size and shape to allow
for the commercial production of agricultural
products; plus
B. The land is not land for which fifty percent (50t)
or more of its perimeter is immediately adjacent to
land which is used or zoned primarily for non-
agricultural purposes, other than roads; plus
C. The physical condition of the land :is conducive to
t: �e commercial production of agricultural products.
In making this determination, the presence or absence
of Soil 'Conservation Service Classes I and IX soils,
the availability of water, the depth of the sail,
the presence or absences of soil nutrients; the
presence or absence of rocks, the presence or absence
of tonic substances and soil diseases, and the
steepness of the torra:n, shall all be taken into
Consideration.
2. The
term
"commercial
b tCra�ys c.,.tinedasagricxluralproductioagricultural
capableofprrovidin
g
sufficient cash income to, pay for production costs, pay for
property taxes, pay for the ordinary and customary amounts
of dobt service for such property, plus pay sufficient net
income to provide a normal and reasonable umottnt of family
income, when coupled with normal. agricultural investments
and practices
The term "urban side of the Green, Line" is defirvad as the
' side of the Green Line for which urban type land use desig-
nations (Industrial, Commercial, Medium. B lsity Residential,
14igh Density Residential, Low Density Re � .i »nti.al,, pt bl3 o
Agricultural Residential) have been estnb. Shed by 13Atte
County,
4. The term "agricultural: side of the Green Lane" is defined
as the area away from the urban areas, for which agricultural -
type land use designations (C-4chard and Field Crops, Grazing
and Open Land, Agricultural -Residential) have been establishod
by Butte County,
Y
Land Use Element Text
Page S
S. The term "designated urban areas" is defined as areas
which are currently being used for agricultural pti
but which have, nonetheless, become irrevocably Cor;!rl ited
to urban use because the close proximity of existing urban
neighborhoods and communities makes impracticable the continued
use of such lands for agricultural purposes or because past
official actions have designated the area Ear urban use.
Such past official action would include making substantial.
capital investments in urban services such as potaole water,
surface water drainage systems or other public utilities..
6. The term "bufferzone's is defined as an area of interface
between intensive agriculture practices and densities of
residential nature higher than one per acre. These areas
may be only one parcel deep in the Agricultural Residential
categor�, Of the Land Use Element of one to fivt. acwes in �
size but in all cases providing for a residence -free area
of 1.00 :deet to minimize the impacts of oversp;rays, dusts,
noises, trespass, vandalism, etc
t