HomeMy WebLinkAbout83-43 REZONE AR-MH TO M-2 1 OF 6- .�
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NNING COhM__�ION 'SUhihUIRY*-ET
APPLICANT Board of Supervisors Log N82-12-07-03
ADDRESS 2S County Center, Drive, Oraville, Ca, 9596.5
83-�
OWNER Various -�
PROJECT DESCRIPTION Rezone from AR -MH to Af-2
N PROPERTY ZONED
LOCATED on the N side of Messina
1/2
Ave., a
mile W of Lincoln ,Blvd. -
Pprox
4
ASSESSO,t'S PARCEL 'NUMBER(S) IDENTIFIED AS AP 26-01-15 (pt) , 57,
62
GEN, .PLAN
PROJECT CONSISTENT?
CITY Oroville
DATE APPLICATION RECEIVED 12/7/82
DATE REZONING PETITION SIGNATURES C[JECKED
,.._ . PERCENTAGE
DATE- LEGAL DESCRIPTION PREPARED OR CHECKED:
e
DATE PUBLICATION NOTICE IJRITTEN
''--------
PUBLISfIED
DATE DISPLAY AD PREPARED
_ PClBhISIiEU
PLACE NE{V (S�
SPAPER NOTICEPUBLISHED - U, C.
P
DATE MAILING LIST PREPARED
w
DATE MAIL OUT NOT ICES WRITTEN
MAILED
NUI+fBE R
ENVIRONMENTAL
MTERMINATI'ON """" ~ CATEGORICAL EXEMPTION - DATE FILED
AND DATE NE,GATIV2; DEG --------
" LARATION' - DATE ADOPTED
ETV, IMPACT REPORT = DATE CERTIFIED
OTfIER
COMMISSION HEARING DATES
COMMISSION ACTION
BOARD ACTION ----
ORDINANCE (5) ADOPTED
I
the
ng
83-252 Board o£ Supervisors to consider recommending
SG�3SG.loie�iti�-►tingiheaLina
Commission pursuant to Government y
for consdera�.ion of the adoption of the CYtiY' of. Oravia.�.e Genera]. '
Plan
':
I WOULD MOVE TO REFER THE OROVILLE GENERAL PLAN TO THE
MOTION
PLANNING COMMISSION SEPARATT HE SOUTHSOUTH
LGENERAL
AREA REZONE
PLAN CHANGE AND REZONE AND
APRIL 7 IS WHEN I WOULDIFOR THE SOUTH OR OV AKE TO HAVE THAT As WE REA BE
EARLIER THAT THAT REZONEREASON
BEFORE THE PLANNING COMMISSIONON THE GENERALPARANDTl'pANxTHERE I
COULD
ANDNE
THESE BEING SEPARATE IS
VARIOUS 'THINGS THAT HAVE TO BE ADDRESSED --HAT WOULD }TOLD
UP THIS REZONE IN THAT SSOUTH AREA.
M 3 y 4 y S Y (Unanimously carried)
VOTE: 1 Y 2 Y
a• _
Memorall OM
" ter-Departmental,,
Board of supervisors
sons
TA;
FROW Planning Director
• o the Planning Commissiot+pursuant to
hearings for
Sug�ECT: consider recornmendl ng t of Orovi l l e General
overnment Cody San- 65356.1 initiating
G tion of the City
DATE consideration of the adoption
Plan.
Date: ' March 11, 1993
e e area
, for the p�'�ojectri^. ydn Unit teen Industrial
In our Work on.th of `Orovi1101s Indust, a it Th that the
south of the City naso
..and rezone ��o M-2 it has became zncreo��c�l•y The first p
County should consider a two phase pr the area sought ch the
of pr0yi 11 ry's General Plan which
shotald be to �,dOPepriatehe �designations forthe
cf most 'of thpfor
includes. the pp base Mould be the
Board e The second p
site to M
..Z , There are both techni ca'+ and practical reason
this approach
in diff
naps designations d`? oe i 11 e area resulting g use
The 1971 County thepmajority •of the Or v l and uses, i .e. ,
and zoning future impacts t surroundingis
i cul ty n anal i zi n9 to proposed for L�idustrbut i n fact-is-ted
the area •a!ijo7nl d the map,
Res�dent�al on the 1971 County
Low Density for Industrial and/or Rural Resi derrt� a1 •
zoned and developedbe less
the impacts associat.:d,��entialdWouldalikelyeldevelopment,
An analysis of ; reside
adjacent fn Industr7al and/or rtaral ► circulation, housing,
hose associated with LOcDensity Residential' 1
significant than impact on doff etc, can not be
Additiona1ly, the projects� wager supply needs,.
services, schools, drain g , v1 only the existing 1971 OroVille Area
accurately analized using
Land Use Plan and 9roWth management
ent in
em
obs, housing imbalances, gavern-
Concerns over j legislation on that requires sari al and
ears has produced leggy Indu
recent Y needs when considering Code section
ment to considet^ housing designations
other nonresidential zoning/ The residential designations (i the
ea Land Use Plan Map are. so distorted that
65913.1 and 65580 Ar seq`n 400 population).
Orovilie obs-housing balance
eiti sting of 14l ,700 d4+e11 i ngsf 86 ,
• ca ad ty ,
nol ccurato and realistic assessment of the
an
is impossible. i "impiementa-
on 1979 Section V
Land Use Element adopted inOctober
and preparaxion of .and Use
The 1. rovided for map The Paradise
tion Program" P or areas of the Cocom unities to be con-
plans for each communiy ,
and OroVlle Area P16"s ate the. remaining.
sideru�
J
Board of Supervisors
Oroville "eneral Plan
Page -2,-
March 11, 1983
With the adoption of the Upper Ridge General Plan Land Use Eloment
and zoning in September 1931 (leaving out only the incorporOtud
Town of Paradise). The only remaining land use plan area that
has not been considered is the Oroville Area. It would seem lilost
appropriate to combine the hearing for the proposed Industrial
General Plan amendment south of Oroville with the initiation of the
adoption of the Elements of the City of Oroville's General Pian,
as an amendment to the County's General Plan, pursuant to Govern-
ment Code Section 65356.1. Oroville's recently adopted plan more
accurately defines existing land use and zoning than the 197'1 County
Plan Land Use Map. Oroville's adopted elements include land use,
circulation, and noise. An environmental impact report was certified
by 'Oroville for the project and Government Code Section 65301 permits
the adoption of all or part of another agency's General Plan as it's
own
The environmental impact report, currently being prepared, could
then be limited and proposed as a supplement to be considered at
the time of the rezone hearing.
This would allow the Planning Commission to consider the Oroville
General Plan amendment as arly as their meeting of April 7, 1983.
The rezoning and the supplemental EIR hearing would follow shortly
thereafter.
I
J. D. 6 M. Z. Seal
Ztt. 2, Box 2788-J y Ida Robinson Estate Harlo V. Stanley
4,64 California St. W 1035 E Hillsda10" Blvd.
, 65 San Francisco Ca. 94144 �»
Oroville Ca. 959 , Oster City, Ca. 94404
26-01-62 26-01-63
1 2602-01, 41
C. H. & D. H ins Co '
g, D. R. 6 H. L. Bittner
200 Glenwood Cir Apt F-4 1630 W 220 Street M` A Trtirtiaaez
Monterey, Ca. 93940 Torrance, Ca. 9OS0114 Fir Loop
Oroville, Ca. 9S965
26-02-23, 33, 38 26.02-44, 45
I 26-05-3
D. W. & 0. A. Cummins
I Martha J.
6660 Lincoln Blvd. Blankenship S. �, G R. Wheel,or
Oroville, Ca. 95965 f 6650 Lincoln Blvd. 6760 Lincoln Blvd.
Oroville, Ca 95965 Oroville, Ca. 95965
26 -OS -4 26-05-5 26-05-18
Robert L hfankowsk
6772 Lincoln Blvd. .I,ahn Q Cowee Alois P. Parks
IV80 Lincoln Blvd. P.O. Box 1122
Oroville, Ca. 95965 Oroville, Ca. 95965 w, Oroville, Ca, 9596S
26-05-19 26.05-38
26-05-39
iviuree I. Hughes
P.O. Box 1122 W. M. & C. D. Yardley T. A.
6810 Lincoln Blvd.• E. Parmentier
Oroville, Ca: 95965- ? x'425 Irwin Ave.
1 Oroville,, Ca. 95965 Palermo, Ca 95968
2b -OS -40 ' 26-05-41
26-06-1
L. 6
So Pickering S. Shannon C. Lightfoot
C . 6 J. A Lightfoot
27 Harmony Dr. 6900 Lincoln
Oroville Ca. 959656900 Lincoln Blvd.
Oa�oville, Ca. 95965 Orovilla, Ca. 95965
26-06.2 26-9.1
26-10-1
Ho V. 6 M. Stanley ; A
$ L. Winkler
�Royal Oaks Dr. Katherine C, Brawn
1035 B Hillsdale Blvd. 1632
Forster City, Ca. 94404 lle, Ca, 91010 P`O'• Palezmo, Ca 95968Box 216
26-10-2 26-10-'3 26-26-6
P. M. 4 C. J. Dau horty
1774 Palermo Rd. S David A. M t. Silverio M. Torres
Palermo, Ca, 95968 Orov22S Pine St.
�; Oxovlle, Ca 95965 I Rt, 2; Box 28.02
t Oroville, Ca 95965
26626-$ � 26-26-15 +�
j 26-26.26
Dean to Tennant Roberta Bedford i
2325 B Street 1101 Campbell St. G S'• & B; L, Jones
Oroville, Ca. 95965 Oakland Ca. 94607 Rt` 2y Bax 2761 B
Oroville,, Ca. 95065
26-29-16 1. 3.6-26-19
f; 36-26-59
James V. Prater Forrest E. Johnston I
P.O; Box 2204 � 350 E1 Carcina Real A$1 J` D` � P. A, Kelley.
Oroville, Ca, 95965 2637 Navada Ave.
" , Ca 92024 }
Encinitas
Ornralle, Ca 95965
36.291 �l 36-291 47
- 36-291..68
M. $ N. Owens G• F. � G. Cashman
Sierra Pacific ndtxs'tres'' 6366 Custer Lane 33 Dutch Valley
P.O. Box 600 Dr'oville, Ca, 95965 San Anse:lmo, Ca, 04960
Chicoj Ca. 95021
H
Ilk
PPLICATION FOR MONO
BUS COUNTY PLAyMM6 COMMISS1016
APPLICANT; Read and follow instructions as set forth on reverse side of this form.
Applicant's Name_ Boa
2'd� of Supes�y sacs
Phone. No.
Applicaot's Mailing AddrLss 25 County Center L?r'iXe Oroy' 11
Applicant's Interest in property (Owner, ,Lessee, Other)
Owner's Name Various
Phone No,
2Z Owner's Address.__
Assessor's Parcel Number (s) AP 26-01-14 � , 15 57 62 and 63
U Present Zoning AR -MH _ REQUE,3TED ZONING b1-2
I Location, dimensions and size of area (s) to be rezoned,_T , _ 1/4 of S eC , 6 - T18N'
Kt ,.w -_,R4 -E - S � Qphir
tJ Road and N of Messina Ave.
Applicants's reasons for
1 hereby declare under penalty of perjury that I have read and undue and the instructions and that the foregoing
statements are true, cr�mplete and correct to the best of my knowle ge .*.;�i belief,
Dated12/ 9/ $ Appllcant`s Signature
project Pile Number
General Mal Designation
900uest Consisteit7 ;,.:,, ..
Location
ut VERiPY: A,P, Number(s) ---
Ownership — Location Description
--- Proof of Agency (i(needed) Le Idl Description of Area
Preterit Zoning ..=- 6 Maps of Area
a
LL
U. Date Appliration Received � Receipt No. .
Application Taken by
I
INSTRUCTIGNS TO REZONING APPHURTS
i, If applicant is not the owner, written authorization by the c.wner or other prtjof of
agency must be submitted In order for the applicant to legally sign the application,
Application shall be considered void if not signed by the owner or legal anrint,
2, All items on application shall be filled in as completely as possible. it to Item is not
applicable, please indicate by the term 'NA.
3. It is very important that the application include an accurate and complrte tlascription
of the property proposed for each requested zone. The application will not ba processed' .
until we recelvu the following information about the area(s) to be rezoned:
a. Assessor's parcel number (s) (from the tax bills or Assessor's Maps),
b. Street addresses (if available),
c, oistances and directions to named streets, bodies of water or railroads,
d, Legal description (subdivision lot numbers, fractions of sections or distances
and hearings of perimeter dimensions)»
e. 6 copies of map with rezoning area(s) outlined (Assessor's map, subdivision map,
zoning map or other map showing parcels).
4. Application must include a completed 'Appendix E•Environmental Information Porn',
5, California Government Corle Section 65306 et serf. requires local zoning ordinances to
be consistent with a jurisdiction's adoptee-) ganeraf hien, County approval of a rezoning
request must be supported by findings of consistency with the Butte County General
Plan, Applicants may request changes in General 'Plan designations by filing an 'Appli
cation for General Plan Amer+dment',
5, The 'Application for Rezoning' is subject to public `--airings and approval by both the
Planning Commission and Board of Supervisors. The procedures for Q; .i,ty action on '
rezoning applications are stater) in Chapter 24 of the Butte County Code.
7, Application fees as of (date) are $
Fees may be paid in cash or by check made payable to Treasurer of `Butte Cou'nty',
8• Before submitting a rezoning application, applicant is requested o discuss with staff
all questions about applieatlan requirements, County procdures, tnnsistency with the
General Pian, and the provisions of existing and requested zoni,ag classifications,
-, m I
m m UL- �
T.
Insexation
. .. . . . ....
MIPPI- m
it
WIPW
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86.
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R....®1'®..® X
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Vi
TABLE OF CONTENTS
INTRODUCTION...........................
1.
SUMMARY AND FINDINGS .. .... .... ..
2
PROJECT DESCRIPTION ...................,
13
A. LOCATION ... :......... ...........4...
13
B. OBJECTTTES ...................
13
C. APPROVALS• ..: ........ .
13
D. LAFCO ACTIONS ......... ......... ...
1.4
E. DEVELOPMENT CHARACTERISTICS .........
15
F. ECONOMIC CHARACTERISTICS ......... ::
16
ENVIRONMENTAL SETTING, IMPACTS
AND MITIGATIONS ... .......... .,
18
A. GENERAL ........ .:................. ..
18
B. SPECIFIC SUBJECTS ... ,.. ..........
18
1. SOILS• •.:.. .,.....
18
2. GEOLOGY &SEISMICITY .............
20
3. HYDROLOGY ........ ...:... :........
2.1
4. WATER QUALITY .:..._:........ . ...
23
5. VEGETATION .. »........».
23
6_. WILDLIFE 6 ...........:...:.........
24
7. CLIMATOLOGY/AIR CUALITY ..,;...
2+
8. LAND USE
27
9 NOISE .......,..:... .... .i. ....
29
10. CIRCULATION.........
... .:. .:32
. ... ..
11. PUBLIC '& QUASI -PUBLIC SERVICES ...
35
12. POPULATION & HOUSING :.... .... ..
42
13. RISC OF UPSET ., .... ...: .......
43
14».AESTHETICS »...»:... ..» ..» :....
43
15. HUMAN HEALTH
44
16. LIGHT & GLARE :....,.. ........
44
SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH
CANNOT aE AV010ED ,. »...: ........
46
ALTERNATIVES :.. ,, ... .. � .... ....
49
A. NO INDUSTRIAL ANNEXATION ..::.....:
49
B. INDUSTRIAL ANNEXATIONS IN
OTHER LOCATIONS .......
45
C. REDUCTION OF PROaECT SITE .. .. ... .
50
D. ENLARGEMENT OF PAOJECT SITE 6..4..444
50
i
.r
v"l I
GHORT-TERM USES VERSUS LONG—TERM
EFFECTS ... _ ..... ......... .
52'
A. SHORT-TERM CONSIDERATIONS ...... ....
52.
B. LONG—TERM EFFECTS ...... ... ..,.
C. CUMULATIVE EFFECTS
52
53
..................
VIII
SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL,
'
CHANGES ...... ......................
57
IX
GROWTH INDUCING IMPACTS ....... ...... .
59
X
REFERENCES ... ..... .... .. .......
61
xi
FOOTNOTES .......... a...................
62
xII
APPENDICES .. :............ ....... ..
63
y.�
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In
IM
1
1. INTRODUC'T'ION
This report is a supplement to the Environmen-fjjz
Report (EIR) prepared for recent amendments to t1,)O Ciityaof
Oroville's General Plana The purpose of this suppl,cment is
to address the 'environmental impacts of the
prezoni.n � proposed
g, sphere of influence change, a'Ianext, tion and
subsequent development of an area known as
No. 4 xa'idustrial Unit
The General Plan EIR is used herein
document and is hereby incorporated by refeas a bane.
rence. The
General. Plan EIR information is supplemented herein by an
analysis of the impacts and mitigation measures
specifically related to industrial developilient of the
Industrial Unit No. 4 sire. Section 15067.5 of the
California Administrative Code allows an EIR supplement to
be prepared where minor additions would make the ETR
sufficient for the snt-Icificpro jec t under consideration.
in This
supplement and the General Plan EIR have been prepared
Th
accordance with the California Environmental Quality Act
and applicable State Guidelines. Before approval: of the
p,rezoning by the City of Oroville, the City
Council must certify that this supplement has been
completed in compliance. with State requirements and that
the information contained ill the supplement and General
Plan ETR has been reviewed and considered. That information
must also be reviewed and considered by the Butte County
Local Agency ForMation Commission and other public agencies
which have discretionary approval power over industrial
development of the site.
The initial study for this project resulted in a
recommended Negative Declaration conditioned
mitigation measures Commission approval of that
Upon 17
Planning upo
recommendatioh was followed by discussions with several
local
publ'c agencies concerning cumulative impacts of
industrial developmunt and consistency
andwith adopted plans
' spheres. Thesediscussions resulted in a staff
recommendation and. Council decision to adopt General plan
amendments and to prepare and finalize this report before
adoption of preroning. The comments and mitigation measures
contained in the original evaluation have been iiacozporated
into this report.
II- SUMMARY AND FINDINGS
The proposed project considered in this su
industrial, development of a 366 acre site
Roadofspphthe
ir
Road and west of the western Pacific Railroad, This
development would be made possible by the a
Industrial prezonin b pProval of M-2
g Y the
sphere of City of Oroville, approval of a
influence extension and annexation by the Butte
County Local Agency Formation Commission, and approval, of
annexation by the City. These approvals
contiguous area of 607 acres whichis
create a
undeveloped at fairly level,
present, eligible for City utilities and
p>:otection services, zoned for industrial use, not divided
by streams of roads, a 'half mile from State-lighway 70, and
bordered by 6,000 feet: of frontage on a main railroad
freight line. The actual industrial development Of the site
will also require several other permits and approvals by
the City and other agencies.
The following summary identifies significant effects or
changes which may occur if the
roved nd
industrial development takes place. Each impactect ispdescription
is followed by the existing government agency regulations
or re
p quirements which would reduce, minimize or avoid the
im act and additional mitigation measures which the City
should require or undertake.
The following potentially significant i
significant despite the mpacts May remain
accomplishments of the yproposed
Mitigation :measures..
1. Exposure Of soils to chemicals and other wastes.
26 beviations in numerical value of the ambient local. a
quality parameters. ir
3. Adverse i"mpact on nearby residents rural style of
living.
residentialent usesof off-site industrial, commercial and
5: Increased noise levels.
6: Increased risk of upset.
7. Effects of primary, secondary and t?r.taary spin=atf
development.
8. Increased economic activities throughout all factions
the community. of
There are no other vacant sites ent�.rely within the City or
s
entirely outside City limits which fulfill the objective of
Providing a single large site .forrail"oriented heavy
r
11
0
. I
i
r
i
industrial development. Enlargement or reduction of the
area proposed for prezoning and annexation would increase
potentially significant environmental impacts,
The industrial, development of the project site and other
vacant industrial areas north of Georgia Pacific Way could
ultimately draw 1200 to 6000 new families to the Oroville
area. The adequacy of local responses to these potential
problems and the imposed migration will depend largely upon
the rate of growth and the advance planning and physical
preparation by service providers sponsored by the city of
orovillei
irreversible impacts of the project include the commitment
of the project site to industrial use, consumption of
water, fuels, energy and construction materials, and
possible changes in the community life style.
A variety of industrial and commercial, uses directly
related to the project will be developed in the areas
designated for such use, The increase in employment and.
migration may --use a significant increase in population in
the years to come and the employment of 1200 to 2000
community members that are currently unemployed.
Summary of Potentially significant Impacts
and Associated Mitigation Measures
impact #lA; There will be extensive gradinu and excavation
Of soils which could result in increasod erosion and
deposition of sediment on and off the project site.
Mitigations'
1
#lAl: careful engineering of grading and drainage
facilities to minimize erosion shall be
accomplished. -
#lA2s Stabilization of disturbed soils prior to the
next succeeding rainy season shall be requested,
Impact #18 : conversion of seasonal cattle graze to
industrial use.
Mitigations;
418: Encourage the imaginative use Of production
and related.
by"products for establishment o� livestock feed Lots
Impact #lc:: Exposure of soils to chemicals and other waste.
Mitigationsc
#lClc Regulation by Regional Water Quality Control
Board, Butte County Air Pollution Control Dir-kr J,ct,
Butte County Health Department and OSHA.
#1C2: Proper maintenance of construction equip►i7cAnL.
#1C3: Protection of Wyman Ravine.
Impact 42A: Exposure to ground shaking from earthqua'
activity.
Mitigations:
#2AL: Adherance to state and local building codes
and utilization of state of the art engineering
;design t- minimize 'hazardous exposure to humans and
to minintize property damage.
Impact 43A Alteration of absorption rates and drainage
patterns, and an increase Inthe amount and velocity of
surface water. runoff.
M,i.tigations i
#3Al: Replanting,landscaping and ground covering
designed for absorption.
43A2c Drainage improvements constructed to reduce
run off flow into Wyman Ravine.
43A'3: Prohibition of development sau h of Wyman
Ravine.
#3A4: Engineering analysis to define cyclical flood
zones;
impact 43s Increase in storm water flows into Wyman Ravine
and potential flooding on and off site;
Mitigations;
#nl s submission and approval of drainage plans
prior to development in accordance with the Wyman
Ravine Drainage Study.
#3B2i Completion of flood control improvements prior
to winter occupation of the site:
Impact Wt potential reduction in public water supplies.
Mitigations
03cic Construction of a I million gallon water
storage to k,
#3C2: On-site monitoring of wells- to det`,erNnine long
term effects on aquifers.
#3C3: Encourage conservation and recycling of water
resources.
#3C4 Utilize extensive water recycling within the
basic procsses.
]Impact #4A: Increase of pollutants in surface water .runoff,
Mitigations;:
44Ala;See mitigations for Impact 41C.
#4A2; Conformance to M-2 Performance Standards set
forth in the City's. Zoning Ordinance.
Impact #4B Degradation of ground and. surface water from
on-site disposal. systems.
Mitigations:
#4BI Use of public sewer system to be required
where feasible.
#4B2: See mitigation #lC1.
0483: Control of o1-8ite disposal cf grey water by
various regulatory agencies:
Impact If5A- Reduction of amount of annual grasses and oak
trees.
mitigations:
4
#'SA]. Minimizing disturbance of vegetation adjacent
to Wyman Ravine except when necessary to clean the
channel or.eradicate mosquitos,
05A2 Retention of mature trees when possible.
45A3; Establish street tLee planting and landscaping
her City requirements.
#5A4 Botanical clearance prior to onsite
development;
Impact #6A Displacement and reduction of wildlife.
:Mitigations:
#GAlb See mitigations for Impact SA above.
Impact OlAt Increase in mobile source pollutants from
increase in vehicle miles travelled.
Mitigations:
#7A1:. Encourage oar and van pools.
47A2 Routing of public transit to the site.
impact #7B: There will be an increase in stationary source
emissions.
Mitigations:
#7B1 Adherance to existing regulatory requirements.
VB2<: Elimination of County's non-attainment status.
Impact 47C: Alterations to local temperature and wind
patterns.
Mitigations
47C1: T;andscaping per City ordinance, which requires
50% of parking areas to be shaded within 15 years of
development.
Impact 48A Conflict with hand use designated for site by
the Butte County General Plan.
Mitigation
48A1: support proposed amendment to County General:
Plan.
impact 48B Industrial development may discourage adjacent
residential development and possibly generate complaints
' from local residences.
Mitigations;
48BI: Mitigations recommended under Vegetation,
Noise, Air Quality, Circulation, Aesthetics, Haman
Health and Light and Clare:
#882: Prohibition of industrial devi;LI pment south of
Wyman Ravine and on both sides of the railroad.
08B3: Prevent subdivision of the site into small:
r.arcels.
48B4: Prezoning adjacent rural. residehtial areas for
10 acre or more lot sizes:
48B5: Request County to change designations and
zoning to match City's
#:886: Retention of undeveloped buffer zones along
east and west sides of site.
#8B7: Establishment. of a park like setting ino
space area80 pen.
I mD'act #8C: Large scale industrial development could induce
Off'-site industrial,
commercial and
development. residential
Mitigations
#8C1: Coordination of City and County zoning.
i
#8C2: City zoning or prezoning consistent with the
General ;Plan,
#8C3: ,Implementation Of mitigation measures incl,udwd
in the Oroville General plan BIR.
Impact 49A: Construction phases of the Project will create
a significant temporary increase
in noise levels.
Mitigations
#9Alc Site preparation and construction shall be
limited to daylight hours.
#9A2: All construction equipment to be maintained
and used .in accordance with OSHA
requirements.
Impact #9B': Noise levels will
uses. increase from i'ndustrial
Mitgatione,
'99Ble
On_-Jaite noise levels to be regulated b OS
�' HA .
#9B2: Adherence to Oroville General Plan policies
and City Noise Ordinances including
buffering
between residential Ana industrial uses.
Impact #9C. There will be increased noise levels resulting
from increases in vehicular.
movement:.
Mitigations;
49Cl Limitation of residential development along
Highway 70t Ophir toad
and Other designated truck
routes...
•�
#9C2`i ,Mitigations, as Listed under .impact VA
49C3.
Access to the site by trucks and large
vehicles 'shall be restricted from non-ineluscrial.
areas except in emergency situations.
Impact #9D; There will be an increase in noise leveln
created by an, increase in railroad txGe,
,Mitigations:
49DT Mitigations as li.stc-d under impact #9B,
#9D2 Tncrea`se insulation regurementa for new
residential,/commercial use,, near the site.
#9D3': LiMibation of train speed in urban areae,.
Impact 010A: The project may generate as many as 13,640
vehicle txips per day=-
Mitigations:
41OAl: Mitigations as listed under Impact #7A.
#10A2: sufficient o:n-site parking per requirements
in the City Zoning Ordinance
Impact #1.08: Increased heavy industrial traffic on Messina,
Occidental a0d Ilymah Avenues and Bone Tree Road would
require road reconstruction which could significantly
affect the rural residential character of the area.
Mitigations:
J�10BJ: Vroh bition of operational truck ac:ces;� to
site from above roads.
41OB2: Employee
access to the site shall be allowed
via Messina Avenue and Ophir Read only after
reconstructidh to Lincoln goulevard.
Impact 410c: Increased use of unpaved on-site and off-site
roads.
Mitigations:
#lOG1: On.�.site roads shall be developed to
industrial standard: prior to industrial uae.
01002 No use of Railroad Avenue without complate
improvement to Messina Avenue or Kusel. Road,
impair Road. TWO
legal. access to the site
fromctDphOp: here is onlaccesses will be necessary to
adequately sereice the atOa•
Mitigation:
8
1
1
1
1
#lODI: Second paved access to Ophir Road looping
through site to Baggett-Palermo Road.
Impact #10E: increased traffic hazards to vehicles,
pedestrians and 'bicyclists.
Mitigations:
#10EI: Turning lanes required at all nearby
intersections of arterial and collector streets.
#lOE2: Traffic signals or warning lights should be
considered at Ophir Road and Highway 70 and at
Lincoln Boulevard and Ophir Road.
Bicycle lanes and/or sidewalks along Ophir Road and
Lincoln Boulevard.
impact 410E There may be an increase in local: air traffic.
Mitigation: None. Implementation of measures
identified in the Oroville GE�neral. Plan Circulation
Element will be sufficient.
Impact #11Al Response time from City Fire Facility is not
adequate-.
Mitigations:
#1lAla: The City shall construct a fire station in
the Ophir Road area by 1986. `
#1!Alb The city shall continue its mutual aid
agreement with the county.
Impact #11A2: New industrial development may introduce new
types of fire hazards.
Miciyations
#11A2a: Fire fighters shall be trained in methods
and procedures that are appropriate with the new
uses.
11A2b: The City should consider the collection of a
special fire assessment if necessary to provide
adequate service;
Impact #11B: increased need Por police services,
Mitigations:
#1181- Major developers should consult with the
Police Department regarding security systems:
0
411.B2: Plan for future service needs.
Impact #11C1: The remaining SC -OR sewage treatment plant
capacity for other uses may be reduced.
Mitigations
#llClae The public sewage system should bo utilized
for restrooms and cafeteria facilities and
independent reclamation treatment and disposal
systems should be developed by large water usersy
pursuant to state law.
#llClb: Landscaping to use effluent from on-site
disposal.
Tmpact #ll`C2: On-site water reclamation systems 'nay
Increase mosquito breeding habitat.
Mitigation;:
411C2- Mitigate per recommendations of the Butte
County Mosquito Abatement District.
impact #11D: Increased water consumption and reduction of
water service capacities elsewhere within the Cal Water
service area
Mitigations:
#1101: Development of the proposed 2 million gallon
water tank to provide fire flow capabilities.
#1102: Conservation measures.
1111.03: Re -use of water on and off-site.
Impact 41.1.E: There may be an increase in school age.
children attending local schools.
Ma.tgations
i
1111B1: Notify school, districts of expected migration
of new employees.
41182: Collection of development fees for school
improvements.
Impact 411V: Impact to the local solid waste disposal.
system depending on the quantity and toxicity of waste
materials to be collected,
Mitigations:
#`1.1F1 Recycling encouraged.
011F2: The disposal of toxic materials shall be as
regulated by state and .Local. agencies.
Impact #IlG1: The extension of power facilities will be
required.
Mitigatione. None .required:
Impact #llG2: Development and use of the site will, require,
the use, of a significant amount of energy.
Mitigation:
#11G2'ae Energy conservation measures.
Impact #llHt Extension of telephone and data cable lines.
Mitigation: None required.
Impact #12A: There will be increased need for housing
units to accommodate new residents:
Mitigations
412A1: Developers shall "provide the city with
estimates of total employment and employees to be
relocated here.
#12A2': Coordinate above data into workable ,
projections and plans.
#12A3: The City shall. encourage the hiring of local
res dents:.
impact 413A: Increased risk of: upset and damage from
hazardous materials.
Mitigations
1
41.3AI: Mitigations listed under Impact #lC.
A
Im act 013B6 Site development may require alteration of
emergency response and/or evacuation plans.
Mitigation's
413B1: New developments shall prepare an emergency
evacuation and response plan with local agencies:
impact414A. Industrial development may adversely affect
pastor` al views .from resident* areas,
Mitigations•
414A1: Landscaping and building appearances must be
approved by the City's Development Review Board.
#14A2: Mitigations listed under Impacts SA, 7A, 7B,
7C, 8A and 8B'.
Impact #15: Human -health may be adversely affected fro4l a
combination of factors detailed in this report.
Mitigation: Compli«llce with all mitigations
contained herein to eliminate the potential, adverse
effects.
Impact 416A There will be increased on-site night
lighting.
Mitigation,
#16Al: All yard and area lighting shall be down cast
and shielded.
Impact #16B: The use of metal building materials may
produce reflective glare:
Mitigation:
016B1: The City shall encourage the lase of earth.
tone bonder surface -s; non -;reflective surfaces,
shielding and screening of reflective surfaces.
e
.III. PROJECT DESCRIPTION'
A. Location
The location and boundaries of the projeCL site are
shown on the maps attached as Appendices 1., 2,, :l and 4. The
site is located four miles south of downtown Orovi;lle and
one-half mile east of State Highway 70. Tho site lies
within Sections 5 and 6 of Township 18 North, nange 4 East,
Mount Diablo Base and Meridian.
B. Objectives
This project is proposed by the City of Oroville in
order to provide a large site for industrial development
requiring direct rail service. The City hopos that the
utility extensions, additional fire and police protection
,and other services which follow annexation of this site
will Lelp attract a large national industrial plant,
employment opportunities for local residents; and related.
services and growth. This project implements City
objectives stated in the tv.-cently adopted Economic
Development Element of the General: Plan and is consistent
with recent efforts by the City and other local agencies to
facilitate industrial job base development, expansion of
economic base and diversification.
'
C. Apprvals
The proposed actions considered by this supplement to
the General Plan Amendment EIR are the approval of,
prezoning by the City of Oroville, approval of a sphere of
influence exten0ion and annexation by the Butte County
Local Agency Formation Commission (LAFCo), and City
approval of annexation. Several other discretionary actions
permits by government agencies may also be required for
nor
industrial development of the site. Other such approvals
subject to environmental review requirements could include
the fallowing i
'
ACTION OR APPROVAL PUBLIC AGENCY
Extension of water & seder City of Oroville
lines (Council)
Well permit '& sewage disposal. Butte County Health
permit Department
Subdivision or boundary line City of Oroville
modification (Planning Commission)
Authority to
construct Butte County Air
Pollution Control
District
Permit to operate
Waste discharge requirements
gtreambed alteration permit
City of Oroville
Code Enforcement
Butte County Air
Pollution Control
District,
and E.P.A.
California Regional
Quality Control Bd.
California Department
of Fish and Game
City permits not subject to CEQA requirements include
otheroccupancy permits, encroachment p parking
building permits,, building exteriors and p
and approval of landscapingr
areas by the Development Review Board. Indus �r� al ndust `yes
also regulated by OSHA, the California Indo. The
are a Fire Department.
Relations Department, and improvements by the City and/or
design of road and drainag
will require extensive coordination with the
developers
Butte County Department of Public
D. LAFCo Actions
will be followed by approval of
prezoning by the City the Butte
a ,sphere of influence change and annexation by
County Local Agency Formation Comm68sion (LAFCo). As used
in this report and the California Government
"Sphere,
of Influence'" is a plan agency. Section 54796 of
boundaries of a local. government ag
the Government Code requires LAFCO roposalsae�'urthermore
influence when reviewing annexationto discourage cities from
LAFCo has an adopted policy
annexations beyondheir sphere of
influence unless the
need
for urbai,7 serices and additional land area is clearly
demonstrated.
tin and proposed spr+��res of infleee are Shownthe ity
n
The existing this
of Oroville in the vicinity
was approved by LAFCo in
Appendix 2. The existing ro ram of developing spheres
1914 as part of a Countywiti p g
of influence for all of the., citiesinndOravillels ladopted
County. There have been no changes
.sphere since that time.
reoundary includes all
The proposed eXtension of the sphere ba, as well as it
of the Industrial: Uit No. 4 a to the north which
imrr
Industrial Unit No. area 1g81eandtpaxtially within the
was annexed tr the City
resent City sphere. A compleubtnih hd s e and
FC0 for their
of the extension will be
consideration;
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e
Factors to be considered by LAFCo when reviewing annexation
proposals include the City's sphere of influence,
environmental impacts, need for services, land use, General.
Plan proposals, fiscal impacts, alternatiVos and the
location of the proposed boundaries. LAFCo approval of tl--
annexation Will be by resolution and must be followed by
Council adoption of'a corresponding resolution
E. Developmt�nL` Characteristics
The project site is geometrically :square with sides of
approximately 3/4 mile and contains 366.06 acres more or
less. As shown on Appendix 3 the site is presenLly divided
into six parcels owned by three private parties, two
railroads and the County. Excluding the public road rights
of way and railroad rights of way leaves a net ' clevel.opE.ble
area in private ownership of 348 acres. if the area south
of Wyman Ravine is not developed pursuant to a recommended
mitigation measure, about 300 acres will. actually be
available for development.
The portion of the Industrial Unitµ No 4 area west of the
railroad and north of Wyman Ravine contains about 240
acres, about the same acreage as the three large parcels to
the north which were prezoned to M-2 and annexed to the
City in 1981. The project propos%d herein would thus
combine these two areas into a contiguous 480 acre site
well suited for large scale industrial development. The
site is not only large, but also fairly leve;., not divided
by streams or roads, and undeveloped at this time. With
6,000 feet of frontage on the Western Pacific Railroad's
main freight line, direct rail service to the site could
easily be developed6
?he first proposed stage of project approval is rhe
prezonihq to M-2 (industrial.). City prezonihq has no effect
on development of the site until annexation has been
completed; but prezohing is required by LAFCo before they
will approve the annexation. Since the type of industrial
development will be controlled by the M--2 zoning and there
are no specific plans or permits applications at this time,
the physical project considered in this report is the
development of any use permitted in the M-2 zoning
category. A copy of the specific regulations for the M--2
district is attached as Appendix S. Because the description
of L�5es permitted refers to four .general headings in the
Federal Standard industrial. Classification Manual.j a copy
of the major subheadings from that document is also
attached as Appendix 9.
kf
Because of the wide range of uses allowed in the iM-2zoning,
_ ,.
very few non arbitrary, attumpt:llons can be made
about- the physical development of the site. Given the site
characteristics and local markebing efforts, it is very
likely that railroad connections and spurn will be
developed t- serve
one or more large industrial operations
requiring 'large amounts of fuel and materials. Access
to
Highway 70 and most utilities will have. to be extended
south from Ophir Road.
F. Economic Characteristic.,,;
The anticipated development of the 480 acres west of
the railroad between•Ophir Road
and Wyman Ravine will have
a very strong positive effect on the Oroville area
economy.
The tectal value of the initial construction and development
of that site could range from 100 to 300 million dollars at
today'; Expenditure
prices. of any sizeable portion of that
total in the Oroville area will:
provide a significantincrease to local payrolls and sales for x limited period
of two to four years during development and construction.
Although the number of an"site employees could range from l
to 10
per acre, a recent analysis by the Oroville
Industrial Development Corporation (OIDCo)
estimated that
1200 permanent year round j,�bs,will be created with a total
annual payro.1 over, $25,000,000. In additiOn, an estimated
800 ad,`itional Jobs
will be created to provide necessary
supp)rt services to tiew industrial operations. With
the
above employment and payroll figures, taxable retail sales
in the
Oroville trade area could increase as much as
$1.5000,000 per year. As a consequence,
many new businesses
could be expectedand ittany of the presently vacant✓ stores
,
and offices in the community may be occupied once again.
The expected increases in income, retail Bales property
value and utility
consumption will provide additional
revenues to all levels Of government. The City, County
and
other local agencies will share a total of one, to three
million dollars in
property tax levies on the 480 acres.
` The fedr!ral and sf Ate governments will both receive income
tax payments '=tom additional personal income estimated to
be $40 million
or more-. Increases in sales tax collections
by the State could easily exceed one million dollars, with
city
certain portions 00 that amount being returned to the ci t
of Orovile and County of Butte.
The City an
agencies all Will require specific hookup f y
p Oes for
connections, new
utility
nd eutxla.t�
in
.�
maxxmttmof5%aof the i y g� city
service charx�.swlCl.t�� reven�zes
Would also s
I
.include various permst and development fees and
annual. business license fee �,
The impacts of the project on for„4l 90v6thmcht costs are
mostly related to two dil;ferent
a8ptct8 of development; The
most direct costs will be for construction, operation
and
maintonande of the road a.i;provements, utility ekteh8,ioh8
drainage work
and other public facilities needed to develop
acid use the site. Many ox the mitigation measures
J:ecommended in this report will be costly to accomplish but
t
t
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must be implemented if development is to take place
minimum of future problems, damage and with a
public costs.
The more speculative and complicated set of costs to local
government will be created by the
Oroville because of industrial developmentofethic site to
others nearby. if 2,000 necand
it has leen estimated that lobs00 were
created
in Orov.11e,
filled by people Who da not live. in the area at be.
time. In -Migration present
would require additional housing,
schools, parks,, stkeet improvements,
Police protection and the many other t fare protection;
services and facilities. These im acts ypes Of government
P are considered at
greater length in the.. sections
land usePopulationof the report dealing with
, , housin
inducement and cumulative impacts°vernment services, growth
i
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IV. 8NVIRONMENTAL SETTING, IMPACTS AND MITIGATIONS
A. General
The environmental setting of the area in which the
prezone site is located is described in the Dr.AEL
Environmental Impact Report prepared. .or recent revisions
to the Oroville General. Plan. Since this prezone site is
located at the extreme southern boundary of the planning
area, near the. community of Palermo, additional site
specific information regarding the existing setting is
included in this report.
The impacts and r' 'g tions developed for this report
aresult
sss methatthe prezone and eventual annexation of the site
will in full industrial build -out. This is, of
course, a worst case analysis and the. actual development to
occur will probably be less intense than assumod in this
report.
B. Specific Subjects
1. Sails The Setting:
The major soil types on the project Bite consists of
Redding Gravelly Sandy Loam, Honcut Loamy Kimball Loam
gravelly phase and Wyman Gravelly Loam. See Appendix 6 for
the location of each soil on the site.
Redding Gravelly Sandy Loam - This soil type is
typical of almost one-third of the plan,aing
area. The surface: of virgin areas has a
hog -wallow appearance caused by the presence of
small., shallow more or less rounded depressions
oar basins with intervening mounds. Native
vegetation consists largely of low growing
annual grasses. 'Because of its location in
places where water can be obtained for
irrigation the soil has considerable
agricultural irpportance. Drainage is adequate
except in depression areas. Also, this soil type
will develop a layer of hardpan that will retard
subsurface absorption when under cultivation.
Honcut Loam - The surface soil of Honcut loam,
to a depth varying from 10 to 14 inches,
consists of reddi8 h -brown or pronounced
reddish -brown Loam; of rather light .tine sandy
texture, which contains a moderate quantity of
organic matter. The soil is friable, has a high
water holding capacity, and is easily
cultivated. Drainage is fairly good in the
gently sloping areas.
Kimball Loam - gravelly phase This soil occurs
18
0
1
D
in isolated areas around Orovil.l,e in minor
amounts. The soil .has a low organic matter
content. Gravel is sufficient in gUantity to
interfere with agriculture. Drainage is well
established.
Wyman Gravelly Loam - This soil oCCurS on stream
terraces, generally only slightly higher than
the more recent alluvial deposits. Soil, depth
varies from 8 to 10 inches and has a Light sandy
texture and a high content of colloidal
Material. Drainage is well established.
This soil is productive agriculLUrally and
suited to irrigation.
The prezone area gently slopes from north to south. As
evidenced on the topographic-: snap, elevation varies from
205' ASL to 1501 ASL. (See Appendix 5, Topograpby and Flood
Zones,)
IMPACTS AND MITIGATIONS
Impact 14UA: The industrial development allowed by the
proposed prezone to M-2 would require extensive
grading and
excavation of soils. Anticipated increases in storm water
runoff because ° irpermeable surfaces could increase soil
erosion if channeled onto bare or disturbed slopes but this
impact will be reduced by the gentle slopes on the site.
Since all, of the ,site drains directly into Wyman Ravine,
off-site erosion would be limited to scouring of the
stream's downstream channel. Due to the open nature of the
site, w, -'.rid erosion could increase during or after
construction if disturbed surfaces are not properly covered
or landscaped.
} Deposition and removal of eroded- materials could cause
minor changes in the channel, of Wyman Ravine.
Mitigation # IA -1.6 All disturbed or filled soil
surfaces and drainage facilities shall be carefully
engineered so as to minimize eros.on potential,
Grading plans shall be submitted to the city
Engineer and approved prior to development.
Mitigation #1A-2: All disturbed or fills soil
surfaces shall be covered where possible during
shall be or otherwise
potectea priorto therainy season
impact X18: If the
p project is approved, there will be a
conversion of seasonal cattle grazing_ land to industrial
uses and an irreversible over= -covering of the soil and
natural grassland.
t
1
Mitigation #1B-1 None required because the existing_
value and use of the site for agricultural purposes
is minimal. Even if the proposed prezone is
disapproved, the existing and proposed county land
use designations and zoning will eventually preclude
agricultural uses.
Impact #lc: Industrial use of the site may expose soils to
possible contaminati-n by various chemicals, petroleum
products and other wastes.
Mitigation #lC-l: The storage, use and. disposal of
chemicals and/or hazardous materials is strictly
regulated by several governmental agencies,
including the Regional Water Quality Control Board,
Butte County Air ;?ollution Control District, Butte
County Health Department, the local fire department,
and OSHA. The City shall support strict: enforcement.
of standards adopted by such agencies.
Mitigation #1C-2: Construction equipment shall be
carefU ly maintained to prevent spillage of fuel,
lubricating material, hydraulic fluid and related.
Should a major spill occur, a primary effort shall
be expended to prevent materials from entering Wyman
Ravine or seeping into the groundwater regime. Site
design to prevent adverse effects of a spill shall
be accomplished.
it
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t
2. Geology and Seismicity " The Setting;
is
All.. of Butte County, including the project site,
intensity zone VIII. The
located in a moderate earthquake
Last large earthquake occurred August 1, 1975, registering
Structural
a magnstpccurredabout
throughout the community,Scale.
damage
�
` seismic hazards
g
More detailed inf0t"Mation on geologic and
Environmental. Impact Repott
is located in the braft
prepared for the recent adopted Oroville General Pian
ameh6ments
IMPACTS AND MITIGATIONS
` development on the site will be subject he
Impact #2A• Any
along faults located to the
r
ground shaking due to movement
east. I`iiquifaction potential is moderate and
north and
subsidence potential is low.
The developable portion of project site has a load bearing
one foot elow
a depth of btwo
of 2500 pounds per square foot at
ground surface. These values' ate for spread footings
j to the depth
i'
and may be increased proportion
feet deep y . -
to a maximum of three times the designated
of the footiftg,
These values are indi.cat1vo of a stable base far
value.
20 x
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t
{
0
1
1
1
1
project construction. Adherence to
requirements will mitigate problems
subsidence and/or liquefaction.
local and UBC
associated with
Mitigation 42A-1: All of Oroville and Butte Count;,
is within a moderate earthquake intensity zone.
Enforcemont of existing state and local building
codes adequately insure that all buildings will
resist expected levels of potential seismic activity
and related hazards.
3. Hydrology - The Setting:
Wyman Ravine crosses the project site near the
southern boundary. During winter months, localized flooding
is a problem during and after major rain storms. Drainage
from the site flows directly into Wyman Ravine. The present
drainage situation could be described as sheet flows and
intermittent streams draining a fairly 'bevel area of
moderately in;p C° meable soils. The amount of natural run --off
is fairly high due to soil structure and topography,
(Appendix 5)
Currently, Wyman ravine floods over yricUltural areas
south of Pa?ermb Road. During periods of prolonged heavy
rain, Palern Road, Wyman and Occidental Avenues are also
prone to flooding
Possible flooding areas along Wyman
Ravine are shown on a "Flood Hazard Boundary Map" prepared
in 1977 by the Federal Department of Housing and urban
Development. According to the Butte County Department of
Public Works, the areas shown on the federe%l maps are not
definite in this vicinity and further analysis would be
required to define the boundaries of flooding which would
result from storms of varioue intensities.
It is assumed that treated domestic Water will be available
from the domestic systems !:o the 4orth. The capacity and
pressure of Water service to the site is largely dependent
on construction of a two million gallon storage tank by the
City on a hill one mile to the north of 'the site. The area
has some grouhdwater resourcesbut there are no nearby
Wells for community systems.
IMPACTS AND MITIGATIONS
Impact 43Ae Industrial development of the site world affect
absorption rates, drainage patterns, and the amount and
speed of runoff. Yncreased ,average of the site with,
impervious surfaces would pevent natural absorption of
storm water and thus increase the speed and amount of
surface runoff,
Mitigation OA -l! The City shall require replanting,
landscaping or covering of allexposed ground'
surfaces Where natural vegetation has been removed.
1
Mitigation #k3A-2: All drainage channels and
improvements shall be designed to reduce flow
velocities and delay oukflow into Wyman Ravine.
Mitigation #3A-3 Industrial development shall be
prohO.ited on the portion of the site south of Wyman
Ravine.
Mitigation 43A--4: Prior tc: development of the site,
an engineering analysis shall be conducted to more
accurately define boundaries for 1:0, 50 and 100 year
flood zones along Wyman Ravine. The location of
these boundaries should be used to determine if
necessary, additional development restrictions.
n
11
11
Impact #3B: increased runoff from the site could
significantly increase peak flows into Wyman Ravine, raise.
water levels, expand the limits of surface flooding, and
thereby cause damage to downstream areas.
Mitigation 43B-1 Drainage plans shall be
LO the City `"ngineer and approved prior to
development. Plans shall include calculated fleas
into Wyman Ravine, effects on streamside flooding
both oh -site and downstream, and identification of
drainage Structures which will heed modification.
Mitigation 43B-2: Winter occupancy of the site shall
be preceded by improvements which will attenuate
storm water runoff from the site to Wymans Ravine in
a manner that will not increase the downstream
flooding potential. intensity. The extended duration
of high water shall be addressed in the County
sponsored Wyman's Ravine Improvements. The channel
improvement through the site shall. be an integral
part of the site grading plan.
Impact 43C: extensive industrial use of water for
processing, cleaning or cooling could substantially reduce
the amount of Ovate: otherwise available for public use from
existing supplies.
Mitigation #3C-1 The City shall construct a Large
water storage tank north of the project site and.
extend water service to the site.
Mitgi ation #3C--2• Water levels in onL-site wells
shall be monitored Lo determihe Tong term effects oft
acquifers.
Mitigation 03C-3: The City shall encourage
ccanservation and recycling of water:' resources by
on-site uses.
w
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