HomeMy WebLinkAbout83-50 DRAKE/ISOM SPECIFIC PLAN FILE #2 5 OF 5EROSION AND DRAINAGE GENERATION
MITIGATION: No additional mi.tigatiohs required.
12,
Impact on Scenic Highway 32<
13.
Landslide dangers.
14.
Excessive: slopes.
15.
Erosion, especially on main road.
16.
Orban development in rural areas as discussed in
Butte County General Plan.
<17.
Need for this project.
18.
Impacts from water storage tanks
19.
Impacts on native- plants b y clearing 30 feet
around structures.
20.
Poison oak impacts from burning.;
21.
Burning brush to prevent wildfires.
22,
impact of the introduction of non-native plant
species.
23,w
Various impacts of sewage disposal facility.
24.
Cumulative impacts.
25.
The S-R zone is not listed in the General Plan
for agricultural residential. areas .
DISCUSSXON
OF ITEMS OF CONCE99 --
CEBRUARX 7.3, 1984 LETTER
1.
The Board. of supervisors dan conditionally zone
property as authorized by a recent amendment to
the County Code. Therefore, all mitigations
deemed necessary by the .Board can be Applied to
;he project, without a PA-C,zone . (See Mitiga-
tion `Me'as;ures 'on Page 2`5)
2.
Nitrate contaminatioh ofgroundwater is a result
of, among other. things, sewage effluent reac'hin
grourdwator via septic tank<disposal systems and
storm drainage dryweils;.
Canyon Park Csates wi.1lno{: have either of
these facilities, `and so it Will., not con`tribu. e
to this pUllution in this manner.' The Canyon
Park Estates sewage system is a "closed"system
(See First Supplement to the EIR) and will have
monitoring wells surrounding the plant, Immedi-
ate detection of nitrate contamination before it
reaches the groundwater will: result, with appro-
priate sanctions from the dater. Quality Control
Board.
3.
The Board of supervisors has received the Plan-
ning Area Committee report and referred it to
the Planning Commission for review and recommen-
-Any
dation. regulations adoptedpursuant to im-
plementation of that report's recommendations
could' be applied to this project's subsequent:
approvals,.
4.
The 'lawsuit brought by the "Friends" briefed
numerous alleged inadequacies. The judge ruled
against the petitioners in all cases, stating
that the environmental impacts' of this project
were well documented and sufficiently mitigated
(See Appendix II) Further pertinent discussion
regarding the courtis view of the Friends of the
Foothills'' alleged inadequacies is contained in
Appendix XI - Decision.
APRIL 4,_1984 LETTER j
1.
The Department of Fish and Game, involved, in the I
deer herd study committee, has stated that all
project p; herd and other wild-
im acts on the deer
li fe -are mitigated by this, project (See, Appen-
life
dix V) .
2,
The County Planning Department Staff does not
agree with the request for a new C,IR, finding
tt►at' a supplement would be sufficient. Addi-
tionaslly, the original EIR and Supplement's
validity, accuracy, and adequacy have been re-
affirmed by the Superior Court Decision. (,A
Reader's Guide section is contained in this
supplement to assist in understanding the EIR.)
3.
�'
See Discussion of 1 above, and Appendix V for
the Department of Fish and G ame' s opinion- o£
p
Y►is ro OC;t' s impacts,
4.
'See discussion of light And glare in this 8up-
plement4
5,
Noise impacts on potential residents will be
mitigated by regulations of Title 24 ,o£ the
�
' 4"cotdance
California A'Mini stratiVe Code, in
with the standards of the Butte County Noise
-2b-
Element. The impacts of this development upon
site "visitora" is 'non -quantifiable, insofar as
the site currently does not provide for "Visi-
tors". (The site is posted to prohibit trespass
sing) .. "Visitors" in thee vicinity of the site
after project construction would not be subjec-
ted to site generated r,oi<se because of the
site's topography, ie. all development except 12
homesites are on the canyon floor, 800 feet be
-
low Humboldt Road, the only road accessible to
site visitors.
6.
The project impact on public services is docu=
mented in the original EIR ,and First Supplement
thereto. Both the original EIR and this Supple-
ment contain a fiscal analysis.
7.
Open.Space preserva 4on has been stipulated t
as a condition of previous project approvals by
the project sponsor. ('Sep. Conditions of Appro-
val - Canyon Park Estates Tentative Map - Appen-
dix X.) Open' Space land trust and rezoning to
R -C, will affirm those stipulations.
a.
Drainage and mitigations are discussed in this
supplement.
9.
Air pollution has been addressed by the original
EIR.
10.
Fuel consumption has been addressed by the ori-
ginal SIR.
11,
See discussion of traffic impacts in this sup-
plement.
12.
impacts to SHR 32 have been addressed in the "
original ER, and mitigated, by project condi--
tions
1.3.
Landslide,dangers 'have been addressed by the
or EIR, and mitigated by project alterna- ,
the site Pan.
14.
Xmpact:s from excessive slop es have been addres.-
sed by they original., EIRi ,and mitigated by pro-
ject alternative sate plate.I
15.
See discussion of eros"ion in this supplement.
Mitigations,; can be applied "by + the.board.
16.
At a density orae unit Por ten acres, thin pro-
_ Clustering o
j Oct is, non ."Urban i�evelopment" , f"
ht mesh"minimal size is a mitigation mea-
sure to avoid significanit environmental impacts
--2l- .
to the migratory deer herd. .and natural 'habitat
of the site.
l7.
This project area is,designated for Agricultural.
Residential (ie. Rural) development by the 1.979
Butte County Land Use Element. When the Land
Use Element was adopted in 1979, it was under-
stood that further refinement would be needed
for those areas designated Agricultural-
Residen-tial.. As stated on Page 57 of the Land Use Ele-
ment, "The required consistency finding for
either a 'subdivision or zoning may not be based
solely on a map determination, but rather upon _
the objectives, policies, general land uses and
programs specified in the entire General Plan".
Staff has interpreted this statement to mean
that the subject project must be discussed as it
relates to the five conditional zoning and de-
velopment criteria listed under agricultural -
residential land use. The reader's attention is
directed to Page 22 of the original EIR and to
Appendix 14 of the original EIR, where, begin
Bing on Page 5 of the Adopted Specific Plan, the
agricultural compatibility, water availability,
sewage disposal, fire protection, access and
other services are discussed and provided ;for.
According to the Applicant, the need for the
residential building lots that will be provided
by this project results from.`a number of fac-
tors. There are no :foothill lots available
within a ten -mile radius of Chico which have:
1. Sanitary sewer service 1
2_. Mutual water service
34 Underground utilities
4 Private security protection
5. Pawed, private roads maintained at home-
owner's xpense
G lo Fire hydrants; and
7 Over 900 acres of permanent 09en Space sur-
rounding them.'
These foothill lots will: provi,,Je rural bu'il.ding
sites having the highest degre.,t,,,ofI public health
and safety features.
18.
See First supplement to E1R: for discussion of
water system impacts.
19. .No
endangered species were found. on, =site. See
original EhR.
20:
Poison Oak will not be burned' on-site:'
21:
Brush wi]'1 not be burned on site.
_22_
space, including_ but >' not limited to the
thinning :of trees, removal of debris, dead
animals etc.; and
E.
Off road motorized vehicle use of the common
area. is to be prohibited except as required
to Item D above.
5. By
the restrictive: covenant, as well as zoning
the development area use shall be restricted as
follows:
A.
The residential building sites as shown on
the specific Plan shall be limited to
residential uses and activities. The
numbered lots are to be limited- to one
single family dwelling per parcel; and
B.
The storage of materials and objects around
the residential dwellings as shown on the
Specific Plan shall be limited to those
which are acce:�5ory to, appurtenant to, and
customarily associated with the residential
use of those dwellings, and
C.
All other accessory structures and/or build-
ings for which a building permit is required
shall be limited to those which are 'acces-
sort' to, appurtenant to and, customarily
associated with the residential and/or re-
creational use, .of the property; and
D.
The height of all principal structures as
shown on the development plan shall not ex-
ceed a height ,of two (2`) storiesor -thirty
five (35) feet; and
E.
home occupations as defined in Chapter 24-21
of the Butte County Code shall be ibi,
p roh
ted; and
F.
signs shall be limited to an identification
of the development not to exceed' two (2) in
number with a mak,imum size of 50 `,square feet
each, except that signs advertising the de-
velopment and sale of units may be permitted
until, 85 percent of the bu,i]ding sates are
sold or until a period of five (5,) years has
elapsed whichever, is first. The developer
shall be responsible for the removal of all
signs assodiate.ci with the sale of; said prop-
ezty; and,
G.
gXcept for an ornamental wall- fencing or
security gate at the entrances to'the :devel-
`26�
TABLE OF CONTENTS
INTRC DUCTION ......
, .. ... .. . . ........ ........ ........., .... 3
PROaNCT DESCRIPTION...-_...
..... .....:.... ...«.... ... .,.. 3
PROJECTRISTORY
....................................... ........,.. 5
MAJOR DESIGN CHANGES
..........................;.... ........ ... 8
READER'S GUIDE....,.........
...4........... so, .... :...... s.. ... 12
DISCUSSION' OF
POTENTIAL IMPACTS .; .........; ..................... 14
COMMENTS FROM
PROJECT OPPONENTS ................... , ...:.... ... 16
DISCUSSION OF
ITEMS OF CONCERN.i....- ..............,..:,...:... 1`7
PROJECT ALTERN'ATIVE
...................................... 2,7
MITIGATION MEASURES
.......... ....... .. .. .......o 23
APPENDIX ;I
- initial Study, and Correspondence for Rezone.. A-1
APPENDIX II
- No. 80050 '- Statement of Decision'
Friends of the Foothills, et al
-vs- County of Butte,
Butte County Board of Supervisors..........'.. A-18
APPENDIX III
Drake Home$ Storm Drainage EValua,tion
Canyon Park Estateso....................... A-33
APPENDIX IV
- California Regional Water Quality Control Board'
9 y
Central Valley Region '
Order No. 83028 - Waste Water Requirements
For Canyon Park Estates Homeowners' Association
and W. Howard Isom
Butte County... ..,.`....... .... ..... .. A-32'
APPENDIX V
- Correspondence From Department of Fish ,and `Garde
..... A-42
APPENDLX VI
.. y y ... A-45
traffic Analysis for. Canyon Park Cstates .
APPEN ,DI.X`VIT
- Canyon Park Estates
Mitigat;'On of School Impact .............». .• A-59 R
APPENDIX. VIII
- Fiscal Analysis for Canyon Park Estates
1084..... ..,,...►. A
p y ............ -83
Prepared, July,
APPENDIX IX
- Letters From Project
APPENDIX X
- Conditions of Approval
Canyon Park TentatiVe Map (aka Quail Canyon)
APPENDIX, XI
Decision of SuperiorCourt
Re Attorney's Fees
Friends of the Footh;,lls, et al
-vs- Butte'County....... .:. ..........:.. A-109
APPENDIX XII
Project Conditions Imposed by PAC Zone....,. A-117
1,
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5,PEC-1,VIG PLO
DISCUSSION OF POTENTIAL IMPACTS
-:14-
6. County -wide impact on public services.
3,
See Discussion of "1" above, and Appendix V for,
the Department of Fish and Game's opinion of
thisrp oject' impacts..,
4.
see discussion of light and glare in this Sup-
plement.
5.
Noise impacts on potential residents, will; be
mi tigated by regulationsof 'Title 24 of the
California Administrative Cade, in accordance
with the standards of the Butte County Noise
Element. The impacts of this development upon
site "visitors" is non-quantifiable, insofar as
the site currently does not provide for ''vi i.-
tors". (The site is posted' to prohibit trespass
sing). "Visitors" in the vicinity of the site
after project construction would not be subjec-
ted to site generated noise because of the
site's topography, ie. all development except 12
homesitep are on the canyon floor, 800 feet be-
e-low-'Humboldt
low HumboldtRoad, the only road accessible to
site visitors:
6.
The project impact on public services is docu-
mented in the original SIR, and First: Supplement
thereto. Both the original SIR and this Supple-
ment contain a fiscal analysis.
7
Open Space preservation has been stipulated to
as a condition of previous project approvals' by
the project sponsor. (See Conditions of Appro-
val, - Ganyon Park 'Esta'tes Tentative Map - Appen-
dix X. Open space land trust and rezoning` to
R-C, will af=firm those stipulations.
8.
`Drainage and ,mitigations are discussed in this
supplement.
9.
Air 'pollution has been addressed by''the original
EIR«
10.
.Fuel consumption has .been addressed by the ori-
ginal SIR.
11.
See discussion of traffic 'impacts in this sup- ,
element.
12.
'Impacts to SHR 32 have been addressed in the
original.' Elk, and' mitigated by project: condi°-
tion's:
13.
.andsl"ide' dangers have been addressed, bx the
original EIR, and mitigated by project alterna--
Live site; plan.
14.
Impacts erom-excessive slopes Have been addres-.
sed by the original EIR, a'nd .mitigated by pro-
ject alternative site plan.
15.
See discussion of erosion in this supplement.
Mitigations can be applied by the Board,
16.
one unit, per ten 'acres, this pro-
Aect
ject . Clustering of
is nst " Development". De
homesites of. minimal size is a mitigation mea-
sure to avoid significant environmental impacts.
17.
This project area is designated for Agricultural
Residential (ie, 'Rural') development by the 1979
.
Butte County Land Use Element. when the Land -
use Element was adopted in 1979► it was under-
stood that further refinement would be needed
for 'those areas designated Agricultural-Residen-
tial. As stated on Page 57 of the Land Use Ele-
ment, "The required consistency finding for
either a subdivision or zoning may not be based
solely on a map determination, but rather upon
-
the objectives, polI s, general land uses and
programs specified in the entire General Plan".,
Staff has interpreted this statement to mean
that the subject project must be discussed as it
relates to the five conditional zoning and de-
velopment criteria listed under agricultural -
residential land use. The reader's attention i
directed to Page 22 of the original EIR and to
Appendix 14 of the original EIR,}here, begin-
Hing on 'Page S of the Adopted specific Pian, the
agricultural, compatibility, water availability►
sewage disposal, fire protection, access and,
other services are discussed and provided for.
According to the Applicant► the needfor the
residential building 'lots that will be ,provided
re
this project results from a number 'of fac-
tors, There are no'foo.thill lots available
within, «, ten-inile'rad'us of ehico which have.
1. Sanitary sewer service<
2. Mutual water service
3. Underground utilities
4. PrlvatP. 5e'GUrlty proteC:tiOn
5, Paved► private toads maintained at home-,
owner' s, QXperise
6, Fire, hydra°nts, and
7. OVer'90b ac res of permanent Open Space sur
rounding the
These foothill lots will pr6vi,de rural building
sites hating the highest degree of public health
and safety ty features,
-20-
lakeshores and watershed' areas; Recreational Uses not
requ°iririg permanent improvements; and, with use permit
approval, Pedetrian and Equestrian Trails. in addition,
permanent improvements needed for protection of ,land and
resources from, among other things, pollution, so that
the Canyon Park sewage disposal facility could be to
sated Within this, zone, since the primary reason icor
building the facility was to prevent degradation of
water quality by inadequate leachfield disposal systems,
RESIDENTIAL LOTS.
Tho residential lots, Vanging in size from 1/2 acre to 3
acros, could be zoned to any of the following zones;
A-R (Agricultural ;Residential)
A-SR (Agricultural-Suburban Residential)
.�.I�.���n•-•or�e�r.�.a�i..cu�.,.�.u.bda,�Fa..s��A � � rLa)
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es perms by these utst.ricts are one single
family dwelling ('sometimes incuding mobile homes) and
accessory b in s. The`r ,
. t , "Valso al,lgw, livestock, withal. pp r-
tain re8triction4 . The uses permitted subject to use
permit approval do h6th6eize some: uses -which would :be z
incompatible with the proposed project�el
fir) , .but--moi �sor,
�s-u-e rr The County fpoul.d, as an added safeguard,
record a mai; designating the project itt-�e,,/as r a of
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lakeshores and watershed areas; Recreational Uses not
requiring permanent improvements; and, with use permit
approval,, Pedetrzan and Equestrian Trails. In addition',
permanent improvements needed for protection of land and
resources from, among ,other things, pollution, so that
the Canyon Park sewage disposal facility could be lo-
cated within this zone, since the primary reason for
building; the facility. was to prevent degradation of
water quality by inadequate leachfield disposal systems.
RESIDENTIAL LOTS
The residential logs, ranging in size from 1/2 acre to'3
acres, could be zoned to any of the following zones:
A -R (Agricultural Residential)
AR --MH (Agri.cultural-Residenta"il Mobile dome)
A -SR (Agricultural -Suburban Residential)
M -R (Mountain or Recreation Subdivision -Residential)
A-1 (Single Family Residential)
R -MH (Residential Mobile Home')
RT -1 (Minimum Density Residential -'Mobile Home)
S -H (Scenic Highway)
The uses permittedby these districts are one single
family dwelling (sometimes incuding mobile homes) and;
accessory buildings. The A -R, AR -MH, A -SR and poten-
tially the S -H zones also allow livestock, within cer-
tain restriction. The uses permitted subject to Use
permit approval do authorize some uses which would be
incompatible with the proposed project (ie. single
family residences exclusively) , but. the project sponsor
will be recording enforcoabl,e deed restrictions against
such uses. The County could, as an added- safeguard,
record a map designating the project site as an area,of
critical environmental concern., thereby eliminating
categorical exemptions, The County would then examine
the environmental impact of any proposed action that
mightbe ir►consistent with the current project and would
have the opportunity to mitigate; any. impact.
Of course, conditional uses do not have to be granted,
so that the County retains land use control through the
zoning process.
b,YSCUSSION OF .POTENTIAL IIN PI? CTS
The initial study has identified seven areas of concern
that need additional, intormatio.n or d�.scussian' (see
Appendix 'I). Mitigation measures can be implemented
under, the conditaondl zoning provi.slons of the -Butte
County Zoning ordinance.
-'15.