HomeMy WebLinkAbout83-63B GENERAL PLAN AMENDMENT 1 OF 7"Mn""Mmm,
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7\7
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Site Designation
CA:- CA- CA- CA- CA- CA -CA-
BUT- BUT- BUT- BUT- ;BUT -, BUT-
4
-
73 *
76*
77 *
78*
242
24y*
BUT-
244245
BUT-
E
,
Dimensions
J#
Length (in m.)
5
12
5
20
25
15
12
9
3
3
Depth
P I in m.)
3
S
6
2
2
4
2'.,
3
�°5
Height (in m.)
2,5
2
t5
2t5
2
1°5
3
1-5,
3
2
1°5
1.5
`
1•�
2
�
Midden
1,0�
,1.5
1•5
1.5
Depth (in cm.)
Y es
30
Yes
50
yes
60
yes
60
yes
yes
yes
no
no
no
no
yes
Condition
Wet
wet
d a°y
we
100
wet
60
'wet
10
10
25
10
20
30
50
Associated
wet
wet
wet
w` t
wet
wet
ay
Artifacts
Bedrock mortars
Y es
8
yes
yes
j
�,es
yes
yes
no
Ino
no
no
na
no
yes
Bone
. O
100
20
1.5
10
5
Chipped StoneYe$
Yes
yeas
yes
yes
yes
yes
yes
Milling tools
yes
yes
Yea
yes
yes
yes
Wood
yes
yep
yes
Disturbance
10
1''0
7;
20
50
50
0
Approximate
Q
Q
0
Q
5
E1vati0n (t,)
44o
750
820
82`0
600
600
580
580
600
4?0
430
440
490
Significant site
TABLE
13
Rockshelters
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DRAFT
ENViRON=ENTAL IMPACT REPORT
FOR THE,
NEAL ESQUON .PROPERTY"
SCH #83080915
Prepared :f'or the County of But+ by:
ECO-ANALYSTS ;
114 West Seventh A venue
Chico, CA 95926
(916):342-5991
4.
1, December 1983
TABLE OF CONTENTS
PAGE
SUMMARY
INTRODUCTION
g
PRO,!EQT DESCRIPTION
Location
Setting
1,0
1p
Project Details
Yp
ENVIRON?,1ENTAL SETTING, IMPACTS AND MITIGATIONS
Geology and Soils
17
Hydrology
22
Climate and Air Quality
25
Habitat and Wildlife
29
Historic and PrehistoricResources
Land Use
32
34
General Plan and ,Zoning
34
Access and Traffic
40
Noise2
54
Aesthetics
56
Public Health
57
'Public Services
Sheriff
59
Fire Protection
60
Schools
62
Public Utilities.
Electricity ,and Natural Gas
64
Telephone
65
Water
65
Sewage rDisposal
66
- Solid Waste
67
fiscalAnalysis
68
ADVERSE IMPACTS WHICH CANNOT BE,AVOIDED IF THE
PROJECT IS IMPLEMENTED
80
SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES WHICR'
WOULD BE INVOLVED IN THE PROPOSAL, SHOULD IT BE
IMPLEMENTED
80
-
THE NELATIONSHIP BETWEEN LOCAL `'SHORT-TERM USES OF
MAN'S ENVIRONMENT AND THE MAINTENANCE AND
ENHANCEMENT ' OF LONG-TERM, PRODUCTIVITT>
81
GROWTH INDUCING AND CUMULATIVE IMPACTS
81
ALTERNATIVES
83
APPENDICES
r
PACE
1.
Persons "and Organizations 'Contacted
90
2.
References
02
3,
Constraint Map
94
4i
Geologist's Report
96
5.
Air Quality Data
1� 5
5.
Botanist's Report
120
7.
Wildlife Survey Report
1.32
8.
Discretionary Action's Necessary for
Final Approvai
137
yd1
LIST OF
FIGURES'' n
1.
Regional Location
2,
Project Vicinity
12
S.
Conceptual Master Plan
13
4.
Geology
5.
Sara
20
6.
Vegetation
30
7.
Current Zoning and Land Use
35
8.
Genera. Plan Designations
37
9.
Proposed Zoning
39
10.
Estimated 24 -Hour Developatent Traffic..
Year 2000 - 307o Industrial Only,
43
11.
Estimated 24 --Hour Development Traffic
Year 2000 - 50% All Development
44
12.
Estimated Year 2000 Traffic Volumes -
30%Industrial Only-
45
13,
Estimated Year 2000 Traffic "rolumes
5070 Al Developmett ,
4.6
14.
'Services
6:d
LIST OF
TABLES
1.
Uses At Ma,,dmum buildout
.16
2.
Estimated TripGen?rat.ioa,
42
3.
Roadway Capacities
49
4.
Level. of Service on Roadways in the,
Project Vicinity
50
5;
Year 2000 Roadway' Needs
62
6.
Distances From Perimeter Roads.; Necessary to
7,
Attenuate Traffic Noise.to 55 DNL :
Industrial Dovelopmo�nt Schedule
55
70
8.
-•Residential
,,Costs 13Y Source.
77
78
9.
Revenues By Source
' 9
10.
RevetiuewCost Comparison
11.
Impacts at Full Buildout Under Project
a
Alternatives�
12.
Impacts of Alternatives as a Percentage of
Impacts of Minimum Project
S9
7. Stormwater, must be diverted across landscaped or vegetated
areas ° to redv,ce pollutant loads:
8. any industrial users handling or producing toxic materials
must have their own containment, neutralization or dispo-
�
sal yste s. AP�. ,, ,� `F ,� t, �� °ra, , $
M
Climate and Airr, Quality (pp, 25-28)
Dust and particulate release may result from grading and
construction activities, Motor.vehicle traffic would add an
incremental increase to countywide mobile source emissions.
Motor vehicle air ;pollvtio'n may be reduced by reducing vehicle
miles traveled.
`at
Miti ions. `
9. Particulates raised by grading activities can be minimized
by good construction to . i, •:.< r
10. One or more neighborhood commercial areas are proposed to
serve residents.
11. Park and hide lots will be established in the project area.
12. Bicycle and pedestrian paths are included in project design.'
Habitat and Wildlife (pp. 29-32)
Na rare, endangered; or totally protected species are
known to occur or depend on the site. Plant communities on-
site provide excellent habitat for a variety of resident and
migratory species:
Mitigations:
13. Roads and dwellings are designed to reduce the amount of
vegetation removed or, disrupted.
14. Pets must be confined to homesite areas when unattended:'
This will be incorporated into the CC&Rs for residential
areas.
Historic and Prehistoric Resources (pp,- 32-33)
:An archaeological survey and records search Of the project
site +identified numerous rockshelters and bedrock mortars. One
undated historic site, consisting of a stone corral and acol-
stone
]lapsed wooden building, was recorded. Historic fences
Were-also recorded.
',
- Ma.tigationa"�
15. The 2 significant bedrock mortar sites should be flagged
during construction
activities to ensure that they'axe
nGt disturbed. If these
areas cannot be avoided, ali
the mortars within the 2 sites should, be identified,
peer .and
ma scientifically .measured.
16. ' Rocksnelters that will be directly impacted by, ,develop
ment should be
investigated by a qualified archaeologist.
17 The 11 significant rockshelters that c ouldbe indire^,tly
impacted by development should
be investigated'_by
qualified archaeologists;
13. Sufficient lead time should be given to alto
investigater
ion of the site's
significant cul° uralrresouces,
prior to the beginning of construction activities.
Land Use (p; 34
The project site is curs en
There are no permanent dwellings currently for seasonal grazing,
p the
property. Duman altera-
njeeptrails of the e includes power lines, rock fences an d
and Surround n corrals,
railroad grade, residez.;es,galoned
nsite, dstation
restaurant anradio
transmitter, a private airport,, and the Butte�County
sanitary
landfill. No conflicts with surrounding lq,nd uses are anti-
G
General Plan and Zonin
The project is a General Plan amendment from Grazing and
Open Land to Foothill Area Residential,
Commercial, Industrial,
and Public. Open space areas will remain under the Grazing and
Open Land designation. Zoning
will be changed from A--2, General
to Suburban Residential. (1, acre minimum- lot' size), Limited
Light Industrial,
Light Commercial, Public, Quasi-Public,, Agri-
culture (40 acre
minimum parcel size), and Resource Con
The Scenic HightVay zone along servation.
the Skyway will remain`,
Access and Traffic (pp. 40-5.3)
,
The project could generate,an estimated 32,096 trip ends
at full buildout. Full buildout
of the site is not expected to
occur in the next 15-20 years if it occurs at all. Therefore,,
2 development
scenarios wore utilized for the.
30 percent buildout of the industrial year 2n00; 1)
buildout of both the industrial park and; 2) 50 percent
These scenarios P park and the residential areas.
re resent a more realistic'pict, of
Project development. A probable
2000
Year industrial park buildout of
30 percent would generate 6,263°trip ends. The
year 2000 trip'
ends generate by a 50 `percent ;buildout ,of the residential and
industrial,areas
would be 16048.
S
eighbprhood er-
Site specific mitiernalnroa1d the industrial"�--
j
connecting
-dial centers and an internal to reduce vehicle trigs.
areas)
Pa with the residential
Addita.ona1 mitigations include improvements to the Skyway
to establish'
Bruce Road, and Notre Dame:. It may be necessary
district or similar mechanism
a road improvement assessment
to fund off-site improvements.
Noise (PP -64-56)'
'Vehicular traffic on State Highway 99, the Skyway, and
in the project vicinity,
Neal. Road is the major noise source
on-site noises include electric transmission lines and natural,
-related noise'
ambient noise sources.' Short-term e obstruction
,proper equipment selection use of temporary
can be reduced by
barriers and limiting, construction to daylight hours.
traffic and
noise
Long' -term noise impacts associatedwith roadway
mitigated with building setbacks
the transmission Tines are
Mitigations:
19, Building setbacks of 1,200 feet from the Skyway will be
use,
maintained for residential
20 Building setbacks of 100 feetfom Neal Road will be
mai-ntained for residential uses.
21 Building setbacks of 2,500 feetState Highway 99
will be maintained for residential
Aesthet cs, (pp • 56-57)
Project development -will alter the view from. one of an
industrial,
open foothill landscape to one of residential,
and commerce l
Mitigations;
22. A 1,000 coat buffer strip will separate the industrial
park from the S''40ay.
23. Exterior lighting shall be limited to that necessary to
ensure adequate security and sof y,
l.
24 Vegetation removal will. be limited to that necessary for
construction and fixe prevention.
25. Drought tolerant, low maintenance pl'axtmaintenancue scouldr
regul
landscaping in all areas where
pose,problems.
1
4
Public `Hea 1'th(gip. 5-59)
and ieat°ur,es of the site with an i,nXluen,6e
onCharacteristlds
the health and safety of inhabitants include potential expo-
sure to rabies, mosquitos, overhead electrical transmission
lines, potential toxic waste generation and disposal, and the Nfi,
County's sanitary landfill.. '
Mitigations:
26 Dogs and cats should be vaccinated against rabies and
leptospirosis, and confined to homesite areas when
unattended'.
27 Design of the wastewater treatment ponds should be re-
viewed by the Butte; County Mosquito Abat;emerit District
and the ponds should be acessibl-e for inspection by the
district.
28. Pond design and maintenance procedures should provide for
prevention and control of vegetation.
20'. Fending and densd landscaping should'_ surround the ponds.
30. Transmission line setbacks should be at, least equal to.
right-of-way easements for the smaller lines and 5001
fr.c.m the R.O.T. for the 500 ;kV line.
The handling of hazardous and toxic materialss
i to be
.governed by federal, state, and local regulations.
32.
A, 000' setback from the la'ndfi.11 site should be estab-
lished for ,all development,' and a 2, 500' setback should
be., established for residential uses.
Public Services (pp 59--63
Sheriff. The Butte County Sherilf-ls Department provides
law enforcement servicesinthe project area. Patrols are
limited and duty officers concentrate on, rosponding to calls
and Police service to the project site would be
nadequalaints.
a.
Mitigations;
33.` All sub-parcels° shall have at least2 access roads.
3n. All developments shall conform to State Code Recommendation,
for building design and security.
35. Security gates should be i7stalled to'-restrict access
within portions of the i=ndustrial para. ;
-5
f�
47. Building permit applYcations for reF;-idencss in this
subdivision shall be 'subject to any school rnit,igation
f ees established by an ordinance unless a Community
Facilities Act of 2913.2 DistrS.ct is created;, covering
the area.
project7
Public Utilities ,(pp, 64-e7)
Eteetricti*and. N'ac.0 zZ Gas: Pacific Gas any d Electric
Company provides service in the project vicinity. Estimated
electrical usage for the residential area is 55.5 x 7.05 ,kwh/
year. An energy analysis for the industrial parr cannot be
done at this time since uses are not known.
Miti ati.on:
48.- PG&E must have a 6-8 -,month lead time to extend and possibly
upgrade their servicelines,
Te Zenhone. The Pacific Telephone Company provides service
to
the project area.
Mitigation:
49. Pacific Telephone must have a 6-8 month lend time in order
to extend and upgrade service lines.
Water. Water for domestic` service and fire suppression
be
will provided by a series o
3 f wells,, holding tanks and
booster stations. Water consumption is estimated at 267 840
gallons per day for the residential area and 270,000 gallons
per, day for the industrial' area.
Mitigation:
50. Major landscaping' should focus on use of native Calfoxni
and drought-tolerant and treeswhich
.shrubs require;;sign-
ficantly less watsr and attention,`
Sewage D sposaZ: Sewage disposal SV1411 be provided by a
gravity ravit flow system with 2 'lilt statio4s. Sewage will flow to
wastewater treatment ponds. Sewage disposal, plans will be
finalized during subdivision map revew' and will meet the re-
quirementsof the Butte County Env II Health Department
and the Regional Water Quality_Control Board,. No further miti -
gations are r.
equired
�nZid. Waste: Solid waste in the area is collected by
private haulers acid transporte.d to the County-operated sanitary
latidfill on, Neai Road. This project would contribute to ut,
nation of landfill capacity..
- 7-
1�
Fiscal An (,pp. 6Z�-79)
A sea]. analysis was prepaxed using a,:
combination
"
to and Per, methodology,. P.�:venues
to azad` Pe household for
and costs are ox-
the residential
pressed as per capita
area' and as per acre for the cammexcial and
industrial areA. ..� ,a
E-stimated costs to the. County for this project
area and
are $?22.46 ry
$86.52 per. acre
P
per household for the residential
for the :industrial and commercial areas. Net xeVenues range
roni $71:1i 99, to $1,,149.16 per household.
Altexnatves 'pp• 83-851
Five alternatives are discussed;
No project
Twelve residents al parcel's and 300
acre industrial,,
park
• Conventional subdivision at higher
density
e Industrial park only
Recreation ranch resort
FA
^$M
INTRODUC�TTnN
This Environmental Impact Report describes tho existing
1.5 miles
environment of the. 6,500 acre Neal-Esquon propexty�
a
p ial envixonmzntl
southeast of Chico and addresses the otent
impacts associated with development of the
Property -al
The prof, plan amendment and rezone of the
to residential, indus-
property froth open land and grazing uses
recreational uses. This report analyzes It maximum
trial, and
development which'would be allowed under the p.roposed General
plan amendment; and rezone.
Prior to development of a plan for the site, an envivon-
completed to establish development-
mental assessment was
constraints and opportunities. Included we're field surveys
on rare plants, historic4l and, archaeological resources,
Appendix 3 is a map showing
geological hazards, and wildlife.
developtrient constraints. Location of archaeological sites are
Department
maintained in a confidential file in the Planning
and are not on the constraint map.
During the Notice of Preparation phase, various local and
about the project. A list of
state agencies expressed concerns
responding agencies is included in Appendix 1. Concerns ex-
pressed by them have been addressed in this report.
i
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PROJECT DESCRIPTTON
,LOCATION
The 6,50.0 acre Neal Esquon property is located approxi-
mately 1 5 miles southeast of the City of Chico in Butte
County. The project site is bounded by the Skyway on the
north, State Highway 99 on the west, Neal Road on the south
and 'undeveloped open land on the east. ('See lii�ures 1 and 2)
The site lies within Sections 1, 2, 3, 4 5 8 91.0 11 12 1.4
15., 16, 22 and 23, T21N,, R2E Sections 0 and 1, T21N, R3E;
Sections 6
and 7, T21X, R3E; Section•36',i T22N, R2E; and Sec--
tion 31, 'T22N', R3E, M..D.B. &M Tho property is also identi.fa e`d
as Assessor's Parcels 40-01-02, 03, 04, 05, 06 0?; 40-02-1.1, 21,
54, 55, 40-105-08;23j40-12-10,11, 41-09-01$ 46-37-20 and 55-37-52.
SETTING
Elevation of the site varies from 1.85 feet in the south-
west to 1,, 060 feet in the northwest. Site topography is-
typical of foothill areas--steep-walled, narrow canyons to
the oast, and gently.slopi.'ng, stony plains cut by broad shallow
ravines on the west. Nance Canyon is the major topographic:
feature, extending almost the entire length of the property.'
Vegetationincludes grasses, shrubs, trees, ferns and annual
nd perennial flowers. Surface water flows are limited to 2
seasonal streams and minor drainage ways feeding these streams.
Thoro •,ect site i,
P .7 currently used for seasonal grazing:
There are no permanent dwellings on the property although a
small, tra,ller is present in the southwest.
Th,.;
site is currently classified as Grazing and.Open Lana y
by tk,d Butte County General Plan. IZoning is A-2, General and
S -H, Scenic Highway.
P1!QJFCT DETAILS
The project is a General Plan amendment and rezone to pro-
vide for residential and industrial uses of the site, It is
not lnown at this time When development of the project site
is likely to begin. The most likely cur- 'ant plan is subdivi-
sion of the property into 1 to 12 parcels for sale. In order
to assess! thepotential impacts related to development of the
site, a maximum buildout scenario Will be used: This develop-
Ment- ,scenario consists of approximately' 930 acres reserved for
residential uses, 360 1 acres of, `light industrial tzse,_l .masted u
commercial and recreata,onal facilities and 4 985: acres of open
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