Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
83-63B GENERAL PLAN AMENDMENT 2 OF 7
44 bpe�ri Space Systems.; App ox4, 98,5, acres, 76 nexcent of the sate, would remain in open spate, Two tems have been envisioned to` p p pedestrian sys- proyide access throughout the Open space area,, A paved= trail system, of 6± rnil,es, suitable for bicycles, would connect the north side, residential areas With the community center, andustsial rk Nance Canyon. A secondary system wouldconsistof graded and entrances to trails, suitable for hiking) These grails would link with the pav and use. use. temequa,16 Canyon, Crouch Ravine, and the northeside,tav es ng Nance Access and Circulation. Accesswo exists at 4 easement's alozig the Skyay. dFouro'pnt areas ' points along Neal Road Could serve the residen-tial'reserve area's if And When. they are developed. ' All mads woulcT be private, paved, and have a 50' or 60' right-of--way. Actual pavement widths would vary depending on use. Sewage Disposal.. Sewage disposal <would be provided by a community flow system. S ewage water treatwould flow to waste- ment ponds in the southwestern portion of the site. Approximately 200 acres of., o;ids w s ould be needed for the resi- denti,al and, indust iia areas,`�3`" l 1 • TABLE 1 USES AT MA.3I1�,1UM BUILDOUT PERCENT. NUMBER OF UNITS ACRES 0— I' -SITE USES y' DEVELOPMENT RE81DENTIAL Single Family (0.5 acre) acres) 580 170 290 595 4 g ' �; ae>•`. 1 k, �. Single Family (2+ _ 180 45 Townhouse Unit 5 300 INDUSTRIAL PARK RECREATION FACILITIES 5 Community Center" 25 Active Recreation 1 COMMERCIAL 2 Residential 3 Industrial Park 76 4.985 OPEN SPACE 50 1 STREET RIGHT-OF—WAY 3 200 , ._ WASTEWATER PONDS 930 6500. 100%a 16_ �, '�/ .. �. 1 �' . .. � '� a 1 ��'• ., -;c �- ,� � _ ,�1 T_i..�. .r � �A -1 ' , r�� Y A;: �, '.,� �,. . . �, .�,. ;,� �h ��-�;:: �i, `� ., .,, . �. '1 .✓ A, 1 �• r N i �: � , � ) ��:. �^-...� 4 +' J ��; 'V. ;'�) I ,i 1x I :} '.+' , :r: , i:. ,tea, , .. � �:, �I a i, �` � E'� _ � .� `° d �1 � � � �° � � �. .moi { � xa i_. „_1t r ,ss tom- - �` � �.n j%�! E . .f �' S- �..� �tld����-�./eo�?��''�' ,// 'j PI �+/�'/moi '-.. lt���t _d�.�!"(t'l� �=g`w t L ' a 'r' ":•' `"�; Mas#er, `aev;wm Fhiar� Study ";_ i .�, �! ,1 s. -�: F HEAL — Ea��1.bO��1 _ - ©© nn FAV//% �-N.a i �f 4 prepare for Parrott F nch Cir �, _� ';m� ; � �<,. ' t r-� xf . ��"� ���' �'� .{4 >���aj! ,` �� � s� �1 f•' f Foot ill '�e$ 8l � �ar01.P 32:,_ ,t;.i �f f' Master Pari Consents ' �t:+i �� { r ` xy `� rr, t -P % r r h•:'G�44 f .'ir - !i LEGEND GlENOG. PENTZ 79 PETERS' • " STOVER' q4 1 21 4 -91 , r1 . (rte , j j) TUSCAN ALLUVIAL -- Y� 'rs �•. ��, w e •' Ti t iR Pi..' � {4 f% "£f i.: T' - ze SOILS FIGUREN0. � .:f .� ,�� .t to � ` ia: � ''� ea t' {/"" i I •'• rO.x +�+ _ f1 fl ♦ \ - S ,fes .. �F'{-� ` t 1 �`s y/•.�' l� ^ MOP 4M +yri iti 1ry,._i it R� acres. feel north ■ No 'evidence of an active. fault Wa. several of the lineaments.`on the s found, 'although Property faults. faults a are These ppear to be part of the Pentz-Red Blia.ff fracture zone and at least soxrie faults in this zone can be inferred to have been recently active. All lineament's`shpuld, be considered as potentially active, in the absence of 0.0 evidence. Secondary effects of earthquake act' vity--rockf a11, slumping, lurching and liquefaction, should not be:signifi- cant because thee loose, sandy, clay-free t Mytypes of soil nee- essar are not resent p on the site. The only exception'is along the, stream banks where setbacks of .100+' feet should be main ainr�d, Groundshaking sverit depends .e pends mainly on the magnitude of the earthquake, and its d%stance from the site. Severity of damage is used 'to express intensity (Modified Mercalli Scale). Several small earthquakes in the Paradise-Chico-Oroville area in 1975indicate that the lineaments crossing the project site lie in an area of modern. seismic activity, The property also partly lies within the Foothills Fault ® �D System which is generally considered capable of p Producing a maximum credible earth of magnitude 6, be subject to �ticti project site could therefore gruake a g vity from a magnitude 6.5 earthquake 10 miles away which could result in A peak hori- zontal ground acceleration of 0.2 to 0.4 g-(20-40% of the Acceleration of gravity). This ground acceleration roughly corresponds to an intensity of VIIY on the Modified Mexca:ll:i, Scale. An earthquake intensity of VIII would cause little or no damage to well-made structures designed to resist" lateral forces. Adherence to the Uniform Building Code should mitigate impacts related to earthquake groundshakng. Soil mounds, indicative of expansive soils,, are abundant over almost all of Toomes series soils.. (See T'igure 4) Fx-' pansiVO soils shrink when dry and swell when Wet and, can cause damage to structure foundations, utility connections, slab,`driveways, and curbs. Rockfalls the e rapid fall of one or more blocks of rock; appear to be common on the site. ErO8ion--resistant cliffs Of the Tuscan Formation are underlain by softer, more easily erodible layers. As erosion of the softer material proceeds, the cliffs are undercut And pieces of ruck may break away and tumble downhill.''Dwelling ,units or other structures could be subject to damage from these rockfalls. Required Mitigations 1. Test"s for, soil exp a.nszvity should bt; conducted during subdivision map tpView for ally Proposals prn- viding development of bits for construction. �X 2 +� StructuY es should be placed at least 25 feet from any lineament 3. Dwelling units and structures should not be built near the top edge or base of steep bluffs (a setback equal to' 1-2 times the height of the cliff is des'ir- able). Areas of historic ro ckfall activity how'ld be avoided. Recommended Miations e Buildings should be placed a minimum of .50 feet away from the bank of the Nance Canyon stream to m' nimize erosion potential. Sail. expans:i.vity problems can be mitigated by construe- tion techniques which include placing load-bearing walls and the bottoms of pier foundations well below the zone of seasonal moisture change and using: flexible. utility connections. a Moisture on individual lots can be controlled by grading and landscaping practices designed to minimize i® ® shrink-swell activity. HYDROLOGY' Surface water flows consist of the perennial streams of Nance Canyon and its major tributaries. During the *'inter, small intermittent streams are present in numerous gulches draining into Nance Canyon and in several of the ravines in the western part of the site. Two seeps were visible on aerial, photographs and a spring appears on the U.S G.S. topographic map (Hamlin Canyon, 7.5 minute quadrangle) During the rainy season; dozens of small seeps appear throughout the site on ridge tops and along canyon walls andappearto be related to the sedimentary layers of the Tuscan Formation. r o specific information on groundwater for the site is available, but wells in the foothills have been successful in developing moderate flows suitable for domestic or, light business use within'a few miles northwest and northeast of the site. There is an existing well at the County landfill site and one just north of the Skyway, in the Skansen sub- division, TheSkansen well is at a depth of 640' with a sustained' °pump ing yield of 500 g,p.m, To the west , the` Butte.Creek Estates well is at,''a depth of 80' with a flow of 1000 g.p,mi, wells drilled on the site should be comparable, 'Impacts Potential During periods of heavy rain, temporary local flooding can be exp',ected along stream banks in Nance Canyon and its -22- ; 6. An overall' drainage plan must be developed to reduce the rate' and volume of stormw.ater rano f . (,`Phis mitigation will be implemented with spscific measures at the t>_me of division map review. r 7. All runoff from roofs, and f,as'much runoff as feas'ib e from paved gr;und surfaces, must be diverted across p vegetated .area landscaped or other v s to'reduce the ® amount of suspended sediments,, hydrocarbons, and other organic materials in runoff., 8. If any industrial user handles or produces toxic Or potentially toxic ,materials, they -must have their own containment And neutralization or disposal systems.* This will prevent toxic materials from contaminating stormwater runoff or percolation into on- 1tP 501�a Recommended Mitigations o A street and parking lot sweeping program should be instituted, particularly in the industrial, commer- cial or recreation areas; to remove accumulAted debris and prevent its being flushed into storm waters. �*tect on Agency and Rogibnal * Based on Environmental ,Pro g y Water Quality,Control Board practices and requirements. -24-, CLIMATE,,NDAIR1 UALITY The climate of the area is typical Mediterranean--hot, dry summers and cool, wet winters. The average wr�nual temper- the is ature at site approximately 7007, Average summer highs. reach the upper nineties with winter lows averaging ire the -- thirties., The predominant wind flows in the Sac a r menta Valley are along a northwest-southeast axis, channelized by the Coast Range and the Sierra Nevadan. North winds, of varying velocity, are frequent and occur at intervals of I to 3 weeps during the summer and occasionally during the winter, During the summer I months, southeast winds from the Bay Area exert less effect on the climate of Butte County because,o" distance and effects of 'the Sutter Buttes. On--Site airflows are channeled along a northeast-southwest axis due to the influence of Nance Canyon. Temperature variations of several degrees occur locally, due to loot summer updrafts and cool winter drainage in pri- mary, and side -canyons. Cooling` breezes regularly flow along exposed ridge edges, when no air movement is evident in the canyon floor. Annual precipitation on the site varies from 2811 to 4011, increasing with elevation. Snowfalls occur infrequently in the area, and usually melt within a few -hours. , Eutte County is located in the northern portion of the Sacramento Valley Air Basin. Butte County has its own Air Pollution Control District (APCD) which monitors and regulates. emissions from stationary sources within the County. Monitor- ing stations are located in Chico and OroviJO e. The State Air_ Resources Board (ARB) regulates mobile emission sources as well as stationary sources and operatesmonitoring stations in Chico and in East Biggs. The ARB monitoring station in Chico measures and records photochemical oxidants (smog), car- bon monoxide (CO), nitrogen dioxide (NO2), total hydrocarbons. (THC); suspended lead concentrations (Pb), andsuspended par- t culates (TSP). The County APCD maintains high volume ambient air samplers which record suspended particulate matter. Air quality in Butte County is relatively good, but the County has been designated as anon-attainment area for carbon monoxide and ozone, The County has not violated most air quality standards for, 2 years, although the 24-hour 4verage concentration of 100 micrograms per cubic meter for total'sus pended particulates (California Standard) was exceeded 9 times' in 1982. The northern Sacramento Valley ,has' =a high pollution ipotential-due to surrounding mountain ranges, res-tricted surface nndflows, frequent persistant temperature invers°fans, and Nine soils exposed during agricultural cultivation. -25- r' J Majar' air quality problems have been suspended payticu- lates and photochemical oxidant,-.. Significantsources of particulates are open burning of,'` agricultural and -forest wastes.,, and motor vehicle ema ssiOns . Photochemical oxi dant is a secondary pollutant created by the action of ultxa�violet light on oxides of nitrogen and reactive hydrocarbons. Ozone is the accepted index of photochemical oxidant. The sources of the primary pollutants, nitrogen oxides and=hydrocarbons, are automobiles, trucks, buses, airplanes, and orchard heaters which burn hydrocarbon fuels, Potential Impacts - Development of the project would result in an increase in both stationary and mobile source air pollutant emis3ions. Stationary sources include emissions on-site from construction activities,` emissions from space and water -heating devices, and use powered tools and mackinery. Mobile pollu- sourcesasoline tant construction activities and long-term traffic generation. Short-term air, pollutants would include exhaust emissions from construction equipment and dust generated as A result of soil movement. Diesel powered equipment emits' about 33.5 pounds of particulates, 1.44 pounds of sulfur oxides, 408 pounds of nitrogen oxides,, 37.5 pounds of hydrocarbons and 102 pounds of carbon monoxide for each 1,000 gallons of fuel burned. In ad- dition, approximately 1.2 tons of suspended Aust are emitted per acre of construction for each month of activity. Although pollution standards would not be exceeded by these emissions, the 24-hour suspended particulate standard of 100 ,micxograms per cubic meter could be exceeded locally during poriods without dispersing winds. Long-term impacts will result from usage of the site and iron motor vehicle trips generated by the project. Emissions from residential stationary sources include fireplaces, wood burning stoves, outdoor burning, and gasoline powered tools. Air pollution from residential wood combustion from fireplaces and stoves' is widespread and 'increasing, Recent studies (Hall DeAngelis) show that emissions of particulates, carbon monoxide, and organies are high and can have a negative impact on local ambient air quality. Emission averages for residential wood combustion are 20 pounds of particulates per ton ofL,wood burned and 190pounds of carbon monoxide per, ton of wood burned. A development of this size could result in substantial increases in air pollutant loads during the winter months and result`in further violations 6f air quality standards. Currently, the APGD has no regulations or restrictions on residential wood burning. Depending on the industrial' park uses, other' long-term air ualit impacts, may result from sources. Garb quality p y ori -26- monoxide is emitted during fuel combustion, and particulates from food burning; processing and waste burninte bons i`rom organic solvents, ncludin g, hyd.roca.r- colsLtings, and asphalt road constructianainit isdnotrface co determine the sig ni a Cance of stationary source' impactsla t this time since industrial Park uses are not yet known. Appen- 5 contains li t of stat .onaryy source control regula.t.lons for for certain emission. sources ;('burriin pounds; Particulate matter,,etc,). g sulfur and organic Qom- Adherenceregulat.ons the rules.and ® 1� of theButte county APCD shouldhelo p mltI a e potential impacts ir, om stationary g sources,,_ The major source of long-term air qua]ity_impaQts would be motor vehicle trips generated, by the emissions analysis was done for the project. �A mobile source cent buildout o the ' year 2000, using a 50 per project site (see Appendix .5 Fift percent 'buildout of the site would, )y generate approximately Percent of the estimated total: mobile source issionsin Butte County for the year X000. Although this amount is small, it w"' contribute to the cumulative air County. pollution burden of the The Butte County Nonattainm x qualitent Plan serves as the County's aiy management plan. The Plan lists regulations for Particulates and certain organic compounds as well as new source review guidelines, The proposed project conforms to. the goals and actions contained in the Plannerally The Plat recognizes that reducing vehicle miles traveled (WIT) would substantially reduce 1 mobile sources. However it also recognizes that Butte 'Countydoessnotnc ontaa n reds large enough to enable mass transit or other tranvsportation control measures to'significantly reduce county- wide VMT, The Plan currently relies on state and federal. vehicle emission controls to reduce mobile emisaians. The light industrial uses anticipated in the industrial park should not be in conflict `with the Plan, The APCD would, be resp6nsible for implementing the P1an'�s strategies new stationary sources regarding petroleum Mrketing, architectural coatings,,'. dry cleaning' and degreaslgng, f ui•tgations - Miti' ation o g i mobile source: emxssianscan oily be accom- plished through a reduction it: direct-upurce emisso rates or source-relatedt aQt'ivities. Vehicle., emissaori rates a,re regulated by tho state acid federal government and the composite emission factors listed in Appendix 5. include projected .government re-: ductions. Adc ition l m i coon of tbi$ Att`Ure Are, un Sourcereduotsi act3vit s .can be reduced through any measure which reduces volaicle travel Ouch �ieks:uses include ,ca.-poolin bXke lanes, and plAD g, Xi Project design should help reduce VMT and mobile emissions. The inclusion of 2 neighborhood commercial sites within the project is projected to reduce trip generation by 16;percent resulting in a reduction of 25, 000 VMT at full buildout. The industrial park (a source of employment ) is close to 'the resin- dential area whidh:shauld also reduce VMT. Use of the interior pedestrian would further reduce VMT psystem,. !Required 9. Particulates raised by grading activities can be minimized on y good ood cttitechnq ues including sprinkling est- ronsruc;. ,,... posed soils with water during dry weather and curtailing r earth-movin"g it on windy days.. 10. One or more neighborhood commercial areas are proposed to serve residents. 11. Park and Ride lots will be established iia the project area, 1.2. Bicycle and pedestrian paths are included in project design. Additional mitigations include: Extension of the Chico Area Transit System to the pro- 'County j-eet site; include the,project site in the Butte Transit System when rider demand warrants extension: • Direct support to transit agencies For service and/or facilities. ■ ®, Planting trees and. other roadside shrubbery to falter particulates from the air. QEmployer sponsored transportation measures (for the indus- trial park) could include. e Employer-sponsored ridesharing programs, e Employer-provided transit passes ® Catgool/vanpool preferential parking. m" Mbdif ed work' schedules (flextime) 'for, meeting carpool. ing, vanpooling, or transit schedules. a Secure bicycle parking facilities. e Fleet; management to reduce trips and :improve vehicle maintenance. � 'requirements e Decreased parking for implementation of ant of the above. -28- .� 11 _ t i� 1 �- 'i7iwwS 1� I `' x� . tVlaster Development Plan Study, NEAL- ESQU N, PROP 'y Y Al1t'�,.Gb,{ Mx _'.`'�. �� .�.-,Y .I. _s .�..{�1� v.ot�,� � `a �., fs�tfi /. �'4 j,' :' `�fn �'�••y X` 1 J t `<: prepared for Parrott: Ranch. Company e Foothill Design Group +. ` •h-- R t•1 x _ i ;_ �' , y f - Master .titan Consultants . - Ct C '� rill S' '`n4 Jx. R _ �4 • l % �3 R -''• �?y��' g�,.- � + 31r'� CyT as .,f� 'c.. - .. �1 .'k R d = z pp3rriary' �rt 1 I Jh rJ s -� Lo habitl` LEGEND ,� _ t-� •_ �j { ��y� �' r rz�wes /, #�" __,✓ ,e• _ S RIPARIAN y , ALLEY GRASSLAND x i. f FOOTHILL WOODLAND sF; DENSE FOOTHILL WOODLAND t a ^' - L �+''� o :- ;,y:.--•..:�-orf - 1%"" � v`��X`�gat AL J IOU F16U E. NO-6- VEGETAT rt •-.ti �, � c.� i } f tF y .�� 'i f �J - cC.I.' _/�'�`�"� �J' �JJj�� ���/' � �� � _ _ . • t � � � Y i J'�� L _ � (, f .aasy�- ` } �S •.I� - .. /` �@ � � ,ter ;�. � j. y ��ti Y + �•�. - _ E •I rel .�,� ' +�� n# ✓s sn ��' 9 / miles. S- } y t ln,' north '^�, �i .+ � s �-� Y ` i /t � • ^�� - '�•" c� f� ��� J _� ;' '� :acres feet. _ L tl 7rtL I� � ; An extensive search sea-' was conducted during the peak, son but no evidenceof any raze or endangered species was - found. A probable explanation for their absence is that virtually the entire property has been heavily gra,zed for years, even on steep slopes and raxound rocks and trees. It is possible that; some species' may exist in remote cliffs or slopes inaccessible to the cf'ttle and sheep, however; if that is the case; species iii those areas, should not be im.- pacted by development. The plaint communities on -,site provide excellent wilds-- , life habitat for a variety of resident and migratory speca,es ; The highest year-round wildlife values exist in upper -Nance canyon,, particularly in the snort side canyons with seepages and springs. The eastern portion of the site (Sections' 1,,6, and 31) provides excellent cover, feed and water on a con-- t.inuous basis. The mare densely wooded areas along Neal Road also provide good year-round feeding and shelter areas, but are loss valuable due to the lack of surface Water. The remaining two-thirds of the site has more limited, value because 0.1 grazing pressure, insufficient cover; and a lack of surface water, During the fall through,, spring g monishs, when watex is present, the site does provide feeding and resting areas for many migrating birds;. Birds observed on the site in- clude mallard ducks, turkey vultures, American kestrals, mourning doves, red-tailed hawks, downy woodpeckers, com- mon crows, -scrub jays, and western meadowlarks, Competition livestock with limits wild mammal activity` on the grassland areas except for the coyote population. Other observed ma-mmals include the black -tailed deer, jack- rabbit, brush rabbit, and squirrel. (See Appendix 7' ground for a complete list of wildlife species.) Potential Impacts Although the project site has been affected by human activities, it -has a diversity of habitats which support a variety of wildlife. The proposed, development has keen planned to avoid the' primary wildlife habitat areas of,upper Kance Canyon. Construction of roads and dwellings' could result in the removal or, disruption of vegetation and Nabi-' tat on the ridge tops. Small carnivores attracted by devel-- opment-created wastes, could become nuisances. Free roaming dogs could become local predators upon deer and other wildlife. 'Require;aMitiatons 13. Roads and dwellings should be placed so as to xe- duce the amount or vegetation removed or disrupted: 'She anticipated 2'0-30 year, phasing of the would allow fora Project gradual reduction in habitat further and mitigate impacts on vegetation and w Ydl fe, 14. I7ags must be confined to homer ;-'a areas when unatten- ded. This can be r'ep'tired as paz•t of the CC&R's fox• each cleve7oPment area, since the County` lacks for staff enforcement of dog control measures, " HISTORIC AND .PREH;IS IM P 'Ib Intl bua ES An archaeology c*al survey,o between d'anuary ].0, 1�8 and Fefth project site was conducted A records search indicated that Z historic 9(stone�ence�,82 bas P•andnl0ng Prehistoric, (8 rocksheltez•s, 2 bedrock mortars) sites had ;pre- viouslyy been recorded within the Pr`&iOc°t area. The previously recorded rockshelters and bedrock mortar sites were all examinedduring th,e feld.surve y Twenty addi- tional roc:.ksheiters were also .recorded during: the survey, with 6 lack along of '�1edrock mortars. One undated; historic site, con- sist.ing of a stone corral and a collapsed wooden building -was recorded. Historic stone fences were recordedg, of the property: in the western , Potential Impacts Rockshelter.s are valuable archaeological resources for the study of seasonal migrations of �• rehistoric populations. Eleven of the rocksfic.lters within the project area sidered to thin be are con- Each of these sites has a cul- rural deposit of suf±i.eient depth to data. TC?e •emaiain hive valuable scionti. Pxo g 1.? xocksheltprs have shallow and would deposits be less likely to yield significant information.' The 2 previously recorded bedrock mortar, site nn exceptionally large concentrations of `mortar' s. indicate a high ee degrof food p sites,t. Of the larger itlyand These mortars should bescieriI gcallyvmeasured Tho addt.iona;l 6 bedrock, mortar 7,0ci were 'noted on a t ographic map but:'were not recorded since they did not cp_ represent `s:Lgnficant a degree of activity, The hi.stara.c site, adjacent to the sprSng on top of Coon, Ridge, consists oia 30 So y stone corral and a collapsed' wooden ybuldind; 2 foot high Square cabin, The built with milled lumber and g,,wirnails,foot' P bwere artifacts' g p locatedcint° an t}tari' the corral. No shallow soil makes it Unlikelysthatuthere $ea,and the durrxp nearby, buried trash -32- -34w LAND, USE IT , The project sate has been owned by the Parrott Manch Company L :far over 40 years and has been used as seasonal gr:az- ing land. The shallow soil and ,low Water holding; capacity of the site 'has 11 severely restricted its grazing`po,tential. During the grazing seasons from 1978-1.983, the 6, 500 acres only pro- v� ded' an averse of 2 569 animal use months (.AiTrris) per ear. y . There are no :permanent, dwellings on the property although a smaller trailer i8 present in the southwest: Human alteration of the site includes power lines, rock fences and corrals, and jeeptrails. - Surrounding land uses to the north .include the abandoned Southern Pacific Railroad grade;, a restaurant site, a .radio... station transmitter and the 150 lot Skansen subdivision. To the west is an area zoned for heavy industrial use and the II unit ;Butte Creek Estates subd:�v*ision with an, 18-hole golf course. South of the project site is the Butte County sanitary landfill and the Canfield Egg Farm. Vacant open land makes up the majority of the land east and south of the site.(See Figure 7) The Aeronautics Division of the Department of Transporta- tion has expressed concern about the.close,proximity of the site to the Peterson Chico Airport. This airport is used for light private planes. No problems with aircraft overflights of the property are expected due to the low volume,, irregular' .. ndus- use of the airstrip. Most overflights would be over the indus- trialrather than residential areas, further reducing the A w< a triapark potential 444y Potential Impacts' No conflicts with si g land uses are anticipated. '. Required Mitigations None. ZONING GENERAL FLAN AND The Butte County .General Plan 'Map shows the project site as Grazing and Open Land with a Minimum parcel size of 40 acres. Uses allowed include livestock grazing, animal husbandry, re- sourWe extraction plant crops, outdoor :recreation facilities, rand "dwellings. The site is currently zoned A-2, General and S-H, Scenic Highway. The A-2 zone allows any Iuse except,those for which; a .use permit is required, such as junkyards, canneries, "'' lumber processing, country chubs and kennels: The S-H zone allows residential and agricultural uses with uses such as schools, motels, restaurants and professional buildings requiring 9. use permit. Restrictions ar.e, however; placed on signs and displays. -34w ow "c= s� ' '- .` - ` t, � ��� }f f .� k�fw� "Y,' i�faster Develaprnent Plan Study sg - a ,x > (r� c. ." •� - � t . NEAL.-ESQUON PROPERTY..' � f , IzIf .I _ ; / ' prepared for Parrott Ranch Company_ -2 a (FoothillDesicn Group Z*, Master Rlar! Consultants - R Iso - ]3• s� �t _3i C� 1 Y r�7• - - j 3f1. i! - = �r ---- - - <, c `tom r''�• .� 1. z LEGEND LAND US FR -SE '' ��'+��.;�1•�-� e �•� r� � RESIDENTIAL 34: .- z ��`�� COMMERCIAL, .r INDUSTRIAL S131�,' l (. _ SANITARY LANDFIIA. GOLE=COURSE PAC'', F L= • ' F. e1, UTILITY EASEMENT ACCESS EASEMENT ZONING - A2 4 A-2 GENERAL PA -C PLANNED ARE.Jk_CLUSTERS ' ,« - f t• - t• A, AGRICULTURAL - }• 4 �1 A-10AGRICULTURAL R-7: SINGLE FAMILY RESIDENTWL -.Plats -w �` Y // T i f fi • - - A.160 AGRICULTURAL R-2 DUPLEX RESIDENTIAL •. FR -5 FOOTHILL RECREATION: S -H SCENIC HIGHWAY FR -160: FOOTHILLiRECREATIOH R SUBURBAN RESIDENTIAL t�. 'f_ _ '':. A _ T •ti t'+' - IU: - •: = tf f`- M-1 SIM SUBURBAN RESID�`NT1ALLIGHT iU � i_ "•• ✓'• ?" '� i r M-2 HEAVY INDUSTRIAL SR -3 SUBURBAN, RESHIM, AL ZO- I G & LANA USE A s CURRENT FIGURE iia i Sill /y . - - N•rtn7es 51 =I' ' acres (ea -t n0rth ' ;. -, ,q, •--�* .. � }� .,,y, ,y f ..,�,: ..., �+�o�i., �I.. ,, .:. f)�gI{y .�WO ,..,,, `�,t ,' :,.:. � .�: ., ,. .: ,., �.�a.�.a ,.. ��1,��.w-+ ��ht�n✓��.', iY'�.: .��1��i._L/��.�._.w,.a:� 1���^:•i^.;!�i�.�.s��� \n lT �. �17/pYf/I. Mr',YJr�/l�' t v - k ' EI:✓ .,� fit:. Y � � ,{ " � :w /"t � � r i � y1 .1. '"��� ff?,,,,,,,,.: t�. 1L � ,� «'s' � k•� ,�y t: Ct b " 3 'lr, vFh� ii '..sw«r? « k� 'Y �� � ��f� � TII� � , a �"• '�� � �` ���•.: �t ��Jrl� " i('� rw"(c 11. C„l 7 +. � � � �,d + .�b� �\`'"^4 � ' w,�,r* ,° ”` ri/ � r' / ^" ^ f j"' ( � ,r..� > ,�,rk � � t ,{ ;n'„•v ,'?✓' iji /�[,! � .: � _. al.. i r. � r 1 � �: `, s,.*, �? sv,� ��}/1 +e„t ,,,...•. k . t� �r� ';/ r , �`M�� •'L: v W q t, �""•."'•• `'"'••,,�•v"..i� fi trl .r,` 4y �' �.. ,/� t.' 7 :.-� �.,1 ��r �i,', fr �,.+,r� 1 r� •.,, µ I r✓ ,1"jIt4,{'*,.,At �,.,. ., �' (•���4�� rr7. r� �„�,k �.��f „y,•.t ,' ' st x, � f � . i i._. f„ rf lir , ....ir3".--•�.,+a .s" > 'ter ' n" "fµ. i'"f_'1k' Y .•na""art �w�,+ ^+rr-..,.o •,f��'. 't f '",fR..rl'`�y�/. r r "'. ',..., . � " r ) t t' y��^^LLfdkj �(�. r�,, � ,�, 1 �+T+ t N '� , .`u ' �..r-�Ipo r 4 Y� t�,r� r,Y •Qb t,r�o .r -"''•""-ter 4 {{ 5t� i E e.. r .� k '.t r' k ham, ( i ae"" 1 x� /' Y /fit `� 1�,''+''y� ;•r � a ` � � - ..r.A��i « ���-- v e i � '��: ....�n.. µ•ms" � l 1 A. 4 i �y� r � jy 7 t �u sY i '1W � ♦,.:Y a f ' "�J JI T T ,.ti{ e � + .. v ', <4 t? �. `' we'"q !,v �,;, .+•n,r`^r '�tt- m r f 41 „� � t.:w N��+••.... i t �(� 1�` \ i s":y'+ s"v� ``w M".. {tP w . rt a. •..;.+'.. xcv �'-ss+. �,� ;-"*.-� Cr �+Mv 'yy � 3vyl Sr '�yrf5 #iii k ' 1 T k t vv if v � - 1' i . �� M1I4� '+ ..1:JWrrL�.,y�,y� .'+"'>� ~�.e�����•i—.' ++•w�%f4S+ti�%-'++r ;t,- -'t �i•(k .� ,.1 �'y ••f v 1 w ,��"�-+-^- � J'+p� ry T '' 11..t 6��i�M3 t ' � - •t y, ' •t— V v .i.. �; 1 ;.t 1!* y..i ratite 1. Fv,,,,.+^ ,.'j'^`f •-k any },aS i . ,lix f a+T!'D�"v�f �'.� .'- v ryr�r --,� rr' .4� �„J, ;, -,r. Thr. S+1 �irki~if Yvv���vr f �• Y,� "k�w: NUkl�h S , fYi,<`� ti<? � �� r� ^ ,�,. k.,,}',F.•. � s�. { kv� T� h a} tirt�vi:} it t. e i it 11 It � �' � 4 J .� � ,•+,v 1'al:..t., i ✓+ i. .,xsre�+-.., ,•'�•a t +r4•�t , � i r , < a } f'"�+ ... .• Y.. i _ y.: «+ h ai vl � a v� \'� ��i>. il;Mfiltt 4 r� tv" a r ±f + 1 ilii li � ; _�, TW � 4 t _ � } �, a ? W, � e �i ♦ a � f e T v Y k �# } il.. * ..,,,,,, fv{�M iti kr R� � 'f"'4vi 'S r� �✓ v�]�jj v li"Y fv 1`' v f yti., W -f i xxy '. R, ,i Y f. « ",. � �sr � « -4Y.. � �' «�'i�u �•f Y v yt r�., Q'���v1vfP. � '�•��t� � r �`..aY ' fr � fr �i ,T S «�' - r : �«� Yt' i'k„ � 1 v Tv If 1 f ti 1 d "` ti ii �! «�1t"rN .✓ c y' 1 i�v N 0. 4 ♦ �t t, ���, ' � u c .i �" r ti ' �,' ".f � .�+A'v .tY ,� iy - ri ITM"Yr ✓ 4�'t'c`r �f v I w� y �` a f �, +4 r 7 "'r �._ �' V v i� jt u i :4 a :q'a. Jl N'',.s�`� � t .:. ♦ « d < k •�vi P✓ - v yl Iv. ti e " v} i �.''« ",: � 9vY I Y a x r '«¢ '•,i "w: 9 � .y �' �'` y". ., '4"r t. � a f i � ''•- , r `,r i ya'' c :y .i A,� -k h Y W 11 �`'"5 IF LL i .JY "��,H ✓°,h W i,� )Tf V la',. I} ilr ± , .� ry i � A, iY r•. 1i k • 1 • �' ,rw �'�iY i J. i y•k N N d JC u k / •4. dY "'" 1 M i iT i " f � r :r 11� � + ",( i � yff f f-... i Ti+ \_e ��k .55, 1 Y' Al 11 Y. � -. i i 1 T 1 1 i, f {• � �, t I M 1 1 .aa f �1. v rt � W, I• ') 1 � � aE �� �v�.14"� i rf114 i• �N xS`rX ,.hN ��Irhw'� �. (((PPPjjj��� ::. a . � a« Y� he « c J"' a ".1w• v' d � ,- r r vi t ya..+ � Y a K s /'�/''� ,_ r r f: ' '� L�Jby d t fl M al' �' Ci L « �<r �;`�fV ilk I- a ,•� � W rrW .y� wit 1 Y �: y � 2 u• r� � Pc v � W W «, � K u' ♦ i u f� .n t 1 « t 'M ,a'. W Y. r f `•. • N 4 r, 'il li .. ti4 fi• y', ^ � v *. u i, 1 a � v�4 «. � .,. r t w : < ,.•i i � a .: « r ; F. " 1', M s, ! s `�.� a,., NI Y w ,� L A� W Y i Y i• ,� F3 ter., � • � � « a � � x � W r.it:, ..a, � r �� Y �, til ' ♦ *, 'A '� y1 i sC LL IY ,Y 4 9� • fL n�ti- y �" s.': - w J •r w.... ,vw Liu �, • ,' � fi`lCgr� " wy 3k a W a a v ' ,�•, � ' ��`" Ins � r r b �,r� � ' � 4 r ` r l n �,,.�""aon r i o«a r: r'0. Wart � •y'y . th) q , p r �, Y y+, CIC 1 � ?fir •:.� " " No1u 1d0' J.. �� .: v Y: �v"iw ✓ v�t�:h s4 ,�i� 1• � 1 1 �.. �''�`'��'�'��{, i 1 ayw, V 'hyy' - : 'Y � r � 1�^' (/yFJ�� �. \i �. •� W ,y^+ ' t" Y - t 1 vv� if f ,yJ �"•y: e� LT ��, 1, "•' f° x � ', �"•" � +` � � ' n ,�%"� rA� -. a, �'v, •«n f '.•,•. i h. vh.`. ! irk. u •" g� � v' "v'+f i Adequate water suppZy and sewage dtisposaZ cczpabZitties. ear utilit�.�s' l dpmes t, 3. Adjacent or n .sand industriaeveIo d. Adjacent' to or near arterial roads, railroads or ma o + + _airports., 5. Lase than 20 percent slopes: 6. Adequate fire and poZiee protection. 7. Notimmediately adjacent to residential uses. The northwestern corner of the site is,a logical location it is a natural extension of existing for the industrial park as alongthe Skyway. On-site slopes are less than 10 percent, uses' the site is near electrical and gas lines and is adjacent to`the the Highway 99 interchangAny Skyway and less than 2 miles from The County fire station is less than 3 miles to the west. 'wastes generated by the industrial park other than domestic would need to be pre-treated before release to the pond system. The industrial site is not immediately adjacent to a residential. the use although res,idential,development is planned for project' of industY, ial and residential was area. The close proximity viewed as a positive factor by the potential developers as resi- dents of the property could live close to 'a job source. Proposed zoning designations include Suburban Residential, Public, Quasi-Public, Limited Light Industrial, Light Commercial, rvation (see Figure 9). Approxi- Conserv Agriculture, and.: Resource en es and be g ` ted for residential us 930 acres would be d g mately The zoned S1 1-1, Suburban Residential, 1 acre minimum lot size- Planned Area-Cluster (PA Q) zone, SR-1 zoning with an overlay could later altow f,Qx clustering and flexibility in numbers and housing units, subject to the 930 maximum. The 300 acre industrial park would be zoned L-1., Litnited is the mast restrictive ihdus- Light Industrial. The L-1 zone was chosen in order to limit the type of uses and trial. zone and allow f'or a high quality industrial development . Uses allowed 'manufacturing, his designation include assembly and light services and storage and off-site construction and maintenance of Uses excluded are those which involve the distribution goods. storage of flammable or expl.osi.ve materials or uses which are smoke, odors, etc+ offensive due to the emission of'noise, The area designated for the wastewater treatment ponds will Critical areas within areas be'zoned P-Q, Public, Quasi.-public. zone of R-.C, Resource Conservation, of open space will have a This: a maximum amaun of protection. zone does not allow be,'A provide paved permanent dwellings and the 'only' improvements would a trail for hiking and equestrian trail for bicycles and graded Non-critical areas Will be,zoned A-40, Agricultural. The Use. recreation and commerciaa areas will be zoned.C•-1, Light Commer- zone, Scenic Highway, along the Skyway, cial. The: current S-H would :rema'In, •�38- ,lekn „ ^ , 2 t 1 , S �r,\ �14 x � r .,. +i�.x. *.- ,.ar• j «,.. r a�P'r. , ( .'-)..w . .. rt«•.. ;, L .:-., NWstqr 4 RTY E NE _; �- ' 1 � „• ,.! r. ('/„M •,Y•`” .ate„ ,WA Nr"S.: i ... YI', �:. .. �.T +•"•�,.yye..c,a. 'V d- 6- 1, ... I t n , to ll� , -. , .' .^4 ,. .,.- , r ♦py. ... • sT' / a.;-0• .^ /'1 i.lr,. 'ter' � ., _ .,', �, ;: h; , G�r prepared , �,,.v'• � - ,. I `•.'r`•�,'••+, 1 l'... w., ., .Y' ,. , .. g n .}' .. 4.+}' Jn•rwv,... , :..., ,. P"� 1,.�.1p: F Y:. ! R, rr rz.:•. y1 ' r eb :. 4P .• --:... - , „ yr r x u. _ , r, .: ,;. t{�:j <, _.. I .. - ,:, ....,,r.: ; raf = .,•. r•. _.•+x� 7 .. : ,,, ; �.. r.. ,.r >. K. ::., Gqy� Q�yyy, 1. r•, .. M ,.. [f ,,. , .. r D9. ;' Fa.- v. , / .. o/�MC d14�1 ..... gyp f1" ` .. , . r'• ..:: 4 rel _, v r i r ,f 1.. :, '..._: i[ ` , ` ,�:�, ., .. , r+.'.. ,.. ... 1 , ::...,, ..r I ;' 'r "� .,r N4. 1' l,' r :_ y'.. ..l' _ ,. „�✓ ..,, ,, f - . , , r , , „rte . , �! • • :, '', , , r „ !� f, i,� I. , •', / r k 33 w, t k r , - r ., : '• .. r a. - .- -: ar f. , 1 1. ,rr. ... "' Y .,. , a. •. � � %� ,mss.. _ , .,, .r .,. :.a+ .:. �,• ,. g`/1,�• • l , p� I� ^ x \ wy I IAL •.,� , j t,; . ,: ., • . , a , A "'''fir t � \ : - . r . L�.�IIJEIa_ � AP�1 R ,.'.:.k ru. SG,.• �. a :rl �t,:+!. ,: y.�` r 1•'u".,.. •"`•,�,,, ., r. ,,. •,. ,- 1 ...r ., . ,.. !. :d, .,c c .,: .. ,xi al'� - ®_ size, r i ,::- ..+. ...•:-r.,, _.h.Y,,.rrn ., -.., f.. ., - _,.-...,.-0 ,".,,. arc ., . ,; . ,,.�.,.... , .� _ _.._ ,•r, a� �,.. � .., ,++,. acre rx , ,i ,.J, : , � ,,t i,.ar• f ,,:r.r.,' �..,.,.w -t- „>:, rw .,, 4 'A , y.- "\ . •a.: 1.. .. r ,.�•.r••?":±L„�kr•"'T... f �",_ P X .7 ,i ... :'' ♦ , • � r ♦ r.+ r, . : r, • , „s•... a.: - �.. ,. ,... .,,. JAJ' .: .... ...,. ,:. ... ,.. t •: ..i.. ?..,.. ~..,�♦ h+: r_•. .1 ... �. ,(.[?'F �,�, iu,a'SV'.i .. via. . .' ..;, .., ...'i>. 7 .. ,,...• a,„+ •x+, �.: ., , ....� ... - i”. ;. :G' Y w •,,. , r r . n, ^A. t �1 •y . .. m.. . , :'a67•,•- „»... ^'r., ,.f a.. .,. ,_: .. .... _.w. _ , . r .:-. -/ _ ,: :. � �-._ - ,,�.' 'HOr USTR Yi. : _�. ':, . .:. ,-�:, .. ....4 ra •..,.-"'Y^i%, •Ir. , ..iG'+ , r , -. { J. .. .. .Y . ,. ,R'. , .:nf -��® r �,t � ,,,� • , [ a -_ � _ L., ...: ; , . , , � LiNIi�'�i� L.�CahiT ; .` .. ,.-ur .,.: , . x,. -:. ,.. - �:,. Y , xL . r ,., _ Y ., 1. . yr • .�-._-_.. ,r+t ,Y +�'Pr .. �,.._.. _...,� r„ir'Gx•' :. ... .:r:„ ;. .., .. .,•.•r,..r.•,. ,...ar. .•ra :+< .r• �. '� -.;- / :.1 r +, ',. .. ,. . ..,. C. ,.. ,, ♦y.. .,, h ..Pref r,rr+.•• � ,, lot • � i r r, . �•• ro 1. iK. r SS ... , 3 . • ,• i„ ,, . ,wa.. _ ,-,A�'�..... Y.. , t„� f , _r ,`�.`•..• �n�w��ciA rte Wk • :.,:: .,.♦, ,,,, t... ,r.� •, r ♦1 .. - ,. .�? • r , a : ,,,,'..� �'- • :Y•.'. IV7�� - .i”: yl 4 "•. s ,.�' ett �. a -_w r, •,•. ,. ,r ,. ,,. ,.,,, f, l..r „♦ : .. a. •:r .,.,.. a.�„,. ,,,5 .. �.� .., ,. ,r ,xa ... , '1.. .• .b a, ,tr.,, r. ♦. ,+ . n ,. .., u:♦r.. r5 .r. v '4 .:: •,• • ,.°: da_•pa Cr,d•n• .., ', .. a _ .«a. P_. +. _•. ., r, .,,. , ,. .• r... ♦,r A+ If ,a„ ,„ ,._•.. .at � 1 :,. •.. �.,fa r,. i.. -. r... , , ; .w. ',,,. ,•5a r ♦,r 'blur'.. .rff ,' -.t .. ” •', i• r �.. ,.,.. a f. . a ..r+1 ,d ., �.. ,. , , t. . -,t ♦. ,,. 'r ,b „ ,.. 1 ,.. ..,, :r ... ,•'L' p... , :. t .. , 1lrW :, .. .♦ '-. ,.l�" ., a '. .. +, t �, f.'r � , •. .. r., (. -:. r:' , t A ,a, , y,..• •„f. •,,, ♦„ ,. :i �:� .,•. a>.a ♦a. .. f... '.- , . . F r, a '.::. r� 'r, ,,,. ...d,. • BLIC� ,�.,+r •, ,.: ,aa„• ,a.v .r,w „ • «:• A ..•. _ M: .�, •r. +fit -.'r ,♦. ,.,..: n ,.t. N , ,. ��,: ., � : � �����• 2'. + •i�v. 1yy,•1••,• • . •.Y,♦ , +v +. ••IM•• .,.w ,: }:.. _ 1:+ .,w.i•1{: un,) ,:r' Ild� :,. ., .N'aT al •,. 1fli a ftl f ♦,•. ,., �•♦,• , x ,• b'. -r •r ,• ..�,: -,: A: I ,. �, , : ,: i 'x ., a ,•+ -.f , , �. .{ •.. ,:a"r) t r.. , r...• .., •i ",••• i „` .. ,rm/ f1 �y,�,y, +.f i., ,A' , r • ir>` , A � r '( , r �' ». .•,ir,rr• .. ,�. f.4,.rrr., r.a x .- Y,t, . t :r , QUASI `W v 1 S .•.r f� ,r .,., r RVAT r .. _,' :: .. x'': 4 ,,, , :':: ,.i�,. ., ,+AP a .. r+.. ••. • ,4.{. .: I'. , ,. + -; � .. i. -a.. .r a,- r. 1-:: Y: OUAC E 47 a � ,,..,al,, . �,., r .,r. a , ,J,.tt•, , , ., , Ria' • ,. a V a •.. TJ•• , ,I. i. ,. , , i w •.0 x rx'. 'e ,nrwy, , r„f -.:, r, ,{:ni. ..•+•,, ' ', !' 1,:. •. . 1.+„,, ♦ ... r4. •: r .a+,,., :{/:!ti ,. fa, ra r.•,. .'-.,.. ,' ': ,. ,} e: ,•4: .,ii ° , , '„ f a, ,a„ 1. �, •„ ,.. • :'. „ ,fit All .' Y, ',+:♦,: i•�a• ,, e.:.. r ... .., as '.�. :. i �, , t ,'. - .. .. M •♦, w tl al •a,++ :♦:,., 41 •. r •,r.. ra r ••.•a`... r �. + • ,.•.r .a.. .}. ,,,. ... a. �. ,... ,,, i. i'..• O, l• ,.. 'rr„Y �� 7 : ..: ,} � 7 ., •r r♦ ,,..,.4,r r + + :a., r. . s,6 r }x,' f ' ,♦: r :• :J !' �:t ,♦♦.,. A'f , , e. '.r ea .ai i. , :!♦r, a«,w :: ,,,,I .,' ,; , "• „'� �. 1.. ,... 1 -• •v.: �. ,.. 'la,, s.-: r ,�.'. �+.4 i y'v r, 1 ,•.. -. .,. .. ;n r ;h+;. _ , ,. ,(.� 11 7. a. k x . a:; r x • r '. ♦ :L P♦•,i, .:. aR a,r :♦'. � ,.., ,J.. ,: ,.: .. .+: 'x:. - f',' , ,'::. ,r. . 1\' �.- :a.,.,il ,•r.♦„ 4 :.'}ftla••„•, ,,., : .y • .', ! /d .t. _. .{ "':, , ,� •,+«•, h v.' ,,.•„ . ,�F,+, ♦a.♦a„r a•i a.T •:•1, .+ ft. .a L.. , y`:. . r ,.� l !f ,., a , :. ,,y - + + • , +,t , ,♦. {i,w -... x ..: .. ,. r _ ,_n .Y. , _..o- a ,.,1 r ,t s . ,. _ ,:, , w r ' _ x, ...,.'^”' a � . ♦,: r { ,r J, . , ♦ : , , .. , � . • ,. -.. m 7�? ' n r 1, AGRICULT ',' L if 1 t x u ,.. ; ;V•r 'r v. • • , :, ,. -, :., +F.. ..P: :'. . ,:r .f : ,( ,.. J.. � x. •�� ::� '.i: 4'. W A:� w a , ,.., .. i. .. i,.a 4.. :fr., 1„•:: :+r• � .... - - ,. 1 .” `: .i t ,p' r{v +..r , f4, r„ +. ta. ,r. r «:. . 4::,. •. . ,. w Y ,..� ... +=�'' ,r _ .,, :';. � areal sz �, 9 ,:: •,,,,,. .. , , • :.. x � , . , , ., � , , , � ,1 , _ acre p - �; F- ., w9 ,. � '„ ,,,. 4, (7 ,,: ♦.,, � xr, , rc i ,.♦ .,,, ay tP , .,- ,., ,i 'a . ,. /I �Q .: .. ,..o - R.r♦�r, ••-�. 1"t -+ x aY .(,/'' • � :x. x •:.: r .� x �,r�'.w rka 9. ,r }}, v. -,»r, a: i * x w , :;•. • r. �:_ ,. �.. u. ,. k t ,,. x,J rx.•t. e,>I� .. ♦.. � p ,,. e; ,: ,, '.5:. .,-."''' 1. . j �' �.,.. :. p✓r y .... ,! „: :.% x:, Vl 3 .i,:, „ '. i� 4, ,r4,ra„ w^ ,i L 4f w: ,.y... f 1 ... ,,,.: +s/p 1 r ;: u' a'. r: , w c. ,. r 5< a--. ;a,f , 1' ... ,..,- s' �• ' :I«' �,„ r ,. 4 m ti y :. „ r°,rr ,. '' „ '" - Y%, %a . rl.' ., a �1 x s ,..5 ,. . ,,�It .. �., „ a i �..,. w . ,, r: I. � ,��_ "I .0 �,... •-,,, _r.,-., .l- r�.,.� �,,.,j� , :.., ;� r.�,.,". ,. ., t/' , '-r ,Y.' x_. YS, . %: :....�{e-Q�7 .« '4 a. � m:, .•. ..> ;; ,. _' .i.�.pF. ,. :,. - _ 1 . r :.r. •� x rb r Jc. ,: �4, .: , .. , i - <• .r, :F a ..,, ,. '� r � w xw 1 ': '� ,f I ,:^i' I, --'.' i»'. 1w .�'.+> 1 •ll, �.n, 7y 4, a✓' \; w;' Y 4 1:. «:. p: t: '. �Y i, •.,i''a. xp".ra-; w! .. , .. .. r��1, r ,K r, 1i ,/1J r 7. �- �.. r a. • .�,...� -'a M,: l If 4- i Y Y K ,•i / 1, .. '.'., (1�;. r .,- r, �. : f'1/, ,. ,. w..: + • '. � M., 5r i : ,.:. N ,. •,�1 Y ,.. ,. : :,, :;;'F : �,,, ., x ,hW ,, .: , , A. 1 rr. :l t+. . I.' •A r.' k.. X.. 14.. , 1i .: ♦ ,.: -. j' U, .: R'r !i'Y'',=n,..;.n "4i. ' � t R. ':• 1 • .: � ;: '1.'f<. �:•+'. -S �` .: ., ,...t^" s,' Pn .' 4 r .p.; ':1 n "r"-.,) H sr �'.`. _•. r. ,� ,r � .. �%... t 1 n 11 as a. Ia G , SIE PRUPO 14 ML I e., � 0 '.a �r, ., 'l. , ;:, :,.. .:, i ..: ,�.: .+y',.. ,• •• l:�.,. !*r"�. '.t IY'',X ,.,^ r ,... I. a F � k. � ,` k ;; t ,fir :, -.:.� ,.: -•.• 1 ,r 'J ::?1'=''r._,+ •.r , r. t.A r •fie :. Lrb A :-. ,. -.: ,p�'.x i.w ':., • -i�11 .,... ,, ,: e/1 J'f. „d�.. %:_ �,��h�... ,r,�. ', :. _. , �1 ,:. f, r W ,: x,.. y: f ..� x rFrrW„.. ,. +,+•ar++ .r� :.r- ,r A„'.,..,. {a -,, , -: • r :r ♦ ::-. .. + ” .l :..., ' .«�..,'.. f—was.... .,,. // ;>: ./ • '...r rr c , ' • O: • ' ::.: ,r , : a, .. ' 1 l,rr , ., ya :: w ..: ...0 nr�:wxfr. wr, ,sr •1 : , • 1; ..v... 1 1 w. 5 ,,. : , t ,• . y,,,,r ,,> ., ,, �. : u �/,}C`,/1rn r ,r , ;` , r+., r« . , :: rr _... ..rl .,. , �:. _ x, o: ! : -r . :�:. „a !r ,.-,. rjj C .. w r �„-,,•... '.. v) :I r ( Ir r , 1 • r. ,� ..•i�,fi -.. 1,1 ,..� rr�:.. ,.1. ,k :.t ' "� .;..- • ': :. M a/-.,... W..:.:. h :..,fir .i. :.��i'i , ♦n".., A�. rl +�}M., J!/ .,( F :°'.-Y :v. :;: _{�g..... J :. r`ti(• rt.t.. ib: w 'k : '.1. r, ,.: r -.e.: • yy.:,. } A...<✓r. .'�,.. _� .,, �/� t;. I ';- µ ,rr - v::- ie }id - t , ', :•: K � ,�,,.r ♦ \,..r"r". ':It {{ , �-:. �. `.. ,. _. - (ems _. .. �' +.'.., ,., �. : �t yen ,� _ �y � ♦ �/��f , � „. . .; ` . I �� rth 1®tat no 1' , • \ Y, , +,, r.:. J`, r' - "'� JfAJ� , it r Ae� r R 4 , , , , , , r i _ y ACCESS AND TRAFFIC Regional access to the project site is provided by State 1fig,hway 99, the Skyway, and Neal Road. Highway 99 is a 2-lane highway through much of it8,length; through Chico it is a 4--lane freeway. The Skyway provides east- west access between Chico and the Town of Paradise.and is classified as an urban road by the Butte, County Regional Transportation Plan., The Skyway, the area of the. project ,in site,, is ;a 4-lane divided '.highway; shoulders are generally, paved. Neal Road provides secondary east--west access between, Highway 99 and Paradise and is classified as a select -arterial by the County. Pavement widths vary between 1$ and 20 feet with unpavedshoulders. One possible. development plan v.-Aild allow access at 4 existing easements along the Skyway. The residential area Would be served by a paved.., looped system accessing the Skyway at 2 points. This road would have a 60 foot ROW and -follow natural topographic contours. A minor road system, providing access within the residential clusters, Would be paved and have a 50 foot ROW. The industrial park would have a paved interior road system (60' ROW) with 2 points of access to the Skyway. While these appear adequate, no traffic analysis of the internal roadway system has been completed. That will be necessary when specific development p'l,ans are proposed. The, residential reserve areas would require 4 access -topography-and points on Neal Road. Due to the dense vegeta- tion in this area, a looped road system is not feasible and major residential clusters would be served by individual en- trances, from Neal Road. Some interconnections in this road system may be necessary for emergency access. Potential Impacts A traffic analysis for this project was prepared by Dr. Thomas C. Ferrara; Registered Traffic Engineer ,413. Poten- tial impacts of the Neal-.Esquon development are based on. :estimates of future traffic volumes for area roadways:, year 2000 traffic volumes; without project development, were ob- tained from 2 prior studies. (1) I'Skyway Properties Traffic Study in the City of X198 Chico'!, p nts, June co MM Trans ortation Consultants, 3 (2) "Chico 'Urban 'Area Transportation Study" JIK and Associates, November 1982. Recent traffic counts (]981) for the vicinity of the Skyway- Highway 99 interchange were also reviewed. These 1,981 traffic volumes are included in Figures J;0 and 11 for comparison of cur- rent Volumesj 2000 volumes. with pro ecte..� ;dear 1 x»40- {m ��mon _ TABLE 2 - DSTIMATED TRIP GENERATION NEAL-ESQUON DEVELOPMENT Residential Development Hate Trip: Ends 2.4--hour Hour.:.. Peak, 580 1/2 acre, single family 10/unit 5800 - 540 170 2-5 acre single family 14/unit 2380 260 180 townhouse units 8/'unit 1440 160 N t - 96201,060 industrial, 298 acres 62/acre .180476,' 6020" Commercial 2 acres within residential area 800/acre L600 160, 3 acres within industrial area 800/;acre 2400 240 Total (at 'full buildout) 32,096 7480 Total (at 30%n industrial buildout only).'6,263 1878 Total (at 50% residential l" and industrial buildout) 16,'048 3,740 u o� ~�,-- w n "20th ST13EE-T ®0 c a .r'. o � va a v �1 0 c p , 40800 400 14,200 r 1-600 4700 S7000 00 -11,2,00 r =. i, t£1 ii i u s r 1.14 ° i f St i t i S 3 i £ii s #si i s ..ilii i t£ _ 1 i =IS PAM"", t t ti i FiGuA1� `it =2 _ ti ii 1 t TRA`PI� i 1 i 4 HOU i PM�NT i 7i iS r = i=Si = _ ® S ESTIMATIE® t I YEA 2000 0% INDUSTRIAL DIAL. i..: ...tir. . r r XXX TRAPFIC VOLUJO ES LUM,Ea XXX 2000 TRAFFIC VO r .. : v JV 11 O A tiA � STREET a,.204h 4 p, . 300 W' cc 210fl 1 100 rC� 11 h2 4200 y2 00� �3po 80® 11,200 ewe` 300 : r ii7it 1 ti '{ • i=t = 3 7 SS7i 1 Y3� i3 = jt t. 7}t Y7 I MIT =37 '. i{t i! 7 i t g,.C.. IPI G U:.R E 2 - 22 i jY Y jig i$ HIM! 7 i;ii t 17 2; it :77i jj 1 M-11 ... '• {i t { i i {. Y � p��A NT ��jj CC�y,.%jcc (� TR bEV{�.��/PME1� TRA li i 7 2 _{ Y i � Y S I���STiM�i�, ,�qq D GiW'"'�'I��� y tIi =SY 1 71 { t7i t17- ,.: �. r YEAS ®®0 5®0oALL DeVEL® { 7 = Y .t....{..t . XXX 1981 TRI AFFIC VOLUMES XXX 2'600 TRAFFIC VOL:UMtS 1 ' i tl rO.J 0 r r w 40 rET N� t200 STRFLu ccom- ���� O a-40,0;00 jc 5 O (40,800 °' ryo r 31,500 38 10A) 3 18 000 ( ? z__.__. Nva ($2®0 (9 Er, 4 0 0 11 QPM 58,600 (63,000)- N �� � C O �st �qq1 0t ti sit £}s : . ii tt 2 t is i i F r (p�yy \iA U R E: i i t iit t} 1,2 s �RG.3E 1'tt .......... 1�t i! t = � r i t 22 ' ESTIMATE' YEAR 2.000 TRX �1� /1 r}' t ! , tt ' ��Vi�'I� SIII S F i'$ r ,4£ 2 !s t ids i s tf 30% INDUSTRIAL 0 ti t£`'.`t ! ! }£' NILY ' t2 } }i tt } } rInn rXX XXX' WITHOUT PROJECT DEVELOPMENT XX,XXX)' WiTN PROJECT DEVELOPMENT r N Lu a ® 0th ST z aEET liJ � /0 U Z140, 000 a 5� ®© 3 x,600 (42,'1®Q � 18,000 �r ti� (36 (19,000) 3 s .000 QP�� 58,sQi1 1 (70,600)® - �o y O® _ _ Hill t 1 t t Y . s i i{sin' t t ti tt j #t Sf tftli! tjN,#S S y P I G V R..pg �.'. SSSt t S S �S = iY SY f 3 g qq., m��p pro yr�e -qtr ■�4s ESi"IPi�AiE �EA� ®®V TRAFFIC S VOLUMES ...... Y#!ii ! #t 3 S 50% ALL DEVELOPMENT YY �ifp 3=rr t i {{ S Y+ i XX,XXX WITHOUT PROJ-ECT DEVE1»OPMENY' ® (XX,?(XX) WITH PAOJECT DEVELOOMENT �46- r would be below 2000 vehicles per day. 'Traffic impacts to in Neal Road would be minamal since 1081 traffic counts are the 600-700 range. Neal Road does not meet current width and shoulder for through two-lane rural roadway. Improvements standards a intersectio , Highway wolild be to Neal Road and itsrovements ® wo9. Y by, .required. These imp_ uldlbe dictatd9primarily land us'e change,. i traffic from sources other than the proposed be 004ared to Traffic impacts along Neal. Road would minor the effects of the heavy traffic volumes forecast for the Skyway and vicinity. Year 2000 Roadways The estimated year 2000 traffic volumes are considerably in Figures 10 and 11) and higher than current levels (as shown thus considerable roadway' construction will be necessary is developed. whether or not the Neal-Esquon property The amount of traffic which can be carried by .a street, is dependent on many factors, such as the width of the street, the street, the the presence or absence of parking along of abutting land uses, intersections, numbers of, character turns made from the street, and the amount of truck and bus limiting factor for the amount of traffic. Usually, the most traffic a street can�carry, besides its width,' is the exis- ' tence of intersections and the relative amounts of traffic appj^oach. attempting to enter the intersections from each traff7f0 flow Intersections are essentially "valves°t in the system, controlling and limiting the amount of traffic,which uses the streets involved. The maximum number of vehicles which can pass over ,a is the given section of.a street in a given time period in rder for a street "capacity" of that street. However, o tlis amount of traff is (operate at capacity) , to carry traffic conditions on the street must be severely congested: Hence, 'l levels of service", A to F, are used to represent differing traffic conditions on a street, ranging from no to traffic conditions. The capacity' of an congest-ion jammed intersection approach is the maximum service volume for Level ' of Service (LOS;) E, The c�on'ditions acceptable to the majority level Of motorists are those of, LOS C and this is the service 'Level of F usually used for urban design purposes: ;Service represents, extremely poor conditions where traffic flacks up and long delays ares encountered LOS C will In this report, the maximum service volume of be referred to as the "design-capacity" of a street, since design this is the level of traffic service usually used'for Purposes. It is,assumed, herein, that levels of service D, E, or F) are unacceptable with lower than this (Levels -4?� h . respect to the traffic conditions which would exist. As Song; as the traffic volumes remainttepns W1]1 be,rIf0 tocas, iraf fic Gond of the approach, acceptable and the level of service provided. will. be Level A only during II, or C. Design capacity is usuapl exceeded, peak traffic hours. Table 3 depicts maximum daiereralf differunisstreethe range of service levels and :For - cross sections; These s'orvice volumes were',originally pre study".. They seated in the }'Chico Urban Area Transportation checked: and. >:found to be applicable for long range plan to the were These service levels were compared ping purposes. estimated year 2000 daily traffic c volceelevelseoneimpoxtaniin res ®11 and 12 to estimate year• 20 the project site. The resulting �s streets in the vicinity of 4. estimated service levels are presented in Table The traffic volumesunder discussion, withnor wiChoutof growth the proposed: project are indica ion as a Standard: Metropol:i"tan designat. 1 Chico. Its 1980 Statistical Area. (SMSA) indicates tatus as EL Small city suxban population enitS area rather than a rural town. The d do '55,000 and could double in 10-2Q years. The is :in excess of impacts from fui uxe traffic volumes nonizoitlevellstofeservice^ Reductio gated with wider roadways. 99 between of development, on Highway - wi11 occur, as a result icinity 20th Street and Highway 32 and on the Skyway in the v , of Road. _Bruce The land uses proposed for southeast Chico any th , corm o by domobile ® isly Esquon; property cannot be assumed to be the The privatehis transportation. development. mode that will serve travel generated by Mitigations The traffic analysis prepared for this project does not imp acts. The'2 comme r-� consider internal trips, in estimating added specifically to decrease the need for cal centers were external, trips an&. to reduce adverse impacts related to ex- buildout, should vernal traffic. These centers, at full trips from 32,096 to 27;000; a 16 p reduce the total. reduction. park with the An internal road connecting the industrial neoly°bicycle-al the. residential areas would further reduce' Skywa,�. Curr Y, trips, especially on the are proposed as connection pedestrian paths thetraffic es Mitigation of the adverserpvementsatfrom improvements levelsodepi,cted tiara would require; roadway intersections Of the Skyway With Bruce Road In Table 5. Major r _4g.- -50 �s CABLE 4 LEVEL OF SERVICE ON ROADWAYS IN THE PROJECT VICINITY LEVEL OF `SERVICE YEAR 2000 WITHOUT 30% OF 50%OF ROADWAY PROJECT INDUSTRIAL PROJECT DEVELOPMENT DEVELOPED DEVELOPMENT Hik way #99 Froe vay South ofSkyway - 4 Lanae A 'A A Skyway to 20th - 4 Lane D D E 6 Lane A A B .20th to Hwy $2 - 4 Lane E F F 6 Lane B g C North o HWy 32 - 4 Lane E E F, 6 Lane B. B B Skyway Development P to 'Bruce Road 4 Lame 6 Lane C.' A E F` B C Bruce'to Notre Dame 6 Lane C D F S 'Lame A B C -D Notre Dame to n99 8' Lane* E' E F Park Avenue West of Highway #99 ® 4 Lane E F F ■ 6 Lane B > B C Notre Dame North of Skyway, 6 Lane D D D 8 Lane B g : B Bruce North of Skyway ® 2' Lane F F F 4 Lane A A A * See Text -50 �s and Nage Dame Will require multiple special turn lanes an'' by traffic signals. develop As noted earlier, the currente development proposal's orals in southeast Ch�.co :will.' requiro many these improvements off' with or without this project. One lane' in each dxect�on w een ould have to be added to the Skyway betwNotre Dame an;!. the Neal6-Esquon Property to serve-Stimated traffic level`s generated b the p y addition, major, im rovemet:'.- Y project. In, 'to the Skyway west of Notre Dame and • g s 1 Actuah�•interchan e with':Highway 99 would be necessary improvements would depend ori the speciictraffc move-, meets that occur in the future and may include the following; • Separate access lan the freeway:. es from Skyway and Notre Dame to 0 Redesign and signalitation of ramp junctions on the Skyway ante Park Avenue. - Adding additional width and lanes to the freeway overcrossing. • Construction Of two -la ramps. ne freeway entrance and exit • widening and lengthening areas where weaving move - occur. Interchange improvements of the nature described above will be necessary even if the Neal.-Esquon property does not deIvelo However, addition of estimated leVel,s of P+ • project generated traffic Will 'require interchange improvements sooner, Although not a viable option.at present, future increases in federal and state road monies may, funding for improvements to HighwaYy99xanddthe Skyway of change. Improvements to the SkpwaY Would be the responsibility OftheCity of Chico and Butte` Coun tY. It may be necessary to establish a road improvement asw sessment district or assess a road improvement dee on flew development to fund road improvements of the magnitude dis- cussed. ;One mechanism to mitigate traffic meat and fund road improvement is to xequire owners of, the Neal.»Esc�uan Property to partieipate in either funding, inechanisin they be implemented. should traffic impacts could be of alternativd slight! us e transportation mod,esateThese 3:ncy by,the e publ ice transit, carpgoling and bie cln . i g �'he' intent of the maximum, development scenario • i,s toy mixed use development where res, idents can live nearotheira (industrial park) as welx as be place af' employment Provided with basic cordmorcial _. --51.- 'U TABLE .5 YEAR 2.0:00 ROADWAY NEEDS ROAD AY WITHOUT PROJECT WrTH 50% OF DEYELOFMENT PROJECT Highway DEVELOPMENT #99 South of aky way - ane Freeway 4 -Lane FreewayHi hway, #99 North of Skyway 6 -Lane Freeway, 6 -Lane Fxeeway Skyway Bast of Bruce Road 4 -Lae 6 -Lane � Bruce to Notre Dame 6-Lame ; 8 -Lane Notre Dame to Skyway 8 -Lane* _. 8 -Lane*, Park Avenue > West of Highway #99 6 -Lane 6 -Lane Notre Dame North of Skyway' ` 8 -Lane 8 -Lane Bruce Road Northof Skyway 4 --Lane 4 -Lame *See Text 52 .rte- services.; ' This would tend to reduce the need for commuter trips.. To help mitigate ;external commuter trips between- Chico and Oroville, Park and Ride dots and van or carpools could be established. Park and Ride lots could be located near the recreation center and in the industrial Ex- park. tenson of the Chaco Area Transit System and inclusion of the project site as a bus stop for the Butte County 'Tran;sit System could also reduce vehicle trips. Externa] bicycle trips are probably not feasible although project design and the inclusion of bicycle and pedestrian lanes would makethese modes a good alternative for internal movements. ,In summary) mitigations to reduce the potential traffic impacts of the Neal-Esquon development are listed below: ®Develop an internal road connecting the ,industrial park, with the -residential areas. o Add G additional lanes to the Skyway east of Bruce Road. ® Add 2 additional }vanes to the Skyway between Bruce r Road and ;lvotre Dame. _ a Provide a left-turn lane, right--turn deceleration lane, and traffic signal at the Skyway-Bruce Road in- tersection. Provide a left-turn lane, right-turadeceleration lane, and traffic signal at the Skyway-Notre Dame intersection', a Establish Park and Ride lots near the recreation center and in the industrial Par It, - s Extend the Chico Area Transit System to the project site; include the project site in the Butte County Transit System., include Neal-Esguon "fair-shamll developers in a funding program for improvements to the Highway 99- Skyway in,tercha..ige. -53- NOISE Vehicular traffic on State Highway 90 Road is, the major noise souxce the Skyway and Neal in the only regular on-site noise source is''tlie�WAPA The transm3ss.iou lines and1PG&y. transecting the site. Ambient PoiE electric majorityof the site, away ses from on the consistaf natural noise sourcesPeriineter roads and nes wind and wa;ldxfe,powerl Table 6 presents calculated dis;anres from way centerlines needed to attenuate perimeter coact- lower; vehicle noises, t Distances were calculated for re and for volumes o 55dB or present traffic Projected for 2000 volumes the project. A critical assumpt� buildout anwused50nptheent of that there existed a clear sight calculation was into the project g path from perimeter site, roadways tion is not true• topographyTn many areas on the site this cond- many building areas, oeualintrudee between the road a and less. A 500 kV i"IApA ls transmis"sion luxe transectsoise would be Of the site from north to south. �, the center transmission lines may reach' 62dB A) with from electric menu, especially Burin E within the utility ease - g periods of rain or fog. P. a_tent al impacts r Pote tial long-telmnnoiser levelst�i of the project site may be exposed than P sed to those enumerated it the Butte i;ounty General Plan—Noise - Noise Element. Recommended maximum noise standards for reside;ntiaY County for hour from 7t00 a;.m. Projects are 55c1B(A.) from 7:00 to 7,00 p.m, and 50dB A p.m. to i ) for Yaurs 7:00 a,m,rces Perimeter roadways and electricOngnoise are the site. transmission term Building setbacks es crossing any mitigate an impm the transmission Tines should noise impacts, Setbacks equal e the right-of-way easements for the smaller lines and a 5 setback for the 500 kv line are required mitigation 00 foot Public Health section, Another s under the on-site industrial activities related to levels. andtresident alcam3. a.ent noise Short-term adversenoise zm ac P is could occur during etruetion activities of d!tferent con- phases of the project, prepaton, which requ� res heavy equipment' suchpasJSite bulldozers scraper�t, trenchers, and trucks, would be the noisiest with building construction and e tie p ase, h somewhat quieter. - CotstrUetion imp being actscausedlbatlnd Y industrial'',' construction activities may be reduced or elimiri'ated the industrial bee park may build out before the; expected 25ause buildout of the residential portions of 'theyear project. Required Mitigations l9, Building setbacks of 1, 200 feet from the Sty° be maintained, Skyway wild for residential, y uses. 54- - T'1BLE 6 ;. DISTANCES FROM ` PERIMETEA ROADS NEt:ESSA.RY TO .A,T"y"ENUATE '.WRAF "IC,' Mist, TO 55 PNI� Distance Yea 1980. Year 2000' Roa d - ____— 1400 2 500 S . H. 99 skyway, West project boundary -360 080 W,.A.P:A. P.U.E. W. A. P. A. P.U.E.- 425 1150 .g'ast pro j ect boundary 80 --- Neal Road As8uming 50L percent of total project buildout * Development of sites along Neal Road would not occur until. total buildout of the remainder of the Site. ite eat The Skyway in the vicinity of the Highw y thJmastsviewsabengn designated .as a County° Scenic focussed northward into B�tne adcacenreek but w�l places some rostrietions J tCusesnandTsgns� nce the pro ject is designed to rem not cause any conflicts,..since fain this designation. The industrial ;park and residential r. from the Skyway units will have a setback of I 000 �- feet topography will limit v�8,bility of Vegetation and rolling the residential areas, from the Skyway. Development clusters of the xa'vinas will be more visible from Neal Road since many The landfill site an un-- extend almost to the road ;edge. is directly adjacent t4 Neal. Road and 1s ae t�het .c.�f�es-turf Road. *highly visible from Highway 99 and NO PotentialI_m�acIs the exterior Project development will alter the view from residential, from one of an open foothill landscape to one of and commercial. Certain areas will be visible industrial, from the perimeter roadways. Development clusters have been impact on adjacent roads and situated to minimize their visual land uses. The proposed wastewater ponds �will bsible from Neal f and have some . land- Road and Highway 99. 'they will be enced as low, native bushes. scaping such Buildout of the site will ,cleseand streeton-site lighti.ng, buts and glare from residences, vehicles le, except for the industrial relatively lit�i�be�ysib park as viewedromHig99, The County landfill will remain an ,unaesthetic site for the duration of its working lite Required MitifXatiO.ns 22 A 1, 000 foot buffer, skr P w sepaxate the ndus- ,i1.1 trial par from the S y Y 23, Exterax lighting shall be limited to that ssa y to ensure adequate security and safety.'. 24: Veg et:ation removal will be limited to that necessary dor construction and fire prevention. 25. Drought tolerant, low maintenance plants will be used regular Mainten- for landscaping in all areas where ance could pose problems. PtJBLIC HEALTH Characteristics and features of the site with an influ' ence rn the health and safety of erheadt lectricadtransmission rabies, mosquito,$, ov exposure to lines; potential toxic waste generation and disposal., and the County's sanitary landfill. 7 -,'r, _ Potential ��. _ Im acts Residents of 7rtiral and foothill subd,i.vis:ions ace a greater risk of contact with;" certain di;;ease :and pest problems than do urban residents: Th'e moat serious potential problem Is n exposure to rabies, whieYi is endemic in small carni°vores an northern California. Resdential,development could crease in-`' the availability, of food and shelter attracting more skunks, raccoons, foxes and coyotes 'into the area. The coybtr has been regulater� by trapping but, ably ably cease this w- , prob- cease wif:; h human occupation' of the site.,' The project site is located in an area which has si ni- ficant 'mosquito populations in the spring and late summex. Aedes sierrensis, the tr'eehole mosquito, is an esp`ecial.ly vicious biter' and is a v.Cetor of canine heartworm; The sed wastewater treatment onds po pr - p could - site for provide. an additional production of other spec°ies of mosquitos. Four sets of overhead electrical transmission lines cross the site ; two 60 ku', onE ,220 kV There has been increased conc,%rn about the electricand one fieldsproduced by transmission lines (carr These fields can produce weak or es „ currentsnand4electric fi.e dIkV affectingp people and; animals in the immediate the vicinity of lines. Higher voltages can cause minor shocks or membrane irritations when people are directly beneath the lines. Short- term immediate effects or dangersinclude accidental shock or ;electrocution of children playing on or fl these lines, and radio and television interferencering kits around to term Long- effects are the subject Of much debate. Based on more than ,20 years of research, the bulk of scientific evidence indicates that transmission line electric health -fields pose no hazards. This subject remains controversial because some studies have found evidence of short=term effects and it is not known what the effects of continuous exposure will be or what threshold of exposure const,it;utes, a signi fycant risk. M People could be exposed to toxic or hazardous m if any are used or produced by users ater�a�k in the industrial a If these materials are handled and dis.posed of according federal,; to; state and local regulations, theyshould not poso 'a health problem. The County sanitary landfill on. Neal Road is adjacent to the project site. Health problems related to the landfill clude the presence oil rats, .flies and leachate, in,._ Required rditi ations 26. Dogs and cats should.'be vaccl, ped against rabies aid leptospirosis, an,d confined to ' t.omesi.te areas when un- attended. The latter measure -,nul;d only be enforceable if included in deed covenants and restrictions and as a part of homeowner association rules. 27. Design of the wastewater treatment ponds should be reviewed by the Butte County Mosquito Abatement District and theponds should be accessible for in- spectiOn by the district_. 28. Pond design and maintenance procedures should provide Sror prevention and control of vegetation, especially emergent aquatic plants. 29fencing and dense landscaping should surround the Ponds. 30.; Transmission lime setbacks should 'be at least equal to kight-oi'-way easements for the smaller lines and 500' from the R.0 -W. for the .500 kV Line. 31 The handling of 'hazardous and toxic materials is to begoverned by federal,. state, and: local regulations. 32. A 1,000' setback from the landfill site should be established for all development, and a 2, 510' set back should be established for residential uses. Recommended blitigations Arianements should be g made with the Butte County Mosquito Abatement District to stock wastewater ponds With mosquito fish, such as Gambusia dffinis, a All garbage ane pet food supplies should be in metal containers with tight lids. e The 500 kV transmission line towers should be fenced particularly in the area of the recreation center. PUBLIC? SERVICES Sheriff The Butte County Sheriff's Department is responsible for law enforcement and protection .ri the project Area. The closest substation is lticated on :fast Park Avrnta.e, The Cali- fornia Highway Patrol sends pat sols along the ;skyway between: Chico and' Paradise. Rapid 'development in rural areas and re-- Stricted budgets have reduced the departrriw,w `s capacity for preventive patrolling and rapid response to emergency calls. Captain Mick Grey has indicated.; that patrols are extremely r limited and police, service to the project area Would be inadequate. �fi Potential Impacts Development of the site would increase the demand for law enforcement services. Calls for service originating from the project site would 'further strain existing resources, The industrialark would- create a p greater demand for nighttime calls tban, the residential areas, although overall service demands would be approximately the same, The Sheriff's Department feels that security measures which make development less; liable to criminal activities, such as structure and design improvements, aid inreducing the de- mand for services.- Required -Mitigations 33. All sub-parcels shall have at least 2 access roads. 34. All 'developments shall conform to State Code Recom- mendations for building design and security. 85.1Security gages should be installed to restrict access Within portions of the industrial park. 36. All doors and windows in the industrial park should, be clearly visible to a patrolling officer, and should be secured with deadbolt locks, 37, Landscaping in the industrial: parts should be designed, to preclude its use as a hiding place .for vandals and burglars. Shrubbery adjacent to buildings should be maintained at heights- not to exceed 2 'feet. 38, Interior night 1i htn should be adequate to assist g q patrolling officers. , Recommended Mitigations I o Aprivate security patrol .should be, ,retained ;during constructionphases, and. maintained afterwards if density permits; 0 Residents' should establish a neighborhood watch program. F it Protection The California Department of Forestry-Butte County Fire Department',(CDF-BCFD),,provides service to the project site. The closest station is on Fair'Ntreet, approximately 3 miles to the west: Response; time from the station would be 6=8 minutes, Provide a municipal fire engine with a 1500 gpm pump and related fire equipment. _ -- Provide a I acre fire station site located at Highway 99' and Neal. Road. Pot ehtial, Impacts Full development of the project site will increase the Fire flow requirements and placement of mire hydrants will demands be determined when a specific devgilopment plan is Proposed..'" In the event ` the project site is builtout to its full potential; CDF-BCFD, service demands at full buildout would 21 medical aid calls, 9 structural. fires, 16 vegetative a community water system, meeting minimum fire :flow requirements .fires and 10 miscell,%nous calls per year. of 1000 gpm would be required. All buildings in the industrial Required complex would comply with the Uniform Fire Code and Uniform Building Code. The Department has also req'i ested the following: ' Design review at the subdivision map stage; will es-� - Provide a fire station and site to be located near the tablish required mitigations for fire suppression. community censer. 40. Create,a County Sermice.Area to fund one Tull -time paid Fire Apparatus Engineer position, 2,0 person Volunteer or emergency f enc m g y e qua.pment is not restricted. Knax boxes for keys should be provided for building enclosures in Fire Company, and operating costs associated with oper- the industrial and commercial area's. ating a fire station.. Provide a municipal fire engine with a 1500 gpm pump and related fire equipment. _ -- Provide a I acre fire station site located at Highway 99' and Neal. Road. Pot ehtial, Impacts Full development of the project site will increase the demands for fire protection services,; Based on a 1,978 study done by average CDF-BCFD, service demands at full buildout would 21 medical aid calls, 9 structural. fires, 16 vegetative .fires and 10 miscell,%nous calls per year. 1 Required Mitigations rt3a 39. ' Design review at the subdivision map stage; will es-� tablish required mitigations for fire suppression. 40. Design of security gates shoald bu such that access or emergency f enc m g y e qua.pment is not restricted. Knax boxes for keys should be provided for building enclosures in the industrial and commercial area's. The following mitigations are fire safe requirements requested by CDF-BCFD.- 4.1. The street system shall provide safe ingress and egress with; at .east, 2 ingress/egress routes. 42. A 6.0 foot right-of-way shall be provided for traffic, parking ,andixeprooed roadside strips. 43. A minimum W 10ot radius for street and road curves shall be provided, cul-de-sacs shall have a, 90 foot diameter turn -around `and not be over 600 f ee.t in length.' r J PUBLIC UTILITIES Electricitv and Natural Gas Pacific Gas and Electxic Company is the provider of in the project vicinity. The electricity and natural gars nearest gas main is approximately 3 miles to the west, at Butte Creek Rock Company. A 12,000 volt e]ectrical line to the north, electrical serves the S�kansen subdivision service is provided along Neal Road from Highway 99 to the 1 landfill site,, Potentialm�cts Estimated electrical usage for the residential area is 55.5 x 10 kWh/year (930 units x 591,0 kwh/year*), An energy be done at this time analysis for the industrial park cannot 1. known. Industrial uses can require large since uses are not amounts .off energy, and gas mains and olectrical lines sex be Although thins pro--, vicing the site may need to enlarged. j ect alone would, not result in a significant impact on electrical Anergy, demand, it would add to the cuinulat:ive a.nd'reased growth in the County and general areai impact of pi particular concern is the cumulative effect 01 this type when, of: project on peak electrical demand during the summer has dropped to or below 8 in past years, the reserve margin percent Reckuired Mii;igat pan 4PG&E must have a,.6-8 ,month lead dime -to extend and lines. Util�.ty possibly upgrade their service easements must be provided by the developer;; all lines wall be placed underground. Ree;ommended M� t;gat _ions savin s c:an be realized by implement_. Si�,ni.feant energy g which have ing the following mitigation 'measures, some of a' lread been considered.it the site design. ,Whenever pofisible, buildings should bo oriented on an east -west axis to allOw maximum Utilization of both active solar heatingand cooling techniques, gft i and; passive. Windows sliauld be maximized ,on south -facing wa_7 ] s and All win_ minimized on west and Yiorth--facing walls . be double -glazed, double -paned or coated dows should with rel ectave mates al Average 'use per dwelling unit in Chico (,State Energy Cotrmissiori) • Eaves, especially on the west and south sides, should be canstruc�.ed in ' a, manner •whish blocks the high st�cri- mer 81.n but allows sunlight to enter the buildings during �viyter months. a Gas appliances should.: be equipped, with Spark ignition device, and all appliances should meet or exceed recommended efficiency standards: a External lighting,' including street lights should be energy and cast efficient. The street lighting sy8tem Should be based luminance on criteria instead of the standard unitoxmhorizontal footcandles, design; 'criterion. Telephone The Pacific Telephone Company provides service to the Project area and nd maintains pole Innes along the Skyway, to the, Sk�,nsen subdivisi'on,. There axe a1,so lines on Neal Road, which serve the Iandf lI site. Potential Impacts Although lines will need to be extended to the site, significant Problems are expected, e, no Aequired Mitigation 49. Pacific Telephone must have a 6-8 'Month lead time in order to extend aid upgrade service lines. Water Water for doinesti,c service and fixe su �ressiori provided 'by will be y a series of wells, holding tanks and booster stations. Wells will be drilled into the Tuscan formation in the northwestern portion of the site. The water system Will be operated under, a permit from the State health 'Department... Potential I1n acts No specific inlotJoAtion on groundwaterfor the site ' is available, but welly in the area provide suitable flaws for domestic and lig-ht business uses. There is an exiting well at the County landfill site (416' feet) and in the Skansen and Butte Creek ;states subdiV'8ians The,Skansen . well is at a depti of 6,0' with a s.0„'wined pumpizig 'yield of 506 g.p ,m # flierButte Creek Estates. vte>l1 s at a depth bf 8,0 and has a f7!ow, Of 1000 g.pm. Yells drilled on the site should be COMP ar•able. vater consumption for'''the residential area is estimated Y at 26'7, $40 gallons C 232 ' ersons x ased on 5, 400 for theyi dust2 xal ar'k b20 , Mater consumptionp employees' and a genration rate of 50 gallons per day, would e Yee 270,000 gallons per day. Tt is recommended that industries with high. ivater, consumption operations not be allowed unless 'they include recycling of waterin their design: Eequ red Mitigation 50, Major landscaping should focus on use of native California and drought -tolerant shrubs' and trees which require significantly less water and attention. Recommended Mitigations o 'Yater for irrigation purposes should be provided by a eific1ent system; treated waste-- r ®- drip system or other wator effluent could be used for landscaping in the industrial area. . 0 mater conservation. devices and app l fiances should meet ' with the 19$3 U.BC, standards. Sewage Disposal ;ry ^ Sewage disposal will be provided by a gravity flow system with 2 lift stations. Sewage Will flow to wastewater treat of the site. Approxi-- meat ponds in the southwestern ,portion mately 00 acres o�ponds will be needed for the residential and indus�` trial" areas. Two or more ponds will be excavated to be lined with bedrock and then'bermed. The ponds may need to impervious material such as clay. Disposal of effluent an wi'tl be by evaporat,.can or if treated with a disinfectant, such for irrigating landscaping in the in- elorne Gan be used dustrial park area. Potential Impacts Operation and maimtenance of the sewage disposal system a community facilities will be the responsibility of either or special assessment district. At full buildout, the resi- dential area is expected to generate approximately 189,720 gallons of wastewater pEr day 0.2;232 persoris x,85 gal/day): Wastewater generation from the industrial park; based on 5,400 employees and a generation rate of 25,ga.11ons per aay, would day.' Any wastes generated by be about 135,000 gallons per the industrial park other, than domestic, will need to be prem treated before ''release to the. pond system,: No industrial uses high biological' will be'permitted which release materials„with demand or”which are toxic or potentially toxic in com , oxygen 1 bination with other known discharges.� < r yy r • �tt T1 N�,'�"0.`�',k.� *a. �wV wW„.. L d'C+ C Y •Y`. r -66-- s i 1` ® Fism ANALI'SIS The iolloWing analysis emphasizes the " ex cax�-tall,�method, this 'method is nat Butte Count of Since ential development and ignores developer placable for non, -resp and homeowner, association contributions 'to infrastructure de- "'ease study" velopment And maintenance, it is sngpl,emented by, _ methods., The 198$--1084 Butte Gottntl� Final Budget was used, as the source for revenue.expenditure estimates by budget category. January1, 1.983, irOm the California Populat, etan estimates, Depa,rtrnent of finance, ;are 154,400 for total County population and 86, 700 for that �xesidi.ng in; unincorporated areas. Butte is $0.2255.' The size of this Pro- -.County's property tax share jest allows use of` an Averae hbus�e�ho7�d sipe,,`. The average selected is p s site exceed The longbuildout. periods predicted fox thi analysis. We are, therefore, the timelines of reasonable .fiscal Limiting this cost -estimate study to the first ten years Of s. dividin this Period into two 5 year segments. development, g that for the will Development in the industrial area, precede pet year residential areas by two or three years.. Industr�,pl development year r , 35 000 to 50,000 square ;'set wi1L. p� o�:.eed at. a rate of accelerate t 50 000-75, 000 (sf /yr) for the fist few years and sf/yr as the industrial park becomes established. governed by many of the same Residential buildout will. be g�, industrial, although the "afford- market conditions as that for housing and exclusive housing have specific constraints, able" the first because of development. and fiscal costso the latter Neal Road, designated due to a limited market. Development along $150, 000 and 250, 000 cannot occur until the for homes between y landfill has been closed and the area completely rehabilitated. 'L Budget amounts, per capita, per household, and per acre revenues and costs are listed in Tables 8 and 9. r: s RF WENUS Propert. •Taxes. The value of finished; xead -to-o trial park space is estimated ady t ccupy or occupied indus-, as well as a share of o:ff-site mrxoyementsTfor eapiholudes on-si>t�: At the en.d of the fifth ,h building, year, the total � ind11strial site will be $10i,000 ; 000 'wit plaxaised value for the ty ta of $22,550;1 Residential units will] have anpestitn'ateda revenue val ua^—t p of $ 8,150, 00.0 iced with, ,rPvenuass o $S , 45�' the fp year. (sep' Pahle 7) 15_ ....�. th s_. At the e56 of ;the tenth year the industrial area shou7. �erierate $t34 563, Res x d > dential. development will generate $343 380 a.d addi.t the Commexcia areas estimated at $75/s. f, wi]l pro" -- additional $1., 46"6 zn L 14 _ �.property taxes. Sales Taxes Industrial manufacturers do not, generate sale less they sell directly to the s taxes, un - this analysis, we are considering all �us o t et Puhe rposes" tof Park to be wholesale distributors, ial not subject to saleam s t collection and distribution. Saes tax revenues irom's t nei ominercial area reidentsborhood gh- are assumed to be that of project Sales tax revenuesf .from expensive residences h source ocontroversy in ave been a thi-s County. The areas of concern are total income, disposable income, adda mount spent in..County Count Qualification income for affordable units is $19,500, $3b,000-35)0_00 for moderate cost 11ousing, ,,an elusive hbusin d $75,000 ;for ex= g• Although there are inexe,asing numbers; of local ve income in the raYige to afford exclusive homes, wesassume thatidents Who mostoccupants of this t e Vi from existing homes and using receipts sa]tedoh atrading from pro - vious house to cover one-half of the cost of Two income an exclusivehouse: categories are' established; the affordable housing and $32 .00th $19,500 per household for housing, for, moderate This would to exclusive household for revenues of $31.20� Affordable. hous nle���a:c, per g $51.20 for the . .rest^.• The local neighborhood commercial facilities will generate some sales tax revenues, r ,as will shopping in Detail stares the unincorporated area. The nearest majoare developingr retail areas at 20th street inside the City Cllico,'and of in other areas of the Ciy, Our estimate ; of actua], sales tax revenues collected in County areas is _one half the amount es- tiinatecl by the .formul„a recommended �by the County Auditor. Income 'x .40 (% disposable) x 40 (% spent in County) Ono TABLE 7 INDUSTRIAL-FtESIDENT1AL DEVELOPMENT SCHEDULE NEAL-ESQUON GENERAL, PLAN AMENDMENT At end of fift�^ ),yds APPRAISED' A. Industrial. Park with 200, 000 s. o� finished industrialsf. 'VALUE space ®$50/ $10 , OQO, 000 B., Residential 1. Exclusive Units - 30 units @ 250 OOQ - 7, Son, 000 2. Moderate Units - 40 units @ $120,000 4, 800, 000 3. Affordable Units - 90 units @ 65, 000 - 5€350 000 --- ' Residential ..........-- -$18,150,000 II. At end of tenth year A. Industrial Park with 750 000 sf, of finished' industrial space @ $50/s f. = $370,5001 000 B, Residential �. R%Clus ve units - 80 @ $250,000 20,0004 000'' 2. Moderate Units - 250 @ $120,000 30 000 000 3. Affordable 'Units - 185 @ $65)000 - 12; p2-5 Q00 Residential = $62,025,000 C. Commercial with 1.0, 000 s.f. @ $65/ f, _ $ 650 000