HomeMy WebLinkAbout87-28D REZONES 2 OF 3!
X. MISCELLANEOUS
2 Discussion Interpretation .of acreage for residential use :in
all zoning districts:
staff said this was not anew Issueit has been discussed for several
years. They provided the Commission with a'matrix cf identified zones
and the requirements for livestock versus the residential requirements.
Also in them emo they listed those zones where livestock are not
permitted, Where livestock are allowed with no restrictions and where
livestock are allowed with only square footage restriction for the
number or head of animals. Staff believed, the focus of the concern is
on the AR, ARMH, and 'the S -R series. This discussion is Countywide. -
Chairman Lynch said in the A -R zones they are talking about the
ekisting toning code, not the revisedcode that is before the Board.
It says in the A -R zone as a general thing "one single family dwelling
per parcel exclusive of the area devoted to the residential use, the
following lot or parcel, area siall'be required for each' animal raised
or kept on the pxemises". Example AR 1/2.1 1/2 acre is the amount of
land required ,for the residential use, then you have the square footage
requirements spelled out for each head of livestock. He said in the
AR -5 series of zones it says "one single family dwellingper parcel not
including tents, trailers, and "mobile homes, minimum lot- area. to be
devoted to residential use shall notbe less than5 acres. Exclusive
of the area devoted to the residential` use' the following lot or parcel
area shall be required for each animal raised or kept on. the promises."
AR--MH-5 says "one single family dwelling per parcel , In addition to tlyle
minimum square footage required to be devoted to residential use, the
following ttiinimum lot or parcel areas sh6A be required for each animal
..." Chairman Lynch said the problem is .not in interpretation, but a
problem with the code.
Commissioner Lambert said the Commission heard this issue 8ears ago
and the Board choose not. to adopt the change recommended by the
` g public
.w g
is hearings as part
Corm scion The commission heard this issue. in ublL� 3 ears and they
of the entire tonin code revision within the last -
hat: many people from the Oroviile areaI as well as other areas of the
County Nho came and spoke and gave some of their concerns and the -
Commission recognized the discrepancies that they felt could be
improved: and they recommended changes in the livestock ordinance and
sent those forward to the Board. 'That is where this is. She did not
choose too en this up again at this time for discussion while it is at
f ., on on what they already
the Board for their review and for their decisi
sent forWard: If the Board does not find; this appropriate, if they
feel., there
is need for further change; she 'would be ha to -hear this
again. She thought: at this time the concerns should before the
Board. The Commission has heard' thisr they have studied this, they
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have sent forward their recr,-mendations, and if they are not adequate
the hearing will come back "he Commission.
Commissioner Walter said that the current regulations are not: good, the
Commission did take action, it is at the Board,; the people should go to
the public hearings at the Board if they do not agree with the
recommendations
Nell Lind asked if it was, true that: the recommendations started. being
on the Board's agenda a year ago in June and it was on every agenda
right down t -he line until, the 23rd of February this year when it was
pulled and put into Committee because it was "racked with legal
problems, she said Jane Dolan was quoted in the paper as saying this
may, never come back into hearings. Ms. Lind said the document was not
with County Counsel
Commissioner Walter suggested=ghat MSL,Lind take her statements to the
Board.
George re:nas said with regards to the new ordinance that is 'before the
Board of. Supervisors instead of being allowed 2000 sq. ft. for a sheep
or goat the�new plan calls for 3000 sqi fti for a sheep or a goat
,in of 8,125 St. ft. for a cow or horse it is now 10,000 sq. ft.,
instead bf having the kind of a fence on your front property dine to be
as high as necessary to hold livestock or to keep out trantients; the
new, code requires that the front property .line;not be fenced with any
more than a 4 ft high fence. The new code says if you have a guest
house the guest house can not have a kitchen. The guest house can not
exceed 500 sq. ft. in size. He did not have much confidence that the
new code was going to re8olve the problems that have; -been presented
before the Commission today, He pointed out with regard to the
analysis of AR -MH-", by Chaivitian Lynch, that in eXamination of this Code
it says
ssanduch imobie8 ihoeo homes to house one family
paragraph 2 "mobile
is the onlyhousing facility.oeuLed on the
premisds, (a) area of mobile home" the implication is that the balance
of the property may be used for other purposes other than for a
residence. In paragraph,4 it says Agricultural oyes. In paragraph B
uses requiring use permits (3) livestock farmingi If this does not
permit agricultural uses he diel not know what an agricultural use was.
Sub -paragraph (c) lot: area requiredi minirrmm area per dwelling unit.
He takes this to mean if you have a parcel zoned AR -MA -S it means that:
you have 5 ,acres, no more, no -Less, that's the zoningthat it 'comes
under.
youmneedon9racresRrforatheheresidenceretation and f wasthat
wanttin the any animals, ycu
need additional acreage.
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Butte County Planning Commission - proposed Itecrative,Decl'aration
regarding environmental impact and General Pan Amen menFfrom'
Commercial, Agricultural-Residential, 4PA Orchard and >Field Crops
to Commercial, Industrial, :Agricultural-::Residential, Orchard and
Field Crops, O azing and Open band and Public; Rezone from. U, C-2,
M-2, AR-1 A-_r; & 10 to P-Q R-C, C-1 M-1, M-2, AR-T, ARr- i-1 and
C-2,
A-5 10, 40 and 160, for property, located from north of
Palermo Road; 'south to the County boundary, arid from the Feather
River to Palermo-Honcut>Road and including the townsite of Honcut.
(File 87-28)
The Commission waived the reading of the -Staff. Findings.
Staff said the Board and Commission had 'requested that staff look at
all of the areas I the County that were zoned A-5 and A-10 prior to
adoption of the GeneralPlanin 1979, particularly the areas that were
zoned to these types of zones prior to the California Environmental
Quality Act requirements which came in 1972. This was the first area
picked for study and the zoning was adopted in the late 1980s and early.
60sStaff said the proposal would redirect growth to the developed
areas and preserve the ag. land.-
Commissioner Peabody asked if the northern border was just north of
Palermo Road,`
Staff said the northern boundary of this rezone was,thel south boundary
of the Oroville Area rezone.
Commissioner Walter asked,'if the zoning was in place when the General
Plate was done wh the ` zoriing that
y,wasn`�t the General Plan made to fit'
was there?
Staff said that the major concern in 1979 was °1. axt the policy
statements' in the Land Use Element. Orchard and FiFL,; n ops reasonably,
identified what was in place. The Grazing and Qpof,,�at3 designations
were applied to the Williamson Act Contracts; the Tisa' w* 4auntain was a
new designation, and Agricultural-Residential 10. ;J �n the other
properties subject
'to indepth studies. Staff said ti, ti iere was also
a spot of Industrial zoning adopted. As a res )f the need to,
dispose of waste water from the cannery and becau Yrr the xndustri.al
zoning dial not allow the use of reclaimed water for irrigation of crop
lands much of the, area was rezoned to agricultural from the indtisthria.l
zone in order to permit crap irrigation from 'wastewater.
CommissioMbat halter said there "was a meeting in 'Honcut and asked staff
if this subject was taken tip with the residents. He said there are
'Posted with them: He went�to�the Gran a in Palermo and this:meet3.ot
maps on the Honcut Store walls, but thege was no notice of y Yi6o`not
been ;advis+ad of L. o mee4ing. " He said the County needs totdd better
job,ogt when the
ing��Re saidetho Grat ge shouldabeaspec fi.cal.lyanotifi.edstxbj ect to
y g people large
rezon
Staff said this meeting was advertised in the Mercury as a display 'ad
with :a map of the, rezone area.
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E,1LE'NO.: 87-28A and B
BUTTE COUNTY PLANNING,GOMMISSION
STAFr FINDINGS -September
15, 1988:
APPLICANT.
Butte County Planning Commission
OWNER:
Various
REQUEST:
General Plan Amendment to Commercial,
Ihdustrial, Agricultural-Residential, Orchard'
and Field Crops, Grazing and Open Land,
Public; and Rezone to conform to General 'Plan
AP M o t
Various
SIZE:
Approximately 45 square miles
tocntplis.
South of Oroville east of the FEather River,
north of `'Hdncut Creek and west of Palermo=
RondUt Highway
EXISTING ZONING:
U, A-5, M-2, A-10A-40
ZONING HISTORY s
Zoned A-2 by Ordinance 522 on 8/29/55; zoned, CJ
by Ordinance 2488 on 9/1'7/85; zoned A=5 by
Ordinance 7.506 on 10/15/74 and by Ordinances
817 and 37 on 6/9/64 and 6/20/67; zoned A-10
by Ordinance 1725 on 6/15/76; zoned A-40 'by
Ordinance 2.318 on 10/26/82; zoned M=2 by
Ordinance 767 on 5'/7/63
StJRROUND'ING ZONING:
U; A-5
SURROUNDING LAND USE:
suburban residential, agricultural., public
GENERAL PLAN DESIGNATION:
Orchard and yield Crops, Grazing and Open
Land, Agricultural-Re8identi6lt commercial
APPLICABLEREGULA,T—tokS
Butte County Code Sections 24-23:.80 and 24-26
through 24-29
eon . Rece3yed
Eng ;irranmental Halth De artmPnt.
a ",No obi action to GenerGl. Plan Amendment
r� Rezone,
anAn an d3,vis:on or development subsequent L�o; 'the 'General
Plan Amendment and Rezone
shall comply w1th vlbalvth Department
requirements and minimum
serfage disposal area and water flow, requirements
of the Butte County Subdivision Ordinance."
yy
t ' Via,
approximately 924 parcels are zoned 0U" (Unclassified), most of which are
loca ed inAt5eaPalermosarea. Approximately one-quarter of, the parcels , .
scattered throughout the area south of Ecst Gridley
Road and east of State Highway 70. A handful of parcels throughout the
area are of existing C-2, M72, AR-1 and A-10 zoning (F gure.1).
Figure 2 indicates that a total of 406 parcels` yn. fire subject area
conform to the existing zoning (predominantly. k ,end A-10) and that 346
parcels would conform to the zoning under the pr;6riosal. As an
alternative, if all of the A-160 zoning is char.,g,.a to A-40 then 450
parcels would conform to the zoning. Later discussion of the individual
sub-areas will indicate that most of the parcels that now conform aie
located in extensive agricultural areas,: whereas this proposal Gill shift-
the
hiftthe conforming parcels to the urbanizirig G;reas Also, when analyzing the
number of parcels that could be created under the existing zcVJA.1ing versus
the proposed zoning, it should be kept in mind that most of the parcels
that could now be created are located' within the A-8 zoning which is
located in the more rural portion of the project area.' None of the
parcels within the existing "U" zone located in the Palermo or Honcut
area conform to the zoning due to the requirement for 20 nacre minimums in
the "U" zone4 if, adopted, the proposed zoning Mould shift the bulk of
the conforming parcels 'to the Palermo and Honcutarea while retaining the
rural areas far large-acreage agricultural uses.
Sub-area 1 is generally located west of 9,-ate Highway 70 and north oe
Fast'Gridley R cad and tori bists of over 3,000 acres in 40 different
parcels4 Most of this area is subject to flooding and consists of Class
I and II soils which are generally deeper soils that are excellent for
agricultural "purposes .The :Class IV souls along State;.Highoay 70 are the
location of most of the dwellings located south of Palermo, Abad 4. The
Class-Vilt soils at the northerly end Of the study area include the area
recenly rezoned to M-i for purposes o:r aggregate extraction. This M-1
toneshoal of main in place in order to recognize ' ilx:i poteAt-1;al. for
zone should remain
natural resources- The northwest korner o,: East
Gridley Road and Highway 70 'is the site of a flea mavkei: gas station and
taverns and is proposed to be recogtii:ed with a Co-L0*,a.rci.al;General Plan
designation and. C-1. zoning; The bulk of 'the area is curt eritIv.- zoned "U"
and is proposed for A-1.60 toning: Thl� General Plan designatiou is
proposed to remain Orchard and Fieldf;rops; The northerly po4;ion of
Sub-=area 1 which is under public ownei-shi'p and generally refert:ed to as
the beoville wildlife Area is proposed to support a genera]. Pl °fin
desi.ghation of Public and a zoning of R"C (Resource Conservatie� ); An
island in the 'southerly portion of this property will remain M-1 as
mentioned above.
Sud{-:1rea 2 is located on both sides of State Highway 7o in the teak Grove
area and north be Palermo Road (and Welsh Road) from the 'wildlife area on
tht 'i,,tst to Lone Tree Road 'oh the east. This area consists of 109
parcels cohiprisi.ng'466 acres of OdO zoning, four parcels ' ' ising 5,78'
acre�,of AR-.1 2bning located on, the west side of Highway 76 south of,
PalVzhto
Abad, and
chone'parcel of G-2 zoning consisting of 2:88 acres
cie,kei ghts Road and State Highway '70 ndrth of
3
-7
t * �i , ,a
Palermo Road. This 'C-2 zoning is a remnant of C-2 'zoning that existed
along Highway 7A prior to the Oroville area study. While that area to
the north was retained with a General 'Plan designation of Commercial in
the Oroville. study, the Commercial zoning was removed until such time as
freeway improvements and frontage roads are constructed in the area.
similarly, the Commercial General Plan designation on this remnant south
of the section line is proposed, but the zoning is to be ARMH-2-1/2. like
that property immediately to the north. Similarly, the M-2 zoning
between Highway 70 and° Power House Hill Road will be carried south, and
the ARMH-2-1/2 zoning located between Power House 'Hill Road and Lone Tree
Road will also be carried south to Palermo Road. Commercial General Plan
designations and zoning are proposed for the southwest corner of State
Highway 70 and Palermo Road, encompassing the store, RV park, auction
,yard and some 'vacant property. That, -1 zoning will comprise
approximately 7`.09 acres (see Figure 3). The remainder of the area south
of Palermo. Road and on both sides of State Highway 70 is proposed for
Agricultural -Residential designation under the General Plan and AR -1
zoning to recognize the existing'suburban-size parcels in the area. The
existing AH -1 zone in the area will be retained:
Sub -area 3is located south of Palermo Road from Highway 70 to Occidental
Avenue and, consists of parcels that are generally 'larger than these
fronting Highway 70 in the Oak Grove area but not yet in extensive
agriculture. There are currently 32 parcels zoned "U" in this area;
consisting of 333, acres, and 67 parcels zoned A-5 comprising 925 acres.
This area is_generally Class IV soils and is proposed for Orchard and
Field Crops designations west of Lone Tree Road and Agricultural -
Residential designations east of Lone Tree Road. The zoning is proposed
to be A-10 which will conform to most of the existing parcel sizes. The
A'ricultu"ral-Residential. designation will allow zoning to smaller parcels
at such time as growth in the Oroville and Palermo area makes it
necessary and when infrastructure is available.
Sub -area 4 i generally considered the "downtown area" of Palermo. It
presently coilsists of 516 parcels zoned "U". Of these ,51.6 parcels, one
conforms to the existing` zoning. Under the proposed zoning;, 115 parcels
would 1conformi While many p'arcel.s in the area are smaller than the
proposed AAMH-1 zoning, soil conditions and Health Department
requirements indicate that news parcels less than one acre should' not be
created at. this time. This zoning is also simila't to that adopted in the
C,lroville area study immediately to the north. Proposed within this sub
area is Commercial zoning at the Palermo VQur Corners, Public zoning at
the Park/Grange and School./Fire station sites, and Industrial zoning for
the large industrial p,)perties located on Railroad Avenue: The General.
Plan d'e'signations will also match the existing uses while allowing ,a,
certain amount of .infilling where appropriate:
Sub -area 5 is the area located south of Palermo proper and generally
south of the branch of Nyman Ravine. This area consists of 72 parcels,
all of which are zoned i"Wi, The area comprises approximately 365 acres.
Soils in this area vary from Class Ii to Class xV. Most of the Cidss 13:
areas are subject to flooding from Wyman''Ravihe and localized drainage.
r
Butte County Planning Commission - proposed Negative Declaration ,regarding
environmental impact and 'General Plan Amendment from Commercial to
Agricultural -Residential and Orchard apd Field Crops to Commercial, .Industrial,
Agricultural -Residential, Orchard and Field Crops, ' Grazing and Open 'Land and
'Public, Rezone from U, G2, M-2, AR -1, A-5, and A-10 to P -Q, R -C, C-1 M-1, M-2,
AR -1, AR-Mei-1, AR -MH -2.5, A-5,10, 40, and 160, for, property located from north of
Palermo Road, south of the County boundary, ant( from the Feather River to
Palermo-Honcut Road and including the Townsite of Honcut. (File 87-28 A & B)
(Continued open from January 11, 1990)
Staff said they had recommended that the Commission focus on the Urban Sub Areas 2, 4,
5 and 12 of the proposed ;General 'Plan Amendment and Rezone. Staff submitted a memo.
Staff said that notices were posted in the Palermo Post Office, Palermo store, Honcut store,
and the Mini Market in Oak Grove; Staff contacted the Orovillo Mercury and provided '
them with copies of the, map on the proposed zoning and hope there was some news
coverage from the Mercury Register., Staff commented that even though the Commission is
talking about AR -MH zoning; the Commission might wish to consider the A -R zoning, 'Le.,
AR-2.5 or AR -5. The reason is that throughout the County with the exception of the zones
with the MH, designation; the Agricultural zones, TM zones, ,;and FR, zones, any mobiles
placed ,theagrion the property are required meet 1974 HUD Standards. Staff said in ail zones except
cultural, Z -M, anal F -R zones, the temporary second. dwelling AKA "Aunt Minnie
must mee# the HUD Standards,. which is a conflict. Staff' recommended that the Commission
recommend
ecom e d the -R zoning series for adoption instead of AR -MH zoning so they would be
the primary use and an "Aunt Minnie" should one occur
Commissioner Lynch asked, if the Commission recommends A -R zoning, then any pre -1974
mobile homes that are in place would still ;be an allowable use on the property and could
` y g P P p ,p y he
continua even though the roe was zoned AR -1 Staff said this is correct. He said
property owner would not be able to replace the re -1974 mobile -with another pre -1974'
mobile home, Staff said this was also correct.
The hearing was opened to the public
Betty Armitage said her husband has a garage on their property and he is beeping the garage
there for their sons when they are old enough to <handle it. She said there are old cars -on
her property that have been a problem in the past; but rhe cars are now behind a sight
obscuring fence. She wanted to know how this General Plan Arnendrnent and Rezone would
affect Irwin Avenue.
Staff said if a Ll:.ti, AL use is established, the to
sloes not cancel that use. Staff said the
zonin ;would snake the LEG ,
u -
__ . AL se :a re e
g p_ xrsttng nonconforxnrn uses
g
Mrs. Armitage asked if she would need a IJse Permit for the garage! She also asked about
keeping animals on the property,
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PLANN G CdMI�t�SS
AMAk
Butte County Planning Commission proposed ,Negative Declaration. regarding '
ernvironmental impact :and General Plan Amendment from Commercial to Agricultural
Residential and Orchard and Field Crops to Commercial, Industrial, rgric111ttual
Residential, Orchard and Field Crops, Grazing °and Open Land and Public, Rezorje from
U C-2, M-2 , AR4, A-5, andA�O to P-Q R-C, C-1, M-11 M-2, AR 1, AR-MH-1, AR-MH-
IS, A-5,
10, 40 and 100 proprope located from north of Palermo Road, south to the
County boundary, and from the Feather River to Palermo-Honcut Road and including the
townsite of Honcut. (File 87-28 A& B) (Continued open from November,, 1988)
Staff said at the Planning Commission--eeting of November 9, 1989 there was a 'discussion of
timing of this project with the Energy, Natural Resources Element. Staff, said the Commission had
discussed splitting this into two areas at their 1aA meeting. One' area for'the urbanized areas and
one discussion on the rural areas. Staff said the animal issue has been resolved and is no longer
a consideration for these zoning proceedings.
. in we possible widening
Chairman Forbes said that one of the concerns affecting this rezon g s the
of either Highway99 or Highway7Q.
Staff said there is a repoil due this month on the road widening., Staff ;said the road widening
would not have much affect on the urbanized areas being discussed.
The hearing was opened to the public.
Harold Galliett said he was therer representing Betty Vasser. He wanted individuals lobe notified
by mail if there was any change in their zoning,
Commissioner Lynch said it would be reasonable for the Commission to look at Palermo%Honcut
urban area as a separate area from the rural lands. He discussed the possibility of a need for
Commercial zoning along Highway 10 if that is the route chosen to be widened.
Commissioner Lambert asked if the environmental documents on the Energy, Natural Resources
Element would be ready in February?
Staff said the documents should be received from the consultant this month, then they will go
through the State Clearinghouse fora 45 day review.
Commissioner Lambert said At was willing to separate the urban and rural areas 'tinder-
consideration. She said she would like to see the documents for the Energy, Natural Resources`
Element before making a decsian on: the; rural areas.
"Staff suggested the Commission 'separate areas and take a look at the proposal for the urban area
at their, next meeting and continue the rest of the area fora hearing in March or later,
Commissioner Ostro"wsk suggested the Commission deal with the urban areas first and delay the
action on the more rural areas until later,
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APPENDIX,F
Cotfir rY 03F 33U=M
'
EIVV'T�.�,;�%TMEi�7'TAL CI�ECKLSS`� g'O�I�d
i
(To be completed by Lead Agency)
LOG No. $7-01-29-03 ,
Ap No. Varimis
File No. 87-28A/B
r` 76�,.cxGiaai3NI7
1..
Name of proponent,,.., BUTTE COUNTY PLANNING COMMISSION
Z,
Address of proppnent and s+pt*sentative (11 applicable);'
Butte County, Planning Commission
7 County C,alat er Pr-we
or— ovilli , C;�A 9 �=3.39'1
�
pt2 General Plan Amendment and Rezone
Project descri _
.
.- S MAYBE
II, MAI�TI7A,'TC7R� F':,Lx�fI3.. CNGS OF' STGNTF'TCAX`YCE YE
"
NO
li
Does the project, have the potential to: degrade the quality of the environment,
sub-stantially 1»'educe the habitat of a;fish or wildlife species, cause a,fish or
wildlife popul4i'9tion to drop below self-sustaining levels, threaten to eliminate
a plant of anilal com:mu'ity, reduce the number or restrict the range of a rare
or endangern=i j,'PAnt or animal or eliminate important examples of major periods
'\
of California 'A'Story or ;prehistory?
2,
Does the ptoji�,at have tho potential to achieve short-term benefits to the
detriment tit lungeiterm environmental goals? (A short-term impact on the
i.� one which occurs in a relatively brief period of time while
envirsament
long-term i4a.cts will endure, into the future,)
3,
Does the project have impacts which are individually limited but, cumulatively
con'siderablec (A'progedt may impact on two or more separate resurces where
heimpact oo each resource is relatively smalls but where the effect of the
the
total of thc::,e impacts on the environment is significant.) :..._.
4
e prz;fect have environmental effedt's which will cause substantia l
Does the,
x
of,foats on human beings, either directly or indirectly!
fYI, rnEt=-z 4:r�.,'' 'rtOiNT To be completed by, the Lead Agency). On the basis of
this initial evaluation;
ilwt find the proposed project; COULD, Not have a significAnt efkUct on the
envitonmsyt and a NEGATIVE DECLARA1iON will be prepAred:
I/Wt- find that although the proposed project.CO00 have a significant effect
on the: there will not be a significant effect in this case be
the MITIGATION
.4nv;rcxnmenty
MEASUns 'described on; the attached sheet have bean added to the
project,
'A NEGATIVE DECLARATION will be preparedz
I/'WE find;the, proposed_ project MAY have A 'significant effect on the enviranmento
and An EM IRONMENTAL IMPACT REPORT is tequired.
COUNTY OP WTTE; PLANNING DEPARTMENT
DATE:
David R: HironihMs; Attooiate Planner
ttevii�wed by: ' , .
7
Iy. �-rYVZ]izolyrTErir1-AZ. TMPA CTs
(Explanations of all "YES" and "MAYBE" answers are required on attached sheet(s).
1. EARTH.
Will the proposal result in significant: YES
MAYBE NO
a.
unstable earth conditions, or changes in geologic substructures?
b.
Disruption, displacement, compaction or overcovering,of the 'soil?G-
00
c.
Change in topography or ground surface telie?°features?
d.
Destruction, covering 'or modification of any unique geologic or physi�,,,a-
features?
7-
04
increase in 'wind or 'water erosion of soils either on or off site
f.
Changes in deposition or erosion,;of beach sands, or changes in siltatior„p
modify the channel of a river or ream'
deposition or erosion which may mst
or the bed of the ocean or any bay, inlet at lake?,
g.
Loss of prima agriculturally productive soils outside designated urban
C-
areas?
h.
h,
kxposure of people or property ,to geologic hazards such as earthquakes,, _
landslides, mudslides) ground failure or similar hazards?
z. AIR. Will the proposal result in substantial:
a.
Air emissions ar deterioration of ambient air gtuility?
X
b.
odors smoke ifumes?
The creation. of objectionable, or
c.
Alteration of air movement;,moisture or`temperature, or any change in
climate, locally or regionally?
.„
3. WATER. Will the proposal result in dubstaritial:
a,
changes in currentsor the course or direction of writes movements'in
either marine or `Fresh waters7
b.
Changes iri absorption rates, drainage patterns; ar the rate -and amount
of surface runoff?
c.
Need for off-site surface drainage iiaprovements; including vegetation
x
removal, channelization or culvert installation?
�.
d
Alterations to the course or flow of flood waters?
e.
Change in the amount of surface water in any Water body?
f.,
bischal'ge into surface Waters, or in any alteration of surface water
quality, including but not. limited to temperature; dissolved oxygen ar
turbidity?
g.
Alteration of the 'direction or rate of ;flaw of ground waters?
h.
Change in the quantity or quality, of ground waters, either through
ditecadditionsor throu h interce tion of an a
dr, withdrawals; Q p quifer
at
1.
in the amount of Water otherwise available for public watery
P
sReductionupplies?
• j
ds u as flnodin ?
-elated zar s ch _
nsu at people nr property to stet r ha
P P P p P. _Y �, _...._,
= e*
a. PLANT LIFE. Will '66 PtapakAi result in substantialt
a.
Y p s.
gcroat nar►deaquatiny'species of plants
(ange in
the dj,,dshrubs f
in rasa
g ) � g � p 1 p axl )l
b
Reduction of the "numbers of shy unique) garb or endangexua species of
plants,?
.
c.`
lntroduction n£ nein species of plants rota an area, or in a barrier to
X
the normal, replenishment of existing spocied?
d.
Reduction in acreage of any agrnultural Drop?
w2w
r
i
ri
c I'
F
5.
.ANIMAL LIFE. will -'
1 the 'proposal result in substantial: \�' YES
MAYBE NO
J
a. Change in the diversity of species, or numbers of any species ofYanimals
land animals
.birds �.ncluain re tiles, fish and she h or
g reptiles, g
shellfish,' anis
insects)?
or
b. Reduction in the numbers of anani ue rare
y' q j or endangered species of
animals?
x
y� introduction of new ;species of animals into an areas or in a barrier to
the migration or movement of animals7 i
d. Deterioration of existing fish or wildlife habitatE
6:
NOISE. Will the proposal result in substantial:
a. Increases in existing noise levels?
b. F-posure of people to severe noise levels?
_G
7
LIGHT AND GLARE. Will :the proposal product significant light and glare?
8.
LMb USE. Will the proposal result in a substantial alteration of the
Present or Tanned P land use of anarea?
9.
NATURAL RESOURCES. Will the proposal. result in substantalE
Increase in the rate of use of any natural resources?
b. Depletion of any non-renewable natural resource's?
10:
gisK OP UPSET. Will the proposal involver
.
a. A risk of explosion or release of hazardous substances (incigOin& but
not limited to 031 esticdps chemicals or
, P > radiation) in the event
of an accident or upset conditions?
b. Possible interference with an emergency response plan or ewer enc
Yevacuation
plan?
W x.
A.
POPULATION. Will the ro osal. alter location; distribution, density
growth, rata p P P ty or
of the human population!
12.
HOUSING. Will the proposal affect
far additional housing? existing housing,or create a`demand
XG
136
TRANSPORTATION/CIRCULATION. Will the proposal result in
a. Generation of substantial additional vehicle movement!G
i
b. Effects an ekis ti, parking facilities) or demand for new parking?,
c. Substantial impact on ekisting tranapurtatibn systems?
d, Significant alterations to present patterns of circulAtion or
movement of People and/or goods?
e. Alterdtiahs to waterborne, .rail or air trafficl
f. increase in traffic hazards to motor vehicles,`bicyclists or pedestrians?'
14
PURL O SER#t&S: Will the proposal have an effect ripen, or result in a;need
for new or altered government, services:
Ali Fire protection?
G.
b. Police protection!
c, schools?
d. Parks or other tdaidAtional facilitios?
e� Maintehance of publio'fdcillties) including roads?
f, other governmental services?
_`
�1
13;
ENERGYi still the 'proposal result inc
YES MAYBE Nb
a. Use of substantial amounts of fuel or energy?
x
b. Substantial increase in demand 'upon existing sources of energy, or,
regt:,ire the development of new sources of energy?
a�
16.
UTILITIES. Will The proposal result in'a need for new systemsy.-;or
su-6stantial alterations to the.foilowing;
a. Power or natural gas?
b. Communications systems?
c. water availability?`
X
d: Sewer of septic systems?'
X
e. -Storm water drainage?
x C—
f. Solid waste axd disposal?
f,
17.
tEAI,Tx. Will the proposal result in:
a. Creation of any health hazard or potential hazard (excluding mental
health)!
b. Exposure of people to potential health,''razards?
u
IS.
AEST1WICS. Will the, proposal, result in the obstruction of any scenic
vista or view open to the public, or will the proposal result in the
creation of an aesthetically offensiVe site open to public view?
!\'
19.
RECREATION. Will the proposal result in an impact upon the quality or
quantity of existing recreational opportunities?
264
CULTURAL RESOURCES.
a. Will this proposal result in, the alteratiott or destruction of a
prehistoric or historic archaeological site?
...0
b. Will the proposal result in adverse physical oe'aesthetic effects
k
to a prehistoric or historic luilding� structure, or ,Object?
c. Does the projoosal have`,the potential to cause a physical change
iiffbet
which would unique ethnic cultural values?
do Will the proposal .restrict.existig religious or sacred uses within
the potential 'impact areal`
D CSC1 TSStc7N QF ET\•VTRONMZN W A.L EVAT t A'.TtON
See attached..
•
i
.�i
wow,
R
Applicant:
'Butte County Planning Commission
AP Var i ous
File ii-,87-:28A✓B
t
_
BATA SHEET
A. PROJECT DESCRIPTION
1.
Type of Project. General Plan Amendment and Rezone„
2.
Brief Description: General Plan Amendment from Commerciiaiv
Agricultural-Res'identiai and Orchard & Field Crops toi�
Commercial, Ihdustrialy Agricultural -Residential`, Orcrd &
Field,.Crops,. Grazing,& Open Land and Public; and Rezoning from
Uv C-20 M-2 AR -1, Aw5 and A-1'0 4--o:P-01 R -C:, C-`1 , M-61 , M-.2,
AR-*I� ARMH-1, ARMH-2.5, ARMH-5, A-5, A-10, A-40 and A-160.
S.
Location: From north of Palermo Road south' to tre County
boundary$ and from the Feather River tQ Palermo--Honcut Road
and including the, t.oiwns i to of, Honcut .
4.,
Proposed Density, of Development; n/a.'
5.
Amount of impervious Surfacing: n'!a.
6.
Access and dearest P abl i c Roads • n4ti
?.
Method ,ofSewage.Disposai: Individual septic systems.
8.
Source of Water Supply: 8ot''n 1 nd i'v i d4 a1 we`1 1 s and CtVJID»
g»
Proximity of Pother Lines. Throughout area
� 0
1 for e�i .+mento The
Fal ~theLand
,proposal Would tow uDmbersofn;�arcel sw tk� n the area to
almost double.
B» ENVIROWMENTAL SETTING
Physical Eent
1
Tetra i h
a, General 'Topographic'Charac,ter,: Flat to gently rolling
valley lands.
b.: 81 apes General'y 0-5;t slopes,, with some areas 'somewhat
steeper
c Elevation; 65 feet above Sea Level up ,to 200 feet-. above
Sea Levey.
d. L i m'i t i inQ Factors: None
2.
Sol'1.s
.1 Types arid Character i st i cs Areas of tai 1 i ngs, Corn 1 no"
Keefers Sol! Associations Columbia Association, Hohdut
Association- Redd}ng-San Joaqu,lr-Rocklin Associationv
Viva-Parwcti Association and C'bhe,Jo-Serrehdo's Assoclatlon
The area Is Glom 1 hated by Class I; 11 and is V °so i i s. The
Ciera$ I soli:s are Very deep 00110 of the Columbia Loam
Associabion. The Class II so}is generally have a clay
ayer from tWo to hbu
1 r feet deep- and the Crass IV soils
have a layer of hardpan betWeen one and three feet deep:
b- L i mI t i ng Factors. Most of the area 19 "sub,Ject to t i It i ted
i
i
soil depths.
3
Natural' Hazards of the Land'.
a. Earthquake Zone: Moderate Earthq Zone VIII.
t I I so_i 1 s,
b. Erosion Potential: Class I soils, slight; Class
none; C1ass'IV soils, moderate; Cl ass V
III soils, naCPotential:
c. Landslide Potential: None,
d. Fire Hazard: Moderate:
e. Expansive Soil Potential= Class 'I soils, low; Class II
soils, moderate; Class IVsoil's, high
4i
Hydrology
a. Surfacer Water: Numerous streams and swales traverse the
subject area:: The area is bounded'on the west by the
Feather R i ve.r and on `the south by Honcut Creek . Wyman
Ravine and. Wyandotte :CreEk , both major dra i na.geWayso
'—averse the area.
bi. troundwater: Abundant valley aquifers.
c. ara:inage Characteristics: The area generally drains.ta
the south and southwest to Honcut Creek and. the Feather
River.
d. Annual Rainfall Cnormal ) 20-22�
e. Li m i t i ne Fadtars': Many areas to floodingii
Potential for subsidence due to heavy grourdwator
'withdrawal over most of the area.
5.'
Visual�'Scen' c Caual ity: General ly good.
6.
Aciaustt'c duality: Generally good,: except near "railroads and
State ;4ighway 70. The 60' dB noise contours associated with
Beale. Air Force Base intrudtiinto the area near Honcut.
7
Air Quality`s Good: except for periods of`stagnant Valley airy:
B161601 cal Env i ronmerit
8.
Vegetation Mixed agr 1 cu l tur-e and rolling ,Clam grass l ands,•
9.
Wildlife Habitat: Lower Sonot^an Life 'Zane.
Cultural -j v ronment
1 Q
Archaeol og i,cal and H i stor^ i cal Riesources 'in the 'Area: H i oh
seasiti'vIty within one rh1ie of the Feather River and Horcut
Creek, and the upper reaches of Wyman kavi'he, with low to
unknown sehsitivitY elsewhere within the area.
11
Pette County General Plan Oesignation:` Commercial,,
Ailr i cu l tura`l -Res i deny 1 a l' and Orchard & F i el (i Crops
12
Existing Zoning) U, C-20 M-2, AR-els A-5i A-10
134
1 sting Land U Re on Site= Vary 1 ria from extensive
esricultura1 uses to urban densibv deVeloprneht 1nclud1k19
re's`i dent i 6l i cnmmerrc i al and I ndustr i al use's
14
Surrounding Area:
ai Land Uses: Varying i ng from extensive agr i cul feral and,, open
space Uses to urban development in iaalermo.
b. Zoning: A-5, ARMH-1, ARMH1-2.5'. ARMH-5+ M-R; R-Co P"do A-
4o-,, and.R-S,
di, General. Plan nest ahatl oris: publ. i c, Medium Oohs i ty
ism
Pe-si dent'i al y Orchard $c FI el d Crops, Agricultural-"
f,£
Res ident 1al Grazing & Open Lando and industrial:
di Parcel Sizes*- Varies from Urban -size residential lots to
large agricultural holdings in excess of 600 acres.
e. Population: Varies from Urban densities to sparsely
populated agricultural areas.
15.
Character of Site and Area= Suburban fringe on the north
transitioning to ektehsive agriculaura11 uses to the south,
with the townsite of Hancut in the southeasterly corner, of the
16.
planning area.
Nearest;Urban Area' : Oroville approximately eight miles
north.
17.
Relevant Spheres of Influence-Oroville-Wyandotte Irrigation
D i str i ct, FeatherR.1 ver Recreation; & Park D„i str`i cit, 'Butte
County Mosquito Abatement District,.
18.'
Improvement Standards Urban Area: No:,
19.
Fire Protection Service=
a. Nearest County (State) Fire Station= Year-round. Station
072 i n Pa 1 ermo; ;lust 'ins i de the northerl y' edge o f the
study area, and Volunteer- Stat i oh� #75 In ,HIontut with" n
the southeasterly portion of the study area.. Year -Round
Statl on #7�4 'i h Gridley i's located approxi mately three
miles west of the study area.;
20.
b., Water Availability: Flre tankers only.
Schools in Area= Palermo Union School Distric't,y Gridley Union
Elementary School District, Or^ovillo Union High School
District and Gridley Union High School District.
DRH%s,*s
-
;yI
DISCUSSION OF ENVIRONMENTAL t+ VALUATION File No. 88-27A✓B
This project was ini t i ated by the l3utte Gounty P1 annl ng Commission as a
result .of growing development pressures in areas that Were last studied
for appropriate zoning between 1957 and 1964 and for a,ppropr i ate
General- 'P1 an designations lin 1979.
The area described in the data shzet consists of approximately 41.64
square miles and consists of approximately 1,340 separate parcels The
I argest numbers of those ,'parcels are located in 'Subareas 2, 4 and 12,,
which comprise the Oak Grove arca, the.bulk of Palermo, and Honcut.
T'e remainder of the study area is relatively sparsely settled.
Subareas 1 , `2, 4y 5 and 12 are mostly zoned U (Unci ass i f tod )
The U zoning is mandated to be replaced by appropriate zoning by
policies in the Butte County General Ilan' Land Use E-lemeht. of the
1,340 paraels W1thiii the entire area, 406 conformto the ,^enu'irements
of the respective zones. This relatively low nUmberr is because of the
20 -acre minimum lot s.1ze required by the Unclassified zoning However,
the 1aroer parcels in'the area that are presently zoned f,or smaller
parcels would allow a total of over, 5;600 parcels to be created under
the existing zoning, which would represent: a 415 ln_crease. This
increase, of course, woul'o be ;reflected in Increased demands for pubtc
services, roads, schools commercial services, etc.
The. Butte Gounty Planning Commission proposat1'Which includes extensive
areas of A-164 (Agriculture 160 -acre 'parte1s), would continue to
allow extensive opportunity for development within the �-,t?ea. At full
buildout, there coind be over 2,B01I parcels# which would represent V167 -
of those now existing. An alternative to the Planning Commission
proposal would be to convert all of the areas proposed for A-160 to A-
40. This would add approximately 280 parcels to the post.ible total,
represent1ng an increase of approximately 21Ti f=or analysis of the
above, see Elgures 1,, 2 and'S attached.
biscuss on of the :checklist items 'below will r,efdrl to the entire area
in,t+eneral unless slated differently by subareas in each ind1vidual
item.
is benelopment allowed by this proposal would increase tho number of
buildable parcels to 1769 of those now in the area. Development on
these parcels wi11 cause some disruption? displacement, compaction or
overcover)ng of the soil as a result of construction of homes,
outbuildings, driveways, roads, etc. Because of the generatly large
parcel sizes being proposed, this should not represent a s1gn'1f1cant
impact. It' should be kept Ah- mind' that reta i n i rig tie existing zoning
would permit more then twice as many parcels as the proposal and thus,'
create More, tham twice the impacts:
1g The bulk of, the land in Subareas 1, 64 'i, 8', g, 10 and 11 is
curreni:l y 1,h agrl cu 1 tura l prodUCt i on or suitable for agrl cultural
product on . Ti=le' proposa l would result In A-160 ' and/or A-40 zoning oil
most of those pt'00te tl tbs The 1 anger parte I si tes waui d help Pt-oMdte'
the ongoing vlab11ity of those agricultural,,operatibns Subarea 1 It,
currently zoned U <,Unclassified), which would permit division of the
property/ into 20 -acre parcels and allow most uses through the Use
Permit process.. Subareas 6, 7, 8, 5, 10 and 11' are, for the most part,
zohed,A-5 or A-10. Past experiienc.e has indicated that 5- and 10 -acre
parcels are not agricultural 1 y vIuble,.
Subareas 1 and 10 are predominantly of Claws I Columbia and Vina-
F:arwe 1`;l Association. Soil Series, `consisting ' ' of deep so i 1 s that are
nearly level. These areas are proposed for A-160 zoning wlth a General'
P1 -an designation of,Orchard & f+ield Crops; These designations are very
much in keeping with existing land uses and parcel sizes in the area.
Most of the remainder of the study area consists of Class IV soils',
which are generally shallow (1-3 feet deep), over a layer of clay or
hardpan, with some areas of Class. Il soils which have better subsurface
drainage but are over a 1 ayes of clay approx i mzitel y three feet deep.
Tire so,11 characteristics in these areas would indicate that the more
extensive forms of agriculture are more viable;. Examples would 'inclu'de
rice, dry'farmng or grazln,g. These areas are proposed for A-160
zoning and a Grazing & Open Land General Plan designation.
The Oak Grover Palermo and Honcut areas are currently in suburban
development and are proposed for zoning and Gctineral Plan designations
that would recognize the existing uses in�the area an 611 ow 11`1 f 1 1 1i'n
of similar uses (Subareas 2) 3s 4, 5 and �,i)
1h: All of Butte County is located within a Moderate Earthquake.`.
Intensity Zone VIII: The subject property is located from one to six
miles west of the Foothill Shear Zone which supported the 1976 Oi^oville
earthquake. *The very hortf)westerly portion of the -study area, 1-ocated
in Palermo,, is within the area that eKperienc`ed aftershocks from that
earthquake: The major epicenter in 1975 was locate,„; approk,mately 1/2
to 3/4 mi1:e east of the most northeasterly corner or the study a^ea _
Construction of buildings to Un i' form', Building Code standards for
seismically active areas shouldpr•ovide adequate protection to
occupants. In case of seismic activity.
3,j� Most of Subareas 1 and 10 and much of Subarea 11 are subject to
flooding: Smaller p6rtions of all of the other subareas are also
subject to flooding. The major flood areas tit^e a result of high'+#,iater
flows in the i+eather River, Honcut Creek, Wyman Fta.y i ne and Wyandotte
Creek.
4d: While this proposal would allow the number of parcels In the area
to
thatare
mqSt dier most of the lots that wlll be created will be in
already impacted by subui"ban acid urban development• At
the present tithe; the 400% increase in parcei:s that is possible woul;ci
take place primarily in areas that are now devoted, 'to agricultural
uses.. As such, the area will experlehce a shift i',n developments
r
potential from the agricultural 'lands i.n the areas already 6Xper^ 1 eYhd I hra
urbah growth.
5d= The study area eiicbmpasses many areas o ' W» i par 1 an hab l i.at and
potential sites for various rare and endangered species. Site-spedi'.flc
surveys for these resourdes,wi1l be necessary upon each Intilviduai
T
EXIsTil is Z�►�le+le�
- Sub-
"V --
r, — A510_"_-_
0
C-2
M-2
<<' 'AR-1
A-5
area
Parcels
Acres Parcels Acres
Parcels
Acres
Parcels
Acres
Parcels
Acrea` Parcels Acres
1
40
33!0.00. -' -
1#
51.00
2
109
466.12 1 2.88
-
-
4
we
-
- -
3
32
333.42- -
-
-
67
925.27`
4
516
385.67
S
72
365.83
6
2
154.80
58
2397:34'.. _
7
6
551.61 - =
4
15060
-
48
`2333.49' 1 120.00
8
-
-
67
"1151.58 - -
9
85
'4796.69
21
3588.96 - r
11
1
4.00 -
-
-
-
..
53
5i69.76 -'
12
,' 146
221.60 - -
_
_
_
1
157.24 -
_
---_-
Total
924
5801.05 1 2.80
4
201.60
4
5.78
406
2052642 1 120.00 i
*Parcel not,yet. Teated.'
4 ,
Fiq6
r
{a
r
a,�.wows,.^....:�,..,..._......+ ..M«,.w...:.... ..,...w..
«.,x -..l;-+-*+—"" ..-«w..y—...
-'
.
.....�p..,,....•..w...--•
Traffic Generation Possible
Ione/Area
# of pelt
Acres
Gnnfotaing Ptls.
Exist Proposed
# Pcls
Exist
Poss.
Prap,
Exist
10nes
Prop.
zones
H
L
N
k
A-160
,
sub -area 1
sub=area 6'
32
46
2596.66
2251.94
22
40
6
124
32
1240
869
320
224
sub-avea 7
59
3156 23
48
3
5
414
965
46
59
4140
1630
9650
2899
6755:
460
59
590
322`
413
sub -area 9
8S
4796m
m
72
10
944
88
6608
bl6
sub -area 10
p 21
3588.96
"' 18 ,: ';.
7
710
29
7100
4970
290
203
sub-are4 11
54
517376
48
10
«
1025
$9
10250
7115
590 -
413'
Total
297
21564.25
289
41
4182
313-M
41820
29274 N
3130
2191
A10
sub-area,6
14
300.20
14
1
58
14
584
906
140
98
sub -area 8
67
1151,18
52
2216
69
2160
1512
690
483
I� Total
81
1451.37
66
�4_�_»__
S
274
83
2740
1918
836
581
sub -area 3
99
1259.69
67
35v
206
139
2 000
40
1460
966. '
sub - area 12
2
112. 90
2
2
21
10
210
147
.:1380
100
70'
. Total
161
1371.59i37
221 221
148
2210
r
1547
1480
-» -
1036
sub -area 12'
26
114.41
3
9
23
27
230
161
270
189
Total
20
114.41
3
9
23
27 «»~
236
161
270
189
ARNN-S
,
sub -area 5
72
355.53
1
214
72
83
720
504
830
Sol
Total
1»---
72
36 5.3
i
23
72
83
120
561
830
581
�IRflN�24.
subatea 2
26
21348
3
21'
40
" 84
400
290
840
588
YGt_.:ti
a1
40
54
900
280
840
588
ARNN-1
5ub-area 4
461
3�3a7
i
62
461577
4610
3227
57704039
sub -area 12
125
156.91
0
32 �
125
'200
ia5
' 0
875
'9
2600
.1400
total
$86`
500.27
1
94
596
i7
5960
4102
1770
S439
r,
t
r
jj�
Traffic
Generation
Possible
/!3Confor*.
ng Pch
jl Pcls Poss.
Exist Zones
Prop.
Zones
zone/Area
I of pels
Acres
Exist,Proposed
�'Xi5t
Prop.
-----
-- ----------
N
-----------------
E.
N
L
AR-1
AR -1
sub -area 2:
84
186.86
4
45
E5
187
850
595
1870
1309
Total
'84
186.86
4
45
e5
187
850
595
1870
1309
M-2
sub -area 2
1
15.00
1
1
233
233
2330
1631
2330
163,
Total
1
75.00
i
—_________________
i
233
_
'233»»---2330
:1631
2330
1631 '
5-1
sub -area 4
2
8.50
0
2
2
26
20
14
260
182
total- --
- --2
8.50»r
0~
2
2
26
20
i4
260
162
C-1
sub -area '1
i
11.04
1
0
1
120
16
7
1200
846
sub -area 2
3
7.09
0
3
3
34,
30
21
340
238
sub -area 4
40
14.04
01
3§
40
132
400'
280
1320
924
sub -area' 12
4
1.78
3
4
17
17
170
119
110
119
totalw
- - 49:
4----
46 ---
»61
303
610
427
3030
2121
P -A
sub-area'4
13
15.47
0
12
13
32
130
91
320
224
sub -area 12
2
1.15
,; i'
2
2
2
20
14
20,
14
total
15'
20.61`
1'`
14
1$
34
150
105
340
238
R -C
sub -areal
T
753.42
6
7
37
73
310
259
730
- 511
'total
7
't;
753.42
6
7
37
73
370:
1 tA,
7$0
511
a�
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FILE NO.:. 87-2$A and B
BUTTE COUNTY PLANNING COMMISSION'
STAFF FINDINGS -September
15; 1988
APPLICANT: �,`"
Butte County-Planning Commission
OWNER! �,�
Various
t
REQUEST. `
General Plan Amendment to Commercial,'
Industrial, Agricultural:-Residential., Orchard
and Field Crops, Grazing and Open Land,
Public;' and Rezone to conform to General Plan,
AP NO.:
Various
SIZE:
Approximately 45 square miles
LOCATION:
South of Oroville, east of the Feather River,
north of Honcut Creek and west of Pal:ermo-
Honcut. Highway
EXISTING ZONING:
U, A-5;, M-2, A-110, A-40'
ZONING HISTORY•
•
on
y �488non,C9/17/85n
byn0
dinance zonedSA-
5 by
Ordinance 1506 on 10/15/74 and by; Ordinances
817 and 931 on 6%9/64 and 6/20/6 ; zoned A•=10 -;
by Ordinance 1725 on 6/15/j6 zoned A-40 by
Ordinance 2318 on 10/26/82; zoned M-2 by
ordinance 761 on 5/7/63
SURROUNDING ZONING'
U',, A-5
SURROUNDING LAND USE,
Suburbanices idential,;, agricultural., public
GENERAL PLAN DESIGNATION
Orchard' and; Field Crops, Grazing and Open
Land, Agricultural-Residential, CommerclaJ.
APPLICABLE REGULATIONSt
Butte County Code Sections 24-23.80 w-d 24Y26
through 24--29.
ComMents Received:
Environmental. Health Depati-.Ment. "'No objection to General Plan Amendment
and Rezone 6 Any Land division or development subsequent 'to the Gerieral
Plan Amendment and Rezone-'shall.
comply with Health Department
requirements` and minimUrO sewage
of the 'Butte'
disposal area and crater f low Lequ3 temente
County Subdivision,
Ordinance: $4
1
approximately `924 parcels are zoned "U" (,Unclassified), most of which' re
located in the Palermo area, Approximately one-quarter ;of the parcels
are zoned A-5 and are. scattered throughout the area south of East Gridley
Road and east of State Highway 70. A handful of ,parcels throughout the
g d
A�10 zoning (Figure 1)
area are of existing C-2, M-2, AR-1-:an .,
.Figure 2 indicates that a total of 406 parcels inthe subject area
conform to the existing zoning (predominantly A-5 and'A-10) and that 346
parcels would conform to the zoning under, the proposal. As an'
alIternative, if all of the A-1,60 zoning is 2changed to A-40 then 450
parcels would conform to the zoning. Later discussion of the individual
sub-areas will indicate that most of the parcels that now conform are
he conforming arcels 'to the urbanizing , l
areasthis proposal will shift
t
�cated it extensive agricultural areas, whereas
g p areas, Also; when analyzing the
number of parcels that could be 'created under the existing zoning versize
the proposed zoning, it should he kept in mind that most of the parcels
that could now be created are located within the A-5 zoning which is
located in the more rural portion of the project area.' None of the
parcels within the existing "U" zone located in the Palermo or Honcut
area_onform to the zoning due to the requirement for 20-acre minimums in
the "U" zone. if adopted, the proposed zoning would shift the bulk of
the cbnf6rmin4 parcels to the Palermo,and Honcut area while retaining the
rural areas for large-6,creage agricultural uses
Sub-area 1 is generally located west of State Righway 70 and north of
East Gridley Road and, consists of over 3,,000 acres in 40 different
parcels. Most of this area is pubjuct to flooding and consists of Class;
r .and Zi 'soils which are generally deeper soils that are excellent for
agricultural purposes. The Class IV, soils along stato Highway 70 are the
location of most of thio dwellings located south of Palermo Road. The
Class VIII soils at the northerly end of the study area include the area
recently rezoned to M-1. for puryoses of aggrectate extraction. This M-1
zone should remainin place in Older to recognize the potential. for
extraction of the natural. r.esoiatces; The northwest corner of East
Gridley Road and Highway 10 is the site of a flea market, gas station and
tavern, and is proposed to be rectagniaed with a Commercial` General Plan
designation and C-1 zoning.The bulk of the ar ea is currently zoned 11U"
and is proposed for A-160 zoning; The General Plan designation is
proposed to rernaln Orchard and Field Crops. The northerly portion of
,ub-area 1 which is uncles public ownership acid generally refei~ red to as
the O'roville wildlife Area; is proposed to support a General Plan
designation of public and a zoning of R-C, (Resource Conservation). An
island in the southerly portion of this property will 'remain M-1 is
mentioned above
sub-area 2 is located on both sides of State Highway 70 in the'bak Grove
area and north of Palermo Road '(and ':welsh Road) from the. wildlife area on
the nest to sone Tree Road on the east. This area consists of!, log,
parcels comprising= 466 acres of IWO zoning four parcels notpri ing 5:lt
acres of AR-1 zoning located on the west side bf, Highway 10 south of
Palermo Road, and 'one parcel: of C-2 zohing consisting of 2.86 acres
located between Pacific I'm fights toad and State Highway 70 horth of
3
Palermo Road. This C-2`zoning is a remnant of C-2 zoning that existed
along Highway 70 prior to the Oroville area study. While that area to
th
the north was retained with a'General Plan designation of Commercial in
ovlnthe.
Commercial
na was removed until such time asfreewaY imProvemetsandfrontageroads
constructedin the area.
Similarly, the Commercial General Plan designation on, this remnant south
of the section line is proposed, 'but -the zoning is to be ARMH-2'-1/2 like
that property immed�,ately to the "north. Similarly, the M-2 zoning
between Highway 10 and Power House Hill Road will be carried south and
the ARMH-2-1/2 zoning located between Power House Hill 'Road and Lone Tree
Road will also be carried south to Palermo Road. Commercial General Plan
Highway 70 andnVe- ermo Road encompassing the store, R corner of State
g pro osed for the southW
Hi� -, RV` park, auction
designations
approximately 7'.09nacpes.(seeiFigure 3)I zTheng will er,,mof th
and and That
" remainder, of the area South ,
Of Palermo Road and on both sides of State Highway 70 is prvpbZed for
Agricultural -Residential; designation under the General Plan aiid AR -1
zoning to recognize the existing suburban -size parcels in the area, The
existing AR -1 zone in the area will be retained.
Sub -area 3 is located south of Palermo Road from Highway 10'tj Occidental,'
Avenue and, consists of parcels, that are generally larger, than those
,fronting Highway 70 in the Oak Grove area but not yet in extensive
agriculture. There are currently 32 parcels zoned "Ull in this area;
consisting of 333 acres, and 67 parcels zoned A-5 comprising 925 acres,
This area is 'generally Class IV soils and is proposed for Orchard and
Field Crops designations west of Lone Tree Road and' Agricultural --
Residential de;;gnations east of 'Lone:=Tree Road: The zoning is proposed
to be A-10 which will. conform to host of the existing parcel sizes. The
Agricultural -Residential designation will callow zoning to smaller parcels
at such time as growth in the Oroville and Palermo area makes it
necessary and -when infrastructure is available.
Sub, -area 4 is generally considered the "downtown area" of Palermo. it
presently consists of 516 parcels toned "U". Of these 516 parcels, one
g g• proposed'. g
coliforms to the:' existing tonin rti:?der the ro osed tonin " 115 parcels '
would c6hformi while many parcels in the area are smaller than the
proposed ARMH=1 zoning, soil conditions and Health Department
requirements indicate that new, parcel"s less than one acre "should hot, b,e
created at this time. This zoning is also similar, to that adopted in the
oroville area study immediately to the north. Proposed within this sub-
area is Commercial zoning at the Palermo Four Corners, Public zoning at
g g and Station sit.,�s, and Industrial tonin for
the Park/Gran a ,�
the lar e industrial properties ,located on ����ili`,�ad Avenue:
The General•
Plan designations will also match the 'existing uses while allowing a
certain amount of infilling where appro�ri`ate,
Sub -area 5 is the area located south of Palermo pro er a
p nr 'generally
south of the branch of GVyman Lavine. This area o�-)hsists
of
12 parcels,
611 of which are zoned 110-111i the area comprises apt-,�roxima-bely 365 acres.
Soils in this area vary front Class rz to Class ,TV- , Most of the Class 3:3:areas are subject to flooding from Wyman Ravine and localized drainage.
4
i
large pott46n of the Class IV soils. Existing uses in tI s area are
extensive agriculture Frith parcels generally, larger than 4,0 acres. This
area is proposed for bosh Orchard and` Field Crops :,designations at the
westerly extremities and Gru-,ing and Open Land fcr' the ce.n'ci:al and
easterly portions. Zoning again i,-- ,`:for A�-160
Sub -area .1.2 would enerall� be considered'. the
�l town of Honcut. Soils#1're
all Class IV. No direct flooding takes place from Honcut Creek, Wyman
Ravine, or Wyandotte Creek. However, localized flooding c:ari, occur, and
deVelopment should take place with care. Located within the townsite are
j sane established commercial 'uses as well as some areas t)lat:' may.`be
appropriatei for Commercial,:,, the school and fire stataior and residential
area. Generzl. plan designations inclu3e Commercial on 't'h081
iie established
areas and along_ "Lower Honcut Road and Palermo--Hondut Highway, Public on
the, school and fire house, and Agriculturai-Ptesidential.on the remainder.
C. -I and P --Q zonings are ;ar6posed on the Commercial, and public areas, W:.th.
-AAwi i for the areas that :ire in smaller lots as shown sin the old" torn of
Honcut record maps, with A-5 zoning to the northwest and southwest where
some. additional developme I may takeplace. Currently %here are 146
parcels comrrising appy x.imately 230 acres in this sub -urea that are;
zoined and sev F comprising - 3 ch are currontl�!
.n .arcels�.om risin 17.24 acres wh
zoned X1_5:,
Summary
If the proposal, incl siding the Alt" zoning] is adi iptec[ as ptose ited,
thare will be a created
over what now exists in the area,, Th f P a,rrel �
l for a `1`6% kocreate in the riuniber o
than could be cleated over- is wou�c7 also
mean a 764 increase in traffic generated in tho area, ;Ahd a 76% increase
in demand for public services in the area. The existing zoning, however,
would allow a.317% ,increase in the number of parcels, and traffic,
generateda� laridwould permit them in areas that are ::urrently used
p y for agricultural. purposes, These areas are also areas
where it would be difficult, if not impossible, to ptbvide public
services. The proposed zoning would allow development predominantly in
areas that have already experiencedsignificant growth; such �.s the Oak
Grove area; Palermo,, and the townsite of Honcut. Th Q1 would alio tend to
reduce.traffic hazards along State Highway 10 from development of
homesites:and driVeWays!in thea corridor.
If all of the A-=160 zoning 'changed to A.-40 toning as shown h figure
2, then there would be a potei,itial for; 9 97* increase in the numlbdj: of
parcels over the exist.Ing zoning„ an,3 a comparable ,increase in trafficpot6nttal.. The distr11".�Ution of development potenti6l' remains es jentially
the samie few more p`would allow, at the
1aarce in
the rural at -66, TheA�40 altosal, but
would repeeso)A a tl% increasds over ro ts al.
the A-l6o-alternative;'
over
Tho environmental documents for this- have been completed and
circulated throw h the State Clearinghouse, and a N'egativ6 Declaration is
recommended.
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General PIan Amen dmenilRezone
FIL8
No,
BUTTE.- COUNTY PLANNIN(3. COMMIS
.
I� AI ANG
DATES= 2'Z.SAF �ET'i B 'L E Iq 38
A'PPL ICANT1 0a ':. tanrrvI` C.flr+"ile>, OWNEPI. VA1MOS.
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kEQU,•A
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ConVbitrl EXISTING. zONEi
SCAL.51,
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