HomeMy WebLinkAbout87-37 REZONES 3 OF 3ovv�r�a
-Room
Planning Comaission
Ylanning.Department _
itl0a^Cir Traffic Impact Or and ltftf go tion,. n t:te�-_Area !to_rth of RAat
Avenue,- Chico
.
e.sc January 14'.. 'gg.,r
Traffic pro blems in the Area north of Eaat Avenue in Chico
have xetn cadaracIr qty the consideration of the
FA -G" !:%eE;v€ronndntaj
dflak& Eastwood
impact Report and, Planning
epartment n gzett Report both. cite
irrcr¢as8d traffic r
�attd to the proposed deve-
elapgI&t a& COACCrn
in this area` Traffic 8 •lanai
hI Pacts on the residential
of streets
Paso way, ELI Yaran, V, and White Avenue are �ridely,
carom past and present
large ezperipnce. These impacts steel;_
la`Heir Drat to traffic generated by development north of
4BO-en. Since Lassen is not
connectedto the freeway ani`
sxrce there are no collector streets lfnkfag-this area to
East Avtrue,. traffic from these n to
area,; forced to ur&
the re9id ntiaT streets o* El Paso WAY and White Avenue:
for nearly'all south bound
trips to employmec;t and cocsier-
Mia -1 centers- Traffic counrn conducted. by the Public Work.
D¢partment indicate
a rearll average daily trattic
(ADT) increase on Shite Avers&
,on El Dasa Way taliowing the Cp_s acoOr mmenzurate decrease
changeaaare ndicat�.va_
of the aagrsitude oflthronghatrafficae
generated in: thr� area north of Uasen forced by a lrrcl[ of
other alternatives to uci iza these reforced by
=vin
atrecits.
rithOut the development of the pro
traffic through.
trafizo Will, cantiaue to increase as a result
approved
of recetttly
subdivisions north of- za_ssren. dire attached :map.
depicts these Iota and their r#lationahip too
street
the arca'g
System --,Thier Sigurrr graphically Showa that all
these neer developments while cornected
f
by eofle.tar streets
to get, to have only twO means, El ,ia:ta Way and White Avenue
tO get to £ssG Avenue, North ValaY Plaza
Cn
and the freeway,
ciiaasequentlgx. traSSc impacts C, Ghe�se areas Yfl1 increase
3xect proportion zc the,
-new areas. rates deveTapment in these
Rather than add to the tra£ric kmpacrzr O the area= develop
mane of' the ,Ever-GTo property mpY
prnvxde srs opportunity,
perhaps the last, to. m;tigate� +�:s*_ea traffic impacts. opportunity,.
Dually proposed by the Pussi:c
Works. Department and rejected'
by the Board..of Supervxsars as a result or' net
position, a major collector through
the property, and R traf-
Sic sensitive design. may provide the Only means 67—m-izigation.
-- tr the prcif-let were, der_ied. and tbo site remain
vacant..
Warks Department 8100 suggested the development
of a Irontage road Kinking;Lsnsen.. with East Avenue.
is
j
F1annLn� i:ommis�s'ton
Page _-
vanuar� 14: '!C,18I'
addition to conflicting with, a°major drainage channel and ,pro-
dicing a poorly designed intxsection at the on-ramp, this
proposal would cost an +stims_te3 three quarters or Billion,
dallara« Asa consequence, thr fron age road alternative is
tonvidern?d Infeasible.
?cure I grapy.-cally lepicts some or the major elements or
the &eve opmeot ar a major collector through the property-
comLined with a- trsfric sensitive design.. This alternative
involves thc• northerly #xtenzi-pne or Tom Polk via a slow
cuFve to an alignment.approximately'Opposite or Godman ou
r.asae :- The �;f£$et at Godman, ccuSd be corrected, at a later,
date_ Developed within a 60 root right-oT=way, the street
can t--:-designed to accomo,ata a design speed of' 30'so3
tph.: `ro reduce r .;sdential-traffic conflicts further', access
to the street can, be limited by the use of :access strips to
the minimum needed to aTiow.for ingress and. egress on the
property- Residentia unita dt--teloped to the Low Density
kc-sidential ?'T-4 dutacJ density v.andards could f e located
as the eastern portion consisting o3<appraximat•ly 5.4 acres..
itsr units could tick mato the extension or7!ba Polk and
take their access via: El Marano. Access to the extension, of
Tam, Polk would; Z ebarred =,y sit access strip deeded to the
`.` EouW.7 and aF co=-d attenuating wall or fence constructed on
the east side of t'.tis proposed street.. ??esi:dentiaL units
- develcged to Mdium.Density Residential t5-a du/ac) stand9rds -
could be developed on the westerly two portions consisting
of 5.E -ud 2-3 azsres.: Acceds to these clustered units could;
be limited to, pfrhapz two Iccatians. A site design which
or_ews the dwellings away from the `troet should be encour-
aged. 'n round stv-nuatingl wall. or £encs could be provided
for those existing dwellings on the west side of Som Polk.
for their side vards which front on Pony Palk. The intersec=
ticn or Tom Poi . and gaar Avenue could be signalized and
jj cr}arx2inazed xitYt the signal at EX Faso and East Avenue (or
*lie sig:tal nn E Paso. and East Avenue eliminated)., fine
eventual resTignrcnt or Godman and this d proposeextension
of Tom Polk scold. fbcilitste the future signalization of this
intersection as well.
The :pix dwell ngn located on tilt .east vide of Tom 'Polk and
fronting. on To= Polk voui3 to impacted by the trarrie esti-
ma"ed to be in:thc• 5,000 AM range at full buildout (Env -.
ronmentsl R,-view estimate). The dwellings on the :rest side-
of Tom Polk Prot-ting on Panama ondi Lynwood.*ouid also 'be
impacted, by tbss alternative tut to a lesser extent mace
they .rrcac on Other street:.. Traffie impacts in residential
areas are always unde4rireable but not alwrys possible to
e.
"Planning Commission
Page -3-.
Onuary 1++. 182
avoid. "Tt►e impact an mere Eine dwellings must be balanced:
against the permanent and.increalling impact to many, other
dxellingg vi -thin Che nsighbbrhQud.
While admittedly not perfect; the Department believes that
t}iis alternative represents the best and perhaps only effec-
tive long term res{olutica to the traffic problems in this;
area of Chico. it provides far an attracti" and needed means
or inducing through
providing, collector ough trarfic which would otherwise disrupt.
the mei hborhocIid designed to handle
It
'these volumes with a minimum of impact. ro zrddider the two
allows the development of the l'rer-GIo F F �
density designations �Ldv and Medium Density Residential)°,
sed
lens tive to the adjoining, uses. ss 'provided General, for the Plan.
China Asea Land Use Plan of Lha Butte County
^his alternative Wau1�3 permit a development with an overall
density of perhaps fs to 7 dwellings per Bare and-cauYd.be
Sound c:2nsistest with the General. Plan.
Ckcjc
Attachmeatsk Traffic :Counts
gho n _-,jro act sit
e•and
-
Figure v.. Map g $.
Recent Subdivisions to the North
or Lassen
Figure 2, planning, Department Suggested"
Alternative
I TjOttR t#0�
LoWtoltt: d,t - is WAY Alr. Ar fn ir�rs;, Wo r Ax..
�0�9 �1U#tlE�Il
5��os •!'
FEA6t H^Up cc NT
YittlG9i!♦-'D�;
"Ti
$4' "IL COtti4T
a7.T.
Aid 4110 QAY'' P 41:
TOTAz COUNT �
Mars�w..
g4 L�
3 f LG_
i{, n, i►
'" _. ..-'
_.
fir..
'A C17
:ls�t-`s'
d icy
fr. o fo
r i92 333
i
WIlt7c A -
sastok" s'70.
LOCATION. d!r
�AtT
Avc-
PE K Houle COUNT
4ttucKs9 R "
DA7i::
24 HR. COttkT
A C
A!1 Yl�i' GAY P 44
- TOTAL COUXT
41
r
K
A
raw Vo. 814,
Tot, %%TTS COUjTE PLM. ING COMMON
STAIT IIHDlWA .RWILSWI JStnuorg 8 I-ql
AMMCANT
Everato Ina- (William Evert}
Eastwood Oaks!. -
. CiAYFR�
Same:
EaSTM ZLC1I1?G.-,
R-1 ,end R-3
P UEsT'�
Rezcne to PA -C`
3ZCATIt}8;
To the north of Toot. Polk Ave., _
l
south of iaasen. I_ve«, and west of _ J
El Paso Ave.,Chico' I
API NO.:.
44--2.1-67 and E8.
SIy^y':
14.816 acresi
VURp= OF APPLICATION--
"He filed' for a rezone from R-1 and
A-2 to PR -C tact iu.-'1978;: project
stopped, and we are ready to proceed
- -
again with reZOII6 applicati.f'n.w
The applicsit proposes a ploaned:
condominium development of 9z, tMsn-
house units on the 14.8 acre site, at
s. density of 6.5 units per sora- Thero
will be 21 two story buildings to be
constructed in toar phases Over a iaur
year period.. M2e proposal includes
-
recreational and co=oa
sr:•$Jgre�nteYt.
EC.5TI1. LOD USE
Vacant
SIIRit ODING LOTY USE:
Walnut orchard to the west-, ALond
Grove hobi.le Home Park to the north-
west,-: apartments to the east; siftle
family homesto-the-south and south-
eas-.
SIIPWNDIRG ZOIIINGz
1W to the northwest; R-'1 to the east'„
south:and,west; R 3`to the north and
northeast; G-1 to the northeast
b1T3RaBIiDIi1G 2ARCEL. SIZE::
small typically urban residential pLrcela
to the south, southeast, and east; larger"
the
&
multi-family,parcels to north and
t-
northwest-
-
x
�iLe tto H7-v.
GFIMAL, Ply BFiIGNATI€}iir tie'dtum Derwi y Re0idestial X5-8 dwell-,
ing;unitslgrosa bcrol.
FROFO RIS EHP'ii AL Ft_.W 1:4vDenaL � Residential trl-_4 dreli g
DiSF'GADTIOsYs uni'tslgrocgre}- and Medius DenslC•v
Aenident#a t � dxkiing units/grors
_ acres
APPLTCABLa POLWTFZ--
The tiedi= Density fieaisiential dexo ignaeiou permits to 8 uni a
per grow scre. The .proposed ZoIw -IIens sty Reisdential designat 66-
permlts 1, to 4 units; per gross acre- 'Tht� "aanhendi_-" portiorr or,-
the site -proposed` to remalm lit. the edivy Density Residential
designation-.7 The Zand Use- Eleaent encourages; the growis`an of
diverse housing LygP yithin.the density ranges permissable density
for each land use d+ a�gnation.
The City of Chico General Plau designation for the -site is Low:
D"ensitff Residential k14-6 units Iter acre,,, .and Medium Denszty
Residential 6r 1Z uns*u pe - acre) for the "Panhandle"' portion.
r Z{BYZT;G• A't5T PHOS iiCSTOE`l:< __
The majority of :fie site eras rezoned to=R-IT on 17eeember"F^, IW3
through the efforts oS neighboring residents who wished -o ;have
the ares develop, in a manner compatible i�th the singe family
reaidectia neighborhood. The R-3-�"pshhandle") portioa or the
si-e Bras ,rezoned from. A z ,ir- the North Chico Rezone on: August
The original iastwaod Maks project of X31. �rnits xas denied by the-
utte Jaunty+Tannin Comrazssior on Juiy 2�i, 4a73_ i9Yze City of
hicc Plannir>g vor� rsszon aced. to spport LhaL action.; The pro-
ject seas thed scFeaTed ko the _Eaaf o£ Supesors, wha,-also, de-
ns thM proect� an, September 25,,_ ZB, on the basis Lttat the
pro3ecn should; rcflecL an- R='Lnxr Density Residentia2j density.
Thr ward requested that the graec be referred back Lo the Plan-
.Oct
lan-
ning Go_ssion for s revisson an3� rQcoud�ratia�i.n October k
` 9'J8. rile Caa�sissioex Sent the pra�ect back to tine Subdivision
Committee. A proposal of '1243 units was reviewed'. 3sy the-Subdivisictr ;
Cosmittee ort november 92 .and ;%, 1980. yfie Planning Ccnmissicn
he_d .a: hearing- on the , proposal concludingthat the-,protect iTL
itspresent for:¢, was too dense to meet the policies of the General
Plan aed expressed-conaern,cver the project's design. :HAther-than
deny the Project, fisc Camm ssioo a ,rised the applicant to prepare
several alterrative design sr s te. The present project, re lzcts
a continuing dialogue lieLxeen th, develop r. Planning.SLaYf and,
Planning Co=issian.:
-
Ao_tho Comminfit,on itz' awnr*.:tbe l lant€ fir., IUgiortwnt 'hAu rrcesmaRn�itrd
s e3enigL m Fhr arfgtnaI I r6 "Vokal ta�:rQ on +.xceacive over*kl dposit3*
iti relaGztso to 'enerrrt Plan. In Hdditinfic, Mt. Department ndvck ated
s as=iirn at tits prajoct to �vovil Ibr an-eut�naEar; of Toa i=alis
tram Fast to Lasses. Tt ilr a ter�ative. Ott pointQd ouj, rrulr7d reduces
they trafttic impadtO of thy= prOjr�t o2ha,',providing a shaded ccrlicctar
street givkrz the G�iat�[nhing 3r r• T �gment north, of Laogen. and the act
send o.` 80 4-Voctive collector =roet_ Thk prsspaKed
or-race at
L snen Av r�i deli to Y itancitcl conatrz i is i:. virtually, art' impost i-
;sipitlt, altY*, -chi pro,« t .rxi.re4•utO- tt only poslrF�le means or
t• �t ncil zt�,, addi:t-tunsr , grdWth, hnd, d"elopmrn,t of the property and
areas north of nsatr.-with thr n+rv.otary i:zcuiat as pates: com- _
i gunez2rs.
fn tEt� process o d4nrs,tf:8g othrs drveiagmet t alternAtiwew follaw-
ZnE; s dsscuasion of the Cri" "nal propat�tri« h� Carx s fao_nftrr4d
sojw ti€: ectivn. to zht-�tev lc , 'b Or-! a _ sea: e of tht- Commission".
lea' design .pvrnaeters c :nde-d a re�ductiaa of density to, an avis-
alI average of amUnd six dug:
el sap _ acre "and. inclusion bf n
reCGrLveTt$ 'kc'1` road right- vt y w`.s3.cir: would- -facilitate the cosver�
Sion i; am privnwe to Fulmo the Tccsrthcl*iy extezissoit of, Too Palk
xken nacc ary in th+� cpchieu of :bt. Ii recrasr af' Public Storks., I
additiar�, there wa:: corsn,.•3-rabic. d scutoiort ofr other traffic serk_
$ZYi vi• as access of the ea::tert;. portion to.. El Varano,.
- 3ii+rcY,ts a .. ouch
The applicamt hss revised 1he propos-1 project to meet soo, of these
ac _Az �u�� tt_d the rral -ct wodld achieve an Overall density
-5 d,reilings F¢r acres wine mainta=-.ng a private street. 4Fi.h
regard'-w z3c �zt3r,: tht' Planning bptartmertt would .find the pro-
jrct ccrT s�rrlw s to tfi Cttneral Plan
cloth existing and-propose,d ,-
Tht•avtrasi d hszty representu- a r�asoisabi ' combination of the
dualdes3grtatxotz carrztd on the grope rty far t¢€.early in view of its
Yocatzoa ritFcin the City, Of, Cnfco's spher* of influence- Approval
o!' the-prdiect as presently coaatitut_a far ail practical purposes:
srrevocablg precludes the development~ of a. puels.c through street is
this, ares: where ane irY 't1d' S Ores'whneeded..- one is oieariy it
the Planning Coemissi,orr chooses 'Co do so, a favorable-recommendation
om tile- graject is adri.sed. NOW--ver, it the Commission ag PreviGUSly
expressed-.- and O__ recoam�rid!' the Planning, Department is concerned
stout the. potent e--4 for a tut-"e ptlbiz'c street, the specific project-
OL-out
i visions; is recommended.
4'hz design problem involvesa r�conciIiation of two. seemingly- ir-
l¢ objectives -i the pro-isibm :e high volume 4hros$h-
reconcil86
s: reap ark rz=g2s 4l�as j i ,aw ?. res t_yr.sidt-otisl development. Sara-
tcil7 rht4,.Crr_ :L n rhmY? rlet� Ly `dnci>hg tTxc numbercf el
Y-
17
a £ tits
pz t ora xo tF Fxtensiar cf Tit
vxxt!-
_ LT[ss rrd;. t�atisng G� grrr tmstxt` wotrld.:recomaend the following
s�eei.fc .iH' €iNsigr. c�iS*•c;tSiezrLrt:igG.-.._ �
i r rsuxz a ars un er ,�•: t3fPs'r f d "Citta-a ar a- to font r£pat-
gttenoloit. nr fuss Folk' 4hh°!'i lean chars
*34 f'r't svas,laM '4 ihr north -- "fall**duel t•af-wAy
�tt�tnr,i xr a4"��sn�apxm�rrf�l$ci+l' ': j _ j
i . ;rtstcF xwer zr: ro atw9y iii: t1,,o (r She imerted ,mak.
:, of rr _ ='rtt+or4 4FtgxlwF zs# to oat
*• a Crr -root ,rsrte rwr a d. rlv� ITrrtF akflntz thi * eanto hid#
rhr= tar*ht, f,-UJTOG =#r Torr Ec k tea erzts+a-onaroachmu#Cl€ .
}am a� +ata.r "t l� rt r�rcf wj h.*a pr:sz;m_t; -and
.tier •t larkttgr key: ats fuvc�r Of n. aesz:Nra312e� bv$r
riff tarkr.t:K areavt and
c. r'z<d-. a . ucst, €"tZisgtc r'l tron_'1 Xarays closit
= F, if . �r_..rt ror + as ref*nriy �urpon�£ bad grDvidn e
tur _ inw..`ur ;. or «
r -a>s stnz I's *mr��tgh r:tc € n r. ��* acne anurt:xhicir
raw«r :o cs r «tionn- ir, favor nl` a ,single
n
-d 19 lovaed cDnYt ct x th the
k Cc-4t r tht-tel xa* it �arar ssP th a inclusion with theblock
1•, Df L^S 14FifL CCst£rYSsk;t}'y tls«it$ w• u}:rQUe t.-c T end
�e
t E _a1c cc ^aani> g urAirm Z5 through" 3a asterlg to
y the rs he-of-wa main sirdmg a tori
Ri ssr�x rh cc Fr �� g Y
foo :ark w w•u F"1Y prDptrty 12ne or aiternately reio-
at_r.. vr�t ?^ 4 the tir�k ror, a_nit� units 66 thrnugtt Ex�3.
>_anas.r: -fear* : rt : _- h . i.roe`. xith the: nsggedted
c;aaa��
ztacmrtat I. arp aah to accnmodating the
..D _. e=� Or- t; ,s..d. _i;C-r t•: *+",i: 'uu' r� StZtid:F.i' A^ h 3: �ghboFhobd _
gPr.• tom. xi«F o:.^fu irr« 1w sX . ci3 t--
r. �ndr �aunL aSS uat ng
Ovals to d• a.h+ o:f= 3*r V-
A.
n u�- d _rjt+4 in the. vre..Viou� report.
R redewgzr of .vhs• p;a} -w-IL--'fr�tslft� �er�iriate teti�sioRs
of t%v land^zeal err.,, fa .s =l c,tp;=:r a-:_t;rs otrd par= . I
spec ficbaly &-tailed" c*an� _Y int P propo^eel t4ta Vlan ere recom-
nenffe r the comm ry .art t;: �houid he .re tested in the plea and
reviewed by 'tate Goi.. Izalcn-lr fire tei.re 4fiFtt to the- Board
An arijendun the .hrouen -tree> R3ternativ .
sursNiau_�ar c� a plwy_.�Cai ¢arrzt r for r.me litsixatinn Fur Lhw re
erYBt Cr akro aOnz _n.:".z.ic. rt. a "i.cfevts. l: ani one :,Yde,--Df the street -
�� t �r= Sranv3:tt �K ty =RD th, tp�a sAon un&� r ticparate :saver.
-4-
.
�S3FAbt1tY` _
hi,pr6g.cct IS x prapOdo Punned AreaClusfer G1AO TC don&
anti serbdivis oji approxlnately fifteen acrc=N etSrth or Gast -
Avenue 14V the nerrt,eem Chlc4 ares, to. create lz"f town`'ouso
u zi:ts� (redtrCed frua tn& arlgliraT yrropasnl for 14I units. *A
1?7$J« 3lic #�rq�CCt site Cer entiv is zone& q -S and R-1; is
vacant op0e field, and is surrr mdcei by urban resti►catial
davrlrpasrtz, 'R -I denslt, sin; to frnllr resi�ez!�cas is -tire
east, vad saut.r, r '41V szntrLte : hone; ar sl4vcfopt..cnt to via-
north, Knd arm ;r_5 a*+3riaont daveloprient to the na:ihc�st.
Trc project site Iirt: ult.im "ti=re rct�_ntty argFava,i `:arth Chico
Resent area, xtFcfr 6"ar.ed Mr tozzin-_ in rise r.A,,Chern Portion
fFOTTti to #t�3y 'tne s¢�tkerrl tzcor portion %�": heti.: Spnccfi_ R-1
for sin years, -
The site consist:. o£ 004s i Vina heal sail:, viih an: adegeraic
percolatsu r>rte suttaT3e fvr nit -site Septic tank -senor field
systrrr� for tit. density stevelopaezrt. 'Oe property- Lies
�µ txitt Pref -ttz S tn: Lniosr ira tuape As4ess runt District anct toe
L-L55ca .[wear urainafc llsstrict« California LaterservLce
Con nzty coz�u tt} eater 4crvice will I1c avatratrie, cc ss to
Liza c.cveTo# Wena is praposcel off TO Pojk Avenue 1 -wipers?y, with
a d:rzvcwa7 access off Lassen. Rvczrues aiYd emm ency-access-only
a€£El i"ascr ha}: vi1 1 'v'ararxct "Y.
,free tra-ffiC currently: is hca�rr, part cuFnrlks on tie Fast Avenue '
arterial thorouf-rare anut on tie i_l Paso Vay,3ocal access,
t oroupl.fIrc,. and �cdnpestiam is an exisxidIR7rOblem:., t traffic
tgnLrol siRnat at rite l-ast�A MWO an4 T,1 Paso i:ay znzcrscetion
xas recently installed and sirould i. prove t::.i fxe flow in lite
area. Ares elcrtcatary scaelols• have reached or are acaring
capacity cnrollzzcnts
EaX1Sa;irSi`ht'3I 'iiST75a4i5 reszsl Lyn fron a*PrOvaT' of vais PRG
dgvel.Q zrmnt toil% irzcludCr
i� Increrase& trarf c and possibje increase'ef conrest-ion,
Kit;r szssaaiatcck air qu.YlX.ty _-Ins trrffic noise ic»acts�
I!dricatia.I ircrcacscd traffic +itztrds..
s' Tncrc«xcd u,`--Irc service derf:rncFs
a , espeOsally on
Yuhlic elexcuravy setool facili-xics ir..tIle local,
axon (.tz PaxLr
are sc udoli« -
« E»cxeasct lanti• use: -density and, 1:11605ity of
devesTopt ent., s1I %eyed n r+xa F nd uac ithirscter
�— fror* tail multiple-f.'smiI"y res detitiai nsc.,
y« Mass of oy+cn space ane':;ir icirituralFy' iproductivc _ -
- land te-= ,s%tea-rive isrfah USi:,
=t
- - a
OPOC
' -���. amd!.ssas3daeof t9re`:fisal � i�s3
W; Dwralepemnt which occurs puran " to Peejsati-agprovsl,
U mot tapaetad to rowan in slgxifica= ev®slstiTs,
affect& on then-saviroceelt because of:aitigaties momara9
Shia wLui U attaehot'as: Cmidttioos of projaet.aypsbs&1.
SPML ic.ia►sees sat their disvpositim iscisdar
I. Ioc:eaosd.;traffic, :and: pcsszbla isc saaei cmSsotioa;
with asaoclstsd'air Qva&-f mad traffic Weiss iepacts.
'fossa =&cts +rasa: aitigstcd to & degree bZ, Cho
rgdoaian.of the'project vhie5 reduced. Chs: density
fiCK 131' -units' M 96. AddL ,.;} sUy, a, cowZrIbntien.
toward a: traffic sig-ma! ac the Ust AvemueTas Polk
intersattlon will'ba made a Condition of projeer
approval.. Since tits traffic problsm.in tms usigbboshlod
szisce indepeadently of this projetz, end: since traffic
Prem this projectsill cot.-.azceed:the traffic carrying:
rspacity of aithar Tom Polk- Avam:u,- East Av*=s or
Lessen,-Avaeur, and further becauso of the,paev£oosly
sactioaad-airigntloa.aasauzsee traffic isgactz are
cat down&& slgs ¢ cza`.,
2. Potential increased traffic bssardp:. 28is"lzpser,
Is' not. dammed .sh*s�ia_�r-for the.retsaas octliamQ
in Iran 1, ;above
3. rseraasod.public service demands, sspscially, ac.
I
public, aLaantary school faeilitiss in tha-;local, {
} area. Clay'Ptrtridge School);. This impact is cot dossed' lj
#'
significant, since school espscity exists alseahera I
githim the, Chico•P.Zemmtary SChoCL Dietrict, and:
boundariaa can be abiftad'to equall3a the stu dear
population distribution:
6. Iacreasad land use density and: inteasicy of davalopmat.
Aitared ares Lun& ase character fres this mltipla-
fselly Tsaldactial use. The daaiyo change: which, reduced
the density' from 13L m 96 units brought tbv over&il
project dmsity to 6.5 which is close. to the 6 units:
per acre specified: for sinsle-fodly residential araas
im the, City" of Chico General Plan, ` This: taaetiot.
also allmv d for more, open space sad, greater building.
setbacks, zhsreb+ radueidg incospattaWUtiss viih
adjacem steels-fainly residential-'sal 4 A4- -
nae' Impact is ast "emad "galff amt.
$ �i.y''fl�"R'�'�rsaFS�itr�ai+'s�-�. _" ^�-•";.e-:as�c"...�i ,=.r :...- .. ..s...,'�Y�'J.-�;"-""�-
$�
3�tiisdLi "teal aa3 drafaa W Elsao 'ee teas fiubuc vorka 36par4seat Cnr
GfW"bu at laatalt.:all.tit vsquired factutiss.
2.
3'tsvt" IL feet r"L" trsterty 1166reeasaa ae all strast istszsaetisas
`zadieste, s 34, foes haptens satbsck Lias floe the eeauarlins of Tow
(alit Avnve. Sndirats a- 201 font, building setback lila free the 'sd,"
of tbe; rGA&MY'a axis Lat for ro"S.-
4.
',Street alias a3slt bs, prwvI44d by. t*hs developer ac all street star-
,a
;s�tioss.:per Ceusty tegnireaats. lubx3z four-aieesdatSra street.
.
isms, for- each:etreat to tLe Couety address coosdiaator for approsal
3.
scroat #at" s"*that. street, feewas :ball comply Vick -argisseri.^&;
-
etez3ezia�.
S.
Provide;= persasent solution for draimyt, or, drat.-age requirements
Shan baas' shcvs. on the, tentative cap
1.
All.aasaaeats of racord'ta be shows, as the fidal•asp. ', r
@.
:Serest, 11shalmr-sbsli. bs provid:3d is accordance with County requirements',.
cz r sf a:z g aTi reccems:dations. IntersectioP
accepted 'dasism,e
lishtids..ia to be iascalled " indicated, = the:devalopaant plan.
I.
,All a tarlor. lighting shall be shielded, directed, sad located :ia
sack, a r-.-z at to- gravest glare to sdjacecc prapertl" -
r:
I' La..
A 0.10 fou AC overlay sh.1 } be placed= Zoe Yolk Avenue fro.& lop
of su'to to Zip of gutter, frog: tha dawalbpssnc to East:. Asaaue.
il.
Proeida.:s standard driveway apptaac*z lz the Latorsectiod of ths.
-
I=arl= rdsd sad- TAssec: Avedua
I2.,
A1L iarar.ar rcadvays are to be a-i-d=U:!,of 24' fees La. Vieth,;
I AC-, AS wf th AC barrier enrb.- -
13r
'Interior roads shall; ba; dazigsed add ecastrwtad so as .to reduce
tb=j�L-xzaffic eizcdatioc =dL speeds aver 25 cph.
14.
"!ba W-zt :here tba interior: road eants:it Varaap Vay shall be
used as an eaargeccy 431r only.: A barrier shall ba coastxuoted,.
and.vubjiter to:approvaL by the. Botta County Hire Lapartneat.
15.
GradL-4 plea stan be:subzitted to tha fubIic %torks Dsps.-tasat for
approval. and all this: required facilities shall, 54.inst41ed.
a�. 8te�a� f�"�sst!#c ts.iv} slat,, Ae y;.asi� ttao �rs,ta,
mtmeti is Tat- Polk Avenge aa3 Useao: Ava_ie,
1?� urla trsisaas of that 'portion; of the dev"a"t lodatel is Sbaass
01"t vzaissps: Aasaassaat Ciseritt (SMAD) to sa£S to Chs SUZAD d394S
u3sisas:desw 'calculations fadicate-that the Portion of the develogasaV,
t" ss"b"Stariy pant of chs MAD district "a dsaiai aortia to the
I- a IRUM s¢sra:draim lies at. Lasses Avenuo..
►#. J+a oft` eits� vidwalif eossttuctad to County standards, shall to
peevidad on cls vsst olds of Sia Folk Avaaus beCYaeS the onuthcriy
taffimg� of tha, pre*ice site and Zest Avaaaa. All other valkwrjo
tstmraai:to the prolect aUU-be sonattictad of. asphalt And, davaloPed
as shorn am the,devolopaeat plea:
asp[ fent f=cw be cow and that there. be a Iand acspia;
aras. behAm the 'farca:slaug prapsrty boundaries of residences qa
Panama ,venae.-
20.. -=s pro-rata, share- (gar: teat developed basad opam a total esta=te
of 315 CCD) shall. lie -depositad.<with, the County-so the developsz's
share-of. tlin cost, of a fetus zrrlofic signal. at the intersection of
Tog: Polk AVamni srA East kveaua.-
Zl.: Canatruttian acitivities stall be. restricted to az^_a]: daylig'st:
bouts,; and eII, equipame shall, be fitted with appropriate =fflazs,
t*z zeduce,construction ,wise,
22 Dust control measures sac's a= spriakliag shaU be i=;ile:aa-;ed"during
23. _ taadscapi-cw shall be pzovide3 as indicated on the development plan. to
aebleve a visual and :acoustic sczeaa.from ad,4acaat zesida=cas,;-and
m iatainad is: s liv'ag-. e:oaditioa.
24.; Fen^iag shall ba provided as indicated on. the-davelopcaaz plan with
taw euaptiaa. chA= t*.aa_ fencing, shall. not excmad 42 inches is height.
vithla 50 feet of the .canterline.ai El veraao Way and. within SO feat:
of the canteruze of Tam Polk, Avezua.
25'.. Assaasmanril sprit be segregated, ar paid`.,
Z&., Fire hydrants ,are rabe ioexced:! as 1=; czted'by tf= 3utta Cc=t7 ?ire
Deparsxnc on., the dev¢lop=at ?Ian. Tha hydrants are co be, Claw Rich
450 yodals or Ecag Beach Iran Works 514 modals lastallad accasdlzg:
to Depar==c: of Public Vzrkm, Standard: SM. F£ra flow is to be
2DC4 CM,- sedcaiaed for a perW of ac Yeast. 4 hecrS. Facilities shall
be subjtzt to final,1=pecz;aa.by- the Butte CcuutT Fire DepaxZaaMt,
and aq„ a-Bar-regnirersmts shaiL be also ziat.
27. - A letter or otba: doc=^-eztatiaa Erect the Caiifoz-_ia scar Service
cccpa--r statim thac. they are s-iiSing and d02 -% to supply domestic
watt- to the d the 1cp==c, and, stating; say- preregu£sites whiCh they
�g kava, =uzz be: pravided.
28> Tea srraga diaposai s?ste=s, vithia th* davaiapcaac shall :at the
ragnSScante of the: Co=y Eealth Depattmemt and the California
- - - ae&janal riatar Qaai£ty. Ce=tz03:.. Soard.. - _ -
-Oak-
3.. tease of epi#pass sed sgt callarally ysskj:tivs 1st
ss 'Istwsi" artias oma. TUs Project is eprrai 60d
by uses davalvpwus whish hsv*alracey dttafsbad
thw a$ricultaral piahility at tas arms. Sfsts the
General plea, open! specs 9tlmmact oily calls for-
ptaasrvatiow of stttcultvral,&rum outside desigsatad
urbag arses, this 'is"et it sot-deapsd 841M40 9at:
6.. oweremeriag; of Lad; (34a and increased- dims-gs'.:
&aduetios of water qusltty In dral"Se, Sano!!.
Drainage chassis, v4tteb will.. receive tba rmaoft
baa* sufficient capazicy, sad the;guality of sur.
rocoff, w3ll.'be no:differsat froa:arban rosoff facer
sarrc=dla; developed areas. This Impact isin-
sicatficat t
Escrssaed::'at" seise sad Baht. This twt-oras reduced
by a radmigm and ralocatica of cb% reersasion. area,,
=& by the`SnSluaioc of v3tigatio2 9aasaras:related 'to
[ sound- and viaual barriers and shialding for Krista.
9[ Thaea mitigations are to be- made, conditions of project
appsovol.,'so'thaae Impacts 'ata deemed, Lsitaificant.:
AM other impacts not apocigically wmcUrasd are deaed•
fietatw �
CI)7ha rascas In'found to 3a consistent with all wlsaaass
F of tha Butte County 6aneral Plan..
f
The to;acts.Sr= "8-1" Catag2rsa
famil7 residential? d "&-3"
(pedius daasity, rssidectial} to "n-c" T^Ismnad arae-civacer),.-vv"am
Ionated north :of Toa Polk ,vacua, south of Lessan Avenua and, vast of El
Pass Zer, Idan-fled as' 6P 66..21-6i end` 68, Cd"z was .eaprorad cubj act
is the: following conditions; 10rdiaaura:2196 vsa ad-,Ad 2=1 the, Chaise= _
Authorized cosign-
1.. Sobedr road and draSaa;a plans to ttw Public storks Deparruent for'
sr;revaL. tad install all the- roquirod facilities.
Z. Pzovids 2D -1coz tadios property Sias rat=s an all street. intersattioas'..
3., Tm�C_ntn. f :o foot 6ezf..`.4ing satbsr : It= from the centarlina c! Toa
Pbilr Yvanus. 'Indi:a:a. d 20 fact. `4, _an, setback ':as from tha edge
of the roadway On ala interior, roads-
K. Street signs aha! bs provided bT tha deseloper at all street inter-
sections per C==m-ty regaircmants'. Submit tour alternative r'_rsat: r
names for`eseh:-gtrasc to the County, address coordinator for approval
3. Street j=ades ant `ct?asr`streer features shall c-omply with,emgI*&srisg-
i
I
Ovrzcaver€ng of land 04%) and=fnctease'd
Reduction of wator-Juatit)r
i
'<
drminiga..
drainage, runoff.
lncrea&ed arrsn: n4iscr and -light!.
Alternatives eansideTcd include;
tioi projczt
��
'. CiTangr aE IacaLian
3. bc:veloj*s nt of sinrle-familY_residentiat units.
�I
1
CAic3tY t�.-Ust it f
- 4Tos hate niti.,pnt%tiit-
ix
�ttl exta<rtt��lir€Ltn �trkll ba lctcatot7, ti€rected, ant.t
`.o
l:lctl. ,fi1t 4 1104 aE ryltYny:f i tit rovra Kri-. #tl^l-rt' ii Nuisance"
t/2. urrourtaiar E.'fOpcTticj. - 1it: flYCtlth.; ZEi"i`L:'j or Yt{.':Lfle
recrCatlf4tg. cil.ftld-..-.''I., -
latet"i'Ar G&rt:srla.t ,on: 51Y+i '.1 1-e riZts1*ztli3tl--}FYLh a i4tlYL1tC` access
to a tY��r cal:acrAr �Creets, Inter or strrCts ii521 i t
drt %Y to 1 .t Vl i rruC-.tttto prourtni t-r reilticel tArougit-
'1
trtilit4 Circuldttun a;t.c Cxs:eisty trJMC spr&ds (Raxinurt 71j
R
The In >atall 1te.. 1,SYSYt 1SG.is)Ctl ('ax 11r<`r t5ptsendix. t)
r
aC.tYs~Vt` a 1'L5t..t.i1 ltttl,i Yi'AustiC ctircem fro FY .area residence
x:tl.YrC_"Oed11V'21Y - t_'AYiiitit on.
s_
rue €:,S ac a of proposFiT green5vft 5111,12 l.Ve landscaped
2
-na- 'taaiYtt r n., ti. 1'ntY not icvelopc•1 V40% trgAIAnF%O pa.veecntll
or- Ottxar orba-r 11OVeTOPmr:' nt$
*r.
(:flYtsrruct act ace vitt6Sar Shatl be restricted to normaltlay -
Y
p:xt iYAurs, t•luipV rnt+sliall-fie {ittpd vt.th:approi►liate
mufflers to redYca cori:,t:rultiOn h0ise:.. -
Q�
Dust-,C¢ntT l s,ralL ltc i;►Yirlere Vtcd dur of corrs;truCt:ton�
_, ` ,.
SsZCts"JY%.s. :kall 'ti. eAYY:t'rtictea ':tiit '{i1Dt' ?tAi-} Avenue andon - -
$.r
stop sf.�2tS. situli� 11C. IkloIced ;rt the jixoject s: �Cntrahceto -
t6Ct. ITL{-t.VCY€.ilC, aR,l I.:Y!is
':t ...
Recreation facilitiCS to, he SI45Cd:' after if`Pll, :Anti_ irAt -
f'
a�enctl oarlicr_ t'Yart :' �1 f.
k_
I.
f'�
CEN`IS .IIb�lEt�'CAL FWALUATInx
summary_ qua Lsa .e�fif' 4 YAZ tlaH C.a tuts-luaterl proposal, *99
9ri..iolic 4 rii r 1. i , f `i L74' # V48-25-05) am&
-proceede - :zi ra _�.� r ize� Lr £�OS2{kYl d'eslai�}fxea i't
wait aszzt bay: t� xls< Inwai =- u . _S;:rti xor noti: dcratton of A,
ncs3f'le' ;,Tapouat, nw f thz prr--Sect was
te£tildrat. meal I Ua- ratt :«Kz- i7 ,. °s;�iitc=t tra::flt puss
_ ble_a .:, cea.rf a_;.. 1 _srs r P the erawect. Sh£a yira-
T 115�t proposal.
`.ale.>, .�1'.:4:€ a iy� 3a:Cre ;+3'3 .^.. t4* --2 >1 .'.' 't.t:" :'a'�reTL`',. 'la[t1w theres to be -
12a Jyr !'#. i ac�..
the, sssl ", a ;reit ='> is A Ler r = ;g n� brsse* Bial as the. iateria
year r. —z- s3u.L"i. In II477, , iis:E3: ;iC rr noun project was under'
consider-,,,- .,; Y I;s+ o -Te *e e e e tly opposir'g the planned
-ares:ti =aaSdefa
4eat vw�stime
or the grxiset
and after vt=40;,z _L i»ents� tlx: Fast anthy3t
I'me�£'3 t t: ^«vliicn« tic r-:;st 1a Monger' that eraz.''aati -
that. taezi: rc w__ Ultf"_., to r. to block the prasect:
5bzcraL= tars tc_� vrs sit soles bitty of UX =,rEa ruuccc z;fuU,7 ti)s the
suhlect ri�ge-_ W e a ,c i z 1 s , -Z = ik.at tee 1) rject z1te would
de.Jel o li .s: xr rti a fe ,, -wore c^zpatable l.ltir their-
single^ ,he Pfi(T wait proposed]
reside v w_e 'y.:,; :e ems. ; a:' ,r. e-aerani _aacl a,'reacoaable
-r
ci:`er o bs:� r c, en; ��Y e. fi. _ is noiii.=
,LreS` .reai�fertzs �` ''` r I'th'e '- rt',�:£�" ;%ich isrO.ie n. 'itle''f"-$rBEc :alSfl
ze the, hrt o;a s x f r r Iari Lyn Garffen:9partmenta
aloes ki as_ is c . a ., :rz " c bit cewcion of Sl Paso Iia
3.r Ct tf �...''�G'T� »�N¢ j %r'�"#:-� �•.,Cd Ole, -ef t e -dost zovere
traftiw P ezor. :: ar bet ;'kap gr0A 1-1 Lisa t'ssid. area: (Thea: fir_ ~�.� eW .. � tee :a ae�es ted. til t21e recent
= sF
zzurc %Z the street At
'the .�.�^^L ` w4 pr!z 4 L enue� a8 'a s
.!os
' otl o sss esti
-_q:s'_-.cite« -raa.'the ?astvood
OP xrte«, l "as; I�;liticaaL eitsiircn-
unta2 e."r t.et:zn
.1,I C Cvtz,,C7crzd Stith "apozvio-is
f 'the »ataL land arab
Arp.rsdix E � .pace -sof 9 �
i
r
b
A
DYncusrsox fit` "``
2.a, fucreaacd vahiela 'traffic wM recult In n reduction or local
air :quality, ;ee 13,n. for trxctt*c Sys ercaticul= _
frvercavari t V -1-t ,'',idpervioua matarir.Ig of ti:e cojlc will result s
itr Increadecl to:z^ aratar"`ruro' l . " tuns .r trill n4ed to be accoaau-`
dated _bx project drainago Taeill-ttt I- the a=*tta Uttlon Drainage
Ssaezr=en Diatr,' et. ditch, l ledaQ nourtg td'the' vont. ,A drainage
224x needu to 6 o :� fl=llzad and r+prgve3 -wttIT thau_cintance of the
.ButteCounty Dopartpont Af Tublic 4grktt,
k.d 3tos 1 acrau a: tAmd Villar ioum Saila trhich. are currently in t
tg, »ta .^.en lr ; rFate sriTl to slacod, =r2er. u.^tan reuidentiaf�
r:serr. Baa load "s.a eco.; u:-,.. fa zrScuitu,^al gurpowe in: tha
past. trD.te to tiro vsl.uab.e : ois..P { j _v&ort 'the roavo.nable a ltet- '.
ratiset muld.be -Soy tte crytz£T to dquira tae lanl cad develope it
as; a- pzr r £;r narta- Cnice r^aEdcut :. , There la a lac,;.of' available
recreat<d= a�.ate in tater' nor-a3� '.'`tLeo' xea for adU to and small childrea),_-
o'.s., There :ril.1 be .increa :td rioiae 1�roa re dentlA use aueT rros; I
1x re-aaad' t^aia,:;i, rropoded..dacllirzr units ana propos road- Y
va,:a are ve y near ijuting zcsidanaew is none span its recreat_onal
Saci?iti� aril: ai o C6Irs,> Buie nci.a :thicn irlU cnnulativelg' result
iva decroasc in-_r_sacY .for ezimtinj.zesideztta. iliCZasua noYse io
j an uraveidaa? a ,inptt if' the pnolact Ut approvd(L.
f c
Z.; There -e-11 ac lncrea cd 11rltt a d glare ghich xill result is e
deer -se 3a p lvacr'', c nearby e:�aata and =air become a perea-
neat n*ut--ance 1X 3.irected canard sleeping quarters-,:
The- rc ji dwe elo *=t doe: - co tfom to "tae Butte" County' 'i
Seca a.. Yew. Mc roe ..ca'. -nasty of development• 161 about
83 1_ zaJ� acre., ane -ren id :.�Lz zfn t,zc nido- Urban. Area and, Is a:
developin renidcr`lai ar+y- zea liea wi*.rtin the Chico Sphere
aY' Izs a;ence is-' tier a -1;p, 44zi=fes the atea for residen-
tial uss,WrUn -a�� n^ -.he zoathern artaron of the cite being in their
iov-3e it- desi,...a jca . u'/ -=_t` 1 ja- Ea , €n.
the a •ea. is pTInaril;t
A -L and R -S. Zoning. of "thc narthc MI portion o£ the site and lands
further oTth Ys -K-3 subsequent to `.ne jl:arth Chico Rezona approval.,
MMM. toaiag, occurs along.Lasser Avr.+ue to the northwest and to the
noxtheasz, The, proposed rezone nn3 subdivision &!velopment may
conflict with existing R -T, sngTe-faar:.ft reside
atial usas, in
-tire area.
ll The resultant population zncrease £rosy the development w%I
be an the 3fd-4up people range 'based' nn Z,6 to 3.3" pers«ds
per dwelling unit rates €or urhan residea areas,. Population"
ssensitg s'r. the° arcs «ell fncrCase cpr. r3erahly; patcntiaL density
of develepment i:s 9-1 sluctiirt 'per acre.
f3;.a.c,3f. Traffic increases and tm ffic-rElated impacts vill
occur, addi.ag to -the existing area traffic probl;es
an4 con�stzom situatsons. Area-�Oe7 traff .r circulation is haavy'. ;j
often cgscsted.:,iurrt& peak traffic -flow perxods,. Impacts from the
development wau d be long -tern, cansz•.".craj e. and unavoidable,,
page sa
Aivsa She resCr"Icleit utce�s x[;slietootcans�shoftat
k of:esttari,
snot poor" crculat€art (tY t',isn "ahs }r f p ►
tussetnQ F+the ci'a '! aux 14vonnc. o?stil t7tc t"ssGrcxad daYe_Iapraenc Hatch
e4t_ sow Avenin (with rasu'tant +Doth-1,ourr<f traifxc�..
Tom Polk Avenue currently Ys a dead•cnd�taca[-access residential'
street. of short - :Fcnvtt► Cfia p'rajact will, utittxe this street. for'
its primary access routed thexchy cansYng most project impacts on
that street cad at the .om Palk-Cn
pt llaenue tntersectioa.
5omer.ef critcans-tdarair le and important potcntia: traffic `
upacts Frost thix. Mr. acveloprent "include`
Bazar I u lno tax-, e ;d 1n� fro: : n <t �veaua aflto _bath
pada a".i :oma z`#�
--spend r. varlele . at o. he Q Sri zdl Y:� ruad'a "cause r�ccidf nta. cad:
gone a4vere trafsic anY'a a r3s-'tss ra .!d"cntnr including children
at plan a»d Cie
"the clg:- 1t5d r-i Lern ter t el 1:1101a area. is totally inadeRuatee
The. tr Yrfc nr ao�e : i ;sad -;dJJ be �agn1=led_ as PQQ
e
esi& sty ate - f ..a- a to - � ":ae savua - �:esze entrance. I!
onenel ,tZ tra'L!n Pr, biaaa In the residential
a-ea �'!'iw, `.rarfea i1Z-.
i're::Ia ceun-.c Head ire uida*e3 :rl'Yx current iniormation. The
tra:c truly aY:ou.: take Into c=nidaratlan the. entire northChico"
ages and. ;,i`e et! -tic;^, c op [ir trAnrdn� Zat. taeeZa3sen oAven -1a.
the area will cc V__nl � rarra� a = "oma -r�P
iighsrs3. i Ftor . S t►z�s aAS1¢ to ae
to
will bo "ia. the
Accld tt :tat+atica a: C" uecyc3, n r assossaent of the speed
fay problem :Yu?st ca .made, etc ate.
_ fitia PAC u ecza}-»!',Tl. to rraw—.a-indncin& to *-a various public
3er:l,ccn. �
i[. 3u Cgt tr "! c e ,�z Caen sztc% an lied within, about;
nxa aSZe ` a tra xl� r a Feta�tae'�t requireaen selor
�cnat= com?l klt?, * > du» stk*�t e p
rs ;� b�sii'iRar �•ua. reet the r
C4untp's' code Se
�ultinFo-La: Yel ..Errc`3..2"L'•
14.bf Thi zh-rlr:'c,; :aavat.__c;•" 411 need tr: include this "devalopaeat��r
xiar. a»rr 'edal .or she area.
hrCO
Since- ta-I 'rt s i cc ae amici aced 30o r deyai-5
ce3rorr G1 s la �a
3 "xiti "SC- C*.Y,ld e"tt tom •'-gT''3 ' t :. a � .s. .`z;:7. ran' i_ier �XeIZiII;�. S3Ali* IL a
rt d fin a Bei' b" 'he Chico chco , 01-strlst to estimate 'the
aCsdant o'aiutdava.onIIeaLs. lrsa"
ediv
no u3nt�=rzatc3 h l
zc3ua' are fro= pYax
.1 steles 60 wliuren i; att2cipate_d. QrAritaschaaZa an+ cu�rentyr - enrallmekt canacitj.,
_ d,zptadlz ? - page .8b of _9
y= 2�.?x;ecrastio�.al faa=i2t'reo 'wiY.` bt irpacivd,
F4•#. Otaer gorernzental aer•- cra: to +v rvgai .d are building ,w�
cNot,alfr nu lie has' h in.7paction_ oto,
25, Yhe. Eavgi?Pmsa. Fila r-alt ja:3nc:attg•,d 4nerca ismands rnd
c4nsty�ptibn i.t "its northeast Chico urea_
16-0. `The Property 1Cea Ulfkin: Lzi Cu}=
district, n- it itu = t`her-j to LrniQ 'Service crepstt�
3
line, Lica aisag <no ;�a, das'Y. An a 1naF:. main �sitnr
ivansa.. . ztP ! w, a 5 S .ch asiA line Iia3 on 3'�m Po2fr
:ent"'4-1 �2uired,theoe nazrb I±n�a �.hroughout the 'EAS develop—,,
.mac be re
The densit of dove2apaeat 'will beThe, Boll, 11II
:Adk/leach ..ieidla �- Per`1out:, Vita Goad dra; 9, units per acre,
bL+ a county Y e=s Sar tho devaio Co -nag&. The septic
t3 �tvi_o Ental Health Departriet.must be-approved *y the
`'s•c• a Project haa:the Soy
►7 t e C':^ulatir. ?y consider blop=nets 'ttW ch, takes together,
tataling area$ the soil b3`aParvi;jsa Jurfaces
2e, 10-Calized decline. n air [50 :� of the
3.. Ceneratio�� of increased T4uaiitT Sroa traffic;,
.; 6eze_*atioFt of residential anCurfd riic n�aiEef�
6. lhcreatinn gg IlZht (residential and recreation, facilities.)'
rer ivir. f a 'at na<iral reaourcetr,
7: CreatirA ox -a hi ter densYtg of poPulat,r
' the '+.tteraZ '�e*-tpr
2IaA of Dote Cou3tS,
�ubstantiai generation of -rar.
�. streets, - BSc oats :existing residential
9.., Alteration of t;e areal. circulatloA patterns and
lOr Saga,^,t an are: iatersectian ,.
=0
ncreasad dewand far public :horricec.,
iaczeared do :and for, tlliieay.enerq,
Thee ; c iar` 'ihe
aoaal s; P=evioua Yastxood Oaks:developaent pro #
ita3 , u el nate and outdated, d new, r,S �� should be preF.grecE
i','IOz=tio% be<'ore del
propcses �rjat. erainatioa is aide oz the
;t
Appendix F - pa7 tic of
9'. q.