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Tae#.Artr 1m. ^.mr r.m x ...ah .>,. r t �: a'x a,\<1 ..:: t l'Y %AM I{%e-\rlr,u y.d1,r.<. :...,_.r.#xJn#u\uA m_rYy.,..:,'r<:r.%'ar w,m<..,a.:: •'YA •'WMeatrM ,.vGN »:l9h5R--wF.ei . :AaW �.•.a,..fY::-a::.,.ac+_ee,mup.:,l Ywp.a�aj\.L n..a .,w reaa,w r, ..a.. ma<; �..{ �.. m.. :,.a,.KX<....,..w,+,R.hai+.dk.Ms..-.�.i#J9Asxti._r.\e YW enrYCr:.1FA, AC hw:a M..,.11':r.4Y.,iY,it�-'sr ... a ` . APPLICATION,, FOR i , VARIANCE or ZCs& � b 10�f L iN � � ��b � Butte G®unty erre commission �. �� � x� �-►ems C,�,�Wrl�:, , File No, 'r 761 ^>.! 5 y" f'17 ryjr 170o, 04 �Oate fi l ec{ Naaring date ` Action by Planning Commission:) Action 6y Berard of Supervisory PRESENT ZONING, NW -_4_" {' Asses.s'---or Ma 050, Page No, _221— Paccel No, r �. REQUE$ "hktsrty snit fir- �� tri ► .. T t A.416irlbl t..r ,3excty on east! _dg s n zeal for �r u ' i t;': t➢ai� 'dsi nrCJnert'',� t � z a iC r "a zX321�'G'� z-ar v�I � 411i5afaoa -- 1 w Cr, b J� ��t'� �hi� 9.M .f 5vin APPLICANT'S NAME, Z• % � r ply ? �•. Al)pWis,yr.h.�,� n STATUS OF APPLICANTS 11,WTEREST IN PROPERTY s ' '• `'=' P. OWN(' 'S NAME,»n" E, ' PHON � b ' DESCRIPI ION OF PROPERTY- EXPLAIN ROPERTY: EXP LAIN FULLY k5ASCN I"OR APPLICATION', r 11,.. l�.. �, • � k lv r.... w w r. ,•lw j i q l-���».-� -- 1ddd???y!!! + ,xr. .�„ ,,..�,: •,r`."u '"' F `9 ;',"¢ 7�'+, .'+y5t ..3 A.�"; r`"I �' #- 'pC rT.r�`h, w +°�'•h .. r t �:, r. .,,«, .•1` -y•-rl '.�.p ..1.p ._ ',�,» r`#� ui�., +.' a"j .. ;i,,, i-f,�°'"- e°r : `rl`i' lig { dU111' iiililldl► 1'IAtlRlftl (h%above statemt)hts are co `fia h r,dersi 10 6e correct. .. _. � " ��, Signature aE !Appiicant 1`lOUI PlodAp telihiit herewith d 64"k or "whey oder ih a a"'"aunt showh 66l `V!n ny�n� o cot0v of Butte; also a plot plot Ahowing the ioeatla'n I a sed s? e tes �' oj�ert;f and on tha ;adlnc of pYopbttles n 3:14' U.,o..�F 5 L^ "`�r�,�^.Y11 C_�.. , �t ..,,,P,�.w.�.s.�19�1.4;..9._..''�.�452.,,....�Rsz:��pax, IVa�d�x�'....5.�:.a2.�.�.ti. �... Y .�p.0539 *3'G VIriNK PROTEST REAAINO i�..nw.a.x�•1ii�riw.JKr�. rwvr+�+,+��,.a��Y..rn.y`^ E t`?RE�7. 9c'2 �i hfi t;.p.,. -.,�...x..w.-,....x.�,.:-�w.-.,.o..d.+...b.,.��«.x;,:.,,.w....+-.»;..r,:..+M..x..::.+w �.,;:.,,,.....,.x...w....:..w,...-..�....,-�.. ''� l:-L��rA .Cy r7�+� i�.(a 1, � :.✓: y1J �..!4�d"�t,"S,7 �,4J «�.4�i l`t �11:+AiG`:�A.4�4� APPIDIDIX .. tV f, # �a.,u.ro a...._.,....�:,..........i. �wW�++awwu•i+�+ra.aik � �� - ,ax...:.,u.�c,..: i.ra«:........,w..�.......�..,..c�.« OltTCPIIT 5U43 I'll VIVOIRMATIONs� J`7S,..���.:.�._.f0���" 7� ,..� • M owtW+w+swFnrrarwwwr.w'::ui�wwuLr.rw4+swu VVIBIPT — C law. 4:a. — .-yam y { rx+� 'yfit r yy }��� rpaer y, k�''C�"L'`xcll r f:e-mi�;�)I'1 l yclela'�`� �UV•'R A :L ���i1�14i F ////yyT yySx,y..W,;.Wx �. ���an..++�...rew..«n,.aw:.'.a...4.,.ra.u�.:.r�F-:Y.ai.N�rwi.�Vx.i,•.Y4..ax.ewc..r..xG,rarer.+...,.sr.u..t�M,at�r-,zw.w::i:yeaaMt�„��,a48+,.xr++' .�. ,w.u�, t1.�i�I�t Yy y; yy y�y� ow” �x A ('R 9�r �* iS'�� �i� i T �E% �'i' v.. �i.+x+:[..7P.s.u•ra:'.wu..«�.as..ai.,+�k���{a[ �t� �...r4�� h>:. -+r.c.x.n+....,y.....�. � h ,. �i ` l'+VA("►:L1 VIM 14 'ADOP zIV'.V 18114-.1 ���#N19�sAWBViw.+3:»iix,lti=rrrWeswY?dtWe+„A.�.'�.•yM'+rnWta�S-rw+wwr�Yw.1�i+IM1.i�+.L•+,ti}!'••'�`�W�+�WJIi11,Mkr;.b+:..s-�..;.�H.ea^w..Y.Wii�FimMn.;Y.'Y�1..YitiJ:fe�sH�B++4'w�iwdSai.%Y.ii�.�i..A. a COST OF E&T.NiT:VMCENiMPAM REPgP��i r. AI'PLICAN?rfi • a—A rABA0W,,,�vr CI ( f ni r PROJECT �� , ��-IJ '�'� f�d.�ki' F )'` Minimm D�posite {{ 'I C� nate ,Received : Re eipt No ,r tt�st bate —� i_`-�, ., "1 r1 q r1J A Date Pece 'V6 } Rede Iib• :, ._ _. — • - ACTUAL COSTS , Planner at $10.37 peglll Typing at $1..82 per 5�� r :`ip��•' /� ) " � �� v.I.nt ncj of DraflE 7.1 $ Printing of Vinal 2 .1 R: ° TQTAi, Total zseposit I�ecei4gd u {I AmoUnt to be re4i�h6ed, Amount to b CC7 e�'t'ect� $ ° B"ITIA4 COSTS- APPENDT G t E tL n� NOTICE OF COMPLETION JAN 19197 (of Draft Environmental Impact Report)C ASK A, tvi.50N� Cdu f � Y AP 7�7.;� «...M., .�?,dt,,, x-ELE AGEt�Cy`� DEPARTMENI� ,'SPONSI n Gaunt ,of Butte Planning PROJECT" TITLE o JO;, N D. �'RI r SPIN, RUDOLF SCHOTT, & DAVID LeROY REZONE (PROJECT NO. 75--76) �� lr AD4REss�i'� CITY: COCJNxY • 4. r 7 County Center Drive oroville Butte CONTACT PERSON: AREA CODE.: PHONE: _ Lawrence J. Lawson, Planning Director 916 rf _534-4601. PROJECT DISCRIPTION OF NATURE r._PURPOSE; AND 8ENEFICIARIES ) , ,.. ( w Rezone from A-2� µ.�Generalj & S H (S��enic-Highway � y., C:-? Genera'1, �a Commercial) for 42 acres, mo7,',t0t less, located on W side of M E1 0 74 Concow Rd, Intersecti6ni 3 miles 14 of, W. Branch . Z r o #x,ldge, Eutte County. a .. - PROJECT LOCATION CITY: PROJECT LOCATION COMTY: hear Oroville $utte TIME PERIOD PROVIDED FOR REVIECI: The Butte Col�nty Pl.anning Cohimis PE Tvill o a ea CHg an the `Draft EIR 01,, Marcy 4. 1976 at 7:30 p.m. at the Hoard of 8 aperVlsorS Room; CoukthOuse; Orovillloj California, ADDS .ES,5 W-HERE.:COPY OF` DRIFT tin `1S AVAILA ILB., Plann rig Department,' bounty Center DrlVe i 0r� T, Ga i toRia 95565, '---T/-r57 7 6---- , �i ro"oat o-crytion i I �1 1 ro"oat o-crytion i �r ENVIRONMENTAL IMPACT REPORT ON THE"'YANKEEBILL COMERCIAL RVZON'_t By: John D. Crisping Rudolf Schott; and David Lt�i= ��r f. Project No. 75--76 15141. Description of Project. general: This. Environmental Impact ReTort is the ��ezoning, of. >-• Mfor certain pxopertes,, in the Yankee Hall. azea of Butte County,. A. rezone to :C-2 (General Commerca�:) has been requested",)' A full description of the C-2 zone;,:s su` ��. Plied. a n kppendim I i 7 (b) A Statement of the Objectives. Sought by. the Proposed Project : . u ` This is the owners input for an Environmental Impact Report for the rezoning of 11approximate1y 43 acres. of land. This acreage is located approximately 16 utiles north of Orcl7ille and would be 4 zoning change from. A-2 to C-2: The rezoning is heeded for.,a proposed small '= commercial center to serve the traveling public on gas Stat, -Route 70, well as the exiat.ing` local community,; The entire project will be located on approximately 43 (t acres 6f which 12 acres will-'be preserve as greenbelt �. areas due to the terrain.. The proposed p4Iiact site is in Butte County approximately l6 miles north of Oro Ill It is located at the intersection. of. Conco,y Road and Highway 70. The ;property being a portion of Sections 33 and 34, Township 2=2'North, Range 4 East, Mount Diablo Base and Meridian. l.) 'Y Plate I (following page) depicts general location and topography of the project site. Plate 3, local ted in the appendiX, show Assessor Parcel renditions of the parcels involved in this rezoning. (c) A Geheral besrri:ption of the Project's Technical, Economic] and Environmental Characteristics, Considering t.h Princi al Proposals: y _,Engineering , ,l. Surface brainage System: The terrain of the project i area varies From level, to portions that are over 30% in slope. ThAre are no major streams on the property and we do not 'anticipate any drainage,probiems. The project ned 1,io use the natural drainage" chain s�,gti Ric f feWill of be greatly indreased by ,thy s° project a the area to t,be covered by imperv$ ous material is to r,elatiVely stna11. ,1 r, ORO VILLE—CONCOW RD." o a HWY.. 7 o —11 zoo `_, � �:�• --�--- tQJ'EGT re " i .,� fid j � � ,,,,,,.,"�--,,1 ✓ /%�5 k�t��V "/ 1..�.� r , �. � a�� w' .,4 � ,rpt' , ° � � r. :•--.� ,�„ " r/` ��� �.�',�',1�,� >+�.t♦ ( �� T <PJr an Kee'�l t t `''O'�: �;+�'•'� I � .�.�1 �• 1',� !'.j� � � 1 h t "'rF�', .gip J� �, yr / 1 Y-.�- �" -- +..�i � , Y� .�.^-..\�..•t:•�n } ��t9A r�� �, l w l c1 `I'I � `' �� ' YANXtt HILL AREA '$UTTt COL1NTYs CALIFOFcZIA PLATE z t 10 �A IRS 7p, z� " i y� � ���,�.""\1\•4�`� r'� I� ,-a�`�"�;`, �� 'tel'"''/ �y� �, ,', �+..���ARy.�., .,..x � ~ ,j'rJ� fvi;"�., 1�'+�"'—�;� MN "` -��, '�. _ ,,` � � ` � I ; , ,�� � � f v4�' " � !✓'J ��,+. ti wry`' ; i // ✓ ✓ w \� ,'�'4r'"�i✓ �,� J"�'!/5 0 „ 2., Sewage Disposal Method; The projects sewage dis('-f posal will be by means of a septic system. The syst6 will be built according to specifications supplied by the Butte County Health Department. Thare is sufficient area in thy: proposed project to properly utilize such a system. 3. Solid haste..,DISI sal: Solid waste collection will } be waken care of by the developer and will be ha' uled to the Butte cou'n;hy Transfer, Station, located on the adja-- +eiit property. 4.. Road Construction The Oroville-coftdm4.Cotnty road boarders the propeLty'��uki "the tastern`-boundary, while Highway 70 borders a portion a i�f the1'Southeast nrn pro- perty lines The 60 ft, access to the 4rovi:ile-Concow road and Highway 70,give the ptoposed project the nt'ac- essa.ry access. Only roads needed for'i.ngress and egress are proposed and these are to be kept to a minimum. 5. Amount of Im ervious Covers The total area of the project is to be approximately 43 acrer,. Including buildings aild paved surfaces the developer antic:,nates that less then .5 acreG,"-will: be covered by imprevi'v1zs material. 6. Scc dare +Dotage in tuildin s. The developer ;feels that cC buil ling f 2, 000 to 3,'500 square feet will be needed. however., this is just an estioAte since there, are no finished plans on any building. 7. Amount and Type of lighting, Street lighting will be instal; -led at street intersecLons and at other appro” priate points throughout the development to comply with local ordinances and to insure proper saXety for life and property: Some outdoor advertising �iighti.ng will be needed for this commercial developmenk. However, p time, th; s cannot be estimated at this arciculi • a ^L - - 5: • o perimet'o.r f hnil ng 8 Pera:m ter Fpncin There. �.S n proposed 9 : Constructi.on of any, Tall Towers or 5 p ices t There is no proposed construction of any tall towers or spires. 10. Land,scf�Ling: The developer plans to landscape the development so as to conform to'the surrounding area. It is felt that to enhance the aesthetic value of the property will help to promote the development. 111 Aesthetic Design: 7t is the wish of zhe developer to design the buildings so that they will conform to the surrounding environment. Any roadwork will fo,r;low the land contours to,, keep the cuts and fills to a ki%\.mum. .Hoed alignment viill be planned to save as many of'i)the 4. existing trees as possible. The project will include the installation of underground utilities; thus elimina- ting unsightly power and telephone poles and lines. 12. The Economic Consideration: It is best to mote that by proceeding with this development it will be converting 43 acres of presently unused land to a more productive state. The present assessed value of the land is approx- imately $7,500.00. This will undoubtedly increase as the x, land is .put to a higher and better use.' There will also be .the increased tax revenue for the County by the build- ings and improvements the are placed on the. pxoperty» It is also important to hot'e that this will be providing needed services for an already existing community and'a traveling public. "This,�vi11 also be creating revenue. (sales tart, etc.) and providing employment for Count} ' residents. t, 13. The proposed Zoned The C-2 (General Commercial zone allows a varied array of uses. Single and multiple family uses are allowed at the most restrictive end of the spectrum; while semi, -"industrial uses such as sign manufacturing and repair shops are allowed at the least restrictive end. Light industrial. uses such as,welding shops, manufacturing of clothing, printing, and service stations are allowed with a Use Permit.. - As indicated in this report, construction of a retail commercial center is anticipated in conjunction with this rezone. 'Vacant useable property left after con- struction of this canter will be available for the array of uses in the C"2 zofte» 15142 Description of Environmental Seth. 1. "area1is from tflat and: The slope)stoface areasoingexcessoofthe 30% 'slope. The areas in excess of 30% slope will not .bd used for development, but will remain as greenbelt areas. 8y utilizing the area in this manner the project will have a tendancy to blend into the natural. settingt, The total number of acres in the project is 43. While 31 acres are 4,,''.s than 30% slope and 12 acres are in excess of 10$ sli�pe, r 2. SoilTypese The soil type is difficult to classify .as there have been no major soil classification studies in the area by any government agencies. ftowever; there have been percolation tests on adjacent properties to Prove leachable 80118 are present to a depth of 7 feet (these tests are available on request), The soil is reddish an color and appears to be clay loam in type» " The subsoil is similar, howeverp it is sola::what more compacted. In "most areas the soil; subsoil, and any under lying bedrock "seem to allow water and roots to penetrate, The soils seem to be able to ..absorb moist-atos Vell and T are very adaptable to sewer disposal by saptic system. There are septic systems on adjacent proporties that are working in very acceptable manncra. No problems are anticipated for sewage disposal by sePI-oic tank in this « type of n�oi 3. Drainage & Flood Plains: The' prupnrty �.s not sub- jest to any flooding and there are no major streams on 0 the property." The natural. drainage channels are expec- -44-ed to handle any runoff without any problem with erosior'P. , ' o 4:',, Vegetation. Existing vegetation on the site,�con- sits of field grasses common to the area and shrubs such as Manzanita, Poison Oak, etc. Trees commpn to this area are 'Ponderosa Pine, Douglas -Fixe, Madrone and several varieties of Oak trees, See Section * Mineral Deposits: Where are no khown mineral. depo- #146, Pg lU sits on the ite *See Sectirn *6. Wildlife: Wildlife in the area cons$,sts.. ofser, c' 15146, Pg, �4 small: anx s and, native birds. No animals `16r nesting areas were observed on the site as the area is too close to major roads and populated areas, 7. ;Pare or Endangered S2ecies: There is no evidence that any rare or endangered species inhabit this area. B. Geological Features: On August 1, 1975 an earthquake measuring 6.2, on the Richter Scale rocked the Orovill.e area. The greatest damage was to the old buildings of brick, black or concrete construction. Chimneys "fire- fire places, walls and other structures of masonry constr•'`,,- places, g Most of the buildings,)�' weathered theoearthquake ver well. The y The greatest darit�e to these buildings being the loss of large windows windows 7 Which was. con8iderable, Overall the lama hout the area`Was set at several million dollars which which n- - cluded losses of merchandise from store shelves, with 0 glass containers taking a particular heavy toll. some minor personal .injuries were reported but there was nig Loss of life. After shocks of the quake are still being ekperienced, Until the August lst earth," quake; the OroVille area was considered to be an area of low seismic risk. Since that time the entire Calif-- orriia foothill area is considered to be a potential earthquake area and. a new look is being taken at exn- tinq building cocies an,d safety precautions. The developer will comply with the safety precautions for design and construction re.commended for seismically active areas throughout th&. state. 9. Archseologicsl or_:Historical. Sites.: There are no known archaeological or historical sates on the property; 4`1. l 1O;. Deiiographic .i `• V ro ile of Potential. Ser, i0e Area: The Planning Department artment has attempte 'to" h 'a ,Y 3 _ potential �'s:ervice area for t-hi:Ef commerainl site. The (.shown on Plate II, was establisheO by using Census Tract boundaries created for the 1,075 Butte (:ounf y Special Census . Tab'ulations of pd,ulati on and housing data!' .for Tracts 391 }, 392,:, `393, 394, 395 are �Isho an .in Table 1, The -60tal -population for the `census tracts is 510 people. 69 :,8' nce the census was taken during Octobcrr this total reflects permanent populat.Io '„ of the SerVice Area. High vacancy rates'in tracts 393, 394, and 395 reflect significant numbers of recreational, and.,-,vacation type housing units. with,, 95 vacant units in hhe Service ,, Area sub�;tantially higher' populatit,hs, ci�;p -1 iaily during, the summer months, can be expected. The. general Profile`of the permanent population is �basedr upon the persons/household calculations.' In all Tracts; except 391 persons/household averages imply family -with " c'il' ldren profile. The low persoris/household average for ° Tract 391 reflects the Park Bill Mobile Home Park �loca- ted on Bigg Bend Road. The profile for the s Tract would } imply a retired-residential type family Unit. Using the amount of developable land (31 acmes) related to this project, the Planning Department calculates :061:, acreof commE.r",. � .dial land per permanent resident. 11.. ,Major Land Uses in the Area: The majority of the land iii the area is used as Small foothill,. ranchette type homesites. The property is presently vacant: adjacent properties are in commercial use (Cathredral'i to Dories and the Butte County refuse transfer station) r, " T,be property is ce:itrally Located between Lake Orovil'le and take 'Concou, which gives it exposure to the jtourist traffic, it is ,:"also located on a major route (Highway 70) to northern roc �­"-ktion areas. The majority of the area' is zoned A-2 with a p,ossi8le scenic highway dd'sign- nation. " 12. Commercial and Industrial'Areas. As mentioned (ipre- the adjacent properties are in commercial us'e. To, the South of the proposed development are t%,e Cath- ,J tedralite Domes. A business used for the manufacturing of pre-fabricated buildings. The adjacent property to the Northwest is the Butte County refuse transfer sta- tion, This 'would be uti 'zed for the disposal of the solid waste from the completed development. The only small general store in th ,..,a. -ea is Park iIi 11 grocery'► which is located on, i:be. Big Bend Road. `here Is no similar development between the proposed project and OroVille or as you proceed up the Voatht r,, River Ca-hyon �; towa�de �uin�y� :> 134, e lli et- TheFbUbli,Ci vicesJ, till anttho areaCoMmuhlty cons consist or. 7• 40:, +1 O,y ° `•rtt. qn ,�� �, f •y OAK PQINfJI' �1 , +�� Rat pa. •� S � �•� KunShNf Ni}• N a, _ Y gvre ak Sibling City 1, v r N sl ��,UIY 1 Of X fay»a = '.1 n M i2 -/ R. ^ y'`:11\,`,•4 3 ^�'Tii9.5N E 4 � .: � Lovelock �a �d•a t�" , s h 'ort4n �rol ,tt�. r„,s�ap0 e dca.a r . . ar•ua"y �a G. KvSHEw p�.Ni r i } N i' b; +.” tl4dlattOCR ad U ,f� •_. ::• .Y pa+:. T a 1 De Sabla ;u.�so�rd �trt� Ij �r ysl Lp 5oEIVv ._...• A4E A 4 nner on 4d i/\• °� ''�" �rJp• t,9 AR « far Ill U K K / R ku 2,F I : w• ��J,$ .... w•-•— R♦ lYd fmprre Cfpi i, ._.._:ty o. > r e � , y>'I '~�! . "+is .'� a< t. " �. n �>a rar+�w�axt �•�M ro •a�IEA r^ 6 "P�t.uji1��.�i 1, ,: �R.tlHetr'tjijl•T—�.+ ..• � ... uTN P'p wUo♦ tt� `� ``t �. 44wr,'i1LLoK. � .;�• � NATIONA[, � •Y ,%�. � : alJd `•.J - Mai)atlC:.' +tf1 � t e t` ... � 1 to`4v 4• H}ret -. � 4 �.. , •, PuIgo• J t adi . • a BiG R4R lixH . ? ^ : 1 0 „ t A�' n fid' „ ♦Jre '' a` ,.• C1nroI}di z t I• �� y Opt:St' "`4 ti A • - V • Q.W gyp.. 6 tl • • �� T �' � ( w~ � "L�tl '� all K m A t • ? HUNOV HUNT y �y ^ id f•Q(Cd($A �+i • r " , '�?}. , ANO �a p AR y t.o ♦ � KN 22 0 � a ' , Iff�e 9rKii w Oa... t faGlr`�i., ni + .ot�d•acoKo 1 I .r.Rso,} t • . e Rcao t •. ` eRl a n sH 1911. • r ` . a, Ott ♦ Jptld�tl A JI `It + ! ` . CENSUS TRACT MAP Z� t Y`r o�, I'•'.'orJf�Jarbo ,YANKEE HILL AREA "- aC. u °rr" °+ Gap Y PROJECT LOCAT.LON 5 �oa i t" - a T" L�% } �3 ''0yp' N••> !e + °= ,ti,T w a a . ♦ . �t' d I91 / Pp rl .(• \tb• lift iofl> AI'" 1 1�5at ib tJ') t, �J c� °r ^.�,_': ' rEA n. •; F l •� r t� r t. < n Z o• + tV tl r v Yankee HI 11M � 1 �d ,i • o au i Y 8 l SSE,( H3 aIONAt, F'Oi#'.twC r �J� d• . .. ,..t:..- ..�. .. ,.. ` i R,ao aroratY � r r` tr ....151 tt I o �. � �', fR \` ry v o # A 4.>t j n • P� �_.,,.'^v�` �r•-�•-u y o„ t { w ,vary k AS 528 LAWN A utti NAtIi7i1N 3 p LU M Ii S!'roco (a . ��, , ., „A• t N tln d o Q OR KogE3T ' i �`Gitt°sYi + ! • I� ' . Xf - ♦ p - +� '� .pNrxlC 1. 3uiAGf .�w+io ..a•�ew 1 .� � .. `�. '' I^y ♦i p � .% ' J V Y .• � .. "'t '. ..amu. .. t��' Ti•� it ' a�aF l % �- rN - :. �'ti ^ �:.�. .-.._ '�'tiwl � b ,"."..,:..•ra : 1 1....... Kt•1>A tD �_. V f .. L .• ��� d •"r .M t fit' `•c,a. .) Y t rt .. ` , att r a r✓ ! C[wiit,rR6 i yJ ? "M Rn ♦I✓�`, a I�IUtntlx s.r +it \ " �•> aV ly .> ,. / AS rv`a l; J "[+ V71.. W 1 F :.- ♦ .. t', ��': VStl1 \ .>x P ' a ilePakl? "rKV na � Cuda toc °�� t��!' �" Y� Ye •M , I � t'� :aailPeht2 "+ c f � � •• 4"t { �. 1 "+, d • , 6j at Jr _ r a. �✓ �,W , 'M � "•S!7 x'' Y t �, a (� a} lOgr N♦t0 (r, tr' VdP °�. . L♦ � r~ � yy �•j eeYY Y " •J r �-�t,, ^ Vb F rr J t �._.- r•• reek M♦1 r'tl •a ~ }r, t►>`t. 540�p4CBp rr - f w,�'��1�. , ~ KiaY;yi— - I � arl.ff•Wd pfi� � 1 rr�.w—� �9. Ot H j r� o•"ih,�.S'�`� ,rRJ•' de It y�•,, a « aw � E Sot my +..r , ,: _; r,� � ::. ,; . . � .,.. •: ;: ,. ., ...i" �.r va 5 •e i Y•r ' 4 I�f TABLE L PRELIMINARY POPULATION AND HOUSING ATA 1975 BUTTECOUNTY SPECIAL CENSUS }� TRACTS 391, 392,_ 393;_394, 395 ` TRXCT NO i POPULkION - VACANCY RATE PERSONS/,fIOUSEHOLD 391 130 715 r, 392 108 7% 2.75 393 197 36% ' 2.81. ' 394 26 33�. � a3 2A8 51 63% c, 2.42 ., TOTAL 512 To I v electricity furnished by Pacific Gas and PlIectric Com- pany. The telephone service will be provided by P;aci" fic Telephone. Propane gas is furnished from Oroville. 01 Water is to be furnished by well. There are wells can 11 adjacent properties with sufficient p �vr rioar for this size development.' Arno We antic: ate trouble in obtaining a p similar well on this property. Sewage disposal will be by means of a septic system. The system Wil: be so designed as to comply with Butte-,County Health Depart- `Solid ° men"A4s sanitation requirements. waste disposal �1 Wil l be collected by the �� ti?-toper and deposited in the adjacent Butte bounty Tr\Lsfer� station. Community " services include police protecAtion that is provided by the Butte County Sheriffs Depa`tment. pi,re.protection is by the California Division of 'Porestry. The area is located within the Golden Feather school District. " The Spring valley School, lorate4 approximately eight ° miles from the development will handle schooling for grades kindergarten through second." Crades'three through eight attend Concow School., approximately l�- miles from the, proposed site. High. Schoorl':students will attend Orovil.le High in Orovi.11o. College students have tho benefit of the new Bu- to College campus, approxitnatel.y' twelve miles away., The nearest 'hospitals ' are l.ocat6d in Oroville and Paradi.se,,lrrapproximately sixteen miles r.., stray • - , � > y�l ' 14. Recreation Pacilities; Lake droville and Lake Con- cow are both nearby with their many recreational facili- ties. Boat launchingfacilities. are located at Dark Canyon and Cherokee; both about,,Ile:ight miles from the r �toposed si'"e. The project is also approximately h mile from the paradise Park and Rec.r6ation District's swimming Pool located on the road t6 takb Concow. The project it ° also located on a major route (State Highway 70) `to northern recreation areas. The average daily traffic on Highway,70 at 'this point is 1850. It .is felt that this development would be able to serve this traveling 15. Accessto A6111 Lines, Streets,, High_ s and Airports: The Orovil-e-ConcoW county road borders the property on the eastern boundary, while Highway 70 is on the sow'h- to the w ro;=.�� andtHighway 10givet. ro osedproject ' proposed access; There is Greyhound Bus Service along„ to e Route 70. The nearest airports are located/-5i Paradise and Orovi.11e. Thes2 he airports have no sca°d/11:t" airline services but can accomodate twin engine a�,.=,A and air charter services are available: 16. Present caning and�3erieral Plan: The present zoning i s _`•���2 with a portion ih, poscenic highway designa- ;i tion. The County cenerai plan calls for Brat ftq_open land with one to five acres per dwelling unit the 10, J� County ',s General F laYt',T �'a Qs ..ont page 5.4, "The lural, Residential areas snc,, z�;'or� the 'eneral. Plan indicate ., i' those portions of the',r .y they t: , 1) are suited b to '-6 "rah , lo:; Y �, g p Y ration and'oil for urban type devel°ci'pmert--tt but 2) are not needed f�;r urban development bo:itore 2000, and 3) if developed., before 2;000 would contribute to urban sprawl, and 4) presently have'nomajor installations of urban type facilities such as curbs, gutters, sidewalks, waiver and sewer lines, :but &D5) are not suitable for perma�ient agr-cultural uses, � 61) are not needed for permanent open 8paooe conserva- �, tion of natural resources or regional, park sites, and, '7) are usually outside the boundarie.` of pity limits, but they �r 0) may be needed fox future„growth of Z.sidential, come Motoial, and 1 should the future. room for this growth 1 9 should be reserved to assure !' 11he rural res ,deA`tial ar�LhaJ r constitute a�`} "land band' i f6): this county,They represent 'good long term invest- meets for providing growth areas for future generations. As with all: elemen-tsof this plan, the as rural residential,.aro subject to change as new evidence (! becomes available{, r' ,,,phis new evidence may be a nte`�a . res',tlt }` of research coatod in the comp.'ahensive plann�:rtg program or as a result of competent private market a analysis preparod by individual property owners, now or in the future.,,,' Residential grwct.);' in this area has been experienced. The''relatively recent interest in "second home `+ recrea tional res�"denoc as ;dell ��Ls'ttho continued demographic shift of pbotlation away from urban centers are factors 1 which have predominantly figu�� in this eXpansion, �N�ae Section *.I I vie-.Q� ” 151460 pg 10 -= a,, -1.514' Rn'�ironm�ntal. lmpact.� < (a) The Environmental lmpa t of the Pro osed ActAl an : p — � l1. Visual and ;��ud��tory, effects lnrluc�eil b Constriction: ' ( `�herP M,at11 be a tem orary inerea5e�ribise lbVe�«s dur- int _ot8tructIon, The noise ,Levels will not be totaice- ably d:�eater an existing +arakfid nol,se along the ,1 Oto r.:� w orir +tit highway arca' Iighrvay 76'4' zriy de r amens 'a 1 ` f r 1 } i tai visual effects will only be duarin,g conatructi6n will be gone as soonras construct 6n is co;trpleted. 2: Destruction of Timber and Vogelata.on; There will be "very little destruction d7 timberffand ground c�ver. The project will be so pian�edyIas to maintain as mtch as E possible of the natural vegetation. The nature cover will only be removed where necessary for constriction. *See Section *3. Wildlife; There will be some loss of wil�a fo (( 1x5146, Pg 4 habitalts and' refu es, but this should be confined tc ; reptiles and small rodents. The larger animals 'have., left the area due to the closeness of the project to ry~ major roadways and homesites. There will also probably lie a reduction in the bird population as activity in the area increases. However ,this is also expected to be minimal as the developers are. to try and save as, many trees as possible. r, chart es in Drainage G aracteristics.� � relative ly d. y g � small amount of land as to be covered b impervious �' P ial. ;A small increase in ,xunoff will occur as a result of \� impervious cover, No significant changes'in drainage patterns or erosion is expected as a result of this project., land is; 1 Chan es in Land Use, Thr'-bresent use of the1 a ) as an open space area, The � p p pxolect will. convert pox - 1. �� tions of this area to commer-_,i�al use. Much ofl.JJ he strrouridIfi'g ptoperties have arge amounts of open space due to the size of parcel rlopded for a homesite in this, area Inspection of the 8;lte reveals that it is not suitable for farm or grazi`hg land. Not is it ideal for 1 l� timber production due to tt10 parcel size, location and type of timber concentration. 6: increased bemands on Public Vacilit. eg! Impact on .1. c� util ties krill be small since service iia —al ready.;, sup- ply. a tv the ares.: cast of nstallatyion of ut' litxes w1,11\1, be borne by the deve .ogee. An incctease in soli 1 waste dsposalw at the nearby Transfer Station will re- sult Lt the project 18 app,roved. Since Butte County pro- videst�X1J u service at no cbst to the uses of this facil- ti ityo any increased dost of, solid waste disposal, at the sanitary landfill, (which must be transported to the' wanitary landfill site on cJ.ark ltd. ) will be subsidized by thegenral public of 13'u -Ute county: All utilities c-• . will underground. The Butte County Sheriff's office � ' already se- -dot the area and no increase to manpower dile , t�.� thy. protection will be this d6velopmentris foreseen . Vito Pr from the California DiN'!,itapn of Forestry: They maintain a faretatiori at carbo Ga five miles to the north, during the fire season. Vor the (remainder of the year protection will. rote rthe Station: stall impadt on area schools or hospitalsom s' ariticxpated: e inthe use of � here w all be. some increase ,- heTh lttersqo tion of 7rovIll� COricow Righway and8tatojo �� the,use of the ro osed developtentiHowever'the effect wIl:l be small dile to good visibily in all, directions, 7 i =bn>>'water QuaJ:a.t n this Area The :effect<"on water .Va. ity n the area i,, exged-ted, to be small. s There arp .-sept.ic tanks and wells 6n.. adjacent prope�ctie .R� Howeve'gthe parcel sizes are faitly large (10,\acres) and thr;,t� r would be quite a distance ,between well and septic,, stem. All wells and septic systems have been instawellslled g to 1emen,ts. �'�Any new 4will arid sep't-icisystemsoy alsob e installed aacordi�ng , \� to county requirements for such developments.,,. 8. Economic Consideration: A possible impact related to thecam titin p g grocery store (Park gills Store) could result in conjunction with this project. If the pro- posed 'store.(s) offers a wider variety of services arid goods than the park 'gills Stare, loss of business could be anticipated at the Park. H11s Store-. 9.7 Increase in Traffic plow: % The developmeht will probably use of the intersec- tion of the Oroville'Concow �i.ghway,and State Route w^ + 70. This will 'be due to the on aid off traffic flow for the comple'aed development. Tho effect of this in- crease will be small as the inter:section`now has . good visibility in al]. directions and good, t7:aversib7q, 601j`Y accl�,ss will be provided to the actual site of the' develw opihent. J 10. The,. Loss of Aesthetic Surroui dings o The vvisttal effect 'nf the property will un oubtedly be changed. Presently the land'is _Vacant. and covered with pines, oaks and other shrubs: The property is now pleasing ta' the eye �.t �.s the developers intention to maintain this a appand appearance -s much as poss�.b�.e. The ;project will - be designed to conform to the natural setting *88e Section *(b) Any Adverse Environmental Effects which C,ahnot Be 2.1514 6 Pg 4 Ayo�.ded if the Proposal is Implemented:. .' la �,t)navoidable loss of !presently vacant lanrt W-4»11 result frohi prCJ ect approval: ' r. ll 2. increa ed traffic Loads at the 1'xlject site w1I7.1 result from project approval. a Some potential loss of �iusiness • at the Park Hills Store, is possible if the project is approved. (c) gation Measures Pro'�cis,ed to lni�;ie the xinaact: .- I. Vetain Natural `deneta Ubh B,, ery effort will be made to retain as much of the natural vegetation as Possible. The only trees to be removed Mould be it the actual path of construction. 2 Undorground utilities., All underground utilities Will be utilized. 3` Sewer Vadiliti es.. All sewage disposal will be by J .klp?tic. system. ` T3»e systfms wil ennfotm to Xxst gig �I, 13, a county regulations for such a development. 4�! 4 & 5��, Lands��a ing and Architectural Design: The ' projeco� w� l be u\a�signed to risually conform to the sur- r6t* di ,�gsas far as'",possible. Any road construction will f,,llow the contours to eliminate as much cut and. 11) fill slopes as possible. J�ll trees and shrubs which , are not in the way of construction will be :caved. Landscaping of all buildings will utilize trees .and shrubs native to theareaand natural colors and earth- tones on the exterior walls will help them to blend into hthe he been indicated The a12 acres which ari.,unuseable� .. g \ nepae t'i could be Zoned in a` RaC (Resource Conserva-c reenbe t n. thx ton) �a�s'�,g.: xi`ataon>, and be ratected.:from ' p potentially unwise use in the fixture, f� 6 Prm iding Al;d to 'Local Age'nc es : The developers ` will cooperzte with local agencids whenever possible. %I 7, Air C afar ani/Noise Poll xtioh: The aevelopment wi11, have itt�n�mal effect on atmospheric q,)ia�:ity Cones trol devices required by existing state and"local ordi- nances for the reduction of air, water and ti6ise pol- lution, will be utilized if necessary. The developer ' ' ,y, feels that these devices will .Hat be necessax, 8. Redesigning the Project to Conform to the Environ-;, menta As discus8od earlier, overt' e fort will: b\t made to: make the projeCtL blend into the environment" 9 Move`"' the Project to a More tnAronmefttaJ.ly Suitable Site: It is felt that; a develop*Hent of this type is needed for the area: considerihq all of the available sites in the area this one seems to be the m68t environ- mentally suitable, It has available 501 access as well as being centrally .loolarted. NO Energy Conservation Mitiqatioftt All, structures to be built it 'conjunction 'witl thiel project will be required to conform with 8utto County 13uildinq Ordinance standardtt, At the present time thero are no energy consPrvatlon standards for commercial type buildings fjowever, with ever increasing costs of heating fuel; it is anticipated that the appli- n�T�tsWill oss�,ble;�ttoite ru�.as space heating costs techniques p p g their bulldings. 2. With construction of a commercial center in this aroa 11 an overall individuals conservation ons rvat on in fossil fuel. forms is implied ' in the probable Service Area (see Plate II) may travel, as far as OroVil,lo or Chico for staplesj the new Commercial site will tend to seduce miles traveled for certain goods 6.nd eomtttoditios (d) Alternatives to the Pico 6876\i. Action:.. �, tir 14 w <�\ 1 In this section, alternatives concerning commercial zones, other t'ian C --2t will, be considered. 1. N -C (Neighborhood Commercial) zone This zone rests cts commercial actiVity to the "MOM & Pop" retail:,�� type use. Food stores, drug stores, hardware stores and like commercial activities are'allowsd under this zone. Plot plan approval with off.=street parking pro- visions, by1)the Planning Commission, is required before permit issuance. Residential uses are not permitted under the N -C zone. If this alternative were enadted; the Conunission would have widest review power 'on project size and location, and they applicant would be restricted, to the above meYi- tioned commercial activities. � 1, 2 CWC (Conaftunity Commercial) zone: The Cd;mmun.ity Commercial :one allows multigle fandly rosi&'.nces and commercial activity such as hotels, restaurants, appliance shops, service stations and s ir"ilar,intensive commercial uses. All allowed uses are subject", to plot plan approval with parking and landscaping pro`visi.ons by the Planning Commission. Single family resiaencese- duplexes and commercial activities such as animal hos pitals and used ear ?ots..are allowed with a UsePermit. If this alternative were enacted, the applicant vould�� have greater lattitr;de in choosing the type of ctnmerci:al or residential actii, ty (s) ,to be cdFveiopcd on hi;s sate. The Commission would• retain 4, -ho prywe °, to review Site plans and would have ability to monitor. expansion of the applicants use. 1, 3. C-l_(tigkLt_ Commercial) zone: The 0-1 zone allows a variety of ctimmeroiai user including food stares, drug stores; professiool offices, restaurants, and other similar activiti_esjj The";ll range of residential uses, from single family to multiple fami,l.yr are ,allowed in this zone: Mobile home parks and more intense commer- cial uses such as animal. 1iu8pita18 and service stations are allowed with a Use Pe -mit: No Commission review of.' plot plan is required and regulations on parking and landscaping ate -not in effect with the C-1 zone. If the C--1 zone Was determined to be a proper alternative the applicant would be under more stringent use regtil.a tion than in the requested c-2 zone. The Commission would have no review power on deve.jopmen.t activity and the full 4otiecres would by open to t,bb tiles allowed under the C 4. No Pro'ect 1l'ternatirr 'The rezone application could be rejected. unless an 6,1.ternati Ve type ,.:zohihq is impl.e rnented, the property would retain AW2 and S -R (8conic Highway) n The bortion of the property zoned A ,2., woui;1 be c'ien to a fu11 range of uses, from resi:dential to,':, ill 4 .II. j In this section, alternatives concerning commercial zones, other t'ian C --2t will, be considered. 1. N -C (Neighborhood Commercial) zone This zone rests cts commercial actiVity to the "MOM & Pop" retail:,�� type use. Food stores, drug stores, hardware stores and like commercial activities are'allowsd under this zone. Plot plan approval with off.=street parking pro- visions, by1)the Planning Commission, is required before permit issuance. Residential uses are not permitted under the N -C zone. If this alternative were enadted; the Conunission would have widest review power 'on project size and location, and they applicant would be restricted, to the above meYi- tioned commercial activities. � 1, 2 CWC (Conaftunity Commercial) zone: The Cd;mmun.ity Commercial :one allows multigle fandly rosi&'.nces and commercial activity such as hotels, restaurants, appliance shops, service stations and s ir"ilar,intensive commercial uses. All allowed uses are subject", to plot plan approval with parking and landscaping pro`visi.ons by the Planning Commission. Single family resiaencese- duplexes and commercial activities such as animal hos pitals and used ear ?ots..are allowed with a UsePermit. If this alternative were enacted, the applicant vould�� have greater lattitr;de in choosing the type of ctnmerci:al or residential actii, ty (s) ,to be cdFveiopcd on hi;s sate. The Commission would• retain 4, -ho prywe °, to review Site plans and would have ability to monitor. expansion of the applicants use. 1, 3. C-l_(tigkLt_ Commercial) zone: The 0-1 zone allows a variety of ctimmeroiai user including food stares, drug stores; professiool offices, restaurants, and other similar activiti_esjj The";ll range of residential uses, from single family to multiple fami,l.yr are ,allowed in this zone: Mobile home parks and more intense commer- cial uses such as animal. 1iu8pita18 and service stations are allowed with a Use Pe -mit: No Commission review of.' plot plan is required and regulations on parking and landscaping ate -not in effect with the C-1 zone. If the C--1 zone Was determined to be a proper alternative the applicant would be under more stringent use regtil.a tion than in the requested c-2 zone. The Commission would have no review power on deve.jopmen.t activity and the full 4otiecres would by open to t,bb tiles allowed under the C 4. No Pro'ect 1l'ternatirr 'The rezone application could be rejected. unless an 6,1.ternati Ve type ,.:zohihq is impl.e rnented, the property would retain AW2 and S -R (8conic Highway) n The bortion of the property zoned A ,2., woui;1 be c'ien to a fu11 range of uses, from resi:dential to,':, ill 4 .II. j p industrial. The portion zoned S -H would be,,�.lylowed residential. and highway oriented commercial; ' ac'tsivity. The "no project" alternative would be highly y undesirable, in as this actiott would Leave the subjeft property in a relatively unclassified situation. ( �) The Relationship Between .Local Short -Term Uses of Man's Environment and ,,the Maintenance a114Enhancement of Long -Term Product vitt'. The major relationship between local short term uses and long term productivity of the area is that by provid�i7g amenities for resiidentiat, populations , this project may influen uses ce the predominantly non-residential, land presently found in the area. Long term changes in land use from present opon Space and commercial forest activity to residential use may create loss of timber site and wildlife b,abitat. xn �a spectioI of timber site evaluation for this general area reveals that most of the area is rated as secondary commercial harvest potential. This means that larger areas must be logged to maintain viable logging opera- tions. Parceling of land into residential sized 'units would effect logging potential of the area. The general. area is also indicated as a neer Winter Range by the Department of Fish and Game. Continued human intrusion into deer habitat has been a significant factor ih recent deulinps of deer population It mast be stated at this point that the proposed prop ject;,)j in and of Itself,, has no direct impact on--bhe above stated effect of urb&ft development in the subject area. However, continued residential growth, facilitated by projects such as the one proposed, will have a cumu- lative adverse effect on the na�:ural environment and the sustained yield of renewable resources related to this environment. The planning commission and 8oar4'of Supervisors should monitor closely residential growth ,in this area and should adopt policies which willllallow a balance between residential use and resource con'► ervatlon b (f) Any._Irtoyotsibl.e.:environmental tA.�j,gos )�Ihich WoW.c f.� Be Involved in, the Proposed Au:lt,"r{a"hog] It Be Implemented., whehmajot irreversible environmental changes associated ' f "s project would be commitmet*, of 48 acres to commercial type use and porsiblb fackitation of resin dent,ial, use in the project area. (g) The Growth -Inducing Impapt of, the Proposed Adtion t'� r ' , l::, Will the Delo meat Attract Other. Projects?. As this prof ec sl'� comp . E;ted other possible prate j is can be expected, on �.he undeveloped portions. There -may,;,be future needs 'fo�� a service station, travel traile�j park; etc. J 2. Will the ProjectCreate a Demand for Commercial Areas?: The purpose of'this project 3,s to provide a commercial center for the existing population and travel- ing ppb c. 3 Will the P�bject Open the Area for Other(( Gr 1 th? The population of the. project area is already'-g;roW ng larger every year: The project could have � long range effeet on population growth as It would provide services not pr.psent at this time, r f' ,l 4. Natural and Legislative Barriers to Growth; There are no known natural or legislative barriers to growth: The coup-'� General Plan calls for onev1-o five acres f?� per dwelling unit. 5: will utbaii Sprawl. Result Because of the Project?: Foothill areas of Butte"Co'Unty comprise 23% of the total land area: Mountain lands comprise 81% while 45% of the county consists of valley lands. planned /7 projects such as this in the foothill areas helps to reduce urban sprawl into prime: agricultural lands-. 1.5144 Organizations and Persons Consulted: 1: Environmental Data for the proposed Stafford Heights Development by Kendall. Engineering and Planning of oroville. 2. Final E.I.R. for a rezoning north of Chico, Project'No the Butte Co. Planning Department 8, praEt E: S. i2. for Castle Rock 'Subdivision, by NicCn.?� w. Associates of Paradise c• 4 ,.�i, Araitect Willard Frarikile, Chico, California. 5 `1^�oho Hamby, licensed surveyor; Paradise, California.: 5 California Division of Highways for traffic count. , 1i Butte County sheriff's Department. 8. Butte County Planning Departmenti,,1975 Special Census" Popylation Figures, 9: Butte County Assessors Office. 10: California Division of State. Forestry: 11, Butte County General plan. " 17y . , „ GENERAL INFORMATION REGULA'T'IONS FOR "C--2” (GENERAL COMMERCIAL) DISTRICT: SECTION l.= (Area Description) .tiy. ` SECTION"2.. REGULATIONS FOR A "C-2" DISTRICT; The following regulations shall apply in ;` "C-2" District 2.1 USES PERMITTED. Dwellings and dwsllin a. g groups, subject to the building c. site area, lot width and yard requirements specified fa`� residen- tial districts. h. All uses permitted in "C-l" (Light CoM'Lr4ci l) Districts. *, c. -,General Commercial: uses including art �Aops, aviaries, .bar and cocktail lounges, billiard parlor>s and pool halls, bowling alleys' building material (retail) , cleaninq� and pressing establish- ments, dance halls, xnterior,decorating shops, employment agencies, ` governmental legislative buildings, gymnasiums, public, commercial or physical cultural studios, hospitals, hotels and motels labor- atories, and x-ray facilities, massage parlors and reducing salons, equipment rentals, pet shops, used car lots, repair garages, auto car washes, plumbing shops, cabinet shops, sign manufacturing shops, and other retail establishments when interpreted as similar. d. Accessory uses and buildings pertinent to a parmitted'use. 2.2 LOT W _DTH REQUIRM IM nImum lot width shah: not be Jess„ than twentyfive 125) vfeet. .s she lot "width requirements for residential dwellings shall s, conform to the rtg"ilrements for a.ny residential zone. 2.3 FRONT }.BARD REQUI'RM. None, except buildings and structul, es ,shall be fifty (50) feet from the centerline of the road except where the road is`clan- ,,sified as a Federal Aid Secondary, and then the minimum setback shall be fi ty�-five (55) feet from tl e-'centerline of the road. 2.4 SIDE YARD REQUIREMENT; a lot �.nNane'Rey���ptr�w.atn in wside of a lot hich case the abuts upon the side of, , ' butting side-yard shall not be less than five (5) feet, and 6moopt where the side yard on the street si.&D of a corner .lot abuts on An "R” Oistrict in -which case the side yard on the street side shall be one-half the front yard requirements for any residential Zone. 2,5 REAR YARD RtQUxRED �1 APPENDIX Ia rt n •9 , o � rJ ' Twelve (1.2) feet, or `five _(5) feet adjacent to an alley: 2.6 tl �' THE FOLLOWING USES SUBJECT TO � SECURING A.- �' );f SE PERMIT IN r� EACH CASE �a a. "Welding sh ps b. Ma "df of clothing, handicraft products, printing lithographing anti other light manufacturing or industrial: used, of similar character. .; c. Public or quiasiublic 'Lists iiicl.uding -,chu'tches,, d. service stations,,, drive—in restaurants, „kennels and "smaQk*.1 10 animal hospitals and znoturie, � ) , ; o - 'e� .: C,Y. .. •., . a `• tl, - n O r 11 '' "tel•' :I 'P'tk4DlX lb .r ,. .. - ., U. 4: �, " :; •. V. le. `f.. -) - - is �t� 1 , , -�, Tax Area 6dm 110 " 03 •� ' !J Q � t ^,/o A0, lC� ti USA /IN 6. '0194 -95 , o , ' 1 . t �� � ,",�•((_q� .. � ��h .�� ��� "�t /L. A4. r» `TO 113 z• I � X79 5 4 43 36 152 IM t QI L"i5%PA4•T 41...,.� f , ,J a : 1407 b " • J : • 1 .y, ,, ' -♦ J9 u . 4 , 4V C Uli i2oo y .o 2 , a • t� t J�sWstort up No r / NOTE-ASSESSOW9 PA of � c? ♦Ah e {" p qq i tf " C i"t,ir'11.111.1 �, ♦. r • ! t M CJ- n rl) 15146:, ., Contents of 'Final ,tn`lrifonmental Impact_ Report. t� 1 ADDENDUM TO F INAL tWI RON MUAL IMPACT REPORT 014 ;, f CRIB,.TN, SCHOTT, AND LeRO ' REZONE' �) o r/ 'ZD � r section of the Environmental Impact Report ares Included �.n this ,sect � �� " 1. Letters � res ondin to., the draft Envjironmental impact Report. d P 2. Pla lriing Comiissi'dn Mi3Vjtes from Public Bearings on the draft Environmental Impact Repovt,tL/4/7`6, 4/75/76, land 6/3/76. „ S. -Responses1iand corrections concerning `Letters and PItinning Cormission omments on draft Env ronm,nt'al Impact Report. 4 "An Analysis of the Demand - Support or ,Commercid:f Landin c a the,,, 'Big tendConcow-Pulgtu'Yan :ee Hill Area'f, an addelnduin re= ' quested, by the Planning' Commission.. , l�r �, l d" it ` o n- 11 j r.' , J 1 . ♦ .. _ � � �a .• ,�,43 .r� }sn r +.wl 9 se �I,d� } 7 t �t Pfd ,t{y'�e •»d >. �r g r r t A p ° , 11 c+• " � ri 1. y •,f ^ ; 4+ a� R 0 d v a - � .) r-•'^"�"' 111 x '` � I i k .. rr,,7__ a�. �h {k��.. .IIA a C l r 4. l; L1,A SOCIE'T'Y FOR, CALIX, O�RNIA ARCHAEOLOGY F District 2 Clearinghouse C/ o Department of AnthikOpology California State University. Chico, CA 95929 , k t" I ,, ♦ + " p , A b r r ) * ♦ir 1 v lr t '- � mi �{ f�F "t 1, ir�i' Y .., r!. .. .., �� 6 � � �", '- `,- .. �; �1, ��, r *� � 'At.� {A� f7..t}+y .i,, ,�� wsi-. {� ��f'e� dyv �k. I •� r c, yg hl at rlAti a d}, h>� l A �� k ,� ::.+—il r..t t'� t • b t:,y �} �.'s .� �.� ti, ,r ';Id yria �„i y 1,(Y "{ �1. ", ::a r, „rr i+ •'� iJ S`.I i 'C " 4 14 23 Ys 'ypp %At, t � 1,.t ySr.i' 91 t at• ♦tr. e P :;. s to Y tt "6i 1h �lf.7 � 1Ss k,�t x8h s t �« ..' I r Ktil t�, '�! 1 ' A „4k �+. wi' `yt. SY ra9� :k i'���Ftq�:S 9 t"a' t 1� .`r iy+ y A�..' ��.4!ir. 1 Q 9. a. r� t r.�q �^I t"N� t r � ;�{" Y�' •. r r ; a ,r , .9, r �. d ax tx s ..:.�f., s 4., r tr' 4 k. ^�' : � � to y i i .ra �1 J• (s, .,, l #''. 1 rt ayt• i -.f><1 o � '0''�1 �`V:-!]s s r _ri .-% 4 tr i; a'. ('a, . , � .. �'* �'Y� a C F�,�f $ ixl t 7�'1• y t� �; i I .) ,Js •� r r �A � { � s.k{ �+1 a ��r 1, �IcKeeman ; �,.(�r ,.,4�t�a, "► � �4 K H %r,'�',�s rrlx ;r � � 'G� �X',�, fY.. s r ti t -.e b, •` J •. 1`JJ�n'�'3.'ronmeri �V:��lali.er k; yk .'x'fl S 'i` Y 1 '��; r1! •�l t � A..�iByta♦'. � } `y 3e tr uw � i1.a�. �d" Jf � lt'r L yr ♦IYw.� .t ..y i a..e �<+<? n9. x t a ! s ♦ ,l. 1 ,1. hy� d . _t.tl, "'y rwyx�`x BLYt t.e', Ct�'cxr y' lannIn �.'Om1T15.SS1on ^ , .".,( f11 da' c '•, �*tt x J�4 1 4 �'9 ♦ k •y4"�Fl 8�sCqunty_4 °Center i�r] h'e e'.,�r _ {, "s lid -a't .tl i <', •t -� . r k •, .� L `* 5965 i 0 '0v11le, Ci1 9 ,p A!}1; wRa>l Fr %S,s r ' '1 r l'S Yt• "f `) to r 7 r < .�4 C* G 1•• FaARs1 r sin'sw:w 7 ��' !�4 I a` ti IR�h Ai,.l �n1r1 :F r p i 4" �dl �.t r �C 4 PIIr.A Mckeeman , .J. w1 Y9a"l a, ri 1 J a i• . � 'w ^�'wi1r° a �'9Sl��V'�t,tu,k 'z1:1ns♦.r9 ,f, n„ z • � , 'a'�l�1 t.Jt r M k � ; •�7i>, rf a ii, r� � � ,. :. + p� �. a: 5y�a' s;� shaver ' �t Yankee, Mill zF�on reviewed: the ;draft ET for fees .here" indicate ne A0 ;ect #75.� The` 'axchaeolo .cal it o + sites are cicnown in the, rezane,rareaf Yiotve� er,xa it is l�.kely T 3' 4T,. ,' . . _ P t hl�t never been, ��•`' t2ia .cultural x,reso�}rcias are resent but' , w� A ',recorded. r :We suggest1�that.•an archaeolagia�'L reconha� ,lance wa `+ of the project area,:should bd performed b�,a pyyofessional✓ ., archaeologisi in' order ,iso determine if in in cultural. resources do� 'exist in the .area. Sincerel y s, 1i 1�a T:1 { B y t� a ,s W e' ,son. e „ 1! Coordiii,a V. Ilearinghot_Se` 1 r ��� � a w# . � #"ht1 r �A � kr r.•! i VIr 4'�i� f r e � , 17 � t vtC" say. � G' + u �" - p,. u.. r v �e•a n Mx 11 � `� \a� r r;1r.NL �'-fid' �+Id. 9Q'�'`G i�. • ��k� 1 { g:: "rl 9 t a ..rl ,r •s �. N, `�1- 4y,�•Va GdJ./ r �r.r.� ,• a yti..�.,., ar' 4 i +Fr<� A,�r •� ke I �S a x 1' u x ,r tr �^ 1 >i -�, i :�" I \1\aa 1 u f'i�ti .i t jix �d 9k1;��, •til• s� � "' ';% l;� 9 � � tit kt��5t��s �rl a•� � 4�'� f � a�. ��� -- >> 0 o �� LLIAIvi ., c I H. STUART t: Attorney at Lara, ?� tit,":, ROUTE 1 IIOX 234 ° okOVILLE,CALIFORNIA� � z If March 2 5, 1 17 Fj TEL) , ,,HONE (416 33.21'�Y, TO THE RONO.e BLE MEM1 'r OF THE PLANNING COMMISSION OF BUTTE COUNI TY! r , The Planning Commission of Butte County is r�ieh'by :notified -, that: Jan and 1§ ill Davin contend that the Draft... Il R. of Project No'. x5_-75 is` :inadequate because; -` The Draft E. I. R. males nd mention of -and ddds not`consLder the .act that a `;mall, commercial cerate;, which is to include a service station, restaurant, wine and be bar, nicer hardware stone,. and perhaps y'% other commercial activities, is soon to be re•;opened at,,Jaibo Gap:; The Jarbo Gap center is located along HNvy. 70 approximately two miles north of the. proposed Yankee FIil? center. The building structures at Jarbo -' Gap aJre°already in existanre. The center is to be re-opeded as soon as e 'e structural re laeements are completed, Themaia e owners of the Jarbo Gap center have said that they hop e to re o en du'riftg the summer, of this year. Jati &,nd tdi, T)avis reserve the kgl t to contend that the I] � .; . loaf t E: 1 E, ��is inader{ua e for other, reasons. f) Jan and. Bill i7avis own and reside on appro:d,;naLely eight acres of;pro.peetS, within 300 feet 6f the Project No, 75-76 property for Which a "C•-21' (General Commercial) toning designation is requested. :12 spectfully ubmitted by V illiam Hy Stuart' �ttornev,fot Jan and 'Wll Davis 1li p Dear 14r.., � FasE.'l1111Y1 : I Ctispin, Schott and Uroy,Rezone ; The DepAttment of Fis'hi(and Came has reviewed the Draft Envirdnmentalr�,mp�ict Report uxt the Yalnki4 1111-1damerciral rezone project no. 75-76. The k�"aca wildlife Li ager has expx' ssed concern that wildlife values and impdi is s�ould ' be more fully considered1) a� l 8pec4f tAlly0 in tespansd to page 60 item 6, this parcel does have significant Vildlife use at the present time. in respects to page, AA, iteta 6, there it' evidence that large aniWUs stili. use thie parcel despitet exi.ot:ing roads and nearby homesites4 n view•of the-.Adli.fe use, page 13, item b, should include the statement tiha; BUTTE d- 4TY PLANNINGCOP4Iy.Iuu 01 tr., 2]IIJUTtS - MWch 4,„ 1976 �t A4; DRAFT ENVIR010"o 1TAL xl!2PAGT RE-PORT� AND REZONE � 1. Uohn D. CLisrAin, etal -r- Rezat e fixe.Im "A-2" (General.) , and "S -II" (Scenic IIL44nway) to "C -.t (Geiseral :Catnnterca 1 ;,, for prop( ted on the South est ,corner of Stat.. ' !„ Hw 7Q and Oro-vill.e Concow Road; ore par.tculaly r� described as • Beginnj,ng at the,, SE corner of the AVE 104 of th- St 1/.4 of Sec. 33' T22N R4E MDB&M thence it 37' 5,9'i 1,I 1295.8E, ft; thence N 24p 24" 36�'"ti 16.25`)ft; thence 560 29" 5611 Ir 2901.25 ft,; thencc-�,`k 760 26' 471' E 284.86 ft, thence N 420 46`x.-13" E 168.62 ft, ti ence tJ 720 20" 03" 'E , 3566.17 thence N ft, ; thence N 16o 50 �� 30" W 651.90 It; i. ,.; 0 37" 23" „W 155.12 _tt; thence N 36.0 i ii y n 38 18 6J 85.54 ft, thence IJ 01 0 5 TnT to east -west ceti4orline of said Sec. 33; thence 8 t1 740 45' 361", t along said• east -arrest centerline 1 30 It thence N 530 30 E ' to the centerline of Orovil.le co, Ld6a Aoad,' thet•!c•e` southeasterly al,onq sa A centerline to its tin rsect}ion with the State ft 70; thence souk -heel a.on said') we qt right-of-way latae of,,,State the south line of Lot �4Sof Se,d. 3,,4', T22td ;PSE:.. �. wa line to �, 3 i_o�the pointhte west aofnq the begi.n.ningth lane. of a�.�. d.,�►9 it, 4 Identified as AP 58=-1,9-144, AP 58-21-40 x,P 98-2.1--78 and a portion of AP 58-26-110> 17 miles north of J " Oroville, cot^taa.ning 43 acres, more or l,,ess DRAFJI EIL4VIRONMENTAL IMPACT RBPORTi Mr. McRde nan iiiie:Uy reviewed the DmAft Environmental Itapatt Report and read a letter a1 ,Itod March 3, 1576 o frorrf, Robert W, Lasseto tAocll.onal, Mahagery Oal.ifc..!•n a bePartment of Fish and Came. Coitimi'tzjoher Smith said she felt that there should 'be reference tz the nexa.l Plan,' $pe`cifically Pages l of the 5.26, 5.28 and 5.29 on page 'l report. She also felt that there should be some tnaj�ket:i»ng analyses. to deve1b was ,questioned. Steep The tite of the pto osal 43 acres rtu.nUs 12 acres rctns�d . ect too S �= s R. A 66hatt o said that the only thing that was to be build lii the inediate future wat a strial,l: store, dh(I that de'VdIOpment wt ttlt be slo~ i (92'8 i kN BUTTE COUNTY PLANNING C6 ISSION ;MINUTES NMRCH 4, 1,9;'76 r ,, Ir 1 (Continued), 1 cl �P n vias Rca i „ Ja ba , c ute i ,Box 2.4 Q-A r Conco�r Road, tv�s concexn�d ` abe� 3t. the gssi.le loss„ o E wa.�a. a in ,the area {erne the J.iab.�.�,t. t Esse the e,xea by cainaez;. i3 vi I,o ,the'\ .aam edr sPG ; exp�rsssed' a -s�.hii:l.ar :concern � jid 4000 � u i � �' ��.iir, w oui a r1 s 2 G1per 4� ?r'i 0 this proposal� ±� � ct k tY� ix�-z � - .,,1J O �1 Tt°Othoil o a 1 i,. Vid the Draft E:i iotlTllEr}i c 3 . IPI t' t Ile lC7��G �ai.th 1 t l.:.i ' ? .- it 1. c r . c +.l.OnC a}3ClQ@ i�7tl,�c`i Str1 s( a ueatec . i 0 attAch the adc�ertdizm mez add [m sahib � btt X�lntarl s toady Itonzght Was w�.thdl�a r ' an mar)�eliny %:'� Chis 1 tezn was can %tatters untx l�T V 1-5 , yy y- which► ti a the rc c�n�,ng 1 J% y h ...2 :1.� 7tJ: at w J.l, alto ve,. heard. Ci s' 6rt . cas`= rt auajdtice at this dime`'° litho" dc5 ed g' p • ' ' S<, a.tetk.) .� x,, to ge�3k to the tezoA�-n : oYtion o� � I S 6 , IJ I, 'l 1 f 6� RUTTED COUNTY PLANNING COWlIS810 N „ a MINUTES ' March 25 1976 A. DRAFT ENVIRONMENTAL IMPACT REPORT A14 T±NtJE,' R= ilk t7 C O N .b"`>RaM - , MARCH. 4, 19'16 1.. John D. Crispin, etal Rezone from "A-2" (General) and, isS ..En (SConi,c" ',Highway) to ,w-�C-2-Genera1 Comm&rG`.8,1) for property located on the- southwe4~t corner of State Hwy 70 aria Jbroville-Concow Road.', 3:'dei��ified as AP 5 0- 19-11.44, AP(�S8-21--4, AP 58-21-78. and a ioortion of Air 58 ll 26-=10, 17 r les north sof Oroville, conta ning�, A 3 , acres; more or less', i� x 15-X34--1-112 l Lawson reported that the pp' q $: _. ;l .> Mro eta applicant has requested a ,1q-�da constudy Ve in vI w of the fact 'that a .� eerin committee has been iorm r, CT zoning for the area* Loth the EnvirOnmental, , Impact Report �ortiba and the Rezoning was continued until may 8 ', as open hearings, 1Nill3*am Stuart,, Route 4 Box 238, Orov, 11e an attorney representing residents of the area, e also Lein'4 a resident, i ntrocluded ,"rank Cuny the Chairman of the.steering cgvimittee. -; Frank Cuny, ''-.route 1, 'tox 270, orovill.e, who lives behind the hock i House on Highway 70 said (360) that °voltuiteers had placed..�ias�.��?uts an <�� a over-500''local.,bo.�es- in- the--area 'and as a result had 17-S-) par.�tic parlt.s at a -meeting last week, At this sheeting the folloWing were selected to serve on the steering committee. Fames L. 8ttpeo, Coneow; d an Meyer, Coneow; Bob 1 s roner, Yankee Rill; Frank'. Cunt', 81q Bd end ai ordan Hill d a Mrs � 5tanfa.ei�., J 1 , 7:50 P M. I Commissioner Thebach arrived and 'was seated. Wnmi.ssioners Hanford, Smi.t:h and Chairman Sylva pointed out some of the problems faced by thi'e' co=ittee,--parti.culai.ly with respect to ,absentee owners Mr. Stuart asked that tfte County finance the rezoning proposals for the area sinro' most of the residesere'''either elderly, retired or poor. CS�imnissioner Camenz.ind who was absent on March 40 .took e.tception to Section 5, Pace 6 =- Minewal. 17eposits-, stating that this site is I p8tent al. `mineral site. Cbihmi.stibo er Smith agreed, stating (745) that tii�. tVere -Many maps showing old rAftes in the area. 1 chairman Sylva called attention to a "letter p `esentod earlier by tor. " Swart; actin 's attorne'r for lean and -Bill naris and contending that 5 the Draft Eyx.12;6 for the project is inadequate 11 l u 1 BUTTE COUP U' ' PLAN Nd' XNG COMIMIISSio ftJ rN,UT2"S - JUne 3, 1976 �( F,.; UT2AFT ENVIAOINI"I tTAL IMPACT PEPoRT AND R82M, •,(CbnLinued frpm Jda�► 6 Open rr �. Jol'M° D. Ctispino etal. (File 75-76.� Rezo, :tram, A--2 (Gai7t�l al) and S H (aCen i c. Highway) to C--2 (Caner Comrrarcial.) for property .located an the southwest corner of ; State Hwy. 70 and Oroville-Concow 116'Ad identified as AP 58­19:�1441, AP, 5,8-21-m4 i, AP 58-21-18 and a,-portion of AP 59--26!40, 17 milee north of " Orovtille, containing 4.3 acres p more or 4, a ENVIRONMENTAL IMl'AT REPORV' A it • an .Ih+ , t ` introduced-, Pl? . „ P p 9 An Analysis of the eOoma� a-Support forrrConur;.e7rcialrLand in�therBi Sena-- n� r� xawson ntr Cancow-Pul a-Yankee Hill Area", as requested b1 the C;crmm�wss ori zeveral g weeks ago an' presented to them this Meek. Mr:� BaiJbriefly reviewed this report and offered to answer any guestldiis covimissioix-r stjji,'t:h c;omneitted (999+30) that this anal: rses watAl d be veiy helpful not 'only in the 'Comm1.88iOn'8 Making decisions ;regarding this V t pro3ect belt • in others of a similar nature as Well. Proponents No ane ©ipanentsi,; �+'i atik Cuny, Rollbt J.,BbR 2700 Orovi.11.e, j --speaking as Chairman of the Cuwwittee Steeting Group to study zoning, s E.V p. � p Y maybe 50% of the res-- tated thak; the �o teal Wuu�:d be a:rce table b' Only tnp dmoun alw commerc,Ls�- ,tonin Was reduced. aa.dents vn.l� x. g Speak.inq as 'Chai tmah of the group working with staff: 'An the zoning study he thankiid stain member8 dot their 7ssiiiltance and expressed the Mope that as a result they wotil.d be effocti.'ve,,parbici�ants is re'- zoning porposalt for the trea, lie tommandecl_ Lt, Baird for his r:��orts .buL stated that he disagreed with sums~ poi.•e:ts--based on has backgrouad i_n economic dsvel.opment and his obsetvatioha siftde living i.n tho atea- isa e 2,..-Fel t. that the 1975 vacancy katt- is litval.id, Occupancy rate fludbuates g))oatl.y in houses owned by PG&r, 'railroads and the Federal Covexnr�ent Ile stated that presently all the PG&E hoiisea are or-cu0i.ed. Ij F 01, BUTTE COUNT TX PLANNING COMMISSION VixNUTES June 30 1576 Low income people spend more money, 2M prol:o .Oioi,r earnings$ fo?; goods and services, (nOicessities)� than Zia, others,, Paye 3. This year' s; de.velopMent ifi , the area (Rock _House. and Jarbo ' u f, Cap) gives 'employment to .9 local people --far reaching econozui.o effects e mall, family -type r, u , operations have a d.��Eexexit economic base tt'i�an those that must meet a payroll each week, - ' Lark of services in_have the;ithe area �rould be an economic hardship, partf�;+cularly for those who do nor. r own _, tiranalportation Population base is climbing --based on the fact that school enro"llment and PG&E:turn-ons are steadily climb n%. {352 " 0u Vage 11, Har d*care---Statement inaccUrate--many do -it- o irs, ers n4 the areas also small chicken raisers',, etc. Also felta need. existed for atlto repair and wrecker service, and r stated that the service -dt the station operating in the area is „neat ,_ri:e 2 dollar customer bvit .fill'ups, duce to distance to closest station Br --anti that because o'., ,. domf.nd .+.,he operator has not been able- to keep, gas to sell"at al:t times _... Page 13 Socio-econoinic factors---T'ra .lens riot the only ,hot 8inq dei-- velbpment--a1so much K Type Housihq--would tale - more in-depth analyses an this area, lit° this point, Cottunissioner Sfiiith colnMented ,that at the last' Northern California planning Comm Ssionea:s meetinq in Willows -they had areport from a professor of economics at the tlni, ters:, ty at Dav s retarding X Hoilsing and its iVt mp 'd cation ,� sir Cuny offered to set up an informational session for Commissioners regarding K HoUsiny, if so desired:,, had i been well taken. 5 stating that Mr, Ciuny" s co=whts Cha,xrtnaii S lva closed the hearing Commissioner Hanford tirade a motion to find" this tnvir6nmetktal Impact Ae�port sufficient with the addendum al ready toade, and �ddinq the "Analysis" tons hb and the comments mule by Mt Cuny> 'Mier motion was 8e!ddhded by ComkMigi8one:: smith Y P=8! Cotritti: ss, oners Oahiet 2iftd, Gilbert, HanEdtdo ,Mooto j Smith, Thebach Watters, Matson and Chai.rmah Sy va» AT15Jr1 T t Doti one r`b13 Na one o Mea\,.xon � r Sk 4t ani rk t, AND LeRO t CRISPIN��, SCHOTT, Y REZOiN1a RESPONSES AND CORRECTIONS TO THE DRAFT ENVIRONMENTAL IMPACT REPI�RT <: 1:. Response to Society for Cal :for,nia f2,Archaeblogy Mr. Johnson's 1 tter wasreo-�0y to the,,Planning Commission. rt was determined, that an ons h�a reconnaissance ,as not necessat for the purposes ' of this=project. 2 J Response to Wil. iam H. St•u{xt, Attorney for Jan and Bill Davis: The Jarb'o Cap"'istore 'wad( carsldere,d � n the adAenduri "Analysis off' , the Demand -- Suppor't fog Commercial Land_ in the Big i3end-Cancosa- Pulga-Yankee Hila.° ,.� The �.tems which have. been t' 'dent e�'' as t? inap 5x opriate b '".Fish $� Game are tri,arked in the t�cxt o .tie Envlronm Atal Imp4 Report, tv t�h3.s appendIx The �om7tter�ts �'hade by,, with a note to refer Vish'F,, Game concerning these items should be Used in impact tion» 4. ,evalu `Planning Commission Mi S / 4 / 7 Gniol\ iS " In response to Commissioner Smith's r�qw-s`t an asterisk has , t'o this AppendiiThe been placed on Page, 11, with a reference following sections from the Butte Coun'cy General Plan have been included for. impact analysis..:>, Alio in responsez' to a comment, by Cummis* sllui'Ler Smith, the senct to last paragraph on Page 11 has Uee i de, yetq 5. Planning Comiftissiori Minutes 3/25/76: } I In response to a comment by.Commssitinex Camejzi'nd5 �an asterisk has been placed by Item. 5, Section 15142, Page 6 refering to this appendix, Item 5 is ropl6.eoa by,, the following! in which the ro ect is located mineral_Te�nsats` The in 5,] deposit �area , on olid has experietcet�ning act y, :,xtes ivif "- The area in \`�?e�'ieral can be conWidered as a potentially valuable mineral extraction locale,. `' 6: Planning Commission �Anutes 6/3/76; <( Cun s comments colic rn�.n the analysis pre- In �respse to lair. 'y' ,'O g or pared f this prof Oct Nix Cuny 0 s remarks weT e tons 4 ddoredJ)v iPlanningi Staff, It is ipurpa beaoved that for thO the sig", whish was aft l. 10 . � ,, u approximate determination on the necessity for 43 acres of commercial zoning in the area, ,the�((analyss is adeQuate. At the time , tli�tt the entire area is re, oned, 'the .l tct`or which, Mr. Curt' pre�ea�ted w 11 Ue irtcorp rated. in,the overL11 'zoning scheme,`,�l r�� �. �> J x .a � � �...A � Y � `� X-. , •. � :r�jP K ^�^� 11 r�" _' 4 ` } �. w ,•„+.i'i-".. .:. J� {? �, (m �v�` � ✓A�, n `A— ;Ljcj f "s O 5) �) `' - �' u Cid..•. ,.