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BUTTE CO. PLANNING DEPT. 75-76 2
1 Shopping. Centers - it .These centers', tailored to meet the shopping needs of their respective trade areas, often provide an attractive, unified grouping af's tares 'and services surrounded by parking; convenient free owth ers since rt KA timehh'a;sibneinespectacuga;nein the early 50's and is instances , commune ties ha vP' r unfortunately in many Tound themsel des with too many , 1, centers, oven,lapping'trade \�lreasK, and insufficient Ourchas, ing po�aer tosuppo`�rt their present Nventory of retail spaced It has become essential t;h;dt the local g a'utho,%Ities assume gone' n ,<< responsibility for reviewing the proposed locatio" and freguepc,y In o r'de r to 1 „ o Hary $ho i n Centers � _ insure„ their logical ,166ations in keeping with sound economic principles, stabilit'e ex-isting comme-rcial districts by dis cou`ra'g�in;g excessive sp`eculative`<commev'cial de- v0,10pment from locating unreasonably close to those districts _ insure that ada�ua,Me'access'to the trade area exists and that, the location proposed''by such facilities will not advers,olyeffect the usel of sUrroundlngProperty or cr�'te_ incampatible relationships. 'Tfid General Plan 1)1-oadly identifies loc�;tions for future Community and regional cehtLars as well as existing`5 O:cations Future 3hoppi ng genters s,ho ul d be related to the t"1 timGte population protected for each trading area and the 'amount of OUrchas lhg power likely to be r -aced b ° thi ',� y ge�ie.� y popul��,ion.. gni , 12 u s. a {� ���' '. t• : .. � 4: COMMERCIAL FACILITIES,- Shopping Centers /01 Community enter* '�. Mayor function, � Ca ` a Some funct,i ons of,,the Neigh borhood C6,nter,�)plus sale of F`+ shopping goods (w6aring G app�rol appliances , etc. Z, Leading-_'tehpc°' Val Y stare and sIraII dept. 4:A r Store on ?,, Inse�ttons of ma or raeds 9 . l.aca,ti and/at�� exp�^essWa s ��. y 4., Radiusevi service area 2 miles : t t Min papulation to support t center it 35,000 (gross land area) 1 a�30 a 6.� to area act ,Vt�,, Y 7. Desirable maximum Size o center as no percentage of total area served �_.. (0,75 acres/l ,000 pop,) f Gfiros's Floor 8. lunges o Area l00 OoO_250 t,0o0 'sq. ft. Y fg dumber of stores and shops 15-40 k Re_gjohal Center* I, Magor fun''ctit n Some functibns of Community � Center �')lus sale of general a; vi—chandise, apparels furniture9 .,.-..... .r.;....... , t:enant,s Q"ne d more l urge, Major d6pt. s Cores ` ;9", t,aca n In•tersoctiohs of express"ays 4.> and/or freeways q, Radius o f s e rr rco area 'miles a". Cr , Mini. population to support z ,> tentert50 00U , 6. site .area (gross 'I and area) 40^106:�,acres ,and over" 7. .."Desirable maximum size 0 center as., percentage of 0 a Sot total area served (0b67 acres/1,000 p.op,�) 8. Rang es of Gross Floor Area �i"400,000-1,000,0 ao sq. ft _ 9. Number ofstores and shops 40-80 f _ �- Parking ratio:4 to 1 Parking area is four times gross flooh area of building,, 00 sq. ft, per parking space) 00-600 spaces 1,000-3,000 spaces A grout) of commercial establishments, planned, deweloped; owned; and managed as a unit, with off-street parki0q provided on the property (in di-rect ratio to the buiiding 4rea)y and related--1,h site (gross floor•area) "id t v. pe of shops to the trade area that the ur,t��'serves ge`herally in 'or an oUtlying suburban t, jv ritory. bWlOtion of the Communi ty 80 U04S Counci l s UL1, ► _, 6 r fir, AArf ANALYSIS" C) OF THE DWIOD—SUPPORT FOR COMtMMIAL LAND �4.�yti 1N THSfl,a BIO '-'ND-CONCO vV—PT;LGA.,Yt4 E HILL ARE, IT, BUT'E COUNTY P7 AVNIN ` D EPAMroVW i.J try J Y �. JUNE 1976 j if IT 16 Ab " rryn, (1 . -„ � �+-t I � � C` F �`i T �1*" I � � , � ,.%�� .�� ( ✓'� I � �� � b� tai€5t �� Y �u irtr tI r.f ' 1 �:. w .✓ •r ipAfl �, I ���iJ !i' � �r_ ,V �l 111 M �.•," ( 6 Y', tat( �� r 4' ,�,,,. ti a N. r • - I �� - , l;i1ZZt 1' T6 � .�� ( f � - t,ry 1 .' . -'+„ ,. .. ��•- , �. '! a ... RMAY, � ` ` ,:. � � �• (�% IN p,� - . I � � AA'� �R��r' WT �y Ik IN., 'I� F` `t..r + rYlt « ,� it' ♦ 'i r `7t, I S { `• 11 " 1 w Nrtl R ,I' '4 1 v tr>i b e d I + 11 /a ;r )l �T tk C k 4 ryl, :� �� � `sl 1,� fit, 4t��{ F• � r >4 1 ff Ur. ,� LF n7t li Y J j , �� w SAN.. `•I K � �. *� / y Ia 0' uM f ` / I r+ rit" _ a, r , LAKE fir?RQ r'ILLEy WATERSHED STUDY SUVE COUNTY .iilit t )t�•' w { it v d • IC(It e'i/lKi ". A55btIA 101`P : q isOYEBNiMENT5 v— STUDY AREA er re ®e , BOUNDARY ,� - Eke. �.�• ICN SIT8S j WAfEP5HEB MOW.,.,...,"�....�:�..�...r.. 'K " .'+ t • 4• 1 4S �`. ebCI' ,1 " A' �FG�Y✓Ai` ... d• r !.. 1. �+•y,h ��+"^..•� �YAI �. � - ''� *+y.•,, '. aANcHCallfoitki 5iat�+ Ivk �'" w°?F1 R ( s ;, iSRd II lE' sty _ . E F � �« gra �a� Re i1►il CMw osrk hk Cenlor � �j}r f R Introductu"on It is the purpose of this .stud.y to determine ae need' of OOWAOt6i al land: in -the Con00% Big Ber4_Nlga and Yankee Hill area. zoverai' alter- native methcfd'oTogies were considered in attCmpti.ng this. • lttueh of the ", ", G researSh rri,n aommercial facilitite;� in the u. S. has been done for t rbtari .. areas. ��. r)hei;; findirgsi usually in the, form of aores off' aommerbial,, land per persons 'are not 'applidable, • too rural areas for twa busib rGabons. First, highly urban areas- perform tnan,4 commeroa.al s-di-v3:c'es thftt 1v ald not 'uta pe�forareci>(or noeed) in a very aLira]- trey;? And deooncil;y! the phb omenoiz) of indivisi'bilitiee prohibits the application of `sucsl seta mates (e.g. finding that a l^ural area, aa;n oUpport ones\acre ''of coitmcxci l land. for 50 c-Mm►ercial, used is virtually meaning;i.:oss). ' A'notbC dt more Valid tneth:od (the gravity model of market aemand),,\Was re'I ` jeoied `e. because of the resources neoessary to donduct such a study. Th��tnethod 11 ;- \\ chtison attempts to maasure demand for cottnbroiel facilitie:•s i n they area b usi ,estimates of s ohai patterns y ng'', p � p frog. similar e�:istint� uses a�� other re�(oarch in the field ThebO ettimdtes of demalld are oompn,red tb t� estimates\of amount of business demand. head ssa.ry for bizei nese \1 V, „ Consiaer&tion of gt6 th and its of"feet on dett and aroalso Waietip a,tid 5,! lastly' findings are prosehtody Stu. (.;y Area q)A& Popul,atiofi Identifi0stion low the study of the propose, 001MIAeraial dovelopti int three�,"i:ifferent �% c d,,h-1 popul,�,tiotis were' ide� r3fidd the residt�ntaa,]. rer;reati�3nal- ancl.,\��,rav'eli.r'& I populations' � ��, `� , .. �' y `".'R'��x aro thenott:t, The bouniiaries chosen'• for the totiaeii,,Ial stub i,...' fork, of the Vaht7ier l i.vor on the oaot, L,gko oro ` Ile on l,the south, the 1 tip. 1 e 13 west bx�nch"of the Veathjr River and Big Ximshew Creek on +hO west and the c , b�z��ty, line on the noth,a See plate 1)'he ares l,ttoludes the place9 eOMMonly referredt6 as Big Bend, Coiicow, 'Pulga, end. Yankee Hill. TP�e bout!iaries were .chor en resedl on distance and traveling) time to existing and proposed commercial deG6lo ,meat i)! thc�e�re�. Recreation C5 areas nehr thq`'stbdly arae are used.,, estimate that popula,t i.ozi aind the gave inS t�ublio estimato Is- based on Hwy- 70 traffic .00untsi Resi.d.ent a_ ] Popit� a -b on �!t} The, reEUential po��ix] anon estimato is has'ed oit 19 (5 aens.us data r �� actober, 1�,7 r�,. t thi t time the population, of the 066 was`Tild �r ff census also revea ed U large number of vacant ho using units, in the area r Of".3 1 pausing, units 97 .i,+a e vacant. The census further i.d,entiflecl 5� of`the e vacaheies as hel ,� d 'or occasion? use" or sero�d, homes." A vJ cc`xrectdd i;esidontila! p6pulqtio.-, of 591 wm8 detel&ninad 'by estiq a :ixig that i �( S°, Ie conal: users livo_. in the ire?; an overage of four months per year and using the xntnily size for the a'esy ,hs��djstetfigura '_. , ul.ati.on est ,mato used..1 i5�1) wil'1 bet -2���e resi.den�txa� pk'� $ `' .„ lzio �mn 'stYd:� ,bnx' statue inf6i7tbon useful when aotisidering the ti e�pendi ng pc�wsx or rel�ti ve itnp�dt, of the %verage coristit�er 'Using date, y frog the x 5 census 4h r�etan f' m X�, itic�om was estimated_ at 'j188 p �� �..: year for the btudy area Pna 1'6627 Per year; for utt"ounty. � ter being adjusted, far the, dif���rafic�e �,n family size Afs income l))� ' nd to b�k �C o less then that for the per �tdon in the Oono6W allea WAS �0'U County µ n year comp Irtd to 1316 per ye`z, tlniverality of Cal iforal lzkibrmat3;�an 5er:ies �kn Agricultural economics,' �el.00tbi ' 61ftomio .Oo2tsevtt rises nf�' tboreatian ovel.t� me�it,�!�o,_.t tunYio- 3 se Stitdy� No �Q3 dune 19 , pyo 1 ri. 2 The estiiatbd mean i rmjiv incomes Woro o'atainod�t'rom at �e�et e ��� ems' y � .; sample ai oxassif�sd data responses ands thereto are estimated ahc?;, Dict eXao't: , is u 0 This information suggests that the cbi�sumer in the study bL;k`6r;� Mould .,spend i, less on goods and services in general Char, the average couhty rnaident 3 This is a faOtox in determining per capita commercial 1r,,rid or,storo needs and would lower this amount needed. somewhat,---jidb, however, will be treated'subjectively i the report and will not be included in the numerical estimates. Recr6ation Population <� ,� � k e- i y tion,. ^ To attempt aneasurement 'of �.x,ra,ton�use in the stud area recreation,. attraottors were identified. Criteria for consideration included distance,, � to proposed existing oommeroial'Oevelop Ment and dxstanoe to 'al'ternatiI.re ccmmereidl uses. Based on this? the a,roas of Concow Lake, Dark Canyon, and Paradise Pecrea;tionDist-!`i.ct Pool (on Concow Road) were chosen ,dog: . � � aciltan a,nd their plao"6s or origin Were study Populations ons using tli,�ae 4 `* el`�oounted each time ,an .area -was used then researched. RecreatZnii users wer so that frequent users were counted numerous times. - p r. The Concow Lake area encom asses three recreational sites- Crai' Memorial Parks a` -private campground, and the lake, itself* For' drain, *sporial Peakk usage oas described as spaxsev ,,;An estivate of 1000 people p1jr year from other .parts of ;the county has been used. Usage of the �.'... � 1 ate ,earl: was estimated at 2000- parsons pez' year from the county.. prav+ .7 Conc;ow, Like usage was the highest for the area with an estimate of 10s000 users\,per'yeA'r from otharlpar+s of the county and sta.teb Dark Canyon is a carr top bopt=-I,aunoh in Oroville off of Big 136ha Roa,t'�.; Usale 'Was estimated by the ;Oaliforriia Department of parks ` a,nd 'ROcre',tion ate, ��000 users per year. � fid, One/ could not, h6-vever, aonolute that consumers in the study az�ea spend 954 l.'ess oil all goods because Of the different elastioA—y of demand of variousyoed of goods. J�or ot!Imple, theso dont tees would probably spend rllase to j�ht sbA6 amoo.vit on gI.�oeri:ew as the average county residentf but Y��uld pt'ob�ibl,;r much omOA' bunt On lutury or 'hon- ndoeiitity go6as* , U u ' Condo* pool had 1650 users in`the Iftst year but only about 100 were �< r i'roa� ntber parts of the county. Only the 100 will be �otikt;c�d in.recxe- , t etion use, because the otitars will be counted as residsntdi ion rstI a,ted tota.�r'of 1'611.00 recreation ttsera per year has been �� ; eso the rucz^esti on areas 4 J ddi the las o�ta�.ned' by �. � a�; �, popultz-on. in Txe,nsit The population 'in transit thmagh the area, has been determined using j" °j.. � ads were' 1875 Cal. Trans d�a�ta on several Places 0)I -,State 1i wy . 70 Local roads , ys'e not added in because it was 'felt th.;tt residents, as well as recreatiot 'us®rd> would be using the Local. roads and thus would be double nounted i ndludeam The annual, average d�.',Ily-6a,ftio on Hwy. 70 ,above Coneow Js 1100. This projects to an estimate OE 401,500 cess per year. I,',xi.sti 00=eroial Facilities In order to estimate howUmuch a lionsl land for commercial facilities is needed, existlrg facilities were surtreved. B -,.sting faci.liti es include one grocery store, one gas station) one ��afe, At!& one restatLran't•5; This represents about 3,000 square feet of"oommercial use. nl.tl ough the parcels ,t of land on which thosa bubihesses are located represent a large aiuount of F � � land in land; most of the land � not in �o;um�. rcie,l asap The � ,�.moun�t, of eonhoto .al. use epreset�ta l acroo. In acl6ition, some idea of the level of service or quality the8e uses a.ff6rd Yill help in Assessing further commorclal needs. Of earl.s't .rig fa,cil.itiest +he F;r„r�ry a�ore in small: (abou-t 460 stl. Pt-),) r4 And some resiaonts say .t'-, high Pricocl oomnaxad to markets in town. In additions it s placed well opt Hwy. 7 — bervingr mostly residents of 13ig $end �badv The beer -bar -cafe zaomµ to be in 80od. repair'., and has a good location onC,Hwy. With,thu tadddd amen `��* v� � ugrs,rad view", Th0, gas: station next to the cafe also has a good. looation, bu-t the price.0 are, high. The recently reopened restaurant and bar',�,is of high quality and attracts people not only from the .stud., area.q but also, From. Other ;parts of the county.,: Because of eonfidential ty and lack of igormati,fts the busin,ese, f, spending of the oxi.sting,commerci43 facilities will instead, the types of business that there is high probable .d.eittiad, for and are existing commercial faoility, must be subjectively evaluitted in decision making. Also, busineso'planned to open"in the areb,,Ln the hear future (a bar an(l a hardware store at J'arbo uap) must, be subjectively. evaluated. Type of Development It is obvious �tha,t , the study area cannot support the full V,ange f commeroial sorvicos af£ordod by,a highly urbanized arse,. The question then posed is whet kind. of commercial development does the study area have even a small probability of supporting To dete'rm,ne this we will first look at public opinion. - When residents suvve yitd were ask'6,d to ahbooe From 21 types of businesses they would use, they responded as i8llowo (rahkod by popularity) grocery,, gas statibhy and he,rdwa,re9 1 The newt eatsgory (ga.rden—nursery) had only 36 households uayitig they ould use it) which projects to 28%, of the population a number ,judged not large enough to considor, in addition, the recreation and traveling population would, have a probable high demand for a restaurants a trailer ,park, an auto repai'r', and possibly a bait shopo To check these resUlts, the seven areas of possible "high'' demand. were u fn i ompared tav a study -on the cronology 'of cbmm©y cial land use -tor �a erural area. , in this study, 'reseaxcherb clasBifiea rural' and urban 'pluoes in different droupa daps"ndi,t upon their evel of" Aevelopmenti and idofitlfied types' of ses: ";be found in each' eategory tac>x►mbrc�. al u $asicaily,; the study cori`bborates the choices of the sgic err s in the area. 1)3� as di.tioh it su eelts' that h ° tan \ + g eral store 1s a high possi.'bilatyu of doti hd acid this business, ,be ooYisi dere3 g, "'6 m in&t9on '6f business , types t ii thee, xepart Of the ei kht b si nbss types of high pbstible d mandf rebtaurahta and cofes will vct 'be ahA:1yzod This is .:bteause the ex.swl: k restaujraht and cafes aro satisf;in demand, the rostaura;rnt oven attracting people from outside the study area.. It should be noted that it would bb - possible for another restaurant or cafe -bar to Iodate in the axes, but Vt,is likely that the area cda& bnly support Cine facility In summary bVisinebs types to be cohoildorod aro Procery stoney gas station, hardwar# sto `ej boat short; at)to repair) trailer .park �\nd general etorer, a'oendin{�' � J In ordor t& ietermine pooplolb noed P6t obmttierci&I facilities, spena1bg estimated Were deteraiined� Whose estim tes wQrb derived from var�otfs bouraeb as e9c1ila3ned bolbw. It- should blt,— d that the estimatbs chosen far all spend Are the most optimi"stio estimates Iodated. this wad done boo use it is the purpose.:'bp this study to detbtMinb if there iii a ",9666 possibility's 61 the Vnri6us types Ot ootfborbial &OV0�.opmObt survif do the not qo dbtermino which u.oez hh,d i oorta.in ohoiob of A high rate of returns 71 John R. Riaruhe�t � Bussell b. ,�ciamsy ".Prade Ct'ntere �Ind.Tr��i, llreaa cif. thepex. .idwe.t", Niannepoliu? Baht- 1963. 0 Rea idential Sge:rsdix To es' mate sperw& ing by residen s it is necessary tea t� torrnine how they will use commercial facilities in tho oxea. To do this we it ll . examine their �olai`nioh: of � they would use the ,fgc:ilitic�ti and how doi5pn-: exami � dent the residents v„re on the regiones oent�rs of the, county.5 To determine ptt'�lic opinion, on facility use we the r�sdentt� s "Flow WOU14 you use a\ stall market or commercial oontex' your area?" Iro this question the reply,,, as _ 19%w "i r .most groceries ahft h64seh6jd needs"; 58% -- "for, occasional needs"; 22% — INvouldnit" uo.oll Thie shows r,3'�1 .that most people would only use rAhe facility for occa"sicnal needs. (�pendence is anothe7 important determinant of spending, 1 Rs��onal de p In the survey inetrix was generated to show ho%V often a resident carne to a regional center (Chico) Orovllley or Paradise) f6'r shoppings and:' how often they, came there for other reasons. It was determined that 579, of the people in the study, area, came to the regional conterz for other reasons riore often than for shopping. This measure of regional dependence .s �Amportant booaus2 if the people nre all'Oudy going to a, regiones center �1 their ''transportation coats for 8hoppi.ng thorea.re relatively lowq enabling them to take advshte�,e of the lower ;prices and greater selection offered by a shopping center. In addition, of the 43 of the people who come to town primarily for shoppi:Ytgy only 1f sE� a that a market in the area 'would, i1s3 rtifios,ntly reduce'' their tzi.ps+ Por the roport we willassume that ell of the residential popula,tiori wi.1j. use a t'a�iility for aocaaional needs: For r. esxdants s m previous roseatch bti spore li i n commercial facilities used "for occa;siol Usk--" was avail-lble �a estimates ha.d to he developed. To o'bta.i n public: opinion inion on e.everal i i�nuor. imp orta,Xtt to the s u(ly a survey wag doeigtied ar>i passed out -to households in the study area (Please see Ap dndi)t .' Of the 214 households in, the area) 125 surveyg�were completed al) s repvooehts a 6x0;14 sample wh bh is e,derluato to represent t :e op''i'bi oh of the area within peAb nabl.e limito S" (: Erocavy�sp:endirg was estimated s" Occasional use for (! 0IA_of,, t6ta grocery n spendiengv which for-our population co-. es out to $611100 per Ye.AV. For gasal.3ne=sand oil, speridij the -slptim6te of ,U per family per, week`'Vasusedw6 I! VOTr,�Ithe iraszderAs o� the stuly area this pro�eotf: o 4:4 0' totel spending per year. For harY�ase ,00ds pendir; for ohcssxonALxalg was etiinathd `at X p.er family`be`Uiweekbr thin 'type of good it should be Hated that 4 large 0'XOnqive itegia (comparison foods) will almost all be, purchased in ti} o regional ceptor They stimate for haxdsvare spendzr4pxo Eots to $12,f20 .per year. tea ' e+, bait shop a spehding iadtimete A ' :�25 per year' air f.th6 proportion of #smilles, Who tdia th.ey would: Use the PmOila Y' Was used. This pro jeots .to S , 200 spending per year. For auto repair the study spenda ng estiMa.te of 91.00 per year for t" proportion o-P families that said they would use, bitch a Service The tot3l sponding oh auto„xepa,ir by ros dents , ha,s been estimated. at 84 64o it Was 00141nated� J�ha,t resU_ nts A ' park, and s endirkr” f�). wou� spend a negligible amount on -, travtl tre;te�r p- r a general store will be considered later in the ;study: (bee Chart 1) Recreation Spond1mg There are 161100 recreation users per year identitidd is importay* to _ r the commercial land in the area.* Vltudios have been. done on et"fects oi"r raereat .�n on, - ie x'bgion l ecor►�knty wb� ch show spondirig trendd it variottt types of parks and V ati v.Lt.00 of the �Aouilt in commerz ial Y, faoilities vary frort 32c per poxsoh in a xurel state park to §10.00 Por person in hatidna,l; perks. The differs lees in ahtount;s epont relate (Uteotly to the e teat c3` doveloptnent in this aree� . '1,eneral,ly the itp6�ot W.111 be smaller; tha smallery the Moro rurAl the region h`einq analytedb',7 64 It dhba!6 be rioted that tho tloma,nd for tmt in this area. 'WOUId ohango oonsiderabl,y as pride changes (pr*tc s of a tici ty k but beomidiA 'Ot ttrans. r, porta, ibh d`osts 6,td soonomi.do of. scal.c a 82 per ftally. pet !%cell probably optimidtiai Thi . aluatioti of $crrer�' "sci li to est._ rertxovers hate book; !Oerkshi.te „yiass Pla.hidbg Dept., 1974. �: R) �3 i n' i, Tk,q estimate chosen for tho stUdy+� W;%s taksn .frOrd,it� rt xal' m�t�:tT.:p�.s titae It recreation `ea andbased on the commercial alternatives in they etudy area. The estimate of $1. was � 93 per person p p divided as followAdfr '. groceries -- 66ev lodging: (trai.Ler 1aar}c) 33c� gas end on 66ei auto repoAr 18'o, and bai`�t shop 140. T)ie,recreatibn population will spend a Yiegligible' amount an hardware and geheral store expenditures for., them will be don,sidered %stet' These estimites..are optindstxc in that thay assume a71 of thSt Olpdhatlures incurred during rdbreatioh are made'4n; 'the 'study area: The ag, regatd total0 for are ` hewn in Chart Travel or npendi Most all .of the traffio oh 'Hwy. '70 •'_casaes through 411 hcy and at least e to i.ona,I center xn�. hutta 0 -M on g` � , qty (Orovill:ei Chico or Para,diae�... In 4u hoy, traffic passes by several large supermarkets and a host of other coinmei'*tial uses. TIaf-fid goiAl into or through 0h1 co; Orov .lie or Paradise also passes a, lame amount Of oombiercial developmo'nt either located on the major arterials Of the cities or proximate to the freeways. There is hbwe•veri 80 to 90 milts betw6oh Quincy and Butte County regional denters. Some OM-ll commzrdial uses terb smattered along Hwy 70. Jr } Of the peep ,6 in the 401,560 autos 1�assiN through the study area t,Anua11Y) soinb 116ul(I stop and use a dommercial agility. Parallel. Studies on this bubjbat dould not be located to an estimate of openditig was developed.- The epehdir>g 'estimate 2tbl' groceribs was detb=ihell from iht0iewe of relatively hely convenience ori6hti,d storss in an area with like txaffio patidrhsl It was found that a good store could '"pull," perhaps one ou, of tisri oars for grdceriesj and that the averatge purchase was one dollar'. This projeots to $40,150 per year. 8. Two cdavthiend'e" stores 'built within the l.aot five ydare that are louaTe i Oki transportation corri�,ors between rega:onal conter.s were Chosen 'dor ;) this cdmpartson. .. A �- Estimates for, -gasoli nesem i; word also determinsd from,, ttarvie" n�z gases similar facilities. ibr a xw J),was found.• that a goad attx�bttbri rate �.,. . r - C; i a 5g of the traffic an&111that ''the aver ago gs,s expenditure is $2.00e his pro3ects tl+ WtIP in gasoline expenditures by travelers. Travele*6 would nO,t use a hardware . sto o`, a fait ��stQ,r, e to 'ani'' aPrQai abs a ait'erit. „ For automobile repair expenditures byhighgay travela?-a no eati m,6te real d be. looated, , An ,estimate for the study was made based on i;rzformtttion ` LL providad,,by. employees `on `th frequenor of automobile breakdowno in: the 'study tes of 20 ars er area. The estxma p„ „ month end $50 her;,-1.aar :px°o ad spendin �. for the ,year Of $120000. Traveler use of a trailer park Wantb 3epend entirelyon what •typo of pale it wad, its prices, and a host of other characteristics, It is not possible to do more, than guess the amount of =' „ business such a park would ,obtain from travelers, so no estimation was , made. Traveler spendiAT in a general store will :be o^:nsiaered. later in the stuff y. y Analysis 1) Wheii we have detertlhod . t,h.e 'type of commercial uses with a high possible` , demand in the. study area and the amount of iosiimated bPdhaing done by each popul tiph group; We can az .•ive at an est`iliateJ total, epeflaing for the eMuinerated�bii`siness types. Grace we have this, we can try ;+-o edototmine how' 44 much oommerci al land will be ne ;essary to service this attlpunt of spending powers We will do this by `ihsa,ns of a threshold analysis -- the vol•ino of businesb the 'various types of stores need to prdfitably stay in busif�Oss. Throsholds for our surely are based bri the smallest size of the v640'I s business i identified that would be a self suffio.ient enti,, and Prov cla _ a fair rate of return an investment. a-_: + rot gtooarlas, ('see chart I it was 66termined from i L store, !mandger5' -th&t $2009000. spending par year Was a viable business th3 7�}ie,wotal astimatdcl,,grocery' spending for tho study populations rdsholsi, , i s $111, 876; well below the threshold or aurv3val level, For t gas station .a``thlreshoild of"' $250000 6pendi M, per yQer was u6ad.9 Aggregate spending for the study population vas ebtiinat*�I at 8751,'216. Again well bOlow the threshold. Poi . a hardware. store a threshold ebtiiaa.te of $1.50000 who based 'O'fi a, � net rofit of business 5a• Pvolume at a Fair rate; of return. The total ' expenditure estitaata bf S12, 22(3 it; well belt this figura- 'he threshold estimate ` r a bait eh was 'basad on a Ido tll uainoss i volume PIs a fair rs,te of re'ft'= Thtb spending estimate bf 82180lO is again well below the thrsshbld of MfOOO, Blot a` ai,\9. 6 repair, a threshold of +,150'000 waas usod.9 ,wstirnaj'4i" 1, spt,rtding of t a; is wet 1,)Y belbw the threshol(l, T' r a trailer park ;t 'threshold level.' of 8100$000 vra,o ctacula.tecl based on 54 of°busi' oss volume profit. Demand o:l't'he facility by0tra'vel.ers is no't ebtitnateable without tnuoh mdref tophistioated ahAlyais4 Hd ever) we_cian ,ol(I level°, 50 oP +,h9 highway traffic would' detarmzne: that to regi the thresh ` j 11 have to u66 the facilityan ,� eursl � y"17a�,h amount. Conol udli g) the e,'raa '.I could, riot support a travel trailer park at the prebent 41ime,. J The .fina,l`Aypb of baaindi- . type obtlsIaared,It a general st�ro, Por �r y t ,' s of uses -- gt6dery` the anal sia this has liebt't defined as a db _lomera,t l st,orei gas sal.asi hardwares Arid bait sales. Testi iii:" �3 d�t��g� d far this f&oill,ty wat caloul.at6d by summits hd :tida�td�a,�. �e,t �rtds i~or tress uses4 ti u� verrttttbtit Servi Seta cst; bperat ' I _ g �,- , o � ��. � � , ='btisir'iass ,Attministr~at�.o�x+ i1 y \ Threshold data for this `t;vpe., of establishment was not zvsi,l,able, ;zut a t is-xeasozaa�ila that: it would ]le an the 20^—�C)b thousand d.ollar,jca zags. This .type o use, then, is the only, type with any good:-ohanae Of economic I survival at the present time. To deterd, .no 'What charges 31-111 Commercial 'demazid �are likelyto take place in th�.c,;future, x is necessary to examine, g�'tadrt�s % rates, for the �popt;,�Ations. ` > Growth To analyze residential growth, wewill look &"-";went, population �.- � evelopmerite_ trends ane* at ooast marts to d 4 From the 19,70 and 1575 censuses we have an, accurate source. :of popuIati.on informationi in those rive, ears the stud area wont from 31$ to 545 `i (a.otual People counted) re resents ng a'?111 ;growth xate, ;,o `, a 10 annul growth rate. A phrc6l count of the study `area, found that there are lt365 r paroels on f riv;ate land. This represents 4.4 pavoels .for every Mousing unit. HoWevery all of these parcels may not p,xov be buildblo and Judging from J, the terrain and, other oo,nstrai!=tas many may prove to hot bo. J'u'dging from the parcel count �incl the,)present growth rate, it would seem that the area will coat nue to yrow rapidl .:'� To ,,.,look at this in perspective, hoWevar� i+ it x s necessary to look At O!aizatxa3rit�, to devziapment rr oh6 type o-60 co'nstvaint is the goog?'aphy of the area,. Standards for J this include a. slope of greater than 301oy a gOil depth of hese f6h two -feet, atzd; slow soil permlaability. Thio is based on -the aabumption that housing in the area 'Would have to have -septic tatzks con£brming to oouhty standards. 0 the eetimateci 90 square ;kilos of land In tho atudy area, billy about 20 aquarb miles would, pass the septic standards. Or 'these only loss than es are in private holdingo10 chis would be the land that would 10 'squax'e iW.0. 10 Holdings of laid by private indiviaUtal trot including land held by th`e �,over7ranaeilt �i�,° a,xge corporate 7'a,nc.; hol �1�;sw J . ��� �� ter'✓" � fry' :^.,�,, �� B.consi.der�e.`d, readily developable (without -the ookbi.derati.on of road acoeil'�s). SII The 10 sgw,Lre miles or 64,400 acres of 'land is") sti 11 an'aMount that wotuld allow for. tremoxidous Grow:iti n the area: F Socio-eoonom,ic'' fa t'ora ard' the Cather, t ype of major oonAtra nt togrowth in the. area., kn interview ,Was conducted with tin expert in tl�e field acid he, noted; the following: That one oi' the main. c_4uses of vowth lit tha area . „✓f had been in second homes$ but that due to, matAi e _-)aast, i nc eaisos iri tha `l c coat :-off' housi ar�d the cost af'f ' vi rig i n �;oheral.t th r3eco nd home ho�usi boom had. rapidly tapered arid was riot likely to reoceu :%n tha foraeeaTY e 4fUtwz eil that the increased oast of'housinr,� has also 'betkgn an important constraint .In the rete of ,-convetitional housirg- starts but that some spa, l- over over has 'xesul:tai T11 uh"e mobile home market , •that `laok of many u-rban Wt 'rvices is an important contetvdtitj further limitixipgrowth beca'�le there in'only a oerta3.'h proportion of the population t1mt will live, �?n_an,bLrea vvithout: aow-ide variety of urban services (erpeciall. e 'truo of the retired popula'aiotx that has beth to instruttental in tide growth of other foothill atea))L,4 and that because 0 �i!tl of ; 1iet3t3 trends, the siarg8 of gxo rth tha v/ has taken place the last rive ' years should be looked at as ,just,tha,-�'}.tosa. I°ot as a co'ntintiir,V phenomanoh In view of these considerations a;, 57o, annual growth 1 t1� (ap aompa.red to for Butte Oou'nt� iarc uld 80011, a titnistic,l but will 'be 4' .r ` `• 7 y� p ser`I in the study. (It should. be noted that the project itself may have a small growth indii°i .,impact ,depending on its lie, spaafioally t'hati if the study finds the- area can support a t'hopp oonter the rooiatniial gt6Wth tate- might ba faster it than ostimated. 'roti interview reOr0" ti oti Padillity ftitnAgers the growth oe recreation u.se in the area is seen to inaro4se at abo4t the owto rate as the county, 11++ xn''orttiatio'n frt)6 is ()o' 0:e fj6tioft with RonAld Cx Adamsi Ph D in �conom oe eptioi6lizi t in eoo&motrics and te�;iot2ai 000rtott�ics� n w .tion (�.'7�10 annually) Tt'a s est" 't Oil be used to project, roj ect future � hula nets demand by recreation usera9 Judging from traffio count,, data ob�ainoa from Cal,;Tfths, travel on Hwy 70 has been irregular in the last several. years. Iiowovor, a toliable estimate of the traffic increase can, be mado, by averaging over tie l.aht 10 ya s. This estimate of 1.5� animal average increase will be rued pis J the annual growth rate estimate. i I th` A io, 4, rowth o£ the o ulations is important its it efforts AA 5 the amount spent in ,.commere al facil.i tial. 11 Fbr the various' business typed population growth, gates wore; applied to ,),oj�xlat on spending estimates `to project commercial market growth. The " last n�� wri in Chart r shows the number of years At tho pro jectocl vaie- of grovith that eacli business typewould reach its threshold. Vaoar,t Commercial Land It, often desirable to ha -re land availa.bls- for commorcial olpansion. Aeseatchers have notod= howovory that arenas "tend tr' over -zone for commercial growtth;� estimates from urban areas suggest that a 14 margin of unused: commercial land it sufficient to moot most demand: j ` The study area, ``don siderir>o' thait is very rural-, may need, Moro than a 104targiri. This will be, rafleote(l ,in the finclings ,�I nct n e &t the present time a general store inoorpovating the sale of grocerles t gasoline anci oily hardwaro a:nd bait is *,V only use that has a good poser-- bility of sure; vale in the future) the tttaxket for the ,general store would stxOlgthen. 'Markets fd� othor individual types of ootnmetoial uses would 110t :roach the point of economic throdhold for at least 15 'yoars (for gr000rioa)b y �.� 0cu�ty of Sa�ita 016rat t:ott�uer�i3al. band Nee�.s Vol.dol.. ll. Novi o 1964';. , r However, if o general store locates in the area, a grocery eto.ie could not be oxpe6ted to locate there also because general store trade ,usually centers around gr6oerie8p and the market would„ not support two grocery stores.. \��d would not iceaoh thre ii�uId ea of cot�mexcial uses cor,sxdere , The ether t within the Heart 30 years« A travel trailer pkrlc would also be considekbd ` g ` �C< anfcasa.bae jn the tarseeable future because .� i,he���.avi. rovVi;h big tra�'�ia, . on A wye 70, its main source of potet4ial busirese. \\ ' y The development of the estimated commercial 1j�, n& i:eedodin -the next 30 yea, a in the si;udy area would require not more than ono taro of 1hi de This amouxlt could oa:sil. allow -Cor a vary large general stbr,e aril plehty Of parkinwith a ' substantival surplus of va.oant commercial land left over to allow f6t any unexpected growth. The existing facilities may be do"i&ered when i'n,,*ing deteiminatiaho on the particular merits of a oovelopment proposal* It must be emphasized that a new commeroia.l facility (a gas station for eaeah�pla) would probably l� pu+ the existing`one out of LLbusiness, or go out of 'busihOno itself. Whether 4hia is viewed as an unfortunate by-;produot c he<hy &binpe'tition or as negleotix�g the existing facilities and ovaxbtlilding is an issue i"ter decision makers anii beyohd the scope of this vepprt. Considprat one of the appropriate zoning for a, part,oular use is also an important Consideration,, the report will not examine r � I; , Q BIBLIOGRAPHX Adamsq R. G., F`isoher, R.' Gallo, D, Perleman, M.;,Alternatiye Land ? fees in the Feather Falls Area and Their r;ffect on Butte,County Cost and Revenue Streams, Chi°co, 1973 " Berkshire_ County Planning Commission and, Curran Assoc. !x'kie;valurtititi of Power Facilities, (Pittsfield, Mass., 1974). Butte Gaunt Butte Gounty General Plan �: , (orovillea 1971• ,. California State Dept. of Finance, California. Statistical. Abstract, (Sacramento, 1975)• Ecanomios Research Assobiatesi Market Potent hl.s for Detikbt)ment a n V6athor Falls Country, (Los Angeles, 197.2 . Planning; Development and Management Assoc., Preliminary Report Lake, Oroville Watershed Study, (Chico, 1976); Rochert, John R , an& Adamsp 'Russel B.) Trade Centers and Txade ,Areas of the VT ter Midwest, (Minneapolis, 1963)4. Santa Clara. County' Commercial Land Neods, (San Jose, c974)• r, Small Business Admin., Service Station bporation and Management) (Washington, D. Got 196-370 Vnive lety ofbalifothiay Soleotecl .ConseS,iierices of Economic 'Davelopment) (,Berkeley, 9 6 �+\ Interviews and Conversations with; numwLL-ious experts and practitioners in marketing and regional eoonamicsy owners and operators cf various typeo of commercial 'businesses, and most of the residents of the study areas I � ll 6-1 6:✓- 1. tl APPENDIX A L A N 1) OF NATURAL WCAO'111 AND BEAUTY P-LANNINd OOMMIS81ON LAWIIIENO� 4 LAWSON - DIRECTOR OF PLANNING 7 COUNTY CENTER 'DRfV8'- o0oyiLlLt;CALI#60HIA 94465 k Telophost CONC OW YAMR)'HILL.— B�d 1MN1),— PTILGA SURVEY OF CQ=RCIAL NEEDS Dear Resident A di'g Is wn 3. Cory 'Ianhizg The: fo' � sui.*vey put together by the Butt0 co 1) 1 Otm6nt andI pa I bsecl 'out by oiiizen volunteers. it is ad aite#lpt'to dk6tii`ft(j the needs and desires Of people of the Con0ow — Yankee all ='°`' The i nfo tion'gat4dred jiti(I — �Pulga area for business setVioes. rmA -*ill Bebused as part of a report 'beibg prepared for the )3utie County gmoun ngcstngthedauliiteof timot we request that thq completed s�xrveys"'be returfied to the community distributor) or mailed to the Butte County Planning T)dpartmettt County Center Drive,, Oroville) Calif-, 959055 by Tuesday) April '27th. Thank you -vary, much for your help. This irffo=atioxi will be vol�y wobful to, the Planning Commissioh in cotisidering prb,p6sals for colmdetaia! zoning In your area. 1i Where &o you shop for triost or your household neeas? 20 HdW otteh dots an adult lboabor of your household: make a trip to Or6ville7 Paradibos Or Chico? (ZI d ai I y 0 weekly monthly Cj 2-5 times a week C ovory � weeks C less than monthly 3e j1dw often. doe's an 8Au"I't roombor of your hout3ehbla go to Or6VJ110) Paxadiset or Chico fb'rl 8hoppihg for household. needs? (Incl. Gov, & Ndudttion) vtotdsoiollal sorvice? (Mdaidal , Dental & Legal +het reasons M9Pt9 kkdULAhLY ON 'TI4 8t, Fou MoNtH r oyr vro�ui you u a? se a market or small oommoxcia7l cientex in our ebb C1 For most of ypur gr000ries and general ;h0l%sehOla needs. CD: For ocoas,gnal needs. Cz) Wo AI(In',t use. 5. Would a n,_',ket or small commercial oent�er in your area i3igni£ic ntly ' t s �Co either oroville Paradise or Chioo? reduce tt ?xP r � Wrecks Asn a.nae " trai.ler perk C7 Yes' CD 'no you want located in your area? 6. What +ypt s,f business would you use if locate&,In ;yolm area? r� Q Grocr;vff store C3 psrder►/Nurseoxy supplios Crl Restwxr:ant " C poot office 0 BOA, +,/Sportipg, goods Q i3ar Arta Grafts sales Arts lee 1,aundromet & Crafts sa Gas st;�t'io:n Gas C?'Hardware Q Antlq%xeb/Gurios O Auto xopa.ir).., Auto [ Btzi�diri,� supplias �?��obiae ham® .sa, es • Q �;�;tatsSoffice, bul C Construotion, services C.� UM -14 I s home park � Food. & grain , ; "` Cair►pgrou»d%t avel Q Wrecks Asn a.nae " trai.ler perk What type: of business would you want located in your area? Q Gtooe.:,r Mare r:„ motel r,! Garden/Nursery etippl.ies Q Reotta ;int �""' post 0f'fi0o r ;;. Bait/sporting goods C Bar Arts lee 1,aundromet & Crafts sa Q Gas Lith -.on Hardware Antiques%'Gurios Q Auto repair, C: Building supplies C;,"► Mobile home sales Q Meal -:Z`,Ata`be office Cw. Construction sex"vices C reed,, & Grain Q WrealYe�t'/Ambulanoe C. ftbile „home ,park C .'.a Campground�tra�r�7 8. Wh t site of business if an would you prefer ,,located bear your area? :w 'Small "oountry store" r Medium uhoppinr " center Mediup, sized tfiarket Large shopping, center C amal.3 rfhopping center C. No business 5. Are you itttei3e81-ed in opening a business On your property, at time In the future"? i•�r iea ,11 t kind's 10.Do you hAiL aIV additional 00thItents to snake ort busin©bs needs oafainerorat rezoning, or thio survsy' , v: n " 151411 D8SCRIPTION.OF PRWEC1' 0 A) The following mapsare attached for reference purpozeit, 1. Lbcation Maps � a � >2. To,po `'leap - Li a) `^ tl6JECTIVES TPJEi1PRW .C' '' fit ` This is the owners input for an env i .onmental .m"iAct re-'" Ort for the rP7,c�l�lin f a rd' imatel 43 act• s of Iiwd. o pp y l'�, n, phis ac�;�age is local '' t teal approxiMately 16 miles. ,north of c Orovili {and would be a zoning chant a from A-2 to C-2., The rezoning is ;needed for a proposed sm4l commercial Center to serve the traveling public on State Route 10, „ as well as the e ti.sti,hg local community. The entire pros, 0 , ect wi.lI be locacd ori apokoximately 43 acr ss of'ohlich 12 acres Will be preserved as 9rdenbelt a.r,�.�s clue to the terrain. The proposed project site is in, Butte County II L� approximately t6 miles north of Oroville. " It ��ffJ located Y\, at the intersection off COncow Road and M,ighway�'40 d The property being a portiOn'of Sections 33 and 340 Township, " 22 North, Range 4 toast, Mount Diablo Base Ind MO_ridian..: sale n 9 C). TECKNICAL AND ENVIROWENTAL CHAAACTERISTIC6 OF THE PRWEd'' 1) SURFACE nRAINA08 SYSTEM The terrain or' the project aree varixes from level to porgy- tions that are over 30 in slope. There are no major streams " oh the property and we do riot anticipate ani 4Eirainage probl ht. ., The project will be design:d to use the natural d,,.-aif�age Chan -i 5 nel; Ruxioff 'will not be greatly Indeta'sed by this project as the area to -be cohered by impervious material is to» relatively salla.: ' 2) SEWA0A DISPOSAL METHOD „QD The projects sewagc- disposal will be by means of a septic sYstem,l./ The system will be built accordiny tor-sp ecifications supplied by the Butte Cotmty Health Department. mhpre is sufficient areain the proposed project to; Pro . ,utilize `such'a system. 3) SOLID WASTE DISPOSAL r. Solid waste coll. `tion will be i-Kenrcaze of by the devel- op ;r and will, be hi uled to,, tiio Butte County Tkay .efer .-Sta f tion,°located on Qh )adjacent property. r 4) ROAD CONSTRUCTION ty road borders; I l „ f.. a 7) *jOUhr AND IF `TYPE Or LIGHT1 .J Street ? ghti.n.4 Will, be installf d at, street intersections' and at other appropriate points throughout the: ,develbookitt to comply with local ordinances and to'insure.proper safety for life and property. Strme outdoor at ctisinq lighting `t Y r will be needed; far this comet cit devc.� �, owever f' ., Zt 1 this cannot be estimated at this{.pa�ticular � time'. s� F} : PERT14iTER FENCING » � ° P r ' 1 Perimeter fencing proposed � There is, ti o pex 9) CONSTRUCTION TION OF AW TALL TMERS OR SPIRtS;' 1j 4.--,. There is, no' pr)posed construction of any`'tall, towers ar-r' (j 1 L spires. ,10) UNDSCAPING „ The o landscape i:he developictent sn as to develo er plans t p conform :o t�h surrounding area* It is fe,f z that to; enhance ,t the aesthetic value Of the prc:,ierty will help to promote the development. It is the Wish of the de4elopex,,to design the buildings 5o that t)tey will conform to the,;-surrounding e�, bNnontii Any � \Y 4 roadwork will follow, the land ' dorttou,rs to keep., the cuts and RAls to a mihitmtn. Rand aligitleht Will, be planned to isav'e as many of the exist1h `.'as possible: One :impor"tant feature thatwill greatly Fxchanc2 trie aesthetics pf the ` do pro ect will, be the ihstallaaon of underground rr(tllitie ; tlhu s eimiiihttiig ut�sic�htlY power end telepht;nejaJ.es and lines. �( .i }; J 'r r° CJ "= J� fJ r Ir I. 12) THE ECONOMIC CONSIDERATION14, It is best to",note at: byiproceedingith'thideYe�o�ert,s it Will be conver�t:ing 49 acres of presently unused lWut to a tore productive state.' The' present assessed Va Ue oft the lana is, appzoximtely, V 'AQ.00„ This will undoubtedly ita- 'Grease as the 11 Ll.land is. brut to a higher and bettear, use. There11 buildtnss. and,,e avatar' increased,; �ati6venue, dor' the. doiuity by tide �.tax ' g mp C. _ are, placed an the property. xs it i s alto inport. fa to nate; that this will be pro�ift nee,servi.ces,_ or an already er- sting cotam#dt,y And a traveling ptibl c, This Will also be creating revenue sales tax, etd. )!"and providing empll,j Ment; for eoUht.Y�res i r idents a . ij Y✓11� _ ,1- C, 1 r u . u . [ u 0 '15142 DESCRIPTION OF THE ENVIRONMENTAL SE`ITING f ' ') SLOPE , 07, TH LAND Th, Gu,:fce topography of the area is ,from flat „(O% slope) F c� to areas in excess of i0% s1Gpe. The areas in excess Of Jr Urt ;lupe Wil,'.i�'not be used for development, but will?� ,i' tS �a reenb lt` areas.y' utilizing the area in thin ma her 1 >v Project , the 1) pend irk' q A natuti l ` �� f c es ��. t settings. The ltotalenurn3ae Banca to blend is a3. K i k while 31 acres are less than �'� sS.ape and 12' acres are in excess of 30% slope.�� 2) SOIL TYMS �i <<, 0 The soij type is difficult to classify ast these h� ve been rid Maj or' soil classification studies in the a;.ea by any government agencies. 14owever, there have been percolation , tests on adjacent propl,Ai.es to 'Love leachable soils are present to a depth of;,,l i6et (these tests are available on request), The soil, is reddish in colon and appears to be Clay loam: in type. The subsoil is si.nAUhr,however, it is 1� sorywhat more compacted. Th mos.t areas the .soil., subsoil and any underlying bedrock seem to allow water atd `i,a is 1ti to ponet;ate. "rhe soils seem to be able to absorb moist �. ores w+~1]. and arevery adaptable to sewer dispo$6l by rtE3p- tid systdtit , There are septic systems ori Adjacer`,t. prr�pexties that are working i,n very acceptable manners. Ntij problems are'anticipated for sewage. disposal by septic tank in this type of soil¢ 3) . MA 1NAGE A . PLOOf�,LLL AIN The property is not subject"to any flooding and there are streams on the property. The natural drainage ' ..0 , viiia or channels are expected to handle` -any runoff without OW problem wi4i erosian. n 4i. VEGETATION c5 k .Existing vegettq'�i,on on the site consists"of field grasses r yrromznon to Ole i! era and shrubs such as,- enzanita� ?oirsan Ohk, etc,. Trees co� n to the area are Ponderosa Pine, Douglas- " Vir, Madrone an sevekal varl'eties Of Oak trees, ,G ' 5D 14INER'AL DEPOSITS t� There aro no known mines` it deposits on the 'site. l 6) WILDLVE .f Wildlife, iri the 13L"!?d consists of deer, sinal] animals and native b1 ds, No animals or, nesting arteas were observed f' on the site as the ,area is to close to major roads and populated U1. i3 ,�ated areasw � _, _:•• .. ' . ,.cmc f� 7) RARER Oil ENDANGERED SPtCIE,S There is no eV:idehce that any `� ar,i4 Or endangered species inhabit this mese tl �) GEO�.OG7CAt, F'�A�,�ri1R�5 c� On August i, 1518 an earthquake me&,suring 6.2 on the kichtet Sdale rocked the Orov lle area. The greatest damage was to I ` the old buildings of brisk, block or concrete (tonstruction. Chimheyt o fireplact;s, walls and other structures of, mason- ary donstaruotio'n were also darcaged;. Most of the t'r&md build- ings weathered the earthquake Very Wtft. The greatest damW age to these bui14iiigs being the loss of large windows which \. was considerable. Overall the: uamage throughout the area was set at Several million dollars.. which 4.htluded losti" of merch6hdi.se from stare shelvest w.),th.. glass contalaiers taking a Parti dulax: heavy toll Some miner personaj injuries were reported but there was n, -t _- loss of life. After shocks of the quake are :still bcdng �% perienced Until the 'August,,Ist earthquaket., the arovill e a€6a was considered to be an area of low seismic rick. Since' that time the entire California foothill area is c6htidered , to be a potential earthquake area Paid a new look � taken at existing building cedes ara�i safety precautions. The derreloper gill comply with the. safety precauti orbs for ,. design aAdi construction recommended for seismically active areas throughout the(, a!tate. g) ARCHAEOLOGMAL OR .HISTORICAL SITES' " TH4, a are no known archaeological,, or 1t�storical sites on the property 10) MAJOR LAND USP -S IN THE: AREA The majority of the land in the area is used as small root- hillv,rAftchette type hmesitoso The property is prestntl y Vauantb. The adjacent. properties are in commercial use (Cath%dralite, Domes andl the Butte County refuse transt,& stat The The prop,--'rty is centrally) located between Lake g � �l ..ra.ffic. It is also located on a mi or route oiro��ili e and Lake Cancow; which i�res it exposure to the taut„is- The na jdrity o � Higher way 7t`i) to northern recreation areas f p the area' is xorced A-2 with A possible scenic highway designations it) COMMMClAL 6n INDUSTRI'A4, AREAS As ment:ibriE�d previouslyo the adjacent properties are in dommercial uses To the South of the proposed development are the Cath.r'edrallte Ddines„ A business used for the Titan= ufactkxeiiig o prewfa.bxiica ;ed buildfngsi ?i'he adjacent prop petty tb the forth West is the 13ultte County refUse transfer station6 This Would be` utilized for the disposal of the solid Hpiste from the completed developmenb The only smalls y general `"store in �he area is Park Hill Grocery, which is lo- -- ,cited on the Big pend Road. There is no similar development ,t-tween the proposed project and Oroville or as 'you proceed \y 'J up "rhe :Feather Rivor Canyon towakds Quincy. p 1 • �+ 123 (PUBLIC FACILITIES AND UTILITIES'ANL COMMUNITY' SERVIIC95 l \ o Ttlepttbiic utilitles in the area 'consist of electricity c furnished by Pacific Gas and Electric Company. 'Else to phone service will be provided by Pacific Telept.'one.` Pro- pane gas is furnished from Oroville. Wal : "to be furnish ed by well. There are wells on adjacent properties..with suffici, t water ,for this size development. We anti6ipato no trouble (,in" obi .aining a similar well on this peopertyb Sewage ,dispr,,t:al will be by means of a septic'system. The system will be so designed as to comply with Butte bounty L alth,D6partment's sanitation requirements. Solid waste disposal will be collected by the d�velpper and deposited + in the adjar+..ent Butte County Transfer Station„ Cornmunity ° services include police protection that is provided by the Bate C6unty, Sheriffs Department. ,Else protection is by the of Forestry, The area is located f� r, �theriGoldennia �Feather within School District. The Spring Vrallby School, located approximately eight utiles from the development will handle schooling for grades kindergarten through tecond, Grades ee through eight attend CofidoW t School,, approximately 1� mile's from the proposed sitei, High Schlol:ttudents will attend Oroville High in nrov l.le College �,,tudohts have the benefit of the new Butte College campus, approximately twelve miles away° The nearest hos-i-`y �i pitalt aro lbcated in uroville and paradises approximately ij sixteeh miles away. %I r7 . RECREATIONAL _ - Lake Oroville and Lake Concow: are both nearby` with their E5, many recreational onal facilities. Eoat,,Jaunching facilities E, " ight are located at bark Canyon and Cherokee, both about eight- miles from the proposed site. The project'is also (approx`w �! miles imately,(� Milefrom the Par` adise `Park and Recreation Ais- �5 „ trio�-vinvning poa to ated on the road to" Concow. I Thi project,,, is also located on a major route C: State li §h; _.._ „ way 70 t0 northern recreation,ara`as The r;veeage dais =traffic on Highway 70 _at this point i•; 1850« Jt is felt that this development,_:)rould`be able to serve this traveling public. 14) ACCESS TO RAIL LINES j STREETS, HIGHWAYS AND ATAPOAT5 0 The Orovillo- Concow count road borde-rs irk property on the eastern bbundaryt while Hlighwiiy 701,.:)'0 on the s� utheast. The 600 access to the. Oroville - Cohdow road and H10hway 70 give the r+; �,Pbsed project the necessary access. Thee is Greyhound )Bus' Service along Staretoutie 70 -The ne;rest aiz`ports `at- located in Paradise. and Oroville. These air- ports have no scheduled airline services but ca.t'accomodate titin engine aircraft and air charter services are available. �I 15) PRESEA'T ZONING AND GENEO1 P1_kN I The present zoning is A-2 with a portion in possible scenic :> highway designation. The county Genual Pian calls for `; grazing - open land with one to five acres per dwelling unit. The county's General Plan 'fitates on page 5.4;11 The Rural Residi rnU ►1 areas shown on the General Plan indicate 1 those portions of the county thats .....�._ . _._ . � :. _ • , .. _ �� ... Tai _ .� � _ . s. - _.. _ ,,: _ r` c, 1) are suited by topography, location and soil for urban type development, but are not needed for Urban development before 2000, and 3):- if developed before 2000 would contribute to urban sprawl, and„ 4) presehitly�have no major installations of urban typo fac l- it es such as curbs, gutters, sidewalks, water and sewer lines) but 5) are not suitable for permanent agricUltur al uses', 6) are not needed for permanent open space, c';nservation of tura. ;resources or i egional park sites, ��nd 7) are usually outside the boundaries of "cityj,' limits t but they 8) may be needed for future growth of resido ilal, commercial, v 9) and. _r..� shouldr preserved to assure roomfor thi growth in the fixture. " The rural residenta] areas constituea, )',land bank" for VLLS county. They represent good long term invese'^ forproviding growth areas for futtLe generationnts'`W"lth all elements of th ,s piam, th"o eas shown as Y,�Lal .resider.- tal are subject to change. S'new evidence becbmet available, This new evidence may be a°.resmlt of researra, contemplated" in the comprehensive planning program or as a result of com- patent private market analysis prepared by individual property' OCrs, now or in the future," Howevar, there is a proven demand to live in this area. The 'population present area .is approximately 1500 with this num- ber incY-pasing every year« `here is also a c'onsi'derable amount of tourist traffic ( 1850 average) cars per day on Righway 701.__ which could "certainly utilize 'this development. 0 c:, II i v 15143 ENVIRONMENTAL '1-14PACT EFFECT ON POPULATION DENSITY r The project will not add any significant new papulation i Ca the area: The completed �tsroject will. unco'ubteidl� need , some employeeii. How+evet this number is expected to be smal7f.;°' and ! gib, be made up from the existing local population, _i p�,irposl of .the proposed project is tdsex ve the eytietitiny--plop l ul:a-on and the traveling public.'It,is,telt that this devel� , opni nt will. have a shlall long,, range. effeck for increased pop- U! , �� .4 ?ate Xrfsr+�'; 4 F:y;;`�=al�iP-nJ.t ..``" r ii� t�`i. Zr "�`' fi Fiiyi� Cli' P 4 ia,•---- _ rV Y Sr� .. � � � ,u,.-`,Tt l".:�.� t �R-- ><. �✓."i"K.J 1i1 I, ( ..a't :f », r � „ n fir .r i 11 Ab ANO AU' f xNDucED 6Y cONSTRU�..TION vlSti DITOR EF I:.. v to willn� ,.,The noise increase in noise levels dur- ing :. ins cons a wig e a tem , They c?�se levels will not be noticeably greater than exa sting U' ^affi,c noise along the broville-Cor►-� cow Hihwa and g liatlliivay, '70„ Aviy detrimental visual effects,; will,only be during "dons ;truction and will be gone as soon as,, construction is'complgted, ') DESTRUCTION OP. .TI1dF R IAND VEGETATION ` Ji I� i i There will be very little destructioh of timber and . ground cover. The -project will. be so planned as to main. I I Iain as much -As possible of the natural vegetation. The natural cover Will only be removed where necessary for con s t.,ruc tion l A) �fzt,DLIFE There will bit ry little loss of wildlife associated with tli9 s project, i; hi.s ""Mainly due to the, fact that t' i , there is very little Wf,l;dlifd present In the ore 6:. �°i l