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BUTTE CO. PLANNING DEPT. 79-45 1
1 t� J� .r r � iLaLLaY`FFy ��" � ' t t t *� E %; �,• \ it,f �r�{�������%nf�j�} }a'f4iryy��'7 At � h' ,•� I I I y. fx7J.'1t,y'� v 6 "I. 1 � t r,f J fTa`1rI�� e 1x, ? Y f M '' f, �.. '-di'�il ,y�r I ` y� 1 4 fit• Al !t 1r S•�. r L t T� 1 )f ll•�, • Y rr � r } i - � >4�i � e n��y�v�r� 1 y • jj r rj y , of W Y h' J. I ' ^�! a { 9 ., f ,�++'u ♦ ,i. l� .{: ltn u : i � i ?: t � np f PW p i „ r NQTl`C TO PP1,LCAN�' REZONING 4. ,� 1 . As8e4sor's Parcel , leo. n ° 48 -01.-9 1 b, 13&l6 s2. Tjocation: T22N -RIE a r�ortion ofthe west halE of f, Section 2 adjacent to. Cohasset Highway olli p& : A-2 General. ....._.�. f 4. Requosted'Z""" ing: SR3 General Flan ' c�signatidn: Open grazing i As the applic tt for tveque stsd re7onang refornod to on Lino 4 tb -- rcl alb' o ;gib betw oo "(;he llut�te 0 General. Plan and rrly= rezoning, request has been ox)lainod t mo by the undcssiSnc,d planning .staff. In 'Making t1d: ro olll ng appli cat-io.n, T afi aware, that W10 ,one S Dru xuvosi ing do cs not conform to tho,-Butto County, General Plan. October 10 1918 UFai;ro, - ;a t I> C. The demander for industrially zoned areas In the Chico Airport area is very low noting "that only 22 of the total xnclus k c� al � acr.eage, ihl,th. ,AArpor, Industrial bark is occupied �. J ( 9 2. A-5 Zone .(Agrl.cultural' 5 A r;e Minimum Lots),. This is proposed foxthe a. -,r ea, immedi t*61' ?eas,t` o'f tie. industrial area consisting off; dpproXi:mately 105' aures. Th .s would . continue the established agricultural use of this. area and allow :it to be paxceled'into about forty 5 -Acro .o'tSA. :Tho: .' full use of this zone would allow single , family``' 1�ngs fi n¢ uding pobiyl.e �homies, gonerai- farmsnFgPIus- v,ar�,-0us :other C}�,at; ; vuui c ° 'egua re Us``e exmat T C weau' d px'ov`IKie somewhat of a buffer between. the' ind rsttial, zbw 'to. ,the west and the suburban -residential zone to the south. esi_,.y ) t th"e a x� a sSRslpropose�iu o btlleRgren��mmediatdI Gsouth� mum Lots 5. Zone south ,of g cultural and industria.l areas consisting of apj)roxim tely ,26t1 acres. This wo.ul do be . a already, established SR -1 zoning whicli now ea�t6nd,s' frau r3atran Road " north to Sycamore Creek (se -e AppeAdia: "C'") . This proj ect Would continue this 'es, abl,i.shed ,zo;nipg north �tbo tho southern line of Section .2 jn Tow; sh p 22 North Ranges ,l. Plast. 4_,. P -Q Zone (public-Qbasi Public) . This it ,pi'�opiis.ed for ile area ofland in the flight traffic pattern of 'ChJLt-o M�nicipal ,Airport ('deferred' to as "Clear .Zone") c.onsistang of a} prokimately 60 acres : 'his would �res'tr,ict the land to phblic use such as )playgroux ds and schools. Hdwever, further r:estrictidns may be Aiecessary .in light of the potential hazards associated. with airport approach and landing zones. 15142, DesZi- ption of Environmental Setting. Appended to this Impact. Report ,s a: portion <of tl e N'ortlaea,s,t Chico Area Master flan prepared by,McCa h Ass,ociates,. ;Chico, Calif,, who also provided much of 'the data used in this report. The Master plan can be:'referred to for some environmental data and and analysis of potential development in., the Northeast Chico Area, (a) Sloe: of the Land: This site is, at the beginning OR. the transitional ,area between the -Sacramento Vallo�r floor and the western slopes of the,Sierra-Nevada Mountain .Range The site slopes from east to 'west with, the southern portion of the site being rela- tavely flat and the northern portion with some gently rolling 'hillsi Elevations on the site vary from 245 on the east to 1.85 `at the .southwest corner. The ay*erage slope from east to west is less than 1%, (b) Soil Types;. There are several different soil types on the site. The i areas to be zoned 51 -1 and P -Q and the, northern portion of, I 2' r the atea to be zoned M-1, area c,las_lified as Tuscan stony clay oama �1 This t e a.s , common over a ,large arcane the eastern edge oE, the valley 1�1oor. This. is, "a; dull; re(J.: CIay loam that is granules and friable and ,contains a fair Glt��i�uylt, of 'organic matter it, has many cobbles and stones which i►rb ;basaltic; and andesitit rock and range- int size -from „t,o 8 inches , This. soil type Ac.cupies-olel..alluviel ,Fans; ar�i�"`t}�+� �uxface is cov6ied„ by hog wall ows,• or low broad :mound's t ,: trot. "ar more an height wi-,h i.nterven.a.ng ,4epressions. Proslon does ' not effect this soil except where streams have cut tlxxough, There is a lense of Vina Stony ".loam that runs from , east to west generally.,;occupying the flood" plain alarlg tall, ,,the: Sycamore' Creek. Since this soiltype does 11ot_ occupy 'a ,•" " , habitual, area, its chara;ct"erxs". ics are °,not s.ignai f'acant. " Tri;- soil type in the .southern portion of the area to be zoned M-1 is classified as Vtna loamAn its shallow,phase, S;n this phase it is underlain at depths less than ' 6 feot Wit.h 'the Tuscan, soil and still hats some agricultural petont al The s is J type in ' the area to be zoned A� 5 is class Pied. as Anita c1a,y; adobe. This is a -ve.ry dark dull -brown .or dark chocolate -brown, clay; wha;ch checks, profusely when dry and develops a pronounced adobe structure. It is .well supplied with organic matter; This soil, as shallow, ranging to 'depths of about 34 inches , Like the Vila laamO .elle Anita, clay adobe is also underla n by the Tuscan soil. (c)' Drainage Characteristics_: Surface drainage in the southern 'portion of the project and in the Tuu,scan soil is only fair and because there are m`any'� depressions: that lack a � natural outlet's standing water i:s common. Subsurface drainage in .this area is entirely lacking and the area is unfit for irrigation because of its shallowness and uneven surface. The northern portion, of the project, because of its gentle, rolling hills, has good surface drainage, but it also is 'lack- ing in subsurface drainage: �} (d) Proximity to Streams, Channels and Plooa Plains, Sycamore Creek flows from east to west through the southern portion of the proj oct . _ .' The Diversion Channel is along the southern boundar-)F -of the project. There are several short ephemeral channels that also flow through the, project, the largest" being Sheep Flollo.w which >ori`'jinates up near: Richardson Springs., (e) Vegetative` Cover., 1i The whole project site area is practically devoid of trees 3 p`r1matilY dice oto ° .he shd.116 i,q6 conditions The 0" are some c' occas ona113r sr tittered tisk treds 'whit" h havo' manq'g tl, to secure -An dd'ec(uate root stefti °arid; seem 'to be 5urvivzng. tasw.i.crall.y, the' ohly'cover'.1ovet the site is native" ��rasses anc' °i�ity weeds �.. There is no chapar alJlar Imanzani 'a, on"'t}ie satyr as',;& y ica7 of 'areas further nort� F and 'oast' at s ighy' h the' el ovations f'r into: the foot}t 11s' Cer am r.ari� and ehAan exec' plant' spec cies ar'e 'often f'oun'd in ve=rnal pool 'such d' ;'t)io Dries found in this area. ' aowever, they`e ham 'been tn6 on-;;iter°.study, to ' determine if sud:h plaints do dxist here': ��) hlino•ral. "De}�osi�s'_ � ;. " There are no known, Xiuriera.l deposa is on the fsi e 'sufficient :,concentration to be of comme�•cial val=ue . Ground ries ting'ype'birtl's such askilldeer And: sxrirtlj animals were observed to inhabit the projgct site. Thera Were no lax gex wildlifo nbs§erVe'd, 'probabl b6causo the 42•eit, offers; ` no comer. They may cootie in at night' to le ed •on the g�asses, howev,6r. No i dre anti. ondafi erbdl animal ' speca.es a.re''knoifn, to exact .} ore. a _(h) Geolo vic>a,a Features,* Basically, th-eproject site s i.ts at the lower edge of an allu'- ,vial fan c;oming dot,�n off of the Sierras, The �.'rea zs a mixture of P161stocene nonmarine and Pleistocene fan deposits, of sedi- mentaryrock o`� the Cena�oic lypriod The 5bdimentary layers ov., ay Pliocene pyroclastic rock �yhich are al so'o`f, the Cenozoic period. Theproject ,la.es about 5 miles s. out ii, ost of Ra charclson, Spx ngsi. There' are no Springs on ' the 'pro j ce' t site, but, there axe several located about :3 miles to the eat. There are no known, act i've or inactive earthquake faults lo- cated ori. the site. Theve are several minor surface and sub- surface faults located about 5 miles to the west and several more located about 7 miles to the north following along this alluvial fan.. There axe no recorded earthquakes in,the, immed.- nate project area. (i) Archaeological and Historical Sa=tes in the Atoa; The proje6t area is 'rated as having q low degree of probab- ility of finding archa6olog cal .sites° acct�xdizlg to the ARCHAEOLOGICAL SENSITIVITY ,NtAP ptiblished;by the State ;o£ California. Adjacent areas of Tichardson Springs and. Bidwell park ale rated as having a high' degree of probability on this same map. This area'„falls an the borderline of areas-, occupied by the Yaha. Indian Tribe to the east and the Central Wa.ntun Tribe to the west. It was ;probably m'cire `qf a no -mans laxid. between the two ';gibes as> `it offexed no 'natural; sheit'er or ,food dithering potential to either �t,ribe.; There'` are some s1 one ,walls. `bu;jt mostly by Chinese laborer's over'a h6Tiared years ago." Thea°e are fond sVer. 'parts of northeastern California and axe: officiallyO,recog'n; zed as 'Butte historical artifacts by the' County'i� sto ". Ual .Society. E Whey are not g ' h' protected from dismantling y eit b� er State a County law. or La�i'd Use The prime use, o'f t;his area for; several' past ,decades ktns been ` as grazing land fox cattle and sheep.' 10' sand., pavious- 'discussed, .as ly `has m�ni,nial �ag icti7 tnr�al P,�otential �° ' The area immediately i`uri°�oi'Indi.r`g the prof ect 'sate;, ehep ;'i or the, � R� x'pi rt, s a1 so g, az�irig rand. " T,16;Fartg"n, a llina loam , h a soils, whhave high agriculturl potentia. 'are,,located a few miles ,to the ��lest and south' of this Site.' ,1~uxt`he'x to, land,'east. the .north is scabland, (k) vCommercia'1 and' Industrial A. eas. The area east of the Chico Municipal Airport an.d,.,Adj acen,t to the,, northern portion of this �pr' ect is an, iridustz*ial area, which according to the Chi co Pref imi.nary 'General 1'1an, includes 25 industrial firms, which employ some 4610 full-time employees, and about 200 part-time workers The area is about 'l-1/2 miles north of the ,intersection of Lust Avenue and Co.hasset Road. The ;area, axound.this inter- section is heavily commercial. ''� (1) Public aclit'ies and Utilities 11 WATER: Availa b1e from individual wells, Based on the exp perience of existing, wells`at Chico Airport, ;there should be adequate ground wafer to supply tlYe development which would follow the proposed rezoning, However,: maximum water demand for the SR -1 zone may exceed s`uppl.y so consi.dEration should be' given to this area to be included within the California Water Service Area which borders the sou :hwest corner of the project area. SEWER: Sewage disposal is proposed to be by individual septic tank and leach fields oil each parcel, however, it is likely that an alternative method may be necessary. 'The Butte County Dept.' of ,Environmental Health states in a memo dated may 6, 1976, "Soils in the area are in general poorly suz�ted for septic tank systems. It is likely that a large part of the area will not meet 'even minimt`in requirements for septic tanks found in the Subdivision Ordin nce,i'' A letter fxom the State Rogiona:l Water' Quality Contro7f Board dated Pebruary 2, 1976) comments on t'h;e project; "So it conditions in this area are not readily conducive to standard. septic tank leach field systems and the question the feasibility of their use.11 S� ` ' . cps a,1 EL>,,CTRICI,TY; Av i1.al�lc; xom '.,G,. ;'E., So�}rcof begin l� M P F : w Y �� ;1 �,• determined, but,px�oUai�ly 'i*roin ex sting tran.st"?°1,s5;,rx lines along 'Cohasset Road: NATURAL L R GAS a Nod vai,l.abll,e to the site C.lo_ses,� �:dxis'tilag faeltyoul,c be along past 'Aire}ue, about .l,_1/ ttllt s south: TELBPH10IN AV ilalale'� ftom •.existing P ,T � '�.xi.Y��s)l along Coha set'Roa_. lilRE PROTECTION: Furnished by California Oiii;iS`lo+n of 'Forestry; For a structure fire during the win�gr, months, J' Wr rt�xucks can be available (Pair :Street Station, East &` Cohas�6t load Station, Nord Station in Nrr ih Chico; and Darha n " Minimum. re,sponso time ,frotr� the ` l-osest st,a.i;gn ,would be Less than 5� ntx 'les th,e Cli c'o' a,re ,� lepax tmori ;, .,u c'er j�a mutual. 3 did 'agreeme'nt wt}x 'teyqunt , cbud ,also resorlc ,to a major ii e, ,1—xeques�i e, tn' summer moat n`s , lonly tt,�o Y ,racks may be vaiX ble 'due to ot; 6 : eotnm tments , try C41i otn`i'. .1�'a�vis on of .:p �,� Fox`esx` The;s,e would be a East F C.ohas'se'toaStatl.on and Pair Street Station POLICE PROTECTION: . pux,,ni.shed. by Butte, . County $,hprif: p e'ir Chico Stabstation. Department Pratt th 140SP'ITAL: Cl'osQsxt liospita 9.s Chi..co_ Gommuna,ty, J4ernorial ItzS"s`pital an .Collas'set Road, less that 5 minutes from the I pxojeet site, r SCHOOLS: Childrell living in the project area would attend one of the following schools: John A. McManus °El,ementary' School- 1-1/2 miles south of the Iroject site. B dwell u ,AJunior High School,, 4• miles south. of the, pvoject site.. Pleasant 'Valley Senior ;�iigh `School, 2 miles south 'of the project site PUBLIC TRANSPORTATION: Nona available. (`m) Location to Parks,,_=Scent c. i{ h ay Corridors and Recreation Facil'tie5 ' he, closest park and recreational, facility is Bidwell" dark, about 3 miles ,south of the project site. (n) Access to 'Rail Lines, Streets, t i hways and Ai.x`ports The project site is adjacent to' Cohasset Road, which is` a main' arterial connecting the comtnun,i.ty of 'Coha;sseIt and the Airport with the City of Chico. Southern Pacific' and Sacramento Northern Railway provide commercial. ;rail service to ;the Chico Area. Sacramento Northern also provides rail ser.v,',.ce along Cohasset Road to the Airport, but. it is on the wrong side of the toad to be of benefit to'the project site. The closest passenger, ail servicewould be Am track at Orland, 32 miles to the east. Commercial and passenger air service is available at Chico &fiunici;pal' ;Airport adjacent to the project site. 6 boa 'fh,e pxaj e4t site and adj cacent areas to ,the north, oast, and west are, zoned A-,2. Fr=om thel Diversion Channel 'south to -'aeon l Road is'' zoned. SR -1" and further south ,is mos°tl,y S' -'R wa th some' -C omm'unity,-CoLmmoreial)� and R-4 Naxi,t uit Density kesidentjaz) zones, The Lutt'e bounty, General Pl 4n Land ,Use Mtip designates the ' PropQs.ed M-1 andI A-5 areas as Grazing0,I) on,, sand 1 it -5 acres per dwelli Ing, units) . Proposed P -Q and $R-1 areas r4just fal r in the. Low Density. Resident al. areas (1-4 dwelling units per acre .-, a ; The NQW-J,htco Ge'nexdl Plan calls fog, the entire area } east o£ Cohass;e Road to tie 'razing/Open` Space,' so this pxoj ect area wbul d fall into that categoyry.. 151,A31 En.yiro.nme'r,tal lmnact c caa ,The Environmental Impact of the Proposed 'Ac Bari ., ? I . 'Effect o n Population Density in,' .n the Ar. ea:"L other than a couple 0 farm, houses in the project arAa, , they^.•e isnoypop' ulation .,i �r this arta,, therefore, this proj ect; will have a r definite Impact. Tliezo are no specific ,''oectsxop'osed for this area 'as yet, therefore at is d{i;�.C;,ii I t to ,predict the area popIulation. However, if- we. use cent� irk'parameters based ori similar type develapment'in similar zoft d areas, th,e popu- lation would word: out something like this A.-5 Zoned- Area:. Depending p ing upon :the development of right -of ways, the 205 -acre area could have 20 to 35 five -acre parcels. Assuming four persons per, parcel this would -total approxi- mately 80 to 140 people, }� SR 1. Zoned Area: A111:ough this zoning allows one -acre minimum' parcels, the develt�rJex feels that parcel Size would average about 2-1/2 acres r:ue to soil conditions, Approximately 95 2;1%2 acre parcel with four persons per parcel would equal 3$0 people. Hotyei�er, if the arca should build, out to its maximum allowed u?se there could be 225 to 240 one -acre Assuming .four persons per parcels the total could 'be rfrom �900 to 960 persons. This would still fall within County General Plan density designations This would mean an increase oflt-approXimately 460 to 1100` people into an area that currently is not developed.. Of course, the M-1 and P -Q zonod areas would: not contribute to the population density, but they would contribute to the in- creased, demand for public_ services. 2. Dtrimental Visual and Auditory Effects Induced by Cons;_x..vtp .ton; The visual impact during construction .11 be -g c 1,1 s gn,i�, cant because it will be, a radical change of land use from open space. The 4uditory' impact will be minimal consi;- doting the separation of the pxoj ept site from existing developments. T. w,y',lr j,r 4 O 3. Destruction of Timber and 'V'eget'ation Cov' f; In 'tH area:: There are no trees in the project area fth(;,-rthan ar� occas 'siotaI sIoak. The �tat� " ve 010 o r lists of, hatlVe W{ e s and S s wee&s', the' loss off` wh'1cb `woulc 4 w Di8turban,ce, of Yi�;.l.Idlif e" died L6 s of }�i�i��`J %��1 r ,j Thi t)n� fr ova lcltife in the area Fy all atima'l.s and 'Br.ou id nesting " 11 u. :> 4s birds , Because pare sizes ivill be 1argre and t1ie predominate land 'use',(grAz.1ng),� wia� Probable , o4ita�11uVe1r' most of the ,area ;the'�im act on'wilcll�.�'e will no be �' "'sagzlix`acant v ;q S. Cltaz�be`S' In Drainage Ciaraotri't,� cs': Thee "will be na 'the' .° Major a angeq in contour of the'proj,cct, site'=whicb,wouId -a ler the' dt'ai,bage charac'te,r� st. s • The 4Aereased development,,, would inC ea.�e the runoff, ;fl'owever) `b -.'4' s the large p`dr' C this tvc�uld noti,"be sIgni.fical t',:except Possibly ,in the, area t0 be mooned iztdU5triE1.. Thx$' type• :�br re,�a ttstial]jThas a significant �'Xcrease .inr,draina because a gxeates p,otion ©; „, ,the °. t operty� be"come 'impervious due to 'impj,p e n s,ii e. , fj buildings paVement etc. 'There i a major 'drainage channel 'that= pa's;s'esk thi Ibugh.' the pr6pose'd' in& tri al, area'and empties " into Sy'caMIbto i Creep Dxvei cion Channe't ther6f6ro, this area " tvoultl a�sQ trot c'att'se''anv s..gnif'cattt' zmpoc'�' oxo. drainage as it relates to the rest a, t:]ie project' ro j e�c or the ' stTrourzding area. r The '.i:ncxea,sed ru7io may caus6" pc,61. of sttrha ng'ivater that f f''Could be vtential breed:l. grounds'�or toscju-ts. �'"alas would° be a nitSan ce and ]tealth hazard to resaa 'Ats ,ox the• surrounding ar.ea., 6 .Change in IAncl„ Use = jj This, pro j ect, w'oul'd tae a "change ill land; use., :from open space to - ndustir al agricultural, and residential ax'c . The .great est change, would bo,Jn the indus'_ trial area The SR -1 area will chaiag'e to`J,a strbilrban residen-,' tial aiba with parcels most likely Breather ,than one acre . Both the P -Q and A-5 2 nes will remain relat ivel' open, 'sq n,o ,, 10 may 1change, taould' occur there;, 7. Increased Demands 'oh Public,„ Paci:lities: A. There will, be an increased demand on,parks and schools due to the incre'aseo.iopul�iil ton." This impact an the schools could be Sign i if -'cant as � t could cause a redistribution of stude��t ; to other "schodls in order to maintain operations within the capacity of .,the school plant: The am act on Bidwell Par k ,,wou° a not,? -,)b S1 ni- £icant Uecause at already opov�l`as on, a re'gioi�L basis, B`. The addition of 460 to 1100 people will have art impact on the hospital, and may create` a demand for additional health services, 4 C. The project will have an impact on traffic flow on, Cohasset Road as, this will tae the main Yroad off of which n' access t" 'the pxo� ect site will beestablished. hxcept for the curved portion at the north end 'of the project site, Cohasset Road is straight and level with, adequate site -, distance dor est�tb�?ishin cross street intersections. 8 . I`� o l r, 1 r Sp°eca,al 'co.ns icle, anion wl 11 "have :to be givoii foil, addoss Cohonto ahh� =curved soc l o.►",' ,, ° D The ,project will incxeas"'e 'tlte (demand 1" � o l ice''and fire. p:rote'dtdon ~.the •a.mpact bil police pwotedtlori should not be, ono` sign1. 1canti, howeveri.^the 'inpac dri .Cite prow tecti.on =probably will be. 'P a` Cal Eorxt i ci` Division 0 k,nxesixy is already being, 'called bpor to, ljrov de- p'ra ec� tion over a large rural area°W7ith limited fA addition, they have the added responsibility, of fwre;st Eix'.es :dux�ng 'tl e�. fiIr ,,,season: at fhich' `t'ime there ar,,o yoAl:y :tt`vo, engined Available. E.` The..demand for ground water may exdoo l'supply making . ,•c:onned'tion to •Qq,11 �o!nia Water- Serv'ae.p ,i d0'0asarY.. ., Soil capabilities f.dr sop t 'c tanks, i�iay riot be ade v � d fore . o � . vee' .' i�ate� whi-c t o�u�l cause '=a demand' •te�iis Y n f sewer _ , a h � -lines' r ,• G. Uevelti�pment would. create -demands for extended'lec - a'=t7icity, ga.s,"� 'telephone and:xefue se�vcQ: . Effect of the PxoJect on Water Quality; An SRL1 Zone the impact on water quality in thxs,'area G pends very much upon .t e extent of ddVolopment and �a size of the lots. The d'evelopex anticipates abo'6t 9S 2,1/2 acre parcels however, maximum buildout would al;:low 225 to 2�4Q one--a,cre parcels. The increased iunoff://could' con- i n,contaminates such as oil products from automobiles and nitrates,, phosphites'and phenols It6m' fertilizers Information from the State ]Yater- Quality Control Board, the County Dept. of Health, and 'the McCain ,Assoc. 'report in Appendix L, indicates,` that Ahe soil conduti.ions are,, nort conducive to septic'systems as proposed so it will be assumed that.any development will.be served by sewers. Bi A-5 Zone Frost likely the continued use of the: A-5 area will .be grazing and there should be little if any additi6nal runoff or effect on wa'te'r` quality: U C. P=Q Zane This area also will,,be left open and should, not effect water quality, D. M- l" Zone A; developed 2ndustrial. aroa will have a° large percentage of impey pus cover so runoff will in- crease substantially. Runoff could contain chemicals ;and petroleum products from: increased traffic into the creek. These contaminates could be hazardous to lana and animal l life as well as to human health 9. Impact on Air Quality!: In order to evaluate the potent surrounding aretial air a 'itawasct tlirsthat hnecis essary toect ave one b , y g �,. mine the � t ! �t , C014 UNITS RANGE. OF SOILING, 0 t,o 0.9 light •so::i ling . 0 to 1.9 moderate saiX'xng'; 2.0 to 2.9 heavy,. soiling 3 . 01, to 3.'9" very heavy so 3,l it g 4.0 plus,, extx,omely heavy. soil„ r _r On this basis, the Chico Area has, oil 000 ft S' io-, h, been " " into the lie" soiling range, espec.iajjy,:dtjring wintery months . Soiling is caused pxinwril.- hy; I),arti- G culates a£ unburned •carbon (fly-:ash): rostaItixzg frau complete combustion, such that occurs 11;ar orchard. and ` residential heaters. C. Appendix:: "J" .shows the total suspcs�ded particulates, which, dere takon on, a ran, om six' Aday sarppl�ng..pex%od as specified by the Air Resources Board w}ior;e, several: sta- v: tions were sampled .the,same day or a cotaparxsan... On most days; where the particulate jeve].,yexceeded 1Q0 micrograms per 'cubic meter, the wind.,was from, the:.,south, however, there' were occasions ,when the wind was calm or from, the north when„ this 'particulate level was •higb. -that, duehatultuoal oorlfor G, burning inwthistlareald whatever cause, tude f; siona11y w.e have exceeded the. allowable paxtic�ilatecle'vel either with or without the comb iat'n of particulates transported here from some other area. Based on the above wind and ambient air qLia lr`"ty` 6,�. sarvations, we can conclude the following impacts of the proposed pra°jeci on the surrounding area: A. Increase in population due to the :Increase in resi- dences and industrial activity will havc the primary m- pact of raising the NOx pollutants due to increased den-. sity of Motor vehicles. The current conc.entratioa of NC7x is only occasionally exceeded and'I" the average is 7. ,,;about 0.05 ppm, which is half tilt allowable of 0.:10 ppm. The a t have a very sig- vehicles hicl�.s tiva 11 na ig- n firantt nificant B. Increase in industrial act.iVi.ty when thinking in terms of the ultimate development of the Airport Indus- trial Park; together with the small acreage of industrial zoned property in this project, Could have a :significant impact on zir' quality with respect to particulate emis- sions. The Butte County Aix,,Pollution Control District has set a standard that no' individualsource can dis- charge into the atmosphere particulate matter'`in excess of 0,3 grains per cubic :Foot of air (corrected to standard 1 conditions) with a maximum potan.ds per hour rate of emis- 11 sion based. on a. process i�eight formula. The �,ey as to whether or not, there would be a significant impact on air duality would be t e number of high emission type in- dustries that were concentrated in this area. If all the area was occupied by High emission industries'opera- ll. iAo The .proj eft s"ze and °irit'aacts could be reduced by kep7llg (� ,t rho P Q` ZQ)Iing an:d. � charts, hg � ze, zoning an "the 'res't o,khe ' project area to A-fib, A-Z0 or A-4Q This would xPntove the impacts associated: with an; industrial development and it wot�l"d cause a minimal im aact on t'lie area because ,i t .would e,s'sen h Bally ' e'eli i,t at, atspent'Ianc, use: 2 i 'Change the M9 f zoning 'ro "a C- 2 ('General 'Commerca al zone 1Jith the namainder' Of' the "project left as' pxc posed '1"his' wotil.d allow mangy of tle same uses as theizadustx,ial. zone but would be, more 're'str'ictive luny of� ;the impac'ts.associated itli',thp iftaustxial. tone would 'stip apply '6' a cbmnio c a sone, however a commercial mar generate mox_e traffic and tm, l,dtice .other commercial' development. r , . w Thee a're'a could be, zoned` trite, smaller, parcel s.1zes f as , 'all.o�red' by 'S-R" dnd W".R-A'� 'Th s would. ' llow -r"eater' Ae�.szi"a;es g' and'wa 1d ma1ri4, hook-tips to,,a sewer' sys -em mpr.e xeasibl.e"; Most 1i dly't'his ottld' .have to 'die done through. annexation to the City cif 'Chico. This 'would cause ,considetablre`, imp'act's in " ,the e 'panrsx,an of the Chico U rban Area and; the d"emanld fox aAdit'lo' nal public""and ptivete se'rv'ices. 'Thi's would exceed density des ignatio is , 0 lioth the Butte County, and.,"Chico General Plans ., 4 . '. '1`hry F�= zcne could 'be changed to R- C (Resource Consex uatzon) This is a, more restrictive zone and would not all oty any, hab- table or permanent,strtctures such as schools, hospitals, and public buildings" a.11b*wed in,, the P-� zone. This would guar- antee that, the airport clear zone be , immune from large public assemblages and public safety could be enhanced., S. 80-1 , atiox of �iroject. The applicant has, no plans for an alternate location of the project "at this time because lie feels that this area has the specific locational 41Aal`ities; desirable for the various proposed zones. 6. No project at tliis location. This would' retain the area in the A-,2 unclassified zone and would allow almost any use. Noting the soil conditions, existence of the airport clear' ' zone, and .surrounding land use it is likely that this area , igould remain in its present, use open space/grazing. This would conform to both the County and Chico General, plans: (e) The A64ationship Between Local 8,hort-Term Uses of bran's PETIronment and the Maintenance ana Trnhancemont of 1{ong - ;l Term ,;Proctivaty te' cause of soil conditions and location within the airport's ,�=',, sphere of infl.ttence, this area, its probably best suited for grazing/open space and low , dehsa ty residential development . I;ndustri,al development woula be comp:atib le with the ad j atent Chico Airport in.dustria] area, although the short-term demand for such development is p ciuestic�rable. A sul�stantial�, increase in air traffic and industrial development is not eicpected at the airport its the near future so a delay in the mplementa- tion of this project 'would not alter or mitigate impacts to 14. l n Nil . • " any, greaf`,deg,ree. (f) AnIrt'e1,1ersible.'hnviranmental Chanes jIVfiich` 0111d ,b6* >> Involved in the Pro osed �1ct 9 on S}totil ci I L ip 111ip' en1 rtted ' 'There will be a loss of open sp;, 6, espe'ci61�7 it the , industrial area. Traditionally, these lasses -have. been : �rxeversible because once physical �.i p .ements are made it is °v,tuall.y impossible to conv€rt"1�,4�xea `comp7'te�y back to„ it$' previo rs use., ?. Mete 'wi11' be some Loss �f uege'tative cover and crime 'j.cr5s of habitat for wildlife. P, 3: There �vi17 bean increased demand for p if ,;Lc serVj.ces, such as police and fire protect=ion 41 There 'wAl be an i'ncroase in storm' rtin 'ff iri.to ttje exis- a ting drainage channels with a probability of soIlle �ra��,r:.,pollb- tion from industrial wastes; 5. There will be a decrease � 'n ambient air quality and an increase In noise levels. �. There will be an increase in traffic on Cohasset- Road. (g) The Gr, owth-Inducing Impact of the Proposed Action: It woIa'1d not 'appear that the establishment of an industrial fX ':zone •� on the east side of Cohasset Road would have an), growth - inducing impact because there are still many vacant industrial sites in the Airport -Industrial -Park, This project could have the effect of stimulating some additional development to the north, and east, but any such. development would also beJl.arge parcel rural residential deirel'opmont. This area," because of its shallow and impervious, soil condi- tions, will not be subject to ani, significant growth -inducing' impact until such time that there -is a municipal sewer'dis- txict and a water district serving the area. As long -as there are individual sewage disposal systems and individual wells on each parcel, the area will remain as a low densik,y residential area: (See McCain Assoc, study, Appendix 'Vf" 15144. _ Organizations and Persons Consulted. r y. City of Chaco General Plan - City of Chico Proposed Preliminary General Plan `Sail Survey, U.S. Dept. of Agriculture (Soil Type Date) Geology, of Northern California, California Division of Nfines and Geology (`Geological Data) Fault Hazard .7 ones in California,, California` Division of Mines and Geology (Siesmic F•ia ;ards)' „ 1� f. s a INDEX IO .APPENDICES; r i 1 `PE-ND X ' TI 'SLE , A r ' ComPos:ite` of Ass esgor's Par C61 Maps ; B ' ,u Portion of U. S ,Ga 5. fMap of R-iclxard onSp�Vjmgs quad { t� i C' Compositeof .Punning Depart:ment'Zon n M ps'n' 0 D Portion of Chico Genera'1 Plan 1985 r„ E` A Preliminary General (Proposed) F, Environmental Data I'lezone „of N6;rtheast Chico Property G Ambient Air Duality StAndards HPlace and Contaminant r City by Basin J Month, Basin and Station XC �1ri nd l L Northeast Chico Area Mst,er Plan.. f`a es 1,-1T M Industrial Property in Chico Urbp;A Area' Zoned W1 or M-2 Po 6 of Xr. , q7 2Ab AOa` 300` �,x 1;�*, �,,• . ; {��° , ' l a �'"'"' ti`s:\ "�•'A �'\,,"e •\ IN% .� v M �� , , k PROPOSED (' REZONE 2�� r•� f ✓J �.r �} X',,�t`.r r��J a/�' d �rf r'" r , �"��xr,/ �I �% ��� i y�` �/� ri , r �"✓".*.I�,�`'iyJ�„�"/ Y�P` �;fr �J'r 0'. 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S ppm l abut Drs ppm Suspended Particulate ,,,latter Annual" Geoner.ric Mean 60 V.81m`a 75 µMme 60 }sglm� 4'+ Hours 100 }yg/m" 260 uglm 150 µgfm3 Lead (Parri.culate) 30 ?Jay Average 1.5, alms` l� Hydrogen Sulfide IL Hour 0,03 ppm f�ydrnCarbons 3 Hours 0.24 ppm Same as tP (Cortact+'cd" for ?Ie thane) (6-9 a.m.) Primary Std. 44.� "- rtni 1 Observation Visibility to~less than Visxbil tteduc y ink 10 miles tihen the " Particles relat'.'ve Humidity i .Tess twhan 70%. `'• 4 „r v .. „ o Q� v -- AND 04,Y OF MONT0 i v ' . pl);v 1 7: hl m f4NLMtNtNP.. T t PEAK itaO%JDAN,1< .0 tl1 ,17 ,01 .05 ,0$ ,06 «48 .07 >09 .G 0 '0,7 .Ob ,OP .01 ",t0 .OY.. ,d7' ,Op xOA ,:06, .0'E� q8 'COQ' .00 Qt' .PO. x. 1 q1LCA,Oak AONo1<lDE d . 0 ._ 4 4U ' 1 S '.'I 9 +. 7 ,y. i ,. ',. • b :.. 7 .11. 20 1�; 6 _. 3 `OS 00 pq. 10'. 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Q� L;. d: INTRODUCTION The Chico Area has, beer; growing steadily Northward since it was originally founded. Evidence of -this progression is clearly shown by the development of the Chico Vecino area, then the Long- fellow ong=fellow I area;, and the 99E North ,area:,; More rece`%tly t6o. general' area of Map zani'ta';, Ceres - Maripnsa Avenues has been substantially p g' y parcels sti 1 l exist in these Care.. develo ed. Al thou ii;°man vacant °° vaously develo ed areas',"'the tan p d usuage`and utility arrangegi n'ts are fairly well established,-0ne of the1as,t g eneral a'r�eas remain",�. ing to be planned .and de'velopeo is -th' -Northeast portion o'f Chico, bounded by, Coha.sset Road on the .41.e;st East�,Avenue on the South, a.nd ; ,he Mud -Sycamore Creek Diver, sign 'f4.cil i ties on the North and East. P years, this Northeast area was.slowly Wing U until ,,recent populated with scattered residences utilizing individual -septic ta'n'k and leaching systems of sewage disposal. I Because of 'health" and safety problems all' further construction' has r.ecen,t,lu; been prohibited by 1>he County of ;Butte. As the demand for s-, utio,n p `J the area increastd,'the County" 4' to the hea„1th and sa Pet;y problems o¢ of Butte attempted to create a Service,) Area' to finance' a study to, de termine a fea,s°ible solution. IJpon�'recevin,q a poor reaction r, from many of the property owners of the smaller parcels, the County_ of Butte abandoned the attempt. I t then became evident that i f any s,ol ut on to th:e par^obl em, did, exist it wouid have to, be fo.t�nd b ;'the'individuat property ers; }' ' p p Y ow n involved, In November of 1972, 14cCain Associates were retained by a group of pr6ate property :o6,,n,ers to study the feasibility of pro- viding rov ding sanitary sQw` ge collection and treatment f0r`,. ust the Oorth east Chico Area, l� PURPOSE OF; MASTER PLAN As an area makes the transition from a rural, low density res ide"ntial and agricultural use to, a medium dp.ns�i'ty residential and commercial use, many public utilities become. necessary. When advance planning is donee to establish the, most feasible manner of providing said utilities, a substantial savivi'gs in the actual cost of imp'tementation tan be realized, To be effective, however' the ,:advance planning niust be implemented and used as �luiade in,,-0,o,3, actual development of the area, In Onny areas there can be mihor Var7"a"tl on's i n'h'e 'p'1 a'n; 1 f 'the O'Vera 1„ con t1 n'ui ty of`erV1'CaS i S A ra�'nt`�ne°d. ci°�o acconip7ish thaw c►oa'1`s and fairlY renresentt ttae ,. � 'nVe'i^ests of t�he public` a astor Plan should be b se�sl �� ..d i a non a wide spectrum 'o'f data ,.input frori a1 fi i ntereste� public act h, enci es and I'n'd�i v i du'a15 Th 'e' i►�itial ptarpose of the cohtract was+ to d ,te. , e rmine` a pra.cti c'al '�ray 6 providing a`sanitary`setirer system.ecause,th P arra al: so 'Tnust have a storm �. rai'nacje syst:.em iii 'order t,o deve loo, arift !ffi C6 b o th systems'mus t' the $s Ludy, < as e nande' d ,r'%'o ''`ude' s'to'rm drai 'acla`.' ��iLich of tlie' area' inilolved'"corisis'ts of fairly �'ar',rje, unde e`16p6d '`0arceis: 31ie 1ogica, so ectIon''of gunk �' 1inelacat�ons. an& relacted facilities. is dephndanon 'th'e t000- graphy d<nd' act 6s-1 parcel development. Because of these seasons , t be'caiite n'ec.essary to ;ar.tua.l1y attempt to desiqn a preliminary >>treet arranq lent for all parcels affected► gnce the ant'i'cipated „ laod use is selected aitd all coripohe-nts 'asseirbled, the actual end result was a comprehensive area Master Plan, l . The v l ue of tili s pian to 'those owners Who Financed 1 is P`roparation axilI be drternriied nririar'i,ly by its de nree of accept- arr-,ce and im lenertatlon. E3eino`a orivate endeavor, this f PI an ca'n ,sere°e as a guide ' to those ryubl i c anenci es' haVi nn 'juri s- �' diet'ion over tho development of this area, On the owl.iosite li'and, a most of the plan in cdrr)or.a to the nol cls eq e' , t`ui rpnieni<s , el emernts an,d objectives of l''`ose sane a. enr,i`s. Gonseuerrtl Ii: q y, the :Olan pro- F.; vi des the property owners wi th an underst,andi nq of the Drobabl e conditions to be imposed by the noverning actencies. r Should the public agencies so deli re,pub! i c heari nas and appro"priatc procedures 601.11 Lf be implemented to adobt this ;orth- ifl east Chico Na8teIs, Pni as the Specific PIan in accordance t,ri`t11 "the provisions of assembly 8111 1301. It this were done, the riany desirable objectives of the Dlan vroulrt then be assurod of eventual actua11ty y ' `` . 2 ..