Loading...
HomeMy WebLinkAbout030-260-021r Bufte Co. Planning Comm. DEC 2 9 1986 Oroville, Calitomia December 19, 1986 Ms. Mary Ann Imbiorski City of Oroville Planning Dept. 1735 Montgomery Street Oroville, CA 95965-4897 Dear Ms. Imbiorski: City of Oroville's DEIR for Linkside Place, A Planned Unit Development The Department of Transportation, Division of Aeronautics, has reviewed the above -referenced document with respect to the areas of airport -related noise and safety impacts on a project, the project's potential impact on airport operations and the issue of compatible land uses in the vicinity of the airport. The project consists of a proposed mobile home retirement community to be located approximately one-half mile west of Oroville Municipal Airport's Runway 1/19. Since traffic patterns typically extend from one-half to one mile out from a runway centerline, the project site will be located directly beneath the downwind traffic pattern for Runway 1. In addition, the project will result in approximately 6.5 units per acre. Typically, no more than 3-4 dwellings per acre are recommended beneath the traffic pattern pursuant to the Airport Land Use Planning Handbook (see attached copy). Since the actual number exceeds four dwellings per acre, the Butte County Airport Land Use Commission (ALUC) is required to review this project. Because of the type of project and its proximity to the airport and the traffic patterns, we recommend that a noise and.avigation easement be acquired over the project site. Thank you for the opportunity to review and comment on this proposal. Sincerely, JACK D. KEMMERLY, Chief Division of Aeronautics cc: Vl3utte County ALUC Oroville Municipal A/P Sandy Hesnard Environmental Planner i 0 ... offs ®ten LAND OF NATURAL W E A L T H AND BEAUTY PLANNING COMMISSION 7 COUNTY CENTER DRIVE - OROVILLE, CALIFORNIA 95965.3397 PHONE: 534-4601 October 3, 1986 Chuck Prince Assistant City Administrator for Community Services CITY OF OROVILLE 1675 Montgomery Street Oroville, CA 95965 Re: Linkside Place AP 30-26-21 & 26 Dear Mr. Prince: The Butte County Airport Land Use Commission at its meeting of October 1, 1986, found this project, including the proposed General Plan Amendment, Rezone and annexation to the City of Oroville, to be in conformance with the policies of the Oroville Airport Land Use Plan. Should you have any questions with regard to this action, please contact our office between the hours of 10:00 a.m. and 3:00 p.m. Sincerely, B ..A . KI RCHER Executive Officer BUTTE COUNTY AIRPORT LAND USE COMMISSION David R. Hironimus Associate Planner DRH/sjs Oroville Redevelopment Agency BufieCo. Planning Conud Interoffice Memorandum SEP i o rjuti DATE: September 11, 1986 Oroville, Calaoni4 TO: Airport Land Use Commission FROM: Chuck Prince, Assistant City Administrator for Community Services RE: Linkside Place, A Planned Retirement Community This project will be located on AP Nos. 30-26-0-021 and 026 (37.42 acres). The parcels are south of Oro Dam Boulevard West and adjacent to the west property line of Table Mountain Golf Course. The project consists of 243 factory built homes, club house, swimming pool, and access to Table Mountain Golf Course. The units are 2 bedroomy2 bath modulars with garages built'on site. Each unit has its own lot, but shares a common wall with the adjacent lot ("0" lot line). The project developers have been extremely cooperative with staff related to street design, unit set back, landscaping, drainage and access. The initial design was laid out in a straight grid pattern with no set backs. The current project design is the result of the developers revisions based on staff input. The project proponents have applied for annexation to the City of Oroville. Before this can be accomplished, the City must take the following actions: 1. ALUC review; 2. Certify Environmental Impact Report; 3. Amend the General Plan Land Use Element from Rural Residential to Low Density Urban Residential; and 4. Change prezone from AR -5 (Agricultural Residential - 5 Acres) to PD/R-1 (Planned Unit Development/Single Family Residential). PD/R-1 allows a density of 6.5 units per acre. Linkside Place Page 2 Attached is the Draft Environmental Impact Report prepared by GDA Eri-gineering, Surveying, and Planning. Chu ce Assistant City Administrator for Community Services CP/sa/C7 cc: Will Randolph, City Administrator George Burrous, Chairman Oroville Planning Commission Attachment DRAFT ENVIRONMENTAL IMPACT REPORT LINKSIDE PLACE, A PLANNED UNIT DEVELOPMENT CITY OF OROVILLE BUTTE COUNTY, CALIFORNIA PROJECT PROPONENT: FULLER DEVELOPMENT COMPANY 3900 STONESIFER COURT SACRAMENTO, CA 95821 PREPARED FOR THE CITY OF OROVILLE BY: G.D.A. ENGINEERING, SURVEYING AND PLANNING 220 GRAND AVENUE OROVILLE, CA 95965 CITY OF OROVILLE PLANNING DEPARTMENT 1735 MONTGOMERY STREET OROVILLE, CA 95965 • TABLE OF CONTENTS • I. SUMMARY OF PROJECT AND ENVIRONMENTAL ISSUES PROJECT SUMMARY IDENTIFIED POTENTIAL SIGNIFICANT IMPACT II. PROJECT DESCRIPTION LOCATION OBJECT GENERAL DESCRIPTION III. ENVIRONMENTAL SETTING PHYSICAL ENVIRONMENT CULTURAL ENVIRONMENT IV. ANALYSIS OF ENVIRONMENTAL IMPACTS EARTH AMBIENT AIR QUALITY• DRAINAGE PLANT LIFE ANIMAL LIFE NOISE LIGHT AND GLARE LAND USE NATURAL RESOUCES POPULATION HOUSING TRAFFIC/CIRCULATION PUBLIC SERVICE ENERGY UTILITIES - HUMAN HEALTH AESTHETICS LONG TERM IMPACTS SHORT TERM IMPACTS CUMULATIVE IMPACTS V. SUMMARY OF MITIGATION.MEASURES EARTH GEOLOGIC HAZARD DRAINAGE AND RUNOFF NOISE LIGHT AND GLARE 1 1 1 3 3 3 3 4 4 4 6 6 7 7 8' 8 8 8 9 9 9 9 9 10 10 11 11 12 12 12 12 12 12 13 13 13 13 APPENDICES: RESPONSE FROM AGENCIES INITIAL STUDY ADDENDUM No. 1 - ECONOMIC IMPACT ANALYSIS ON CITY OF OROVILLE 0 TRANSPORTAO 13 UTILITIES 13 VI. SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROJECT IS IMPLEMENTED 13 VII. ALTERNATIVES TO THE PROJECT 14 NO PROJECT 14 LOWER DENSITY 14 DEVELOPMENT OF PROJECT AT DIFFERENT LOCATION 14 VIII. RELATIONSHIP BETWEEN LOCAL SHORT TERM USE AND LONG TERM PRODUCTIVITY 14 IX. IRREVERSIBLE ENVIRONMENTAL CHANGES 14 X. GROWTH INDUCING IMPACTS 14 XI'. ORGANIZATIONS AND PERSONS CONTACTED 15 EXHIBITS: A. TENTATIVE MAP 16 B. PHASE MAP 17 C. VICINITY MAP WITH AIR TRAFFIC PATTERN 18 D. COPY OF LETTER SENT APPENDICES: RESPONSE FROM AGENCIES INITIAL STUDY ADDENDUM No. 1 - ECONOMIC IMPACT ANALYSIS ON CITY OF OROVILLE • ENVIRONMENTAL IMPACT REPO LINKSIDE PLACE - PLANNED UNIT DEVELOPMENT I. SUMMARY OF PROJECT AND ENVIRONMENTAL ISSUES A. PROJECT SUMMARY. The proponent plans to develop 37.4 acres, more or less, of un- developed land. Upon completion of the project, anticipated to be completed in yearly phases of approximately 50 units per year, 243 homes and a community recreation area will be built. B. IDENTIFIED POTENTIAL SIGNIFICANT IMPACT. The potential significant environmental _ impacts of the priject identified by the City of Oroville Planning Department are: 1. EARTH. Grading and construction of improvements will result in disruption, displacement, compaction, and overcovering of the soil. This will also result in changes in topography and ground surface relief feature. Wind and water erosion* .may occur during construction of improvements. The Oroville area is subject to seismic activity. 2. AIR. Increase traffic in the area as a result of the project may affect air quality. Air movement may be altered when structures are in place. 3. WATER. Construction of impermeable surfaces will change absorption rates, drainage patterns, and the rate and amount of surface water runoff. The course of flood waters may be altered. 4. 'PLANT LIFE. Grading of the site will result in destruction of native vege- tation. New species of plant life will be introduced through landscaping. Pas- ture land would be reduced by 37.42 acres. 5. ANIMAL LIFE. Construction activity will cause animals to migrate to adjacent vacant land. Domestic animals such as dogs and cats will be introduced into the area upon occupancy of the project. 6. NOISE. Area noise levels will increase during construction of improvements. Upon occupancy of the units, a nominal increase in noise: -levels from home use and traffic noise will result. 7. LIGHT AND GLARE. Street lighting will be installed on all interior streets. Street lights, along with residential lighting, (entry lights, low -profile land- scape -lights, patio lighting etc.) will introduce new illumination into the area. 8. LAND USE. The project will require a General Plan Land Use Amendment. 9. NATURAL RESOURCES. The proposal could indirectly cause increased consumption of petroleum products since motor vehicles are the likely means of transportation for shopping, etc. Materials used in construction of improvements will consti- tute a one-time commitment of natural resources. 10. RISK OF UPSET. The site is located near the Oroville Municipal Airport but not under take -off or approach paths. 11. POPULATION. The Oroville General Plan projected 2.25 persons per house- hold in 1985. Using this figure, this development could result in the location of 607 persons in a previously open and undeveloped area. This figure may be high since the proposed project is aimed at retired people. 12. HOUSING. The installation of 243 mobile units at this location may have an effect on existing housing units, although new housing starts have not reached the need projected in the General Plan. 13. TRAFFIC/CIRCULATION. The General Plan estimates 10 vehicle trips per day per unit for single family residences. Using this estimate, the project could generate 2430 trips per day. The increase in traffic and the associated hazards would be substantial, and may trigger installation of a traffic signal at Larkin Road and Oro Dam Boulevard West f5:tate Route 162). 14. PUBLIC SERVICES. a. Fire and Police Protection: This project could have a significant impact on these services because of its location. b. Schools: No significant impact. C. Parks and Recreation Facilities: A club house and swimming pool are included in the project. Park Development Fees at the rate of $120.00 per unit.will be collected at the time building permits are issued. d. Maintenance of Public Facilities, including Roads: State Route 162 is maintained by the State of California. Interior streets and common areas are privately owned and will be maintained by the Homeowner's Asso- ciation. e. Other Government Services: During construction of improvements, addi- tional' -demands will be placed on the Building and Public Works Departments for plan check and inspection services. 15. ENERGY. The proposal will result in increased consumption of electricity and :._natual gas.. Services will have to be extended underground to provide services to individual lots. 2 • 16. UTILITIES. a. Power and Natural Gas: Available at Oro Dam Boulevard West. b. Communications: Telephone service is available at Oro Dam Boulevard West. TV cable service ends at 18th Street. c. Water: A 10" TID water line ends at the entrance to the golf course, and will have to be extended to meet fire flow requirements of the Oroville Fire Department and domestic water service requirements. I d. Sewer: A sewer line is presently being constructed to the airport. This line would also have to be extended to serve the proposed development. e. Storm Water Drainage: Drainage improvements shall comply with City and State of California Construction Standards, and any drainage studies for the area.. f. Solid Waste and Disposal: Served by private scavengers. 17. HUMAN HEALTH. Residents of the mobile home subdivision may be disturbed by air traffic. 18. AESTHETICS. Planned unit development plans are subject to review and approval by the Planning Commission and City Council. 19. RECREATION. No significant impact. 20. CULTURAL RESOURCES. No significant impact. II. PROJECT DESCRIPTION A. LOCATION. The proposed Linkside Place Development is.southerly of Oro Dam Boulevard West and adjacent and westerly of Table Mountain Golf Course. B. OBJECTIVE. To develop 37.4 acres of land, with annexation to the City of Oroville, to a 243 unit planned unit development. This project will be developed for retired people that have golf as a recreational interest. Over 50% of the site will be set aside as open space. C. GENERAL DESCRIPTION. The project proponent plans to establish a 243 unit planned unit development on 37.4 acres for a density of 6.49 dwelling -units per acre. Included in the plan is 36.2% unrestricted open space and a recreational area. This area will include -a club house of approximately 1000 square feet, a swimming pool, jacuzzi, and picnic area. Restricted open space will amount to an additional 21*.5% for a total open space on site of:57.7%. This development may increase the population of 3 Ahe`a-tea by approximately • persons but, because of bei retired development, 500 persons may be realistic. Oro Dam Boulevard West (Highway 162) is the only public road affected. Private road- ways in accordance with the tentative (Exhibit A) are proposed. The proposed is anticipated to developed in 6 phases (Exhibit B) dependent on market demands. Proposed phases may vary due to engineering considerations affecting utility extensions. III. ENVIRONMENTAL SETTING. A. PHYSICAL ENVIRONMENT. The project site is on the gently rolling alluvial fan that extends from the foothill of the Sierra Nevada Mountains.into the greater Sac- ramento Valley. The entire site is relatively gently sloping with grades of 0% to 5% with elevations varying from 264'± to 278'± above sea level. Soils consist of a shallow layer (6"-12") of clayey loam topsoil. This topsoil over- lays one foot to five feet of gravelly clay. The Greater Oroville Region is seismically active with the Cleveland Hills Fault pro- ducing a measurement of 5.9 on the Richter Scale in 1975. The epicenter of this earthquake is located approximately 10 miles southeasterly. Surface runoff currently enters a natural depression in the southeast corner of the site. Domestic water will be provided by Thermalito Irrigation District through extension of the existing 10" main located approximately 2500 feet east of this project. Animal life within the site consists of birds, rodents, reptiles, rabbits, and occasionally a coyote. While this project is within the range of the Bald Eagle, an endangered species, it is not likely that they would hunt in this area, due in part to air and ground traffic in the area. Hawks hunt in the area as do coyotes. A breeding pair of coyotes has been reported in the area each spring. B. CULTURAL ENVIRONMENT. The Greater Oroville Region consists of a community of approximately 50,000 persons. The incorporated area lists a population of approxi- mately 9,000. Smaller population areas such as Thermalito, Palermo, Kelly Ridge, Wyandotte, and Berry Creek are.serviced by Oroville as the location of upper division schools, medical, and commercial services. Oroville is the Butte County seat and all major County Offices are located in the area. The.Plumas National-Fore.'st maintains a substantial office in Oroville. Employment opportunities are limited with unemploy- ment ranging between 10"/ and 16%. Employment is generally found in the fields of wood products, government services, manufacturing, agricultural,"and tourism. Current 4 city government is activy engaged in the improvement o the business climate in an effort to attract new employment opportunities. The area is serviced by Union Pacific Railroad and an excellent non -carrier aviation facility at Oroville Municipal Airport. The area is serviced by State Route 70, connecting to Sacramento to the South and Chico or Reno to the North. Interstate 5 is approximately 30 miles West. I Advanced educational opportunities existatButte Community College (12mi.) or Chico State College (22mi.). The project is located approximately 32 miles from the major commercial service areas and adjacent to the Municipal Golf Course. It is adjacent and contiguous with the existing City of Oroville limits. The site is currenly zoned by the County of Butte as AR -5 (agricultural -residential, 5 acre minimum parcels). The adjacent property to the South and West are 40+ acre parcels with minimum utili- zation as winter cattle range. Across Oro Dam Boulevard West, (Hwy 162), North of the site, there are several 2� acre to 10 acre parcels. The site is located approx- imately 3500 feet West of the nearest airport runway approach. (See Exhibit C for air traffic patterns.) The Oroville General Plan makes several policy statements that are pertinent to this project: "High density residential developments should be located where existing or proposed public facilities can accommodate the increased population." "No subdivisions or building site should be permitted to "leap frog" thereby leaving large and unoccupied land masses in the development patterns." "High density residential development should be first considered within the central areas of Oroville." Oro Dam Boulevard West (Hwy 162) will provide access from the project. Latest traffic counts available from Caltrans, District III indicate a peak hour count of 200 with an average daily traffic count of 1900. As this roadway will accommodate approximately 1300 vehicles, peak hour flow, per Caltrans Highway Design Manual. Public services are proposed to be provided by the City of Oroville. The nearest fire station is the City of Orovilles main facility on Lincoln Boulevard (4.4 mi.) manned -24 hours a day, with a response time of 8 minutes. The Oroville Police Department patrols the adjacent area intermittently and responds to calls. Utility services existing in the Area include: Thermalito Irrigation,District (dom- estic water); Pacific Gas.& Electric (power); Pacific Telephone Company.(telephone service); Nor Cal Solid Waste Disposal (Waste disposal). The project is in an area of extremely low archeological sensitivity, having been subject to agricultural cultivation over many years. 5 'SIV." ANALYSIS OF ENVIRONMOL IMPACTS • The City of Oroville Planning Department has identified the following potential en- vironmental impacts: 1. Development of the project site will result in an alteration to the existing soil conditions and could result in changes in topography. The project is in a region.of potential seismic activity. 2. On site development may result in substantial air emissions, deterioration of ambient air quality, and alteration of air movement. 3. Changes will occur in absorption rates, and the rate and amount of surface water runoff. 4. Change in types of plant life and reduction of acreage of any agricultural crop.. 5. The project may introduce new species of animals into an area, or result in a barrier to the migration or movement of animals. 6. The development will result in increased noise levels in the area and introduction of new light and glare. 7. This proposal will result in substantial alteration of present and planned land use in the area. 8. There may be an increase in the rate of use of some natural resources. 9. This proposal will alter the location, distribution, density, or growth rate of the human population of an,area. 10. Existing housing may be affected by this project's development. 11. This project will impact traffic and parking facilities, and may impact existing transportation systems together with alterations to present patters of circulation or movement of people or good. 12. Impact will occur on all sectors of public services. 13. Extensions of utilities to supply domestic water and sewer into the area will be required. Provision for storm water drainage will be required. 14. This project.may result in an impact upon the quality or quantitiy of existing recreational opportunities. A. EARTH. I For this project, the primary impact will occur through site grading for access and compacted building pads. Trenching will be necessary for undergrounding of sanitary sewer, water mains, utilities, and storm drainage. The low dike -in the vicinity of the southeast corner will be constructed. 0 ,Erosion may occur on a tem ary basis during various phas of construction. The Greater Oroville Area is i�n area of recognized seismic &ivity. The potential for liquification exists in the alluvial substructure of the project. This is not a unique situation and no unique hazard exists. MITIGATION 1. Compliance with City of Oroville grading ordinance requiring submission and approval of grading plans for any excavation or fill in excess of 50 cubic yards. 2. Sprinkling construction sites to minimize dust and wind erosion. 3. Limiting construction periods to the period of .1 May through 1 December to minimize erosion due to rain runoff. 4. Construction of the low dike in the southeast corner of project to contain waterborne particles on site. 5. Improved storm drainage systems including curbs, gutters.., and underground storm drainage systems. 6. Compliance with adopted building codes. 7. Construction of wood frame structures. B. AMBIENT AIR QUALITY i Air quality will be adversely affected during construcfion. Air quality may be reduced in the area due to increased traffic and discharge from home heating systems. Con- struction of this project anywhere in the Sacramento Valley air basin would have an I equal effect. MITIGATION 1. Sprinkling the project during construction of all phases. 2. Require specific detailed landscaping in open spaces. Submit landscaping to Department of Parks & Trees and Development Review Board. C. DRAINAGE Changes in amount of precipitation runoff will occur due to overcovering approximately 42% of the project site. Runoff will be significantly higher due to development. MITIGATION 1. Development to require intallation of curb, gutters,'and underground drain- age. 2. Installation of a low (22 feet) berm in the southeast corner of the project to contain storm water during peak runoff periods. Construct a low (22 feet ) berm in the southeast corner of the Prospect to Recieve and.contain 42 acre feet of storm water. This will create a 3.6 acre pond during periods of peak rain fall. This will reduce runoff into the adjoining,golf course to less than normal during periods of rainfall. During extended periods of in- clememtl.'weather, water will be released via a spillway into the natural drainage 7 chhnnels that exist th he Table Mountain Golf CoursConstruction of a small, (2,500') moderately deeper area is proposed to afford year around habitat for mos- quito fish. Willow trees will be planted around the small pond to protect the fish from sustained sunlite. 3. Any offsite improvements should be R--t-ordinated with the Thermalito drainage studies reccomedidetinns. D. PLANT LIFE 1. Native grasses will be replaced with fescue and bluegrass blends and ornamen- tal plantings will occur. MITIGATION 1. Landscaping improvements are subject to review and approval by Parks Department. 2. Installation of street trees as required for all new development. 2. Loss of agricultural land will occur through development. Historically this land was planted to winter wheat'or barley. Production was low and uncertain. The soil is low quality with a thin topsoil layer. Water retention in the under- lying clay is poor. More -recently (20± years) the land has been used as poor quality winter range. - MITIGATION None E. ANIMAL LIFE Project development will result in displacement of rodents, snakes, and ground nest- ing birds to adjacent vacant land. Introduction of domestic pets into the area. MITIGATION 1. In addition to the city leash law relative to domestic animals, the re- strictions set down by the Homeowners' Association will require control of domestic animals and will enforce that agreement. F. NOISE During periods of construction, noise levels will increase due to equipment. These will be short term in nature and should not create problems due to the location of the project. Long term noise increases will be the result of residential uses. Traffic noises will be the primary source. These should not exceed typical levels for a residential area. Changes in future uses of the Oroville Airport may affect project residents. MITIGATION 1. Construction..activity to be restricted to "normal working hours." 2. Meet all requirements of City of Oroville noise ordinance, install noise buffers along the north boundary i.e. berms, solid fences, dense landscaping, or in combination. 3. Provide avigation easements. G.LIGHT AND GLARE • • New sources of light and glare will be created by site development and could affect airport operations. MITIGATION 1. Utilization of sodium vapor street lighting directed on-site and low pro- file street lighting will result in minimizing glare to surrounding proper- ties. 2. Install in accordance with City of Oroville and Pacific Gas and Electric standards to assure that lighting does not interfere with airport operations. H. LAND USE This property is currently outside the City of Oroville and is zoned AR -5 (agricul- tural -residential, 5 acre minimum parcels). Butte Count's General Plan designates this property as agricultural. As previously discussed, this -property has little value as agricultural land. Loss of this 37.4 acres of limited grazing land is not significant. MITIGATION 1. Provide a 100 foot development free buffer along the South and West bound- ary to avoid any agricultural restriction on adjoining land. 2. Amend the Oroville general plan to allow urban residential uses. 3. Annex the project to the City of Oroville. 4. Rezone the property to an appropriate land use. I. NATURAL RESOUCES Due to location of the project, increased amounts of petroleum may be utilized by motor vehicles for shopping, etc. As this project is only 3� miles from downtown shopping, the amount of increase is not considered significant. This project would cause an increase in the use of natural and non-renewable resources. MITIGATION None J. POPULATION I Completion of this project will result in approximately 600..people residing in an area that is now vacant. As this project is to be phased as market demands are met, this impact is anticipated to occur over a 5 year period. MITIGATION None K. HOUSING Construttion of this project will result in 243 new residences. .The phases will be constructed as market dictates. As this is a retirement community, it will not impact all segments of the market.- Existing housing starts are currently below Oroville General Plan .projections. MITIGATION None 9 ,,L.'TRAFFIC/CIRCULATION • • Upon completion of the 243 housing units, this project may generate approximately 1700 vehicle trips per day. This is probably high due to the nature of the devel- opment. If this traffic flow were accurate, Oro Dam Boulevard West would not approach capacity. The*peak hour traffic count at project location is 200 vehicles per hour with a capacity of 1300 vehicles per hour. The major hazard to be consi- dered is the movements to and from the project to Oro Dam Boulevard West. MITIGATION 1. All lots to be served by interior roadways. 2. Limit access to one point of ingress and egress on Oro Dam Boulevard West. 3. Provide left turn and acceleration lanes in conformance with Caltrans and City of Oroville Public Works Department specifications as to length and place- ment. M. PUBLIC SERVICES Police protection will consist of an occasional patrol or response to emergency calls. As this is a controlled access retirement community, problems should be minimized. This project should not impact schools other than adult classes offered through community colleges. This site was selected to best utilize the existing Table Mountain Golf Course as recreational amenity: Course play is well below capacity and regular play by residents will provide funds to improve the facilities and strengthen the men's and ladies'. clubs. Impacts on City parks systems should be non-existent. Public Works Department should not be impacted as all interior streets are private and maintained at homeowners' expense. Sewer maintainance costs will increase mini- mally and should be covered by fees collected. Building inspection services will be required as the project develops. It is not anticipated, due to modular construction of homes, that additional manpower would be needed. City fire services are located on Lincoln Boulevard. This station is equipped with 3 engines and a ladder. It is manned 24 hours a day. The City's firefighting force is 27 full time personnel and 30 volunteers. Response time:to this project is 8 minutes. Contact has been made by both mail and in person with Table Mountain Golf Course and no response was recieved. MITIGATION 1. None, it is not anticipated that additional city staff will be nece- ssary. N. ENERGY Development of residences will result in consumption of -energy in; the form of elec- tricity and natural gas. The 'subject area is not unique and levels of energy con- sumption should be typical for similar developments. A second notable form of energy consumption will be the use of gasoline. :Numerous ,;-factoxs may reduce the oveaverage gasoline consumption Car pooling, more fuel efficient vehicles, a high ercentage of retirees living in he area and proximity of recreational area; but, the price of gasoline or legislative restrictions are likely to be the controlling factors of gasoline consumption. Quantities of enrgy will be consumed, but this project will have an insignificant effect on the energy consumed within the area, the County or the State. MITIGATION 1. Construction shall meet State of California, Department of Energy requirements. 0. UTILITIES The project site is currently served by utilities and capacity is available to provide service to the entire area. Certain utilities require developer financed extensions to provide service to individual parcels. Pacific Gas & Electric Company provides power to the area. Electricity is available throughout the subject area, and natural gas is available on Oro Dam Boulevard West. Pacific Telephone Company provides readily available communication services. Thermalito Irrigation District is the water purveyor for the subject area. A 10" main is located near the entrance to the golf course and sufficient supplies exist to provide service throughout the area. System pressure meets fire flow requirement. Extension of the existing main approximately 2700 feet West will be required. The City of Oroville sanitary sewer system does not extend into the subject area,but is available to carry expected loads. Sewage treatment will be at the Sewage Com- mission - Oroville Region (S.C.O.R.) plant, which has sufficient capacity. P. HUMAN HEALTH This project is located approximately 3000 feet westerly of the most westerly runway at Oroville Airport and the traffic pattern does not pass over the site. The current traffic pattern is left hand and will without doubt remain, due to visibility -for low wing aircraft. Noise levels are less' from the air traffic than from highway noise. The Butte County Mosquito Abatement District responded to our letter with concerns due to exposure of people to potential mosquito sources. In review of that letter, it doesn't appear that development of this site will create a unique or unusual sit- uation or subject'residences to conditions that are not found throughout the greater Sacramento Valley and foothills. MITIGATION 1. Create a suitable habitat for maintainance of mosquito' -.fish in the storm - water retention pond.in coordination with the Butte County Abatement'District and the Homeowners' Association. ',AFSTHETICS • • Construction of the planned development will impact the view from Oro Dam Boulevard West as well as the Table Mountain Golf Course. Due to being a planned unit develop- ment, this should result in an enhancement of public views due to planned landscap- ing. MITIGATION 1. Compliance with landscaping plans approved as a part of this project. The project is subject to site and development review by City of Oroville Devel- opment Review Board controlling aesthetics. R. LONG TERM IMPACTS This project will commit 37.42 acres to urban development with the resulting loss of open space and marginal agricultural land: Development of this site may reduce pres- sure on economically viable agricultural land, productive forest, and more desirable open space. S. SHORT TERM IMPACTS Unavoidable short term impacts will occur during construction of each phase of the project, i.e. exhaust fumes from equipment, noise, possible spills of petroleum pro- ducts, and concentrations of heavy vehicle traffic. MITIGATION_ None T. CUMULATIVE IMPACTS The most significant cumulative impact is the effect on existing municipal,services. Due to this being a residential development and the restraints on taxation, tax re- venues may not cover costs of services. This impact should be minimized due to being a retirement community and many onsite services being provided by the Homeowners' Association. A secondary impact is the exposure of adjacent lands to impact of noise, light and glare, and traffic increases on Oro Dam Boulevard West. These impacts will be re- duced due to a lack of development on adjacent lands. In the instance commercial jet transportation in initiated at Oroville Airport residents may be subject to somewhat higher noise levels. V. SUMMARY OF MITIGATION MEASURES To minimize the envir0'nmb0ta_1 impacts of the proposal, the.following feasible miti- gation measures have been identified; -- - 12 A. EARTH 1. Compliance with the City of Oroville Grading Ordinance. 2. Installation of storm drain improvements at the time of development. 3. Sprinkling during.construction to minimize dust and wind erosion. 4. Landscaping to be included with development for soil stabilization. 5. Construction of low dike on southeast corner of project to retain water borne particles. B. GEOLOGIC HAZARD 1. Compliance with building codes. C. DRAINAGE 1. Compliance with City of Oroville Ordinances. 2. Drainage improvements. D. NOISE 1. Restrict construction activity hours. E. LIGHT AND GLARE 1. Require that lighting be shielded and directed on-site. F. TRANSPORTATION 1. All intersection locations and alignment shall be subject to the approval of City of Oroville Police and Public Works Department. 2. Lot access shall be from interior streets and limiting access on Oro Dam Boulevard West. 3. Developers shall be required to install turn lanes in conformance with Cal- trans and City of Oroville Public Works Department. G. UTILITIES 1. Extension of utilities shall be made at the developer.'s expense. VI. SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROJECT IS T.InT 'VM' `7.tTL+T% Environmental effects of the project which may prove significiaint.are discussed.in Section IV of this report. If the project is implemented, the following significant environmental effects cannot be avoided. Through the 'implementation of.mitigation. measures, the significant effects resulting from the project can be minimized. 1. Loss of open space. 13 2. Increase in storter discharge. • 3. Traffic volume wi increase. 4. Demands for urban services will increase. 5. Additional energy consumption. 6. Exposure of persons to geologic hazard. VII. ALTERNATIVES TO THE PROJECT A. NO PROJECT. The prcoblems related to human occupation of the site would not occur, i.e., increased demand for public services, energy consumption, etc. B. LOWER DENSITY. Reducing the number of residential limits per acre would propor- tionally reduce demands on public services, energy consumption,'etc. C. DEVELOPMENT OF PROJECT AT DIFFERENT LOCATION. The same amount of open space would be utilized, energy consumption may be lowered for day to day living, more for recreation. This site is unique for the recreation offered the retired adult. D. REDESIGN SITE PLAN AT SAME DENSITY. Planned unit development with clustered lots, revised street pattern, etc. VIII. RELATIONSHIP BETWEEN LOCAL SHORT TERM USE AND LONG TERM PRODUCTIVITY Development of this project will result in provision of housing for the Greater Oroville Area. This specific site is desirable due to it's proximity to Table Mountain Golf Course with recreation for retired adults. Development will reduce open space and utitlize marginal land outside of forest and productive agricultural lands. IX. IRREVERSIBLE ENVIRONMENTAL CHANGES The land will'be committed to urban uses and densities. Materials used in con- struction of on and off site improvements will be irretrievably committed. X. GROWTH INDUCING IMPACTS Extension of.water and sewer to this project may create interest for development on adjoining property.. These ;utilities could be sized to.accomodate increased density on adjoining parcels. This is not the intent of this developer. The sewer lift station is proposed to be sized to accomodate the 243 lots to be built under this maps. Development of adjoining land would be limited due to use of septics. Water for fire protection will be available to adjoining properties. XI.',ORGANIZATIONS AND PERS CONTACTED • Butte County Mosquito Abatement 5117 Larkin Road Oroville, CA 95965 Caltrans 703 "B" Street Marysville, CA 95901 Table Mountain Golf Course Oro Dam Blvd. West Oroville, CA 95965 Oroville Fire Department 2055 Lincoln Blvd Oroville, CA 95965 Oroville Police Department 2055 Lincoln Blvd Oroville, CA 95965 Oroville Union High School 2211 Washington Avenue Oroville, CA 95965 Oroville Aviation Inc. Oro Dam Blvd. West Oroville, CA 95965 Jim Schmidt Themalito Irrigation District 410 Grand Avenue Oroville, CA 95965 0 • .. wnr• •..mss 4. irz t: "'F 4. L4 -743; ZoIr1\ 1 1.0.9 -1 fc* %4 F1 7-L)TA,' SPA CjF-c 7-13- P*A 5,6 Z - 47 5.,04cesi Idle T t Fi57,?I(rtD OPEN,5,64cs-8-04knh� AjOv R/, rsO Op kfs r fN 3 A4, ri " i J. 5'922 I ( IOTA[ OPZrY.5P4CC'j1-5 -:577x APEA IN,90AOWAr5 AYD PARK,,*6.6-041 z -40 LOTS T�— -!Air 30 - nv :72 w C,/Vz Y /-4 -f 47 i4-: - 77 T.) TAL 0,fFSr4;EC7 OW:4l,l-V6 - 5n3 PA,/R ,-P0---D -,=,D 71.1 0 AOPZIC,4,VT.* FV&Eq DEV Co. 3900 570AIZ51,rE.l C041,P7 5AcA>AAfEA17'0,C.4• 9s821 j. —T j rlyAlc,44 41VI7' A*" G-OA44rr 04P p4r,a *",A • Awc—t TzA'T - ,AIVE MAP LINKS IDE PLACE A PLANNED RETIREMENT COMMUNITY /177 A w 4 Idu4it /v PLA&4WONQ r: 6DA 00 OPAND AW, vwOwLLL ka ........... _JB THERMALITO 4-4 61 A. Plum.: L', _X 1791— ­ suit. Wast Wv C,..[ LIT. A— AIR -r—RA.F oloo' Sh..J.A,4� 7C.. 11 P I., St A. f ATw CrAu., A, V M.. A, J, ThIl. �1av - -Z1 NIC -1 A­ .-hF7- V- 5ourh Thermalitb Forebly I A 7.3d. A,— Recreation Area I K,I ySi Z U A- A\ A. -is i OROVILILIF ---/-DAM—\BL Q.16 oo [WEST— a Z, Ell: TABLEM 04TAIN'. Gill t W RSF I 1 70 T hermalito OrovUle :!;Afterbay Airport `` :'Recreation lalito z :Area Gold Dredge Flats > `1 \ / / ':dao, li G, Irbay ...... fimn1hy ITS :T 7- 7 LEGEND .14 1 k 1: IIV V1 I I R k i W A V 70 T-1- D1 I.CS MAIN 1141,11.) 14007ES CITY STNEEIS z CITY LIMITS fliSIFFINATION NOUMDAR616 SCHOOLS GOLFCOURSIS PA64KS CIVICOUILD.01011 Sl ATL HISTORICAL LANUMARKS 011111d.. M,o ]NII 4.1. 1,600 OMILIS h, COMPAS3 MIKPAt 61 MachoLA RMC) _7 r L - r Gold 7 Dredge W, A, Flats ENGINEERING • SURVEYING PLANNING Gentlemen, CHS, • O a CD z A.,. �Q04ARO% August 25, 1986 220 GRAND AVENUE OROVILLE, CA. 95965 (916) 533-2068 Our office.has a client who is proposing to develop 37.4 acres into a 243 lot subdivision. I have included a copy of the tentative subdivision map. Phasing is expected to produce units at a rate of approximately 50 per year. As shown on the map, and to be included in the covenants and restrictions, this proposal is for retirement age home buyers. The developer will sell a fully developed, landscaped lot including a factory built home on foundation. As we are in the process of preparing a report to address the various impacts, we need your help. Please respond, at your earliest convenience, to the concerns you might have, if any. Sincerely, -Aeddl-; William W. Geddis, L.S. G.D.A. ENGINEERING, SURVEYING & PLANNING WWG/dm Enclosure WILLIAM W. GEDDIS JOHN D. CHRISTOFFERSON KENNETH C. LENHARDT :STATE OF CA,tIFORNIA—TRANSPORTATION AC DEPARTMENT OF TRANSPORTATION DISTRICT 3 P.O. BOX 911, MARYSVILLE 93901 (916) _741-4498 July 9, 1986 Mr. William Geddis G.D.A. Engineering 220 Grand Avenue Oroville, CA 95965 Dear Mr. Geddis: In response to your letter of June 19, 1986, tentative subdivision map for Linkside Place, The site is south of Highway 162, next to the GEORGE DEUKMEJIAN, Gobmor 03 -But -162 P.M. 12.6 Linkside Place Caltrans has reviewed the a 243 -lot retirement community. Table Mountain Golf Course. We are concerned about additional vehicle trips on Highway 162. The majority of the trips would be to and from Oroville; therefore, most of the inbound trips would require left turns. Caltrans would require left -turn channeli- zation on Highway 162 at the project entrance, as well as standard public road approach tapers. A standard.private road approach should be constructed for the emergency access road. An encroachment permit would be required by Caltrans in order to construct these improvements. We recommend the wide .median island at the entrance be revised. A narrower median would be less confusing and reduce wrong way movements. Finally, the environmental assessment should address non -State source of funding for all necessary roadway improvements. If you have any questions, please contact Mrs. Jeannie Baker, telephone (916) 741-4498, or Mr. Jim Brake, Transportation Engineer, telephone (916) 741-4363. Sincerely, Jeffrey M. Loudon Chief, Environmental Branch RECEIVED G.!?.A. KCL J DD WWG _._-....�_ WO# LOrl �? . BUTTE COUNTY MOSQUITO ABATEMENT DISTRICT DISTRICT OFFICE AT 5117 LARKIN ROAD WILLIAM E. HAZELTINE, PH.D. CORNER OF OROVILLE AIRPORT OROVILLE, CALIFORNIA 95965 MANAGER - ENVIRONMKNT 4 LIST ON LARKIN ROAD PHONE 1916) 6336038 U2-7350 June 24, 1986 Mr. William Geddis, L.S. 220 Grand Ave.. Oroville, CA 95965 Re: Linkside Place:tentative proposal comments (AP 30-26-21'& 26) Dear Bill: We have looked at your tentative subdivision proposal and we make the following comments: 1. This location is about 1 mile away from a new Fish and Game project at the end of Wilbur Road which intends to impound about 8 acres of shallow water for duck enhancement. It is our judgment that the altered conditions will also create good mosquito breeding habitat for such species as Culex tarsalis, the encephalitis mosquito. 2. The proposal to try to create conditions in the storm water retention pond area for mosquito fish production will require conditions to be placed on the property or home owner's association, to be sure this area is maintained so it does not produce mosquitoes. As your plans progress, we should discuss alternative proposals for management of this area. This area gets very hot, and mosquito fish survival will take a dedicated effort, in order to get them to survive. 3. If land is developed for housing west of the Oroville Airport, the value of the agricultural land should go up. We are concerned that increasing land values by neighboring land development could force a return to irrigation of land which is now dry�for pasture of livestock. Our past experience shows that irrigation of land can create a high risk for pasture mosquito production in areas less than 1 mile from the proposed subdivision. Pasture mosquitoes can be a severe problem for any out door activities. 4. In retirement communities, we expect t.o have an increased incidence of people with -respiratory problems, which would make the use of pesticides for effective. area wide mosquito 'control more difficult. In addition, and because of the proximity of this area to Culex breeding areas, we would expect an increased risk of St. Louis encephalitis,'which traditionally is more severe in older people, which would increase the need for mosquito control at the same time there would be more problems associated with such control. It is my understanding that this area would have to be rezoned. It is presently under County AR6 zoning, but would be requested to be annexed to the City of Oroville and rezoned PD/RI. Therefore, I'm sending copies of my comments to the City and County so these comments can be considered in the planning process. As your plans develop, we would appreciate being kept up to date. Sincerely, William E. Hazeltine, Ph.D.,R.P.E. Manager/Environmentalist WEH/db • CITY OF OROVILLE • ENVIRONMENTAL EVALUATION GUIDE I A. BACKGROUND I . Name of Proponent (n): Fuller Development,- Inc. ------------ -----------------------------c10 _ GDA ------------------------------- 2. Address and Phone Number of F'roponent (-,): 533_2068_ ____________ ------- 220 Grand Avenue ------------------------------------ ----_-_ Oroville,_ CA 95965 --------------------- ------------------------------ ------------------------------------------------=------------------- Name of Proposal/Project Description:General PlanLandUse _ - - -__ -_Amendment, Change of Prezone, Annexation, and.Tentative Subdivision Map for Linkside Planned Retirement Community --------------- ---- 4. Guide Prepared by: _ City of Oroville Planning Department 5. Date Prepared: ----- May 2, 1986 ------------------ -----_----- 6. Determination: -----Environmental Impact Report ------------------------------------------- B. MANDATORY FINDINGS OF SIGNIFICANCE 1. Does the project have the potential to degrade the quality or' the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife -population to drop below self-sustaining levels, threaten to eliminate -a plant or animal community, reduce the number or restrict the range of a rare or endangered animal, or eliminate important examples of the major periods of California history or prehistory? YES MAYBE � _ NO 2 Does the project have the potential to achieve short-term, to. the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) YES MAYBE �_ NO Does the.project have impacts which. are indivi.dually limited, but ctamul ati vel y consi derahl e^ YES ✓ _ IlAYDE* NO _ 1 4.. Does the prct have environmental e&cts which will cause substantial advere effects on human beings, either directly or indirectly? YES MAYBE _ NO C. DISCUSSION OF ENVIRONMENTAL IMPACTS See attached sheets. No discussion. D. DETERMINATION On the basis of this initial evaluation: 1. We find that the proposed project COULD NOT have a significant effect on the environment. A NEGATIVE DECLARATION will be prepared. 2. We find that although the project could have a significant effect on the environment there will be no significant effect, in this case because the mitigation measures described on the attached sheets have been added to the project. A NEGATIVE DECLF`RATION will be prepared. We find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REF•01=%T is required. CITY OF OROVILLE DATE: ------------------------- BY: --------------------------------- E. 'ENVIRONMENTAL IMPAC• • i Explanations of al -1 "yes" and "maybe" answers on attached sheets. YES MAYBE NO 1. EARTH. Will the proposal result in: a. Unstable earth conditions or changes in geologic substructures"' �✓ b. Disruptions, displacements, compaction, or overcovering of the soil? ✓ C. Change in topography, or ground surface relief ✓ features? d. The destruction-, covering, or modification air / any unique geologic or physical feature? J e. Any increase in -wind 'or water eron-i on of soils, either on or off the site? ./ f'. Changes in deposition or erosion of beach sands, or changes in siltation, depositions or erosion which may modify the channel of a river or stream, or bed of the ocean, or any bay, inlet or lake? ✓ g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure, or similar hazards? ✓ 2. AIR. Will the proposal result in: a. Substantial air. emi-ssi ons or deterioration. of ...ambient air quality? b. The creation of objectionable odors? C. Alteration of air movement, moisture or temperature,. or any change in climate, either locally or regionally? ,/ �. WATER. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine - or- -fresh waters? b. Changes in absorption rates, drainage patterns,. or the --rate and amount of Surface water rur-10f f'r ✓ C. Alterations . to the course 'or f 1 ow of f 1 ood waters? •YES MAYBE I'JO d. Change' in the amount of surface water in any water body? e. Discharge into surf ac.e water, or in any alteration of surface water qu<<lity, including but not limited to temperature, dissolved oxygen, or � turbidity? .f. Alteration to the direction or rate of flow of -ground -waters? . g. Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an acquifer by cuts or excavations? h. Substantial reduction in the amount of water otherwise available for public water Supplies".' i. E::posure of people or property to water rEla'ted hazards such as flooding or- tidal waves c1 4. PLANT LIFE. Will the proposal result in: i a. Change in the diversity of species, or number of species of plants (including trees, shrubs, grass, crops, and aquatic plants)? ,__— b. Reduction of the numbers of any unique, .rare, or endangered species of plants? C. Introduction of new species of plants into an area, or in a barrier to the normal replenishment of existing species.:' d. Reduction in acreage of any agricultural crop? ___ 5. ANIMAL LIFE. Will the proposal result in: a. Change in the diversity of species, or numbers of animals (birds, land animals including reptiles, fish and shellfish, benthic organisms, or insects)?_ -- b. Reduction of the numbers of any Unique, rare, or endangered species of animal'? c. Introducti On . of new speci es of ani mal s i nto an area, or result in a barrier to the riigration or movement of ani mals^ d. Deterioration to existing fish nr wildlife: . habitat.? J _ 6. NOISE. Will the proposal result in: - 4 • YES MAYBE NO a. Increases in'area noise levels? ✓ b. E:;posure of people to severe noise levels"' ___ ___ _✓ 7. LIGFIT AND GLARE. Will the proposal produce new light or glare"' e. LAND USE. Will the proposal' result in substantial alteration of the present or planned land use of an area? ✓ 9. NATURAL RESOURCES. Will the proposal result in: a. Increase in the rate of use of any natural resource? b. Substantial depletion .of any nonrenewable natural resource? 10. P%ISK OF UPSET. Will the proposal result in: a. A risk of e;;pl osi on or the release of hazardous substances (including, but not limited to oil, pesticides, chemicals, radiation) in the event of an accident or upset condition? b. Possible interference with an emergency response plan, or an emergency evacuation plan'' 11. POPULATION. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area'' 12. HOUSING. Will the proposal affect existing housing, or create a demand for additional housing".:' 13. TRANSPORTATION/CIRCULATION: Will the proposal result in: a. Generation of substantial additional vehicular - traffic b. Effects on a:;isting parking facilities, or demand for new parking? C. Substantial impact.upon existing transportation systems? d. Alterations to present patterns of -circulation" or movement of people and:or goods? .. e. Alterations to waterborne, rail, or air C .J ' • • YES MAYBE NO traffic^ I f. Increase in traffic hazards to motor vehicles, bicyclists, or pedestrians^ ./ 14. PUBLIC SERVICES. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of they following areas? a. Fire protection? b. Police protection? C. Schools? d. Parks or recreational facilities? e. Maintenance of public facilities, including roads? f. Other governmental services? _ ✓ __� __I 15. ENERGY. Will the proposal result in: a. Use of substantial amounts of fuel or energy? ___ --- __b.. b..Substantial increase in demand upon existing sources of energy, or require development of new sources of energy? 16. UTILITIES. Will the proposal result in a.need •for_new_systems, or substantial alterations to the following utilities? a. Power or natural gas'? b. Communications. systems? C. Water? d. Sewer or septic tank".1 e. Storm water drainage? f. Solid waste and disposal", 17. HUMAN HEALTH. Will the proposal result in: a. Creation of' any health hazard or potential_ health -hazard-,-.e;;cl udi ng n►ental health"' b. E;;posure of people to potential health hazards'' _V/ 6 7 YES ' MAYBE NO I 1Q. AESTHETICS. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will' the proposal result in 'the creation of an aesthetically ofiensivE site open to F)ublic view? 19. RECREATION. Will the proposal result in an impact upon the quality or quantity of existing / recreational opportunities? ___ __✓_ ___ 20. CULTURAL RESOURCES. a. Will the proposal result in the alteration 'of or the destruction of a prehistoric or historic archeological site? b. Will the -proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure or object? C. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? ✓ d. Will the proposal restrict e=xisting religious or sacred uses within the potential impact area? ___ 7 r WER DEVELOPMENT, INC. • INTITIAL STUDY FOR GENERAL FLAN LAND USE AMENDMENT, PREZONE CHANGE FOR LINKSIDE PLACE, A PLANNED RETIREMENT COMMUNITY INTRODUCTION The proposed project consists of a General Plan Land Use Amendment, prezone change, annexation, and subdivision of.Z'.7.4'.2` acres for a proposed planned unit development mobile home subdivision. The General Plan Land Use Amendment is from RUral Residential -to Low Density Urban Residential; prezone change, is from AR -5 (ACIri cultural Residential 5 Acres) to PD/R-1 (Planned Unit Development Single Family Residential)'. - The subdivision would divide the 7,7.42" acres -to allow' for 2`4Z. mobile home lots, club house, and common areas. . This' Study is intended to disclose and discuss environmental concerns associated with the land use amendment, prezone change, and subsequent development of the property. Based on the information in this study, public comment, and other I::nown information; an assessment of environmental impact's will be made to determine the mitigation ffleaSL.rres and environmental documents needed for the project. PROJECT DESCRIPTION A. LOCATION. The property is located adjacent to the west boundary of the Table MOU11tai n Golf Course, south of Oro Dam Boulevard W v S t (State Route 16?). The property to the west and south is vacant; rolling pasture land. >B. OBJECTIVE. The project is being initiated to allow a mobile home planned Uni t development Subdivision aimed at retired pc_opI em who enjoy golfing. f=lz,nned i..init development zoning requires as miniinUm of 46of the gross properly be r-eservrd and devoted to open space. ENVIRONMENTAL SETTING A. NATURAL. The site terrain is rolling pastUre land and drains to the southeast corner of Parcel�� ►-C:�-�:�-� rL'6. The h ii_:Ihest i on on the si to is •178' , arid the lowest 164'. Vegetation consists of grasses common to pzisture land:`, Ani m«1 1. i.fe consists of rabbits, rodents, reptiles and birds. There .arc! n'o' knowri endangered species of plant or~ animal life on the site. The Cirovi 1 1 e area. isk-ub j ect to seismic act i ty. The Ina;c i fflUIT, anticipated activity is between VI and VIII on the Nercali Scale (C to 7 on the Richter Scale). B. CULTURAL. The area is developed wi tl­r a r?ol f course, e,i rport. , ranch across; Oro Dam Boulevard to the north, and vacant FIa=tUre land. Commercial services are available within 2-1/2 miles. Primary access. is Oro Dani Boulevard West (Btate Route A 10" water- line ends at the entrance to the qol f course. Sevier i 5 presently being extended to the airport. Power and phone service are available, and gas transmission lines are in Oro Dam Boulevard. ENVIRONMENTAL IMPACT DISCUSSION EARTH. Grading and construction of improvements will result in disruptions, displacement, compaction, and overcovering of th= soil. This will also result in changes in topography and=•.grOUnd Surface relief features. Wind and water erosion may occur durinq construction of improvements. The. Orovi l le area is Subject to seismic activity. AIR. Increase traffic in the area as a result of the project may affect air quality. Air movement may be altered when structures are in place. WATER. Construction of impermeable surface=_ will change absorption rates, drainage patterns, and the rate and amount of surface water runoff. The course of flood waters may be altered. PLANT LIFE. Grading of the site will result in destruction of native vegetation. New species of plant life will be introduced thr0uUl1 landscaping. Pasture land would be reduced by 77'.7.42` acres. ANIMAL LIFE. Construction activity will cause animals to migrate to adjacent vacant land. Domestic animals such as dogs and cats will be introduced into the area upon occupancy of the project. NOISE. Area noise levels will increase during construction of improvements. Upon occupancy of the units, a nominal increase in noise levels from home use and traffic noise will result. LIGHT AND GLARE. Street lighting will be installed on all interior streets. Street lights al on with rEr: si dr_nti-a1: 1 i ghti ng (entry lights, low -profile landscape lighi.:s, patio lighting, etc.! will introduce new illumination into the area. LAND USE. The project wi l l r - PCI Lri I -e a General" Plan Lamy Use Arnendmont . NATURAL RESOURCES. The could indirectly c. LASO? i n c r e a s e d consunipt.i on of ptetr. of euro products s;i nce motor vehicles' -are • the likely means of transportation for . -_;hopping, etc. _ ' MateriO;ls U_.&d In construction of i mproverirents will constl tLutte a once -time commi trnent of natural resoLrr-ces. 14 i RISK -OF UPSET. The e is located near the ovi 1 1 e Ptuni t=i p�;l 'Airport but not under ck:e-of 7 or approact. paths. P'OP'ULATION. The Orovi 1 1 e Genera;: F1 a.. projected 2. �5 persons per household in 1985. Using this figure, this development COuld result ii-, the location of 607 persons in a previously open and undeve 1 oiled area. This figure may be high since the proposed project is aired at retired people. HOUSING. The i nstal.l ati on of 247' mobile units at this location may have an affect on existing housing units, although new housing starts have not reached the need projected in the General.Plan. TRAFFIC/CIRCULATION. The General Flan estimates 10 vehicular trips per day per unit for single family residences. Using this esti lr-jate, the project could generate 24ZO trips per day. The increase in traffic and the associated hazards would be substantial, and may trigger installation of a traffic signal at Lar 1 i n Road and Oro Dam Boulevard West (State Route 162). PUBLIC SERVICES. 1. Fire' and Police Protection: This projectcould have a significant impact on these services because of its location. 2. Schools: No significant impact. 3. Parks and Recreation Facilities: A club house and swimming pool are included in the project. Park Development Fees at the rate of $120 per unit will be collected at the time building permit; EAre issued. Impact on recreation should not be significant. 4. Maintenance of Public Facilities, including Roads: Gtate Route 162 is maintained by the State of California. Interior streets and commonareas are privately owned and will be, maintained by the Homeowners' Association. 5. Other Governmental Services: During construction of improvements, additional demands will be placed on 'the Building .and Public Works Departments for plan check: and inspection services. ENERGY. The proposal will reSult in increa=sed consumption of el ectri c.i ty and natural gas. ' Seryl ces L•ai 1 1 have to be extended underground to provide service to individ1.1al lots: UTILITIES. 1. Power and NZ+tUral Gas: Available at r_�rn Liam E{oul award 'West 2. Communi C at ons,: "rel. ephone servi ce i s avai .l ab 1 e ;at Oro Dam Boulevard West. Tei cable service ends at 18th I -Street: W kt, A *10" TID water line ends at the entrance to the • golf course, and will have to big extended to meet 'fire flow requi refTiunts of the Orovi11e Fire Department and domestic water service requirements. • • 4. Sewer: A sewer line i s presently being constrUCtUd t(:; i:hE_ airport. This line wou1 d also have to be extende(J to sE,rve trr proposed development. 5. Storm Water Drainage: Drainage improvements -7 shall comply w:i t1 City and State of California Cori strLIC "Ll on Standards, and any dr:ai rltACie studies for the area. 6. Solid Waste.and Disposal: Served by private scavengers. HU11AN HEALTH. Residents of the mobile home subdivision may be disturbed by air traffic. AESTHETICS. Planned unit development' plans are subject to review and approval by the Planning Commission and City Council. RECREATION. No significant impact. CULTl11;AL RESOIJRCES. No significant impact. R ECONOMIC IMPACT ANALYSIS ON CITY OF OROVILLE ESTIMATED COST OF PUBLIC SERVICES AFFECTING THE CITY OF OROVILLE: One time costs that will most probably occur 12 to 48 months after approval of project. Police - 12,000.00 (one additional vehicle) Fire - No cost Public Works - No cost, inspection fees should cover costs. Parks - No cost, park fees in the amount of $30,875.00 with no expenditures!• Anticipated annual costs for public services to serve the needs of an ultimate population of 600±. Population increases are expected to occur in annual increments of 120 over a five year period beginning in 1987. Police - 407 of one officer, $18,000 (including salary and fringe) Fire - 40% of one fireman, $12,000 (including salary and fringe) Public Works - no maintenance - no cost Parks - no cost As the project is proposed, all costs associated with planning is borne by the developer. Finance and administration cost increases should be minimal. Total annual costs are projected at $30,000/year to be phased sometime in the next three years as need occurs. Estimated revenue derived from Linkside Place, assuming 600 residents at full build -out: Property Taxes - (13,000,000 x'.01) x .24 = 31,200.00 Motor Vehicle In lieu 16,800.00 Gas Tax 2107.5 1,580.00 Gas Tax 2107 5,370.00 Cigarette Tax 2,900.00 Utility Tax . 12,350.00 Total Estimated Annual Revenue $70,200.00 Additional revenue's resulting from sales tax, due to increased shopping, will result but are difficult to estimate.