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BUTT E COUNTY CALI FORNI A
RESOLUTION OF THE BOARD OF -SUPERVISORS OF THE.COUNTY OF BUTTE APPROVING
THE ADOPTION OF A SPECIFIC PLAN TO IMPLEMENT THE BUTTE COUNTY GENERAL
PLAN.
WHEREAS, the Butte County Planning Commission has initiated
preparation of a Specific Plan for the East Avenue,Corridor,. for that
property identified on Page 7 of Exhibit A-1 attached hereto; .and
WHEREAS, the proposed Specific Plan. has been studied and
reviewed by the Butte County Planning Commission and a -public hearing
held pursuant to law, at which time all interested persons were heard;
and
WHEREAS, the Butte County.Board of Supervisors has considered,'' _
the contents of the Initial.Study (Environmental Checklist - Appendix .
F)'and Negative Declaration for the Specific Plan .as described above
attached hereto as Exhibit A-2 pursuant to the California Environmental
Quality Act; and
WHEREAS, the Butte County Board of Supervisors finds that the
proposed Specific Plan and subsequent ..development could not have a
significant impact on the environment; because development standards.
outlined in the plan tie land use density and, intensity to
infrastructure capacity; and infrastructure improvements offset traffic'
increases; and
WHEREAS, the' Butte County Board of' Supervisors has held'.
hearings on the Specific•Plan at which time all interested persons were
heard; and
WHEREAS, the Specific Plan is supported by area residents and.
addresses their concerns; and .A
WHEREAS, the Butte County Board of Supervisors finds the
proposed Specific Plan as shown on Exhibit A=1 complies with the
policies of and implements the Butte County General Plan specifically:'
1. East Avenue will remain free of unnecessary:
intersections, driveways, on -street parking. and traffic
overloads.
2. New land divisions and development will be held
responsible for their fair share of off-site road
improvements needed to handle .traffic -increases they
cause.
3. Properties will be designated for' residential
development where infrastructure can be made available.
4. Non-residential uses will be allowed.where noise levels
exceed 60.dB.
5. Buffers and fencing will 'be required between
residentially Zoned property and non residential uses.
NOW, THEREFORE, BE IT RESOLVED.that the Board of Supervisors
does hereby adopt and certify the Negative Declaration for the Specific "
Plan pursuant to the California Environmental Quality Act.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Specific Plan
attached hereto as Exhibit A-1 is hereby adoptedand approved by the
Butte County Board of Supervisors.
NOW, THEREFORE, BE IT FURTHER RESOLVED that a Specific Plan
fee shall be assessed at the time of building permits pursuant to.
Appendix B.of Exhibit A-1.
PASSED AND ADOPTED by the Butte County Board of Supervisors
on the 26th day of July 1988, by the following vote:
AYES: Supervisors Dolan, Fulton, McLaughlin, Vercruse and
Chairman McInturf
NOES: None _.
ABSENT: None
NOT VOTING: None
HA CEL 'cINTURF, CHAIRMANY.
Butte County Board of S rvisors
ATTEST: .MARTIN J. NICHOLS Chief Administrative.
Officer nd Clerk of the Board
:.
By-
EAS T AVENUE S P E C= F 2 C, P LAN
BUTTE•COUNTY.BOARD OF.SUPERVISORS
,'Haskel McInturf, Chairman, First District
Jane Dolari, Second District Karen Vercruse, Third District
Ed.McLaughlin, Fourth District Len.Fulton,.,Fifth District
• BUTTE COUNTY PLANNING COMMISSION
Bob Lynch, Chairman, Fourth District
Carl Walter, First District Allan Forbes, Third District
"Nina Lambert, Second District George Peabody, Fifth'District
BUTTE COUNTY PLANNING DEPARTMENT
B.A..Kircher,; Director
Bill Turpin, Senior Planner David Hironimus, Assoc. Planner
Laura Tuttle, Assoc. Planner Paula Leasure, Assoc. Planner
Brent Moore, Assoc. Planner Craig Sanders, Planning Tech.
Craig Stanton, Planning Tech. Lynn Richardson, Sr: Steno Clerk
Susan Sears, Sr.'Steno Clerk Jill Cervantes, Steno Clerk
STAFF ASSIGNED TO PLAN:, �.
Laura Tuttle, Susan Sears, Craig Stanton
July 1988
CONTENTS
VI. PERSONS AND ORGANIZATIONS CONSULTED . . . . . . . . . 53
APPENDICES
A. Butte County Reimbursement Agreement
B. Fee Schedule
Page
I.
INTRODUCTION .. . . . . . . . . . . . . . . . .
1
II.
THE PLAN . . . . . . . . . . .. . . . . . . . .
. . 4
A. Goals . . . . . . . . . . . . . ... . . . .
. . 4
B. Policies . . . . . . . . . . . . . . . . . .
. 4
C. Proposed Land Uses . . . . . , . . . , , , , ,
, , 5
D. Implementation . . . . . . . . . . . . . . .
6
1. Land Uses. . . . . . . . . .. . . . . . . , .
.. 6
2. Zoning . . . . . . ... . . . . .' . . . . . ....
6.
3. Development Standards .. . . . . . . . .
6
4. Financing . . . . . ... . . . . . . . . . . . .
. 18
III.
EXISTING SETTING . . . . . . ... . . . . . .. . . .
21
A. Land Use . . . . . . , . . . . . . . . . . . . . .
. . 21
B. Circulation . . . . . . . . . . . . .. . . . .
22
C. Infrastructure . . . . . . . ... . . . . . . . . .
. . .3T
D. Spheres of Influence . . . . . . . . . ... . . ., . . .
. . 42
E. Noise . . . . . . . . .. ..
42
F. Population and Housing Characteristics . . . . .'. . .
. . 45
G. Open Space and Conservation . . .. . . . . . . . . .
45
IV.
APPLICABILITY TO THE BUTTE COUNTY GENERAL PLAN . .
_ 49
A. Land Use . . . . . . . . . . . . ... . . . .
. . 49
B. Circulation . . . . . . . . . . . . . . . . . . .
. . 49
C. Housing . . . . . . . . ... . . . .... . . . . .
49
D. Noise . . . . . .... . . . . . .
49
E. Open Space and Conservation . . . . . . . . .'
49
F. Safety, Seismic Safety and Scenic Highways . . . . .
. . 50
V. .
REFERENCES . . . . . . . . . . . . . .
5.2
VI. PERSONS AND ORGANIZATIONS CONSULTED . . . . . . . . . 53
APPENDICES
A. Butte County Reimbursement Agreement
B. Fee Schedule
LIST OF FIGURES
Figure
Page
1.
Regional Location Map . . . . . . . . .... . . . . . . ,
2
2.
Specific Plan Boundary . . . . . . . . . . . . .
. . . 3
3.
Land Use Map . . ... . . . . . . . . .. . .. . . . .
. . . 7
4.
Recommended Zoning . . . . . . . . . . . . . . . .
8
5.
Existing Road Widths . . . . . . ..
. . 11
6.
Future Road Widths . .. . . . . . .. . .
. . . 12
7.
Sound Wall Concepts . . . . . . . . . . . . . . .
. . . 18
8.
Existing ' Zoning . . . . . . . . . . . . . . . . . .
. . . 23
9.
Area Traffic Circulation . . . . . . . . . . . . . .
. . . 25
10.
Year 2000 Daily Traffic Demand . . . . . . . . . .
27
11.
Percentage Increase in Traffic Demand to Year 2000
28
12.
Recommended Street System at Full Buildout . .. . .
. . . 29
13.
Twenty -Year Improvement Plan to Year 2000 . . . . ... .
. . . 30
14.
Drainage -..Facilities . . . . . . . . . .
34
15,
Drainage District Boundaries . . . .... .
. . . 35
16.
Sewer Lines . . . . . . . . . . . . . . . . .
37
17.
Sewer Improvement Costs . . . . . . . . . . . . . . .
. . . . 38
18.
Unit Costs for Sewer Improvements . . . . . . . . .
. . . 39
19.
Water Mains . . . . . . . . . . . . .
. . . 40
20.
Nitrate Concentrations . . . . . . . . ... . . .
. . . 41
21.
County Service Area 40 (Street Lighting) . . .
. . . . 43
22.
Conceptual Noise Levels . . . . . . .. . . . . ... . .
44
23.
Census Tracts . . . . . .. . . . . . . . ..
47
I. INTRODUCTION
East Avenue has been and will continue to be an urban arterial serving
the entire Chico community. It is the only arterial connecting both
Highways 99 and 32 -with North Valley Plaza, Chico's regional mall.
Traffic has supported a flourishing commercial trade in the vicinity of
Cohasset Road to the -benefit -of the entire community. Traffic volumes
have had a positive effect on commercial property values, and a purported
negative effect on residential values. Residences with East Avenue
frontage have borne a disproportionate share of the negative impacts
associated with traffic, namely pedestrian and bicycle hazards, noise and
dust. Traffic has also reduced perceived privacy and safety levels.
East Avenue has had a limited success in sustaining or promoting
small-scale single-family residential development. Older residences have..
converted to duplexes, commercial (west of Cohasset Road), commercial via
home occupation, or commercial without permits. Numerous residents have
expressed an interest in continuing the commercialization of East Avenue.
However, there are limitations to doing so, including access, traffic
flow, pedestrian safety, insufficient infrastructure and aesthetics.'
These issues will be addressed in a Specific Plan..
Encompassing approximately 185 acres, the Specific Plan embraces frontage
properties on the north side of East Avenue from -North to Ceres; frontage
properties from Ceres.to Mariposa; 700. feet on both sides of East Avenue
from Mariposa to Cactus; tapering on the south to conform with Pleasant.
Valley High School's property line and Manzanita Avenue; and both sides
of East Avenue from Cactus Avenue east 1200 feet. Figures 1 and 2 show
the regional location and project boundary.
1
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II. THE PLAN
A_ rnalc
* Protect -area residents from increasing ambient noise levels.
* Provide safe walkways and bicycle lanes to area schools..
* Secure adequate infrastructure to support all existing and
proposed developments.
* Maintain and protect the traffic capacity of East Avenue.
* Plan for widening of East Avenue.
* Promote land uses around schools which will not be major traffic.
generators or attract students dulring school hours.
* Improve the aesthetics of the East Avenue corridor.
B. Policies
* Allow professional uses along East Avenue where traffic noise
makes the property unsuited to low-density residential uses.
* Lands designated for professional uses shall be separated from
residential districts by a 6.5 -foot sight=obscuring fence along
the common property line(s).
* A bicycle lane shall be striped in the ,right-of-way along the .
north side of East Avenue. The north side was chosen pursuant to
long-term'school projects showing students coming from north of
East Avenue.
* Upon development, conversion or expansion of any use within the
corridor full infrastructure improvements shall be provided by
the developer. Infrastructure includes: community water, sewer,
drainage, road improvements, curb, gutter, sidewalk (if
applicable), fire hydrants, street lighting, parking and pro rata
share towards installation of traffic signals. In the event that
water, sewer, or drainage lines are unavailable, trunk lines to
district specifications and connectors shall be installed -along.
property frontage for eventual hookup.
* Eliminate all on -street parking along East Avenue.
* Each frontage parcel less than two acres created prior to
adoption of the plan shall be permitted one curb cut/access .onto
East Avenue. Parcels two acres or larger created prior to
4
adoption of the plan are permitted two curb cuts, provided a
300 -foot separation is provided between cuts.
* Access roads to be constructed where shown on the land use map to
the standard described in this text.
* All residential development shall be set back a minimum of 65
feet from the centerline of East, North, Ceres, Floral, Mariposa,
Ceanothus, Marigold and Cactus. Front yard setbacks from all
other roads shall be 50 feet. -
All professional and commercial uses shall be set back a minimum
of 55 feet from the centerline of the adjacent roads. Setbacks
apply to all structures, buildings and signs.
* Properties adjacent to or across from area schools should be
designated for professional office uses. Public and quasi -public
uses will be considered.with application fora use permit.
* Landscaping shall be installed between parking areas and
sidewalks along public rights-of-way.
* Meandering sidewalks separated from the curb may be employed to
preserve large trees or improve aesthetics if landscaping is
installed on both sides of the sidewalk.
f
* Commercial encroachment into residential areas north and south of
East Avenue will be discouraged.
C. Proposed Land Uses
A mix of professional offices, residences and public uses will be allowed
throughout the corridor. All of these uses are compatible in terms of
noise generation, traffic, hours of operation and architectural scale.
The R -P Zone will be.applied to all lots not now in public use. Public
property will be zoned P -Q. All properties will be subject to the
development -standards and design criteria as set.out.in the
implementation section of this document. Landscaping standards, -floor
area ratios and fencing will enhance the compatibility of these uses,
improve the aesthetics of the East Avenue corridor and protect properties
outside the Planning Area from negative externalities resulting from plan
development.
Under limited., select circumstances, neighborhood commercial uses will be
considered. A small neighborhood center serves neighborhoods in the
immediate vicinity. Typical uses include a pharmacy, shoe repair,
grocery, book and stationery store, and hairdresser. Neighborhood
centers will be considered on .a case-by-case basis, and require both a
General Plan Amendment to Commercial and a rezone. Commercial uses must
meet all standards specified in the Specific Plan, and be located east of
Mariposa Avenue.
5
"Professional" as herein defined is a person engaged in one of the
learned professions of the social or physical sciences. Examples of
professionals include, but are not limited to:
Accountants
Geologists
Archaeologists
Hydrologists
Architects
Optometrists
Attorneys
Physicians
Biologists.
Planners
Consultants
Psychologists
Dentists
Soil Scientists
Electrologists
Surveyors
Engineers
Professional uses include the offices for all of the above professions, -
insurance agents, real estate agents, and financial services not
including banks.
D. Implementation
1. Land Uses: will be as shown on the land use map, Figure 3.
2.. Zoning: will be as shown.on Figure 4. See the Butte County Zoning
Ordinance for the text of the R -P and P -Q zoning districts...
3. Development Standards: The following development standards shall
apply in the Specific Plan. where Specific Plan -standards' -conflict with
or are more or -less restrictive than other County policies, the Specific
Plan standards shall prevail.
a. Buffers -= All professional or.commercial uses shall be separated
from any residential zone by a 6.5 -foot sight -obscuring fence.
All professional or commercial uses shall be separated from any
quasi -public use by a heavily landscaped five-foot strip, or a
six-foot .solid board fence. Fence height may be reduced if the
Department of Public works determines it is necessary for safety.
b.. Height and bulk controls -- Maximum building height: one story
but not to exceed 35 feet. Gross floor area (.g.f.a..) of any
professional use shall not exceed 25% of the site area for lots.
up to two acres, and 35% for lots of two acres or larger.
Commercial uses. require a minimum of 4 acres, of -which 70% may be
overcovered by .impervious surfaces. These figures represent the
maximum building area possible while providing for setbacks,
parking, and tying estimated traffic generation to carrying
capacity of area roads.
Structures which do -not now meet the g.f.a.- ratio will be allowed
to convert only if all of the following conditions are met:
1) A variance has been secured from the Planning Commission.
6
c.
2) All other standards can be met, including but not limited to:
a) Parking
b) Infrastructure (drainage, sewage, etc.).
C) Access
d) Landscaping
e) Fencing
f) Setbacks
Infrastructure
1) Community water --community water shall be required to serve
any'development.
2) Community sewer =- comply with Nitrate Action Plan. New
developments shall be required to install frontage
improvements and stub out lines if services cannot be
immediately extended. Maximum sewage generation is
approximately 1000 gal/ac/day on septic systems. (Where*
State Water Quality Control permits are required, sewage
generation may be limited to 350 gal/acre/day.) As trunk
capacity -becomes available, all properties shall hook up to.
community sewer. With community sewer, sewage generation
shall not exceed that expected by development of 6 dwelling
units per acre.
3) Drainage -- comply with Nitrate Action Plan. New developments
shall be required to install community improvements described
in the Brown and Caldwell plan and annex.to Chico, or annex
to or form a'County Service Area for drainage. It should be
noted that the Brown and Caldwell.plan is very general and
will need to.be augmented by site-specific engineering
studies.
Runoff generated by any development shall not exceed that
expected by 6 dwelling units per acre. Runoff shall be
calculated using the rational formula where: Q = CIA.
C- Runoff coefficient for type of project as adopted by
the Board of Supervisors for the Chico Urban Area
(design standard is C = .5).
I = Standards -D-3 on file with the Butte County
Department of Public. -Works.
A = Acreage.
The above drainage flow is the maximum permissible for a
given acreage. It may be allocated or distributed over a
single parcel in any fashion.
V
4) Fire hydrants are required at 300- to 500 -foot intervals as
determined by the California Department of Forestry. All
development shall meet the requirements of the Butte County
Fire Department (CDF).
5) Roads -- buildout of area roads has been anticipated by
proposed land uses and setbacks. Roads -shall be built to_the
standards shown on Figures 5 and.6.
Developers shall be responsible for installing all of their
frontage improvements prior to occupation of the.structures.
Figure 6 shows the proposed road standards for major roads in
the planning area. The right-of-way requirements incorporate
10 feet on each side of the pavement for landscaping and
sidewalks.
All building permits for professional, commercial or
institutional uses, or land divisions creating parcels less
than one acre, shall require the installation of curb; gutter
and sidewalk (if not already existing).
Access to parking lots serving professional uses shall be a
minimum.of 12 feet paved width from the public road.
6) Traffic signals -- Signals shall be installed at every East
Avenue intersection. The.need for these signals has been
established by the Chico Urban Area Transportation plan.
Developers are assessed for their fair share of the -cost of
installing traffic signals. Fair share is determined by the
Director of Public works based on traffic generated by the
project as a percentage of existing traffic volumes.
d. Land division design criteria -- in addition to the adopted
Subdivision Ordinance of.Butte County, the following standards
shall apply:
No new encroachments onto East Avenue, excepting as provided
under Paragraph 1. below, shall be created as a result of land
division activities. Property owners may relocate any existing
encroachment by permit.
New residential lots shall not front on East Avenue or the
adjoining north -south streets.. Lots shall be oriented toward
interior streets.
Developers shall construct a fence along the sides and rear of
any new residential lot/use.
e. Landscaping should be included in any project' design to create,a
pleasing appearance from both within and off the site. Site
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EAST AVENUE SPECIFIC PLAN SCALE' I-:800'
RIGHT OF WAY / PAVEMENT WIDTHS EXISTING ROAD WIDTHS ®®� CURB, GUTTER, AND SIDEWALK
IN FEET FROM CENTERLINE
CURB, GUTTER, AND SIDEWALK ABSENT •'O°'• GUTTER ONLY® SEE FIGURE 6
FROM MARIGOLD TO MANZANITA
FIGURE 5
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landscaping should be utilized to promote the character of the
city, particularly as demonstrated by large shade trees.
1) Retain and integrate native and mature trees and vegetation.
2) Landscaping should be planned as an integral part of the
project; and not simply located in left -over space after
parking and building siting.
3) Landscape planting shall include all of adjacent public
right-of-way, including planter strips, not improved with
street improvements.
4) Street trees, as specified by'the City of Chico Park
Department, shall be installed.
5) Landscaping -should be proportional to the building
elevations.
6) Provide dense landscaping to screen unattractive views and
features such as storage areas, trash enclosures, freeway
structures, transformers, generators, and other elements
which do not contribute to the enhancement of the
surroundings.
7) Landscaping should not be utilized to screen from view an
otherwise unacceptable building.
8) Provide landscaping within and adjacent to,parking.areas to
screen vehicles from view and minimize the expansive
appearance of parking areas. This landscaping is to include
shade trees which will shade fifty percent of the parking
area at maturity.
9) A 10 -foot landscaped buffer shall be installed on the project
site between any parking area -and public road. A'10 -foot
landscaped buffer shall be installed on the property line
between any professional use and the public road. The 10 -
foot standard may be reduced to 7 feet where the landscaping
is installed on rolling berms 3-5 feet in height.. A
reduction in the standard shall be approved by the zoning
Administrator or Planning Director...
10) A total of 30% of the entire parcel and 5% of the,gross
parking lot area shall be devoted to landscaping.
11) Landscape plantings should be those which grow well in
Chico's climate without extensive irrigation.
12) Provide deciduous trees along south and west building
exposures.
13
13) Ground cover should be of live plant material. Gravel,
colored rock, bark and similar materials are generally not
acceptable. Bark, when used, should be used as mulch.
Brick, cobblestone, textured concrete and similar hard
materials are acceptable when they relate positively to the
architectural components and materials used on the building.
14) Ensure that landscaping permits adequate sight distance for
motorists and pedestrians entering and exiting the site.'
15) All landscape plantings shall be of sufficient size and
intensity so that a mature appearance can be attained in a
reasonable time period.
16) Provide a permanent irrigation system where necessary.
17) Landscaping.adjacent to driveways and parking shall be
protected from vehicle damage through the use of curbs,
bumpers or other features.
f. Parking -- in addition to.the requirements of the Butte County
Code, as amended from time to time, the following shall apply.
Professional uses - parking provided on a lot -by -lot basis shall
be situated at the rear or side of the parcel, screened from
adjacent public rights-of-way (East, Floral, Mariposa, etc.).
An alternative to individual parking lots is one central lot per
block. It is suggested to reduce construction costs, increase
parking utilization, and improve facades.
A central lot for professional offices will be permitted under
these circumstances
* The lot is in the immediate proximity of professional
development.
* Pedestrian access is provided between the lot and
professional office buildings.
* The lot has safe vehicular access from a major public street
(Floral, Ceanothus, etc.).
* The lot serves properties with a minimum of 600 feet of East
Avenue.frontage..
* Proposed lot location shall be submitted to the Planning
.Director for approval.
* Lot to be constructed to Department of Public works
standards; surface shall be paved.
14
* Required access has been constructed and all other standards
met for each property the lot services.
* A district or property owners' association is formed to
maintain the lot.
To promote central lots, these incentives are offered:
* A-10% reduction in parking spaces otherwise required by the
zoning ordinance will be permitted.
* Twenty percent of the spaces may be compact (8' x 161).
* Maximum floor area ratios of 25% on lots up to'two acres and
35% on -lots of tw.o,acres and larger will be,waived-where
sewage and drainage facilities are provided by Chico or
through a district.
* These incentives may not be used -in conjunction with any
other development incentives.
g. Signs -- The following signs shall be allowed in the Specific
Plan area:
1) Residential uses: For residential uses, nameplates not
exceeding a total of one -(1) square foot in surface area
indicating the name of the occupant shall be permitted on
each dwelling unit.
2) Office complex: For professional office uses, identification
signs shall not exceed an aggregate total of twelve (12)
square feet in area. Such"sign(s) shall be either wall
mounted or ground mounted, not "exceeding seven (7) feet in
height.
3) Professional office use - in an office complex.: For a
professional office complex, complex identification signs and
directory signs shall not exceed an aggregate total of one
(1) square foot of sign area per 200 square feet of gross
floor area, with a minimum of twelve (12) square feet in area
and a maximum of forty (40) square feet in area allowed. In
addition, each of the professional offices within a
professional office complex may have signs, which.shall not
exceed an aggregate total of five (5) square feet in area.
Such signs for professional offices in an office complex may
only indicate the name and nature of the business, and may be
wall mounted or free hanging entirely within the building
overhang. All pole -mounted professional office complex
identification signs and directory signs are permitted within
required setback areas, provided each sign does not exceed
seven (7) feet in height above grade nor twelve (12) square
feet of surface area for any sign face.
15.
(a) Illumination: All professional office signs may be
illuminated by indirect lighting only.
4) Neighborhood commercial.use: Signs are permitted for retail
uses subject to the.following restrictions:
(a) Sign size: Identification signs with an aggregate total
area not,exceeding.one and one-half (1-1/2) square feet
per lineal foot of building frontage shall be permitted.
(b) Sign location: Exterior signs for retail and service.
businesses shall be flat against the face of the building
and shall not protrude beyond -twelve (12) inches from the
face to which attached. A maximum of twenty-five percent
(25%) of.the allowable sign may extend above the edge of
the roof, with no portion of the sign to be more than
twenty (20) feet above the adjacent ground surface.
h. Site requirements -- as specified for each zoning district. See
the Butte County Zoning Ordinance for the text of the R -P and P -Q
zoning districts.
i. Setbacks -- In addition to the adopted ordinances of the County,
the following shall apply:
Residential -- front yard setback shall be 65 feet from the
centerline"of East, North, Ceres, Floral, Mariposa, Ceanothus,
Marigold and Cactus; a 50 -foot setback from other roads. Side
yards shall be 5 feet from property lines, and rear yard setback
shall.be 15 feet.
Professional or commercial.-- front yard setback shall be 55 feet
from the centerline of the adjacent road. Side and.rear yards
shall be 5 feet except where the lot adjoins a residential..
district or construction will exceed 20 feet in height, in which
case side and'rear yard setbacks shall be 10'feet.
Signs shall be treated as structures for purposes of determining
setbacks.
j. Sound wall -- A sound wall shall be encouraged on East Avenue,
east of Mariposa, at the time of property development. The wall
will protect residents from the noise and intrusion of traffic.
The sound wall shall be 6.5 feet high, 8 inches thick, of masonry
block, slump stone or painted stucco of a light earth tone color
(i.e., sand, oatmeal, buff)'. Where the sound wall is constructed
at different times, consideration should be given to continuity
of'construction materials and methods. Building permits shall be
required for.the sound wall.
Construction plans for the sound wall shall be submitted to the
Department of Public Works and Building Department for review.
16
Where needed for sight distance, the wall may be decreased from
the recommended 6.5. -feet. Particular care shall be given to
sight distance and safety at intersections.
Any sound wall constructed shall be located on private property.
Figure 7 depicts design suggestions for the sound wall,.
k. Trash receptacles -- all trash receptacles shall be screened from
public view with fencing, landscaping or.enclosures.
1. Encroachments onto East Avenue -- Individual encroachments onto
East Avenue are discouraged. Access should be proided.by
alleys/easements from the north -south trending roads or common
driveways. Each lot of less than two acres legally created prior
to adoption of the plan shall have no more than one curb cut on
East Avenue. Lots legally created prior to adoption of the plan
that are two acres or greater are permitted two encroachments
onto East Avenue. An encroachment permit.must be obtained from
'the City of Chico for any new curb cuts on East Avenue.
M. Additional standards.for commercial uses
1) The property must be designated Commercial on.the County
General Plan and any applicable area or specific plan.
2) The property must have a Commercial zoning designation.
3) Minimum lot area shall be 4 acres.
4) The lot shall have a minimum of 300 feet frontage on an
arterial or collector as defined in the Butte County
Circulation Element.
5) Maximum overcovering by impervious surfaces is 70%, the
remaining 30% to be landscaped.
6) A 6-1/2 foot sound absorption wall of stucco, masonry or
similar material shall be constructed in compliance with all
setbacks on any property line which adjoins a residential
zoning district.
7) Noise generation from.activities conducted on site shall not
exceed sixty-five (65) decibels.at property line.
8) No uses may discharge smoke, dust, vibration or contaminated
water to the environment.
9) No use may involve hazardous materials or storage, of fuel.
10) Buildings to be designed, scaled and appointed to provide a
smooth transition to residential uses.
17
e
-71
= �;Km II
t
r
Figure 7
l:nLJP- SPEC -1
18
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4. Financing:
a. Costs -- private developers are responsible for installing
on-site improvements required to support their developments.
Costs directly resulting from the Specific Plan are:
construction of fencing;.installation of the continuous left -turn
lane, $300 per mile; striping in a bike lane, $200 per mile;
installation of street trees, $75 each in 1988 dollars.
b. Payment strategies -- A number of financing methods could be
employed to install area infrastructure: Mello -Roos community
facilities district; County Service Area; Community Services
District or Redevelopment Agency; individual developers as
properties develop. Each method of financing has advantages and
disadvantages. The table below outlines ch aracteristics'of
districts and redevelopment agencies.
Development shall be in accordance with adopted County Codes
unless said codes have been specifically modified by this plan.
Districts
District formation requires substantial support from citizens and public
officials, and this support has not been demonstrated.
District financing of improvements often reduces per-unit costs through
economies of scale. In exchange for reduced costs, residents give up
control over timing. Infrastructure -is installed block by'block or all
at once. Residences or offices can be',installed at any time thereafter.
If a district is. proposed, its powers should be detailed.
Recommended for consideration:
1. Construction andmaintenance of sewer, water, drainage, street
lights.
2. Installation of curb, gutter, sidewalk, access, majuor road
improvements.
3. Installation of landscaping.
4. Re=striping of East Avenue, installation.of No Parking signs.
Fees are assessed according to benefit.
Redevelopment Agencies
Redevelopment agencies have powers designed to stimulate redevelopment of
"blighted areas. Assessed valuation is set for the base year. The
19
Financinq Implementation Districts
Financing
Issue Bonds Yes Yes Yes Yes Yes
Debt Yes Yes Yes Yes Yes
Terms: BOS = Board of Supervisors CSD = Community Services District
CSA = County Service.Area RDA = Redevelopment Agency
difference in tax value between the base year and current year is the tax
increment. This increment is diverted to the RDA for financing public
improvements and bonds. RDAs have to be in place for a number of years
before any improvements can be made. Housing and income characteristics
within the Specific Plan do not justify formation of an RDA.
The simplest way to secure infrastructure improvements is as properties
develop. Each developer is responsible for installation of all
facilities necessary to support the project. No change of County code or
its administration is needed.
Reimbursement
The "pay-as-you-go" method requires cooperation among neighbors., An
easement is needed to construct a road, or to lay pipe across another's
property. Initially, the developer pays more than his'fait share. When
surrounding properties develop, the original developer is reimbursed.
Appendix A is a.draft reimbursement agreement. The pay-as-you-go"
method is the simplest to implement. As individual properties develop,
infrastructure shall be installed. Property owners who choose not to
develop will not be required to install or finance improvements required
by the Specific Plan.
20
MELLO-
SPECIAL
ROOS
CSA
CSD
DISTRICT
RDA
Formation
Resolution by BOS
Yes
Yes
Yes
Yes
Yes
Petition by BOS
2 Members
2 Members:
2 Members
No
No
Registered Voters
10%
5%
10%
Varies
No
Property Owners
10%
--
--
Varies
No
LAFCo Involvement
No
Yes
Yes
Yes
No
Operation
Powers
Multi,
Multi
Multi
One
Multi
Control
BOS
BOS
BOS or'
Indep..
BOS
Indep.
Board
Board
Financing
Issue Bonds Yes Yes Yes Yes Yes
Debt Yes Yes Yes Yes Yes
Terms: BOS = Board of Supervisors CSD = Community Services District
CSA = County Service.Area RDA = Redevelopment Agency
difference in tax value between the base year and current year is the tax
increment. This increment is diverted to the RDA for financing public
improvements and bonds. RDAs have to be in place for a number of years
before any improvements can be made. Housing and income characteristics
within the Specific Plan do not justify formation of an RDA.
The simplest way to secure infrastructure improvements is as properties
develop. Each developer is responsible for installation of all
facilities necessary to support the project. No change of County code or
its administration is needed.
Reimbursement
The "pay-as-you-go" method requires cooperation among neighbors., An
easement is needed to construct a road, or to lay pipe across another's
property. Initially, the developer pays more than his'fait share. When
surrounding properties develop, the original developer is reimbursed.
Appendix A is a.draft reimbursement agreement. The pay-as-you-go"
method is the simplest to implement. As individual properties develop,
infrastructure shall be installed. Property owners who choose not to
develop will not be required to install or finance improvements required
by the Specific Plan.
20
III. EXISTING SETTING
East Avenue was planned for and developed with single-family residential
use in'the early 1950s and 1960s. Although the bulk of the housing units
were constructed prior to 1970 (see Population Characteristics),
infilling of vacant lots continued up through 1980. Single-family
residential accounts for 36% of the land uses along the corridor. The
next largest land use is public, accounting for 34% of the land area.
Designated public are three churches, three schools, and two California
water well houses. Most of the public properties are within the City of
Chico municipal boundaries (52.24 acres out of 63.72). The table below
shows all land uses along the corridor by acreage.
A. Land Use
Vacant
Unincorporated 18.07 -
Incorporated 7.69
'Total 185 120
(1) Potential units assume 6 dwelling units per acre
Potential
Units (1)
363
4.1
66
41
108
46
665
It can be concluded from the above table that the corridor has a
substantial development potential. Up to 545 new dwelling units could be
constructed under the present Low Density Residential General Plan
designation. Full residential development under the existing zoning'
would result in 1076 units in the planning area. This development
potential is not evenly dispersed. The north side of the street from
Mariposa east has the largest.lots, whether underutilized or vacant. It
is in this area that the bulk of the growth is anticipated.
21
Acreage Units
Single-family Residential
Unincorporated
60.52 95
Incorporated
6.91 6
Multi -family Residential
11.01 19
Public
Unincorporated
11.48 -
incorporated
52.24 -
Commercial/Office
10.19 -
Agricultural/Misc.
6.89 _
Vacant
Unincorporated 18.07 -
Incorporated 7.69
'Total 185 120
(1) Potential units assume 6 dwelling units per acre
Potential
Units (1)
363
4.1
66
41
108
46
665
It can be concluded from the above table that the corridor has a
substantial development potential. Up to 545 new dwelling units could be
constructed under the present Low Density Residential General Plan
designation. Full residential development under the existing zoning'
would result in 1076 units in the planning area. This development
potential is not evenly dispersed. The north side of the street from
Mariposa east has the largest.lots, whether underutilized or vacant. It
is in this area that the bulk of the growth is anticipated.
21
Properties fronting on East'Avenue'between North and Mariposa are almost
completely divided down into urban sized lots, and developed. Future
development opportunities are extremely limited. Existing single-family
structures would need to be converted to the new use or.removed.
Approximately 5.5 acres along the frontage have been developed with
commercial operations. Uses include an office complex, 7-11, a cabinet
shop, automotive repair, offices and other small services. Some of these
businesses were established under the "A-2" or "R-4" zoning district
which allowed commercial uses (A-2 only), or professional offices. The
home occupation ordinance has been utilized in residentially zoned areas
to establish small business services. The home occupation ordinance
(24-200) does not allow commercial uses, or operations which cannot be
run exclusively with family members. Not all of the businesses
established under, the home occupation provisions are in compliance with
the ordinance. These businesses occupy 5.5% of the land area.
Much of the corridor's zoning, is incompatible with the Low Density
Residential General Plan designation.
Frontage from Mariposa to Marigold is R-4, High Density Residential.
Although established prior to 1974, only one property has developed with
multi -family uses. From Cactus east, the zoning is Unclassified.
Permitted uses are one single-family house per parcel and agricultural
operations. Land divisions creating parcels of less than 20 acres are
not allowed without adoption of specific zoning (see Figure 8).
Recommended zoning and General Plan designations.as shown on Figures 3
and 4 conform.
The recommended land use and zoning.implement land use, circulation and
housing policies directed toward tying land use densities'to
infrastructure capabilities. Housing will be protected from noise and
high traffic volumes by development standards and the zoning plan.
B. Circulation
Existing Situation
East Avenue bisects the planning area'in an east -west direction: The
road is currently four lanes from North Avenue to just west of Marigold,
in front of Pleasant valley High School. From Marigold to Manzanita,
East Avenue is two lanes.
East Avenue intersects with seven north -south trending streets in the
planning area: North., Ceres, Floral, Mariposa; Ceanothus, Marigold and
Cactus. All of the north -south streets are two lanes and serve
residential subdivisions. Only one intersection, East and North, has a
traffic signal.
East Avenue has been a dominant feature of the planning area for years.
When traffic volumes were low, it was a narrow, two-lane road. As Chico
22
SR -1
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�IIIH •Eh �u�D 11111%
. = : /�■H= 1!� � •��CI act. �
Figure 8. Existing Zoning
U
`kMo0
I
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k
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`kMo0
grew, the road was extended, widened and restriped. East Avenue .is now
classified as a minor arterial in the -Butte County Circulation Element.
Figure 9 is an excerpt from the County Circulation Element, 1984. All
roads in the planning area have been classified according to their
function and expected traffic volumes.
As the community grows, Mariposa and Marigold will become arterials and
Floral will be a major collector. All.of these roads will be extended
north into.Foo.thill Park and Rancho Arroyo. Traffic volumes on all,
planning area streets will increase significantly in the future. Major
improvements to the circulation system will be required to support
projected traffic flows. The change'in roadway widths and traffic
volumes will have a dramatic effect on the neighborhood's character and
its .suitability for single-family residential uses. Existing
rights-of-way and pavement widths are shown on Figure 5.
The most recent traffic volumes are shown below.
East
Avenue
west
of
Cohasset
10.,670
ADT
(1)
East
Avenue
east
-of
Cohasset
12,360
ADT
(1)
East
Avenue
east
of
North
10,370
ADT
(1)
East
Avenue
east
of
Ceres
12,040
ADT
(1)
East
Avenue
east
of
Floral
8,780
ADT
(1).
East
Avenue
east
of
Floral
9,700
ADT
(2)
East
Avenue
east
of
Mariposa
5,900
ADT
(1)
East
Avenue
east
of
Mariposa
7.,940
ADT
(2)
East
Avenue
east
of
Ceanothus
5,810
ADT
(1).,
East
Avenue
east
of
Marigold
4,670
ADT
(1)
East
Avenue
east
of
Cactus
5,690
ADT
(2)
East
Avenue
east
of
Manzanita
5,900
ADT
(2)"
(1) City of
Chico,
1988
(2) Butte County
Public Works
Department,,1987
East Avenue has historically been a single-family residential street east
of North Avenue. Houses were constructed to face East Avenue, and each
has -a driveway onto East Avenue. Numerous encroachments have hampered
traffic flow, causing congrestion and traffic hazards to the motoring -
public and pedestrians. The average building setback in the planning area
is 50 feet from centerline, or 15-20 feet from the sidewalk.
Old Issues
In 19,82, the Chico Urban Area Transportation Study (CATS) plan was
submitted to County and City officials. This was a modeling .program,
undertaken to forecast future traffic volumes and infrastructure
improvements. The study indicates that major -improvements will be needed
on East Avenue,:Floral, Mariposa and Ceanothus. Seven traffic signals
will be required along East Avenue. By the year 2000, East Avenue is
projected to be widened to six lanes to Mariposa, four lanes to
24
m
Figure 9'
I'PAL-AR7EMAL� ,)
"PROPOSE[
PROPOSED' COLLECTOR L'
ol
K�•
i l
__"_' w. _ { � 'tS�.,� i �I � ... ry r' •�" r � S . is -
Manzanita. Floral, Mariposa and Marigold are expected to be widened to
four -lanes north of East Avenue.
Figures 10 and 11 show future and projected traffic volumes. Figures 12
and 13 are excerpted from the CATS study and depict roadway widths and
infrastructure improvements needed at buildout after the year 2000. -
Additional right-of-way will need to be secured in order to widen the
roads. In general, existing lot sizes and development patterns along the
north -south streets will not impede right-of-way acquisition. Small -lot
residential development, particularly between North and Mariposa,
constitutes a major constraint.to right-of-way acquisition.
If the CATS plan is implemented,'particularly with regard to East Avenue
from North to Mariposa, some residences will need -to be removed. The
Butte County Planning Commission considered widening East Avenue to six
lanes from North to Mariposa and determined that it is not financially
feasible. Four through lanes with a continuous left -turn lane was
considered a workable solution.
New Issues
The East Avenue planning area is part of a large unincorporated island
surrounded by the City of Chico. City development plans and approvals
have had a great impact on traffic volumes through the planning area.
For example, Rancho Arroyo is a major development proposed north of the
planning area. According to the Rancho Arroyo Specific Plan, 42,987 ADT
will be generated. As many as 10,823 trips (33%) are expected to funnel
through the planning area. Rancho Arroyo has been defeated by
referendum, so its future is uncertain.
A second project under consideration by the City is a shopping center
between Mariposa and Ceanothus, within the planning area. The shopping
center would include 116,225 square feet of retail sales space and 591
parking spaces on approximately 10.68 acres. vehicle trips generated by
the shopping center will range from 7,752 to 14,234 daily, according to a
traffic study prepared by Cook and Associates for the Gregoire shopping
center proposal.
These two projects alone will contribute up to 25,057 vehicle trips per
day through the planning area. Most of these trips will utilize at least
a portion of East Avenue.
The Butte County Association of Governments (BCAG) has contracted for the
preparation of a new computerized traffic model of Chico. The model
should be superior to the CATS plan because of its flexibility. The
model can be revised to reflect changing development patterns and
infrastructure. Different scenarios can be run to determine how project
traffic is distributed and which intersections and roads will be
impacted. It is anticipated that the BCAG model will replace the CATS
26
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Figure 13 --'
lntersection Impro ements
widen 40 4 L{eness
17�Widen.to.6 Lane.::
Mi«rnrr. y
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M ` 30 4 L—New Arterial§"iVef .in
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plan Buildout projections generated by the BCAG model will be included
in the plan when available.
Butte County Road Plans
The Butte County Public Works Director has determined that area roads
will need to -be improved to support existing and proposed development.
Proposed road standards are shown on Figures 5 and 6. East Avenue is
recommended to be five lanes from North to Mariposa and four lanes from''
Mariposa.to Manzanita..
North, Ceres., Ceanothus and Cactus will be standard two-lane roads in
60 -foot rights-of-way. Four -lane roads in 84 -foot rights-of-way have
been planned for Floral, Mariposa and Marigold. Traffic signals will be
necessary at each intersection on East from North Avenue to Cactus.
Implementation of the proposed road standards will require the
acquisition 'of right-of-way. The largest right-of-way increase is 30
feet on East from Mariposa. Other road rights-of-way will increase by 4.
to 10 feet. Although the road standards apply to all roads in the
planning area, roads south of East Avenue are not expected to be
improved. Existing development is stable and would constrain road
widening.
Chico's Road Plans
The City of Chico anticipates the following road improvements in the
planning area:
East Avenue: Five lanes, 64' of pavement
in approximately 84-88' of
right-of-way
Floral, Mariposa: Four lanes in 1001 of
right-of-way
Marigold: Four lanes in 841. of right-of-way
North, Ceres, Ceanothus, Cactus: Conventional two-lane road'in 60'
right-of-way
The city is now conducting an arterial study to determine future
rights-of-way and pavement widths. The results of the study may modify
future road improvements in the planning area:
J ,
East -west collector roads north of East Avenue are recommended by the
City Planning Director. The Public Works Department, however, has no
plans to secure the necessary rights-of-way or construct the facilities.
A unified position on east -west collectors has not been reached by
various city departments.
31
The City and County road plans conform on North, Ceres; Ceanothus,
Marigold and Cactus. The plans conflict on East; Floral and Mariposa.
As a County -prepared and sponsored Specific Plan, County -standards are
recommended. The ultimate decision on road standards is a policy
consideration, to be decided by the Board of Supervisors.
Circulation/Land Use Policies
A great number of the land use policies and development standards
outlined under Section II.D., Implementation, were designed to.protect
the carrying capacity of East Avenue. A second objective of the land use
policies is to protect residents from high noise levels generated by
traffic and nonresidential development. These policies are listed below.
* No new encroachments onto East Avenue will be permitted as a
result of land division activities.
* Pre-existing legally created lots of less'than two acres may have
one encroachment onto East Avenue.
*
Pre-existing legally created lots of -two acres or larger may have
two encroachments onto East Avenue, provided the encroachments
are separated by 300 feet.
*
Parking areas serving R -P uses shall be located to the sides or
rear of buildings.
*
Landscape.strips between parking areas serving commercial uses
and public rights-of-way shall be bermed 3-5 feet high to screen
the parking lot from adjoining public roads.
*
Parking areas shall be designed so that cars enter East Avenue
head first.
*
A minimum 12 -foot paved access road shall be constructed from the
public road to an R -P parking area.
*
A minimum 24 -foot paved access road shall be constructed from the
public road to a commercial parking area.
*
A solid, 6..5 -foot sight -obscuring fence shall be constructed
between any office or commercial use and residentially zoned
property (R-1, R-2, S -R, etc.).
* Fence construction between professional or commercial properties
and residentially zoned properties is the responsibility of the
land owner of.the R-P.zoned property.
* New residential units shall be oriented toward new interior
streets.
32
* No new residential units shall be oriented toward or directly
access East, Floral, Mariposa or Marigold.
* New residential lots shall be fenced along the side and rear
property lines. -
Public Transportation
The Chico Area Transit System provides bus service throughout the East
Avenue corridor. Most properties are within two blocks of a bus stop on
Route 5. .It serves Pleasant Valley High School, the County Library,
Fifth and Mangrove Plaza, Enloe Hospital, California State University
Chico, and the Municipal Center.
A subsidized taxi service is available throughout the planning area for
the elderly and handicapped.
C. Infrastructure
1. Drainage:. A complete drainage plan has been prepared by Brown and
Caldwell (1987). It includes a survey of existing structures and
facilities, and improvements to accommodate buildout.of the General
Plan in the urban area. Figures 14 and 15 show the location of
facilities and drainage district boundaries. The.Nitrate Action
Plan, a.statement of strategy and policy for dealing with groundwater
contamination in Chico and adopted by the City of Chico and County of
Butte, will require adequate storm drainage on all properties.
Overall, drainage facilities in the area are inadequate. Substantial
improvement and modification are necessary to support any additional
development. Developments will be required.to install a pro rata
share of community -wide improvements described in the Brown and
Caldwell plan and on-site facilities as determined by engineering
analysis.
A small portion of the study area falls within Pleasant Valley
Drainage District, CSA 23. The district controls approximately 2700
feet of underground pipe.in East Avenue and an extensive system of
open channels to the north. A flap gate located immediately east of
Ceres Avenue closes.during peak storm events, flooding adjacent
properties. Additional hookups to.the line in East Avenue without
concurrent improvements will exacerbate flood hazards.
The City of Chico maintains 2200 feet of pipe east of Mariposa to'
serve the schools and other incorporated parcels. County properties
are not allowed to tie into City lines without special consideration,
or annexation.
The remainder of the properties are generally without drainage
improvements.
33
n
1
�._
JOHN A.
YCYAHUS
SCNooL
5 5
15
27
18
: t 24 1 15
8
15 15
21 18 15 12
/� p
48.
2T
24 15
15 1
21
PLEASANT VALLEY
MARIGOLD,
LOMA LINDA
i
HIGH SCHOOL
ELEYNTAC
SHCOOEL
12
24
BID W ELL
JUNI04
15
5 - '12
110
NI6M SG01
�18
.18
30
0 18
30'
5 10
21
'2l
15
15
5
CH AHNEL ,
0
•
LINOp
EAST AVENUE SPECIFIC
PLAN
400 Goo
O
".800*
SCALE
DRAINAGE
N
•�•••••«••
UNDERGROUND
DRAINAGE
- - -•-
OPEN DRAIN
CULVERT
.
Figure 14
m
F
EAST
4
•. -
K
S.
CSA'
23 �PLEASA T .
VALLEY'-. ®RAINAGE' DISTRICT.'",.�.n
I
%j
A x 41
CSA
24 pd UD CREEK FLOOD CON.TROL i,.
�
Figure 15 ,1,
NN
,d.A.......... -
.3:r
.L.' Ea:T
_ a
T
1 9 s* r g
r eL.
s.
[:�
•v
:iaIPLEASANT,
VALLEY
�i
n—ul. eaneaanfee°
��da°aUINN.n.nim
'n
U.
¢ } ............
......ad....
E
sem: ....oc.....a
.e=d ..>e....d..d
.�..caa e�,•'a-S.:.eaaaa.n.6 .eaa sa.+.�. 4 +s.adaa+a.nv. e..am...e .. s.. ai..a are..•e.�.r.:.�=_._
/
.<. f.
'.• ,
m
F
EAST
O 400 800.
AVE NUSPEVFIC - PLAN SC`w
•. -
K
CSA'
23 �PLEASA T .
VALLEY'-. ®RAINAGE' DISTRICT.'",.�.n
,;
'
A x 41
CSA
24 pd UD CREEK FLOOD CON.TROL i,.
�
Figure 15 ,1,
Area -wide drainage improvements will be required to support
additional development. Options for accomplishing this include
annexation to CSA 23 or establishment of a new district. Other
solutions compatible with the Nitrate Action Plan may be allowed on a
temporary basis.
2. Waste Disposal: Sewer services are provided by the City of Chico.
Extension of service is only available upon annexation, or execution
of a sewer service agreement. The Nitrate Action Plan requires all
new urban developments be sewered. An area -wide master plan for line
layout, pipe.size and construction of facilities has been prepared by
Brown and Caldwell. A new trunk line is proposed along East Avenue
from Cactus to North, thence north to Lupin (see Figure 16). Pipe
sizes are shown on Figure 17. Costs of installation vary with pipe
size, installation depth and frontage. Unit costs are shown on
Figure 18. The status of the Brown and Caldwell plan is uncertain.
It may not be implemented.
Without community sewer, development is limited to approximately 3
dwelling,units per acre for,residential use: Where State Water
Quality Control permits are required, sewage generation may be
limited to 350 gallons/acre/day. With sewer service, maximum density
is 6 dwelling units per acre. Permitted densities for. all other uses
are determined on a case-by-case basis by the County Environmental
Health.Department. High water users, such as food service
establishments, may not be allowed on septic systems.
Garbage collection is provided throughout the planning area by
private haulers..
3. Water: Domestic water in the study area is.provided by California
Water Service or individual wells. Community water is extended
wherever it is requested and feasible to do so, independent of
City/County boundaries. New lines will be needed north of East
Avenue to serve future development.
Groundwater within the study area has been tested by the Regional
water Quality Control District and the Butte County Environmental
Health Department and found to be contaminated with nitrates.
Nitrate levels of 45-60 mg/L have been found in shallow wells. This
level exceeds the 45 mg/L drinking water standard. Nitrates -are
considered a health hazard to infants and high-risk populations. In
order to limit exposure of the population to contaminated water, all
residential developments should be hooked up to community water.
Figures 19 and 20 show California Water Service facilities and
nitrate contamination.
4. Curbs, gutters, and sidewalks have been installed along most of East
Avenue. The north side of Ceanothus to Marigold and Marigold to
36
15
LINOp VV
® ® �py� (/',�_ 0� O 8,00
EAST AVENUE SPECIFIC PLAN SCALE
N
®�®® SEWER 'LIKES ( CITY OF CHICO )
NEW TRUNK (BROWN AND C A L D W E L L)
MEASUREMENTS. IN INCHES Figure 16
I
JOHN 4.
`-
MCY"MUS
- 15
SCHOOL
I5
1:2
IO
IO
8
�+
e •
G
MARIGOLD/
®
VALLEY
Lora LINDA
:IGH
NIGH SCNOOI
ELEME MTdN
SCHOOL
8
8 6
8
W
tt�stat®��
�j
BIDWELL
is 8
JUNIOR
NIGH SCHOOL
6
.8Ion
6 6
6
6
6 8
®t®ts®
®A®
LINOp VV
® ® �py� (/',�_ 0� O 8,00
EAST AVENUE SPECIFIC PLAN SCALE
N
®�®® SEWER 'LIKES ( CITY OF CHICO )
NEW TRUNK (BROWN AND C A L D W E L L)
MEASUREMENTS. IN INCHES Figure 16
I
Cost Breakdown for Recarmended Chico Improvements'"s
Average,'
11#.c
,
'
Diameter,
depth, -
Length,Cost,
-
Location
Subarea: pipe reach
inches
feet
feet
�dollers
Subarea 1 `Inside Existing Sewer Service Boundary
SA1:61-92
15'
, s 20"
2,450
230;Q00
�:,``
Eaton Road
Eaton.Pca , creek crossing
SA1:61-92
15
12
r —
18
200
2,3U0
59,000
tal3;du
Cohasset Road
Cohasset Road, creek crossing
SA1:92-53
SA1:92-53
-12
-
400
3. 112000
Cohasset Road toiAirport
SA1:53-54"
12
h16
1,900
t3`a;UUJ
Cohasset.Road to. Airport, creek crossing
`.
SA1:53-54
12
18
=�
_� f c 10 `�
200
650
: 54 000
= 64 , 000
Tan Polk 'Avenue
SA 1:96-94
SA1: 8-94
+42110
:
2,750333YOt1U
r
East Avenue
East Avenue - �"� �..--
-;-_
SA1:94-95
SA1:95-77
15 ,
15{
,- r 10
10 ,
1,200
1,900 '•y165,0UJ
1U4,0U0
Ease Avenue. s -
East Avenue '��a..N
SA1:48-49 >-,1216;-`^u
._
«
1;850146,
000
4. F: r~'
Floral?!Avenue�s ," _
SA1:49-76
8
10
12'
"' 18 `'.
, 1,450d7,:t)OU
2;700
211,000
t
East,Avenue 4? -
East: Avenue`
SA1:49-50 �. c'
SA1:50-89
+
"�� ; 8 a
"
18 "
201;700
' 1;350
East Avenue' ,. �
SA1:89-51 mei
+ 8
-
"`850
�i ,126;_000:
-. .� , .
Marigold Avenue
SA1:89-90
�. q`-8 �;
24
15 _`
7,600SSS,000,
�'� 56000
Chico River°Road,
USAct-3
:, -8
Subarea-l—Inside Existing Sewer Service Boundary, Subtotal
.'
{2,710000
n�C
t
Figure 17
:%VKC
s
n�C
t
Figure 17
:%VKC
kr
r
kr
•
r
Y
i
j
ll
�i�. 4 \r r .k, r 'D r .1 j�,#a
_J.N�#.
��✓
., .. ,.. _. J. r ...
� rA' (.,•. ..-........ .. q,.... ..... ,. ..i ,e
... ..,.,br. wr: j'vn1-`..� vyR,�ir{.J i , j ... - ,,
j l'rtiA:l i l.J��5.r�5
F. _.
'v,aW....
Y `yY
Unit Costs Used for Chico Sewer Improvements,
I
x
'..�
Average
Zbtal unit
Zbtalunit {` �.,.
' .- Pipe
depth
cost for
cost
diameter,
of pipe,
Pipe
undeveloped areas,
developed areas,
inches-
feet
material
dollars/L.F.b
dollars/L.F.b
8
6
VtP
18
35 '
8
10,
VCP
41
68
8
16
VCP
56
82 '
10
10
VCP
44
68
10
16
VCP
58
84
.12
8
VCP
_ 33
55
12
17
.VCP
66
95
12
8
PVC
21
41
15
6
VCP
—
57
15
8
VCP
43
72
15
10.
VCP
58
87
15
18
VCP
80
113
15
6
PVC
33
45
18
8
- VCP
52
81
18
10
VCP
68
;� 100
18
6
PVC
33
57
18
8
RCP
--
62
y21
6
VCP
61
92
21
10
VCP
86
123
21
6
RCP
--
68
24
8
VCP,
92
133
' 24
12
VCP
117
163
24
•8
RCP
54
87
24
12
RCP
78
116
30
8
VCP
111
158
.30
8
RCP
76
116
33 _
8
VCP
131
183
8
RCP
85
128
Costs are estimated bid prices based on"ENR=4600 (September 1985;1,
average of San Francisco and 20 Cities Average).
ti a' bL: F' =Lineal foot. -
t Figure 18'31 r
VE `
' 39
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STATION 37
6
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s
STATION 49
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STATION 32
o®
_
a 811
oO
Om®
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Cu
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EAST
AVENUE SPECIFIC PLAN
E
°v� O
SCALE -.800
DATER MAINS
N
Figure 19
1
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. rvw h '1 }$:• ?•'::'Y$:: �f� .Y:;.4,-� /.:::;wr{icy• :i� \${• :�;:ti;:::{?:fi'•.
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r. ••.•. r,i ice'' .•� .n�•r _ 'r' . f .h.v:r . :{1:.{r •: r.,,
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yy r{{r/.,:f.• •'ti }.• v . Jfr {$r.?... J{J. } y r.. r.; .; • •'}' { l+a • {`ti� ?:{
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t4 !":,i�{. v: .�(� �r+f�1' a r .., • }•r. Yi: }1,1r{.,ti{ ::--- - :r?{ ;•.y?::{}•e , 'r,'sen ; _ - -
'• 39` '' � .: {%:1 . 0. ^}'11 •ri.:•:::•:%fi: ::riS• f•. 'YiS:• �f% :�.»A , _
+f `yp'ypT�{yQ� . 1 : •. r`,/�'^:�y;.•r�. }+{.\ 1 x _ 1. •,?r{: {•:?:,.;
• h, } rr I r •'
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_ E AST AV E.N UE S'P;C i�IC P L`A N '-'�
.6C�LL t- sl 0
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CCC �.-- -,.. _ , i. ,. .. •
M'HIGH NITRATES AS.,,
AS.-;^ <cc"` •.. 45• 'MILLIGRAf iS PE'R "Ll 60'IIAILL-I:GRA11A1 PER LITRE''
;DELLNEATEO B'Y HEAALTii `;IrII` APER D W.' REPORT PER.. Ry REPORT
,� Figure 20 :-
Manzanita are lacking these"facilities. Locations of curb, gutter.
and sidewalk are spotty on the north -south streets. Full "
improvements will be installed as properties develop to their zoned
density.
D. Spheres of Influence
The project area is affected by the .following Spheres of Influence: -
City of Chico
California Water Service Company
CSA 23 (Pleasant valley Drainage District)
CSA 24 (Mud Creek Flood Control District)
CSA 40 (.Street Lighting)
Butte County Mosquito Abatement District
Chico Area Recreation and Park District
Pine Creek Cemetery District
.Figure 21 depicts CSA 40 (street lighting), a sphere that does not
encompass the entire planning area.
F_ Nnica
There are two principal noise sources in the planning area, vehicle
traffic and airport operations. Roadway noise contours are conceptual,
based on the Butte County General Plan Noise Element. One field
measurement, taken by a local consultant for a different project, has.
been included. Noise estimates for roads with traffic volumes ranging
from 5,000 to 20,000 vehicles daily are shown below.`
40-55mph: 70dB within 100 feet of the roadway.
65dB within 100-200 feet of the roadway
60dB or less beyond 200 feet from the roadway
35mph: 65dB within 100 feet of the roadway
60dB or less beyond 200 feet from the roadway.
"The Noise Element evaluation primarily addresses a maximum acceptable
community noise level of LDN -- 60dB to provide a suitable noise
environment inside buildings. Since outdoor living: is a major activity
in Butte County, this standard may not be low enough to permit unhindered
speech communication outdoors. Speech communication is severely hindered
when background noise levels rise to 50-55 dB." (Butte County Noise
Element) See Figure 22 for conceptual noise levels.
Ambient noise levels -along the East Avenue corridor do"not comply with
the Noise Element standard of 60dB. The Planning Commission encourages
the installation of a sound absorption wall to reduce ambient noise
levels to within County guidelines.
42
I
I. e �
ems, • ��•� i
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p 1
e
/
i o 1 1 ;
1
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SCHOOL60
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-
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17 Avv
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5 •�
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-_--_-__--_
00LD
I� -__--___ PLEASANT VALLE'♦♦ IOrA ll a • •
l�A •
---------sem
— — - — -- ;
/ �o� ��s�,
00.0
: NIGH SCHOOL '; SCXO L
. / 1
/ I
1 _. / .I
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JUNIOR
NtGM SCHOOL
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CX ANN ELZ�zl
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IIXOO
1 0 400 � O
EAST AVENUE SPECIFIC PLAN SCALE '-800'
CONCEPTUAL NOISE LEVELS
• 1990 55• C.N.E.L
AIRPORT
67* READING IN D8
Figure 22_ —�
Noise levels will increase on Floral, Mariposa and Marigold as they are
extended into Foothill Park/Rancho Arroyo. The following standards are
designed to protect residents from high ambient noise levels:
1. A 65 -foot residential setback from the centerline of East, North,
Ceres, Floral, Mariposa, Ceanothus, Marigold and Cactus; a 50 -foot
setback from other roads.
2. Orientation of new residential lots and units toward neighboring
streets and away from arterials and collectors.
3. Construction of fences (in new residential projects) along side and
rear yards.
4. Designation of frontage properties along East Avenue,for professional,
use.
information on airport noise is taken from the Chico Airport Environs
Plan. A portion of the study area falls within the airport 1990 55 CNEL
line. No mitigation of airport noise is necessary. However, to protect
the airport from potential noise complaints, future mobile home parks
shall be required to achieve an indoor CNEL of 45.
F. Population and Housing Characteristics
Census Tract 1 encompasses all of the study area. Tract 1 is split into
three areas incorporated,'Chico North, and unincorporated. These three
designations are"mutually exclusive. Chico North is unincorporated
property that meets the definition. of a place (population of 2500 or
more) in the U.S. Census. The study area is almost entirely in Chico
North. Table 1 lists some of the basic population and housing data for
Tract 1. The entire County is shown for comparison purposes. Figure 23
shows the area's census tract boundaries.
The 340.2 persons residing within Chico North enjoy an average income 50%
higher than the County mean.- Half of the residents have resided in their
homes since 1975. Home values are higher than the County average, and
the homes are 75% owner occupied." It can be inferred from these
statistics that the housing market is very stable in the neighborhood,
and that housing prices are strong.
G. Open Space and Conservation
There are no significant environmental resources or unique geologic
features located in the planning area. Open space is provided in an
urban context for recreational purposes. within the immediate vicinity,
there are five schools which provide active recreational opportunities
for area children. Chico Area Recreation and Park District operates the
Pleasant valley Recreation Center and pool at 2320 North Avenue (1300
feet south of its intersection with East. Immediately east of the
45
Table 1
Total
_Incorp.
Chico
SMSA*
Tract 1
Butte
Chico
North
Population
143,850
5,371
297
1,672
.3,402
Median Age
31.2
31.8
61.1
29.3
31.4
Households
139,964
-5,365
297
1,672
3,396
Families.
38,107
1,506
106-
442
958
Persons per
Household
2.46
2.74
1.93
2.75
2.84
% High School
Graduates
.71.6
85.8
82.3
81.9
88-.3
Four or More
Years .College
14,7.42-
915
41
256
618
Resided in House
Since 1975
54,264
2,503
37
6.7.9
1,787
Owner -Occupied
36,899
1,382.
132
431
819
Median Income
$16,112
$23,014
--
$22.,012
$25;288
Renter -Occupied
20,116
585
6
216
363
Median Income
$-8,810
$11,517
--
$ 7„250
$12,904
% Below Poverty
15.0
6.8
2.9
11.8
4:6
Median Income
$13,012
$18,893
$19,286
$16,875
$19,583
Median Value, of
Structures
$57,300
$71.,500
$90,600
$67,300
$73.,500
Year Built:
1970-1980
22,061
584
125
199
260
Prior to 1970
38,699
1,468
31
428
1,009
Units in
Structure: 1
40.,084
1,532
37
.485
1,010
2
1,789
33
--
13
20
Other
10,644
358
--
129
229
Mobile Home
8,238
129
119
*Standard Metropolitan Statistical Area
--• no information
available.
-46
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41
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Figure 23
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47
a
planning area is the entrance to Upper Bidwell Park, within the City'of
Chico. Bidwell is a regional park -offering swimming, hiking, picnicking,
archery, golf, ballfields, etc.
Recreational needs are met in the planning area.
Development may be subject to park and recreation dedication or payment
of in lieu fees, if implementing ordinances are adopted by the Board of
Supervisors.
Landscaping will provide visual relief to what could otherwise be large.,,
expanses of concrete. Landscaping also reduces heat absorption and
reradiation to adjoining paved areas or buildings. In this way,
landscaping reduces summer energy demands.
48
IV. APPLICABILITY TO THE BUTTE COUNTY.GENERAL PLAN
A. Land Use
The Specific Plan will further.implement the Chico Area Land Use Plan.
B. Circulation
The Specific Plan accommodates area -wide circulation plans and
transportation improvements. Two Circulation Element policies which are
furthered by the Specific Plan are listed below:
The County will ensure that arterial routes continue to serve as
major traffic carriers and remain free of unnecessary future
intersections, driveways, on -street parking, and traffic overloads
(4.1.3).
New -land divisions (developments) should beheld responsible for
their fair share of the off-site road improvements needed to handle
traffic increases they cause (4.1.10).
C. Housing -
The Specific Plan implements one of the most important policies of the
Housing Element: designating properties for residential development
where infrastructure is or can be made available.
Professional offices will be permitted where high noise levels have
compromised the property for single-family use. Residential uses in the
R -P zone will have a 65 -foot front yard setback to protect residents from
noise.
D. Noise
Professional office uses will be required to construct a solid,
sight -obscuring fence along common property lines with residentially
zoned property (R-1, etc.).
E. Open Space and Conservation
Generally not applicable. Landscaping will provide visual relief -to an
otherwise urban environment.
49
F. Safety, Seismic Safety, and Scenic Hiqhways
The Safety,Element indicates a risk of soil surface subsidence in the
vicinity. The risk is considered low because aquifer recharge under
Chico has exceeded water demand.
The Specific Plan furthers the goals and policies of the Butte County
General Plan and all of its elements.
Excerpts from the Specific Plan law:
65450 After the legislative body has adopted a general plan, the
planning agency may, or if so directed by the legislative body, shall,
prepare specific plans for the systematic implementation of the general
plan for all or.part of the area covered by the general plan.
65451 (a) A specific plan shall include a text and diagram or diagrams
specifying all of the following in detail:
(1) The distribution, location, and extent of the uses of the'land,
including open space, within the area covered by the plan.
(2) The proposed distribution, location, extent and intensity of major
components of,public and private transportation, sewage, water, drainage,
solid waste disposal, energy and other essential facilities proposed to
be located in the area covered by the.plan and needed to support the land
uses described in the plan.
(3) Standards and criteria by which development will proceed,.and
standards for the conservation, development, and utilization of natural
resources, where applicable.
.(4) A program of implementation measures, public works projects, and
financing measures necessary to carry out paragraphs (1), (2), and (3).
(b) The specific plan shall include a statement of the
relationship of the specific plan to the general plan.
65452 The specific plan may address any other subjects which in the
judgment of the planning agency are necessary or desirable for
implementation of the general plan.
65453 Specific plans shall be prepared., adopted,,and amended in the same
manner as general plans, except that a specific plan may be adopted by
resolution or by ordinance and may be amended as often as deemed
necessary by the legislative body.
65454 No specific plan may be adopted or amended unless the proposed
plan'or amendment is consistent with the general plan.
65455 No local public'works project may be approved, no tentative map or
parcel map for which a tentative map was not required may be approved,
and no zoning ordinance may be adopted or amended within an area covered
by a specific plan unless it is consistent with the adopted specific
plan
50
0
65456 (a) The legislative body,.after adopting a specific plan, may
impose a specific plan fee upon persons seeking governmental approvals
which are required to be consistent with the specific plan. The fees
shall be established so that, in the aggregate, they defray but as
estimated do not exceed, the cost of preparation, adoption, and
administration of the specific plan, including costs incurred pursuant to
Division 13 (commencing with Section 21000) of the Public Resources Code.
As.nearly as can be estimated,.the fee charged shall be a prorated amount
in accordance with the applicant's relative benefit derived from the
specific plan. It is the intent of the Legislature in providing for such
fees to charge persons who benefit from .specific plans for the costs of
developing those specific plans which result in savings to them by
reducing the cost of documenting environmental consequences and
advocating changed land uses which may be authorized pursuant to the
specific plan.
(b) Notwithstanding Section 549.92, a.city or county may require a
person who requests adoption or amendment of a. specific plan to deposit
with the planning agency an amount equal to the estimated cost of
preparing the.plan or amendment prior to its .preparation by the planning.
agency.
51
V. REFERENCES'
R. Dixon Speas Assoc., Inc. Chico Municipal Airport Environs Plan, 1978.
Brown and Caldwell. Final Report: Sanitary Sewer MasterPlan, City of.
Chico, 1985,
Butte County. Nitrate Action Plan, 1984.
Butte County. General Plan, 1979, as•amended.
Butte County Local Agency'Formation Commission. Sphere of Influence•.
Reports, 1985.
Butte-County. ,The Code of Butte County, CA, as amended.
JHK and Associates. Chico Urban Area Transportation Study, 1982.
U.S. Department of Commerce., Bureau of the Census. Census Tracts, Chico,
CA S.M.S.A., 1980.
California.Water Service Company. Map of district facilities.
52
VI. PERSONS AND ORGANIZATIONS CONSULTED
Chico Unified School District - Stan Hensley
Butte County Mosquito Abatement District - Dr. William Hazeltine
City of Chico - Clif Sellers, Bill Derrick, Lynn McEnespy,
County of Butte:
Bill Cheff, Director of Public Works; Ron McElroy
Lynn Vanhart,, Environmental Health Director
California Water Service Company - Gene Grant
California Department of Forestry
Butte. County Sheriff's Department
Chico Area Recreation and Park District
California Department of Forestry
Butte County Sheriff's`Department
53
k
APPENDIX A
BUTTE COUNTY REIMBURSEMENT AGREEMENT
THIS AGREEMENT, entered into this day of ,
19 between the County of Butte, a subdivision of California
(hereinafter called "County") and ,
(hereinafter called '"Owner"') whose mailing addresses are:
respectively.
IT IS MUTUALLY AGREED BETWEEN THE PARTIES AS FOLLOWS:
1. That Owner has constructed, or caused to be constructed, a
(hereinafter called ") in as
shown on'the plat attached hereto, marked Exhibit "A" and. by, reference,
made a part hereof. Said was constructed to as. to.provide
Owner's property (delineated on Exhibit "A") with service.
Howevedr, said passes by other parcels of property under
different ownerships which can be served by said
2. That Owner hereby represents and states that the cost of
the was $ Said cost is itemized in' the
supporting documents attached hereto, marked Exhibit'"B" and, by
reference, made a part hereof.
3. That the portion of the cost that can be attributed to the
use and benefit of the parcel(s) of land other than that of Owner is the
sum of $ '
which sum is the maximum.amount which may be refunded
to Owner as provided for below.
4. That in reliance upon the above representations,,County
agrees not to permit any other owner to.make a connection to the
described above unless said other owner pays to the Department of Public
54
Works of County their fair share of the construction cost.
z 5. That it is clearly understood that County is not indebted
or obligated hereby in any manner whatsoever, except County agrees to
remit to Owner the portion of the fees collected and received
by County from owners of other properties connecting to said
during the term of this Agreement as set forth below, to the extent
"provided in the construction costs set forth in Exhibit "C", provided,
.however, that the total amount of said reimbursements shall not exceed
the amount set forth in paragraph 3 above, and further provided that
Owner shall have a current mailing address on.file with the Department of
Public Works of County. All refunds to Owner shall be in accordance with
the applicable provisions of reimbursement for oversized facilities as
set forth in Exhibit "C".
6. This Agreement, or the benefits thereof; may be assigned by
Owner to a single assignee or entity in its entirety. No partial or
divisible assignment or assignments hereof will be recognized or accepted
by County. Notices of such assignment shall be in writing and filed with
the Department of Public Works of County and, in such event, the rights
and obligations of the assignee shall be the same as imposed herein upon
Owner.
7.
The term of this Agreement shall be 15 years from
19 which is the date of completion and acceptance
of the.installation of the
(Signed by Board, Applicant, County Counsel)
Exhibit A: map.of area
Exhibit B: cost of improvement
Exhibit C: construction costs per lineal foot
55
APPENDIX B
FEE SCHEDULE
Adoption of the Specific Plan will promote land uses and standards for
development responsive to neighborhood desires and infrastructure
capabilities. Property owners.will benefit from a consistent -development
environment.and the increased development potential -of many properties.
As provided by Government Code Section 65456,. the County will impose a
Specific Plan fee to defray estimated costs of preparation,adoption and
administration of the Specific Plan,.including the environmental
documents.
The plan has cost an estimated $8,411.83. Per acre this cost is
$61--.06 ($8,411.83 divided by 137.76 acres). Acreage was determined by`
taking the study area total (185 acres) and subtracting therefrom school
properties (47.24 acres).
A fee shall be assessed at a rate of $61.06 per acre, payable to the
County of Butte at the time of building permit application. Fees`shall
be paid whether the parcel develops -within the City.of Chico or the
County of Butte. Minor permits for residential uses valued at $2,000 or
less shall be exempt from the.fee,
56
t
a
Lake,
-.The.,
' �.
Y.
Can Chico s Water.muceS
By khri C. Hill
hhe second dry winter in a;roV in Northern Califor-
nia has medntCdifferent thingsjo different people.
For the smaller ridge towns," like Cohasset, it has.
meant trucking in water or digging new wells to replace
r shallow wells -that have run dry. For Paradise residents,- it
has meant not watering lawns during thelheat of the
- . day; _
In Chico, -on -the other hand, it hasn't meant much of
anything. Chico has a seemingly limitless supply of
groundwater. -,But as meteorologists -predict that Califor-
nia is becoming drier, and as more- people pump Chico's
groundwater, -it makes sense to. ask: Will Chico's water
_ �:hold.out forever? Y
erold Behnke can tell Chico Creek brings a constant supply of
's that Chico isn't yet expe- water down from the mountains, and
riencing a full-blown seepage from the creek recharges the
drought .because his groundwater. -The soil that underlies
�A v phone hasn't --started Chico, porous layers of sand alternating
ringing off the hook. with water -tight layers of clay, is ideal
"Usually, when we have a 'for trapping the water.
marked decline in water levels, it But even in Chico, the two dry
does," says Behnke, a Chico State pro- . winters have started to have an 'effect.
fessor of physical science who special- . -California Water Service Co., which
izes in'the study of groundwater. In the pumps water out of the ground and into
drought. years of 1976 and '77, for- 16,400 Chico households, reports that
.instance, Behnke was flooded,with calls the water table has dropped about six
from people asking. what to do about . feet since 1986, from 66 feet below the
their dry wells. f surface to 72 feet.
But as' the rest of California "What we're seeing here is the
braces for a hot summer of short water effect of a- two-year drought and the
supplies, Chico appears to be. sitting. - lack of important •run-off," says Cal
pretty. Water's Ken Roed.
In places as near as Paradise, the Local well -drilling companies
second dry winter in a row has caused report that some shallow wells are dry_
water officials to start restricting water ing up. Some households, mostly out -
use. In April, the Paradise Irrigation side the city limits, are not hooked up to
District banned watering'between noon Cal Water and depend on'their own
and 4 p.m. In San Francisco, mean- - shallow wells. -
while, residents are required to cut out- "Water tables are going down,
'door use by 50 percent and, indoor use and this is just the summer," says Joe
by 10 percent. • . Besser, owner of Besser Well Drilling„'
In the Sacramento River basin, "You don't usually experience drop -
,,,the winter of 1987 was the 10th driest page until October." A few pockets of
on record.The winter of 1988 was the water usually are trapped near the sur
ninth. Not since the 'drought in -1977 face, above the water table.' But these
have. two dry winters occuned back -to.- shallow pockets have.. disappeared,
back.-Besser says.
Since the late '70s drought,.CaliBesser . Well -Drilling' has a"
forma's population has swelled by more _ month-and-a-half backlog, compared to
than a' quarter; to -28 million. Thee a`nonnal backlog of two weeks, in part
amount of water needed to meet the '' because of Chico's booming develop -
increased demand for a year would sub- meet, - but ' also . because some
merge the state of Delaware in one foot at wells are running dry'and ,
'of water., they need new ones.
But when'it comes to water,- Earl Watson Well Drilling tells
Chico has been'blessed by nature.;Big the same'story. "We've got,so much
Cal Water is now sucking groundwater from 61 wells in Chico. Here, a Cal Water worker puts
the finishing touches on Col Water's newest pump station, near the airport. (Photo/Mark Thalman)
work right now, if anybody's in a big
hurry, we;refer them to somebody
else," says Susan Watson.
If next winter is also dry, Chico .' •
State's Behnke expects to start getting
some phone calls. "By next summer,
my phone will probably be -ringing off
the wall," he says. x
The big question is whether an
extended dry period ever can: put a dent
in -the prodigious supply of deep
groundwater that most Chicoans
depend on. .
Cal Water says that's unlikely.
The aquifer below Chico shows -an
.amazing ability to recharge itself. In the
six years after, the 1977 drought, for ^
instance, the water table went up 17.
feet.
Nonetheless, Chico's water table
has dropped about 40 feet since Cal
Water started taking measurements in
the early 1940s. The reason for that.is.
simple, Behnke says: Think of the,
�- groundwater'table as -a milkshake and,
wells as straws. Over. the years, Cal
Water. and others have ,been putting in
more straws. Cal Water, has been,,
drilling an average'of one well a year,
says Paris Moore, assistant district
manager, and this year added.two, for a
total of 61.
With more straws, says Behri6e,
"the equilibrium is lower.' But the m_ k -
shake's not gone.
There's still a long way to :;o
between -the current depth of 72 fc-et
and the 400-foot,io 950 -foot depth
where Cal Water drills its wells. E:Pn
Chico's booming growth, double -be
state average, or the prolonged period
of drierweather some, meteorologists
are predicting, would not put much (> a
dent on the water table, Cal Water offi-
cials say. '
The only effect if the water table
continues to drop, Moore says, would
be that'Cal Water would have to pay
more to pump it.up, which might even-
tually lead to rate hikes for Chico water
customers.
Behnke. basically agrees with rcaai
assessment, providing groundws=er-
continues to be used only for le. -al
households and industry. "But if we .
decide to pump the bejesus out of i; for
faiming'or to -ship to Southern Carr -
ma," he says, .no, that's not true." -
- Behnke also thinks Cal Water
should take a look at how the aquif - is
being drawn down 'If it looks like: it
will continue at its present rate, he s ys,
it's no problem. But if the rate shcws
` = (continued ori page 17)
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signs of accelerating, "then we'd get
• spooked a lot:
"Isn't it odd we're not asking
ourselves this question?" he asks. -
Joe Besser thinks that even .deep
wells are not immune to a prolonged
drought. "If this weather keeps going,
it's just going.to-get worse," he says.
"It's exhaustible." ❑
The.Ridg,es.
'Dry, Up.,
.,Drought ..Has. Foothill
Residents Scrambling
To Find, Water
Sparse supplies of water have
always been a fact of life in ridge com-
munities like'Cohasset and Forest
Ranch. And after two dry years; some
of the underground trickles tapped by
wells --the lifeblood of the communi-
ties --are running dry altogether.'
Pick-up trucks with water tanks
strapped to their beds are becoming
more common sights in the ridge towns
as 'residents' scramble to replace their
faltering well supplies with other
sources of water.
"You've.got people who never
take the water_ tanks out of their
trucks," says Cohasset resident Floyd
Green.
Green's own well is producing
only 25 gallons a day now, not nearly
enough for his family. Green shelled
out $1,800 awhile ago to put a pump in
the well. But now, after two dry years,
the water level has dropped to a third of
its former level. -
Others in Cohasset are getting lit-
tle'more than 100 gallons a day, far
short of the average household use of
300 to 400. gallons, says Chuck White,
chairperson of the Cohasset Planning
Committee. "Their wells right now are
down to the point they're usually at in
August," White says.
To get enough water, many
Cohasset residents are tanking up at a
spring at the nearby California Depart-
ment of Forestry and Fire Protection •
station on Vilas Rd. In normal years,
the spring produces enough for the fire
'station to give away drinking water to
locals all summer.
(continued on page 18).
FULL LINE OF
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w - Blackburn Racks
Madden Touring Bags
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'Advantage
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a
When the rods gc• parallel, water is close al hand. Richard Rle_-:e
.demonstrates the or; of water witching, a venerate institution in m•:)uion
communities like Forest Ranch. (Phcto/Mork Thaliriar)
Wi'tchi"n'
orWater.� _
Rchard Reese doesn't look much like a witch. With twin-
kling eyes and a grin that seems to say he know; something you.
don't, he looks a tit like an imp. But not a witch:.
Still, to his, neighbors in Forest Ranch Reese is known as
one of the foremost witches around. Water witches; that is.
, Lots of people find it hard to believe you can zero in on a
source of underground water with a forked wiLow branch or a `
pair of copper roc.s, a practise known as water witching. But in
places like. Fores Ranch, where the game of=1nding water is `
dicey at best, water witching is a venerable instit-ition.
"I know it '� hard to believe," says Renie Burnett, a wait-
ress at the Pine Cone Cafe in Forest Ranch w 10 prefers brass
-.FAST SALE
..welding rods to willow branches. "But it works.':
Richard Reese has staked' his reputation on it. He has
witched more than 100 wells in his 20 years as a ridge resident.
The 68 -year-old Reese is no longer up to the task of
scrambling around gullies looking for likely spots to sink wells.
,But he still gets requests, especially this year, when shallow
wells in Forest Ranch have started to go dry.
Sitting in`the living room of his mobile home in the pines,
flanked by pictures of Jesus and a tree -lined stream, Reese
divulges some of the secrets of water witching
Some of it turns out•to be not -all that mystical. Reese
looks first at the lay of the land--east-facing slopes of canyons
are the best, while anywhere near a stream is bad because the soil -
is likely to be water -tight.
Next, Reese sizes up the vegetation: Rows of cedars: dog-
woods, or California bays hint -that a brook is babbling near the
surface. '
Once he's assessed the scene,'Reese gets'6ut .his `copper '
rods.' "I don't•go for willow." a favorite divining tool of many
water witches, "because willow's not native to this area," he
says.
In the driveway outside his home, Reese shows how to use
the divining rods: The copper rods are bent at a 90 -degree angle :
three-quarters of the way down. He holds the short ends in his
hands and points the long ends straight ahead, his elbows at a
right angle. '
As he walks slowly across the gravel, the rods, seemingly
of their own accord, start to to turn inward, until they become
parallel.
It just so happens that at this very spot, Reese says, there's
an underground. stream. The distance between the parallel rods • -
shows how far below the surface the water is, he says.
Then Reese invites a somewhat skeptical observer to try.
The observer walks over another stretch of driveway, and the
rods tum inward over a spot Reese says is right above another
underground stream. _
"They used to call us a bunch of crazies," Reese says,
"but the thing is, it works." '
The reason it works, Reese says, is as follows:•"All of us
have negative and positive charges of electricity. Anything that
flows through this earth is a field of electricity."
Reese, a retired medical toolmaker, was introduced to
water witching as a boy in the Ozark Mountains, when he spent
time following old witches around. He didn't put his skills to the
test until many years later, when as an adult in Arizona he need-
ed to drill a well.
"It's a God-given art," Reese says. "It's a gift." People
who don't believe in it can't do it, he says. Neither can people
who charge too much money for it.
Early in his career, Reese witched for free. But then he got
one too many flat tires driving his car down primitive roads', and
started charging a nominal fee.
With obvious relish, Reese recalls the times he has con-
verted.skeptics to water witching. If the divining rods aren't
working for someone, Reese puts his hands over those of the
hapless diviner and "energizes" them. "When it starts pulling'
the hide off their hands, they. believe," he says." - -
In ridge communities like Forest Ranch and Cohasset,
many people are already believers and may even do some witch-
ing of their own. Most people, it seems, know, two or three water
witches they can refer to in a pinch.
Most water witches confine themselves to finding water.
But one Cohasset resident says that some witches even claim
they can bend an underground stream to make it run where you
want it. - ❑
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Corner of 9th & Main St.
Downtown Chico, 345-2613
CN&R July 7, 1988 17
t a
i
DROUGHT. -RESTRICTIONs.AmONG LocAL
WA C
TEROMPANIES
Forest Ranch Mutual Water Company: Customers are
asked to limit consumption to 300 gallons a day per household. Ser-
vices are metered.
Lime Saddle Community Services District: (outside
Oroville, population 600) Outside water use restricted from noon to 4
p.m. Had to buy water to fill tank for fire protection. Wells are pump-
ing from deeper level and producing less.
Magalia County Water District: (population 650) Outside
water use restricted from noon to 4p.m. Buying water from Paradise
and planning to drill a new well.
Paradise Irrigation District: (population 25,000) Outside
water use restricted from noon to 4 p.m: Drilled an exploratory hole
to tap ground water, but result is still uncertain.
0
Y \ '
But late last summer the spring
gave out and the fire station had to
truck up water from the valley. This
summer, White says, it looks as though
the spring will dry up even earlier.
A good spring called Whiskey
Spring used to serve as a back-up when
the fire station spring ran dry, Green
says. But the new owner of the spring
property recently put up a fence. No
one has noticed the fence yet because
the fire station still has water. "But in a
few weeks, they will...," Green says.
"There will be a big fight—you
watch."
Many Cohasset residents have
found their own sources of water for
times when their wells run dry. Some
get it from friends who have deep wells
that run all summer, while others haul it
from work places or the homes of
friends in the valley. But hauling a load
of water up the hill to Cohasset requires
a good truck, White says—water, after
all, weighs more than eight pounds a
gallon.
- In Forest Ranch, when wells start
running dry, some residents turn to
Grover Jones, who trucks non -potable
water from a branch of Butte Creek in a
4,000 -gallon tank. Although it's. still
early in the summer, Jones' business
already has started to pick up. "People
are starting to call me who I haven't
delivered to before, he says.
Jones officially charges $40 an
hour but usually ends up not charging
for all the time it takes to deliver the
water. Although it's expensive for him
to run his truck, he says, "You can't
take their last dime so they don't have
money for food."
Some ridge residents cope with
water shortages by drilling deeper
wells, trying to tap into the mote reli-
able streams of water several hundred
feet below the surface. But the going
price of about $12,000 for a deep well
is too steep for many ridge families:
Then, too, there is no guarantee of suc-
cess.
Gus Clemens, a Cohasset old-
timer, says that one of his neighbors
spent $18,000 on drilling wells and
came away empty-handed. "There's an
18 July 7, 1988 CN&R
awful lot of dry holes up here_,"
Clemens says.
The ridge, unlike the valley floor,
doesn't have a uniform water table.
Over time, the ridge has been carved by
the numerous creeks that run out of the
mountains, and in places like Cohasset
water has drained out of the slopes and
into the adjacent canyons.
Streams and pools of water are
sometimes caught near the surface on
the ridge, but striking them is a hit-or-
miss proposition. "You can drill and
you're a couple of feet away from a
major vein," says Green. "If you hit
one of the pockets, you're in fat city....
Some peoples' wells, you can't pump
them dry. They could take care of the
whole town."
Recent dry weather has made
finding groundwater even more unpre-
dictable than usual. Shallow wells,
which are the most susceptible to short-
term fluctuations in climate, have not
been fully recharged during the last two
winters because of shallow snowpack.
"Fair weather" veins of groundwater .
have disappeared.
0
yuly 1st thru 30th
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Deep groundwater is less suscep-
tible to year-to-year variations. But
even deep groundwater'could start to be
affected by long periods of dry weath-
er—a trend that some longtime resi-
dents say already has begun.
- Sitting in the cabin where he has
lived since 1945, Gus Clemens recalls a
time in the 1950s when 40 inches of
snow piled up outside his window. That,
kind of snowfall just hasn't happened
recently, says the 89 -year-old Clemens.
Grover Jones says groundwater
levels haven't fully recovered since the
drought years of 1976 and '77. "We
haven't had the snowpack in the higher
elevations," he says. "Until you get a
good heavy snowpack, the wells are
hurting. -
Meanwhile, the ridge communi-
ties continue to grow, putting more
demand on scant water supplies. Cohas-
set Road is scheduled to be improved
soon, which could make the town even
more attractive to developers and
homesteaders.
Some residents have begun to
think about a longterm solution to the
perennial water problem, an obstacle to
development that has kept. Cohasset
from becoming another Paradise.
A deep commercial well is one
possibility, says Chuck White. But such
a well, along with a distribution system,
would be costly. "It's something in the
future, yes, but not for right now,"
White says.
For now, getting through dry
periods like this one means learning to
live with less water for most ridge resi-
dents. "Water's where you find it;"
says Forest Ranch resident Barbara
Batt. "When you live in the mountains,
you learn to live with what your well
will do." ❑
Is
California
Getting
Drier'..
. Maybe it's the greenhouse
effect. Maybe it's El Nino. Or maybe
it's just a natural shift in the climate.
But something isAefinitely up with the
236 Mein • 342-5135 (nett to Bradley s)
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