HomeMy WebLinkAboutRESOLUTION NO 94-114Err' S•
Resolution" No. 94-114,
RESOLUTION OF THE?BOARD'OF,SUPERVISORS OF;THE COUNTY-OF BUTTE ,
._* ADOPTING-THE, SPECIFIC PLAN FOR STRINGTOWN MOUNTAIN, LOCATED
"'GENERALLY. NORTHEAST OF FORBESTOWN,:ROADAAND SOUTHEAST OF
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: - WHEREAS, Robert Taylor has submitted an application for aiSpecific'Plan for•.
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•chat property on Exhibit A-1 attached heieto; -a Ad ' • ' .� '
:identified
WHEREAS. the proposed' Specific Plan has.been,studied, reviewed,.and
• recommended for; approval by the Butte County Planning Commission through.a„
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series of public hearings, at which,time all interested persons were heard; and ``
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.� WHEREAS, the ButteCounty Board of�Supervisors has reviewed and
considered the' contents`of the Environmental, Impact. Report (Exhibit A-2) prepared'on '
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the Specific Plan_! related General Plan Amendment, ,and Rezone pursuant to'the;
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California' Environmental.Quality Act; and` °
WHEREAS, the Butte'County,Boardj,oftSup_ ermsors has held a public hewing on
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' the Specific': Plan • at which all interested parties were heard; and
f WHEREAS, the Butte County Board of Supervisors finds the Specific Plan in
,.
' conformance with the goals and objectives- of the Butte. County General Plan; and"-,.
~ NOW; THEREFORE,, BE, IT RESOLVED that:A.
', The Stringtown MountainfiSpecific,Plan as�shown on the:attached Exhibit.
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A-1 ii- hereby incorporated: by ieference.
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B. Said Specific Plan is adopted, subject to the following Conditions:
1. Within 45 calendar days of Board of Supervisor approval, the
applicant shall submit an administrative Final Specific Plan to the
Planning Division that contains the information listed in the
applicable conditions below.
2. The applicant shall submit 25 bound copies of the Final Stringtown
Mountain Specific Plan within 20 days of the return of the
administrative Final Specific Plan. This shall include: a) changes
noted in Exhibit A (attached); b) a copy of the Board of
Supervisors adopting Resolution In the front; c) one reproducible
plan, including all graphics; A) one copy of the Final Specific Plan-,.
on computer diskette, formatted for Work Perfect 5.1; e) the
Board approval date in the footer of each page, including maps;
f) the renderings illustrating examples of the resort design and
any additional written descriptions of the design concepts shall be
included in Section 3.7; and g)' any specified conditions of
approval listed below.
3. The Final Specific Plan shall include all related mitigation measures
identified'in Section 6 of the Final EIR dated November, 1993.
4. The Final Specific Plan shall include specifications for oak tree
replacement consistent with mitigation measure 3.4-12 as shown
on page 3-48 of the Draft EIR. This is to be included in Section
5.3.1 of said plan.
5. Include a statement in Section 4.4.1 that the primary pathway
system shall be open and available to all patrons of the resort
complex, including the restaurant and the public. Include an
additional policy in Section 4.4.2 of the Final Specific Pian that all
pathways shall incorporate erosion and drainage control
measures.
6. The first phase shall include the full development of at least 72
rooms serving the resort hotel, including the kitchen, restaurant,
pool and conference facilities;, the caretaker residence, a minimum
of 10,000 square feet of the Commercial Center, a minimum of
10,000 square feet of the Wellness Center, the 2.4 acre Overlook.
Park, pedestrian trails between the hotel and park, 24 attached
lodge units, the 32 unit townhouse/condo/Lodge servicing
facilities, and the 22 duplexes with the 44 dwelling units also
servicing the Lodge. At all times, there shall be not less than 72
rooms or overnight accommodations available to lodge guests as
part of the phase 1 development, and following full project
buildout. The phasing plan shall be included in the Final Specific
Plan. Any required site improvements or grading beyond phase 1
shall be included in phase 1. The phasing schedule for the
balance of the property shall be submitted in conjunction with
subsequent phases. These concepts and the following two items
shall be incorporated Into the, Final Specific Plan, specifically
f
Chapter 7 (Implementation);
a. Phasing of recreational and trail improvements;.
b. Phasing of roadimprovements, Including Improvements
to Highway 162, ensuring that adequate and safe circulation
can be attained. All roads shall conform to County
standards and be monitored by the County.
7. The word 'should' will be changed to 'shall', for grading standards
2, 5, 6, and 9 on pages 3-4 and 3-5. These changes shall be
noted in the Final Specific Plan.
8. Prior to or concurrently with the submittal of Phase 1 development,
detailed PUD or Use Permit Plan, the applicant shall submit a
conceptual grading plan for the entire site for consideration and
approval by the Planning Commission. The following statement
shall be included in Chapter 7 of the Final Specific Plan: A 3-D
image model in Autocad (Triangular Irregular Network - TIN), GIS
or other compatible system or method as approved by the
Planning Manager shall be submitted as part of phase 1 in
conjunction with the first PUD or Use Permit. The conceptual
grading plan shall illustrate preliminary cuts and fills, locations of
major rock outcroppings and mature trees, street elevations,
profile grades, and other pertinent information which depicts the
grading concept for compliance with the plan's standards.
9. Not less than one half of the duplex units constructed shall be
single story, or split level in elevation to minimize visual, and earth
disturbance.
10. As part of the PUD submittal, all residential units shall be sited. and
designed so as to maximize retention of the natural land forms
and minimize intrusive views from adjacent public roads -
Forbestown and Highway 162.
11. The 'Traffic Improvement diagram illustrated In the Final EIR and
a written description shall be included in .Section 4. of the Final
Specific Plan.
12. Add the following statement in the Final Specific Plan to page 3-6,
offstreet parking standards: A recreational vehicle/boat storage
plan shall be submitted with the first PUD or Use Permit. Spaces
shall be provided for the resort facility and a common storage area
for the residential portion of the project, so as to prohibit storage
in the front yard areas of individual lots. Recreational vehicles and
boats may be stored in rear and side yards if screened from
roadways or within a garage.
13. Prior to approval of the Specific Plan, a modification to the legal
description shall be provided to show the fire station acreage as
required by the Butte County Fire Department. As part of the
phase 1 construction, the applicant shall either:
1 4
a. Dedicate land; design, and construct a volunteer fire station
on the. selected site with an improvement value not to
exceed $250,000.00, and provide sprinklers for all buildings
within the project as determined necessary by the Butte
County Fre Department; or
b. Dedicate land, design, and construct a fire station on the
selected site with an improvement value not to exceed
$500,000.00.
The Final Specific Plan shall also reflect these changes.
14. In conjunction with the submittal of the first Use Permit or PUD,
the applicant shall submit a general architectural theme for the
resort, commercial, duplexes and multi -family residential areas.
The theme shall reflect the concepts of 'Organic Architecture' as
presented to the County by the applicant.
15. The word 'should' will be changed'to 'shall" for stream protection
policies'5, 7 and 8 on page 5-1.1. These changes shall be noted
in the Final Specific Plan.
16. The mitigation measures identified in Section 6 of the Final EIR
dated'November, 1993, shall be Incorporated by reference as
conditions of approval.
17. Should LAFCo deny the annexation requests, a review of the
Specific Plan will be performed by the County to determine
continued viability and if amendments to the plan are needed.
IS. No single family detached residences shall be constructed as part
of the phase 1 project ,
19. The Phase 1 PUD/Use Permit Detailed Plan shall indicate the
location of all facilities proposed and shall, detail the fug
development of the Lodge. The details shag include architectural
and site .plans with sufficient detail to ascertain the style and
character of the development and how it fits on the site.
20. Comply with all other applicable State and local. statutes,
ordinances, and regulations.
21. All improvements on State Highway 162 shag be as directed by
CalTrans and in accordance with the required encroachment
permits.
22. The ma)dmum number of single family homes shall be 112. The
minimum lot sizes shall be an average of 1 acre, with. no lot less
than 3/4 of an acre.
23. The Final Specific Pian shag be modified to allow the 32
townhouse condos utilized as integral adjuncts to the Lodge
operations. These units shall be in lieu of the 32 apartment units
shown in the Draft Specific Plan.
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AYENDIN6
LAND USE
PLAN
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14-02
Date.
E�6rc
Stringtown
Mountain
Butte County
C a l i f o r n i a
Specific Plan.
-Final
September 27, 1994
1 ,
' TABLE OF CONTENTS
Page
1.0 'INTRODUCTION AND PROJECT SETTING
1-1 .
1.1
Specific Plan Area 4
1-1
1.2
Objectives for Stringtown Mountain Specific Plan. .
1-1
1.3
Legal Authority
1-3
1-4
Current Land Use Policy
1-4
1.5
Butte County General Plan Consistency
1-4
1.6 .
Purpose and Content
1-4
1.7
Project Setting
1-6
2.0 LAND USE
2-1
• 2.1
Land Use Goals ana Objectives
2-1
2.2
Land Use Concept `
2-2
2.3
Land Use Designations,
2-2
2.4
Land Use Summary
2-2
2.5
Residential Land Use
2-5
2.6
Resort Complex r
2-7
2.7
Wellness Center
2-8
• 2.8
Business-Professional/Commercial Center
2-9
2.9
Recreation Facilities
2-10
2.10
Open Space ' `
2-11
2.11
Fire Station !
2-12
3.0 COMMUNITY DEVELOPMENT sTANDARns
3-1
3.1
Community Design Policies
3-1
3.2
Project Site Design Standards, '
3-2
3.3'
Pedestrian Circulation Standards `'
3-2
3.4 ,
Fire Control Guidelines t
3-3
3.5
Grading Standards
3-4
3.6
Off -Street Parking Standards ,
3-6
3.7
General Architectural Guidelines' (Building Form and Style)
3-6
3.8
Landscape Guidelines
3-7
3.9
Screening and Fencing Guidelines
3-9-
3.10
Lighting Guidelines -
3-10
3.11
Street Furniture
3-10
4.0 CIRCULATION r
4-1
4.1
Circulation' Goals
4-1
4.2
Streets
4-3
4.3
'Intersections
4-4 .
4.4
Bikeways/Pedestrian Pathways ``
4-4
4.5
Shuttle Transportation
4-7
4.6
Traffic Improvements
4-7.
Stringtown Mountain September 27, 1994
Specific Plan
I
TABLE OF CONTENTS (Cont.)
Page
5.0 RESOURCE MANAGEMENT
5-1
5.1
Resource Management Goals
5-1
5.2
Soils
5-2
5.3
Native Vegetation
-5-2
5.4
Native Animal Species
5-7
5.5
Wetlands
5-11
5.6
Water Quality and Conservation
5-11
5.7
Air Quality
5-14
5.8
Energy Conservation
5-15
5.9
Cultural and Historic Resources
5-16
6.0 PUBLIC SERVICES AND FACILITIES
6-1
6.1
Fire Protection
6-1.
6.2
Police Protection
6-3
6.3
Water
6-3
6.4
Sewer
6-6
6.5
Drainage
6-9
6.6
Schools
6-11
6.7
Parks and Recreation
6-11
6.8
Solid Waste
6-12
6.9
Utilities
6-12
7.0 IMPLEMENTATION
7.1
Land Use Regulation
7`1
7.2
General Provisions
7-4
7.3
Maintenance of Common Facilities
7-7
7.4
Public Facility Financing
7-7
7.5
Mitigation Monitoring
7-8
APPENDIX A
Description of Plant Species
APPENDIX B
Department of Fish & Game Deer Habitat Information
APPENDIX C
Final Mitigation Monitoring Program, November 1993
APPENDIX D
Notice of Determination
Stringtown Mountain September 27, 1994 .
Specific Plan
LIST OF FIGURES
1-1 Regional Location Map
1-2 Project Location Map
1-3 On -Site Easements
2-1 Land Use Map
2-2 Illustrative Land Use
3-1 Organic Architecture Design Characteristics.
4-1 Circulation Master Plan
4-2 Street Cross Section
4-3 Pathway Locations
4-4 Pathway Cross Sections
4-5 Traffic Improvements Diagram
5-1 Plant Communities ,
5-2 Deer Habitat Quality
5-3 Designated Development Zones
6-1 Regional Water .Connection
6-2 On -Site Water. Distribution
6-3 Regional Sewer Connection
6-4 On -Site Sewer System
6-5 Drainage Basins
7-1 Proposed Zoning
2-1 Land Use
3-1 Minimum Setbacks
Stringtown Mountain
Specific Plan
LIST OF TABLES
Page
1-2
1-3
1-7
-2-3
2-4
3-8
4-2
4-3
4-5
4-6
4-9
5-3
5-9
5-10
6-4
6-5
6-7
6-8
6-10
7-3
Page
2-5
3-2
September 27, 1994
1.O INTRODUCTION AND PROJECT SETTING
1.1 Specific Plan Area
The Stringtown Mountain project site is located in southeastern Butte
County, approximately six (6) miles east of the City of Oroville as shown on
Figure 1-1, Regional Location Map. The site is in close proximity to Lake
Oroville, on the northeast side of the intersection of Highway 162 (Oroville-
Quincy Highway) and Forbestown Road, as shown in Figure 1-2, Local Area
Map.
1.2 Objectives for Stringtown Mountain Specific Plan
The 171.6 acre Stringtown Mountain project will utilize the scenic beauty and
recreational opportunities of the Lake Oroville area to create a high quality
living environment. The project offers new housing and recreational
facilities to local residents, a new vacation destination for visitors to the area,
and convenience commercial services to meet the needs of both populations.
Planning for the Stringtown Mountain Specific Plan Area is intended to
provide for the orderly and systematic development of the project in a
manner consistent with the policies of Butte County as well as the
characteristics of the land. This purpose will be achieved by establishing the
Stringtown Mountain Specific Plan which will contain an orderly,
comprehensive program of development controls and implementation
measures.
Planning objectives for Stringtown Mountain Specific Plan are the following:
1. Creation of a community setting for a lifestyle that integrates nature
and leisure with everyday living.
2. Development which enhances and complements the functional and
aesthetic character of the natural setting and minimizes disturbance to
the 'natural terrain, vegetation and other natural habitats.
I Provision of a safe, unified community, serving the needs of
permanent residents while providing a quality vacation destination.
4. Design of public facilities and services necessary to provide for the
residents in the community.
Stringtown Mountain September 27, 1994
Specific Plan Page 1-1
Fiel". 1-1 _Reoionat ;►.j
Antion To Q., U'.
Figure 1-1
To Mt. Lassen
PARADISE Regional Location
To Buclake
CHICO
.4
0
101 ej 3 : &I
NORTH
No Scale • Conceptual
'Stringtown Mountain -September 27, 1994
Specific Plan Page 172
THERMALITO..
162 Fo
FORBESTOWN
162
BIGGS
PALERMO
GRIDLEY
LIVE
K
To Ren
MARTVILLE
NIARYSVELLE'
Yuba City
Sacramento
Metropolitan
Airport
TO
Redding
SACRAMENTO
NORTH
No Scale • Conceptual
'Stringtown Mountain -September 27, 1994
Specific Plan Page 172
-5. Utilization of flexibility and innovation in building and sit design
such that new development is aesthetically compatible with the
natural setting.
6. Availability of special opportunities, for cultural and leisure events.
7. Maximum potential for energy conservation through building and
landscape designs and solar orientation which recognizes the climatic
conditions in the area. y
1.3 Legal Authority .
Butte County is adopting this Specific Plan in accordance with a 'process
consistent with the. provisions of Article 8, Sections 65450 through 65457 of
Title�7 Planning and Land Use' Law, California Government Code. These
provisions require that a specific plan must be consistent with the adopted• '
General Plan of the jurisdiction in which the plan is located. .It is required
that all subsequent subdivision 'and development, all public works projects, ,
and zoning regulations .must be consistent with the specific :plan.
Stringtown Mountain September 27, 1994
Specific Plan Page 1-3 '
1.4 Current Land Use Policy
The Stringtown Mountain project site is guided by the Butte County General
Plan. The project site is currently designated "Agricultural Residential" in
the General Plan allowing parcel sizes of one to forty (40) acres. Zoning for
the entire site is classified as "FR -10", Foothill Recreational, which permits
residential dwellings on parcels of not less than the ten (10) acres each,
currently allowing for a maximum of 16.8 dwelling units on the project site.
1.5 Butte County General Plan Consistency
The Stringtown Mountain Specific Plan represents an expansion of policies
found in the Butte County General Plan. Policies and standards of the general
plan will be implemented through land use entitlements granted with the
adoption of the specific plan. Relevant General Plan policies, goals and
objectives are listed throughout the specific plan. All subsequent subdivision
and development and all public works projects must be consistent with the
Stringtown Mountain Specific Plan and the Butte County General Plan.
The Stringtown Mountain Specific Plan incorporates a general plan
amendment and a re -zone of the property.
1.6 Purpose and Content
The Stringtown Specific Plan implements the content of Butte County by
setting forth regulations, conditions and programs which will further carry
out the objectives of the General Plan. The Specific Plan process provides the
opportunity to plan, coordinate, implement and monitor development over
a large area in a comprehensive manner.
The plan combines the elements of a general plan amendment, zoning
ordinance and improvements program into a single document tailored to the
Stringtown Mountain Plan Area. The specific plan is intended to provide for
the orderly and systematic development of the plan area in a manner
consistent with the policies of Butte County, and the characteristics and
limitations of the land. All individual development projects within the plan
area are subject to the goals, policies and guidelines set forth in this specific
plan. �
The Stringtown Mountain Specific Plan document is composed of several
elements, and sections, with related policies, graphics and exhibits, which
address the following specific subject. areas:
Stringtown Mountain September 27, 1994
Specific Plan Page 1-4
Section 1. Introduction and Project Setting
This section provides- an overview of the structure and concept of the specific
plan, and a summary of the factors that influence the character of the plan .
area.
Section 2. Land Use
Land Use describes the basic concept and- organization of the land . uses
proposed in the plan area. ,
Section 3. Community Development Standards
Community Development Standards contains the policies which will guide
specific development .within the plan area and, thus, will establish the
distinctive features that will come to be identified .with the community.
Section 4. Circulation
Circulation summarizes the circulation. facilities, including roadways, trail.
systems, and transportation system management measures.
Section 5. Resources Management
Resources Management describes the natural features in the plan area, and
the manner in which they are protected and incorporated into the proposed
urban patter.
Section 6. Public Facilities and Services
Public Facilities and Services summarizes the basic infrastructure, utilities,
parks, fire stations, and other facilities and services, required for the. projected
plan area population.
Section 7. Implementation
Implementation section briefly, outlines public and private land use
regulations, proposed methods of maintaining certain public and private
areas, infrastructure sequencing, and a description of proposed public facility
and infrastructure financing mechanisms.
Stringtown Mountain September 27, 1994
Specific Plan Page 1-5
1.7 Project Setting
The Stringtown Mountain project site consists generally of hilly terrain, with
slopes falling from east to west toward the Lake Oroville basin. Elevations
on-site range from a high point of approximately 1,700 feet above sea level at
the eastern site boundary to a low point of approximately 1,200 feet above sea
level at the western site boundary adjacent to Highway 162. Much of
Stringtown Mountain offers scenic views of Lake Oroville to the west and the
Sacramento Valley to the south.
Vegetation consists of steep to rolling blue oak woodland and montane
hardwood forest, montane hardwood chaparral, blue oak woodland with
bunchgrass, annual grassland, and montane hardwood riparian along three
canyons. The site varies from densely covered steep slopes to mildly sloped
grasslands and chaparrals. Three canyons, including two intermittent
drainage courses, traverse the site. Dominant features on-site include a large
rock outcropping in the western portion of the site, as well as smaller
outcroppings in the higher elevations. Dirt roads and graded fire breaks
currently provide limited access to the site from Forbestown Road.
The site is currently undeveloped and vacant. Property surrounding the
project, other than the State Recreation Area is undeveloped or developed at
very low agriculture/residential densities.
Several recorded easements currently exist on the project area, as shown in
Figure 1-3. A twenty foot (20') PG&E easement is aligned adjacent to Highway
162 on the western boundary of the site. A sixty foot (60') access and public
utilities easement provides ingress -egress from Forbestown Road to several
parcels to the north of the project site. The Oroville-Wyandotte Irrigation
District (OWID) maintains a one hundred foot (100') easement over Miner's
Ranch Tunnel which traverses the site diagonally from Forbestown Road to
the northeast. This easement precludes development over the subterranean
tunnel which is used to transport water. An easement to the north of the
resort complex will be provided for potential connections to' future
developments.
No prehistoric or historic sites are known to be located on the Stringtown
Mountain project site. (Northeast Information Center, California State
University, Chico).
1.7.1 Geologic Conditions
The project site is located in the Sierra Nevada physiographic province; one
of three major provinces in Butte County. According to the Butte County
Seismic Safety Element of the General Plan, the only known active fault in
Stringtown Mountain September 27, 1994
Specific Plan Page 1-6
AvI e'
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NORTH
No Scale • Conceptual
r" -, __, -
Boundary Figure 1-3
ITI
On -Site Easements
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O.W.I.D. = Oroville-Wyandotte Irrigation District
.�-- ROW & PUE = Right -of -Way and Public Utilities Easement
1
' �•"--"-- PG&E = Pacific Gas & Electric Company
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I
I________ 60'ROW &PUE
1
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---------------------------- -- ---------J I
I+ 60'ROW&PU--E -- f—
I'— ----------------------- ------ -
I I 30' On Either Side
Part(Not) i I Of Property Line
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Mountain
Butte County is the Cleveland Hill Fault which is located six (6) miles
southeast of the City of Oroville. This fault was the cause of a magnitude 5.7
earthquake in 1975 and is thought to have the potential for a magnitude 6.5-
6.7 earthquake.
The Midland-Sweitzer Fault, located approximately forty (40) miles south-
southwest of Butte County may be capable of producing a magnitude 7.0
earthquake. A low .risk of liquefaction due to strong ground shaking is
expected at the project site.
2.0 LAND USE
Land Use describes. the basic concept. and organization of the land uses
proposed in the plan area. These concepts' are further defined. through
policies and guidelines contained in Section 3, Community Development
Standards.
2.1 Land Use Goals and Objectives
The Land Use Element (October 30, 1979) of the Butte County General Plan
includes the following goals and policies:
1. Plan for the future development of all incorporated and
unincorporated areas within County boundaries.
2. Provide sites and facilities to accommodate a variety of
economic activities.
3. Maintain economic use and value. of private property.
The Stringtown Mountain Specific Plan is intended to create a unique resort
community within Butte County. The plan is designed to achieve the
following land use goals:
1. The plan area will provide a comprehensive community form and
design which integrates residential and non-residential land uses, such
that residents are encouraged to walk to shopping, services,
employment and leisure activities.
2. The plan area will provide residential neighborhoods that are:
- safe for residents
- quiet and buffered from - noise and other nuisance factors
- convenient in terms of access to services and shopping
-pedestrian-friendly
- clearly defined with a central focus on.neighborhood identity.
- responsive to significant natural features
3. The plan area will provide visual landmarks, entryway features;
distinctive neighborhoods, and permanent views through open space.
corridors. These landmarks are intended to provide visual orientation
within the community, and to provide an identity of the Stringtown
Mountain Specific Plan.
Stringtown Mountain September 27, 1994
Specific Plan Page 2-1
2.2 Land Use Concept
Stringtown Mountain Specific Plan provides a broad mix of uses, including a
resort complex, a wellness center and distinctive residential areas that
preserves and incorporates substantial open space. The plan places particular
emphasis on pedestrian access and on the ease of movement from one land
use to another. The purpose of this emphasis is to have a community where
residents and other . visitors are provided a viable alternative to the use of
cars.
Residential units will include single family detached lots, duplex units and
townhouse/condo units. The'resort complex is planned to feature restaurant
and banquet facilities, meeting rooms, and recreational facilities. The .
wellness center is proposed for residents and visitors with health
rehabilitation needs and will include a therapeutic spa and fitness center.
Supporting business-professional/commercial - uses may include a
convenience market, a real estate office and other neighborhood -scale
commercial enterprises to serve the plan 'area population. Stringtown
Mountain will integrate natural landscape and topography in the project to
take advantage of and enhance the natural setting.
2.3 Land Use Designations
The specific plan area will be zoned Planned Unit Development (PUD) with
individual general plan designations for individual land uses. The land uses
planned for Stringtown Mountain are shown on Figure 2-1, Land Use Map
and Figure 2-2, Illustrative Land Use.
2.4 Land Use Summary
Land uses planned in the Stringtown Mountain Specific Plan are '
summarized in Table 2-1, Land Use.
The average residential density is 1.49 dwelling units per acre. The plan area
density is 1.1 dwelling units per acre.
The current figure used for average persons per dwelling unit is 2.39 (Butte
County Planning Department). Therefore, according to the above land use
designations, approximately 449 permanent residents are expected to reside in
the Stringtown Mountain Community. The resort complex and wellness
center will generate a temporary community group of about seventy-five (75)
people when facilities are fully occupied.
Stringtown Mountain September.27, 1994
Specific Plan Page 2-2
WADE ASSOCIATES
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-2
Figure 2
Illustrative Land Use
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•Stringtown Mountain
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Open Space 1 25.4
TOTAL 171.6 188
2.5 Residential Land Use
The Housing Element (June 19, 1984) and Land Use Element (October 30, 1979)
of the Butte County General Plan include the following housing goals:
1. All persons have the opportunity to live in a safe and
healthful home, and in an environment free from
blighting influences; that all persons have a choice of
housing opportunities -- with regard to location, type, price
and proximity to employment, community facilities,
recreation and commercial services; and that access to
housing not be restricted because of race, age, sex, marital
status, ancestry, source of income, national origin, color, or
religion. (Butte County Housing Element)
2. Butte County should establish appropriate zoning to
provide sites (including various choices) to meet housing
needs for the ensuing 20 years. (Butte County Housing
Element)
3. Butte County should provide a diversity of housing sites
varying in size, density and location.- (Butte County Land
Use Element).
Stringtown Mountain September 27, 1994
Specific Plan Page 2-5
Table 2-1 .
Land Use
Land Use
Acres
Units
Detached single family
112.0
112
Attached single family
9.3
44
Townhouse/ Condos
4.4
32
Resort Complex
12.0
Wellness Center
1.2
Commercial Center
3.1
Overlook Park
3.2
Fire Station
1.0
Open Space 1 25.4
TOTAL 171.6 188
2.5 Residential Land Use
The Housing Element (June 19, 1984) and Land Use Element (October 30, 1979)
of the Butte County General Plan include the following housing goals:
1. All persons have the opportunity to live in a safe and
healthful home, and in an environment free from
blighting influences; that all persons have a choice of
housing opportunities -- with regard to location, type, price
and proximity to employment, community facilities,
recreation and commercial services; and that access to
housing not be restricted because of race, age, sex, marital
status, ancestry, source of income, national origin, color, or
religion. (Butte County Housing Element)
2. Butte County should establish appropriate zoning to
provide sites (including various choices) to meet housing
needs for the ensuing 20 years. (Butte County Housing
Element)
3. Butte County should provide a diversity of housing sites
varying in size, density and location.- (Butte County Land
Use Element).
Stringtown Mountain September 27, 1994
Specific Plan Page 2-5
2.5.1 Single Family Dwelling Units
Detached Single Familv Units
Single family detached lots ranging from an average of one (1) acre, with no
lot less than 3/4 of an acre will be located in the eastern portion of the project
site, accessible from Forbestown Road. This neighborhood includes 112 units
on 112 acres for a density of one (1) unit per acre. Elevations in this
neighborhood feature outstanding views of Lake Oroville and the
surrounding valley. The primary residential street in this neighborhood
provides two access points to Forbestown Road as well as potential links to
future development north and east of the project.
The neighborhood surrounds a meadow/woodland of natural open space
which consists largely of bunchgrass and montane hardwood forest around a
drainage corridor. The location of this open space and drainage corridor in
the center of the neighborhood provides adjacent open space areas to nearly
each lot.
Attached Single Family Units
Attached single family units in the form of duplex units are proposed as the
predominant housing type in the southwestern portion of the community.
This neighborhood, consisting of 22 duplexes (44 units), is proposed on a 9.3
acre site oriented adjacent to Highway 162 and generally west of the resort
complex. The lots are a minimum of 4,000 square feet, with, an average
minimum width of forty feet (40') each. Proximity to the resort facilities and
views of Lake Oroville make this neighborhood desirable as both permanent
homes and vacation units..
2.5.2 Townhouse/Condo Units
Townhouse/condo units are proposed adjacent to the resort complex and in
close proximity to the commercial center in the western portion of the
community. On a 4.4 acre site, 32 units are planned. Townhouse/condo
units provide an affordable housing type to enhance the housing stock within
the community. The multi -family neighborhood is located near the entrance
road from Forbestown Road.
Townhouse/condo units are located adjacent to the resort complex and
wellness center and within close proximity to commercial uses to facilitate
pedestrian connections.
Stringtown Mountain September 27, 1994
Specific Plan Page 2-6
2.5.3 Residential Policies
The. following policies apply to residential development within the,
Stringtown Mountain Specific. Plan Area. Additional policies in the
Community Development Standards (Section 3) also apply.
1. Duplex and townhouse/condo units will be limited to a maximum of
two stories in height in order to preserve views of residents and
visitors in the upper portions of the plan area, and maximize views
from each unit.
2. Residential units shall be oriented to optimize energy conservation
through building and landscape designs.
3. Duplexes and townhouse/condo units will be designed to make
maximum use of the slope of the site to provide a stepped and creative
site design which assimilates the slope rather than contesting it.
4. Not less than one-half of the duplex units constructed shall be single
story, or split level in elevation to minimize visual, and earth
disturbance.
5. As part of the PUD submittal, all residential units shall be sited and
- designed so as to maximize retention of the natural land forms and
minimize intrusive views from adjacent public roads Forbestown and
Highway 162.
The Stringtown Mountain project is consistent with Butte County's housing
goal by providing various housing types including single family detached
home lots, townhouse/condo units and duplex housing. The Proposed Land
Use Map; Figure 2-1, illustrates the location of the individual neighborhoods
and their relationships to the business-professional/commercial, resort,
recreation and open space components of the community.
2.6 Resort Complex
The Land Use Element (October 30, 1979) of the Butte County General Plan
states the following policy:
Butte County should support development of commercial
recreation facilities on suitable sites.
Surrounded by the natural beauty of the Lake Oroville area, a 12 -acre resort
complex in the Stringtown Mountain Specific Plan Area will provide a
relaxing, leisure -oriented setting in the northwest portion of the plan. The
Stringtown Mountain September 27, 1994
Specific Plan Page 2-7
resort complex will include a restaurant, meeting and banquet facilities, and
pool facilities to serve both . guest and community needs. The resort complex
will incorporate natural features such as rock outcroppings, swales, and oak
woodland into its design to be compatible with the area's natural setting. The
drainage corridor which runs through the eastern portion of the resort
complex is 'incorporated into the design of the complex. A pedestrian trail
provides access from the resort complex to the overlook park area in the
northeastern corner of the plan.
The Stringtown Mountain resort will serve as a high quality vacation
destination for visitors to the Oroville Area. The resort's close proximity to
the Lake Oroville State Recreation Area will allow Stringtown Mountain
guests convenient access to the recreation area facilities.
2.6.1 Resort Complex Policies
The following policies apply to the resort complex. Additional policies in the
Community Development Standards (Section 3) also apply.
1. Resort complex facilities will be maintained regularly by resort
management. The resort facilities will be open to the public.
Responsibility for establishing fees and maintenance of shared facilities
will be that of the resort management.
2. Parking facilities consistent with the Butte County Zoning Ordinance
will be provided as a part of the resort complex to avoid congestion of
nearby residential streets with resort traffic and parking.
2.7 Wellness Center
Stringtown Mountain will feature a 1.2 -acre wellness center in the central
portion of the plan near Forbestown Road. The wellness center may include
relaxation and recreation facilities including tennis courts, fitness center,
salon, tourist information center and a chapel. The wellness center is
intended for use in conjunction with the resort complex. Both facilities are
intended to complement the other in regard to services and amenities offered
to guests and residents.
2.7.1 Wellness Center Policies
The following policies apply to the wellness center. Additional policies in the
Community Development Standards (Section 3) also apply.
1. Wellness center facilities will be maintained regularly by staff. The
facilities will be open to the public. Responsibility for establishing fees
Stringtown Mountain September 27, 1994
Specific Plan Page 2-8
and maintenance of shared facilities will be that of the wellness center
management.
2. Parking facilities, consistent with standards established in the
Community Development Standards (Section 7) will be provided as a
part of the wellness center to avoid the congestion of nearby residential
streets with traffic and parking.
2.8 Business-Professional/Commercial Center
The Land Use Element (October 30, 1979) of the Butte County General Plan
states the following policy for commercial uses:
Butte County should encourage a full range of commercial
services at the regional, community and neighborhood levels.
The Stringtown Mountain Commercial Center features a 3.1 -acre business-
professional/commercial site. The 3.1 -acre business-professional/commercial
center is intended to serve the plan area population as well as the needs of
local area residents and are designed to encourage residents to walk rather
than drive for short convenience trips. The center is intended to provide
local services that currently are not readily available in the project vicinity.
The center is expected to bring necessary services to a currently remote
portion of the Oroville vicinity. The center is small and includes shops and
uses that can be supported by the community. Typical uses permitted in the
center may include:
- delicatessen
- gas service
- convenience market
- flower shop
- real estate office
- video rental
- small restaurant
- ice cream shop
- travel agency
- day care center
Allowed uses will be small and scaled to attract a majority of customers from
within the immediate neighborhood. The business-professional/commercial
center will link to other uses in the plan area by way of the pedestrian and
bicycle pathway network. Bicycle parking facilities will be provided.
The Stringtown Mountain resort complex is also a part of the commercial use
on the project site, and is addressed as a separate component of the specific
plan.
Stringtown Mountain September 27, 1994
Specific Plan Page 2-9
2.8.1 Business-Professional/Commercial Center Policies
The following policies apply to the commercial center. Additional policies in
the Community Development Standards (Section 3) also apply.
1. Hours of operation and delivery may be limited pursuant to a use
permit to avoid disturbance of adjacent residential areas.
2. Building styles will be compatible in scale and architecture with the
neighboring resort complex and duplex neighborhood. Such building
standards will be specified in project covenants, codes and restrictions.
3. Commercial structures will be limited to a maximum of two stories in
height to lessen visual impacts to surrounding uses.
4. Access to the commercial center shall be designed such that safe access
is provided from Forbestown Road without conflicting with circulation
patterns of adjacent residential uses, resort complex and the fire station.
2.9 Recreation Facilities
Stringtown Mountain Specific Plan recreation features are intended to
provide plan area residents and visitors with convenient recreation.
Recreation facilities within the community will supplement abundant
recreational activities offered at the Lake Oroville State Recreation Area.
A tennis complex, swimming pool and patio area in the resort complex will
establish Stringtown Mountain as a leisure -oriented community designed for
both local and visiting populations. The wellness center will also provide
tennis facilities and generally more passive therapeutic facilities .such as a
sauna, spa and rehabilitative fitness center.
A 3.2 -acre overlook park area is proposed on a plateau in the open space
between the resort complex and single family detached neighborhood in the
northeastern corner of the plan area. This overlook area provides
picturesque views of the Oroville area. The park will be accessible by
pedestrian trails from all areas of the community. The park will provide.
passive recreational facilities including a shelter with a view platform fixed
seating and tables, a water storage tank and restrooms. The park design will
be considered in the use permit for the lodge.
Plan area trails will provide a form of
circulation network by allowing residents
without using automobiles.
Stringtown Mountain
Specific Plan
recreation and will enhance the
to travel within the community
September 27, 1994
Page 2-10
2.9.1 Recreation Facilities ' Policy
1. Individual project proponents shall coordinate with the Feather River
Recreation and Park District regarding the potential for establishing a
lighting and landscaping district to maintain common recreational
facilities, including trails and overlook park.
2.10 Open Space
The Stringtown Mountain Specific Plan includes 25.4 acres of open space.
Open space areas are located ' in three primary linked areas. Open space
stretches from the northwest section of the plan along Oroville-Quincy
Highway 162, around the townhouse/ condos, resort complex and wellness
center to form an island, in the middle of the single family residential
neighborhood. Open space areas will be left in their natural state and will be
enhanced with a pedestrian/bicycle trail linking to the overlook park.
Three drainage corridors which traverse the plan area will be preserved in
their natural states. A fifty foot ( 50) development setback from the drainage
corridors will be instituted to preserve the drainage courses. The open space
area is intended to preserve and enhance habitats for plants and animals
which are native to the area as well as enhancing the natural beauty of the
community.
The meandering open space of the Stringtown Mountain community will
serve as a unifying factor common to each component of the plan area,
'further establishing the community as a quality development in a natural
setting.
2.10.1 Open Space Use Policies
The following policies apply to open space areas within Stringtown Mountain
Specific Plan Area. Additional policies in the Community Development
Standards (Section 3) also apply.
1. Formal landscaping for land uses adjacent to natural open space areas
should provide for a transition to the natural habitat, utilizing native
landscaping. Projects adjacent to open space will be designed to protect
the integrity and natural function of the open space area.
2. Berms and swales will be utilized where required to control surface
drainage and avoid impacts on environments adjacent to developed
areas.
Stringtown Mountain September 27, 1994
Specific Plan Page 2-11
3. Maintenance of the open space area will be the joint responsibility of
the resort management and the community homeowner's association.
This cooperation is essential to protect the development from fire
hazards and to avoid refuse collection problems.
4. Passive recreation activities such as bird and animal watching, and
walking and hiking will be allowed within the common open space
areas. Active recreation such as the use of motorized vehicles will be
prohibited in open space areas. .
5. Access points to the open space areas for the purposes of maintenance
or fire protection will be .closed to the public when not in use by
authorized parties.
6. A 100 -foot wide wildlife corridor shall be provided to connect the open
space area in the southeast portion of the plan to the adjacent land to
the east. The exact location of this wildlife corridor shall be determined
when a tentative map is filed.
2.11 Fire Station
The Land Use Element (October 30, 1979) of the Butte County General Plan
states the following policy for fire stations:
Locate new fire stations with consideration to accessibility, future
development and natural fire hazards.
A 1.0 -acre parcel near the intersection of Forbestown Road and Highway 162 is
included in the Stringtown Mountain Specific Plan. The parcel will be
dedicated to the Butte County Fire Department (BCFD) for a station. The
location of the parcel allows convenient access for emergencies.
2.11.1 Fire Station Policy
1. After dedication of the fire facility parcel to the BCFD, financial and
administrative efforts toward establishing the station will be the
responsibility of the BCFD. This pertains to all issues, such as access to
Highway 162, water supply and proper signage.
Stringtown Mountain September 27, 1994.
Specific Plan Page 2-12
3.0 COMMUNITY DEVELOPMENT STANDARDS
Development within the Stringtown Mountain community will be guided by
community development standards to insure that the community presents
itself as a- quality leisure -oriented development in a very natural and
environmentally sensitive setting. Development of each of the components
of the plan area will require design review. by Butte County Planning and
Public Works consistent with the guidelines of the Planned Unit
Development Zone (PUD).
The intent of this section is to establish standards and general guidelines
which ensure consistent quality while supporting flexibility and the ability to
provide unique design solutions.
3.1 Community Design Policies
The design objectives of the Stringtown Mountain Specific Plan are to
achieve:
1. A community plan that ties the separate uses together and encourages
people to walk rather than use their automobiles within the plan area.
2. A built environment that minimizes disruption of existing natural
features, and to the extent practicable, blends with and takes advantage.
of the natural topography.
3. Maximum potential for energy conservation through building and.
landscape designs and orientations which recognize the climatic
conditions in the area.
4. High quality and aesthetically superior development that relates
architectural style, landscaping, lighting, and circulation to produce
environments that are pleasing in form, scale, texture, color and
variety.
5. Safety and convenience for all residents, employees, and visitors to the
community.
6. The provision of a variety of compatible uses within walking distance
of one another lending to a more self-sustaining lifestyle within the
community.
Stringtown Mountain September 27, 1994
Specific Plan Page 3-1
3.2 Project Site Design Standards
0
1. Each component of the plan shall be designed to be complete in its
function, circulation, drainage, infrastructure, landscaping, and visual
aspects.
2. Adequate parking will be provided for each plan component with
facilities immediately adjacent to each use within 'the community.
3. Non-residential land use projects adjacent to residential land use shall
minimize noise impacts and light glare on neighboring residential
land uses.
4. Building setback flexibility is allowed due to the varying topography of
the site but the following building setbacks should be used as a general
reference where feasible:
Table 3-1,
Minimum Setbacks
Front Yard Rear Yard Side Yard
Single-family 20' 20' 10'
Duplex 20' from edge of right-of-way
Townhouse/Condo 25' from edge of right-of-way
Commercial 25' from edge of right-of-way
Resort complex 15' from edge of right-of-way
Wellness Center 15' from edge of right-of-way
5. Buildings shall be sited with regard to the physical features of each
project parcel and adjacent parcels. Such features shall be considered as
primary design determinants.
6. Buildings, roadways, and other improvements shall conform with the
natural topography and minimize grading where feasible.
7. Site design and architecture shall consider solar access, wind protection,
shade, and seasonal considerations to enhance the quality of outdoor
space.
3.3 Pedestrian Circulation Standards
A primary component of the Stringtown Mountain Specific Plan is site design
features that will provide for pedestrian access throughout the plan area.
Specific connections between land uses are detailed in Land Use (Section 2)
Stringtown Mountain September 27, 1994
Specific Plan Page 3-2
and Circulation (Section 5). General pedestrian policies that are applicable to
all land use include the following:
1. All sub -areas within the plan shall be designed to facilitate pedestrian
cross -connections to adjacent uses and access to the area -wide trail
system.
2. Bike racks are required within the commercial land uses to promote
walking and cycling to work. Bike parking shall be visible from the
entry to the commercial area to encourage use.
3.4 Fire Control Guidelines
The vegetation, topography and climate of the plan area create a potentially
hazardous fire condition during the summer months. The following
.guidelines are intended to minimize this hazard:
1. All parcels larger than 1 acre shall provide a minimum 30 foot setback
for buildings and accessory buildings from all property lines and/or the
center of the road.
2. All parcels less than one acre shall be subject to the setbacks defined in
Section 3.2, Project Site Design Standards.
3. Dispose of flammable vegetation and fuels by chipping, burying,
burning or removal to a landfill site approved by the local jurisdiction.
Disposal of flammable vegetation and fuels caused by site development
and construction, road and driveway construction, and fuel
modification shall be completed prior to completion of road
construction or final inspection of a building permit.
4. Irrigated landscapes and hardscapes such as patios and parking lots
should be located strategically as a separation between wildland fuels
and structures. - -
5. Butte County Fire Department (BCFD) review of the project
development proposal will be required during project review process
to insure the inclusion of fire prevention measures.
6. Fire preventative measures shall be taken during the construction
phases of the development. Firebreaks will be installed on ridge lines
.and in construction and grading areas prior to start of work. Firebreak
installation will minimize the removal of native oaks and other
native trees as feasible.
Stringtown Mountain September 27, 1994
Specific Plan Page 3-3
7. Fire breaks exist along the periphery and strategically located within the
interior of the plan area. These fire breaks will continue to be
maintained through build out.
8. Fire retardant plantings will be used strategically to minimize chance of
fire.
9. Fuel modification standards will be met in cooperation with the BCFD.
Stability of plant communities in grasslands near residential areas will
be monitored regularly by the ..BCFD to determine if brush and other
heavy fuel -load plants are encroaching.
10. Open fires and barbecues will be -prohibited year-round in natural open
space areas.
11. Public access on designated fire access roads by unauthorized motor
vehicles will be prohibited by use of barriers and signs.
12. The BCFD shall have the right to declare natural open space areas
closed to the residents and public during periods of high fire hazard
and will ' have authority to post appropriate warning devices and
signage.
3.5 Grading Standards
A site specific grading plan will be submitted to Butte County for review with
each tentative subdivision map. or use permit application. The following
requirements will apply to all grading activities:
1. All drainage shall conform to the natural character of the landscape
and changes to existing creek channels shall be minimized.
2. Profile grades should not exceed sixteen percent (16%). Cuts shall be
limited to 2:1 slopes and fills to 3:1 slopes. In special circumstances,
exceptions may be allowed by the Butte County Department of Public
Works.
3. When necessary, retaining walls will be used to ensure stability of cuts
and fills. The walls will be subject to approval by the Butte County
Department of Public Works, and where possible, will be designed to be
aesthetically compatible with the adjacent development.
4. Bench or terrace any cut or fill slope that exceeds thirty feet (30') in
height. The bench or terrace will carry surface water off the slope bank
to a stable, nonerodible area.
Stringtown Mountain September 27, 1994
Specific Plan Page 3-4
5. Runoff from upslope areas shall not be.allowed to flow down the face
of the cut or fill bank. Surface flows shall be diverted with a top- of -cut
ditch and dike.
6. Areas shall only be graded if they can be developed in a reasonable
period of time (project phasing). When the topsoil has been disturbed
by scraping, digging, cut and fill, or other earth moving activities,
provisions shall be made to control erosion until the area is fully
developed, paved, landscaped or revegetated.
7. Engineering and construction techniques, including soil stabilization
fabrics, rip -rap, diversion dams, gravel subdrains, and cut and fill
design shall be utilized to stabilize soil on slopes as determined by the
Butte County Public Works Department.
8. If possible, major earth work should be completed before October 15.
The construction schedule should be set such that earth moving
operations are completed with enough time to install erosion control
practices prior to winter.
9. Fill material shall not contain organic material or large rocks.
10. Areas of shallow bedrock proposed for landscaping shall be over -
excavated and filled with topsoil to ensure adequate rooting depths.
11. Compaction of soils shall be avoided to prevent, reduced infiltrations
and deprivation of water to soil and vegetation.
12. Temporary revegetation in disturbed areas shall be utilized to reduce
erosion.
13. Construction of sediment barriers, placement of hay bales,
development of temporary settling areas, installation of energy
dissipaters, protection of floodways and/or other acceptable means of
reducing sediment loads shall be utilized.
14. A large portion of dust from construction sites is generated by heavy
equipment traveling on unpaved access roads. Dust from these roads
should be controlled by paving or watering on an "as needed" basis.
Dust control measures which are consistent with climatological
requirements shall be used.
15. When handling or transporting any material, care should be taken to
prevent the material from blowing or spilling on the streets and
Stringtown Mountain September 27, 1994
Specific Plan Page 3-5
highways or from becoming airborne. Control strategies include
adequate watering of the loads or tarping.
16. Grading and similar activities shall not be conducted. when wind speed
exceeds twenty (20) miles per hour.
17. A dust suppression plan shall be prepared and submitted to the Butte
County Air Pollution Control District (BCAPCD) for review and
approval prior to issuance of a grading permit.
3.6 Off -Street Parking Standards
The following off-street parking standards, as designated in the Butte County
Zoning Ordinance, will apply to all uses of the plan area:
1. Both single family and townhouse/condo residential development
will provide two spaces per unit.
2. The resort will provide one space per room, and one space for every
three employees or one space for each 2,000 square feet of gross floor
4
space, whichever is greater.
3. The restaurant facility will provide one space per three seats, but in no
case less than one space per 200 square feet of gross floor area.
4. The wellness center facility will provide one space for each 200 square
feet of gross floor area.
5. Professional office space will provide one space for each 300 square feet
of gross floor area.
6. Retail stores, shops and services will provide one space for each 200
square feet of gross floor area.
7. A recreational vehicle/boat storage plan shall be submitted with the
first PUD or Use Permit. Spaces shall be provided for the resort facility
and a common storage area for the residential portion of the project, so
as to prohibit storage in the front yard areas of individual lots.
Recreational vehicles and boats may be stored in rear and side yards if
screened from roadways or within a garage.
3.7 General Architectural Guidelines (Building Form and Style)
In conjunction
with the
submittal
of the first Use Permit or PUD, the
applicant shall
submit
a general
architectural theme for .the resort,
Stringtown Mountain September 27, 1994
Specific Plan Page 3-6
commercial, duplexes and townhouse/condo areas. The theme shall reflect
the concepts of "Organic Architecture" as presented to the County by the
applicant and as shown in Figure 3-1.
Architecture is a subjective matter, and design standards that specify the use
of standardized materials or forms over the entire plan area are not
appropriate in this document. However, it is desirable to ensure consistent
architectural treatment so that -incompatible architectural styles and materials
are not placed immediately adjacent to one another. These guidelines
include:
1. Building height shall relate to the building location within the plan
area. Commercial, professional, and other non=residential buildings
adjacent to single family neighborhoods shall not exceed more than
two stories in height or thirty-five feet (35).
2. All exterior architectural materials shall be selected in accordance with
the seasonal variation in temperatures and precipitation that occur in
the area.
3. Architectural treatment, detail, and materials shall be consistent
among the buildings in townhouse/condo and duplex neighborhoods
and non-residential projects, but should create visual interest through
orientation, form, and alignment of individual buildings.
4. Where the rear1or. side of a non-residential building is visible from a
public thoroughfare or public space, such elevations shall be treated
with the same materials, colors, and details as the primary frontage.
5. All primary building and project entries shall be well-defined by varied
textures, forms, materials, colors, and landscaping, to afford a sense of
entry.
6. All accessory structures shall be compatible in material, color, and
texture with the main buildings.
3.8 Landscape Guidelines
The natural landscapes within the plan offer a variety of plant communities
and serve as habitat for wildlife. These existing landscapes require no
irrigation to sustain themselves throughout the dry summers. Natural areas
should be preserved as much as feasible and should generally be
supplemented with compatible native vegetation that is drought tolerant
once established. Landscaped entries to the project sub -areas, and the grounds
of the wellness center, resort and commercial area may include plant
Stringtown Mountain September 27, 1994
Specific Plan Page 3-7
M
Organic Architecture Design Characteristics
Indirect lighting
Low ceiling upon entry - sheltered to open space (freedom)
Open space
Natural materials
Exterior over -hangs
Open beams
Big fireplaces
Skylights
Decks from every room
Cantilevered balconies
Tree limbs inside
--IMF I
Trend toward music - theater
Build into hill - not on top
Treatment with comers' LODGE ENTRANCE
Gardens AKmlcn
4' roof drop with every 12' drop in land elevation
Ponds
Rock floor in front of fireplace
Stone not painted or polished
Planned outside areas
Seamless glass
No window coverings
Nooks - libraries
Setting according to wind.- sun direction
FoAWkfil-anction are one
Ovy.;��tc Arrlh.'v.�-j7- Y��on ChuiLcteristi&
Use newest matefidl and techfiology
Sitting Room
Stringtown, Mountain September 27, 1994
Specific Plan Page 3-8
materials selected for color and other aesthetic considerations. Additional
policies are specified in Section 5, Resource Management. Areas within the
plan which have been graded for development are required to be replanted
and the following policies shall apply:
1. Native plant material shall comprise at least fifty percent (50%) of the
replanted areas and shall be drought tolerant.
2. Areas of drought tolerant plantings will be irrigated until established
either through a temporary irrigation system or through hand
watering..
3. Non native species may comprise a maximum of fifty percent (50%) of
the replanted areas. These plantings shall be used mainly in areas of
high use or in areas where visual accents are desired. Areas such as
entries, patios and parking lots are examples of areas where non native
landscaping may be applied.
4. The use of lawn shall be minimized.
5. Large canopy deciduous trees should be planted along the west and
south sides of buildings to provide relief from the summer sun where
feasible.
6. Irrigated landscapes should be utilized as fire breaks where feasible.
7. Areas to be irrigated shall utilize efficient methods such as drip or
bubbler irrigation.
3.9 Screening and Fencing Guidelines
Walls and fencing within the plan area are intended to screen facilities, and to
provide sound barriers, privacy, and security. In general, walls are to be kept
to a minimum to avoid blocking views or creating a sense of fragmentation
among the land uses in the plan area. The following guidelines shall apply:
1. No outside, unscreened storage is permitted, except in residential areas.
Loading, service, equipment, and trash enclosure areas shall be fully
screened by a combination of fencing, masonry walls, grade separation,
and/or dense landscaping.
2. Mechanical equipment, satellite dishes, antennas, and other similar
structures shall be ground -mounted when feasible. If not- ground -
mounted, such equipment shall be screened from the view of streets,
adjacent properties, and areas open to the general public through the
use of parapet walls, roof wells, or other means incorporated as an
Stringtown Mountain September 27, 1994
Specific Plan Page 3-9
integral part of building design. All- screens, fencing,,, and retaining
walls shall be compatible in material, color and texture with related
buildings.
3. All noise generating mechanical devices shall be of low emission
design, and/or located and screened with noise reduction barriers so
that their potential as a nuisance to abutting properties is minimized.
3.10 Lighting Guidelines
Exterior lighting within the plan area is intended to provide for safety and
security, as well as to enhance building design and landscaping. The
commercial areas will be brightly lit in a manner that complements the
architecture and level of activity anticipated. Lighting in the
townhouse/condo and duplex neighborhoods will be appropriate to the style
of the complexes. In the single family detached residential areas lighting will
be optional for individual lot owners. Such individual lot lighting may be
placed at the entrance to each lot..
1. Project lighting shall not create glare for project occupants or
neighboring properties.
2. The style and design of lighting fixtures shall .be compatible with
building design and consistent within individual projects.
3.11 Street Furniture
All street furniture including trash receptacles, benches, signage and lighting
shall utilize a standard or complementary design theme.
Stringtown Mountain September 27, 1994
Specific Plan Page 3-10
4.0 CIRCULATION
The Circulation Element (May 1984) of the Butte County General Plan states
the following circulation goals:
1. Develop a transportation system in a mariner that
encourages efficient. -land use utilization.
2: , Provide for adequately designed road and street pattern to
service present and future traffic volume..
3. Urban street and highway traffic capacity levels should be
planned to provide a level of service "C", and be considered
to be providing acceptable service at level of service "D"
when fiscal, environmental or site constraints are
prohibitive.
The comprehensive circulation system in the Stringtown Mountain Specific
'Plan Area is designed to provide transportation options for the safe and
efficient movement of people. The circulation system includes public streets,
pedestrian paths, bikeways, and parking areas. Convenient pedestrian
connections are provided to allow area residents alternative opportunities for
access throughout the plan area, thereby reducing vehicular traffic. Access to
the Stringtown Mountain Specific Plan is made from Oroville-Quincy
Highway 162 and Forbestown Road. The local circulation system is illustrated
in Figure 4-1, Circulation Master Plan.
4.1 Circulation Goals
The circulation system is designed to achieve the following goals:
1. Construct a safe and efficient circulation system.
2. Provide convenient and safe pedestrian routes, to all land uses.
3 Furnish an aesthetic environment for public circulation.
4. Maintain Level of Service (LOS) "C" for roadway linkages and
intersections at arterial and collector streets.
5. Minimize impact on regional air quality.
6. Facilitate alternatives to vehicle transportation.
Stringtown Mountain September 27, 1994
Specific Plan Page 4-1
-7. Provides access to: all on-site uses and access to the regional circulation
system beyond the plan area.
8. Access as provided by existing easements will be maintained.
41' Streets
Interior streets. 'will eliminate the need for unnecessary grading and tree
removal by being compatible with the topography and avoiding sensitive
habitdts where feasible.,
Automobile circulation will be accommodated in a simple loop -road system
with, a, thirty-two foot (32') right-of-way through, the. single family residential
neighVo'rhood as well as the resort, duplex arid townhouse/condo portions of
the plan .area. A direct 'street connection b6tween the resort area and the
single family residential area is infeasible due to steep terrain. The'loop road
ti
allows forpotentialfuture extensions of interior streets to the north and east
of, the specific plan area using existing and proposed easements. The thirty-
two foot (32'). right-of-way provides two (2) travel lanes, and a four foot (4')
Class III bikei?Vay on both sides. The loop and cross section is illustrated in -
Figure 4.-2.
.viaurr
Stringtown Mountain September 27, 1994
Specific Plan Page 4-3
4.2.1 Street Improvement Policies
1. Construction of the internal road system and any upgrading of off-site
corridors will be accomplished in phases pursuant to recording of final
maps for specific portions of the project.
2. Interior streets will be signed to accommodate automobiles as well as
pedestrians, cyclists and equestrians. The thirty-two foot (32') right-of-
way will include four feet (4') on each side of each travel lane for
pedestrians, cyclists and equestrians.
3. Gutters will control storm runoff as well as define the edge of the
roadway.
4.. Local streets, residential streets, cul-de-sacs, and collector streets will be
designed with adequate road widths and shall not to exceed fifteen
percent (15%) grade to conform with all Butte County standards.
4.3 Intersections
The capacity of intersections to carry traffic quickly and safely is
important for safe, efficient circulation. All intersections must be
capable of operating at a Level of Service (LOS) of "C", or better at all
times. This standard is achieved by land use planning proportioned
and distributed to reduce vehicular trips.
4.4 Bikeways/Pedestrian Pathways
The plan area provides a system of bikeways and pedestrian pathways for
recreation and non -recreational purposes. The system consists of the
pedestrian trails and the bicycle network along each street and within the
park, resort and open space areas. These elements are organized to take
residents to each community land use, without the use of an automobile.
Pathway locations are shown on Figure 4-3, Pathway Locations.
Bicycling and walking are alternatives to driving that people may use
regularly "for short trips if they can proceed in relative safety. Moreover,
bicycle enthusiasts will make extensive use of bicycle trails for both recreation
and transportation. The use of bicycles and walking is strongly encouraged in
the plan area by ensuring convenient access to open space, services and by
providing a network of walking and cycling paths.
Stringtown Mountain September 27; 2994
Specific Pian - Page 4-4
Figure 4-3
Proje Boundary Pathway Locations
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tringtown Mountain
s
4.4.1 Primary Pathway System
The primary pathway system will accommodate walkers and nature
enthusiasts throughout the open space areas,and- park on five foot (5) and -
eight foot (8') pathways. Approximately 5,700 linear feet of pathway will
meander through the open space and connect: the residential neighborhood
with the park, resort complex and wellness center. • The ,pathway will run
along Forbestown Road within the plan area. .The overlook park will have
pathway access from. adjacent single. family and resort complex uses... A
pathway•will begin in the northeast corner of,the resort complex.leading up to -
the park. The pathway along Forbestown Road will fork and lead to the
overlook park area. Additional access will be provided to the overlook .park t
area using an existing easement along the northern boundary of the single
family neighborhood and a .new easement, from the interior of the
neighborhood.
The eight foot (8') prirriary.pathway will be paved. The five foot (5) pathway,
through the open space, will be constructed of decomposed granite. Both
pathways will be lined with a three and -a half foot handrail support as shown
in Figure 4-4, Pathway Cross Sections where the slope exceeds five percent
(5%).
The primary pathway system shall be open and available to all patrons of the
resort complex, including the restaurant and the public. '
!— s' —moi
Decomposed Granite
Pedestrian Pathway
t
i-
Asphalt or Concrete Pedestrian Pathway
Figure 4-4
Pathway Cross Sections
Stringtown, Mountain September 27, 1994 -
Specific Plan Page 4-6
4.4.2 Secondary Pathway Systems
A Class III bike lane system will extend throughout the plan area within the
right-of-way of streets. The bike lanes will be four feet (0 wide, located
adjacent to the travel lanes.
4.4.3 Pathway Policies
1. Routes will be carefully chosen along natural grades to protect native
vegetation and reduce grading. The routes should not exceed a
gradient of seven percent (7%). A three and a half foot guard rail will
be constructed along sloped areas where grades exceed five percent
(5%).
2. Foot bridges will be provided where the trails cross steep canyons or
drainage courses. Tree removal necessary for construction of trails will
be avoided where feasible.
3. The project developer will coordinate efforts to design and construct
trails with the � Feather River Recreation and Parks District. A
landscaping. and lighting district will be formed to ensure proper
maintenance of the trail system.
4. On -street, Class III bikeways of four foot (4') width shall be provided on
both sides of streets.
5. All pathways shall incorporate erosion and drainage control measures.
6. The primary pathway system shall be open and available to all patrons
of the resort complex, including the restaurant and the public.
4.5 Shuttle Transportation
The Stringtown Mountain resort complex may provide a shuttle service from
the resort and wellness center to Oroville for residents and visitors. The
shuttle will follow a designated route through the plan area. The primary
target ridership would be Stringtown Mountain residents commuting to
Oroville and resort and wellness center visitors.
4.6 Traffic Improvements
The following .traffic improvements , are required to ensure that Level of
Service (LOS) in the vicinity of the project remain at an acceptable level (LOS
Stringtown Mountain September 27, 1994
Specific Plan Page 4-7
"C"). These improvements are shown in Figure 4-5, Traffic Improvements
Diagram.
All improvements .on State Highway 162 shall be as directed by Caltrans and
in accordance with the required encroachment permits.
• Improvements to State Highway 162 at the Forbestown Road
intersection are mitigations described on page 3-90. However,
the Draft EIR recognizes the difficulty in installing a westbound
left turn lane due to the adjacent topography. In addition, the
Draft EIR suggests that these improvements are needed for
Cumulative Plus Project Conditions and that the Stringtown
Mountain Specific Plan should only be responsible for its pro
rata share of the cost.
• Left turn lanes should be installed on Forbestown Road on the
northbound approach to State Highway 162 and on the
southbound approach for the first (i.e., Main) access, as suggested
on pages 3-88 and 3-89. However, the volume of traffic turning
into the two residential access points further south will not
warrant left turn lanes.
• The requirement for a standard public road approach at the
easterly access point along State Highway 162 is a standard
requirement and will be handled through the Caltrans
Encroachment Permit Process.
• The Fire Station is proposed with access to both State Highway
162 and to Forbestown Road via the main access. From
discussion with Caltrans, it is understood that access to State
Highway 162 would need to be about 300 feet farther east, than is
shown, which may impact the present design of the project.
Because the alternative of using the main resort access exists,
this issue can be resolved when an encroachment permit
application is made.
• Intersection safety lighting is an appropriate mitigation which
should be installed when other intersection improvements are
made. Intersection improvements are required under
Mitigation Measure #3.10-6..
Stringtown Mountain September 27, 1994
Specific Plan Page 4-8
Loafer Creek S.R.A.
Existing Left Turn
Lane to Remain
ON
Q
NORTH
No Scale • Conceptual N
Resort Entry "B"
Construct Road Connection
Resort Entry "A" /
AA
StOwn s
��Oaa
Construct Road Connection -and
Continuous Double Left Turn Land
%t From Hwy. 162 to Resort Entry "A"
7 -.-She Mograw,,
.�
P.U.D. Entry "D"
Construct Road Connection and
Southbound Left Turn Lane at Both
Residential P.U.D. Entries "C" and "D"
Figure 4-5
Traffic Improvements Diagram
Rtringtown Mountain.
I
P.U.D. Entry "C" •/��'
Stringtown Mountain - September 27, 1994
Specific Plan - Page 4-9 ;
a t
Loafer Creek S.R.A.
Existing Left Turn
Lane to Remain
ON
Q
NORTH
No Scale • Conceptual N
Resort Entry "B"
Construct Road Connection
Resort Entry "A" /
AA
StOwn s
��Oaa
Construct Road Connection -and
Continuous Double Left Turn Land
%t From Hwy. 162 to Resort Entry "A"
7 -.-She Mograw,,
.�
P.U.D. Entry "D"
Construct Road Connection and
Southbound Left Turn Lane at Both
Residential P.U.D. Entries "C" and "D"
Figure 4-5
Traffic Improvements Diagram
Rtringtown Mountain.
I
P.U.D. Entry "C" •/��'
Stringtown Mountain - September 27, 1994
Specific Plan - Page 4-9 ;
• The issue of the developer paying a "fair -share" contribution
towards the Kelly Ridge Road/State Highway 162 intersection
improvements is discussed under, Mitigation ..Measure #3.10-2
.on page 3-89.
• Noise impacts are' -discussed- in Section 3.5 of the Draft EIR. The
comment is noted.
Stringtown Mountain September 27, 1994
Specific Plan Page 4-10
5,0 RESOURCE MANAGEMENT
The Stringtown Mountain development plan is designed to conserve natural
resources to the maximum extent feasible. Development on-site will alter the
existing natural environment. However, careful planning will retain and
incorporate the essential character and most valuable elements of the natural
environment into the community.
Human habitation also places demands on community and regional
resources, including potable water, dean air,'and energy. The plan addresses
the conservation and management of natural resources and amenities
within the plan area boundary. Regional and community -wide resources that
support urban development are addressed in policies relating to conservation
of water and energy, and maintenance of air quality.
Resource management issues tend to encompass ' multiple objectives and an
approach to one issue .often affects other concerns. In this specific plan the
land use, circulation system, open space, recreation, and other public facilities
all support the complex objectives of maintaining natural amenities in an
urban setting and of minimizing negative effects on air quality, water quality,
energy demand, and the natural and historic resources in the area. Resource
management policies are incorporated in the other elements of the plan. This
element provides the detailed implementation of resource management.
The resources addressed in this element include:
- soils
- native vegetation
- native animal species
- wetlands
- water quality and conservation
- energy conservation
- air quality
- historical and cultural sites
5.1 .Resource Management Goals
1. Stringtown Mountain Specific Plan will conserve natural resources
and mitigate, to the maximum extent possible, the impacts associated
with development in the plan area.
Stringtown Mountain September 27, 1994
Specific Plan Page 5-1
2. Individual buildings will be sited and designed to minimize impacts
on the land, and be integrated with the natural environment.
5.2 Soils
The project site is generally classified as Aiken Clay Loam (Soil Survey of the
Oroville Area, California, United States Department of Agriculture, 1926).
This soil is considered to have good surface drainage with moderate erosion
potential. Exposure of the soils, particularly the alluvial soils, to the erodible
effects of wind and water could result in erosion if not carefully managed
during the construction phase of the project.
Increased run-off resulting from impermeable surfaces and preserved on-site
slopes will require erosion control measures coordinated through landscape
design. Emphasis should be placed on methods which rely on natural
drainage systems and which minimize change to the existing condition of the
drainage channels within open space areas. The control of erosion
attributable to development grading is described in Section 3.5, Grading
Standards.
5.3 Native Vegetation
Native vegetation will be preserved in drainage corridors and open space
areas within the community. Existing vegetation will be maintained
whenever feasible and compatible vegetation will be utilized for infill
landscaping. A biological evaluation of the Stringtown Mountain project site
has been utilized in the preparation of this plan (Jones and Stokes, "Biological
Resources Report", April '26, 1990).
On-site vegetation consists primarily of blue oak woodland, with smaller
areas dominated by blue oak woodland with bunchgrass, montane
hardwood/ chaparral, montane hardwood forest, annual grassland, and
montane hardwood riparian along the drainage courses traversing the site, as
shown on Figure 5-1, Plant Communities. Detailed descriptions of. these
plant communities are attached as Appendix A.
The following three special -status plant species could occur on the Stringtown
Mountain project site, but were not observed during Jones & Stokes' field
surveys:
Stringtown Mountain
Specific Plan
September 27, 1994
Page 5-2
Red Bluff rush (Juncus leiospermus): There were no observations of
the Red. Bluff Rush on the project site; however, the meadow
margins, ephemeral seeps, and grassy edges of intermittent creeks
on-site are considered suitable habitat for the species.
• Butte County checkerbloom (Sidalcea robusta): This species typically
thrives in blue. oak woodland, montane hardwood woodlands, and
annual grasslands; which are all present on-site. The absence of the
Butte County checkerbloom on-site may be a result of its competitive
exclusion by `the harsh checkerbloom. Also, the Butte County
checkerbloom has not yet been, reported south of, the Pentz-Magalia
Highway.
• Veiny monardella (Monardella douglasii ssp. venosa): The Veiny
monardella has. knot been observed in Butte County since the late
1800's; however,, the rocks and rocky. ephemeral creeks it prefers are
found sporadically on the project site. Nonetheless, no evidence of
the species were observed on-site.
5.3.1 Native Vegetation Preservation Policies
1. The project will be designed to maintain a maximum number of
existing native plant species.
2. Compatible native vegetation types will be utilized for all infill
landscaping improvements.
The following policies relate to the preservation of on-site oak woodlands:
1. The cutting or removal of oak trees prior to planning department
approval is prohibited. The sole exceptions shall be - for county -
approved roadways, sewer and utility extensions, detention facilities,
removal suggested by an arborist, forester or landscape architect, for
public health and safety, or for other reasons as shall be determined by
the county. Oak trees proposed to be removed shall be identified and
their removal shall be approved.
2. Oak trees greater than six inches (61 in diameter at breast height (dbh)
are to be protected to the maximum extent feasible. The term
circumference at breast height (cbh) refers to the trunk measurement of
either one trunk or the addition of all trunks in a multi -trunked tree at
forty-eight inches (48") above the ground.
Stringtown Mountain September 27, 1994
Specific Plan Page 5-4
I Trees that, in the judgment of a licensed arborist, forester or landscape
architect are unhealthy and which constitute a hazard to the public
should be removed.
4. Construction equipment operation and- storage of materials shall be
restricted to designated construction areas in order to limit unnecessary
habitat and wildlife disturbances in the woodland areas. No vehicles,
construction equipment, mobile offices, supplies, materials or facilities
should be parked, stockpiled, or located within the driplines of trees
designated for preservation.
5. To avoid damage to root systems of retained trees, construction should
not encroach an area greater than twenty percent (20%) of the canopy
area of oak trees over six inches (6") dbh.
6. Paving within the driplines of trees identified to be protected should be
avoided. Where paving will occur under the drip line, porous
materials requiring no, or minimal, compaction should be used along
with aeration systems.
7. Vegetation within the driplines of indigenous oak trees must consist of
species that require no artificial irrigation after they are established and
are tolerant of the natural semi -arid environs of the trees. Landscaping
beneath indigenous oak trees may include non -plant materials such as
boulders, cobbles, bark, and similar materials.
8. Soil, disruption within the dripline of indigenous trees shall be avoided
where feasible. In those cases where it is absolutely unavoidable, the
following guidelines will apply:
a. Surface soil removal shall be minimized within the driplines of
trees.
b. Earth fill shall be minimized within the driplines of trees.
c. Adequate drainage, supplemental irrigation, and/or aeration may
be required to mitigate the adverse effects caused by elevation
changes where cuts or fills are made near trees identified to be
preserved.
d. Generally no trenching is allowed within, the driplines of
indigenous oak trees. Where necessary to install underground
utilities within the dripline of trees, light construction equipment
Stringtown Mountain September 27, 1994
Specific Plan Page 5-5
will be used. After trenching within the dripline, the tree may need
to be pruned to remove canopy material proportional to the roots
damaged or lost, as recommended by a certified arborist, forester or
landscape architect.
e. Where soil compaction is approved within the dripline of a tree,
measures as recommended by a certified arborist, forester or
landscape architect will be taken to restore soil condition and
integrity.
9. In cases where a retaining wall has been approved for construction
within the dripline of a preserved tree, the developer will be required
to provide for immediate protection of exposed roots. from moisture
loss during the time prior to completion of the wall. The retaining
wall shall be constructed within seventy-two (72) hours after
completion of grading.
10. Signs, ropes, cables, and other items shall not be attached to trees
identified to be preserved.
11. Tree conservation and site development policies set forth herein shall .
be incorporated into Covenants, Conditions and Restrictions (CC&Rs)
for all projects with native oaks within the Plan Area to insure that
subsequent property owners are - aware of their obligation to preserve
natural site features.
12. All cleared areas shall be promptly revegetated with native or
compatible species.
13. The CDFG's Interim Wildlife/ Hardwood Retention Guidelines shall be
applied to the site. These include a blue oak retention standard of 40
percent of the canopy per 40 acres and retention of at least one snag per
five acres. An Oak Replacement/Revegetation Plan shall be prepared.
It should provide for seedling production, watering, and protection
stipulating reasonable survival percentages and time frame, or until
acceptable percentages are reached. Trees which are not in the
development envelope shall remain unharmed. During the
construction of the project, a temporary fence shall be established a
minimum of 1.5 times the canopy drip line of the retained oaks, e.g.,
the distance from the trunk of the tree; measured at 3 feet above
natural grade, to the visually determined average outer edge of leafy
canopy times 1.5. Within this "protective buffer", no grading,
trenching, fill, or vegetation alteration will be allowed. Unavoidable
Stringtown Mountain September 27, 1994
Specific Plan Page 5-6
tree loss will be compensated for through the Oak
Replacement/Revegetation Plan that will be designed in conjunction
with CDFG in an attempt to retain a maximum number of oak trees.
Oak seedlings will be obtained from ,local genetic stock, at a
replacement rate of 5:1 for trees that are two inches or greater in
diameter measured at breast height (dbh). A, replacement rate of 1:1
will exist for all trees less than two inches dbh. Every effort should be
made to retain "heritage Oaks" that exceed 24 inches dbh. After project
construction, a qualified biologist shall prepare a fact sheet describing
the value and care of native oaks. This fact sheet should encourage
homeowners to avoid unnecessary pruning and watering, and
encourage, except where a safety hazard occurs, the retention of snags.
The fact sheet shall be distributed to all residents of this project.
Effectiveness of Measure: The Oak Replacement/Revegetation Plan
and compliance with the Retention Guidelines will assure that oak
woodlands on the site are preserved or replaced during and following
construction. This will also have a positive effect on air quality and
will comply with the recommendations of BCAPCD.
5.4 Native Animal Species
The site is considered suitable habitat for several special -status raptors,
migratory and local deer herds, and ground -dwelling animals such as
squirrels (Jones and Stokes Biological Resources Report, April, 1990).
The Jones and Stokes report lists the following special -status raptors which
could potentially occur on the project site:
• Nesting Bald Eagles (Haliaectus leucocephalus): No bald eagles or
bald eagle nests were. observed during field surveys of the project
site; however, bald eagles would be expected to. use the site
irregularly in winter.
• Wintering Bald Eagles: No wintering bald eagles or wintering bald
eagle nests were observed during the field surveys. Occasional
overflights can be expected at the project site.
• Golden Eagle (Aquila chrysaeto): No golden eagles or golden eagle
nest sites were observed during field surveys. Blue oak woodlands
and montane hardwood woodlands; which are scattered throughout
the project' area, are marginally suitable as foraging habitat and could
support a low level of 'golden eagle use.
Stringtown Mountain September 27, 1994
Specific Plan Page 5-7
Other raptor species which have been identified as having potential to occur
on-site were not observed during field studies and are not considered likely to
use the site regularly.
The project site is generally considered by the Department of Fish and Game
as 'moderate -to -high quality deer habitat, with a small portion of the site
classified as low quality habitat, as shown on Figure 572, Deer Habitat Quality
(Jones and Stokes, April, 1990).
A portion of the Stringtown Mountain project adjacent to the Highway 162 is
currently considered Deer Winter Range by the California Department of Fish
and Game. A large portion of the plan area lies within an area classified by
the Department of Fish and Game as a "Designated Development Zone"
(DDZ), which indicates that development under certain conditions is
permissible. The remaining portion of the site serves as "Deer Winter
Range" for various migratory deer and a small resident deer herd, as shown
on Figure 5-3, Designated Development Zones.
The Department of Fish and Game suggests development restrictions on land
which has been classified Deer Winter Range to protect the local or. seasonal
deer populations from encroaching development.
Proposals for development on land designated as Deer Winter Range may be
evaluated to satisfy Department of Fish and Game criteria to qualify for 'a
conversion from a Deer Winter Range to DDZ. Such a conversion would
facilitate contiguous development of a majority of the project site.
Department of Fish and Game criteria used to identify DDZ and Deer Winter
Ranges, and to evaluate conversions is attached as Appendix B.
5.4.1 Native Animal Species Preservation Policies `
1. If special status raptors are established on-site at the time of
construction they shall be relocated by a trained biologist.
With approved conversions to Designated. Development Zone from the Deer
Winter Range designation, the Stringtown Mountain plan will incorporate
features intended to preserve and enhance remaining deer habitats
throughout the plan area.
1. Department of Fish and Game recommended mitigation measures
with regard to deer winter range impacts will be implemented.
Stringtown Mountain September 27, 1994
Specific Plan Page 5-8
0
Project Boundary
1bti
4%
1,
1
0119
NORTH
No Scale • Conceptual
(Not A
Part)
Source: Butte County Planning Deparunent File Information
Figure 5-3
Designated Development Zones
:t
Designated Development Zones
..s
Deer Winter Range 0 -
..4
r�+
}h
4
r.
.S
Mountain
2. Measures to control domestic dogs will be applied to the project area as
prescribed in the Butte County Dog Ordinance, and the Perimeter
Fencing Ordinance (Appendix B).
3. Implement Mitigation Measure 3.4-3 (see Appendix C), requiring the
maintenance of a 50 -foot buffer from waterway maintained In a natural
condition; and the extension of a 100 -foot southerly open space
corridor.
4. Implement Mitigation Measure 3.4-4 (see Appendix C), regarding
compliance with CDFG and Butte County fencing standards.
5.5 Wetlands
No wetlands were identified within the project boundaries in the biological
resources report prepared for the project site. -,Riparian corridors were
identified generally along the drainage courses which carry storm run-off
through . the site. These corridors are set aside as open space in the land use
plan.
5.5.1 Wetlands Management and Mitigation Policies
1. Prior to any fill within jurisdictional wetland areas, appropriate
permits will be obtained from the U. S. Army Corps of Engineers as
may be required pursuant to Section 404 of the Clean Water Act.
2. Any permit requirements imposed by ,the Corps of Engineers will be
fully implemented.
3. Enhancement/ compensation and/or monitoring programs required
pursuant to any fill .permit process. will be the responsibility of the plan
area landowner.
5.6 Water Quality and Conservation
Three drainage corridors cross the project site, two of which are designated as
"blue -line streams" on the USGS quad "map including the project site.
Although there are no wetland habitats or freshwater marshes within the
project boundaries, the plan will practice avoidance of riparian corridors,
which largely 'occur on-site along these three drainage corridors (Jones and
Stokes, Biological Resources Report, April 26, 1990).
Stringtown Mountain September 27, 1994
Specific Plan Page 5-11.
Proper erosion and urban run-off control measures will reduce impact on the
quality of water in. the drainage corridors traversing the Stringtown
Mountain site. Without adequate erosion control, disturbed soils could result
in the siltation of the drainage, courses and without proper urban.. run-off
control, substances such as oil, pesticides, and other toxic residues associated
with urban development could also pollute the drainage 'courses. The rate at
which these pollutants are carried by storm run-off to the drainage courses is
increased by the construction of impervious surfaces (e.g.; roads, roofs,
parking areas). .
5.6.1 Stream Protection Policies
Specific measures are prescribed for stream course preservation by the
following policies:
1. Minimal disturbance to drainage courses and associated, vegetation will
occur during construction of the Stringtown Mountain project.
Grading will be prohibited in setbacks of fifty feet (50'). from the center
line of the two major drainage courses, except as required for trail
crossings, road crossing and other public improvements.
2. Drainage course crossings will be limited to provide reasonable access
to developed areas or to accommodate construction activity.
3. Department of Fish and Game Streambed Alteration Agreements will
be obtained prior to commencement of any construction. of proposed
drainage course crossings in the Stringtown Mountain Specific Plan.
All conditions of compliance set forth in the agreements will be
enforced as part of the mitigation monitoring program.
4. All grading, site preparation, and construction work in or near
drainage courses shall be generally limited to the period of April 1
through October 15 in order to minimize erosion. Exceptions may be
allowed by the Butte County Public Works Director.
5. During grading prior to road construction, topsoil shall be set` aside for
later use in revegetation and recontouring efforts. .
6. If construction is scheduled .to require longer than one building season
(October 15 -March 15) erosion control measures approved by Butte
County, and operative through the winter period, will be implemented
to. minimize areas that may be disturbed through the winter season.
Stringtown Mountain September 27, 1994
Specific Plan Page 5-12
7. Construction roads shall have water bars and culverts if they are
required to remain through the winter season.
8. All disturbed areas that are Inot actively being developed shall be
planted, mulched or otherwise protected by an acceptable means for the
duration of the winter season. In no case should, disturbed areas be
exposed after October 15.
9. All drainage course crossings shall allow movement of small wildlife.
10. , All drainage course. crossings shall be designed to accommodate the
100 -year storm event with approaches as close to. a right angle as
possible.
11. Rock energy dissipaters or other methods will be used at the. outflow
points of any culverts.
12. The Butte County Public Works Department will approve all drainage
facility designs prior to project approval.
13. Parking areas will be designed to provide the minimum amount of
paving area necessary to meet parking standards. Permeable paving
materials should be considered where feasible.
14. Best Management Practices (BMP) such as sediment traps, evaporation
basins, flow reduction devices, and other methods to reduce .the
volume of pollutants in parking area and street surface run-off will be
installed in the storm drain system where feasible in accordance with
county standards..
15. Drainage easements will preclude erection of structures, vegetation
removal and other site development not consistent with the purpose
of these areas, except for drainage improvements.
16. Planting of trees and shrubs within the riparian zone of drainage
courses should reflect the flood and soil moisture tolerances of
individual ..species.
17. Implement Mitigation Measures 3.4-3 and 3.4-11 (see Appendix C),
regarding preserving a 50 -foot waterway setback.
Stringtown' Mountain September 27, 1994
Specific Plan Page 5-13
3
5.7 Air Quality
Butte County is classified as a non -attainment area because the standards for
carbon monoxide, suspended particulate and photochemical oxidant have
been exceeded. The potential for significantly decreased air quality is a
possibility in the project vicinity, due to its proximity to the Sacramento
Valley and temperature inversions formed there by natural wind
movements and high atmospheric stability.
Short-term air quality impacts will occur during the construction phase of the
project. Airborne dust from grading operations will be the .primary form of
short-term pollution. Management of construction processes will
substantially mitigate this impact.
The replacement of currently vacant land with residential and resort land
uses will increase air pollution in the project vicinity as the number of
automobile trips and the use of home appliances, including wood burning
stoves, increases.
5.7.1 Air Quality Policies
The following air quality policies apply to the Stringtown Mountain Specific
Plan:
1. Spray water on exposed earth surfaces during clearing, grading, earth
moving, and other site preparation activities to adequately deter dust
from escaping property boundaries and becoming a nuisance to area
residents.
2. Require construction contracts to include watering at a . minimum in
the late morning and at the end of the day.
3. Use tarpaulins or other effective covers for haul trucks which travel on
public streets to minimize release of particulate matter.
4. Institute measures to reduce wind erosion when site preparation is
completed.
5. Stringtown Mountain guests and residents will be encouraged to
utilize the on-site commercial uses, alternative modes of
transportation and on-site trail systems, to decrease automobile trips
generated from within the plan area.
Stringtown Mountain ; September 27, 1994
Specific Plan Page 5-14
6. All wood burning devices installed in residential uses shall be EPA
Phase II certified.
5.8 Energy Conservation
Development of new communities results in an increase in energy consumed
for heating, cooling, cleaning, cooking, . lighting homes and transportation.
The most significant energy demand is likely to be the use of automobiles. .
Much of the energy consumption is unavoidable in contemporary
communities based on automobile use;. however, there are measures that can
be implemented to reduce energy levels to less than those found in
comparable communities. Placement of limited neighborhood commercial
uses on-site will reduce the need for local residents to travel to other
commercial centers outside the Stringtown Mountain area. This will help to
reduce automobile traffic associated with daily, non -commute routines,
thereby' reducing both exhaust emissions and the energy required to operate
automobiles.
Design of residential neighborhoods and resort complex can help to reduce
the summer cooling load by augmenting and utilizing the existing tree
canopy to appreciably reduce the ambient temperature, thereby reducing the
cooling required for individual homes. Design of individual homes,
duplexes, and resort and commercial uses for passive solar heating and
cooling can also reduce both heating and cooling energy needs.
5.8.1 Energy Conservation Policies
1. As a method of reducing solar gain which may increase interior air
conditioning requirements, trees should be planted and maintained in
all parking areas to ensure that, within fifteen (15) years of planting, at
least fifty percent (50%) of the parking area is shaded at mid-day during
the summer season.
2. Deciduous trees, which aid summer cooling and allow solar gain for
winter heating will be used around buildings and parking areas.
3. All cost-effective energy conservation and peak usage reduction
measures required by Title 24 of the California Administrative Code
will be incorporated in building design.
4. Where feasible, and given physical constraints of the plan area,
subdivisions and other new development' will be designed to facilitate
solar use as a means of reducing total energy consumption. The design
Stringtown Mountain September 27, 1994
Specific Plan Page 5-15
elements which should be considered include, solar orientation, shade
control, wind management, and solar access.,.-
5.9 Cultural and Historic Resources
No significant historical or cultural resources have been identified on the
Stringtown Mountain Plan Area at this time (Northeast Information Center,
California State University, Chico).
Any cultural and historical resources discovered within the plan area
boundaries will be protected and preserved.
5.9.1 Cultural Resources Policy
1. In the event that any previously unidentified historic surface or
subsurface archaeological features or deposits are uncovered during
construction, work in that immediate vicinity shall halt immediately
and a qualified archaeologist shall be contacted for determination of
resource significance. In addition, the State Office of Historic
Preservation shall be, notified.
I
Stringtown Mountain September 27, 1994
Specific Plan Page 5-16
6.0PUBLIC SERVICES AND FACILITIES
The Land Use Element (October 30, 1979) of the Butte County General Plan .
states the following policies related to public services and facilities:
1. Encourage expansion of public water and sewer systems
where development 'to be served conforms to adopted land
use plans.
2. Plan drainage facilities to serve areas of future urban
growth.
3. Drainage expansion of private utility systems consistent
with county plans and policies.
The Stringtown Mountain Specific Plan includes a variety of public facilities
and services intended to support and serve the needs of plan area residents.
Services include a park and fire protection. Infrastructure facilities includes
electric utilities, water, sewer, and storm drainage systems.
The plan area street system is described separately in Circulation, Section 4. A
brief discussion of .proposed methods for financing and phasing construction
of improvements is contained in Section 7, Implementation.
6.1 Fire Protection
Fire protection services for the Stringtown Mountain Specific Plan is
provided by the California Department of Forestry and Fire Protection (CDP)
and the Butte County Fire Department (BCFD). The plan area is located in an
area with hazardous fire conditions during summer months due to fuel
types, topography and climate.
Four local stations currently serve the Stringtown Mountain Plan Area:
1. Butte County Fire Department (BCFD) Kelly Ridge Station (Station
d
64); locatefour (4) miles from plan area; utilizes one (1) .engine,
one (1) water tender and one (1) rescue squad car. Response time to
the plan area is estimated at seven (7) minutes.
2. California Department of Forestry (CDF) Robinson Mill Station
(Station 54); located nine (9) miles fromplan area; operates one (1)
fire engine. Response time to the plan area is twelve (12) minutes.
Stringtown Mountain September 27, 1994
Specific Plan Page 6-1
3. BCFD Bangor Station (Station 55); located twelve (12) miles from
plan area; operates one (1) engine, one (1) water tender, and one (1)
rescue squad. Response time to the plan area is approximately
sixteen (16) minutes.
4. CDF Harts Mill Station (Station 62); located twelve (12) miles from
the site; operates with one (1) engine. Response time to the plan
area is sixteen (16) minutes.
The BCFD stations are staffed by one (1) paid company officer on each engine
with supplemental assistance provided by volunteer firefighters. In summer
months, the staffing is increased with one (1) to three (3) firefighters in
addition to the company officer.
A 1.1 -acre fire station is planned within the Stringtown Mountain Specific
Plan Area on Oroville-Quincy Highway 162 north of its intersection with
Forbestown Road. Improvements of the station and accompanying facilities,
including a potential traffic signal on Highway 162, will be the responsibility
of the BCFD.
The Stringtown Mountain Specific Plan will be required to have a pressurized
community water system with the specific fire flows, hydrant/main size and
hydrant spacing determined after consultation between the fire department
and the developer.
Fire service in the proposed site is rated by the Insurance Services Officer
(ISO) as a category 9. The project may satisfy, criteria to become an ISO Rural 8
or an ISO 9 for structures within 1000 feet of a fire hydrant. Dense tree cover,
grasslands and significant slope areas contribute to an on-going, natural fire
hazard throughout much of the Stringtown Mountain Plan Area.
6.1.1 Fire Protection Policies
Additional fire protection policies may be found in the Community
Development Standards (Section 3).
1. All development projects in the Stringtown Mountain Specific Plan
Area shall be reviewed by the BCFD for the inclusion of fire prevention
measures. Contact with the.fire department early in the project,.design
stage is encouraged.
2. If it is determined to be necessary by the BCFD, dirt roads for fire
equipment access will be created in accordance with specifications of
the department. Fire access roads will serve as firebreaks on-site and
shall incorporate existing unimproved roads.
Stringtown Mountain September 27, 1994
Specific. Plan Page 6-2
6.2 Police Protection
The Butte County Sheriff's Department in Oroville serves the Stringtown
Mountain Specific Plan Area. No police substations are anticipated in" the
Stringtown Mountain Plan Area at this time. The department currently staffs
approximately 83 sworn officers, including jail and administrative staff.
Approximately 120 vehicles are utilized by the department including patrol
vehicles, search and rescue boats, and snow equipment.
6.2.1 Police Protection Policies
1. Police Department review of all development proposals will be
required in the project review process. Contact with the Police
Department early in the project design stage is encouraged.
2. Commercial uses, the wellness center and resort complex area will be
well lit and signed to allow adequate patrol conditions.
6.3 Water
Water will be supplied to the Stringtown Mountain Plan Area by the
Oroville-Wyandotte Irrigation District (OWID). The plan area is currently
outside of the district boundaries. OWID will supply the project utilizing its
Miners Ranch Treatment Plant. At buildout, Stringtown Mountain will
create a demand for approximately 0.1 mgd average day water demand. In
1991" Miners Ranch Plant demand was 10 mgd. The plant has a capacity of 12
mgd with a maximum capacity of 15 mgd, and can adequately serve the
Stringtown Mountain project (Barnhart -Brown, 492).
Existing OWID facilities extend to the intersection of Highway 162 and Olive
Highway. A twelve inch (12") main terminating at the intersection will be
extended to the project site via a series of pumping plants and flow
equalization storage facilities along the route as shown in Figure 6-1. The on-
site water system consists of six, eight and twelve inch (6, 8 and 12") water
lines supplemented by a 375,000 gallon storage reservoir and two 3,000 gallon
flow equalization storage tanks with pumping stations. Figure 6-2 shows a
conceptual design for the on-site water system.
Water conservation is a major long term consideration for all jurisdictions in
California. Conservation efforts can include moderation of individual use
and limitations on public use. The plan policies on landscaping recommend
the use of drought tolerant plant materials and efficient irrigation systems.
Stringtown Mountain September 27, 1994
Specific Plan Page 6-3
Figure 6-1
Regional Water Connection
Existing Water Pipe ----
Proposed Water Pipe ..••.•••
Stringtown Mountain
a Specific Plan
1
Q
NORTH
No Scale ; Conceptual
Mountain
September 27; 1994
Page 6-4
Projecl Boundary_ F'' g 6-2
On -Site Water Distnon
12' Water Line
/ I 8" Water Line
8„ 6" Water Line
375,000 Gal. Storage Tank •
1b
� • 3000 Flow EqualizaQon Stor r ion 0
Pumping8° I
.�• 12° 1
Stow I
12°
L
12" / 8"
Q
NORTH
No Scale • Conceptual
6"
8"
(Not A
8 -Part) 6
- I
8"
Stringtown Mountain
6.3.1 Water Service Policies
1. The project developer and the OWID will negotiate the terms of a will
serve letter, fees required for annexation to the district and hook-up
fees per unit.
2. Efficient plumbing fixtures, irrigation systems, drought tolerant
plantings, and other methods should be utilized within the plan area
to reduce water consumption.
3. On- and off-site water facilities will be designed with input from the
OWID to ensure proper sizing and siting of facilities.
6.4 Sewer
Lake Oroville Area Public Utilities District (LOAPUD) can provide sewer
service to the Stringtown Mountain Plan Area, however, annexation to the
district will be required to obtain service. The LOAPUD's collection system
discharges into the Sewage Commission Oroville Region (SCOR) Regional
Treatment Plant. The plant has a capacity of 6.5 million gallons per day (mgd)
and currently operates at 3.2 mgd. At buildout, the Stringtown Mountain
project will generate an average daily wastewater flow of .06 mgd.
Two alternatives are feasible for connection of the project to the district's
main trunk line. Alternative "A" consists of an eight inch (8") gravity line
from the site to the Loafer Creek Area where it will connect to an existing ten
inch (10") line. From this area the flow would be transported through a series
of existing pump stations and ten to fifteen inch (10" - 15") force main across
Miners Ranch Reservoir to the district's existing gravity system. Alternative
"B" consists of a twelve inch (12") gravity flow line from the project, along
Hawk Ravine to a pump station on Mt. Ida Road. A force main would
connect the system to an existing gravity line. Either alternative will
discharge into LOAPUD's existing gravity trunk line. The District is in the
process of upgrading this trunk line to 2.0 mgd. The regional sewer
connection, alternatives are shown in Figure 6-3. Selection of Alternative A
or B will be selected in negotiations with LOAPUD.
The conceptual sewer system designed for Alternative A for the project site is
shown in Figure 6-4. The system consists of a network of six inch (61 and
eight inch (81 pipes gravity flowing toward existing lines in the Loafer Creek
Area.
Stringtown Mountain September 27, 1994
Specific Plan Page 6-6
Fipuf 6-:3 F-vre' Col.,! :fi1iumi
Figure 6-3
Regional Sewer Connection
Existing Sanitary Sewer ------
Proposed Alternative Connections ••••••••
P-5
NORTH
No Scale • Conceptual
Mountain
. u°
Stringtown Mountain September 27; 1994
Specific Plan , ' Page 6-7
6.4.1 Sewer Service Policies
1. The project developer will coordinate efforts with appropriate
LOAPUD representatives to connect the project to the LOAPUD's
existing trunk line and to receive a "will serve" letter for the project.
2. The on-site sewage collection system will be designed with input from
the LOAPUD to ensure proper sizing and siting of facilities.
3. Strict implementation of all conditions and requirements of the
Section 1601-03 Streambed Alteration Agreement and the plan area EIR
shall be followed for the sewer line extension across drainageways.
6.5 Drainage
The majority of the Stringtown Mountain Plan Area drains southerly into
Hawk Ravine to North Honcut Creek. A small portion drains northwesterly
into Loafer Creek as shown in Figure 6-5, Drainage Basins. Storm drainage
will be collected using a combination of, underground piping and open
natural channels. The design will utilize natural corridors on-site where
possible to preserve and enhance natural features. Open channels used in the
system will be designed to appear as natural drainage features. Storm drain
detention facilities will be designed with the storm drain network to reduce
the peak flow effects of storm drain runoff. Two conceptual detention basins
are shown on the plan area site plan in' Figure 2-2. (Barnhart -Brown, 4-92).
To control urban pollutants generated on-site, roadside ditches may include
mounds of cobble stones,placed periodically along the drainage route. These
stone mounds will also be placed -at the entrances and exits of the ditches to
the cross -culverts and at locations where run-off will enter natural drainage
courses. Stones will act as diffusers, 'over' which water will pass, filtering
pollutants out of storm runoff. Implementation of runoff control measures
will reduce the level of urban pollutants entering the natural drainage flows
as a result of the project.
6.5.1 Drainage Service Policies
The storm drain system will be maintained by the formation of a
County Service Area, administered by Butte County Department of
Public Works. f 1,
2. Urban runoff should be directed to the pre-existing watershed(s).
Stringtown Mountain September 27, 1994
Specific Plan Page 6-9
6.6 Schools
The Stringtown Mountain community is located within the Oroville
Elementary and Oroville Union High School Districts. The Stringtown
Mountain project will generate 57 elementary school students, 21 middle
school students and 22 high school students. The plan area is located in the
attendance areas of Ophir School (K-6), Central School (7-8), and Las Plumas
High School. Both districts are currently at or over capacity and using
portable units to house students. Higher educational opportunities are
available at Butte Community College and at California State University,
Chico, both within 25 miles of the City of Oroville.
6.6.1 Schools Policies
1. School districts will review the project development proposal in the
project review process.
6.7 Parks and Recreation
The Recreation Element (March 15, 1977) of the Butte County General Plan
states the following policies:
The County [should] encourage the development of private and
commercial recreation facilities -- such as golf courses,
swimming pools, tennis clubs, camping and boating facilities,
etc. -- in order that they may help meet existing and future
leisure time needs.
The Stringtown Mountain Specific Plan Area is located within the Feather
River Recreation and Park District (FRRPD). Feather River Recreation and
Park District includes 700 square miles of southeastern Butte County. The
nearest park facility provided by the district is the 2.60 acre Wyandotte Park,
south of the project. Wyandotte Park offers sports courts, barbecue facilities
and picnic areas. The FRRPD maintains the park on a 25 -year lease from the
Oroville Elementary School District, the owner of the property. The lease will
expire in 1993. If the district does not renew the park lease, public facilities in
the project vicinity will be limited to the State Park at Lake Oroville.
Lake Oroville State Recreation Area serves as a regional park. Maintained by
the California Department of Parks and Recreation, the Lake Oroville State
Recreation Area offers a variety 'of recreational. opportunities, including
boating and other water -related sports, camping and picnic facilities, and a
horse and hiking trail network. The recreation area will serve as -an amenity
to residents and visitors to the Stringtown Mountain community.
Stringtown Mountain September 27, 1994
Specific Plan Page 6-11
Stringtown Mountain Specific Plan includes a 2.4 -acre overlook park in the
central plan area. Overlook Park is located adjacent to the open space areas
and is accessible via pedestrian paths from the resort complex, wellness center
and residential. neighborhoods.
Overlook Park is intended to provide visual open spaces, a neighborhood
focal point and recreational facilities which lend themselves to small scale or
passive activities.
Active recreational uses will be provided at the resort complex and wellness
center. Tennis courts will be located adjacent to the wellness center for use by
the resort visitors and Stringtown Mountain residents. Pool and spa facilities
at the resort complex will provide additional recreation opportunities.
6.8 Solid Waste
Oroville Solid Waste is the purveyor of solid waste pick-up for the
Stringtown Mountain Plan Area. The project site is located along an existing
Oroville Solid Waste -pick-up route. Refuse in Butte County is currently
disposed of in the Neal Road Landfill. Although no curb -side recycling
program is available, Oroville Solid Waste intends to implement a material
recovery facility (MRF) by late 1992. A MRF will handle sorting of recyclable
items. The MRF is expected to be the most cost effective method of reducing
solid waste. Localized collection facilities are permitted within the multi-
family, wellness and resort uses.
6.9 Utilities
6.9.1 Electric Service
Pacific Gas and Electric Company (PG&E) supplies electricity in the plan area.
Power will be provided from existing 12,000 kv lines located in the twenty -
foot (20') state easement adjacent to Highway 162 and along Forbestown Road.
A PG&E transmission right-of-way is located in the southern portion of the
property. Natural gas is not available to serve the project site as an
alternative fuel. Propane is available from several area purveyors.
6.9.2 Telephone Service
Telephone service to the plan area
Telephone lines which currently
Road fronting the project site will
network.
Stringtown Mountain
Specific Plan
will be provided by Pacific Bell Company.
run along 'Highway 162 and Forbestown
connect the plan area to the Pacific Bell
September 27, 1994
Page 6-12
6.9.3 Utilities Policies
1. The developer will coordinate the- -project implementation with
appropriate public utility representatives to ensure the adequate
installation of efficient facilities.
2. A ten -foot (10') public utility easement along ,all frontage roads, and
directly adjacent to the interior roads, shall be designated for electric
lines.
3. All electrical, telephone and cable services shall 'be placed
underground.
4. Public utilities, such as transformers, terminal boxes, meters, fire risers,
backflow preventers and' other similar facilities, shall be screened and
oriented away from .public view to the extent feasible.
5. All cost effective energy conservation and peak usage reduction
measures shall be incorporated into development design including
those measures required by Title -24.
Stringtown Mountain
Specific Plan
September 27, 1994
Page 6-13
7.0 IMPLEMENTATION
The Stringtown Mountain Specific Plan establishes standards and direction
for the use of the project site. Implementation of the plan will require the
means to enforce the concepts and standards set forth in the plan; and,
perhaps more significantly, the method of funding of capital improvements.
This section describes the basic approach that will be taken in resolving a
number of key .issues. This section cannot provide all of the detail of funding
mechanisms, nor of specific policies that come out of the detailed.
examination of development issues not foreseen in the plan. The purpose of
implementation tools is to establish decision making framework by which
subsequent identified issues are resolved.
7.1 Land Use Regulation
The Stringtown Mountain Specific Plan shall be implemented through a
method of Planned Unit Development (PUD) zone and/or subsequent site
plan review within the use permit process. The purpose of the Planned Unit
Development zone is to allow diversification in the relationship of various
uses, buildings, structures, lot sizes and open spaces; and to encourage and
take advantage of opportunities for more integrated, flexible and. superior
design than is typically available.
A PUD zone shall be established by the adoption of an ordinance by the Butte
County Board of Supervisors rezoning the property to the Planned Unit
Development Zone and adopting, by reference, a land use and development
plan. The provisions of the ordinance and land use and development plan
constitute regulations for the use, improvement and maintenance of the
property within the zone. Table 7-1 summarizes the process for each specific
plan land use. 11 .
Single Family
Duplex
Townhouse/Condo
Commercial
Resort Complex
Open space
Park
Stringtown Mountain
Specific Plan
Planned Unit Development
Planned Unit Development
Use Permit
Use Permit
Use Permit
Incorporated in the relevant zone
to be included in the open
space requirement
Incorporated in the resort area.
September 27, 1994
Page 7-1
7.1.1 Planned Unit Development (PUD)/Use Permit
As part of the PUD submittal, all residential units shall be sited and designed
so as to maximize retention of the natural land forms and minimize
intrusive views from adjacent public roads - Forbestown and Highway 162.
Further, the PUD shall stipulate that not less than one-half of the duplex
units constructed shall be single story, or split level in elevation to minimize
visual, and earth disturbance.
In conjunction with the submittal of the first Use Permit or PUD, the
applicant shall submit a general architectural theme for the resort,
commercial, duplexes, and townhouse/condo areas. The theme shall reflect
the concepts of "Organic Architecture" as shown on Figure 3-1.
A use permit is required for the commercial site, townhouse/condo site,
resort complex and wellness center. Site plans for the residential uses are
subject to the review procedures of the building permit process in effect at the
time of application for a building permit. Plans for the landscape and open
space areas are subject to -the review and approval of the Butte County
Planning and Public Works Departments. .
7.1.2 Zoning
The zoning classification for the Stringtown Mountain Specific Plan will be
Planned Unit Development Zone,, consistent with.Section 24-126 of the Butte
County Zoning Ordinance. Portions of the plan will be rezoned to R-1 PD, for
R-3 PD and C-2, as shown on Figure 7-1, Proposed Zoning.
7.1.3 Applications
Application for review of plans and permits, required above, shall be in the
form established by the Butte County Planning Department at the time of
application for the plan/permit. Plan and permit request shall be evaluated
for consistency with the adopted specific plan and for compatibility with
adjacent projects, emphasis being given to compatibility with other projects
within the specific plan area. A written finding of consistency and
compatibility shall be provided by the approving body.
7.1.4 Environmental Determination
The environmental impact report adopted for the Stringtown Mountain
Specific Plan will provide the basis for approval of future applications
consistent with the adopted specific plan. The requirements of the California
Environmental Quality Act (CEQA) shall be followed in determining
whether additional environmental _review is necessary.
Stringtown Mountain September 27, 1994
Specific Plan Page 7-2
7.1.5 Time Limitations
Residential planned unit development permit approval obtained for
Stringtown Mountain Specific Plan projects shall be valid for two years from
date . of approval. Request for extensions should be made to the Planning
Commission prior to expiration of the permit and may be granted in one-year
increments. If construction of the project does not begin within that period
and proceed with due diligence thereafter, the approval of the PD permit shall
terminate, and an additional submittal, review, and approval shall be
required. Due diligence shall be defined as a minimum -having obtained
grading and building permits and consistent completion of on-site work to
develop the site, ' except for periods of inclement weather. Breaks in on-site
work shall not exceed six months in length to be considered due diligence.
7.1.6 Amendments
The Butte County Planning Department will be responsible for determining
whether a proposed amendment is in substantial compliance with the
adopted specific plan and succeeding approvals. Significant changes,
additions or omissions shall be submitted for review and approval of the
Planning Commission and adoption by the Board of Supervisors, if required.
7.2 General Provisions
This section of the development regulations states that general rules must be
observed by all development projects in order to protect the public health,
safety and welfare. These regulations apply to all projects located within the
Stringtown Mountain Specific Plan Area, unless otherwise specified.
7.2.1 Stringtown Mountain Development Standards
All development within the Stringtown Mountain Specific Plan Area is
subject to the policy provisions of the Development Standards (Section 3) of
the specific plan. The development standards contained in this specific plan
and those of the Butte County Zoning Ordinance shall regulate development
within the specific plan area. The development standards will be
administered through the Butte County Planning 'Commission or a design
review committee if' one is created.
7.2.2 Code Compliance
All construction and development within the Stringtown Mountain Specific
Plan Area shall comply with applicable provisions of the Uniform Building
Code and the various related mechanical, electrical, plumbing and fire codes,
water ordinance, grading and excavation code and the subdivision codes in
effect in Butte County at the time grading/ building permits are obtained. The
Stringtown Mountain September 27, 1994
Specific Plan Page 7-4
Butte County Zoning Ordinance shall control all development and land use
within the specific plan area, except where specifically modified and regulated
by this plan.
7.2.3 Setbacks
The setback requirements .are as specified within the standards identified in
the plan. - If not otherwise specified, all setbacks shall be determined as the
perpendicular distance from the existing property line to the foundation
point of the closest structure.
7.2.4. Easements
In most instances the bikeways and pedestrian pathways will be located
within a street right-of-way or other public ownership. In those few instances
where the open space areas will be privately owned, dedication of public
access easements will be required to assure right of access by the general public
for bikeways and pedestrian pathways.
Easements for public utilities access and maintenance will be dedicated to the
county or service provider in accordance. with -the provisions of the
subdivision maps and as required through. the design review for individual
projects.
7.2.5 Exceptions
If specific development standards have not been established or if an issue,
condition or situation arises or occurs that is not clearly understandable in the
specific plan, then those regulations. and standards of the Butte County
Zoning Code that are applicable for - the most ., similar use, condition or
situation shall apply.
7.2.6 Amendments
This specific .plan may be amended by the same procedure as it was adopted,
by resolution. Each amendment shall include all sections or portion of the
specific plan that are affected by the change.
7.2.7 Unspecified Uses
Whenever a use has not specifically been listed as being a permitted use in a
particular zone classification within the specific plan, it shall be the duty of
the Development Services Director to determine if said use is: (1) consistent
with the intent of the zone; and (2)_ compatible with other listed permitted
uses. Any person aggrieved by the decision may appeal to the Planning
Commission.
Stringtown Mountain September 27, 1994
Specific Plan Page 7-5
7.2.8 LAFCo Compliance
Should LAFCo deny the annexation requests, a review of the Specific Plan
will be performed by the County to determine continued viability and if
amendments to the plan are needed.
7.2.9 Phasing Plan
The first phase of development (Phase I) shall include the full development
of at least 72 rooms .serving the resort hotel, including the kitchen, restaurant,
pool and conference facilities; the caretaker residence, a minimum of 10,000
square feet of the Commercial Center, a minimum of 10,000 square feet of the
Wellness Center, the 3.2 -acre Overlook Park, .pedestrian trails between the
hotel and park, 24 attached lodge units, the 32 unit townhouse/condo/lodge
servicing facilities (Note: these units are in lieu of the 32 apartment units.
shown in the Draft Specific Plan), and the 22 duplexes with the 44 dwelling
units also servicing the lodge. No single family detached residences shall be
constructed as part of Phase I. At all times, there shall be not less than 72
rooms or overnight accommodations available to lodge guests as part of the
Phase I development, and following full project.
The Phase I PUD/Use Permit Detailed Plan shall indicate the location of all
facilities proposed and shall detail the full development of the lodge. The
details shall include architectural and site plans with sufficient detail to
ascertain the style and character of the development and how it fits on the
site.
Any required site improvements or grading beyond Phase I shall be included
in Phase I. The phasing schedule for the balance of the property shall be
submitted in conjunction with subsequent phases (i.e. Phase II, Phase III, etc.).
These concepts and the following two items shall be incorporated into the
subsequent phases of development, specifically:
a. Phasing of recreational' and trail improvements;
b. Phasing of road improvements, including improvements to
Highway 162, ensuring that adequate and safe circulation can be
attained. All roads shall conform to County standards and be
monitored by the County.
Prior to or concurrently with the submittal of Phase I development, detailed
PUD or Use Permit Plan, the applicant shall submit a conceptual grading plan
for the entire site for consideration and approval by the Planning
Commission, as follows:
Stringtown Mountain September 27, 1994
Specific Plan Page 7-6
a. A 3-D image model in Autocad (Triangular Irregular Network 7
T1N), GIS or other compatible system or method as approved the
Planning Manager shall be submitted as part of Phase I in
conjunction with the first PUD or Use Permit.
b. The conceptual grading plan shall illustrate preliminary cuts and
fills, locations of major rock outcroppings and mature trees, street
elevations, profile grades, and other pertinent, information which
depicts the grading concept for compliance with the plan's
standards.
As part of the Phase I construction, the applicant shall either:
a. Dedicate land, design, and construct a volunteer fire station on the
selected site with an improvement value not to exceed $250,000.00,
and provide sprinklers for all buildings within the project as
determined necessary by the Butte County Fire Department; or
b. Dedicate land, design, and construct a fire station on the selected site
with an improvement value not to exceed $500,000.00.
Subsequent phases after Phase I will include single family homes. The
maximum number of single family homes shall -be 112. The minimum lot
sizes shall be an average of one (1) acre, with no lot less than 3/4 of an acre.
7.3 Maintenance of Common Facilities
A plan area homeowners association will be responsible for maintenance of
common facilities including open spaces areas, overlook park, roads,
pathways, and entry -way landscaping. Private uses including
townhouse/condo and duplex, residential uses, the wellness center, resort
complex and business-professional/commercial centerwill be maintained by
independent homeowner associations.
7.4 Public Facility Financing
Public facilities will be provided through a variety of mechanisms including
land dedications, reimbursement agreements and assessment districts as
described below.
7.4.1 Land Dedication and Conveyances
Land will be conveyed to Butte County forthe street right-of-ways and the fire
station.
Stringtown Mountain September 27, 1994
Specific Plan Page 7-7
7.4.2 Assessment Districts
Basic street improvements, wastewater collection system, water distribution
and storm drainage, electric infrastructure and street lighting facilities. that are
to be constructed as required to develop the land use in the plan . area, shall be
funded by a Community Facilities District (CFD), Mello -Roos District, County
fee or other funding mechanism.
7.4.3 Developer Financing
Primary infrastructure will be funded under a Community Facilities District
or a similar financing mechanism. Construction of secondary infrastructure
facilities including street, streetlight, water, or sanitary sewer trunklines, will
be financed by the developer subject to, if appropriate, reimbursement
agreements administered by the County. These agreements allow subsequent
developers within and outside of the plan area to reimburse the developer for
a portion of the initial installation cost based on a "fair share" formula. The
specific provision of these methods as applied to the Specific Plan area will be
adopted in the plan area development agreements.
7.5 Mitigation Monitoring
A mitigation monitoring program consistent with Public Resources Code
§21081.6 was adopted with the final environmental impact report for the
specific plan and is hereby incorporated as an appendix to this plan (see
Appendix Q. The mitigation measures identified in Appendix C shall be
incorporated by reference as condition of approval of this specific plan.
Stringtown Mountain September 27, 1994
Specific Plan Page 7-8
APPENDIX A
DESCRIPTION OF PLANT SPECIES
The following description of plant 'species found on the Stringtown
Mountain project site is taken from the Jones &. Stokes Biological report
prepared in April, 1990.
Blue oak woodland: Blue oak woodlands are dominated by a canopy of blue
oak, interspersed with interior live oak and digger pine.. Blue oak woodlands
in the study area vary in character. One extreme form has a dense canopy
with cover ranging from 30-50 percent;. this phase has a shrub understory of
buckeye, white -leaved manzanita, poison -oak and buckbrush. The other
extreme exhibits an open canopy with cover of generally less than 30 percent.
The more sparsely stocked stands have little or no shrub cover. Intermediate
examples occur in the study area. Both extremes, and intermediate phases,
have a well-developed herbaceous layer of annual grasslands species.
Blue oak woodland.with bunchgrass: Native bunch grass ,grasslands. provide
benefits similar to those: described Jor- the,annual grasslands. This type of
grassland is additionally significant becausel it its thought to represent the
native grasslands that once dominated presettlement California. In more
recent times, stands of native bunchgrass; such as the type found on-site, are
infrequent, and restricted to relatively undisturbed and- lightly. grazed pockets
of native vegetation. These stands are uncommon in the Sacramento Valley
and especially uncommon in Butte County, however, rare occurrences have
been recorded in other locations in the Oroville foothills.
Montane. hardwood.., forest: Montane hardwood forests are similar in
composition to montane hardwood woodlands, but their canopy cover
exceeds 50 percent. Most occurrences in the study area have dense canopies
with coverage exceeding 85 percent. Well-developed shrub understories or
herbaceous layers are absent, due primarily to overstory shadowing. Poison-
oak, stick -leaved manzanita,- and various grasses and forbs . are scattered -
throughout stands in low numbers.
Stringtown Mountain Appendix A
Specific Plan
Montane hardwood/chaparral: This vegetation type has the same canopy
dominance described earlier for montane hardwood forests, but differs in the
composition and density of the shrub understory. The understory is well-
developed and consists of dense, impenetrable stands of white -leaved
manzanita; poison -oak, buck -brush, toyon, and coffeeberry.
Annual grassland: Annual grasslands are strictly herbaceous communities
dominated by non-native annual grasses and interspersed with native forbs.
Annual grasslands in the study area are dominated by a mix of non-native
annual grasses including soft chess, rip -gut brome, foxtail barley, medusa
head, wild oats, and various annual fescues. Intermixed as subdominators
are various filaree species. The dominant grasses and filarees are intermixed
with a wide variety of annual and bulbaceous forbs such as members of the
following genera: Brodiaea, checker mallow, larkspur, sanicle white globe lily,
clarkia, buttercup, clover, poppy, and lupine.
Montane hardwood riparian:. -Montane hardwood riparian vegetation forms
stingers along intermittent drainages in the study area. The vegetation is a
mix riparian -dependent species (i.e., species that habitually occur adjacent to
permanent water bodies) and oaks, which also occur in the adjacent uplands.
Canopy cover is dense, typically approaching 100 percent.
Riparian -dependent species are found within and immediately adjacent to
the creek channel, while oaks occur on the tops of creek banks, adjacent to the
channel. Riparian -dependent species observed in the project area contribute
approximately 5-10 percent of the total tree cover in montane riparian
woodlands; the remaining cover comprises oak species.
A clear boundary does not exist in the project area between this community
and the adjacent montane hardwood forests because both are dominated by
interior live oak. A distinction between the two communities is nonetheless
warranted, because the riparian -dependent community includes some
riparian -dependent trees and has substantially different understory and
herbaceous layer. In addition, the presence of a seasonal creek flowing
Stringtown Mountain Appendix A
Specific Plan
through forests dominated by interior live oak creates very different wildlife
habitat conditions.
Common riparian -dependent species includes Fremont cottonwood, arroyo
willow; red willow, and Goodding's willow. Interior live oak is the prevalent
oak in the montane riparian woodlands of the project site, although some
blue oaks are interspersed. An occasional big -leaf maple or black oak can also
be found in this community. A shrub midstory occurs along. creek banks and
is composed of poison -oak, honeysuckle, California rose, redbud, and toyon,
with wild grape draping over shrubs and trees in some localities.
Creek channels support a sparse herbaceous and subshrub vegetation
dominated by California bricklebush, wild grape, and Himalaya berry.
Common riparian herbs include aquatic buttercup, spike rush, common
monkeyflower, California skullcap, cinquefoil, Pacific rush, Kellogg's
yampah, and the narrow leaved lotus.
Siringtown Mountain Appendix A
Specific Plan
APPENDIX B
DEPARTMENT OF FISH & GAME
DEER HABITAT INFORMATON
The Department of Fish and Game (DFG) criteria used to identify Deer
Winter Ranges has been provided in the April, 1990 Jones and Stokes report.
According to the report, lands were assigned to critical winter range,
designated winter range and DDZ classes based on 40years of information
compiled by the DFG in 1986 including studies of habitat conditions, historical
records of deer use, results of radiotelemetry investigations, -records of deer
kill by hunters and from vehicle collisions, and limited field work (Snowden
pers. comm.).
The winter range area that was evaluated by DFG's Butte County study was
too large to allow a detailed assessment of migratory deer habitat values on a
parcel -by -parcel basis. Consequently, the main focus of the analysis was to
identify DDZ where development could proceed.. An area was identified as a
DDZ if it met one of the following five criteria:
• the parcel was less .than 20 acres,
• deer movement was blocked for "at .least 0.25 mile by parcels less than or
equal to 20 acres,
• habitat was unsuitable for migratory deer,
• the parcel bordered a transportation corridor and was not within a
migration window, and
• the land was bordered on, three or more sides by parcels of less than 20
acres, and development of these parcels would not block deer movement
or affect the surrounding area.
DFG identified DDZ's to identify areas that have low value for deer where
development with appropriate mitigation could reasonably occur.
Stringtown Mountain_ Appendix B
Specific Plan
Measures for Protection of Migratory
Deer Habitat in Butte County
April 15, 1987
This report completes the land use analysis portion of the deer
report presented to the Butte County Board of Supervisors on
December 2, 1986 and identifies:
Impacted. deer winter range where development may
continue with mitigation measures.
Deer winter range in need of protection.
Mitigation measures to offset loss of habitat resulting
from subdivision. -and development.
. General Plan revisions.
Implementation of the following criteria will.l) provide
guidelines for development in migratory deer ranges, 2) create
a fund to be used on projects to improve the .quality of the.
habitat within the remaining deer ranges in the county, 3)
control free roaming dogs on deer ranges, 4) allow free
movement of deer through remaining deer ranges, and 5) provide
long to nn protection' to migratory deer in the county. _
Several criteria were used to determine lands where deer use has
been or will be adversely affected by present parcel size.- Such
lands which are identified as "Designated Development Zones",-
may be further developed with mitigation measures Jsee
Appendices A - I). Implementation of these criteria also
determined winter range .where development must be carefully
controlled in order to provide basic habitat needs (i.e., food,
water, and cover) and corridors of travel for migratory deer.
The following criteria were used to determine impacted deer
ranges and to delineate "Designated Development Zones".
Parcels are currently less than 20 acres.
Deer movement (migratory movement or movement to feeding
areas, thermal cover, etc.) is blocked by parcels of 5
acres or less forming a barrier 1/4 mile or greater in
width. From a planning perspective, it was assumed that.
3 all parcels less than 20 acres will eventually be 5
acres or less in size.
Habitat within the parcel is not suitable for migratory
deer.
-2-
Lands that border a "transportation corridor" (as
identified in the May 1984 Butte County Deer Herd Study
Panel Report) that are not within a specifically
designated migration "window".
Critical or Designated Deer winter range of 160 acres or
less, that is bordered on three or more sides by parcels
less than 20 acres is allowed to "fill-in" if the
following conditions are met:
Development will not block deer movement;
Development of the property will result in a
minimum impact upon deer use of surrounding
areas.
Appendices A -I delineate "Designated Development Zones" in deer
winter range as identified though application of .the
aforementioned criteria. Implementation of these recommend tions
by the County Board of Supervisors will allow additional
subdivision within the "Designated Development Zone" with
minimal impact on critical deer range.
RECOMMENDATIONS
Lands within the Designated Development Zones" that are
identified in Appendices A -I, may be further subdivided,
provided they are subject to the following mitigation measures:
1. The county adopt and implement the deer mitigation fee
structure contained in Appendix J.
2. 'A 40 acre minimum parcel size wildlife constraint be
placed on critical deer winter and summer.ranges, .
migration corridors and fawning areas that are outside
the "Designated Development Zones". The Land Use
Element of the. General Plan should be amended to
provide this constraint.
3. A 20 acre minimum parcel size wildlife constraint be
placed .on designated winter and summer ranges and
intermediate ranges that are outside "Designated
Development Zones". . The "Land Use Element _of the
General Plan should be.amended to provide this
constraint.
-3-
4. A wildlife constraint be placed on parcels currently
ranging in size from 20.0 to 39.9 acres thatare
, and
prevent
outside "Designated Development Zones"
further subdivision of the land. The to rovide'thist
of the General Plan should be amended to p
constraint.
5. The County adopt and enforce a dog control ordinance
within migratory deer ranges
y deerllar to that ranges outside
in Appendix K for migra y
"Designated Development Zones" .
t and implement a perimeter fencing
(. The County atop Appendix L for
ordinance similar to that
tson,,Designated Development
migratory deer
ide
Zones" .
�. 100 foot and 50 foot burintermibterittsbreamsa.along
each side of permanent and
respectfully, in order to maintain critical habitat
elements. Theses distances shouldebat xpa
nded where it may.
encompass all riparian wetland vegetation
should
exist -outside the designated zones. No building
be allowed within these areas.
g. Building envelopes be designated as conditions of
approval of parcel 'or subdivision maps
ithin
designated areas for development along identified
"transportation corridors".
GENERAL PLAN
The Conservation Element should support the need to regulate
.development within deer ranges in order to provide for the needs
of migratory deer. The Land. use Element-of
the 'esneral Plan
should incorporate the followingspecific
rotection of migratory deer through
1. Require p
maintenance of minimum parcel sizes of 40 and 20 acres
on Critical and Designated deer winter ranges,
respectfully.(recommendation numbers 2 and 3) -
that development in identified deer ranges be
2_ Require deer.
regulated to facilitate the survival of migratory
migratory deer
.3. Provide.a means to improve and p
rotect
habitat in Butte County (recommendation number 1).
-4-
4. Place wildlife constraints on deer ranges
(recommendation numbers 2, 3, and 4).
5.' Require control of free roaming and feral dogs
(recommendation number 5).
6. Require that new perimeter fences comply with the
fencing ordinance in Appendix L (recommendation number
6) .
Attachments
-:-32
APPENDIX J
Deer. Mitigation Fee
J
Yuba County has adopted a mitigation fee for impacts within
migratory deer ranges. The following descriptive language from
their April 5, 1985 Final Environmental Impact Report and their
fee schedule has been modified to comply with the
recommendations in this report and the needs of migratory deer
in Butte County.
The practice of off -setting environmental damage by improving
areas not connected to a project site is used at both State and
Federal levels. These offsite improvements are used for many
different kinds of impacts, including loss of.wetlands,
increased traffic congestion, air quality degradation, and
increased, demands for school classrooms or recreation space.
Mitigation may be accomplished by physically improving deer
habitat or assessing a fee that is used to further study, or
improve migratory deer habitat elsewhere in Butte County.
Since most development proposals in Butte -County involve
relatively small parcels or utilize most of the area involved,
it is impractical to provide for mitigation measures on site or
on other property owned by project proponents. There are a few
subdividers in Butte County who do own large multiple parcels
and may wish to improve deer habitat on their property elsewhere
in the county. These subdividers should be considered
independently and be allowed to provide for habitat improvement
directly, subject to review and approval by the Department of
Fish and Game (DFG). For most subdividers or builders who do
not own extensive lands elsewhere, there is no practical way to
provide sufficient habitat improvements on their property. For
these, assessment of a mitigation fee for habitat improvement
elsewhere can serve to mitigate impacts from development of
their lands.
The proposed fee schedule is based upon location of the proposed
land division within designated winter or critical winter range,
size of parcels proposed and estimated effects of development
patterns upon migratory deer. Fees increase with requests for
smaller parcel sizes and the resultant increase in.intensity of
impacts. Every subdivision of a parcel into smaller ones would
incur an impact fee. Since construction and occupation of a
house increases impacts significantly more than just the
subdivision of land, fees have been divided into two categories:
The first imposed at the parcel map stage and a second at the
building permit stage. This provides for distribution of
mitigation measures according to the benefit received. (See
Table I)
-2-
4
No fees would•be assessed for subdivision of lots which were five or
fewer acres at the time of the proposed additional split. Lots of this
size are already below the minimum size for supporting migratory deer,
and indeed for most resident deer, and are considered already lost as
deer habitat.
It is recognized that establishment of a fee schedule and the
collection and disbursement of funds incurs employee time and other
expenses not currently required. The county may want to collect 15-20%
of the habitat improvement fee as compensation for these added, -costs -
All monies collected in this program would be placed in a special
enterprise fund by the county. It.would be dispersed to further study
deer, improve deer habitat, or to landowners who signed an agreement
with the county for specific habitat improvement projects (approved by
DFG) and agreeto maintain them for a minimum of_ 10 years. The
landowners could either implement the habitat improvement project
themselves or participate with DFG concurrence with- the. California
Department of Forestry lhabitat
V. programs.
their egetation aPrMoniesofromother
the
similar State or Federa
impact fee fund would be paid to participating landowners after the
agreed upon improvements had been made.
TABLE I
SCHEDULE OF RECOMMENDED
IMPACT FEES
Existing
Proposed
Parcel
Map
Building
Permit
Parcel Size
Lot Size*
Stage
Stage
Critical
Critical
Winter
Winter
Winter
Winter
Range
Range
Range
Range
40+ acres
40.0+ acres
20-39.9 acres
$250
$-
$250
$-
10-19.9 acres
$300
$250
$350
$350
acres
$350
$300
$350-
$350
20.0-39.9 acres.
20.0-39.9 acres
$250
$-
$250
$=
10.0-19.9 acres
$300.
$200
$350
$350
0.1-9.9 acres
$350.
$240
$350
$350
5.1-19.9 acres
10-19.•9 acres
$ 75
$ 65
$265
$265-
0.1-9.9 acres
$ 90,
$ 75
$265
$265
'` Fees would be
assessed against
each new
lot proposed.
APPENDIX K
REVISED'BUTTE COUNTY DOG ORDINANCE
112. The provisions of this ordinance shall apply to migratory
deer.ranges that are outside of lands identified as
"Designated Development Zone" in Appendices A -I (see Exhibit
available at Butte County Planning Department, 7 County
Center Drive, Oroville, for specific locations where
ordinance applies).
113. In any instance in which a dog or dogs is/are observed
killing, wounding, or pursuing.deer, except as noted in
Section 114, the person observing this action may take
action into and including terminating the dog(s)if it is on
their own property, has the permission of the landowner, or
is on public lands (e.g., U. S. Forest.Service, Bureau of
Land Management, etc.).
114. The provisions cf Sections 112 and 113 shall not apply to
any of the following:
a. Any area within the corporate limits of. any city, or
within any developed rural or -residential area with. lot
sizes of less than three acres.
b. Any dogs being used for the purpose of lawful training
or hunting during prescribed dog training or hunting
seasons.
C. Dogs in the immediate presence and under direct control
of the owner. The dog must be in close proximity to the
owner and the owner must demonstrate effective control
of the dog.
" 115. The provisions of this act do not provide a legal reason for
unauthorized trespass. Offending dogs may be shot only by
persons with a right or permission to be on the property.
All incidents occurring under this provision, whether or not
the offending dog or dogs are shot, must be reported. to -
local law enforcement officials including Department of. Fish
and Game personnel.
APPENDIX L
Perimeter Fencing ordinance
1
116. The provisions of this ordinance shall apply to migratory
deer ranges that are outside lands identified as "Designated
Development Zone in Appendices A -I (see exhibit available
at Butte County Planning Department, 7 County Center Drive,
Oroville for specific locations where ordinance applies).
117. Within the areas identified above, perimeter fencing shall be
limited.to smooth or barbed wire (unless a special use
permit is acquired). To allow passage. of. deer, the fence
shall be constructed offfive strands or less obarbed wire.
The bottom and top wire shall be a minimum of 1.6 inches and
a maximum of 48 inches above the ground.
118. The provisions of Sections 116 and. 117 shall not apply to
any of the following:
a. Any area within the corporate limits of any city, or
within, any developed. rural or residential area with lot
sizes of five acres or less.
b. Proposed fencing of garden areas, dwellings, or
immediate barn structures:
c. Proposed fencing to eliminate. deer depredation losses to
vineyards, alfalfa, etc., where a special use permit has
been obtained.
d. Any existing perimeter fencing.
119. A special use permit may be obtained for a variance to the
provisions of Sections 116 and 117 -for agriculture purposes
(i.e., sheep grazing, deer. exclosure perimeter fences to
prevent deer depredation losses to agriculture crops).
9
APPENDIX C
MITIGATION MONITORING PROGRAM
.. 5
SECTION 6.0
POTENTIAL IMPACTS AND PROPOSED MITIGATION MEASURES
MITIGATION MONITORING PROGRAM
Impact
Iwact
Mitigation_
Mitigation
Level of Significance
Monitoring
Number
Number
Measures
After Mitigation
Program
3.T 1
Exposure of people and
3.1-1
Construction of structures to
Less than significant.
Required=as condition of
property to earthquakes
UBC standards for Zone 4;
approval for use
performance of
permit/subdivision by
geological/geotechnical
Department of Development
analysis for all sites prior
Services. Review and
to construction.
inspection and monitoring by
the Building Division.
3.1-2
Exposure of people and
None required.
Less than significant.
None required.
property to seismic, geologic
or volcanic hazards; loss of
mineral resources.
x
3.1-3
Exposure of people and
3.1-2
Conformance with Chapter 70
Less than significant._
Adoption of Specific Plan;
i
property to soil hazards.
and other UBC provisions;
enforcement of UBC standards
detailed site-specific
by Building Division;
t
geotechnical investigations;
conditions of approval for
protection of soils from
subdivision maps enforced by
I
-runoff; correct design of
Public Works. Department;
slopes; lining of drainage
review of maps and building
facilities; shoring/sloping .'
permits for compliance by
of trench walls; conformance
Department of Development
with NPOES, Storm Drain
Services.
Standards & Butte County
Standards; channeling of
rainfall into collection
`
system; collection systems
for parking lots, roads &
buildings.
3.1-4
Interception of Miners Ranch
3.1-3
Posting of permanent metal
Less than significant.
Condition of*subdivision map
Tunnel.
warning signs along tunnel
approval for -sign
easement.
installation and coordination
with District; monitoring by
Oroville Wyandotte Irrigation
District.
Stringtown Mountain
Specific Plan FEIR
6-1
0
November, 1993
I..,.t .:
R
:.:: ......:. 1.
spact ..:.....::
Nitigatiai
`:. `.>;':.;; :Ni`ti :;aon >::`:.:'::
evel.o Si.i icanc'
�" e.
M
Munber
;: >: :. :. ;..::': .>:::;•`:;::.
:.: Murnber::::..
>:. Measures .
`. After Mitigation
Pr1ogran
3.2-1
Increase in stormwater runoff
3.2-1
Installation of onsite
Less than significant.
Condition of subdivision map
and alteration of drainage
drainage facilities.
approval; approval of
patterns.
drainage plans by Public
Works Department prior to
final map approval.
3.2-2
Potential for erosion due to
3.2-1
Same as above.
Less than significant.
Same as above.
-
increased runoff.
3.2-3
Degradation of surface water
3.2-1
Same as above.
Less than significant.
Same as above.
quality.
3.2-4
Degradation of groundwater
3.2-2
Proper capping and sealing of
Less than significant.
Condition of subdivision map
quality.
onsite wells per County
approval; monitoring by
standards.
Environmental Health
r
Department.
3.3-1
Increased emission of
33-1
Provision of shuttle service
Cumulatively
Required 'as condition of '
pollutants that contribute to
for resort guests.
significant.
approval; service to be
exceedance of State standards
commenced upon occupancy of
in the Air Basin.
resort complex; monitoring by
BCAPCD and Department of
-Development services.
`
3.3-2
Preparation of feasibility
Preparation of report by
report/consider funding day
applicant; submittal to
care facility for residents.
Department of'Development
Services and BCAPCD; followup
by BCAPCD and Department of
Development Services.
3.3-3
Reservation of adequate area
Reservation of area at time
for and subsequent
of tentative maps)/use
construction of, a'bus
permit approval; construction,
turnout and shelter.
at the time bus service is
available; compliance
monitored by Transit system.
c
Stringtown Mountain 6-2
Specific Ptan FEIR-
November, 1993
:. lepact
Fact
Mitigation
... .....:.
j-.' :;'Mitigation'::;:;:;;';;::::::;:
Level 'of Significance
Monitoring "
Humber
..:
Number
Measures
After Nitigaiian
Programs
3.3-1
(continued)
3.3-3
Installation of dedicated
Continued.
Modification of Specific Plan
(cont.)
(cont.)
pedestrian/bicycle pathways
to include provisions for
in internal street design
Class 11 bikepaths,
linking residential,
installation of bikepaths and
commercial and recreational
bicycle parking areas, and
areas. Require•CI'ass 11
provision of bicycles
bikepaths in streets.
required as conditions of
Preferential location of
subdivision map.approval,
bicycle perking. Provision
monitored by Public Works
of bicycles for guests.
Department; provision of
bicycles monitored by BCAPCD
and Department of Development
Services.
3.3-2
Increased ozone levels during
3.3-5
Maintenance of di"esel
Cumulatively
Submittal of vehicle
construction due to emissions
equipment in good operating
significant (equipment
inspection documentation to
from heavy equipment
condition, properly tuned and
emissions).
BCAPCD; compliance monitored
operation; increased
fitted with appropriate
by BCAPCD.
particulate emissions from
equipment.
grading and construction
activities.
'
r
3.3-6
Preparation and submittal of
Less than significant
Review and approval by BCAPCD
dust suppression plan to
(dust emissions).
prior to issuance of grading/,
'
-
BCAPCD, including increase in
construction permits.
watering frequency.,
inspection and monitoring by.
'BCAPCD. a
3.3-3
Emissions from wood-burning
3.3-7
Provision of information to
Cumulatively
Building inspections by
appliances.
residents on proper use of
significant.
Building Division, inclusion
appliances.
in CCBRs monitored by '
Department of Development
Services; ongoing monitoring
by BCAPCD.
Stringtown Mountain
Specific Plan FOR
j
i
6-3
November, 1993
r . 1
Impact _
Mumfber :
.;. I�pact. -
: :'
Mitigation
Mjtipetio�> :::.: `
Measures :....
Level: of Significance':
:. After Mitigation
Moriitori
Program
3.4-1
loss of deer winter range
3.4-1
Redesign of project to
Less than significant.
Redesign of Specific Plan
habitat due to development.
-
eliminate easterly 60 acres
prior to final approval;.
of winter deer range;
monitoring by Department -of
clustering of residences; or
Development Services; or
payment of habitat
payment of fees to County or
enhancement/replacement fee.
CDFG at map approval and
building permit issuance;
study funded by applicant,
coordinated with CDFG and
Department of Development
`
Services.
3,4-2
Payment offees in M3.4-1 for
. M.
See 0.4-1.
46 acres redesignated DDZ.
3.4-2
Restriction on wildlife
3.4-3
Maintenance of 501 buffer
Less than significant
Modification of•Spec ific Plan
movement due to development.
from waterways in natural
prior to adoption; corridors,
condition; extension of 100'
ti;
required as condition Of IJ
southerly open space corridor
subdivision maps)/use permit
(unless easterly 60 acres
approval; monitoring by
left in open space).
,'
Department of Development
services and CDFG.
3.4-4
Compliance of fencing with
Fencing standards included in
CDFG and,gutte County
conditions of approval for '
_
standards; inclusion of
subdivision maps)/use
-
standards..in.CCBRs.
permit; monitoring by ,
-
_
Department,of Development .
'
Services, CDFG and homeowners
' '"
association.
lapact `;
INpect :; '; i'
Mitigation
:::: Mit..igaRion: i:::'...;<`:
;.level of: Significance `:.
Nonitoripg
Number
..>;....
After Nitigation
Piograi
3.4-3
Increased sediment loads to
3.1-2
Same as above.
less than significant.
Same as above.
onsite drainage, impacting
water quality and wildlife
habitat.
3.2-1
Same as above.
Same as above.
3.4-5
Retention of runoff in onsite
Design submitted to, and
containment ponds and
compliance monitored by
landscape areas; compliance
Public Works Department;
with NPDES requirements;
inspections by Public Works
removal of soluble suspended
Department; implementation of
and surface pollutants as
NPDES standards by
well as sediments.
RWOCB/Public Works
Department; discharge
standards monitored by
RMCB/County Environmental
health Department.
3.4-4
Potential threat to wildlife
3.4-6
Control of domestic dogs
less than significant.
Condition of approval of
by domestic dogs.
through enclosures or
subdivision maps)/use
leashing; inclusion in CCBRs.
permit; monitoring by CDFG
and homeowners association.
3.4-5
Conflicts/harm to deer and
3.4-7
Clearance of low, woody
less than significant.
Implementation by property
wildlife due to increased
vegetation along roadways
owners or homeowners
traffic, noise, light, hunting
near wildlife movement
association; monitoring by -
and toxic materials.
corridors.
CDFG and/or home owners`.
association.
3.4-8
Prohibition of hunting;
Prohibition on hunting
posting of no hunting sings.,
included in CCBRs; posting,by
homeowners and homeowners
association; monitoring by
homeowners association and
CDFG.
3.4-9
Use and storage of toxic
`
Inclusion of provisions in
materials in accordance with
homeowners association
laws and regulations;
bylaws; compliance reviewed
monitoring and reporting by.
by Department of Development
homeowners association.
Services.
Stringtown Mountain
Specific Plan FEIR
6=5
November, 1993
.:I ect ..
.: Impact
Nitigat19"
.: >< Mitigation
Level,of`Signii cane
Monitoring
Number
Number
..>.
Measures
.
After Mitigation
.
Program
3.4-6
Impact of trails and paths on
3.4-10
Rerouting of N/S footpath and
less than significant.
Modification of Specific Plan
bunchgrass areas.
81' sewer line to avoid
to include changes;
bunchgrass area;
compliance during
establishment of 50, minimum
construction monitored by
setback; installation of
Public.4lorks Department;
barriers; prohibition of
ongoing monitoring by
livestock, artificial
homeowners association and
drainage and non-native
CDFG.
materials.
3.4-7
Construction impacts .on
3.4-11
Establishment of 50, buffer
less than significant.
Modification of Specific plan
natural onsite and offsite
from Intermittent waterways;
to include changes;
drainage areas and
consultation with CDFG and
construction compliance
watercourses.
RWOCB and compliance with
monitored by Public Works
Streambed Alteration
Department and CDFG;
Agreement and Sectin 401
consultation with CDFG, RWOCB
Permit requirements if
regarding SAA and CERP and
crossings necessary; or
RWOCB regarding Section 404
submittal of Creek..
Permit; if required,
Enhancement and Revegetation
monitoring by CDFG, RWOCB and
Plan (CERP) to CDFG;
Public Works Department; if
protection of modified creek
CERP required, annual reports
by 501 buffer.
and corrective
recommendations prepared by
biologist and submitted by
applicant to CDFG for 5
years.
3.4-8
Impacts on plant and animal
.3.11.1-3
Same as below.
Less than significant.-
Same as below.
species due to offsite utility
pipeline construction.
3.11.213
Same as below.
Same as below.
Stringtown Mountain 6-6 November, 1993
Specific Plan FEIR
r-' pier lAr��1 w�+ r"�"'• ^ .� �.+ �� ^�• w. --�1 .�..+� �.�.� . ���
I t:
tapact .. :. : ;
it 940"
::<:'':>.::: :.Mitigation`:;::::':.:::;;:;::
Level. of Significance
Monitoring
Number
:::
Number
Measures
..:After Mitigation
Progras
3.4-9
loss of oak trees.
3.4-12
Application of CDFG Interim
Less than significant.
Condition of tentative
Wildlife/Hardwood Retention
map(s)/use permit approval;
Guidelines; preparation of
monitoring by Public Works
Oak Replacement/Revegetation
Department during.
Plan; use of temporary
inspections; ongoing
s
fencing during construction
monitoring by CDFG and
as protective buffer;
homeowners association;
retention/replacement of
distribution of fact sheet by
trees not within development
homeowners association;
envelope; compensation for
preparation of 5 -year oak
unavoidable tree loss through
mitigation monitoring plan by
Oak Replacement/Revegetation
applicant and submittal to
Plan; preparation and
CDFG.
distribution of oak tree care
fact sheet.
3.4-10
Impacts on animals of invasive
3.4-13
Restriction of landscaping to
less than significant.
Condition of tentative
or toxic exotic plants.
noninvasive nontoxic native
maps)/use permit approval;
North American plant species.
certification of initial
plantings by landscape
architect; approval by
Department of Development
Services; individual .
plantings monitored by
homeowners association.
3.4-11
Disturbance or displacement of
3.4-14
Cessation of construction if
Less than significant.
Condition of tentative
special status raptors.
raptor nest(s) encountered;
- -
map/use permit approval;
proposal of appropriate
written notification'of
mitigation measures by
construction personnel;
biologist;
monitoring by CDFG and/or a
notification/consultation
-
biologist to be employed by
with CDFG.
the applicant with report
responsibility to CDFG.
3.4-12
Increased risk of disease due
3.4.-15
Distribution of information
less than significant.
Provision in CCBRs for
to vectors and other pests
to residents concerning
distribution by homeowners
native to the area.
mosquitos and Lyme Disease.
association; review of CCBRs
by Department of Development
Services prior to final map
approval; ongoing monitoring
by Mosquito Abatement
District.
Stringtown Mountain 6-7 November. 1943
Specific Plan FEIR
Stringtown Mountain 6-8 November, 1993
Specific Plan FEIR
Nitiga;ian
;> :;>;.':'r':: Mitigation
level; of Significance
Monitoring
Nueber..:.
•: :::;::..
Humber. `::
.:.; .;:?::;;::::_.Measures :.
- After Mitigation :.
Programs
3.5-1
Exposure of residents to
3.5-1
None required.
Less than significant.
None required.
traffic noise.
3.5-2
Noise generated by onsite
None required.
Less than significant.
None required.
construction activities.
3.5-3
Noise generated by traffic
None required.
Less than significant.
None required.
from onsite development.
3.6-1
New sources of light acid glare
None required.
Less than significant.
None required.
on previously undeveloped
site.,
3.6-2
Exposure of residents to
None required.
Less than significant.
None required.
offsite sources of light and
glare.
3.6-3
Interruption of scenic vistas;
None required.
Less than significant.
None required.. -
creation of aesthetically
offensive views; impacts on
unique natural features.
3.7-1
Substantial changes in present
None required.
Less than significant.
None required.
and planned land use.
3.7-2
Growth-inducing impact:
None available
Significant,
None available.
increased population growth
unavoidable.
and housing construction due
to extension of sewer and
water lines; precedent-setting
nature of approval.
3:8-1
Consumption of energy
None required; see 03.3-1,
Less than significant.
None required.
resources and increase in
93.3-2, 03.3-3, 03.3-4, 03.3-
onsite energ .cons tion.
5.
3.971
Increase in population due to
None required.
Less than significant.
None required.
Specific Plan development.
3.9-2
Increased demand for, and
See Section 3.11.
See Section 3.11.
See Section 3.11.
impacts upon, public services
and facilities. See Section
•
3.11.
Stringtown Mountain 6-8 November, 1993
Specific Plan FEIR
I�paci' '_
'':.: '• Impact ..
Mitigation
Leveh:'of Significance .
llanitoring .
Nurbet
Humber
Measures
After.Mitigatian•
Program
3.10-1
Generation of new.trips and
None required.
less than significant.
None required.
increased traffic volumes due
to project.
3.10-2
.Increased delays at
None required.
Less than significant.
None required.
intersections on SR 162 due to
:
project.
3.10-3
Safety impacts due to lack of
None required.
Less than significant.
None required.
adequate sight distances.
3.10-4
Creation of traffic volumes
3.10-1
Installation of southbound
Less than significant.
Construction of improvements
warranting left turn lane at
left turn lane on Forbestown
or deposit of funds;
main access.
Road at main project access.
compliance monitored by
Public Works Department and
Department of Development
Services.
3.10-5
Incremental impact on need for
None required.
Less than significant.
None required.
facilities to serve
alternative transportation
modes.
3.10-6
Incremental contribution to
3.10-2
Contribution toward a traffic
Less than significant.
Execution of agreement with
cumulative traffic volumes on
signal at SR_,162/Kelly Ridge
County for mitigation of
SR 162 west of Plan area and
Road.
cumulative traffic impacts
Forbestown Road.
prior to tentative map/use
permit; monitored by Public
`
Works Department.
r•
3.10-3
Creation and implementation
Review and approval by Public
of Transportation Management
Works Department and
Plan with measures to reduce
Department of Development
peak hour trip generation.
Services prior to tentative
map/use permit approval.
3.10-4
Widening of Forbestown Road
Execution of agreement with
to 3 -lane section between SR
County for.mitigation of
162 and main project access;
cumulative traffic impacts
contribution toward work on
prior to tentative map/use
approach of State Highway
permit approval; compliance
162.
monitored by Public Works
Department. 11
Stringtown Mountain 6-9 November; 1993
Specific Plan FEIR
Stringtown Mountain
Specific Plan FOR
6-10
November, 1993
;: ;;:.;>::::>:;::::: :.:::;:
N>tt�gation
:::>::»:z>::>::>:<:>::>, Mitigation;..:::::.:<>:::::;
.,. Lee vel' of Significance : `
.: _ . Manitou
Nmurber.. •
...;::.. ::>,>. ..> :.
NUM r
>;::»;<`> '':°">> `Measures`;:':z::>:; ::::', ::::
` :; After Mitigation
Progam r
3.10-7
Cumulative.traffic volumes
3.10-1
Same as above.
Less than significant.
Same as above..
that warrant signalization of
State Highway 162/Forbestown
Road at intersection and
create need for westbound.left
turn lane.
3.10-5
In lieu of traffic signal,
Execution of agreement with
require alternative:
County for mitigation of
of eastbound
cumulative traffic impacts
_installation
right turn lane or
prior to tentative map/use
'Installation of median area
permit approval; compliance
acceleration lane for
monitored by Public Works
westbound A raffic;
Department.
'contribution toward
alternative selected by Butte
County/Caltrans.
3.10-8
Cumulative safety impacts due
3.10-6
Installation of westbound
Less than significant.
Execution of agreement with
to lack of adequate sight
left turn'pocket at SR
County for mitigation of
distances.
162/Forbestown Road.
cumulative traffic impacts
prior to tentative map/use
permit approval; compliance
monitored by Public Works
Department.
3.11.1-1
Need to extend water lines to
3.11.1-1
Inclusion of terms for
Less than significant.
Submittal of "will serve"
serve site.
funding necessary extensions
letter with LAFCO application
and connection fees to
for annexation to OWID;
mitigate long term cumulative
monitoring by Department of
Impacts in "will serve"
Development Services.
letter from OWID.
L3.11.1-2Increased
domestic water
3.11.1-1
Same as above.
Less than significant.
Same as above.
consumption; contribution to
cumulative impact on water
.supply.
Stringtown Mountain
Specific Plan FOR
6-10
November, 1993
:Impact:':
Spec
on
..... ..... ....... ...
ot!On'-
: "
:of ifgnff canc-:
Monitoring,.
Nuiber
Nuber
Neasures
'A f er.Nftigation
Progrom
3.11.1-3
Construction -related impacts
3.11.1-2
Compliance with Caltrans and
Less than significant.
Issuance of permfts.by
of installation of water mains
County encroachment permit
Caltrans and Public Works
and facilities.
conditions.
Department.
3.11-1-3
Conduct surveys to evaluate
Surveys to be conducted prior
Impacts on biological and
to issuance of water tine
cultural resources when
construction permit;
connection route finalized;
submittal of findings and
implementation of measures
mitigation measures prior to
identified in Sections 3.4
issuance of construction
and 3.12 if necessary.
permits (if required);
compliance monitored by
Department of Development
Services.
3.11.2-1
Need to extend sewer tines to
3.11.2-1
Inclusion of terms for
Less than significant.
Submittal of "will serve"
serve site.
funding extensions in "will
letter with LAFCO application
serve" letter from LOAPUD.
for annexation to LOAPUD;
monitoring by Department of
Development Services.
3.11.2-2
Decrease in sewage treatment
None required.
Less than significant.
None required.
plant capacity.
3.11.2-3
Construction -related impacts
3.11.2-3
Conduct surveys to evaluate
Less than significant.
Surveys to be conducted prior
of Installation of sewer tines
impacts on biotogfcat'and-
to Issuance of sewer line
and facilities.
cultural resources when
construction permit;
connection route-ffnatfied;.,
submittal of findings and
Implementation of measures
mitigation measures prior to
Identified in Sections 3.4
'issuance of construction
and 3.1.2 if necessary.
permits (if required);
compliance monitored by
Department of Development
Services
3.11.3-1
Reduction of available
3.11.3-1
Compliance with waste
Less than significant.
incorporation of -policies in
landfill capacity;
disposal standards in County
Specific Plan; compliance
contribution to cumulative
Integrated Waste Management
monitored by Department of
regional impacts on landfill
Plan and Source Reduction and.
Development Services and
capacity.
Recycling Elements.
Public Works Department.
3.11.4-1
Increased demand on police
3.11.4-1
Payment of County law
Less than significant.
Payment of fees at building
services; contribution to
enforcement impact fees.
permit Issuance; tracking and
cumulative impaits on taw
expending of fees by the
U—
enforcement services.
Sheriff's Department.
Stringtown Mountain 6-11 November. 1993
Specific Plan FEIR
Stringtown mountain
Specific Plan FEIR
6-12
November, 1993
Impact
ii If icaln6e".
Monitoring..
Number
Aiie'r' Mitigation
ProgramsNumber
3.11.5-1
Increased direct and
3.11.5-1
Dedication and improvement of
Less than significant.
Dedication through tentative
incremental fire protection
fire station or payment of
map/use permit process;
demand; contribution to
in -lieu fees.
installation of improvements
cumulative impact on fire
or collection of in -lieu fees
protection services.
by BCFD (fee may be
determined at later point by
Board of Supervisors).
3.11.5-2
Formation of Mello -Roos CFD
formation by Board of
or CSA to provide ongoing
Supervisors at development
funding'for fire services.
stage; collection of fees by.
County.
3.11.5-2
Increased structural and
3.11.5-3
Installation of Class A roofs
Less than significant.
implementation upon issuance
wildland fire hazard.
and automatic fire sprinkler
of building permits. Review
.systems.
and approval of plans and
permits by 8DFD; inspection
by Building Division.
3.11.5-4
Compliance of building
incorporation in development
setbacks with Fire Safe
site plans; setbacks required
Regulations of PRC 4290.
upon building permit
issuance; inspection by
Building Division; ongoing
maintenance by property
owners; monitoring by BCFD.
3.11.6-1"
increased school enrollment
3.11-6-1
Payment of-developer.fees."
Less than, significant.,
Payment upon building permit
_(133 students).
issuance; tracking and
expending of fees by school
districts.
3.11.7-1
Increased demand on public
3.11.7-1
Adoption of Quimby Act =
Less than significant.
Adoption of ordinance by
,parks and recreational
Ordinance by County requiring
Board of Supervisors;
facilities; contribution to
land dedication or payment of
collection of fees by County
cumulative impact on level of
in -lieu fees.
upon issuance of building
service.
permits; parkland dedication
upon final map recordation;
monitoring by Public -Works
Department.
Extension of electrical and
None . required.
Less than significant.
None required.
telephone service to Plan
area.
Stringtown mountain
Specific Plan FEIR
6-12
November, 1993
lupact:
lapact
Mitigation
::::: Mitigation`:::.::.;:.:: ':;:;.
.level of'Significanca
Monitoring
Humber,
Number'';'
Measures::
After Mitigation
Programs
3.11.9-1
Increased demand on general
None required.
Less than significant.
None required.
governmental services.
3:12-1
Impacts on identified historic
None required.
Less than significant.
None required.,
cultural resource (mining•adit
__portal)
,
3.12-2
Impacts on undiscovered
3.12.1
Cessation of work within 50,
Less than significant.
Provision of evidence'of
cultural resources.
of.uncovered artifacts,
written notification to
structural remains or human
construction personnel
skeletal remains; evaluation
regarding compliance to
•
of find by_qualified
Department of Development -
archaeologist and
Services staff; notification '
r
implementation_of appropriate
of staff if.resources
'
mitigation measures.
encountered during
r
Notification of Coroner A n
construction.
case of human remains;
notification of NAHC if
r
required; negotiation of
`
agreement.,.
3.12-3
Impacts on cultural resources
3.11.1-3
Same as above.
Less than significant..
Same as above.
due to offsite utility
pipeline construction.
:311112-3
.flame as above.'
Own as .above...
APPENDIX D
NOTICE OF DETERMINATION
NOTICE OF DETERMINATION
TO: Office of Plan.& Research Dept.
1400 Tenth Street
Sacramento, CA 95814
or
X Butte County Clerk
OCT
CANDACE I GRUBBS, Butte Co. CI1•
i......::R,
FROM: Butte County Planning 8 3
7 County Center Dr., Oroville 95965
SUBJECT: Filing of Notice of Determination in compliance with Section 21108 or 21152 of
the Public Resources Code.
Project Title: GENERAL PLAN AMENDMENT, REZONE, SPECIFIC PLAN
AP Number: 072-'180-016; 017, 026,•027, 028, 029 & 030; 072-190-005, 007, 013, 014 & 025
Name: Robert Taylor - Stringtown Mountain Specific Plan
State Clearinghouse Number (If submitted to ciearinghouse): 93013067
Contact Person: Barry K. Hogan wa.Lwyllwitts
Project""Location: On the north side of Forbestown Road east of Olive Hwy., Oroville
Project Description: This is a request for concurrent action on three items: 1) General
Plan Amendment from Agricultural Residential to Low and Medium Density Residential,
Foothill Area Residential, Public and Commercial; 2) A rezone from FR -10 to R-1, R-2, R -C,
P -Q and C-2; and 3)?app oval of a Specific Plan.
This is to advise that`the Butte County Board of Supervisors has approved the above-
described project on September 13, 1994 and has made the following determinations
regarding the above-describedaproject:
1. The project _X_ `will, will not, have a significant effect on the
environment.
2. X An Environmental Impact Report was prepared for this project pursuant to
the provisions of CEQA.
A Negative°Declaration was prepared for this project pursuant to the
provisions�of CEQA.
3. Mitigation measures X were, were not, made a condition of the
approval of the project
4. A statement of overriding considerations _X_ was, was not, adopted for
this project.
This is to certify that the final EIR�with comments and responses and record of project
approval is available to the generalfpublic at:
Butte County Planning Department
7 County Center Drive
Oroville, CA 95965
Barry K. Hogan, Planning Manager
• .. .. .. s,a. . �:.;iC...,.�k+:it��lifS'I�iYIOLYL�ia:. s�.1;.4�rR�i•��t�tr4i.'0.:.eUaxiCLa: 'i � � �•��;,� i�r: r ,,,�rty,� .�•-�.
w est•:i•:1btiid-:de:a.garll�tssi'taSr3�,.�...��d:t.,d.�'iE�i�7
NAME AND ADDRESS OF APPLICANT
Robert Taylor
ri ng,tolam Mni nta i n s pc" i f i r- Alan
901 West Civic Center Drive S-340
Santa Ana, CA 92703
CLASSIFICATION OF ENVIRONMENTAL DOCUMENT:
1. NOTICE OF EXEMPTION/STATEMENT OF EXEMPTION
[ ] A. Statutorily or Categorically Exempt
$25.00 Clerk's Documentary Handling Fee.
'NOTICE OF DETERMINATION - NO FEES
2, [ ] A. -DeMinimus Impact - Certificate of Fee
Exemption
$25.00 Clerk's Documentary Handling Fee
,3. NOTICE OF DETERMINATION - FEE REQUIRED
[ ] A. Negative Declaration
$1,250 State Filing Fee
$25.00 Clerk's Documentary Handling Fee
[rX] B. Environmental Impact Report
"'jj $850 State Filing Fee
$25.00 Clerk's Documentary Handling Fee
4. OTHER (Specify)
$25:00 Clerk's Documentary Handling Fee
PAYMENT/NON-PAYMENT a,F FEES:
1. [X] PAYMENT-' The above fees have been paid.
See attached receipt(s).
2. [ ] NON {PAYMENT. The above fees are required. Not
Chief Planning Official
By: Barry K. Hogan
Planning Manager
Lead Agency: Development Review Committee
TWO COPIES OF THIS FORM MUST BE COMPLETED AND SUBMITTED WITH ALL
ENVIRONMENTAL DOCUMENTS FILED�WITH THE BUTTE COUNTY CLERK'S OFFICE.
THREE COPIES OF ALL NECESSAR,�DOCUMENTATION ARE REQUIRED FOR
FILING. ti
ALL APPLICABLE FEES ARE DUE AND PAYABLE PRIOR TO THE FILING OF ANY
ENVIRONMENTAL DOCUMENT WITH THE BUTTE COUNTY CLERK'S OFFICE. MAKE
... u:: '�''w-3e6.•v'�l'.. Yy-d>��RPrSi<v...^.'..�?sris�it;.•�•c'.:�:
I
id•
•v' ,, �, ,.,,.,fix 4 `1�,'+�'�� :,:
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DECLARATION OF FEES
DUE
(California Fish and Game• Code
Section
711.4) ,z ' ' •�h,a �r
NAME AND ADDRESS OF APPLICANT
Robert Taylor
ri ng,tolam Mni nta i n s pc" i f i r- Alan
901 West Civic Center Drive S-340
Santa Ana, CA 92703
CLASSIFICATION OF ENVIRONMENTAL DOCUMENT:
1. NOTICE OF EXEMPTION/STATEMENT OF EXEMPTION
[ ] A. Statutorily or Categorically Exempt
$25.00 Clerk's Documentary Handling Fee.
'NOTICE OF DETERMINATION - NO FEES
2, [ ] A. -DeMinimus Impact - Certificate of Fee
Exemption
$25.00 Clerk's Documentary Handling Fee
,3. NOTICE OF DETERMINATION - FEE REQUIRED
[ ] A. Negative Declaration
$1,250 State Filing Fee
$25.00 Clerk's Documentary Handling Fee
[rX] B. Environmental Impact Report
"'jj $850 State Filing Fee
$25.00 Clerk's Documentary Handling Fee
4. OTHER (Specify)
$25:00 Clerk's Documentary Handling Fee
PAYMENT/NON-PAYMENT a,F FEES:
1. [X] PAYMENT-' The above fees have been paid.
See attached receipt(s).
2. [ ] NON {PAYMENT. The above fees are required. Not
Chief Planning Official
By: Barry K. Hogan
Planning Manager
Lead Agency: Development Review Committee
TWO COPIES OF THIS FORM MUST BE COMPLETED AND SUBMITTED WITH ALL
ENVIRONMENTAL DOCUMENTS FILED�WITH THE BUTTE COUNTY CLERK'S OFFICE.
THREE COPIES OF ALL NECESSAR,�DOCUMENTATION ARE REQUIRED FOR
FILING. ti
ALL APPLICABLE FEES ARE DUE AND PAYABLE PRIOR TO THE FILING OF ANY
ENVIRONMENTAL DOCUMENT WITH THE BUTTE COUNTY CLERK'S OFFICE. MAKE
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