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Home My WebLink About88-116 ,, n.v r. ~ ~ ~ ~.-- , r M~ `'°" '` ~ ° B`C7ARD QF SUPEF2VIS~C~RS ~`: ~ • ** = ~'~~ , ~~ .N COUNTY OF BUTTE, STATE OF'CALIF'ORNIA ~ : "'~~ ~ ~ ss-~ ~ 6 Resolution No ~ . RESOLUTION OF THE BOARD OF SUPERVISORS OF THE COUNTY OF BUTTE APPROVING THE ADOPTION OF A SPECIFIC PLAN TO IMPLEMENT THE BUTTE COUNTY GENERAL PLAN. WHEREAS, the Butte County Planning Commission has initiated preparation of a Specific Plan for the East Avenue Corridor, for that property identified on Page 7 of Exhibit A-1 attached hereto; and WHEREAS, the proposed Specific Plan has been studied and reviewed by the Butte County Planning Commission and a public hearing held pursuant to law, at which time all interested persons were heard; and WHEREAS, the Butte County Board of Supervisors has considered the contents of the Initial Study (Environmental Checklist - Appendix F) and Negative Declaration for the Specific Plan as described above attached hereto as Exhibit A-2 pursuant to the California Environmental Quality Act; and WHEREAS, the Butte County Board of Supervisors finds that the proposed Specific Plan and subsequent development could not have a significant impact on the environment; because development standards outlined in the plan tie land use density and intensity to infrastructure capacity; and infrastructure improvements offset traffic increases; and WHEREAS, the Butte County Board of Supervisors has held hearings on the Specific Plan at which time all interested persons were heard; and WHEREAS, the Specific Plan is supported by area residents and addresses their concerns; and WHEREAS, the Butte County Board of Supervisors finds the proposed Specific Plan as shown on Exhibit A-1 complies with the policies of and implements the Butte County General Plan specifically: 1. East Avenue will remain free of unnecessary intersections, driveways, on-street parking and traffic overloads. 2. New land divisions and development will be held responsible for their fair share of off-site road improvements needed to handle traffic increases they cause. 3. Properties will be designated for residential development where infrastructure can be made available. 4. Non-residential uses will be allowed where noise levels exceed 60 dB. 5. Buffers and fencing will be required between residentially zoned property and non residential uses. NOW, THEREFORE, BE IT RESOLVED that the Board of Supervisors does hereby adopt and certify the Negative Declaration for the Specific Plan pursuant to the California Environmental Quality Act. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Specific Plan attached hereto as Exhibit A-1 is hereby adopted and approved by the Butte County Board of Supervisors. NOW, THEREFORE, BE IT FURTHER RESOLVED that a Specific Plan fee shall be assessed at the time of building permits pursuant to Appendix B of Exhibit A-1. PASSED AND ADOPTED by the Butte County Board of Supervisors on the 26th day of July 1988, by the following vote: AYES: Supervisors Dolan, Fulton, McLaughlin, Vercruse and Chairman McInturf NOES: None ABSENT: None NOT VOTING: None HA L McTNTURF, CHAIRMAN Butte County Board of S rvisors ATTEST: MARTIN J. NICAOLS Chief Administrative Officer nd Clerk of the Board 3.. APPENDIX F COUNTY OF BUTTE ENV = RONMENTAL CHE CKL I S T FORM File ~~84-70Ca LOG N0. $5-03-12--03 ~ ~~ AP N0. Various SACKGRC7UND 1. Name of proponent ~ Butte County Planning Commission 2. Address of proponent and representative {if applicable): 7 County Center Drive ravi e, CA 9 65 3. Project description: Bast Avenue Specific Plan II. MANdATORY F=NI]2NGS OF S2GNIF=CANOE YES MAYBE ND 1. Does the project have the potential to degrade the quality a£ the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of major periods X of California history or grehistary? 2. Does the project have the potential to achieve short-term benefits to the detriment of long-term environmental goals? (A short-term impact on the environment is one which occurs in a relatively brief period of time while X long-term impacts will endure into the future.) 3. Does the project have impacts which are individually limited but cumulatively considerable? (A project may impact an two or mare separate resources where the impact on each resource is relatively small, but where the effect of the X total of those impacts on the environment is significant.) 4. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X xII. I]ETERM=NAT 2 ON (To be completed by the Lead Agency). On the basis of this initial evaluation: I/WE find the proposed project COULD NDT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared. X S/WE find that although the proposed project COULD have a significant effect on the environment, there will not be a significant effect in this case because the MITIGATION MEASURES described on the attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. IIwE find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. COUNTY OF BUTTE, PLANNING DEPARTMENT HATE: July 18, 1988 By; Laura M. T tt.le Associate Planner Reviewed by: lV. ENV 2RONMEN'TAL 2MPACTS (Explanations of all "YES" and "MAYBE" answers are required on attached sheet(s). 1. EARTH. Will the proposal result in significant: YES MAYBE NO a. Unstable earth conditions, or changes in geologic substructures? _1.)___. b. Disruption, displacement, compaction or overcavering of the soil? c. Change in topography or ground surface relief features? d. Destruction, covering or modification of any unique geologic or physical features?~ e. Increase in wind or water erosion of soils, either on or off site? f. Changes in deposition or erosion of beach sands, ar changes in siltation, deposition oz erosion which may modify the channel o£ a river or stream or the bed of the ocean or any bay, inlet or lake? g. Loss of prime agriculturally productive soils outside designated urban areas? h. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure or similar hazards? Z. AIR. Will the proposal result in substantial: a. Air emissions ar deterioration of ambient air quality? b. The creation of objectionable odors, smoke ar fumes? X c. Alteration of air movement, moisture or temperature, or any change in climate, locally or regionally? 3. WATER. Will the proposal result in substantial: a. Changes in currents, or the course or direction a£ water movements in either marine ar fresh waters? ~^ b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? c. Need for off-site surface drainage improvements, including vegetation , removal, channelization or culvert installation? x d. Alterations to the course or flow of flood waters? ~~ e. Change in the amount of surface water in any water body? ~W f. bischarge into surface waters, or in any alteration of surface water quality, including but not limited to temperature, dissolved oxygen or turbidity? g. Alteration of the direction or rate of flow of ground waters? h. Change in the quantity or quality of ground waters, either through v direct additions or withdrawals, or through interception of an aquifer by cuts or excavations? i. Reduction in the amount of water otherwise available for public water supplies? j. Exposure of people or property to water-related hazards such as flooding? 4. PLAN'f~LIFE. Will the proposal result in substantial: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, and aquatic plants)? 6. Reduction of the numbers of any unique, rare or endangered species of plants? v A c. Introduction of new species of plants into an area, or in a harrier to the normal replenishment of existing species? d. Reduction in acreage of any agricultural crop? -2- 5. ANIMAL LIFE. Will the proposal result in substantial: YES MAYBE NO a. Change in the diversity of species, or numbers of any species of animals (birds, land animals including reptiles, fish and shellfish, organisms or insects)? b. Reduction in the numbers of any unique, rare or endangered species of animals? c. Introduction of new species of animals into an area, ar in a barrier to the Migration or movement of animals? d. Deterioration of existing fish or wildlife habitat? ~. NOISE. Will the proposal result in substantial: a. Increases in existing noise levels? b. Exposure of people to severe noise levels? 7. LIGHT AND GLARE. Wi11 the proposal product significant light and glare? 8. LAND USE. Will the proposal result in a substantial alteration of the present or planned land use of an area? 9. NATURAL `RESOURCES, Will the proposal result in substantial: a. Increase in the rate of use of any natural resources? ~~ b. Depletion of any non-renewable natural resources? I0. RISK OF UPSET. Will the proposal involve: a. A risk of explosion or release of hazardous substances (including, but not limited to, oil, pesticides, chemicals ar radiation) in the event of an accident ar upset conditions? b. Possible interference with an emergency response plan ox emergency evacuation plan? II. POPULATION. Will the proposal alter location, distribution, density or growth rate of the human population? 12. HOUSING. Will the proposal affect existing housing, or create a demand for additional housing? 13. TRANSFORTATION CIRCULATION. Will the groposal result in: a. Generation of substantial additional vehicle movement? b. Effects on existing parking facilities, or demand for new parking? c. Substantial impact on existing transportation systems? d. Significant alterations to present gatterns of circulation or movement of people and/or goads? e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? i4. PUBLIC SERVICES. Will the proposal have an effect upon, or result in a need for new yr altered government services: a. Fire protection? b. Police grotectian? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities, including roads? f. Other governmental services? -3- 15. ENERGY. Will the proposal result in: YES i'~AYBE NO a. Use of substantial amounts of fuel or energy? h, Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? 14. UTILITIES. Will the proposal result in a need for new systems, or substantial alterations to The following: a. Power or natural gas? b. Communications systems? . c. Water availability? d. Sewer or septic systems? e. Storm water drainage? f. Solid waste and disposal? 17. HUMAN HEALTH. Will the proposal result in: a. Creation of any health hazard or potential hazard {excluding mental health)? b. Exposure of people to potential health hazards? 18. AESTHETICS. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 14. RECREATION. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 20. CULTURAL RESOURCES. a. Will the proposal result in the alteration or destruction of a prehistoric or historic archaeological site? b. Will the proposal result in adverse ghysicai or aesthetic effects to a prehistoric or historic building, structure or object? c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? d. Will the proposal restrict existing religious or sacred uses within the potential impact area? DISCL7SSION OF ENVIRONMENTAL EV.ALT7AT=ON See attached. ' -4- DISCUSSION OF ENVIRONMENTAL EVALUATION File 84-70C lb: Full development under the existing or proposed zoning districts will result in a significant amount of disruption and compaction of the soil surface. This impact is unavoidable in the urban area. When the Greenline was adopted in 1982, the Board of Supervisors determined that compact growth in the urban area was necessary to preserve agricultural soils on the west side of town. This impact was identified and analyzed in the 1982 Chico Urban Area EIR. No mitigation is necessary. le: The bulk of soils in the planning area are Redding Clay Loam. A small pocket of Vina Loam has been mapped near North Avenue. These soils have an erosion potential ranging from none to moderate. The level terrain and low rainfall rates reduce the erosion potential. 2a: Professional offices and low density residential uses do not normally generate significant volumes of air emissions or impact ambient air quality. Emissions generated by vehicles may be increased. Under the existing zoning, as many as 15,132 vehicle trips could be generated daily. Tf the planning area is rezoned as proposed, buildout traffic may exceed 21,217 trips, 6,145 over baseline. A bike lane has been proposed on the north side of East Avenue as the lane is constructed and linked with City facilities, more area residents will use their bicycles. Increased use of bicycles may result in a reduction in traffic loads, through the corridor. 3b,c: The existing drainage situation is described in the Specific Plan under Section ITT, Item C, Infrastructure. Full development under the proposed zoning districts will require urban improvements. All improvements shall meet the requirements of the Nitrate Action Plan. Development of properties north of East Avenue will require the improvement of existing ditches in the Pleasant Valley Drainage District, Improvement of these ditches and other facilities should not result in any significant environmental impacts. 3e: Urban drainage facilities will convey stormwater runoff through a system of channels and pipes to Sycamore Creek. Improvements are maintained within the Mud Creek system through assessments levied within CSA #24. 3h: Groundwater underlying the planning area has been found to be contaminated with nitrates. As a result, all urban development shall be required to connect to community water, All development shall comply with the Nitrate Action Plan, reducing the potential of further contamination of groundwater. Full development permissible under the zoning districts will require extension of community sewer. 4c: vegetation through the planning area includes annual grasses, urban ornamentals, and a small kiwi farm. Further urbanization of this area will increase species diversity, Landscaping will be required along major road corridors and to screen and shade parking areas. 5 4d: According to the 1987 land use survey and Assessor's records, seven acres are now in agricultural use. The largest agricultural parcel is located on the north side of East Avenue, east of Cactus. It is~planted in a kiwi orchard. All of these parcels are too small to be considered economic units. Agricultural uses include the kiwi orchard, wholesale nursery, and warehousing. Conversion of these uses to urban uses will not significantly impact the agricultural industry. ba,b: The existing noise situation is described in Section 3, Item e. Properties' fronting on East Avenue between North and Mariposa are subjected ~o noise levels of 55 to 70 decibels (dB). the Noise Element of the Butte County General Plan indicates that 60 dB is a maximum acceptable community noise level in residential areas. Based on General Plan policies, these frontage properties are not suitable for low density residential units. They have, therefore, been proposed for R-P zoning. The R-P zone would allow conversion to professional offices. The bulk of the planning area has been proposed for R-P zoning, allowing a mix of residential and office uses. Future residential uses will be protected from high noise levels through implementation of plan policies. These policies include building orientation and design towards minor neighborhood streets, large setbacks from public roads, and the provision for solid fencing on the rear and sides of residential lots. Residentially zoned properties and professional uses will be separated with buffers and a 6,5 foot solid board fence. Exposure of residents to noise will be less under the recommended zoning than could have been generated under existing zoning. The proposed zoning will result in 851 fewer housing units along the corridor. 8: The existing land uses are listed by acreage in Section TIT of the Specific Plan. The bulk of the 185 acres is designated Low Density Residential. The second-largest land use is Public. The existing General Plan designations will not .be significantly modified. Properties now in public or quasi-public uses, including churches, well houses and the Girl Scout office, will be designated for public use. The remainder of the corridor will retain its Low Density Residential General Plan designation, and be zoned R-P. Existing zoning along the corridor includes a large area of~R-4 (Maximum Density Residential) and S-R (six dwelling units per acre). The R-4 zoning district is incompatible with the underlying General Plan designation. All properties in the planning area, except those in Public Use will be rezoned to R-P. Properties now in public use will be rezoned to P-Q. No change is recommended at East and Cares. The land use, General Plan and zoning are commercial. 11,12: Adoption of the recommended zoning would reduce the number of houses which could be constructed in the corridor from 1,070 to 219. This reduction in housing units corresponds to availability of infrastructure and suitability of the area for residential uses as required by Housing Element policies. Future residential uses will be b subject to the development policies of the Specific Plan. Plan policies address orientation of structures, access, and fencing. Existing housing along the frontage of East Avenue from North to Mariposa could convert to office uses. Removing these structures from the housing stock complies with the General Plan policies. These two blacks are subject to high noise levels and are not suitable for single-family residential uses. 13: 2f all properties within the planning area build out to their zoned density, traffic would average 15,72 vehicle trips per day, If the same properties are rezoned to R-P and P-Q, traffic would average 21,217. Traffic is increased under the Specific Plan. The traffic capacity of East Avenue and other arterials will be upgraded to accommodate the additional demand. Encroachments will be limited along East Avenue to minimum conflicts between through traffic and turning traffic. A continuous left-turn lane will be constructed between North and Mariposa. All developers will be required to contribute a pro rata share towards the installation of traffic signals along East Avenue. Building setbacks in the plan will ensure that the roads can be widened without purchasing a great number of structures. All uses will be required to provide off-street parking. Office parking shall be located to the sides and rear of structures, screened from adjacent public streets. To promote efficient use of land, incentives are provided for the construction of centrally located parking lots to serve office complexes. 14a-f: The Specific Plan properties are located within the urban area. Development will increase demand for urban services. The need for increased public services was addressed in the 1982 Chico Urban ARea Dand Use EIR. Provision of urban services will be addressed on a community-wide basis. No mitigation measure is recommended. 16c: According to Gene Grant, manager of Cal Water, water lines can be extended to serve the plan area. 15d: Full development will require community sewer. Tf sewer service is not available, land uses will be limited. Partial development of the properties will be possible, provided that the Nitrate Action Plan is complied with. 16e: Stormwater drainage shall be provided to all properties. The properties shall form a drainage district, annex to Pleasant valley Drainage District #23, or annex to the City of Chico for drainage services. l~f: Solid waste is picked up by private haulers. No impact to their ability to provide this service is anticipated. 18: Adoption of the Specific Plan should promote improved aesthetics through the corridor. Specific policies address landscaping, and screening of parking areas and dumpsters. Control on the size and placement of signs, and undergrounding of utilities should provide for 7 an uncluttered view. 20a: The likelihood of impacting archaeological resources in this area is low. To ensure that no resources are compromised, a records search shall be required of all developers along the corridor. The record search would provide the Northeast Information Center with the opportunity to review the sites' sensitivity for resources and recommend a survey if necessary. LMT:Ir 8 Applicant: Butte County Commission A. Pr_ oject Description B. Planning Assessor's Parcel # File 85-70C Log # 85-~03-12-03 DATA SHEET 1. Type of Project: Specific Plan 2. Brief Description: General Plan Amendment to the Chico Urban Area Land Use Plan and Butte County General Plan; Rezone from U, R--4 and S-R to R-P and P-Q, 3. Location: Frontage properties on East Avenue from North to Mariposa and Properties within 700 feet of East Avenue from Mariposa to Manzanita. 4. Proposed Density of Development: See Specific Plan. 5. Amount of Impervious Surfacing: Extensive. 6. Access and Nearest Public. Road(s): East Avenue, North, Ramada, Ceres, Floral, Mariposa, Ceanothus, Marigold, Cactus and Manzanita. 7. Method of Sewage Disposal: Septic systems in interim; sewer in future. 8. Source of Water Supply: California Water Service Company, individual wells existing; all properties to be served by CA Walter in the future. 9. Proximity of Power Lines: In immediate vicinity, 10. Potential for further land divisions and development: Extensive. Environmental Settin Ph sisal Environment: 1. Terrain a. General Topographic Character: Level valley land. b. Slopes: 1%. c. Elevation: 210-250 feet A.S.L. d. Limiting Factors: Slope does not facilitate drainage. 2. Soils a. Types and Characteristics: Primarily Redding Clay Loam, 15-20", underlain by 3-4' of greatly compacted material, 12-24" hardpan, gravel under hardpan. Sail near North Avenue is Vina Loam, a deep, well-draining sail. b. Limiting Factors: Soil imposes limitations. for drainage, and sewage disposal. 3. Natural xazards of the Land a. Earthquake Zone: Moderate. b. Erasion Potential: None to moderate. c. Landslide Potential: None. d. Fire Hazard: Unclassified. e. Expansive Soil Potential: Moderate to high. 9 4. Hydrology a. Surface Water: Natural drainages flowing east to west, north of East Avenue. b. Ground Water; Tested for nitrates, levels exceed federal standards. c. Drainage Characteristics: Poor natural drainage. d. Annual Rainfall (normal): 24". e. Limiting Factors: Groundwater is not suitable for - domestic use. S. •Visual/Scenic Quality: Poor, 6. •Acoustic Quality: Fair to poor. 7. Air Quality: Fair. Biological Environment: 8. Vegetation; Urban ornamentals, annual grassland, vernal pools north of planning area, Meadowfoam north of planning area. 9. Wildlife Habitat: Poor. Cultural Environment: 10. Archaeological and Historical Resources in the area: Moderate to law, including unknown. 11. Butte County General Plan designation: Low Density Residential, Pubic, Commercial. 12. Existing Zoning: S-R, R-4, P-Q, U, City of Chico, C-l. 13. Existing Land Use on-site: Single-family, multi-family, commercial, education. 14. Surrounding Area: a. Land Uses: City of Chico residential, commercial, public, and vacant. b. Zoning: Various. c. Gen. Plan Designation: Various. d. Parcel Sizes: Various, generally minimum size to west and south. e. Population: Low and medium density west, south and east, sparse to north. 15. Character of Site and Area: Urban area. 16. Nearest Urban Area: City of Chico surrounds planning area, l7. Relevant Spheres of Influence: CSA #23, CARD, CSA #40, City of Chico. 18, Improvements Standards Urban Area: Full urban improvements will be required by plan. 19. Fire Protection Service: a. Nearest County (State) Fire Station: #42, 1_1/2 to 2 miles. b. Water Availability: Engine capacity, hydrants. 20. 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IIVTRODVCTION East Avenue has been and will continue to be an urban arterial serving the entire Chita community, it. is the only arterial connecting both Highways 99 and 32 with North Valley Plaza, Chieo's rec~ianal mall. 1-raffit has supported a fto>_orishing commercial trade in the vicinity of Cohasset Road to the benefit of the entire community. Traffic volumes t'~ave had a positive effect on commercial property values, and a purported negative effect on residential values. Residences with East Avenue frontage have borne a disproportionate share of the negative impacts associated with traffic, namely pedestrian and bicycle hazards, noise and dust. Traffic has also reduced perceived privar_y and safety leve]s. East Avenue has had a limited success in sustaining or promoting small-scale single-family residential development. Older residences have converted to duplexes, commercial twest of Cchasset Road), commercial via home occupation, or commercial without permits. Numerous residents have expressed an interest in continuing the commercialization of East Avenue. However, there are limitations to doing so, including access, traffic flow, pedestrian safety, insufficient infrastructure and aesthetics. These issues will be addressed in a Specific Plan. Encompassing approximately 185 acres, the Specific Plan embraces frontage properties on the north side of East Avenue from North to Geres; frontage properties from Ceres to Mariposa; 70C~ feet on bath sides of East Avenue from Mariposa to Cactus; tapering an the south to conform with Pleasant Valley High School's property line and Manzanita Avenue; and both sides of E=ast Avenue from Cactus Avenue east 1200 feet. Figures 1 and 2 show the regional location and project boundary. r CONTENTS Page I . I NTRDDUCT I DN . 1 II. THE PLAN . 4 A. Goals , . . ~F B. Pal ivies . . . . . 4 C. Proposed Land Uses . . . . 5 D . Imp 1 ementat i on . . . . 6 1 . Land Uses . . 6 2 . Zoning . . . 6 3. Development Standards 6 4. Financing . . . 18 III. EXISTING SETTING . . . 21 A. Land Use . 21 B. Circulation . - - - 22 C . Infrastructure . . SS D . Spheres of Influence . . 4~ E . Noise . . . 42 F. Population and Housing Characteristics . 45 G. Open Space and Conservation . . , . 45 TV. APPLICABIL~.ITY~TO THE BUTTE COUNTY GENERAL PLAN . 49 A. Land Use . . . 49 B. Circulation . . . 49 C , Hous i ns . . . . . 49 D . Noise . , 49 E. Open Space and,Cnnservation . 49 F. Safety, Seismic Safety and Scenic Highways 5~ V . REFERENCES . . . . , 52 VI. PERSONS AND ORGANIZATIONS CONSULTED . . . 53 APPENDICES A. Butte County Reimbursement Agreement B. Fee Schedule LIST OF FIGURES Figure 1 Rwg i onal Location hlap 2 . Specific P 1 an Boundary 3. Land Use Map . 4 . Recommended Zan i ng . . 5 . Existing Road Widths . . b . Future Road Widths . , 7. Sound Wall Concepts . 8. Existing Zoning . , 9 . Area Traffic C i rcu 1 at i on . . , . . 10. Year 2Q00 Daily Traffic Demand . . 11 Percentage Increase in Traffic Demand to Year 20Q0 12. Recommended Street System at Full Buildout . . . . 13. Twenty-Year Improvement F'l an to Year 2QE3f3 1 4 . Drainage Facilities , , . . 15. drainage Distrio.t Boundaries 1 6 . Sewer Lines . . 1 '~ . Sewer I mprovement Costs , . , 18. Unit Costs for Sewer Improvements . . . 1 ~ , Water Mains - - - 2i3. Nitrate Concentrations 21 County SerV1Ce Area 40 (Street Lighting) . ~. 22. Conceptual Noise Levels . 23. Census Tracts - - ,A,. - ~r.--, BU7 TE~JIf1YT `[ALIrL`R/p; V- ~l •~~w• ` I KFCO~t 4 ~~~~ _.- '~ ~ REGIONAL rr LocAT1oN ~,~ '~ _ rAA, -y~ itr 'EAST AVE ' .._..~ ~ ~' ~, S PEG! ~~ G r, ALAN % fPN[H ~~,. ~ ' I.A. S ~ i ~. y..A .i. ~ i y 4 [ A.~ Rt F PROD EGT 4.~ :~ ' ` .~,. Lo GA71 pN i L~ T •~ ~• RICO , ~ ~ `~ I t. r ~~N ~ I 1 + .E. e.+F. I I r wa ~.~ Y y ~ 1 l J } ~ ff!! 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Gna3s Protect area residents from increasing ambient noise levels. Provide safe walkways and bicycle lanes to area schools. Secure adequate infrastructure to support ail existing and proposed developments, i~aintain and protect the traffic capacity of East Avenue. ~ Plan for widening of East Avenue. * Promote land uses around schools which will not be mayor traffic generators or attract students during school hours. ~ Improve the aesthetics of the East Avenue corridor, ~_ Pnl'rcies ~ Allow professional uses along East Avenue where traffic noise makes the property unsuited to low density residential uses, * Lands designated for professional uses shall be separated from residential districts by a b.5-foot sight-obscuring fence along the common property 3ine(s). ~ A bicycle lane shall be striped in the right-of-way along the north side of East Avenue. the north side was chosen pursuant to long-term school protects showing students coming Pram north of East Avenue, ~ Upon development, conversion or expansion of any use within the corridor full infrastructure improvements shall be provided by the developer, Infrastructure includes: community water, sewer, drainage, road improvements, curb, gutter, sidewalk of aPP13Cable), fire hydrants, street ligi-rting, parking and pro rata share towards installation of traffic signals, In the event that water, sewer, or drainage lines are unavailable, trunk lines to district specifications and connectors sha33 be installed along property frontage for eventual hookup. Eliminate all onwstreet parking along Easy Avenue. ~ Each frontage parcel less than two acres created prior to adoption of the plan shall be permitted one curb cut~'access onto East Avenue. Parcels two acres or larger created prior to adoption of the plan are permitted two curb cuts, provided a 300-foot separat-ion is provided between cuts. Access roads to be constructed where shown on the land use map to the standard described in this text. ~ All residential development shall be set back a minimum of b5 feet from the centerline of East, North, Ceres, Floral, Mariposa, Ceanothus, Marigold and Cactus, Front yard setbacks from all other roads shall be 50 feet. * All professional and commercial uses shall be set back a minimum of 55 feet from the centerline of the adjacent roads. Setbacks apply to all structures, buildings and signs. * Properties adjacent to or across from area schools should be designated for professional office uses. Public and quasi-public uses will be considered with application for a use permit. ~ Landscaping shall be installed between parking areas and sidewalks along public rights-of-way. ~ Meandering sidewalks separated from the curb may be employed to. preserve large trees or improve aesthetics if landscaping is installed an both sides of the sidewalk. ~ Commercial encroachment into residentla3 areas north and south of East Avenue will be discouraged. C. Pro used Land Uses A mix of professional offices, residences and public uses will be allowed throughout the corridor. A1] of these uses are compatible in terms of noise generation, traffic, hours of operation and architectural. scale. The R-P Zone will be applied to all lots not now in public use. Public property will be zoned P-C. All properties will be subject to the development standards and design criteria as set out in the implementation section of this document. Landscaping standards, floor area ratios and fencing will enhance the compatibility of these uses, improve the aesthetics of the East Avenue corridor and protect properties outside the Planning Area from negative externalities resulting from plan development. Under limited, select circumstances, neighborhood commercial uses will be considered. A sma]1 neighborhood center serves neighborhoods in the immediate vicinity. Typical uses include a pharmacy, shoe repair, grocery, book and stationery store, and hairdresser. Neighborhood centers will be considered on a case-by-case basis, and require bath a General Plan Amendment to Commercial and a rezone. Commercial uses must meet all standards specified in the Specific Plan, and be located east of ~lariposa Avenue. 5 "Professional" as herein defined is a person engaged in one of the learned professions of the. social or physical sciences. Examples of professionals include, but are not limited to: Acce~.ontants Archaeologists ArchiteCtS Attorneys Biologists Consultants Dentists Electrologists Engineers Geologists Hydrologists optometrists Physicians Planners Psychologists Soil Scientists Surveyors Professional uses include the offices for all of the above professions, insurance agents, real estate agents, and financial services not including banks. D. Im lementatiosi l_ Land Uses. will be as shown on the land use map, Figure 3. 2. Znnino: will be as Shawn on Figure ~E. See the Butte County Zoning Ordinance for the text of the R-P and P--O zoning districts. 3_ Develo meat Standards The following development standards shall apply in the Specific Plan. Where Specific Plan standards conflict with or are more or less restrictive than ether County policies, the Specific Plan standards shall prevail. a. Buffers -- All professional ar commercial uses shall be separated from any residential zone by a 6.5-foot sight-obscuring fence, All professional or commercial uses shall be separated from any quasi-public use by a heavily landscaped five-foot strip, or a six-foot solid board fence. Fence height may be reduced if the Department of Public Works determines it is necessary far safety. b. Height and bulk controls -- Maximum building height: one story but not to exceed 35 feet. Gross floor area Cg,f.a.) of any professional use shall not exceed 257 of the site area for lots up to two acres, and 357 for lots of two acres ar larger. Commercial uses require a minimum of 4 acres, of which 707 may be gvercovered by impervious surfaces. These figures represent the maximum building area possible while providing for setbacks, parking, and tying estimated traffic generation to carrying capacity of area roads. Structures which do not nr~w meet the g.f.a. ratio will be allowed to convert only if all of the following conditions are met: 1) A variance has been secured from the Planning Commission. 6 . -' \~ ,~ ~. Z Q J ~ ~ z 0 _U Q ~ z ._._. c~ U ~ L~J ~ a ~ ~ w W ~ 0 z ~ ° d ~~ ~ o ~' o~ .~ ~ Q W ~i y rya +ei j f. ~ n V J` ~ r y ,yo ° } • ~ F' Y +. r ` +(J w i iy V ~~ i ~ --- f ~1 i o ~ I ~~~~~ ~ ~ `~s ~ ; ~~=1 _Q F~ - Z ' w D ~ . ~ . 1 „ J _.. A.:~- a ~g z u w w ° ~ ° ~ ' ~ ~ ~ • _~ E _ . . . .. ~ m E ~ g a _ {'~'fL .:...L'. ~) All other standards can be met, including but Hat limited to= a ) Parking b) Infrastructure (drainage, sewage, etc.) c ) Access d> Landscaping e ) #= enc i ng f) Setbacks c. Infrastructure 1) Communit water -- community water shall be required to serve any development. 2) Communit sewer -- comply with Nitrate Action Plan. New developments shall be required to install frontage improvements and stub out lines if services cannot be immediately extended. Maximum sewage generation is approximately 1000 gal/ac/day an septic systems. (Where State Water Quality Control permits are required, sewage generation may be limited to 35© gal/acre/day.) As trunk capacity becomes available, all properties s}-ia11 hook up to community sewer. With community sewer, sewage generation shall nqt exceed that expected by development of 6 dwelling units per acre. 3) Drams --- comply with Nitrate Action Plan. New developments shall be required tq install community improvements described ~n the Brown and Caldwell plan and annex to Ghico, or annex to or form a (aunty Service Area for drainage. It should be Hated that the Brown and Caldwell plan is very general and will need to be augmented by site-specific engineering studies. Runoff generated by any development shall not exceed that expected by 6 dwelling units per acre. Runoff shall be Calculated using the rational formula where: Q = CIA, C = Runoff coefficient for type~of project as adapted by the Board of Supervisors for the Chico Urban Area tdesign standard is C = .5 ). I = Standards d-:~ on file with the Butte County Department of Public Works. A = Acreage. The above drainage flow is the maximum permissible far a given acreage. It may be allocated ar distributed over a single parcel in any fashion. r~ -~F ) ~ i rP hyc'rants are repo i red at ?fJQ- to 5+?i3--foot~ i nterval s as determined by the California Department of Forestry. All development shall meet the requirements of the Butte County Fire Department (CGF) . 5 ? Roars -- bu i 1 dour of area roads has been .3r~ ~- i c i ~~a•~ ed b~f proposed land uses and setbar_ks. Roads shall be~built to the standards shown an Figures 5 and ~S. Developers shall be responsible far installing all of their frontage improvements prior to occupation of the structures. Figure 6 shows the proposed road standards far major roads in the planning area, The right-of--way requirements incorporate iQ feet on each side of the pavement for landscaping and sidewalks. All building permits far professional, commercial or institutional uses, or lend divisions creating parcels less than one acre, shall require the installation of curb, gutter and sidewalk (if not already existing). Access to parking lots serving professional uses shall be a minimum of 12 feet paved width from the public road. b) Traffic •,signals -- Signals shall be installed at every East Avenue intersection, The need for these signals has been established by the Chico l3rban Area .Transportation plan. Developers are assessed for their fair share of the cost of installing traffic signals, Fair share is determined by the Director of Public Works based on traffic generated by the pro,jcct as a percentage of existing traffic volumes. d. Lan d.div'rsion des,3gn criteria -- in addition to the adopted Subdivision ordinance of Butte County, the following standards shall apply: No new encroachments onto East Avenue, excepting as provided under Paragraph 1. below, shall be created as a,result of land division activities, Property owners may relocate any existing encroachment by permit. [Vew residential lots shall not front on East Avenue or the adjoining north-south streets. Lots shall be oriented toward interior streets. Developers shall construct a fence along ,t he sides and rear of any new residential lot/use. e. Landsca~ino should be included in any project design to create a pleasing appearance from both within and off the site. Site l0 Z w ~ o . o ..o s , ~ . o o _ ~} V W W J ~+ t 4 Z e N ~ r~ V Y ~ ~ ~ I ~ ` ° cn 0 - ~ a N ~ ~ ~ J J ~ Z LW- r y L ol/o~ KOWU IZ 5 _ ~ ' -' O J ~ ~ 0!/0~ ~ ~ !Z/05 m a ~ N Y ~ ~ W ,, AA yVJ O ~ ~ U t9 O ~ ° --~_ x V ~ r. Ol/Ob N ~ W o ~d = 61/OZ ^w~ ^ U ^~ ~ w ovo~ M svo a o ~ ~ {/} ~ ; . ~, ~ a ~~ M ~ w ~ i ~ ~ ~ Q!/Q~ r rr ~ ~ Z C1 ~ wrr wi GC QI/Ob 6!/Ob W ~ a M~ M - ~' e~ M M 01/Ob ~ ~//QZ ~ Z a ~~ ~ o!/o Q sv z w ~ m ~ ° a ~ o rn ~ o rn - 3 ~ u'f ~ z ~ 3 N z 6!/0 j ~/ £ ~ aJC ° a /0 6!/0 ~ ,~ z ~ .~ aQ O` Q 1~1 J ~ o ~ ~ ~ R'!- J r „ lL ~ H ~ Q azio~ ~ ~ ; _ ~ ~ ~ zroE x ~- _ +,_ ~ ~ o U ~ z a„ o ~ ~ ~ 11 I d' 2! S' ~~, ~Z !Zr rZ` JZ 2 lo, q~~ ~~~~~T ~~N ~~ 8 K~ t~~~~uou5 ~~ ~~ ~ r y 10~ Z' g r2r IZ' t2' !Z` ~,! !b' ,' i~I ,'G ~ry~ 1 ~ 1a 8' jZ~ J~~ t 121 12~ S` ID ~ ~~ w ~ ~~5 ~l1~~1' tub - ~D B' ~2' 17.' $' 1 D Z ~lE ~ r~~~~t~ • Figure 6 G ~u~r~~ ~o~p v~(~~i.~-S landscaping should be utili-zed to promote the character- of the city, particularly as demonstrated by large shade trees. !) Retain and integrate native and mature trees and vegetation. 2) Landscaping should be planned as an integral ~~art of the project, and not simply located in left-over space after pari<ing and building siting, 33 Landscape planting shall include all of adjacent public right-of-way, including planter strips, not improved with street improvements. 4) Street trees, as specified by the City of Chico Park Department, shall be installed. 5} Landscaping should be proportional to the building elevertions. b} Provide dense landscaping to screen unattractive views and features such as storage areas, trash enclosures, freeway structures, transformers, generators, and other elements which do not contribute to the enhancement of the surroundings. ~) Landscaping should not be utilized to screen from view an otherwise unacceptable building. 8) Provide landscaping within and adjacent to parking areas to screen vehicles from view and minimize the expansive appearance of parking areas. This landscaping is to include shade trees which will shade fifty percent of the parking area at maturity. ' 9) A 10-foot landscaped buffer shall be installed on the project site between any parkins area and public road. A '!0-foot landscaped buffer shall be installed on the property line between any professional use and the public road. The 10- foot standard may be reduced to '~ feet where the landscapins is installed on rolling berms 3-5 feet in height. A reduction in the standard shall be approved by the Zoning Administrator err Planning Director. 10) A total of 3i3~ of the entire parcel and 5% of the gross parking lot area shall be devoted to landscaping. 94) Landscape plantings should be those which grow well in Chico's climate without extensive irrigation. 127 Provide deciduous trees along south and west building exposures. !3 !3) Ground cover should be of live plant material. Gravel, colored rock, bark and similar materials are genera]ly oat acceptable. Bark, when used, should be used as mulch. Brick, cobblestone, textured concrete and similar-. hard materials are acceptable s~ehen they relate positively to the architectural components and materials used on the building. 1`~> Ensure that landscaping permits adequate sight distance for motorists and pedestrians entering and exiting the site, 15) All landscape plantings shall ba of sufficient size and intensity so that a mature appearance can be attained in a reasonable time period, 16) Provide a permanent irrigatian system where necessary. 17} Landscaping adjacent to driveways and parking shall be protected from vehicle damage through the use of curbs, bumpers or other features. f. i'arkin~ -- in addition to the requirements of the Butte County Code, as amended from time to time, the fallowing shall apply. Professianal uses -- parking provided on a lat-by-lot basis shall be situated at the rear or side of the parcel, screened from adjacent public rights-af-~r+iay (East, Floral, Mariposa, etc.}. An alternative to individual parking lots is one central lot per block. It is suggested to reduce construction costs, increase parking utilization, and improve facades. A central lot for professional offices will be permitted under these circumstances: ~ The lot is in the immediate proximity of professional development. ~' Pedestrian access is provided between the lot and professional office buildings. ~' The lot has safe vehicular access from a major public street (Floral, Ceanothus, etc,). * The lot serves properties with a minimum of 60fl feet of East Avenue frontage. * Proposed lot location sl-gall be submitted to the~Planning Director for approval. ~' Lot to be constructed to Department of Public Works standards; surface shall be paved. 14 ~' Required access has been construc+-ed and all other standards met for each property the lot services. '~' -~ district or property owners' association is formed to maintain the lot. To promote central lots, these incentives are offered: ~' A 709 reduction in parking spaces otherwise required by the zoning ordinance will be permitted. * Twenty percent of the spaces may be compact C8' x 76'). ~' Maximum floor area ratios of 259 on lots up to two acres and .359 on lots of two acres and larger will be waived where sewage and drainage facilities are provided by Chico or through a district. ~' These incentives may not be used 'tn conjunction with any other development incentives. 9- 5-~ s -- The following signs shall be allowed in the Specific Plan area. '1) Residential uses: For residential uses, nameplates not exceeding a total of one C1) square foot in surface area indicating the name of the occupant shall be permitted an each dwelling unit. 2) Office complex: For professional office uses, identification signs shall not exceed an aggregate total of twelve C723 square feet in area, Such signts) shall be either wall mounted or ground mounted, not exceeding seven C7) feet in height. 3) Professional office use w in an office complex: For a professional office complex, complex identification signs and directory signs shalt not exceed an aggregate total of one C1) square foot of sign area per 200 square feet of gross floor area, with a minimum of twelve (72) square feet in area and a maximum of forty C40) square feet in area allowed. In addition, each of the professional offices within a professional office complex may have signs, which shall not exceed an aggregate total of five C5) square feet in area. Such signs for professional offices in an office complex may only indicote the name and nature of the business, and may be wall mounted or free hanging entirely ,within the building overhang. x111 pole-mounted professional office complex identification signs and directory signs are permitted within required setback areas, provided each sign does not exceed seven C'~) feet in height above grade nor twelve C72) square feet of surface area for any sign face. i5 ~a) Illumination: All professional office signs may be illuminated by indirect lighting only. 4) Neighborhood commercial use: Signs are permitted for retail uses subject to the following restrictions= Cap Sign size: identification signs with an aggregate total area not exceeding one and one-half C1-1/2) square feet per lineal foot of building frontage shall be permitted. Cb) Sign location: Exterior signs for retail and service businesses shall be flat against the face of the building and shall not protrude beyond twelve t12) inches from the face to which attached. A maximum of twenty-five percent C25q) of the allowable sign may extend above the edge of the roof, with no portion of the sign to be mare than twenty C~0) feet above the adjacent ground surface. h. Site re uirements -- as specified for each zoning district. See the Butte Eounty Zoning Ordinance far the text of the R-P and P-d zoning districts. i. Set--- becks __ in addition to the adopted ordinances of the County, the following shall apply; Residential -- front yard setback shall be b5 feet from the centerline of East, Narth, Ceres, Plaral, Mariposa, Geanothus, Marigold and Cactus; a 50-foot setback from other roads. Sides yards shall be 5 feet from property lines, and rear yard setback shall be 15 feet. Prafessianai or commercial -- front yard setback shall be 55 feet from the centerline of the adjacent road. Side and rear yards shall be 5 feet except where the let adjoins a residential district or constr~rctian will exceed 20 feet In height, in which case side and rear yard setbacks shall be 40 feet. Signs shall be treated as structures far purposes of determining setbacks. ~. Sound wall -- A sound wall shall be encouraged on East Avenue, east of Mariposa, at the time of property development, The wail will protect residents from the noise and intrusion of traffic. The sound wall shall be 6.5 feet high, g inches thick, of masonry block, slump stone or painted stucco of a light earth tone Dolor ~i•e., sand, oatmeal, buff), Where the sound wall is constructed at different times, consideration should be given to continuity of construction materials and methods. Building permits shall be required far the sound wall. Construction plans for the sound wall shall be submitted to the Department of Public Works and Building Department for review. i6 Where needed for sight distance, the wail may be decreased from the recommended 6.5 feet. Particular care shall be given to sight distance and safety at intersections. Any sound wall constructed shall be located on private property. Figure 7 depicts design suggestions for^ the sound wall. k. Trash receptacles -- all trash receptacles shall be screened from public view with fencing, landscaping ar enclosures. 1 Encroachments onto East Avenue -- Individual encroachments onto East Avenue are discouraged. Access should be provided by alleysleasements from the north-south trending roads or common driveways. Each lot of less than two acres legally created prior to adoption of the plan shall have no more than one curb cut on East Avenue. Lots legally created prior to adoption of the plan that are two acres or greater are permitted two encroachments onto East Avenue. An encroachment permit must be obtained from the City of Chico for any new curb cuts on East Avenue. m. Additional standards for commercial uses 3) The property must be designated Commercial on the County General Plan and any applicable area or specific plan. 2) The property must have a Commercial zoning designation. 3) Minimum lot area shall be 4 acres. 4) The lot shall have a minimum of B00 feet frontage on an arterial or collector as defined in the Butte County Circulation Element. 5) Maximum overcovering by impervious surfaces is 70~, the remaining 30~ to be landscaped. 6) A 6-112 foot sound absorption wall of stucco, masonry or similar material shall be constructed in compliance with all setbacks on any property line which adjoins a residential zoning district. 7) Noise generation from activities conducted on site shall not exceed sixty-five i65) decibels at property line. 8) No uses may discharge smoke, dust, vibration or contaminated water to the environment. 9) No use may involve haaardo~ES materials or storage of fuel. 10) Buildings to be designed, scaled and appointed to provide a smooth transition to residential uses. 17 Figure 7 f~ I$ - 4. Financing: a. Costs -- private developers are responsible for installing on-site improvements required to support their developments, Casts directly resulting from the Specific Plan are: construction of fencing; installation of the continuous left-turn lane, X300 per mile; striping in a bike lane, X200 per mile; installation of street trees, $75 each in 1988 dollars. b. Payment strate~aies -- A number of financing methods could be employed to install area infrastructure: Mello-Roos community facilities district; County Service Area; Community Services District ar Redevelopment Agency; individual developers as properties develop. Each method of financing has advantages and disadvantages. The table below outlines cl-~ar-~acteristics of districts and redevelopment agencies. Development shall be in accordance with adopted County Codes unless said codes have been specifically modified by this plan. districts District formation requires substantial support from citizens and public officials, and this support has not been demonstrated, District financing of improvements often reduces per--unit costs through economies of scale. in excl-~ange for reduced casts, residents give up control over timing. Infrastructure is installed block by block or all at once. Residences or offices can be installed at any time thereafter. If a district is proposed, its powers should be detailed. Recommended for consideration: 1. Construction and maintenance of sewer, water, drainage, street lights. 2. Installation of curb, gutter, sidewalk, access, ma,~uor road lmprovements. ' 3. Installation of landscaping. ~. Re-striping of East Avenue, installation of No Parking signs. Fees are assessed according to benefit. Redeve3as~ment Aoenc"s es Redevelopment agencies have powers designed to stimulate redevelopment of "blighted" areas. Assessed valuation is set for the base year. The '1 9 Fi.nancinq Implementation Districts MELLO- SPECIAL BOOS CSA CSD DISTRICT RDA Formation Resolution by BOS Yes Yes Yes Yes Yes Petition by BOS 2 Members 2 Members 2 Members Na No Registered Voters 10~ 57 1fl~ Varies Na Property Owners 10~ -- -- Varies No LAFCo Involvement No Yes Yes Yes No Operation Powers Multi Multi Multi One Multi Cohtrol BOS BOS BOS or Indep. BOS Indep. Board Board Financin Issue Bgnds Yes Yes .Yes Yes Yes Debt Yes Yes Yes Yes Yes Terms: BOS = Board of Supervisors CSD = Community Services District CSA = County Service Area RDA = Redevelopment Agency difference in tax value between the base year and current year is the tax increment. This increment is diverted to the RDA far financing public improvements and bonds. RDAs have to be in place for a number of years before any improvements can be made. Housing and income characteristics within the Specific Plan do not justify formation of an RDA. The simplest way to secure infrastructure improvements is as properties develop. Each developer is responsible for installation of all facilities necessary to support the project, No change of County code or its administration is needed. Reimbursement The "pay-as-you'go" method requires cooperation among neighbors. An easement is needed to construct a road, ar to lay pipe across another's property. initially, the developer pays more than his fair share. When surrounding properties develop, the"original developer is reimbursed. Appendix A is a draft reimbursement agreement. Tie "pay-as-you-go" method is the simplest to implement. As individual properties develop, infrastructure shall be installed. Property owners who choose not to develop will not be required to install or finance improvements required by the Specific Plan. 2fl III. EXISTING SETTING East Avenue was planned for and developed with single-family residential use in the early 1950s and 1960s. Although the bulk of the housing units were constructed prior to 1970 Cses Population Characteristics), infilling of vacant lots continued up through 1980. Single-family residential accounts for 36~ of the land uses along the corridor. The next largest land use is public, accounting for 34~ of the land area. pesignated public are three churches, three schools, and two California Water well houses- Most of the public properties are within the City of Chico municipal boundaries 152.24 acres out of 63.72). The table below shows all land uses along the corridor by acreage. A_ Land Use Acres e Units Single-family Residential Unincorporated 60.52 95 Incorporated 6.91 6 Multi-family Residential 11.01 19 Pub 1 i c Unincorporated '11.48 '" Incorporated 52.24 - GommerciallOffice 10.1` "~ Agricultural/Misc. 6.8`~ - Vacant Unincorporated 18.07 - Incorparated 7.69 Total 185 120 C1) Potential units assume 6 dwelling unit: per acre Potential Units C1 ? 363 41 66 41 1 OB 46 665 It can be concluded from the above table that the corridor has a substantial developme~~t potential. Up to 545 new dwelling units could be constructed under the present L.ow Density Residential General Plan designation. Full residential development under the existing zoning would result in 1076 units in the planning area. This development potential is not evenly dispersed. The north side of the street from Mariposa east has the largest lots, whether underutilized or vacant. It is in this area that the bulk of the growth is anticipated. 21 Properties fronting on East Avenue between North and Mariposa are almost completely divided down into urban sized lots, and developed. Future development opportunities are extremely limited. Existing singles-family structures would need to be converted to the new use or removed. Approximately 5.5 acres along ti-~e frontage have been. developed with commercial operations. Uses include an office complex, 7-'11, a cabinet chap, automotive repair, offices and other small services. Some of these businesses were established under the "A-2" or "R-4" zoning district which allowed commercial uses to-2 only), or professional offices. The home occupation ordinance has been utilized in residentially zoned areas to establish small business services. The home occupation ordinance C24-2QQ) does not allow commercial uses, or operations which cannot be run exclusively with family members. Not all of the businesses established under the home occupation provisions are in compliance with the ordinance. These businesses occupy 5.57 of the land area. Mucl-s of the corridor's zoning is incompatible with the Low Density Residential General Plan designation, Frontage from Mariposa to Marigold is R-4, High Density Residential. Although established prior to 1974, only one property has developed with mufti-family uses. From Cactus east, the zoning is Unclassified. Permitted uses are one single-family house per parcel and agricultural operations. Land divisions creating parcels of less than 20 acres are not allowed without adoption of specific zoning Csee Figure $). Recommended zoning and General Plan designations as shown on Figures 3 and 4 conform. The recommended land use and zoning implement land use, circulation and housing policies directed toward tying land use densities to infrastructure capabilities. Housing will be protected from noise and high traffic volumes by development standards acrd the zoning plan, B.. Circulation Existing Situation East Avenue bisects tF~e planning area in an east-west direction. The road is currently four lanes from North Avenue to ,just west of Marigold, in front of pleasant Valley High School. From Marigold to Manzanita, East Avenue is two lanes. East Avenue intersects with seven north-south trending streets in the planning area: North, Ceres, Floral, Mariposa, Ceanothus, Marigold and Cactus. All of the north-south streets are two lanes and serve residential subdivisions. Qnly one intersection,~East acrd North, has a traffic signal. East Avenue has been a dominant feature of the planning area for years. When traffic volumes were low, it was a narrow, two-lane road. As Chico 22 l` 1 ~ - r Q T } 4 ~ _ ~ /~ ~~ ~~ ~' I' ~' i ~ N ~ e y~ Y c ~ 6 P 3 r a a y s~T ~ s s i r r W O ~ O. L v r r _ ~ r ~1 I ~ ~ ~ " - f y {~ ~ ~0 0 ~ ~ U pC _ I `~ ~ ~ ~ I ~ ~ ~ r - -. .1 _ ~~ -_ ' ~ f ~~ ~~ ~' ~ x ~E ~ { 1 wn E, j~ ~ ~ ' ~ ~._ .__ ~ T {j 1r HA11 ~ ,_,~` Y- i I ~~ ~ -~Y..- r, ~. i ,. ~ ~W `~ ~ - _ 'p _ ;. 1 I ;~ ~ .... ~ 1~L.L.lli'~ ' ,u' I~I .~ .,~ - I , ~. ; ~ U ~~ ~ k .dU~ rR} I.j ~ ~~~ ~ i ~~! ,~ Fsl ~ ~~ = a ~~ I ~:~ ~~ } {, ~ .j{~ 23 ~+ a •rl _ o ~;~ ~ } rr.- _ - ~ . ~ . r•~ ~ ';~ . X ~~ W ~ ~ ~ sr t . .. ~ • tf ~ • " ~ ~i _ ~w1 '` _ _ _ f~i ~ -+- rI 1•rt ~~ w n (~ r ;_ ~~ca W= Ups U grew, the road was extended, widened and restriped. East Avenue is now classified as a minor arterial in the Butte County Circulation Element. Figure 9 is an excerpt from the County Circulation Element, 1984. All roads in the planning area have been classified according to their function and expected traffic volumes. As the community grows, Mariposa and Marigold wili become arterials and Floral will be a mayor collector. All of these roads ~Nill be extended north into Foothill Park and Rancho Arroyo. Traffic volumes an all planning area streets will increase significantly in the future. Mayor improvements to the circulation system will be required to support projected traffic flows. The change in roadway widths and traffic volumes will have a dramatic effect on the neighborhood's character and its suitability for single-family residential uses. Existing rights-nf-way and pavement widths are shown on Figure 5. The most recent traffic volumes are shown below. East Avenue west~ of Gohasset 10,670 ADT C1) East Avenue east of Gohasset 12,360 ADT (1) East Avenue east of North 10,370 ADT C1) East Avenue east of Ceres 12,040 ADT C1) East Avenue east of Floral 8,7$0 ADT C1) East Avenue east of Floral 9,700 ADT C2) East Avenue east of Mariposa 5,900 ADT C1) East Avenue east of Mariposa 7,94© ADT C2) East Avenue east of Ceanothus 5,810 ADT E1) East Avenue east of Marigold 4,670 ADT C1) East Avenue east of Cactus 5,690 ADT (2) East Avenue east of Manzanita 5,900 ADT C2) (1) City of Chico, 1988 C2) Butte County Public Warks Department, 1987 East Avenue has historically been a single-family residential street east of North Avenue. Houses were constructed to face East Avenue, and each has a driveway onto East Avenue. Numerous encroachments have hampered traffic flow, causing congrestion and traffic hazards to the motoring public and pedestrians. The average building setback in the planning area is 50 feet from centerline, ar 15-20 feet from the sidewalk. Old Issues In 1982, the Chico Urban Area Transportation Study CCATS) plan was submitted to County and City officials. This was a modeling program undertaken to forecast future traffic volumes and infrastructure improvements. The study indicates that mayor improvements will be needed on East Avenue, Floral, Mariposa and Geanothus. Seven traffic signals will be required along East Avenue. i3y the year 2000, East Avenue is projected to be widened to six lanes to Mariposa, four lanes to 24 ~ ~~_ _ R~ J~l~l l w z w a It~l w __ ~0 8' o voo~ ~~~ ~ y- . t~ i S _ ~',/ `' ~ ~ Figure 9 E A ~a~ ARINCIQflL ~R:ERL'.l II[Iltlll MSSiDfl G$TERIAL ~~ ~....• PROPCSEa ].I[NCR dRTEaI~L COLLECTOR ~~~ ~ " . z.o Z 5 ~.... ~0~~5~o COLLE~~~, Manzanita. Floral, Mariposa and Marigold are expected to be widened to four lanes.narth of East Avenue. Figures 10 and 11 show future and pra~ected traffic volumes. Figures 12 and 13 are excerpted from the CATS study and depict roadway widths and infrastructure improvements needed at buildout after the year 2000. Additional right-of-way will need to be secured in order to widen the roads. i:n general, existing lot sizes and develnpment patterns slang the north-south streets will not impede right-of-way acquisition. Small-lot residential development, particularly between North and Mariposa, constitutes a mayor constraint to right-of-way acquisition. if the CATS plan is implemented, particularly with regard to East Avenue from North to Mariposa, snme residences will need to be removed. The Butte County Planning Commission considered widening East Avenue to six lanes from North to Mariposa and determined that it is not financially feasible. Four through lanes with a continuous left-turn lane was considered a workable solution. New issues The East Avenue planning area is part of a large unincorporated island surrounded by the City of Ghico. Gity development plans and approvals have had a great impact on traffic volumes through the planning area. For example, Rancho Arroyo is a mayor development proposed north of the planning area, According to the Rancho Arroyo Specific Plan, 42,987 ApT will be generated. As many as 10,823 trips (33~) are expected to funnel through the planning area. Rancho Arroyo has been defeated by referendum, so its future is uncertain, A second project under consideration by the Gity is a shopping center between Mariposa and Ceanothus, within the planning area. The shopping center wou]d include 116,225 square feet of retail sales space and 591 parking spaces on approximately 10.65 acres. Vehicte trips generated by the shopping center will range from 7,752 to 14,234 daily, according to a traffic study prepared by Cook and Associates far the Gregoire shopping center proposal. These two projects alone will contribute up to 25,057 vehicle trips per day through the planning area. Most of these trips will utilise at least a portion of East Avenue. The Butte County Association of Governments CBCAG) has contracted for the preparation of a new computerized traffic model of Chico. The model should be superior to the CATS plan because of its flexibility. The model can be revised to reflect changing development patterns and infrastructure. ©ifferent scenarios can be run to determine how project traffic is distributed and which intersections and roads will be impacted. It is anticipated that the BCAG model will replace the CATS 26 z1 ~~ ~ ~ n: ~~~ . ~o,~cao_ ~ ~ 1 `~ ,, a r ~, ~; o ~ ~ / ~°^ / ~~ ~~ ~ ~ ~. ~' ~ ° / qOQ Eaton '1000 .~'q~ `~' ~~ ,~ °a ,~„ ~ ~ `N Ito ~ 1 ~ ~p Z ~ n ~' g~ 8~ $~ g~.~g~Y a~ N ~ 0 O ~ 3oa a4 4 ~ 2z aao 1a.~ '73~ '~ soao ~ . is top 0 _~~q1 3~~~ ~ os ~$ ~ ~ h * .~ y ~ $ ~ 1~ t ,h00 ~o N~ G ~aD _1 ~% 9 e 3~~ ~ ~O D o,s ~'~ ' g .94' ~ ~ ~ 1 ~ e 00 ; yea a o s pp ~o ,~ °r~' q 9 ~D ~a 9 ~~ ~ 1 ty 4p 'p 1 ~ ~\ 1 O ! ~ O aa ` ~. ~i a P ~ ~ ` 1_8'800 ~~ 9~QO `~ /~ ~p ~ O ~~ 1 p ~pO • ~i ° 3D 700 ,400 ?o,~0 4 i ~o $1tYvra l(d a ~ 5r D' _ ~ d ~ ~a ` o Figure 10 "_ AII~ ~~~.1 . G P 5 ~. ~ n r 4'i = I +M ~ ~~ 2 7 ~ ` ~~ -~~\ 1 ~` ~ fig ~ ~ ~ ~~ ~ f ~ ~~ 1 J~ ~ ~ ~ ~ ~ f ~ 1 i ~- - f ~, f ~ `' ! ~ ~ _ ~ ` fi F~.gure 1I E t ~ ~ - `~ ~ • ~~ ~ ~ ~ 4 ~ 1 I 1 ~ . t ~r ~ ~ N 1 f ~ f 1 ! ! `I 4 f nT 28 ,- 213 Lanes 415 Lanes ® 8/7 Lanes . /®~ 819 Lanes V New Freeway ~terchanga Existing Freeway lniercharsge Figure 12 Figure 13 '~ = ~ ~1l L~ 3 ~ Entersection improvements ~++Widen to 4 Lungs ®Widan to 6 Lanes --New Arterials (Vorying Widlhs plan. Buiidout projections generated by the BCAG model will be included in the plan when available. Butte County ,,,Ro,ad, P 1 ans The Butte County F'ubiic Works Director has determined that area roads will need to be improved to support existing and proposed development. Proposed road standards are shown on Figures 5 and 6. East Avenue is recommended to be five lanes from North to Mariposa and four lanes from Mariposa to Manzanita. North, Ceres, Ceanothus and Cactus will be standard two-lane roads in 6Q-foot rights-of--way. Four-lane roads in 84-foot rights-of-way have been planned for Floral, Mariposa and Marigold. Traffic signals will be necessary at each intersection on East from North Avenue to Cactus. implementation of the proposed road standards will require the acquisition of right-of-way. The largest right-of-way increase is 30 feet on East from Mariposa. other road rights-of-way will increase by 4 to 10 feet. Although the road standards apply to all roads in the planning area, roads south of East Avenue are not expected to be improved. Existing development is stable and would constrain road widening. Chico 's Road Plans The City of Chico anticipates the following road improvements in the planning area. East Avenue: Five lanes, 64' of pavement- in approximately 84-88' of right-of-way Floral, Mariposa: Marigold: North, Ceres, Ceanothus, Cactus: Four lanes in 10Q' of right-of-way Four lanes in 84' of right-of-way Conventional two-lane road in 60' right-of-way The city is now conducting an arterial study to determine future rights-of-way and pavement widths. The results of the study may modify future road improvements in the planning area. East-west collector roads north of East Avenue are recommended by the Gity Planning Director. The Public Wori<s Department, however, has no plans to secure the necessary rights-of-way or construct the facilities. A unified position on east-west collectors has not been reached by various city departments, 31 The City and County road plans conform on North, Ceres, Ceanothus, Marigold and Cactus. The plans conflict on East, F]©ra1 and Mariposa. As a County-prepared and sponsored Specific Plan, County standards are recommended. The ultimate decision on road standards is a policy consideration, to be decided by the Board of Supervisors. Circulation/Land Use__Policies A great number of the land use policies and development standards outlined under 5ectian II.D., Implementation, were designed to protect the carrying capacity of East Avenue. A second objective of the land use policies is to protect residents from high noise leve]s generated by traffic and nonresidential development. These policies are listed below. ~ Na now encroachments onto East Avenue will be permitted as a result of land division activities. ~ Pre-existing legally created lots of less than two acres may have one encroachment onto East Avenue. ~ Pre-existing legally created lots of two acres yr larger may have two encroachments onto East Avenue, provided the encroachments are separated by 300 feet. ~ Parking areas serving R-P uses shall be located to the sides or rear of buildings. * Landscape strips between parking areas serving commercial uses and public rights-of-way shall be bermed 3-5 feet high to scree the parking lot from adjoining public roads. ~ Parking areas shall be designed so that cars enter East Avenue head first. ~ A minimum 92-foot paved access road shall be constructed from the public road to an R-P parking area. * A minimum 24-foot paved access raced shall be constructed from the public road to a commercial parking area. ~ A solid, 6.5-foot sight-obscuring fence shall be constructed between any office or commercial use and res'sdentially zoned property CR-1, R-2, S-R, etc.). ~ Fence construction between professional or commercial properties and residentially zoned properties is the responsibility of the land owner of the R-P zoned property. ~ New residential units shall be oriented toward new interior streets. 32 ~ No new residential units shall be oriented toward or directly access East, Floral, Mariposa or Marigold. * New residential lots shall be fenced along the side and rear property lines. Public Transportation The Chico Area Transit System provides bus service throughout the East Avenue corridor. Most properties are within two blocks of a bus stop on Route 5. It serves Pleasant Valley High School, the County Library, Fifth and Mangrove Plaza, Enloe Hospital, California State University Chico, and the Municipal Center. A subsidized taxi service is available throughout the planning area far the elderly and handicapped. C. Infrastructure 1. Drainage: A complete drainage plan has been prepared by Brown and Caldwell C1987). It includes a survey of existing structures and facilities, and improvements to accommodate buildout of the Genera] Plan in the urban area. Figures 14 and 15 show the location of facilities and drainage district boundaries. The Nitrate Actiari Plan, a statement of strategy and policy for dealing with groundwater contamination in Chico and adopted by the Gity of Chico and County of Butte, will require adequate storm drainage on all properties. Overall, drainage facilities in the area are inadequate. Substantial improvement and modification are necessary to support any additional development. Developments will be required to install a pro rata share of community-wide improvements described in the Brawn and Caldwell plan and on-site facilities as determined by engineering analysis. A small portion of the study area falls within Pleasant Valley Drainage District, CSA 23. The district controls approximately 2700 feet of underground pipe in East Avenue and an extensive system of open channels to the north. A flap gate located immediately east of Ceres Avenue closes during peak storm events, flooding adjacent properties. Additional hookups to the ]ine in East Avenue without concurrent improvements will exacerbate flood hazards. The City of Chico maintains 2200 feet of pipe east of Mariposa to serve the schools and other incorporated parcels. County properties are not allowed to tie into City lines without special consideration, or annexation. The remainder of the properties are generally without drainage improvements. 3S \~ Z o. e Y o o - • i s M Y y Z A C x u ~ l , `~ ` ~ YF . / OW= J ~ M O y ` ~ J~a ~ ~ C Q P :~.~~ • N x J • a ~ • N w ~. ~ ~ J ~• J ~ ;~ V ~' • ~ o .~._ ~ /~ ~ , ~ _ " ~ N LL • . / ` ~ r Y s ~ r Y ~ ~ :_ ~ _ W ~' ~ N • r °° a ~ .~. . ~ w a '` ~ ~ i ~ ~ Z ^ W r N m ~ ~~ a ,~ . . ~ ~ _ . ~ ~, o a a w ~ o m • - , z { r ~' ~ z ~ 'J r~ O a r ~ ~ ~ N L3 ~ ~ ~ ~A W ~ W Z I ^ W ~ J I Z d. ~ ~ w N ~ O U .J ._._. _ y nir ~ Y x yati r e=~ I to cv . , = :~~~ ~ ~ i . , q ~' ~ E ,~ ~~ Z .~ ~~~ s. ~~ Yc ~+ O 11 Y t..• ~~ `f,. h 1 ..'r. ~. `~ _ s ~ s} it-` ~ ~ ~ '"` "I i o k'~'"R~, <•.~ :. ~~.'. ,L .~y:: 4 ~ r.,, n n' ~~~a A '' ~ a r ~. o .i = J ~ ],.y~~f v0 y O W~ 7~ j .,. a r ;~ 3 ~ U .~ 5 i ;~ ~ ;. ~Y i ry J ~~(. ~/~ ~ J .}~.~~lC ~. ~ YI i 1.' '^ t N _ 1 M ~:' 1 ~. M.,. r n k ~v~' 6 R r_~ ~. ~W W J / ~ "~=~ w a o .r . e' w~ .; r~ ~} Q Z ~ `'''--~ ~ ~ t37 W ~ .ta ~` Y Q 2 W p W J O a ~ ~.. ~' W ,. ~ W ?.. ~'~~ W ~ O _. J ~ `~;~ a a ~ ~ V V . ,., ,;~ i`~ ~.s.,.;,_~~ t 4 s ZS Area-wide drainage improvements will be required to support additional development. Options for accomplishing this include annexation to CSA 23 or establishment of a new district. Other solutions compatible with the Nitrate Action Plan may be allowed an a temporary basis. 2_ Waste Disaosal: Sewer services are provided by the City of Chico. Extension of Service is only available upon annexation, or execution of a sewer service agreement. The Nitrate Action Plan requires all new urban developments be sewered. An area-wide master plan for line layout, pipe size and construction of facilities has been prepared by Brown and Caldwell. A new trunk line is proposed along East Avenue from Cactus to North, thence north to Lupin tree Figure i6). Pipe sizes are shown on Figure 77. Costs of installation vary with pipe size, instal]ation depth and frontage, Unit costs are shown on Figure ~S. The status of the Brown and Caldwell plan is uncertain. It may not be implemented. Without community sewer, development is limited to approximately 3 dwelling units per acre for residential use. Where State Water duality Control permits are required, sewage generation may be limited to 350 gallonsfacre/day. With sewer service, maximum density is 6 dwelling units per acre. Permitted densities for all other uses are determined on a case-by-ease basis by the County Environmental Health Department. High water users, such as food service establishments, may not be allowed on septic systems. Garbage collection is provided throughout the planning area by private haulers. 3_ Water: Domestic water in the study area is provided by California Water Service or individual wells. Community water is extended wherever it is requested and feasible to do so, independent of City/County boundaries. New lines will be needed north of East Avenue to serve future development. Groundwater within the study area has been tested by the Regional Water ©uality Control District and the Butte County Environmental Health Department and found to be contaminated with nitrates. Nitrate levels of 45-60 mg/L have been found in shallow wells. This level exceeds the 45 mgiL drinking water standard. Nitrates are considered a health hazard to infants and high-rlsk populations. In order to limit exposure of the population to contaminated water, all residential developments should be hooked up to community water. Figures 19 and 20 show California Water Service facilities and nitrate contamination. 4. Curbs utters and sidewalks have been installed along most of East Avenue. The north side of Ceanothus to Marigold and Marigold to 36 ie~= b o , n O 0 a ~- 4 ~ 0 ^~ 0 °~71°0 f 7 W Z ya.~u '~ J W N ,~ as ~ ~ x= x ~~ J • i M W 1 ~~ t ~, w i~ 1 0 N ~ m ~ ~~ w ~~ M ~_ ~_ •~.:~ ~ .. J r °o w R7~ ~ r A W ~ N O ~ ~1 ~ • 7 = J K i O _ _ = 7 M O ~ w ~ ']''] 7 o a a U ~_ V W ~ W ~"'~ W r~ J J '~ ~ z w 0 O W ~ a ~ Q = V U cn ~.. o 0 a = z a ~ ~ w ~ '- ~ ~, ~, m ~ ~- Z W Z ~ Z ~ w J ~ ~ ~ ~ ~ ~' a 3 ~ ~ W u1 W Z Cost Breakdo~un for Recamierxled Chico Improvements Average Diameter, depth, Length, Cost, Location Suharea: pipe reach inches feet feet dollars Subarea i---Inside Existi Sewer Service Boundary Eaton Foal SAi:61-92 15 20 2,450 230,000 ' Eaton Road, creek crossing SA1:61-92 15 - 200 59,UU1 Cohasset Road SA1:92--53 i2 18 2,3U0 1t32,0Ut Cohasset Road, creek crossing SA1;92-53 12 -- 400 112,UUt Cohasset Rxd to Airport SA1:53-54 12 16 1,900 133,UU~ Cohassek Road to Airport, creek crossing SAi:53-54 12 - 200 54,OOC 'lt~n Polk Avenue SA1:96-94 18 i0 650 ti4,UU~ East Avenue SA1: 8-94 21 10 2,750 333,000 East Avenue SA1:94-95 15 10 1,200 iU4, W0 East Avenue SA1:95-77 15 10 1,900 -36S.OUt East Avenue SA1:48-49 12 16 1,850 146,UUf Floral Avenue SA1:49-7b 8 12 ~ 1,450 d7.UUt East Avenue SA1:49-50 i0 i8 2,700 211,UUt East Avenue SAi:50-89 8 18 1,350 93,00 East Avenue SA1:89-51 B 20 1,700 126,UU[ Niarigald Avenue SA1:89-90 8 15 850 56,00( Chico River tdoacl []SA: i-3 24 8 7,600 555,UU~ Subarea 1-Inside E;cisting Sewer Service B~dary, Subtotal 2,710,OOt Figure 1.7 E s Unit Costs Used for Chico Sewer Improvementsa Pipe diameter, inches 8 8 8 10 i0 12 12 12 15 1S 15 15 15 18 18 18 18 21 21 21 24 24 24 24 30 30 33 33 Average depth of pipe , feet 6 10 is 10 16 8 17 8 6 8 10 18 6 8 10 6 8 6 10 6 8 i2 8 12 8 8 8 8 Pipe materiai VCP VCP v~P VCP VCP VCP UCP PVC VCP UCP VCP VCP PVC VCP VIP PVC RCP UCP VCP RCP VCP VCP RCP RCP UCP RCP UCP RCP Zb tal unit cost for undevelepc'd areas, cloilars/L.F.~ 18 41 56 44 58 33 66 21 43 58 80 33 52 68 33 Zbtal unit cost for developr-.c3 areas, dollars/L.F.° 61 86 92 ii7 54 78 1i1 76 131 85 35 68 82 68 84 55 95 41 57 72 87 iii 45 81 100 57 62 92 123 68 133 i 63 87 116 158 lib 183 128 aCosts are estimated bid prices based on IIVR=4600 (Sept~nber 1985, average of San Francisco and 20 Cities Average). bL.F.-Lineal foot, Figure 18 E 39 Z • Q s o Y m - ~ o r Z W L ~ ~ O ~ Y ~ D Q . x ~ ' ~ ~ ~ r •'~ ~ • ~ ..x 0 O J ~7W3 3 J W H n = ~ °° a i }J a U N ~ Y = r ~ ~ r = J ~ • ~ ~/ ~ Z 1~I ~~ a. ~ ,~ r `~ ~ ~ ~ zi ~ ~ . ~. t-~ ~ b ~ ^ N~ ~ ~ Z ~ C~ ~ W ~ ~ o-~ 1 1 ~ ~ Q i p ~~ ~ ~ _ ~! {!~ °° a ~ ~ w Z~ ~ o ~ tr! a ~ ~ 1 ~ ~ ~ 1 ~ ~ 1 ~ ` ~ 0 n 1 ~ r ' ~ ~ ~ 0 1 ! f o ^ ~ ~ w K~r ~ WRN F ^ ^ ~ O Y ~ ;^ V/ ` Y / J . 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SY`K'.k~t v '+~ 1ti;{ :.; {::. .,.} .{,.,~~..:~•::::•}y}:• ?~•. •. yr f.}~+ ~ J „ ~r Kay-, @ s • r f::::.:.;: •?. r ; f~..r ~+ t .., a .it rk rv~ :. ~rr{.}r,.•}•.yi r'•: r. . t ti L - ,. . ~7 t r. • '• it .: °+; ;•'i4' ., ? {•}~' W S-~f-s. k.ry ~> ~~ N ]sr Eiiii i i y.: • y;• {•• + ys1 sn ;.s+~ v~~-Y"` .y.~,'z' -~'t..~. ssliri S: ~1nu }• .y .. . ~f :F:i...sl.... r.: i_r : i t..' .,l•:...::3~~``:~ei~`,.. -'~.,.::~i:iEi#iii~t==r {•r{'rf .~' f ,•{y, W r i t~, 7~'::'1:., ff n:•, ' i . ~.•.. . s . -HY. t t•.,e7t r= :~!~,.'_J 5r°SjE~lii3:•~~E~~~(i:.• V'• f ; h~ ••4 rr r r;C"~ ~ti~.: Z ' ~~^.'• ...' f•N ~' ~ .3: j?L. i ~ si:ii iriir i• ~s :. .{~ ii.F^i•E° :e::.•.... .. ~~••• ~ .r. ::•r.,:. ~ . r:. ••. .ir=:: ' i$i:ii:~ii{ •. ~ J j x;'~r{ r.~Fti''k.~,, '~~.• =+f ~.~- ~ - V ~I ~, SV . i~S.i::liiE~ :rrii63~ }•}Y ' } v:;,4^~ s ~ ai. ]: E.f:p .....:i:. .:.. r..r nrf ~Ati~ r ,.{f~Y•r:2 ~ ~~~1"•: .., Manzanita are lacking these facilities. Locations of curb, gutter and sidewalk are spotty on the north-south streets. Full improvements will be installed as properties develop to their zoned density. D. S hexes of Influence The project area is affected by the following Spheres of influences City of Chico California Water Service Company CSA 23 (Pleasant Valley Drainage District? CSA 24 (Mud Creek Flood Control District) C5A 40 (Street Lighting) Butte County Mosquito Abatement District Ch'sco Area Recreation and Park District Pine Creek Cemetery District Figure 21 depicts CSA 40 (street lighting), a sphere that does oat encompass the entire planning area. E_ Noise There are two principal noise sources in the planning area, vehicle traffic and airport operations. Roadway noise contours are conceptual, based on the Butte County General Plan Noise Element. One field measurement, taken by a local consultant for a different project, has been included. Noise estimates for roads with traffic volumes ranging from 5,000 to 20,000 vehicles daily are shown below. 40-55mphs 70dB within 100 feet of the roadway 65dB within 100-200 feet of the roadway 60dB or less beyond 200 feet from the roadway 35mphs 65dB within 100 feet of the roadway 60dB ar less beyond 200 feet from the roadway. ^The Noise Element evaluation primarily addresses a maximum acceptable community noise level of LDN -- 60dB to provide a suitable noise environment inside buildings. Since outdoor living is a major activity in Butte County, this standard may not be low enough to permit unhindered speech sommunicatian outdoors. Speech communication is severely hindered when background noise levels rise to 50-55 dB.^ iButte County Noise Element) See Figure 22 for conceptual noise levels. Ambient noise levels along the East Avenue corridor do not comply with the Noise Element standard of 60dB. The Planning Gammission encourages the installation of a sound absorption wall to reduce ambient noise levels to within County guidelines. 42 a ~r~ o =" o-'uo ...}a r7w= ~pJu ytWN r u 'e ~ e r o s = i N N ~ z ~ u a i il~~ a Y Jrh W a p = J f ~ i J . N a die x < ~ y 1 NN ~ ~ I ~_ a a r v a S o 0 Z a J a V U W a W Z ~n a w s J W H N 0 a •'~~ r'1 N .~ w a • Z • • 1 ~ ° o .e . ~ i ~ ~ e _ i i W i 1 x s u 1 a Y ~ 1 1 1 i 1 1 1 i i i rwrrrrrwrrwr~ ~rrrrw_rr.rr ~ n I _wrwrrr_ J J ~ O M w_rrrrrwrrr _ " a •an r ~ 1 I ~ 1 ~ J .Wi u N o r ~ ' ~, ~ V l rrrrrasrrurwrr.rrrrwrrwrw : wrw_rwwr~, ! r-r ~ , ~ d ~ r-rrrrrrrrwwrrrrrrwr ; 1J ~ ~ ~ , iy j ~ 1 r \, U W i ~ _ i i -- J i „ ~ i 1 e ~ ~_ Id s (~ U o a z cn J ~ ~, r_w_rrrrrrrrwrrr w1~•, ,,~~rrw r rrr , ~ ~ w ~ 1 I ~ ` + 1 1 1 ^ ~ i L.L '~rrrrrrrrwwww_ __ 1 w w, i 1 rrr.~. rirrr 1 I* wr W /~/\\ 4J i ~ ~ ~ O ~ ; ~ r wrwrwwrrrwrrwrw rrwrr 1 ~r_+r.wrrrrrr rrr wr ~ `I ~ I t , ~ rw _r .rrrrrwrrr r ,~ rrrww_---- `rrrrr rwrrr_rrwr rir_ _ ~ i ~' i a ` ~ wwwrwr_r wrrrwrr rr~ Twrrrww rwrrwrrrwrrrrrrw ~ + 1 ~ 1 r ' _rwrrrrrrrrrwrwrrr , w rwrww r _wr i ~ I ~e...l i...~ Z R3 ~ ~ Z i s ~ O ~ ~ i ~ In d. C'? Z 1 ; ~ Q O i ~ ~ ~ ~ W 1 ~ ~ i ~ i ~ 1 1 i F 11 ~' n J 4 L ~ 1 C H W 1 1 1 O=Y y ~ = 1 ^ i r , T J + 1(~ Y// = O 2 = ~ T ; h O ~ S ~ ~~ Noise levels will increase on Floral, Mariposa and Marigold as they are extended into Foothill Park/Rancho Arroyo. The following standards are designed to protect residents from high ambient noise levels: 1. A b5-foot residential Setback from the centerline of East, North, Ceres, Floral, Mariposa, Ceanothus, Marigold and Cactus; a 50-foot setback from other roads. 2. Orientation of new residential lots and units toward neighboring streets and away from arterials and collectors. 3. Construction of fences Cin new residential projects) along side and rear yards. 4. Designation of frontage properties along East Avenue for professional use. Information on airport noise is taken from the Chico Airport Environs Plan. A portion of the study area falls within the airport 1990 55 CNEL line. No mitigation of airport noise is necessary. However, to protect the airport from potential noise complaints, future mobile home parks shall be required to achieve an indoor CNEL of 45. F_ Population and Hous_ins_Characteristics Census Tract 1 encompasses all of the study area. Tract 1 is split into three areas: incorporated, Chico North, and unincorporated. These three designations are mutually exclusive_ Chico North is unincorporated property that meets the definition of a place Epopulation of 2500 or more) in the U.S. Census. The study area is almost entirely in Chico North. Table 1 lists some of the basic population and housing data for Tract 7. The entire County is shown far comparison purposes. Figure 23 shows the area's census tract boundaries. The 3402 persons residing within Chico North enjoy an average income 50~ higher than the County mean. Half of the residents have resided in their homes since 1975, Home values are higher than the County average, and the homes are 75~ owner occupied. It can be inferred from these statistics that the housing market is very stable in the neighborhood, and that housing prices are strong. G_ Open Space and Conservation There are no significant environmental resources or unique geologic features located in the panning area. Open space is provided in an urban context for recreational purposes. Within the immediate vicinity, there are five schools which provide active recreational opportunities for area children. Chico Area Recreation and Park District operates the Pleasant Valley Recreation Center and pool at 2320 North Avenue L1300 feet south of its intersection with East. Immediately east of the 45 Table 1 Total incarp. Chico SMSA* Tract 1 gutte Chico North ~ Population 143,850 5,371 297 1,672 3,4fl2 Median Age 31.2 37.8 61.1 29.3 31.4 Households 139,964 5,365 297 1,672 3,396 Families 38,7fl7 1,506 106 442 958 Persons per Household 2.46 2.74 1.93 2.75 2.84 High Schoal Graduates 71.6 85.8 82.3 81.9 88.3 Four ar Mare Years College 14,742 915 41 256 618 Resided in House Since 1975 54,264 2,583 37 679 1,787 Owner-Occupied 36,899 1,382 132 431 819 Median Income X16,112 X23,014 -- X22,072 X25,288 Renter-Occupied 20,116 585 6 216 363 Median Income ~ 8,81fl X11,517 -- ~ 7,250 X12,904 Below Poverty 75.0 6.8 2.9 11,8 4.6 Median Income X13,012 X18,893 X19,286 X16,$75 X19,583 Median Value of Structures X57,300 ~71,50q ~90,60q X67,300 $73,500 Year Built: ` 1970-1980 22,061 584 125 799 26q Prior to 197q 38,699 1,468 31 428 1,009 Onits in Structure: 1 40,fl84 1,532 37 485 1,010 2 1,789 33 -- 13 20 Other 1Q,644 358 W- 129 229 Mobile Home 8,238 129 1T9 -_ 10 Standard Metropolitan Statisti cal Area -- = no information available. 46 ... _ , ~ - ae ~ - - y_t.T i...... 1 _ ~ _~. -. r I ~..-._~. -'~___-t.~--......- J ~~ 4-'~~-- 1 i,~ v L{ II ! f ~ I - = a ~ Q% a a f ~ ~ ~~ 1 ~.:.d4a: a. 'i. ~ r ,~,.--~•-~_1 ~ ~-.w_ ...,.~..~ ~ _ '_..- x , f4 ( ter, . ~,~~~ Q. ~, ~ -~ ~ IVVi~tIJ I - Y~ t~ •.~ 40~ tir-_:i .:. •Ui GL .~ Mad ilrpnwgf .cep - :s= ,•~ ~ i ~ .} }R. *' .,`.,rer ~ 3Z w ,~ ~5 k'?~ ~ oel Sri. ~ ~.^yi .i ~-i.,~~' ~r_ ~_'.' ,-7~~, ~~'~'"`~.`''''" .. l: r~ '~,,, r. i :Ij uropr ~'~.nT 1 - ;~~ • ;~ i ;:. - .::. ~Cr•.; tic r--' a _ ~.:.;;~ . ~. ~ ,~ F ~./, ~. ~-~ ~. ` , ti.r R.. riF i;! ~.,~ ~. {~ 4M i S 37 - ','t ~ [+ff ',y' ' 40a, w~~~r C ~ ~~ =F' ... =i 1l r r V y ~ ~~ ~~ i ~ ~ ~'.~. ~ ~ ...~.. 1- II ...~. .I ~ ; y .. 'O it •,}F, i 'r +. ~ •~ ~.`•. ~. ..7y ,! ~ ,1 ~ ~ 1 503 ~ - r- ! ,r~'~~ ` - ~~ ~ _ Da'fTCiV ~.. rwn}~"~~- ! . _: c 1 r ~ ~ 4 ~ ~ ~ }c~ 1 ~ct~an iMeal 116 ~. 2i;?~ -. 27 n ' i I -~~ a L .. ! ro ~ a. .^'4 L~our~m~.•w~=~ 1 '~ ..-' '.v Hurd tlaiC ~~rr ~.. ~!}~y.~/~..~~ ti. ~, _ ~ -' ' 1 7P:F, I1 r lfVfl l7/VZi 1 ', 3 -~; •.f':-~~ r 1 ,~ ,~ ss ~. a SST \ - .~ ~~ ....' i - ~ mod,. cre~1 ~ ~ ~!^' ~ _ ~ -~ - / r~ 1 s - t - ~ !. i -~ e ~' ~ .~~ ~~I a ~`y ~ ~ ~~ - - ~. n+ef !r ~r a-~n. a ~ ~ O V i i - p 1 `..L•J~ 4 t7 ~ ~' ~.~ ' t ~ L ~ +. xe°'~" ~ ~ 1! j 1 x ~ F r' i.. n r .+ y :} d _ s .~ t, _:: $r~ - ° `~ O "T 7' a -~` ~ , Figure 23 E~~~ SP~~4 planning area is the entrance to Upper Bidwell Park, within the City of Chico. Bidwell is a regional park offering swimming, hiking, picnicking, archery, golf, ballfields, etc. Recreational needs are met in the planning area, Development may be subject to park and recreation dedication or payment of in lieu fees, if implementing ordinances are adopted by the Board of Supervisors. Landscaping will provide visual relief to what could otherwise be large expanses of concrete. Landscaping also reduces heat absorption and reradiation to adjoining paved areas or buildings. 1n this way, landscaping reduces summer energy demands. 48 iV. APPLICABILITY TO THE BUTTE COUNTY GENERAL PLAN A_ Land Use The Specific Plan will further implement the Chico Area Land Use Plan. B_ Circulation The Specific Plan accommodates area-wide circulation plans and transportation improvements. Two Circulation Element policies which are furthered by the Specific Plan are listed below: The County will ensure that arterial routes continue to serve as ma,~or traffic carriers and remain free of unnecessary future intersections, driveways, on-street parking, and traffic overloads C4.1 .3 ). New land divisions {developments) should be held responsible for their fair share of the off-site road improvements needed to handle traffic increases they cause {4.1.10). C_ Housing The Specific Plan implements one of the most important policies of the Flouring Element: designating properties for residential development where infrastructure is or can be made available. Professional offices will be permitted where high noise levels have compromised the property for single-family use, Residential uses in the R-P zone will have a 65-foot front yard setback to protect residents from noise. D_ No's se irofessional office uses will iae required to construct a solid, sight-obscuring fence along common property lines with residentially zoned property CR-7, etc.). E_ ©~en_Space and Conservation Generally not applicable. Landscaping will provide visual relief to an otherwise urban environment. 49 F_ Safet Seismic Safet and Scenic Hi hhea s The Safety Element indicates a risk of soil surface subsidence in the vicinity. The risk is considered law because aquifer recharge under Chico has exceeded water demand, The Specific Plan furthers the goals and policies of the Butte County General Plan and all of its elements. Excerpts from the Specific Flan law: 6545© After the legislative body has adopted a general plan, the planning agency may, or if so directed by the legislative body, shall, prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan. 65451 Ca) A specific p]an shall 'rnGlude a text and diagram nr diagrams specifying all of the following in detail: C1) The distribution, location, and extent of the uses of the land, including open space, within the area covered by the plan, (2) The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located in the area covered by the plan and needed to support the land uses described in the plan, {3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. {4) A program of implementation measures, public works projects, and financing measures necessary to carry out paragraphs {1 ), {2), and (3). Cb) The specific plan shall include a statement of the relationship of the specific plan to the general plan, 65452 The Specific plan may address any other subjects which in the ,judgment of the planning agency are necessary or desirable for implementation of the general plan, 65453 Specific pans shall be prepared, adopted, and amended in the same manner as generai'pians, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body, 65454 No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan, b5455 No local public works project may be approved, no tentative map or parcel map for which a tentative map was not required may be approved, and no zoning ordinance may be adopted or amended within an area covered by a specific plan unless it is consistent with the adapted specific plan. 5 C1 6545b (a) The legislative body, after adopting a specific plan, may impose a specific plan fee upon persons seei<incu governmental approvals which are required to be consistent with the specific plan. The fees shall be established so that, in the aggregate, they defray but as estimated da not exceed, the cost of preparation, adoption, and administration of the specific plan, including costs incurred pursuant to Division 13 Ccornmencing with Section 21000) of the Pubic Resources Code.. As nearly as can be estimated, the fee charged shall be a prorated amount 9n accordance with the applicant's relative benefit derived from the specific plan. 1t is the intent of the Legislature in providing far such fees to charge persons who benefit from specific plans far the casts of developing those specific plans which result in savings to them by reducing the cost of documenting environmental consequences and advocating changed land uses which may be authorized pursuant to the specific plan. Cb) iVotwithstanding Section 54992, a city or county may require a person who requests adoption or amendment of a specific plan to deposit with the planning agency an amount equal to the estimated cost of preparing the plan or amendment prior to its preparation by the planning agency. 51 V. REFERENCES R. Dixon Spear Assoc., inc. Chico Municipal Airport environs Plan, 1978. Brown and Caldwell. Final Re ort: Sanitar Sewer Master Plan Cit of Chico, 1985. Butte County. Nitrate Action Plan, 1984. Butte County. General Plan, 1979, as amended. Butte County Lacal Agency Formation Commission. S here of Influence Reports, 1985. -~-~- Butte County. The Code of Butte Cou t CA, as amended. JHiG and Associates. Chico Urban Area Trans ortation Stud , 1982. lJ,S, Department of Commerce, Bureau of the Census, Census Tracts Chico CA S.M.S.A,, 1980, California Water Service Company. Map of district facilities. 52 VT. PERSONS AND ORGANTZATIDNS CONSULTED Chico Unified School District - Stan Hensley Butte County Mosquito Abatement District - Dr. William Hazeltine City of Chico - Clif Sellers, Bili Derrick, Lynn McEnespy County of Butte: Bi11 Cheff, Director of Public Works; Ron McElroy Lynn Yanhart, i;nvironmental Health Director California Water Service Company - Gene Grant California Department of Forestry Butte County Sheriff's Department Chico Area Recreation and Park District California Department of Forestry Butte Gounty Sheriff's Department 5S APPENDIX A BUTTE COUNTY REIMBURSEMENT AGREEMENT THIS AGREEMENT, entered into this day of 19 , between the County of Butte, a subdivision of California Chtereinafter called "County") and {hereinafter called "Owner'') whose mailing addresses are: 1. respectively. IT IS MUTUALLY AGREED BETWEEN THE PARTIES AS FOLLQWS: That Owner has constructed, or caused to be constructed, a (hereinafter called ")'in ~~ shown on the plat attached hereto, marked Exhibit "A" and, by reference, made a part hereof. Said was constructed to as to provide Owner's property (delineated on Exhibit "A") with service. Howevedr, said passes by other parcels of property i.ander different ownerships-which can be served by said 2. That Owner hereby represents and states that the cost cif the was ~ Said cost is itemized in the supporting documents attached hereto, marked Exhibit "B" and, by reference, made a part hereof. .~. That the portion of the cost that can be attributed to the use and benefit of the parcelCs) of land other than that of Owner is the sum of ~ , which sum is the maximum amount which may be refunded to Owner as provided for below. '+. That in reliance upon the above representations, County agrees not to permit any other owner to make a connection to the described above unless said other owner pays to the Department of Public 54 Works of County their fair share of the construction cast. 5. That it is clearly understood that County is not indebted or obligated hereby in any manner whatsoever, except County agrees to remit to Owner the portion of the fees collected and received by County from owners of other properties connecting to said during the term of this Agreement as set Earth below, to the extent provided 9n the construction casts set forth in Exhibit "G", provided, however, that the fatal amount of said reimbursements shall not exceed the amount set forth in paragraph 3 above, and further provided that Owner shall have a current mailing address on file with the Department of Public Wvrks of County. All refunds to Owner shall be in accordance with the applicable provisions of reimbursement far oversized facilities as set forth in Exhibit "C". b. This Agreement, or the benefits thereof, may be assi-fined by Owner to a single assignee or entity in its entirety. No partial or divisible assignment or assignments hereof will be recognized or accepted by Caunty. Notices of such assignment shall be in writing and filed with the Department of Public Works of County and, in such event, the rights and obligations of the assignee shall be the same as imposed herein upon Owner. ~. The term of this Agreement shall be 15 years from , 19 , which is the date of completion and acceptance of the installation of the tSigned by Board, Applicant, County Counsel) Exhibit A: map of area Exhibit B: cost of improvement Exhibit C: construction costs per lineal foot 55 APPENDIX G FEE SCHEDDLE Rdoptian of the Specific Plan will promote land uses and standards for development responsive to neighborhood desires and infrastructure capabilities. Property owners will benefit from a consistent development environment and the increased development potential of many properties. As provided by Government Code Section 65456, the County will impose a Specific Plan fee to defray estimated costs of preparation, adoption and administration of the Specific Plan, including the environmental documents. The plan has cast an estimated X8,411.83. Per acre this cast is X61.06 08,411.83 divided by 137.76 acres). Acreage was determined by taking the study area fatal C185 acres) and subtracting therefrom school properties {47,24 acres). A fee shall be assessed at a rate of X61.06 per Gounty of Butte at the time of building permit be paid whether the parcel develops within the County of Butte. Minor permits for residential less shall be exempt from the fee. acre, payable to the application. Fees shall Gity of Ghico ar the uses valued at $2,000 or 56