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Home My WebLink AboutValley's Edge I. 30%#)&)# 0,!. /6%26)%7 A. 3¯¤¢¨¥¨¢ 0« 0´±¯®²¤Ȁ Under California law, a Specific Plan is a tool that articulates a vision for a particular area, and establishes a regulatory framework from which to guide future development in a purposeful and comprehensive manner. The (VESP) is being prepared for the purpose of implementing the City of Chico General Plan by establishing a framework for logical, sensitive and sensible growth in alignment with applicable General Plan goals, policies, and action items. B. 6%30 0« ¨¦ ConsiderationsȀ The first and foremost consideration by the applicant was to plan and prioritize open space above all other land uses; ´¨°´¤«¸ £¨¥¥¤±¤³ ¯¯±® ¢§ ³® ³± £¨³¨® « ´±¡ ¯« ¨¦ȁ Establishing an open space framework resulted in development envelopes and edges being defined by the sites unaltered natural character; bands of majestic oak woodland, meandering swales, ridgelines, and seasonal creek corridors traversing east-west through the development. Planning was further influenced by the primary and secondary access points directed by GP 2030, together with the applicants guiding principles, which include, but are not limited to, creating a permanent urban growth boundary, respecting historic features and cultural resources, and actively promoting biking, walking, outdoor recreation, and social interaction through the concept of a complete and livable community. Embracing these and other principles, the sheer size of the property provides a unique opportunity to achieve a core objective of both the applicant and the community, which is to reduce overuse of Bidwell Park. Substantial consideration was given to development boundaries and edges relative to surrounding land uses; respecting the privacy of Stilson Canyon residents, preserving the character of Butte Creek Canyon, preserving foreground viewshed and locating public facilities such a Community Park and elementary school near existing urbanization. Planning considerations included the projects lower foothill topography and challenging geological characteristics (i.e., which together with preservation of natural landscapes and avoidance of sensitive environmental habitat further informed the manner in which areas appropriate for development were located, shaped and organized. Planning considerations also included design and safety elements integrating #±¨¬¤ 0±¤µ¤³¨® 4§±®´¦§ %µ¨±®¬¤³ « $¤²¨¦ (CPTED) principles in consultation with the Chico Police Department. Other considerations included market and demographic trends and indicators, where land uses, Attachment B Applicant Project Description development standards, design guidelines and amenities will align with the dynamic needs, desires and financial capabilities of renters and homebuyers. Finally, and as a core consideration throughout the planning process, the applicant actively engaged local residents, conducting well over 200 site tours with local groups and individuals whose concerns, ideas and inspirations contributed to the vision and Edge Specific Plan. C. 0±®©¤¢³ 3¤³³¨¦Ȁ valleys, seasonal streams, tree lined arroyos, pioneer era rock walls, majestic oak woodlands, rock outcroppings and gradually sloping grasslands with expansive views to the Sacramento Valley, the Buttes and the Coastal Mountain range. Its setting southeast boundary affords both quick and convenient access to shopping and major areas of employment. The projects location, configuration and overall development capacity is in alignment with the Chico General Plan (including impacts considered by the General Plan EIR) and priorities, enabling the extension of services and infrastructure in a planned and purposeful manner. D. 0±®©¤¢³ #§ ± ¢³¤±Ȁ -generational mixed-use recreationally-oriented master planned community offering a broad range of housing types, densities, and lifestyle amenities framed by natural open space corridors and served by a vibrant Village Core representing the commercial services, employment, and social hub of the community. Family and age restricted Active Adult elements. Residential, commercial, and public land uses, including a community park site and elementary school site, are linked together through a network of walking and biking trails, promoting exercise and informal social interaction while providing a safe and pleasant alternative to vehicular travel. Predominant natural landscapes and features such oak woodlands, rock walls, and seasonal creeks form the backdrop within and around which development areas are planned. The policy guidelines and standards will ensure that potential impacts to these important natural and man-made elements are not only minimized, but respected and emulated in the built environment. E. #¨±¢´« ³¨® ǉ #®¤¢³¨µ¨³¸Ȁ Vehicular: As directed by the General Plan (Appendix C), the primary vehicular entrance to the project is located along the Skyway, a major arterial travelling between Chico and the ridge town of Paradise. community (CD-6.1), a round-about is proposed at the primary Skyway entry. th Also as directed by the General Plan, the secondary entry is located along the extension of E 20 Street at the present terminus of Doe Mill Road. Both the Skyway and 20th Street are served by full freeway inter-changes along Highway 99, roughly 1.5 miles west access involving a narrow private drive off Honey Run Road will serve the 70 acre Equestrian Ridge element (approximately 25 estate sized parcels). Page 2 Attachment B Applicant Project Description Internally, a main north-south secondary entrances, enabling extension of roadways and trip distribution eastward serving residential areas, and westward serving the Community Park, elementary school, multi-family housing, and the Village Core. The curvilinear alignment this main collector road reflects the emphasis given to preservation of oak trees and rock walls. Oak trees serve as the central focal point of the four (4) internal roundabouts. The VESP will include a range of road classifications and standards suited for varying site conditions, traffic volumes, and adjacent land uses. The internal distribution of roadways and the applicability of appropriate road standard(s) would be determined at the subdivision design level throughout multiple phases of development. 4± ¨« 3¸²³¤¬Ȁ lifestyle, from all-weather Class I paths carrying bicyclists, pedestrians, joggers, and baby strollers to nature trails serving mountain bikers, hikers, equestrians, bird watchers, and other outdoor adventurists. Within natural open space corridors alone, excluding sidewalks, roadways and paseo trails linking development areas to the backbone trail system, roughly 16 miles of trails are envisioned, roughly two thirds of which exist today as private recreation trails. Promoting multi-modal circulation, multiple Class I trails leading easterly from the Steve Harrison Memorial Bike Trail (i.e., Potter Road) will provide direct and convenient bike and pedestrian connectivity to the Community Park site, elementary school, and Village Core. Similarly, bike and pedestrian trails through open space corridors leading from residential areas east of the main collector provide connection to the Community Park, elementary school, and Village Core. Within residential areas, connectivity between residential villages and the backbone trail system will occur at cul-de-along roadways abutting open space, and between villages through access, the VESP will require Village developers to provide linkages at minimum distance intervals. F. , £ 5²¤ 3´¬¬ ±¸Ȁ The Overall Land Use Summary along with a preliminary breakdown between Family and Senior residential land uses is approximated below (4 ¡«¤ 2). Page 3 Attachment B Applicant Project Description 4 ¡«¤ Α 0±¤«¨¬¨ ±¸ , £ 5²¤ 3´¬¬ ±¸ Ȩ!¯¯±®·¨¬ ³¤ȩ % OF APPROX APPROX. LAND USE DESIGNATIONACRONYMACREAGE* TOTALDENSITY DU'S Residential Very Low Density VLDR23416%1.6370 Low Density LDR33023%4.11,360 Medium DensityMDR916%9.6880 Medium-High Density MHDR91%18.0160 Subtotal/Ave.66546%4.22,770 Mixed Use Commercial Village CoreV-CORE131% Village Commercial V-COMM453% Subtotal574% Special Purpose Public Quasi PublicV-PG433% Primary Open SpaceV-OS1463% Valley Open SpaceV-OS222516% Regional Open SpaceR-OS37126% Subtotal68647% * Exclusive of Main Collector ROW FAMILY HOUSING % OF APPROX APPROX. LAND USE DESIGNATIONACRONYMACREAGE* TOTALDENSITY DU'S FAMILY ELEMENT Residential Very Low Density VLDR19814%1.7330 Low Density LDR1359%3.9530 Medium DensityMDR534%6.7360 Medium-High Density MHDR91%17.7160 Subtotal/Ave.39627%3.51,380 SENIOR HOUSING % OF APPROX APPROX. LAND USE DESIGNATIONACRONYMACREAGE* TOTALDENSITY DU'S SENIOR ELEMENT Residential Very Low Density VLDR362%1.140 Low Density LDR19513%4.2830 Medium DensityMDR383%13.8520 Subtotal/Ave.26919%5.21,390 COMMERCIAL % OF APPROX. APPROX. LAND USE DESIGNATIONACRONYMACREAGE* TOTAL S F FAR COMMERCIAL MIXED USE Village CoreV-CORE131%72,00013% Village Commercial V-COMM453%378,00019% Subtotal/Ave.574%450,00018% Page 4 Attachment B Applicant Project Description M. 0 ±ª²Ǿ /¯¤ 3¯ ¢¤ǉ 0´¡«¨¢ 5²¤²Ȁ Roughly 700 acres representing about 48% of the total project area will be dedicated to parks, environmental preserves, and/or public uses. &¨¦´±¤ Β Ȩ0 ±ª²Ǿ /¯¤ 3¯ ¢¤ ǉ 0´¡«¨¢ 5²¤² !¤±¨ «) 2¤¦¨® « 0 ±ª: The concept of a perimeter 2¤¦¨® « 0ark arose from the applicants commitment to prioritize open space above all other land uses, further influenced by guiding principles, including viewshed and oak woodland preservation, respecting the privacy of Stilson Canyon residents, preserving the rural character of Butte Creek Canyon, creating a permanent buffer to urban expansion, promoting outdoor recreation, and in some measure relieving pressure off of Bidwell Park. Bike and pedestrian connections from the 2¤¦¨® « 0 ±ª would extend westerly along nature trails and or Class I pathways within linear park corridors to the Village Core and the Class I Steve Harrison Memorial Bike Trail. Additionally, along the easterly most boundary of development, trailheads extended from nearby public roadways and or cul-de-sacs would connect to the Regional Park. Page 5 Attachment B Applicant Project Description Comprising roughly 370 acres, the 2¤¦¨® « 0ark proposed by the applicant represents a commitment of permanent open space intended for passive recreation and conservation. To create opportunities for use and enjoyment by the general public, the applicant envisions gifting the land to the City of Chico and/or a different entity qualified and capable of its stewardship. Until such time as the gift of land accepted, Homeowners Association (HOA), during which period access would be open to residents of the project and non-residents registered with the HOA. Proposed Regional Park Along Honeyrun Road /¯¤ 3¯ ¢¤ #®±±¨£®±²Ȁ Open space corridors (referred to also as Linear Parks/Creekside Greenways) flowing east to west s, seasonal creeks and swales, steeper incline slopes and rock walls. In addition to preservation, the roughly 200 acres connectivity to and from the Harrison Memorial Bike Trail along the west, stretching roughly 1.5 miles east to the Regional Park. In addition to trails, these open space linear parks may contain viewpoints, seating areas, picnic tables, mini-parks, tot lots, par courses, and other passive improvements and amenities. Backbone trails and related passive recreational improvements within open space corridors, mini- parks and tot-lots would be improved by the Master Developer, Residential Developers, and/or the HOA depending on the location and timing of such improvements, ultimately being owned and managed by the HOA. Typical Nature Trail Page 6 Attachment B Applicant Project Description %µ¨±®¬¤³ « #®²¤±µ ³¨®Ȁ While from a regulatory perspective Edge is suitable for appropriately planned development and human interaction, roughly 45 acres containing high value habitat (i.e., vernal pools) and listed or endangered species (BCM) will be set-aside for purposes of conservation and controlled human interaction. Areas set aside for resource conservation would be owned and managed by the HOA, or alternatively a qualified land trust capable of its stewardship. 0´¡«¨¢ , £ 5²¤²Ȁ The need for a #®¬¬´¨³¸ 0ark in the vicinity of identified in the General Plan (Figure PPFS-2) as well as the 2008 Master Plan. The expectation of a Community Park being located ¶¨³§¨ in Appendix C of the General Plan, as well as the 2018 Draft CARD Master Plan. The potential for an elementary school site being included in Valleys Edge is also described in the Chico General Plan (Appendix C). GP 2030 encourages cooperative efforts between land owners, the City, CARD and the Chico Unified School District (CUSD) to plan and create joint use facilities (Action Items PPFS-1 and PPFS-3). The descriptions and illustrations of public land uses in this Project Description represent a vision informed by conceptual and collaborative planning between the applicant, CARD and CUSD. School and park elements (conceptually illustrated on &¨¦´±¤ 4) are located along the westerly to promote walking and biking, preserve foreground viewshed(s) and provide visitors and residents alike safe and convenient access to the Community Park (35 to 40 acres) and elementary school site (13 to 14 acres). Such collaboration exemplifies beneficial principles of cooperative planning by fostering greater alignment between public uses and design elements of nearby residential and commercial land uses, enhancing circulation, trail connectivity, child safety, and aesthetics. The Community Park site and elementary school site will be owned, improved and managed by CARD and CUSD respectively. Arrangements for land acquisition by these public agencies, including but not limited to in lieu fee credits would be contained in subsequent agreements. 0 ²²¨µ¤ 2¤¢±¤ ³¨® 0®£ 0 ±ªȀ , and generational outdoor experiences such an amenity offers to children, parents and the community, proposes passive recreation pond(s) stocked for fishing (conceptually illustrated on &¨¦´±¤ 4). The pond(s) and abutting picnic and parking area are located north and immediately adjacent to the Community Park, accessible by vehicle off the main collector along the Class I trail network and expected to be served by an existing Agricultural well. In addition to being a recreational amenity, the pond(s) would also serve as a storm water retention facility in support of State mandated Low Impact Development (LID) standards and other water quality requirements. The passive recreation pond, picnic and parking area(s) would be designed and built by the Master Developer, ultimately owned and maintained by the HOA. Page 7 Attachment B Applicant Project Description &¨¦´±¤ 4 (#®¢¤¯³´ « West¤± #®±±¨£®±) M¨¨ .¤¨¦§¡®±§®®£ 0 ±ª² ǉ 4®³ ,®³²: In addition to the Regional Park, Community Park, and Linear Parks/Creekside greenways, -neighborhood parks and tot lots, all constructed by the developer(s). Such parks will include elements such as natural open space, small grass or turf areas, playground equipment, picnic areas and mini-ball courts supplementing more formal full size recreational facilities in other areas of the project and in the community. Three (3) neighborhood parks (ranging from about 2 to 6 acres) are illustrated on the Valleys Edge Land Plan, all of which are located within linear parks served by the Class I trail system. The Land Plan also identifies an additional neighborhood park in the Active Adult portion of the project (location conceptualized). Mini-parks and special use parks are also planned in and around the 6¨«« ¦¤ #®±¤ (described below). Page 8 Attachment B Applicant Project Description Middle Park Environs N. 6¨«« ¦¤ #®±¤: Located at the western edge of the project, off the primary Skyway entry and bounded by the Community Park to the north and the Harrison Memorial Bike Trail to the west, the 6¨«« ¦¤ #ore is designed to serve both residents and visitors. Adhering to principles of smart growth, streets, pedestrian paths, and bike paths leading to the Village Core both internally and externally will provides residents, employees, and visitors interesting and safe routes to the vibrant heart of the community, further reducing reliance on the automobile. Land uses within the 6¨«« ¦¤ #ore (&¨¦´±¤ Δ c®¢¤¯³´ « plan) include professional and medical office, neighborhood retail shops and services, food and beverage, natural open areas and public gathering places, the size, location and design of which serve to support one another and the broader needs of residents and v applicant envisions a #®¬¬´¨³¸ Clubhouse as a central feature in the Village Core envisioned to include a swimming pool, tennis, bocce ball, paddle ball and food and beverage facilities capable of hosting social gatherings, such as weddings and special events. In support of aesthetics and as a reflection of the extent of oak woodland preservation, outdoor open areas, and parking allowance to accommodate social and special events, build-out of the Village Core is anticipated at less than 60,000 SF, being a particularly low floor area ratio of roughly 17%. An ®´³£®®± ¬¯§¨³§¤ ³¤± ¯ ±ªǾ nestled within majestic oak trees and framed by the confluence of two seasonal creeks, boutique retail shops and café style restaurants will serve as a central gathering place, where events such as farmers markets, art exhibits, craft shows and dance and music venues inspire family and community interaction and enjoyment. As a summertime amenity complementing the natural esthetic, the applicant is proposing a year round water element in the seasonal creek(s) abutting the ®´³£®®± ¬¯§¨³§¤ ³¤±, sourced by an existing agricultural well located roughly ½ mile easterly, flowing through the Village Commercial Mini Park to the Village Core where water would collect and re-circulate upslope to the origin, and back through the creek. Page 9 Attachment B Applicant Project Description Framed by majestic oak woodlands and rock walls, a ½ acre ¢®¬¬´¨³¸ ¦ ±£¤ and adjoining ¯¨¢¨¢ ¯ ±ª is planned just north and across the creek from the Village Core, accessible by footbridge. As envisioned, the gardens would be owned and operated by the HOA, and available to the projects residents, grocers, and restaurateurs. &¨¦´±¤ 5 (#®¢¤¯³´ « 6¨«« ¦¤ #®±¤) O. 6¨«« ¦¤ CommercialȀ As a compliment to the neighborhood scale retail and offices reflected in the Village Core and as a major source of employment, roughly 46 acres referred to as 6¨«« ¦¤ #®¬¬¤±¢¨ « provides greater latitude on building size, scale and land use, including but not limited to medical and professional office, multi-family apartments, day care, hospitality uses such as assisted living facilities, institutional type uses and limited retail uses. P. !¢³¨µ¤ !£´«³ #®¬¬¤±¢¨ «: A small area within the active adult element of the project is designated for commercial land uses, intended to serve as the site for the Senior Community Clubhouse, served by a Class I path traversing through a linear park to the Village Core. Q. 2¤²¨£¤³¨ « 6¨«« ¦¤²Ȁ As a multi-generational community, residential development within both O¯¤ Family and !¢³¨µ¤ !dult (also referred to as Senior and or !¦¤ 2¤²³±¨¢³¤£) elements. Page 10 Attachment B Applicant Project Description & ¬¨«¸ 2¤²¨£¤³¨ « ElementȀ The & ¬¨«¸ residential element of s Edge extends from the Regional Park boundary along Stilson Canyon Ridge south through two gently sloping valleys, including areas in and around the Village Core. An additional Family element is located on the southerly mesa accessible along Honey Run Road, referred as to %°´¤²³±¨ 2¨£¦¤. Family residential elements comprise approximately 390 acres or about 27% of the total project acreage at an average density (including VLDR) of roughly 3.5 units per acre. The Family element Ȩ4 ¡«¤ 3) has the potential to provide approximately 1,380 residential units across a broad range of densities, lifestyles, and affordability. 4 ¡«¤ Β ȨFamily Residential) Age-2¤²³±¨¢³¤£ !¢³¨µ¤ !£´«³ 2¤²¨£¤³¨ « Element: The !¢³¨µ¤ !£´«³ residential element of south to the boundary of the Regional Park abutting Butte Creek Canyon, comprised of approximately 270 acres or about 19% of the total project acreage at an overall density (including VLDR) of approximately 5.1 units per acre. The Active Adult element Ȩ4 ¡«¤ Γȩ has the potential to provide approximately 1,390 dwelling units. The Active Adult portion of the project will be legally designated and evaluated under CEQA as an Age Restricted Community (55+). 4 ¡«¤ 4 (!¢³¨µ¤ !£´«³ 2¤²¨£¤³¨ «ȩ Page 11 Attachment B Applicant Project Description R. , £ 5²¤ Designations: Specific Plan(s) are intended to establish and implement a vision for a particular area of a community based on policies and a land use framework that corresponds to the unique characteristics of the property, whereas policies and land use controls described in the General Plan and the Chico Municipal Code (CMC) are necessarily uniform throughout the City. The Chico General Plan acknowledges the distinct physical characteristics of the lower foothill region, which together with the overall project vision requires a more refined policy framework than exists in the CMC. As such, where necessary the land use designations in the VESP will refine and supplement existing City land use and zoning policy, including variations in development standards as necessary to implement the project vision efficiently and effectively. For example, commercial areas suitable for and intended to implement the General Plan Neighborhood Commercial (NC) category will be designated in the VESP 6¨«« ¦¤ #®±¤ Neighborhood Commercial (NC) zoning districts. Commercial areas suitable for and intended to implement the General Plan Commercial Mixed Use (CMU) and or Office Mixed Use (OMU) categories will be designated in the VESP as 6¨«« ¦¤ Commercial Commercial (OC) and Community Commercial (CC) zoning districts. The VESP land use designations for open space may also represent hybrids of existing City GP 2030 land use and municipal code 2¤¦¨® « 0 ±ª /¯¤ (RPOS) designation would embody Primary Open Space (OS1) land use category, yet tailored to foster access and enjoyment of recreational trails, disc golf, possible equestrian elements and other passive enjoyment similar in character to Bidwell Park. Similarly, areas planned for and appropriate as Linear Parks, Creekside Greenways and Open Space corridors 6¨«« ¦¤ /¯¤ 3¯ ¢¤ (VOS) would embody the principles and -2) land use category, yet be tailored to accommodate mini-parks, playgrounds and other more active recreational amenities T ¡«¤ 5 illustrates current City of Chico General Plan Land Use Designations for the property, the range of desired land uses depicted on General Plan Appendix C, and the existing primary overlay and zoning districts. Page 12 Attachment B Applicant Project Description 4 ¡«¤ 5 (%·¨²³¨¦ , £ 5²¤ $¤²¨¦ ³¨®²) Table 6 esignations and the General Plan Land Use Designations being implemented by the project (including all land uses described and depicted in General Plan Appendix C). Table 6 (0±®¯®²¤£ , £ 5²¤²) Table 7 esignations and their relationship to Chico Municipal Code zoning districts, including land uses that in some cases relate to more than one zoning district (i.e., hybrid). Page 13 Attachment B Applicant Project Description 4 ¡«¤ 7 Ȩ2¤« ³¨®²§¨¯ ¡¤³¶¤¤ , £ 5²¤² £ #¨³¸ :®¨¦ $¨²³±¨¢³²ȩ S. , £ 5²¤ /±¦ ¨¹ ³¨® ǉ , £ 0« Ȁ The organization of land uses and densities reflects thoughtful consideration of natural landscapes and features. For example, Low Density Residential (LDR) land uses are located along the large open grassland mesas, where oak trees are more limited and topography is most gentle. Very Low Density Rural (VLDR) land uses are generally located along open space corridors, where slopes, isolated oak trees and land features require more creative roadway alignment, customized lotting, and building envelopes to minimize grading and preserve the lands natural character. Medium Density Residential (MDR) land uses are generally located on near level topography nestled in smaller grassland meadows bordered by oak woodlands and or creekside greenways. The designated Medium High Density Residential (MHDR) site is located adjacent to the Community Park and Village Core, abutting Potter Road. Commercial and public areas are located along the western boundary of the project, along the main collector and closest to the existing Chico urban area. MHDR land uses would also be allowed in the mixed use commercial area near the Village Core. The Land Plan (&¨¦´±¤ 6) illustrates the VESP land use designations, alignment of the main collector roadway, primary and secondary entrances, and internal and external roundabouts. &¨¦´±¤ Ζ illustrates development areas (excluding parks and open space) and the projects general topography (10. Page 14 Attachment B Applicant Project Description &¨¦´±¤ 6 Ȩ, £ 5²¤ 0lan) Page 15 Attachment B Applicant Project Description &¨¦´±¤ Ζ Ȩ$¤µ¤«®¯¬¤³ !±¤ ǉ 4®¯®¦± ¯§¸ȩ S. /µ¤± «« $¤²¨³¸ 9¨¤«£Ȁ In general, the overall yield (i.e., density) of development within Page 16 Attachment B Applicant Project Description occurred in prime soil, on level ground with limited natural features. In contrast, the lava cap geology and dramatic natural landscapes coupled with principles of preservation, open space and recreation, while affecting reduced yield, are offset by the quality of its lifestyle. VLDR for example at an average density of approximately 1.6 units per acre represents anticipated yield based on future planning and lotting at the subdivision design level, including consideration of individual oak trees, slopes, low impact development (LID) features and responsiveness to natural land forms. Supporting natural aesthetics, similar expectations exist for MDR and MHDR land uses and densities, and to a lesser extent LDR areas. Assuming lower than traditional yield(s) acknowledges the value and significance of the lands natural features, underscoring the importance of maintaining future planning flexibility necessary to preserve and enhance these features in alignment with the built environment. T. $¤µ¤«®¯¬¤³ 3³ £ ±£² £ $¤²¨¦ '´¨£¤«¨¤²Ȁ include both $¤µ¤«®¯¬¤³ 3³ £ ±£² and $¤²¨¦ '´¨£¤«¨¤² to ensure that all new development is , including distinctions between Family and Active Adult elements as necessary to align product types with varying demographics and lifestyles. As an $¤µ¤«®¯¬¤³ 3³ £ ±£² will serve as the primary criteria for evaluating individual proposals by the City of Chico and t Homeowners Association Architectural Review Committee (ARC). As a supplement to Development Standards, $¤²¨¦ '´¨£¤«¨¤² inform developers, civil engineers, builders, architects, landscape architects and others on the expectations of desired outcomes, where interpretive flexibility is allowed providing the outcome reflects the underlying purpose and intent Design Guidelines. Standards and guidelines may be further supplemented by Conditions, Covenants Together, $¤µ¤«®¯¬¤³ 3³ £ ±£² and $¤²¨¦ '´¨£¤«¨¤² work to streamline the design and approval process of individual projects, maintain quality alignment between the built and natural environment, and ensure that known issues of concern and policy directives of the Chico General Plan are properly addressed and administered. U. Phasing: development extending easterly from the existing urbanized Chico. Project phasing will occur in response to market demand and other economic forces. The initial phases of the project may commence either at the primary access (Phase 1 South along Skyway), or the secondary access th (Phase 1 North along the extension of E. 20 Street), extending eastward as demand for housing and commercial development dictates, conditioned upon the adequacy of on-site and off-site infrastructure serving respective areas of development. With respect to on-site improvements, as the capacity of infrastructure to support growth in a Page 17 Attachment B Applicant Project Description particular area of the project diminishes, the extension of improvements increasing infrastructure capacity to those regions would be required and constructed accordingly. Examples include adequate provisions for secondary vehicular access, sewerage, and looped utilities. An additional consideration illustrating the dynamic nature of phasing exists in varying land uses and product , for example, market demand for a particular type of housing may rationalize extension of infrastructure to serve that market, whereas lack of demand for other product(s) may delay development in other areas of the project. A. InfrastructureȀ Urban infrastructure (roadways, sewer and underground utilities) will be extended into the project from both primary (Skyway) and secondary (Doe Mill Road) entrances. Offsite extension of public utilities (gas and water) will be required along the Skyway from their existing terminus in an around Bruce Road to the primary entry. Installation of additional sewer pipe along Doe Mill Road from the western boundary of the site to the intersection of Bruce Road th and E. 20 Street may be required. California Water Service Company (Cal Water) would provide water service to the project, possibly including a water tank located on higher ground near the eastern boundary of the project. Natural gas and electricity would be provided by Pacific Gas & Electric (PG&E). Phone and internet would be provided by AT&T and/or Comcast. All new utilities would be underground. Trash service would be as determined by City Franchise Agreement(s). Bus and transit services (B-Line) would be provided by BCAG. The City of Chico would provide municipal sewer collection and treatment services. (SSMPU) identifies capital projects necessary to serve the project site and other areas designated in the GP 2030 for development. Additional technical studies (water supply assessment, wastewater, drainage) will be prepared to demonstrate how the project will be served by public utilities and services. Page 18 Attachment B