HomeMy WebLinkAboutReso 93-367 - Amending General Plan of the COR by Adopting the Plan Amendments 10-91, 4-93, and 6-93 * RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
AMENDING THE GENERAL PLAN OF THE CITY OF REDDING BY
ADOPTING GENERAL PLAN AMENDMENTS 10-91, 4-93, AND 6-93.
WHEREAS, following the required public hearings therefor, the Planning Commission of the
City of Redding has recommended to the City Council that the Land Use Element of the City's
General Plan be amended by incorporating therein the changes contained in General Plan
Amendments 10-91, 4-93, and 6-93; and
WHEREAS, following the required notices in accordance with law, the City Council has held
public hearings on said recommendations, and has carefully considered the evidence at said
hearings;
NOW, THEREFORE, /T/S HEREBY RESOLVED by the City Council of the City of Redding as
follows:
1. With regard to GPA-10-91, the Westside Area Plan/Benton Airpark Comprehensive
Land Use Plan, the City Council has considered the Final EIR for GPA-10-91 and has evaluated all
comments, written and oral, received from persons who have reviewed the Draft EIR. Further, the
City Council hereby makes the written findings set forth in Exhibit "A", attached hereto and
incorporated by reference herein, for each of the significant effects set forth in said Exhibit "A."
Based on such findings and statements of facts, the City Council hereby finds that significant
environmental effects have been reduced to an acceptable level in that all significant environmental
effects have been eliminated or substantially lessened. Based on the foregoing, the City Council
finds and determines that the Westside Area Plan/Benton Airpark Comprehensive Land Use Plan
project will not have a significant effect upon the environment.
2. With regard to GPA-4-93 and GPA-6-93, the City Council has reviewed and approved
the respective Negative Declarations on each, finding that the projects have no significant effect
upon the environment and that environmental impact reports are not necessary.
3. City Council hereby amends the Land Use Element of the General Plan of the City of
Redding by incorporating therein the changes contained in General Plan Amendment GPA-10-91
(both text and map), attached hereto as Exhibit "B" and incorporated herein by reference.
4. City Council hereby amends the Land Use Element of the General Plan of the City of
Redding by incorporating therein the changes contained in General Plan Amendments 4-93 and 6-
93, as shown on their respective maps attached hereto and incorporated herein by reference.
/ HEREBY CERT/FY that the foregoing resolution was introduced and read at a regular
meeting of the City Council of the City of Redding on the 5th day of October, 1993, and was duly
adopted at said meeting by the following vote:
AYES: COUNCIL MEMBERS: Anderson, Dahl, Kehoe, Moss and ess
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS: None
CARL ARNES , Ma-yd(
ATTEST:
CONNIE STRO MAYER, Ci CI rk
U�
FORM APPROVED:
\Z
RA DALL A. HAy<s,'CJey Attorney D:\RM/GPARESO.CC
1
• 0
EXHIBIT "A"
FINDINGS ON SIGNIFICANT EFFECTS
1.
DESCRIPTION SIGNIFICANT EFFECT.
Topography, Soils, Geology and Seismic: Inappropriate or excessive grading could adversely
affect slope stability, drainage, and aesthetics. Accelerated erosion results in a loss of
topsoil and scarification of slopes.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. All requirements in the City of Redding Grading Ordinance, including revegetation of
cut and fill slopes and the use of energy dissipator devices in areas of concentrated
storm flow, should be followed. The point of discharge should be the natural
drainage courses.
b. Grading should be restricted to the period from April 15 to October 15 of any year
unless a waiver is granted by the Director of Public Works. A discharge report is to
be filed with the Regional Water Quality Control Board. Grading should not occur in
areas depicted as open space.
C. Natural vegetation should remain undisturbed where possible to reduce erosion.
d. Restrict development from those areas that have slopes exceeding 20 percent grade.
Establish minimum and maximum cut and fill limits.
e. Where feasible, grading plans should indicate phasing and incremental revegetation
patterns as each phase is completed.
This finding is supported by substantial evidence in the record on the proceedings before the
Council.
2. DESCRIPTION SIGNIFICANT EFFECT.
Topography, Soils, Geolociv and Seismic: Accelerated erosion and subsequent siltation,
turbidity in waterways, and loss of oxygen from increased sedimentation can have
significant adverse impacts on wildlife habitat and fisheries. Sediment that washes into the
area streams can cause flooding problems.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Sediment basins, sediment traps, or similar sediment-control measures should be
installed to retain sediment on-site before extensive cleaning and grading operations
begin.
b. Encourage the formation of storm-water improvements and maintenance districts
within watershed tributary areas for.the purpose of reducing storm-water sediment
damage and water turbidity.
1
C. Require construction activities disturbing more than five acres to obtain a General
Construction Activity Storm Water Permit from the Regional Water Quality Control
Board.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
3. DESCRIPTION SIGNIFICANT EFFECT.
Topography, Soils, Geology and Seismic: Seismic activity from distant areas could result in
severe ground shaking, significantly impacting structures in the study area.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Seismic design requirements of the Uniform Building Code should be satisfied.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
4. DESCRIPTION SIGNIFICANT EFFECT.•
Vegetation and Wildlife: Continued development in the area will decrease the amount of
open space, thereby resulting in the loss of natural vegetation including removal of native
trees and understory vegetation essential to the area's riparian habitats. Conversion of
undisturbed habitat to urbanization will result in the curtailment of the range and distribution
of wildlife habitats, displacement of resident animal population to undeveloped areas,
reduction of animal population resulting from competition in areas already at maximum
carrying capacity. In addition, adverse impacts on wildlife habitats and fisheries could occur
due to excessive turbidity and loss of oxygen in the area's waterways due to increased
sedimentation.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Future roadway bridge, or building construction and landscaping sites and of
pathways should be planned to minimize to the greatest extent possible removal of
mature native trees and other native vegetation considered valuable to wildlife.
b. The machinery, earthen, or stockpiled materials produced or used during the
construction of water systems, storm drainage, buildings roadways, and bridges
should be kept away from the drip lines of trees, vegetated areas, and drainage
areas.
C. Construction activities should be as specifically localized as is feasible to minimize
wildlife habitat disturbance. Temporary fencing should be erected between
construction sites and important wildlife habitat areas, such as riparian corridors to
protect the vegetation from being trampled by pedestrians and equipment access and
storage.
d. Native vegetation should be retained whenever possible, particularly in steep slope
areas and 100-year floodplains. Landscaping introduced for beautification should
consist of native species whenever possible. Native plants are generally more
valuable as wildlife food sources and require less irrigation, fertilizers, and pesticides
than exotic species.
e. Enforce the City's Tree Preservation Ordinance (Chapter 18.65).
f. Where appropriate, an erosion control plan should be required for projects with the
potential to increase sediment deposits in the riparian corridors of the study area.
g. Where necessary, a California Department of Fish and Game 1603 streambed
alteration permit shall be obtained for all proposed projects which will involve
alteration of any natural watercourse in the study area.
h. As recommended in the General Plan, to protect riparian habitats and to minimize
erosion runoff and interference with surface water flows, no development, except
bridges or utilities, should penetrate riparian buffer areas along streams as generally
delineated by the 100-year floodplain boundary prepared by the Federal Emergency
Management Agency.
i. For biological, as well as aesthetic reasons, riparian vegetation lining the banks of the
Sacramento River and its tributaries within the study area should be preserved where
possible.
j. As established in the Land Use Element, require a setback of at least 50 to 300 feet
between development and wetland/riparian habitats to minimize disturbance of
natural habitat.
k. The environmental review process for individual development proposals will identify
whether or not wetlands occur on the property. If wetlands are present, appropriate
permits shall be obtained from Fish and Game and the Army Corps of Engineers.
I. Enforce Council Policy 1704, which establishes tentative subdivision map review
criteria aimed at stream and riparian-habitat protection.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
5. DESCRIPTION SIGNIFICANT EFFECT.
Water Quality: Water quality in area streams, Mary Lake, and the Sacramento River may be
adversely impacted due to grease, oils, and other urban pollutants washed into water
courses by storm water runoff.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Route storm waters to detention basins prior to discharge to receiving streams. This
would attenuate peak discharges and assist in removal of many pollutants, as even
small basins may have good trap efficiencies.
b. Parking areas for new commercial buildings should be equipped with grease traps in
order to reduce impacts on water quality.
c. Enforce the provisions of Council Policy 1704.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
6. DESCRIPTION SIGNIFICANT EFFECT.-
Water
FFECT.Water Quality: Construction activities could have adverse impacts on water quality due to
accelerated erosion and subsequent turbidity in streams and rivers.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Provide greenbelts along streams and limit development on steep slope areas to
provide a filtering effect from vegetation and along steep slope areas to minimize
erosion.
b. Minimize removal of vegetation.
C. Maximize on-site storage and disposal of storm runoff in new subdivisions through
the use of swales, dry wells, and drip-line trenches for roof drain spouts, and similar
methods.
d. Require construction activities disturbing more than five acres to obtain a General
Construction Activity Storm Water Permit from the Regional Water Quality Control
Board.
e. Employ energy dissipators at the point of discharge to reduce water velocity.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
7. DESCRIPTION SIGNIFICANT EFFECT.
Floodina and Drainage: Development in the 100-year floodplain could result in the loss of
life and damage to property. It could also decrease the flood-carrying capacity of the
floodplains, increase flood heights, or otherwise aggravate flood problems. Accelerated
erosion due to development activities could result in sedimentation and reduced drainage
capacity of creeks and ditches.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Enforce the City's "FP" Floodplain Combining District Ordinance and minimize
development within the 100-year floodplain.
b. Rezone the 100-year floodplain in the study area to include the "FP" Floodplain
Combining District.
C. Maintain a minimum building setback from the 100-year floodplain of the Sacramento
River of 30 feet and 15 feet for other creeks.
d. Ensure that the finished floor elevation of structures in the "FP" District is a minimum
of one foot above the 100-year floodplain, as identified by FEMA.
e. Maintain "Greenway" designations along identified floodways.
f. Enforce the provisions of Council Policy 1704.
g. Avoid fills, channelization, or excavations that increase flood velocity, raise flood
levels, or undermine stream banks.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
8. DESCRIPTION SIGNIFICANT EFFECT.
Air Quality: Construction activities may lead to localized short-term impacts on air quality.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Control dust raised by grading activities. Extra sprinkling should be applied to the soil
during periods of high wind.
b. Disturbed areas should be revegetated or paved, as soon as possible, to reduce dust
during construction activities.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
9. DESCRIPTION SIGNIFICANT EFFECT.
Air Quality: Long-term incremental increases in emissions, primarily oxides from vehicular
activity and particulate matter as the area develops.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Encourage efforts aimed at community-wide participation in programs such as ride
share and flexible work hours to reduce peak hour traffic volumes.
b. Where feasible, increase setbacks along major arterials, to the greatest extent
possible (130 to 150 feet), to reduce the number of persons exposed to high
concentration of pollutants.
C. Implement roadside landscaping to filter particulates and reduce radiated heat.
d. Determination of consistency with the Air Quality Attainment Plan developed in
accordance with the California Clean Air Act should be made on a project-to-project
basis as development occurs within the study area.
e. Encourage the use of the existing public transit system through public awareness
programs aimed at educating the public to the overall benefits of using the system.
f. Determination of consistency with the Shasta County Congestion Management
Program should be made on a project-by-project basis as development proposals are
evaluated within the study area. Pursuant to the Congestion Management Plan, a
land-use impact analysis may be required.
g. Encourage the construction of and use of bicycle lanes.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
'i
10. DESCRIPTION SIGNIFICANT EFFECT.
Fire Hazard: Continued development in the area will result in increased human exposure to
and increased potential for wildland fire hazard, especially developments on the ridgetops
where dwellings back up to canyon areas.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Fire resistant roofing materials should be utilized in high hazard areas per City
requirements.
b. Brush should be removed a minimum of 30 feet from around all structures on private
property.
C. Cul-de-sac streets should not exceed 800 feet in length, and should have a turn-
around with a radius of at least 55 feet.
d. Use spark arrestors on all chimneys, flues, and stove pipes.
e. At least two points of access should be provided to each residential development.
f. Rear-yard fences abutting open space should be constructed of non-combustible
materials.
g. On-site and street-side fire hydrants are to be installed in accordance with the
Uniform Fire Code in locations approved by the City Fire Marshall. The maximum
spacing between hydrants is 300 feet in commercial developments, 400 feet in
multiple-family development; and 500 feet in single-family development. The fire
hydrants shall have a water source meeting Insurance Services Office (ISO) and City
of Redding standards. In no case shall the water mains be less than six inches.
h. Development projects involving the dedication of open space land should be
conditioned to require the one-time clearing, bushing, and shaping of a 15-foot-wide
firebreak along the property lines of lots adjacent to steep public open-space areas to
allow for the passage of weed-abatement equipment and emergency/fire department
equipment.
i. Fire access easements (20-25 feet wide) to open space areas should be provided at
intervals of one-quarter mile.
1
j. The study area should remain in the "State Responsibility Area" protected by the
California Department of Forestry and Fire Protection for wildland fire control until
P Y
such time that subdivision development lessens potential for large damaging wildland
fire.
k. Driveways over 150 feet should be required to have a turn-around constructed per
City Fire Department specifications.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
11. DESCRIPTION SIGNIFICANT EFFECT.
Airport Safety: As development in the area continues, there is increased potential for
conflicts between Benton Airpark and surrounding land uses.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Enforce the provisions of Chapter 18.48 of the Redding Municipal Code (Benton
Airport Zoning Chapter). The Chapter should be updated within the next year to
account for changes in permit processing and review.
b. Enforce the land-use height restriction policies of ALUC Resolution No. 79-1 as they
pertain to Benton Airpark.
C. Encourage the construction of the runway safety overrun at the south end of the
runway. The construction should be accomplished concurrently with the landfill
capping project.
d. The future above-ground fuel tank shall be designed and installed per the
requirements of the Fire Marshall.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
12. DESCRIPTION SIGNIFICANT EFFECT.
Airport Noise: As the number of airport operations increase, the 60 CNEL contour may
intrude into residential areas north and south of the airport.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Require avigation and noise easements for new construction within the study area.
b. Within the next two years, a noise survey shall be conducted and a noise model
employed to refine the existing and projected Benton Airpark noise contours depicted
on the area plan map. A noise survey and model run should be conducted every five
years thereafter to update the noise contours. This will provide early warning of
potential noise impacts.
1
C. The number of Benton Airpark annual aircraft operations shall be calculated each
year. The calculations should include number and type of aircraft, transient or
otherwise; the day-evening-night mix; and direction of takeoff and landings.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
i
13. DESCRIPTION SIGNIFICANT EFFECT.
Noise: As human activity and development increases in the study area and areas west of
town, it can be expected that overall background noise and noise from roadways in the
study area will increase as the population increases.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Enforce the land use noise standards presented in Table XVIII:
Table XVIII
MAXIMUM RECOMMENDED LAND-USE NOISE STANDARD
Land Use Category CNEL Day Leq Night Leq
(7am-10om) (10om - 7am)
Single-Family Zoning District 60 60 50
Multiple-Family Zoning District 60 60 50
All Commercial Zoning Districts 65 65 55
All Industrial Zoning Districts 70 70 60
Source: Noise Element of the Redding General Plan, May, 1985.
b. As recommended in the Noise Element, a noise analysis should be required of new
development in the study area adjacent to Placer Street and Eureka Way to determine
if noise mitigations are necessary to achieve compliance with the State standards.
This mitigation measure should apply to Buenaventura Boulevard and Canyon Creek
Road. The noise reduction standards for dwellings presented on pages 76 through
83 of the Technical Appendix to the Noise Element should be utilized when applicable
and when recommended under State and Federal laws in Title 24 of the California
Administrative Code.
C. Where feasible, provide deeper lots 030 to 150 feet) along major streets.
d. As a product of development permit review, the City should require the application of
noise barriers (e.g., earth berms, block walls and berms, block walls, etc.), as
depicted in pages 47 - 50 of the Technical Appendix to the Noise Element, when
feasible in terms of cost, efficiency and aesthetics.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
14. DESCRIPTION SIGNIFICANT EFFECT.
Noise: Continued development of residential units in close proximity to the Record Range
shooting facility may aggravate a potential incompatible land use issue.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Require the recording of public-use easements for noise emanating from the Record
Range as a condition of approval of future units of the Mary Lake development or
other adjacent residential subdivisions.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
15. DESCRIPTION SIGNIFICANT EFFECT.•
Noise: Temporary noise impacts will result from construction activity in the study area and
will temporarily increase the ambient noise levels in the construction vicinity.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. All construction vehicles and equipment should be properly muffled.
b. Construction operations and related travel to and from the construction area should
be limited to between the hours of 7:00 a.m. and 7:p.m., Monday through Saturday
per the Redding Municipal Code Section 16.40.120.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
16. DESCRIPTION SIGNIFICANT EFFECT.•
Historical/Archaeological Resources: Development activities could result in damage to
historical and archeological sites in the area.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Require an archaeological reconnaissance on a project-by-project basis prior to
approval of a development project.
b. Projects in the areas of known heritage value should be designed to minimize
degradation of these resources. Where conflicts are unavoidable, mitigation
measures which reduce such impacts should be implemented. Possible mitigation
measures may include clustering, buffer zones, identification of non-disturbance
areas, and building siting requirements.
i
C. At the time of development, the sensitive site should be monitored by a qualified
person with Native American cultural knowledge of the area during grading, earth
removal, or earth disturbance. If any archaeological, historical, or paleontological
resources are uncovered, construction activities in the affected area should cease and
a qualified archaeologist should be contacted to review the site and advise the City of
the site's significance. if the findings are deemed significant, appropriate mitigations
should be required prior to resumption of work on the project.
d. In the event that human remains are observed during construction activities, all
excavation or disturbance of the site should be halted until the County Coroner has
been informed. If the remains are of Native American origin, the Native American
Heritage Commission should be notified within 24 hours.
e. Prior to construction, structures, foundations, and buildings in the project vicinity that
are 45 years of age or older should be examined for historic significance. Cultural
resources identified should be recorded on forms available from the State Office of
Historic Preservation and preserved if possible.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
17. DESCRIPTION SIGNIFICANT EFFECT.
Traffic and Circulation: Continued development will lead to increased traffic volumes and
congestion on roadways throughout the area.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Buenaventura Boulevard should be extended south of Placer Street through Blue
Gravel Canyon to connect with the recently completed segment of Canyon Creek
Road intersecting with SR 273 to reduce the study area's contribution to downtown
traffic congestion.
b. Placer Street should be widened to four lanes between Airpark Drive and the sphere
of influence boundary and realigned between San Francisco Street and Buenaventura
Boulevard to provide adequate lane capacity for increased traffic.
C. Canyon Creek Road should be extended westerly from its present terminus to
intersect with Placer Road in the vicinity of Thompson Lane to serve future residential
access. Right-of-way should be acquired with development approvals for eventual
upgrading to four lanes.
d. Airpark Drive should be realigned by moving the intersection with Placer Street
easterly and constructing a future signal when warranted. This will serve to
consolidate Benton Airpark land on both sides of Airpark Drive.
e. A two-lane collector should be constructed north of Eureka Way opposite Lower
Springs Road to serve future residential development.
f. Shasta Street should be extended from its present terminus to connect with
Manzanita Hills Lane to enhance local access.
g. Summit Drive should be extended from its present terminus just south of Starlight
Boulevard to the intersection of Buenaventura Boulevard and Canyon Creek Road to
help relieve Grandview Avenue of traffic.
h. Starlight Boulevard should be extended northwesterly to connect with the future
extension of Buenaventura Boulevard.
i. Lakeside Drive should be extended northerly around the west side of Mary Lake to
connect with Eureka Way.
j. The following intersections should be signalized when warranted and funding is
available:
* Eureka Way and Buenaventura Boulevard
* Eureka Way and Sunset Drive
* Eureka Way and Overhill Drive
* Placer Street and Buenaventura Boulevard
* Canyon Creek Road and Placer Street
* Buenaventura Boulevard and Canyon Creek Road
* Lower Springs Road and Eureka Way
* Placer Street and Airpark Drive
* Placer Street and Pleasant Street
k. Plan line studies of arterials should be completed prior to or as a product of
development to insure efficient and consistent alignment.
I. Coordinate plans for construction within street right-of-way with the Redding Police
and Fire Departments. Ensure that adequate detour routes are established if through
traffic is to be temporarily suspended.
M. At the time of review of development proposals, benefit studies should be undertaken
to identify benefits from study area improvements and responsibility for participation
in the financing and construction of the improvements.
n. Reduce cross-town trips by providing opportunities for shopping, school, and
recreational services within the study area.
o. Determination of consistency with the Shasta County Congestion Management
Program should be made on a project-by-project basis as development proposals are
evaluated within the study area. Pursuant to the Congestion Management Plan, a
land-use impact analysis may be required.
P. Driveway access should be controlled through the development review process on all
study area arterials, existing and planned.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
18. DESCRIPTION SIGNIFICANT EFFECT.
Community Services: As development continues to occur, there is a need to provide
additional fire protection and police service within the area.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Adhere to the General Plan's Safety Element requirements for open space access,
setback requirements, and brush clearing
b. Loop water lines and provide adequate size water mains to meet both fire-flow
requirements and domestic pressure needs.
C. Where feasible, implement applicable sections of the Uniform Fire Code pertaining to
dead-end streets.
d. Require wider streets in higher fire danger areas that end in long cul-de-sacs at the
end of a ridge.
e. Restrict development on unpaved easements and streets.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
19. DESCRIPTION SIGNIFICANT EFFECT.
Community Services: Significant extensions will be required for existing sewer facilities to
serve the northwest and southwest portions of the area.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Establish benefit fees and assessment districts as necessary.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
20. DESCRIPTION SIGNIFICANT EFFECT.•
Community Services: As the area continues to develop, there will be a need for additional
park and recreational facilities.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Adhere to the policies of the Recreation Element of the City General Plan.
b. Review subdivisions and streets for consistency with the Recreation Element and
their impact upon planned trails and parks.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
21. DESCRIPTION SIGNIFICANT EFFECT.
Community Services: Continued development in the area may contribute to overcrowding of
existing school facilities due to growth in student population.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Refer all subdivision proposals to school districts for review and comment.
b. Include as a policy in the Westside Area Plan/Benton Airpark CLUP a requirement to
implement any policy that the City Council establishes on a Citywide basis regarding
school funding.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
22. DESCRIPTION SIGNIFICANT EFFECT.
Visual Resources/Community Appearance: Uncontrolled development could result in the loss
of vegetation, damage to riparian habitat, and destruction of the visual quality of the area.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Enforce the provisions of Chapter 18.65 of the Municipal Code pertaining to tree
preservation and replacement planting.
b. Require the formation of landscape maintenance districts in conjunction with
subdivisions located on the City's arterial street system pursuant to City Council
Policy 803.
C. Enforce the City's sign ordinance, Chapter 18.90. Encourage the application of the
City's advertising sign design manual to encourage quality signage and improve the
visual appearance of the study area business corridors.
d. Encourage the use of cluster subdivisions and planned developments to preserve
unique natural features and retain larger areas of open space.
e. Enforce the City's trash enclosure standards, Chapter 18.55.
f. Enforce Council Policy 1704 which pertains to stream and riparian habitat protection.
g. Encourage the use of the City's landscape standards manual in the review of new
development proposals.
h. The undergrounding of utility lines should be undertaken, where feasible, along public
streets at the time of construction.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
23. DESCRIPTION SIGNIFICANT EFFECT.-
Financing
FFECT.Financing Services/Capital Improvements: Recent changes in the tax-exchange formula
between the City and County regarding newly annexed lands have resulted in a need to
develop a means to recapture lost revenue to fund certain City services to these areas.
The Council finds that as to such significant effect identified above, changes or alterations
have been required in, or incorporated into, the project which avoid or substantially lessen
the significant environmental effects thereof as identified in the Final EIR.
The facts supporting such finding are as follows:
a. Prior to annexation of property within the study area to the City of Redding, the
property owners shall form a Mello-Roos district with boundaries coterminous with
the boundary of the annexation.
This finding is supported by substantial evidence in the record of the proceedings before the
Council.
D:\RM\gpareso.cc
R
R.
J
i
U Y
W f
J
i n
i
D �I
n
com
< cn0 i
CC*3 a:
rn � CJ I
Ow i I
cn
D
i
i5
rn lao
EXIST.
PUBLIC
9.0 U/ACRE
OENEIRAL FLAN
SCALE 1"=400'
S. 5ONNY\/lEA RD .
CC,705ER 5/ l �1�5
L51143LC (5URPLUI:2)
I A
TABLE OF CONTENTS
PA GE
I. INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Nature of an Area Plan/CLUP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C. Airport Layout Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
D. Objectives of the Area Plan/CLUP . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
E. Assumptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
F. Regulatory Status . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
G. Environmental Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
H. Adoption of the Area Plan/CLUP . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
II. EXISTING CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
A. Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
B. Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
C. Topography and Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
D. Water and Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
E. Flooding and Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
F. Police and Fire . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
G. Electricity, Gas, Telephone, and CATV . . . . . . . . . . . . . . . . . . . . . . . . 21
H. Solid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
I. Street Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
J. Parks, Recreation and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . 23
K. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
L. Traffic and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
M. Air Quality and Congestion Management . . . . . . . . . . . . . . . . . . . . . . 30
N. Historical and Archaeological Resources . . . . . . . . . . . . . . . . . . . . . . . 31
0. Visual Resources and Community Appearance . . . . . . . . . . . . . . . . . . 33
P. Financing Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Q. Benton Airpark . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
1 . Facilities and Operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
2. Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
R. Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
1 . Traffic and Stationary Source Noise . . . . . . . . . . . . . . . . . . . . . . . . 41
2. Aviation Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
i
• i
TABLE OF CONTENTS, Continued
PA GE
III. AREA PLAN/CLUP IMPLEMENTATION POLICIES . . . . . . . . . . . . . . . . . . . . . . 47
A. Land Use Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
B. Conservation and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
C. Flooding and Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
D. Water Quality . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
E. Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
F. Sewer and Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
G. Parks and Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
H. Traffic and Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
I. Historical and Archaeological Resources . . . . . . . . . . . . . . . . . . . . . . . 60
J. Community Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
K. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
L. Air Quality and Congestion Management . . . . . . . . . . . . . . . . . . . . . . . 63
M. Zoning Consistency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
N. Annexations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
0. Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
Traffic and Stationary Source Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
Aviation Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
P. Benton Airpark Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
LIST OF APPENDICES
Appendix A Members of Shasta ALUC . . . . . . . . . . . . . . . . . . . . . . A-1
Appendix B Mitigation Monitoring/Permit Compliance Checklist . . . . . B-1
Appendix C Chapter 18.48 Benton Airport Approach Zones . . . . . . . C-1
Appendix D ALUC Resolution 79-1 . . . . . . . . . . . . . . . . . . .. . . . . . . D-1
Appendix E Model Air Easement . . . . . . . . . . . . . . . . . . . . . . . . . . E-1
ii
LIST OF FIGURES
FIGURE PAGE
1 . Plan Area Location Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Benton Airpark Airport Layout Plan . . . . . . . . . . . . . . . . . . . . . . 5
3. Water Service Area Boundaries . . . . . . . . . . . . . . . . . . . . . . . 18
4. Elementary School District Boundaries . . . . . . . . . . . . . . . . . . 25
5. Plan Area Traffic Counts . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
6. RABA Route #2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Air Quality/Congestion Management Agency Relationship . . . . . 32
8. Published Traffic Pattern for Benton Airpark . . . . . . . . . . . . . . 36
9. Benton Airpark Approach Safety Zones . . . . . . . . . . . . . . . . . . 39
10. ALUC Airport Safety Zones . . . . . . . . . . . . . . . . . . . . . . . . . . 40
1 1 . Benton Airpark Noise Impact Areas . . . . . . . . . . . . . . . . . . . . 46
12. Hillside Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
13. Roadway Improvement Districts . . . . . . . . . . . . . . . . . . . . . . . 58
iii
LIST OF TABLES
TABLE PAGE
1 . Developments in Progress . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Approved Tentative Subdivisions . . . . . . . . . . . . . . . . . . . . . . . 8
3. Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Plan Area Population . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
5. Parks and Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
6. Noise Levels for Major Streets . . . . . . . . . . . . . . . . . . . . . . . . 42
7. Noise Levels for Typical Passenger Automobiles . . . . . . . . . . . 43
8. Area Plan Land Use Classifications . . . . . . . . . . . . . . . . . . . . . 48
9. Trip Generation Estimates . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
10. Zoning Consistency Guidelines . . . . . . . . . . . . . . . . . . . . . . . . 64
iv
I. INTRODUCTION
A. Background
Since 1968, an airport land use commission (ALUC) has been required in
each county containing one or more public use airports (Public Utilities Code
Sections 21670, et seq.). Each ALUC is composed of seven members:
two representing cities; two representing the county; two representing
airport operators; and one representing the public. The job of this
commission is to "formulate a comprehensive plan that will provide for the
orderly growth of each public airport and the area surrounding the airport
within the jurisdiction of the commission." The present membership of the
Shasta Airports Land Use Commission is presented in Appendix A.
In 1991 , the City initiated GPA-10-91 , Westside Area Plan, which is
intended to serve two purposes. As an Area Plan, it will be a refinement of
the Redding General Plan and will establish the future land use and
circulation pattern in the area. It will also address the recreation, shopping,
employment, and housing needs of the residents living in the area. It is
intended that the Westside Area Plan will also satisfy the State law
requirement for the Shasta County ALUC to adopt a comprehensive land
use plan (CLUP) that provides for the orderly growth of Benton Airpark and
the surrounding area.
The Westside Area Plan comprises 4,100 acres, or nearly 6.5 square miles,
and is generally bounded on the north by the Sacramento River, on the west
by the City's sphere of influence, on the south by Powerline Road and
Canyon Creek, and on the east by Olive Avenue. Figure 1 depicts the
location of the plan area. The boundary was drawn taking into
consideration the following:
► Benton Airpark and the area it impacts;
► Noise from aircraft;
► Runway clear zones;
► Existing development and potential for future development;
► Natural boundaries such as canyons, mountains, streams and the
Sacramento river;
► Sphere of Influence boundary;
► Street patterns and transportation corridors;
► Neighborhood identity; and
► Centralized facilities such as parks and schools.
Page 1
6
!% UPPER STILLWATER
■
AREA PLAN
N ;
a
�♦ ■■■••••••••■■■•••■� a:
Nowon
■
.t QUARTZ HLL RD. ; .• igo
AREA PLAN BUCKEYE ;•• me
.� .: AREA PLAN a•
oa
on
a PPER CHURN; , no
•.
CREEK AREA :a a
•�:♦ •••. PLAN .♦i
♦•♦ :a
= •
t • • • �: L
( ••. MIDDLE
C M C.�HUURRNN �
•• CREEK :a
• _ AREA MIDDLE STILLWATER
•• ti PLAN :: AREA PLAN
01
a . ■•q a i ...... i
DO O •''�••'♦
N �
♦ 4
STSIDE
PLAN , on "` son as as
i
h ..• :a Muse message
.... ■a
•••••••••••••� :: ENTERPRISE �;
AREA PLAN
M � ;a i
■•'■■ /� see
• , "• an
■ a; a; REDDING
•
•• •
TEXAS SPRINGS .. CASCADE I soMUNICIPAL
AREA PLAN is AREA PLANPORT a
CHU CREEK PLAN
_ BOTTOM ■ M .;-„
•••■M�..■� AREA
go
tiu■■us■■■■■■■••■••••■■
$ :
•
via a
■
■
PLANNING AREA BOUNDARY •'♦ ��
■
•..se•■ '. ■e■■■■■e■••■••1
k
Figure 1 - Plan Area Location Map
Page 2
i
0 •
The existing General Plan in this area has not been comprehensively updated
since 1970. Over time, there have developed many inconsistencies
between the General Plan and actual construction. In many cases, the
"Greenway" classification does not match the actual steep slope
topography or floodplains, as determined by the Federal Emergency
Management Agency (FEMA). Some General Plan classifications depicted
on the existing General Plan no longer are in use as classifications. The
Westside Area Plan will "clean up" these inconsistencies and more
accurately reflect the present natural and man- made conditions in the area.
B. Nature of an Area Plan/CLUP
Area plans are specialized plans that address a particular region or
community within the overall Planning Area. An area plan is adopted in the
same manner as a General Plan amendment. It refines the policies of the
General Plan as they apply to a smaller area and is implemented by
ordinances such as those regulating land use and subdivision.
An area plan must be internally consistent with the General Plan. The
Redding General Plan is comprised of seven mandatory and two optional
elements, as follows: Land Use, Circulation, Housing, Noise, Safety,
Seismic, Conservation and Open Space, Scenic Highways, and Recreation.
The policies contained in the Upper Churn Creek Area Plan are consistent
with policies in these documents, which are incorporated herein by
reference. Copies of the General Plan and its individual elements are
available for purchase and/or review at City Hall in the Department of
Planning & Community Development, 760 Parkview Avenue, Redding,
California 96003.
The City of Redding completed a comprehensive revision of its Land Use
Element of the General Plan in 1992. An important component of this
action was the adoption of a work program which over a ten-year planning
period will develop new or revise existing area plans covering the City's
entire Planning Area. The Westside Area Plan/CLUP is the first of thirteen
new or updated area plans intended to be a more detailed and focused road
map of the General Plan to guide development in the various neighborhoods
of the City.
As noted, the Westside Area Plan will also serve as the Benton Airpark
Comprehensive Land Use Plan (CLUP). Public Utilities Code Section 21675
describes the CLUP as:
". . . a comprehensive land use plan that will provide for the
orderly growth of each public airport and the area surrounding
the airport within the vicinity of the airport and the public in
general. The commission plan shall include a long-range
Page 3
f'
I
master plan that reflects the anticipated growth of the airport
during at least the next twenty years. In formulating a land
use plan, the commission may develop height restrictions on
buildings, may specify use of land, and may determine
building standards, including soundproofing adjacent to
airports, within the planning area."
C. Airport Layout Plan
The comprehensive land use plan must also include a long-range master
plan or an airport layout plan (ALP), as determined by the Division of
Aeronautics of the Department of Transportation (Caltrans),that reflects the
anticipated growth of Benton Airpark during at least the next twenty years.
In July 1991 , the City received approval from Caltrans of the airport layout
plan for Benton Airpark.
The airport layout plan is depicted in Figure 2 and identifies the anticipated
limits of airport operations, existing facilities, and planned future
improvements, including:
i
1 . Areas for future hangar development east and west of the runway at
the south end of the airport;
2. A future above-ground fuel tank farm west of the runway at the
south end of the property adjacent to the future hangar development;
3. A future heliport on the east side of the runway adjacent to the park;
4. A future wind tee west of the runway south of the future hangar
development;
5. A runway safety overrun at the south end of the runway that would
provide an added margin of safety for overshoots which may occur
on Runway 15 takeoffs or landings, and would also enhance safety
in the event of undershoots occurring on Runway 33 landings;
6. A fly-in airport campground west of the runway and south of Placer
Street that will incorporate tie-down areas, vehicle parking, an open-
air covered pavilion, toilet facilities and landscaping; and
7. A California Highway Patrol air operations facility consisting of a
hangar/office complex with associated parking apron and facilities.
Proposed on the east side of the runway at the south end of the
runway and adjacent to Airpark Drive.
P
f
Page 4
r
It-III
Its
_q:
` W �
• ; pZO
O 3
GayPico�
it
�a
It
Figure 2
ILJ
Page 5
i'
D. Objectives of the Area Plan/CLUP
The Westside Area Plan/Benton Airpark Comprehensive Land Use Plan has
>:€ been prepared pursuant to State legislation and intends to safeguard the
general welfare of the residents within the area of influence of Benton
Airpark and to assure the safety of air navigation on and about the environs
of the airport. The major objectives of the plan are:
1 . To establish a comprehensive planning guide to future public and
private development in the plan area;
2. To refine the "Greenway" classification so that it matches actual
h steep slope topography and floodplains, as determined by the most
current Federal Emergency Management Agency (FEMA) information;
i
3. To eliminate land use classifications which are erroneous or no longer
exist;
4. To provide a mixture of housing types and densities and to establish
residential land use classifications that reflect existing development
s+. densities in established neighborhoods not likely to redevelop during
the life of the plan;
5. To recognize the important role of Benton Airpark as a public-use
airport and to protect the public investment in the airport;
6. To protect the public from the adverse effects of aircraft noise and
to comply with airport noise standards mandated by the State of
California;
7. To prevent development that could lead to safety problems for air
travelers and persons residing or working in the airport environs;
I
r 8. To ensure implementation of the Benton Airpark Airport Layout Plan;
p
q
9. To comply with the operational and safety requirements of the
Federal Aviation Regulations;
10. To provide an efficient vehicular circulation system which is
consistent with the goals and standards set forth in the City's I
Congestion Management Plan; 1'
S
1 1 . To preserve the aesthetic qualities of the plan area;
12. To provide a full range of adequate community services;
1 :fit
13. To provide a development pattern that allows for the efficient and
financially feasible delivery of urban services;
14. To provide sufficient commercial land for the convenient shopping
needs of the plan area;
r
Page 6
15. To minimize land use conflicts;
16. To preserve open space and minimize disruption of existing
vegetation and wildlife resources on steep slopes and within
floodplains;
17. To provide for the active and passive recreation needs of residents
of the plan area and those nearby; and
18. To plan for and accommodate a share of the anticipated population
growth of the community over the planning period.
E. Assumptions
The Westside Area Plan/CLUP is based on the expectation that strong
development growth pressures will occur in the plan area during the next 20
years. The plan area is located in west Redding and is convenient to
Central Redding with its offices and shopping opportunities, Mercy Hospital,
Highway 299W, Highway 273, Placer Road, and regional recreation
amenities such as Whiskeytown Lake. As a result, the following
assumptions are made regarding what will happen:
► It is assumed that the majority of the area will be served by sewers
during the 20-year life of the Area Plan. Presently, sewage disposal
in the plan area is by City of Redding sewer or by septic tank. It is
also assumed that water will be available to the entire plan area
through the City of Redding, Centerville Community Services District,
or the Shasta Community Service District. Water service to the plan
area is presently provided by these three entities or by well systems.
Enlargements or additions to existing sewage and water facilities will
be required and will generally be accomplished as development
occurs through formation of assessment districts or by individual
owner financing.
► The Westside Area Plan/CLUP comprises 4,100 acres and vacant
developable land accounts for approximately 1,092 acres, or 27
percent of the plan area. There are 2,369 dwelling units in the area
and the estimated 1992 population is 6,887 persons. In addition to
the existing dwelling units, there is the potential to add another 253
units by infill within existing subdivisions, as depicted in Table 1 .
There are also several approved tentative subdivision maps within the
plan area that could result in the construction of 380 additional units,
as shown in Table 2.
► The Area Plan projects development of 5,915 dwelling units at full
build-out. It is assumed that infill development within existing
subdivisions will occur within the next five years and that
Page 7
r
TABLE 1 II
DEVELOPMENTS IN PROGRESS
Subdivision Recorded Vacant Anticipated
Name Lots Lots Units
Almaden Estates 14 8 8
The Knolls 48 28 28
Mary Lake (Units 9 & 10) 57 20 20
Ridgeview 113 77 77
Stoneridge 28 21 21
Sunset Court 9 7 7
Westgate Village 52 30 30
Westside Estates 85 62 62
Total: 406 253 253
�i
I
TABLE 2
I
APPROVED TENTATIVE SUBDIVISIONS II
Subdivision Name Total Acres Approved Lots/Units
Country Heights (Unit 9 & 10) 80 84
Cumberland Heights 4 12
Mary Lake (Unit 1 1) 7 18
Mary Lake (Unit 12) 23 54 h
Westridge Estates 74 203
I!
Wheeler Estates 18 9
i.
Total: 206 380
I,
G
i
Page 8 jl
development of the approved tentative subdivisions will occur within
the next five to ten years. Overall, it is estimated that 90 percent of
the plan area will be developed over the 20-year life of the Area Plan.
The major factor limiting development in the western portion of the
plan area is the availability of sewer. Generally, properties in this
portion of the plan area that are west and south of Mary Lake
Subdivision must wait for sewer trunk lines to be extended to serve
the area. The timing of sewerline extensions is largely dependent on
real estate market conditions, the cost of installing the infrastructure,
and the ability to form assessment districts to extend the sewer.
The absence of sewer lines may result in large lot development or no
development for some properties.
► It is estimated that the current plan area population is 6,887 persons.
At full build-out under the Area Plan, the population could grow to
over 17,000 persons. This increase in population will necessitate the
development of additional park facilities within the plan area.
► Within the plan area, it is estimated that 961 elementary school
students and 521 high school students are generated from existing
development. At full build-out under the Area Plan, these numbers
could grow to 2,379 elementary school students and 1,307 high
school students. Although the affected school districts have not
requested reservation of school sites within the plan area, the
increase in number of students will have an impact on area schools.
► Development at densities proposed under the plan will generate an
increase in traffic volumes over existing traffic levels and will impact
major arterials inside and outside the plan area. Existing traffic
volumes within the plan area are estimated to be 53,000 vehicle trips
per day. Under the Area Plan, this figure could increase to 95,353
vehicle trips per day.
As a consequence, it will be necessary to upgrade existing
designated arterials and construct new arterials and collector streets
to provide adequate capacity and level of service for the projected
volumes. Primary among the needed improvements will be the
construction of Buenaventura Boulevard between Placer Road and
Canyon Creek Road, widening of Placer Road between Airpark Drive
and the City's sphere of influence boundary, and the extension of
Lakeside Drive around Mary Lake to connect to Eureka Way and
installation of traffic signals at various locations. It will also be
necessary for the Area Plan to take into account traffic generated
from west of the plan area along Placer Road and Highway 299.
Page 9
P
• i
► It is assumed that the Benton Landfill site, which was closed in early
1991 , will be capped and security-fencing installed per the closure
plan pending approval by the State. The area will not be developed j
during the life of the plan and is classified as "Public or Institutional"
on the Area Plan.
i
► Benton Airpark will continue to play an important role as a public-use
airport. In addition to other improvements planned at the airport, as
discussed in the Benton Airpark Layout Plan, it is expected that the
number of based aircraft will increase from 127 to approximately
165 during the life of the plan. Based on the physical constraints of
runway length and parking capacity, the number of annual operations
during the next 20 years is not expected to exceed 90,000. The
current activity level is estimated at 60,000 annual operations.
F. Regulatory Status
As envisioned, the Westside Area Plan/Benton Airpark Comprehensive Land
Use Plan will serve as a guide for future private and public development in
the plan area. As a comprehensive land use plan, it will provide for the
orderly growth of Benton Airpark within its boundaries and the area
surrounding the airport, and will safeguard the general welfare of the
inhabitants within the vicinity of the airport and the public in general.
Periodic updating of the Area Plan will be necessary as conditions in the
area change. Once adopted by the Redding City Council and Shasta County
Airports Land Use Commission, any additions or deletions from the
document will be by General Plan amendment. Such amendments should
be referred to the Redding Airports Commission for its review and must be
referred to the ALUC before being adopted by the City. The ALUC has 60
days to determine whether the proposed action is consistent with the
comprehensive land use plan. If the ALUC determines that the proposed
action is inconsistent with the plan, the City Council must either modify the
proposed action or overrule the ALUC's determination by a two-thirds vote
after a public hearing.
Although the comprehensive land use plan may be reviewed as often as
i
necessary in order to accomplish its purposes, it cannot be amended more
than once in a calendar year. This is significant since State law allows the
City's General Plan to be amended up to four times per year. Since the
Area Plan and CLUP are a combined document, amending the General Plan
for the area will be limited to once per year.
r
I
I
I
r
i
Page 10 �'
• •
By including property outside of the City limits in the west and southwest
portions of the plan area, the plan also serves to identify the City's land use
policy in anticipation of possible annexations. This should also allow
coordination of street, park, and utility planning between the different
agencies.
A determination of consistency with the Area Plan will be the same as a
determination of consistency with the General Plan. If there is a conflict
between the Area Plan and the overall General Plan, the more restrictive
standard or policy shall prevail. Through adoption as a General Plan
amendment, the land use pattern of the Area Plan, as presented on the
exhibit at the end of this document, is directly incorporated into the land
use map of the Redding General Plan, thereby superseding previous land use
designations.
While this plan sets forth many proposals for implementation, it does not
establish new regulations nor does it rezone property. The preparation or
amendment of any City ordinance, such as zoning, subdivision, building, or
other development control, must be enacted separately through the regular
legislative process. In the absence of such regulations or when already
adopted regulations clearly conflict with the Area Plan/CLUP, the Area
Plan/CLUP shall act as a guide for the development of public and private
projects and the making of findings of consistency until such time as new
regulations are adopted to implement the plan. Regulations contained in
this Area Plan do not apply outside the plan area.
G. Environmental Review
Development of the Westside Area Plan/CLUP is an activity which consti-
tutes a "project" as defined under the California Environmental Quality Act
(CEQA). As such, it is subject to all regulations contained under that law.
Draft EIR-1-92 was prepared to evaluate the impacts associated with the
Area Plan/CLUP. The notice of preparation was submitted to the State
Clearinghouse and responsible agencies in February 1992. Upon comple-
tion, the draft EIR was circulated to all affected agencies and interested
persons for the mandatory 45-day review period on November 13, 1992.
A public hearing to accept public comment on the draft EIR was held before
the Redding Planning Commission on January 12, 1993. Notice of the
public hearing was published in the Record Searchlight on December 9,
1992 and December 23, 1992. At the conclusion of the hearing, the
Planning Commission referred the draft EIR along with comments received
back to staff for preparation of Final EIR-1-92. Final EIR-1-92 was certified
as adequate by the Planning Commission on June 22, 1992. It is the City's
intent that the following policies will guide future environmental studies
within the plan area:
Page 11
r
1 . EIR-1-92 is a program EIR and shall be used for subsequent projects, j
such as subdivisions or large-scale development plans that are
consistent with this Area Plan/CLOP.
2. When subsequent projects are submitted to the City, an Initial Study
will be used to determine if additional environmental studies will be
needed.
3. If there are aspects of the project that may have a significant effect
on the environment and have not been adequately addressed by
EIR-1-92, then a supplement to the EIR or a new EIR should be
prepared.
4. The mitigation measures listed in EIR-1-92 form the basis for a
mitigation monitoring program intended to be utilized during any
discretionary permit review in the plan area. A copy of the Mitigation
Monitoring/Permit Compliance Checklist is presented in Appendix B.
H. Adoption of the Area Plan/CLUP �I
The Redding Planning Commission recommended approval of the Area
Plan/CLUP to the City Council at a public hearing conducted on June 22,
1993. Subsequent to that meeting, the City Council conceptually approved
the Area Plan/CLUP at a public hearing conducted on July 20, 1993, and
forwarded the document to the Shasta Airports Land Use Commission
(ALUC) for their acceptance and approval. Shasta ALUC approved the
Westside Area Plan/Benton Airpark Comprehensive Land Use Plan at a
public hearing held on August 25, 1993 (Resolution No. 94-001). The final
action, by the City Council, was to adopt an implementing resolution
(Council Resolution No. ) on October 5, 1993.
4
I.
1
I
I'
Page 12
II. EXISTING CONDITIONS
A. Land Use
The plan area comprises 4,100 acres, or approximately 6.4 square miles.
Approximately 3,260 acres, or 79.5 percent of the area, is within the City
limits. Residential uses and undeveloped land predominate in the area.
Vacant developable land accounts for 1 ,092 acres, or 27 percent of the
total area. Residential land use accounts for 1 ,1 13 acres, or approximately
27 percent of the total acreage. The plan area includes 2,369 dwelling
units: 2,181 single-family residences; 25 mobilehomes located
predominantly outside the City limits to the west; and 163 multi-family units
consisting of 18 duplexes, a 4- and 9-unit complex at Olive and Eureka
Way, a 10-unit complex on Old Eureka Way, and 51- and 53-unit complexes
located on Pioneer Drive. Overall, residential densities average 2 to 2.5
dwelling units per acre within the plan area.
Approximately 348 acres, or 8.5 percent of the total acreage within the
plan area, can be characterized as Public or Institutional. Centrally located
in the plan area are: Redding Fire Station No. 2; the Redding headquarters
for the National Guard Armory; the Foothill Water Treatment Facility; and
City-owned water storage tanks. Benton Airpark and the Benton Landfill are
located on the eastern portion of the plan area. The Eureka Way Electric
Substation is located in the northwestern section of the plan area. Shasta
and Foothill High Schools, Pioneer Continuing Education School, Manzanita
Elementary School, as well as St. Joseph Elementary School, are located in
the northeastern portion of the plan area. St. Joseph Mausoleum and
Cemetery are located off Eureka Way in the northwestern portion of the
plan area.
Churches and hospitals are also categorized as quasi-public land uses and
account for 35.6 acres, or less than one percent of the total acreage. Four
churches located throughout the plan area include the Church of Jesus
Christ of Latter-Day Saints, St. Joseph Church, Seventh-day Adventist
Church, and Pilgrim Congregational Church. Other quasi-public uses
include: Redding Specialty Hospital (84 beds); Patient's Hospital (6 beds);
and a 19.6-acre public shooting facility owned and operated by the Shasta
County Peace Officer's Association, which is located off Record Range
Road west of Mary Lake.
Park land accounts for 43.1 acres, or one percent of the total acreage
within the plan area. Seven designated parks comprising 43.1 acres include
Foothill Park (0.5 acres), Rolling Hills Park (1 .0 acres), T R Woods Memorial
Park (3.0 acres), Benton Airpark (2.3 acres), Mary Lake Park (30.0 acres),
Indian Hills Park (1 .3 acres), and Ridgeview Park (5.0 acres). Open Space
Page 13
h
represents 1 ,430 acres, or nearly 35 percent of the plan area. This includes
land which is over 20% slope, that is within the 100-year floodplain, or
dedicated to the City of Redding for passive open space or trail purposes.
Commercial land uses including office/personal service, retail, and service
commercial uses, account for less than 1 percent of the land in the plan �.
area. Retail and office/personal service uses are concentrated along the
Eureka Way corridor and include medical and dental offices; Sunset Plaza
shopping center; a commercial nursery; a dental mall; a mortuary; and fast
food restaurants. Professional and medical offices are also concentrated
along Airpark Drive. This office district includes several medical offices; the
Northern California Highway Patrol headquarters; and CH2M Hill offices, a
major employer in Redding. A mini-warehouse facility, a 7-11 retail store, j
and a neighborhood shopping center are located on Placer Street, west of
the Benton Airpark.
Another 870 acres of land is currently under public ownership. The majority
of this land will be retained in public ownership and will not be developed
further. These include uses such as school sites, public facilities and dedi-
cated parks and open space. It is assumed that approximately 208 acres
will not be retained in public ownership and will eventually be developed.
Table 3 identifies the land use type and amount existing in the plan area.
B. Population
Redding's population as of January 1 , 1993, was estimated to be 75,612
persons; by the year 2000, the population is expected to be around
102,000; and by the year 2010, the projected population is expected to
reach 135,000 persons. The City will experience growth through the fore-
seeable future, however, a gradual reduction of the population growth rate
is expected which will be a result of the gradual convergence of housing
costs and job growth toward statewide averages as the City gets larger.
The estimated population within the plan area is 6,887 persons. The
population figure is based on an assumption of 3.0 persons per single-family
household, 2.0 persons per mobilehome and duplex households, and 1 .75
persons per multiple-family household, as displayed in Table 4.
C. Topography and Soils II
The topography in the plan area is predominantly hilly with approximately
700 acres, or slightly more than 17 percent of the plan area exceeding 20%
slope. The northern and western portions of the plan area are foothill, the
southern portion canyon/plateau.
i
Page 14
TABLE 3
EXISTING LAND USE
LAND USE ACRES PERCENT OF TOTAL
RESIDENTIAL 1,113.00 2715%
Single-Family Residential (2,181 Units) 1,059.20
Duplex (36 Units) 3.30
Multiple Family (127 Units) 5.50
J Mobilehome/Trailer (25 Units) 45.00
SERVICE COMMERCIAL 3.00 .07%
Mini Storage 2.50
Auto Service .50
OFF/CE/PERSONAL SERVICE 27.50 .67%
Professional Office 11.50
Medical Office 16.00
RETAIL 7.50 .18%
Shopping Center 4.00
Convenience Store (7-11) .50
Restaurant 2.50
Plant Nursery .50
PUBLIC/INSTITUTIONAL 348.28 8.60%
Public Schools 81.28
Private School 9.00
Cemetery/Mortuary 6.50
Fire Station 2.00
National Guard Armory 2.00
Water Treatment Facility 39.00
Water Tanks 3.25
Electric Substation 5.25
Benton Airpark 110.00
Benton Landfill 90.00
QUASI PUBLIC 35.60 .87%
Churches 11.00
Hospitals 5.00
Firing Range 19.60
71
PARKS/RECREATION 1,473.10 35.93%
Parks 43.10
Greenway 1,430.00
DEVELOPABLE VACANT LAND 1,092.02 26.63%
-----------------------------------------------------------------------------------------------------------------------------------------------
TOTAL: 4,100.00 100.00%
Source: Department of Planning & Community Development -July 1992
6
7
Page 15
n
I
TABLE 4 4
Ii
PLAN AREA POPULATION
Residential Classification Number of Units Population Factor Population
i
Single Family 2,181 3.0 6,543
1
Mobilehome/Trailer 25 2.0 50
Duplex 36 2.0 72
Multiple Family 127 1 .75 222
I
TOTAL: 2,369 6,887
Source: Department of Planning and Community Development -July 1992
i
Page 16
Canyon/plateau terrain predominates south of Placer Road in the drainages
of Canyon Hollow Creek and its tributaries, and is also located in the
northern portion of the plan area north of Eureka Way where the Sacra-
mento River floodplain rises steeply to plateau, and the drainages of Jenny
Creek and Salt Creek cut through the terrain. Canyon/plateau terrain is typi-
fied by steep ravines with slopes of 30-50% rising to relatively level
ridgetop areas.
In the western portion of the plan area, rolling plateau in the Mary Lake area
rises to foothills along the western edge with slopes ranging from 3%
around Mary Lake to 40% on the hillside south of Record Lane.
East of Buenaventura between Placer Road and Eureka Way, the terrain is
hilly with slopes to 30% in the area of the foothill reservoir. The eastern
edge of the plan area slopes downward toward the valley floor below at
slopes of 6% or greater.
Elevations in the plan area range from a low of 500 feet above mean sea
level (MSL) in the canyon bottoms and the Sacramento River floodplain to
a high of 1 ,080 feet above MSL in the foothills in the western portion, with
an approximate 700 foot elevation predominating in the plateau areas. East
of Buenaventura between Eureka Way and Placer Road, elevations in the
hills surrounding the foothill reservoir reach approximately 900 feet.
In 1974, Shasta County soils were surveyed in a cooperative effort by the
University of California Agricultural Experiment Station, the U.S. Forest
Service, and the California Division of Forestry. The survey provides a good
inventory of soil patterns, types, qualities, and characteristics, which are
useful in identifying potential problem areas, such as those associated with
erosion, landslides, and soil expansiveness.
The soils in the plan area fall into nine different soil series, representing over
twenty different soil classifications, and are graphically depicted and
described in more detail in Environmental Impact Report EIR-1-92. As a
general rule, soil classifications that have high or very high erosion potential
are contained within the "Greenway" classification as depicted on the Area
Plan.
D. Water and Sewer
Water service to the bulk of the plan area is primarily provided by the City
of Redding. The southwest portion of the plan area is served by the
Centerville Community Service District, and the Shasta Community Service
District serves the northwest portion. Figure 3 depicts the service
boundaries of the three entities. The City's service area boundary reflects
the approved Bureau of Reclamation main contract boundary for Redding.
Page 17
MEN
`i •�..=■o■g■■■■■■agogRoom
■■■■■..
gg
on fill
iii//,�/iii.,,,,,,i/i��%//%//..',./ • `��aOU■■■■■/
lo-
SHASTA COMMUNITY
SERVICE DISTRICT
'ice i•♦• f1�♦�..A�.. .� ♦♦♦ /�� � ♦ �4 � �
pll► 1O /�•�n �� •� i
,�� �Iirt1 /♦111111\\�\♦ � gyp■• of.
-��=-� ♦�,
''� ' i■01►�1�11111111��`��■��� \GN.Uq\N�a���-'�J ♦•G_:)
_` ./ ' � ♦gl.���i1— '��,♦...:�i sr ally .i�.■��
�,' � -'� ��� ,` � j.■p\•\p•� ►p♦•►� ��i:� •%ins%'dal G.j•S 1
'11 �I�� �� •■■.♦� .•••`• \\11: ilk.1111 ����� .�
//II((/�♦� • � � '� �•�:= i�-`�.''a Nal
�� I► ♦ . ��, __:� %'s;����•tea`1"\I����
.ivy// 2` i i. ��� •♦ ♦ � ■IPp.• ��� a j� . _ .1f. •N 1
, I /i.i�..:��►�•�•���Ifni �:_`t �i'
♦��. ♦••��`�`♦. �i i�♦,♦♦,,�C``I��III,IIIIIIIII�•�q � .-. •
i ♦. ♦•• 0�=�♦��•�I♦•�11 11 Ibj � /1111 IIU.muna■
� � �'♦�■���it���iirrr♦•A nn■a ♦•1 �
rx
Ot
OF
IN
�•► G =�;=.♦� ���q♦♦\ � u♦�� �lug
googol
ft,"111111 Nor
IVA
■_ .. ..... a 7♦Ifi ■■■■� ♦
•� �,..�.,;-; �•4 �• ♦ ��■ �_=i �� q•/111♦.
. � ♦ �'�'� ..., •• • ••ice•■� � � ► �
f� i� i♦�1
� ��j j• .�
r�..':.,�;;��t•����1 ,, moi:•-'
milk
FIN
also
� �■��� � \��•:11111,=,� �;.'.•��
As areas within the Centerville CSD boundary are annexed to the City of
Redding, water will continue to be provided by Centerville CSD pursuant to
the terms of Annexation Agreement #1655 between the City of Redding
and Centerville CSD, which was executed May 2, 1983. Per this
agreement, should Centerville CSD be unable to provide adequate water
service at some future date, water will be made available from the City of
Redding in accordance with adopted standards, policies, and payment of
fees or connection charges.
Virtually the entire plan area is within the City's Regional Sewer Service
boundary, as depicted in the 1987 Master Sewer Plan. The outlying areas
in the western portion of the plan area and newly annexed areas along
Placer Road, where sewer service is not presently available, are served by
on-site septic systems. Approximately 140 units presently rely on septic
systems. The 1987 Master Sewer Plan identifies the facilities which will be
needed to serve the area, and is based upon development under the existing
1970 General Plan.
Within the Regional Sewer Service boundary, sewer service will be provided
by the City in accordance with adopted policies, standards, and charges.
Sewer service to areas south of Mary Lake Subdivision, on both sides of
Placer, will require the westerly extension of the Canyon Creek trunk line
from its present location at the intersection of Canyon Creek Road with Blue
Gravel Canyon. Timing of trunk-line extensions depends on how quickly the
area develops and what annexations occur. Sewer lines are extended by
property owners in accordance with the Master Sewer Plan through an
assessment district when they want service.
As noted, the 1987 Master Sewer Plan is based upon the existing General
Plan. The portion dealing with the Clear Creek Watershed is expected to be
updated within the next two years and will incorporate changes to the
General Plan and sphere of influence.
E. Flooding and Drainage
Flooding potential exists along the northern boundary of the plan area,
adjacent to the Sacramento River and along Jenny Creek and Mary Lake.
The plan area also contributes to flooding potential outside the area, such
as Canyon Creek at Highway 273. Lands along the Sacramento River are
prone to flooding which occurs during intense rain storms from September
to April. Storm flow is intensified when the ground is frozen or saturated
and little infiltration occurs, or when melting snow is added to storm runoff.
Page 19
{
The Federal Emergency Management Agency (FEMA) has mapped the 100-
year floodplain of the Sacramento River, Jenny Creek and Mary Lake. The
M;
floodplain is the area where there is a one-percent chance that inundation
'. would occur in any given year. These areas are depicted as "Greenway" on
the Area Plan. The Area Plan also delineates "Greenway" for probable
floodplain areas of Salt Creek, Middle Creek, and portions of the Canyon
�
Hollow tributary which have not been mapped by FEMA. The Canyon Creek� Y I
area is also the headwater for Calaboose Creek and Linden/Parkview Ditch,
downstream from the plan area. Because development in a floodplain can
impair flood flows causing flooding in upstream areas, the State
Reclamation Board has statutory authority to regulate uses of and
construction in designated floodways. The City of Redding uses subdivision
controls, use permit conditions, and zoning district overlays to limit inappro-
priate development in floodplains.
F. Police and Fire
Within the City limits, police protection in the plan area is provided by the
ReddingPolice Department. Outside the Cit limits, law enforcement in the
P Y �
plan area is provided by the Shasta County Sheriff's Department. The area
is patrolled by Beat 6 of the Redding Enforcement Division, dispatched from
the Knighton Substation located at Knighton Road and Interstate 5. As j
portions of the plan area are annexed into the City, the Redding Police
Department would become responsible for law enforcement. j
H
In an effort to consolidate 911 call taking and public safety dispatching of
law enforcement, fire and rescue services, the Cities of Redding and
Anderson and the County of Shasta have jointly formed the Shasta Area
Safety Communications Agency, SHASCOM. The agency will operate a
°$ joint dispatch center and consolidated records facility that will greatly j
increase coordination between agencies during emergencies. The new
SHASCOM dispatching facility will be located within the plan area on a site
A south of Placer Street and west of the Benton Airpark, adjacent to the '
National Guard Armory. It is now in the design phase and expected to be
constructed and in operation by late 1993.
j Fire constitutes a tremendous hazard to the Redding Area. Two types of
hazard exist: wildland fires, primarily in the steep canyon areas; and
structural or developed area fires. Both types pose a threat in the plan area.
In developed areas fire is for the most part due to faulty construction,
inadequate electrical or heating systems, or carelessness, rather than natural
causes. Fire danger is both from fire directly, and indirectly from wind
blown cinders which could set shake roofs on fire or start secondary fires. j
Page 20
Within the City limits, fire protection and emergency medical response is
provided by the City of Redding Fire Department. The plan area is primarily
served by Fire Station No. 2, located west of Benton Airpark at 3491 Placer
Street; Fire Station No. 1 , located in the downtown area at Shasta and East
Streets; and Fire Station No. 3, located east of the southern boundary of
the plan area on Canyon Creek Road near its intersection with Westside
Road. The planned extension of Buenaventura Boulevard from Placer Street
to Highway 273 will call for the realignment of the Canyon Creek Road
intersection and the possible closure and/or relocation of this station. The
1991 Fire Task Force recommends construction of a new station on Texas
Springs Road in order to serve both existing and newly annexed areas
effectively. The Department's ISO rating, or fire insurance rating, is three
on a scale from 1-10, where ten is "unprotected" and one denotes
maximum protection.
Fire protection in the plan area outside of the City is the responsibility of the
CDF through a contract with Shasta County. CDF, in turn, has a contract
with the Centerville Volunteer Fire Department to man the CDF fire station
located south of the plan area on Placer Road, adjacent to the Olney Park
subdivision.
The City and the California Department of Forestry and Fire Protection have
entered into a Mutual Threat Zone Agreement that provides that CDF will
assist in fire suppression, especially wildland fire, within the "mutual threat
zone" around the City. The mutual threat zone is a ribbon of land roughly
one-half mile to one-mile wide, both inside and outside the City limits.
Conversely, under the agreement, if a fire occurs outside the City limits in
the County but inside the mutual threat zone, the City will assist in fighting
the fire. The City has also entered into an Automatic Aid Agreement with
Shasta County for structure fires.
G. Electricity, Gas, Telephone, and CATV
Electricity in the plan area is provided by the City of Redding and Pacific
Gas and Electric (PG&E). It is the policy of the City of Redding to be sole
provider of electric service to electric utility customers within the City limits.
As areas annex, City electric service will be made available when electric
facilities can be purchased or otherwise provided to the owners in
accordance with adopted policies, standards, and charges of the City of
Redding and based on a logical extension of the City's electric distribution
system. PG&E provides electricity to a portion of the plan area, however,
it is unknown how many customers are served.
Pacific Gas and Electric is the sole provider of natural gas to the plan area,
with approximately 1 ,600 customers (1992). Pacific Bell Telephone and,
Page 21
inside the City limits, Viacom Cablevision service is available to the plan j
area by extension of existing service lines. Outside the City limits in the
Centerville area, cable service is provided by Marks Cable. Pacific Gas and
Electric, Pacific Bell Telephone, and Viacom Cablevision maintain
underground lines throughout the plan area. The City of Redding Building
Division advises all contractors to contact USA Underground Service Alert
(1-800-642-2444) prior to excavation, in order to determine if underground
utilities arep resent and their exact location.
H. Solid Waste
i
During the early part of 1991 , the City-owned Benton Landfill reached
capacity and was closed. The Benton Landfill closure plans have been
submitted to the State and are currently under technical review. The plan
includes installation of a final cover, improved drainage facilities, perimeter
gas-extraction system, supplemental ground-water monitoring wells, and
site security fencing to limit public access. The final cover is expected to
be a four-foot-thick earthen cap which will include strict permeability
standards and a one-foot-thick vegetative layer.
The City of Redding currently utilizes the Shasta County West Central
Landfill located near Igo. A joint use agreement has been entered into in
which the County owns but the City operates this facility. It is expected
that the City will utilize the County's landfill for a period of 30 years.
Future landfill needs may be met by development of a new site at
southwest Oregon Gulch, south of the plan area. The environmental
impacts anticipated with the development of the 135-acre landfill site are
evaluated in EIR-4-81 , Potential Sanitary Landfill Sites at Canyon Hollow
and Oregon Gulch, prepared by the City of Redding.
On the site of the recently closed Benton Landfill near the National Guard
Armory, the City also operates the Benton Transfer Station which offers a
large scale composting operation and several recycling programs. Final
closure plans for the landfill, however, will necessitate its closure and sub-
sequent relocation to a site off Viking Way in northeast Redding.
Construction of the new facility should begin in the summer of 1993. r
In areas under County jurisdiction, solid-waste disposal is assigned to
private refuse-collection companies in accordance with franchise
i
agreements. In newly annexed areas, City of Redding solid waste collection
will be provided to residents only after five years, per State law, as long as
the private provider can match the City's rates and level of service or when
the existing collector chooses to discontinue service.
Ii
f
Page 22
P
1. Street Maintenance
The City of Redding Streets Division of the Public Works Department is
responsible for maintaining streets, street sweeping and storm drain
maintenance within the City limits. Streets on the County Road Log are
maintained by Shasta County Public Works Department. Upon annexation
to the City of Redding, existing streets shown on the County Road Log will
be maintained by the City only to the extent they are presently improved.
State Route 299 (Eureka Way) is maintained by Caltrans.
J. Parks, Recreation and Open Space
Within the plan area there are 198.4 acres of designated public recreation
land. There are five developed parks comprising 37 acres and two parks
representing another 6.3 acres currently under construction and scheduled
to be completed by the summer of 1993. There are also 155.15 acres of
dedicated open space, including 44.15 acres traversed by the Sacramento
River Trail. The existing parks sites and open space areas are depicted on
the Area Plan and are listed in Table 5.
Lands designated open space account for 155.15 acres within the plan area
and include slopes in excess of 20%, and 100-year floodplains of the
Sacramento River, Mary Lake, and Jenny Creek. With the exception of a
.2-mile trail between Foothill Boulevard and Eureka Way, trails within the
plan area are located within open space areas.
Along the south bank of the Sacramento River, the Sacramento River Trail
traverses 44.15 acres of open space. New feeder trails have recently been
completed that connect the south side of the trail to Shasta and Pioneer
High Schools, Mary Street neighborhood, and the Lower Sunset Terrace
Subdivision.
K. Schools
The elementary level education needs of the plan area are currently served
by the Redding, Grant, and Shasta Union Elementary School Districts.
Figure 4 depicts Elementary School District boundaries.
The Redding Elementary School District provides instruction for the majority
of elementary age children in the plan area. Grades K-5 attend Manzanita
Elementary School, located between Placer Street and Eureka Way on
Manzanita Hills Avenue. Grades 6-8 attend Sequoia Middle School, located
to the east of the plan area. Grant Elementary School District provides
instruction for a limited number of students residing in the southwest
portion of the plan area.
Page 23
TABLE 5
PARKS AND OPEN SPACE
i�
i
i
TYPE ACRES DESCRIPTION
Mini Parks
i
Foothill Park 0.5 Open Lawn Area
j
Rolling Hills Park 1 .0 Open Lawn/Paved Pathway
Neighborhood Parks
T.R. Woods Memorial Park 3.0 Open Lawn/Basketball Court
Indian Hills Park 1 .3 Completed by Summer
Ridgeview Park 5.0 Completed by Summer
(Basketball court, playground, lawn
area)
I'
Special Use Areas
Benton Airpark 2.3 Open Lawn/Picnic Area
Mary Lake Park 30.0 Jogging Trail Around Lake
Open Space & Trails
Sunset Terrace 51 .0 Ravines/Sacramento River
Sunset West 17.4 Ravines/Sacramento River
Westgate Village 8.3 Buenaventura Boulevard
Mary Lake Open Space 5.2 South of Mary Lake
Mary Lake Lot #9 2.0 South of Mary Lake
Ridgeview Open Space 14.9 Connects Directly With Park
Placer Hills Open Space 4.6 Wisconsin & Remmington Avenues
Westside Estates 7.75 Open Space/Boston Avenue
Sacramento River Trail & Open Space 44.15 North Boundary of Study Area
Source: City of Redding Comprehensive Parks and Recreation Plan - September 1991,
November 1991, and City Property Inventory 1992.
I'.
b
�I
Page 24
I
%11 111111111111,
��- A,,�nrrruunr/ xrain
1111■I.r■■u■e
■ .• ��'� ♦I• • ♦ •• �. ♦moi •yuan
�►♦ ♦•••r .� '�► ��_ �.ice !�+ sC � , pI• '.
�• �.. ���••N�� � � ., iii°.
,�� � ■'tam . \\,•►,� 1■■1►_41r � ■ il�/�. rrr/i
I , •'i■1■O//,IIIIIU,,`<t\►t �I.■■�IP_II �.��' �•w . � r�•�•,
•',`xg_ iii\�•p•: pA♦•���:.:. ���\\ �u��`/���
// r� �' �!I�1 � III �� •�0�i� �.••••�\ ��\\��- �\�:1\1\��,��'`�
/ ��I''��I�_/�_� `�I�/,�♦,�� �,��:•I•����„�1�,••;•�iii!%�� ', I�I.•V��� ,��;:�•::�i
•� .♦� •i���` rl��� ►, � t-�:•�;` I .alb•�■.♦\����
•S• • R ♦
• `*
t • �i
-I' Ii•���•._�0►�,�•,.:•�♦�:•• :_`tri'
` ��••i•�♦`♦�- /.:♦♦.i•.�11 '•./"'llr' •�/ice • •1 _ • X11, �1l.......u
moi,. ► . .:� ��...:.�.�-.
'1 „Nib '�%'•v�11D,=, /���..���`
Grant Elementary School is located to the west of the plan area at the
I
intersection of Placer Road and Swasey Drive. Shasta Union Elementary
School District serves the northwest portion of the plan area with Shasta
Union Elementary School located off Highway 299 on Red Bluff Road near
the town of Shasta. Both Grant and Shasta Union Schools serve grades
K-8. In addition to the above public schools, St. Joseph School, a parochial
school located adjacent to Benton Airpark, provides instruction for grades
K-8.
The secondary level education needs of the plan area are currently served
by three Shasta Union High School District facilities located within the plan
area. Shasta High School serves children in grades 9-12. Foothill High
School (formerly Nova High School), serves 9th-12th grade students from
eastern Shasta County elementary feeder schools. Construction of a new
Foothill facility in the Palo Cedro area is anticipated to be completed by the
1994-95 school year. Future use of the Eureka Way facility is yet to be
determined by the school district, but may be used for a Shasta High School
expansion. Pioneer High School provides an alternative learning setting for
students grades 9-12 whose particular life situations are not compatible
with the traditional high school educational setting. Students are admitted
by referral only and may reside anywhere within the Shasta Union High
School District boundaries.
The Shasta-Tehama-Trinity Joint Community College District offers college
level classes to Redding and the surrounding communities. Shasta College
is a two-year public community college located northeast of Redding along i
Old Oregon Trail, north of Highway 295.
Redding is also served by Simpson College, a private, four-year, fully
accredited liberal arts college that is also located northeast of Redding.
Long-range plans for the college show a design capacity of 1 ,000 students
with a current full-time enrollment of 378.
L. Traffic and Circulation
i
The plan area is traversed by two major east-west arterials, Eureka Way (SR
299W) and Placer Road, and a network of collector and local streets. A
description of the existing roads follows, and Figure 5 displays 1991 traffic
volumes for these plan area streets.
* Eureka Way (SR 299W), leading into and out of the central business
district of Redding, is a four-lane major arterial from Almond Avenue
to Ridge Drive. West of Ridge Drive, it is a two-lane rural highway.
k
Page 26
■ _•tlttltttl/tttttttlt,►
► •�OiiMR.is �% ••••�•�uttttllr i
�.■utuuuu-��411iii o:O
♦�- �,1`////////////t /1111111/././/.',
�X11���r���� �i ♦ •��•� �• •� / 1r /;o'•,� ��rii �.
1•�1' •�� ��\� ��N�� � I \ MND/��•i/�!`.
11111\N\���\► �.�1.■■\I/UI.='i�_�
ILL
'`� � ; ���• �- [. '�, ,.�•• .1�`>dpi •r \� �,r�;. ♦
.41
J � �/I ��l III. •� �...•� S A�.• ��\\�\' �\��,�\1\� ..�����i••
7� � ��.� � � ♦�►�i i\\q\�1 �,yam\\% r��
,. t111/II1�I�'� ••ISI P����!1i�y����� .�-, �R\:.::��'7
��=•�����1�` ��`� ►,��� .� r�;��;` 1 gat%'+�iN..i���
Up
9 GG
'._--'I ..•.•■•'��i,�i: .�.N���� -.�'1,'�III,,, ' `_�'
• ♦ ♦--♦ ♦.� ♦�/III /u■■- �
�_ t,. �•�• ����.:i i� ��. � 111111111 •1 _• .
� �.::���''/.����tri:il���l Illi IIIII •—- �
S ��• •��-�����-II•amu 11 II�j� Ii4� IIU�mpuu.
��►� _II•i���-i �� �.• ���/ run n ��
-•�uutlt�•• ���i• ��� .���� N��III' JI/11■
!'��iiuiiiiiiii• !•f.) • .�-`',I,I/I �� n1 ■■u■. /1� ,t1���� i�r_
nom, � •., i•, ■ • �. ��� .�.�■ _I=eatll.��
■ � � �.�.� �.��. q• .. PIS■• ♦ 0
�-� •1111 _ f
tr
r
* Placer Street/Road is a four-lane urban road from the eastern edge of
the plan area to Airpark Drive and a two-lane urban road from Airpark
Drive to the western edge of the plan area. II
* Buenaventura Boulevard is a two-lane north-south collector street
beginning north of Eureka Way and continuing south across Eureka
Way and Placer Street where it currently terminates at an
intersection with Starlight Drive in the vicinity of the City Landfill.
* Lower Springs Road is a narrow two-lane roadway which connects
to SR 299W near the west boundary of the plan area.
* Airpark Drive is a two-lane collector street connecting Placer Street
and Rosaline Avenue near Mercy Hospital.
The Circulation Element of the Redding General Plan contains recommended
standards for roadways in the City to maintain a Level of Service "C." Level
of Service "C" generally is described as a delay of 15-25 seconds at an
intersection. Most drivers feel somewhat restricted, but delays are
acceptable.
Traffic counts indicate that intersections along Placer Street between
Airpark Drive and Wisconsin Avenue and Eureka Way west of Court Street
are currently operating at service level "D." All other traffic counts are well
within existing road capacities at service level "C," assuming a two-lane
road can carry 8,000 vehicles, and a four-lane road 13,000 vehicles,
average daily traffic (ADT).
The plan area is served by the City's public transportation system, the
Redding Area Bus Authority (RABA). "The Ride," which began service in
1981, serves over 50,000 passengers per month, with 9 fixed routes
1.
facilitated by 15 buses. The routes were developed around a pulse system
concept, whereby all routes originate and terminate at a single location (the j
downtown mall). Serving the plan area on an hourly schedule is Route 2,
as depicted in Figure 6. The Ride operates Monday through Saturday and
makes 16 stops within the plan area.
Bikeway segments located within the plan area include the Sacramento
River Trail along the southern bank of the river which provides access for
recreational biking, and a bike lane on Placer Street between Pleasant Street
to Wisconsin Avenue. In addition, a concrete trail has been completed �I
around Mary Lake for recreational use. The City has recently applied to the
Shasta County Regional Transportation Planning Agency for Proposition 116
funds for construction of an East-West Bikeway Project that would link
residential areas with schools and provide Sacramento River crossing at
t
Page 28
��III/� 111■.. -'
' Ir_■ 1111111111
-�1��•__-♦►0....■.■■1.11.111.
� •���� ���♦ ■�� � ♦ •. ♦moi pr
is vigil
♦1� �j� � ♦••i���♦ � ♦i.♦/`• r ori
'������♦♦1•,•�•��A��•�� �1�moi♦�•�'►, i•. ,�/ice ♦i\�r��I �
ice 1t���11���• ••�•- �`• •.. /`� `+ ♦ iii/ /I
�� .� �i�i iii I��'i•.A:i►♦ qN� J♦�� .\\�1.`•♦��
� p�i�N�♦�• ♦ ♦ 1 •ice � ��G�
�. ,��/,� ' �=-/ '`��������.���•�•i jz:�•iii
. ���I/II�♦�i• � `��•q•���Q//ter�.,•:ii L$� �s�_` y� ���,�
���ice, •�� .Ip••�♦� ��♦ -a� '•%'•�• .tl�
� � ■I• •`�I�
52-5 ♦�.��� ��,�111 • • � �• .•,
�_ ,`: �'►�•i��,,�••�•'��,I.1.�i`II���I 11111111►/p��iq�
�1— vu•�• .• �f,. III.• 0••.�11��'' ,`'���
•,�unun•• � / •�/�oN �� tn•�
P 0. ■o■■.■■..o• .�•III •. •..■n ♦ .0
i -■u■- �-�-� � �.•.•• � Ill'
v e 1 ���%-
tl \t•����� 1
three locations. While none of the five proposed segments will be located
within the plan area, a proposed future feeder route will extend from the
Sacramento River Trail into the plan area behind Shasta High School.
M. Air Quality and Congestion Management
Shasta County is located in the northern end of the Northern Sacramento
Valley Air Basin. The Basin does not attain the State ambient air standards
for ozone and particulate matter. Shasta County presently meets the
Federal standards for ozone and particulate matter and is unclassified for
carbon monoxide standards.
Under existing Federal and State air quality laws, the Shasta County Air
Quality Management District (AQMD) is required to adopt and enforce
regulations to achieve and maintain ambient air quality standards for ozone,
carbon monoxide, and certain toxic air pollutants emitted by industrial and
manufacturingsources. The role of the General Plan in air quality q y planning �
is most evident by the interrelationship found between air quality, land use,
and transportation planning.
The California Clean Air Act of 1988 requires the Shasta County AQMD to
prepare plans to bring the County into compliance with State, as well as
less restrictive Federal air quality standards. The goal of the Act is to attain
State air quality standards by the earliest practical date. The Act sets a
goal of achieving a five percent per year reduction in emissions until the
standards are met. Shasta County is defined as having a "moderate" air
quality ozone problem, with an attainment goal set for 1994. The District
adopted an Air Quality Attainment Plan (AQAP) in September 1991 that
guides the County's efforts to meet the state ozone standard. The AQAP
addresses air pollution controls and management for stationary sources and
mobile sources. Included are control measure requirements for indirect and
area sources. Indirect sources are development projects which attract
motor vehicle traffic. Area sources are small but numerous sources of air
contaminants such as consumer products and residential space heating. A
key element of the AQAP is a separate document entitled "Transportation
Control Measures Plan for Shasta County." It is aimed at reducing ozone
and carbon monoxide pollutants by implementing congestion control
measures. These include programs such as car pooling and flex work time,
along with parking management, traffic flow and road improvements.
i
Based on the 1987 inventory of emissions, mobile sources accounted for
a vast majority of the County's ozone problem. Two chemical classes,
namely reactive organic gases (ROG) and nitrogen oxides (NOx), are
important precursor chemicals in forming ozone. According to the County's
emissions inventory, mobile sources account for 71 percent of ROG and 84
i
Page 30
i�
percent of NOx in Shasta County. The Air Quality Attainment Plan is
scheduled to be updated during 1994, and progress towards meeting State
air quality goals will be measured during that update. If the County does
not meet State ozone standards by 1997, a major revision of the
Attainment Plan is required under State law.
Closely associated with the Air Quality Attainment Plan and the County's
Traffic Control Measure Plan is the Congestion Management Plan (CMP).
CMP's are a requirement of Proposition 111 adopted by state voters in
1990 and authorized an increase of nine cents per gallon of gas sales tax
to fund transportation improvements. To qualify for the new gas
subventions, each county must prepare and maintain a CMP. It must be
consistent with the Shasta County AQAP and Regional Transportation Plan.
Shasta County's CMP is in final administrative draft form and adoption is
expected by summer 1993. The primary goal of the CMP is to find ways
to reduce traffic congestion while being consistent with the County's
Regional Transportation Plan and the AQAP. As a result, the CMP's
transportation management efforts are the same or closely parallel to those
found in the Traffic Control Measure Plan.
Failure to implement the AQAP and CMP could have a detrimental impact
on funds available to the City for transportation improvements since
noncompliance with the requirements of the plans by either the County or
the cities of Redding or Anderson could affect funding for the entire County.
As a result, the local agencies of our air basin must now coordinate more
than ever to effectively manage air quality and traffic congestion planning
to avoid exceeding threshold levels of the State and Federal clean air acts,
as depicted in Figure 7.
The City of Redding is presently developing an Air Quality Element of the
General Plan to set in place goals and standards consistent with the
County's Air Quality Attainment Plan and Congestion Management Plan.
Adoption of the element is expected by December 1993.
N. Historic/Archaeological Resources
The plan area is considered to be historically sensitive in terms of cultural
resources. Early historical activities surrounding the west Redding mining
district are concentrated in much of this area. As concentrations of gold
were discovered in the region, wagon trails between camps and settlements
developed. The Lower Road was one of the earliest roads established and
linked Red Bluff and the town of Shasta. Canyon House, located at the
mouth of Canyon Hollow Gulch, was an important stage stop on the major
trail to Shasta. For these reasons, portions of the plan area are particularly
sensitive.
Page 31
z
0 a N
Q J
Q Z z � ooh L
Z N z ¢
Q ,OA J O U ? ? N O m
2 W W ¢ V ¢
ii z W a Q a V W W W
0 0M0 a � c� m0m �
LL 0 c70. U 20z2y � a
A W 0 Vr 0 N } E W ¢ W m
J �i ¢ z z - F- a 2 W 2 a I
Q ya a z W C
Z 0 ¢
¢ z aD ¢ z r
� Q jr a
} U < V a T
LLaW .�
oY - --
0 0 M
0 �
F Q #40 - u
m o — Z LL
w - - -
I-
yFN } - _ - i
Z
WWQ - �►
a g z = o J � z
U. W
/VR t0 :3 : : y ;= �
z LU
Q ♦ O W W. W. taD J: - Z
Q IL W G J UJ
U ��,: o: w: =
F"
H _
100, A9ML
j LL
JG � Z I � ao
(� � 00 °Caa � - - v - - - --
WQzU aZLLz --- w -
J p Q a o
Z Q v -
Q N W
1N31SISNOO
LL
N } 0
N
00
Q v 0 z O a Q 0 0 J a (7 2 C7 Z
LL K
W a ¢ NV U ¢ z0
N IO 00 > 0C a Q �
OJ O a
a V p> >a o¢ z N m a aJ pN 0
�
N w N c
Figure 7 - Air Quality/Congestion Management Agency Relationship
II
Several prehistoric sites have been recorded within the plan area. CA-Sha-
219 and CA-Sha-769 were identified in the Archaeological Reconnaissance
of the proposed Mary Lake Subdivision, March 1981 . CA-Sha-219, located
at the mouth of Jenny Creek, is a typical river midden associated with the
Wintu occupation. CA-Sha-769 is a smaller campsite, located to the south,
in the upper reaches of the Canyon Hollow area. This is the late 1800 or
early 1900 reservoir and dam. The site was dedicated to the City of
Redding and is now Mary Lake Park. It is an important feature of the
subdivision and has not been impacted by development.
The Canyon Hollow area and the seasonal drainages in the area are
important both historically and archaeologically. Blue Quartz Mine, also
known as Blue Gravel Mine, was located in this area where major trails
connected and was once owned by the City. Little information is known
about the mine except that it was not a major producing one. The only
evidence found, although not recorded, of the Blue Quartz Mine, are cement
foundations and some introduced ornamental plants and trees
(Archaeological Reconnaissance of the Placer Street-Canyon Hollow Sewer
Project, August 1977). Archaeological site CA-Sha-769 is found at the
head of the Blue Quartz Mine Gulch.
Historical archaeological investigations were conducted in the summer of
1985 at CA-Sha-1450, an historic gold mining complex (Coyote and Fox).
The site was one of six recorded in this area located along the east bank of
the Sacramento River. Five rock fireplaces were found in close proximity,
along with glass bottle fragments, and are believed to have a time frame
from 1877 to 1900.
An archaeological reconnaissance was done in September, 1989, for the
Ridgeview and Westside Estates subdivisions (Coyote and Fox). CA-Sha-
1803 is an historic site composed of glass bottle fragments, and dish and
metal fragments. CA-Sha-1802 consists of a rock feature, which appears
to be a collapsed fireplace, and numerous square cut nails, which indicate
the presence of a structure. Both are believed to be camps associated with
the Lower Road, however, the later also has prehistoric components
representing very early occupation of the area. Five artifact concentrations
were also noted, although not recorded, due to severe impact done by
bulldozing activity.
O. Visual Resources/Community Appearance
The visual quality of the plan area is enhanced by the contrast between the
high plateau foothills to the west, and the stream corridors cutting into the
plateau. The topography of the plan area affords the area a wide variety
of outstanding visual resources, including views of the Sacramento River,
Mount Shasta, the Trinity Alps, and the Lassen Range.
Page 33
r
I
Since much of the area on the upper plateau and in the foothills is
undeveloped, view opportunities are generally unspoiled. Mary Lake, Jenny
Creek, Canyon Hollow Creek and its tributaries, and the Sacramento River
also represent significant visual assets in the plan area. Trees also
contribute significantly to the scenic quality of the area.
� t
The visual character of the developed portions of the plan area is varied.
Newer development along Airpark Drive and Eureka Way is consistently of
K; good architectural quality with nicely landscaped setback areas. Older
development in the vicinity of Placer Road and Pleasant Avenue and along
Eureka Way in the eastern portion of the plan area is typically older, of j
lesser architectural and landscape quality, and lacks continuity in design and
theme.
Other contributors to the visual character of the area include Benton
Airpark; the Benton transfer station, which will be relocating in the relatively
r near future; and the Benton landfill, which will be fenced and retained in its
natural condition. Additionally, the overhead WAPA 230 kV and City 115/
1 2k electric transmission lines traverse the west side of the plan area.
P. Financing Services
The City of Redding operates five independent enterprises in addition to the
more typical tax-based municipal services. These enterprises are the
Electric Utility, Water Utility, Wastewater Utility, Solid Waste Utility and
Airports Department.
ry I
As Enterprise Fund activities, these operations are designed to be
completely independent from the City's tax-based General Fund. Each
enterprise activity meets operating expenses and the costs associated with
developing facilities to meet future needs through the collection of
appropriated rates and fees. In this businesslike way, the cost of the
services is paid by those who benefit from the services.
In addition to the "businesses" represented by the City's Enterprise Fund
activities, there is the more traditional business of providing municipal
government services. These services, which are part of the City's General
Fund, include police and fire protection, parks and maintenance and
administrative services.
These activities, in general, are paid from the City's tax base, although
collection of fees for some services helps augment the revenue stream.
Redding, like most California cities, relies heavily on two General Fund
revenue sources: sales tax and property tax. These two sources together
account for about half of the General Fund revenue. Numerous smaller
sources, such as service charges and fees for licenses and permits, account
for the other half.
I.
II
Page 34 �,
Q. Benton Airpark
1. Facilities and Operations
Benton Airpark is a general aviation airport with reliever status,
providing commercial reliever support for the municipal airport. It is
located in close proximity to the downtown area of Redding at Placer
Street and Airpark Drive. The airport is owned by the City and is the
air ambulance service center for Mercy Hospital. The California
Highway Patrol bases its Northern California Air Operations from
Benton Airport. Built in 1929, the airfield was named for a Redding
native, Air Force Lieutenant John W. Benton, who lost his life on a
good will tour to Buenos Aires in 1927.
Benton Airpark has a single runway, numbered 15-33. It is 2,422
feet long, 80 feet wide, and oriented roughly north-south. Full-length
parallel taxiways are located on both sides of the runway. There are
four exits on each side of the runway; these are located at each end,
and at two other locations approximately 540 feet from each end.
Figure 8 depicts the published traffic pattern for the airport.
The existing building area development at the airport encompasses
approximately 18 acres on the east side of the field adjacent to
Airpark Drive and five acres on the west side with access via Mesa
Street. Most of the principal facilities are situated on the east side,
with the west side limited to aircraft parking and storage. Facilities
on the east side include:
► Forty-two covered spaces in five buildings, including 36
spaces in four T-hangar buildings and six spaces in the
building shared by the California Highway Patrol and Mercy
Hospital.
► Approximately 54 aircraft tiedown positions, including 30
spaces designated for transient use.
► A large, fixed base operations hangar with fuel facilities.
► Parking for more than 150 automobiles.
On the west side, facilities include:
► Sixty covered spaces; 30 in three T-hangars and 30 in two
shade hangars.
► Eight tiedown positions.
Page 35
e
RUNWAY 33
KESWICK WHEN DEPARTING PATTERN CLIMB
DAM STRAIGHT AHEAD TO RIVER, THEN
LEFT ON A 45' TO 2000' MSL
BEFORE PROCEEDING. NO DEPARTURE
� FROM DOWNWIND LEG. WHEN
9 REMAINING IN PATTERN, CLIMB
TO STRAIGHT AHEAD TO 1700' MSL 4'
?0 BEFORE TURNING AND DO NOT 4' y No S
X00,TURN BEFORE THE RIVER q
45'
SACftA-*,MENT0
RIVER
SHASTA'
F/OH NOVA
SCHOOL ' I HIGH D
.SCHOOL �
I EURE�, 'Kp``1
TAMM
WATER
MARYEL 939' per'
LAKE
�b
ENTER FBO
®45'` = o
CHP
CA
z t x
m �• i s x
/ I HOSPITAL
cn0
ENTER/ I LnI F 'j
®45• I eoo'4s
* UNICOM 122.8
* FIELD ELEV. 719'
* MIN. ALTITUDE OVER I `�
CITY — 2000' MSL
I
l PONOS
FRUNyjAY 15
WHEN DEPARTIN9 PATTERN CLIMB COURSE
STRAIGHT AHEAD TO 2000' MSL
BEFORE PROCEEDING. NO DEPARTURE
FROM DOWNWIND LEG. WHEN
REMAINING IN PAVERN, CLIMB
STRAIGHT AHEAD TO 1700' MSL
I
F
BEORE TURNING.I
POWER
Figure 8 I CLIMB TO 2000' MSL-
p j
Benton Air ark
nUddh Ccaffomhg�
g9 �
o 0
Figure 2, Benton Airpark Layout Plan, depicts the location of both
existing and planned airport improvements, which are discussed in
more detail in Section I.C, on page 4.
The following are basic assumptions regarding Benton Airpark's
current activity level:
► Approximately 127 aircraft are based at Benton Airpark with
approximately 60,000 operations per year.
► Ninety percent of the operations are by single-engine airplanes
with essentially all of the remainder by light twins.
► The day (7 a.m. to 7 p.m.), evening (7 p.m. to 10 p.m.), night
(10 p.m. to 7 a.m.) distribution of activity is estimated to be
88%, 10% and 2%, respectively for single-engine planes, and
88%, 11 %, and 1 % for twins.
► Runways 15 and 33 are each used 50 percent of the time.
► Seventy percent of the aircraft flights come from or head
toward the south.
► Only full-stop or stop-and-go landings are allowed. The City's
policy is that touch-and-goes are not recommended because
of the airport's short runway length and noise-impact
concerns.
2. Safety
In general, areas near airports are exposed to various levels of
accident potential depending on the type of aircraft, frequency of
overflights, local weather conditions, and flight patterns as they
relate to adjacent land uses. Nationwide statistics bear out that the
majority of aviation accidents occur on airport property and within
the immediate takeoff or landing approach boundaries. Over the past
thirty years, there has only been one fatality at this airport and that
occurred on the runway itself in 1964 or 1965. In the same time
frame, there have been sixteen other accidents at the airport. Five
of these have been on the runway, and eleven have been within the
clear zone--eight north and three south. There have been no major
injuries associated with these accidents. In response to airport
safety concerns, land-use planning around airports has included the
establishment of "safety zones" in order to minimize the exposure of
life and property to aircraft accident hazards.
Page 37
The predominant local policies governing Benton Airpark safety
issues are contained in Chapter 18.48 of the Redding Municipal Code
and ALUC Resolution No. 79-1 . Chapter 18.48 was adopted by the
City in 1962 and establishes airport approach, transition, horizontal,
and conical zones for Benton for the purpose of regulating height
limits in the vicinity of the airport and, thereby, prevent the
establishment of aircraft hazards. The zones are depicted in Figure
9 and a copy of the code is contained in Appendix C.
ALUC Resolution No. 79-1 was adopted in February 1979 and sets
forth specific land development policies within defined airport safety
zones around public use airports. A copy of this resolution is
contained in Appendix D. Basically, the standards contained in the
resolution establish land-use restrictions within an airport's
projected 1995 55 CNEL noise contour, clear zone, and extended
approach area. The standards also contain provisions regarding noise
protection, radio, light and glare interference, and structure height
near airports. Figure 10 depicts the ALUC safety zones as they i.
apply to Benton Airpark.
Land-use conflicts in the plan area with regard to City or ALUC clear-
zone policies do not appear to be a problem. The nearest residential
dwellings north and south of the airport are over 3,000 feet from the
ends of the runway. In order to meet the City's and ALUC's clear-
zone policies, lands north and south of the runway are designated
"Airport Service," "Park," or "Greenway" on the Are Plan which
precludes residential, commercial, or industrial development on these
City-owned lands.
I
The most significant safety issue facing Benton Airpark is the need
WE
for a safety overrun at the south end of the runway. The "Master
Plan Technical Report" for Redding Municipal Airport (Hodges and
Shutt, 1987), which included an analysis of Benton Airpark,
recommends the construction of the overrun. The report states:
"The feasibility of constructing an unpaved overrun or a paved
extension of up to 500 feet onto the landfill should be examined.
An overrun would provide an added margin of safety for
overshoots which may occur on Runway 15 takeoffs or landings
and it also would enhance safety in the event of undershoots
occurring on Runway 33 landings."
There is approximately a 30-foot vertical difference in elevation
between the top of the runway and the top of the landfill. The t
proposed safety overrun must be designed, constructed, and
maintained in a manner that does not impair the integrity of the
I'
I.
Page 38
1�� �_ ���__..11111\ 1 •
�_ ���� �I��="'■11!•1 ' /
�\III/u•�:�1 ���� .,\.-„1;1
�[�,_../11111111111 L� pig,,.�.. .rllllrrrrn:u•,,. ,,�
0 iv
IF
•1::i:' ��]... - r_ye lam•% ••�••�:��o.`� `•��,�
all
—,aNEI
. . .�=
1.t••ii• 1/ •� ■ ly�•�,.•�,♦•�• L"bit ♦.^:��..r - !\� • -���.
's AMP
WA
Mi FAR
����i ��.. : r ��••: \ .�i�0:.//•••' � �:11N-J• �,..�� • _ •' -�, \wry,
' ii-.r11r11�' nlpl ,U►. •u Q1u. 711■[- r, '�`• '1• ,�-�. _ /fit— _-
/i'.�:wm oummj�:• `NOaq`au�,•- 1 J ]-J\ >-•. ' \�� '-; rte-_ _
PF
ffig 1U \'r ;rc�e_•1. ;p.l.,= :1„E csl�_ _ ' •• �1��.= -
�� / �Ir11� ���/� �. 'urNj• •/ ,•�1'i''ao/c:,fSl _ '!i,,�-:'•� 1• � ♦• ►' - ', _ ',
WUM17
• -..n- �;y �:� ����il"J'_s:�1\P_��,% rte• '• •'.- — fir's�LIN
�f>'�AII,,, / 1 1/," 111111 •i„\.1'�I/.
.l
IV IL
vil
11111Sm
1/ '•• . '•.,,,,.._, 111 . . r
�. �, �>!. r► 1 7.♦ ' j/ 'ria , E:._ -:1•-1:''/` .� . .!�
�T�-•G� r" 1:.". u
41m •"�I�II /r►°i�TL =ni�}L , 1u� �'■• .;,,. �'
.�•,o.11P•a ,�/♦\I'F/j un•• i i// / / r��•iii n-� :"` �♦��`��1�
u..i n��ir n i Ilii`.'_�I i •J 1►�/ ��/•/ffb�j�jl� ':•r_—�' ,1 Ire... +1�1 �' Ij �.`�`a•'�
�]1 �'•i•j•J �; =�'l \I rrgii--.. �'2�'fir;;. �� `�\�
�..••. jam:- p • Y� vil
`
��-L•���;==� �// ♦�: .. tix_•\Illy � .... �..•• ... +— •-�'..�
Irllll\� 11 % .u4/ � ••.-_..J��-�''� I�•ni� ••�,7s�
rirr... i � I � r. ��I•. � �
�� � •'iii�•�.`.�cl:' r��f•� �i� �'II
O_N►,=" 'gin►`�:=_� � �`�-� •� —I�
•r•I..I.ri,,
•
l
i�
(i
1000'
- � I
INDICATES NORTH
�I
I II
F.A.A. STANDARD
CLEAR ZONE
of
of
NI
I
P�,CER STREET
I G
STREET
GOLD
A.L.U.C.
EXTENDED
APPROACH o
AREA
SONOUA
Q STREET
I
I
Figure 10
WESTSIDE AREA PLAN
BENTON AIRPARK CLUP
GPA-10-91/BR-42
A.LU.C. SAFETY ZONES
I
landfill cap. The City will be soliciting for a consultant to design the
overrun in the next several months. Once the landfill closure plan is
approved, the City will submit the overrun plans to the State Water
Quality Control Board and the Integrated Waste Management Board
for approval, and construction of the safety overrun will follow.
Capping of the landfill will result in the preservation of a large, open
field adjacent to the airport that could accommodate emergency
landings. The closure plan for the landfill precludes development of
any kind on the property for 30 years. Even landscaping and
irrigation improvements are prohibited. The land area will be fenced
and only indigenous plants and grasses will occur on the site.
R. Noise
1 . Traffic and Stationary Source Noise
Vehicular traffic is a significant source of noise within the plan area.
Eureka Way (State Route 299), is the major source of noise,
however, Placer Street is another significant contributor. Table 6
presents 1980 and projected year 2000 noise levels for these two
plan area streets based on 1980 and year 2000 projected traffic
volumes.
Noise levels along the major traffic corridors of the plan area are
considered moderately high. They are however, generally a result of
peak levels from truck and automobile traffic. According to the
Environmental Protection Agency (EPA), large and medium trucks
contribute more to traffic noise than any other type of vehicle (76-81
db). Next are motorcycles (76-81 db); then buses (71-73 db); and
finally, automobiles and light trucks (64-71 db). Caltrans estimates
the peak noise emission level of a typical passenger automobile on
an average roadway surface as shown in Table 7.
As human activity in the area escalates, it can be expected that the
roadways will experience increases in noise levels. Typically, it could
be expected that noise levels would drop several decibels during the
evening and nighttime hours.
Construction noise associated with development can also contribute
to excessive noise levels. However, noise of this type is considered
short term and can be mitigated through controlling the hours of
construction activity.
Page 41
TABLE 6
i
NOISE LEVELS FOR MAJOR STREETS
Existing and Projected
1980-2000
Existing 1980 Proiected 2000
Major Highway Distance from Noise Distance from Noise
or Street Outer Lane Level Outer Lane Level
Eureka Way (Highway
299 West)
Old Shasta to 100 feet 67 db(A) 100 feet 70 db(A)
City Limits 50 feet 70 db(A) 100 feet 70 db(A)
150 feet 65 db(A) 270 feet 65 db(A)
370 feet 60 db(A) 600 feet 60 db(A)
800 feet 55 db(A) 1,300 feet 55 db(A)
Buenaventura Blvd. to 100 feet 67 db(A) 100 feet 69 db(A)
Orange Street 50 feet 70 db(A) 80 feet 70 db(A)
150 feet 65 db(A) 230 feet 65 db(A)
370 feet 60 db(A) 500 feet 60 db(A)
800 feet 55 db(A) 1,100 feet 55 db(A)
Placer Street
Court Street to Almond 100 feet 64.1 db(A) 100 feet 67.1 db(A)
Avenue 25 feet 70 db(A) 50 feet 70 db(A) j
80 feet 65 db(A) 150 feet 65 db(A)
230 feet 60 db(A) 270 feet 60 db(A)
500 feet 55 db(A) 800 feet 55 db(A)
Almond Avenue to 100 feet 60.9 db(A) 100 feet 65 db(A)
Buenaventura Blvd. 0 feet 70 db(A) 0 feet 70 db(A)
40 feet 65 db(A) 100 feet 65 db(A)
120 feet 60 db(A) 270 feet 60 db(A)
230 feet 55 db(A) 600 feet 55 db(A)
Buenaventura Blvd. to 100 feet 61.1 db(A) 100 feet 63 db(A)
City Limits 0 feet 70 db(A) 11 feet 70 db(A)
40 feet 65 db(A) 60 feet 65 db(A)
120 feet 60 db(A) 200 feet 60 db(A)
230 feet 55 db(A) 410 feet 55 db(A)
Source: Caltrans Noise Monitoring data presented in Noise Element of the Redding General Plan (1985)
(
I
Page 42
TABLE 7
NOISE LEVELS FOR TYPICAL PASSENGER AUTOMOBILE
PASSENGER VEHICLE SPEED PEAK NOISE LEVEL AT 50 FEET
at 30 mph 60 db(A)
40 mph 64 db(A)
50 mph 67 db(A)
60 mph 69 db(A)
Source: Fundamentals and Abatement of Highway Traffic Noise.
Page 43
f
I,
Another contributor to stationary noise within the plan area comes
from the Record Range shooting facility located in the foothills west
of Mary Lake. This is a 19.6-acre site owned by the Shasta County
Peace Officers Association. It has been in operation since the early
1960's and is utilized by many local law enforcement agencies.
The Redding Planning Commission has expressed concern regarding
potential noise impacts with the Record Range. As the Mary Lake
development extends to the north and west, homes will be within
200 feet of the firing points of the range. Impulse noise events from
gunfire will be a source of interference and annoyance.
2. Aviation Noise
One of the major sources of noise within the plan area originates
from Benton Airpark. This facility is operated by the City of Redding
for aviation purposes ranging from business commerce and
passenger charter to private flying.
Aviation noise affects many people in many different ways.
Annoyance is the dominant form of aggravation most people living
near or around an airport experience. Speech and sleep interference
are also a major concern that can be brought on by aircraft noise.
Other less frequently identified effects of excessive noise include
hearing damage, psychological problems, and social behavioral
problems. There is no conclusive evidence however, to link
significant human responses to noise with that from an airport.
Generally, trends emerge within a community regarding annoyance
levels. Benton Airpark enjoys a good relationship with its neighbors
with the City receiving only two to four noise complaints per year.
This is due largely to adherence to the published traffic pattern (see
Figure 8, on page 36) which was designed for noise mitigation, as
well as safety.
i
i
The 1987 Master Plan Technical Report prepared by Hodges and
Shutt for the Redding Municipal Airport addressed noise impacts
relative to Benton Airpark. The airport's noise impact was analyzed
in terms of the Community Noise Equivalent Level (CNEL). CNEL is
defined as the average equivalent A-weighted sound level during a
24-hour day, obtained after adding five decibels to sound levels in
the evening from 7:00 p.m. to 10:00 p.m., and after adding 10
decibels to sound levels in the night before 7:00 a.m. and after
10:00 P.M.
i.
r
I
i
f
I
Page 44
The consultants calculated the noise contours for 90,000 and
120,000 annual operations to assess the potential impact of the
airport at higher activity levels. The Federal Aviation Agency's
Integrated Noise Model was used to conduct the calculations, and
the contours produced for each of the four activity levels are
illustrated in Figure 11 . The consultants noted that the positive
effect of the dropping terrain beyond the end of each of the runways
was not reflected in the contours. For that reason, it is assumed
that the actual impact at the nearest residential areas would be
somewhat less than illustrated because the aircraft would actually be
at a higher altitude above the ground than is assumed in the noise
model calculations.
Noise Standards for California airports are set forth in Title 21 of the
California Administrative Code. This title establishes the level of
noise acceptable to a person residing in the vicinity of any airport as
the 65 CNEL contour. The Noise Element of the Redding General
Plan, however, encourages land-use and planning patterns that
discourage residential use within the 60 CNEL contour and also
minimize the impacts on noise sensitive uses, such as schools,
hospitals and libraries.
A review of the noise contours prepared by the consultants shows
that Benton Airpark's 60 CNEL contour would begin to encroach into
residential areas to the north and south when the airport's
operational level is somewhere between 75,000 to 100,000
operations. Presently, there are no single-family homes encroaching
into the existing 60 CNEL contour.
Page 45
J4'�(! ����R�i_�x t t�� t_'i 't��^� ,lA, ;'iT i•( '�t\ `• .�T ,p^"" )t -
p ��iX,�/rtr'u1 .43-9y�1!r:r _ �,�i �py..y� ., 'JOl "'L'• '�-, •�_ a "'!�}���,. -�`�'� ��• .
T t• YJ�tc' Ai r ti; _ yr .r ':.
71 4 11
LU
cr
CL
CL
�- �,...qg,,„ �,;y ,. r� _•:�.r•-. .tet. s`►"�- •
71Ern �� '� '`' f ' '•. rt`' •
LU
1, c 'Y ✓, ` ^ +,j, y o
mv
.` '� '�- .s.YI•,�,X�v-�t�ts:,��__�Bt■ JG'�'i-�-�.. ..: j 'r.'"' ! 5 �,�„ i
r')g
•ss'
1. � i •i .• y.> .• ,# � a _ -air: :_\,
C� '.' y
� .J. '•�'Y- ���� "��'• 'S'F.' .. ., try .. i,_
L9,
jr
V91 2BL
1C'� :-;J '�•.. � l•:uv+.rina it vn=-c Y. A,�rw � 4 l ^ `'
III. AREA PLAN/CLUP IMPLEMENTATION POLICIES
A. Land Use Classifications
The Area ,Plan depicts a_ parcel-specific land use pattern with each
designation intended to be translated to zoning regulations adopted by the
City or County. Table 8 presents a detailed breakdown of land use
classifications and acreages and the Area Plan map itself is presented at the
end of this report. A description of the land use classifications is presented
in the Land Use Element of the General Plan.
B. Conservation and Open Space
As the plan area continues to develop, the amount of open space will
decrease, however, as compared to other parts of the City, there will be
more open space in the plan area because of natural conditions. The
designation of floodplains and steep-slope areas in excess of 20 percent as
"Greenway" reserves those lands for open space purposes.
Inappropriate or excessive grading adversely affects slope stability,
drainage, and aesthetics. Accelerated erosion results in a loss of topsoil
and scarification of slopes. The sediment that washes into the area streams
can cause floodingproblems. Excessive turbidity and loss of oxygen from
9
increased sedimentation can also have significant adverse impacts on
wildlife habitat and fisheries.
Policies
1 . All requirements in the City of Redding Grading Ordinance, including
revegetation of cut and fill slopes and the use of energy dissipator
devices in areas of concentrated storm flow, should be followed.
The point of discharge should be the natural drainage courses.
2. Natural vegetation should remain undisturbed, where possible, to
reduce erosion.
3. Sediment basins, sediment traps, or similar sediment-control
measures should be installed to retain sediment on-site before
extensive cleaning and grading operations begin.
4. es Development should be restricted from those areas that have slopes
p
exceeding 20 percent grade.
Page 47
I'
I
TABLE 8
�I
;� II
C
AREA PLAN
GENERAL PLAN CLASSIFICATIONS
J
s
CLASSIFICATION ACRES UNITS
Residential 1 .0 units per acre 90 90 I'
Residential 2.0 units per acre 579 1 ,158
a
Residential 3.0 units per acre 1,356 4,068
Residential 4.0 units per acre 8 32
i
Residential 6.0 units per acre 73 438
Residential 9.0 units per acre 3 27
Residential 18.0 units per acre 3 54
Residential 24.0 units per acre 2 48
Service Commercial 3
Retail Commercial 26
I
Office 80
Office/Residential 6
Airport Service 115
Public/Institutional 265 !
Greenway 1 ,430
Parks 61
I
I
TOTAL: 4,100 5,915
j
a
I
i
r
i
Page 48 �'
'F 5. The formation of storm-water improvements and maintenance
, districts should be encouraged within watershed tributary areas for
<C;
u the purpose of reducing storm-water sediment damage and water
turbidity.
rhe
:W 6. Construction activities disturbing more than five acres shall obtain a
General Construction Activity Storm Water Permit from the Regional
Water Quality Control Board.
7. Enforce the City's Tree Preservation Ordinance (Chapter 18.65)
q which requires the preservation of existing trees, where feasible, and
the replacement or transplanting of trees removed, where
appropriate.
8. Where necessary, a California Department of Fish and Game 1603
stream bed alteration permit shall be obtained for all proposed
projects which will involve alteration of any natural watercourse in
the plan area.
9. The environmental review process for individual development
proposals will identify whether or not wetlands occur on the
- property. If wetlands are present, appropriate permits shall be
obtained from Fish and Game and the Army Corps of Engineers.
10. Enforce Council Policy 1704, which establishes tentative subdivision
map review criteria aimed at stream and riparian-habitat protection,
shall be enforced. The Policy requires: (1) The identification of all
streams, including their banks and the outside edges of the
associated riparian habitat; (2) the delineation of a riparian buffer of
between 50 and 300 feet wide; (3) possible requirement for non-
developable "filtering strips"; and (4) grading information.
11 . Until adoption of a hillside development ordinance by the City, the
following building-site development standards should apply:
► Building sites on natural slopes up to 8 percent can utilize
conventional residential-lot padding and standard stem-wall
foundations, as generally depicted in Figure 12.
► Building sites on grades of 8 percent to 20 percent shall utilize
split-level residential design with combinations of stem-wall
and "pier" foundations. This will minimize the effects of
t
large-scale pad grading.
ii
Page 49
i.
♦ m m RADE
m
CUT FOR HOUSE
FILL FOR HOUSE
NATURAL GRADE
SLOPES LESS THAN 87,
AD
i\
A �
i
1
i
m
NATURAL G
STEM WALL
Ay
CUT FOR GARAGE
r.
FILL FOR GARAGE
NATURAL GRADE
8% TO 20% SLOPE
i,
Figure 12
9 - Hillside Development
12. Dedication to the public of open space consistent with the
"Greenway" classification of the Area Plan shall be required as a
condition of development approval on parcels affected by steep slope
or adjacent to plan area streams.
C. Flooding and Drainage
The Federal Emergency Management Agency (FEMA) has mapped the 100-
year floodplain of the Sacramento River, Jenny Creek, and Mary Lake.
These areas are designated as "Greenway" on the Area Plan and zoned
either "U" Unclassified (Mary Lake and the northernmost section of the
Sacramento River) or "FP" Flood Plain Combining District.
The City uses subdivision controls, use permit conditions, and zoning
district overlays to limit inappropriate development in floodplains.
Policies
1 . Enforce the City's "FP" Floodplain Combining District Ordinance and
minimize development within the 100-year floodplain.
2. Within two years, the Department of Planning and Community
Development should rezone the 100-year floodplain in the plan area
to include the "FP" Floodplain Combining District.
3. Maintain "Greenway" designations along identified floodways.
4. Avoid fills, channelization, or excavations that increase flood
velocity, raise flood levels, or undermine stream banks.
D. Water Quality
The quality of surface and ground water is very good to excellent in the
Redding area. The Conservation and Open Space Element observes that the
use, conservation, supply and distribution of water are not currently
considered to be critical issues; however, without proper management,
Redding can expect these issues to be growth restrictive in the future.
As development occurs, water quality in area streams, Mary Lake, and the
Sacramento River may be adversely impacted, due to grease, oils, and other
urban pollutants washed into water courses by storm water runoff. Grease
traps can significantly decrease the quantity of urban pollutants entering
surface waters. It is an objective of the Conservation and Open Space
Element to encourage the development of storm water detention ponds as
part of the subdivision design process to permit settlement of urban storm
water and, where possible, promote sheet flow through green belt areas in
Page 51
lieu of direct discharge. With these, or other measures to reduce the
quantity of urban contaminants that enter streams and rivers, significant
impacts on water quality would be minimized. In addition, City Council
Policy 1704 establishes policies aimed at establishing review criteria for
water quality and stream and riparian-habitat protection.
I
Policies
1 . Minimize removal of vegetation.
2. Maximize on-site storage and disposal of storm runoff in new
subdivisions through the use of swales, dry wells, and drip-line
trenches for roof drain spouts, and similar methods.
i
3. Where appropriate, route storm waters to detention basins prior to
discharge to receiving streams. This would attenuate peak j.
discharges and assist in removal of many pollutants, as even small
basins may have good trap efficiencies.
4. Parking areas for new commercial buildings should be equipped with
grease traps in order to reduce impacts on water quality.
5. Require construction activities disturbing more than five acres to
obtain a General Construction Activity Storm Water Permit from the
Regional Water Quality Control Board.
6. Employ energy dissipators at the point of discharge to reduce water
velocity.
E. Safety
As the plan area continues to develop, there will be a need to provide
additional fire protection and police services. Access to the northwestern
and southern portions of the area is poor due to steep canyons and lack of
paved roads. j
The plan area is classified as a "Very High Hazard Area" for wildland fires.
Any wildland fire in this area can be expected to rapidly grow in size and
begin to threaten structures in a short period of time. Continued residential
development at two and three units per acre will serve to reduce wildland
fire hazard through the elimination of the fuel source; by improving access
with the construction of new streets; and by increasing the availability of
water and number of fire hydrants. However, in the canyon areas, the I!
hazard will remain and be compounded by proximity to residential develop-
ment. The Area Plan designates the ridgetops of the plan area for develop- P
ment and maintains the canyons as open space. The major concern is
where dwellings back up to those areas of natural vegetation.
I
I
Page 52
i
! i
Although the Redding area is rated as a low earthquake severity expectancy
area by the California Division of Mines, seismic activity from distant areas
could result in severe ground shaking, significantly impacting structures in
the plan area.
Policies
1 . Fire resistant roofing materials should be utilized in high hazard areas
per City requirements.
2. Brush should be removed a minimum of 30 feet from around all
structures on private property.
3. Generally, cul-de-sac streets should not exceed 800 feet in length,
and should have a turn-around with a radius of at least 55 feet.
Where cul-de-sac streets exceed 800 feet, other measures may be
necessary to reduce risk.
4. Use spark arrestors on all chimneys, flues, and stove pipes.
5. Wherever feasible, at least two points of access should be provided
to each residential subdivision.
6. Rear-yard fences abutting open space areas should be constructed
of non-combustible materials.
7. On-site and street-side fire hydrants are to be installed in accordance
with the Uniform Fire Code in locations approved by the City Fire
Marshall. The maximum spacing between hydrants is 300 feet in
commercial development, 400 feet in multiple-family development;
and 500 feet in single-family development. The fire hydrants shall
have a water source meeting Insurance Services Office (ISO) and
City of Redding standards. In no case shall the water mains be less
than six inches.
8. Loop water lines and provide adequate size water mains to meet both
fire-flow requirements and domestic pressure needs.
9. Restrict development on unpaved easements and streets.
10. Development projects involving the dedication of open space land
should be conditioned to require the one-time clearing, brushing, and
shaping of a 15-foot-wide firebreak along the property lines of lots
adjacent to steep public open-space areas to allow for the passage
of weed-abatement equipment and emergency/fire department
equipment.
Page 53
1 1 . Fire access easements (20-25 feet wide) to open space areas should
be provided at intervals of one-quarter mile.
12. The plan area should remain in the "State Responsibility Area"
protected by the California Department of Forestry and Fire
Protection for wildland fire control until such time that subdivision
development lessens potential for large damaging wildland fire.
13. Driveways over 150 feet should be required to have a turn-around
constructed per City Fire Department specifications.
14. Construction, including seismic requirements for snow load and wind
shear, shall be in accordance with the adopted Uniform Building
Code.
F. Sewer and Water
Sewer service is presently available to the majority of the plan area,
however, there will be significant extensions necessary to serve the
northwest and southwest portions of the plan area. The outlying areas in
the western portion of the plan area or newly annexed areas (such as the
Powerline Road area) not served by public sewer service are presently
served by on-site septic systems. Water service is available to the entire
area.
Policies
1 . Establish benefit fees and assessment districts as necessary to fund
I
improvements.
2. Utility lines serving new development shall be extended and
constructed in accordance with the master water and sewer plans.
3. Parcels developing without sewer or water service shall meet Shasta
County Health Department standards for septic disposal and wells.
Minimum parcel sizes may need to exceed those established by this r
plan in accordance with the requirements of the Health Department.
Where sewer service is expected to be available in the near future,
dry sewer lines shall be installed.
C
4. Water systems should be installed that are adequate to meet I'
domestic and ISO fire-flow requirements.
Page 54 h
i
G. Parks and Recreation
During 1991 , a study was undertaken to inventory existing recreational
facilities within the Redding Planning Area, assess the recreational needs
and make recommendations to meet those needs. The resultant
Comprehensive Parks and Recreation Plan was accepted by the City Council
November 1991 , but has not been formally adopted.
The Comprehensive Parks and Recreation Plan recommends the
development of two additional neighborhood parks within the plan area.
Falls Creek Park would be developed on a 5.2-acre site south of Mary Lake
within the Mary Lake Subdivision, Units 7 and 8. The site was acquired by
the City through open space dedication which would generally prohibit
active park use other than trail development and, therefore, would require
acquisition of an additional two acres for park development. Placer Hills
Park would be developed on a City-owned site north of Benton Airpark west
of the runway clear zone. Both sites are depicted on the Area Plan.
The Plan also recommends that the City use land beneath the power lines
that traverse the western edge of the plan area for a trail system and
passive open space. This is a segment of the proposed 32-mile Redding
Loop Trail that extends through the area. The Area Plan depicts the land
beneath the power lines as "Greenway" to accommodate for the future
development of the trail.
The Recreation Element of the General Plan calls for the future development
of Blue Gravel Trail through the Canyon Hollow area. Feasibility of
developing a trail in conjunction with the Buenaventura extension is being
considered as part of the current Buenaventura Plan Line study. The area
outside of the future road right-of-way is depicted as "Greenway" on the
Area Plan.
Policies
1 . Review subdivisions and streets for consistency with the Recreation
Element and their impact upon planned trails and parks.
2. When land is dedicated for park purposes, pursuant to Chapter 17.42
of the Municipal Code, the residential credit for the dedicated area
may be transferred to the remainder of the subdivision, provided the
intent of the General Plan and zoning is retained.
3. Neighborhood parks shall be developed in the residential areas as
depicted on the Area Plan, as per Chapter 17.42 of the Municipal
Code.
Page 55
H. Traffic and Circulation II
It is estimated that the plan area currently generates 53,000 vehicle trips
per day, based on existing land use. Full development of the plan area
under the Area Plan will generate an estimated 95,353 vehicle trips per day,
as depicted in Table 9. These projections are based on the standard traffic
generation factor of 10 daily trips per single-family residence and 7 daily
trips per multiple-family residence. Factors for commercial, industrial, and
other land use classifications are explained in Table 9. It should be noted G
that full buildout is not anticipated to occur until beyond the year 2000, and
that these trips will be dispersed throughout the planning area and do not
represent traffic on any one individual street.
A Citywide Transportation Development Impact Fee was adopted in 1990
authorizing payment of fees upon issuance of building permits for projected
transportation improvements identified by the Traffic Impact Fee Facility
Plan as being needed within the next ten years. The southerly extension of
Buenaventura Boulevard and signals for the following intersections are
identified by the Facility Plan:
► Eureka Way and Buenaventura Boulevard
► Placer Street and Airpark Drive
► Placer Street and Buenaventura Boulevard
,I
► Placer Street and Pleasant Street
Three zones of benefit have also been established for the extension of
roadways within the plan area as depicted in Figure 13. The extension of
Summit Drive to the intersection of Buenaventura Boulevard and Canyon
Creek Road is covered by the Summit Drive Benefit Area, Canyon Creek
Road to Placer Road is the responsibility of Canyon Creek Road Benefit
Area, and Buenaventura Boulevard from its present terminus south to
Canyon Creek Road is the responsibility of the Buenaventura Benefit Area.
A per unit fee is assessed at the time of development.
i
Policies
1 . When a development project will have a direct or cumulative impact
on the street system require as a condition of development approval,
require full right-of-way dedication and construction of full or partial
plan area street improvements for the following circulation
improvements:
► Extend Buenaventura Boulevard south of Placer Street through
Blue Gravel Canyon to connect with the recently completed
segment of Canyon Creek Road intersecting with SR 273.
i
Page 56
I
TABLE 9
TRIP GENERATION ESTIMATES
EXIST/NG CONDITION
LAND USE UNIT FACTOR DAILY GENERATION RATE DAILY TRIPS
Single-Family 2,181 units 10/unit 21,810
Multiple-Family 163 units 7/unit 1,141
Mobilehome 25 units 8.5/unit 213
Mini-Storage 2.5 acres 2.6/1,000 sf 71
Auto Service .5 acres 27.2/1,000 sf 148
Professional Office 11.5 acres 17.7/1,000 sf 2,216
Medical Office 16.0 acres 34.2/1,000 sf 5,959
Super Market 2.0 acres 93.7/1,000 sf 2,041
General Merchandise 2.0 acres 50.2/1,000 sf 1,093
Fast-Food Restaurant 2.5 acres 316/1,000 sf 8,603
Convenience Store .5 acres 443.5/1,000 sf 2,415
Plant Nursery .5 acres 85.6/acre 43
Day-Care 380 children 2.5/child 950
Elementary Students 872 students 1.0/student 872
High School Students 2,965 students 1.4/student 4,151
Fire Station 2 acres 6.7/1,000 sf 145
Benton Airpark 571
Hospitals 90 beds 1 1.7/bed 1,053
Churches (4) 60,000 sf 7.7/1,000 sf 462
Firing Range 10
Parks 43 acres 5/acre 215
TOTAL: 54,182
BUILD-OUT OF AREA PLAN
CLASSIFICATION ACRES DAILY GENERATION RATE DAILY TRIPS
1.0 units/acre 90 10/unit 900
2.0 units/acre 579 10/unit 11,580
3.0 units/acre 1,356 10/unit 40,680
4.0 units/acre 8 10/unit 320
6.0 units/acre 73 7/unit 3,066
9.0 units/acre 3 7/unit 189
18.0 units/acre 3 7/unit 378
24.0 units/acre 2 7/unit 336
Service Commercial* 3 30/1,000 sf 980
Retail Commercial* 26 30/1,000 sf 8,494
Office* 80 17.7/1,000 sf 15,420
Office/Residential* 6 17.7/1,000 sf 1,156
Airport Service** 115 1,142
Public/Institutional*** 265 4.9 students""** 10,407
Greenway 1,430 0 0
Parks 61 5/acre 305
TOTAL 4;100 : 95,353
* Assumes 25% of acreage will be building area.
** Assumes Benton Airpark traffic will double from current rate of 571 trips per day.
*** Includes Fire Hall, cemetary, and schools located within study area. Assumes a
100 percent increase in high school students and a 20 percent student increase at
Manzanita Elementary, St. Joseph Elementary and St. Joseph Day-Care.
**** 2.5/day-care students; and 1.0/elementary students.
Source: Doug Will, City of Redding Public works; City of Redding Urban Transportation Study 1991.
Page 57
pop
RIA
AN./��� = ■t� ��f. ���, 1.11►G��1/ ' � ■ �1 ��'••�//i!�� �I♦�����•
�....un.r,��4 �. a• �, .� • . , •.
' t••. 1•IS�� �i•••%1��i `S� •��� i`,.•• H�\•N\\••tea�•� •d\�f►•�i /�, .♦
' � ori ♦•���pn���� •�A��N ,,\\\�� j�;i �• ,;� -
� X•,f••: '•••f�,•i'.ri;�_�:���tad Ali'•�.�.� 1� �
�, �:III I,I• •� Iwi••,�_t--: •••••• �j\1�\- �\,�,•\\\=aa�������a �>`:♦, •�!
��'�,���� ���•iNa•�i ��` S•�1,%: ��'`\�• \\NDN L�" -\\'s���� ��;'
�1�I II•�•'! 1•I• ',_, i•:.� •may i=�.• =" \a !�' i .• � ��� \tt�• • •
•'' .�••����`� � � � ♦i1 ..� . •ii ii���••���•w••� ••• -- L 111. �
Ii���.1 �I�►� `` `` �,,�,, ' i if ,���••P i� illi \��� _
•Iw� ����•ISI ``�► � � •. • ., -` ••Q �q��i—�•�w:— =i
•C:1 C—�,�►��i•�•�� ���� _-_�```. •�'/� 111 co j\ I'E
••••111�=- •• �/` � , •��j/ /�� � i
1N1•■ '�ii�•�:�:0 r,`���w�'���',/iii _`,,,!// / 11111
\11.1 A•••�ri I.•.C� �� •� •• ,�dI1//11ii���r• �11 _
\��III/ •••�� _/ '• ••�=a■n1` u
d�,'II'I,"• I/j i /i' 111s Ilia
• i.•iii���i •••I�•i•••A w:•a -. � =110 L//� �����
�unUlr' '► •O ��'��►•I���� lnp� �I - Jitfll• � •�ii�i:
i:iflllf•.• X11••• ♦ �� � /•• .N•����.. �, ,; •.•G_�• _
• r • ���SII �,� ••.•.1 v♦ �!;�' ,���� ■..11. ■1.11•..
i�/Il•111u..1.1� 11111• /I��� �It i•�/1�i /�!.%i%�i ��� •� •- 1— IP
•.Vii. ''i�• :•1�i'i. ..: '� , ■_
�, � ii'': 'i!� .I... � ♦ I � /�.' • 11111\
11
oak
��� :tet ''!. i.;.♦ •: i� .�. �i��:..�: v'f:of ' _ / � fl
.•. J. :`,i• : i' �'. /I ��♦ � lei.,/..•
'i�i'.<<:iS4"�.•ii� .,'i �C �����!%,��:: �:.• ,1 • //�, � �:iii'.
��i�� .:�::!:�! :::%i���i:�� �.��i,� �i� �i:i:y ��moi! ��%�� i�%moi'��i��' ''•. _� 11� i'•''.•r.
�II� • !�;:�:��!•iy:!•i...��:i�'�:'/•,� ri.i�ifs .�:!.��,; .yi.� .�i ::.,���tip;��,.
\.�,�'� !•!.%:�:!:'ii:!-%:�:.�!..��..�,�!�:��i�iii::.� .��!.: � �'�,!i �•�i! :�i• ! �il� •"I�i i��i:•'•.
�:!�i!f :: : � :� :: -••i:'•. '. ..:..:•i:••••.X11,, , \.'
'i•::�. .�, ��: �:� "' . :. iii ` •
i i:.���i!i'�,•i'4i�i�4i. Jt!.�i ��Fi:4 xi�l�iw�i.'.. ''!.i0.:��l.yly.
!:...i' .,,! •,•�:.•,:.. i� !•: !. :.t..�!•�. !.i�i•moi•
'•i. :i;,• i:i.;:!.,?i.;:ice.:'•:. r!.;
'•!.�4i.,:.:!is i�!!• '�i��.!'�i?
• Vit! ',",i!f.
► Widen Placer Street to four lanes between Airpark Drive and
the sphere of influence boundary and realigned between San
Francisco Street and Buenaventura Boulevard.
► Extend Canyon Creek Road westerly from its present terminus
to intersect with Placer Road in the vicinity of Thompson Lane
to serve future residential access. Right-of-way should be
acquired with development approvals for eventual upgrading
to four lanes.
► Realign Airpark Drive by moving the intersection with Placer
Street easterly and constructing a future signal when
warranted.
► Construct a two-lane collector street north of Eureka Way
opposite Lower Springs Road to serve future residential
development.
► Extend Shasta Street from its present terminus to connect
with Manzanita Hills Lane to enhance local access.
► Extend Summit Drive from' its present terminus just south of
Starlight Boulevard to the intersection of Buenaventura
Boulevard and Canyon Creek Road.
► Extend Starlight Boulevard northwesterly to connect with the
future extension of Buenaventura Boulevard.
► Extend Lakeside Drive northerly around the west side of Mary
Lake to connect with Eureka Way.
► Extend Foothill Drive westerly to Buenaventura Boulevard
parallel to Highway 299 to provide alternative access to
Manzanita School
► Prevent left-turn movements from Ridge Drive onto Eureka
Way if Level of Service is D or below.
► Widen Eureka Way on the north side between Ridge Drive and
Lower Springs Road when the adjacent properties develop.
► Construct a two-lane collector between Ridgeview Subdivision
and future Buenaventura Boulevard.
Page 59
r
2. The following intersections should be signalized when warranted and,
in the case of signals along Eurkea Way (Caltrans right-of-way),
when justified by studies for control devices, and when funding is
available:
I
r.
► Eureka Way and Buenaventura Boulevard
i
► Eureka Way and Sunset Drive
P.
► Eureka Way and Overhill Drive
I
► Placer Street and Buenaventura Boulevard
P
► Canyon Creek Road and Placer Street
r
► Buenaventura Boulevard and Canyon Creek Road
► Lower Springs Road and Eureka Way
► Placer Street and Airpark Drive
► Placer Street and Pleasant Street
j
3. Plan line studies of arterials should be completed prior to or as a
product of development to insure efficient and consistent alignments.
4. At the time of review of development proposals, benefit studies
should be undertaken to identify benefits from plan area street
improvements and responsibility for participation in the financing and
construction of the improvements.
i
5. Driveway access should be controlled through the development
review process on all plan area arterials, existing and planned. I'
6. A funding plan should be developed to provide revenue for
improvements adjacent to the plan area that are not covered by the
City-wide Traffic Impact Fee.
I. Historical and Archaeological Resources
The preservation of historical and archaeological resources is a primary
concern of the City. There are numerous identified historical and/or
archaeological sites in the plan area. Early historical activities associated
with the west Redding mining district took place in several identified
locations within the plan area. Several sites associated with Wintu
occupation have also been identified, and it is possible that additional
f
I
Page 60
significant archaeological sites may be discovered in areas that have not
been previously disturbed. Subsurface construction activities such as
grading could result in damage to these archaeological resources.
There are no known historic buildings in the plan area. However, historic
resources not identified by the Shasta Historical Society or the California
Archaeological Inventory may exist within the plan area. The Office of
Historic Preservation has determined that buildings, foundations, and
structures 45 years of age or older may be of historic value. Such buildings
within or adjacent to future development projects should be examined for
their historic value in order to prevent damage or destruction to unidentified
cultural resources.
Policies
1 . In potentially sensitive areas, require an archaeological
reconnaissance on a project-by-project basis prior to approval of a
development project.
2. Projects in areas of known heritage value should be designed to
minimize degradation of these resources. Where conflicts are
unavoidable, mitigation measures which reduce such impacts should
be implemented. Possible mitigation measures may include
clustering, buffer zones, and building siting requirements.
3. At the time of development, the sensitive site should be monitored
by a qualified person with Native American cultural knowledge of the
area during grading, earth removal, or earth disturbance. If any
archaeological, historical, or paleontological resources are uncovered,
construction activities in the affected area should cease and a
qualified archaeologist should be contacted to review the site and
advise the City of the site's significance. If the findings are deemed
significant, appropriate mitigations should be required prior to
resumption of work on the project.
4. In the event that human remains are observed during construction
activities, all excavation or disturbance of the site should be halted
until the County Coroner has been informed. If the remains are of
Native American origin, the Native American Heritage Commission
should be notified within 24 hours.
5. Prior to construction, structures, foundations, and buildings in the
project vicinity that are 45 years of age or older should be examined
for historic significance. Cultural resources identified should be
recorded on forms available from the State Office of Historic
Preservation and preserved, if possible.
Page 61
J. Community Appearance
Over 26 percent of the plan area comprises vacant developable land.
Another 35 percent is defined as open space, being either contained in Ir
steep slope or floodplain areas. Uncontrolled development will result in the
loss of vegetation, damage to riparian habitat, destruction of the visual
quality of the plan area, and deterioration of water quality. Development
within the plan area should occur in a manner that preserves and enhances
the natural beauty of the area. Designation of the steep slope and r
floodplain areas as "Greenway" on the recommended plan is probably the
most key element in preserving the visual quality of the plan area.
Policies
r
1 . Enforce the provisions of Chapter 18.65 of the Municipal Code
pertaining to tree preservation and replacement planting.
2. Require the formation of landscape maintenance districts in
conjunction with subdivisions located on the City's arterial street
system pursuant to City Council Policy 803.
3. Enforce the City's sign ordinance, Chapter 18.90. Encourage the
application of the City's advertising sign design manual to encourage
quality signage and improve the visual appearance of the plan area
business corridors.
j
4. Encourage the use of cluster subdivisions and planned developments
to preserve unique natural features and retain larger areas of open
space.
5. Enforce Council Policy 1704 which pertains to stream and riparian-
habitat protection.
6. Encourage the use of the City's landscape standards manual in the
review of new development proposals.
I
7. The undergrounding of utility lines should be undertaken, where
feasible, along public streets at the time of construction.
K. Schools
At build-out under the Area Plan, a total of 2,379 elementary and 1 ,307
high school students could be generated within the plan area. Most of the
elementary students (1,814) would be added to the Redding Elementary
School District.
i
I
L
i
Page 62
Policies
1 . Refer all subdivision proposals to school districts for review and
comment.
2. Implement any policy that the City Council establishes on a Citywide
basis regarding school funding.
L. Air Quality and Congestion Management
By the end of 1993, the City's Air Quality Element of the General Plan and
the Shasta County Congestion Management Plan will be adopted. These
documents will contain specific policies that comprehensively address air
quality and congestion management and will be mutually consistent with
each other, as well as the Shasta County Air Quality Attainment Plan.
Policies
1 . Enforce Shasta County Air Quality Management District Rule 3:24,
Transportation Control Measures, regarding vehicle trip reduction
reporting and implementation for significant trip generators.
2. Upon adoption, enforce the policies of the City's Air Quality Element
and Shasta County Congestion Management Plan.
M. Zoning Consistency
The City's zoning ordinance classifies all property into various zoning
classifications or districts which control both land use and development
standards. California law requires zoning to be consistent with the City's
General Plan. Adoption of the Westside Area Plan/CLUP will result in some
inconsistencies between existing zoning and the General Plan. Table 10
generally identifies which zoning districts are consistent with the plan area
General Plan classifications.
a Policies
a
1 . Within two years, the Department of Planning and Community
Development should undertake a comprehensive rezoning program
within the plan area to achieve zoning consistency with the General
Plan, subject to available funding.
2. Prior to recordation of a final subdivision map, the property owner
a shall apply to the City to rezone the property in a manner consistent
with the General Plan and tentative subdivision map.
Page 63
TABLE 10
ZONING CONSISTENCY GUIDELINES
GENERAL PLAN
CLASSIFICATION CONSISTENT ZONING
4.0 units per acre or less U, R-.1, PD
I
6.0 units per acre U, R-1, R-2, PD
9.0 units per acre U, R-2, RM-6, 193-40, PD
i.
18.0 units per acre U, RM-12, R3-25, 133-30, PD
24.0 units per acre U, RM-18, 133-15, 133-20
Office/Residential (OR) U, R4-40, 134-30, 134-25. R4-20, PD
Office (OFF) U, R4-15, R4-20, C-0
Retail Commercial (R) U, C-0, C-1, C-2
Service Commercial (SC) U, C-2, C-3, C-6
Public or Institutional (P or 1) All Classifications
Parks (P) All Classifications
i
Airport Service U
Greenway (GW) U, U-F, FP
I.
I
r
Page 64
N. Annexations
Recent changes in the tax-exchange formula between the City and County
regarding newly annexed lands have resulted in a need to develop a means
to recapture lost revenue to fund certain City services to these areas.
In late 1991 , the City agreed to the County's tax-sharing formula in which
the County receives 100 percent of the base year property tax and 100 per-
cent of all annual property tax increment. The City receives 100 percent of
the base and future tax that was previously allocated to the Shasta County
Fire Protection District prior to annexation. Agreement by the City was
necessary to accommodate future annexations.
In light of the reductions in property tax revenues, the City Council recently
determined that each new annexation must form a Mello-Roos district (or
equivalent revenue mechanism) with the same boundary as the annexation
prior to becoming a part of the City. The Mello-Roos tax will help make up
for the lost property tax revenue that the City was required to forego in
exchange for annexation approval from the County.
The revenue will be used to help fund the following services:
► Police protection;
► Fire and Paramedic services;
► Recreation program services;
► Park and parkway maintenance;
► Flood and storm-drain services;
► Maintenance and development of facilities for the above; and
► Administrative costs for the above.
The City Council has established the following Mello-Roos tax formula for
fiscal year 1992-93:
Single-Family Structures and Mobilehomes = $250/year
Structures with more than a one-family unit = $200/year per unit
Mobilehome Parks = $200/space per year
Covered Commercial Floor Area = 10C per square foot/year
Covered Industrial Floor Area = 5C per square foot/year
Other Non-Public Buildings = 5C per square foot/year
Page 65
Inflationary adjustments will be made annually. Payments occur twice a j
year in conjunction with payment of property taxes. Vacant land would not
pay the tax until the land is improved; however, it would be in the district.
Future annexations may be required to pay a higher special tax.
Policies
1 . Prior to annexation of property within the plan area to the City of
Redding, the property owners shall form a Mello-Roos district (or
equivalent revenue mechanism) with boundaries coterminous with
the boundary of the annexation.
O. Noise
Traffic and Stationary Source Noise
t
Vehicular traffic is a significant source of noise in the plan area, particularly
along segments of Eureka Way and Placer Street. Noise impacts associated
with the new segment of Buenaventura Boulevard between Placer Street
and Canyon Creek Road may have a significant impact on the residential r
areas on both side of Blue Gravel Canyon. As human activity and
development increases in the plan area and areas west of town, it can be
expected that overall background noise and noise from roadways in the plan
area will increase as the population increases.
The Record Range shooting facility west of Mary Lake is another contributor
to noise in the western portion of the plan area. The facility is not likely to
be relocated in the near future, and in any event, the facility is not located
within the City.
}} Temporary noise impacts would also result from construction activity in the
plan area. Construction activities will temporarily increase the ambient
noise levels in the construction vicinity. Major sources of construction noise
and the typical A weighted sound level at 50 feet are: dump trucks (88),
portable air compressors (81), concrete mixers (85), and backhoes (85).
Noise levels will decrease with distance and be attenuated by buildings,
hills, and vegetation.
Policies
1 . Enforce the Noise Element of the General Plan.
i
2. Construction operations and related travel to and from the
construction area should be limited to between the hours of 7:00 j
a.m. and 7:00 p.m., Monday through Saturday per the Redding
Municipal Code Section 16.40.120.
Page 66
3. As recommended in the Noise Element, a noise analysis should be
required of new development in the plan area adjacent to Placer
Street and Eureka Way to determine if noise mitigations are
necessary to achieve compliance with the State standards. This
mitigation measure should apply to Buenaventura Boulevard and
Canyon Creek Road. The noise reduction standards for dwellings
� presented on pages 76 through 83 of the technical appendix to the
Noise Element should be utilized when applicable and when
recommended under State and Federal laws in Title 24 of the
r
California Administrative Code.
4. Where feasible, provide deeper lots (130 to 150 feet) along arterial
streets and highways in the plan area.
z.
5. Require the recording of public-use easements for noise emanating
from the Record Range as a condition of approval of future units of
the Mary Lake development or other adjacent residential subdivisions.
Aviation Noise
The best available information estimates that Benton Airpark has 60,000
annual aircraft operations and approximately 127 based aircraft (90 hangar
and 37 tie down). The critical constraint of development of the airport is
its environmental capacity relative to noise impact. With an activity level
in the range of 75,000 to 100,000 operations, the airport's 60 CNEL
a contour may intrude into residential areas north and south of the airport.
,,
a
The number of based aircraft at Benton Airpark is expected to increase from
127 to approximately 156 spaces during the next 20 years. Based on the
physical constraints of runway length and parking capacity, the number of
P annual operations during the next 20 years is not expected to exceed
90,000. Using the noise contours developed by Hodges and Schutt, the 60
CNEL contour projected for 90,000 annual operations may encompass three
to five single-family residences. There is no potential for additional new
residential construction within this noise contour.
�a
;j.
The 60 CNEL contour defines the noise impact area of the airport, and the
1. Noise Element discourages single-family land uses within the 60 CNEL
contour. At this time, the noise contours developed by Hodges and Schutt
.° represent the best available noise data. However, the noise model did not
take into account terrain factors, actual mix of aircraft, and flight track
variations, which could result in a reduced noise impact area.
..r, In order to determine if a noise problem will exist in the future, it will be
k necessary to more accurately estimate the number of annual operations;
conduct a new noise survey; and modify the noise model to account for
Page 67
s
• Ka
Q�
o •
characteristics unique to Benton Airpark. The refined noise model could
then given an accurate picture of the existing and projected noise impact of
the airport on the surrounding area.
Caltrans Division of Aeronautics has initiated a program to count aircraft at
Benton Airpark. The first 24-hour acoustical counts were taken during two-
week periods in March and July 1993. Counts will be taken one more time I'
during the fall of 1993 for a two-week period and the numbers will be used
to estimate the annual number of operations. This will be the first
comprehensive attempt at determining the level of operations at the airport.
The counting activity is expected to be an ongoing annual event. After
these figures become available, a noise survey should be conducted and the
noise model employed to refine the noise contours depicted on the Area
Plan. If the new data indicates that a noise problem exists or is likely to
exist, then appropriate steps will need to be taken to mitigate the problem.
The boundaries of the Westside Area Plan/Benton Airpark CLUP were
drawn, in part, taking into consideration the flight pattern of aircraft, noise
contours, and areas with potential to suffer from overflight annoyance. The j
Redding Airports Commission has expressed its concern that new I.
construction within the entire plan area should be required to record
avigation and noise easements to the benefit of the airport. Ir
Establishment of an avigation easement and noise easement on a property G,
constitutes the most comprehensive and stringent form of buyer awareness
measure. Although the rights associated with most avigation and noise
easements are established in other forms (e.g. local airport-vicinity height-
limit zoning ordinances and Federal Aviation Regulations), an avigation
easement clearly conveys these rights to the airport owner--in this case, the
City. It also serves to. notify all future owners of affected property that
aircraft overflights occur. A copy of a model air easement utilized by the
City is presented in Appendix E.
i
Policies
1 . Require the recording of air easements for new construction within
the plan area.
2. Within the next two years, a noise survey shall be conducted and a
noise model employed to refine the projected Benton Airpark noise
contours depicted on the Area Plan. A noise survey and model run
should be conducted every five years thereafter to update the noise
contours. This will provide early warning of potential noise impacts.
i
i
i.
I
Page 68
3. The number of Benton Airpark annual aircraft operations shall be
calculated each year. The calculations should include number and
type of aircraft, transient or otherwise; the day-evening-night mix;
and direction of takeoff and landings.
P. Benton Airpark Safety
Construction of a safety overrun at the south end of the runway is the most
critical safety need at Benton Airpark. The nearest residential dwellings
north and south of the runway are over 3,000 feet away. The lands
between these dwelling units and the runway are owned by the City and are
classified for "Airport Service," "Greenway," or "Park."
The future above-ground fuel tanks depicted on the airport layout plan are
needed to replace existing underground tanks at the Airport. The proposed
location is approximately 1 ,100 feet from the nearest residences. The Fire
Department rates the risk of explosion or leakage as minimal due to the
strict design requirements imposed for construction.
Policies
1 . Enforce the provisions of Chapter 18.48 of the Redding Municipal
Code (Benton Airport Zoning Chapter). The Chapter shall be updated
within one year by the Department of Planning and Community
Development and Airports Director to account for changes in permit
processing and review.
2. Apply and enforce the land-use and height restriction policies of
ALUC Resolution No. 79-1 .
3. Encourage the construction of the runway safety overrun at the
south end of the runway. The construction should be accomplished
concurrently with the landfill capping project.
4. The future above-ground fuel tank depicted on the Benton Airpark
Airport Layout Plan (Figure 2) shall be designed and installed per the
requirements of the Fire Marshall.
Page 69
�'
I
f
4
I
�.
I
�.
�'
I
i
�'
APPENDIX A
MEMBERS OF SHASTA ALUC
• •
I�
I
i�
I
�,
I
;.
,'
i
i
i
�I
SHASTA COUNTY AIRPORT LAND USE COMMISSION (AL UO - 1993
MEMBER AL TERNA TE
Maurice Johannessen Molly Wilson
Shasta County Supervisor Shasta County Supervisor
Trish Clarke Molly Wilson
Shasta County Supervisor Shasta County Supervisor
Dick Curry Bill Lyman
Shasta County Director of Public Works Shasta County Public Works Department
(Vacant) Sam McMurry
Director Redding Municipal Airport Redding Assistant City Manager
Pete Smolenski Don Bloom
Anderson City Council Anderson City Council
Dan Gover Dick Nemanic
Member at Large Member at Large
Charlie Moss Mike Dahl
Redding City Council Redding City Council
A-1
r
• •
�'
��
�i
I
I
I
��
u
i'
II
APPENDIX B
MITIGATION MONITORING/
PERMIT COMPLIANCE CHECKLIST
• •
I
I
i
I
i
i
I
I
i
i
I
c+�
Ah
0
N
N Z ay.
d Q
7 o m c
o y
a�
U � �
GC e m > >
W a CD m m
O t ° y:
N O O C O C O C O C O C O O
cmE',', Co CO c0 CO C0 C c
CD,E: 0•.p O «. o O .. O .7 0 0
.4,L) «. 0 «. � u .-. 0 4. rl
�Z0) d0 aim d0 a n m W
& a a
EC EC EC EC EC E E
U a U v U v U v U v U v U U
W W
U D
WO � +'`: u u u u C C
m
UZ °cn: a� 3 m3 d3 m3 0, E 0
Z r c o d o.d o.d o.d V) H
-�Wm w-
a> L a C C C C C c c c u 3 c 3 u 3
C :. mN ma ma my p•j m'5 0>
OU W C7 c C7 v
1=a C
C d
�L IL,:0 u E
�O O• V) yr N a Vi N
U U y Y YC Y .V O Y Y C
oa E ? 3E � E 3E 3 0o � E � E
F.Q- .2 m .2 w .2 co cmc co
a
pQ OQ' a0 a0 0-0 0-0 aCL ao
ZOO �,d. a 0 °
to C C C C
C co
W LL W m N E D « ." C O U W C y O Vl y m
Qm pW C l y ° _ >'� c-p0 C y Eo C-0 C C y m
HJ �U Ovy � Qd°U � L E ° N mm m m »
�a �� 0,vm EcU-) 3 ° co CL c>0 � a0 oco «-
_Zw �Z c�0 a aci y �D c c E m " c o ° o� m
Q� m u•– 0.'� om m c0� as t – ut –
pQ _o �cW7 U o o� ° `o o H E c at c d�d
WW +• m UQ �y00 Qa > �'' U, we a m V) m m
cc 91 aoo v=o c aco c m c w.5 d� ;H d
L +- Q= vw m 3rUv 0 ° ?-0 `0 m 5 m A
LL N ♦+•-. LL U y a O t m m t+ O 0 E
p~ O CO �N Cr C 6m`1 d C m H >• C GO CM HW N cY0 3
}W +rvi� 'a E 19 "� r v, a.•' y3E
" ai cu w.5 `o
U �g ZZ «• u a C d� c= E� as oma
�w .• N� m06mo ;, �ad4) 0 o E0•- ,tea'. a,0 o3 �
Qo U cc CL
O0 sc j ; u Hmomca C – m *' c= m W .0
C7 a
LU(n c M o m >, _ C C a�ta
m u� m E.-v
>. JD v! m 0 C m'U m O O o ul"O m aCL M
m C °Dm y'Jj
it cnQ
EO Q1 C , -0 ` OV coa)O 7 L Om > a - cC CD
E mt� co 0 yu� vm C m
�
° O O > m x ° E 0 C O m °
O cD t+
C O.7
Z� m 0c ?`gym 04)o .v `�°� mom � 0E mE2 7 «: 0 �
C you > > m Em Wim - yda oCam
E C •%. _V y 3 m m V O - "O m N U L V E U'm m o
a�W U Q.S aci°� c7O� 3 H Z ° ch E-a cc xi E �.S 0 w E c
a ..
C (D
O W N cl) co 00
V 7 cc,CL
Z Q Q Q Q Q Q Q
Clam_ W
Q W
B-1
�...
d
VE
a
e: F
I
CL
CC
I'
d a�
E m d
a ° 0.0 ° C ° C p C ° Q p
cWEI p c cU c ° c c ° cm c
U _p _p y _O 7 _O 7 _d
0 O. O.C° O.r`� O.r`� °.r`A O.0 W
a, o o0 oc oc oc Ec ai
N U Uob Uu U0 UO U (ii a
JAW: c c c c c c �
O N O_) W_ C_1 07 cm .21
N
.0:C y N N N N N y y
N:0 'p 4) d W O O -p -0
O O
s� �3 v3 v3 v3 v3 v3 C�3 C�3
> + -0 (D dy dm daa dd a� ° '02 vm
> cc'> O'> O > O'> O'� O> � > � >
I
C N
y y C C C 4) c
O` UE u UE UE
CL N ` O N N
C:d J W J W J W U 7 W Y r Y r
Y C O. d O. d C C
a�oC py � y dy ay 0 � y 0y 0y
E<> E
`..0 ` C y C y C_
W'C' V W C .v C X C�C C C Y U W U W
4)
j y N !C0 0 fC0 fC0 0 0 j y j y
O CL0 a,3 a� a. a a3 0-0 CL
° v
L _ d N d
. � J °OWL 0r
UvW
�•C p> J leO
W U 'C O 7 °Eo °
r - Cl
-
-'dU W L41 o C� r`NLw1 yO d o>, O dj
. .0 -
r w
W
° p rWO W p Wa :2 LNCm .uUV W O. � N�N c c N ycr EO O W °NCU OO0 OCD U L-0 -.0
W CL (a N EL Wy C WL ( p C N p0C Q aE C p O C dE. 0 O N d p W y '6 cm
EL
4.
O > W CO) yL N 4) a� E-0 In E Ww O L 0-0C - .O NU L W U'OW Q O C 'o'o V Z C
a y W > C.0 j O.*'O OW V p C y 0c
) y3W W ; � NU1U � EO � LV N � H �, O _ 6 W C W W Z O � ) �
O N C >� W O O � a
c O N
'>VQW LN > 3Waa C 0 0' 0 C- - 4) - oO00
Z — > a - °d
c
° W O C Oz
a s C 4) «`7� o c N O O-L Q J °d >- C y C a a W
C._ f-m .0� r 4) L N C_ .d r�L 3 ° N U y� W W O U D
0 d GI Q ._ C o C a +-'•- N r r J N a J 0 N ~ L
-+,0� W= L W O W O N•- >.E y C U a 61 0 3 y dr
U W f- N O) 41 U C'o "i+ C d y y d 0 ap+ W N �>� f0 C O T d
�.CL W- 10•'=L C ��'o O N W E C O O C o y C y p *, �' a'_ U tiL
NW •"' >0 3NrW pr._LrW COwO.O.W � C' y_ U O ; W y
CSE -0 (M CCD Oma' _EON d >,W•Vryw d N•` y �
° 0 0 C W C r N L.0 E W �' p `_ `. C O)--- y J L O.r W U O
U ,� 0 O C d N '� U 4) O y U: W m N W > !9 N CL- C r W U.a C i+
a°+ r •�, 'r W N �' 7.y `O C p y`.. J U N >.2 O-- N
E O E W >�W y W O.W N >.V N d U Ln 4) C d d
L 7 >'_ v c W c ° N•C 4) �,v•> pt0 d aL dM
a C a= ♦+ C•�'' ; d p N c0 C w E 4, -p +' Cf+ 0-01 w L r L O
O U 47 O J C - W L N O O O d W W W W c 00 LO
CC In CL U LL E C v F- J� W"O U.yF-'N U a Z a-i c E.= W�
,d ps
CN ch in co r
a Q m 6 Cd ao m m ao
w<_
B-2
•
;o Q
0
Ea
ca
aZ.n
E�•y
0
47 A a:
c c c *' 3
LM c, a E
N! to O '> O
0
75-0 0 -0 v v a a N O)
p C C
N O a 0 0 Q 0 Q y O O 0 O C 0
c E C o c o c o 0 c c 0 c c 0 c 0
O O O .0 C 0 0 O O «+ 0 0 d
�' 'a+ .2 •2 U •a+
i-- p d a y a
5� c.3 a3 OL CL— a3 E a a:r a3 E
E,� E,� ECL Av E.0 E E E.5 1d
U d U U v0i 0 U 0.9U U v U �w
'0Y ' 3 3 3 3 E 3 3 E
0 0 0 00
c N N
0 co; c c c c 3'> c c 3'->
07 O) .2:6 O) O) 0
•N .>L •N •y •>L
O O � v�i O D cr.
C d c N N N c Ccu
N N
N H E d d 0 E E N 0
o uE uE � E uE � E
cayi aai na� a : a 0 w .0 _0
� a
a0 ay ay o o CL (D dy
E CD � �
CD 0
Co �o
a~. N N N N N
M C C c Y C Y C Y C c C Y C Y
a 0 C C C c C C C c
0 �.: m N O -20 m O N 2 N 0 A 0
L N CD 0 _ c 0 C 3
C 3 fE0 t0 Y W E Y N O ley C'a
wc y 0 r V •p L ,�. O_C y w- j <C �, C vi
0 C Q y j C C0 3 -0 C O Q N Q •a+.a O)
C
y p 0 y " N m 0 C O
c �0 0 pfL 0 ,�. > >.- a �, E > O M=
O a0p�c Q C00 N p y U E ` C C a C «+
•• `r-.o Q c >_ N U y 0 °: co _O E vi 0
0 04_0 `—° oci `°oCy d0U 0ya> NE °' 0c 0E
CL c 0 >w O E
W 4=•Ea��E c ° � 9c �e �c .°' E ad c.. � 03w
_> a0X �O� o cE� a0 vdad � y Ew0 way
0� d y W O N �� C O� C 3 a� y w — 0 N O vi'O
++ OI C_ W COrwO� y0 > 0Q Ca+ a� 0-0 -0c t00C
OfO — W WC03 >>� `N0 Ed °H' CWC LO C'�•� 000
�s a E cO c y a d� - N Co V E 0 0.0 a 3 a
E N Q �+ t•W N''' E y y a•+
C`: L� W 00.-Wr m� L~ 0 0.— V 0 E 3 l9 �� p C C O
U O y 0 W L 0 W N Q m0 N 3 G I L CL a(? 0 � � 0 y '� C N H
� 30 0vy >UJ W WY-0 cp "' 3L 0-0 O V J N jy y W 7C
Q L L— N C 7 <p L «y. 0 ; W �C0 r Q 0 Q W cm m 0 N
O ~ 41 0U C L N C W.D W o W y J W •> > 3 = O G y > W «L+
v � - -' E X000 005 d yt_o 0U.(D v
� � •C.C � 00LL �, 3M}, �,OZ lQCNLL � `1C W �yN O y �C
CL c E_o a•c c W a.5 E o c c v" E — a.� Q 0 a > 61
d V O—� 0tr „C �M W 0_ 3U 1p V 0 O N�w
N 0 y d 7 ~'r N C•_ 0 .0-.•` E•- ` C E 0 y 0 E C N
G� E C AL��0 U C ; yp a 3— O C O 0 0 y 0 0 c
Q W N N OI N h- 0 C N U,O C C 07 a W.2 U
c3 E 3 O 2.2.2 L � > - ` ya O O QC 0 NNC
CL W V r 0 y C N LZ O A N 00+ V)C +' C N w N 0'> �+ •+, .Y 0 IA O N y
0m WM � .� «.._ N {p {p �0, 0o0� c .0+ v m .5a0
w� `� �- °1aaia0i ` m�' uN, °' "�� OooQ'a °cam c ` yam c_ �� 0
`p N /0 O•r+ N Cn O 0•- O a+ t0 L
C <.c y 7 W a. LL > i+ a Q W 3 L H a aL W W ai L N !0 ai•C
00 M r r N M
0 p, m Cm m m m m U U U
xxx LU
B-3
r
O en I,I
a�
� Ea '
Z.2
cv :o..
•
3 3 3 eaa
r Lr
vc°U i U«oEOa.� c�Ov7 o� o o 03 .0� .0� y aao
co c0 ? co � yomEo op oo � o 0m.90 OrZ
o a y .- m
, cd a) 7 uc52 aa E a
CL
Eg . 7 E E `— E E c E
OoOO
U) 0.9 v U fpm Q_
Y: a eao m
o a Crn C ao E cm m _a CD E
-C :C 'U! V1 'Vf C y L y y C c
V1<p<I d d O 0.p o ~'et O d O cmccmp
o l0 ++ C
a+ 4+ •+ a.+ a0-� a.+ �+
La+ � 3 v3 v3 v3 3> u3 �o� u3 u3Y 3 >
.. d d N
) d>jy aON Z � aN tV d eV U 0 AD>OO > O > O > O > C d
jy dNcm
O 4 m ccd O�
CC V)
I
c y C c C C
O L dC d O 4) d
yty� '
� E Q E E 0 E E
o c uE C
Ul
C .
Y ♦+ •= a+ Y �+ Y �+ O 7 0 N 7 0 0
O
dam:: oy my oy Oy O ay O D my O O
E •' � E pDE � E 3: E E m a
� �. .. C 41 c cc
c c c c
c c ceo c c
CL moo. Cp. � a no. c c c Ca c c
Oa as CL a0 d0 a- a a 0-0 a 0-
0 d
o y U O
7
eU �
d y
co �O 'L �'' d W
O)d C `1 N 7 N C o i
D e0 o d> 61 U eo— >
L eo d w E o > c a� S p
UL E -0 � � .J u0 T� y0
y y y -0 a p O a N 'co OQ
�._ C 7 L(nm O An f0 0 7 y O
O O E Y > L O L d .- e0 V .L, w
V Q �' N C a+ 7 c
OOy yV O > y O N _�C >, 41N .:. > d O
'CL 07-07 E U V _� _ •C L E- y O n
C y W Y y C y c O >, W E Y ti O O C eLo c >,
C > V 3 t wM O _
C 7 N.� p= C V O ♦+ O V Y w o p U
0 Yl C �, V 7 ._ l0 O Q U C L V O .2 O O O
03o m03c L � 7 + 7 ° a Z d eon eow y a
e W CL
c— wv + ZCJ — Q E E �p .0 m OL >_ a>i cQ c —
O C� l1w 0 NO C x e1� CO) fw 67 02 C
wC; ro cy y C .y M UC�
yO
Ou. Uy7C 7 O W C CEUU O > O O
VOdoc �C O3Eoa � E
WLL-0 �
-0 U, 0 V 7 Oc
- O y O
pLO-0 oc Ey0
y o y a.N
� o c ;L E > cy~ c
C 0� Eo c ' 7N C cjcc
co
3 y
E > 0 cm jeoO o O �E o Er oeod c c
3 W to �L a`+.Et >'>• J 0-C C r L•y� d
eN L y N >� y ep �+ 0)F., d LL U C O 'E d 0.
C_ e0•- �_+ «+ t0 O
E y W 0 3 N O C C C O L C c d t LL eo p y N'C y L
r0 0).y E O 7 V O y '"' O O `� V•C '''s C•C d a•C C ?
y C y DC) cr d >,> N •�, to C O a eo V e0 eo y
•- y y C O. _ _`'' o C7 ' O 0 O G CLL rp..C.` dO a M 3 U
j'y e0 C Y•a� 7 O E a O C 0 8.S-a O[ C'0 y 7[ -0 CM p
V�'N 7 Q� W v- a_ �-C O N y O Or 0 Q•• O 0 0 a-
O C W N C Q U O E C O C O 07L O �+ CLL O O c
c mm a N ; Wa W 3 W U WOw fr a+ �w 0 L U W
n
w a Ln tD IN co N M LO eD P
p 0:I U U U U U O O O O D D
I
t
B-4
Y.
Y�
Adilk
O y.
d v
�
W�
4)Z m:
a
E� y>
Uma:.
i Q N.'. -
3 3 3
-a m > > >
C
L O
;�•Ya 0 ooc o p o 0
C W E; C O c 0 c 0 C C C c
0�0113 � 3 c mcm
a« a«+ a.Z a a ai y a ai o a y a
ON C fA c C N p O b C p O O) O Q OI
U0 Uco) Uo 0 Ua �� Ua O Ua �
O 0 •+ 4+
c cn 4�i 3 d 3 a ao M cm
L
C_ O.� p 'y 'y "y
W< O)` 7 O)`
Q3 o � E v3 v3 v3 E u3 c
-C 1:: -p•O) +r v.+f �.cm O N d d d d y O 4] y O
c (a
S`>: C7� (nU C7� 0 ate' � � a � O � � O
C m:I N C c C N N C
O OI 4' 4) 4) 4)
Nom' d E E E d d E
O;
p c; •u E o
a W co •� E •u E
0 IA CLCL CL a
C W CL
Y 4 Y a+ Y 41 j W j W y
04) CL
O d Oy , d — d � d
a
w a on O
*' p 3E � E � � wo m c
Y C C c C Y C Y C
a4); p d a C C C C C c c
y CM. L a O O
pQ;` a0 0-0 0.0J0 aO
� a a a a3 aa
N d c
O W � d d c
o m c c op cQ
a) y cc °o ° o vij c We Ec W a vi
W " W'O W ++ W >•C 4) C 4) 4)
W C C_ 3 d a N 4) N _d y �+ W c p W O d C
OHO d QU W NU 74) U >
VL L W•- V 7
C H.� > o cp W W V) N 7 O
E Wt V WL W .'�, 7 'C-y .-.dd U W yYE V
i L X o W C d 0 .�y -` 0-0 cc C > y W a 0.y L
r+ W N a p 'O .d C W �+ N N W L �+ >�
tp
,, p cavi o 0 � 3d Eos a QU.md �cd N� aMr o
y' elf) C O •- E L 7 7
O .�.� 6) y �>,L c— O aO+ 4) d W •- ~ O O y N W W
W E ar a aW.+N C x O o O '"' �' a 7 N C "N E J V J
'a>-.. aW+ � 7w yF' O LY � � a N L as W
C: o� U.c W V E vi Yo•_ «+._ ,:, N 01� 7 ..• E O a c
o x � W � p) Ecaa um o) 33v c � Wd �o•E W
> °c° O W E W— �O c y•Ft Hp0 O)yd0
O 0 p C_ �)• V W 7 4)� V V O ~ •x n� V G� W N O
°�' i6 who ti— y ccac as c c0- y) >.J c
Cw .� O)L y N IW/) Na c N `pC�= Ndy NyN `J,, W u
N Q L �+ J y E W d a y W c U 0 ; w- 4)L c E y y b
41 t y W'C : V C y � W O W0 7 N 0� 0 a W N
C O (� N y V N N •C C L U C W N ; U �+ C O
_O N 7 W 7 CC
�.d, O N �'- V J W W C V C W V
L O W a w U L 4) 0 y W 4) c y 4) o N U_ O C W•O't a 4)
N W W O 4) 7Y N H a W .� CL C ALL .�� a3 C +L+
N C 7 4) .0 W N O W ( O N C lip W y 41 41 a♦+ �p C �• O 4)
w i o o �� 4) E a W c d ` > o a e��oL ° c a� 4Ei v
«_. w d v W E a) Ect 0 7 aU E 0 u W a� 3
_ p
V O) +-' J J•U) O ` V ` O)L 7 u 4) N 4) O 7. y a 4) 7 W'- O
O O C •C, C p y N V C� t y E— a� +� C «' > V OL .r C•O W W O" V
>y O O L O C y L 7 0 E y 4) W V 4) C L 7 O p > 4) C
Q > U U N O a w OL � .r C a DaQ"o w .. o. OU CLCD w
w
r N Cl) et Lf) co n 00 m
Z p ui ui w ui w w ui w w
xxx:cc
W '
B-5
a� E
d Oa '
Z.
Ew
cv a
a :-11
a
C
0
d co
C a Ci a a
•1 o o of o f o f E E
y c co y co CO co ° c pc
a O O'«+ a O•rl O'�. O•++ CA p ZA p
YV. CU d 7 C d 7 d 7 N 7 �.y
- a a« a c a
0
LL U U V LL U U U u U CO) N O
I
W U U a 3 a a
acYn: o 0 of > aE of
o a a W
Y Y y C y C y C
r- CC AlC
> >
L U C,O U 45.> p�� -� '0
� > CO N O N CO d O j N C. O j O j C
CL m0) O d 0 u 0o L) u) Uv) O I
C C C C C C
C�AA.:: d C N
c cE �, E E E E
AL 'oa', co E m m m m C C I'
CV),:. a y a a any a E E
.N O Y �+ 7 W d N Ct W I.
m 0 c44) a0 0 � � c0 13m m
E m 3: E 00 a cm m C E CD a a
c c y c
wsC' m c Y c c d co c 0 0
0.:�. -0 � p• C Q - C C W a C N d
d:. j 7 y CO j CO N N N
a.0 a 3 m a a ii 0 CL
U. iL
.r y p
U-
_0 v y 5 CmX C C c
7 CCO +j vi > C ++ T O.C'v, W t7iL 4) d O ~'o)
L m �0 aLO w ca°�' °' E �d `° y'� °'�•CL C a d —_' YyE
L E Im C LO N L CO v0 CLim- y �"' d y O y Cr W L N d
• y ++ CL
Ol�, N Y y C _ O 01
•O_y y d O C•O C C.0 O .-+ d O•� N a U w E tan Q U O
N m _ co'� C 3Un C E CL U+, 7�
O �+ C N d U c0 C In p C9 L U N O C41 C_y
-Y y W c0 p y L O aE._ W-p C W_ a.. ` O
7 O N p of a+, d C,C p,-L N �+ a.0 d 0
('7 O O In a �_y ++ C O d > CO ty '� 7 d C � }' E C—
y d c,c W U N a CO 7
0 0 ' -0 o a00 7 ,2 c my 7 y LO E �� Uo p E � N coo c
,• d vv •n U °;m CoyoEvC)�cnq pd3y ,d.0• 3c 4) °:
:C L ~+ E UCO d 7 H C M.L us Y Cr O to,� Q a)
y L C ILn C d O - C U) N CA�O � O +' � y C ` CO C
C !9_�_ Ea C3 L y a� LEFL- E +-�`O «+ •> YO� dC0 N1 'W O'~ H
7 l0 `O C� V U O 7 W p O d� d l0 O'O CO U y O d E!0
Y Q a C NM :3 U CQ �=. U L,VL5 U) > dv- W 10 N +'' yU N +,
E f, C A L O C Q y j V OO=N C`) d N y.O CA 0 0 ) «y.. a+ vW-0
_ CU
Q C" E•� Di y yE -o rnL -M +C'D o U-0—Z= � `° o > 3a
�' a a •tea eo c �, yd d U aye e ` E d La - 0
W C `y y C a) +7+ y OCU 0) C d�_ W O E~ C C p U N o'� >, v0)- y,D p >
L O d - M a > W CU
CL �. M d a d C O ti ; `O LZ C +•_"O y 3 U A O CU �' C 4)
LL W 7 y ; W O-p w� d >,y E C y y_o CCo c d y a O +OU.,.U� _�
C C +' O 7 N CO Y lC1 +�+ C U +_+•- C y E 7 = N y N T O d O w I;
O y W L yL U m +y+ y a CA a 0 0 UL � ' N"O
'� 0.D y C d� G N C j.- +0,,� d C— p C IO V) OL.�� +' E U-_p a0.5 C
-M N +' -175 y d y 'y O +L+ W'a d d C L y N a ly0 7 y sm
C '+_+ d N 7 y j L H r y 0 C U T T 7 d d +0., U y C 7 0 N c d z -C y N?
U LLL m co U y O Q oC U O COL= Ev E y.0 O f0� O N co LL y F-QLL y 3
d r N M LO Cp f- Co Cn
O) 0:: ' LL LL LL LL LL LL LL LL LL LL. �
B-6
O y:
0 i
dE0.
N� O
d L.:
E� y'
0. C
U.� CLo
N
~cr
n
c
LaD
:C O _. O O O O O
�N E c C 7 c 0 c 0 C.0 c C0 C
0 0 0 O'� 7 O'�. O'�+ O'z+ O'r O
7a
d
c
d _O 7 d
dr 'Q r dr am`+ '0 '� di+ dY
EE C C c c C d
U 00 0
v O U v U v U v O O u 0 U v
r r
O: d d 0_W .0_A .0
O O
° d d °
CU1 r O U
ci a c a o ODE wE c wd
as c0 co 00 c'o
v� o; �� c E c� C� °'� E d
�•W O ODS E O O O N O N C j 0� ,
O) c _ 3 0 " C C +_' V +_' V C +_' V C
O 0yy d d 16.8N a0y cy � yOJ
' •N 0D>? > > N .N Cp v1 C'p•FA •cm c C•2 0
° 0 0 0 M 0 O 0 0 0 0 0
a O� CCv o D o U dm U dm m U U o.-0
c m;
d0c a a o ° 0 _c
c $4 c � 0 � M u0 Y
c d c c d o ° c a C m C
-4D oC O — 4) — 0 •- 4D 0 — 0
0 4D
E >.: d a E a E N LLE aE ODE °DE
C y r ` r r r r ` c L c ` c `
co ° O 0m `oc`o 0 0m E � Eco •2 Eco
CL d d d d d d d C d C d -0 C d
qQ. LL Q� Q� Q Q� a0 0-10 d a0
r — aD 0
7p 7 J CD4D C `y Lys lOwaC
r - o+ 0 7 0 0 d rj0 yy•- 3d
0 5 °' Q a W ° Er CL >o c c°Di `00r
d•_ �L 0 0 �o > v d o > > c—H
y~ o N t °1 w;j Cd w d o c� E 0 7
>•- d. o d
O Yd! d `y 47 _V Q 4) c d Q. 'y L O 'o W C + O y O E y p
rr Ca+ 0 0 .0 47 4D W4DN y
Z 7 L 0ccc
.0C d>'; dr N U 0 v 0 ° o d o c
o r o41 c 41
u 7
� E °Uy > .20 W ;� �� > y ��C14 0c �> m °'
cr � aaCi � U0 ccm `°i� o aci .`c °0 cC EU
O d d CO—L' ', 7 N r 4D C
d O: 4D 4) r C r C y C U 0 IAL LU •0 E -0 ~'t0 E Y O p O
.• L� �N C O �'� yL Y r fn l`0 d a0+N M� 0 0 0 �•+' C
gC c : 0 y c L m o -O 7 _A 0 C w— 7 O M
7 V- lC O Y•_ co C' '�~ r r y Z O 0 c E Cp•0 y >w •,U
O �, r y `' y 0-0 47 -
r°-� Lv°i+>� w U•a-0 t y c m > w 4Ci cc y c�� 0 0� W N E c
LL Q O L a, N O �N Z
C ° NU Q O ra -0y +' C OE a N N'flE4D 0Cd4DFL�
r.r c O c U c 0 4D
O 4) `y N O O 7 7.= �_ c c 7 L N C �p
` d H CCd+= (k) 4)
y0 ` 0 � Q 0 L 'OtdU arOin4) . >D
� o m ° d7E N� c� c'D ad w °' cry$— cv own
4D O .gym aD �� 0 c > o .. co -0 0 ` cpm
U CL O4DLC. -0 U0V > 0 m C CL 4D.. V O
> .`7• Q oo� c mo Low .00� Z ° cy� � � Qa.o � m
° C 4DU o A 0Z r 0L O O O U 0 0 0 7 ° O y 7
U C O `� O y C r ° •y 7 O CL O O '' y U U E E *' °r c
�+ 0 d`y N 0 �' 7 d r 0 .}, •a7 0 C M 7 7 OD O C E m >
C ~' O ` U +-'L 0 7 O E w 2 O .U. O d i+,F O C C� V N!n O
_> C :�_ ,� j 47 CL U .� N V y V d y C :� O U j C C O O N y 0 d
C O c L C 0 C U L 0 c 0 0 0 yL"O O 7
O cc uj w 0 F-.c U w Q E U UnoC Q N y c�m
0 M
0:' iy C7 C7 C7 C7 2 2 Z 2
B-7
`~.O :
O N
4W .
U++ o .
.....
C
d ° c
v ay > 0 7 >
7c 4-;
°3 c
0 vI
o o o ccoE
to a d p mo7 �
CE O cmC C W O O N
O E w 0_
�U CL 4 t0 M a C a y � � I.
O ° 6u7 W CLw
aC ° 0 7 (I
U $ ccE `.So U O Ua am
I
cm cm
c!a
rU, C _
C'�+ ob.� aZ1. O � >"d A °�} C0 vi o27 C ui
r
d d 0) 7 — 0) y C d C ° •� C-�
0
D o 0 0 Oao Z� 0>i� Q 1= cr U a
C m: C C C C
CD
L T
° E E � „ `o o E E
a ; a a 44) m y d U a a
d 4) ` m
Nom: O0 o� y D
p1 E y y m m
:U •C C Q C r ` ` •C C
W ',C C C O O C C
ad c C � cao a a LCo m
IL
av aoQ Q Q o. a
> c
C W C 0 •}, U W W,N
LO y'D Lo 0 U 7 y N O yL 0) o y W >�
N L _0 -0 r
�• E o E W H aL 7 C�r o c c�t cm N E.S c cc «, v
N_W E p Z; '� W W N 0 C C{o • V r C >,0) y W D L)•0
p�W E_ C Q� C V W 00 w W C C r-0 w O d p
CL IA w 000 U � Of�� ray+ a�.��0 y � O.ZC W O.a
C'0 01 0 0 —'r :+— 4; O 0 7 3-Q L W w 0) cc C
OZ `L r �.t' r y Lp N V C W a ++ O d C r W�L.V J W 0
Cr C'pC C t•X'at�"' `�tLW yrv- Q OE
'O 0)
4), O y C 0 N 0) 0) y O.O Ca N r v- 3 W w a
«;Yr ° E0E �`o �a�� c7oo �_ ta °o dog_° °' U ago
QO
(A -0 (") NW� N � " j ? �.0 WOOY ` y � XW O C >
W d X C W N y W C 7 0) p d 0) L`o W_W C r.d O C U
Of:O O C W�_+ N 0) W W W W w C 3 C 7 0> Vl 0) N W
Nd-1— O 7a� 0 y 0E 0 > Ccc NC ° E.0 W OL Q C—
c° D0.M ` t) LCOYC eyo c � doOeo YVWp a03QE = o°
C G — W•V N C. IX W 0 0) N C N W 0) r�r r N_g W L U V W
O d-- J'y� MD— Lo W.c �; V C•0 V U d D: N >CL 0
C w
WQC — OO dQZ 'upf OW•y oQ ` C W.t-0 0 C u!
0 -0 ci E yy 0 0 W C o ppE
co 0
fa 0
'p 3 Ofd ° vt +-' Lo W A ;—Q O;C= Ct 0 07 W Ot W O� d
'o LL 0a `
-0 4' OrOC p > � � 00 > ; mWQE �•o— C NN LO
N C w u E o ,,v x 0 , C 0 (4 � ° >, o aC 0 C u a
--
N O W > m w 0 O y m� C E 0 >� °C "t V M -C =� MA
�+ d Q d L
N('7 7W - N d W j y •� N 0 co d r C•C) 7 Ole U? C N
.0 N N "41 N 0)-S C y r r C d W V a N E 7 W O> ° r W c -' ° °
r av c d L W 7 y c S u E 7 7 u 7 d c ad 3 N U ° += v L
� o» E do 9C � ° 7= :EM v0W cv� c W9Yaa v LA � d
L t C > W 0) E—'p 01•`-, r C 0 0 E L O) 7 > y Q 0 W a y O r W p
rN7Q > E Qr WO W cc > 0) L
W O.aL) V._ �m C 0 Q �� O.W W U D: a
i
d Ln cp I� 00
C 2 2 = _ _ _ =
z; > >
W C�
B-8
'c
(A
'4.
VRA)':
O• L
Ems.=N
O 01.c
W a:
_U
_ay _
° V ° C ° C ° C ° C ° C
C C0 C O C.0 C O C O
0:2 O Op O'� o'�+ O'z O O'r+
L : '47 a 'f+ U '�+ U '++ U '�7 U 'f+ U
W d 7 d 7 d 7 d 7 41 7
CL
0 > 0 c 0 o 0 o 0 0 0 fA
0
U � U v U v v u U v U U
0 0 0 0
° c c c 0 a
O o W o c c
C 4' O y � U � U U O y o y
•� d'O 41 N �, N u++1
.::
00 0 0 C 0 p 0 ° O
U a N U N U d U U a U a
c c c c
o � Y E E E E
41
W W W W
CL �v � d d 0)wCL
4ci oOC. m a'9 d m 0 0 0
amE a m a
N
p IN', C C Y f0 c C C C
CL C c c c
CQ ' a a 3o a a a a
y C �
O 41 yD N
01 0U W
'yCV .VC °' Ec acy wc ''�� -0ydL "' ad SYN
� � I7n E -o cm cc co (L) � �' � �• U w� acicaciaWi
c a� L 7 d�� c 41L c 0 .0-0 7 E•- Q o y as W >
7 341 M W y E Oi H ♦`,•O L 41 0 p -L 0.0 W ° ` 41 d LJJ 0 cc (D W .0 C ?'-
0 a+ W �C CM _QCM= CC �' 41 &1a y741 �� NCM Q yUAd y7m�
N yL E O C y 41.E_O 3"' y y ` rA 0 y 7 C W �•� Z 41 C d 7,0 CL C!_'
y,V N-�+ W >� W U y 61 CL 41 O O E O O 0- > ° Z -0 C ��+ W W W U
C 7 7 ;� 61 y },Z 0101y 41 ` U C L OVQ y C yV WC Q 41 V C 41 41 j U C1 a
Q a > pp y CD M
y w � a L 0� � U ° C 0° ° C >-> 0 c W E W H X O j� cc •0 7 f- 0
: d1 W 7._ C C O 'O 4, W•-Y d �''._._ 7 y 41 C Q d~' C O
•� Cw 7d L= y~ C W O 7�;��= p W-� 7 W IyA w >'C,�.r J 0 c W V U r C� C
C : W y y �7 3 7L U O y•- E y W Oz.- �' L O
C� W CO U CL �+ C 41 3 c >U- E vim V C > U 'C Cw C N U
Cg ; WWO� �� r0W � 7yW'yWO eOVy ° E � y � ° C: = WpdW c0v_I }?
0 LL+ ECWW �, dW >N `1Cu1 C Exp V '7' W010H U °Ucp «, ,� C7
C O O E? 0 CL0 W VI W U 0 0.0 �-- W d 7 «+.y-E d Q LY1 41 0 C L O'
` -
Cw 3c«, 0UW Ea O'0daaa cwc � m �LUoa Z p °> En3 ; auv
Y O.O°E� W -0 7 VL d W 7 � y-0 W!. y > ° C Q >C7 yN c y
woo woo y 75 07r, 0 c " yQ .0 ° «, V dy oC ��v)�
o W EC C C N Q'C W AL O !CC +L-''a>-+ W y C. V•VL•DS tL OU. m �t'°O °C d 0
W a 0).O' W W y L- 0) y >..0 O W O.0 W 7'j O-v- Q CO N « L W 4)
W L �,w L W �+ U 7 w 7 CC =-*-3 O VI ; a
OE
W yvt E 3 0-0 o w (M c- DI'C c 0�- 41L C yC N V .7, O ° Cp 0 >a O
C N•O y u).LA E'D Y-0 '_ p d•N a 6i'.,- E °•p.0 w C c C U.0•�, �, 'O
_ `
M E �1 �. d-L 6y1 0 -O 0 7 0 W Q N p•E m 4i O >� c1 7 V) X0 0
_ 7 C W O W ` C-i 41 O N W L W r, W`�_ .L_ t W W •+ «+ 0)L C > U
y C 7 W W O L+ C 7 W O'5L•y E•7 L y y �.>_t L IV y ":: y �° .01 C W 0 ` d W °_141;G
pE WaW C ° a+ y W•.., U > 41Q ++ C Wim +' ,+ O «, N W y C «+ W � Uad+ C 0aW 7tw0
- p � +- 7 - W U -a W W C O r, C W•- C C W a+ O O _ 7 a+ W C p - - W ° M
_.._ a. ., W.- Eo QE0oaWWWv � _ Uy._Z3 a._�._tna U � cocn �._ U aQ �03
N Ih LO N
�Z
UJs.
B-9
aZ�
E�a
V o 0a
Q>.N
cr.:
Z7 W
.5.0 'D
O C
(D
:
Q)
o 'a' oC p C o C O C p C 0 C 0 C 0 C
E' c0 c0 c0 co c0 co Co co
m o.Y O 0•Z-' 0 O 0 o .-. O r.
L�=U_: 'a= U 'a=. U 'a�+ U •F+ U 'i+ U 'a+ U 'i+ U 'i+ U
a) 7 a) 7 a) 7 a1 7 a) 7 a) 7 a) 7 d 7
3� Ey E� Ey E� Ey E� Ey Ey
O p O p O p O p O p O p O p O p
__ ` UU UU UU UU UU UU UU UU
7 «+ O O O O O O O O
Off;
:0C C C •C C •C C C
C W O N O N O_ 14O N O N O N o N O yAl I,
N tea)
6
C.^ C teC.a�) CO.R aC g c
g
0p 0 0 0 0 0 OOpp i
O O
U a U 0. U a U a U 0. U a U a U a
41
c c c c c
d d aD d aD d
N
a:o E E E E E E E 0
uE
a a a a a a o. c
C: 0 a) w 0 a) a) 0 U 7 l9
acicc' O O D O a y i.
c c c c c c c c N
l0<C CC C C C C C CY
ow r as cm' a7 N N N fC0 lC0 fC0 fC0 O
a a a a a a a3
Y
N
�= O—
7CNC O) C «+
d3
V , UC O a O
N a -0 75E > _7 W 0 0
oa1N > a) a) C r U «p+ U aU. O O W
3
T U a ._ a'+m LCD C d C.0 N 7 7
— E U a al,.7- «. 7 O U a) •-• y a+ O .o Y
-p Wal WaU-. O7 WC y0O 3 ; M a) y
U) O.M C O)(MV C,r aL 8.-
c s N c0 > U
� ++ N C — a7 � N yC y +U.Y OC N > a) '
3 cE >'.-, v°� > y � „ °' „ 5ai cd deo c d a� cT
o D d U.— 0 0 7 00 �► E E OU �m ~ N O 0 N > O
`d1 E �`+ U y N O O a) O C -p v- C j d m N a)
�H: Na y .0 C 41 0 C� w m —0 p O U C O .D a) > j 0U
• ++L Q.0 O a O '0 J .r T w aU. C a)_�_ a) 7 >:1.0 •` «+ U
O d 3 3 I A a) U >Q U 0 p H -0- W d.y C 3 O W C0O acia M U J
ai 7 r C C •._ a)C: C= C i0 U �' C d L•— a) > Y C
o� L U� 3� as y 0 L y �_ .d+ yv p L .O+ X U y > a7 a)L c C� C a7 ai
ya, wmaeo
j N d 7 = 7.0 �W.+ d O a7 7 O O C O.y 7 7 7� (D o
Q~ t N'j'� 6i y L`G � m C o d L O •:+ m fn m !0= N Q CL
(� N C p QO L N._ N N N ++ c0 > L 7 U U W ���� 00���
Y U *' 'p y 4-1 O N t0 O_f d Q y 7 7 N C C C a7 Y m y a7 t0
a, a) a7 7 «+ O Y 3 O O 7 '� O a) d C
c y CN d y L W'L N O L L L c�0 O 0 >L y NeTG !TO O +7+•C y y
>>>>>> `
Y CJS N a`r O OJ Nim.) a) �' a)J 79> ..0 C a.. `.
y C— O) dN C U �' y 3 O� �� 7L .> >, c N C 0wcn<n
y E O 7 a > W C y .> 0 7 C p+_' C 0 co CO a7 >
Vdac a� � C � oa� p`Lc ``° m3v a `° 3v ��Ne >- ddd
y– p u M.T � aE � a) " dC7 ,. 02 00 c B 3 � U
C a+ E aJ Y a7 3 Y a s C t' 7 > L U 0 ..- C 7 7 7 O 7 p a7 a7
pCOc�7, � 000 � cyyj EhNd ODy > N0 0a7 WWW�UmJ�� '
al L a7 C a7 >
c y l— 3 y a..z a 3 M > M V V E H acid m c 7 Y a)
U a0 0 6>1 Q 3 3Q Q�v tLn ° m tn?m7 �' cn c0M -'w P 3 �'
0
LU
B-10
,OXE a.
0 ID
U m a``
a
.................:
..................
..................
..................
..................
..................
..................
..................
v D a;i
v 0 0 0 •> •> 0 Q 0
O a ,-- O O O 00 00 Oy
E C CO C C C C0 c0 C
O O'�+ O O O O O OD
CD d 7 d °� d y d y a •� a '� a
CL a«. a a o.0 ad a3 a3 a3
E� E � E a E0 E0 E•" E•°' E °'
O 0 0 > > >
U i► U 0 U O U c U a U U U
+:.:
+'is
o }, o .. 0 0 0
c a 0a o cm
o ca c o f ot!'c o f Qa'c ca'c Ga*E
O_W N O N CL 0 iA o 0 CL o O °
tcx cc c•" c 3 ° c c 3 " c 30 � (D 4) 0
r �0 0)L6 0 .2-6 0 O 016 O 0 0 00G 0 0-0 0 � 0
N'p y c p > > p > C.6 > >'p > c•p > C p > C.-
000 000 c 00 0 0 00 .. 00 00
CL pia GCva O 000a oCva oC � a CC oC0a
c '� N c c c C c c c
0
O� •' 0 0 0 0 0 0 0 0
y`
cac 0 LL E E E E E E E
41
CL:C0
L •� E 1`0 /u 10 to la �o e0
a W •- Y a a a a a Q. a
CL
c d o c c 0 d 0 d d d d
0cc a y a y O p p p p p p
aE a a a a a m a
o c C c c c c _c c c
(0 .;� C
YE
1`0 C C C C C C C
CL. C C O. C C C C C c C
F3 FL a a a d a a- CL
>, �c c O E
+.
O 3 aL+ V :t U) W c N 0 C
a N W 0 0 C
`O O 0w 0 E•V aN+ _O 0 �c 0 010 Vl N
C.� t C N ,� ` 0 N «' 7 0 W U >� 0 `' 7 E 0 +L+
W co L N a E 0 C 0-0 N 0 L w Z •� `y `a .0
CD co 0 E r U o o O E 4, cn 0 Q� o
y c 41 0 N p O N,� O 7~ 10 E O +L'' y L 10 W P: `� W aU+ N
y c 3 y
au ct O C �a 3 y y O'y �0 �_Q c 0 0 O
E y °w Com= E °ad L� aY W c ° "� 0 y N E c
C ° 0 c - » a•V N- ++ c C L o p U(n E +' N O 0 ul
V 0 0 > 7C00 .+ O ZWJ dy 0� N+'
0 � « a0 c'� c� °+a� tt °' w v � Qa0 '" E o dpi
�:C L0 ; 0y 000 .- cy " yEjV dy Wp0 Y0 7c
�,«. v p•- Evao vW Y as °a o U_Z2 0•- QW eoy
O O ° 0 W O° O O O ; 5 1C c c �Qy W Q -0+N' C
L +, U. O to
p b «• Q w > y c a° c� W H V b a'Yp by a> E wv
++ N c `� 0 0Y W >'� Com` 7 O N LLCCZ C V 0 a+ l0
C `y •0 W y y L u W•C '° V O Q Q W W •> c 0
41
cr
c 0 C C N y C y 7 C O }a CL� ° 0�
U 11 t>.V 0 c O'fl 0 V 'ate •y 0-a y W 7 a U(nW W a0 E 41
N 0
w > 0 d 0 N' 0 O 0 C C 0 cm
V a L L 0 N ; 0 �W H 0 y C E c
c .� N E -
b� E b0)� � `.00 p0 w C 0C N y > C LU 00 y0 c
wC cC > 0 r, 0 OW y._a 0d /0 U C70 0 m
0O cm M:60 >. `► � aC_ L C O� V d p~QU. 0C1 Cd � �
++ V 0 0-0 l0 0 0 ++ c O b 'i+ C 3 0 W +' 0 w Vl a
b O �' ♦+a E L 0 W (0 O >..O 0 W C C O V ;;M N 0
yL�. ESc •o °c41 wc 3�c 0 CD n � E v c 'c a 0
c� la o� y+r »� v CL
o a°i °= C o 10 a > > H c L 0 N o y 0 t 0
b0 O•- v4) +' a+ � 0L 00 - > y 0X 0 � a� O 0
a. W u U 3 10.0 Q b W.0 a N 10 pU CL 4) 0-00 U Q O V J E C ?LL
y r N () In (O r N f7
B-11
`c
N:
fA::
y!
3
O o d a
L O C �� N
r- w O
N 0 a? ° 6) O O O d C O Oi .- C
t m.� c C C 0 c 0 O Ca C O O 0
CL CL cm cm D
�� a3 a3 a3 o cQ C.c " m U o o n
Uo � oo ° Ec c> m c
�
UW LLv o
UOL
LT U U
:t0 C w- 61 61
O O O O L O•- O O Q
CN '
c cm co Cl t'A C= m m CM Of O. a
c C C C C C O V c c C c
N o ; 6a-c ca'c ca'c c.� �- c 7 as'c°' ca-c.s ca'c O 0
�-
c"«+:: O y O y O y O y V O y -2-L4
O O
> c'o > c'p > c'p `o_ c-0M'O a a>i c-°d a>i c 0 (u
cc C-6 d ayi
61 0 61 0 0 0 O 7
cc 0 C. cc 0 C- cr u d a U N �U U Q C. V N 0 C. In 0
«.
N c c H c c C c
c c E E c, E E E E
~'
d 'd •v E v E c1 E m E m m m m
mm 0 7 m 61 O 0
CL C a61
,�, a61 nal o o CL o 0 0 o
E
CDC CDC mo m m m0 m m m m
m c Y c Y c Y C c c Y C c C c
CL: cccc c cc c c c
61.0), mO mo m ° m m mp m m m m
oQ a3 a� a.� a a a� a a a a
w
>•Yf `T Y 61 c Ln
d ar c m W C— aL+ •cp Un
V) C U 61 m N C , Z a H 61 ~ c
Q O `i O
61 �' ''' L �;, c O G V C ''' m 'Vl C.O
N � ° 3-0 — Cr+ O) W 7E -O yM cm E:2 c CL
m
+' 61 y m 6) -O �•Cy 0 — 0 L
a
+y+ m 6) U c U m�� Q L m C V S y C V 0 U
E aci `—° c >m *'a mdc °rd `0y Cm vi
d H m u 07 �• v- N C.C.- > dy m 0cm �
c 0. H O a0' ° w W Lp c H m
C ' r 61 C C ° — m C.y Z LO ,C c a O. C•(A C m 'O
y O O j p 0 D LOC m — La H O!7 0 j C
Z.w.: c.� •.-. v L Q c m cpm Ev L Tto� a . «m+
WO! 61 0 m V V m r c y °r j U!_' T m > C a
C . y 0 u N a O w �� O ;; Lp m pU V y mm j j j
OL E cc
> V_ Cta
L 7 > a Q y
y m _M 4.0 m 6) a+ L b c c U C p 6) 7 c1 7 U
41 CL c
C<. C �' C. 0 E m LL O C. •y «O ° ° 6) 7 > m 61
QM` m V ° c p LL O °•� ~' c F O- _V d C. LVl hp
C. C �' c W C C m 01 V U,� N h Ly I'
d m V C C ++ J O �+ O 7 7 vL•- c p ° d c a`+
_ c O .y d N! _V �L > O EL 7 `>,� V j 0 p
v.. O C. ._ E '> O 61•y N C m C. •`-' 61— m d ~
Nd � m -W 30 mcr° 0-Lc'p y Com; 61 ` c ami " d cy0 O
t6x) °a yo _yE W � � c c �� � � � � o,� a mEd
a — E m= L�o o �, ydcl ycla d � m HOLM d
�r d 61 N d (a m V j a C C '"Y0 m ` d'OL r '7.?d ` 70.CM 70—601 C)
M �' L c > U.X w D 7 C •a, o C Q C d v°- U N 7 U > cm w II
W— QC7 CCC it OL CC c TUU-- U wU a OC c01 w uciw- > w-0 f0 w
xx: r
a)
a LO t0 1l 00 N l'7 Lo
B-12
0Cc:
N
�Q
Qmt:
�>m
...................
m m
> >
._
m c m `-'
L V
C.4
O O m
N>E0 O O o f
jm v'0 C 41 i+ Uj c C
m
) o 00 m 0 y
oCt Ua Ua aCmv
0. > >
L c : c c ro c
Cr0— a7S C.- ca 0 ca 0 0•2 N
m O._ m m
> co co 3X0
> c m ya Na > C0
c
c (.) 0i a Do cmc L
c c c c
me E
N y
C
CM CL
c 0 - 4) (D (D
�� 0 W ( 0
E a
r V c cC r c
� C c '7:-- c
nm ' C c c a c
m � ca ca cam ca
OQ± a a a0 a
m
c D 41
ca W
E Y w a�
o vF ° Z
y -0o -00 Q comms
ca :3 �Et
h a m 41 ° 3
CL
�L W m m 0
c ` M m > r ZY y 0
O� a Na L W Z CNC
L L C O N N O L `D E
v Nm c W 330
5 L > U
> O U
41
a3 Y� > Ym
v OC UC a+a W QCL
m �pO
O«+: tea+ r ° wa .� a3x
° Oi Z 0 Om
V oo mm co Ucn ct� c
as N > v� ZQ 0 +•L co
c Q W - m
c�� r m Zp� x
c c 3:.c3:.cm o� �Q m'- r
om m� ayo
m
V , A C .D V C O N oc y
m e C ;, «. O"v m
� 0 07 � mrN ° Nc
� m OC mmc C ._• G >'07
g L O '= 00
..................
wa wt ►L- 3v v f dUar.
s
M
W rl� co
xxxX
� c
B-13
�I
I
I
I
i
i
I
i
i
I
�.
APPENDIX C
CHAPTER 18 .48
BENTON AIRPARK APPROACH ZONES
r
II
P
i
I
I
6
ii
V
i
Chapter 18.48
AIRPORT APPROACH ZONES
Sections:
18.48.010 Purpose.
18.48.020 Title.
18.48.030 Definitions.
18.48.040 Zones Established.
18.48.050 Height.
18.48.060 use Restrictions.
18.48.070 Nonconforming Uses.
18.48.080 Permits.
18.48.090 Administration of Provisions.
18.48.100 Commission - Duties.
18.48.110 Appeals to Commission.
18.48.120 Violation - Penalty.
18.48.010 Purpose.
A. This chapter is adopted pursuant to the authority conferred by the State
Airport Approaches Zoning Law. It is found that an airport hazard
endangers the lives and property of users of Benton Airport and of
occupants of land in its vicinity, and also, if of the obstruction type, in
effect reduces the size of the area available for the landing, taking-off,
and maneuvering of aircraft, thus tending to destroy or impair the utility
of Benton Airport and the public investment therein. ._ Accordingly, the
following is declared:
1. That the creation or establishment of an airport hazard is a public
nuisance and an injury to the region served by Benton Airport.
2. That it is necessary in the interest of the public health, public
safety, and general welfare that the creation or establishment of
airport hazards be prevented.
3. That the prevention of these hazards should be accomplished to the
extent legally possible by the exercise of the police power without
compensation.
B. It is further declared that both the prevention of the creation or
j establishment of airport hazards and the elimination, removal, alteration,
mitigation, or marking and lighting of existing airport hazards are public
purposes for which the City may raise and expand public funds and acquire
` land or interests in land.
18.48.020 Title.
This chapter shall be known and may be cited as "Benton Airport Zoning
Chapter."
G�1
18.48.030 Definitions.
As used in this chapter, unless the context otherwise requires, the following
words and phrases shall have the meanings respectively ascribed to them in this
section:
A. "Airport" means Benton Airport.
B. "Airport Elevations" means the established elevation of the highest point
on the usable landing area.
C. "Airport Hazard" means any structure, tree, or use of land which obstructs
the airspace required for or is otherwise hazardous to the flight of
aircraft in landing or taking-off at the airport.
D. "Airport Reference Point" means the point established as the approximate
geographic center of the airport landing area and so designated.
E. "Airport Zoning Commission" means the voting members of the City Planning V
Commission. I'
F. "Height," for the purpose of determining the height limits in all zones set
forth in this chapter and shown on the zoning map, the datum shall be mean
sea level elevation unless otherwise specified.
G. "Landing Area" means the area of the airport used for the landing,
take-off, or taxiing of aircraft.`
H. "Nonconforming Use" means any structure, tree, or other use of land which
is lawfully in existence at the time the regulation is prescribed in the
provisions of this chapter or an amendment thereto becomes effective and
does not then meet the requirements of the regulation.
I. "Noninstrument Runway" means a runway other than an instrument runway.
. J. "Person" means an individual, firm, partnership, corporation company,
association, joint stock association, or body politic and includes a
trustee, receiver, assignee, administrator, executor, guardian, or other
representative.
K. "Runway" means the paved surface of an airport landing strip.
L. "Structure" means any object constructed or installed by man including, but
without limitation, buildings, towers, smokestacks, and overhead
transmission lines.
i
M. "Tree" means any object of natural growth.
18.48.040 Zones Established. I.
In order to carry out the provisions of this chapter, there are created and
established certain zones which include all of the land lying within the
approach zones, transition zones, horizontal zone, and conical zone. Such
C-2 j
areas are shown on Benton Field - Airport Approaches Zoning Map, consisting of
one sheet, dated June, 1962, prepared under the direction of the City Airport
Director, which is incorporated in this chapter and made a part of this code.
j The various zones are established and defined as follows:
A. An approach zone is established at each end of all noninstrument runways
for noninstrument landings and take-offs. The approach zone shall have a
width of 250 feet at a distance of 200 feet beyond each end of the runway,
widening thereafter uniformly to a width of 2,250 feet at a distance of
10,200 feet beyond each end of the runway, its centerline being the
continuation of the centerline of the runway.
B. Transition zones are established adjacent to each noninstrument runway and
approach zone as indicated on the zoning map. Transition zones
symmetrically located on either side of the runways have variable widths as
shown on the zoning map. Transition zones extend outward from a line 250
feet on either side of the centerline of the noninstrument runway, for the
length of such runway, plus 200 feet on each end and are parallel and level
with such runway centerlines. The transition zones along the runways slope
upward and outward one foot vertically for each seven feet horizontally to
the point where they intersect the surface of the horizontal zone.
Further, transition zones are established adjacent to approach zones for
the entire length of the approach zones. These transition zones have
variable widths as shown on the zoning map. The transition zones flare
symmetrically with either side of the runway approach zones from the base
of the zones and slope upward and outward at the rate of one foot
vertically for each seven feet horizontally to the points where they
intersect the surface of the horizontal zone.
C. A horizontal zone is established as the area within a circle with its
center at the airport reference point and having a radius of 5,000 feet.
The horizontal zone does not include the approach zones and the transition
zones.
D. A conical zone is established commencing at the periphery of the horizontal
zone and extending to a distance of 8,000 feet from the airport reference
point. The conical zone does not include the approach zones and transition
zones.
18.48.050 Height.
A. Except as otherwise provided in this chapter, no structure or tree shall be
erected, altered, allowed to grow, or maintained in any zone created by the
provision of this chapter to a height in excess of the height limit
established of such zone. The height limitations are computed from the
established airport elevation and are established for each of the zones in
question, as follows:
1. Approach Zones. One foot in height for each 20 feet in horizontal
distance beginning at a point 200 feet from the end of the
noninstrument runway and extending to a point 10,200 feet from the end
of the runway.
C-3
s
2. Transition Zones.. One foot in height for each seven feet in horizontal
distance beginning at a point 125 feet from the centerline of
noninstrument runway, measured at right angles to the longitudinal
centerline of the runway, extending upward to a maximum height of 150
feet above the established airport elevation which is 719 feet above
mean sea level. In addition to the foregoing, there are established
height limits of one foot vertical height for each seven feet
horizontal distance measured from the edges of all approach zones for
the entire length of the approach zones and extending upward and
outward to the points where they intersect the horizontal surfaces.
3. Horizontal Zone. One hundred fifty feet above the established airport
elevation or a maximum height .of . 869 feet above mean sea level
elevation, with a radius of 5,000 feet measured from the airport
reference point. I
4. Conical Zone. One foot in height for each 20 feet of horizontal
distance beginning at the periphery of the horizontal zone and measured
in an inclined plane passing through the airport reference point,
extending out from the horizontal surface 3,000 feet measured on a
horizontal plane.
i
B. Where an area is covered by more than one height limitation, the more
restrictive limitation shall prevail.
C. Nothing in this chapter shall be construed as prohibiting the growth, I.
construction, or maintenance of any tree or structure to a height up to
45 feet above the surface of the land.
18.48.060 Use Restrictions.
Notwithstanding any other provisions of this chapter, no use may be made of
land within any zone established by this chapter in such a manner as to create
electrical interference with radio communications between the airport and
aircraft, make it difficult for flyers to distinguish between airport lights
and others, result in glare in the eyes of flyers using the airport, impairing
visibility in the vicinity of the airport or otherwise endanger the landing,
taking-off, or maneuvering of aircraft. j
i
18.48.070 Nonconforming uses.
i
A. The regulations prescribed by this chapter shall not be construed to
require the removal, lowering, or other changes or alterations of any
structure or tree not conforming to the regulations as of the effective
date of this chapter; or otherwise interfere with the continuance of any
nonconforming use. Nothing contained in this chapter shall require any
change in the construction, alteration, or intended use of any structure,
the construction or alteration of which was begun prior to the effective
date of this chapter and is diligently prosecuted.
i
i
I
C-4
" B. Notwithstanding the provisions of the previous subsection, the owner of any
nonconforming structure or tree is required to permit the installation,
operation, and maintenance thereon of such markers and lights as are deemed
necessary by the City Airports Director to indicate to the operators of
aircraft in the vicinity of the airport the presence of the airport
hazards. The markers and lights shall be installed, operated, and
maintained at the expense of the City.
y
18.48.080 Permits.
A. Future Uses. Except as specifically provided in this subsection, no
material change shall be made in the use of land and no structure or tree
shall be erected, altered, planted, or otherwise established in any zone
created in Section 18.48.040 unless a permit therefor has been applied for
and granted. Each application for a permit shall indicate the purpose for
which the permit is desired, with sufficient particularity to permit it to
be determined whether the resulting use, structure, or tree would conform
to the regulations prescribed in this chapter. If the determination is in
the affirmative, the permit shall be granted.
1. In the area lying within the limits of the horizontal zone and the
conical zone, no permit shall be required for any tree or structure
less than 75 feet of vertical height above the ground, except when
because of terrain, land contour, or topographic features the tree or
structure would extend above the height limits prescribed for the zone.
2. In the area lying within the limits of the approach zones, but at a
horizontal distance of not less than 4,200 feet from each end of the
runways, no permit shall be required for any tree or structure less
than 75 feet of vertical height above the ground, except when the tree
or structure would extend above the height limit prescribed. for the
approach zone. -
Nothing contained in any of the exceptions set forth in this subsection
=} shall be construed as permitting or intending to permit any
construction, alteration, or growth of any structure or tree in excess
of any of the height limits established by this chapter, except as set
forth in Section 18.48.050.
B. Existing Uses. No permit shall be granted that would allow the
establishment or creation of an airport hazard or permit a nonconforming
use, structure, or tree to be made or become higher, or become a greater
hazard to .air navigation than it was on the effective date of this chapter,
4' or any amendments thereto, or than it is when the application for a permit
is made. Except as indicated, all applications for such a permit shall be
granted.
C. Nonconforming Uses Abandoned or Destroyed. Whenever the City Building
Inspector determines that a nonconforming structure or tree has been
abandoned. or more than 80 percent torn down, physically deteriorated, or
decayed, no permit shall be granted that would allow the structure or tree
to exceed the applicable height limit or otherwise deviate from the zoning
regulations.
A C-5
0
D. Variances. Any person desiring to erect or increase the height of any
structure, or permit the growth of any tree, or use his property not in
accordance with the regulations prescribed in this chapter may apply to the
Airport Zoning Commission for a variance from such regulations. Such
variances shall be allowed when it is duly found that a literal application
or enforcement of the regulations would result in practical difficulty or
unnecessary hardship and the relief granted would not be contrary to the
public interest, but would do substantial justice and be in accordance with
the spirit of this chapter.
r
i
E. Hazard Marking and Lighting. Any permit or variance granted may, if such
action is deemed advisable to effectuate the purpose of this chapter and be
reasonable in the circumstances, be .so conditioned as to require the owner
of the 'structure or tree in question to permit the City, at its own
expense, to install, operate, and maintain thereon such markers and lights
as may be necessary to indicate to flyers the presence of an airport
hazard.
18.48.090 Administration of Provisions.
It shall be the duty of the City Building Inspector to administer and enforce
the regulations prescribed in this chapter. Applications for permits and
variances shall be made to the Building Inspector upon a form furnished by him.
Applications required by this chapter to be submitted to the Building Inspector
shall be promptly considered and granted or denied by him. Applications for ;.
action by the Airport Zoning Commission shall be forthwith transmitted by the
Building Inspector.
18.48.100 Commission - Duties.
A. The Airport Zoning Commission shall hear and decide appeals from any order,
requirement, decision, or determination made by the City Airports Director
or Building Inspector in the enforcement of this chapter; hear and decide
special exceptions to the terms of this chapter upon which the Commission
under such regulations may be required to pass; and hear and decide
specific variances.
B. The Chairman of the Planning Commission shall be the Chairman of the
Airport Zoning Commission with meetings of the Commission being held at the
call of the Chairman and at such other times as the Commission may
determine, but usually concurrently -with Planning Commission meetings. All p
hearings of the Commission shall be public with the City Planning Director
keeping minutes of Commission proceedings, records of Commission
examinations, and other official actions, all of which shall immediately be
filed in the office of the Planning Director and shall be matters of public
record. i.
i
C. The Commission shall make written findings of fact and conclusions of law,
giving the facts upon which it acted and its legal conclusion from such
facts in revising, affirming, or modifying any order, requirement,
decision, or determination which comes before it under the provisions of
this chapter.
i
C-6:,
D. The concurring vote of a majority of the members of the Commission shall be
sufficient to reverse any order, requirement, decision, or determination of
the City Airports Director or Building Inspector, or to decide in favor of
the applicant on any matter upon which it is required to pass under this
chapter, or to effect any variation in this chapter.
18.48.110 Appeals to Commission.
A. Any person aggrieved or any taxpayer affected by any decision of the City
Airports Director or Building Inspector, if of the opinion that any such
decision is an improper application of these regulations, may appeal to the
Commission.
B. All appeals must be taken within a reasonable time as provided by the rules
of the Commission, by filing with the Planning Director a notice of appeal
specifying the grounds thereof. The Planning Director shall forthwith
transmit to the Commission all the papers constituting the record upon
which the action appealed from was taken.
C. An appeal shall stay all proceedings in furtherance of the action appealed
from, unless the City Airports Director or Building Inspector, as the case
may be, certifies to the Commission, after the notice of appeal has been
filed with it, that by reason of the facts stated in the certificate a stay
would, in the opinion, cause imminent peril to life and property. In such
case, proceedings shall not be stayed except by order of the Commission on
due cause shown.
D. The Commission shall fix a reasonable time for hearing appeals, give public
notice and due notice to the parties in interest, and decide appeal within
a reasonable time. Upon the hearing, any party may appear in person or by
agent or by attorney.
E. The Commission may, in conformity with the provisions of this chapter,
reverse or affirm, in whole or in part, or modify the order, requirement,
decision, or determination appealed from and may make the order,
requirement, decision, or determination as may be appropriate under the
circumstances.
18.48.120 Violation - Penalty.
Y
Each violation of this chapter or of any regulation, order, or ruling
promulgated hereunder shall constitute a misdemeanor and be punishable by a
fine of not more than $500, or imprisonment for not more than 90 days, or both
such fine and imprisonment, and each day a violation continues to exist shall
constitute a separate offense.
C-7
i
I
i
i
b
i
I
N,
i
I
I
1
�.
I
APPENDIX D
ALUC RESOLUTION NO . 79-1
ill
i,
i
i
I
i
i
�',
I
��
I
i'.
��
I�
I'
I
L
i
IIS
,�
ii
BEFORE THE AIRPORT LAND USE COMMISSION, COUNTY OF SHASTA. STATE OF CALIFORNIA
IN THE MATTER OF ADOPTION POLICIES FOR LA40 USE 'RESOLUTION NO. ALUC 79-1
AND LAND DIVISION NEARBY MUNICIPAL. PUBLICLY
j OWNED AND PRIVATE, PUBLICLY USED AIRPORTS IN
SHASTA COUNTY
Resolution of the Airport Land Use Commission (Designated Body) of the County of
Shasta adopting policies to be applied by the Commission and other designated decision-
makers for land use decisions and land division decisions nearby municipal or other
publicly owned airports and private. publicly used, airports in Shasta County.
WHEREAS, some concerns have been expressed over development of land in close
proximity to the airports in Shasta County, and
WHEREAS, `.he City of Redding has directly expressed interest fin working with the
County of Shasta on a plan to minimize existing and potential safety and noise effects
on urban development around the Redding Municipal Airport and to avoid urban, residen-
tial and commercial development of high density nearby the airport and beneath its
approach and departure zones, and
WHEREAS, the Shasta County Airport Land Use Commission (Designated Body) has found
that there is a need to develop a set of policies for all municipal, publicly owned
and private, publicly used private airports in Shasta County for the purpose of avoiding
potential land use conflicts and for the purpose of avoiding safety, health and nuisance
problems in areas surrounding. municipal, publicly owned and private, publicly used air-
ports in Shasta County.
NOW THEREFORE, BE IT RESOLVED THAT, the Airport Land Use Commission (Designated
Body) of the County of Shasta hereby adopts the attached policies (Attachment "A"), and
BE IT FURTHER RESOLVED THAT, these policies are recommended to be applied by the
elected and appointed officials and staff and appropriate Committees and Commissions
of the County of Shasta, City of Redding and City of Anderson, and any other public
officials engaged in land use or land division decision processes on lands nearby muni-
cipal, publicly owned and private, publicly used airports in Shasta County.
BE IT FURTHER RESOLVED, that it is the intent of the Airport Land Use Commission
that no permit needs to be referred to the Airport Land Use Commission for hearing or
report if it meets requirements of the policies expressed in Attachment "A" of this
Resolution or subsequent amendments thereto. However, interpretations of this policy
will be referred to the Airport Land Use Commission.
BE IT FURTHER RESOLVED, that the Commission notes that this action is categori-
cally exempt from the requirements of the California Environmental Quality Act.
The foregoing resolution was adopted upon the motion of Commissioner Oden
Seconded by Commissioner Flammans 1at the 979 by regular
the meeiingng vof the Airport
Land Use Commission held on February 8.
AYES: Commissioners Hamman, Middleton, Woolery. Fust, and odea
NOES: None
ABSTAIN: None
ABSENT: None
D-tr
i
ATTACHMENT "A" TO RESOLUTION NO. ALUC 79-1
SHASTA COUNTY AIRPORT LAND USE COMMISSION POLICIES
I'
The following policies for land use and land use division have been adopted by the i
Shasta County Airport Land Use Commission (Designated Body) to be applied to delib-
erations and decision making by the Commission and are hereby recommended to agencies
of Government with regard to application of regulations on lands nearby municipal
airports, other publicly owned ::nd private, publicly used airports in Shasta County.
1. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) to recommend "Low Human Density" levels and kinds of land uses in
all areas affected by the projected 1995 noise levels at or greater than 55
CNEL, or within the Airport Influence Areas otherwise adopted by the Airport
Land Use Commission in the vicinity of publicly used airports.
2. It shall be the policy of the Shasta County Airport Land Use Commission
(Designated Body) to recommend no residential , commercial or manufacturing
land uses within Airport Clear Zones.
3. The Shasta County Airport Land Use Commission (Designated Body) specifically
encourages the use of open or enclosed storage and warehousing; trucking yards;
new and used implement and vehicle sales, repair, manufacturing and contractors
yards; and similar uses in the F.A.A. Extended Approach Area. If the F.A.A.
designation has not been made, then the following shall apply:
a. In the case of an airport which uses an Airport Hazards Approach Slope
of 50:1 , that area centered on the projected centerline for a distance
of 5000 feet in length measured from the ends of the runway and 2500 I
feet in width.
I
b. In the case of an airport which uses an Airport Hazards Approach Slope
of 20:1 , that area centered on the projected centerline for a distance
of 2000 feet in length measured from the ends of the runway and 1000
feet in width.
4. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) to recommend that no structures designed for human dwellings be
permitted to be constructed or moved into the F.A.A. Extended Approach Area. I,
If the F.A.A. designation has not been made,. then the following shall apply.
a. In the case of an airport which uses an Airport Hazards Approach Slope of
50:1 , that area centered on the projected centerline for a distance of
5000 feet in length measured from the ends of the runway and 2500 feet
in width.
b. In the case of an airport which uses an Airport Hazards Approach Slope
of 20:1 , that area centered on the projected centerline for a distance
of 2000 feet in length measured from the ends of the runway and 1000
i
feet in width.
P
D-2 a,
ATTACHMENT "A"
5. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) to recommend the prohibition of dance halls, bars, restaurants, mem-
orial buildings , churches, schools, theaters, stadiums, government buildings,
multiple family or apartment dwellings and to redommend 'the prohibition of any
other use which would congregate ten (10) or more people per acre for parcels 2.5
acres 'or smaller, parcels larger than 2.5 acres could not congregate more than 25
persons per parcel within the Federal Aviation Administration Approach Area. Der.-
sity for parcels less than one (1 ) acre shall be computed one '(1 ) person per 10th
of an acre. if the F.F.A. designation has not been made, then the following
shall apply'
a. In the case of an airport which uses an Airport Hazards Approach Slope of
50:1 , that area centered on 'the projected centerline for a distance of 5000
feet in length measured from the ends of the runway and 2500 feet in width.
b. In the case of an airport which uses an Airport Hazards Approach Slope of
20:1 , that area centered on the projected centerline for a distance of 2000
feet in length measured from the ends of the runway and 1000 feet in width.
Such prohibition shall also apply to the remainder of the Approach Zone for a
width of 1000 feet (500 feet on either side of the projected centerline).
6. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) to recommend that any residential structures and restaurants,
memorial buildings , churches, schools, theaters, auditoriums and other uses
which provide residence or cause the congregation of 25 or more persons which
may be constructed within the 55 CNEL area, be constructed to attenuate ambient
aircraft noises to interior levels consistent with the Shasta County Noise Elemen
7. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) that within the Airport Approach and Transition Zones, the affected
City and County Planning Commissions, the Board of Supervisors and affected City
Councils and Zoning Agencies should require that Conditional Land Use Permits and
Tract or Parcel Map approvals require the provision of.a Noise Agreement between
the property owners/operators and the City and/or County prior to approval of
such Conditional Land Use Permit. Said Noise Agreement shall insure that the
land owner/operator agrees by contract with the City or County or City and County
not to sue for damages nor to enjoin the operation of the airport due to sounds
emanating from the airport and from aircraft operating therefrom. Such contracts
shall run with the land.
8. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) to recommend that no uses of land be allowed within the Approach,
Departure and Transition Zone areas of any publicly used airport which may create
radio interference for aircraft communications and navigation systems.
9. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) not to recommend approval of permits for structures which would ex-
ceed height limits imposed by the applicable Airport Hazards Zoning Ordinance
within the Airport Influence Area.
10. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) to recommend against the approval of any permit allowing outdoor,
or unshielded electrical welding within the Approach, Departure and Transition
Zone areas nearby any publicly used airport, except for initial construction
a or repair of permitted structures within those areas.
D-3
ATTACHMENT "A" ;I
11 . It shall be the policy of the Shasta County Airport Land Use Commission (Desi 9-
nated Body) to recommend the regular permitted land use of mobile agricultural
operations and all agricultural uses' and structures not otherwise restricted;
except that intense animal and fowl raising operations shall be restricted from
an area described as being one-half mile wide and one mile long, centered on the
projected centerline of the runway and measured from the ends of the runway. j
12. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) that all utility lines within the Approach, Departure and Transition
Zone areas of public airports be placed underground and that the use of above
ground light standards be minimized.
13. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) to recommend against prohibition of totally underground structures ,
and to encourage the use of mitigating plants or structural devices for the
attenuation of the effects of noise on persons living or working nearby muni-
cipal , publicly owned or private, publicly used airports.
14. It shall be the policy of the Shasta County Airport Land Use Commission (Desig-
nated Body) that temporary use permits may be approved by the Board of Adminis-
trative Review or Planning Commission for certain land uses within the Airport
Influence Area and that the proceedings of such public hearings by the Board of
Administrative Review or Planning Commission shall contain the results of a
review and recommendation from the affected City and/or County Planning Agency,
providing such response is submitted to the Board of Administrative Review or
Planning Commission within two (2) weeks of the date of notification to the
respective City of County.
i
i
I
i
r
i
D-4 �I
TERMS TO BE USED IN THESE rt7LICIES ARE HEREIN DEFINED: •
1. Airport Airspace: Airspace depicted on the applicable Airport Influence Area map.
2. Airport Clear Zone: The runway Clear -Zone as defined by the Federal Aviation
Administration. Dimensions vary according to airport type
and use. (For the Redding Municipal Airport, see document
entitled "Airport Master Plan - Redding Municipal Airport" .)
3. Airport Hazards Zoning Ordinance: An ordinance which limits the above ground
height of structures and facilities within an area mapped
on the Oasis of standards contained in Federal' Aviation
Regulations , (FAR) Part 77. Standards vary according to
airport type and use.
4. Airport Hazards Approach Slope: See Approach Zone.
5. Airport Influence Area: The land area which is determined by the Airport Land
Use Commission to be impacted by current or projected
operations of the airport.
6. Approach Zone: The area defined as the land beneath the horizontal projection
of the runway approach surface established by FAR, Part 77,
It begins at the terminus of the Clear Zone and extends , at
a prescribed slope, to the point where it intersects the
Horizontal Surface.
7. CNEL: Community Noise Equivalent Levels: A weighted system of measurement of
sound energy based upon the type of aircraft, the number
of flights, and the time of flight occurrence. Interference
with residential activity occurs at levels which exceed
55 CNEL.
8. Departure Slope: See Approach Zone.
9. FAA Extended Approach Area: That area adjacent to and extending outward from
the end of the runway which is eligible for acquisition
with Federal participation. The dimensions vary according
to airport classification.
10. Intensive Animal & Fowl Raising Operations: Activities by a producer who employs
persons other than members of his immediate family which creat
a concentration of livestock or fowl apart from the rangeland
activity of grazing or feeding, i .e. feed lot operations,
commercial egg production, commercial poultry production.
11 . Municipal Airport: An airport owned or operated by a City.
12. Publicly Owned Airport: An airport owned or operated by the County of Shasta or
other public agencies.
13. Publicly Used Airport: An airport providing takeoff and landing facilities for
fixed wing or rotorcraft which is operated for use by the
general public.
14. Transition Zone: The side slope area defined by FAR, Part 77 which parallels
the runway and slopes upward usually at a ratio of 7:1 for
)rescribed distance.
D-5
•
I
r
i
I
i
it
i
i
�.
r
I
��
��
I
�I'
i
��
APPENDIX E
MODEL AIR EASEMENT
•
�.
i
i,
IIN
I'�
;,
I
I
I
i
I
��
r
�.
I
MODEL AVIGATION AND NOISE EASEMENT
WHEREAS, [property owner]1 , hereinafter called Grantor, is the
owner in fee of that certain parcel of land situated in the [City,
County, State] more particularly described and identified in Exhibit A
(legal description of property) attached hereto and made a part hereof,
hereinafter called "PARCEL" and
WHEREAS, [ ] hereinafter called Grantee, is the [owner
and/or operator] of certain properties upon which [airport], described
in ExhibitB attached hereto, is located, said properties lying within
[City, County, State] and furthermore being in close proximity to said
PARCEL; and
WHEREAS, Grantor and Grantee wish to establish provisions so that
aircraft using the [airport] shall have. the right of flight and the
right to cause noise, light, and other effects 'associated with the
operation of aircraft in the airspace over and above said PARCEL.
NOW, THEREFORE, Grantor, for its heirs, executors, administrators,
successors and assigns , for and in consideration of the sum of One
Dollar ($1. 00) and other good and valuable consideration, receipt and
sufficiency of which are hereby acknowledged, hereby grants and conveys
to Grantee, its successors and assigns forever:
1. A perpetual public-use avigation%noise easement subject to
termination as expressly provided herein, and right-of-way for the
free and unobstructed passage and flight 'of aircraft , of any and
all kinds now known or hereafter invented, used or designed for
navigation or flight in the air, of the class , size and category
operationally compatible with [airport]. Said easement shall be
in , through, over and across the airspace of said PARCEL in an
airspace as described and depicted in Exhibit C (map of areas
protected by easement including description of imaginary surfaces
and elevations) .
2. The rights herein granted shall include the right in such airspace
to allow, make and emit such noise , light, vibrations, fumes,
exhaust , smoke, air currents , dust, fuel particles , radio,
television, and other electromagnetic interferences , and all other
effects as may be inherent to the operation of aircraft for
navigation or flight in the air.
1 Insert appropriate names , titles , etc. in brackets used throughout the
model .
E-1
3. Grantor hereby fully waives, remises and releases any right or
cause of action that it may now have or that it may have in the
future against Grantee, its successors, and assigns, and covenants
not to sue due to such noise, light, vibrations, fumes, exhaust,
smoke, air currents, dust, fuel particles, radio, television, and
other electromagnetic interferences, and all other effects that may
be caused or may have been caused by the operation of aircraft
landing at, or taking off from, or operating at or on [airport].
Said release and covenant shall include, but not be limited to
claims, known or unknown, for damages for physical or emotional
injuries, discomfort, inconvenience, property damage, death,
interference with use and enjoyment of property, diminution of
property values, nuisance, or inverse condemnation or for
injunctive or other extraordinary or equitable relief.
I
4. It is further agreed that Grantee as [owner and/or operator] of
[airport] shall have no duty to avoid or mitigate such damages by,
without limitation, setting aside or condemning buffer lands,
rerouting air traffic, erecting sound or other barriers,
establishing curfews, noise or other regulations, except to the
extent, if any, that such actions are validly required by
governmental authority. Grantor reserves such use, rights and
privileges in said PARCEL as may be exercised and enjoyed without
interference with or abridgment of the rights hereby granted.
5. (a) This grant of easement allows the level of aircraft noise
impinging on Grantor's PARCEL to be the lesser of:
1 The annual CNEL reflected on the latest map validated by the
[County of ] and filed with the California Department of
Transportation, Division of Aeronautics in accordance with §5050 of
Title 21 of the California Administrative Code, or
(2) The annual CNEL reflected on any subsequent map validated by
f 1 and filed with the California Department of
the County o ,
Transportation, Division of Aeronautics in accordance with §5050 of
Title 21 of the California Administrative Code.
I.
(b) There is hereby created an irrebutable presumption that this
grant of easement is overburdened by unreasonable use if the noise
which impinges on the burdened property exceeds the easement by an
amount equal to or greater than 1.5 dB CNEL, and Grantor may seek
injunctive relief from the unreasonable use of the easement.
(c) There is hereby created an irrebutable presumption that this
grant of easement is so overburdened by unreasonable use that its
purpose is defeated if the noise which impinges on the burdened
property exceeds the easement by an amount equal to or greater than
3.0 dB CNEL, and Grantor may seek a court finding that the easement
is extinguished.
(d) The provisions of subdivisions (b) or (c) shall not apply under
the following circumstances: [specify exceptions, if desired].
E-2
i •
6. This grant of avigation/noise easement shall not operate to deprive
the Grantor, his successors or assigns, of any rights that it may
from time to time have against any individual or private operator
for negligent or unlawful operation of aircraft.
7. For and on behalf of itself, its successors and assigns, Grantor
hereby covenants with Grantee for the direct benefit of the real
property constituting [airport] that neither Grantor nor its
successors in interest or assigns shall hereafter construct or
permit the construction or growth of any structure, tree or other
object that penetrates an approved transitional , horizontal , or
control surface as described and depicted in Exhibit C or that
constitutes an obstruction to air navigation under FAA Part 77; or
that obstructs or interferes with the use of the flight easements
and rights of way herein granted or that creates electrical
interference with radio communication between any installation upon
said airport and aircraft, or as to make it difficult for pilots to
distinguish between airport lights and other lights, or as to
impair visibility in the vicinity of the airport, or as otherwise
to endanger the landing, take-off or maneuvering of aircraft.
Grantee reserves the right to mark and light as obstructions to air
navigation any such building, structure, tree or other object now
upon, or thAt in the future may be upon Grantor's property,
together with the right of ingress to, egress from, and passage
over Grantor's property for the above purpose.
8. All promises, covenants, conditions and reservations contained in
this document are made and entered into for the benefit of [owner
and/or operator] of [airport]. These promises, covenants,
conditions and reservations shall run with the PARCEL, described
and identified on Exhibit A attached, and bind Grantor's heirs,
administrators, executors, successors and assigns to the maximum
extent now or hereafter permitted by statute or case law and are
intended by the parties to comply with California Civil Code 41468.
The real property first hereinabove described as the PARCEL is the
servient tenement and said rairport! is the dominant tenement.
Grantor for itself and its successors and assigns waives all rights
under Civil Code 41542. "Successors and assigns" as used in this
paragraph includes without limitation: invitees, licensees,
permittees, tenants, lessees, and others who may use easement
rights reserved herein or use or be upon said PARCEL, and/or their
respective officers , agents, and employees.
9. Grantor agrees to defend at its own cost, hold harmless and
indemnify Grantee from any liability for or based upon the exercise
of the easement rights granted herein.
10. The avigation/noise easement, covenants -and agreements described
herein shall continue in effect until rairport' shall be abandoned
and shall cease to be used for public airport purposes.
Dated:
E-3
I
Signed:
I
U
(Signatures of Grantor)
I
Source: Derived from Reference 47 and other examples of easements in
current use.
i
I
I
E-4
1111111111111
1NoojMMkk,VTPA1 No
• , ■.111.1_■1..1.11.11_.1.
nllnnuu■C w•uuii a :tet
Ok
♦l�\`,w �� ♦moi���+t��
�► /ice/ .���
'� .1■1/..� �� �1111�.♦♦��.- � ♦�//� ����+ppU��
��♦Orr�ii♦♦����♦v..� ..•.♦�. .�.���� ./ ��//ice/♦
�►♦ ♦��•.t ♦1� moi►wig
♦ r� :•+' /�•�-• ' •t . i� ii�A
��, �1�UIIf p,IR9�\\N•tfl►� ■a■.\IPb'�-�.7=r.-1 �.■_ �• � /���,
its
ve
� �1 ♦� .� /y ' ,� rye �i i1 ••.. A.•� • �.�t�\.,1
► miss
��/ X11 , t�I�� �� :pool � , \�♦\\•1
` tt/I11I 1 Ii♦moi q•�� �-- ♦♦,.��� �� ,' ��,��p•.,! V.i:•
MAW� i TWA
Md
� ••.•■� _.. � �■� _ �'' •moi /i
� t�i10�q��i4�.♦��. � ,�00�♦•�%♦SII►/••.����• ' ���
♦i�• q•,.vii►•�-�/\. \\ �. �I��1►/ �i••� ��.y�'a 1■r.,
� �:'�••i��QG�/. ���•b:A�111����III/ I/�/I� ' / .il \uua■.�
am Ilu�anonn
►}♦� ::moi��.0 p\ �i•�.�,�/ um NU
=Illi♦1
�■ii■��`a►`�p�C i�,l/�i����,m�♦�,�IIII�• JIIII.■
•ii■uu•n. •�u.�. .• ,♦�►I/pa i�.N■...■Q11,8556891
��� • ,�•.�♦ i�■u
Milli Balk
Q Iti/� ( . �X1.1 � � •�i •i♦• •`•♦ ••I♦■■ -•�♦• ♦♦1q/ / •�1
X111111\���i...■:��/� ,�i�;::C i �O�i 0,��'it/�i/COMM
1 'civ
111ME GO
OF