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HomeMy WebLinkAboutReso 1990-212 - Amending the general plan of the city of redding by (1) adopting gerneral plan 110 111 RESOLUTION NO. D -.2/& A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING AMENDING THE GENERAL PLAN OF THE CITY OF REDDING BY (1) ADOPTING GENERAL PLAN AMENDMENT GPA-6-90 , THE PARK MARINA PLAN, AND (2) ADOPTING SPECIFIC PLAN SP-90-1 , THE REDDING RIVERFRONT SPECIFIC PLAN. WHEREAS, following the required public hearing 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 Amendment GPA-6-90 ; and WHEREAS , following the required notices in accordance with law, City Council held a public hearing on said recommendation and has carefully considered the evidence at said hearing; NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Redding as follows: 1 . City Council recertifies EIR-1-88 as adequately addressing the environmental impacts . Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the final EIR. 2 . City Council does hereby amend the Land Use Element of the General Plan of the City of Redding by incorporating therein the changes contained in GPA-6-90 as shown on Figure 7 of the Park Marina Plan attached hereto as Exhibit A. ti • K l #- 410 lil Further, City Council hereby adopts Specific Plan SP-90-1 , the Redding Riverfront Specific Plan, as included in Exhibit A attached hereto and incorporated herein by reference. I HEREBY CERTIFY that the foregoing Resolution was introduced and read at a regular meeting of the City Council of the City of Redding on the 1st day of May , 1990 , and was duly adopted at said meeting by the following vote: AYES: COUNCIL MEMBERS : Dahl , Fulton, & Buffum NOES: COUNCIL MEMBERS : None ABSENT: COUNCIL MEMBERS: None ABSTAIN: COUNCIL MEMBERS : Arness & Moss ":1 1 ''7 --X NCY�' FFUM, baa.or City z-of Redding ATTEST: , &moi 0.7b-e.s ETHEL A. NICHOLS , City Clerk FORM PPROVED: lLt�ice , RA DALL A. HAYS , City Attorney -2- • • K REDDING RIVERFRONT SPECIFIC PLAN Prepared for: City of Redding Prepared by: Planning Collaborative, Inc. Supported by: Economics Research Associates Pace Engineers June, 1987 Recommended by Riverfront Committee on July 27, 1987 Recommended by Redding Planning Commission on February 27, 1990 Adopted by Redding City Council on d / , 1990 Resolution No. 90- 02./42.. /14 A J 410 410 Redding City Council Nancy Buffum, Mayor Carl Arness Mike Dahl Lee Fulton Charles Moss Redding Planning Commission Darrell Burrell - Chairman Cynthia Gelonek - Vice Chair Gary Anthis Rick Bosetti Jim Chapin Vern McCollum Paul Ogden Redding Riverfront Committee Paul Capner James Lee Ellen Chain Rocky Main Denis Cook Les Melburg Don Demsher Bert Meyer Dr. Paul Freeman Dave Rutledge Randy Hauser Trygve Sletteland Chris Kutras Robert Spaid Redding Planning Staff Phil Perry John Keaney Jim King Sharon Dent Diane Morgon Consultant: The Planning Collaborative, Inc. Pier 33 North, The Embarcadero San Francisco CA 94111 ( 415 ) 398-8197 Jeffrey Grote, AICP, Principal-in-Charge Jeff Loux, Ph.D. . , Project Associate Terry Bottomley, AICP, Project Manager Robyn Anderson Jolly Roberts Susan Washileski Lissa Daly Supporting Consultants Economics Research Associates - Jim McCarthy PACE Engineering - Paul Jones 4110 410 TABLE OF CONTENTS Page I . INTRODUCTION A. Purpose and Scope of the Plan 1 B. Planning Area 3 II . THE RIVERFRONT PLAN IN BRIEF A. The Context 8 B. Land Use Concept Plan 9 C. Riverfront Plan Goals 13 • III . SPECIFIC PLAN ELEMENTS A. The Land Use Plan: Introduction 19 Turtle Bay 1. Existing Conditions 23 2. Objectives and Policies 24 Turtle Bay River Museum and Heritage Park 24 The Convention Center 27 The Wild Area 28 Turtle Bay East 28 Park Marina Drive 1. Existing Conditions 30 2 . Objectives and Policies 32 North Gateway 32 Riverfront Recreation Area 33 Central Office Area 40 Riverfront Village 41 Supporting Areas 48 B. Recreation, Public Access , and Open Space 1 . Introduction 51 2 . Existing Conditions 51 • 3 . Objectives and Policies 53 C. Natural Resources Management 1 . Introduction 59 2 . Existing Conditions 59 3 . Objectives and Policies 63 D. Community Design 1 . Introduction 68 2 . Existing Conditions 3 . Objectives, Policies , and Guidelines 71 i • 4 TABLE OF CONTENTS ( Continued) Page E. Circulation, Facilities, and Services 1 . Introduction 78 2. Existing Conditions 78 • 3 . Objectives and Policies 79 IV. PLAN IMPLEMENTATION A. Introduction 85 B. Public/Private Joint Action Program 87 C. Implementation Actions 95 D. Cost Parameters and Funding Options 105 E. Fees 108 V. APPENDICES A. Overview of Market Conditions including Table of Comparable Heritage Parks A- 1 B. Alternative Sketch Plans A-12 C. Illustrative Sketches of Heritage Park A-20 D. References and Persons Contacted A-23 E. Auditorium Drive Bridge Traffic Study A-25 F. EIR-1-88 Mitigation Measures A-34 G. EIR-1-88 Significant Impacts A-47 H. "DR" Design Review Combining District A-48 VI . LIST OF EXHIBITS A. Figures 1 . Regional Context 2 . Planning Area Context 5 3 . Land Use Concept 10 4 . (Deleted) 5 . Park Marina Plan Sub Area Illustrative Plan 11 6 . Sub Areas 7 . Land Use Plan 22 8 . Heritage Park and River Museum Concept Plan 25 9 . Urban Features 31 10 . Park Marina Sub Area Illustrative Plan 3 : 11 . Shoreline Treatment Inland Water Edge 36 12 . Shoreline Treatment River Edge 37 13 . Speciality Center Illustrative Sections 39 14 . Speciality Center. Illustrative Plan 43 15 . Speciality Center Illustrative Plan 14 ii 411 4IM TABLE OF CONTENTS (Continued) 16 . Speciality Center Illustrative Sections 46 17 . Open Space Framework 57 18 . Natural Features 60 19. Floodplain Policies 66 20. Streetscape 72 21 . (Deleted) 22 . Circulation Policies 81 23 . Utilities 83 24 . Heritage Corporation 94 25 . Implementation Zones 96 iii • _:s S II0 I. INTRODUCTION A. PURPOSE AND SCOPE OF THE PLAN Few natural features fascinate like a river. And few rivers are as prominent in visual, recreational, ecological, and commercial values as the Sacramento, which flows through the center of Redding. Yet, in many ways , the City has turned its back on the River. Overgrown River banks inhibit public use and access; parcels which could become major attractions lie vacant along the shoreline; commercial buildings along Park Marina Drive face the street amidst a sea of parking; and a unique, almost magical, riparian landscape surrounding Turtle Bay is used only sporadically by local citizens . The purpose of the Redding Riverfront Specific Plan is to reintroduce the City to the River by: ( 1) creating a long-term vision for 500 acres of public and private land and water along the Sacramento River; ( 2 ) establishing goals, objectives, and policies that guide public and private development and conservation within the study area; and ( 3 ) identifying a range of implementation strategies and techniques to transform the vision for the Riverfront into a reality. What is a Specific Plan? Specific plans are legal docLments intended to execute and implement city and county general plan policies . The requirements are set forth in California Code , Sections 65450 through 65457 : "The Specific Plan shall include a text and a diagram or diagrams specifying all of the following: 1 ) distribution, location and extent of the uses of land including open space within the area covered by the Plan; 2 ) proposed distribution , location, extent and intensity of major components of public and private tran=aportation, sewage, water drainage, solid-waste disposal , energy, and other essential facilities proposed to be located within the arca 1 411 • covered by the Plan and needed to support the land uses described in the Plan; 3 ) standards and criteria by which development will proceed, and standards for the conservation, development and utilization of natural resources where applicable; and, 4 ) a program of implementation measures including regulations, programs, public works projects , and finance measures necessary to carry out items 1 , 2 , and 3 . " The Redding Riverfront Specific Plan is organized by major elements and contains all of the background material, goals, objectives, and policies required for consistency with the General Plan. It is an integral working unit, subordinate to the General Plan, that incorporates the General Plan' s city- wide goals and its applicable existing policies. How to Use The Plan. The Specific Plan provides a set of initial actions which the public and private sectors can take to work toward the long-term vision. When private development proposals are brought before the City, the Plan acts as a guide for review. Are the proposed land uses consistent? Does the project design reflect the Specific Plan guidelines? When public actions are taken, the Specific Plan provides guidance on how those actions relate to the long-term vision for the study area. The Plan is the blueprint for how the community views the area; what type of uses are desired; how future uses should look and interrelate; how public recreation and open- space uses should be managed; and how they relate to private development. The Specific Plan is not static. It is designed to be flexible enough to accommodate new ideas and changing future conditions . But it is definitive enough to provide landowners, citizens, . • developers, and the City with the "rules of the game. " 2 o B. THE PLANNING AREA The Specific Plan Area comprises approximately 500 acres along both sides of the Sacramento River- in the center of the City of Redding. It stretches from the Civic Auditorium area in the north to Parkview Avenue, just below the Cypress Avenue Bridge, in the south ( see Figure 1 ) . Regional Context. The City of Redding is strategically located at the center of Shasta County, midway between Sacramento to the south and Ashland, Oregon to the north on the I-5 corridor. With a population of 64, 000 , Redding is the largest city between • Sacramento and Medford, Oregon; and the largest in Shasta • County. It is the economic and geographic hub of a largely rural region that includes the cities of Red Bluff , Anderson, and Weaverville. One of the most distinguishing features of Redding' s regional location is the City' s proximity to regional, state and national recreation areas. They are: o Whiskeytown National Recreation Area - 8 miles west o Shasta-Trinity National Forest - 15 miles west o Shasta Dam and Shasta Lake - 15 miles north o Shasta State Historic Park - 6 miles west o Lassen Volcanic National Park - 45 miles east o McArthur-Burney Falls State Park - 50 miles northeast o Castle Crags State Park - 40 miles north o Trinity Alps-Marble Mountains Wilderness areas -50 miles west Description of the Planning Area. State Highway 299 crosses the River and divides the Planning Area into distinct subareas : Turtle Bay to the north and Park Marina Drive to the south ( see Figure 2 ) . Turtle Bay includes the Turtle Bay Regional Park - Turtle Bay East , 65 acres , and Turtle Bay West, 140 acres - as well as a number of civic facilities : the Posse Grounds , the Redding Convention Center , and the Redding Visitors Bureau. This subarea also includes the "Monolith, " a remnant of the engineering structures built in the 1930s to transport River gravel to the Shasta Dam construction site. Turtle Bay comprises much of the undisturbed riparian habitat in the Study Area, as well as some of the most accessible Riverfront . Park Marina Drive is more urbanized and includes a mix of commercial and residential land uses , vacant parcels , and a 3 • • ,• TO: Shasta Lake TO: Mt. Shasta 1 ... • • :. .'1• L. 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It is directly accessible from the Redding Central Business District via South Street. As a whole, the Planning Area is perhaps best described as under used. The Turtle Bay Regional Park has been only marginally improved for public use, yet still attracts those interested in hiking, horseback riding, boating, nature study, and fishing. The lack of cleared trails and the presence of spoils areas and eroded River edges limits riverside access and use of adjacent woodland areas. A variety of supporting facilities have been proposed for Turtle Bay West including a new City Hall, a softball complex, a logging industry museum, a natural science museum, and an aquarium. Along Park Marina Drive, the River edge is less accessible, but the opportunities no less valuable. Existing commercial development is generally oriented toward the roadway and away from the River, with the land along the River edge steep, overgrown, or used for service access. Residential development along Park Marina takes advantage of views to the water, but access to the River ' s edge is limited. Parking areas and vacant lots further reduce the Riverfront character of this area. 1 6 • U. Riverfront Plan in Brief E 4111 41/ x. II. THE RIVERFRONT PLAN IN BRIEF A. THE CONTEXT City Context. The Riverfront is strategically located at the heart of the City between the downtown retail core on the west and the I-5/Hilltop Drive commercial corridor on the east and between the Civic Auditorium to the north and the City Hall complex to the south. Open Space Framework. As the historic lifeline of the region, the River dominates the natural terrain and developed portions of the City. Approaching the City on Highway 299, the dramatic River valley is in full view; bluffs rise on the eastern bank j where new commercial uses and prestige office buildings have been 1 built; the plain along the western bank contains older residential and commercial areas that extend from the historic downtown on higher terrain further to the west. The continuous series of open lands and water, parks, ponds, and River edges create the framework for the Plan. • • 8 4110 B. LAND USE CONCEPT PLAN The land-use concept shown in Figure 3 is designed to maximize the natural resource, to highlight visual and recreational values of the River, and to encourage quality development in selected areas. Turtle Bay. At Turtle Bay, the Plan proposes several tourist uses, including a River Museum and Heritage Park and a nature preserve for the remaining 120 acres (illustrated in Figure 4 ) . The River Museum and Heritage Park is envisioned as a regional "CERE" facility encompassing Cultural, Educational, Recreational, and Entertainment elements in an integrated indoor/outdoor Park. The Park program expresses the indigenous resources of the Shasta-Trinity area, which includes the natural and cultural history of the River; fishing and fisheries; gold mining in the region; logging and timber use; riparian and marsh ecology; historic settlement, ranching, and craftsmanship; and other concepts embodied in the region. Turtle Bay River Museum and Heritage Park is not an amusement park, but it does entertain; nor is it passive open space, but there are areas to walk, picnic, and recreate. It is an P integrated series of living museum exhibits, "hands-on" activity areas, educational displays, and recreation spaces designed around a central, actively used lake and stream system. It serves as the central focus of intensive recreation activity from which visitors can walk into the natural landscape of the 1 riparian forest or along boardwalks near the marshes or gravel beds. At the north edge of the area is an active picnic area along the River with a small boat launch and tie-up facilities and trails to both nature areas and developed areas. The Nature Preserve, encompassing the rest of Turtle Bay West and all of Turtle Bay East, is meant exclusively for passive recreation and nature study uses such as hiking, photography, fishing, and equestrian use. The only structures would be trails , boardwalks , and possibly, observation platforms to view wildlife and the River. The program for this area consists of restoration of the native riparian forest and spawning beds and other necessary resource management activities . Park Marina Drive. The development Plan for the Park Y.arina Drive area , illustrated in Figure 5 , is based on a "gateways" concept. Commercial development is concentrated at the north and south ends of a river-oriented parkway. The center of the parkway is devoted to active and passive public recreation, focused on the River and lakes . The design .creates a continuous , "inland" waterway from the River opening at Kutras lake to the Highway 299 bridge . The Swimming Hole provides a warmer-water beach area where more intensive recreation-use could occur . 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' 1 '8' —I • X 0 , ,1 P,S-S.1 s 0 01 NA S2--------- ... .,... • . 1 N s sl. 0 1 \''••• - )i r / z „.7,----- ....... \•.i _ m . 3 ,,, m _ . . „ iti,,i3 „, 0 w,s. 6, .. 0 ,0 „r v: 4, \... • . ..... .. 0., \ • 00 . • • \ , ,._ \.„., _,0 . ... : ,...z . .,„.. •. . . . •• • • v‘. ..‘ ,„... . :.. , ,,, ,,,.._ co :;_:,(.:;:1,,,. . „-. ... s ' \-- . ,.;\*4' :; '&-- \or )1 - .4 1\ \''';) ,J4•11••'' ' ' . .' 1 14 • ' \ \ ye14- 1j 1 ) :., \ 4- ,.'. .. . t ' .L. \''''' • • -11. ., .,/ \ ',. 1-• .1' ,.. •.•. • --"'‘ ----) —-- '•c\\ . . ',.1 14e 7, . . --', ., • . 1)6 '\ 14‘..1 2 ...A.+ jr.,- _ I. •, ' 2.- .. ' ° f I i r - ,'" _ 1_,,.....1.4.•••- . -...1-' „. ,, ,,,r4. . . . HT. — i . , ,_--,--—---'--'-,1,1,i,.-11:: . . - •: ', ,--"'•-•±\••'7' .,' . • — - . 0Y b• g...-1-•\,•,----I, . .11, s ‹. 7••••1'''‘ < -4 -I '7'-"'------, .'....e.- -•"... Ul d'i' . • IL-i-j I- AA • • 0 -•' '-'\ ‘, A . J.....,. , • • The North Gateway will accommodate visitor-serving uses. The existing motel is to be expanded. South of the motel, offices would be used to transition to the recreation and residential areas to the south. The South Gateway is designated as a high-quality, specialty retail center with retail use on the ground floor and office use on the second floor. This commercial center would offer specialty products not readily found in other local shopping centers . High-quality executive office use (up to 150 , 000 square feet) is proposed for the existing golf course site, taking advantage of its water views and proximity to the "Swimming Hole" beach and Park. Structured parking, shared between the Riverfront Park and offices, is proposed. A natural open-space park is planned for the private and City-owned land at the southern end near Parkview Avenue, with a continuous River edge trail running the length of the Riverfront Parkway. A bicycle/equestrian trail along the canal completes the Riverfront loop. Park Marina Drive, itself , is to be enhanced into a boulevard with street trees, sidewalks, lighting and other streetscape detailing, and maintenance of major views to the water. Design policies to guide private and public development are presented in both the Land Use and Community Design chapters and are intended to create a unified and attractive architectural and landscape design along the boulevard. At the heart of these policies is the concept that the location and site design of development along the River should take full advantage of the river/lake amenity. Continuous public access to the water ' s edge is critical, and private development should be integrated with the public Riverfront Park and active use areas such as the boat harbor. The architectural image should be of the highest quality, unifying the Riverfront and subordinate in scale to the natural setting. Site design and layout should contribute to an attractive , pedestrian-scale atmosphere . Parking areas , driveways , and streets should be amply landscaped to enhance the parkway. 1 12 • • C. RIVERFRONT PLAN GOALS The Redding Riverfront Committee, composed of a cross-section of community leaders, established basic findings, goals, and objectives for the Planning Area during the winter and spring of 1987. At the initial workshop, the Committee agreed on one consistent finding: The Riverfront as it is used today is not adequately serving the City' s needs. The publicly owned areas of Turtle Bay are under-utilized, as are many parcels along Park Marina Drive. Even more significantly, the Committee agreed that the existing development along Park Marina Drive limits public access to the River; is inadequate in terms of architectural and landscape design; and precludes cohesive, well-planned, high-quality development in an area vital to the City' s long-term welfare. The Committee ' s overall goal for the Riverfront was clear: CREATE A RIVERFRONT THAT ESTABLISHES A LASTING AND UNIQUE IDENTITY FOR THE CITY AND ADDS TO ITS QUALITY OF LIFE. Achieving this overall goal requires a more precise statement of the desired character, quality, and use of the Riverfront. The goals and objectives that follow define the community' s desires as established by the Riverfront Committee and refined and elaborated upon during the course of the study. LAND USE GOAL: BALANCE QUALITY PRIVATE LAND USE DEVELOPMENT, PUBLIC RIVERFRONT RECREATION, AND CONSERVATION OF SIGNIFICANT ENVIRONMENTAL RESOURCES. Objectives: o Establish Turtle Bay as a regional, recreational, convention-center, cultural, educational , and :en- space attraction for residents and visitors . o Establish land uses on Park Marina Drive whish maximize the values of the Riverfront setting. ECONOMIC DEVELOPMENT GOAL: Stimulate the economic base of the City by promoting a diversity of public and private development along the Riverfront. 13 • I j • TURTLE BAY =- x,. .zy WILD AREA � \. ® ® \I 1 1.1 _ ' ;14,- f/ ER1TAG ) 1 . ... _,,: , W.,-...._-,. ��\'‘ 49 ® PARK,.. 1 /`- ' .."'s � !� ` � ® ® ®,, `z �,�towels.® 1 1, �' —J e- • - SE1 - -- 11: . --- ---,-- ---, -' H-- G RGJ ND:S 4 .. �� r i;. — _ �c �� ® I �r • r I,� TURTLDrE arTI R'RI M --r- ` T i ,.. BAY �� li �� ,,� 1' NA ®` EAST 2 ; � ' K4 . _:IfiTtlrr- _ t suPRORT[I ' ® _ ''..- ,,,,,_:, '' ' '-'-'-',_--,,,„___--- --: ,- ''': i ( per` \ Y. a , N li RIVERFRON!T �k SPECIALTY c r �,� PARK �;� CENTER \ 1� • i.. 1 ®' �� i' ®® ®J e a ems. ®® . ,i - _ _ PARK MARINA : :. . SUB - AREAS n...e.a wO ure..:t s'.. -.. sew o. ,. -.. - :11 •Cna.-.w FIGURE 6 7 L.�.c _. 4 • Objectives: o Create a Riverfront image that attracts high-quality development and new residents to Redding. o Utilize public investments to encourage appropriate private development. RECREATION GOAL: ESTABLISH THE RIVER AS THE RECREATIONAL AND OPEN SPACE HEART OF THE CITY. Objectives: o Maximize public access and recreational use to the River, both physically and visually. o Promote a regional recreational attraction at the Riverfront. o Provide trail linkages to connect the City to the River and continue the regional River trail. NATURAL RESOURCES GOAL: DEVELOP AND USE THE RIVERFRONT IN A MANNER COMPATIBLE WITH NATURAL RESOURCE OPPORTUNITIES AND CONSTRAINTS. Objectives: o Preserve and, where possible, restore significant ecological habitats (open water, spawning beds , marshes, riparian forest) . o Minimize future flooding hazards with an integrated program of floodplain zoning, flood-proofing, and flood-control improvements . DESIGN GOAL: CREATE AN IMAGE WHICH REFLECTS REDDING' S NATURAL AND HISTORIC HERITAGE AND ITS EMERGING ROLE AS THE URBAN CENTER OF THE REGION. Objectives: • o Enhance the natural scenic qualities of both public and private land. 15 411 411 o Ensure quality development oriented to the Riverfront setting, which creates a complementary unified design theme. o Improve Park Marina Drive as a major Riverfront Parkway. o Protect and enhance major public views to the River and bluffs . FACILITIES AND SERVICES GOAL: ENSURE SAFE, ADEQUATE, AND TIMELY PUBLIC FACILITIES TO SUPPORT PUBLIC AND PRIVATE USES. Objectives: 1 o Establish a land-use program which can be phased over time to ensure timely public improvements . o Develop a safe and efficient circulation system for vehicles, pedestrians, and bicyclists. • • • • 16 III. Specific Plan Elements 0 • ItY I THE LAND USE PLAN gli - - . j . C5 I ii, 7:Szin t I -a. 11181V4 �s -.rte.- _- - G�-g7 � Ika` i y GOAL: • Balance quality private land use development, public riverfront recreation, and conservation of signifi- cant environmental resources. 1 1 111 III III. SPECIFIC PLAN ELEMENTS A. LAND USE PLAN This chapter describes a vision for the Redding Riverfront. It establishes land uses and their locations and intensities. It includes major policies that guide future site-plan relation- ships and design quality, protection and enhancement of significant natural resources, and the public and private uses within each subarea. More detailed supporting policies related to recreation, natural resources, design, circulation, and facilities are provided in subsequent chapters. The Plan is organized geographically by the two distinct, but interrelated, subareas: Turtle Bay and Park Marina Drive ( see Figure 6 ) . These subareas are further divided into specific project areas. The policies set forth augment and refine the Land Use Element of the City' s General Plan. - The goal of the land-use plan is to identify what the long-term use of the property should be. Obviously, existing uses would continue as outlined in the section dealing with nonconforming uses; however, the goal is that new development, building replacement, change of use, and redevelopment would all occur to implement the Plan. Land-use classifications used in the Plan include the following: Open Space ( OS ) These are areas which are intended to remain in the condition that they existed in 1989 . For example, water areas will remain water areas . Riparian, floodplain areas , or steep-slope areas given the open-space designation shall generally remain undisturbed excluding the development of nature trails . Existing development I: placed in the open-space designation may continue to exist ; however , it is the intention of the Plan that at the end of their useful life , they be removed and the land be reverted to a more natural and/or park-like condition. :his designation is to implement the Greenway designation of the . Redding General Plan. 19 410 411 Park (P) The Park designation is given to those areas intended to be used for passive enjoyment and public recreation. Included in these areas could be picnic tables , lawn areas, fishing access, walkways, trails, access parking, and the like. The intent of these areas in the Plan is the viewing and enjoyment of the River setting. ( Public ) Written in the Plan, this designation represents facilities and buildings owned and operated by public agencies or nonprofit organizations for spectator sports or entertainment events, exhibits and displays, conventions, and special community-wide events or activities . Included in this are the Possee grounds, the Convention Center, and related parking. Within this category could occur an exhibit hall addition to the Convention Center, a convention headquarters integrally related to the Convention Center, parking lots or structures, landscaping, a sports arena, or other uses supportive of the convention center. Highway Commercial (HC) This category denotes property that caters to visitors, tourists, or the travelling public such as overnight lodging and tourist attractions. "Retail" (R) This denotes area set aside for the sale of goods and services on a walk-in or walk-up basis within a building to the general public. This emphasis on the Plan Area is speciality items in small shops, restaurants, boutiques, or food sales, etc. that would be found in a smaller scale version of a Seaport Village in San Diego or Pier 39 in San Francisco. Offices and personal services would be permitted in this category, but encouraged to locate on a second floor to maintain the ground-floor area for retail shops . Kiosks could be accommodated with a specialty shopping center. Incidental outdoor sales or display of goods could occur as part of creating a village charm or ambiance. Office (0) The office category covers areas set aside for office use. These could be medical or professional office and, depending on location, a sit-down restaurant . Recreation ( REC ) This category denotes area for active water or beach-oriented recreation for a fee that utilizes the :sutras Lake as an asset . Use of facilities would be water oriented, generally open in nature , seasonal in use , and without significant investment in buildings . Uses in this cdtegory would maintain public views of and enjoyment of sutras Lake and Motel Lake . 20 • Residential The plan contains two residential classifications as follows : 9 . 0 dwelling units per gross acre. This is a low-density multiple-family classification suitable for duplexes , apartments, dwelling groups, planned developments, or condominiums. Minimum lot sizes for duplexes and apartments should average about 12, 000 square feet. Full urban services would be available, and there would be reasonable proximity to a major arterial. 12 . 0 dwelling units per gross acre. This is a mult_ole- family density for apartments, dwelling groups, planned developments, and condominiums. The minimum lot size should average about 10,000 square feet. Full urban services would be available, and there would be reasonable proximity to a major arterial. Streets Existing streets are shown on the Plan by solid - lines. Proposed streets are shown by dashed lines. A two-lane street would generally be a 60-foot-wide right-of-way, and a four-lane street would generally be greater than an 84-foot-wide right-of-way. Proposed streets are on the land-use map in what is expected to be their approximate alignment; however, precise engineering and more detailed environmental review will be required to select final alignments. Trails Trails are shown on Figure 22 to illustrate the goal of getting people to and along the River and lakes . A trail system would be accomplished over time; however, the goal of the Plan is to set a framework for future easements , dedications, and construction to link the area when it is redeveloped or developed as per the Plan. • 1 . 0 ---- , p�iwr,....31 misamissessummus - i-i — \ �% 11we'....... niti""'n _ — GREENWAY ---n _I _ 4.4 , Y I I1 - /% j � __ I i i f t i �:\ (----„_i ��_2 Pia `� -------N N 7/7ii ----- \s \ •„ ..::.":::**:.::::.'.1::::.::::::.::::::.::.::.:::::::**":•:::**:.:./ / ,.x>;.' :.:::::::::::*:*:"— 0 V ,. Z ,,. -„,-, [ii ,_____3_2_. ,_ ..,,„,0 3..... _ ..,\-- / i /_____„::,r,,_, \- ' L_____f,il I \t ,z ,,... .„/>\ z' ,01,.: ‘ - ,,6,-,c PEw�E 1,� / ,,, :-\ / S, ♦ �-; AWE SS i. i 7----0- --.:_:-_- - ,\. \/X/ • ,,,,r—\\\ _�.-IJI ^� • - 7,Wc _, iii ��i i* � i ---- ,qF N. - f �/1 C i � —1m .uraas GREENWAY ���1 - ' • / — , �-: �_ s __ REDDING REDDING RIVERFRONT SPECIFIC PL,� �\ LAND USE PLAN 9 o u/Ac _i FIGURE 7 [ 112.0 U/AC � 1-:•.;:.1 RECREATION = HWY. COMM• . �\ • [ 1 RETAIL E —� OFFICE a a TURTLE BAY 1. EXISTING CONDITIONS Turtle Bay Regional Park is made up of Turtle Bay West and East, separated by the River. Turtle Bay West covers 140 acres of undeveloped open space, graded vacant land and the Civic Auditorium, Visitor Bureau, Posse Grounds , and picnic park along the River. The City has designated a major portion of this area as a wildlife sanctuary. Turtle Bay East includes two parcels, one north and one south of the Highway 299 bridge. Both are undeveloped, although the southern area has an existing access road built jointly by the Wildlife Conservation Board and the City. Informal trails and gravel roads lace the site. The entire area is owned by the City. Although mostly undeveloped, much of Turtle Bay West is actively used for recreation, nature study, and civic uses. The Posse Grounds are used for rodeo events, horse shows, and the like. The Convention Center is used for events and conventions , receiving thousands of visitors per year. Nearby buildings contain a variety of uses, including offices, Redding Visitors Bureau, active commercial recreation, and picnic use behind the Auditorium. The riparian areas of Turtle Bay East and West and the River itself are used for nature study and recreation. Fishing, hiking, photography, boating, equestrian use, nature study, and 1 related activities occur in Turtle Bay West. Limited picnic use, fishing, boat launching, and hiking occurs in Turtle Bay East. The graded area adjacent to the Civic Auditorium is unused except for informal parking. At this site stands the "Monolith, " a concrete remnant of the vast conveyor system which once carried sand and gravel to the Shasta Dam. 23 • • S 411 2. OBJECTIVES AND POLICIES Turtle Bay River Museum and Heritage Park Objective 1 : To take advantage of the significant resources and strategic location of Turtle Bay West. ( See Figures 7 and 8 ) . The objective is to utilize the area in a manner that complements the existing Convention Center, takes advantage of the freeway interchange, and is sensitive to the existing riparian environment and floodplains. To that end, there must be some flexibility in where uses would occur. For example, a museum could be next to the Monolith, next to the River, or, if the Rodeo Arena were relocated, it could be there. A 300- or 400-room hotel could be built next to the Convention Center or adjacent to the Monolith. To recognize the visitor, convention, and public orientation, the land-use designations for the area are Highway Commercial, Park, Public, and Open Space. The program for the River Museum and Heritage Park is envisioned as a CERE facility (cultural, educational, recreational, entertainment) that brings together the unique natural and cultural resources of the Shasta-Trinity region. If developed, the Heritage Park would not be a conventional theme or amusement park in which rides and commercial attractions are the focus of attention. Nor is it a stand-alone museum in which indoor exhibits tell the story. It is an integrated indoor-outdoor park and museum complex which respects and takes advantage of the natural assets of the site. Although it is anticipated that the Park will attract visitors and tourists , it should also serve the educational and cultural needs of the community. There are numerous existing parks that promote natural or cultural history as their key program element which can serve as models . A sampling of these are listed in Table 3 in the Appendix. Illustrative sketches of sample exhibits provided by various community members are also included in the Appendix. The Overview of Market Conditions ( see Appendix ) indicates that the Turtle Ray Park can attract up to 400 , 000 visitors per year . provided it is of high quality and draws on the on-going efforts in the community. To ensure this level -'of quality, the following policies and guidelines should direct the development of the River Museum and Heritage Park: 24 . .AF— ^ + S co na- z W 2 z o - >- `\y . p = Q o --7 -,. ...,, , - -iiN I Cn T- i = w '' .\\' ' (.1 u j e-.... l CL 0 ~ w '/ CC W • Uu) H_ 0,-..._..... ..v 7... u 0 IC I > Z V 1 _j \ ' Ua . (D 1 , _, • cc ) Agy .:, 1,.. 1_ IL 7:3 ilk 6•'1 1>LL-IL-"I". �� t? � d %az Cr I • �'� .. � < I Il1 �4 � Q �.� LLJ , . );: ' -11 . W7 N,-!. 4 0 • 1--.:< 0 cc2 i- Z , 0,4 _ Z _ z _ „� \c'b''''' � 4 W 1._Z W ' Ilb O O O cc ,ys - `ST 0 � ,-* 00 .4/1/ ...--- 0- It--1 41 '''. 1.1Ikaim. z U- Y -� / its^ H U w ii 11 - _� °. . E.„...;<1.‘---;. :../ • /rt 1 "'� �` 2 > Z j < , -., \)<>„ '--- F- , ......i //II � ��/y . //I ; 1 . : , .2 ” ' • .). ..,.. ., i '-'ice\� - 1./ J. ../1 .. -C--' r ,, . !, .. ____,, ._____) ,, , i ,L) ,..... _, _, , „, , , ;' / / 2. / \ i / / Y�1 ---• — —_J I J1.,AHa r'NnIUOIIGfl 1 • I 1 :d wST }"'`' 1 . 1 Cooperative Efforts. The plans of the National Logging and • Timber Products Museum, Carter House Science Museum, Redding Museum and Art Center, and other groups should be t. 1 10 consolidated in a cooperative effort to help create the 14 Park/Museum. The initial institutional steps needed are lot defined in the Implementation Chapter. 1. 1. 2 Phased Approach. The River Museum and Heritage Park should be phased to allow immediate opportunities for use by appropriate groups , while allowing future additions and improvements, as determined by the City. 1 . 3 Program and Image. The program of the Park/Museum should be based on the natural, cultural, and historical resources of the Shasta/Trinity region: the River, anadromous fishery, dam construction and water values, timber industry, wildlife and ecology, gold mining, logging history, and native American and settlement history. A number of specific exhibits and features have been • suggested. These are not the only programs possible, but they offer a starting point in visualizing the Park program: o A Sacramento River model with an interpretive walk describing the natural and man-made history of the River and "hands-on" exhibits, such as water diversion structures, gold-panning, pool and riffle areas, etc. ; o A Timber and Logging Museum and Demonstration Area anchored by a pond with participatory exhibits such as log rolling and cutting; o A Natural Science Museum and Botanical Garden that leads visitors through educational exhibits ( such as subgrade marsh view area) and on -into the natural features of the Regional Park; o A Fish Center which provides subgrade views of spawning, rearing, adult fish species , and various interpretive features ; and o A Native American village and early historical settlement. 1 . 4 Site Plan and Design Concept. Although the Plan should allow for flexibility, the site design should conform to the following guidelines : o Developed areas shall be limited to approximately the 15- to 20-acre zone .currently cleared and • graded to avoid + impact in the reforesting riparian zones . I 26 111 o The City shall participate in all site-plan and design proposals within the Park to ensure compatibility with cultural and environmental resources; integrity of the Riverfront setting; and a consistent, tasteful, and high- quality facility. Buildings should be low-scale and subordinate to the surrounding natural landscape. o The site should either be clearly distinct from the more formal, architectural Civic Auditorium area or emulate its design and materials . Street trees along Auditorium Drive and fully landscaped parking and entry areas should be planted to help create this separation. o The Monolith should be retained and enhanced as a component of the main entry, reflecting the historical dam building, mining activity, or other historic values of the region. o Parking areas should be landscaped with trees and ground cover to create shade, improve visual appearance, and reduce heat gain of pavement surfaces. One broad, canopy tree should be planted every ten parking spaces for ample shade. 1 . 5 Auxiliary Commercial Uses. To support the River Museum and Heritage Park and enhance overall revenue potentials, the City should encourage auxiliary uses within the River 0 Museum and Heritage Park such as restaurants and cafes , and gift and book shops related to the Museum/Park. The design of such facilities should be compatible with the site plan and architectural guidelines noted above as well as integrated with and subordinate to the overall Park' s design image and management. One auxiliary area, located at the end of Palisades Avenue near I-5 , could become a future site for a tourist information stop or similar use if an I-5 interchange were constructed in the future . 1 . 6 Study Visual Improvement . There may be opportunities to improve the public vista from I-5 toward the River by removing fill from the west side of the I-5/44/299 interchange . This option should be studied further in conjunction with Caltrans to assess its usefulness and feasibility. The Convention Center Area _Although the Convention Center area is partially built-out , .there are public and private opportunities to expand on existing uses and to support what may occur around the Monolith. Objective 2 : Develop visitor-serving commercial uses sur- rounding the Convention Center which support and enhance the River Museum and Heritage Park. 27 • , 2 . 1 Expand Convention Center Area. Study the expansion of the Convention Center to include such uses as an Exhibition Hall. The design of additional facilities should be compatible with the existing site plan and architectural character of the Convention Center and Redding Visitors Bureau. Any uses established adjacent to the Convention Center should be consistent with the proposed uses of both the Monolith and the Wild Area. 2. 2 Landscape Improvements for the Civic Auditorium. To create a transition from the "urban" architecture of the Convention Center to the "natural" architectural image of the Heritage Park, the extensive parking area, entrance road, and general landscape plantings should be enhanced around the Convention Center. 2. 3 Posse Grounds. Continue to study the long-term expansion or redevelopment potentials of the Posse Grounds site as future economic needs warrant. A 5, 000- to 6 ,000-seat sports area or field house with adequate parking and auxiliary uses ( such as a community center) is currently envisioned. Depending on the final program for the CERE facility, the Posse Grounds site could also be used for museum uses which choose not to be part of the River Museum/Heritage Park such as the proposed logging museum or the relocated Carter House Science Museum. The Wild Area The remainder of Turtle Bay West (+ 120 acres) contains sensitive environmental resources and wildlife habitats ( see Natural Resources chapter) . Because of the importance of these resources, the Land Use Plan proposes a Wild Area in which development is restricted to low-intensity recreational and resource-management activities. Objective 3 : Preserve , protect, and restore the Wild Area for open space and nature study. • • 3 . 1 Ecological Areas . Provide limited public pedestrian access • to sensitive ecological areas ( spawning beds , marshes , River edge ) using trails , boardwalks , overlooks and bridges , as feasible . 3 . 2 Natural Resources ','anagement . Conduct natural resource management activities as specified in the Natural Resources chapter . Turtle Bay East Turtle Bay East has the Potential to serve active and passive recreation uses , and like the Wild Area, contains valuable open space and natural resources . 28 • • Objective 4 : Enhance Turtle Bay east with active recreation uses and public access to natural areas , while protecting valuable riparian habitats. 4 . 1 Recreation Facilities. Incorporate a riverside trail, scenic overlook boat launch, and picnic and parking areas in the open-space area south of Highway 299 . 4 . 2 Limit Access. Limit vehicular access to the existing entry road off Bechelli Lane. Provide limited parking in areas screened from the River and other portions of the Park. 4. 3 Trails and Picnic Use. Develop trails and picnic facilities north of Highway 299 in Turtle Bay East. Restrict vehicular access to this site, especially off-road vehicles. 4 . 4 Pitch and Putt Golf. Study the feasibility of establishing "pitch and putt" golf course south of Highway 299 . The site should be above the 100-year floodplain, absent significant native riparian vegetation or valuable wildlife habitat, and have adequate drainage characteristics.- ?9 1 • • PARK MARINA DRIVE 1. EXISTING CONDITIONS Park Marina Drive is bordered on the west by a single-family residential neighborhood and two shopping centers, one near the Route 299 off-ramp, the other, Montgomery Ward/Athens Avenue Center, near the corner of Park Marina and Locust Avenue. South of the Cypress Avenue Bridge, vacant lands border the River. Cypress Avenue, itself, is a commercial strip that spans the Bridge to include commercial areas on both sides of the River. Figure 9 shows the existing land uses, buildings, and other urban features of the Park Marina area. Atop the bluffs to the east, along Bechelli Lane and Hemsted Drive, is a concentration of commercial office and service uses and high-density residential development. This development is visible throughout most of the planning area. There are additional residential areas north of the Hilltop Drive/Route 299 overpass. The lands along Park Marina Drive are primarily in private ownership, except for the roadway easement and a two-acre unimproved open space at the southern end near Parkview Avenue. The privately-owned land has a complex history. While there are relatively few owners and parcels at present, the area is fragmented by many long-term leases . This makes land assembly and comprehensive planning efforts difficult. 30 • • • r _- ' - ` .. . . 4..,„, , ,,, .„-_-_---„,, . .,,, .. . ,,,,, ,,..,, __:.,. �/ -..+,:,- ////� / ,/ ,, n./.\____,_______ /fes\\ . . . .•, , - //� '`/ \.. l .;1 _ . ,____ „.,......„..„ , . ._,.. ,_ ,' < 1 �I 2 • Jam_ �� - • . • \-i--„.f ,._.-2-:1,,56..-`,\3 -\\\. _ 'S, '.(Y--- 11 ,\, . ,,. .\-a_4_\-___,- ,,...,1 , i _ _ - . . ,,/ 1....*,...5!...... .. ., .\... .... i: i-,,, , N,si• .. .. ...._„, [ „ . :. RE__ . ;g:,[N_k-\r\\i'A . ., .:::•::....N.,\,, ., ',,, ti.\•, A \ r..!:7\7.N - I \__________ _...: , .,„..,...,.....,..:,..,.\.\ • _, )1'''4v\ ••. , ,',/ :,>,:-.,--„). -,, \.5-4' .-. ,...----.:\ ' 7,, z. ///./_,- . ', .'-‘ ,..:-.- '7:r:`,., _------r2 (' -1,44.,_,::1:,i,t,...„,7j.'::".:?.?,..?:::"•:::.':;:1*--\ '\ 0 ,,,,,,,',. ./;,,,T,_,:,..„..t:,,: -,„,,*,,.,,,,'/•''''',,, 4, ,,jt.. ,. ,,,=,.... .......,..m,„,_ir..-..„........................ ...,,,o......4.:i..:-;;;;..././.4.1 1 1--",$) • O .";,:'-'•- A I Y• 1.:•:•:•:::•:-:..:-11 M �i L1 i I° �, -,; // �� ! I C,: t,yam,., x', 4,+, / , i1171---: -. \fir ` ; d 4 :.:'.:.,:,.].,:-.:.i.::..:::::::.:.,H.:..'':-,:':i•':/;'..ii-..:1:7211/.• .:7. :• ••:.-,.,:::;.',,'::',:;::':::14:41,..44131; . - .--- -'•-'- '4 -'''''''''''.';'''.1.::./.:.:--<----....._ f `` 4, �---,OFFICE / FFZTT lj!\� css6v n( �: V MMERCIA L r.T • (c URBANFEATURES 4,,,,N h ANNING Aw WBAM DCSiON .. -. _.._ ... S.cv.rl.a tr .. .. FIGURE 9 411 • 2. OBJECTIVES AND POLICIES The following objectives and policies relate to Figures 7 and 10 . North Gateway The North Gateway area is the entrance to the Riverfront from Highway 299 . The area is well located to take advantage of highway accessibility, both visually and functionally, and of views and access to the lakes and River. Its existing motel use and boat sales are appropriate, but should be strengthened by upgrading the existing motel, adding a new visitor-serving use related directly to the River, enhancing the adjacent streetscape and parking areas , and creating other image enhancements. Objective 1 : Encourage quality visitor-serving commercial development in the North Gateway area of Park Marina Drive. 1. 1 Motel Rehabilitation and Expansion. Allow additional units (parking permitting up to 100 ) at the existing River Inn site. Encourage remodeling of the motel design so it supports the future boulevard landscape treatment and is more consistent with the architectural style of other new development along Park Marina Drive. 1. 2 Allow a restaurant next to the lake as part of the motel expansion. 1. 3 Continuous Public Shoreline. Provide public access through the motel complex to the water' s edge. 1 . 4 Boating Facility/Recreational Area. Encourage a small-boat facility as part of hotel development to allow people to access the lake . This is defined in more detail in the Recreation Element. 1 . 5 Site Lay-Out and Design Image . The site layout should allow for convenient visual and functional visitor access to the lake and provide an attractive entry and street frontage on Park ?Farina Drive, as shown in the Illustrative Concept Plan. The architecture design and detailing should be consistent with the other new developments alone the Riverfront as well as with the structures associated with the Riverfront Recreation Area ( see discussion in Communit.v Design) . 32 • 411 Riverfront Recreation Area • • • The scenic and recreational potential of the Riverfront is unlimited. However, fully realizing it will require redevelopment of the area to remove existing undesirable uses, enhance the River ' s edge and inland waterway, and provide recreational improvements . Two types of parkland are proposed. In the level floodplain areas at the River and lake edges--which are already disturbed, built, or graded--formal, active recreation areas can maximize public enjoyment of the Riverfront. In riparian woodland areas , gravel bars and other often-inundated lands and water areas, passive open-space uses, and nature study are appropriate. Here, only trails , boardwalks , and overlooks are to be developed in accordance with resource management measures to ensure the long-term stability of the environment. While more detailed policies and guidelines are articulated in the Recreation Chapter and Natural Resources Chapter, the following overall statements guide the development and design of the Riverfront Park. Objective 2 : Create a major Recreation Area, combining active and passive recreational uses. 2. 1 Detailed Design. A Master Plan and detailed Park design for the entire Riverfront Recreation Area conforming to the basic parameters and guidelines contained in these Specific Plan policies should be developed. 2 . 2 High-Intensity Recreation Use. The turf areas and adjoining pathways and water edges of the Riverfront Recreation Area shall be devoted to active recreational uses . o Develop a public boat house, small-boat harbor, and launch to encourage recreational use of lake and pond areas , as shown in the Illustrative Plan. o If possible, link Motel Lake and Kutras Lake _e create a continuous calm-water boating route. There will continue to be River current flow through these lakes . As part of the Park design, hydraulic engineering studies would be included to determine the need for weirs , conorol 7.ates , and other improvements . o For safety, limit boating originating within the arca to lakes and ponds . 33 • 0 a- - CO D LLI , ,c r'''„n/r.'",".,-'4,,;'''.'.•''•'"7,',-4,-*'.',';}.'•-6..-.7''';4.'r,%4,.?1-.,-,,: g•I, 3°r•p:, (-''J)-- 0CI<F> a ) ? i _ < (AI . -,.'c. .::.e.4, i"••.. i. —.,----..-- - ___-,----`---k— v--.-4,-.:1:":-?..--- .2'---•----•--- /,e,/•'-$f•-:"`1r'-...-Y-,..,.'-icy,'.W,.e;.'.%,.!-.1.-,•)!•'-;`....7,,•-:•:',tW'':,'-,i-',-.K.#(4-:'!:.'.1„.',,'.,....-.,.%'.,•.' .,-..?. 4: " / --I f i---- '- _----.. ?(If,i4 '' .4,•'-.0*'..*: • ,. J;01 . . -‘-t.,:it,e,,..------) \, , •• , , ,,,,i f. ‘.,. -,.01.)•;!):01Q, ., ,. ,.., / . ..----------' -.. - . 1 '1,y's'. '-, ,04 • '' -1 ." ---'------- T, CC , •>-'''.: ,. ,s1- : , Or ., i 4 /7 „, % . . ! • D CC '-c;...\• ••((;c1.? ,4,•., . , 11,„_, -/ . in •• . W 0 Z < 1V-4...• /' .,. 1 LLJ• _____/ , „› I ' 1 t C1-• On t, ••4 .•,•/- 'J > CI) ' ', I.'•', ,A. / • ...i.Z,' . ---. "i' ' ' 1,4.r... / •.'-',- r: oul 0 w , n - -0 -J , . ... '. ' U_ ?” .:.:;,:- -, ' • .. ' ') W 0 i /, f:i ....,. tS• „ W -... ). •• .--..1. -. ...0 t • -- ,,, \ 1 1 • H t. _ , •. Z_4 L,'j., 1 ) co , • , ,„ '', 2.,' \-CP ?. \ , \ •.1 ? , ... -, t-*.... .. ‘• -• ! -• 0 ! •.''.7 .,,.:%'''''..-7,\;, , . . . ! Z . . — i-A• '-. . "-_,__/ . • 7,--._ • ,,i- -...ft , ',, \ \. „ ".2 •., \ •' r • ..• .. CO, , •r' , 4 • . • , •. , \ i .. . --\,.. CO 0 Y-...• .1 -P \ \ 0 ‘, '. • ••\`'-(. \ \\ - ... '•.! ' '•1 • f 0 ‘,.., ,, •:,,,,. \ --' I I •. \ \ -‘.. . • .. - .::: 0 F- .77, 1•-• , . • , \...'..• <.. < . . „ .. •„ . -• — , 0 --', \ \, •--",--, m ••%4.A...•...z , — .... ‘,...1i,--.<‘‘i•,':%,/,‘, , \ '. _ -• , , '\,:,,-,:)._--.• s, A,•'N:,-,i) , , . \ -,, ., \ \ -‘7•••• ;'\'';',,:t ,'".."1:,• .4' -., 1 I •' -• '-\' •\‘'•::::, , 1). `‘ . '••:'•. . . •, '., . _ . . •-• ••' ' • -, ....•• •••-•-"'f••''-j- 4•:_ • .. _ i ,,,•.,.., ....._. 1,--ir,., , • , •/, ,.t, -d \ • A, ', .. . .•• A '. - - ---) i I ,- „kg •-, ---. • . --c /I - 71", ,'',N•- ,' 1 ':1, - 1 '•, ,• --.,.,„-. 2_- 1.. Lae - •---,""---• ___,...7(7(;) .."-', _,_... ; '• k• , ,,)• . r„_:,...-e .1". ,1 ''-. i -• ; 1-_- \'-'' • .'-'• \\,z •Cilf-‘,‘ • r,„._,•'....or•'"--1') t•,'"? ••,,,,A,` .-‘.. ...: . ; I t•-- ij I : j.. 3 ....4-•4 -•I,\ , N, i —'\..., ,,' .4,_ . I-ar••-c- ___, . ,'-'1'b' „ ..%a f , \\ _; .. ....1.-7.- .., --,').., •_\• ,‘. . : :''.: t • •\..'4. 71, • /'. r-1 '',., • ... .. . ' V. •' •*-•,. 't -•-iiC ,'') - "° )' ^ .\ ' 3 •_.•.-,') 4-, ,s.-‘r ,, ., •. \ • : .,, , , . ,,,r \ :).,. .-• • :, „ • 4 o Create two "speed zones" within the lakes: an outer zone where power boating would be allowed, and an inner zone where only nonpower, small, and quiet boats would be allowed. ''r o Plant native trees , shrubs, and ground cover to help articulate play areas, create shade, and identify picnic areas or other special features . o Develop the necessary picnic, barbecue, exercise, and play facilities to accommodate the recreation needs of the City. o Develop an informal, paved pathway and trail system within the Park which allows for walking, jogging, and bicycling off the roadway. 2 . 3 Low-Intensity Open Space Use. Open-space areas of the Riverfront Recreation Area shall be preserved and maintained in their natural state for passive recreation and educational value. These areas are generally adjacent to the floodway. o These areas may be enhanced with additional native riparian plantings as needed to stabilize slopes and maintain viable habitats . o Foot trails or boardwalks may be developed to allow limited public access to the River ' s edge. However, foot traffic shall be restricted to these routes to prevent erosion and disturbance of riparian areas. 2 . 4 River/Lake Edge Treatment. Maximize public access to the lake and River edges where erosion and flood constraints allow, using steps, docks, bridges , piers , and overlook platforms. o Figures 11 and 12 depict typical edge treatment for different conditions . o Boardwalks and overlooks should be used to protect habitat areas . o Active recreation use should be oriented to the calm-water areas such as the Swimming Hole. o In adjacent Retail and Office areas , an urban "hardscape" edge should be designed, which serves flood and erosion control needs and maximizes shoreline access . o . Elsewhire alor_c `he flowing River , slope protection is required to minimize erosion.. 35 • • • • Calm Water • Edge Treatment erl • *111114 illi �V.ir►11`i. itktf li * 4191M-Vit .1k. 4V-4%-41 V IN 40114.E3WAV RIPARIAN OVERLOOK PROTECTING AREA SENSITIVE HABITAT • • ._-_ CALM WATER -1 • Calm Water - . Recreational Edge • • ,�•r *• _.-, 7..t. . • its eitie .4e ti I cib'CCS-\Cri''Th- '-' N. f . ti • 9 N -.j� �-- • �• FLOODWAY ; BEACH AND BERM • PICNIC AREA SWIMMING HOLE f SHORELINE TREATMENT (NOT TO SCALE ) Inland Water Edge FIGURE 11 • • n,,1,7 . Open River • Urban Edge — . Q I . 1 & 1 - � - -i _.„.,,,,,,,,.,„..,,,..,,,„....,,_:"i ::...r.;.,. i I rIraR REDDING LANDING "URBAN ' EDGE =_ ''' <:�:::: >:::< ::i::::K.:..:.:„<s:><: . • . a I RIVER Open River • • . •• Landscape Edge ; NA �r-eq SLOPE • 4 • PROTECTION RIVER \ k .3$:-K.;',-,--4. Y fl/ ---- (( A 1 f i 1 F 4 .....„. s: ti, . _.:--,,,... , , , , _,,..,N j LANDSCAPE / FLOOD BERM PROMENADE ,Ar.)\— --;`.;-: . , E SHORELINE TREATMENT ( NOT TO SCALE ) River Edge FIGURE 12 i S 2 . 5 Riverfront Recreation Area Image. All buildings within the Park ( e.g. Concessionaire Stand at the beach area Boat House ) should reflect a consistent, high-quality design image which is in scale and character with a river- oriented recreation area and subordinate to the natural setting. 2 . 6 Design Details . Design and detailing of lighting standards , signage, benches, trash receptacles and walls and fences, bridges , and other features should reflect the recreation area design image. • • 38 _i Li_ -(i) U S1 , ., n Li_ ,, U 0 W -,m Z .. ) i< z I U• :1 vl I— < O Y w Q ' cc Z < (C o J I-- N w � cc < U D O H � o = z .__1 0 w J 0 < < _ 1__ L w H -- cc Cr) I LSI NM W n • J CC N LL U D z — :! i Ho- w li. o c1g Ii 1 J Ohl m i� l Li � I ,I I E- o r-.f, � ' w ,- ..-- \ 0 Ci \ •n1 w J w ��� i f a w a li ti:: • o I 1 lI .j • i W G zU • r WL J • I. . I i , r Lr) LJ Li 1_ .--, f • ,._ -- - - --- r.: . c i I Central Office Area The existing "pitch and putt" golf course is strategically located in the center of the Park Marina Drive subarea, and, as such, has redevelopment potential. Although it serves recreational uses today, it is less valuable publicly than the lands immediately adjacent to the River. Also, because it is outside the 100-year flood limits and adjacent to existing office uses , it makes a logical extension of the commercial office zone. The existing golf course uses should be relocated to a new site within the Planning Area. Objective 3 : Encourage quality office uses along Park Marina Drive that take advantage of the scenic Riverfront setting. 3 . 1 Executive Office Development. Permit mid-scale, executive office development (up to 150 ,000 square feet if parking permits) on the "Golf Course" site as delineated by the Land Use Plan. Views of the River should be highlighted as part of the design. A total floor-area ratio of . 75 to 1. 00 should be allowed, depending on the size and scale of the development. On the illustrative site plan (Figure 10) , 2 three-story structures are shown totalling approximately 100 , 000 square feet. If the market indicates, a six-story building ( 1 . 0 FAR) is allowable on the southern portion of the site, provided it maintains architectural compatibility with surrounding uses and maintains view corridors . This upper range for the site would permit 150, 000 square feet. o Auxiliary uses are also permitted, including a sit-down restaurant/cafeteria and public entry or commons. Fast- _ food or drive-up uses would not be appropriate. o Permitted office uses include all types of professional services , commercial services , and executive business offices . o The offices should be sited to avoid a "wall" of buildings by varying heights and providing open corridors between structures . 3 . 2 Parking Structures . Permit a parking structure for the office use on the Golf Course site . This should suzPort the adjacent office development or recreation uses across Park Marina Drive. A three-story parking structure accommodating approximately 200 cars and requiring 60 , 000 . to 70 , 000 square feet is appropriate ; however, the amount of parking provided will determine the amount of office arca that can be constructed. In the - alternative , at ,rade parking can be developed to support the recreation area across Park Marina and miniature golf courses on the property. 10 • i 3 . 3 Golf Course Redevelopment. In the event the owners of the property do not seek office development, the alternative use that would be permitted is the continuation of the present miniature golf course and pitch-and-putt uses. These uses could be completely redeveloped on all or part of the site with associated parking. • Riverfront Village The South Gateway Area has several advantages over the North Gateway for future development. First, there is considerably more vacant land available. Second, the land is adjacent to a fast-flowing and highly scenic stretch of the Sacramento River. Third, an inlet already exists which provides opportunities for future harbor development. And, fourth, the site has only two or three existing owners, each occupying relatively large and similar-sized parcels, making land assembly and unified development for the area possible. This area is ideally suited for a specialty retail center, such as San Diego' s Sea Port Village. As the Overview of Market Conditions indicates ( see Appendix) , a local market for such a center does exist, provided the center is an attractive, river-oriented complex that contains a unique mix of specialty goods. Objective 4 : Create an urban place on the Riverfront in the form of a very active specialty retail center-- "Riverfront Village"--that integrates shopping, offices, food service, public recreation, and the unique natural setting. 4. 1 Land Use Program. The specialty retail center should include from 50 , 000-100,000 square feet of commercial space and 50 , 000 square feet of ground-floor retail uses with second-floor professional office uses above. Second-floor office space could be converted to retail use over time if • a market for additional retail space were to develop. Development of up to 60 , 000 square feet of additional office use should be encouraged adjacent to the center to the south. The available parking would be used to • determine the amount of floor area that could be constructed. The center should contain a mix of high-Quality shops that provide specialty retail goods and services , including the following: specialty foods-, restaurants , cafes , and food stands., clothing, shoes , hobby/special interest items , gifts , jewelry, and recreational goods . As the Overview of Narket Conditions indicates , to maximize patronage , up to 10' cf the retail space within the center should be devoted to restaurant and food- related uses . 41 111 411 4 . 2 Development Character. The center should be a Riverfront Village , with buildings , open spaces, and water features that contribute to its overall development character (see Figures 14 through 16 ) . This character will result from a combination of its fundamental design elements , which include the site plan, the architectural style and building massing, and the type of landscape treatment. 4 . 3 Site Plan. As the illustrated Plan shows (Figure 14 ) , a site plan should orient buildings around a central harbor feature. Other Plan features should be incorporated to add to the center ' s attraction by maximizing its relationship to the water and adjacent public-park areas. Recommended features of the Center are: Central Harbor. The existing inlet should be reconfigured to function as the the central focus of the village development. It should be an interesting visual feature in terms of its overall shape and should include different edge treatments that add to enjoyment of the water; for example, the edge of the Harbor could include areas where wide, seating-steps descend closer to the surface of the water ( see Figures 15 and 16 ) . The Harbor should be surrounded by a pedestrian walking space that varies in dimension, with some places where buildings are quite close to the edge of the water and others where more expansive open spaces are created. Outdoor eating areas should be encouraged around the perimeter of the Central Harbor. If not used as urban open space, the banks of the Central Harbor lagoon could be developed and the water area used for floating docks or boat slips River Edge Walk/Promenade. A River edge walk should be developed that is a special feature of the Specialty �:.:. Center, as well as a link in the overall Riverfront/ waterfront public-access system. This walk could be at a `.` somewhat lower elevation than the rest of the center to provide closer contact with. the cooling effect of the River • as well as a sense of separation from the more active commercial activity within the center. The walk can be either on the west side or east side of the water feature. Harbor Bridge . This bridge should span the entrance to the lagoon to create a continuous pedestrian shopping circuit as well as an exciting vantage point from which to view the center and the River . Pedestrian Street . A linear and uninterrupted redestrian street should be developed along the north side of the center . It should- form a boundary between the active recreation uses and Park areas to the north and the shopping village to the south. It should also incorporate places such as outdoor seating and/or eating areas , from which activity within the central harbor can be viewed . 42 m 0 W r • — UO LL Tr Li- Lu Ll. "V ` Y CC C Ij--s1L " WL. ��� 3 e 1 � , � ¢ U W r.. --,,t, ,I ,'7,' n. ,..., i z , ,_ i,.7 CC cr i t CI l'' '''`'..- -'.1‘\:-.4i • ".' 1;.. C'%'1 ' i A , ,,.., ( i, ,,,,. ,. , ,, LU I--- < 410. irzt ¢ U U) 1 2 n A . '7 s t k r^ W ,% W may. W —r N k.1 rte ri v.-1.--`,A'4, CO t--1., i ; : rte .' ' { 4 = E�al : I. d Q d - '-' '?' .- C—e.1711(,ev44 11 'r . \ ," • e�-; - =•r-, r 1 (gid F-- '. :U- '.xv> ---- ., fir; \ Z11 ,7_''-' u ry- ",,."-• • .sem0 ' G---.'''" ^ ;c;�, 0 cl, U ,, r��, ,� �• , — ate. I • 411 t • Canal. A canal should be studied that provides a flushing • flow of water from the Kutras Lake to the Central Harbor which would also be an interesting water feature in its own right. It could incorporate abrupt changes in elevation, waterfalls, or even large boulders to create a lively visual effect. Walks should be developed along both sides of the canal, and pedestrian footbridges should span it at various points to evenly .distribute pedestrian circulation and to create additional opportunities for views of water areas . Picnic Park. The Picnic Park should be a relatively quiet area that links the more active uses of the Small Boat Harbor, the Cape Riverfront Trail, and the Specialty • Center. It should be a well-maintained, shady grove from which these adjacent areas of the Riverfront can be viewed. It should contain picnic tables for use by patrons of the Specialty Center as well as by the general public. Strong Visual Relationships. To enhance the orientation of shoppers and its overall physical image, the Speciality Center should be planned to incorporate strong visual relationships within the center and between the center and adjacent areas. For example, views along major linear features of the Plan, like the Canal or the Pedestrian Street, should be terminated by a special visual feature such as a landmark architectural element or a nicely framed - view to the River or water areas. Major Pedestrian Entrances . Two major pedestrian - entrances should be developed that create a clear sense of arrival at Riverfront Village. These entrances could include architectural elements, like an arbor or information kiosk, or special landscape features , like a flower garden, that create an inviting gateway to the rest of the center. These entrances should be easily located from the parking areas and driveways adjacent to the center ; their location should be clearly visible from the major vehicular-access points or at least clearly • indicated by signage. Prestige Riverfront Office Buildings . These buildings • should be somewhat separate from the rest of the Specialty Center , and should be sited within the more naturalized setting that is characteristic of the Fishing Area to the south. Parking. Parking should be distributed around the center in a way that minimizes walking distances and does not create the sense of a- single , massive corking lot . The shape of the• center project site lends itself to a clustered parking approach, with concentrations of parking to the north and south of the center linked by a less- extensive parking area in between. The amount of available II • X i 1 o W ( Q `� " r-' :<i z O < 0 z LrV 4 z U ll_I F— OW _ y-,.7,1}, 0 ) 0 - C) 0 (t 7 co W i d W i, <J p U p � r .j• 4 U �, J W ¢ __- W J W (! I W Q z r v.) u E = �, �,_ i I�_.. / H - J 0 -— r,_-_,,,1 0— 1 U� i Li U m < S'N-V'�,�� LIJ O w -I J ZO m L igt 4 tek < 0 �+ J vIM. W '7,-74-.'54471 iA,� r W— J _ 1 f O OW I Li m 0 ,_ S 1 u p J I: I a CC = ,„, p I Ub ��i . < < 0 U O yam_ l � ? 0 Z W IS, — Do p a �I �,7 1 _ J 0 I U m I i. ! J W cr i5 t I� co W r,/ I ,I IT ®e L~ I i < 1 W J < } -® — -/r— L1 - — 1 J L•r r J fT ° i CJ ' •-- t= h:, r ;�.. i • W � - U (0 = Cf) � 1 I w U 1� • 0 w H 0 F--- a) )\-N-N 1 Cr Z Z W I— W U U > a",- ,- _ LL w CC w H w ILI > (.1) Q > CC o J cL < z r Q Cr) CC O Z Z N W � C (f) Q C7 Z O H 0 J 2 z ¢ W J a ct) cccc W D > H CC Ci)W .r` ® I rr o - "ti Z i4.- IMP W LI' r( L rn'I CI- I az r � 0 \ _ J W 1 W a _ C r U a i '1- I LL. `. 1 — O l I?1 �� ' I" >- :. 1 ..e.; O _..1 .7 . ..........‘.=.., 4 4 iij CC s "4.-- O W W - 1 (S-' co , W W ro > . -.-- U �i' U p C7 < z . C W 411 410 parking will be used to determine the amount of square footage allowed to be constructed on the site. 4 . 4 Architectural Style and Building Massing. The detailing and overall design of buildings within the center should combine to create an intimate village scale of development. The placement and configuration of these buildings are crucial to the character of the Specialty Center. Features that these buildings should contain or contribute are: Identifying Architectural Feature. An architectural feature like a clock or bell tower that extends above the rest of the center should be developed to add to visibility from surrounding roads and bluff areas; it should also provide a major focus for activities and orientation within the village. This feature should be in scale with the village character of the rest of the center and be an attractive symbol of the Riverfront Village and the rest of the Riverfront area. It would be appropriate to locate the largest open space within the center adjacent to the feature. Hierarchy of Outdoor Spaces. Buildings should be configured and sited to create a variety of open spaces; ranging from intimate "sidewalk cafe" spaces to a limited number of larger, more public spaces that can accommodate performances, arts and crafts shows, or other attractions. Strategic Location of Retail Buildings. Larger retail tenants should be located strategically to help ensure the commercial success of the entire center. These larger tenants should be separated by smaller specialty stores and restaurants in order to distribute shoppers evenly throughout the center. Associated Features and Details . Lighting, bridges , walkways , fences , and signage should be consistent and in design and scale with the architecture of Redding Landing. The design of these kinds of features should also be consistent throughout the adjacent public Park areas . Prestige Riverfront Offices . These buildings should be of is the same architectural design style as the buildings within the Specialty Center and the rest of the Riverfront Park areas . 4 . 5 Overall Landscape Treatment . Plant materials that reflect the Riverfront setting should be used consistently throughout the Specialty Center and the adjacent Park areas ; . typical riparian trees such as alder , cottonwood , or river birch would be most appropriate. The use of these landscape materials should contribute- to a unified and harmonics appearance for the entire Park Marina Riverfront Area . 47 • 410 Special Landscape Areas . Within Riverfront Village, some areas should receive special landscape treatment; for example, the main entrances to the Center, the edge of the Riverfront Promenade , and the edges of the Canal could use • flowering or other highly ornamental plant materials to highlight the special character of these places . Landscaped Parking Areas. Parking areas should use shade trees and other plant materials that complement those used throughout the rest of the Riverfront. Shade trees within the parking areas should be densely planted so extensive shade is provided during the summer months. A row of trees and supporting shrubs should be used to visually separate the parking areas from Park Marina Drive and adjacent commercial uses to the west as well as from the Park areas to the north and south. Parking Lot Surfacing. Where economically feasible, parking areas should be surfaced with materials that minimize heat absorption and glare, such as turf block or other kind of porous paving. Supporting Areas Several zones adjacent to the Specific Plan Area can support the land uses and policies established for Park Marina Drive. These areas are treated in less policy detail than other areas : Residential Neighborhoods and uses; Montgomery Ward Complex; Park Marina Circle; Canal Lands ; and Southern End/Stone House. 5 . 1 Park Marina Drive Residential Frontage. Seek to preserve this area as it exists with low-density single-family uses ; however, if future requests occur for office or higher residential density, apply the same architectural standards to these areas as applied to the Plan Area. 5 . 2 Montgomery Wards Complex. Encourage redevelopment and upgrading of the Montgomery Wards retail complex, particularly adjacent to Park Marina Drive . In the near-term, the expansion parking areas should be landscaped and improved to conform to the boulevard treatment of Park Marina Drive . In the longer-term, additional retail uses should be considered adjoining the anchor store to support the Specialty Center . These smaller auxiliary stores should be oriented toward Park Marina Drive and the River , and designed to be compatible and supporting of the Riverfront Village . 5 . 3 Park Marina Circle . The City should encourage a =vie theater complex or other compatible commercial Use in this arca to support future retail uses at Riverfront Village . 48 • ID 5. 4 Canal Lands . The lands along the ACID Canal could support `:. more intensive public use and beautification development = . once the Riverfront begins to develop. The City should consider adding these lands into the Specific Plan Area and amending the Plan, when appropriate, to establish Land Use policy in these areas . 5 . 5 Southern End/Stone House Area. The City should develop a primarily passive recreation park in the publicly owned parcel of the Riverfront Park after the alignment is finalized for the bridge. The City should study the future visitor-serving commercial potentials of the historic Store ' �,. House as =; part of the planning and design for this Park area and the future extension of Parkview Avenue across the River. 5. 6 Fishing Access . The City should develop fishing access below the Cypress Avenue Bridge (approximately 50 feet north and south of the bridge) . The area should provide :: . for minimal parking, seating, a trail, and native landscaping that does not interfere with convenient fishing access. 5. 7 Parkview Bridge. None of the Park plans should prevent the planned Parkview Avenue Bridge crossing. Until the alignment is established, only temporary uses should be allowed in the area. • fr... f.[ 4 9 S RECREATION, PUBLIC ACCESS, AND OPEN SPACE l / .. ' C it� ) \ }� O GOAL: • Establish the river as the recreational and open space heart of the City. 411 410 B. RECREATION, PUBLIC ACCESS, AND OPEN SPACE 1. INTRODUCTION This chapter integrates the policies for public recreation, access, and open space into one unified element. The policies are guided by the City' s existing Recreation and Open Space and Conservation Elements of the General Plan, but are more specific and detailed for key areas . The policies are also coordinated with the recreation plans and programs of the relevant state and federal agencies . 2. EXISTING CONDITIONS Informal recreation of various kinds already occurs on the publicly owned lands of Turtle Bay East and West. Existing uses at Turtle Bay West include fishing, hiking, nature study, and picnicking in the small improved area behind the Convention Center. Existing uses at Turtle Bay East include fishing and hiking, and illegal off-highway vehicle use. The River, itself , is used extensively for fishing, boating (power and other) , float trips, and the like. Bicycle travel occurs along the Park Marina designated route, and numerous visitors enjoy the private recreational opportunities available at the "pitch and putt" golf course , Aqua Golf driving range, Kutras Lake boating concession, and formerly, at the swimming-pond beach area (now closed) . Given the . spectacular visual and recreational resources of the River and the River ' s edge, the •Turtle Bay/Park Marina Drive areas are clearly under-utilized. The City' s General Plan provides the context for recreation use at Turtle Bay and along Park- Marina Drive. The Conservation and Open Space Element proposes a linear Park, including a link to the Sacramento River Trail System being developed by the City from Keswick Dam south to the Planning Area. The policies of the Conservation Element encourage acquisition of lands adjacent to the River in fee title or in dedicated easements to increase public access . The City has also adopted an ordinance , which prohibits motor vehicles . in unpaved areas owned by the City, to protect terrain and wildlife • from damage. The City has adopted a bird-sanctuary ordinance aimed at protecting wildlife in Turtle Bay Regional Park, and {{ the City' s grading ordinance provides habitat protection . The C_en Space Element establishes much of the Planning Area as Greenway. This area includes the River banks , islands , - and the - River itself. The Turtle Bay Parks are classified as Improved Open Space. The City' s Scenic Highways Element defines Park Marina Drive as a scenic roadway and classifies the Sacramento River as a s=ic waterway, with the intent of protecting views of the land from the River . 51 410 411 The Recreation Element affirms the linear Park concept and requires that the City "secure ( the River) as. . . the backbone of the Redding recreation system. " Areas in and around Turtle Bay West and around the perimeter of Kutras Lake are designated for recreational hiking uses. • 52 • 3 . OBJECTIVES AND POLICIES The following objectives and policies guide decisions regarding recreation, access, and open space. They are illustrated by the Open Space Framework, Figure 17 , and the Land Use Plan ( Figure 7 ) . Objective 1 : Create a regional recreational, cultural, educational attraction on a portion of Turtle Bay West while preserving the Wild Area in its natural riparian condition. 1. 1 Heritage Park. Develop a River Museum and Heritage Park at Turtle Bay West within the 15- to 20-acre "envelope" as defined in the Land Use Plan (Figure 7) . As an alternative, locating the use in Caldwell Park • or on the land north of Turtle Bay if the two can be linked by bridges and trails could be considered. 1. 2 Supporting Picnic Use. Develop a picnic/recreation area along the River to serve active recreation needs. 1 . 3 Nature Preserve. Limit recreational use in open-space areas (Wild Area) to passive nature study, hiking and equestrian use on designated trails, and fishing. 1 . 4 Minimize Disturbance. Construct boardwalk, overlooks, and bridges as feasible to minimize disturbance to marshes and gravel beds throughout open-space areas. 1 . 5 Nature Observation Tower. Construct an observation tower near the spawning beds to provide views of the �:.. River and its associated wildlife. 1 . 6 Signage. Develop a consistent interpretive signage system throughout open space associated with the trails and viewing, areas . Objective 2 : Create a low-intensity natural recreation area at Turtle Bay East . 2 . 1 Riparian Woodland. Maintain and enhance the j:. restored riparian woodland with a natural resource management program. • 2 . 2 Limited Vehicular Access . Continue to limit vehicular access to the site off Bechelli Drive . Provide defined parking area and clearly defined roadways to serve the Park. 53 110 110 2. 3 Funding for Boat Launch. Seek California Boating and Waterways funds to continue access road, build a suitable parking area, and construct a boat launch on the River. 2 . 4 Indian Village. Consider development of a Northwest Indian Village or Native America Museum near the riparian woodland. Study various future options to connect this area to Turtle Bay West which minimize impact to the River and edge, such as a rustic pedestrian cable ferry. Alternative locations would be in Caldwell Park, Turtle Bay West, or on land north of the River. • 2 . 5 ORV Prohibition. Prohibit Off-Road-Vehicle (ORV) use of the site using signage and increased City Police patrol. . 2 . 6 Trail Network. Create a defined trail network with interpretive signage to allow hiking, • mountain bicycling, equestrian use, and jogging. 2 . 7 Golf. Seek to establish a "pitch and putt" golf course in the area south of Highway 299 between the bluff and the 100-year floodplain. Objective 3 : Create a continuous Riverfront Recreation Area east of Park Marina Drive with a variety of active and passive recreational uses. 3 . 1 River Edge Trail. Following removal -of existing improvements, redevelop the Riverfront Cape as a ! park with River edge hiking/biking/jogging trail , par course , lawn areas, children' s play area, and native landscape plantings that do not impair views to the water. 3 . 2 Swimming Hole . Maintain the "Swimming Hole" as a warm water swimming area or remove dike and merge area with :sutras Lake . 3 . 3 Harbor at Riverfront Village . Develop the inlet next to Riverfront Village in conjunction with commercial development at the site. Include a small boat harbor, lawn areas , promenade , boathouse/yacht club, and boat launch . 3 . 4 arida-2 Connection. Connect the harbor promenade to the "Cape" with a pedestrian bridge that can be removed when -flooding risks are present . • 51 7J 410 �4 3 . 5 Use of the "Cape. " Limit recreational use of the "Cape" to passive nature study, hiking, and fishing. Replant native riparian trees and shrubs to stabilize the sand bar, as necessary. 3 . 6 "Cape" Trail. Construct a trail along the Cape with interpretive signage, designated picnic areas, and overlook/fishing platforms which can withstand periodic flooding. Objective 4 : Provide trail linkages which continue the regional Sacramento River Trail through the center of the City. 4 . 1 Extend Riverfront Trail. Seek funds to extend the Riverfront Trail to Turtle Bay and to Parkview Avenue to the ACID Canal. 4 . 2 Riverfront Trail. Design a continuous Riverfront Trail system as shown on the Land Use Map. Objective 5 : Provide bicycle and pedestrian linkages to the rest of the City. 5. 1 ACID Canal Trail. Continue to allow the ACID Canal to function as an informal bicycle, hiking, and equestrian trail link and consider public improvements as needed. 5. 2 Bicycle Route. Phase out the formal use of Park Marina Drive as a bicycle route as the Riverfront Recreation Area is developed. Relocate the bikeway to become part of the Recreation Area. The bikeway should be informal, with a minimum width of eight feet 5. 3 Bicycle Support Facilities . Provide bicycle racks at actively used Park areas along Park Marina Drive. 5 . 4 Pedestrian/Bicycle Crossing Highway 299 . Determine the feasibility of a pedestrian/bicycle lane or cantilevered bike lane on the Highway 229 and Cypress Avenue bridges . Objective 6 : As feasible , provide pedestrian and bicycle linkages between Turtle Bay and Park Marina Drive . 6 . 1 Feasibility of Pedestrian/Bicycle Link. Determine the • economic and engineering feasibility of a pedestrian/bicycle lane or cantilevered pathway • along the- Highway 299 bridge . • 55 ! ! 6. 2 Undercrossing of Highway 299. Determine the economic and engineering feasibility of a pedestrian/bicycle "bridge" under Highway 299 to connect the River edge trail at Turtle Bay West with the trail along Park Marina Drive. Also, determine the economic and engineering feasibility of a trail linkage under the Highway 299 bridge connecting the north and south portions of Turtle Bay East. i .. 56 cAC�A Mi..0 O u ,. .— ; Y I '01e� . YAC,X, �,� - . h • ,... , ,��4 '.• i�.:♦0:„.,45.,.„.„,• _ Q fr NV � JtINIV41• •�i : �•►: ►O • � I . *• - .• ��• :. •::::::::•:.:.%::::::.::::: 115 Nt41..,'-_..-- 414. '' ._ • iii•�::•�•:•••/ •i••• :f.::: :: � �• • • , ‘ V_4_. , its: I'''I-----H, ---------- -----------=---- : '0\7/ , 0 16\. SI BEES '. � f_.....\ ,100 • -''' ' - ' 4•:•.:•:•:•:••:•.:°:••••• ':.----\ --1-7 ,,, --, •:•14.......s.a%• tail 0 ,,,,;•„,,,, crs-_-,,, __IIN ; , 'att00.1.„11 401 Cr----,1'.'- : WO EES ,/ Noa �1101 110 ;•J.� ::::::•'4 I �• • 1111.1\4 '1 plasusa Will i- "jillir.0 eels z i �A ❖ • : „ do—, :•• , ...,.. . .., . „,_._ ". , .___, . , ,r,. . :„.„., „iI %,„-- .--,---- ::..:;;A: ., 1: :—'. ' / frir .',.,. Ar#,.‘ -<-------- —....‘ _-, ,. •er. ♦, �' �''' ® `.i, / If,7 / ' fr' a /..." \ ce' i'r� �'\ I / / �// � i� \ REE1� �4 �/ ///, //; /,.• �� I- <� �_ •�a� ,;� 1, ®� ' , L ,,// \, 3a \• � • REDDING RIVERFRONT SPECIFIC PL, •,7---__ OPEN SPACE FRAMEWORK ., .• .;1 FIGURE 17 % /:...., _/.- ...\N - ,�� - •• • _ � • L:::' MUNICIPAL PARK OR ��°s) WATER EDGE -- ` ACTIVE OPEN SPACE TRAIL S • NATURAL RESOURCES MANAGEMENT • Ps 1 / / • 0 .hmk . GOAL: Develop and use the riverfront in a manner compatible with natural resource opportunities and constraints. 411 C. NATURAL RESOURCES MANAGEMENT 1. INTRODUCTION This chapter establishes policies for natural resource protection and enhancement within the Planning Area. The policies are guided by existing City policies in the Conservation and Open Space Element of the General Plan, but provide more detail and specific requirements. The policies are consistent with the land-use designations for the Specific Plan Area. 2. EXISTING CONDITIONS The existing resource conditions that influence land-use options include topography and geology, hydrology and flooding, and biological resources. Topographic and Geologic Conditions. The Planning Area lies within the floodplain and low-lying lands adjacent to the Sacramento River. Bluffs rise to nearly 600 feet above sea level on the eastern edge of the River. The River surface elevation is 465 feet ( at the Cypress Avenue Bridge) . Topographic conditions have been shaped by past sand and gravel-extraction activities. Turtle Bay West is potted with ponds filled with ground water and mounds of gravels and larger stones. Distinct scarps and levees are found within Turtle Bay West and near the River ' s edge. River bank height varies from a few feet to up to 15 feet on the western side. The bluffs on the eastern side are nearly vertical and are composed of highly erodible materials. The lands along Park Marina Drive are relatively flat. Substrata are predominantly sand and gravel and major areas of fill (both engineered and non-engineered) supporting existing structures . The banks of the lakes are steep and easily erodible. Reshaping these edges. and recompacting uncompacted fill is necessary prior to new construction. • The Redding area experiences relatively low seismicity. Within Shasta County nearly all of the earthquake activity has occurred in the highlands areas near Lassen Park. No known faults or fault zones are located within the Planning Area ( or within City Limits ) . Hydrology and Flooding . The hydrologic characteristics of the Planning Area are complex and have considerable influence on future land-use decisions . Two flooding boundaries are . shown on the Natural Features an ( Figure 18 ) . The interior boundary is the current 100-year floodplain as defined by the Federal - Eme`rgency Management Agency ( FEMA; This line represents the flood water levels 59 • 0 +w„o ®UI ini = 1 � �� ^ \ , ( 4 1 1 , MBE Ccs�' 4604( �! } 1, / i Nun ` . 8 ? /• • /.:'-:,=-,---/c' ■• e Cc r , :rte_.� ;10, •'.� ________ _______1 i� -'� - \ y s• yr t \ \ v\'✓`'- , -i,, -,-..--. ) 6 :'9':::::•• A \\ P\ \\` hf .1 , � )4 rI3ti 1 y ~v a F$ is C g J , i h 111 _. • r___-<— �V' Pt • .... , ____ • , _ __.,..... .., _ •("- - • ,;--,,,,, - -,‘.., i� ` : ' j r��_ , ( 1 r i •"k li " � n !RAI_ '= A7 t'Zr-mayy 3 ,��yy' :. • • observed during the 1974 , 100-year release from Keswick Dam of 79 , 000 cfs (cubic feet per second) . There is a 63 percent chance that one or more such releases would occur in any 100- year period, or a 26 percent chance that one or more such release would occur in any 30-year period. Only once in the past 25 years has the Bureau of Reclamation released the full 79 , 000 cfs. from Keswick Dam, although releases of 75 , 000+ cfs. have occurred five times since 1963 . The outer boundary on the map is the 200-year event, roughly defined as a release of 180 , 000 cfs from Keswick Dam. Although the probability of such an event is low, it would cause widespread, but shallow, low-velocity flooding over most of the Planning Area. Existing City-wide policy guiding development within floodplain areas is illustrated by the Flood Plain Zone diagram ( Figure 19 ) . The creek tributary to the River within the Study Area is the highly disturbed Calaboose Creek near the Cypress Avenue Bridge. The Creek may have potential for landscape restoration. The A.C. I .D. Canal is also relevant to planning in the Study Area. It carries irrigation water to farmland south of the City. Its banks are used informally for hiking, biking, horseback riding, and as a visual resource. Biological Resources. The Planning Area encompasses rich and varied vegetation, communities, and wildlife habitats. To summarize these values for planning purposes, a set of "Natural Units" were delineated for all non-urbanized lands ( see Natural Features Map, Figure 18 ) . These units were determined from aerial photography and site visits. The Sacramento River channel and associated sand and gravel beds harbor populations of rainbow and brown trout and four species of salmon. Principal spawning areas are just upstream from the Planning Area, but spawning salmon are abundant in all of the pools and shallow riffles in and around Turtle Bay. The fishery. is equally valuable from an economic perspective. A recent BLM Study estimates up to 80 , 000 recreation hours per year are spent fishing on the Sacramento River south of near Jelly' s Ferry. Other valuable water areas of fresh water include marsh habitat adjacent to the River at Turtle Bay West and Motel Lake , open- I' water lakes at Park Marina Village , Lake Kutras , and the swimming hole along Park Marina Drive . Although these low- lying areas were originally created by extraction operations , :they have become wildlife habitat . Motel Lake , with a 20-foot opening to the River , is habitat for juvenile and adult trout , while Kutras Lake supports . a rearing habitat for juvenile Salmon . The shoreline and water of both lakes provide nesting, resting, and feeding habitat for shorebirds , gulls , and II 61 410 110 waterfowl. The marshes of Turtle Bay West support a rich population of shorebirds and waterfowl. Osprey are known to forage in the ponds. These lakes have potential for enhancement. The riparian habitat is divided into woodland, made up of canopy trees such as cottonwood and shrubs made up of willow, toyon, manzanita, and blackberry. The riparian habitat along this portion of the River supports approximately 138 species of bird, 13 species of furbearers, rodents, black-tail deer, and various nongame species. The riparian zone covers much of Turtle Bay West, the peninsula of land separating Kutras Lake from the River, and the River' s eastern edge. Other natural units are the open oak/grassland of Turtle Bay East and disturbed or graded areas scattered throughout the Planning Area. The open oak is important for bird and deer habitat and as a visual resource. Off-road vehicles and hikers have created roads and trails in this area. The bluffs and cliff areas support a densely-populated nesting area of bank and cliff swallows. 62 • • 3. OBJECTIVES, AND POLICIES The following objectives and policies respond to the issues and conditions described. Objective 1 : Preserve and, where possible, restore significant ecological habitats (open water, spawning beds, marshes, riparian forest) in Turtle Bay. 1 . 1 Wild Area Access. Limit access to the Wild Area in Turtle Bay to pedestrian use. Construct clearly delineated trail and signage systems to direct visitors away from sensitive areas and to identify the significance of such zones. 1 . 2 Boardwalks and Overlooks. Construct boardwalks , overlooks, and bridges to allow pedestrian viewing of spawning areas, marshes, and sand/gravel beds. Determine exact location and design of such features as part of a Master Plan for development of the property. 1 . 3 On-Going Resource Management. Develop a permanent management program for the riparian areas involving selective thinning, replanting, brush and debris clearing, and monitoring. The goal of the program should be to enhance the natural restoration process so that the Wild Area can become a mature riparian forest. 1 . 4 Funding. Seek State Fish and Game funding for restoration of spawning beds and associated interpretive and educational features. 1 . 5 Regrading. Re-grade debris and landfill near the entry of the Wild Area as part of development. Use this material and other fill as necessary to ensure that the site ( 15-20 acres ) around the Monolith is above or protected from' the 100-year flood level. Objective 2 : Minimize future flooding risks with an integrated program of floodplain zoning, flood-proofing, and flood-control improvements . 2 . 1 Existing Policies . Adhere to the existing City and Federal policies with respect to floodway, flood fringe , floodplain, and flood-insurance zone as shown in Figure 17 . . 2 . 2 Fill . Prohib_ . fill into existing year-round water areas unless . s mitigated by an equal expansion of .i - the year-round water area on the" same parcel . For example , if t: o acres of water surface are filled, then an additional two acres of water-surface area 63 • S 'nfw must be created. This action would be subject to the findings listed under Objective 4 . 1 , that the replacement water area is equal in scenic quality to =w' the removed area, and that the filled area could be used as recreation orpark. Anyfills into the existing water area shall not exceed an elevation of 464 MSL and shall be covered by a nonbuilding deed restriction or easement. An exemption to the prohibition may occur in the area depicted as the swimming hole. Partial or complete fill of the swimming hole may occur subject to the following: a. The fill does not exceed the height of the existing dike. b. An easement is provided along the recreation area shown on Figure 7 and is dedicated to the City. c. An easement for construction of a viewing platform or overlook is provided next to Kutras Lake north of South Street. d. The leaseholder shall grant an easement to the City that prohibits all uses other than recreational uses on the area of the swimming hole. The intent is to maintain the area as a beach or grass area. 2. 3 Required Elevations . Ensure that all structural improvements are raised above the 100-year (FEMA) flood-protection line. If the project designer can demonstrate flood-proofing and/or other building improvements to secure 100-year flood protection, then this can be substituted for filling fill dirt to raise the structure. Objective 3 : Protect and enhance major public views to the River , lakes and bluffs . 3 . 1 View Corridors . Maintain view corridors to the River ( or lakes ) from Park 'Marina Drive by allowing buildings only in locations designated on the Land Use • Plan and only to the height and bulk allowed. 3 . 2 Restore Views . Restore public visual access to the • River along Park :'Marina Drive through an integrated • program of accuisition, demolition of structures and Park improvements as set forth in the poicies contained in the Land Use chapter . 64 • • Objective 4 : Protect and enhance water quality in the lakes along Park Marina Drive. 4 . 1 Discourage fill, bank, or channel modifications unless it can be found that such modifications to any of the lakes shall result in all of the following: a. A deepening of the lake. b. Improved fish and wildlife habitat. c. Prevention of additional silting of the lakes. d. The 100-year flood elevation will not be raised to any measurable degree. e. The work complies with the City' s Floodplain Ordinance. • • • 65 1 • 110 °FP" FLOODPLAIN COMBINING ZONING DISTRICT w w z_ J J O O J J CC 2 Q w CC LL.. LOT 1 100 YEAR FLOODPLAIN Boundary of FEMA (creeks and rivers) Airrir FLOOD FLOOD FRINGE FLOODWAY FRINGE ( resticted (restricted development) (no development ) NOTE: development) FLOODPLAIN POLICIES • w i I • • ti COMMUNITY DESIGN pIT rt7t, i I i % . _ yf 11111 aall. 1 a GOAL: Create an image which reflects Redding's natural and historic • heritage and its emerging role as the urban center of the region. is • • ei D. COMMUNITY DESIGN 1. INTRODUCTION This chapter establishes policies to guide the design and visual quality of the Planning Area. This includes guidance for architectural and landscape elements on both public and private lands, streetscape improvements, Park and open-space design character, and protection and/or enhancement of desirable , `? existing features. The policies are consistent with the City' s Scenic Route Element, Conservation and Open Space Element, and those policies in the Land Use Element related to design. 2. EXISTING CONDITIONS The design character of the study area can be described as the way the visual elements--views, buildings, landscape, roads, land uses, and entrances--combine to create a distinct "place. " 1 Views. Entering the City from the east on Highway 299 , the River and its majestic valley are the dominant visual images to the traveller and resident. Similarly, crossing the River on the Cypress Avenue Bridge provides direct River and Park views upstream and downstream. From the bluffs, there are panoramic views, but few public-access points to take advantage of them. Aside from these opportunities, there are few public places to stop and view the River as it passes through the Study Area. Along Park Marina Drive, the River channel is only II visible from the roadway near the southern end of the Study Area off Parkview Avenue or when passing under the Cypress Avenue bridge. This latter location gives a particularly powerful view of the roiling waters. Along much of the rest of Park Marina Drive, views are either of the lakes and marshes , or because of the low elevation of the road, of the cliffs and bluffs beyond j } the River. The residential neighborhood west of Park Marina Drive has some view of Kutras Lake and the bluffs beyond, as does some of the commercial development along the roadway. The residences in Park Marina Village or the Trailer Park have • direct views of the flowing River . From Turtle Bay West , the dense riparian vegetation screens the River , although a short hike to the tops of former levees allows close River vistas . From Turtle Bay East , the River is highly visible . Panoramic views are available at the top of the Turtle Bay East entry road at the end of Bechelli Road and on the north . end of Palisades Drive . Other significant views- are those from residences , resta�_ants , and offices on the bluffs looking west toward the Planning Area. 68 i Turtle Bay West. Turtle Bay West is divided into approximately 110 acres of reforesting riparian lands along the River and the 30 acres of flat, graded area containing the Monolith. Auditorium Drive, which provides access to Turtle Bay West and the Convention Center, is treeless and does not offer a strong, visual image. The Convention Center and its neatly landscaped grounds are in contrast to the riparian forest along the River. This transition could be softened with additional tree plantings around the Convention Center and along Auditorium Drive to provide a clear visual distinction between Turtle Bay Regional Park and the Convention Center area. The Convention Center, due to its size and prominent location, overshadows the other buildings along Auditorium Drive. Its bulk and architectural style of large concrete slabs and functional appearance evokes the "Monolith" and its historical importance. This image creates a distinctly urban and "civic" character. To build on this character, new structures immediately adjacent to the Convention Center could reflect and enhance the architectural image. Across Auditorium Drive, however, transition to the natural Park will require extensive landscaping and a less urban, more rustic architectural image. Park Marina Drive. The entrance to Park Marina Drive from the north is off the Highway 299 off-ramp, and from the south, off the Cypress Avenue Bridge. Proximity to the River under the Cypress Avenue Bridge makes for a particularly vivid visual image. Different stretches of Park Marina Drive have distinctly different forms of development and as a result tend to have a "patchwork" quality. Two general scales of development tend to be at odds. Smaller-scale, cottage-like residential development, that includes a significant amount of vegetation and/or a close • relationship to water, is side-by-side with commercial development surrounded by expansive asphalt-parking areas and has virtually no relationship to the adjacent bodies of water. The setback of buildings and the way they relate to the roadway also differs widely. Single-family residential houses north of South Street are close to the road edge , as is the motel near the 299 off-ramp. The shopping center and commercial development along the east side of Park Marina Drive are set back behind large parking lots . The shopping center that includes Montgomery Wards does not face Park Marina Drive . The blank rear side of ..:Nese large buildings , including service and loading Areas , is clearly visible across a paved .expanse and gives the impression that here Park Marina Drive -is a service road. 69 • 411 The curve of Park Marina Drive, itself , tends to focus views toward the waterfront areas, but existing development in some • locations tends to block these views. In other locations , large • filled areas are vacant or covered with scrub vegetation that tend to obscure views or divert attention to more visually attractive sights . Building types within the Park Marina Drive subarea range from trailer homes and small, wood-frame houses, to garden apartments , concrete and steel shopping centers , and trailer • office buildings. As a result, there is not an overall architectural style that offers a sense of unity to Park Marina Drive. However, a number of the buildings along the Riverfront do use similar materials, such as heavy-timber framing with wood i ' siding. This provides a sense of coordinated development. Across the River, offices and residences on top of the bluffs are visible from many points within the Planning Area. They are two- to three-story structures that create a walled effect in some locations because of their end-to-end placement. • • li 70 • • 3. OBJECTIVES, POLICIES, AND GUIDELINES The following objectives, policies, and guidelines will articulate the design character of the Planning Area. Detailed guidelines are supported by the accompanying graphic illustrations. Many of the specific design policies associated with particular land uses--the Speciality Center, the North Gateway area hotel, the golf course site offices--have been defined in the Land Use Plan chapter. Presented here are typical design policies and guidelines for lake and River edges, the boulevard, and new private commercial development. Design guidelines for the River Museum and Heritage Park and the Riverfront Recreation Area are also articulated in the Land Use Plan. Objective 1 : Protect and, where necessary, enhance River and lake edges for maximum public use. 1 . 1 Natural River Edges. Maintain or restore River edges to a natural landscaped state, except in the specialty retail area, where a more formal urban edge should be designed. Use of walls may be necessary to minimize erosion potential. Examples are provided in Figures 11 and 12 . 1 . 2 "Urban" River Edges. At the retail area, maximize public access to the River edge, where erosion and flood constraints allow, using steps, docks, bridges, piers, and overlook platforms. 1 . 3 Lake Edge Grading. Regrade the edges of lakes and ponds to a maximum slope of 25% ( 4 : 1 ) . All lake-edge . • slopes should be planted with suitable ground cover to limit erosion and enhance visual quality. 1 . 4 Lake Access . Create a diversity of public-access opportunities to the three "calm-water" lakes , including landscaped natural edges , urban edges using steps and platforms, and beach areas , where appropriate. Objective 2 : Develop Park 7carina Drive and Auditcr�.im __ t ;e as a continuous Riverfront Parkway. 2 . 1 Boulevard Treatment . Improve Par}: :'.arrow rive as a Riverfront boulevard with formal rows of street trees on either side and an improved pedestrian and bicycle route and sidewalk along both sides . • • • Specific design guidelines for the boulevard are shown • in Figure 20 . 71 , 0 • ..1: . .• . . . 1 i . 's 1 ILI LIJ C .1 . . . . ..i, . ? @ ,....,,i . ji ......._ . . . • • ' Co,L lbw do , CC (I CIL •••• ‘.,••••• t 1 . . . ; li'••••;' \ 1 •••4. -,,, : . t.s., .-,.. :. • Q..: cc lk Et!, -.D ,_I b-- Ff. (...!••••• ... -.7 • ' ... • • . 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[----- - -... . // 1 . .C.....) 1-1-1 C-1.... • 411 o Each building shall have an average setback of 30 feet , provided the minimum setback from the boulevard is 15 feet. o A 10- to 20-foot-wide sidewalk/planting edge should be maintained on both sides of the boulevard to accommodate a 6- to 8-foot-wide sidewalk/bikeway and 3- to 4-foot-wide tree-planting strip. o Street trees should be broad-headed, canopy trees ( e. g. London Plain Tree, Evergreen Ash) and spaced 20 feet on center. o A bicycle/jogging path should be developed to the east of the boulevard in the River Park. It should be a minimum of eight feet wide and made of decomposed granite or paved. It should be informal and allow Park users convenient access to key recreation features. o Parallel parking should be prohibited along Park Marina except adjacent to the existing single-family • areas. o A planted median should be developed in selected locations to improve traffic safety - along the North Gateway adjacent from the hotel and along the retail area. In other locations the right-of-way width may be insufficient for a median. o The landscaped Park edge should be used as a flood- control berm to protect the Boulevard. :f . 2 . 2 Auditorium Drive . Improve Auditorium Drive with similar street trees , curb, sidewalk, and landscaping as Park Marina Drive to provide a continuous parkway design image through the Planning Area. Objective 3 : Promote cuality private development along Park Marina Drive that takes advantage of the Riverfront setting and relates to a unified design image . 3 . 1 Site Lav-Out. Site plans for new development should maimize the visual and recreational values • of the River and lakes . Views from buildines should be oriented toward the water , and public gathering areas and open spaces should be oriented to the Riverfront Park. Site plans should provide for convenient ingress , egress , and parking and clearly articulate pedestrian from vehicular access ways . Par. '. ng areas should be conveniently sited for convenient pedestrian movement between cars and shops or offices . 73 J 410 • For buildings and uses approved near the River or lakes , the following must be found to be in evidence for approval to occur : t. • The waterway must be made accessible. o The area around the water must be made into an attractive people place. o There must be activities and reasons for the people to go to the area. o Individual place identities should become secondary to the identity of the whole. o Provision and priority must be made for water- dependent uses in addition to uses relying on water as an amenity. o The development should relate back to the landward side as well as to the water side. 3 . 2 Height and Bulk. The height and bulk of all public and private buildings shall combine to create a compatible appearance along the west and east sides of Park Marina Drive. o Narrow "landmark" elements such as tower buildings, spires , or other distinctive design features are allowed as part of the hotel or Redding Landing. o Building widths and heights shall be varied to avoid a "wall" of structures impairing River/lake views . 3 . 3 Architecture. Architectural design should reflect a consistent high-quality. image. To that end, architectural review shall be required for all buildings developed within the Plan Area, including both public and private buildings . Architectural review shall include new construction, exterior remodels of existing buildings , and building additions and shall address :he following: o Exterior building materials and building crien:_:_o . o Signage . . o Landscaping. • o Parking areas . 74 • • o Specific Plan policies . o View corridors and public access . It is not the intent of architectural review to prevent individuality of design or unique designs, rather it is to assure high-quality construction, sensitive treatment of the water' s edge, consistent architectural materials and elements, nominal signage, implementation of policies in the Plan, pleasing landscaping, and protection of property values . The key elements of architectural requirements are: o Peaked roofs. i o Concrete or concrete-looking exteriors in the Turtle Bay area. o Stucco, cobble, or wood siding in the Park Marina Drive area. o Gables, dormers , and porch entries . • o Large picture widows, with or without panes. o Roof overhangs. o Metal roofing. o Monument-style signage. o Nighttime illumination of buildings, landscaping, walkways , and parking areas . 3 . 4 Landscaping. Landscape treatment should also be compatible with the Riverfront Park and contribute to a cohesive Parkway image. Primarily native or naturalized trees , shrubs , and ground cover should form the basis for landscaping around new structures . The proposed landscaping should tie into the Park landscaping where public and private land meet . • Accent trees and flowering shrubs should be used a_ entries and prominent street-frontage sites to rovide diversity and color spots . 3 . 3 Signage and Site Details . Develop a unified signage and site-details design program for the • Riverfront to reflect a compatible design style to :he elements of the Riverfront Park. This includes • • benches , fences , walkways , signage , :rash . receptacles , and other outdoor features . 75 T'_.c signage program should include a consistent logo reflecting the area' s unique setting and ?icer orientation and be in keeping with the architectural style of the boulevard. The lamps and lighting used should reflect an appropriate historical era in Redding and fit with the scale and style of architectural detailing. The precise color, style, size, and design of the lamps and other details should be determined in the design development of the Park or initial buildings. 3 . 6 Parking Areas. Public and private parking areas should be designed to contribute to the Riverfront image. Parking areas should be planted with broad, canopy shade trees (one for every ten parking spaces) and other landscaping. Where economically feasible, parking areas should be surfaces with materials that do not absorb heat or reflect glare such as turf • block. Parking areas should be screened from the public Park with native plantings in the Park. Objective 4 : Provide for the orderly and caring transition of existing nonconforming uses and leases. 4 . 1 Existing nonconforming uses and buildings may continue as they are; however, they may not be expanded beyond what exists today unless they conform to the Specific Plan. Any new construction must conform to the Plan. Any buildings damaged by fire may be replaced if the requirements of Chapter 18 . 58 of the Redding City Code are met. Routine maintenance and repair of nonconforming uses may occur; however, such maintenance or repair shall not result in more intensive use, building expansion, or greater off-street parking requirements for the nonconforming use . 4 . 2 All uses and buildings which do not conform to the Specific Plan shall be considered interim uses . They may continue as an interim use ; however, the goal is that the land or structure be brought into conformance with the Specific Plan at the time it is redeveloped. Any new buildings , additions , or replacements shall conform to the Specific Plan and any other applicable codes or regulations in effect at the time . 76 • • CIRCULATION, FACILITIES, AND SERVICES • . s • .47, eat Ate, • rte": ." '� %^ • kx•s-Lkig4... • jy _ GOAL: Ensure i`. safe, adequate and timely public facilities to support public and private uses. • • E. CIRCULATION, FACILITIES AND SERVICES :n - 3 1. INTRODUCTION 4 This section establishes policies for future circulation, parking, utilities , and services within the Planning Area. 2. EXISTING CONDITIONS Transportation and Circulation. Within the Planning Area, the major roads are Park Marina Drive and Auditorium Drive. South Street provides the primary link to the downtown commercial business district. Locust Street provides lateral connection to Cypress Avenue. Recent traffic volumes and volumes projected for the year 2000 (according to The City of Redding) are: o Park Marina Drive at South Street: 1986 -- approximately 7 , 000 cars/24 HR. Period; Yr 2000 -- 8 , 000 cars/24 Hr. Period. o Auditorium Drive at the 299 Off-ramp: 1986 -- approximately 7 , 000 cars/24 Hr. Period; Yr. 2000 -- 10 , 000 to 12 , 000 cars/24 Hr. Period. The Planning Area is served by Redding' s major highway routes-- Interstate 5 , State Highway 299 west, and Cypress Avenue. Recent and projected volumes for these roads are: o Interstate 5, between 299 and Cypress: 1985 -- approximately 32 , 000 cars/24 Hr. Period; Yr. 2000 -- 46 , 000 cars/24 Hr. period. o State Highway 299 West, near the I-5 Off-ramp: 1985 -- approximately 31 , 000 cars/24 Hr. Period; Yr. 2000 -- i'` ` 48 , 000 to 55 , 000 cars/24 Hr. Period o Cypress Avenue , across the Bridge : 1985 - Yr. 2000 -- j:: ' 34 , 000 to 40 , 000 cars/24 Hr. Period Local transit service routes ( i . e . RABA Bus Service ) serve the Planning Area. The Greyhound and Intermountain Stage regional bus lines run along Highway 299 west , and Trailways crosses the Cypress Avenue Bridge . The main terminals for these buses are in the downtown CBD. The City' s Circulation Element proposes a northward extension of Auditorium Drive with a new bridge to span the River . A new bridge is also planned at Parkview Avenue . . No other major road improvements are planned within the Planning Area except the widening of the Auditorium Drive/Highway 299 overcrossing and beautification of Park Marina Drive . 78 I ! i E-X-ISTING �- PROPOSED SEWER LINE WATER LINE - J_ • ---A .---- iNt ' ' . • . .. 14....WM' { . i--� E;XISTIN G PROPOSED {- STORM-DR AIN WATER LINE I \: . ., , ‘..„... ........... \ . . , . _ . r. �� V� pyo= ! 00 es - k ... , .. ka ... „ . r i 'I / , iil , A 1, :,,..•,, ,, .,;. ., 1 . . .. . . , .. 1..: ---_,,„„,,,„, ,,,,,,,,,,„ ,,„,-______,,,.._ ..,:s.,.._, . , ,, ‘..\ . . v, .. . . ,, ,, ..1, .. ., „. ,..,„, .,, _,.,.- .':_. /'-'----:::',,:;..:'-':' -._„,T-1---i-''''''-':<-'1' 1 ''''.. ,. ,, _......._-_,,,.„....„.„,..„,,,,,,2„2„/„*.„,,,,, ,.......„..„,,,,, , , , , . , . . , , op.-- i ',. ,,-‘-- ' i .. , . . . . _ ,, .1 ,, , :, ...,. , .• ,,_,,,1 , ,, (,.,., • ‘ .1 : , ..., ,... „ ,. _.._...__ . ,.,..:_,. _ _ 1„,„, .,.. ... , .. , . , , . ...,. , , . .... . , ,, ____, . li , i.,, 0,, • - ,_, ..„:,,.... , -. 1 9 j ...." — , i ' i I: \ • t — 3e ‘J y f EXISTING N � , . ...� S 'VER LINE .r I jF / . i ..,, i .„ UTILITIES I' PtAM-1v0 4n!V•BAM IA`-•.../, �t.-J L, •• B.xx i� FIGURE 23 3 1='='4 ( • • 1 IV. Plan Implementation is is • i 4 IV. IMPLEMENTATION A. INTRODUCTION Implementation of the Riverfront Specific Plan represents a major challenge to the resources, ingenuity, and citizens of the City. Guided bya lastingvision for the Riverfront, , a a phased program of implementation will require coordination of public and private actions over many years. The City can choose from several implementation strategies as well as a broad range of regulatory, developmental, and financing mechanisms to accomplish these goals . In general terms, the City can follow one or some combination of the following approaches : 1 . Regulatory Approach. The Specific Plan can serve simply as a General Plan amendment and regulatory document, used to regulate decisions regarding land use, intensity, development layout, circulation, and the provision of utilities to developed portions of the Riverfront. Under this approach, the City takes no action to encourage appropriate • development; but rather , administers a plan in the same way that zoning and design-review procedures are conducted. The regulations and guidelines of the Plan would slowly guarantee conformance to the ultimate Riverfront concept ; however , in the intervening years , there would be little relationship between developed areas . Development proposals by landowners would be dictated by property lines rather than logical units of development. The timing of development would be determined bv many factors rather than optimal market opportunities . Existing development could prevent the Riverfront from achieving its highest and best use , causing a delayed development process . 85 • 410 2 . Soecific Plan. Under this approach, the Specific Plan would serve to amend the General Plan as above. As part of the General Plan process , a city or county may choose to prepare area plans ( also called area general plans , neighborhood plans, or community plans) . Area plans , which are not the same as specific plans described in Government Code Sections 65650 et seq. , are adopted as part of the General Plan in the same manner as elements . They can be adopted for the entire planning area or for only a small portion as the need arises . Area plans allow specific local application of jurisdiction-wide policies and create a local forum for resolving conflicts about competing interests . They are extremely useful because they can be used to involve the people of an area directly in shaping their own community. , In order to give constructive notice, it would be desirable to rezone the area to "U" or other special district in order to identify that permits are needed and that development must comply with the plan. 3 . Public/Private Joint Action Program. Under this approach, a range of implementation activities, organizational approaches , and development actions could be used through a series of joint-partnership arrangements. The Specific Plan provides a comprehensive policy framework within which the City and the property owners can act as a team to achieve the ii objectives of the Plan. Under this approach, the City can use its financial resources to support, stimulate, and leverage private-sector investment in realizing the Plan. Under this approach, the City would have great flexibility in its implementation program and could apply all mechanisms equally well to private land and City-owned land. The latter approach may be clearly the most flexible and effective in meeting the needs of the City--and the most practical, given the City' s available resources. The elements of this approach are presented in the sections which follow. Theactions which should be accomplished, the organizational models which are available for joint public/private action, and • the ways in which these models might be applied to Turtle Bay and Park Marina Drive are presented. • i1 ,.4 86 410 410 e ' B. PUBLIC/PRIVATE JOINT ACTION PROGRAM iV The major elements of the recommended implementation program include: 1 ) Application of the Specific Plan as a planning and regulatory tool; 2 ) Action programs applied to project zones throughout the planning area; and 3 ) Organization of the public and private sectors into institutional arrangements to undertake implementation. 1. Application of the Specific Plan • Once the Specific Plan is adopted as the Riverfront portion of the City' s General Plan, it may serve as a useful bridge between the broad land-use policies of the General Plan and future development. The policies and standards of the Plan are intended as a flexible guide to future land use and development which replaces existing zoning for the Riverfront area. Other regulating ordinances have been incorporated into policies of the Plan. The Specific Plan will legally direct the approval process for all development and capital facilities which are consistent with the objectives of the Plan. The Policies for the location of land uses and intensities; facilities; provisions for supporting services; standards for streets, roads , and transportation facilities; standards for the conservation and development of natural resources; and provisions for implementing open space, together with standards for project design embodied in the illustrative development plans, form the basis for future review of projects. While future development proposals may vary from the illustrative images presented in the Plan, they must be found consistent with the objectives and intent of the Plan, thus meeting the requirements of the Subdivision Map Act that approved projects be consistent with an adopted Specific Plan. Capital facilities such as streets , sewers , parklands, and public buildings must also be in conformity with the Plan to be approved and constructed. Although the City has an established City-wide procedure for project approval and site-plan review, the Specific Plan requires a more precise set of required submittals and steps for public review. Because of the certainty which the Plan provides to landowners and citizens and the high degree of staff involvement in the development of recommended Riverfront projects , the overall review process should be reduced . The exact type , scale , and level of detail for required applicant submittals should be worked out by City staff at a subsequent . time. The following general steps form the basis for the review procedure : . • 87 410 1 ) Staff and the local property owner (or developer) prepare a full description of the concept plan for formal public consideration. Critical environmental and development issues, relationship to adjacent lands and phasing, and plan conformance should be identified so that specific issues can be addressed in the preparation of the Preliminary Plan for submittal. The Planning Commission should be notified of the concept plan and a date for submittal and review of the Preliminary Plan set. 2 ) Upon receipt of an application for Preliminary Plan review, a staff report should be prepared which documents the relationship of the proposal to the Specific Plan, and assesses compliance and completeness of the submittal. The Planning Department should transmit copies of the Preliminary Plan to other departments and agencies for comment. When the application is judged to I;r be complete, the project is sent to the Planning Commission for review. 3 ) Planning Commission conducts an initial public review and provides, if appropriate, conditional approval of the plan concept. 4) Upon completion of the final detailed plan, the project is returned to the Planning Commission for final review subject to conditions of final-plan approval. 2. Application of Action Programs In addition to administering the Specific Plan, there are a series of actions taken by the public and private sectors to implement the Plan. These activities are to be applied to a series of designated Implementation project Zones ( See Figure 25 ) , which have been designated within the Turtle Bay and Park Marina Drive areas . These zones allow for logical re-use .;,.. and development of parkland and planned-unit development of the Riverfront. The following is a brief review and definition of the various available actions : Development Programming. Detailed development programs would be required for both the Turtle Bay arca and the developed Riverfront commercial areas . For Turtle Bay, plans for exhibits , occupancy capacities , support facilities , parking, buildings , and infrastructure would be developed in detail to enable development of detailed financial pro formas for the project . In commercial- areas , detailed retail programs should identify size and mix of tenants , capacities , and functions of related public areas . 88 ".I Development Activities. Detailed planning of each project will require design development and construction drawings for parkland, recreation, and development uses. Depending upon the type of parkland or recreation use, these plans will require drawings for activity areas and trailways, staking and grading plans, planting and landscaping, woodland restoration and management, wetland-habitat restoration, and other details. For developed commercial land uses and public buildings, preliminary plans will be required which show the layout of buildings , roadways, parking, pedestrian areas, on-site and off-site improvements and schematic floor plans and elevations of buildings. Taken together, these preliminary plans form the basis for project capital development and decision-making and negotiation of the financial shares that the public or private sector should assume in undertaking a joint project. Once a development program is finalized, final-design plans can be prepared and construction management schedules developed. Financing. The public-sector involvement in the development process has its greatest impact in providing financial incentives and support to the development process. Although the capital requirements of the proposed Riverfront projects are large, the City can be a major factor in leveraging the capital needed to initiate and accomplish project development. The City can provide initial seed money to launch new projects ; it can build needed infrastructure through its general fund or undertake general obligation bonds to finance major project improvements as well as receive State and Federal grants to increase the capital base of new projects; and it can attract support from banks by providing loan guarantees through locally provided loan insurance or public loan contributions to a Riverfront loan pool. These approaches reduce the cost of financing by reducing the risk of the provider, and thus , enhancing project feasibility. The Specific Plan, itself , is a powerful marketing vehicle for attracting private-sector investment. The City can use the Specific Plan as a vehicle to promote major developers who have the experience and capability to fund development projects on a scale envisioned by the Plan. The City should use its financial resources wisely to fund initial start-up costs by obtaining available State and Federal assistance . However , significant funding for the long term can be expected to come from private-sector capital sources using this approach. The chart on the following page summarizes the various financial options for different elements of the Plan, suggesting which are the most suitable , given existing City resources and . - opportunities . Development Richts Exchange . The key to the recommended • • strategy is that in the- early years , the City may use a development rights trade-off approach within individual project areas to achieve the integrated parkland and 89 fl • • development objectives of the Plan. Within each of the implementation project zones , trade-offs are available in which property owners can transfer development rights to desirable development sites in exchange for creation of parkland amenities in areas preferred for public open space.. These trade-offs promote optimum land development serving both public and private-sector interests. For instance, flood-prone lands can be converted to parkland in exchange for more intense development on higher ground. At the same time, parkland development can greatly enhance the property value of reassigned development sites. Capital Improvement Planning. The timing and phasing of public improvements will depend upon the funding strategy and specific sources that can be employed in the early years as described above. The City should develop a financing program using multiple sources. The key role of the public sector in stimulating private development is to provide financing for infrastructure and critical public improvements such as parkland elements which can foster private-sector investment. Roadway, sewer, and water improvements which require long lead time should be given priority so that future development can be accelerated. if One-year and five-year capital-improvement programs for the ril Planning Area should be prepared subject to the contingencies of • funding which will undoubtedly vary from year to year. Even where improvements would be normally considered private-sector responsibilities, the City can provide these with the expectation that reimbursement would follow from future project revenues. Development and Participation Agreements . Development agreements can also be used to give both landowner/developer and • the City the needed assurances on project decisions. A development agreement is essentially a contract between the landowner and public regulatory agency which can specify ( and use) intensity allowable, design features , restrictions and covenants , timing and phasing, and other specific project details . The advantage of a development agreement to the landowner is that it can not be amended without concurrent approval from both parties . Participation agreements can also be made. These involve agreements whereby landowners or existing tenants are granted •'r shares of a development corporation which is developing a number of assembled parcels in exchange for land or leases . . It allows for participation by private interests in a major redevelopment structure. Ir Legal Actions - Use of Eminent Domain. The public power of eminent domain can be an important tool in the development process . A Tunicipality can require private property or 90 411 property leases to be sold to a public entity at fair market value established by a court of law. Land may be condemned in the public interest and acquired for public use and disposition r through the use of the police power, as a last resort, if normal property negotiation and acquisition by the public are • unsuccessful. Its use is not necessary in the public- development process , but is available for use in what may be termed either last-resort acquisition or friendly acquisition strategies . The proposed land-assembly process for the Riverfront Specific Plan relies on a development-rights transfer and trading program supported by negotiations between property owners and the City. It does not require use of eminent domain. However, property condemnation using eminent domain can support the negotiation efforts. For example, where it is beneficial to the tax position of the landowner to have properties formally condemned rather than purchased or exchanged, a "friendly" condemnation can occur. In this circumstance, condemnation occurs with the consent of the landowner, creating a financially favorable land deal. Conversely, when negotiations regarding property value and acquisition are not successful, a municipality may be required to undertake condemnation proceedings as a last resort to satisfy the public-interest objectives and accomplish a Plan. Operations and Maintenance. Although bonding and assessment approaches are normally considered applicable to capital development, use of a landscape-maintenance district should also be thought of in terms of long-term operations and maintenance. One approach would be to form a district in the entire Specific Plan Area which would allocate funds for maintenance of walkways and street landscaping. Promotion and Recruitment. One major role of the City should be to seek out private-sector partners who have established credentials in projects of the scale and magnitude of each element of the Riverfront Plan. The key to a viable Specialty Center is a strong management entity that establishes hours of business , joint promotions , etc . Nonconforming Uses . There are a number of ways to accommodate existing residents and tenants in the Plan Area and • nonconforming uses under the Plan. Life estates can be offered to existing residents so they can remain within the Plan Area as long as they desire . • Relocation assistance can be provided for • residents or tenants to secure an alternate location and finance L • the transition. For a project- such as the specialty shops , commercial _ tenants on the site today could be offered the option -of joining the new project when it is completed . The City can • acquire an option on properties that are planned to be open • space with a right of first refusal . In this way, the City is given the first chance to purchase properties when the landowner • chooses to sell . Each of these options and others are available to accommodate landowner/resident/tenant needs . 91 'i • 0 1 i o C7 7z7 > x7 un x to co Cn M n M ts C7 O ?' '3a O 0 0 rr� ,�� MM GSH HH > H _OH >4 H4 i< M M 1-4 (n y M ''I II MO Mtom*] t- H HH OH nH > < < (n Cr) X < t'' Z ZZ QZ r ON �N HM N HM N wO 7:i cn 'LJ 0Z > HM ZM 0M 'J\ HO O HCI) Z 'I cr X0 xc [Mi - .< o > > NZ ZN N HN N Hr' t" I-+ G� li 0 M t•+ Cr) Cil CI) > Z Cn O to XJ 77 Z M 0 0VI i- Ali H Z 0 0 0 x '�T-N. H H x 0 'T7 N H CI 0 Z 1 ' n 0 y Z Z RI C E N O Z Z 0 O N0Z ox • n c� N O Q >H r o > �\ M S- H Z x1 \ y 0 'S • HH i '0 O H M 'i Li) Z 1 0 • 'n 0 Tin ' 0 n Z r n n n H n x1 0 n n n N -3 (> H Oct O rt it 0- O H- rt rt rt a. r~t rt H H- .. 7✓5 H H ..�. O - L< M`< `< '0 1 ti-< `< ''< o.'< O '< <•< rt rt .. H-\ H-\ • D7 0 \ \ \ L< II rt rt n E O D \ < Z 0 H i) n n 0 o (D CD Y c+ Z > < < (D 4 Oo O 1 0 1 M (D (n �I n riH- '1 I-"' H. hi v ti 1 77Pi 't U CA I 0 CD i ° Turtle Bay RMHP O. Bay 0 o T�atereSewerRoadwayv Imoroe ' - � G ments I. 0 o o Turtle Bay Resource mManagement Activities m ® Turtle bay oa•wning >i' Area/Habitat Res- toration ® 0 0 0 o Turtle Bay Public Trails ir III A PMD Parkland ° 0 0 0 0 0 0 Acquisition ° ® p PMD Boat Facilities 0 0 & Harbors f _ arkDe,:e1c7:7ent I ° ® o I ° O p ! v 4. 4. o a o a • a ! O • © O o 0 O • 1 1 410 S • 3. Organization for Public/Private Action The starting point in organizing for implementation of the Plan is to mobilize the existing stakeholders for both the Turtle Bay and Park Marina Drive areas. These groups might continue to participate in the future as new entities participating in the implementation process, or they may elect to relinquish future roles . Within the Turtle Bay area, the City, the National Logging and Timber Products Museum (NLTPM) , the Carter House Science Museum (CHSM) , the Redding Rodeo Association, the Convention Center, other local community organizations, and owners of existing commercial properties form the nucleus for future action. The underlying premise is that local community organization should form the foundation for these efforts . Figure 24 represents a possible structure for the Turtle Bay River Museum and Heritage Park. In both areas , several institutional arrangements are available, including community development corporations , nonprofit foundations , project development partners , and State and Federal assistance programs. Within Park Marina Drive, the City, existing property owners, lessees, and tenants are expected to participate in the early and long-term phases. The recommended institutional organization is formation of a nonprofit development corporation for Park Marina Drive. In each case, the fundamental elements of the corporation are to provide an arrangement for bringing together the various participants to work jointly toward common objectives. The elements of each include the membership of the participating parties , the organization of the corporation around the target geographic area, the ability of the corporation to receive grants , administer projects , and to engage in joint venture with private-development corporations. Other possibilities are a merchants ' association, a parking district, a property owners and merchants ' association, etc . All of these can work toward implementation of the Plan in a positive manner . The recommended structures are not the only ones available , nor are they the only way to organize the activities . As negotiations and funding attempts proceed, the institutional arrangement which best "fits" each subarea will evolve . 93 tF: s .C� iI BOARD OF DIRECTORS CITY - CH NLT - OTHER PM CITY OF REDDING FOUNDA- DONATIONS/ REDDING -$- HERITAGE $-- TION (--$-IENDOWMENTS TS CORPORATION J/ LAND COMMUNITY SEED $ $ CAPITAL MAINTENANCE SERVICE 1 IMP. BONDS FUND FUND PROGRAMS/PROJECTS $------1 \ VISITOR HERITAGE PARR LOCAL USER -$ > AND ($- USER RIVER MUSEUM / Ii $ DEVELOPER INVES`POR.S :l I LENDERS { POTENTIAL ORGANIZATION FOR TURTLE BAY RIVER MUSEUM / HERITAGE CORPORATION FIGURE 24 411 411 C. IMPLEMENTATION ACTIONS The following action steps outline one scenario for implementing each subarea of Turtle Bay and Park Marina Drive. They are not the only strategies to achieve the land-use objectives of the Plan, but they represent basic building blocks and feasible examples which can be undertaken by the City or the private sector. In reviewing this sequence of actions, bear in mind that the details of each step will be products of negotiations between the interested parties. The actions relate directly to each 1= Implementation Zone (Figure 25 ) . The actions shown are long-term actions to occur over the next 20 to 30 years. 1A. Turtle Bay West Action 1: The City develops a Master Plan for publicly owned Riverfront properties to pinpoint how public land is to be used, leased, and subdivided. Action 2 : The City assists in forming a nonprofit Development Corporation and a Foundation for the Heritage Park with a Board of Directors which could include local community, the NLTPM, Carter House, City, and other representatives as shown in Figure 24 . Action 3 : The Board defines the Park Project more precisely and initiates professional project design and planning. Action 4 : The Foundation seeks public and private funds. Action 5 : The City has the option to exercise its bonding power for initial capital improvements to stimulate investment and development activity. Action 6 : The Board has the option of enlisting the services of quality professional developer and designer expertise to design and construct the River Museum/ Heritage Park. Action 7 : The Board and City cooperatively establish an ongoing program of natural resource restoration, management/ operations , and maintenance for the Wild Area of Turtle Bay East . Some of the management pro; `cis which could be considered include the followinc : 95 I - ',TURTLE BAY . / _. _ 401111,6 .7_ ..----^"..\,,\ ‘./.„,--‘, ''',..,,, __:.,4 • ®® 4 ..1111 Eft. „___ / '?O „'t ° ,�-. - N/ \\' / 1/ -_1, J- aiit\•00't \\ !?'-' A -- ' 441 : \ - '4;k:' LI Z .015 ; '''''' i . : 011aliir:\ .... ' - dila 71 14 • / -‘1 1 . I :: ea 411111111 IIII ri . , „ „„„......,...E .•,* s„, • , \ , \ , 1 .,-st.0 -- ., , ,,,,,,,,,a,* , , .0„ „,,,. ., . I) .. \ • i . ,,c , _• . ' . ‘04- ,..E., ..--, .,:,• a stx.. 0,,,„ • F Ri5 0 i i\ ' /�� 86E % � \ ♦ IP/n!'",,„ T �A l. OW . fri illMik 001111:101 A--I) !:!___i \`\ AEEr I /Syft. �s _ B �� t „ ,,,„4 t. , ,PAILOVIIIC SSD” • / ,7 / , . - --* ) /ftz A.._ ,.o.,. ill \ — �i L _, \, .----::-; 9 l 111i ., : :1: ': _ �s®�� — �\ ® ® / / /..;.7.,:--`, -, is ® I ® ®%®/ ® �f =11 _/�\\ I • ; REDDING RIVERFRONT SPECIFIC PLA 8 , ,/ IMPLEMENTATION ZONES / - FIGURE 25 ..„,_„..7. , . 1, , -n:tib o Spawning Area Restoration - Fish and Game to fund. o Riparian Woodland Maintenance ( replant, thin, clear, study) - City or nonprofit corporation to fund. o Trails , walkways and picnic areas - nonprofit corporation to fund. o Boat launches and ramps, public water access - State Boating and Waterways may fund. o Remove fill and other debris - City and corporation jointly fund and administer. 1B. Turtle Bay East Action 1 : The City should seek State Bond funding, Boating and Waterways funding, and Wildlife Conservation Board funding to improve the access road, add a scenic overlook, and improve a picnic area and boating launch at Turtle Bay East. Action 2 : The City Parks and Recreation Department should study the potential of relocating the "Pitch and Putt" Golf Course into the Turtle Bay East site. Likely, this would be a concession. 1C. Convention Center Action 1 : As part of the Master Plan, the nonprofit Corporation Board should fund the design and construction of street-tree improvements and landscape improvements to integrate the area with the Park in conjunction with the Convention Center. Action 2 : The City should conduct a study of future additions to the Convention Center such as an Exhibit Hall. The study should examine space needs , market potentials , design requirements and compatibility with existing uses . 1D. Posse Grounds Currently, the Posse Grounds is actively used by the community. If the community reconsiders the need for this use in the future , the City could =lore redevelopment options for this valuable site . Action 1 : At an anpronriate time , the City. should study the redevelopment 1ootentials of the posse Grounds for. visitor-serving uses , commercial recreation uses , and other potential alternatives . 1 97 111 S 2 . Park Marina Drive General Actions Action 1 : The City adopts the Specific Plan as a guide for development approvals. Action 2 : The City initiates streetscape and walkway improvements along Park Marina Drive, Auditorium Drive, and Locust Drive to be paid for by Riverfront development contributions, municipal bonds, or special assessment-district funds. Action 3 : A Riverfront Parkland Development and Maintenance District funds Park improvements and ongoing maintenance and operations. Action 4 : The City should complete the regulatory process for the Specific Plan Area by adjusting all zoning designations to conform to the Land Use designations in the Specific Plan. Specifically, either zone the area "U-F" or create a special Specific Plan zoning designation. Action 5: Detailed plans should be developed for each subarea to provide a basis for project guidance, approvals, and common linkages set forth in the Plan. 2A. Park Marina Drive: North Gateway Action 1 : Motel and office buildings are allowed to be constructed. Action 2 : Use of Motel Lake for water-oriented recreation activities is allowed. Action 3 : The vacant areas north and west of Middle Lake may develop as per the plan. 2B. Park Marina Drive: Central, Area Action 1 : The City may acquire Kutras Lake and the adjacent recreation areas in exchange for allowing office construction of 100 , 000 to 150 , 000 square feet of office development at the 3 . 5-acre golf-course site ( now designated "Park" in the General Plan ) . Action - . If Kutras Lake area is converted to a City Park:, the City seeks State bond funds , boating and waterways grants , General Fund, and possible assessment district funds to pay .for Park improvement . If available , some additional financing may result from the exchanges . j 98 2C. Park Marina Drive: South Gateway/Speciality Center Action 1 : Promote a public/private partnership or private developer for development of a Speciality Center. Action 2 : If public/private, the City should form a Development Corporation with landowners , potential developers, a • governing board, and: a. The Development Corporation acquires development • rights to the land area. b. The Corporation issues bonds to acquire, demolish and relocate existing structures or sells the • property subject to that requirement. c. The City issues bonds to create needed public infrastructural improvements such as water and • sewer service, parking, harbor improvements, streetscape, walkways, and River edge treatment. d. The development corporation master plans the Specialty Center with a joint-venture developer/partner. e. The City improves the Riverfront and Kutras Lake with State bond funds, boating and waterways funds , and other sources, as available. • 2D. Park Marina Circle Area/Locust Street Area. - (This area is not covered by the Plan. ) Action 1 : The City should encourage efforts to develop an entertainment center within this area to support and enhance the opportunities at the Speciality Center. Action 2 : The City should rezone any remaining unbuilt parcels for retail, office , or entertainment use to support the Specialty Center. 2E. Park Marina Drive: South End City Park Action 1 : The City should plan, design, and develop a small community open-space park at this site from the parkland assessment district or other sources . Action The City should establish the future alignment of the Parkview Bridge . 2F. Supporting Areas - Action 1 : The City and participating landowners should study the potential for including these lands adjacent to the Canal within Specific Plan boundary. 99 a I Action 2 : If found desirable, the Specific Plan should be amended to reflect land-use policies for these areas . 3. General Plan Consistency. How land in the City of Redding should be used is spelled out in the City' s General Plan. The General Plan proposes how the City should be developed during the next 20 to 30 years and creates a foundation for private and public activities. To adopt a Specific Plan, City Council and Planning Commission must find that it is consistent with the General Plan. A specific span is considered consistent with the General Plan when the allowable uses and standards contained in the text of the Specific Plan further the policies in the General Plan and do not inhibit or obstruct the attainment of these articulated policies. • In order to spell out the relationship of this and other specific plans to the General Plan, policies should be added to the Land Use Element which state that: -When the City Council adopts a Specific Plan, it must find that it is consistent with all adopted elements of the General Plan. The types of land uses proposed by the Specific Plan should not be substantially different than those portrayed by the Land Use Element. -Specific Plan Areas shall be outlined on the General Plan land-use map. The letters "SP" should be placed . on the map within the specific planning area. This designation will mean that a Specific Plan has been • adopted for this area. Also, the Specific Plan is considered the City' s official document which will guide the future use of. land. • -When Figure 7 of the Specific Plan is amended, it shall amend the General Plan map. -Public Development in the Plan Area. Periodic updating of the Specific Plan will be necessary as conditions in the area change . Once adopted ty the Redding City Council , any addition or deletion from the document will require the Redding Planning Commission and the Redding City Council to follow the same procedures as were used in adopting the Plan originally. ( Same as a General Plan amendment . ) • -The land-use map as shown in the Specific Plan shall be adopted as the land-use plan-for the City for the pla:7 arca. ( Figure 7 . ) 100 411 A determination of consistency with the Specific Plan will be the same as a determination of consistency with the General Plan. If there is a conflict between the Specific 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 Specific Plan shall replace the previous land-use designations for the Plan Area. By adopting this Specific Plan, the City of Redding would amend its General Plan to include goals, policies, standards , and diagrams set forth in the document for the area covered by this Plan. The Plan provides long-range goals and proposals together with recommendations and standards for immediate action in the Plan Area. 4. Zoning Consistency. While this Plan sets forth many proposals for implementation, it does not rezone property. The preparation or amendment of any City ordinance such as zoning; subdivision, housing, building codes; 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 Specific Plan, the Specific Plan 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 Specific Plan do not apply outside of the Plan Area. However, as a follow-up to this Plan, specific zoning may be proposed and additional area can be added to the Plan through future amendments. The City' s zoning laws and subdivision regulations spell out what types of land uses can be developed. They also set minimum standards for how land should be developed. Within the Redding Riverfront Specific Plan Area, provision of this Specific Plan will supplement and in some cased replace other City land-use laws . To achieve consistency in development approaches with the Redding General Plan and the Specific Plan, the following policies shall prevail or actions shall occur : -The City' s zoning map shall be amended upon adoption of this Plan to designate parcels within the Plan Arca that are subject to the Policies and standards listed in the Specific Plan. -Parcels subject to flooding shall be given the "FP" Floodplain Combining District designation and shall cc subject to the "FP" district. -All- new construction or change of use to a more intensive use in the Plan Area shall first obtain a use permit. 101 S � t -All new uses and construction, building additions , signage, and parking lots shall be subject to architectural review. j -The City shall establish an architectural-review board for that purpose . -Whenever a conflict occurs between the standards and policies of the General Plan, the Specific Plan, or zoning, the most restrictive requirement shall prevail. fl 5. City Subdivision Regulations. The City' s subdivision regulations control how land is further divided within the planning area. Other provisions of the Specific Plan such as those spelled out in the ! i phasing plan will also apply. -The layout of future subdivisions will be consistent with the land use and circulation map of this Plan. ji The Community Development Director will determine whether a subdivision map submitted to the City is ' i .; consistent with the Specific Plan. -Minor changes to the land-use pattern or the location of streets or utilities may be allowed by the Community Development Director. The provisions of the Plan Interpretation chapter of this report will guide the Director in allowing these changes. Major changes will require an amendment of this Specific Plan. - � , 6. Environmental Review. The Redding Planning Commission found that carrying out this Specific Plan may have an effect on the environment. An Environmental Impact Report (EIR-1-88 ) was written which studied how the Plan may affect the environment. The EIR identified ways of reducing or mitigating future H environmental impacts . (Appendix F. ) Both the state and City EIR guidelines control how and when environmental studies must be prepared for projects in the planning area. Recommended Provisions . It is the City ' s intent that the following policies will guide future environmental studies within the pl ng area: -The EIR prepared for this Specific Plan shall be used • for subsequent projects ( such as subdivisions or development plans ) that are consistent with this Plan . ( Program EIR. ) 102 �! i • -When subsequent projects are submitted to the City, the Community Development Director will decide whether additional environmental studies will be needed. -If the Community Development Director or Planning Commission determines that additional studies are needed, then an initial environmental study will be prepared. If there are aspects of the project that may have significant effect on the environment and have not been adequately discussed in the EIR for this Plan, then a supplementary EIR should be prepared. -Mitigation measures listed in EIR-1-88 (Appendix F) are to be considered as part of a use permit or subdivision application. If measures are applicable to the project, then the project will be adjusted accordingly and monitoring shall occur to assure • implementation. -The goal of any project is to be self-mitigating in regard to significant environmental impacts. 7. Interpretation. It is recognized that at times it will be necessary to interpret the intent or spirit of the Plan. The purpose of this section is to spell out how questions about the Plan and proposed changes will be resolved. The following provisions will apply: Who will be responsible for interpreting this Specific Plan? The Community Development Director. Any determination that the Director makes may be appealed to the Planning Commission and then to the City Council. What about minor changes to the Plan? Who can propose them? Any landowner, the Planning Commission, or the City Council can initiate a major change or "amendment" to the Specific Plan. The Community Development Director • will be responsible for determining what is a major or minor amendment to the Plan. To guide the Director in making these decisions , the following items will be considered major changes *Introduction of a new type of land use not discussed in- the Specific Plan. *Major changes to the layout of land use ( affecting one acre of land or more ) or other changes which may significantly affect a planning concept spelled out in this report . 103 4 4 *Major changes to the proposed street system that would significantly alter land use or circulation concepts spelled out in this Plan. *Changes or additions to design standards which could significantly change the stated intent of this Specific Plan. *Major changes to phasing of development which could significantly alter the timing sequence of construction, commitments for improvements, or City services and resources. *Any change to the Plan which could significantly increase environmental impacts. Within ten days of the written submittal of a request, the Community Development Director will determine whether the change is "major" or "minor. " If it is a major change, then the City' s adopted General Plan amendment procedures will be followed. If it is a minor change, the Community Development Director may approve or deny the request. The decision may be appealed to the Planning Commission and City Council. • • I - 104 D. COST PARAMETERS AND FUNDING OPTIONS Although it is premature to define exact costs for the public and private improvements necessary for the Riverfront, it is useful to establish rough cost ranges to assist in identifying financial options . The cost estimates which follow are meant to be order-of-magnitude or "rules-of-thumb" only for construction and development. They are expressed in 1987 dollars and are not based on detailed design for any of the areas or improvements shown. They reflect the conceptual policies established in previous chapters . Grading and Filling. A program of grading, dredging, and filling is necessary to create adequate land area at several locations, establish stable 4 : 1 slopes at the River' s edge, create the calm "inland" waterway, and elevate all buildable areas above- the 100-year flood level. The costs for preliminary earthwork are shown in Table 2 . Various additional costs may be incurred pending more detailed • design and precise guidelines established by the City and other regulatory agencies (e.g. State Fish and Game) . For example, the harbor inlet/outlet at Kutras Lake may require wood piles or concrete walls for stability where flows are strong; this adds up to $600/linear foot over engineered earth slopes . Also, pumps, locks, weirs, and other hydraulic improvements are not included here and may be necessary. TABLE 2 Quantity of 1987 "Rule of Material Thumb" Costs 1 . Kutras Lake Edge Grading 3 , 000 l. f. $ 60 , 000 2 . Redding Landing Harbor $ 510 , 000 Excavation 22 , 000 c .y. Fill for Harbor 28 , 400 c . y. Fill North of Inlet 35 , 300 c . y. River Edge Earthwork Utilities and Roadways . Water and sewerage improvement needs are relatively minor since both the Tur l e Day and Park .'farina Drive areas have existing service . Table 3 summarises the cost figures for major items . For the Turtle Day area , sewer and water lines will be extended to the i:onolith area . Additional costs would be incurred f a hotel site added :,ear the Civic Auditorium. All other improvements to the area such as roads , • parking, utilities , and development of the—facility itself arc not included :ore since they depend on the ultimate design and phasing of the Park. 105 411 • To serve the specialty retail center will require water-service extension and fire hydrants . Sewer lines are already in place. Serving the proposed office uses at the existing golf course site will require sewer-line expansion, but no new water-service connections. Undergrounding the existing electrical power and telephone lines is proposed to upgrade the appearance of Park Marina Drive. Additional costs will be needed for each individual development project to extend or upgrade electricity and natural-gas connections, improve ingress and egress, and it meet other minor infrastructure costs. The identified road-improvement needs include realignment of Park Marina Drive/Locust Street intersection to a "T. " This would entail public-land acquisition, demolition and removal of existing materials, grading and paving, utility relocation, and relocation of signs and other improvements. Other major roadway costs are not yet known, such as the costs to continue Park Marina Drive across the River on the north or to consider a bikeway/walkway on the Highway 299 bridge. Further study of these elements is necessary before cost estimates are possible. TABLE 3 1987 "Rule of Thumb" Costs 1 . Turtle Bay Sewer/Water Extensions $ 46 , 000 Addition for Hotel Site $ 6 , 000 2 . North Gateway Hotel Area Sewer/Water Extensions $ 15 , 000- 3 . Office at Existing Golf Course Sewer Extension/Upgrade $ 60 , 000 4 . Speciality Center Water Extension/Upgrade $ 27 , 000 5 . Undergrounding Electric/Telephone Drops on Park Marina Drive S 300 , 000 6 . "T" Intersection Improvements S 278 , 000 Park Marina Drive/Locust Street Includes Land Acquisition, Demolition Paving, Utility, and Sign Relocation. Streetsca`e . Other roadway improvements involve streetscatie • treatment ( street trees , sidewalk, curb and gutter , paving for special cross-walks , signage ) for Park Marina Drive primarily and for several adjoining streets . Costs for such treatment varies considerably depending upon detailed design and materials selection, but "rule -of-thumb" estimates of 550/ linear foot are reasonable . To accomplish the streetscape improvements shown on the Design Plan would cost about $600 , 000 . 106 • • 111 Park Improvements . Park improvements also vary considerably, { depending on design decisions and more detailed Park program elements. Based on relatively low-intensity program ( turf , trails, tree planting, exercise equipment and areas) , the 32 acres of Park along Park Marina Drive would cost $2, 500 , 000 to $3 ,500,000 . Additional costs would be incurred for a boathouse ( $360 , 000 for a comparable 6, 000-square-foot facility) , boardwalks at the water ' s edge, small oat docks, and resource management elements associated with Turtle Bay East or West. Development costs for a Museum Complex are highly variable depending on the program, number of exhibits, and level of building construction. Using comparable heritage parks ( see Overview of Market Conditions in the Appendix) which receive the maximum level of attendance assumed to be possible in this Plan, construction costs of $8 million to $12 million are reasonable. Clearly, for all Park and facilities improvements, precise cost estimates need to be made once detailed design plans are prepared in order to consider which funding sources are most appropriate. Parking Garage. To provide structured parking which serves both the proposed office site and the "Swimming Hole" beach park across Park Marina Drive, will require both public and private investment and activity, assuming a two- or three-story parking structure capable of accommodating 200 cars would encompass 65, 000 square feet and cost $1. 6 million. Summary of Cost Parameters. Table 4 below summarizes the cost parameters for each element. TABLE 4 1 . Grading/Filling/Edge Treatment $ 1- 1 . 2 million 2 . Redding Landing Harbor Improvements $ 2 : 5- 0 . 7 million 3 . Utilities and Roadway Improvements S . 6- 0 . 8 million 4 . Streetscape Improvements S 5 . 0- 0 . 7 million 5 . Park i•larina Recreation Development 5 2 . 5- 3 . 5 million 6 . River :•luseum/Heritage Park S 8 . 0-10 . 0 million 7 . Parking Garage S 1 . 6 million 107 • i E. FEES !I Fees to process permits, design review, appeals, or to recover plan costs shall be established by resolution of the Redding City Council. • • I 1 4` r f i ii { 103 • • i i I 6' i i I f I • • • • - �`�� V. Appendices • • .n • • a I II i 1 Ji I I I 11 q { • APPENDIX A 1 OVERVIEW OF MARKET CONDITIONS 1 UR THE REDDING RIVERFRONT SPECIFIC PLAN Prepared by: Economics Research Associates 1160 Battery Street Suite 350 San Francisco, CA 94111 (415) 956-8512 in association with: Planning Collaborative, Inc. • April 1987 A-1 • • . • Introduction The purpose of this overview is to explain the assumptions and analysis of market conditions upon which the uses proposed in the Specific Plan are based. It is not meant to be a comprehensive market analysis, and should not be regarded as such. It does, • howev , provie ain background and rationale for the major use Changes proposedthe Specific Plan. The uses discussed here are the "'Turtle Bay River Museum and Heritage Park," the "Redding �� mingspecialtyretail center, and "Class A" office development. "Turtle Bay River Museum and Heritage Park" The concept developed for the 15-20 acre site at Turtle Bay is best defined as a CERE park facility, combining cultural, educational, recreational, and entertainment elements. It is anticipated that the program for the park will manifest the special natural, cultural and historical qualities of the Shasta- Trininty region in an integrated outdoor/indoor park/museum. Based on high quality development of this River Museum and Heritage Park concept, it is estimated that up to a maximum of 400,000 non-local visitors could attend the facility each yPr. - This level of attendance is based on "capture" of a share of I-5 recreational traffic. Table 1 shows the data and assumptions used in assessing haw many travellers on I-5 are likely to get off the freeway and come to the park. Estimates of "Persons per Car" and "Two-Way Travel" are based on travel data gathered by Economics Research Associates in the course of market analyses prepared for tourist and recreation facilities throughout the western U.S. These include a detailed analysis of traveller characteristics on I-5, prepared for the • . Tejon Ranch, and an analysis of "Tourist and State Revenue Impacts Derived from Five Proposed Attractions in Washington State," prepared for the Washington State Legislature. The raxin^mn capture rateof sc _ caN.,..�e discretionary travel along I-5, is estimated to be 5 percent. It was derived from comparison with other kinds of free:,av-related attractions in the state. For_ exrple, past a tterr: _~Wince and ta f f is counts indicate that p, If Anderson's Pea Scup, along Highway 101 between Santa Farbe_r'a and San Li_iis Obispo, captures bet.—:en nine and ten percent-of total passing traffic. This is an extraordinary catiture. It is due to location immediately adjacent to a route containing a high proportion cf recreation travellers, intense highway advertising, excellent visibility over a substantial length of Hip;:.,ray 101, and an appealing program of retau_- nt and gift shoo facilities. Lies unusual , though still :nigh,. is a ten percent capture of• passing disc—.tienary traffic by the Nut, Tree, adjacent to I-E0 between Sacramento and San Francisco. 7-h,, Nut Tree contains a-maj or restaurant, .a very_high quality andwell-known gift shop complex, and a small cumber 'f children's amusemen s. A-2 TABLE 1 ti Highway Tourist Market Worksheet and As tions I-5 Traffic Data:1 Rase Level Traffic2 14,364 cars per day (averaged from Wednesdays in February) Peak Level Traffic 41,555 cars per day (averaged from Fridays in ( August) Annn 1 Average Daily Traffic 24,547 cars per day Assumptions and Derived Data: Average Annual Traffic 8,959,655 cars per year (365 * 24,547) Average Base Level Traffic 5,242,860 cars per year (365 * 14,364) Non-Rasic/Discretionary Travel3 3,716,795 cars per year (8,959,653 - 5,242,860). :;tential Capture @ 5% 185,840 cars per year (.05 * 3,716,795) Assume 50% "Two-Way Travel" 139,380 cars per year (185,840 * .75) Maxirum Potential Yearly 290,264 persons attendance (2.8 persons per car (2.8 * 139,330) :: for recreation/vacation travel) .;:. 1Drta collected at Cal'I'-ans Station 239, 0.8 riles north of Sacramento River Bridge. This is a location that is sc:1Pw removed fry urbanized areas and gives a representative indication } of Yearly traffic fluctuations. 2Basic, or base level, travel is Generally defused as that related to work cr other household needs. 3Non-basic, or discretionary, travel is generally defined as that related to recreation, social visits, recreational shopping, and vacations. A-3 +! I _. ; This facility also has direct visibility from a freeway and extensive signage. To approximate a maximum capture rate for-the Turtle Bay location, close to a major interstate freeway, but without direct visibility, the ten percent figure for the Nut Tree was reduced by half. To check the validity of this method, . a comparable facility, the bGila River Arts and Crafts Center and Heritage Park", along I-10 etween Phoenix and Tucson, Arizona, was studied. Gila River reports an average yearly attendance of 300,000 persons and average daily traffic passing on I-10 of 14,000 cars. Based on attendance, the Gila River facility captures 2.9% of the total traffic which passes it. This includes both discretionary and non-discretionary.traffic. As Table 2 indicates, applying the same analysis to Turtle Bay yields a capture rate of 2.2% of total traffic. This compares well to Gila River and suggests that the five percent capture rate for discretionary traffic on I-5, resulting in a maximum possible attendance of approximately 400,000 persons/year, is reasonable. TABLE 2 Cori scz of Turtle Bay and Gila River Capture Rates Location Average Average Total Average Capture Daily y Annual occupants Annual Rate Traffic Traffic (2/car) Attendance (1985) Gila River I-10=14,000 5,110,000 10,220,000 300,000 2.9% Turtle Bay I-5 =24,500 8,942,500 17,885,000 400,000 2.2% (assumed) (assumed) Aside fium an available market, the nature and quality of the facility is the most important factor in attracting attendance. As Table 3 indicates, high quality facilities of the kind envisioned do attract high levels of attendance. Gila River consists of a re-creation ofa traditional ;r an village, a restaurant, and a gift shop featuring indian arts and u:_aft.s. The Sonora Desert Museum, also in Arizona, is located twelve riles west of Tucson and I-10. This outdoor museum is nationally renowned and had a 1986 attendance of approximately 550,000 persons. Though not adjacent to 1.-10, the Sonora does benefit from proximity to "Old Tac on" (a Nene parkdeveloped •o 1 an abandoned cowboy movie set) , the Saguaro National Monument, and the City of Tucson itself, with apo elation cf approximately 600,000. To summarize, a significant tourist market anpears to he available to support a park of this type_ at Turtle By. Capturing it Capt requires development of a unicue, high coality facility; cne that provides enjoyable and entertaining experiences as well as things • presented for their instructional and educational value. 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The site selected for "Redding • Landing" certainly constitutes a special setting, with views to the Sacramento River, bluffs, and riparian woodland areas. Special II restaurants and high quality goods will be a necessary feature of the project's development program when it is established. TO create the concentration of goods and activity necessary for an attractive specialty retail environment, 35,000-50,000 square •feet of gross leasable area gross leasable area (GLA) is generally regarded as the bare minimum required. The Downtown Mall Market Study (Sarah James Associates, October, 1985) describes typical specialty retail centers as ranging from 50,000 to 300,000 square feet. For comparison, Table 4 identifies six major specialty ' retail centers in California. i4 Another general rule is that $140 per square foot of GLA is the minimal sales level for a specialty retail market. In San Francisco, Ghirardelli Square and The Cannery each sell fl approximately $200 per square foot. Pier 39 sells approximately $300 per square foot. • , Table 5 indicates that $140/s.f. would be near the top of the !!i market in Redding but is still an attainable figure, especially since there is no comparable competition in Shasta County. Using 50,000 square foot of GLA as the minimum size for a possible project, and $140/s.f. as a minimum annual sales level, would ,i ' yield a total annual sales figure for the project of $7,000,000. Based on the figures cited in the Downtown Mall Market Study,dy, 1935 ( sales potential for specialty retail categories in Shasta County was $94,500,000 (see Table 6) . Of this amount, $3,300,000 "leaked" to stores outside the County.. Sales of $7,000,000 per year would indicate that the project was capturing approximately 7.5% of specialty retail sales potential in the Shasta County trade area y �(defined as rid-way e ,., � between t�': Sec : ?ary and tert _�iatrade ars for the Dc;.n ..rn Mall trade area) . Given the in the specialty retail rarket, a potential ca ptu_re of 7.5 is feasible. i`. Another Si.ple rr st of the rn:isiniiity of Such a _ojc- t is its • attractiveness forp ti 1;1 development, �asu_re by an est, ate of its annual return on initial capital investment. Assuming construction costs total $60 per scuare foot, with tenants providing all interior finishing work, the developer's capital investment, exclusive of land, would be $3,000,000. With rents at toughly 10% of sales, or14 $ /s.f. , (a conservative esti.-rate; Shasta Mall ranges from $16 to $24/s.f. ) annual inccne would equal A-7 ii 1 .1 0 0 a) - rx. cn O 0 0 0 0 0 X Ha)m Oro� O O O o O O o O 0:0, C O 0 0 2 ) lOO N OO tf1O tO Ki C.0 K4 H N H H H H Cd 2 a) 44 ctf a) •'-I H O H H ccS it > H U A a) tp •H S I •-1 N (1) rtf Cl) a) l' rt) •- H N g � H C H a) > a) m a� � yr a' a) W ) U '-t CO $4 H � H wH m rn C.) w 0PM >, res 'L3 (---) > 0 Ei 41 CU) -H CL) a0) •H U (/) 0 -H En CA co -H U U 1a • Cd W U 0 c'C.i • Cd C 4. r3 n w U --1 0 0 ?, -r- :.1 - 0 J :-) 0 0 C7 n :-) ,; ,- ---; -H ri rJ 0 UU CI w . 0 0 r C ;_] - C'1 U 4--) ^-) L-1 • - •H :J 1-i C-,, w (7J 4J C 0 UI C 0 3 O r 73 r'3 :." 0 iH I U) U) U) :s: C') H •. (.) J U C) 0 0 U) .- c{ I' il i • I , it II ii Kr a ) r, >� it ' Q1 •• 0 CC .Q 0 a) g 01 Cd >1 U) r-I f-. 4) H e) C -P 4 aP as 4-1 Q (1) 0 1 N rt (N In •cr Cd EL a) a) i a) a a) . O -1-i ¢, r•I � W14U) U 4-1 Ka - rS >1 -H I Cd En cr ZS ti) co al ••• co CTS 01 0 CA '--i H 17' 4i N H U)4-) U)) OO A '1 C5 05 UI N b -H -P H a -P a .g H 4 H H a ) 0 'IU) U) CO 4 r- t1:5 0 O 3 'r kr) N N 0 r 4 0 -H `� tr g N03 r-I r--4 .I ! ? S-I r-1 N 0 r) d' 0 Cd La N g E-4z •i-) >~ N r1 N CA M b1 N • ( •I Ca H O in- 4 W W (1) 1.n g H 1 N HW U •C/) in- t/} •---- V? -1-) Hc0 3 LL > rt1 a) co >1 O U) H CdO01 Z3 Zr...i H H 'O 1 $4(31 Crl 3 Cd •H 4J XC in 0 .J (1:5 H 0 O 'U O O O a a) N .4' g c) C N O r1V-1 •r..1 CO (Cf -H -P . -P •P 3 - cn >1i '.o co r) O co 0 KaalCdrO oa -H i g1Q1 0 o d P U N V' VD N Z3 a) O C-1 H U 'I KC 0 co 0 H 0 N r) •a- '-I , Ca I C a, -H 0 1 El V) !~ •-- c:n O rt1 N rn -H C 3 (DO../ 0 u) •'.: U) U) U) O -) Q 0 1:.::1;: Ua)) Cs :1....11,: . r"i co -P H ,--I - C) C 'C3 rt) •R1 H In rJ Cd RS • Cd H 0 -H C C) ::i O •H )-a -H CPU >, ri U) C --+ N O cvl r) 1i O r,1 C U 0 CP U) >,4-) "C' N CO ' CJS In C Q, 4.) •r-1 rJ c U) g, U II) O N r-1 In a) O 0 'd J-) U J-) Ul C CJ . 1-) 3 U) W E 1) G" 0 O rs O rJ U is 4-1 U n O O N L`l .::::fl.:. n • --- U) rJ • .Q 0 - • O ' C.) ]; rJ -v. > cl L'1 C. C CJ C mrJ C1 C rJ c U .., U •r+ CJ) '--1 E-+ ..ZS r-1 CO CO •---1 W U I C >1 U) '.L C > 1 0 CO 75 (1Q U U 1:: 0 C•) C '.2f U 1 >1 >1 " 1.9 �. a_ U U' 'j ) •a CP r1 0 ' FJ -a UI': rJ 0 -a +-i +-) - O Q. 3 1-, rJ H .. � U)Cl.QC) CJ a) (1.) 0 0 U) g U 1 < b > g r+ U) 11 I ,1 • H • • $700,000 for an annual gross return of 23%, a seemingly attractive rate. With financing, return on equity would be substantially more. Based on these assumptions and data, a 50,000 square foot specialty retail center on the proposed site is certainly a feasible use. A development program that includes high quality goods and services and a high proportion of restaurants and food vendors (approximately 40% of GLA is recommended) would help the project attract the maximum patronage possible. This discussion has not attempted to quantify the seasonal tourist market as another source of patronage. Based on the information presented in the discussion of Turtle Bay it could be significant. Office Market No comprehensive data on the existing supply or absorption rate of office space in the Redding area is currently available. In lieu of a- comprehensive overview, information was gathered from a number of commercial real estate brokers and leasing agents. These sources indicate that, unlike most office markets in California, Redding is not "grossly overbuilt." However, the market for office space in the middle range of the market ($.75 to $1.00 per square foot) is overbuilt for the near term. Space in the high end, "Class A" market is also overbuilt for the near term. However, it was reported that the most attractive building sites for this market - those on the bluffs with riverfront views - have almost all been developed. Rents in this market range from $1.16 to 1.35/sf for space in. the Redbanks Office Park, to $1.60/sf for space in Shasta Center Executive Suites (reported to be 92% filled) . Shasta Center includes a health club and other amenities. Though the Class A market appears to be filled for the present, the only land available for the expansion of this market appears to be within or adjacent to the Park Marina Drive area. Given this situation and a steady expansion of the service sector in Redding, it seems that office uses, particularly at the high end of the market, would be a very viable use within the study area at sote point in the near future. Conclusions This Market Overview is nct R...ea,' be to a detailed m r'-ket It has served as a basis forfprcmosi g land`uses for the Plan that f;:lfill the City'sgoals Bay Specific for Turtle &.} and the Riverfrcct, and that are feasible from a market perspective. A • thorou .h market .analysis would rewire ouch more than the assurptions and rules-of hu,b discussed hare, as well as more defined project development programs. A-10 V • • Given these caveats, the uses proposed, especially the Heritage Park and Redding Tnding, have the possibility of being successful • and exciting. Together, these lyses could enhance both public enjoyment of the Riverfront and general economic development in the City of Redding. f.t i , • 9 7 411 APPENDIX B AIMIENIMTVE S Ei'CH PANS STUDIED At the second and third committee workshops, a number of sketch plans for the Riverfront were presented by Planning Collaborative, Inc. Five options for Park Marina Drive and two options for Turtle Bay were discussed at length. `hese concept plans were evaluated by the consultant and committee in selecting a • specific direction. The alternative sketch plans for Park Marina Drive were: 1. "Foisting Trend/Policies" - Continuation of existing dispersed of development. patterns • 2 ."Greenway" - Intensification of all uses between Park Marina Drive and the A.C.I.D. Canal; acquisition of all lands between Park Marina Drive • and Riverfront for public open space, . 3.. "Gateway" - Concentration and intensification of cenmercial use at north and south ends of Park Marina Drive; public open space • concentrated in between. 4. "South End Intensification" - Development of new caramercial uses at • south end of Park Marina Drive; connection to intensification of development at Montgomery Wards' and Cypress Square Village Plaza. Public open• space extending north to Highway 299. • 5. "Central Attraction" - Enhancement of existing uses and some new development at north and south ends of Park Marina Drive; develcu*ent of present Park Marina Village residential area as destination-oriented hotel/resort location. • Sketch Plan 3, "Gateway," emerged as the plan with the most general appeal. The two sketch p Bay plans resented for Turtle were: • 1. "Civic Exhibition Park" - Creation of civic-oriented complex � � ex _ . kpm-i to Auditorium and containing "stand-alone" public or fcundaticn- ed exhibit facilities. 2. Creat-' erita e P?r'," g Creation of c^merciall ror,en' ed facility a . the he_ and natural resources of the River and the s„r ; Lng region its i.77age. The facility is designed to -axi;ize the rnlatic. s. ins to natural features of. Turtle :may for recreation, and entertain::.^t. e ..cam-_ .t ~e .'f • • A-12 { • •i While both of these sketch plans were studied further and refined, Sketch Plan 2, heritage Park, was selected. The Sketch Plan concept was modified to limit the commercial orientation, and keeping developed, high-intensity visitor Lases within 11 a 15-20 acre area near the Monolith. Evaluation of Alternative Land Use Programs - Once a basic direction (sketch plan) was selected, the specific land LLQ and intensities needed to be established. Over the course of two workshops, a series of alternative land use programs were presented and evaluated. The Alternatives Summary Table below presents information developed for j comparison. The information is approximate, and relies on the use of "rule of thumb" estimates and other assumptions to establish land use areas: o All acreages given for land use areas are approximate, and include walks, service roads, and other support functions necessary for the use. o Attendance levels for the commercial recreation facilities and square footage of retail and office development are based on preliminary estimates of market potentials. o Each alternative contains assumptions about building height and arrangement. A-13 III III ., i, Alternative Alternative Alternative A B C Lower wer Moderate Higher Intensity Intensity Intensity • ' SUMMARY TOTAIS Park & Open Space 260 acres 251 acres 243 acres plus river plus river plus river Developed 28 acres 37 acres 45 acres (includes commercial rec. at Turtle Bay) Linear Ft. of 17,000 17,000 17,000 Trail/Bikeways (3.2 mi) (3.2 mi) (3.2 mi) TURTLE BAY SUB-ARE • Existing Devel. 52 acres 52 acres 52 acres Zone (Auditorium Posse grounds, etc.) Open Space/ 143 acres 137 acres 131 acres it Nature Preserve (including Turtle Bay East) New Active Rec. 12 acres 22 acres 40 acres Area (100 cars) (321 cars) (321 cars) Annual Visitor 125,000 400,000 400,000 Bays ;: N Peak Day 625 3000 3000 !.;'F.. . Attendance (280 @ one 900 @ one 900 @ one .I time/100 cars time/320 cars time/320 cars A-1`= • 411 Alternative Alternative Alternative A B C Lower Moderate Higher Intensity Intensity Intensity Park Marina Drive Sub Area • Active 37 acres land 34 acres land 32 acres land Recreation 80 acres water 79 acres water 80 acres water Area New Connnercial 33,000 sq.ft. 75,000 sq.ft. 125,000 sq.ft. Retail Area (150 cars) (510 cars) (620 cars) Hotel/Motel Rehab exist. Rehab. exist. Rehab. exist; & add units new 100 unit facility Office 40,000 sf 150,000sf 160,000sf (135 cars) *(490 cars) (530 cars) *some parking is shared Housing No change re-zoned re-zoned to allow to allow 145 units 232 units (15 units (24 units per acre) per acre) Based on these comparisons and discussions at several workshops, the Ce=ittee directed the consultants to pursue Land Use Alternative C, Higher Intensity, with some minor modifications. Raced on this input and subsequent directions for a Gateway Concept for Park Marina Drive and Heritage Park/Wild Area Concept for Turtle Bay, the consultant proceeded to prepare the Specific Plan. • -_5 I 11) • ___ , 1' 1 -• liall< _. `. • • • \ _ ' ' '• ,tZiyerct r �"- r4Y 1t4-v,61 1 ail _- • • . 't\144,-Iir.j . qe,,y1 ..,?7-46.6 i , • _ - - — . - = -- South End Intensirication PI, � 12-9-86 R...«o or<wr.+oe%r. w..v,.a or _ • • • 1 r- _..__ - � C_I N ,. 4 'f. _` , CiYiG or f J. ...... , fierii-Q. 6 ... , , [7 r) ..),.-k, , f / , hwal - , ,rl #park • 1-,:. , , ... -- \,- - ' cica\ tjr i a►► �bt*in \ • MuriIUM.0 Y.iver ct > \ ` _ \` l : / - W-Ijiala_i CAvii,lryIrc.i. 1 111 /-- 1 Via,; 4 Existing Trends/Policies Pla . . - - . = 12- 9-86 - , - - ;, n..».o-4."11..4 pi VUr. 9 1 ! • :1 ,1 I - --- .. _._. -...:_ i0.4,\06G or opy . .; .; r►'lir • I + - '''..-il . . .,..„ ., .., %I. i I �\ = '.1 all ;, m Ql . r ` u t PZiverFrcvc _ ,,,.....,... -•... , , - ..-,- r,rl< - • .. . .-.. .,.. . ,. : .. --:.-I N'YLW-.:1 U Ir&i T)elf 71 //'',,,:,e - • ' } • ` • i. _ \ t, • = = _ Greenway Plan ,a « _,"' _ •`_. _� ;. - - 12—9 — 8 6 L RA.IMq OKI um-s...ci i.U.. • • i 1 _ 4 �� - H • I �j . . f.., , . ... , , . ., . , . .. . . . . . „:. ..._ , . . .., ,, , , ......., 7_ • _ • �fi ; ,1111/6=yrt...,. , 1 • • • • • • • g . IN..../.1:16)rei 1 (,,,,,i7,....:,4,1 .r.,2;_ . _ �� _ Central Attraction Plan ;' • 1 2 -9- 86 P.....w.-.t,»,.DR -.ate • • APPENDIX C The following sketches illustrate some of the possible exhibits and features of the Tule Bay River Museum and Heritage Park. f� They are provided by Kathryn Gray and Three Friends Design Studio, Courtesy of Carter House Museum. • ! � • • o '• .1...--,\... \‘... • ''.T \ /:-‘),- , ( --./ 1(./ q 1 7 :,..?„14.,,,, •-•k --\ :. , ,_,,,-, . . , i, - (., ,• , ,\ . , , ,___, . „ , , , „ , , , , _ _;,,_ ..,,, . : , _,..).,,. _.,, , , ,, , ., --,,,,. , ..4„,.... .) , , ,,, _,_,, , ,,,, A '',../tis'\r-j:"‘"7 . '''' \ ,y ,\r`L':, _.,,-`. Ere' : ' 4,:„,,,., .*..) 1:-121'--1--::::7- '---4. I --'' 1\jt ccs " --•••/-`i•'_.- 4,2 v• � _�,,tft r, nJ Riparian Zone Nature Trail A L./ 4v tI712;\r' ;- � ` �L ' J u j 1 J ,rte `�' �,, T ) , 1, :� w''2- ------A-44/ -^A"' ily ;�fir .1.111111111141.4100_ 4a . . : '-'(C ''. t. ' '714/0. 1/11 . (.1 Ft7(ji--1\vr- .,..__L- (3 r' . ('!-C. I ,, t <' �; r .;. #pt L_. '': , .. . r, f' cam. • '�.,...y r,t,..r`f-._`- J'f-4' • ..... '%:C:"),11- *:- ,,,'�' ! f• S►1_` y� -y A .cs • / , "f . t' • :•- u �, /. r . _":-:''-,...A.,../ / \ .1 / _ - J / -f_. j-1 +,...,-.•,:,t /�. _-J`lam. •� T�• -Y'-�ti..�/ - 't.i ' . i. ''. - '-' , yf ,,,,,`, 4f..- '--, -.r'. .'.{ — 7-,t-« ,.� .� - '�. � _/ .� 1 j . { '�t1,-J2„...._-:-.z' "Y,v Indoor / Outdoor Native Animal Exhibit I, • • 1. , .................. . k _ , 1 Y •1•....-- . -0, r: 1 , ir , r7 r :„ k if-/-1-- (.-- --- '1-.) ,,-:- -/ -5j-1(- 5'IL , ,-11•-cr‘j 1 C-01 i,,- \ I -b I '7-' - 't 'VI. ,if• ,_,i . ; I (An. • . • • qp ,../,2 i ,( (17---1 ......3,, , I ..-_-- r•-:- il 41115111--,...4A4 ..„,f-,t- . ..-dillitsr. 1 1 :.. I- . I ' ' 1 .:...- I ' Wildlife Observation Room 41 rfit . .1 i! RNER ---------------------__ J-_-_-___T-------- ------_________,_ _____ pAscTAT 1, . k.r ?i , i 11. :± -----!--,.. ..,-: --- -- '•-. _ - -- I \ ,r — '\-- ' .( --'--•-- ,/, —— i11 —.•., — —''. .4.\.. ''. i '-: I ( ---- i "-- 1' . i .— —'------ -- --,..., ----_.. s ^, -. River Aquarium 4 ] -,21 S • \ \ , } \ ` I / ,- te- \ \) __J . \. . , j_ . y . 1 : . 1 \ � ( w: i I�1 � I • ID i. APPENDIX D r ' .I IC PERSONS AND a RGANIZATICM C0/1172s= 11 Marcia Hage, Director, Carter House Natural Science Museum, Redding FPhyllis Slettelami, Board Member, Carter House Natural Science Museum, Redding i; Roy Montgomery, Director, Redding Civic Auditorium i: John Lawson, BusinessEditor, Redding Searchlight HI,,, John Reginato, Shasta Cascade Wonderland Association, Redding f Kent Emmanuel, Planner, City of Redding DPCD Doug Will, City of Redding, Department of Public Works ; ;r Bill Hayter, Hill and Cox, Inc., Redding f„ '. Bob Halliday, Leasing Manager, Shasta Center Executive Suites, Redding City of Redding Board of Realtors Park Marina Village, Redding . Steve Gains, Director, Redding Mom Association Carol Bartley, Shasta County Economic Development Corporation Chamber-of Commerce, City of Redding Chamber of Commerce, City of Red Bluff Chamber of Commerce, City of Anderson • John Sullivan, CALTRANS, Redding • Marcella Nankervis, CALTRANS, Redding Gene James, C=AI:S, Sac:_ar.ento Robert Allen, Calmar: is Stare Parks cepa t, Old Si to .�s TaY2y Svet' , State of California, State_ Tars Ca7mission i hike Cowan, State c_' Cal__c�:i s "— -- "e..0 of Rec1,-ation vF`r Gene .a, Caly_ _ ;a State ?arks P '�y Main, ?:at__:--�-I �.cc,TIng, and Tt er P:L:.c i t. 1 ,. 1 • • Gary Stacey, State of California, Department of Fish and Game Ron Tewes, State of California, Department of Water Resources Tiffany Bouselob, State of California, Economic Research Department Kaye Robertson, State of California, Economic Research Department State of C1 ifornia1 Emp ayrnent Develo�unent Department Dwayne Lyon, U. S. National Forest Service Ray Fanst, U. S. National Park Service, Whiskeytown Jay Jessen, National Park Service, iskeytawn Wayne King, •U. S. Bureau of Land Management, Sacramento Joe Williams, U. S. Bureau of Land Management, Sacramento Jean Hawthorn, National Forest Service, San Francisco Gary Sinclair, National Forest Service, San Francisco John Bader, U.S.G.S. Palo Alto N.J. Freeman Company, San Francisco Jay Watson, The Wilderness Society Peggy Rubin, Ashland Shakespeare Festival, Ashland, OR Richard Trudeau, Recreation Consultant Chris Helms, velop nt/Public Affairs Officer, Sonora Desert Museum, Tucson, -„ John Lang, Director, Gila River Heritage Park and Indian Arts and Crafts Cente, AZ John Sterling, Information Officer, :Huron-Clinton Metropolitan Authority, :_a Vancouver :Ublic !C. Z 11 1 Association, Stanley Park, Vancouver, 2.C. , Car Corning Glass Center Corning, Colonial i'1111ia ' Willa7 1,1 stic Seaport :^ seum, 1''.'s t C j ic, . Corner Prairie, Noblesville, i; Linda Pec]-'C,^k, I'`ana e1ti''.'lt Office, T'ri: '11r Landing, ,L rL- .r, CA A- 24 • • APPENDIX E • II' TRAFFIC ANALYSIS 1 ! _1ESTELHORST BRIDGE CLOSURE `� IT AUDITORIUM DRIVE EXTENSION ND BRIDGE NG OF SACRAMENTO RIVER 'i !. I Problem Description and Study Scope H The portion of the City of Redding lying west of Interstate 5 generally and Iespecially that portion north of Freeway 299 East is expected to experience " significant development as General Plan growth occurs. Existing circulation ' l ' system limitations attest to the advisability of matching the best workable 1 : arterial capacity with traffic circulation and access needs of development. Specific concern in the analysis of this study centers on whether or not a new : i Sacramento River crossing on the Auditorium Drive extension would be far better ; ,. utilized than the proposed Diestelhorst Bridge replacement that serves the Benton Drive! Court Street extension. Both crossings serve the north to south '�` movement of vehicle trips across the Sacramento River along what is called the Market Street traffic corridor. For the purpose of this study, the Market Street corridor is defined as the combination of the three closely spaced bridge crossings of the Sacramento River that serve north-south vehicle trips , as depicted in figure I . A proposal for replacement of the 75-year-old Diestelhorst Bridge has been j considered for sometime. Also, the traffic capacity problems of State Route 273 and the potential for added capacity by extending Auditorium Drive from its I interchance at State Route 299 to an intersection with State Route 273 north of the Sacramento River have been proposed. A recent proposed land exchange and development of a City municipal complex have increased the desire for an j Auditorium Drive crossing. i Figure 1 illustrates the bridge crossings and their alignments relative to the existinc street system. The study herein was undertaken to examine future circulation needs of the State Route 273 (Market Study corridor) as related to the need to construct either the Auditorium Drive extension or Diestelhorst - Court Street Extension; both alicnments are shown in figure 1 . The 192: Central Shasta County trans- portation, mode; was used in this analysis . However, balancing methoc_ were ,F.!! empioyec tc estimate _ravel volumes based or "a`c d development characteristics of the study area . ty Dro�o'_ �r. ecte� t. The metrods used are ccs _nce to provide a C„ ck responsetc -po.r__, - transpC. _at ori plannlri, ant policy auestiGns _uc' as the v' cc . _ nee" 7:or the Auditor 'T Drive river _rcssinc versus :he D7este . norst r Tr;c _ obtained E'rE reascra^ e estimate_ of the macri .,ute of trove anc i1t volumes wh1Eh can be expected if development occurs as' projected. In ,'sprc the results of s ana 'S' is t shoal neither s , itimportant tC r�remember , rhCwcEr, ;ia' � S �r �, I a t r be soUc^ _ nor impacted in the traffic-volume pro` ctiCrs developed. IJI Isi A- 25 • , • 1J" i ,- w SI �1 y1S,Y.�1NS . ,. . I • 7 �l L ry }7, y . . ______771 . ..‹ . 4 A /L • : .• _ ...--- 1 1 4< • ...• - y . . .. . --) , i I/•-•.:. -,_ -. ...• k tli '1 M dC Q r�/1 r• 'i 1 _ D • N . ,._ . , v J ••-_-•,••. ‘._ - • •• . :-..--,,,,,. ...,•(, '.. __, • _ .•;.:Ify- , t , .. ..--. .. .....i.•- l?'41f''''..-- •'r'•„.•-, ' r ---‘- '' • .:,-,-,•-,,-! .i ^. I i.-. 0 It •- : .." ( - , • ,k7,4-, 'L a J .3Cr IIL v ..``,, I Ii('11' 1Z. Li-75 / 4C .r > _ • % -- N\ ei z ys \\, / .. \` r "A ,c � -,-. !/) <.'zz J Q � /1--I. :-:--:- • 0 iii ,, Background Diestelhorst Bridge Replacement - The City of Redding currently is pursuing a proposed replacement of Diestelhorst Bridge. The existing concrete-arch bridge is 75 years in age and has a substandard 20-foot-wide road width (1984 AASHTO standard requires a 32-foot plus 5-foot sidewalk width) . Recently, the City ' Ir designated the bridge roadway for one-way northbound motor-vehicle flow only and provided part of the bridge for exclusive use by pedestrians and bicyclists. The bridge replacement is included on the Federal Bridge Replacement Program; construction could occur by 1991. The cost is estimated 'j ' at $3.8 million. The City is ready to proceed with consultant bids on the environmental review and preliminary design studies. However, if an Auditorium ''' • Drive bridge qualifies for these funds with the City accepting absolute finan- cial responsibility for the Diestelhorst Bridge, the EIR will be amended to • include the Auditorium Drive bridge. State Route 273 Corridor Study - The Shasta County Regional Transportation Agency completed a traffic study of State Route 273 (North Market Street). North Market Street is the major four-lane roadway that serves as the primary vehicle route across the Sacramento River in the study area. The traffic analysis identified specific intersection capacity problems in downtown Redding on the- North Market Street alignment. Both the Diestelhorst and Auditorium Drive crossings were reviewed for traffic mitigation of the North Market Street problem. It was estimated that 3,000 vehicle trips would shift to the Auditorium Drive extension off North Market Street bridge and downtown streets. However, the closure of Diestelhorst Bridge was not examined, as it related to 1 additional movement of vehicle trips between these river crossings. City Acquisition of Benton Ranch - The City of Redding is currently reevaluating a trade of Benton Ranch property for other City-owned lands. The Benton Ranch areas lies north of the Sacramento River and east of North Market Street as depicted on figure 1. This land could become a site for future City ''i munici al p buildings , parks , and museum facilities. The Auditorium Drive extension from the existing State Route 299 East interchange north to North Market Street would be a required access to 4 properly serve the Benton Ranch area. General Plan Circulation Element - In • the City' s General Plan Circulation Element, the Diestelhorst and Market Street (State Route 273) river crossings are proposed to be maintained and the Auditorium Drive bridge built by 2005. . : The problem being addressed in this report is the priority of implementation , << regarding Diestelhorst replacement, or a new Auditorium Drive bridge utilizing t'• State, Federal , and City funds . Questions are: 4.: 1. Should Diestelhorst be replaced or - should a new bridge at the pian :: Auditorium Drive river crossing be built first? 2. Which bridge investment best serves the traveling public over the next 20 ;F years? ' 3. Can the City achieve the use of Federal - bri-dge replacement funds to construct either the Auditorium Drive or Diestelhorst location? • • • Traffic Evaluation Figure 1 presents the assumed future-street network in the study area. The V street shown as the dashed line is the Auditorium Drive extension as envisioned by the General Plan Circulation Element. Also shown are the State Route 273 (North Market Street) and Diestelhorst Bridge (Benton Drive) river crossings . Please note that Benton Drive crosses the Diestelhorst Bridge. The name Diestelhorst only applies to the bridge. Traffic assignments were made with all three crossings of the river. The findings of the year 2005 traffic-volume projections from the 273 corridor included in Appendix "A" study were: 1. 1. The Benton Drive crossing would divert approximately 3,200 vehicle trips off the North Market Street bridge. The connection of Court Street to Riverside Drive was assumed to be in place completing the downtown street- circulation network. See figure IV-15 in Appendix "A" for other daily traffic volume changes on the street network. 2. The Auditorium Drive extension and Rio Drive extension through the Benton Ranch property would divert 3,000 daily vehicle trips off State Route 273. • See figure IV-19 in Appendix A for other daily traffic-volume changes on the street network. Please note that the model run utilized in the State Route 273 Corridor Study provided for a longer travel route along Auditorium Drive extension. The travel time resulted in a low estimate of vehicle trips. Later in this study, the new computer runs utilized a shorter road extension with a faster travel time. 3. The downtown street intersections of State Route 273 (North Market Street) at Eureka Way and Trinity Street will operate at level-of-service "F" with 4 both of the Benton Drive-Court Street extension and the Auditorium. Drive extension in place as depicted in figure 1. These two road extensions and , a shift in the one-way couplet street patterns in north downtown Redding • would allow level-of-service "C" at critical intersections. The above findings indicate that both the Benton Drive - Court Street extension utilizing the existing Diestelhorst Bridge and the Auditorium Drive extension are likely needed to maintain 273 corridor traffic intersection movement at acceptable levels of service "C. " The question is , which bridge should be built first? To answer the question of priority of first construction between the Benton Drive - Court Street extension and the Auditorium Drive extension , two computer runs were made using the 198 Shasta County Transportation Model . These two computer runs reflected year 2005 projections on the below described street networks : 1 . Diestelhcrst Bridge closed , with Auditorium Drive extension in place (see figure 3 ) . - A revised network was utilized to reflect the most direct route of the Auditorium Drive connection between the intersection of "north Market Street at Quartz Hill Road and Auditorium Drive at Highway 299 East interchange. n e 2. Diesteihorst •-Bridge in place , with the Auditorium Drive extension not provided in the street network (see figure This reflects the existing network with the Court Street extension in place. I • t 'J It' , 3 __.....-------- G'-'--. ) . ,� � • / • _� �� iii V 14>:---:.'..i-..", H K X j : 6 . i ir ' . rl- Itt '.1 .'- - ///\^` r4'G/ 4 �-:k<\.1 r.-\l j - 1 �- } Q T 3 I. ti 1 N 10 \ Ili = t.•.' / \ "-.'— �: / \ 0 . - _, / ,- 1� \ ... ; -, 7, ‘ \1 a f f. i I' i/ i • 0 I i to :Av -1 — w U i _a A 1- & c."1:1 - ,fa w ll._ m w 1 P ..mac N w O. N O Or .3 k P O a. .. d t—" I 0 k ON 0 Ili) o � �- 7 Q Q o aQ = z 33 F w • � r cr r � _ V U.1 Of • ti— v t, Z O 6 F�, a O s . E Ill s c c U N b�,1_-‘'. O..: 4 �r d I -, \ C I, G\ N �\ -'j1. N GA �� /.0 W, . 6"' ,i 111 a i I , 1' 1 ,! • The results of these two model runs of the street network shown in figures 2 t ; and 3 allowed the comparison of traffic and their effects could be evaluated. 'Pi, Traffic also on each of the three bridge crossings of the Sacramento River and the lane capacity of the bridges themselves could be evaluated. The bridge , . impacts are outlined in Table A. (( Table A Ii, Year 2005 Daily Traffic Volume Projections ,;Ili. With Diestelhorst and With Auditorium Drive Without Auditorium Extension and Drive Extension Without Diestelhorst f. . Bridge 2005 2005 l'',,, Ca acity Volume Capacity Volume j f'!I North Market Street 30,000 33,686 Diestelhorst 30,000 33,788 14 10,000 3,000 0 (1) LI Auditorium Drive --- (0) 10,000 4,513 40,000 36,686 40,000 38,301 ! '1 (1) Assumes Diestelhorst closed to all motor traffic in 20 years. It currently serves about 2,000 daily trips one-way northbound only. The year 2005 traffic projections outlined in Table A and shown in figures 2 r' and 3 are the projected future " P � all or nothing" traffic-assignment volumes for . 'wil these future networks. The actual volumes which would use these crossings may be significantly different from those shown, especially because these competing 1routes are in close proximity to each other. Therefore, caution must be H ', exercised in using the volumes shown without the benefit of further balancing • or reassignment. Additionally, the Market Street/Eureka Way intersection level of service "F" problem in downtown Redding would create a detouring of traffic to the adjacent route because of peak-hour delays. This situation is not .-� adjusted for in the model projections with the "all or nothing" assignment _ ;. methodology. Therefore, in order to develop a more realistic a " ' volumes crossing at the three approach to the actual traffic was performed. These techniquesponts listed in Table A, a balancing analysis ,'= take into account the capacity of neighboring crossings and the magnituce of each zone readily served by each crossing. The tabulation shown in Table B shows the balanced volumes. 1 Table B . l Balanced Daily Traffic Volume Projections .1.1 With Diestelhorst • With Auditoria:, Without Auditorium Without Diestelhcrst `s` Crossing North Market Street Capacity Volume Capacity Volare 30,000 30,000 Diestelhorst 30,000 30,0 0 10,000 6,686 ( 1) Auditorium Drive10,000 --- 8,3:1 I i Impact - With Diestelhorst and Without Auditorium Figure 2 depicts the street network and projected year 2005 traffic projections. Table B shows adjusted bridge traffic. The following comments are provided: 1. The Market Street bridge would carry 30,000 daily vehicle trips. This is 82 percent of the north-south vehicle trips crossing the Sacramento River. Diestelhorst bridge would carry 6,686 daily trips or 18 percent of the north-south river crossing trips. 2. The Court Street connection is assumed to be built. The shift in traffic from Market Street is expected to be 3,686 daily trip ends off the Market Street corridor. Without Court Street connection, about 1,500 trip ends would shift. The Court Street connection is estimated at $750,000. 3. The downtown intersection of Market Street/Eureka Way and Market Street/Trinity Street would approach capacity during peak hours. A modified one-way street pattern is recommended in the 273 corridor study to mitigate the level-of-service "E. " 4. Signalizing at Market Street and Quartz Hill Road is warranted. Impact - With Auditorium Drive and Diestelhorst Bridoe Closed to Motor Vehicles Figure 3 depicts the street network and projected year 2005 daily traffic, comments follow: 1. Based on Table B data , the Auditorium Drive connection would have 8,301 daily vehicles crossing it. This is about 22 percent of the north-south river crossing trip. When compared to the Diestelhorst and its traffic use discussed in Case 1 above, the Auditorium Drive crossing would have about 1 ,615 more vehicles than the Diestelhorst crossing. 2. The Market Street bridge 2005 traffic forecast would be 30,000 daily trips. This amount of trips would be accommodated on the existing downtown street one-way pattern. Level-of-service "E" would be approached at peak hour with or without the Auditorium Drive extension. 3. The increased use of the Auditorium Drive interchange with Sr %�9 will require the following improvements : r - Widening of overcrossinc from two lanes to four lanes estimated at S1 ,G0C,000 to S1 ,500,00C. • - Signals at three locations : westbound ramps/Auditorium Drive; Park . • Marina/Auditorium, Drive; and eastbound ramps/Park Marina Drive. Cost estimated at S500 ,_000. - Addition of a right-turn lane on westbound o'ff ramp. Cost estimated at $100,000. -- All of the above improvements will be required regardless of the Audtorium Drive extension because of growth in the Park Marina Drive corridor. e r _ . , : J 4. The traffic at Market and Quartz Hill Road currently meets signal warrants. Signalization is recommended with or without the Auditorium Driveextension. , Conclusion Based upon the traffic-volume projections developed in the course of this study • (figures 2 and 3) , the following conclusions have been reached regarding the I. Diestelhorst and Auditorium Drive Bridge crossing of the Sacramento River: Ht 1. The Auditorium Drive River crossing bridge and the completion of the 1Auditorium Drive extension between Market/Quartz Hill and the interchange at Highway 299 East, is a more desirable bridge crossing when compared to Diestelhorst. The facility would provide the needed crossing capacity of • the projected north-south vehicle trips across the Sacramento River to accommodate future development in the Market Street corridor limits shown in figure 1. Without this crossing, traffic on downtown Market Street intersections will likely exceed capacity and additional downtown street • circulation needs would be required. The Diestelhorst Bridge would still be needed but has a lower traffic use; therefore, bridge priority points to • the Auditorium Drive crossing as a first investment. 2. The Auditorium Drive extension should be a two-lane facility with a first phase two-lane bridge crossing of the river. The year 2005 traffic "W? projections utilized in this report do not reflect ultimate trip generation from total build out of the Redding General Plan. Therefore, the ultimate plan facility should have a four-lane urban roadway. � 3. The Auditorium Drive extension does not only have importance as a future Ifacility, but would serve to improve existing and near future traffic � conditions in the study area. A second access into the City Municipal , ,E, Auditorium and Rodeo grounds is provided. Development in the Benton Ranch . area would be provided with road access to the central Redding area. In addition, an estimated 3 ,000 vehicle trips per day would be diverted off the Market Street bridge (State Route 273) facility. This diversion would reduce downtown intersection peak-hour capacity problems and defer proposed circulation improvements. 4. The Auditorium Drive extension and placement in the north-south arterial "; spacinc and associated freeway connections provides the best overall !:::T circulation benefits. J ' 5. Finally, th_ ci A tc um Drive crossing would supply a viable pedestrian 1 P and bicycle crossinc of Sacramento pi ... the Sac. r^entc ver when the proposed Sacramento River is plann o ti.; trail EC. Additional sewer, power, and waterline fa c � i : ,�s w•ouc `::: be incorporated _ - into the bridce structure. i ! II Gi { 1 • tV. Appendix F 11r • EIR-1-88 MITIGATION MEASURES VEGETATION AND WILDLIFE The museum complex facilities should be concentrated on the 15 to 20-acre graded/disturbed site surrounding the Monolith. The remaining 120 acres should be for passive use including nature trails to the River. Prohibition of off-road recreation vehicle use within the Turtle Bay areas should be enforced. Existing vegetation and trees should not be disturbed unless necessary; where trees or vegetation are removed, they will be replaced with species appropriate to the local conditions. Dead trees which are not a health hazard should be left for wildlife dependent on cavity nesting. "Overlook" and boardwalk structures should be built along the River's edges to provide visual access to the River while protecting sensitive riparian vegetation and wildlife habitats. The development of "Ongoing Resource Management" should establish a vegetative enhancement program to preserve the natural characteristics of the "Wild Area" of Turtle Bay West and ensure that wildlife habitat and vegetative species' diversity lost or displaced in one are be replaced or enhanced in others. A revegetation element shall be prepared as part of an erosion-control plan for projects advanced within the Plan Area, protecting desirable trees and other vegetation that have Ir erosion and sediment-control value or which provide shade, aesthetics, wildlife habitat, dust control, noise abatement, oxygen production, or nutrient and water cycling. C • FLOODING - • The following design considerations and design criteria should be considered for all projects proposed within the 100-year floodplain per the FEMA maps: For any development proposal, discharge quantities, water velocities, and water-surface elevations shall be determined as set forth in Chapter 18.47 of the City of Redding Zoning Ordinance. Hydraulic analysis of the existing condition and the proposed condition shall be completed to the satisfaction of the City of Redding Public Works Department. This shall include, but not be limited to, water-surface elevation changes and velocity • changes in the overbank areas at the project site as well as upstream and downstream. For any structures proposed within the floodway such as the spawning overlook, the design of such structures should consider the passage of flood debris through or around the proposed construction. This can be accomplished by either providing sufficient clear span for flood debris to pass and:or constructing the spawning overlook at an angle to the flow so that flood debris will not catch on the structure and will rather continue around the structure. For the proposed locoing pond. all logs should be either removed or secured from September throuch April to avoid the potential for additional debris { entering the River if flood rains occur. • 1"1. All -sanitary-se'.ver manhole and -rodhole lids should be airtight or be installed one foot above the base-flood elevation. All automatic air-vacuum assembly openings on water mains should be elevated one foot above the base-flood elevation. ,,i • All underground facilities shall be protected from damage due to floodwater force (hydrostatic and erosive). Landscaping plans shall call for vegetation and earth-stabilization techniques that are consistent with the natural flora of Turtle Bay and are in keeping with the existing topographic character of the area. The City of Redding Planning Department and Public Works Department shall review and have approval authority of all improvement plans. Development should be diverted away from erosion-prone areas. Only where site and soil investigation and proposed construction standards assure complete safety for future developments should such sites be considered. The minimum setback within the floodplain shall be 30 feet when adjacent to Sacramento Avenue where there is moving water. The finished floor elevation of the ground floor of any building is to be a minimum of one foot above the 100-year floodplain elevation of the River as established by the most current flood insurance rate map prepared by the FEMA or the Corps of Engineers. WATER QUALITY Proposed projects should comply with the City's storm drainage standards, and grading ordinance and erosion-control plans should also be required. Although City staff already has an established City-wide procedure for project approval and site-plan review, erosion-control plans provide a method of ensuring proper consideration of erosion control, surface-water management, vegetation protection, and public nuisance when any major construction or grading activity is contemplated. The permit-issuing authority shall determine the adequacy of the erosion-control plan and may require the submission of additional information where necessary. Erosion-control plans should specify the scheduling and type of activities involving the construction of facilities, grading, filling, or removal of vegetation. The areas of soils disturbed at any one time and the duration of their exposure shall also be identified. All disturbed areas must be stabilized in the manner specified in the erosion-control plan as approved by the permit-issuing authorities. • All erosion-control plans should adequately assess the surface-water management implications of a proposed project, including water quality, erosion control, groundwater considerations, revegetation, drainage improvements, and the methods and procedures for construction and construction schedule. Erosion-control plans should include a runoff-control element which specifies the type and location of all temporary and permanent runoff-management facilities, including those to be used during construction to prevent the discharge of degraded runoff water into surface waters. • Erosion-control plans should also include a drainage element which provides the information and calculations used to size the drainage facilities and systems to be installed. A slope-stabilization element identifying the location, design, and specifications for slope • stabilization, which. will be utilized during and after construction of the project, should be included in erosion-control .plans. . Areas requiring bank stabilization should be identified when specific proposals are advanced. Because of natural -manges in bank conditions that may occur before the construction of specific proposals, preparation of detailed plans should be deferred to mitigate potential erosion A-35 • • Ik problems. A design-phase survey of the project area should be conducted by a team consisting of a qualified engineer, a landscape architect, and a wildlife biologist to refine plans for the grading and stabilization of lake shores and riverbanks. The selected bank-stabilization and erosion-control techniques should include an environmental assessment. The assessment should be made on a project-by-project basis as a condition of improvement plan and/or final map approval. The slope-stabilization information should be utilized where appropriate in the drainage and revegetation elements. In-water construction mitigation measures include the use of cofferdams while riverbank stabilization and bridge construction occurs. Timing should be planned to avoid restriction of river flows from November to April and also at times when fish runs are occurring. Any work in the Sacramento River will require that applicants comply with Sections 1601 through 1607 of the California Fish and Game Code requiring notification and agreement for all activities involving the alteration of lake, river, or streambed bottom or margin and/or removal of streambed. :( Other permits will be required from the State Board of Reclamation, U. S. Bureau of Reclamation, and California Regional Water Quality Control Board. Construction projects shall also meet the water-quality objectives of the regional Water Quality Control Board. A permit ;f from. the Department of the Army Corps of Engineers in accordance with Section 10 of the Rivers and Harbors Act of 1899 and under Section 404 of the Clean Water Act for placement of dredged or fill material below the ordinary high-water elevation will also be required. A stream environment zone element should also be included in the erosion-control plan • identifying and. describing all lake shores, ponds, and riverbanks in a proposed project area, any proposed encroachments, and proposed protection measures to be used in these zones. This information shall be used in the slope-stabilization and drainage element, if appropriate. • ARCHAEOLOGICAL/HISTORICAL/CULTURAL RESOURCES Even though much of the Plan Area has been disturbed, Turtle Bay East and the preferred bridge location should be surveyed by a qualified archaeologist prior to project construction. In other areas, if any prehistoric or historical/cultural materials are encountered during li construction, all work shall cease immediately pending an inspection of the site and materials by a qualified archaeologist. Adequate mitigation measures will be provided if any sites are encountered. NOISE The noise-reduction standards for buildings shall be utilized where applicable and when recommended under State and Federal law. Noisy construction activities. including heavy-equipment operation or pile driving, will be limited to 7 a.m. to 7 p.m. on weekdays. When specific projects are advanced to develop the harbor areas, project-specific noise studies should be prepared to identify the potential noise impacts which may occur based on the intensity of use proposed for the harbors and the type of crafts which will be accommodated. Potential measures which may be applicable include establishing speed zones on the lakes to reduce. power-boat noise, limiting.the hours of operation and or reducing power boat noise by limiting the type of craft which can be docked, launched, or • operated on the lakes to nonmotorized crafts such as rowboats, paddle boats, canoes, or rafts. The use of battery-powered boats is also. acceptable. When specific projects are proposed in Redding Landing, noise studies should be prepared if facilities propose live music, either indoors or outdoors. The studies may not be required if it is clearly demonstrated through design, orientation, or the type of music that there will be �<<� A-36 • 41, no significant noise impacts. Once a facility is established and desires to provide live music, the applicant should apply for a use permit. Noise studies, if necessary, should be provided as part of the permit. OPEN SPACES/PUBLIC ACCESS/RECREATION River-oriented parkway should be developed along Park Marina Drive. This will involve reconstruction of some residential and commercial uses developed in the Park Marina Drive area. Turtle Bay East should be open space with passive recreational uses. The museum complex within Turtle Bay West should be developed on the 15 to 20-acre graded and disturbed site surrounding the Monolith. The remaining 120 acres of Turtle Bay West will remain as open space for passive uses. The only improvements will be nature trails, the River trail, and boardwalks or overlooks along the River. The policies of the Conservation and Open Space Element encourage acquisition of lands adjacent to the River in fee title or in dedicated easements to increase public access. Ordinances adopted by the City to protect resources found in the Plan Area include: prohibiting motor vehicles in unpaved areas owned by the City to protect terrain and wildlife from damage; adopting a bird sanctuary ordinance to protect the wildlife in Turtle Bay Regional Park; and the City's Grading Ordinance, which provides wildlife habitat protection. The museum complex facilities should be fenced to reduce potential vandalism. The complex will also serve to block unauthorized vehicle use from entering into the Turtle Bay West area. Litter shall be controlled by providing trash receptacles in public use areas and through diligent maintenance of public use areas. Increased public access along the River's edge is proposed by reshaping the bank _slopes along the River; providing overlooks and boardwalks where riparian and other sensitive wildlife habitats occur; and constructing promenades and "urban" edges. A boat-launch ramp is proposed for Turtle Bay East to improve public access. Regarding the potential impacts of the River trail system, the Technical Appendices to the Conservation and Open Space Element on page 7 states that: "All of these arguments are sound (potential fires, noise and dust and an inadequate ability to patrol public trails), but as the ' City urbanizes, they will become less reasonable because more people will use open space areas regardless of whether there are improved trails." To mitigate potential increased in public liability, it further states that: "A recent amendment to the California Government_Code has decreased public agency liabilities for trails to unimproved publicly owned land, and the immunity provision in Government Code Section 831 .4. was expanded to cover "dangerous conditions of any paved trail, walkway, path or sidewalk on an easement of way, which has been granted to a public entity to provide access to unimproved property." • The immunity provision presumes that cities must take reasonable steps to warn users of any dangerous conditions that may exist on the trails in question. A-37 1 i 4f ' • 0 kJ AESTHETICS • Improvements proposed for the Park Marina Drive Subarea provide for visual attractiveness and include: ;') Central Harbor. A Central Harbor in Redding Landing, which would involve a reconfiguration iof the existing inlet, will function as the central focus of the Redding Landing development. i• It should be an interesting visual feature in terms of its overall shape and should include different edge treatments that add to the enjoyment of the water. iRiver Edge Walk/Promenade. A river-edge walk should be developed that is a special feature of the specialty center as well as a link in the overall riverfront/waterfront public-access system. , . Harbor Bridge. This bridge should connect the north and south sides of the center to create a continuous pedestrian shopping circuit as well as an exciting vantage point from which to view the center and the River. t.1'. Pedestrian Street. A linear and uninterrupted pedestrian street should be developed along the north side of the center. It should form a boundary between the active recreation uses and park areas to the north and the shopping village to the south. It should also incorporate f. places from which activity within the Small Boat Harbor can be viewed. '';,i Canal. A canal should be developed that provides a flushing flow of water from the Small Boat Harbor through the Central Harbor. Walks should be developed along both sides of the ;I Canal, and pedestrian footbridges should span it at various points to evenly distribute pedestrian circulation and to create additional opportunities for views of both the Small Boat ( J Harbor and the Central Harbor. Picnic Park. The Picnic Park should be a relatively quiet area that links the more active Gly uses of the Small Boat Harbor, the Cape riverfront trail, and the Redding Landing specialty 1 center. It should be a well-maintained grove containing picnic tables for use by patrons of 1 Redding Landing as well as by the general public. 1 Strong Visual Relationships. To enhance the orientation of shoppers and its overall physical image, Redding Landing should be planned to incorporate strong visual relationships within the center and between the center and adjacent areas. Major Pedestrian Entrances. Two major pedestrian entrances should be developed that create a clear sense of arrival at Redding Landing. These entrances should be easily located from the parking areas and driveways adjacent to the center and clearly visible from the major vehicular-access points. u:: { Prestige Riverfront Office Buildings. These buildings should be somewhat separate from 6 -: the rest of Redding Landing and should be sited within the more naturalized setting that is ``' characteristic of the Fishing Spot park area to the south. Parking Distribution. Parking should be distributed around the center in a way that "_: ` minimizes walking distances and does not create the sense of a single, massive parking lot. Architectural Style and Building Massing. The detailing and overall design of buildings within the center should combine to create an intimate, village scale of development. Whereas l� the Plan recommends a general architectural form of a "stick" or "shingle" style characteristic of early twentieth century country resorts or civic parks, other styles may also be effective as I I j`'',! A-38 ii • • long as there is an underlying unifying theme. The placement and configuration of these buildings is crucial to the character of Redding Landing. Features that these buildings should contain or contribute to are: Landmark Architectural Feature. An architectural feature, like a clock or bell tower that • extends above the rest of the center, should be developed to add to visibility from surrounding roads and bluff areas; it should also provide a major focus for activities and orientation within Redding Landing. This landmark should be in scale with the village character of the rest of the center and be an attractive symbol of Redding Landing and the rest of the Riverfront area. It would be appropriate to locate the largest open space within the center adjacent to the Landmark Feature. Hierarchy of Outdoor Spaces. Buildings should be configured and sited to create a variety of open spaces ranging from intimate "sidewalk cafe" spaces to a limited number of larger, more public spaces that can accommodate performances, arts and crafts shows, and other attractions. Associated Features and Details. Lighting, bridges, walkways, fences, and signage should be consistent and in design and scale with the architecture of Redding Landing and adjacent park areas. Prestige Riverfront Offices. These buildings should be of the same architectural design style as the buildings within Redding Landing and the rest of the Riverfront park areas. Overall Landscape Treatment. For a more unified and harmonious appearance, plant materials that reflect the Riverfront setting should be used consistently throughout Redding Landing and the adjacent park areas. Special Landscape Areas. Within Redding Landing, some areas should receive special landscape treatment to highlight the special character of these places. Landscaped Parking Areas. Parking areas should use shade trees and other plant materials that complement those used throughout the rest of the Riverfront. Shade trees • should be densely planted so extensive shade is provided during the summer months. A row of trees and supporting shrubs should be used to visually separate the Redding Landing parking areas from Park Marina Drive and adjacent commercial uses to the west as well as from the park areas to the north and south. Parking Lot Surfacing. Where economically feasible, parking areas should be surfaced with materials that minimize heat absorption and glare such as turf block or other kind of porous paving. To avoid conflict with the intent of the above measures. any future discretionary approvals within the entire Plan Area should be subject to architectural site plan and design review as well as approval by the City. VIEWS AND BUILDING HEIGHTS Measures for maintaining view corridors include: 1. Buildings shall be allowed only in locations designated, on the Land Use Plan of the Specific Plan and only to the height and bulk allowed. 2. Office areas shall have residential-style roof lines. A-39 lj • • ij °M'` 3. A minimum 15-foot street setback shall be required for office areas. 4. All mechanical equipment shall be screened, and utilities shall be underground. • An additional measure for preserving views and aesthetics could be found by the establishment of a "view corridor" ordinance which would identify and define view planes and include regulations on building height and setbacks along both the River and Park Marina • Drive. Adopting an Architectural Design Review District classification to the Plan Area should serve it to more clearly define and monitor views and building characteristics. The height and bulk of all public and private buildings shall combine to create a unified !' appearance along the west and east sides of Park Marina Drive. 1',, Building heights on the east side of Park Marina Drive shall be a maximum of 36 feet at the eave of the roof. • Building heights on the west side shall also be limited to 36 feet, except at the golf course site where a single building of 6 stories is allowed (72 feet). SITE PLANNING I� Site planning and design should include the provision for public and private open space. Site • planning should include the provision for public access to the River from streets, dedication 'Ij,• of right-of-way for a public trail system along the River, and building setbacks from the River. Consideration should also be given to the protection of vistas and scenic corridors, a comprehensive trail system along the River, and unified development of properties in the Plan Area with respect to walkways, lighting, landscaping, circulation, and parking. Projects should give equal status to the view of the building from the River as from the street and parking area. New construction should preserve mature trees, the bluffs, the River and backwater, and other features in the landscape that are important to the character of the site and environment, especially when they constitute an important part of views from neighboring buildings or the public street. Desirable trees should be protected during construction, and landscape planning should be an integral element of the total design. Greenway and site work should provide favorable :' . exterior elevations and views from within. Plant, shrub, and tree species should be appropriate to the climate and location; should provide color, transitions, and seasonai variety; and should attract the eye. Emphasis should be given to energy conservation thre gn, shag.n g and low maintenance. ,..�L Parkingareas should be broken'o� n n,o small areas, have shading by ,roes: or cry.=. :,,se :e treated to reduce the- undesirable visual effects of many parked vehicles. Outdoor c.sciays or seating areas should be screened by lo'.v walls, hedges. or plantings. • Landscape features should be an integral part of the building design with emphasis s�.fety and enhancing views of driveways: pedestrian walkways, and entry and deliver; are s. • Nighttime views of the building should be considered with lighting designed for born security and architectural effects. it A-an • • A variety of building shapes and sizes should be used to create interest and character while still maintaining consistency in exterior color and roof lines. Surrounding building heights and sizes should be respected. Attention should be given to all sides of the building. A clear and consistent design should be used to avoid confusion of forms, colors, materials, and details. Buildings should carry an overall theme for the area. Materials should be appropriate to the intended use and the bulk of the building. Shapes, colors, materials, and other architectural treatments should be used to define, differentiate, soften, and enliven the built form. The sensitive alteration of colors, materials, and building plans can also produce interest, enhance architectural effects, create pockets of light and shadow, and provide relief from monotonous or uninterrupted expanses of wall. Roof lines should be visibly angled and of materials that harmonize with the building. Flat roofs should be avoided. Consideration should be given to the views from taller buildings. Roof pitch, texture, and color should be used to complement and enhance the scale of the building and wall materials. Roof forms of existing buildings should be respected if they are consistent with the overall theme. Windows should be used to allow light and air and a view of the interior rather than to be used as a sign. Openings should be treated as part of the architectural composition and should consider exterior effects, scale harmony, and the climate. Signs, sign structures, and exterior graphics should be treated as an integral element of the total design. An attempt should be made for harmony and subdued appearance. Utility connections and mechanical equipment should be concealed with screens and enclosures that are integral elements of the building. Utility doors, access panels, fire doors, and service entries should be part of the architectural composition and blend with the building or be placed out of view. If River water is used to supplement the air-conditioning system of a project, then it should also be used to provide at least one decorative-fountain or waterfall effect to be seen from the public right-of-way prior to recycling the water back to the River. BUILDING SETBACKS Unless a project is proposed whereby a series of separately owned parcels is to be developed under a comprehensive master plan, the following setbacks shall be required. These projects shall be developed under the Planned Development Zone, and setbacks may vary depending on the use, design, and amenities provided • All buildings shall be set back a minimum of 20 feet from any public street. • • On all parcels adjacent to the Sacramento River, all bu;lcinc,s shall be set back a minimum • distance from the top of the bank as follows: • 1-. One-story buildings not exceeding 20 feet--30 feet. 2. Two-story buildings not exceeding 30 feet--40 feet. 3. Three-story buildings not exceeding 40 feet--50 feet. A-41 • i Minimum setbacks from side property lines shall be as follows: 1. One-story buildings, a minimum of 20 feet. • 2. Two-story buildings, a minimum of 25 feet. 3. Three-story buildings, a minimum of 30 feet. Buildings should not project into or over water-surface areas such as lagoons and lakes subject to flooding from a 100-year flood. VISUAL CORRIDORS All building sites within the Plan Area should be developed in a manner which provides visual corridors through • the site to the water area consisting of clear corridors amounting to one-fourth of the width of the property. Where side-yard setbacks do not provide sufficient width to meet this requirement, internal corridors or greater side-yard setbacks could also be used. Where a parcel is immediately adjacent to the Sacramento River, a minimum one-fourth of any I• building-site width shall be maintained in whole in an open-view corridor with no buildings or other site-obscuring appurtenances excluding landscaping. In these situations, side-yard setbacks may be reduced by one-third the distance stipulated in the recommended minimum setbacks. No main building shall be located closer to another main building on the same parcel than the following minimum distances: 1. Between one-story buildings, 20 feet. 2. Between one- and two-story buildings, 25 feet. 3. Between two-story buildings, 30 feet. • 4. Distances between buildings greater than two stories in height shall be equal to the average height of the two buildings as measured at their highest point above grade. LANDSCAPING AND WALKWAYS • Twenty percent of the gross building-area site should be landscaped including a minimum ten-foot-wide planter along Park Marina Drive, planting along the River bank designed to minimize erosion, and shade trees in parking areas. On all properties abutting the River, a minimum 8-foot-:vide concrete .':a k.vay snculd ce constructed within 20 feet of the top of the bank. The walkway should he designed for public access to and public view of the River and should run the entire width of •the orcoery adjacent to the water area. Between the walkway and the top of the bank, a decorative three-foot-ho.h `.� safety fence is to be installed. Prior to issuance of a building permit, a walkway easement :rl covering the walkway and three feet on either side should be deeded to the City.. On all properties abutting lakes. lagoons. or other backwater. a five-foot-wide be constructed five feet back of the top of the bank. • A-42 • LAND USE CONSIDERATIONS Turtle Bay. Siting the museum complex facilities on the Benton Ranch property could reduce conflicts that might arise between two dissimilar uses--parking and traffic. With that, development of a convention-oriented hotel/motel facility could be an alternative land use to be considered in place of the museum facilities in addition to the provision of an exhibit hall. Once a determination for the placement of museum complex facilities has been made, a parking master plan should be prepared so that there is sufficient parking available for simultaneous events at both the Convention Center and the Posse Grounds. The City should evaluate the renovation and expansion of the Posse Grounds Arena and the construction of a lightweight-fabric roof structure over the facility similar to the Concord Pavilion in the Bay Area. Park Marina Drive. The Specific Plan identifies various actions which can be used to develop the Riverfront parkway and proposed gateway uses. A phased program of implementation will require coordination of public and private actions over many years. The City can choose from several implementation strategies as well as a broad range of regulatory, developmental, and financing mechanisms to accomplish these goals. In general terms, the City can follow one or some combination of the following approaches: Regulatory Approach. The Specific Plan can serve simply as a General Plan amendment and regulatory document used to regulate decisions regarding land use, intensity, development layout, circulation, and the provision of utilities to developed portions of the Riverfront. Specific Plan/Redevelopment Plan. Under this approach, the Specific Plan would serve to amend the General Plan as above, but could be expanded to include the legally required elements of a Redevelopment Plan. Given sufficient financial resources, this approach would allow the City to take full control of the development process and fully expedite plan implementation. Public/Private Joint Action Program. Under this approach, a range of implementation • activities, organizational approaches, and development actions would be used (through a series of joint partnership arrangements with or without City redevelopment powers). Of all the strategies proposed to implement the Specific Plan, the Public/Private Joint Action Program is the ideal approach to. pursue: however, it can be the most difficult to accomplish since it takes time and cooperation. Furthermore, the lack of single ownerships can also be a major stumbling block. The Regulatory Approach, coupled with architectural site-plan and design review can be used to implement certain components of the Specific Plan while the recommended Public:Private Joint Action Program implementation strategy is being formulated. Regardless of the strategy used, development will take time. Therefore, the relocation or removal of existing uses or residences should not be undertaken until the strategy is clearly developed with specific time lines and a financial plan for implementation. Existing and proposed uses within the Plan Area should be subject to architectural site-plan and design review. CITY OF REDDING RELOCATION POLICY FOR RESIDENTS AND BUSINESSES DISPLACED BY REDEVELOPMENT If the City were to adopt the Redevelopment Plan approach for implementing the Specific Plan, development could be included in the City's Redevelopment Plan. Under a redevelopment A-43 ! w • plan, the City's relocation policy provides adequate measures to assure uniform, fair, and equitable treatment of any persons displaced by a City program. Financing. The public-sector involvement in the development process has its greatest impact in providing financial incentives and support to the development process. Although the capital requirements of the proposed Riverfront projects are large, the City can be a major factor in IIS:; leveraging the capital needed to initiate and accomplish project development. ;j The City can provide initial seed money to launch new projects; it can build needed infrastructure through its General Fund or undertake general obligation bonds to finance major project improvements as well as receive State and Federal grants to increase the capital base of new projects; and it can attract support from banks by providing loan guarantees through locally provided loan insurance or public loan contributions to a Riverfront loan pool. If the City chooses to create a Riverfront Redevelopment Area, the City can provide tax- increment financing to future phases of the project. The Specific Plan itself is a powerful vehicle for attracting private-sector investment. The City can use the Specific Plan as a vehicle to promote major developers who have the experience and capability to fund development projects on a scale envisioned by the Plan. Development Rights Exchange. The key to the recommended strategy is that in the early years, the City may use a development rights trade-off approach within individual project areas to achieve the integrated parkland and development objectives of the Plan. Within each of the implementation project zones, trade-offs are available in which property owners can transfer development rights to desirable development sites in exchange for creation of parkland amenities in areas preferred for public open space. These trade-offs promote optimum land development serving both public and private-sector interests. Nonconforming Uses. Existing residents, tenants, and landowners who fall into nonconforming use in the Plan Area can be accommodated through relocation assistance, life- estate, and participation options. The City can acquire an option on properties with a right of first refusal. In this way, the City is given the first chance to purchase properties when the landowner chooses to sell. • • Development and Participation Agreements. Development agreements can also be used to give both landowner/developer and the City the needed assurances on project decisions. The advantage of a development agreement to the landowner is that it cannot be amended without concurrent approval from both parties. l.' Participation agreements can also be made. These involve agreements whereby landowners or existing tenants are granted shares of a development corporation which is developing a number of assembled parcels in exchange for land or leases. Legal Actions - Use of Eminent Domain. Eminent domain and the police power are not likely tools to be used in the proposed land-assembly process for the Riverfront Specific Plan. • Instead, the process relies on development-rights-transfer and trading programs supported by negotiations between property owners and the City. However, a "friendly" condemnation may occur with the consent of the landowner, creating a financially favorable land deal. • 41 The Specific Plan suggests an action-for public involvement for the long-term planning of.t`1e Park Marina Drive area and recommends the City, existing property owners, lessees, and . tenants form a nonprofit development corporation for Park Marina Drive, which would ji A-44 ., . • �1 organize the corporation around the target geographic area, receive grants, administer projects, and engage in joint venture with private development corporations. TRAFFIC AND CIRCULATION By implementation, the Specific Plan itself is a form of mitigation in that it generates 5,390 less Average Daily Trips (ADT's) than the existing zoning. Other improvements to traffic circulation include: Intersection Improvements. Realign the intersection of Park Marina Drive and Locust Avenue to form a "T" for safer and more efficient travel. Redesign the intersection of Park Marina Drive and Washington Avenue. • Athens Avenue/Locust Street Entrance. Reconstruct these major roads as a boulevard entrance to the Riverfront with street trees and sidewalk improvements. Shared Parking. Maximize shared parking between office, retail and recreation use at the Redding Landing specialty center, and recreation and office use at the Golf Course site. Turtle Bay East Access. Limit access to Turtle Bay East to the Bechelli Lane extension only. The existing road will need to be extended to future recreational-use areas. Auditorium Drive/Highway 299 Interchange. Improvements at the interchange should include widening the Auditorium Drive highway overcrossing to four lanes, the extension of Auditorium Drive to Market Street, lane additions, and the widening of the westerly off ramp. In order to implement the above improvements, an assessment district should be established by the City or a traffic-impact fee imposed as a condition of project approval. In the Park Marina Drive area, the intersection of Locust Street and Park. Marina Drive_should be realigned. Evaluation of the Parkview Avenue and Park Marina Drive intersection and how this intersection impacts the future Parkview Bridge should be undertaken. The intersection of Athens Avenue with Park Marina Drive could be closed. To minimize the impacts on traffic direction, primary driveways on the east side of Park Marina Drive should be aligned with the existing . streets on the west side. Parking should be continued to be prohibited on Park Marina Drive. Secondary driveways should be oriented to the primary driveways and when accessing Park Marina Drive should be spaced a minimum • • of 100 to 200 feet between each .other with left turns prohibited. BRIDGE LOCATION A specific bridge-site study should be prepared if it is determined that an Auditorium Drive bridge can be financed. Archaeology. As identified, archaeological sites are located west of the mouth of Sulphur I_... Creek. Therefore, adequate mitigation measures should be provided for any site which may be encountered, disturbed, or destroyed due to the location of the bridge. Fisheries. Construction of a bridge•crossing shall require that the contractor meet California State Fish and Game requirements so that there will be no detrimental impact on the fisheries. As a mitigation measure, the City shall consider working with the California Department of Fish • and Game to identify, fund, and provide spawning gravels enhancement so that "no net loss" of spawning gravels will occur. A-d5 • • II, Water Quality. Contractors should be required to perform their work in a manner that will . l!- minimize turbidity. The water quality standards (objectives) of the California Regional Water Quality Control Board shall be met. Deleterious materials such as cement, oil, etc., will bekept out of the River during construction. Bridge Mitigations. The bridge should be designed to minimize river-pier construction where the design affords passage of flood flows with minimal or no obstructions other than the minimum necessary piers in the River. If piers are constructed in the River, they should be constructed inside of sheet-piled coffer dams. This work should be done in conformance with the requirements of the Department of Fish and Game, U. S. Army Corps of Engineers, U. S. Bureau of Reclamation, State Reclamation Board, and the Regional Water Quality Control Board-Central Valley Region. i' If pier construction occurs in the River, the working platform will be a temporary timber material that will be removed from the River. The working platform will not be in the River during the winter flood period. The contractor will be required to provide adequate openings in falsework during construction to ensure safe passage of small crafts. •} • LF: D:\PROJ\IRVRF\MITIGINS.DOC A-46 • • • • I - • I • Appendix G REDDING RIVERFRONT PLAN { Environmental Review i, Significant Impacts and Findings Final Environmental Impact Report EIR-1-88 was found to be adequate by the Redding Planning Commission in July 1989. The Final Environmental Impact Report does not identify any significant impacts that cannot be mitigated. Principal areas of concern identified in the EIR are impacts on riparian habitat and potential water quality impacts which could affect fisheries. At this stage, however, no significant impacts have been identified. A summary of potential impacts and mitigations is on pages 26 through 36 of the Final EIR. Because several parts of the Redding Riverfront Plan are conceptual, the EIR is written as a Program EIR. A Program EIR is an EIR that is prepared on a series of actions that can be characterized as one large project and are related geographically or are a logical part in a chain of contemplated actions. As a Program EIR, certain issues may be identified that require further information before making a final environmental determination for those parts of the project. Projects that will need further environmental review when more information is available include the following: II Museum Complex--use of River water for such facilities as a logging pond or River model Bridge Location--impact on fisheries Connection of Lakes and Ponds--water quality/fisheries Harbor Development--water quality/fisheries Conversion of Golf Course to Office--aesthetic impacts - !i At the time specific development proposals are considered in the above listed areas, a Supplement to EIR-1-88 may have to be prepared depending on the nature and scope of the proposed project. In adopting the Riverfront Plan, the Redding City Council should find that changes, alterations, or mitigations have been required in or incorporated into the project which avoid or substantially lessen the potential significant environmental effects identified in the Final EIR on pages 26 through 36. 2-8-90 D:\PROJ\RVRF\IMPACTS.DOC y. I�. A-4 S . V i • •Appendix H Y' :, CHAPTER 18.39 r` "DR" DESIGN REVIEW COMBINING DISTRICT Sections: 18.39.000 Purpose �' 18.39.010 Scope of Design Review 18.39.020 Generally t I• 18.39.030 Design Review Board iii 18.39.040 Duties 18.39.050 Permits i. 18.39.060 Design Guidelines �', 18.39.070 Rules and Regulations 18.39.080 Procedure 18.39.090 Appeals 18.39.100 Applications 'I 18.39:110 Required Data 18.39.120 Application Fee i. 18.39.130 Approvals ; 18.39.140 Notice 18.39.150 Lapse of Design Approval or Sign Approval 18.39.160 Revocation 18.39.170 Enforcement 18.39.180 New Application . 18.39.190 Exceptions 18.39.200 Areas-Subject to Design Review 18.39.210 Redding Riverfront Specific Plan ilk18.39.220 Redding Municipal Airport Area Plan ii 18.39 Design Review (DR) District :.. 18.39.000 Purpose A. To implement the goals and policies of any applicable specific or area plan. B. To ensure that new development and/or the alteration or enlargement of existing r ::.' development occurs in a manner which is consistent with the policies of the General Plan. i4:`: C. To preserve the natural beauty of the community and setting; to prevent the indiscriminate clearing of property, and the destruction of trees and natural vegetation bi . and the excessive and unsightly grading of hillsides; and to preserve natural landform and ridge lines. )'::: D. To ensure that the location and configuration of structures are visually harmonious with c ii- )ii: • their sites and with surrounding sites and structures; that they do not unnecessarily block : scenic views from otherbuildings or tend to dominate the townscape or the natural landscape: and that they create an internal sense of order and provide a desirable environment for occupants, visitors, and the general community. I. A-43 E. To ensure that the architectural design of structures and their materials and colors are visually harmonious with surrounding development, natural landform and vegetation; are appropriate to the function of the project; and promote harmonious transitions between different land uses. F. To ensure that new development is compatible with future development both on and off the site. G. To ensure that plans for the landscaping of open spaces conform with the requirements of this title and that they provide visually pleasing settings for structures on the site and on adjoining and nearby sites, blend harmoniously with the natural landscape, and are appropriate to the design and function of the structures. H. To ensure that the design and location of signs and their material and colors are consistent with the character and scale of the buildings to which they are attached or which are located on the same site and to ensure that signs are visually harmonious with surrounding development. I. To encourage the maintenance, rehabilitation, and improvement of existing buildings and structures and to encourage the conformance of all signs with this title. J. To ensure that access to the property and circulation thereon are safe and convenient for pedestrians, cyclists, and vehicles. (Ord. 716, Sec. 3 (part), 1983; Ord. 661). 18.39.010 Scope of Design Review Where design review is prescribed for a use or structure by the district regulations, review and approval shall be directed to the following considerations: A. The proposed location of the structure on its site in relation to the location of buildings • on adjoining sites with particular attention to view considerations, privacy, and topographic or other constraints on development imposed by particular site conditions. B. The extent to which the site plan attains the minimum amount of grading and/or removal • of trees and vegetation in creating a building site, including access drives and off-street parking areas. C. The size or bulk of the proposed building in relation to the character of existing buildings in the vicinity. D. Details of proposed site plan, architectural, and landscaping treatment to ensure that while originality in site planning, architecture, landscaping, and graphic design are not suppressed, ugly, inharmonious, or monotonous design is avoided. Review shall include exterior design, materials, texture, colors, illuminations. signing, and landscaping, but • need not consider elements of the design that are not visible beyond the boundaries of the site. E. Improvements to existing buildings and site features on the same site. F. . Details of design required to achieve the purposes of this title. G. Compliance with objectives, policies, or standards of any specific pian adopted by the City Council. , e 18.39.020 Generally The "DR" District shall be subject to the provisions of Chapter 18.50 through 18.62 and Chapter 16.32 as well as to all other provisions of this title not in conflict with the specific provisions applicable to the District. 18.39.030 Design Review Board A Design Review Board is hereby established for the purpose of reviewing the design, layout. +r, and other features of proposed development in keeping with the intent and purposes set forth in Section 18.39.010. The Design Review Board shall consist of the following members appointed by the City Council: Ii Two architects One engineer One contractor One member of the Planning Commission The term of each member shall be for four years. Initially, two members shall be appointed for two-year terms and three members shall be appointed for four-year terms. 18.39.040 Duties The duties of the Design Review Board shall be to review all new construction, building additions, or exterior remodels proposed within the "DR" District. .18.39.050 Permits Prior to the issuance of any permit for construction, erection, or exterior alteration of any building, structure, or sign, a use permit shall be first obtained to review the conformance of the project to the Redding General Plan, to any area or any applicable specific plan, and to approve, deny, or conditionally approve the design and layout of the project in keeping with the goals and policies of any specific or area plan and any design guidelines established for the area. 18.39.060 Design Guidelines • The Design Review Board shall establish design review guidelines for any area zoned "DR" where such guidelines have not been established. by a specific or area plan. Said guidelines shall be approved by the Planning Commission and adopted by Resolution of the City Council. 18.39.070 Rules and Regulations The Design Review Board shall follow the same rules and regulations for the transaction of business, conduct of meetings, and related matters as does the Planning Cc: mission. Meetings shall be scheduled as needed to review proposed projects. • • 18.39.080 Procedure Projects requiring design review shall be processed as follows: A. Submittal of application. B. Determination if application is complete. • ..,it S C. Submittal to Board of Administrative Review or Planning Commission for environmental determination and General Plan consistency D. Submittal to Board of Administrative Review or Planning Commission for approval, si conditional approval, or denial. All approvals will be subject to design approval by the Design Review Board. E. Submittal to Design Review Board for design approval. 18.39.090 Appeals Any action of the Design Review Board may be appealed to the Planning Commission subject to paying a fee in an amount established by Resolution of the City Council within ten days of Board action. Appeals shall be processed as per Section 18.70.060. 18.39.100 Applications All applications for permits as required by this chapter shall be in writing filed in the office of the Community Development Department and upon a form prescribed by and furnished by the Community Development Department. The application shall contain the name and address of the applicant, the owner of the land, a description of the property involved, street address, the reasons for filing of the application, a description of the project to be undertaken, and other information as required by the Community Development Director to which the application pertains. 18.39.110 Required Data Any application required by this chapter shall be accompanied by copies, in a quantity as required by the Community Development Director, of site plans, diagrams, photographs, • materials, or other presentation material as may be necessary for complete review and consideration of the proposed development. Plans shall be drawn to scale of a size as required by the Community Development Director and shall indicate the following data where applicable: A. A reproducible site plan as approved by the Planning Commission or Board of Administrative Review that depicts the following: 1. Property lines. • 2. Existing features on the site and off-site features within 50 feet of the site • �t boundaries, including structures, roads, trees, plant life, streambeds, rock outcroppings, or other significant natural features. 3. Proposed buildings with dimensions. 4. Proposed roads, walks, and paths. 5. A grading plan showina finished grade on the site and adjoining sites at the property lines in comparison•with the existing grade. 6. Location, number of spaces. and dimensions of off-street parking. 7. Pedestrian, vehicular and service ingress and egress, and driveway widths. 1::, ::.1 • • i „'I 8. Setbacks. 9. Street dedications and improvements. l. 10. Location, height, and design of all fences or walls. 11. Open space use and landscaped areas. I B. Plans showing the proposed building design that include the following items: 1. All elevations of each building and composite elevation from street if multiple I� buildings are proposed. I I' ir 2. Color renderings, if necessary. !II, 3. Perspective drawings to show relationship after development of the building(s) to i off-site features. ! 4. The kinds and finishes of all the materials to be applied to the exterior surfaces i', of the proposed structure, walls, or additions. II ' 5. The natural colors of the materials to be applied and the colors of any paint or 1I; manufactured product on the exterior of the structure, walls, or additions. • 6. The lighting to be applied to the exterior wall surfaces or to be used for f' walkways, drives, and parking lots, and the light cast by the building's interior, its !! signs, etc., which is visible from adjacent or neighboring properties. 7. All Identifications and direction signs and graphics visible from the exterior of a II I' proposed structure. . ; 8. All art work, sculpture, fountains, and other ornamental or decorative features �; visible from surrounding properties. 9. All provisions for a design of the following appurtenances if visible from the exterior: _. : a. Utility lines, meters, boxes. b. Refuse, storage, and pick-up areas. c. Stairs, ramps. 11,, d. Flues, chimneys, exhaust fans. e. Sun shades, awnings, louvers. f. Balconies. is . g. Mechanical= equipment visible from the exterior. j;l. • . h. Penthouses. . ._t ,I ii. ,I,' a II • • i. Loading docks. j. Downspouts. k. Antennas. 10. Landscaping. Plans showing proposed landscaped areas and general descriptions of landscaping to be installed, together with a layout of the irrigation system and the manner by which the landscaping will be maintained. (Detailed landscape plans shall be submitted and approved prior to framing inspection.) 11. Other such data as may be required to permit the Design Review Board to make the required findings. 18.39.120 Application Fee Application fees for projects subject to design review shall be established by Resolution of the City Council. 18.39.130 Approvals At the conclusion of the review of a design review plan and/or site plan, the Design Review Board shall make written findings of the essential facts required by Section 18.39.010. If the Design Review Board cannot make the above necessary findings, the design review plan and/or site plan shall be denied. A copy of the decision and findings shall be mailed within 14 days by the Community Development Director to the applicant and forwarded to such other persons as shall so request in writing, and a copy shall be kept on file with the Community Development Department. The decision of the Design Review Board shall be final, unless appealed. A design review approval shall become effective upon the expiration of ten days following the Design Review Board's action, unless appeal has been made to the Planning Commission. 18.39.140 Notice Notice for consideration of design review applications shall be the same as notice for use permits. 18.39.150 Lapse of Design Approval or Sign Approval • w whichDesign therevieapprovalapproval becameshall effectivelapse unless,and priorbecome tonull theand expirationvoidone, year a buildingfollowing permitthe isdate issuedon and construction is commenced and diligently pursued toward completion on the site which was the subject of the application, or a certificate of occupancy is issued for the structure which was the subject of the application, or a sign permit has been issued for the sign which was the subject of the application. At its option, the Design Review Board may grant design approval for not to exceed two years from its effective date in those cases wherein the anticipated time for site preparation will exceed one year. This longer period is subject to a valid use permit's being in existence. • • Design or sign approval may ba renewed for an additional period of one year provided that prior to the expiration of one or two •years, as the case may be, from the date when the original approval became effective, an application for renewal .of-the approval is filed with the Community Development Director. The Design Review Board may grant an extension of the I}i • • 11 approval for a period not exceeding one year where no change in conditions or requirements ; has occurred, but an application involving any change shall be treated as a new application subject to all provisions of this chapter. ,1. 18.39.160 Revocation A design or sign approval granted subject to a condition or conditions shall be revoked by the Planning Commission if the condition or conditions are not complied with provided that the Planning Commission shall hold a public hearing on the revocation. 18.39.170 Enforcement Violation of a design or sign approval or of any required conditions constitutes a violation of this ordinance. 18.39.180 New Application Following denial or revocation of a design review or sign application, an application for the II! same, or substantially the same, design or sign shall not be filed within one year of the date !;; of denial or revocation of the design or sign unless the denial or revocation is made without prejudice. ifl 18.39.190 Exceptions In any area of the City subject to design review, the following are excepted from design . review: A. The maintenance of lawful, preexisting signs. B. The repair and maintenance of any y preexisting building or structure that does not involve J. expansion, change of color or exterior materials from the original building, or new exterior construction. C. Modifications to single-family homes that do not include the addition of gross square :.N footage. D. An addition to a single-family home, provided the addition utilizes the same exterior materials as exist on the existing structure and does not result in increasing the size of the structure by more than 200 square feet. E. Fences, railings, or walls less than 43 inches in height. F. Replacement of defective mechanical equipment existing on the outside of any structure. G. Temporary uses as defined by the City Code \,•✓hick do not involve any permanent construction and which shall be removed within 30 days from placement on the property. H. Goods or products approved .by use permit for outdoor sales. display, er seasonal storage. provided such goods or products are kept within an area approved for outdoor display or storage. '{{,Y :!I'r For all other uses and structures, design review approval as described in this chapter shall be required to construct or move a structure on any building site: to enlarge, remodel, or otherwise alter the exterior of any existing structure: or alter any landscaping or site plan l' � 1 i ki 1 • previously requiredpursuantany permit; to erect any sign; or to establish a new use or a reviousl to major alteration or enlargement of an existing use. 4i 18.39.200 Areas Subject to Design Review Areas subject to design review are shown on the City's zoning map by the addition of a "DR" designation as a combining district to the basic zoning of a parcel or geographic area. In addition, specific or area plans that require design review as a condition of building or land 4 use approval shall be identified in this chapter. ' 18.39.210 Redding Riverfront Specific Plan Building uses within the boundaries of the Redding Riverfront Specific Plan are subject to this chapter in order to protect the public interest in the scenic values of the Sacramento River, its banks, the visual relationship between the River and adjacent properties and streets, and the stability of land values. It is intended that these regulations promote development designed to establish an open character with buildings well spaced and oriented with respect to views both to and from the River and to promote pedestrian access to and along the riverbank on both public and private property subject to the provisions of the Specific Plan. 18.39.220 Redding Municipal Airport Area Plan Land and uses within the boundaries of the Redding Municipal Airport Area Plan are subject to this chapter in order to achieve higher design standard, protect property values, and create an attractive gateway to the community in accordance with Policies 4(a) and 4(b) of the Redding Municipal Airport Area Plan. • • • 2-8-90 D:\PROJ\ZON\1839