HomeMy WebLinkAboutReso. 1984 - 247 - Amending the general plan of the city of redding • •
RESOLUTION NO. q41.--,;W
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
AMENDING THE GENERAL PLAN OF THE CITY OF REDDING BY ADOPTING
GENERAL PLAN AMENDMENT GPA-8-84 .
WHEREAS , following the required public hearings therefor,
the Planning Commission of the City of Redding has recommended to
the City Council that the Land Use Element of the City ' s General
Plan be amended by incorporating therein the changes contained in
General Plan Amendment GPA-7-84; and
WHEREAS, following the required notices in accordance with
law, the City Council has held public hearings on said recommen-
dations and has carefully considered the evidence at said hear-
ings;
NOW, THEREFORE, BE IT RESOLVED as follows :
1 . The City Council has reviewed and approved the Negative
Declaration on the plan, finding that potential environmental
impacts can be mitigated to a point of no significance.
2. The 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-8-84 as shown in Exhibit "A"
attached hereto.
I HEREBY CERTIFY that the foregoing resolution was intro-
duced and read at a regular meeting of the City Council of the
City of Redding on the 5th day of November , 1984 , and
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was duly adopted at said meeting by the following vote:
AYES: COUNCIL MEMBERS: Demsher, Fulton, Gard, & Pugh
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: Kirkpatrick
ABSTAIN: COUNCIL MEMBERS: None
a4L
'ARBARA ALLEN GARD, Vice Mayor
City of Redding
ATTEST:
ETHEL A. N qHOLS, City Clerk
FORM APPROVED:
W(y42_
RANDA A. HAYS, City ttorney
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EXHIBIT A
QUARTZ HILL
AREA PLAN
GENERAL PLAN AMENDMENT
GPA-7-82
GPA-8-84
Resolution No. 83-176
September 6, 1983
Resolution No. 84-
November 5, 1984
City Council
City of Redding
• •
TABLE OF CONTENTS
Page
I. Introduction 1
A. Background 1
B. Regulatory Status 4
C. Nature of Area Plan 4
D. Summary of Environmental Impacts 5
E. Objectives 6
F. Assumptions 6
II. Area Plan Description and Policies 8
A. Land Use 8
B. Circulation 15
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I. INTRODUCTION
A. BACKGROUND
A planned development application and General Plan amendment application
was received in the summer of 1982, for 114 acres located generally south
of the intersection of Quartz Hill and Keswick Dam Roads. The location is
in an area that has not received general-plan review since the 1970 City of
Redding General Plan. To form a cohesive planning unit, the boundary of
the General Plan area initially was expanded to include all the area south
of Keswick Dam Road and Lake Boulevard between Keswick Dam and the railroad
tracks During the preliminary study phase on the plan amendment, work was
commenced on the Lake Keswick Sewer Assessment District, which includes a
substantial area outside the initial plan amendment boundary. The plan
amendment area was, therefore, enlarged to encompass the Lake Keswick Sewer
Assessment District and other adjoining lands in the Redding General Plan
area.
The area being considered as part of this Quartz Hill General Plan
Amendment is bounded on the west and south by the Sacramento River, on the
north by a section line near Walker Mine, and on the east by developed land
adjacent to Lake Boulevard and the Southern Pacific Railroad tracks. This
area contains 8.89 square miles and is depicted on Figure 1. A substantial
portion of the Quartz Hill area is outside the current corporate limits of
the City of Redding. All the area is, however, within the General Plan
area for Redding.
Since the adoption of the 1970 General Plan, there have been two major plan
amendments that have been adopted in this area. The Lake Redding Estates
Plan Amendment (GPA-1-77) and the Sulphur Creek Area Plan Amendment
(GPA-5-77) . Both of these projects required environmental impact reports
which were certified in 1978 and 1979, respectively. The two general plan
amendments included 1,620 acres within the Quartz Hill study area. In
addition to these projects, two other major environmental impact reports
concerning portions of the Quartz Hill Plan Area have been recently pre-
pared and circulated. Shasta County prepared an EIR for the Quartz Hill
Water Assessment District, which was certified in 1980. Bonanza Hills
Subdivision also required the preparation of an EIR. Although the Bonanza
Hills EIR was circulated, was the subject of two public hearings, and
revised after the public hearings, the EIR was not certified because the
developer did not pursue the project. Over one-half the Quartz Hill plan
area has been reviewed by relatively recent environmental impact reports.
1984 SUPPLEMENT GENERAL PLAN AMENDMENT GPA-8-84
In the summer of 1984, two general plan amendments were received for area
within or immediately adjacent to the Quart Hill Area Plan boundary. At
their meeting of July 24, 1984, the Redding_PlanningjCommissionconsoli-
dated and expanded the two general plan amendments. The expanded area,
processed as GPA-8-84, adds to the Quartz Hill Area Plan 114 acres along
Lake Boulevard north of Keswick Dam Road and adds two square miles of
mostly undeveloped territor to the north. A location ma. de•ictin• the
Quartz Hill Area Plan and the added area is on t e o owing page.
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Area plans allow specific, local application of jurisdiction-wide policies
and create a local forum for resolving conflicts among competing interests .
They are extremely useful because they can be used to involve the residents
of an area directly in shaping their own community.
Area plans can be used to further the goals and policies of the General
Plan. Essentially, area plans are a further refinement of the General Plan
and the implementation of its goals, objectives and standards from a
general context to a more precise development context. At a minimum, area
plans should include the following elements.
1. Location of and standards for land uses and facilities.
2. Locations and standards for streets or other transportation facilities.
3. Standards for population density and intensity, and any necessary
supporting services.
4. Standards for the conservation, development and use of resources.
5. Provision for implementing the nine mandated General Plan elements.
6. Other appropriate measures.
D. SUMMARY OF ENVIRONMENTAL REVIEW
Mitigation measures to lessen significant impacts of the Quartz Hill plan
are summarized below. In all cases, the mitigation measures are adequate
to reduce the impacts to a level that they would not be considered signifi-
cant from an environmental-impact perspective. The greatest overall impact
is the cumulative cost of constructing new public facilities to serve
increased densities. For complete review of these factors, the reader is
referred to EIR-2-82.
1. At build-out of the plan area, 55,000 vehicle trips will be generated,
which will impact the existing street network. Mitigation measures
include establishing a fee system to fund necessary road improvements
inside and outside the plan area and encouraging alternate transporta-
tion. The alternative would be to retain the existing General Plan
densities which reduces traffic volumes such that many major traffic
improvements may not be warranted.
2. The Buckeye School District will have 1,950 additional students and
Redding Elementary School District will have 410 additional students at
plan build out. Mitigation for significantly higher enrollment may
include requirements for fees paid by new development to cover capital
costs of expansion if the State's ability to finance new schools
remains minimal .
3. Water and sewer facilities will need expansion to provide additional
capacity. The main mitigation measure is to establish benefit dis-
tricts fee system or other funding mechanisms to assure financing
construction of needed facilities.
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extension of sewers. It is not anticipated that the sewer-service area
will be expanded during the next 20 years to include areas outside the
present sewer-service area.
The Area Plan will require sewers in most or all the Sulphur Creek
watershed and the watersheds north of Lake Redding Estates if the uses and
densities proposed are to be fully developed. The cost for this service
will be borne by development through formation of one or more assessment
districts. Lack of sewers and the economy may slow development in the
years immediately ahead, but once sewers are available growth will be rapid
because similarly served land elsewhere in the Redding General Plan area
likely will be scarce and the burden of sewer assessments on undeveloped
land will increase.
Development at densities proposed in the Plan will generate significant
increases in traffic volumes and will impact major arterials outside the
Area Plan boundary. Unless alternate routes and/or major improvements are
made for the Market Street corridor, congestion levels will be severe on
Market Street. The Area Plan designates development of a new north-south
arterial (Buenaventura Boulevard) and Sacramento River crossing to relieve
traffic congestion. As discussed for sewers above, a major portion of the
cost of the new street improvements will be borne by development in the
plan area. Failure to establish a method to finance the needed street
improvements outside the plan area would make the proposed plan infeasible
since the City of Redding does not have the financial resources to fund the
required improvements to allow development of the area at the densities
proposed.
In summary, the major assumptions made as part of the preparation of this
plan are as follows:
1. The plan area will grow and gradually become more urban.
2. About two-thirds of the area will be served by sanitary sewers.
3. There is a desire for land for urban-density, residential development.
4. The steep canyon areas near the Sacramento River and Keswick Lake
should be protected.
5. The Regional Sewer Service area boundary will not be changed during the
life of this plan.
6. Impacts from urbanization of the area can be mitigated to a reasonable
level .
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• •
II AREA PLAN DESCRIPTION AND POLICIES .
A. LAND USE
The area plan designates a parcel-specific, land-use pattern for the
planning area. Each use designation is intended to be translated to
existing or new zoning district regulations. Table A summarizes the land
use allocations of the Area Plan and the following sections list policies
relevant to each land-use category.
1. Residential
The highest densities permitted in most of the study area by the
existing Redding General Plan is one unit per five acres. The draft
County General Plan, which has been the subject of hearings before the
County Planning Commission, proposes "suburban residential ," which
allows up to three units per acre, for nearly all the land in the
Quartz Hill area under County jurisdiction. The exception to this is
land near the river and government-owned land. County zoning in the
area is predominantly "U" Unclassified although there are several areas
with two and one-half acre zoning. Developed areas in the City are
predominantly three units per acre on the existing plan. No sewers
exist outside the City limits, so the effective minimum lot size for
development has been determined by septic system needs. Under the
current County septic disposal standards, it is doubtful that two and
one-half acre parcels will meet County standards due to poor soils for
leaching sewage. The most recently approved subdivision in the area
(Tract 1644) averaged about three acre lots with water available.
Without water available, a more reasonable estimate of minimum permis-
sible lot size under optimum conditions for the area is five acres.
The plan assumes that most new-residential development will have
sewers.
The Area Plan provides five residential density classifications ranging
from one unit per five acres to three units per acre. At full develop-
ment 59 percent of the homes will be at a density of three units per
acre and 31 percent will be at a density of two units per acre. The
total of 5,950 units will accommodate 16,065 persons at an average of
2.7 persons per unit.
The residential land-use classifications are described as follows:
a. 1.0 unit Per 5 Acres; 1.0 Unit Per 2 Acres These single-family
densities are used where neither public sewer not water are avail-
able and on certain hillside areas. Development at these densities
is not considered an urban reserve category because land fragmenta-
tion will make future expansion of utilities difficult. It is not
anticipated that sewers would be available in these areas during
the life of this plan.
b. 1.0 DwellingUnit Per Gross Acre This is essentially a large
single- famiy lot, urban density.
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• This is +Single=family category
c. 2.0 Dwelling Units Per Gross Acre
with full urban services available. Typical lots range from 15,000
to 22,000 square feet in area. Planned-unit developments may be
constructed in this classification as discussed later in this
section. This density is suitable for areas of flat to moderate
slopes and in areas where this lot-size pattern is predominantly
suitable for conventional single-family subdivisions, cluster
subdivisions or planned developments.
d. 3.0 Dwelling Units Per Acre This is a single-family residential
density with lots ranging from 9,000 to 12,000 square feet in area.
This classification
cluster ls suitle for subdivisions or plannedlonal developmentsfamily
subdivisions ,
ubdivisio ,
e. 6.0 Dwelling Units Per Acre This is a transition classification
, that can be developed as small
--- �-- -- lot ingle-famil residential ,
4 plexesLEland-unit development,tlow-densitym1t?pleili
- apartments , and mobilehomeparks in apprgpi ate areas. The minimum
. �!�_ �6 X006 square feet and for
lot size for sin-'le-fam �l homes would �be _._—.-.----
p exes or multiplfamily developments, 11,0 s uare ee
f. 12.0 Dwelling Units Per Acre This is a multiple-family density for
apartments , _dwelling groups, planned developments, and condo-
miniums. Full urban services would beavailable, and_there would
be reasonable proximity to a major arterial .
Policies
In addition to the basic density designations, the following residential
policies apply within the plan area:
la. Apply existing City and County Zoning regulations appropriate to
designated Area Plan density.
ercent
lb. Greenway areaconsistingshould
of be deducted when computing es in excess of 20 allowable rdensi-
ties.
e s -
year-flood plains sho
ties.
ic. For determining the amount of developable land and calculating allow-
able densities, areas of developable land must be two acres in size or
larger to apply the General Plan density designated on the map.
Isolated areas of developable ground less than two acres in size and
surrounded by steep slopes or flood plain shall be credited for no
greater density then one unit per acre regardless of adjoining density
on the General Plan map. North of Quartz Hill Road isolated areas of
developable ground shall be cre ite wit a density no_areater than
0.5 or 0.2 unit per acre.
1d. Adopt a Hillside Ordinance to establish development standards for
terrainlwith trictedlonexcess
terrain with slopes in excercent. ess of ten perlehome cent.
should be restricted
le. Parcels developing without sewer service must meet Shasta County
Health standardse for septic-tank
meetsewage-disposal standrds
dlater than
five acres may required
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3. Open Space Conservation and Recreation
a. Parks and Recreation
The Lake Redding-Caldwell. Park complex at the southeast corner of
the study area is a major community park that serves the Quartz
Hill area and the entire Redding Community. This facility ade-
quately meets major community recreational needs in the Quartz
Hill plan area. As the area develops, provision should be made
for neighborhood parks to serve new development. As indicated in
Table 6, three neighborhood parks would be desirable to serve the
potential 5,600 units after full development of the area.
No new park areas have been designated on the map. As the area is
subdivided, land should be dedicatedfor neighborhood parks or
fees used to obtain Federally owned land. Joint development of
recreational facilities with new schools would also be a desirable
option. Park land or improved open space consists of both private
and public open space. These areas are intended to provide urban
locations for both active and passive recreation activities.
Parks, as described in the Recreation Element, include neighbor-
hood, community and regional parks. School playgrounds, although
depicted as institutional uses, are also considered as improved
open space. Examples of private parks are golf courses, tennis
clubs, country clubs, etc.
Policies
3a. For areas in County jurisdiction, enact a County ordinance
requiring land dedication or in-lieu payments to provide
neighborhood park sites in accord with standards similar to
those applied to subdivisions within the City of Redding as a
condition of residential-development approval .
3b. Actively pursue acquisition of Federally owned land for
recreation purposes. Priority should be for land adjacent to
designated school sites.
b. Greenway
The intent of the plan is to preserve the natural form of the
creeks and the existing riparian vegetation. Drainage plans have
not been prepared but the environmental impact report prepared for
this plan indicates that no major channel changes will be a
product of the plan.
Greenway is natural open space and includes slopes in excess of 20
percent and the 100-year flood plains of the Sacramento River and
various creeks and streams. Because of the inherent dangers to
life and property, and irrevocable damage to the natural environ-
ment, these natural land and water areas should not be urbanized
or altered in any significant way so as to prevent severe erosion
and defacement or loss of life and property. Each of these areas
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These uses and the manner in which they are introduced into the
community have a considerable influence on the image of the City and of
the entire planning area. Further, such uses in the Quartz Hill area
would be in or near residential area; and care needs to be exercised in
the siting of building, parking areas, playfields, landscaped areas and
the scale of the facility in regard to the context of the area in which
they are located.
These public and institutional facilities often generate considerable
traffic--both vehicular and pedestrian. As such, their siting and
methods of providing access and adequate off-street parking need to be
given special attention.
a. Schools
The Buckeye School District currently owns two undeveloped school
sites in the plan area and two existing schools immediately to the
east of the study area. The Redding School District which has
jurisdiction in the southern portion of the plan area has no school
• ,`''` facilities north of the Sacramento River. Full development will
generate enough students to fill five additional schools. Sites
currently owned by Buckeye School District are oversized for
elementary-school standards and may provide adequate land'for 2,400
elementary school students.
No sites are currently available in in the Redding School District
portion of the study area.
Policy
4a. Refer development proposals to school districts and amend Area
Plan, if necessary, to include one or more additional school
sites to be located in accord with Area Plan policies.
b. Water
The Area Plan does not include specific proposals for water supply
and distribution.
Policy
4b. Water systems adequate to handle domestic and ISO fire-flow
requirements should be installed.
4c. Encourage use of assessment districts and establish special
development fees to fund water-supply improvements.
c. Wastewater
The Area Plan does not include wastewater collection or treatment
proposals. The majority of the area is within the service boundary
of the Regional Wastewater Treatment Plant. New development will
occur as connection to the existing regional wastewater systems is
accomplished. (See Assumptions.)
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construction. Construction of the Buenaventura connection will improve
traffic flows by accomplishing the following:
- Reduce traffic on the Market Street bridge by 7,500 daily trips and
postpone the need to widen the Market Street bridge.
- Improve intersection service level at Quartz Hill Road and Market
Street because a significant amount of left-turn movements northbound
to westbound would be eliminated.
- Relieve congestion and peak-hour delays for intersections in downtown
Redding. However, these congestion reductions probably will not
- ' eliminate the need for major downtown improvements identified in
Appendix "A" of the EIR.
- Marginally reduce traffic congestion at the intersection of Lake
Boulevard and Market Street.
Policies
5a. As a condition of development approval , require right-of-way dedica-
tion and construction of full or partial improvements in accord with
the schedule in Table B.
5b. Realign Quartz Hill Road west of Lake Boulevard to collector-street
standards and allow existing Quartz Hill Road to remain a local street
serving existing residential development. The recommended route is a
new road from Quartz Hill Road near Counter Lane south to Keswick Dam
Road. Further study will be required to determine the most feasible
alignment.
5c. Establish a plan line for the Buenaventura extension and require
right-of-way dedication where appropriate.
5d. Provide sidewalks on all through streets and all streets having
minimum parcel sizes smaller than one acre and allow sidewalk use by
bicycles. The intent is that children and recreational bicyclists use
the sidewalks where there will be only light pedestrian use, and
experienced bicyclists and commuters use the streets.
5e. Limit driveways on major arterial frontage to one per 400 feet or one
per parcel with less than 400 feet of frontage.
5f. Complete special studies to determine improvements required on the
Market Street corridor based on region-wide-traffic increases.
5g. Establish assessment districts, special benefit districts, reimburse-
ment agreements, and development fees to fund major road improvements
that will not be constructed as part of adjacent residential
development.
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