HomeMy WebLinkAboutReso. 1983 - 177 - Amending the gerneal plan of the city of redding by adopting general plan amendement gpa-7-82 •
RESOLUTION NO. V-/t77
7'
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-7-82 .
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, Circulation and Open Space
Element of the City' s General Plan be amended by incorporating
therein the changes contained in General Plan Amendment GPA-7-82;
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, to-wit:
1 . The City Council has reviewed and approved the final
environmental impact report, EIR-2-82, on the plan, finding that
the EIR was prepared in compliance with the California Environ-
mental Quality Act and that changes or alterations have been
incorporated into the Area Plan and, therefore, the General Plan
Amendment, which mitigate the potentially significant impacts
identified in the EIR, based on the following facts:
The potentially significant impacts identified in the EIR
are summarized as follows:
a. At build-out of the plan area, 55, 000 vehicles will be
generated which will impact the existing street net-
work. {4
S
b. The Buckeye School District will have 1950 additional
students, which is above the capacity of the existing
facilities.
c. Water and sewer facilities will need expansion to
provide additional capacity.
d. Water quality in Sulphur Creek may be significantly
affected in relation to the domestic water supply for
Bella Vista Water District.
e. Noise levels will be increased adjacent to high volume
streets.
Changes or alterations in the Plan and mitigation measures
to address these impacts include:
a. Policies 5a-5g of the Plan require establishing methods
of funding new street improvements to increase traffic
capacity.
b. The Buckeye School District already has land available
for school sites. Benefit fees may be utilized to
finance school construction as development occurs.
c. Policies 4b-4e require establishing methods to fund new
water and sewer facilities.
d. Pages 42-43 of the EIR identify development controls to
be considered for new subdivisions that will reduce
water pollution.
e. Page 44 ot the EIR identifies development controls to
reduce noise in new residential developments.
2. The City Council does hereby amend the Land Use,
Circulation, Open Space and Conservation Elements of the General
Plan ot the City of Redding by incorporating therein the changes
contained in GPA-7-82 , as shown on 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 6th day of September , 1983, and
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i
was duly adopted at said meeting by the following vote:
AYES: COUNCILMEN: Demsher, Fulton, Kirkpatrick, Pugh, and Gard
NOES: COUNCILMEN: None '
ABSENT: COUNCILMEN: None
ARBARA ALLEN GARD, Mayor
City of Redding
I E T
EtT T ISA: Nichols '/; /L��
Uy `
ETHEL A. NICHOLS, City/C'lerk '
FORM APPROVED:
RANIALL A. HAYS, 'Cit Attorney
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... ..
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QUARTZ HILL
AREA PLAN
GENERAL PLAN AMENDMENT
GPA-7-82
•
City of Redding
August 9, 1983
TABLE OF CONTENTS
Page
I. Introduction 1
A. Background 1
•
B. Regulatory Status 1
C. Nature of Area Plan 3
D. Summary of Environmental Impacts 4
E. Objectives 4
F. Assumptions 5
II. Area Plan Description and Policies 7
A. Land Use 7
• B. Circulation 13
• •
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 Amend-
ment 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 E1R 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.
B. REGULATORY STATUS
The Quartz Hill Area Plan will serve as a guide for future private and
public development in the plan area. Periodic updating of the Area Plan
will be necessary as conditions in the area change. Once adopted by the
City Council , any addition or deletion from the document will require the
Planning Commission and the City Council to follow the same procedures as
were used in adopting the plan originally.
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A determination of consistency with the Area Plan will be the same as a
determination of consistency with the General Plan. If there is a conflict
between the Area Plan and the overall General Plan, the more restrictive
standard or policy shall prevail . Through adoption as a general plan
amendment, the land-use pattern of the Area Plan is directly incorporated
into the land-use map of the Redding General Plan, thereby superseding
previous land-use designations.for the plan area.
By adopting this plan, the City is amending 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 pro-
posals together with recommendation and standards for immediate action in
the plan area.
The plan is a positive step taken to realize the full potential of the
Quartz Hill area as part of the metropolitan area of the County. Paramount
concerns were to protect existing scenic resources, to ameliorate serious
circulation problems, and to protect public health and safety.
While this plan sets forth many proposals for implementation, it does not
establish new regulations or legislation nor does it rezone property. The
preparation or amendment of any City ordinance such as zoning, subdivision,
housing, building, or other development control must be inacted separately
through the regular legislative process. In the absence of such regula-
tions or when already adopted regulations clearly conflict with the Area •
Plan, the Area 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 con-
tained in this Area Plan do not apply outside of the plan area.
C. NATURE OF THE AREA PLAN
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 commu-
nity plans) . Area plans, which are not the same as specific plans des-
cribed in Government Code Sections 65450 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 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
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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.
4. Water quality in Sulphur Creek may be significantly affected in rela-
tion to domestic water supply for Bella Vista Water District. Mitiga-
tion measures include development controls to reduce pollution, lower
densities in the Sulphur Creek watershed and/or establishing a benefit
fee to fund upgrading of the Bella Vista Water Treatment Plant.
5. The high vehicular-traffic volumes predicted will cause noise impacts
on land adjacent to high capacity streets. Mitigation will require
regulations to required setbacks, noise barriers and noise insulation.
E. OBJECTIVES
The following objectives were determined to be of overriding concern in
developing the Quartz Hill Area Plan Alternatives:
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- Retain the aesthetic qualities of the area by preserving the canyon-
land and foothill open spaces and vistas.
- Discourage nonresidential uses.
- Provide a development pattern that allows for efficient delivery of
urban services that is financially feasible.
- Provide adequate community services.
- Provide a mixture of housing types and densities.
F. ASSUMPTIONS
The Area Plan is based on acknowledging the expectation that strong devel-
opment growth pressures will continue during the next 20 years. The Quartz
Hill area is located in the northwest quadrant of the Redding plan area and
is convenient to employment centers (Mountain Lakes Industrial Park,
Central Redding) and to the regional recreation amenities that make Redding
an attractive area to live. The overall rate of growth for the greater
Redding area and the expanded availability of wastewater-disposal systems
will be the major determinants of development within the planning area.
The Quartz Hill plan area represents 10.5 percent of the Redding plan area,
as defined in the 1970 General Plan. In 1980, the study area population
consisted of about 614 residents. Approximately 260 residents are in the
City of Redding with the remainder in unincorporated Shasta County. The
Area Plan assumes an annual growth rate exceeding the four percent used by
Shasta County and the City of Redding in revising their General Plans. The
Quartz Hill area could be one of the fastest growing parts of the Redding
plan area. Even with a growth rate as high as ten percent, the area
designated for urban development will not be fully developed during the
next 20 years.
Approximately 372 developable acres of the plan area are currently served
by City sewers. An additional 1 ,880 acres are within the Regional Sewer
Service area and can be served by the extension of existing trunk lines.
Development potential for the area is extremely limited without the exten-
sion 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 water-
shed 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
5
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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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6
III
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 d aCounty The
lon to this
is
land near theriver 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 75 percent of the homes will be at a density of three units per
acre and percent wunitts sr ofr
e. The
5,
total of 5,671 will accommodate 15,360 persons atan average
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 Dwelling Unit Per Gross Acre This is essentially a large
single- family lot, urban density.
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TABLE A
LAND USE ALLOCATION: QUARTZ HILL PLAN
Potential
USE Acres Housing Units
Greenway 2,772
•
Recreational Open 38
Space
Residential
1 unit/5 acres 753 151
1 unit/2 acres 46 23
1 unit/acre 62 62
2 units/acre 559 1 ,122
3 units/acre 1 ,400 4,200
Commercial 8
Retail (R)
Schools 26
Public or Institu •
-
tional (P/I) 20
TOTALS 5,689 5,558
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Am.( . •
c. 2.0 Dwelling Units Per Gross Acre This is a single-family category
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 is suitable for conventional single-family
subdivisions, cluster subdivisions or planned developments.
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.
lb. Greenway area consisting of slopes in excess of 20 percent or 100
year-flood plains should be deducted when computing allowable densi-
ties.
lc. 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.
id. Adopt a Hillside Ordinance to establish development standards for
terrain with slopes in excess of ten percent. Mobilehome development
should be restricted for terrain with slopes in excess of ten percent.
le. Parcels developing without sewer service must meet Shasta County
Health standards for septic-tank disposal . Lot sizes greater than
five acres may be required to meet sewage-disposal standards.
lf. Planned developments may be granted density bonuses pursuant to the
following schedule if the property is adjacent to a major arterial and
if the findings listed in Section 18.36.050 of the City Code are in
evidence:
Area Maximum Planned
• Plan Density Development Density
(Units/Acre) (Units/Acre)
2.0 2.5
3.0 3.75
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2. Retail Commercial
The Quartz Hill Plan proposes no major commercial centers in the plan
area but does provide for convenience shopping. At full development,
there will be approximately 17,000 persons in the area, or enough
people to support two neighborhood shopping centers. Currently, there
are no supermarkets in the_ study area. The nearest grocery and conve-
nience shopping is on Lake Boulevard and North Market Street.
The proposed plan designates two locations for retail shopping:
- Intersection of Keswick Dam Road and Quartz Hill Road.
5 acres - 55,000 square feet of building.
- Intersection of Benton Drive and Quartz Hill Road.
3 acres - 32,000 square feet of building. •
Policies
2a. Implementing zoning for the commercial areas should be the City of
Redding "U" Unclassified zoning, ' C-1 zoning or a similar commer-
cial zoning district restricting development to convenience goods
and service. Site-plan-review criteria to be incorporated into
the zoning should include the following:
(1) Multiple-family uses not permitted.
(2) Driveways on arterial streets must be located 400 feet from
intersections.
(3) A minimum of 20 percent of the site should be landscaped.
(4) Maximum building coverage of 25 percent.
(5) Sites are not to be further subdivided than the minimum site
sizes described above.
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 dedicated for neighborhood parks or
fees used to obtain Federally owned land. Joint development of
recreational facilities with new schools would also be a desirable
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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
is identified by best available topographic maps and special
flood-plain studies prepared by the U.S. Army Corps of Engineers
or other government agencies.
In addition to health and safety concerns, these natural areas
serve as places in which natural flora or fauna can be maintained
in their natural state. They provide relief from urbanization,
reduce siltation from excessive grading, buffer various land-use
activities , and can be part of our urban trail system. Areas in
excess of 20-percent slope do not carry any residential credit
unless an entire parcel is so designated, in which case by use
permit, one dwelling unit per 40 acres may be permitted.
Policies
3c. No structures should be built in the Sacramento River 100-
year flood plain as shown in the Army Corps Engineers Study
Redding, California, dated December, 1975, or in the Sulphur
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Creek floodway area shown on the most current Flood Insurance
Rate Maps prepared by the Federal Emergency Management
Agency. The floodway area shall be designated on the Area
Plan as "Greenway," provided that one residential unit may be
built above the flood level on an existing parcel that has no
building site outside the flood plain, subject to a use
permit provided both the unit and its inhabitants are pro-
tected above the 100-year flood-plain elevation.
3d. As part of subdivision review, the 100-year flood plain
should be identified along Sulphur Creek and other unnamed
creeks in the plan area. Areas determined to be within the
100-year flood plain should be designated "Greenway" accord-
ing to policy 3c.
3e. Riparian vegetation should be retained to the maximum extent
feasible.
3f. Dedication of open-space easements incorporating "Greenways"
shown on the Area Plan and other identified stee slope areas
should be required as a condition of development approval .
Recreational uses that do not require structures or removal
of riparian vegetation should be permitted.
3g. In those areas where future development plans show with
certainty that a parcel or a portion of a parcel is not
affected by the greenway criteria (slopes, riparian vegeta-
tion, flooding) then that parcel or portion of it may be
developed in accordance with the adjoining land-use designa-
tion.
4. Public and Institutional Uses
This classification consists of public and quasi-public uses including
but not limited to schools, government offices, government services and
facilities, fire stations , hospitals, cemeteries, and domestic water-
storage facilities.
These uses and the manner in which they are introduced into the commu-
nity 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
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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. )
•
Policy
4d. Any new wastewater treatment, other than individual septic
systems approved by the County Health Department, should be
connected to regional-sewage-treatment facilities.
4e. Encourage use of assessment districts and establish special
development fees to fund wastewater-facilities improvements in
the plan area and downstream from the plan ,area.
B. CIRCULATION
Major additions and improvements to the planning area's street system will
be needed as the number of vehicle trips increases by up to ten times.
Appendix "A" of the Environmental Impact Report describes the methodology
used to estimate future traffic flows at full development.
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Within the Quartz Hill plan area, the major projects are the widening of
Quartz Hill and Keswick Dam Roads. In most cases , this can be accomplished
along existing alignments and should be constructed as adjacent development
occurs. Quartz Hill Road and Keswick Dam Road should both be widened to
four lanes south and east of the intersection of those two roads. On
Quartz Hill Road, north of Keswick Dam Road, traffic volumes will not
require widening to four-lane-arterial standards. However, the existing
alignment of that section of Quartz Hill • Road, particularly nearer Lake
Boulevard, is substandard for a collector street. Portions of the road
should be rerouted to improve design speeds and also to reduce conflict
with existing residences fronting on the street.
The major street-system impacts of the Quartz Hill Plan occur outside the
plan area on Lake Boulevard and Market Street. These streets will exceed
Level of Service "C" and may experience serious traffic congestion during
afternoon peak traffic volumes. Congestion and capacity problems on these
streets is more of a region-wide problem since the Quartz Hill area will
contribute up to 28 percent of the traffic on Market Street and 60 percent
of the traffic on Lake Boulevard. More detailed studies of long-term
intersection improvements should be completed to determine the most feasi-
ble alternative for improving traffic flows on Market Street. A cost
analysis should be included in these studies to provide a basis for devel-
opment-fee contributions from the Quartz Hill area to help finance improve-
• ments.
Included on the recommended plan is the Buenaventura Boulevard extension
and river crossing, which would connect existing Buenaventura Boulevard
south of the river with Keswick Dam Road. This arterial is recommended as
a major region-wide street capacity improvement which will significantly
reduce congestion at other locations, particularly Market Street and the
downtown area. The majority of this link would be constructed through
open-space areas or very low density residential development. Conse-
quently, little of the road would be constructed as part of adjacent
• development and other methods will have to be established to finance
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.
14
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. 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 develop-
ment.
15
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