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HomeMy WebLinkAbout_4.11(a)--Award BS No. 5345 (Job Order No. 9618-83 ) Shastina Ranch Park GI �" Y � F � � � ° � � � " � � CITY OF REDDING REPORT TO THE CITY COUNCIL MEETING DATE: April 4, 2023 FROM: Chuck Aukland, Public ITEM NO. 4.11(a) Works Director ***APPROVED BY*** � ��n � .�.._ s.N,.�� � � � ��� ukl�n�l,H'ciblic Wc�aks L'��reGt ' 3/?3/2423 ry ip}�in,�C"i ana � 3/27(2423 caulcland@ci.redding.ca.us btippin@cityofredding.org SUBJECT: 4.11(a)--Award BS No. 5345 (Job Order No. 9618-83 ) Shastina Ranch Park Recommendation Authorize the following actions relative to Bid Schedule No. 5345 (Job No. 9618-83) Shastina Ranch Park: (1) Award to SNL Group, Inc. in the amount of $2,460,708.34 for the Base Bid, and an additional $62,000 for the Additive Alternate 3 (Landscape Maintenance-Base Bid); (2) Approve an additional$365,000 to cover the cost of administration and inspection fees; (3) Approve $246,000 to provide construction contingency funding; and (4) Authorize the City Manager to approve additional increases in either the construction management or construction contingency amounts up to a total of$50,000. Fiscal Impact Funding for the Shastina Ranch Park(Project) comes from the Park Development Fund. Cost Summar Item Estimated Construction Con�ract+ 10% Contin enc $2,768,70$.34 Contract Administration, Ins ection, Testin $365,000 Additional Cit Mana er Authorit $50,000 Total Pro'ect Costs $3,183,708.34 Project cost components are estimates and some shifting of the project development, eonstruetion management, and construction conringency funds may be necessary to balance the project within the approved budget. Report to Redding City Council March 28,2023 Re: 4.11(a)--Award BS No. 5345 Shastina Ranch Park Page 2 Alter�native Actzon The City Council (Council) may choose not to award the bid for the Shastina Ranch Park and provide staff with alternate direction. Without this project, the City of Redding (City) will be in conflict with the attached park development agreement. Background/Analysis In 2005, the City Council approved a development agreement with the Shastina Ranch Partners to construct the Shastina Ranch Subdivision, a large residential project west of Airport Road, south of Rancho Road, and adjacent to the proposed southerly extension of Shasta View Drive. The Shastina Ranch project includes the development of 446 single-family residential units, a neighborhood park with a multipurpose playing field on approximately 11 acres, restroom and play equipment, and 25 acres within the Clover Creek floodplain with a Clover Creek trail to be located within the open space area. The development agreement included a park development fee credit agreement, G4327. The park development fee agreement was amended a few times over the years and most recently in 2021. Attached is a tabulation of bids received and opened on March 16, 2023, for the Shastina Ranch Park Project. The low base bid in the amount of$2,460,708.34 was received from SNL Group, Inc., of Redding, California. Due to funding constraints, this project was bid with several additive alternatives. It was decided to also award Additive Alternative 3, which is a one-year maintenance contract for work completed within the base bid. SNL Group, Inc., provided a bid in the amount of$62,000 for Additive Alternative 3 for a total contract costs of$2,522,708.34. The engineer's estimate, including Additive Alternative 3, was $2,385,000. This project includes the construction of park facilities including storm drains, a sanitary sewer system, a domestic water system, electrical infrastructure, paving and hardscape, an irrigation system, landscaping, picnic and BBQ areas, restroom facilities, fencing, a hard court, play equipment, and other miscellaneous items of work. Envir�onmental Review On July 5, 2005, the Council held a public hearing and adopted a resolution approving the Tentative Subdivision Map Application (5-7-03) and Planned Development Application (PD-S- 04) for the Shastina Ranch Subdivision Project after adopting a resolution certifying the completeness and adequacy of the Environmental Impact Report EIR-1-03 on April 5, 2005. The park project was included in the project scope. Council Pr�ioNity/City Manager Goals � Government of the 215ti Century — `Be relevant and proactive to the opportunities and challenges of today's residents and workforce. Anticipate the future to make b�tter decisions today." • Economie Development — "Faeilitate and become a catalyst for eeonomic development in Redding to create jobs, retain current businesses and attract new ones, and encourage investment in the eommunity." Report to Redding City Council March 28,2023 Re: 4.11(a)--Award BS No. 5345 Shastina Ranch Park Page 3 Attachments ^Location Map ^Bid Tab C-4327_2021 Park Developinent Agreeinent Previous Staff Report 070505 Previous Staff Report 040505 - , i �� �: " .... - � -' � � ���i � � �r' ����. = RAf�CHORQ - � - � - � - - � - � - � - �_ W : �j _ �. ; � , , , ,_, � _., _ �i , �,. �� �� �` � ; W � � -- � , � � < �, i _ ' � � _ _.._ - - � , Q � \ �� H; ��� _ � Q � � r � Z � � '� � � � � , � , � �, � _ _ tA � _ - �>' �� i � � � _ - - ` � � , �. � H �, ��, � , � i �� � � F � , , �, , � , ,� � - � � , � _ . _ � , � O �A n. �, � F m _ Q � _ �, � ; ,� � � _ � ���� SHASTI�VA F��N�CN �`� - -_ , � � �� � � , �� .� PA�I� ` r �P� � �� � y. . ���PQ .. . i . � ._. i � � �.- , .`� , = - , -, � � � , �. � ,. i , - _� ... � �_,-' T � ' P . �. \ - y � t Ri � ` ' ". `, �� .. � .....< , ,_. ? � �• m ���_ — � �-� � � z� �� , � SH/�STA VIEW DRIVE ' � .� o � � ° ,m, ...� � � z - -� � � � ?i ,_. . ,_ �. �� o , . �p : o ,. o � �� p ,, � ` . , �� ,,, � �. RP '. � � � .....:.., _ � i _ n, � � � � \ � / � _ � A � / � � �� �� � � PROJECT LO�ATION � o� �Fo CITY OF REDDING � _ °-� SHASTINA RANCH PARK PUBLIC WORKS �' � ��� ��� `����� DEPARTMENT LOCATION MAP Q������ BID TABULATION FOR: Shastina Ranch Park Bid Schedule No.: 5345 9618-83 ENGINEER'S EST SnL Grou Inc Robert D. Nichol Const Inc 3/16/2023 U N IT U N IT U N IT ITEM DESCRIPTION UNIT QTY PRICE TOTAL PRICE TOTAL PRICE TOTAL Base Bid 1 Traffic Control LS 1 $3,500.00 $3,500.00 $20,000.00 $20,000.00 $12,497.90 $12,497.90 2 Construction Area Signs EA 6 $400.00 $2,400.00 $482.99 $2,897.94 $496.90 $2,981.40 3 Project Funding Sign EA 1 $1,500.00 $1,500.00 $1,500.00 $1,500.00 $1,146.60 $1,146.60 4 SWPPP (Prepare) LS 1 $3,000.00 $3,000.00 $3,000.00 $3,OQ0.00 $2,751.80 $2,751.80 5 SWPPP (Implement) LS 1 $15,000.00 $15,000.00 $44,000.00 $44,000.00 $39,993.40 $39,993.40 Rain Event Action Plans 6 (REAPS} EA 33 $150.00 $4,950.00 $237.44 $7,835.52 $172.00 $5,676.00 7 Surveying (Construction) LS 1 $11,900.00 $11,900.00 $12,000.00 $12,OOO.QO $17,199.00 $17,199.00 8 Fence (Temporary) LF 2030 $5.00 $10,150.00 $4.32 $8,769.60 $11.50 $23,345.00 9 Clear and Grub AC 2.8 $15,000.00 �42,000.00 $9,987.79 $27,965.81 $10,350.00 $28,980,00 10 Remove Tree(Fieid) AC 4.4 $6,000.00 $26,400.00 $11,307.86 $49,754.58 $9,200.d0 $40,480.00 11 Remove Tree (Piayground) EA 125 $225.00 $28,125.00 $230.98 $28,872.50 $471.50 $58,937.50 12 Remove Curb and Gutter LF 245 $15.00 $3,675.00 $9.35 $2,290.75 $25.20 $6,174.00 13 Remave Asphalt Concrete SF 490 $10.00 $4,900.00 $6.37 $3,121.30 $13.80 $6,762.00 14 Aggregate Base(Class 2) T 223 $35.00 $7,805.00 $64.51 $14,385.73 $77.10 $17,193.30 15 Asphalt Concrete T 53 $300.00 $15,900.00 $426.36 $22,597.08 $411.80 $21,825.40 Traffic Stripe(4"Thermoplastic 16 -White) LF 342 $5.00 $1,710.d0 $9.50 $3,249.00 $9.20 $3,146.40 Traffic Stripe(4"Thermoplastic 17 - Biue} LF 100 $12.00 $1,200.00 $17.81 $1,781.00 $1720 $1,720.00 Pavement Marking - 18 Thermoplastic SF 28 $50.00 $1,400.00 $45.16 $1,264.48 $43.60 $1,220.80 19 Accessible Parking Sign EA 1 $750.00 $750.00 $700.00 $700.00 $516.00 $516.00 20 Sidewalk (4" PCC} SF 9048 $10.00 $90,480.00 $10.21 $92,380.08 $12.50 $113,100.00 21 Concrete Curb Ramp (Type A) EA 1 $3,500.00 $3,500.Od $3,800.00 $3,800.00 $2,912.40 $2,912.40 22 Concrete Curb Ramp (Type C) EA 2 $3,500.00 $7,OOQ.00 $3,800.00 $7,600.00 $2,912.40 $5,824.80 23 Concrete Curb (6"} LF 450 $30.00 $13,500.00 $33.15 $14,917.50 $29.70 $13,365.00 24 Valley Gutter LF 245 $100.00 $24,500.00 $37.35 $9,150.75 $61.90 $15,165.50 Water Main (6" PVC Class 25 150) LF 20 $100.00 $2,000.00 $490.39 $9,807.80 $174.10 $3,482.00 26 Water Main (4" PVC) LF 27 $70.00 $1,890.00 $23.74 $640.98 $107.20 $2,894.40 27 Water Service (1-1I2"} LF 118 $40.00 $4,720.00 $52.74 $6,223.32 $49.50 $5,841.00 28 Water Service(1") LF 194 $35.00 $6,790.00 $35.72 $6,929.68 $37.30 $7,236.20 29 Water Meter(2") EA 1 $4,5d0.00 $4,500.00 $4,500.00 $4,500.00 $2,483.50 $2,483.50 30 Water Meter{5!8") EA 1 $2,500.00 $2,500.00 $2,300.00 $2,300.00 $1,222.30 $1,222.30 Shaded areas indicate addition errors. Pana 1 nf 1� BID TABULATION FOR: Shastina Ranch Park Bid Schedule No.: 5345 9618-83 ENGINEER'S EST SnL Grou Inc Robert D. Nichol Const Inc 3/16/2023 UNIT UNIT UNIT ITEM DESCRIPTION UNIT QTY PRICE TOTAL PRICE TOTAL PRICE TOTA� Reduced Pressure Principle 31 Device(1"} EA 1 $3,000.00 $3,000.00 $6,000.00 $6,000.00 $4,736.60 $4,736.60 Reduced Pressure Principle 32 Device (3"} EA 1 $5,500.00 $5,500.00 $13,000.00 $13 000.00 $12 815.50 $12,815.50 Valve (4" Resilient Wedge ' ' 33 Gate) EA 1 $2,500.00 $2,500.00 $1,000.00 $1,000.00 $1,559.40 $1,559.40 34 Sanitary Sewer Lateral (4") LF 123 $50.00 $6,150.00 $132.85 $16,340.55 $82.80 $10,184.40 35 Sanitary Sewer Cleanout EA 3 $750.00 $2,250.00 $751.11 $2,253.33 $580.90 $1,742.70 Drinking Fountain with Pet 36 Fountain EA 1 $6,500.00 $6,500.00 $8,000.00 $8,000.00 $8,026.20 $8,026.20 37 Park Bench EA 2 $2,200.00 $4,400.00 $1,200.00 $2,400.00 $1,281.30 $2,562.60 38 Standard Picnic Table EA 2 $2,800.00 $5,600.00 $1,400.00 $2,800,00 $1,503.20 $3,006.40 39 Accessibie Picnic Table EA 2 $3,200.00 $6,400.00 $1,500.00 $3,000.00 $1,537.60 $3,075.20 40 Standard Restroom LS 1 $100,000.00 $100,000.00 $125,000.00 $125,000.00 $119,730.30 $119,730.30 41 Collapsibie Bollard EA 2 $3,500.00 $7,000.00 $1,900.00 $3,800.00 $1,719,90 $3,439.80 Playground Preparation and 42 Excavation LS 1 $86,647.60 $86,647.60 $77,800.00 $77,800.00 $130,000.00 $130,000.00 Playground Paving and 43 Hardscape LS 1 $453,122.00 $453,122.00 $184,000.00 $184,000.00 $288,786.10 $288,786.10 Playground Structures and 44 Miscellaneous LS 1 $33,000.00 $33,d00.00 $270,000.00 $270,000.00 $355,198.30 $355,198.30 Playground Planting and 45 Landscape Material �S 1 $145,469.75 $145,469.75 $160,000.00 $160,000.00 $131,100.00 $131,100.00 46 Playground Play Equipment LS 1 $465,429.13 $465,429.13 $557,000.00 $557,000.00 $546,750.00 $546,750.0� 47 Playground Site Furnishings LS 1 $37,285.93 $37,285.93 $48,000.00 $48,000.00 $34,036.80 $34,036.80 48 Irrigation System (Complete) LS 1 $60,000.00 $60,000.00 $152,000.00 $152,000.00 $123,832.80 $123,832.80 49 Irrigation Controller LS 1 $30,000.00 $30,000.00 $10,000.00 $10,000.00 $9,746.10 $9,746.10 Finish Grading & Soil 50 Amendments SF 24000 $0.90 $21,600.00 $1.37 $32,880.00 $1.30 $31,200.00 51 Shrubs (1 Galion) EA 178 $15.00 $2,670.00 $35.00 $6,23d.00 $33.30 $5,927.40 52 Trees and Shrubs (5 Gallon) EA 70 $50.00 $3,500.00 $82.00 $5,740.00 $79.10 $5,537.00 53 Trees (15 Gailon) EA 60 $280.00 $16,800.00 $465.00 $27,900.00 $447.20 $26,832.00 54 Turf(Sod) SF 16460 $2.10 $34,566.00 $1.78 $29,298.80 $1.70 $27,982.00 55 Turf- No Mow(Sod) SF 10020 $14.40 $144,288.00 $3.56 $35,671.20 $3.40 $34,068.00 56 Bark Mulch CY 140 $180.00 $25,200.00 $124.66 $17,452.40 $120.40 $16,856.00 57 Cobbie SF 690 $13.00 $8,970,00 $16.15 $11,143.50 $15.60 $10,764.00 58 Gravel Mulch SF 1800 $2.40 $4,320.00 $8.90 $16,020.00 $8,60 $15,480.00 59 Concrete Divider LF 1115 $54.00 $60,210.00 $16.81 $18,743.15 $34.40 $38,356.00 Shaded areas indicate addition errors. Paae? �f�� BID TABU�ATION FOR: Shastina Ranch Park Bid Schedule No.: 5345 9618-83 ENGINEER'S EST Sn�Grou Inc Robert D. Nichol Const Inc 311 612 0 2 3 UNIT UNIT UNIT ITEM DESCRIPTION UNIT QTY PRICE TOTAL PRICE TOTAL PRICE TOTAL Electrical Service Pedestal and 60 Distribution LS 1 $10,000.00 $10,000.00 $11,000.00 $11,000.00 $11,466.00 $11,466.00 Electrical Conduit/Trenching & 61 Future Stubouts LS 1 $80,230.00 $80,230.00 $22,000.00 $22,000.00 $18,391.50 $18,391.50 62 Group Picnic Structure LS 1 $125,000.00 $125,000.00 $170,000.00 $170,000.00 $161,700.OQ $161,700.00 TOTAL BASE BID $2,345,253.41 $2,460,70$.34 $2,660,962.70 Additive Alternate 1: Dog Park 1 Surveying (Construction) �S 1 $2,550.00 $2,550.00 $10,000.00 $10,000.00 $11,700.00 $11,700.00 2 Excavation (Unclassified) CY 400 $9.50 $3,800.00 $1d3.00 $41,200.00 $67.86 $27,144.00 3 Sidewalk (4" PCC) SF 7519 $10.00 $75,190.00 $14.00 $105,266.00 $13.14 $98,799.66 Fence(4' Chain Link, Vinyl 4 Coated) LF 1430 $50.00 $71,500.00 $57.00 $81,510.00 $57.33 $81,981.90 Gate (14' Doubie Opening, 5 Vinyl Coated) EA 2 $2,000.00 $4,OQ0.00 $3,500.00 $7,000.00 $2,925.00 $5,850.00 6 Water Service(1"} �F 34 $35.00 $1,190.00 $480.00 $16,320.00 $375.09 $12,753.06 7 Water Service(1/2") LF 10 $35,00 $350.00 $173.00 $1,730.00 $128.93 $1,289,30 8 Water Meter(5/8") EA 1 $2,500.00 $2,500.00 $2,000.00 $Z,OOO.QO $1,597.05 $1,597.05 Reduced Pressure Principle 9 Device (3/4") EA 1 $2,500.00 $2,500.00 $8,000.00 $8,000.00 $4,966.65 $4,966.65 Drinking Fountain with Pet 10 Fountain EA 1 $6,500.00 $6,500.00 $9,000.00 $9,000.00 $8,190.00 $8,190.00 11 Park Bench EA 4 $2,200.00 $8,800.00 $1,5Q0.00 $6,000,00 $741.49 $2,965.96 12 Standard Picnic Tabie EA 1 $2,800.00 $2,800.00 $3,000.00 $3,000.00 $2,950.74 $2,950.74 13 Accessible Picnic Table EA 1 $3,200.00 $3,200.00 $3,000.00 $3,000.00 $3,020.94 $3,020.94 14 irrigation System (Complete) LS 1 $20,000.00 $20,000.00 $23,000.00 $23,000.00 $22,815.00 $22,815.00 Finish Grading & Soil 15 Amendments SF 26000 $0.90 $23,400.00 $1.62 $42,120.00 $0.76 $19,760.00 16 Trees and Shrubs (5 Gallon} EA 26 $70.00 $1,820.00 $180.00 $4,680.00 $111.15 $2,889.90 17 Trees (15 Gallon) EA 13 $280.00 $3,640.00 $450.00 $5,850.00 $444.60 $5,779.80 18 Native Grass Mix (Hydroseed} SF 26010 $0.40 $10,404.00 $0.89 $23,148.90 $0.82 $21,328.20 19 Cobble SF 1140 $13.00 $14,820.00 $16.18 $18,445.20 $15.80 $18,012.00 TOTAL AD ALT 1 $258,964.00 $411,270.10 $353,794.16 Additive Alternate 2: Field 1 Surveying (Construction) LS 1 $2,550.00 $2,550.00 $13,000.00 $13,000.00 $15,795.00 $15,795.00 Shaded areas indicate addition errors. Paqe 3 of 12 BID TABULATION FOR: Shastina Ranch Park Bid Schedule No.: 5345 9618-83 ENGINEER'S EST SnL Grou inc Robert D. Nichol Const Inc 3116t2023 UNIT UNIT UNIT ITEM DESCRIPTION UNIT QTY PRICE TOTAL PRICE TOTAL PRICE TOTAL 2 Excavation (Unclassified) CY 1800 $9.50 $17,100.00 $61.00 $109,800.00 $67.86 $122,148.00 3 Clear and Grub RC 4.1 $15,000.00 $61,500.00 $14,000.00 $57,400.00 $7,020.00 $28,782.00 4 Sidewalk (4" PCC) SF 12947 $10.00 $129,470.00 $14.00 $181,258.00 $13.03 $168,699.41 5 Basebaii Backstop EA 2 �5,500.00 $11,000.00 $21,000.00 $42,000.00 $12,285.00 $24,570.00 6 Irrigation System {Complete) LS 1 $320,000.00 $320,000.00 $173,000.00 $173,000.00 $173,160.00 $173,160.00 Finish Grading & Soii 7 Amendments SF 174920 $0.90 $157,428.00 $1.15 $201,158.00 $0.88 $153,929.60 8 Trees (15 Gallon) EA 36 $280.00 $10,080.00 $480,00 $17,280.00 $456.30 $16,426.80 9 Turf(Hydroseed) SF 174920 $0.24 $41,980.80 $0.23 $40,231.60 $023 $40,231.60 10 Bark Mulch CY 140 $180.00 $25,200.00 $124.00 $17,360.00 $122.85 $17,199.00 TOTAL AD ALT 2 $776,308.80 $852,487.60 $760,941.41 Additive Alternate 3: Landscape Maintenance Base Bid 1 Landscape Maintenance LS 1 $40,000.00 $40,0OO.Od $62,000.00 $62,Q00.00 $51,480.00 $51,480.00 Additive Alternate 4: Landscape Maintenance Dog Park 1 Landscape Maintenance LS 1 $5,000.00 $5,000.00 $25,000.00 $25,000.00 $21,060.00 $21,060.00 Additive Alternate 5: Landscape Maintenance Field 1 Landscape Maintenance LS 1 $50,000.00 $50,000.00 $49,000.00 $49,000.00 $42,120.00 $42,120.00 I'OTAL BASE BID PLUS AD ALT 1, 2, 3,4& 5 $3,475,526.21 $3,860,466.04 $3,890,358.27 Shaded areas indicate corrections made in accordance with the Special Provisions. Shaded areas indicate addition errors. Paae 4 of 12 BID TABULATION FOR: Shastina Ranch Park Bid Schedule Na.: 5345 9618-83 Mercer-Fraser Com an 3/16/2023 UNIT UNIT UNIT ITEM DESCRIPTION UNIT QTY PRICE TOTAL PRICE TOTAL PRICE TOTAL Base Bid 1 Traffic Controi LS 1 $80,185.96 $80,185.96 2 Construction Area Signs EA 6 $620.00 $3,720.00 3 Project Funding Sign EA 1 $3,000.00 $3,000.00 4 SWPPP (Prepare) LS 1 $3,000.00 $3,000.00 5 SWPPP (implement) LS 1 $100,000.00 $100,000.00 Rain Event Action Plans 6 {REAPS} EA 33 $400.00 $13,200.00 7 Surveying (Construction) LS 1 $90,000.00 $90,000.00 8 Fence (Temporary) LF 2030 $25.00 $50,750.00 9 Ciear and Grub AC 2.8 $8,000.00 $22,400.00 10 Remove Tree (Field) AC 4.4 $9,Od0.00 $39,600.00 11 Remove Tree (Playground) EA 125 $400.00 $50,000.00 12 Remove Curb and Gutter LF 245 $45.00 $11,025.00 13 Remove Asphalt Concrete SF 490 $10.00 $4,900.00 14 Aggregate Base (Class 2) T 223 $105.00 $23,415.00 15 Asphalt Concrete T 53 $290.00 $15,370.00 Traffic Stripe (4"Thermoplastic 16 -White) �F 342 $8.00 $2,736.00 Traffic Stripe(4"Thermoplastic 17 - Biue) LF 100 $15.00 $1,500.00 Pavement Marking - 18 Thermopiastic SF 28 $38.00 $1,064.00 19 Accessible Parking Sign EA 1 $590.00 $590.00 20 Sidewaik (4" PCC) SF 9048 $25.00 $226,200.00 21 Concrete Curb Ramp {Type A) EA 1 $12,000.00 $12,000.00 22 Concrete Curb Ramp (Type C) EA 2 $10,000.00 $20,000.00 23 Concrete Curb (6°) �F 450 $50.00 $22,500.00 24 Valiey Gutter LF 245 $115.00 $28,175.00 Water Main (6" PVC Class 25 150) LF 20 $80.00 $1,600.00 26 Water Main (4" PVC) LF 27 $80.00 $2,160.00 27 Water Service (1-1/2") LF 118 $55.00 $6,490.00 28 Water Service(1") LF 194 $40.00 $7,760.00 29 Water Meter(2") EA 1 $8,000.00 $8,000.00 30 Water Meter(5/8") EA 1 $6,000.00 $6,000.00 Shaded areas indicate addition errors. PanP.�i nf 1� BID TABULATION FOR: Shastina Ranch Park Bid Schedule No.: 5345 9618-83 Mercer-Fraser Com an 3/16/2023 UNIT UNIT UNIT ITEM DESCRIPTION UNIT QTY PRICE TOTA� PRICE TOTAL PRICE TOTAL Reduced Pressure Principle 31 Device (1"} EA 1 $3,000.00 $3,000.00 Reduced Pressure Principle 32 Device(3") EA 1 $3,000.00 $3,000.00 Valve (4" Resilient Wedge 33 Gate) EA 1 $7,000.00 $7,000.00 34 Sanitary Sewer Lateral (4") LF 123 $70.00 $8,610.00 35 Sanitary Sewer Cleanout EA 3 $2,000.00 $6,000.00 Drinking Fountain with Pet 36 Fountain EA 1 $18,000.00 $18,OOO.dO 37 Park Bench EA 2 $2,500.00 $5,000.00 38 Standard Picnic Table EA 2 $3,000.00 $6,000.00 39 Accessible Picnic Table EA 2 $3,200.00 $6,400.00 40 Standard Restroom LS 1 $110,000.00 $110,000.00 41 Coliapsible Bollard EA 2 $2,450.00 $4,900.00 Playground Preparation and 42 Excavation LS 1 $90,000.00 $90,000.00 Playground Paving and 43 Hardscape LS 1 $255,000,00 $255,000.00 Playground Structures and 44 Miscellaneous LS 1 $299,000.00 $299,000.00 Playground Planting and 45 Landscape Material LS 1 $134,000.00 $134,000.00 46 Playground Play Equipment LS 1 $350,000.00 $350,000,00 47 Playground Site Furnishings LS 1 $150,000.00 $150,000.00 48 irrigation System (Complete) LS 1 $110,000.00 $110,000.00 49 Irrigation Controller LS 1 $8,500.00 $8,500.00 Finish Grading & Soil 50 Amendments SF 24000 $1.15 $27,600.00 51 Shrubs (1 Gallon) ER 178 $29.00 $5,162.00 52 Trees and Shrubs (5 Gallon) EA 70 $69.00 $4,830.00 53 Trees (15 Gallon} EA 60 $390.00 $23,400.00 54 Turf(Sod) SF 16460 $1.50 $24,690.00 55 Turf- No Mow(Sod) SF 10020 $3.00 $30,060.00 56 Bark Mulch CY 140 $105.00 $14,700.00 57 Cobble SF 690 $13.50 $9,315.00 58 Gravel Mulch SF 1800 $7.50 $13,500.00 59 Concrete Divider LF 1115 $30.00 $33,450.00 Shaded areas indicate addition errors. Paae 6 of 12 BID TABULATION FOR: Shastina Ranch Park Bid Schedule No.: 5345 9618-83 Mercer-Fraser Com an 3/16i2023 UNIT UNIT UNIT ITEM DESCRIPTION UNIT QTY PRICE TOTA� PRICE TOTAL PRICE TOTAL Electrical Service Pedestal and 60 Distribution �S 1 $20,000.00 $20,000.00 Electrical Conduit/Trenching & 61 Future Stubouts LS 1 $20,620.00 $20,620.00 62 Group Picnic Structure LS 1 $146,154.04 $146,154.04 TOTA� BASE BID $2,805,232.00 Additive Alternate 1: Dog Park 1 Surveying (Construction) LS 1 $10,000.00 $10,000.00 2 Excavation (Unclassified) CY 400 $50.00 $20,000.00 3 Sidewaik {4" PCC} SF 7519 $25.00 $187,975.00 Fence (4' Chain Link, Vinyi 4 Coated) LF 1430 $46.00 $65,780.00 Gate(14' Double Opening, 5 Vinyi Coated) EA 2 $3,800.00 $7,600.00 6 Water Service (1") LF 34 $90.00 $3,060.00 7 Water Service (1/2") �F 10 $90.00 $900.00 � 8 Water Meter(5/8") EA 1 $8,000.00 $8,000.00 Reduced Pressure Principle 9 Device (3/4") EA 1 $3,000.00 $3,000.00 Drinking Fountain with Pet 10 Fountain EA 1 $17,000.00 $17,000.00 11 Park Bench EA 4 $2,200.00 $8,800.00 12 Standard Picnic Table EA 1 $3,000.00 $3,000.00 13 Accessible Picnic Table EA 1 $3,200.Od $3,200.00 14 I�rigation System (Complete) LS 1 $25,500.00 $25,500.00 Finish Grading & Soil 15 Rmendments SF 26000 $0.65 $16,900.00 16 Trees and Shrubs (5 Gallon) EA 26 $95.00 $2,470.00 17 Trees (15 Gallon} EA 13 $380.00 $4,940.00 18 Native Grass Mix (Hydroseed) SF 26d10 $0.70 $18,207.00 19 Cobble SF 1140 $13.50 $15,390.00 TOTA�AD ALT 1 $421,722.00 Additive Alternate 2: Field 1 Surveying (Construction) LS 1 $10,000.00 $10,000.00 Shaded areas indicate addition errors. Paae 7 of 12 BID TRBULATION FOR: Shastina Ranch Park Bid Schedule No.: 5345 9618-83 Mercer-Fraser Com an 3/16/2023 UNIT UNIT UNIT ITEM DESCRIPTION UNIT QTY PRICE TOTA� PRICE TOTAL PRICE TOTAL 2 Excavation (Unclassified) CY 1800 $40.00 $72,000.00 3 Clear and Grub AC 4.1 $20,000.00 $82,000.00 4 Sidewaik (4" PCC) SF 12947 $30.00 $388,410.00 5 Baseball Backstop EA 2 $10,000.00 $20,000.00 6 Irrigation System (Compiete) LS 1 $156,000.00 $156,000.00 Finish Grading & Soii 7 Amendments SF 174920 $0.75 $131,190.00 8 Trees (15 Gailon) EA 36 $390.00 $�4,040.00 9 Turf(Hydroseed) SF 174920 $0.20 $34,984.00 10 Bark Mulch CY 140 $105.00 $14,700.00 TOTAL AD ALT 2 $923,324.00 Additive Aiternate 3: Landscape Maintenance Base Bid 1 Landscape Maintenance LS 1 $74,000.00 $74,000.00 Additive Alternate 4: Landscape Maintenance Dog Park 1 Landscape Maintenance LS 1 $18,000.00 $18,000.00 Additive Alternate 5: Landscape Maintenance Field 1 Landscape Maintenance �S 1 $36,000.00 $36,000.00 t'OTAL BASE BID PLUS AD ALT 1, 2, 3,4&5 $4,278,278.00 Shaded areas indicate corrections made in accordance� Shaded areas indicate addition errors. Paae 8 of 12 - `V�ia��b�V� ■ Leslie Morgan Shasta - Assessor/Recarder 05/14/2021 03:54 PM Titles: 1 Pages: 13 REC4RDING REQUESTED SY: �,�,�5: ��.em City of Redd�ng Taxes: �0.00 , GA S62 Fee: $0.0� � Total: $0.00 \ WHEN RECORDED RETLIRN TCI� eebas City Clerk , � '�' °6 � � City ofRedding ' '����"����'� ' �� , � �� '�(�� 777 Cypress Avenue ______� Redding,CA 96001 � Documentary Transfer Tax:Narfe Rev.&Tax Cade l 1922 � Gav.Cade b103 � APNs:054-864-001,054-860-�03 � ��('� �� � TFIE AREA AB V . ESER CORDER'S USE MEM4RANDUM OF AMENDED A RESTA D PARK DEVELC?PMEN'�' AND PARK FACILITIE PA EE CREDIT AGREE1t�IENT �___�%' ��. WHEREAS,The City of Redding("City")entered into� �elopment Agreernent(C-4327)dated June 23,2005,with Shastina Rancli Developrnent Company nc.��� rs� nt to the authority set forth in Sections 65864 throagh 65869.5, inclusive, of the Californi��er en C de. i` WHEREAS, said Developr►lent Agreem�n was o d�d�' ugust 30, 2005, in the Official Records of the County of Shasta �ander Instrument No 5-0 5�21�. WHEREAS,the Develop�ne�t Agreem ' lude , a an exhibit thereto, a Park Facilities Impact Fee Credit Agreement Dated June 230, 2005. WHEREAS,said Develop e t A e e was ended on August 8, 2011 and said Amendment was recorded in the Official th nty af Shasta�nder Instrument No. 201 l-0023938. WHEREAS,the Annen date �ust 8, 201 l,extended the term af the Development Agreement and recagnized an assig f the evelapment Agreement f�am Shastina Ranch Develapment Company,Inc. to Shas� an ners a Galifornia Cenera] Partnership. WHEREAS,on Se t rnber 8, 2 1 S, the City and 5hastina Ranch Partners entered into a Park Facilities Impact Fee Credit eenr�e hich replaced in its entirety #he Park Facilities Impact Fee Credit Agreement d�d' e � , thereby making it nu11 and void as of September 8, 2015. W RE `S � , aid Agr e�nt was recorded on March 11,2016 in tl�e Official Records of the County of Sh a der s ment No. 2016-0006842. WHERE , id Developrment Agreement was amended on October 4, 2019. REA , March 3, 2021, S & J Development, a California corporation, and Sierra Pacific Lartd & "� mpany, a California corporation (collectively, "DEVELOPER"), jointly and several3y, entered n1 to an Amended and Restated Park Development and Park F'acilities Tmpact Fee Credit Agreement with fhe City,wlaich shall replace in its entirety any prior impact fee credit agreement related DOC #2021-0020634 Page 2 of 13 ta parks andlar recreatianal facilities adapted as an exhibit to the Development Agreement adopted by Ordinance No.2349, and 2478,respectively,and any amendment to the same,thereby rnaking th�n nu11 and void as of March 3, 202.1. � �� WHEREAS,the City and L�evelaper desire to record this Nlemarandum to provide canst�Cic�iv-�,no i� �„ of the Amend�d and Restated Park Development and Park Facilities Irnpact Fee Credit A reerri��,,,, NOW, THEREFORE, in consideration of the faregoing Recitals, which are here ncorpo a d int� this Memorandum as if fully set f.orth herein, and far other good and valuable cons' er ion,th eceipt and adequacy of which are hereby acknowledged, City and Developer agree as ws. 1. The Park Devel,opment and Park Facilities Impact Fee Credit Agr e ent dat Marc ,2021 is attached to andl �ncorporated herein by reference as E ' ' A. 2. This Memoraridum is subject to all of the te , covenan s and conditions of the Development Agreement dated June 23, 2005 and m nded an Au ust 8, 2011, ali of which are incorporated herein by this reference as if set fa�r�t,�i full. � � IN WITNESS WHEREOF, City and Developer h executed this�?�gre ment an the days and year set forth below: `�.,, � CITY D , A 1 r ation , Dated: � � ,2021 � . esne ,Mayor ATTEST; O APP VED AS TO FORM: A� Y E, DeWALT 't�Attorney PAMELA MIZ ,City er By: r--- DEVELOPER ; Dated: ��D 2Il � Atlen,President &J Deve�opment � 3o Zo2� � �`i ' � � M.D. Emmersan, airman & CFO Sierra Pacific Land & Development Campany DOC #2021-0020634 Page 3 of 13 ACKNCIWC.EDGMENT �,„,_,,,,�,,, A notary public ar ather afficer completing this �� ce�tificate verifies onlyithe identity of the individual v+rho signed the doeument to which this certificate is attached, and not the truthfuiness, accuracy, or validi of that document. Stafa of CaEifarnia Couctty of Shasta } On April 30, 2021 before me, Susan E. W hers oo Notar Public {inse�f n m and title of h officer) personally appeared M, D. Emmersan and Jeb All.en , who proved fio me on the basi�s of satisfac#ary evidence to be the p an whase name(s) is/ara subscribed to the within instrument and acknawled��ta me that he/she/they executed the same in hislherltheir autharized capacity(ies), and that by his r e�r sEgnature(s) on the instrument the person(s}, or the entity upon behalf af which the person� a d, executed the instrument. ��, � ! ce�tify under PENALTY OF PERJURY under t €,,Yaw`\ t"�fa�S �e af California that the foregoing paragraph is true and correcfi. � ,j . 0 � ,j r _� T Eac e,tM $USAN E.WITHERSPOON WITNESS my hand and official seal. `� Notary Public-California Z ' Shasta County ; _ � � Commissfon�2263952 Y , . My t�mm,E�cpires Nov 21,2022 �I�T1StUC8 � {$8��} �� _.___. . � �+/ DOC #2021-0020634 Page 4 of 13 CALIF{)RNIA ALL-PURPOSE CERTIFICATE OF ACKNQWLEDGIVI�NT . \ A notary public or other officer cornpleting this certificate verifies anly the identity o��t e individual wha signed the document to which this certificate is attached, and not the t�:�t��u��e�s, accuracy,or validity of that document. � State of California) County of Shasta) Qn May II, 2021, before me, Shariene Tipton, Notary Publi , perso y a e red, Erin D. Resner, who proved to me on the basis of satisfactor ' en e be t erson whose name is subscribed to the within instrument and acknowled e o e tha he e cuted the same in her authorized capacity, an�d that by her signature on t e instrument person, ar the entity upon behalf of which the person acted, executed the instr t. I certify under PENALTY OF PERJURY under the laws t �e--�at of California that the foregaing paragraph is tr�ue and carrect. � y��� �\ WITNESS �ny hand and official seal. s�'�oe r �.-..::::�„ sw�e�Fr��rrarar� ;� '; � Notary Public-CatNornia _ � Shasta Codnty � � �+�,�oF���` Commission+M 2340783 " O jt My Comm.E�qyires Jan 25,2Q25 + Si�22�tUT'8. Sharlene Tipton � (Notary Seal) ------ �------ -- ------- --�-------------------------------- � � OTARY SEAL M CC}DE SECTI4N 27361.7 I CERTIFY UNDER F'� Y C1 ERJURY TI-IAT THE ABOVE NOTARY SEAL READS AS F4LLOWS: , �" Name of Natary: Sharlene Tipton Date Com �' ' n xp' . January 25, 2025 � � o is � n umber: 2340783 Place o F cuti : Redding, California Date: May 11, 2021 1 . in , �. � , arlene Tipton � DOC #2021-0020634 Page 5 of 13 AMENDED AND►RESTATED PARK DEVEL4PMENT AND PARK FACILITIES IMPACT FEE CREDIT AGREEMENT BETWEEN THE CITY OF REDDING AN & J DEVELC}PMENT AND SIEI2RA PACIFIC LA1�1I} & TIMBER CQMPANY FCIR C(}NSTRUCTION OF SHASTINA RANC�I NEIGHBORHOOD PAT�„�,,,,,,,, (C-4327} --- ���"„ This Agreement is rnade and entered into by and between S & J DEVELOP T, a 1 orni� corporation,and SIERRA PACIFIC LAND&TIMBER CQMPANY,a Cali 'a co o ation, (collectively, "DEVELOPER"), and the CITY OF REDDING, a ' a oration {"CITY"}. A11 references to "DEVELOPER" shaii mean each of S&J eve nt ierra Pacific Land& Timber Company jointly and severally. RECITALS ( This Agreement implements DEVELOPER'S obligations er the Dev o ment Agreement and is hereby incorporated into said Development Agreement as , hibit eto. �� This Agreement implements a plan to canstruct p provements on 11 acres of land in Redding, California, �vithin the Shastina Ranch Subdivisian,���i�c will be dedicated pursuant to Candition '76 of the approved tentative subdivision map fox- as�r�� �2anch Subdivxsian Map 5-7-43 and Planned Development PD-5-04. This agree e �� als��include park fee obligations far Stonesfair Subdivision Map AMND-2018/S-9 a� tne reek Subdivision Map. The locatian af the park parcel is sho�vn on the atta� ma ���xhlbrt A . ��, �L� Upon executian af this Agreement, e Pa ci�ities Impact Fee Credit Agreement dated September 8, 2015, as amended bet en the i f Redding and Shastina Ranch Partners shall have na further force or eff� NOW, T�IEREFORE DERSTQOD AND AGREED by and between the parties hereto as foll . SECTION 1. C�BLI ONS ITY In consideration o �OP entering inta this Agreement, CITY has agreed to the fallowing with respect to t e dedicati design, and develapment of the 11-acre park site. A. CIT.��s�al �rari�� EVELOPER credit for a11 in-lieu park fees far Shastina Ranch S � ivi�' n ap 5-7-03 in exchange for the dedication of the park site. CITY shall nat e quired ay for any parkland dedicated in excess of the re uired land dedicatian q un TY's Subdivision Ordinance. B. T shall provide DEVELOPER with a credit toward its Park and Recreation Facilities Im a t Fees (Park Fees) requirement. Pursuant to RMC 16.20.210 CITY shall set the l�fninary project budget,such that it does not exceed the Park Fee requirements and such � dget may not be less than the total Park Fee requirement for the Shastina Ranch � S. � � � Park and Recreatian Facilities Impact Fee Credit Agreeznent- Shastina Ranch Page 1 DOC #2021-0020634 Page 6 of 13 Subdivisian Map 5-7-03. The credit amount wi11 be the total af eligible CITY approved project expenses, including but not Iimited to design, engineering, and landscape design. Except as may be mutuaily agreed upan in writing between tlae Parties, DEVELO 'S financial abligation to the project budget wi11 nat exceed the value af the Fark Fees d for the entire Shastina R�acach Subdivision Map S-1-Q3 ar such rnap as rnay �e;a�� from time ta time during the life of the project. ___ �',, C. CITY shall review and approve/reject all park-related submittais from ELO in a timely manner. D. CITY shall have the right to exercise final approval over the fin ark i . E. CITIr shali bid this project in accordance with City C ' olic 1 r F. CITY shaIl manage the construction of the park pra�e t. �� SECTI4N 2. OBLIGATIONS OF THE DE LC3PER ~'��--- In exchange for credit toward Park Fees, DEVELOP rees ta perfarm all necessary tasks to design and complete a neighborhood park on the a�r��en��,o e�d site. Said tasks shall include the following: � f \�1 � A. DEDICATION. Provide an �v ca e er �' dedication for the park site with the recording of the final subdivision rn r Cif the Shastina Ranch Subdivision. B. SERVICES. Provide a11 d 'gn an�' eering services necessary to meet CITY's desig�criteria and co�ructi n tandar s to build the park. CITY shall participate in and approve the select' of s chitect and approve the final park design plan. DEVELflPE ' 1 ete t liminary park design with the recordation of the 140t�' 1ot. The des 11 0 orate a storm water detention basin for the subdivisian approximately c s in s' . Apprapriate recreation amenities may be designed into this detentian . i. a ' le. The cost of the landscape architect's cantract and related engineerin ��� ex nses shall be applied �4 the park development fee credit with approval a he CIT . C. PE��'F . Q�t-_` all environmental clearances under the Califarnia Environrnental Qu 1`ty A rtailzing to the development of the 11-acre park, and obtain a11 required p � s neces to construct the park. D. L SCAPE MAINTENCE DISTRICT AS+TNE�ATION. DEVELOPER shall,prior to ale af any lot in Stonesfair or Stonecreek,annex Stonesfair and Stonecreek into the a y formed Landscape Maintenance District for Shastina Ranch Subdivision(LMD 08- Park and Recreation Facilities Impact Fee Credit Agreement-Shastina Ranch Page 2 DOC #2021-0020634 Page 7 of 13 06) for maintenance of the park, trails, open space, creek corridor and the other public amenities within the subdivisions. E. SECURITY. Developer is obligated to provide security for deferred and/or credited a k fees in the following manner: Before recordation of each phase final map of the Shastina Ranch,Stonesf ' o ecreek subdivisions until such time that the cumulative total of finaled lots t 1 416, a er of credit (pursuant to RMC 16.20.210) shall be established for Park D e m Fees otherwise due for the construction of park improvements as outl' m ec 'on of this Agreement. The letter of credit shall be based on the value of th ark v op n Fees due at the time of recordation of each phase of the subdivision . The ark Fee shall be based on the rate in effect on the date of the recor t' f the u ' 's' n phase final map. The form of the letter of credit is to be review and appro d y e City Attorney prior to acceptance by CITY in order to receive credi d/or to rec r the final map. Once the 416t"lot has been recorded,security for addition 1 ts is not re red and the Park Fees shall be paid to the City per normal ordinances unless lly agree to additional improvements. SECTION 3. PROJECT COSTS A. BUDGET. City sha11 establish the ov p o'e bu et. B. IMPACT FEES OWED. Pri�t the re o da ' of final map containing the 315�` lot from the cumulative total of finish s o tina Ranch, Stonesfair and Stonecreek, DEVELOPER will make pay nt t th Y the amount of fees for 416 lots, minus any eligible park design expenses VEL shall pay additional funds if construction bids exceed that amount a�the p 'es mu lly agree to such expenditure. SECTION 4. INDE DEVELOPE h y a e to protect, defend, indemnify and hold harmless, CITY, its officers,electe a ointe icials,employees,agents and volunteers from and against any and all ' s, es, losses, expenses, judgments, demands, penalties, defense costs, an on nti damage or liability of any kind or nature arising out of DEVEL P R's pe rmance of this Agreement, however caused, arising directly or indirectly u f th o ligations or operations herein undertaken by DEVELOPER,caused in o e r ' y any negligent act or omission of DEVELOPER, any contractor, su ontr to anyone directly or indirectly employed by any of them or anyone for o e acts of them may be liable, including but not limited to concurrent active or as ' e egligence, except where caused by the active negligence, sole negligence or wi ful ' conduct of CITY. DEVELOPER will conduct all defense at its sole cost and e e se and CITY shall have right to approve or disapprove legal counsel reta.ined to de d CITY. CITY shall be reimbursed for all costs and attorney's fees incurred by in enforcing this obligation. This indemnity shall apply to all claims and liability Park and Recreation Facilities Impact Fee Credit Agreement- Shastina Ranch Page 3 DOC #2021-0020634 Page 8 of 13 regardless of whether any insurance policies are applicable. The palicy limits do nat act as a limitation upon the amount af inde�rulification to be pravided by DEVELOPEI�. �� �� SECTIQN 5. GENE1tAL CONDITIONS A. In the event any covenant, condition, ar pravision herein contained is he ' i y an� Caurt of competent jurisdiction, the invalidity af same shall in no w fect ather� covenant, condition, or provision herein contained, provided that the va ' i of such covenant, condition, or provision does not materially prej 'ce 't Y or DEVELOPER in their respective rights and obligations contain d m the a id c v ants, conditions, and provisions of this Agreement. B. �Uhenever DEVELOPER is required ta secure appra or consen o TY, CITY shall mean CITY's City Manager or designated represent t ve. C. Any notices ar demands that may be given by either er er, including notice of default, sha11 be deemed ta have been fu and proper��gi-v�ri when made in writing, enclosed in a sealed envelope, and depos����n the United States Past Office, certified mail,postage prepaid, addressed as follows: \\ � ` C'ITY: ' Kimberly 'em r D}'�ector C�' ' Services 7'�7' r s ` en e Red , a1 0 9b001 DEVELOPF.� S'erra Pa i ic Land&Timber Company .O. 96�14 d ing,CA 9b049-6014 S &J Development 60 Innsbruck Dr#A ��� Redding,CA 96003 ll. In carrying the to be performed under this Agreement,it is understood and agreed that ' acting as an independent cantractor and not as an employee or agent af��Y. E. ll c ve ts, stipulations, and agreements in this Agreement shall extend to and bind the g a�ep ntatives, successors,and assigns of the respective parties hereto. The�� te of this Agreement shall be the date it is signed by CITY. Park and Recreation Pacilities Impact Fee Credit Agreement-Shastina Ranch Page 4 DOC #2021-0020634 Page 9 of 13 SECTIQN 6. DESIGN CRITERIA FUR PAP:K A14�NITiES AND THE COLLOCA I4N QF FLOOD DETENTIUN BASIN � � The design elements and aesthetic treatrnents faund throu�hout the Shastina Ranch�,�u�zl�ui�l sha11 alsa be carried inta the park site, including decorative lighting fixtures; buil ' m�fa e��ials and colors, landscape materials and planting palettes; paving patterns; material s; site� furnishings;and signage styles and colors.The CITY reserves the right to mod' esign e e ents<� if maintenance costs are deemed to be excessive. The collocation of a local flood-detention facility with this park site been r os the DEVELOPER as a cost-effective means of consolidating the functio of run f storage and recreatian within a single site. To be effective, a combined e 'on b i ayout creates different internal elevation variations, or tiers, that have 'ffering fre en 'es and depths of inundations and differing flood risk. Passive recreation el ents will b cated in portions of storm-water-detention facilities having the greatest poten ia�i�far temp r inundatian, while active recreation elements are lacated in areas having lesser r o ' datian risk. �.. Joint-Use Recreation Flood-Gontrol Criteria: \��,, , i A. Low flow must be accarnrnodated in a w y-� at o' the athletic fields and play areas and confines inundations to azeas that fi'ir eq t maintenance. There must be a minimum 50-foot buffer betwe the I -fl� h d the playing fields. � / , B. Drainage within the facility shoul r � c�r ositive flow across elevated tiers and to the bas�n floor to prevent resid s ater wlthm recreation areas. C. Underground draina�e�syste shall b sed ta improve drainage efficiency within and from recreation el nt t th or. Captured runoff discharged into the detention facility travelin t k si e wi1] be accomplished through underground starm drains rather t v' , ov 1 d valley channels, except fox the designated low-flow channel. ``� D. Minimum gr ili ' active and passive tt.�rf areas sha11 be 1.5 percent. E. M�im s'de slop s for turf areas sha11 be 4:1 to facilita.te rnowing and maintenance. Non-turf can e 3:1. Side slopes adjacent to streets should be no greater than b:I to faci�itat� c ' ' ibility by law enforcement,fire,and emergency personnel. � F I�e 1 park 'ls should be constructed af concrete with a minimum width of b feet. hes s should connect the neighborhood with the major recreation elements and ct' i#y as. Trails will not be located wit��in the basin floor where inundatians are fre u t. �, Park and Recreatian Facilities Irnpact Fee Credit Agreement-Shastina Ranch Page S DOC #2021-0020634 Page 10 of 13 G. Inflow and outflow structures shall include provisions to prevent access by small children. This will include the installation of trash racks or rebar across the open areas of these structures. This requirement is not applicable to weirs or culverts that: 1.Are greater than 42 inches in diameter. 2. Are less than 200 feet in length. 3. Intersect ground levels on both ends. 4. Are structurally resistant to collapse or settlement. H. An emergency spillway shall be provided to a11ow excess flows t s e y a do eam. The design of the spillway shall be the 500-year return period e e t. I. Where appropriate, an energy dissipater shall be o structed at t 'nt(s) of inflow discharge into the detention facility to help control r sion. J. The basin floor may be designed to be regularly m ' d as arthen clear zone or it may be established as a"wetland" area with prior appro of abitat management plan by the U.S. Army Corps of Engineers, h U.S. Fish and Wildlife Service, and the California Department of Fish and Game to s e conformance with §404 of the Clean Water Act. If such a plan cannot be conc ed o in advance, maintenance activities must be performed at a sufficient rate to r y blishment of wetlands that might provide a regulatory roadblock to eff tiv e o of accumulated sediments and/or pollutants deposited by floodw t�s K. A maintenance access roadway b r i ed from the top of the storm-water detention facility to the basin floor. Mi um ro ' h shall be 16 feet,with a maximum gradient. of 12 percent, and prq�ded ' a turn und or egress point. �/ SECTION 7. RE L TS The primary use at th 'na eh p site is active recreation areas for athletic games. Combined with the m y a es o e by open space already acquired by CITY, the pazk will assist in providing local res' e s with access to a full range of recreation activities. The final configuration of th s' , ell as the name of the park, shall be approved by the Director of Community Se ces. The final de ' e oved by CITY and shall comply with standards established for large neighborh o p d multi-use trails. Design specifications sha11 conform to latest Public W ks o truction dards. The following neighborhood park elements (including noted qu t' 'es, a 'als, and dimensions) shall be considered minimum base levels in a collocated deten ' n facility: 1. lay equipment for children 5-11 years 2. Engineered wood fiber play surfaces for a11 play equipment contained within a fixed Park and Recreation Facilities Impact Fee Credit Agreement- Shastina Ranch Page 6 DOC #2021-0020634 Page 11 of 13 border of approximately 8,500 square feet 3. One full-court basketball court 4. Other adult court games including bocce ball,horseshoes,etc. 5. Concrete trash receptacles 6. Concrete picnic areas with concrete picnic tables, ADA compliant 7. Concrete sidewalks shall be 6' wide, where they are within the park b dat� d connect to the surrounding residential areas. 8. Irrigated turf areas including large turf area with amended soil b 9. Drinking fountains, including water supply lines and backflow de 'c 10. Restroom 11. Shade Structure 12. Fu11 Size Soccer Field(200 ft X 300ft) 13. Full Size Baseball Field(Allowing for 220 ft fo an field) 14. • Concrete mow-strip separating turf area from d' cent plant' or natural areas. 15. Shade trees and other ornamental plantings 16. Clearing and brush removal as needed SECTION 8. RECORDATION The Parties hereby agree that a Memorand e de d Restated Park and Recreation Facilities Impact Fee Credit Agreemej�will b r c r n the chain af title of all property impacted by the Development Agreer3�n dat d e , 2005, amended on August 8, 2011, September 8, 2015, and October 4,2019. 0 Park and Recreation Facilities Impact Fee Credit Agreement- Shastina Ranch Page 7 DOC #2021-0020634 Page 12 of 13 iN�YI1'NESS WIiEREOF,the parties hereto have caused this Agreement ta be executed by their duly authorized repres�ntatives an the days and year set forth belaw: \ CITY OF F�EDDING, � ' � n icipa ora " n � , �,__,,, , ��,,,_,,,,� Dated: ,2021 � Erin . Re , , ayor � , ATTEST: APPR4V�D AS TO FO . BARRY E. DeWA � '� . City Attarney � : / 6 � PAI�Z]ELA MIZE,C Clerk By: ' , � \`~ ____--- � ` \. � � . ' DE�'EL � * see nate belaw i � Dated• ,2021 O - e ` , 'esident J e apment 0 Dated- ,2 .D mmersfln, airman & CFO Sierra Pacific Land & Develapment Comgany __ *Note: If�he Devel "is� o ara on,then this document must be executed by the Gorporation's Chief Executive Officer, sident ice-President, an the one hand, and the Carporations' Chief Pinancial Officer, Treasurer, s 'stant r asurer or Secretary an the ot�er hand. Developer`s signature must be natarized. � ,� Park and Recreation Facilities Lrnpact Fee Credit Agreement-Shastina Ranch Page 8 ' � DOC #2021-0020634 Page 13 of 13 E�ibit A— Site Plan �� .�; � � , . . �, . �.,.,...�. ���•• "� �`��.� �{�'���`�!,+`�:►.7�Reacho�Road;`�'�'��s .F�.��_�Z.�u"..'?�h��i��?.�, � {. ` �.., �}� �-- t, nH � .�..� ,� h �� .�:j ,� `;. ► .�C �, iC Ftttur¢ �yj `�'� ' Ir„t-�i r�; l` . � � �' �4 57NC[,EFAMAY J c Commt fal ��:3 ``��` r f �,`�N�. 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' - �. � �--,-• // 119 MEDIUM&I.AR,f�E+ ��. �� '� � � ._ —y �. . ��I,r� (6Uf1.T) , ""�I � � f - �1� �,.`� )�i- ,� _�- .,; .� t� . .i 1.` +', � I _ _ ?� a ,�� , . • � 1- � �� �1Gw ur��e �i �°v:, ; � - _ , � �cl ��1 t _�-- .Sr�. _ `�.��i ,\y 'Y~ ��� J`�_ } � �F $HAS'�INA� '� - s �j :«�i t .s �_ ��+ �;,-^� 1 ', d `� . `r �` , R�Nc� � � ; , `, 1 f�;� _ 1 � R ,1 { ., , � L , A�! $fNGIE fI.M1LY ' I"IOMES � t �.,_ ' " .�-•- > _ _,�• a]!ll LARAE IlC71S 4��`.. M' � k"""' �'511�� - ..,�,q�~ �-,,�}�,' •` I�r� • ��I � a. ' �- i L "+ � ��� 1, ( � �,'��. " h'i.: �r�`1 s.t r�� ,�-'��r' j �• V'°4 �Tt ' 1' .� �3 . V^'� �r�' ��` .i]� "i/.l1 -Y�.� _ _—_l _ �� St1�7t�iT1tSt01T DIItlE S A � A ��� 5���)a Ranch Single Famlly Iiomes 1�-�. .(-�!� 223.8 Atzes W�T �MATE�HASTA v1�W �RlV� ShastinaRanch 116�.ots (Sa+redFd.) Sing}e-Familp iiomes 51.2 Atrta Redding� ��?f0YlZl.ld Shastina Ranch 222 Units ��,�,��� ����e s��-F�uy &3na11 Slqgle-FamSly A Subd'rvision by 61.b Acres 747 Totsl Units 336.6 Tota1 Acres � � ' 1 � In Parfrterslriy �;f� P�pa►tabll �;�:....1 r'"' SNARRAN � , ��.q C q ouNL�P UI).;I,Gala� S A W Y E k � ix�ea..uno 1 Y tY/T�lI�t1 CITY OF REDDING �TEM "°. - REPORT TD CITY CC?U�1CIL MEETING DATE 7-S-OS APPROVED BV DATE: June 15� ZOOS DEPAR DIRECTOR ` � ' CODE: 5-101-057/G-030-010/L-010-211-012/L-010-23U im H i ton C .Y MANA ER FROM: Development Services Departrnent—Planning ' i ae�� SUBJECT: Public Hearing re Shastina Ranch Subdivision and Development Agreement; Adopt Resolution for Tentative Subdivision Map Application 5-7-03 and Planned Development Application PD-5-04; , , Adopt Resolution for General Plan Amendment , , } , � Application GPA-4-03; Offer Ordinance for �� :.t���� ., � First Reading far Rezoning Application R'L-8-03; � , ` 5 and Offer Ordinance for First Reading for Shastina � � �>� Ranch Development Agreement , dt RECOMMEl�'��TI01V �; > At the conclusion o��+���i����'�ear������j�����,�'�commendation of the Planning Commiss�ion that the Ciry Council adopt the�two at,����resolutit�.��;and accept the two attached ardinances for first reading by title only for approv����F the applicati��� constituting the Shastina Ranch Subdivision Project and development.agree�i��t. „ , t � � BACKGROUND ' � _ � � i" � , ti , ` � ` ,.,�.�z / �,. ,� On February 8,2005,the Planning Commission c�����ered the S��hna Ranch Subdivision Project (Project) and recommended that the City �c����t�j determine t��� the necessary findings are in evidence and that the Council approve the��������"ions constitu,�����he S��stina Ranch Subdivision Project, and approve the associated D��'�+���m�� Agreen�������etwe�� �e City and the Project applicant. On April 15, the City Coun��� adoptet���'�����t�on anc���tclings for certification of ��..��., ,r, EIR-1-03 and deferred action on the Project application pendmg a,��ing by th��Shasta County Airports Land Use Commission (ALUC). This hearing was n���sary ���������;Project also necessitates an amendment to the Redding Airport Comprehensiv��.��nd�.�"���'��(CLUP)to ensure consistency between that plan and the City's Genex�� Plan ��� �`�y 26, 2005, the ALUC � � �,� • unanimously approved the CLUP amendment. r., � �r,� P1toJECTDESC�uPTION The Project proponents have requested approval of a proposal to subdivide approximately 224 acres to create 446 single-family residential homes; a 7.6-acre publir park; 61 acres of open space; and 20 acres of industrial land. The open space will encompass the Clover Creek floodplain corridor,steep slopes along the west Project boundary,and areas of wetlands. The Project will also include the ext�;nsion of Shasta View Drive between Rancho Road and Airport Road. The subdivision proposal r.equires an amendment of the Redding General Plan and rezoning actions to achieve General Plan consistency and establish architectural and site-development guidelines. The Project consists of the following application elements: ► Tentative Subdivision Map Application 5-7-03. ► General Plan Amendment A.pplication GPA-4-03. ► Rezoning Application RZ-8�-03. ► Planned Development Application PD-5-04. Report to City Council 2 June 15, 2005 ► A Development Agreement between the City of Redding and the Shastina Ranch Development Company, Inc. Generally, the proposal is for a 446-1ot subdivision with lot sizes ranging between 6,600 and 14,000 square feet. The plannec�development plan describes five neighborhoods distinguished by lot and home size. Four neighborhoods are for model homes between 1,200 and 2,800 square feet in size; one neighborhood is for custom homes. The Project is illustrated by the attached Shastina Ranch tentative subdivision map and planned development plan. Distinctive features include varying model home architecture, including two-story and side-entry garage models; six-foot landscape parkways with extensive tree planting along all streets; decorative paving and landscape at strategic street mte������'�� � �rovide traffic calming; decorative streetlights and integrated design in streetsca������um�en����� and bridge features. �; �, DEVELopMEN�' ,,�r�x�EMEN'r The �'���ect applications are accompanied by a development agreement be���n the applicant and���iry. The main focus of the agreement is the developer's construction ��'��e 7.6-acre public p��concurrent with the Project development in exchange for park fee credi��r�d use of City property for construction of a section of Shasta View Drive. The agreement also��e�'�ides that a landscape maintenance district will be formed for maintenance of the park; a small poit���'���,��,��'k ma��,����d �or storm-water detention, and the developer will construct 1.3 miles o����i�t'�ra�l�,���'`+�lov�r���ek. Attachment "B" provides further details on the agreementpoints. Attachmen����`����provides th�`i�iplementing developrnent agreement or��inance. � GENERAL PLAN AMENDMENTJ��'yZONING ,' ='m �,� t t� � ,t The Project necessitates a Gene�� �1������ndme�`� �� ����e the land use classification of 101.5 acres on that portion of 1:he Proj�'�t �site o�'����`east sic�� �f Clover Creek from "General Industry" (82.6 acres)and "Residential, 1 to 2 dt�����ng units per�;�e" (18.9 acres)to "Residential, 2 to 3.5 units per acre." All of the Proje�t ���'on the west ����; of�lover Creek is currently "Residential,2 to 3.5 units per acre." The���+�s�,446 lots r�����nt a d��t�ity of 2.6 units per acre. Along the east Project boundary, 20 8 �����wou����;r�����'ified "���eral Industry��� this area lies between an existing overhead 115 k''V' PG&E pt���������Yne and i����tnal property adjacent to ,,�. Airport Road. The Clover Creek floodplain and steep slopes along tY���est Pro�e���undary would n n n �� �� �� remain in the Greenway classification. Attachments K anc� �„ i���,����� �t�ie�existing and � a proposed General Plan land use classifications on the property t °,a,, } . }.:�l,.,�..� � The Proj ect includes rezoning actions to coincide with t11i��}��t��P1an amendment and to apply the "PD" Planned Development Overlay District to the entire Project site. Essentially, this consists of rezoning the property on the east side of Clover Creek to"RS-3"Residential Single Family District. The"PD"District will serve to establish site and architectural guidelines as contained in the planned development plan. The "PD" District is also necessary to permit minor deviations to the lot width (70 feet) and lot area(7,000 squa.re feet)of the "RS-3" District for about 200 of the lots on the east side of the creek. For the most part, these deviations are for width or area reductions of 10 percent of less. The existing and proposed zoning of the Project site are illustrated on Attachments "M" and "N." ISSUES The underlying objective of the applicant is to create a planned community of five neighborhoods distinguished by lot size and architectural features,but also sharing certain common design elements Report to City Council 3 June :l 5, 2005 to foster cohesiveness among the neighborhoods. The Planning Commission did not identify any major issues of conformance with the General Plan or standard development policies. 'The main Project issues were previously considered by the Council in conjunction with certificatinn of the Project EIR. A discussion of these issues is presented in Attachment "A." They are: ► Conformance with General Plan Goals. ► Transportation and Circulation. ► Eminent Domain for Shast:a View Drive. ► Consistency with Airport I�and Use Plan. ► Loss of Industrial Land. ► Drainage/Anderson�����wood Irrigation District (ACID). , ► � Public Park/L������'��i���ance District. � ,,, S;, TRAFFIC IMPI��''�'��IENT/FINA,NC�N'� A primary consideration of the project is finaricing of improvements���essary to mitigate tY���roject's traffic impacts at the intersection of ChuYn Creek Road/�ictor�''�`�nue/Rancho Ruad. '����intersection is presently operating at a level of service on ,r., the verge of�`�-anting signalization. �T'he Project traffic study concludes that some arriount of development r����ccur without significantly degrading the existing service level of the inter•section, but that before 1��,��t buildc���, signaliza���will be necessary. Due to the close spacing of Victor Avenue and Ranc�t� ;�����., �eco��������i}'��1 signalization of the intersection are major undertakings. �� , ' The Proj ect would contribute ap��ximately 17 p���nt of the traffic at the Churn Creek Road/Victor Avenue/Rancho Road. The pr���tial defici���>�of th� ��tersection is substantially caused by existing citywide traffic. The serv���le���c����einters������uld be potentially further degraded by anticipated development of other���a��<�t�els�in�;���nc�'t��.�ad/Shasta View Drive area. The necessary improvement of the intersection is a na����constructio�i��-oject and beyond the financial scope of any individual residenl:ial developr����iticipated in t���rea To ensure that a funding mechanism will be in place that will satisf�������'�-share ar"��.�rtior����y" standard of a project requirement and provide some surety o������ime���nnstru�������f the����rsection improvements, the following condition is included in th��°�ecomme������Ytions�o���'�ject approval. It is based upon required mitigation identified in the Project EIR: f � s' 3: 38. a. The developer shall pay the Citywide Transportatic�� ���������nt�Impact Fee in accordance with Chapter 16.20 of the Reddi��Muni���,��"e.�� , , , �� , b. Prior to filing of a final map for residential de���opment or issuance of entitlement or building permit for development of the industrial land,the applicant,owner,or successor in interest shall agree to participate with the City of Redding in a funding mechanism to ensure the construction of improvements at the Churn Creek Road/Victor Avenue/Rancho Road intersections as necessary to maintain acceptable level-of-service operations. The applicant, owner, or successor in interest shall agree to participate in this funding mechanism at a level equivalent to the project's pro rata share of the improvements. c. Notwithstanding(b)above,up to a maximum of 1201ots may be recorded on the east side of Clover Creek with sole access from Airport Road (i.e., no crossing of Clover Creek) prior to final establish.ment of a funding mechanism for the improvement of th� Churn Creek Road/Victor Avenue/Rancho Road intersection. Payment of a project-specific Report to City Council 4 June l 5, 2005 facility fee, established by the City Council or its designee equal to the project's pro rata share of the intersection improvements,shall be made at the time of issuance of a�building permit. This condition requires that th�� project will contribute its fair share to finance the intersection improvements. The final funding mechanism will take the form of an assessment district,benefit fee district, reimbursement agreement, or some combination thereof. In essence, what will be created is a"localized" traff c impact fee program. Such a district(s)may also include the signal at Rancho Road/Alta Mesa Drive. The City has already iru���������tact with a traffic�consultant for preliminary design work on the necessary intersect��i������'������ �Attachment I provides a map illustrating large undeveloped parcels in the a���, ��"the Pro�ect s�i���at may be included in a future assessment or benefit fee district based����'their developmen��tential that would generate traffic at the intersection. At a minimum, sta���iticipates those larg���developed parcels south of Rancho Road and west of the Shasta View ��ve extension in thel��inity of Shastina Ranch to be included. Other potential properties in���,�� undeveloped residential parcels and a commercial site north of Rancho Road, industrial land ���� Airport R_oad, and commercial parcels at the I-5/South Bonnyview Road interchange. In a������Stat��������regulations,property-owner notification and public hearings would be a�����s�y p��'����st`a�������g a benefit fee or assessment district. 5 , In regard to Condition 38c, an ��ysis by the Pr`��'�ct traffic consultant of allowing up to 1201ots to develop east of Clover Creek����h sole access��Airpor�Road(i.e.,no extension of Shasta View Drive) concludes that this level ���evelopm���ould���negligible impact on the operation of the Churn Creek RoadNictor Aver������t����oad����������k Development of these lots as the 3� ,� ,� �,s initial phase of the project is proj�ected to'increase;����erage pe� �our delay at the intersection by a maximum of 4.8 seconds. The Project EIR i�����es an additia��l delay of less than 5.0 seconds as below the threshold of significant impac��, "�"���ole Airport�,�'��acc�s results in a distribution of traffic more reliant upon Airport Road���tf��}�ancho Rc�a���hurr���ek Road corridor. The traffic consultant's analysis is provided���ttacli°����"���� ' � rv.� S The requirements of Condition 38 are consistent with General Plar����icies in����rd to financing necessary citywide traffic improvements,both in terms of timing a���'air �������ation. General Plan policy acknowledges that temporary reductions in the desire�����;������rvice goals will occur while financing is developed to construct traffic imp�������� ��"��`ea or regional benefi�. It is generally understood that with a fee-based prograi�,'x���'���improvements will lag behind development,since fees are typic�lly collected from development at the time of issuance of building permits. During this lag time,the levels of service may decrease until enough funds are accumulated to accomplish the improvement. REQUIRED FINDINGS ENVIRONMENTAL IMPACT REPURT EIR-1-03 As noted,the Project EIR was previously certified by the City Council. The following findings are incorporated into the resolution for approval of the tentative map and planned development plan application and the ordinance for approval of the development agreement: 1. The project is within the scope of the Project defined in Final Environniental Impact hteport EIR-1-03, certified by the Redding City Council on April 5, 2005,by Resolution 2005-48. Report to City Council 5 June 15, 2005 2. Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the significant environrnental effects identified in Final Environmental Impact Report EIR-1-03. 3. The City Council adopts tlle Mitigation Monitoring and Reporting Program included in Final Environmental Impact Report EIR-1-03. SHASTINA RANCH SUBDIVISION PROJECT A General Plan amendment and rezoning are legislative acts and, therefore, specific finclings for approval are not required��,����n the above environmental findings. � ... tt.'A„� Certain findings�����e�found to l��'���vidence to support approval of a tentative map as set forth in the State G���,r�iinent Code, a Pla�,�cl Development as set forth in Chapter 18.53 of the City Zoning Ordin��,and a Develc�pmen��greement as set forth in Chapter 18.20 of the City Zoning Ordinance ��e findings of a.ppro�� �re delineated in the resolution and ordinance off'ered for approval of t���'roject and developm�ent agreement and attached to the report (Attachments "E" and "F"). � �. , ALTERNATIVE�`���'��'���'�tC�,����1�`��1��'HE ALTERNATIVES � , � At the conclusion of the public�����ing, the Ciry,;��uncil has the following alternatives: f �� �� r` SHASTINA RANCH SUBDIVISIO��120JECT , � � � � 1. Determine that the Shashna����� ��t�idivi����:�r�j��� �nd Development Agreernent as t .�r��. ,� described in this report and the record is v���E�i� the scope��the Project as defined i.n Final EIR-1-03. (Planning Cotnmission Reca���ndation) � „�} x 2. Approve the Shastina Ranch Subd���+�n �'�ect, co������g of���'following elements, by � �,r �� �� �� �� �� �� adoption of the necessary resolutit��i��and ori���������`t��%ided a����tachments C, I), E, and "F.° (Planning Comrrnission Recommenda�ion) ,� ' " ,; J 7;31 y f ► Tentative Subdivision Map Application 5-7-03. t} General Plan Amendment Application GPA-4-03. ', ; ' �'������ ► � ► Rezoning Application RZ-8-03. ��. , t ► Planned Development Plan PD-5-04. � '� ' ����"��� ► Shastina Ranch Development Agreement. The tentative map conditior.is of approval are provided as Attachment "G." 3. Approve in concept the Shastina Ranch Subdivision Project with modifications to the tentative map, planned development plan, or other element of the Project applications. Staff would return with revised resolutians andlor ordinance necessary to support the modifications. 4. Deny the Shastina Ranch Subdivision Project based upon a determination that the tentative map,planned development plan,General Plan amendment,and rezoning are not consistent with the General Plan or that the Project would be detrimental to the health,safety,or welfare of the public. T'he Council should be specific in the basis far this decision and direct that staff'return with the appropriate supporting resolution. Report to City Council 6 June 15, 2005 CONCL USION It is the opinion of staff that the Project demonstrates conformance with the City's General:Plan and Zoning Ordinance as outlined in this staff report and attachments. Further, it is staffs opinion that with the application of the attac;hed conditions which incorporate the Project EIR mitigat:ions, all necessary findings for approval can be made. While residential expansion within the vicinity of an airport is a land use planning concern, the Project would be in conformance with all applicable policies of the Airport Plan. ThE�loss of a larger industrial site is a concern,but will be offset by the pending creation of the Stillwater Business Park. When completed,the Shastina Ranch park and trail will assist the City in achieving the General Plan goal of 10 acres of improved park per 1,000 population W�����'��ning Commission recommended the project to the Council, it unanimously prais���������astm���u��h representatives and staff for working together to ensure that this area reflects,����est of Reddiri����s character, its quality, and its vision for the future. �� Staff recomm���that the City Coun�����iopt the attached resolutions for approval of General Plan Amendment.���lication GPA-4-03,�`'�tative Subdivision Map Application S-7-03, and Planned Development ���n PD-5-04; and accept the attached ordinances for approval of Rezoning Application R��`���3 and the Shastina Ranch Development Agreement for first reading by title only. V j { t } ATTACHMENTS = � , � ,' � s , t A. Issues Discussion� � � B. Main Development Agree���nt Points C. Resolution approving GPA���03 � t� D. Ordinance approving RZ 8 ��� ' } ���_ , � E. Resolution approving S-7 03 ai������x�4 t' � F. Ordinance approving Development Agreer��� �� G. Tentative map conditions of approval , ,' H. Policy 1703, Eminent Domain, findir���' � �� , � � I. Potential traffic benefit district ma� '� � "` ' '� J. Traffic analysis 1201ots/Airport I���+� � �� � } �`�� K. Existing General Plan ���' � � ��;' ��'��� L. Proposed General Plan 3 � M. Existing zoning � � t 4 N. Proposed zoning , , , , 1 }. �o„ O. Existing Airport CLUP �, P. Proposed Airport CLUP } 4 Q. Tentative map (4) R. Planned Development Plan S. EIR-1-03 (previously forwarded)* * A copy of Final Environmental Impact Report EIR-1-03 for the Shastina Ranch Project was previously provided to the Council for its meeting on Apri15,2005,at which time the Council certified the EIR. If a Council i�lember would like another copy of the EIR,please contact the City Clerk. DD:jh STAF\5703-GPA403-RZ803-PD504-Shasti naPD-DD-CC2wpd c: Jeb Allen, Shastina Ranch Uevelopment Company Tim MacLean, Sharrah Dunlap Sawyer, Inc. Mark Teague, Pacific Munic;ipal Consultants �_� G�TI" t�F RE��?IhIC rr��n �vc�, ���� � �� �T� �w������. n���Tir� crrar� �—`��f35 ... ... APPR�C31iEE?E§v .... ..... ��J.�« 1VL+'�T�+fi��� ���� ��PAF4'T ..:I�3EGTCY'��.. . . ..._ . .. :.�, /'. . � Cr4,��7'..r�,. Lr4/�L7-�1�7+7�1.�d—�.FdfV�&J�AJ�V�V�I.�l.�1V"Z�V�A� � ._ �. � �.-�}��-���.����f�'��1��� C�� �"" -� � �R(�N�: ��v��+�pm�ntt S�vi�s C�ep �t Fl in� Gt� Michaet V�' �er� ��B��C"T": Prabli��� •n�re Adc►p�ian c��`����lutian ��rtifyin�EIR-1�[9�,Sh�stin�Ran�h��bdivisi�an P�ject fc�r T�ta�r��S��livisi�n M�pApp1����icar� "�-'���3� �G�+�r�.�Fi ,Am�ndm�nt A�p1i��tiar� � ��.�-4-C13,R�zcanin,�A�plir.��ic�n -8-�3; '� � " 3 �1 �ed T3evelapm�nt Applic��ican�'L�-�v�4, d. � �� ,r,.� � ��� " ' Uevelap�nex�t A�r �t,by�h��t�na��acl� , �� � , , ' L?���l��m�nt C�mp y�n�. t» � � _ , , 4 ����� ����� ��; C�n���a 8,�u;, ���ae F�� �ng�c� ���c�n cc�nsider��i��h�stin�.R���Suladiv��ian pr�je�� �Prca�e�t) �n�t re�ar���� ��� �,� ���+�'���+�i� d�t "n� th�t t�� n��ss findi��s are in. evid�n� �d th�� th� C��r��i� ' � �r�rr�r� �` t�l �mpa�t �t�p�ca� E�R-1��� eval��ti�� the applic�ti���c��s��tutzng t�� � ; �i�� �h S�a��i��ras�an pr�►je�t�,nd���s��ci���d��v���ap�ent A�r� en���t� th+�C�ty ���Frc�����,�pp����t. "T'hi�actian r�quir�s ad��rti�n c�f°th��tt��h� r�s�l�tic�n�� findi�t�s fi�r�rti���,ii�,n a�f ET,� ����. s, � ,: � >:�; � s , �z }��y,yy't[,�y-y ��yry�yqy(/}ysp��¢yy�■ '�r, k ..:� .>;., L!�#1 V�V#.AR.+�d i�X �..,. �.t,., �� r,,srt<�'. 1. � �e p��r��+c hearing f�r th�s i��rr�r�ra�canti�u���rr�i tl��Ma.rch �,���ur�cil m�+�tir�g,. �'1 �r�f�r tc� th�il��ch 15 Cit�r Cc� ci� staf�"rep�rt fca�°� '����t �d�s�n����, m���� d a f�1i �iiscussi�n af �s�u+�s. e��tic�at��b��ans���r�d b�r�����cs �����t�p� , �t�,�is , �°��tic�r��f��Fin�l EIR. "I'he�ntir�s�pe c���t�pral�ct�.��alic���v�is b�in��` '.' ���n�njy �c�n�i�t�+�F�n��EI;Ft,sa th�t t�� C� �ii ha� � cc�m�reh�nsi�� �i�w a#`th� pr+���ct. Appr+��� �f th� ��,���t ���I��tic�ns � c�t�ccur til��+�rr���hasta�� t�Airpc�rts L�rnd L���C� ���a���:��`��°��vY�v�r. AL�� rvill ncat r�rr��w th��rc�j�ct ti�th��r�v�ra t�1 d�c �nt h�� 3�+��°. Aft�r AL�}���tir�n is c�m�ale��, �t�ff ww�l[r� to �he�un�i� f�rr fin�1 a��a�ctn���1'��ed ap�arovals* }i ✓rr.: 3 t j ������ ....? �c�nsid�°�t�c�ra c�f`thi��tem v�as r�rnti�aa��`r�m the i��r�h��m�e�ting at th�re�u�st c��the ap�1i� t. �inc�it w�s asn �dvertis�d h� "�g, th+e p�blic h��rin�v�ras �ape�e�, altht��gh na pt��Ii� � �nt� wer�e�f��ed. T �`��+� T'he Cv�ur�cil rec����ed develapmen�c�f�1�+� �tiv�rraiti��tic�n�o�s��°�s�prvj��t imp�ct��t t1�e G��m Cre�� R+�� i�t+�r Aver�u a���c� R�r�.�l ir���rs��ti��s. �� wr��tt��, th� �nvirc� �nt�l �mp��t; ��ep�rt(E�R��r�t�fc�r�h� icip�t�+a�in th��ity�s Tr�f��Tmp��t��(TI�)pragr�.xm�s,a�ap�rr�p�i�t� Rep�r�tica Ci�}r�r�ur�cil 2 �[arcl���, �4�35 m� s��'t�e p���c���ying�+�r�ts fair��ar�af the nec��s impz��a�em�nts��the in��rs�ct�r��s. "�� �IR.,�d Marr�l� 15 st��`�r�p�rt���a�t�vv�ed��ttiat th�s mi�ig�tic�n�srvuld r�qt�ire r�pr��aritizia���se�a�" �'TF" f�r�d� in �e City's �apita� Tmpr�v �nt Frt�gr (C�F'� ar pcass��a�� �n�n�m�r�� v�'��e ��e s �tc��itself. 'T'��Cc���cil e�rpr�ss a �c�n� f�r��pr�a�in� ��rdiv�d�al pr����� �aa�w�a��d r�q�ire �ndiz����T�F�r CIP �°ith�ut t�ing a ccampreh�n�iv�lo+�i��t th�pr�gr ��vr�c���. Th��ttac�+��addend _ tc�th��ina� ETR pr�s�z�ts�b�c� � d dfs��ssic�n����ia����r rr��d��c����� ��1Mit�gativ�Iv���s�r� �.l 1.1,a��°�s�in�th��h Cre���.oa ict�r r��v�nra�IR�,n�cl�c����� int�rsect�c�ns. Th�cab��ctir��cr�'the r��n�d rniti�atf�n is tc��nsure t����.funding rr��cl��i��wr�Il�� in p���t��t r�ri���at�s�y il��fair-shar��r"�r�p�rtit�na�ity" stand�rd r�quir�e�crf�pr�j+��t r�i�gat�t�� �r cc�n�itrc�n �f°a�p�rc�� � ��de sc�m� s�rety �f th� tim�ly c�nst�v�ti�r� �f th� �r�t�rs��t�c�� . � ., �,,, i .pr�v�rn�r�ts. � ��sed rr1+�����ati�n st�t��; ,� �'�i�r tc� ���������in��m�.� fr�r��i��ntial �iev�lc��rm�nt, c�r 'r��u�ce �f�nti�l+�n��� r�� b�ild���� ;� it��r d�v��c�prn���s���h�ir�d�stri�l i�d,the��plic�n�,c�wr��r+�r sa���es�c�� in int����,�h���parti�ipa��with���it�c�f`R�ddin�ir�a din�m�l���sm tc��nsu���� �r�� c��� ��`irn�r�veme�ats at the �3�um �r�ek Rc�a ict�r �Lv�nuef�ar��hc� ���d int�rs�ctic��� �� r�ec�ss„ t� m���t�rn acc�ptakai� �ewel�€�f-��rwi��e ��er�t�c��s. '��e ��pli��.nt,c�����}��°��� ��r��� ��111 p�rti�ip�t�in t1�is din�rn��anism��� 1�v�I e��iva�e�t�'t� �'��"�aro����� ��� r�ta� : � �f�he im�ar+�vem ts. Al�ern�tiv�l�, �� ��ap1�� t� t��r+��rr, c�r s��ce� ' in inter�st�����ay�t th�time t���ss�ance+�����ile�i�tg pe�mi�a��°�j�ctv�p���i�f��;��ity�f���stabl�s��b�th��City Cc��n�il��ual t���pr����t's �Src�rat� s��r��f th�irr��rs ' v�r impr��r ��s. � � , t � �;���� ' , , � � r � Thi�rnc�di��d rm��,��tic�n m��sur�����'��,��i�tlx�e p����r��"r����nl�u��e its fair sh��t�����e��ae i�tt�rse�t��n imprc�vem�nts. "T'h� d��g m�ch � vui�� t���,���r c��'�n a�se�sane��c�is���, l��nefit�i�tr��t,r�im����rn�nt agre ent, �z� ` �c�m�r�n�ti�t����err��; In e��s�n��, w�a�r�vi:t�b� �re�ted i���'�c�c�liz�d"�r�ffi�impa�t mrt� '���',�r��' y����i�at�+���s���rc�p�i��e i��ri+�w��' th��c�11c�r�ingr �� , ' s ,, > �,. � , , t� � ,.. ; ► T��re���d rr�i�i,��.tic�n�ddresses th�fai�,share ct�r��id�atic�n c����m�t���ttar� staa�da��. `�� �r���c� �.s �eitigate� r�pr��ent� 17 p�r�ent �� � tr��fi� at �� ir�t�rs ���� r T�e �a€��e�atia� d�e�i�ienc�r o�#'t�i�ir�terse�tic�n is s�abst�►ntially c�us�d 1����c��������, ,��+�"tr�#�zc. T�e��a�i� �'��i�iti�s PI�, ��tntai�cec� in the �'in�i EI� as �,��end��. �����°�v��es �. �tartin� p��a�� �"a� esta�alis�ing area c�f�iene�t,which�'ai11 spr����+� , ��er�laa.r��rr��� t��.t rnr��i ber���� fr�m�'►�i��rav t. ► e fi�ndi�� m��ha�ism must be in pl�c� befvre �r�ati�n c�� an�y ic�t�, �ns�ui�g �aa� �e int�rs���ivn irr�prcav �nis�ill b� ��nsfiru�t��. t�nce th�fun�in�me�h�ni..sm is�st��r�i����, � �i�i��d �m���t +��d�v�lraprn�en� �an be allc�w�d tc� accur �ri�� tca the ���aal in����cti�n im�ra�r�me��s, as �c�n�as th�s�rvice l��vels �t �int�rs���i�r�� ar�acc��tabt�t��I���c��a���� d th� ir��rc��r ��ts ��r��r m� intt� a timetable. �t is �nti�ip�t�d that s�a�e �er��� c��` pra��e� de��lc�p�nen� w°it� �c�l� acc�ss frcazn Airp�� R�ad w+�u�c1 h�ve lit��� �rnp��t �� t�� i�ters��ti��s. �t�ffwill�dt�ress this pc�t�n�i�l iz�the tentati�e m�p�ondit�ons�vh�pre��a���d tc�th��Ca�ncit fc�r�r��� a�p�'a�al � er ALU�r�r�i�r�. 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'T"����R. rniti��t�v�� ��d ��tbdivisi�n �n�p c�rn�i�i�ns pr�cl�de devela�m�n� ��the �3.� ��rc� c�f�h�s�ta�a Ranch �it�in the ���arn ���ek w�t�rsk�ed until � apprapr�ate m��hc�d af cc�n���i�� ��t�r �s ��aprc�v�� b� th� Gity E�gineer in�ns�zitatic�n �ith t�'i�; AC�I7. "I'h� ET� ��e�ti�i�� �w� p����t��� s+�lutions. T�is r�s�r°ictic�n will af�'��t�f��f th��est �st l�ts s�c�v�rn�rn���e s���ivis�ar�a��pr �.�'i6Jl ... �.i .�lX����:. } } 1 I 1^,� 5 t. k p�g ..� ',���' j ������t�����. ������������ ...���� 1 1: S` 1. 'T`��Fa���.T� h�s bee��arn�l�� �r� �mplianc�with�e C�lifc�rnia.Er�v�r�a ����1 ����i� Act. ` , t 2. T�� �z�at � was pr�+ent�ed t� th� CYty� C��cil, and th�e +Ci� C�unci� fi�� r�va����d a�� ca�s�d�r��Ut���� �.�!�� ��: � ���,��inal EiR. _,, � �,�, 3. T`t�e Fin�.� EIR r�fle�ts��'��y's in+�ep�nd��j�d�rn�nt�nd �:nalysis, , �,, ,,, �r These �i�tii��� �� ira�c�r��r�� irat� the �����d ��l�tian f�r �erti���i�rn �z�' �� ��R, Att�c �nt "�." s ; ' �' , t, ,�<< � , � �,; �,�.�,�.r ��, s rr� A��"'E AT S.A1Vl�I�PL�+�"/�T�'+t7NSi �F' �'ALTL�tI'���"'����" �, , � � At��cc��clusi+an c��`t���ubli��t�anng, t�+������a►���11 ha�,,�i�,�c�l1o�:��alterna�iv�s: � }, � � � , �, �, �r�a��r�N�r�r���I���C�C'R��+��r.`r��-�-�� ' ; } , �,. �,��, �3 1. ��rtify ��1�-1�(}3 fc�r th� Shastin� l��.n�h aubd��ri�i�n Pr����`by a����.��.,��'th� a��,���� resa�utia��Att�cc, ent"A„). �(Plannin�C� 's�i+�n e���� ���i��} , , ' � �..,.�, 2. ��te i�e t]hat �dditi�nal in�`arm�tic�n c�r r�vys��n;��� `� °, �ca c��agl+�te t�r��`ira����.. � _ ST�NA 'C��L�BDI'4�I5�C�1�PRt�,��CT 1. R.���rr ��� �ha�tin� R�nch ��ub�rvisic�n Prc�j��t tv #he Sha��� +Cc�un� Air��rt� ��nd ��� Ca _ ��si�n(A.LL1+C}�`�r�det �n�tic�r��f�t�p�tibi�ity�ith th�R.�d�iit��N� 'c�p��A.a�p��t� ��ampr����tsi�� c�I�se Plan{CLC�'�'�. �F'lann• �Cnr�missic►z� �eco end��i��� �. �a�cat r���r th�:�ha.s � a R�nch��bdi��sic�n Pr��e�t��th��t��t��+�x�n�Airp�rts L�t��s� C�rn�is�i�r��(�4L�.T+��fcar a det� ina�ic�n��'�crrnpa�i�rility�with th����d�n�l�rlur��cip�1 A��t�� �Cc�mpreh��si���, � �.7s�P"1 �C��S�'). F�.equir�m�dificatic�ns�c�t��f�ntativ�r��p�pl �c� de��lv���nt p�a�, or�ther�l�rr�en�+�f�.he Prt�j�ct�pp�ic�ti�rns that�Ca�rncil d�err��z�e��ssa�r.y. ����rt�t��ity f�� ci� 5 Iv���� �t�, ���5 C��'VC"��ST�"l:dV It is ��.� t�p�nica� ��s��ff�'thati tl�e finding� f�ar �er��fic�tiz�n c�f th� ���stin� R.an�� Er�v��c��e�t,��. p��t R.ep�r� ��.�1-(��� �e in evi�i�n��. It is h�r the �pinic�n o�' staff �t�t ��€e ���je�c� d�r��nst�at���rtfa�m����v�th th�+�it}€'s General �'1 �nd �t�ning �rdinanc� as cru�l�r�ed i��i� st��repv�.�d�t��c erat�. il�r�si��ntial ����nsi�n w1 iz�th��vi�init�r�f�n�irp�rt�s a��d� �pi ing�vnc�rn,th��raj��t��au�d b�;in c�an�arm�nce�ith�l�p�li�ab��e p�li�i�s c��th+�A��rc�� Pl� � should�ae f�arwardec�i ta A�,1C�C fc�r r�view. it i� t�� �r�cca �nc�at��n �f staf� � th� Pl in� Cv issian th�� at �i� �c�c,se c����e �aa���i� h� `n�, t�e�i�y�� +��� ��� �1��}3 b�ad�gtic�n c��'th��t�ached re�Q�ut�c�n. �� „ it i It i� f�arth�r r����i+�nd�d �ttat the"���ancil �ir�ct sta£�`tc� pr��:r�; the n��e�s�ry rest���at��� �d �.� �ardin�ee� t� ����tu�t� a�prc�v�1 t��'������ements o�`�he Shast�n� Tt �h ��bdiva��c�n �res�e�� �t� ���r�I������.�,�r��rr►���t��fter the� '�g by th���i�t� +Cca�nty,r�iz��rt�I�and Us�Ct��rnis�ie�aa. � AT'�"��C�'"1�� �S ,:,; _} .A�. �t�s�al�ati�n � ��� �1 fl3 :3 B. Adden�l �� �1��s�r������'�'�����iR i , C. M�c� 15, 2+Q�S,Gaur��i��� ��part b�re�� ,nc� 5: ��t � } �I�jh � � �, � ���,,t� ST �'7t13-�xPA.4{�3-�SQ3��']E75C�-Shas��'��������i.wp�, t �� � �� c: �eb All��, ;�asrina�.�n�h I��v�la�im t�Cc���t'`y , Ti��i��LL��n, "�� �.h _ l� �� er ��� � � � � x Mar�C T�a��, P��ifi�l� ic�pal C�n��� � , � � �, x k' 1 } � vp x I t y 1 ) ..�.�t�t }�. /i 5,, 1; i � � � . . , S(.�LUTII�I'+T�1U. �t�05� A ��LL�T��N�F THE +CIT'Y C� CTL[��'TH�+�I'I`"�'�3F �I�IIN+� ��RT'� �+T+�THE�UMPL:�TE�+TE�� �AI��wQ'�ArC1' ��''��VIR[l�' 1�TT'AL I PA�CT P�?�'�' EIR:-1-t�� F��.'�'�E� ST' A �CH�UBI�I��SItI� �'R�.�EC"�' '"�H� A.�, t�►� �i� af I��d�in�, le�i ��en�y far th� �ha�tin� �an�Yt �t��►�i�rfsac�n 1P�+�j�� �Pr�ject),��s cc�nt��cte��h�fvl�e�vv�ng�nvirt� e�tal r��ri��r Far th+��ra���e�i�'r���t: � t� z � � } . 1, A P��ti��f F ���+��+����r�ft En�r�_ e�tai Im�a�t F��p��t {I)E�R)r;���ir+����esd �c�� r��vi��v au� �ent�n 1�r1ar����} ��1��; an� , , �° � �, A��t� ����m����i�n �f a I��t �r�ss circ�zl�#ed f€�r revi�u� and �msr��r�� ��A�a�s��6, 2Q�4, ��',. S 3. A p�.bli��� , `n��as�nd��ted�y th�e Pl in�C� ,is�i�n crn the D�IR�r�S�pt�����$, .�.� 2�3tJ�. �v����`that ` g iz�cl���d a l+�tter rt�t��e ta all prc�perty� �bet��n���fi�n� �,2�(�f�t frt��������t bt���+���`����Subl��atic��in th���ard �e�r�hli�a�;�d .,.������.:.�n� t 4(,'� ti ) W 4. .t�.f��r cicas�r� t��`the �au.}�1�+�f�mrn�nt p+�r��� �11 �rmrnents r��c+�iv�� t��sau�aa��a�e� �nc� �dd�ss�d,�n `�in,g. T�e�t s�� s��c�fic�'��c�l d Stat��.ge�cies r�v�r�an�f�e� d�r�ct�y�c� tha�+�a�e�ci�s�r�.�a�u `����Qt}�, �,nd, ,` �,'�` ��� � S. 'l�*ritt�r� �ts c�n t��TJ� ' � ����„' d 1� �� ��,and indi�� ���re�pa�s�s tc� � � �,s� � .� �c� +��� wer�in�Iud�d in the F�rtai En�nr� +�nta1 p��R�p+�rt(�E��; �.nd �s� � 6. A p�bli�he 'ng was �andu�t by �"� in� Co �+�n v� �h� FEIR� c�n�'�b� 8, Z���. ������+��'�h�t h��:ring inclu+�����t��tc�all puk�la� , +�nc��i �d p�rsr�ns��t s�br�i��:i �c�m��n�s�n the iflE��t��ta al���� r��er#y ,.. �r�} t� '64Ct +��,�C�t}f��t����h��rs�,�e�� b+a�nd d publi�a�ic�n i� ��R�c�rd S��rc���°'° �a`'�nd � , ,£ . � ��� '�. '�h� �'1�t�in� +�arnm�ssi�n, at th� c�n���si�� vf its �`�b���t'y �, ���������, a�v�te� PI '���� issic�n ��s�luti�n�a. 2�Jt�S-t�1,r� e��� �����+�it�������� '�'Y , .r F��R.-�-�13 d ad��t�hh���t���t�vn M�anit�r�n� ' ' ° r� �"�� ��+��� � �� �. 8�. A�ubl�c�� '��wa��an�1�.c�ed by the C�t�+��un�i�a�n FE -����a�N��r��a�5,�t���, Nati� �a��;�t he�ri�g inc��ad��a l�tter ta a�i pubii���er��i�s�d p�rs���t�at subini�e�.�c� �t���a th��7�iR a��t��11�r�r� avvn�rs bet�aveen 64+Q�n�i 2,��(l f�e+�t frarr►th+e�rc+je��b�u�d �d g��ali+ca�t�n in ihe���rc3�e�r�hlYght; d . �. H�f�r� �i��►� �cti�n ��n he en b� the �Gity �c�u�c�l tan the Pr��e�t, tY�e Prc►���� rn�st b� su�mitt�l tc� �t� �k��sta ��unt� Air�art � Use �c� i�sicar� f�r � d�t ���taca� �f �crn�is����y c��ar�n ez� �nt tc�the Reddin�l!� icip�l Airp�rrt C+�mpr�eh��siv�La�rd���e Platra; d 1�. Th� �h�sta C�u�t�r A�r,p�rt Land IJs� G� ission m�y r�quire a ce�rti�ec� �n��r�a�erat�l �tacu����in car�l�r�€� s���art c �n a�t��ns. � _�. � �'����'���..�'�'�..,.. � �,�'�i� F+� ,�E IT ItE�+�LVE� tl��t�h�Git�Cc� ci1 af t�►�C�ty cafi R��ing, �as� a,��n ����ntire r�cc�rd �£th� envirc� ��t� r��i�� for th� Sha��in� R�ch �u�d�vi�i�� P�r�aj���, r��� " _ �'fc��l��vin��indi�a�� �. +�FEIR��t�e�n�mpie��1n canform►�n��wii��h the Ca��f�rna��r��ir� ��t��t���.lity Act; �.n�t 2. Th�e FE7R w���r�s�r�t�d tc�t��+City+Cc� �il„a�nd th�Caty C+�r��c�i h�s revi�r�red�nd car���c��r�d th�inf�r�n�.ti�n��antaiz��d in�t�F��F�; �nd �. TF�e FE�R.re�ects��ie�ity's ind��enc��nt j�ad �r�t�d �n�ly�i�. t }� ' �� IT RT�I�,�, ��� �;�at th� �iry ��aun�il �a� the �'ity �� R�d�ir��� b�s� upc�n s�bs ti�l ��v�+�, t�� th� � ��i��°��ve r��rd and FETR-i-�}�, her�b� '�es the �ttach�d FE�R�1�-C�3 � �Iet� c��n�c�mpl�, ��u�i�th�Ca�if€�rni�.�nvi�a�urnent�(�u�liiy A�t. � ' PAS�`ED � ��3►t�PT���ty th+e��t�;��c�uncii aft�,�Gity c�f R���n��.t�re�lar m��ing c��a�i� day�f } ;, , ��y th�'f�1�or�ir�g�+at�: �-�-- AY��. �� 1�TL���I�� . Nt,��S: C�M � �� « , s ABSE : ����iC�L�E � � ~t, A��TAIl�: CC) CII1�Vt� E : � �s� , � � , }� , , , , , �'�� /� '� �,� � �. , , � ,f ��,�.. � ;,�+�I�N R.N��'��l�,t�, M�y�r ��� � s� At�est� � �"ornn Aprpa���+� -� � '� / h, , fi� � t i 1 a ri i C(}N�3IE S�`Ft''�H�VIAY��, �xt�C�et'1�C R�C�I�'#i�A ����+�����"`�:�".it�'E�'�t[►�+��' 3 ,.,r:� ,�, � , � i 4 }.5� t t.n" �.�VIS�. ��TC� �4, ���� � smas-�s �s�s���' n-r�t�.� .. Al�[�E aU TC} FI�i�4L E U'IRt�IV ENTA� I PRCT REP��T FCIR , } �HASTf NA AhtCH ,} t: 'J ���°! a. �L�t14��212� �� , � � � � � _ , �r�rt t'�r: b„. ��� � ss�. ' Cf7Y C7F���[.�IN� ��r�l�prn�nt�er`����s C����rtment P, U ���'.����71 F ���ir������A 9���� , , , , ',,. ,' r� � , ���, ��'����;..s' � } } , f r��� p� by } ; ���, �' z � PACIFIC N�UIItICIPAL �����:ll_�`At�IT�, ,` ��8 �h�stnut �tr�et. Suite A , � �. f�lt, Sh��ta, �A ����7� � � Te1: ���Q.�2�-A����� t 3r. , , F�x: ��C�.��� ���� � � , . ,sl MARC 2�R �t�Q5 ���_ �, � 2 �. ������'�� � _ F�tv�t E�v�r��[�N EN���tt����� R��c���t �t���I����. s�����v��� .At t�s���un��'I�rt��tirsc�of tr�ttc�rck� 15, 2CtC�5, the�ity Cc�vn�il r�e{u�si�d csdc�ific�nc�E�nfar�c�t�c�n earr alt�rnr�fiv�rr�wtig��i��f�r im���v�m�r�t� n��d�ci te�adciress existin�and fu#�r��f�fi�i�r����s�t . th�int�;rs�cti�ns�#��rr����s f��rac���hurn Cr�ek �2c�e�d/°�ict�r Av�r���. I�llPAC��MRE5�t)LGS �h� Sh�as�ina l�ar�c�r ����ect �nvirc�rsmenia! elr�cumerrt ��+e�lua#es th� irrt�r�ect�c�r�s af��et��k by th� �ar�aje�t and �stabli�h�� t� t�sr��f��ld f�ar �r�vironmer�t�al si�r�ificars�� bcssec� ��r �f�� �ity,s ��n�raM Pl��r L�v�9 �a�� ���^'� F'r�j��ts that result in im�acts ih�r� r�c[��e #h� I�vel af s��vNc� b�Raw'��"��sf ��#��+�#��'���i���' �#s, UnFc���ur�at�ly. th�re c�r� sc�r-n�infers�ctions �r�tt�e City�tf�at a1r��a�y ap�r����`�5���'ti^�+ t}�is lev�1 r���rvi��. Fc�r th�s� int�rse�tians. it w�s r����s�ary �a �s�c����s&a � difi��r��� i�C���ld �sF signific�n��' �� clet�rmin� w}��rr irnprcav�rn�;r�ts f�a fh� int�rs�c��ca��s� sl�auld b�r����^�d. , ,.5����� , C�n pag�s ��;�t.12 ar�d 4.1 1.13 �f t�� �r�ft E�R a threshalc� discuss��n ���c�blish�s � 2� �e�cc�ru# im���t lev����cave v�r�ich �#�ys��al it�'�r�v�rr��nts rnust �� install�d. ��Ica�v#h� �:5 p�rc�:�t Iev�V, payrnent �rf���,C�ty's Traff�� ln�rpacf F�� (�I�� wc�s ic� b� �e�r�sid�re� c�cc��tc�Eale< Tf�� �s� a�thae City's Traff�c �'��t,�# ��� �r�c�rc�m v�°cts �t�nsi�iered �t���p�t�ble mdtige�ti�n b�caus�: i4 e��l��#s a re�i�n�l r�s�e���������� ��� ��m� ,f�������'����c�n imp�av�rrYents crnd �stcrblishes �a furud6ra� rrtie��a�is� ��r th�i������i�#ic�n ������� c��1���:fIF afsc� ens�rr�s #h�r? ��� pr�ject c�c��� nc�t h�v� #��ec�r t���u�der�caf ic�rc��r������MYy serv�r�g rr�:j���vements. ,,� �'h� �rap�se�' pr�rj��t h�s b�#�w c� r�sid�ntic�! a���i an Nndustrial cc�m{��n�r�t. Tl�e r�si�e�ts�l c�m�tar�ent ��pr�ser�ts 44b ��'�i���-fqrnily }��rr���� ��� layp�t �f �+°h"s�h is s���n c�r� ft�e t�r�t�#sv� �a�, Th� i�d��tr��� ��rn��n��� :is a r�e�i���t �f ,h��' existin� z�nin� ar��f ��n�ra� Pl�tin ��s��n�t��an, �r�� �ta d�velr�pr����f�� ��I��r�#ly �������,� ���f��� �sssi�r��� t� the F��l�as�ric�l cam�c���n� �r�s E�c�s�d c�nly �n th�"������1'� 1an€�����ra��<+�� ��trm��eci frcarr� ��a c�ve���� c�� �ri�s p�r cacr� Fc�ur�t� in the wn��itut� �f Traffw�'�T��eneers �IY�� it���rnu�l. 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Fur�h�r, ha�rin� th� r�sa��ntic�l us�s ��ayirrg the T�t�ffi� Im�r��# F�e wo�a�d ensure iha� this pcsr�i�ar�crf th� c9�v�e���rm�r�t wcr�qd �����ca�wts�ar�p�rti��at�sta�r� �rf tY�e��st c�f i�ters��ti€�rr irr�prcav�rrr�nts, The �I� sFs�ws thc�t f�re levei �f s�rvice �t the sr�f�rs��tic�ns w�c�ld ��r�tanue tc� de�Ni�r�e, w�ri1� fc�n�s wer���Ile�t�c�t�res�l����a�ysi�c�l impr�averr��nt�, G��r��a����r���a�»x Th� G�neray Pl�n h�s a �a�9i�y��kr�c�wl�dg��that ����arary r�du�fi�ns in th� st�a��hf��aft�r���r�l €�f s�rvi�� wrl� �G��� '���� ���art�i�� is cl�ve��ap�t� t� furad, d�sw�n. Csnd ir�s�ral4 trat�i� im�rr�vem��#s �rf ,���� +�r��%��'��� ben�fit. I# a� c��r��ra�iy unde�stor�d tk��t v�ritY� �s f��-�c�s�d irafra�tructure ��s����n, s�rn� �rr����r�rerr��nt� well 6r�g b�h�rrci �th�rs. sirr�� f��s �sr� ty�w��ily c��N�ct�d �r�a�'��vel����:nt �at ka����n�-p�rrr�rit issuar�ce. ��rri�g �h�� '"pag trm�."° th� I�v�l c�f s�rvi�e rr'pay+��'�recas�, This is ���c���N��d irr #h� Cif�"s G�neral �lan by th� f��l�wir�� ��r�eral F'Ita�F'calN�r��� %' Tl� ����ire dee+�l�rprn�r�� pr�a�c�s �� �csns4ru�� �t�th tar�- and �rffrs�fie i�aprc�ve�ent� a� r����ss��;,,tca rriitic�c�t� fih� �f#�cis �f ira��e�as�c1 �ra�ffa� c�e�r�r�a#�� by t��: �ar�aject car�d rr�caz�rtc���,;���� 1�c�ur LC�S s�arr�l�ards �st�at�li��red by �c�li�y T�A. Th� traffi� �nalys�� �s�t� t� �st�abi4sh i��r���t�� ���s�ar�� ����� �� ��s�� c�r� #h� �ity's T�a�fi� �1a�eE �r t�th�r �ify� ca�apr�°��d m�����$�.:,«.,��trpra������s r��k� �be �eferr�d �ay the �i#p �rpan �xpprorr�t �f c� �ef�xr�d �rr�pr+�v+��raer�t �'lc�����"�fr tde�f���� ����'+�verr�en�s n�+�t�ed, casfs, fur��l�r�� svur��s. �n�t c�#i��r��rl�nerat daf�r����r�r�c�by th+� ����`f [err�phasis��c��d] , �; �,,;� T3'� - �'�arsc�� fin�r��ir�g ��t� tir�t�;�y rnc�nr-x����ar c�61 c��t'a�at�r��nts �f �Fr� trc�r�s�c�rt�ti�an syst�rrr t�ta�he�ve an�i rnc�irata�r�����a#ec�I�v���a�'��rveC�,���r�dards. ` � 1 ��F - A�s�ss ��es �n ��w ��v���}�'��n# suf�9���'�' f�a ��'�� th� fcr�r s?�a�� ��rtic�� e�f tf��f d�v�lop��r�t"� ��pca��s c�r� th� lac�a� �nd�����nc�N #rans�a����i�rr� sys��r�°�= �;cc��rtr�ns rn�y ka� whe� r�ew �evelaprr�en� �era�:r�t�� ���r�aficar�t puk��� �ser��fNfs �e.�.. Ic�vv-iw���rr�� h�usir��, �rrirr�pry��v�a�e�e�rn�r �mpl�����t�), �nt� al��rr������ s�s�r�es c�# �vn�#r�� far ��e �rrr�re��em�r�ts c�r� k���bts�in��l t�r��������f���ar��r�v�����: �� � ,: , , �A/N�43�(iV��/A.�LId1�� �i1�•.p. 5 1 . 1� �� o� Rt the ��unc�� fi���tor�� �rf �+1�rc�s i�. ���}�, �h� �ify �crur�cwl �aqs��S ��r"s��;rrss r������� usin� f�� TIF prc��rarra�r� ad�S tl��s� ir�pr�ue�raenis writ�rauf � c�r�npr�herrs��v��`�vi�v����t���'r�tir� pr�gr�ar�. As arr�It�rn�at�ve, f�a�r� �r��th�r t�r�ls wf�i�h ��r��� �s�:d t��r��+����t������'�e�r the i�rt�ers��tit�r� irn�ara�rer��nt�,�en�rra lay,th�y in�ls�d�#����N��w�rrg } , }�., ���, � �: I. A5S�5SCi"4+�1i� L�Ii�rtIG�. T1'1� �fE�Sfl��'1 �f C]t'6 t355E5S�'"fl�.'I"t� �I�tt°!C� Wvp4,��� �5�q�1l5�"F �tfl C3f�f� �� E��n��i# th�t dir��iiy a�F���s tk�� i�t�rs�cto��r(s) cand �e�uires �I� �av�ners �# �a�ci�velcr�a�d �rrt�p�rty a�vith�i� tl�� area f� �arficr�at� �n fh� f�anc��nc� c�f the irrr�rc��°�r��nfs, Pc�rticip�atN�n c�n k�� irr fihe far� c�f csss�ssm�nts �1����i can fihe Nrsrr�i ��t� �ac�ic� c�v�r tirr�� �r. a�terraat��y. �hrau�h �anstru��i�r� a� �h� impra��err��r�P a��i ���r�rk��ars�rr��r�t �f �h� �ra'r�rr�verrterr� ccrst �av�e�#i�a� as�ather pr��a�rti�s in the ar�� �d�v�l�p. Ass�ssm�nt [�istri�t fi�ar��i�rc� c�n fu�rd �rr��r�av�rn�r�ts ""sa� #rar�f'" if th� �rr��er�y v�lu�5 ar� a�l��puat� t� ��r�part f��d�kr�, Shasffrr,�Ran�h Strbdivislc�rr �ity�f 17�ut�r�r� i�r'nw�1�"rrvr'rcarrrrr�nc�l 1m�Z�ct Re�a�;Add��dum �ar�h 2 5 � F�r��� ENv�a��v�n�r�TA���n�►�c� R���r��� At�t��n���� 3i. ��ne��# Fee Assessm�nfi. This czppr�ach ds sirnilc�r to th� �assessm�nt C�istrict, �x�e�a� ��cs� �t #ypically r��ies can fees c�nly tc� r�imburse eith�r f�re CN#}� �r a t��v��a��� f�� tN�� i�prtaw�m��#5 ir�st�rl�ed. Tne rm�r�v�m�nt� c�re cc�nstru�fi�d �f ��� tim� a�e��.aa�e ���s hc�ve �Se�r�c�ll�cte�t��un� fhern. Sin�� t�se �Cc��nci1 {�ref�rs r��t tcs ac�d th�s� int��s��ti�n im�r�v�m�r�ts t� the �[F, but ��ra�s t� �r�s�rr� thc�# cai'I �rr�j�c#s t�ff��tin� t}�is in�ers��ti�n p�y the'sr p�ezp�rti�n�fe shc�r� czf i�pr�av�r��ra� �c�sfs, �tcaff is r��q���r�e�ing t�tat Miti��tic�n M��sure �4.�1.1 in th� �ira�rf E!�' b� rr�adift�c� �s s�t f�artk� an t�� aitc�ch�d adciiti�r�al pc�ge tc� t�s� F�IF� �rrat�r. 7h� f�a��rs �f t��s� re�i��rnera�� g� t� �nsur� #��t a fc�rm�I f�rn�lsr�� �n��harrism is in pl�c� �aric�r #c� issu�rsc� of f�n�l c��v��c�p��r�k 1::+'t3�11Gl�lI�.GiY�J.. .'i �. S i }. C�C�A A�TF#C?ftl'�����bplFlCATIG3hIS ; ,a ,�� �he�� mc�di����c��s tr� a pr���s�d ��tig�tian rn�asur� �e� �t�r�s'scl�rec� �a r��ir�e��r�f t�� t�� �xistir�� rr7�t� �'i�rr ��a�ur�s �r� mca�� �learly state th� int�rrt �sf fh� Ci�y �c� en���� a�le��a��e �ur�din� ar�� �`��i�g f�ar im�rc�vem����rt th� �'anchc� R��ac�lChurn Cre�k �c�t�dl''��t�r �,v�c�a�� in��rse�tia��� s R�f'snem�r�ts t� rr�itir�c�ij�n �easur�s ar� �r� �nte�ral par# �f th� ��v�rc��r��n�c�� prr���ss canc���en�ial �ca ensurin� t�s�st.th� �Il� r�fl��ts i�� irrt�nf of fihe ��c�c! c�r��r�cy. S�nce t�ae C�unci! �s t�ni������r�g ��e t���arc��ch te� imp�rcts alre�ady id�nfiifi�d ir� th� �IR. nc� re�ir�€��at"s�� t�f th��1�2 is n��es��c���",��������:t�. ���������'��8.5[4] �f t�e ��C�� �u���l�rses). ,.. t , ,�'` � �� , � � �} } F fi 1 4 1 F .�, �l t y' .. ..t,r�,. f� � l } l,'','�' t .„ i } ���:�, z s r,��� '� ,;� � t i t r 4 w t �l �. lJ 5 .d,,t' � } l5 t. } f� � u, S (� t �hastrr�a R'anch S�+�divnsion �ity c�f�2eddr"r�g Fe»�!L�rt�+iranrr��n�f lm�r�ct�epart,Acldenduraa tlo7ar�tr�Ctf)a 3 G!'F.€SJ"41�� �4TIJ����� �.�� ����J���1������.�����. Pa�e 4.l 1�4�R �rad�r h�4tv9 �,1 l.l. t�e fc�l�t�w�r�g chanc��is made: MI�4�4.11,�: ` `� ` ' " ' ' , , . 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Ait�rr� "`�vel tt�e a licani av+rn�r �r �ucc��s�r in infi�rest sh�al6 , at t4�e t�rne of is��an�� c�f a builc�in ermit � r�`�ct�s �c�fic f��i�u� f�e �s��blished �v t�� �it�+ Cc�vn�il � ual tc� th� r�r�j�c#"s pr�a ratc� sh��e aaf t�� �r���� ctiar����rca��rt�e���� s , � , �; ��� 7ir�n�ngllr�p3�rr��r�t����:° ����'�,,tr filinc� c�f cr f�n�l ��p f�sr resn�c���sii�ai } de����pm�r�# �r iss��nc� af enfitl�rn��� fa� , d�����pm�r�f pf th��ndustrial f�nd. ,�, En#t�rc�m��t,�M���f�rin�: , ����if Rer����[��v�l��rm�n� Serw�c�s [�ep�sr�r����.. ' ' , } ��,r�. � , ���''''���, � ,,: y } C,t` s l� 1 .+'r'l'/����, t ji� } t � �k fli 1 tt 3 � i s } 1 � i, �; t _ r7�Qr�Sd��#[����������A�/�� ..... ..... ..... ..... ..... ..... ..... .... . . #w�i�d R���f�� FI���G����{��1���l4,�f i���r#IS�°��il�.�������� iYF���'r��L0./fA� "t ���� ' ����� �� �`s i � E��S •F�LA 1tiR 1V �R� ������ � � , �£►: ��� r}��E.'; ��CC}1 l�,���i� At#n. Mark�'��g�e Pr�rject: Sh��tin�T��n�:h+�SPA�"raf�����S�ct StUdy �r�rrr�: A�d���v 1Lee �lab Na.. �S-ST�{}-C�6 R�; F�TR�,f�S��d Mitiga�icsn Chan�es File 1Va.: �7�3MEMt�I�.L?�C� C�: �aui �rll�r } , , ' � , „ t , T�is ��r�ar��t addresses �h� cY��'�aa� in Level-�f Service (LC}S� f�z- tl�� inters��tit�ns wit�ain ��� Sh�stin� �a���'r�ff�� �mpa�t �tut3y ('�"��� stut3y arc� r�sulting from th� ret��rva1 ��pr�s�e�t-assoe�a:��d zn�ustrial�k�����r�t c�f Chucn�r�el�����3 east�f th�I-5 int�rchange. �<� Tl�c �h�st�n� nch pra���t �c�ntains bt�th resic3�ntial anc� li�ht industri�l Iand u���. Th� elirn�nats�r� �f' i�dus�ri�1 tr�p�����buted tca th� �h�stina R.anch project res�lt�in a d�cre�s��f 2,63� d�ily, 3�� A�����, � and ��� �'M p��� ��ur trz�a� bas�d �rn ��;�r�� generr�tion �st�mat�� fvr t�� prca�as�:d �ra��ct ��rr�ra�� c�r�tain�d in T��ale ��������"��� �TR: �����a���,af li�ht industria� trips usarr�sp�sn�ls ta a �"�%„ 5�°��, �nd 44°�'�r�d�cti�n in��°c�ject trip v������f�r th�d���,�.M�eak,�nd P'NT p���hca�r b�sis. '�1a� fc��lc�wr�,� table� s�ow the ���Iting intersectid�� �a�d re��dv+r�y'sc�ment LC�S �ith asad w�ith�c�t ��c ind�strial dev�lc�prs��nt. � >, ' , rr� � , ' ,� 4 �"�IE�LE� �� t �-. , ' � ��'�P�1�..�'y? �'' ,.,.,� . �X�S'1"I�'tiG I��.i��AF`PIdi7VE��'�2C}:��L 1"PLll�. .�d���'I'�W't`j'lt���1SfiRCAC1�l�'k'�I�Q�"�4°E�I'�'1" � � �.,s���,��F4�i P�eak liorar ..�,, ,: �"�v�P+��k 3�+ar�� � , �antcvl 4�'���nt W��run� # �nters�cti+�� � T�'pe �.� `.',. , �" �.�� t ���a ,�ela IsCtS �et;? 6 B��nyview��a�sc�/[-5 S�1�a�rps �`��i.,,,' ���� . C � m r ��.2 C: 7 ��r��yvi��v Ttt�a�i f I-5�3��r�ps ��������" 32.� "� �a `'�' �<<,�,,��.� �; � �hurrr�r�ekl��ad/Viet�rAv�nu� T"W5� 4�.5 ';;���" �� Yes � 29�3,2 � F Yes lU �Churn+Cre�k Ydc�ad l Ftar�c�t�Rras�d T«'SC 81.1 F Y�s ,' 46& � 4"�es „_.. i l �ta�sc�ar�I��ac�J Atta Nlesa l�rive 7"W�� 27.5 [� Nt� }., �,��� x ""'17s t'�¢� , , y , TA�I.�2 1NT°EFLSE�G"I°itll+P�,�V� ; �'� EXI�'��+iG�'L��APPiZC]�V�I�k'�[�J�G"T PL49S PR f'� ��L7"C"�i�f[}CJS'�`�iAL AEV�[tC)PM�E�T1' AM T'eak�iaur Y�rI�ea�C Ftua�r �ontreal 4'�arrant _ 4V�a�raaat � 1nt�rse�ti�an 'T"Yp+� Z}el� LQS �"V�et:� 1)el�� �.,tl� Ndet'? & ��+nnyw+acw 12�ad 1�-5 S�I�aanps Si�nal 28.d � - 31.2 C _ 7 Bt�r�nyview R�ad t l�S i��Ram�s Ss�nfl3 33.6 C - Z7.8 C _ �F Ch�rn Creek�tt�ad f�+'ict�sr Avenue TVVSC 51.t7 �` k°�es t2{F.ti �° Y+es lil �hurn Creelc 1Za�ad J R,anc�n Itva�i "C"WS� 24.2 I? 1'es 39.4 E Y�s 11 I��nch�Rasad f r"41ta iVtrsa L�riv� "i"WSC 1 J.5 G i'�o 2I.4 � �7� 1 s������r���rsv�a s���� a�a,��s�W�iwe,������s 4 {s�s����-s�s� r�x���s}��2-s��� �i�r�h 1�,�4�}5 As shc�wn in "T�b��s 1 and 2, ih� r�dr�ctita�� ir� d�lay at Intersectic�ns } �nd S(? are such tE�at nnit��at��rx� is sti11 r��uired. A�c�rdin� #� #he �IR, `I�"ar� int�rscct`farr c�r rraadwc�y fact�tty �s sr�rai��a�tt}� Irrapacte�'�u the pr�p�as�d prvj�ct�`r�r°.�h�r°t-t�r�ra �andill�n�, arart t,����rc�jc�et's{�r�a-r�ata sha�e as �gual t�a tar°ata�av� x�renty fiv� (2.5� �ereerrt, �h�r� th�prc�j�ct v�fi11 b� r�*gr�r"r�c�ta �c�ns�ruct the r�ecess�ry inaprcrv�r�er�t.s. If an in�ersec�ian car r�ru�l�ay fr�eility is.srgnaf�arttl}�inaprrcte�l b;y tlae�arap�scd�rc�je�t �c�s�cTe�ncrl ir�14"e�. 1 €�be�ve,9�{`a�-��stir�g . plus c��prvve�t',�rr�j��t c�nc�itlr�ns, ar�d t�e praj�et"s�rra-rata shar�a� l��lc���tw�nty fta�� ("�'S),�r�rcerrt, th�n the pr�je�t s�vil!'be requirert ta pcz�r tlz�tr prca}r�ztcr s�ac�re a.f tf�e �a;st�f��+nstr�za�tin� th�s� �rrtprr�ve�,rrt�rrts. Fu�t mfta�ativr���r tl�e prr���ct is u�ssurn�d�ry paynzer��caf th�praject's 7"ra��l�rtpa�t Fee�nt�th� �lt��v�tl ens��r�t��tt��rrpacts c��-��"������"���l�ss thc��r si�rtt`frc�rr�t le�et tJara��g�a r�r�gc�rrrg ina�al��nct�tt�ti�ara ra,f t,�� Cap��t�rllrr��sroverar �.�`��t'`��'T�',� �� �� ,�� „ '�'h� vc���rn�s ������rs�ct��z�s '� ar�d l�� �Ath pr�j�ct industrial d���l�ptnent, �re s€�ch thai th� prc�j�c�',s praYr�t� sl�ar� ��'2.7.1°i°� (�b4 l (2,9'�l �,��7}). '4Viths�ut industri�l dev�is�pment, �te prc�jecf's prc�-�°at� shar� is 17'��,d�' �259 1 (�i76�-1,257�� Thcre�are, b��aus� the prt�je�t's impac� on €he t�e�ci�nt snte�se�t�c�n���less t�an �S°!n, t4�e prc����� should be requir�d ta p�y the�r }�r�s�r�t� �Es�r� ��'th� ��st �f cc�rast�uct�n�����im�r�avements r�Chcr than b�rcquired t�a ccrnstruct the neces�ar�i�rspr�v�incnts. � ;;t,,: �;, , TABL�3 �`� � ����'�`�"'��'��L�-������z��: ����-rt���������rt��' '�ivc�rr����.c�.r��rs��.,�r�r��a����nran����ar�s r� � t�lver��e U�i�� i..ev��af R.�aadw�y Se�rneni : Ga�racit;v C�sn��uration T`r�fii�{e�d'�') �ervae� , � '� ��' < �C,C]��y s;„ ;,�,�»...> �um�s� Raa�cha�t�ad—C�urn Creek�.r��ci#���as#x Vi,ew�rau� �xisting�-Ap�rc�r�ed Prrs�ects�Pr�a����`�+1 rndusrr,al ���.ane.�Irierial 1 t,I�� � �Icv�l4pmcr��) " ��. � �`' ' � �,.»�.n ,w<< �, �„� ,,.,.ti. ,���`r�. „,t ��istirsg�-Appr�rvec�l�rojects+PrQject(u+1t������a���'' , '', � } °�i�va�i.an�����a� �,5� � d�veta�pme�k� � �t�' ; C�urn Cree�c ltnad--1-Sf+C�urn+�reek It,oa�lnter�itan����; , 5 � ,. �t���c1��a�taa�d ,� � �xistia��+llp�rrcaved�rtsjects-�Prrsj�ct{w1 cnd�ast���,� Twcr La��,��n�l , t5,i I�J t7� d�velapmcnt) r.. � �., �xistin�`"AgPr4ved Yraj�cts+Prc�ject(wl��nti�d��ria� ` '� `���e t'irt�rial,' ��,663 �(�l develt����nt) t,.,. °,, S 3 . °Table 3 sh�rvs that the segment �f�t�n�h� Rcsad 1aet�r�en Churn �r���tcr�� � ��t�'f� 'V�e� ��r�ve c�p�r�t�s wit�in a�c�pta�ale Lt�� limits an a daily far a11 dev�laprnent`��s������ :�e s�gm�nt c���h��� Cree1���ari is pr����t�d t� �per�t� at th� cu��a c�f"Z(t�S '° " �t�r�,������'�t'�:.C�� "�,' is 1�,�ClO� A�3T� �rithc�utt�e rndustri�l�r�F�cr ` ', } , � 2 ��3�eserve t�rive,Suit� 1�fl, Rvseville, �A 956?8 w (�1f}?82-86�� fi�x��16)T�2�B�8�