Land Use Element

General Plan Land Use Element

1.1. Introduction

Legal Basis & Requirements

California Government Code §65302(a) requires that the general plan include:

“A land use element which designates the proposed general distribution and general location and extent of all uses of the land including land for housing, business, industry, open space, including agriculture, natural resources, recreation and enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid disposal facilities, and other categories of public and private uses of land. The land use element shall include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan. The land use element shall identify areas covered by the plan which are subject to flooding and shall be reviewed annually with respect to those areas.”

The General Plan is also required to maintain consistency between individual elements.

1.2. Land Use Setting

The City of Yreka is developed along the Interstate 5 corridor stretching for nearly five (5) miles north and south and two (2) miles east and west. Approximately 20 miles south of the California/Oregon border, Yreka is located in northern Siskiyou County. (See Figure 0-1 in Introduction.) The City limits contain approximately ten (10) square miles, comprised of a variety of land uses. The largest of these is residential, which occupies approximately 26 percent of the land within the City limits. (See Table I-1.)

Table I-1 — Existing Land Use

Land Use	Acreage
Residential	3,600
Commercial	405
Industrial	1,037
Open Space	923
Roads & Highway	419
Total	6,384

Source: Yreka GIS Project

Planning Boundaries

In addition to the City Limits, there are several boundaries that affect the City. As shown on Figure I-1, the City has a Sphere of Influence, which is established by the Local Agency Formation Commission (LAFCO), and a Water Service Boundary, established by the State Water Resources Control Board. Various boundaries are established to define the level of authority of the local agency. These boundaries are used to define the “Planning Area” for the City within which a specific set of goals, objectives and programs will apply. These boundary lines are seen as areas within which the City has the most influence. Activities outside of these boundaries will impact the City, but are typically beyond the ability of the City to control.

Within the City limits the City is the primary land use authority and is responsible for the review and approval of land use proposals. The General Plan plays a pivotal role in this process by establishing guidelines for the Planning Commission and City Council to use in reviewing all land use actions.

The existing Sphere of Influence includes surrounding lands where the City may expand in the future and is as approved by LAFCO. Review and approval of land use proposals in the sphere rests with Siskiyou County. County decision makers will typically consider the General Plan of the City when reviewing development proposals within the Sphere of Influence.

The City receives its water from the Fall Creek Water Project, which is administered by the State Water Resources Control Board. With few exceptions, the City cannot use water from the Fall Creek Project outside of the established service area. Amendments to the service area can be made, and will be needed to accommodate future expansion of the City.

This plan includes a future Sphere of Influence designed to make efficient use of existing utilities and provide a more logical service area. This future Sphere of Influence may eventually constitute the City limits.

For purposes of the General Plan, the City established a Planning Area that is depicted in Figure 1-1. The area is slightly larger than the Sphere of Influence and includes territory that will likely never be in the City Limits, but does have an effect on the City. The determination of the planning area boundary was based on visible ridgeline(s) surrounding the community. Because of the importance of the view from the City, the General Plan requires the establishment of procedures for hillside development. Since much of the area is outside of the City, the City will need to coordinate hillside standards and ridge top protection with Siskiyou County.

1.3. Population & Demographics

Because residential land use comprises a significant portion of a city’s total land area, changes in population are typically used to estimate future land need. Over the past five (5) years, the City of Yreka has seen a gradual decline in the total population. This trend is also reflected in county-wide figures. Historically, the City had between one and two percent average annual growth. The decline in population can be attributed to the reduction in area logging, and the closure of several industries in Yreka. The City believes that this downward trend has slowed, and that the City will begin to experience a gradual growth over the next twenty years.

Figure 1-1: Legal Boundaries

Insert Figure Here

Projected Population

For planning purposes, the City’s growth rate has been assumed to average between one and two percent per year. Since the General Plan goals and programs are not based on population, the estimated population growth is only used as a gauge for land need within the City and not a series of goals.

Using a twenty-year planning period for the General Plan, the City of Yreka could expect a population in 2022 of between 8,400 and 10,250. In order to support the increase of 1,500 to 3,300 new residents, the City will need to provide adequate room for housing, jobs and recreation.

Projected Land Use Demands

With the population as estimated, the City would be expected to need between 250 and 500 acres of land available for development within the planning period. This would include sufficient land to ensure fair market prices. The Land Use Diagram shown in Figure I-2 totals more land than may be needed within the planning period of twenty years, however not all of the land may be suitable for development.

1.4. Land Use Designations

The City of Yreka is comprised of different industries, businesses, home types, governmental and private offices, schools, parks, etc. For planning purposes, similar activities are grouped into land use designations. By establishing a set of development expectations for each land use designation, the City serves two purposes. First, by grouping similar land uses together, the City can plan for, and provide, sewer, water and other utilities more efficiently. Second, property owners know and understand what the City expects, and where growth is expected. State Law requires that the City establish the characteristics of each land use designation defined in the Land Use Element.

The characteristic of each land use designation is expressed as a maximum “density” or “intensity” such as the total number of homes per acre of land, or the largest building commercial footprint that can be built on a parcel size. These factors are further refined in the City’s zoning ordinance which is used to regulate activities within each land use. Generally, the land use designation is more flexible than specific zone districts, and the corresponding zoning districts provide more flexibility than the designation. Several zone districts can be created within a single land use designation. For example, the Low Density Residential land use designation can include Residential Agriculture, R-1 Single Family Residential, and possibly some forms of R-2, Medium Density Residential. Also, with specialized Planned Unit Development zoning, a project-specific zone can be written within a Low Density Residential land use designation that allows different development types such as townhouses, condominiums, etc., using the broad density and intensity limitations of the land use designation.

The City of Yreka has established eight (8) land use designations that are shown on the Land Use Map (Figure 1-2) and described in Table 1-2 and Table 1-3.

Density & Intensity

General Plan law requires that the City establish a standard of population density and building intensity for each land use. Table I-6 includes these standards as an estimate of persons per unit, units per acre and percent area of a parcel of land that the building can cover. The figure of three persons per housing unit is an estimate provided by the State Department of Finance, and is modified to reflect fewer persons per unit in duplex and apartment development.

Figure 1-2: Land Use Map

Land Use Designations

R-A Residential Agriculture
LDR Low Density Residential
MDR Medium Density Residential
HDR High Density Residential
I Industrial
O Open Space

General Plan adopted December 18, 2003, Resolution #…
Scale 1:15,000

Percentage of building coverage represents the amount of land that the building itself can cover. Residential development typically has a smaller building footprint relative to the size of the lot to allow for front, side and rear yards. Commercial development, particularly in the downtown area, can approach total lot coverage, with minimal or no yard or setbacks.

Floor Area Ratio

The ratio of total building square footage to land area is considered the Floor Area Ratio (FAR). This FAR is used to evaluate parking and service needs for commercial development—typically office and retail. A 10,000 square foot building on a 10,000 square foot lot is considered to have a FAR of 1.0. A 20,000 square foot building on the same lot would have a FAR of 2.0. The FAR differs from lot coverage in that a multi-story structure could meet the coverage restrictions yet provide more building square footage than “lot area.” By limiting the FAR, the City can prevent buildings that appear too large for the given parcel or surrounding neighborhood.

Zoning Consistency

The land use designations provide a broad description of the development expectations within the City. To implement these designations, and to provide more guidance for property owners, Table I-4 represents the probable zone district for each designation. Zoning is a legislative act and can be amended within the parameters established by the land use designation. This is what happens when the City establishes a Planned Unit Development Zone District for a specific project or changes one zone type for another such as R-2 for R-1.

Determining Unit Yield

Several factors come into play when a landowner wants to calculate the maximum number of residential units that can be developed. In its undeveloped state, the property is usually described as gross acreage. Once the area required for streets and other public uses are removed, the remaining land is referred to as net acreage. The maximum units described in Table I-6 represent the maximum number of units that can be developed on gross acreage. The actual number of units is likely to be less due to the need for parking, setbacks, minimum lot sizes and other design criteria established in the zoning ordinance and subsequent documents. When calculating the maximum number of units, the City only considers whole units. As a result, a 20,000 square foot high-density residential designated parcel could support 6.88 housing units at ~15 per acre. Since there are only six whole units, only six could be developed on the parcel. The applicable zone district may also reduce the number of dwelling units allowed per parcel.

General Plan Buildout Calculation

Using assumptions in the land use designations (Table I-5 and Table I-6) involving units and persons per acre, and non-residential building coverage, it is possible to calculate the total “buildout” of the General Plan Land Use Diagram. The buildout calculation is a theoretical maximum and is rarely if ever realized. By planning public facilities using these figures, the City can ensure that adequate capacity exists to serve the planning area.

Table 1-2 — Residential Land Use Designations

Land Use Designation	Persons/Unit	Units/Acre	Intensity	Description of Typical Uses
RA Residential Agriculture	~3 per unit	~2 per acre	40%	Large lot single family residential, either by design or by incorporation of previously developed county areas. Limited agricultural use due to higher residential density than conventional agriculture.
LDR Low Density Residential	~3 per unit	~6 per acre	40%	Single-family development, found throughout much of the City. This designation could also allow single family attached, townhouses, etc., with special zoning and design considerations.
MDR Medium Density Residential	~2 per unit	~10 per acre	50%	Usually used for duplexes, tri- and four-plex development, as well as smaller apartment buildings. This designation could also support garden apartments, townhouses.
HDR High Density Residential	~2 per unit	~15 per acre	60%	Conventional apartment or condominium development for larger numbers of units within a single project.

Table 1-3 — Non-Residential Land Use Designations

Land Use Designation	FAR (Floor Area Ratio)	Intensity	Description of Typical Uses
HD Historic District	—	100%	A combination of commercial and residential uses located within the historic core of the City. These uses have a set of development criteria designed to help encourage the preservation and enhancement of the historic structures and uses. More pedestrian than vehicle oriented, development in this area of the City is often on smaller lots.
General Commercial	.70	70%	Typically this designation will have larger commercial buildings located on parcels that can accommodate parking. While some of the uses will support the Historic District, they are typically stand-alone and oriented more toward vehicles than pedestrians.
Industrial	—	60%	Lumber mills, asphalt plants, manufacturers of product designed predominantly for sale off site.
Open Space	<.10	<10%	Parks, streams, floodway or floodplain, biological preserves, and other areas of the community ill-suited for development.

Table 1-4 — General Plan Designation & Zone District Consistency

Land Use Designation	Possible Zone District
Residential Agriculture, <3	Residential Agriculture; Single Family Residential; Residential/Professional Office
Low Density Residential, <6	Single Family Residential; Medium Density Residential; Residential/Professional Office
Medium Density Residential, <10	Single Family Residential; Medium Density Residential; High Density Residential; Residential/Professional Office
High Density Residential, <15	Single Family Residential; Medium Density Residential; High Density Residential; Residential/Professional Office
Historic District	Commercial Professional Office; Commercial Neighborhood; Commercial Downtown
General Commercial	Commercial Neighborhood; Commercial Downtown; Commercial Highway; Commercial Professional Office
Industrial	Light Industrial; Heavy Industrial
Open Space	Recreation, School & Open Space

Table 1-5 — Developed/Undeveloped Land for the Total General Planning Area

General Plan Designation	Acres	Developed	Underdeveloped
RA, Residential Agriculture	2,367	101	2,266
LDR, Low Density Residential	4,433	389	4,044
MDR, Medium Density Residential	182	72	110
HDR, High Density Residential	290	167	123
HD, Historic District	17	16	1
GC, General Commercial	453	202	251
I, Industrial	2,208	377	1,834
O, Open Space	923	298	625
Roads and Highways²	513	513	0
TOTAL	11,386	2,135	9,251

¹ Area outside the City was considered underdeveloped. Parcels greater than five (5) acres were considered underdeveloped if containing only one house or otherwise not completely developed.
² Parcel coverage contains empty space that includes roads, alleys and Highway 5.

Table I-6 — Buildout for the Total General Planning Area

General Plan Designation	Total Acres	Units/Acre	Total Units	Persons/Unit	Estimated Population
RA, Residential Agriculture	2,367	2	4,734	3	14,202
LDR, Low Density Residential	4,433	4	17,732	3	53,196
MDR, Medium Density Residential	182	10	1,820	2	3,640
HDR, High Density Residential	290	15	4,350	2	8,700
TOTAL	11,386	—	28,636	—	79,738

¹ Area outside the City was considered underdeveloped. Parcels greater than five (5) acres were considered underdeveloped if containing only one house or otherwise not completely developed.

Table 1-7 — Developed/Undeveloped Land for the Area Within the City Limits

General Plan Designation	Acres	Developed	Underdeveloped
RA, Residential Agriculture	846	100	746
LDR, Low Density Residential	2,265	713	1,552
MDR, Medium Density Residential	182	72	110
HDR, High Density Residential	290	167	123
HD, Historic District	17	16	1
GC, General Commercial	405	201	204
I, Industrial	1,037	363	674
O, Open Space	923	298	625
Roads and Highways¹	419	419	0
TOTAL	6,406	2,371	4,035

¹ Parcel coverage contains empty space that includes roads, alleys and Highway 5.

Table 1-8 — Buildout for the Area Within the City Limits

General Plan Designation	Total Acres	Units/Acre	Total Units	Persons/Unit	Estimated Population
RA, Residential Agriculture	846	2	1,692	3	5,076
LDR, Low Density Residential	2,265	4	9,060	3	27,180
MDR, Medium Density Residential	182	10	1,820	2	3,640
HDR, High Density Residential	290	15	4,350	2	8,700
TOTAL	3,583	—	16,922	—	44,596

¹ Area outside the City was considered underdeveloped. Parcels greater than five (5) acres were considered underdeveloped if containing only one house or otherwise not completely developed.

Historic District

Development in Yreka’s Historic District is influenced by a community desire to keep as much history as possible intact. While development will occur over time, it is the intent of the City that new construction will be consistent with the historic features currently in existence. This Land Use Element establishes a specific land use designation for the Historic District, which will be implemented through special zone districts. As shown in Figure I-3, the Historic District is compact, and is the heart of the commercial center of the City. The City believes that the viability of the downtown as a commercial center is dependent upon keeping the ambiance of the Historic District.

New Development

The Historic District has guidelines that address the form and scope of new development, however the City will need to develop project design expectations for all new development outside of the historic district. The design expectations will be clearly written, and will allow flexibility on the part of the developer while still forwarding City goals. Special emphasis will be placed on street presentation, landscaping and building form. Often, inexpensive improvements to the site plan and streetscape can make a dramatic change in how the project is viewed by the public.

Building Form & Size

A building that is too large for the parcel, or out of character for the surrounding buildings, is an eyesore for the community, and may negatively affect property values. The City must often balance the needs of the property owner with the expectations of the surrounding landowners in permitting new buildings. The design guidelines developed as a result of this General Plan will include building form and size guidelines.

Landscaping

In some areas of the community, buildings are surrounded by lush landscaping adding to both the building and neighborhood value. With the climate of Yreka, shade trees and green space are welcome in summer and provide passive cooling. The design guidelines for new construction will include landscaping ratios, and may include incentives for landscaping to be along the public street.

1.5. Economic Development

Yreka is the County seat and has the largest population concentration in Siskiyou County. Traditionally this has allowed for more industrial and commercial growth, and prosperity. With the closure of lumber-oriented industries, the City has had to diversify its industry base in order to create jobs. The lack of significant growth over the past ten years shows that the City may need to do more to encourage new non-residential growth.

Unfortunately, Yreka is not unique in this need, and will need to compete with numerous small towns in northern California and Oregon.

A market study commissioned by the City and included in the Background Document for this General Plan estimates the county-wide annual absorption of industrial land at approximately 2.0 acres. Yreka could reasonably claim up to one-half of that annual amount, but the absorption rate is so small that a 5–10 acre development anywhere in the County could consume all of the absorption for several years. The study recommends several ideas for promoting new industrial and commercial growth which have been included in this General Plan. These include:

• Encourage developers to build speculative (non-pre-leased) buildings. Prospects gravitate to existing facilities they can see and touch.
• The City can pre-permit a 10–20,000 square foot generic manufacturing facility or office building that can be built on a number of available parcels. An architect, a prime contractor/builder, and a permit and building inspection team should be pre-arranged. The building should then be marketed as if real. The local team should be offered to prospects. An option for multi-tenant use and future expansion will enhance flexibility.
• Local developers can offer build-to-suits which can then be permitted and built in 90 days or less. A list of willing developers should be kept for promotional purposes. This is a slight advantage over competitors.
• Permit streamlining and a serious marketing commitment by the City is the best strategy. This is not a unique strategy, and will simply maintain Yreka at par with its neighbors.

State Marketing Efforts

Yreka does not have the resources to employ a full-time marketing staff to “sell the City” to business prospects. The State of California has several resources that will aid the City in attracting new business, however there are also strategies to improve this effectiveness. These include:

• Verify that Trade and Commerce marketing staff has information on the particulars of each available parcel. Invite staff to visit the City and provide a site tour. Entertain them as if they were an industrial prospect.
• Talk to Trade and Commerce staff on a weekly or monthly basis. Consider supporting their marketing activities with funding and staff assistance whenever the opportunity arises. This includes attending cooperative trade shows in the target industries, or seeing EDC representatives attend. Remind Trade and Commerce staff that Yreka is seeking both its large and smaller prospects.
• Approach local industries that may be out of space in their current locations and may need to expand. Approach local real estate brokers with suitable marketing materials, and/or supporting the marketing efforts of local industrial landowners. Stress Yreka’s location near Highway 5, the labor pool within 50 miles, its midpoint between Redding and Medford, its amazing quality of life, and any cost advantages.
• Support erection of a new speculative building. Failing that, the City should pre-permit a standard manufacturing facility, making sure permit and building inspection processes are fully expedited and the user knows he/she is welcome. A new building should be erectable in 90 days.

Goals & Programs

Please refer to the Introduction chapter of the General Plan for the definition and format of Goals, Objectives and Programs. In general, the objective helps to explain the intent of the Goal while the program indicates what action the City contemplates to further the goal.

Land Use Guidelines Goals & Programs

Goal LU.1 - To maintain flexibility in land use designations and zone districts.

Objective: Since there are many different combinations of development styles and types than is practical or possible to list in a single document, it is important that the City’s development standards remain flexible. The General Plan establishes broad development “parameters” within which both traditional and innovative projects can be developed. The objective of this goal is to support both provisions of the zoning ordinance designed to accommodate new development types and to encourage planned unit development projects.

PROGRAM LU.1.A.

Following the adoption of the General Plan, the City may amend its zoning code to consider including some of the following design elements: variable residential lot sizes and staggered setbacks, density sharing or reward for superb design, mixed housing and commercial, mixed single family and duplex, etc.

PROGRAM LU.1.B.

The City may establish standards that allow for both conventional and non-conventional single-family housing. The standards may include condominiums, attached, semi-detached and similar housing.

Goal LU.2 — To ensure there is adequate land within the City for future development in a variety of types and styles.

Objective: The availability of land, which can be provided with sewer, water and other urban services, can ensure that land values are reasonable, and that the City can respond to both population and business needs. The objective of this goal is to ensure that the land use inventory is kept current and available, and that the City proactively includes land within its boundaries as needed to support future development.

PROGRAM LU.2.A.

Following the adoption of the General Plan, the City shall meet with the Local Agency Formation Commission (LAFCO) to assess future needs of the City.

PROGRAM LU.2.B.

The City may initiate changes to the Sphere of Influence, Water Service Boundary, and any other urban service boundary, to affect an orderly growth of the community.

PROGRAM LU.2.C.

The City shall periodically review and amend its urban service boundaries.

PROGRAM LU.2.D.

The City shall provide a land use designation for all land within its Sphere of Influence, and may provide a designation for lands outside the Sphere of Influence, but that could have an impact on the future development of the City.

Goal LU.3 — To ensure efficient development and the economical extension of urban services.

Objective: As a community grows there are often small parcels of land that are overlooked or under-developed. These parcels can become community eyesores or assets, depending on how the various development codes deal with their unique problems. The objective of this goal is to encourage infill development, and to ensure that the development codes do not set standards that are impractical or unrealistic for these parcels.

PROGRAM LU.3.A.

The City shall maintain, and keep current, a list and map of vacant parcels less than five (5) acres in size that are substantially surrounded by development. The City may also include parcels that are partially developed but that could support significant additional development.

PROGRAM LU.3.B.

Following the adoption of the General Plan, the City shall review its zoning code to ensure that it allows flexibility when reviewing infill projects.

PROGRAM LU.3.C.

Following the adoption of the General Plan, the City shall determine the practicality of establishing streamlined development review procedures for development of infill parcels identified in Program LU.3.A.

PROGRAM LU.3.D.

The City shall discourage the extension of services outside of the City limits. Following adoption of the General Plan, the City shall establish procedures for the review of such requests. Typical findings for extending services may be based on jobs, public health and safety, etc.

Goal LU.4 — To protect established neighborhoods, and enhance the sense of community that is the City of Yreka.

Objective: A City is comprised of small neighborhoods that can be easily changed by a single development. In historically significant areas it is important that new development complement the existing architecture and uses. In some cases, dissimilar styles can be linked by similar land or streetscaping and unique signs. The objective of this goal is to support the City’s continuing effort to ensure that new development does not detract from historic character, and that the community as a whole is tied together through design.

PROGRAM LU.4.A.

The City shall continue to support its Historic District Landmarks Commission.

PROGRAM LU.4.B.

As permitted by available resources, the City shall encourage programs to protect, restore and enhance neighborhoods and historic structures.

PROGRAM LU.4.C.

The City shall review new projects to determine if the final design is compatible with the surrounding neighborhood.

PROGRAM LU.4.D.

Following the adoption of the General Plan, the City shall review its residential and non-residential development standards to ensure that they are clear and understandable.

PROGRAM LU.4.E.

Amend the Zoning Ordinance to create the buffer zone concept, using a specific zone designation for such use, or add setback provisions which would apply when sensitive uses (residential, schools, parks, churches, etc.) are proposed adjacent to agricultural and timber processing activities.

PROGRAM LU.4.F.

During all project reviews, significant trees and rock outcroppings should be protected to the extent practical.

Goal LU.5 — To protect established neighborhoods and enhance the quality of life in Yreka.

Objective: The phrase “quality of life” is difficult to define in objective terms. For the purposes of the General Plan, quality of life is used to describe those factors in Yreka that the City can influence. These include parks and open space, attractive neighborhoods, public services, etc. Often the quality of life is an intangible, such as how a person “feels” about the community. The objective of this goal is to allow the City to respond to community requests for assistance, apply for grants, and work to ensure that important areas of the City are managed for the future.

PROGRAM LU.5.A.

The City shall work to establish trails and open space areas linking residential, school and commercial areas of the City.

PROGRAM LU.5.B.

The City may support grant applications for community projects that renovate or restore commercial and residential structures throughout the City.

PROGRAM LU.5.C.

The City may sponsor events designed to increase the sense of community.

PROGRAM LU.5.D.

When reviewing requests for new development, the City shall require dedication of appropriate rights of way or easements as needed to further the goals of the General Plan.

PROGRAM LU.5.E.

The City may establish a program to allow density transfers, or other incentives, for landowners to dedicate open space easements.

PROGRAM LU.5.F.

The City shall work with the Elementary and High School Districts to ensure that future needs of the Districts are addressed in the Land Use Element. These can include placement of new schools, support structures, trails, bus stops and other means to ensure safe routes to school.

PROGRAM LU.5.G.

The City may require buffers between dissimilar land uses, and between open space, sensitive environmental areas, sensitive biological resources, adjacent to streams and wetlands or agriculture and urban development. Buffers may include solid barriers, additional setbacks, redesign, or other means to either protect the resource indefinitely, or to protect it in the short-term until the appropriate time for development.

PROGRAM LU.5.H.

Following adoption of the General Plan, the City shall review its program to remove blight and sub-standard buildings. The review shall investigate methods of improving property using grants, low-interest loans and similar programs.

Goal LU.6 — To protect the unique views from Yreka of the surrounding mountains.

Objective: The ridgelines surrounding the community help define Yreka and have been used in this General Plan to help define the planning area for the City. These high points in the landscape are often desired as home sites for the incredible views they can provide of the City and general area. Unfortunately, development without consideration of the long-term view can degrade views from both the hilltops and the City. The objective of this goal is to help guide hillside development, and protect the integrity of the ridge tops. Because most of the ridgelines are outside of the City, the City will need to work with Siskiyou County to help establish hillside development standards.

PROGRAM LU.6.A.

Following adoption of the General Plan, the City shall prepare hillside development standards that:

• Protect the visual integrity of ridgetops within the planning area.
• Advise on appropriate location(s) for homes on the hillside.
• Establish grading and drainage standards for hillside projects.
• Establish fire-safe zones and appropriate building materials.
• Advise on the appropriate colors, roof shapes and landscaping.
• Provide recommendation on appropriate road design for both drainage and aesthetics.

PROGRAM LU.6.B.

Review Bureau of Land Management (BLM) and National Forest Service plans on nearby lands and coordinate issues with these agencies.

PROGRAM LU.6.C.

Consider views during project review and design, maintaining visual access whenever practical.

PROGRAM LU.6.D.

Coordinate development activity on private lands, outside of the City that are part of the Yreka viewshed, with Siskiyou County as a function of the interagency review process, with the intent of minimizing impact on the local viewshed.

PROGRAM LU.6.E.

The City may purchase or require, as dedication during development requests, open space easements for ridgelines and other scenic vistas.

Goal LU.7 — To encourage visitors to the City and enhance the City’s presence as a community along Interstate 5.

Objective: The City of Yreka has an interesting history, outstanding examples of architecture, and a number of activities to interest the traveling public. Further, for many of the businesses in the City, tourists comprise a significant portion of their business. The objective of this goal is to ensure that the General Plan reflects the role tourists play, and to encourage improvements that will draw more visitors.

PROGRAM LU.7.A.

The City will consider amending its sign ordinance to permit “public art” with a theme that represents the historic nature of Yreka.

PROGRAM LU.7.B.

The City will designate key intersections as Gateways to the City, and may allow community signage, public art, informational and promotional material, and other amenities to help the traveling public. The following intersections are considered Gateways:

• State Route 3, at both the north and south interchanges with Interstate 5.
• Miner Street interchange with Interstate 5.

PROGRAM LU.7.C.

The City may designate other intersections or areas as needed to meet this goal.

PROGRAM LU.7.D.

The City will work to update its sign ordinance.

Residential Land Use Guidelines Goals & Programs

Goal LU.8 — To create neighborhoods that reflect the high quality of life in Yreka.

Objective: The City will need to evaluate several different types of housing as public taste changes, and as economic influences alter housing cost. The Land Use Element allows for a range of housing types from large ranches to apartment units. Regardless of housing size, each collection of units should represent a neighborhood as a part of the City of Yreka. Many of the programs of the General Plan are designed to connect existing development with roads, trails, and consistent landscaping. The objective of this goal is to ensure that new development is also part of the whole, and that “design” is taken into account early in the project consideration process.

PROGRAM LU.8.A.

Following the adoption of the General Plan, the City shall develop and adopt subdivision design guidelines. These guidelines may include:

• Hillside development criteria.
• Lot size averaging.
• Landscape and lighting standards.

PROGRAM LU.8.B.

Following the adoption of the General Plan, the City shall develop and adopt standards for the construction of multiple family housing. The standards may include:

• Shared open space.
• Buffers to adjacent uses such as single story next to single-family residential, solid fencing between non-residential uses and apartments, parking lot screening, etc.

Program LU.8.C.

The City may amend its zoning ordinance to support a minimum square footage per unit, and multiple units per parcel size.

Program LU.8.D.

The City may restrict or prohibit residential development next to industrially designated or developed land to avoid conflict. The City may also increase setbacks to avoid conflict as a function of the development approval process.

PROGRAM LU.8.E.

The City may allow duplex units on some corner lots in single-family residential areas.

Commercial Land Use Guidelines Goals & Programs

Goal LU.9 — To support the expansion and retention of existing commercial establishments, and to encourage new commercial development in the City.

Objective: Much of the City’s discretionary funding, and a considerable amount of employment, come from commercial uses. The City has benefited from Interstate 5, and from being the County seat. The easiest way to increase commercial activity is to support those businesses already in the community. The objective of this goal is to outline ways for the City to support the business community by streamlining development approval and working to obtain grants for needed infrastructure.

PROGRAM LU.9.A.

Following adoption of the General Plan, the City shall prepare and adopt design criteria for non-residential structures. The criteria may be based on the design concepts presented in the General Plan and should:

• Have clearly stated design goals and theme.
• Be objectively measurable.
• Provide a series of design options for the project designer.
• Incorporate incentives for good design.
• Not unnecessarily delay the review process for projects.
• Apply to both new development and exterior remodel.

PROGRAM LU.9.B.

When reviewing requests for commercial uses in residential neighborhoods, the City shall ensure that the integrity of the neighborhood is not compromised.

PROGRAM LU.9.C.

The City shall promote renewal and retention of businesses within the City.

PROGRAM LU.9.D.

The City shall encourage businesses that support the Historic District and the downtown.

Industrial Land Use Guidelines Goals & Programs

Goal LU.10 — To promote economic growth within the City of Yreka to ensure employment opportunities and goods and services are available within the community.

Objective: The City is in transition from a raw materials economy to a services and manufacturing economy. To help with this transition, the City will encourage the location of primary and support industries so that as much business as possible can be conducted within the City. The objective of this goal is to ensure that adequate area is provided for these businesses and that new growth does not impede the expansion, retention or operation of existing industry.

PROGRAM LU.10.A.

Avoid development which results in land use incompatibility. Specifically, avoid locating objectionable land uses within residential neighborhoods and protect areas designated for existing and future industrial uses from encroachment by sensitive uses.

PROGRAM LU.10.B.

The City shall periodically review the industrial and commercial land use designations to ensure that there is an adequate mix of parcel sizes, zoning and infrastructure to accommodate new development.

PROGRAM LU.10.C.

Following the adoption of the General Plan, the City shall prepare an inventory of available vacant land, including residential and non-residential sites. The inventory shall include information concerning availability of utilities, adjacent roadways, site characteristics and other information useful to potential developers.

PROGRAM LU.10.D.

The City shall periodically review the vacant land inventory to keep it current. The review may be timed to coincide with the annual review of the General Plan.

PROGRAM LU.10.E.

The City shall incorporate design buffers between potentially incompatible land uses and may restrict new uses from compromising existing businesses from operations.

PROGRAM LU.10.F.

The City will encourage land uses that do not harm the environment or pose safety hazards to City residents.

PROGRAM LU.10.G.

Following the adoption of the General Plan, the City shall prepare a Business Retention and Attraction Plan which:

• Defines incentives the City shall consider to attract desirable businesses to Yreka.
• Identifies staff assignments and responsibilities for attracting new businesses.
• Identifies the specific types of businesses which Yreka shall seek to attract.
• Defines projects which would be appropriate for funding through grant monies.

PROGRAM LU.10.H.

When reasonable and possible, the City shall pursue State and Federal funds for activities and infrastructure improvements, which will promote economic growth.

PROGRAM LU.10.I.

The City may coordinate economic development efforts with agencies and organizations promoting economic development in Siskiyou County.

Yreka Creek / Trail System

By preserving the vegetation along the Yreka Creek and major tributaries, the City can have a positive effect on water quality entering the Creek from urban runoff. Vegetation helps to prevent debris and silt from entering the watercourses. A trail system adjacent to these natural drainages also helps the City to maintain the drainage by allowing access for maintenance personnel. Because this trail system can provide many benefits to the City, it is addressed in several of the General Plan elements.

Goal LU.11 — Protect and expand the Trail System along Yreka Creek and its Tributaries.

Objective: The community has begun the task of protecting the Yreka Creek and constructing walkways and interpretive areas. This effort should be supported and continued until the creek and tributaries allow for pedestrian access and wetland habitat. The trail system can provide both recreational and transportation benefits by linking commercial uses such as the downtown to housing and employment centers. The objective of this goal is help continue this community effort by ensuring the areas along the creek and major tributaries are not developed to the extent that future trails are precluded.

PROGRAM LU.11.A.

The City may establish setbacks or buffer zones for new development along Yreka Creek and its major tributaries. The area of setback may vary to permit inclusion of significant biological features and planting. Measures to protect plant species should include the evaluation of project sites to determine if habitat for special-status plant species is present before commencement of any ground disturbance activities.

PROGRAM LU.11.B.

Following the adoption of this General Plan, the City will prepare a trail master plan identifying the tributaries to Yreka Creek and areas suitable for trail construction.

PROGRAM LU.11.C.

The City may accept easements from adjacent property owners for eventual trail construction.

PROGRAM LU.11.D.

The City may seek grant funding from state, federal and private organizations for development of the trail system.

PROGRAM LU.11.E.

The City may establish a fee program for new construction to help fund the construction of the trail system, pay for easements and/or right of way, etc.

PROGRAM LU.11.F.

The City may permit development off-sets to help compensate adjacent property owners for the loss of development area due to the increased setback along Yreka Creek or a major tributary.

Goal LU.12 — To protect and preserve the historical resources of the City of Yreka.

Objective: The City has taken significant steps in the past to protect its historic resources through the creation of a historic district. Such action is important since history is an important part of Yreka’s character and economy. Preservation of the historic resources within the established historic district occurs through the application of a separate review process and application of standards focused on preserving the architectural style of the late 1800s and early 1900s. It is the objective of this goal to maintain this process and expand protection to other historic structures and archaeological resources that are located elsewhere in the community outside of the historic district.

PROGRAM LU.12.A.

An archaeological record search shall be required on all discretionary projects on land not previously developed or approved for a parcel map or subdivision. This record shall be supplied by the applicant, to determine if there is the potential for archaeological resources on the project site. If the record search determines there is a high probability of such resources, an on-site investigation shall occur by a professional approved by the City.

PROGRAM LU.12.B.

If during the course of disturbance of a project site human remains are discovered, construction shall stop immediately and such find reported to the County Coroner. Work on the site with the potential for disturbing such remains shall not occur until authorized by the Coroner.

PROGRAM LU.12.C.

The exterior modification or demolition of any building located outside of the Historic District which was constructed prior to 1910, shall not occur until it has been determined that such modification or demolition will not cause any significant impact to a historic resource.

Goal LU.13 — To keep the General Plan current reflecting changes in public desires, changes in growth trends and applicable legislation.

Objective: It is the purpose of this goal to make certain that significant fluctuations in growth beyond the range of projections of this Plan do not outpace the City’s planned infrastructure, or result in growth impacts not anticipated in this Plan. The programs are designed to monitor growth trends and establish an early warning system, bringing the attention to the City of the possible need to reevaluate the General Plan in advance of the 20-year update program.

PROGRAM LU.13.A.

As a means to keep the General Plan as current as possible, it shall be updated any time the estimated population has increased 3.0 percent or greater for two consecutive years. This update would assess the growth trends and update those elements of the General Plan which may no longer be effective due to the increase in growth not expected in the General Plan.

PROGRAM LU.13.B.

To maintain a General Plan which has a minimum of ten years of life, an update should occur every ten years, preferably after data has been received from the ten-year census. This update would provide for projections, goals and programs to extend the life of the General Plan an additional ten years.