“Our mission is to maintain the character of our “small town” community while striking an appropriate balance between economic development and preservation of our quality of life. We help create a dynamic and vital City by providing quality, cost-effective municipalservices and by forming partnerships with residents and organizations in the constant pursuit of excellence.”
Page Item STANDING AGENDA ITEMS
1. Call to Order and Flag Salute
2. Roll call
3. Special Presentation: None
4. Public Comment:
This time is set aside for citizens to address the City Council on matters listed on the Consent Agenda as well as other items not included on the Regular Agenda. If your comments concern an agenda item noted on the regular agenda, please address the Council when that item is open for public comment.
Each speaker is allocated three (3) minutes to speak. Speakers may not cede their time. Comments should be limited to matters within the jurisdiction of the City. Council discussion or action cannot be taken on items not listed on the agenda other than to receive comments. If you have documents to present to members of Council, please provide a minimum of seven (7) copies to the Deputy City Clerk. Email Comments may be submitted to the City Clerk’s Office ([email protected]). Items received no later than 12:00 pm on the day of the meeting will be provided to the City Council prior to the meeting. These items will NOT be read into the record.
5. Council and Staff Comments
6. Committee Updates:
a) Downtown Enhancement Advisory Committee
b) Library Tax Advisory Committee
c) Beautification Committee
d) Active Transportation Committee
Mt. Shasta City Council Regular Meeting Agenda
Monday, November 25, 2024, 5:30 p.m.
Mt. Shasta City Park Upper Lodge, 1315 Nixon Rd. Mt. Shasta, CA The meeting can also be viewed online at the
following link:
MountShasta.22Ave.tv
For the safety of our staff, the council, and public, we are no longer allowing members of the audience to carry large bags, backpacks, or other items outside of small personal items such as purses or satchels. Only service animals are allowed inside council chambers; nonservice pets are not allowed under any circumstances. Violators will be asked to remove the bag and/or animal, and refusal to do so will be cause for removal from the meeting.
Mt. Shasta City Council Regular Meeting November 25, 2024 1 Mt. Shasta Regular City Council Meeting Agenda
Monday, November 25, 2024
CITY COUNCIL BUSINESS
All Resolutions and Ordinances on this agenda, or added hereto, shall be introduced or adopted, as applicable, by title only, and the full reading thereof is hereby waived. a. Approval of Minutes: November 12, 2024
b. Approval of Disbursements: Accounts Payable: 11/12/2024; Total Gross Payroll and Taxes: For Period Ending 11/10/2024
c. Second Reading and Adoption of Ordinance CCO-24-XX amending Mt Shasta Municipal Code (Title 18, Zoning) adding Chapter 18.50 Objective Design Standards d. Monthly Investment and Revenue Report
e. Driver’s License Requirement Removal from Certain Job Descriptions
Background: Council will hear a request from Sisson Museum and discuss a possible donation.
Report By: Todd Juhasz, City Manager and Jean Nels, Sisson Museum Representative Recommended Council Action: Discuss and determine whether the City will donate to Sisson Museum this fiscal year.
a possible Municipal Code Amendment regulating Tiny Homes on Wheels.
Background: Consideration of Tiny Homes as a viable option for affordable housing implementing 2023-31 Housing Element.
Report By: Jeff Mitchem, Planning Director
Recommended Council Action: Direction on preparation of an ordinance.
Background: Council will discuss what action to take pertaining to the currently leased parcels located on Chestnut Street.
Report By: Todd Juhasz, City Manager
Recommended Council Action: Consider whether to purchase, lease, or forgo the use of two unpaved parcels located at 415 N. Chestnut.
Background: Fund 76 – Fire Training Center Fund has not been used in the past 5 years and possibly longer. During the review of funds with the fiscal auditor, staff discussed closing this out to clean up the balance sheet. The amount is immaterial, and staff proposes moving it to Fund 50 for future use Report By: Malisa Dodd, Finance Director
Recommended Council Action: Staff respectfully requests the City Council approve close out of Fund 76 – Fire Training Center Fund and reallocate the $514.82 cash on hand balance to Fund 50 – Fire Assessment District Fund.
Background: Under the Surplus Land Act (Gov. Code, §54220-54234), governmental entities that own property and determine that they no longer need it for government purposes have to make them available for affordable housing. Cities must send notices about available, surplus local public land.
Navigating the SLA is complicated and takes time. To help the City through the approval process, Kosmont’s Brian Moncrief (SLA expert) produced a proposal. Council will review and consider the proposal.
Report By: Todd Juhasz, City Manager
Recommended Council Action: Approve contracting with Kosmont to guide the City through the Surplus Land Act (SLA).
Mt. Shasta City Council Regular Meeting November 25, 2024 2 4-100
101
102-103
104-256
257-259
260-271
Mt. Shasta Regular City Council Meeting Agenda
Monday, November 25, 2024
CITY COUNCIL/STAFF REPORTING PERIOD
13. Reports on Outside Meetings
14. Future Agenda Items and Meetings (Appearing on the agenda within 60-90 days):
a. Certification of Election Results and Swearing in of Councilmembers – 12/9/2024 b. Selection of Mayor and Mayor Pro Tem – 12/9/2024
c. Approval of 2024 Meeting Schedule for Council, Commission, and Committees and City Council Pre-Agenda Meeting Schedule – 12/9/2024
d. Discussion and Possible Action: Process of and Cost Recovery for Snow Removal in the Downtown - TBD
e. Beautification Committee Presentation to Council – TBD f. Survey of Washington Avenue – TBD
g. Discussion and Possible Action: Rental, Lease, or Purchase of Lot Located at the northwest corner of Alma and N. Mt. Shasta Blvd – TBD
Future Agenda Items Over 90 Days: None
15. Adjourn
I, Kathryn Joyce, declare under penalty of perjury that this agenda has been posted at least 72 hours in advance at the Mt.
Shasta City Hall, 305 N. Mt. Shasta Blvd, Mt. Shasta, CA, in the glass case and on the City website at www.mtshastaca.gov.
Agendas and packets shall be made available at least 72 hours in advance of regular meetings and 24 hours in advance of special meetings on the City’s web site. Any writings or documents pertaining to an open session item provided to a majority of the City Council less than 72 hours prior to the meeting shall be made available on the City’s web site www.mtshastaca.gov.
Availability of Public Records: All public records related to an open session item on this agenda, which are not exempt from disclosure pursuant to the California Public Records Act, that are distributed to a majority of the legislative body will be available for public inspection at City Hall located at 305 North Mt. Shasta Blvd.
The City of Mt. Shasta does not discriminate on the basis of race, color, national origin, sex, religion, age or disability in employment or provision of services. In compliance with the Americans with Disabilities Act, if you need special assistance, a disability-related modification or accommodation, agenda materials in an alternative format, or auxiliary aids to participate in this meeting, please contact the Office of the City Clerk at 530-326-7516 or [email protected] as soon as possible.
Providing at least 72 hours’ notice will help ensure that reasonable arrangements can be made.
Mt. Shasta City Council Regular Meeting November 25, 2024 3 Mt. Shasta City Council Regular Meeting DRAFT Minutes
Tuesday, November 12, 2024; 5:30 p.m.
City Park Upper Lodge, 1315 Nixon Road, Mt. Shasta
“Our mission is to maintain the character of our “small town” community while striking an appropriate balance between economic development and preservation of our quality of life. We help create a dynamic and vital City by providing quality, cost-effective municipal services and by forming partnerships with residents and organizations in the constant pursuit of excellence.”
STANDING AGENDA ITEMS
1. Call to Order and Flag Salute: At the hour of 5:30 p.m. Mayor Stackfleth called the meeting to order and led the audience in the flag salute.
2. Roll Call:
Council Members Present: Stackfleth, Clure, Collings, Redmond, Stearns Council Members Absent: None
3. Special Presentation: Proclamation: Read Across Siskiyou Mayor Stackfleth read a proclamation proclaiming November 13, 2024, as the 17th anniversary of Read Across Siskiyou.
Karen Pautz, Executive Director, First Five Siskiyou – Review of First Five programs and services.
4. Public Comment:
Marni Roth – Comments regarding Mt. Shasta Police Department actions.
5. Council and Staff Comments:
Todd Juhasz, City Manager – Comments regarding agenda items. Review of work done with Kosmont, comments regarding potential future development, museum request for funds, old hospital cleanup.
Clarifying questions from Council.
Tessa Clure, Councilmember – Review of upcoming Winter Magic events.
6. Committee Updates:
a) Downtown Enhancement Advisory Committee
b) Library Tax Advisory Committee
c) Beautification Committee
d) Active Transportation Committee
Todd Juhasz, City Manager – Update on DEAC activities.
CITY COUNCIL BUSINESS
Mt. Shasta City Council Regular Meeting November 25, 2024 4 City of Mt. Shasta Regular City Council Meeting Minutes Tuesday, November 12, 2024
7. Consent Agenda:
COUNCIL ACTION: Approved the following Consent Agenda items. All Resolutions and Ordinances on this agenda, or added hereto, shall be introduced or adopted, as applicable, by title only, and the full reading thereof is hereby waived.
a. Approval of Minutes: October 28, 2024
b. Approval of Disbursements: Accounts Payable: 10/23 and 11/5/2024; Total Gross Payroll and Taxes: For Period Ending 10/27/2024
c. Second Reading and Adoption of an Ordinance Amending Mt Shasta Municipal Code Chapter
12.34 to Clarify Provisions Related to Sidewalk Dining, CCO-24-08 COUNCIL ACTION: Approve items a-c
MOTION TO APPROVE: Clure
SECOND: Redmond
AYES: Clure, Stackfleth, Collings, Stearns, Redmond
NOES: None
ABSENT: None
ABSTAIN: None
8. Public Hearing: Status of Community Development Block Grant (CDBG) Funded Activities: 20-CDBG-CV2-3- 00106 Subsistence Payment Program and 20-CDBG-CV2-3-00094 Food Assistance Payment Program Brandy Caporaso, Great Northern Services – Review of public hearing requirements for two programs.
Quentin Gaddy, Great Northern Services – Comments regarding program administration, thank you to City staff.
Public Hearing Open: 6:02 p.m.
Public Hearing Closed: 6:02 p.m.
9. Public Hearing: Consideration of Ordinance CCO-24-XX amending Mt Shasta Municipal Code (Title 18, Zoning) adding Chapter 18.50: Objective Design Standards
Jeff Mitchem, Planning Director – Introduction of item, addition of chapter to the Municipal Code pertaining to Objective Design Standards. Review of Planning Commission public hearings, process of development of standards.
Clarifying questions from Council and discussion.
Public Hearing Open: 6:36 p.m.
Casey Glaubman – Questions regarding proposed ordinance.
Jeff Mitchem, Planning Director – Response to questions.
Public Hearing Closed: 6:38 p.m.
Council and staff discussion, non-substantive changes to proposed Ordinance.
COUNCIL ACTION: Approve the exemption to CEQA and move the proposed amendment of Ordinance amending Mt. Shasta Municipal Code Title 18, Zoning, adding Chapter 18.50, Objective Design Standards, to a second reading, as amended.
MOTION: Stearns
SECOND: Clure
AYES: Stackfleth, Clure, Redmond, Collings, Stearns
NOES: None
ABSENT: None
ABSTAIN: None
Mt. Shasta City Council Regular Meeting November 25, 2024 5 City of Mt. Shasta Regular City Council Meeting Minutes Tuesday, November 12, 2024
10. Discussion and Possible Action: Resolution in Support of the Adoption of the Infrastructure Finance Plan (IFP)
Todd Juhasz, City Manager – Introduction of item, review of Resolution of Intent to create an Enhanced Infrastructure Financing District (EIFD). Review of process to present, formation of EIFD and IFP via proposed resolution. Review of future Public Finance Authority meetings with opportunity for public comment and protest.
Clarifying questions from Council.
Quentin Gaddy – Comments in support of EIFD.
COUNCIL ACTION: Adopt Resolution CCR-24-31, a resolution of the City Council of the City of Mt. Shasta approving the Infrastructure Financing Plan for the Mount Shasta Enhanced Infrastructure Financing District and the allocation of the city’s incremental property tax revenue within the Mount Shasta enhanced infrastructure financing district pursuant to government code sections 53398.68 and 53398.75.
MOTION: Stearns
SECOND: Redmond
AYES: Stackfleth, Clure, Redmond, Collings, Stearns
NOES: None
ABSENT: None
ABSTAIN: None
11. New Humane Society One-Year Contract
Todd Juhasz, City Manager – Review of item, contract with the Humane Society.
Clarifying questions from Council and discussion.
Wendy Warnick – Questions regarding contract costs.
Malisa Dodd, Finance Director – Response to questions.
Council discussion
COUNCIL ACTION: Approve CCR-24-32, a resolution of the City Council Of the City of Mt. Shasta authorizing the City Manager to enter into an agreement with the Siskiyou Humane Society and approving budget adjustment number 2024/2025-01 appropriating $10,000.00 from the general fund for animal services.
MOTION: Clure
SECOND: Stearns
AYES: Stackfleth, Clure, Redmond, Collings, Stearns
NOES: None
ABSENT: None
ABSTAIN: None
12. Change Order for Springbrook Software
Todd Juhasz, City Manager – Review of staff report, recommended additional modules for Springbrook Software, review of cost.
Clarifying questions from Council.
COUNCIL ACTION: Approval of CCR-24-33, a resolution of the City Council of the city of Mt. Shasta authorizing the City Manager to enter into an agreement with Springbrook and approving budget adjustment for software totaling $2,765.00.
MOTION: Stearns
SECOND: Clure
AYES: Stackfleth, Clure, Redmond, Collings, Stearns
NOES: None
ABSENT: None
ABSTAIN: None
13. Reports on Outside Meetings:
Mayor Stackfleth reviewed a recent Public Finance Authority meeting.
Mt. Shasta City Council Regular Meeting November 25, 2024 6 City of Mt. Shasta Regular City Council Meeting Minutes Tuesday, November 12, 2024
14. Future Agenda Items (Appearing on the agenda within 60-90 days):
COUNCIL ACTION: Reviewed items a through f. Items added: Museum donation, possible item in January for Recreation and Parks District assistance with rebuilding part of the little league field. a. Discussion and Possible Action: Process of and Cost Recovery for Snow Removal in the Downtown – 11/25/2024
b. Discussion and Possible Action: Purchase of Unpaved Parcels at 415 N. Chestnut – 11/25/2024 c. Certification of Election Results and Swearing in of Councilmembers – 12/9/2024 d. Beautification Committee Presentation to Council – TBD e. Survey of Washington Avenue – TBD
f. Discussion and Possible Action: Rental, Lease, or Purchase of Lot Located at the northwest corner of Alma and N. Mt. Shasta Blvd – TBD
Future Agenda Items Over 90 Days: None
15. Adjourn: There being no further business, the meeting was adjourned at 7:29 p.m.
Respectfully Submitted By: Kathryn M. Joyce, Administrative Assistant/Deputy City Clerk Mt. Shasta City Council Regular Meeting November 25, 2024 7 City Council Agenda Item #7b
Staff Report
Meeting Date: November 25, 2024
To: Mayor and City Council
From: Malisa Dodd, Finance Director
Subject: Approval of Warrants and Payroll
Recommendation:
Staff requests the Mayor and City Council Approve warrants paid including payroll benefits and withholding, and payroll distribution, in the amount of $464,970.44.
Background & Summary:
Approval of Check Numbers 53068-53086 $ 317,006.36
Total Payroll Distribution $ 83,114.59
Total EFTPS – CalPERS, Nationwide, child support $ 27,589.66 Total Payroll EFTPS Taxes $ 37,259.83
$ 464,970.44,
Financial Impact:
Expenditures are consistent with the Budget that the City Council has adopted.
Attachments:
1.) Check Registers – 11/12/2024
2.) ACH Payroll Distribution – 11/14/2024
3.) EFTPS Reports – Payroll/CalPERS – 11/14/2024
Regular
x Consent
Closed
Presentation
Mt. Shasta City Council Regular Meeting November 25, 2024 8 Accounts Payable
User:
Printed:
[email protected]
11/20/2024 8:49 AM
Checks by Date - Summary by Check Number
Check No Vendor No Vendor Name Check Date Check Amount
53068 10338 APEX TECHNOLOGY MANAGEMENT 11/12/2024 20.00 53069 10404 AT&T 11/12/2024 543.91
53070 11156 YOLANDE DIEDRE BELL 11/12/2024 120.30
53071 300128 BLAIR, CHURCH & FLYNN CONSULTING ENGINEERS, INC. 11/12/2024 6,550.00 53072 12200 CALIFORNIA SAFETY COMPANY 11/12/2024 596.25 53073 12720 COOK CONCRETE PRODUCTS 11/12/2024 1,584.55
53074 13064 DE LAGE LANDEN 11/12/2024 1,238.18
53075 15010 FASTENAL COMPANY 11/12/2024 150.31
53076 300132 Green DOT Transportation Solutions 11/12/2024 2,841.00 53077 22140 KENNY & NORINE 11/12/2024 4,830.80
53078 22071 MENDES SUPPLY COMPANY 11/12/2024 629.58
53079 22343 MT. SHASTA POINT S TIRE & AUTO 11/12/2024 85.00 53080 22300 MT. SHASTA RECREATION & PARKS 11/12/2024 700.00 53081 28120 NAPA AUTO PARTS 11/12/2024 1,095.35
53082 11140 PACE ANALYTICAL SERVICES LLC 11/12/2024 137.30 53083 25020 PACE ENGINEERING INC 11/12/2024 39,747.50
53084 300144 Sun Ridge Systems Inc 11/12/2024 135,533.50 53085 28857 USA WASTE OF CALIFORNIA INC 11/12/2024 111,369.98 53086 31023 VALLEY PACIFIC PETROLEUM 11/12/2024 9,232.85 Report Total (19 checks): 317,006.36
AP Checks by Date - Summary by Check Number (11/20/2024 8:49 AM) Page 1 Mt. Shasta City Council Regular Meeting November 25, 2024 9 Mt. Shasta City Council Regular Meeting November 25, 2024 10 Mt. Shasta City Council Regular Meeting November 25, 2024 11 Mt. Shasta City Council Regular Meeting November 25, 2024 12 Mt. Shasta City Council Regular Meeting November 25, 2024 13 Mt. Shasta City Council Regular Meeting November 25, 2024 14 From: Tri Counties Bank
To: Malisa Dodd
Subject: Tri Counties Bank - ACH Payment Status Change Notification Date: Wednesday, November 13, 2024 3:05:41 PM
ACH Notification
Report Date/Time 11/13/24 15:05:17 PST
This transaction has been successfully completed.
Transaction Number: ACH-01441036
ACH Company: City Mt Shasta
Company Entry Description: ACHTRANS
Payment Date: 11/14/2024
Total Credits: $83,114.59 (52)
Total Debits: $0.00 (0)
Status: Completed
Mt. Shasta City Council Regular Meeting November 25, 2024 15 CITY OF MT. SHASTA
STAFF REPORT
TO: City Council
FROM: Jeff Mitchem, Planning Director
DATE: November 25, 2024
SUBJECT: Final Reading
Amendment - Mt Shasta Municipal Code
Adding Chapter 18.50 Objective Design Standards
RECOMMENDATION
Adopt Ordinance CCO-24-XX (Attachment A), adding Chapter 18.50 Objective Design Standards with findings of CEQA Categorical Exemption – “Common Sense” Sect. 15061(b)(3) pursuant to the findings summarized below and conveyed in Section 3 of Attachment A.
BACKGROUND/SUMMARY
On November 12, 2024, Mt Shasta City Council held a duly noticed public hearing, introduced the attached Ordinance and approved the first reading with non-substantive amendments, with findings of CEQA Categorical Exemption – “Common Sense” Sect. 15061(b)(3) pursuant to the findings summarized below and conveyed in Section 3 of Attachment A.
On October 15, 2024, the Mt Shasta Planning Commission unanimously adopted Resolution PC 2024-02 recommending the City Council amend the Mt Shasta Municipal Code adding Chapter
18.50 Objective Design Standards for review of multi-family housing.
ENVIRONMENTAL REVIEW
The City Council hereby determines the subject municipal code amendment does not have the potential to cause a significant impact to the environment and is hereby found to be exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) of the CEQA Guidelines as follows.
1) The municipal code amendment will not result in any direct or indirect physical changes to the environment.
2) The municipal code amendment does not make any changes to the General Plan land use map and would not modify any land use designations, allowed densities, or land use intensities established by the General Plan.
3) The municipal code amendment would not result in any changes to the intensities or Mt. Shasta City Council Regular Meeting November 25, 2024 16 densities of allowed uses beyond those allowed by the General Plan and those standards currently required by State law.
4) The municipal code amendment does not entitle, propose, or otherwise require the construction of new development or rehabilitation of existing development. 5) The municipal code amendment does not increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing.
6) The municipal code amendment implements housing policies and programs of the 2023- 31 Housing Element in order for the City of Mt. Shasta to comply with State housing law.
Please refer to Section 3 of Attachment A hereto for expanded findings.
ATTACHMENTS:
A. Ordinance CCO-24-XX
Exhibit A – Objective Design Standards
Mt. Shasta City Council Regular Meeting November 25, 2024 17 1 ORDINANCE CCO-24-XX
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF MT SHASTA
AMENDING MT SHASTA MUNICIPAL CODE
ADDING CHAPTER 18.50 OBJECTIVE DESIGN STANDARDS
WHEREAS, On January 8, 2024, the City Council adopted the 2023-2031 Housing Element and on August 12, 2024 amended the Housing Element to permit multi-family housing by-right subject to Objective Design Standards pursuant to state law; and
WHEREAS, on October 15, 2024, the Mt Shasta Planning Commission held a duly notice public hearing and unanimously adopted Resolution PC 2024-02 recommending the City Council amend the Mt Shasta Municipal Code adding Chapter 18.50 Objective Design Standards for review of multi-family housing; and WHEREAS, on October 30, 2024, public notice of the November 12, 2024, City Council meeting to consider the Objective Design Standards was published in the Mt Shasta Herald; and
WHEREAS, on October 30 2024, public notice of the November 12, 2024, City Council meeting to consider the Objective Design Standards was distributed to those requesting notice and posted to the city website and bulletin boards; and WHEREAS, the City Council considered the Objective Design Standards at a duly noticed meeting on November 12, 2024. Prior to taking action on the Objective Design Standards, the City Council received written and oral reports by the staff, and received public testimony; and
WHEREAS, the Municipal Code Amendments referenced herein and attached as Exhibit A do not make any changes to the General Plan land use map and would not modify any land use designations, allowed densities, or land use intensities established by the General Plan; and
WHEREAS, the Municipal Code Amendments referenced herein and attached as Exhibit A implement housing policies and programs of the 2023-31 Housing Element in order for the City of Mt. Shasta to comply with State housing law; and NOW, THEREFORE, BE IT RESOLVED by the City of Mt Shasta City Council as follows:
Section 1. The above recitals are hereby declared to be true and correct and are incorporated into the resolution asfindings of the City of Mt ShastaCity Council.
Section 2. The City Council hereby declares that the Municipal Code Amendments referenced herein and attached as Exhibit A are consistent with the Mt Shasta General Plan.
Section 3. The City Council hereby amends the Mt Shasta Municipal Code adding Chapter 18.50 Objective Design Standards for review of multi-family Mt. Shasta City Council Regular Meeting November 25, 2024 18 2 housing as specified in the Ordinance incorporated by reference herein and attached as Exhibit A.
Section 4. The City Council hereby determines that the City as lead agency determined the subject municipal code amendment does not have the potential to cause a significant impact to the environment and is hereby found to be categorically exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) of the CEQA Guidelines as the municipal code amendment will 1) not result in any direct or indirect physical changes to the environment; 2) the municipal code amendment does not make any changes to the General Plan land use map and would not modify any land use designations, allowed densities, or land use intensities established by the General Plan; 3) the municipal code amendment would not result in any changes to the intensities or densities of allowed uses beyond those allowed by the General Plan and those standards currently required by State law; 4) the municipal code amendment does not entitle, propose, or otherwise require the construction of new development or rehabilitation of existing development, 5) the municipal code amendment does not increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing, but rather implements housing policies and programs of the 2023-31 Housing Element in order for the City of Mt.
Shasta to comply with State housing law.
CEQA Guidelines Sections 15300.2 (a) through (f) list specific exceptions that dictate when a Categorical Exemption may not be used. In the discussion below, each exception (in italics) is followed by an explanation of why the exception does not apply to the project.
15300.2(a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. [This exception is also interpreted to apply to “general rule” exemptions.] As discussed further under the categories below, the municipal code amendment applies city-wide, does not require rezoning and is consistent with all applicable policies of the General Plan. The municipal code amendment does not change City policy impacting any area within the City containing environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies. Thus, this exception (a) does not apply to the proposed project.
15300.2(b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. The municipal code amendment is not a serial legislative action and therefore cannot contribute to significant cumulative impacts. Thus, this exception (b) does not apply to the project.
Mt. Shasta City Council Regular Meeting November 25, 2024 19 3 15300.2(c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances. The municipal code amendment establishes a regulatory framework applicable citywide for reviewing multiple family housing projects if and when they are proposed and determined by Staff to be Code Compliant (conforming to all applicable standards in the General Plan and Municipal Code). Adoption of the Mt Shasta ODS does not increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing. Further, the ordinance does not concentrate or shift property uses, intensity or density within the City.
- Air Quality, Energy, Greenhouse Gas Emissions, Noise, and Transportation. Adoption of the ODS would involve replacing an existing policy document and would not, in and of itself, include any proposed development. The proposed ODS does not require rezoning, and therefore do not facilitate increased development beyond what is allowed in the existing General Plan. Nor does adoption of the Mt Shasta ODS increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing.
Therefore, adoption of ODS would not directly or indirectly involve construction or operational activities that would generate pollutant emissions, greenhouse gas emissions or noise, and would not directly or indirectly involve activities that increase energy demand, demand for transportation facilities, or vehicle trips. There is no possibility that the ODS would have a significant effect on the environment, and no significant effect to air quality, energy, greenhouse gas emissions, noise, or transportation would occur.
- Land Use and Planning. Adoption of the ODS would involve replacing an existing policy document and would not, in and of itself, include any proposed development. The proposed ODS does not require rezoning, and therefore do not facilitate increased development beyond what is allowed in the existing General Plan. Nor does adoption of the Mt Shasta ODS increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing.
Therefore, adoption of ODS would not involve changes to the physical environment that would physically divide an established community or result in conflicts with adopted policies and regulations that intend to avoid or mitigate and environmental effect. Therefore, there is no possibility that the HE/ODS would have a significant effect on the environment, and no significant effect to land use and planning would occur. - Population and Housing, Public Services, Recreation, and Utilities and Service Systems. Adoption of the ODS would involve replacing an existing policy document and would not, in and of itself, include any proposed development. The proposed ODS does not require rezoning, and therefore do not facilitate increased development beyond what is allowed in the Mt. Shasta City Council Regular Meeting November 25, 2024 20 4 existing General Plan. Nor does adoption of the Mt Shasta ODS increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing.
Therefore, adoption of ODS would not induce substantial unplanned population growth or displace substantial numbers of existing people or housing; result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities; or result in physical deterioration of existing parks or recreation facilities. Similarly, the ODS would not require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunication facilities; nor generate demand for water supply or solid waste service. As such, there is no possibility that the ODS would have a significant effect on the environment and no significant effect to these environmental resource areas would occur. - Wildfire. Adoption of the ODS would involve replacing an existing policy document and would not, in and of itself, include any proposed development. The proposed ODS does not require rezoning, and therefore do not facilitate increased development beyond what is allowed in the existing General Plan. Nor does adoption of the Mt Shasta ODS increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing.
Therefore, adoption of ODS would not impair an adopted emergency response plan or emergency evacuation plan; exacerbate wildfire risks; require the installation or maintenance of infrastructure that may exacerbate fire risks; or expose people or structures to significant risks as a result of post fire slope instability or drainage changes. As such, there is no possibility that the ODS would have a significant effect on the environment, and no significant effect to wildfire would occur.
Thus, this exception (c) does not apply to the project. 15300.2(d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR. The scenic beauty of Mt Shasta is recognized by the National Park Service as integral to the Volcanic Legacy Scenic Byway AllAmerican Road network. Protecting this nationally valued resource is reinforced by the Mt Shasta General Plan Open Space and Conservation Element Goal OC-7: Protect the scenic resources of the Mt Shasta area. Scenic resources are addressed by Policies OC-7.1 and OC-7.2 and all projects under review by this Chapter shall comply. Implementing these policies, the amendment conveys objective standards to preserve public views by stepping development back from public rights of way.
- Aesthetics. Adoption of the ODS would involve replacing an existing policy document and would not, in and of itself, include any proposed Mt. Shasta City Council Regular Meeting November 25, 2024 21 5 development. The proposed ODS does not require rezoning, and therefore does not facilitate increased development beyond what is allowed in the existing General Plan. Nor does adoption of the Mt Shasta ODS increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing.
Therefore, adoption of ODS would not cause a substantial adverse effect on a scenic vista, damage scenic resources within a state scenic highway, create a new source of substantial light or glare, or otherwise alter the existing visual character of the city, Therefore, there is no possibility that the ODS will have a significant effect on the environment, and no significant effect to aesthetics would occur. Thus, this exception (d) does not apply to the project.
15300.2(e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.
- Hazards and Hazardous Materials, Hydrology and Water Quality.
Adoption of the ODS would involve replacing an existing policy document and would not, in and of itself, include any proposed development. The proposed ODS does not require rezoning, and therefore does not facilitate increased development beyond what is allowed in the existing General Plan.
Nor does adoption of the Mt Shasta ODS increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for multifamily housing. Therefore, adoption of ODS would not directly or indirectly involve the transport, use, or disposal of hazardous materials, nor create a significant hazard to the public or environment. Similarly, the ODS would not involve changes in land use or ground disturbance that would violate water quality standards, substantially decrease groundwater supplies, substantially alter existing drainage patterns, or release pollutants in a flood hazard, tsunami, or seiche zone.
There is no possibility that the ODS would result in a significant effect on the environment. No significant effect to hazards and hazardous materials or hydrology and water quality would occur. Thus, this exception (e) does not apply to the project.
15300.2(f) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.
- Agriculture and Forestry Resources, Biological Resources, Cultural/Historical Resources, Geology and Soils, Mineral Resources, and Tribal Cultural Resources. Adoption of the ODS would involve replacing an existing policy document and would not, in and of itself, include any proposed development. The proposed ODS does not require rezoning, and therefore do not facilitate increased development beyond what is allowed in the existing General Plan. Nor does adoption of the Mt Shasta ODS increase with certainty the likelihood that multifamily housing development will occur anywhere in the city currently zoned for Mt. Shasta City Council Regular Meeting November 25, 2024 22 6 multifamily housing. Therefore, adoption of ODS would not directly or indirectly involve land use changes or ground disturbance that would convert agricultural land to non-agricultural use; result in the loss or conversion of forest land; result in a substantial adverse effect to special status species, habitat, or wildlife movement; cause a substantial adverse change in the significance of a historic or archaeological resource, or human remains; cause substantial adverse effects related to seismicity, ground failure, erosion, or geologic stability; result in the loss of availability of a mineral resource; or cause a substantial adverse change in the significance of a tribal cultural resource. Therefore, there is no possibility that the ODS would have a significant effect on the environment. No significant effect to agriculture and forestry resources, biological resources, cultural resources, geology and soils, mineral resources, or tribal cultural resources would occur. Thus, this exception (f) does not apply to the project.
As discussed above, the ODS would not facilitate specific development projects nor require zoning or land use changes as part of its adoption or implementation, which could result in physical changes to the environment. Adoption of the ODS would not facilitate increased development beyond what is allowed in the existing General Plan. As demonstrated above, the ODS would not result in a direct or reasonably foreseeable indirect physical change in the environment and it is not subject to CEQA, pursuant to CEQA Guidelines Section 15060(c)(2). Additionally, as demonstrated above, it can be seen with certainty that there is no possibility that the ODS would have a significant effect on the environment and no exceptions to categorical exemption apply, and therefore the ODS is not subject to CEQA, pursuant to CEQA Guidelines Section 15061(b)(3). As such, the proposed ODS meets the criteria for the common sense exemption as identified above.
ADOPTED on November 25, 2024, by the following vote of the Mt Shasta City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
DATED:
ATTEST: CITY OF MT SHASTA
Mt. Shasta City Council Regular Meeting November 25, 2024 23 7 Kathryn M Joyce, Deputy City Clerk John Stackfleth, Mayor FORM APPROVED:
John Sullivan Kenny, City Attorney
CERTIFICATION
I HEREBY CERTIFY that the foregoing Ordinance CCO-24-XX was introduced at a regular meeting of the Mt Shasta City Council on the 12th day of November 2024, and was adopted at a regular meeting of said Council on the ___ day of _____ 202_.
Kathryn M Joyce, Deputy City Clerk
Mt. Shasta City Council Regular Meeting November 25, 2024 24 8 Exhibit A
Chapter 18.50
OBJECTIVE DESIGN STANDARDS
(Ord. CCO-XX-XX)
10.15.2024 DRAFT
Contents:
SECTION 18.50.010 Administration
(A)Purpose
(B) Annual Review
(C) Ministerial Review
(D)Density Bonus
(E) Replacement of Pre-Existing Lower Income Units
(F) Parking Ratios
(G)Code Compliant Projects
(H)Application Requirements and Timing
(I) Adjustments to Standards
(J) Voluntary Discretionary Review
SECTION 18.50.020 Definitions
(A)Purpose
(B) Definitions
SECTION 18.50.030 Objective Design Standards
I. Site Design Standards
(A)Purpose
(B) Regulations
1. Screening
2. Landscaping
3. Lighting
4. Parking and Loading
5. Snow Storage
6. Scenic Resources & Vistas
II. Building Type Standards
(A)Purpose
1. Mountain Village Theme
(B) Regulations
1. Overview of Building Types
2. Permitted Building Type by Zoning District
3. Duplex Side-by-Side
4. Duplex Stacked
5. Three/Fourplex
6. Neighborhood Townhouse
7. Cottage Court
8. Pocket Neighborhood
9. Neighborhood Courtyard
Mt. Shasta City Council Regular Meeting November 25, 2024 25 9 10. Multiplex
11. Main Street Building
SECTION 18.50.035 Exceptions
SECTION 18.50.040 Fees
SECTION 18.50.045 Appeals
SECTION 18.50.050 Miscellaneous Provisions
SECTION 18.50.055 Permit Modifications
Sections:
18.50.010 Administration
(A)Purpose. The purpose of this chapter is to:
(1) Specify how the City will implement the review and approval requirements of California Government Code Sections 65650 et seq. ("State Supportive Housing Law"), 65660 et seq. ("State Low Barrier Navigation Centers Law"), and 65913.4 ("State Streamlined Ministerial Approval Process"); and
(2) Facilitate the development of housing through clear and objective review of development proposals (duplexes, triplexes, multifamily housing and mixed-use) consistent with the goals, objectives, and policies of the City's General Plan Housing Element, the City of Mt Shasta Municipal Code and these Objective Design Standards (ODS), as may be amended from time to time.
(B) Annual Review. City Planning staff shall conduct annual updates of ODS to ensure compliance with state law and report to Planning Commission on any necessary amendments.
(C) Ministerial Review. The City will Ministerially Review housing development proposals when an Applicant submits a complete application as specified by this Chapter. Ministerial Review pursuant to this chapter applies to any of the following development typologies conducted by the specified review authority:
(1) Planning Staff Review Authority. Planning Director or designee and one member of the Planning Commission shall serve as the designated review authority for the following development applications:
(a) Duplex – Side by Side. A small-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. (b) Duplex – Stacked. A small-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback.
(c) Three/Fourplex. A small-to-medium-sized, detached, House-Scale Building that consists of three to four side-by-side and/or stacked units, typically with one shared entry or individual entries along the front.
Mt. Shasta City Council Regular Meeting November 25, 2024 26 10 (d) Neighborhood Townhouse. A small-to-medium sized, typically attached, Rowhouse-Scale Building (up to five units side-by-side) with a rear setback.
(2) Planning Commission Review Authority. Planning Commission is the designated review authority for the following development applications:
(a) Cottage Court. A group of up to nine small, detached, House-Scale Buildings arranged to define a shared court open to and visible from the street.
(b) Pocket Neighborhood. A group of 5 to 10 detached, House-Scale Buildings each containing one to four units, arranged to define a shared open space.
(c) Multiplex. A medium-to-large-sized, detached, Apartment-Scale Building that consists of 5 to 12 side-by-side and/or stacked units, typically with one shared entry.
(d) Neighborhood Courtyard. A medium-to-large sized building that consists of up to 16 multiple attached and/or stacked units, accessed from a shared courtyard.
(e) Main Street Building. A medium-to-large sized, Block-Scale Building.
(D)Density Bonus. Development pursuant to the Density Bonus Housing Law.
The number of Restricted Affordable Units and justification for any requested Density Bonus shall be calculated in accordance with the State Streamlined Ministerial Approval Process.
(E) Replacement of Pre-Existing Lower Income Units. A housing development shall replace any dwelling units proposed to be removed on a site in the manner required by the State Supportive Housing Law. (F) Parking Ratios. The City shall not require parking beyond the maximum ratios specified in the State Streamlined Ministerial Approval Process if the project is Ministerially Approved under that section of state law. (G)Code Compliant Project. Notwithstanding the State Supportive Housing Law, the State Low Barrier Navigation Centers Law, and the State Streamlined Ministerial Approval Process, Ministerially Approved housing developments and Low Barrier Navigation Centers shall be Code Compliant by meeting all objective site, design, and construction standards included in Title 15 (Buildings and Construction), Title 17 (Subdivisions), and Title 18 (Zoning) of this Code, and shall also comply with all applicable objective standards included in the City’s General Plan, applicable specific plans or planned developments adopted by the City Council, and all administrative regulations of this section.
(H)Application Requirements and Timing. The application shall include the following information:
(1) General. Aside from Ministerial Approvals for accessory dwelling units and junior accessory dwelling units as specified in State Law, any Mt. Shasta City Council Regular Meeting November 25, 2024 27 11 Ministerial Approval sought by an Applicant shall be made pursuant to this Chapter.
(2) Application. All applications pursuant to this chapter shall be filed with the City Planner in a form prescribed by the City Planner. The application shall be signed by all owners of real property or persons or entity with written authority of the owner(s).
(3) Application Received. No application for Ministerial Approval shall be deemed received until the following have been provided:
(a) A completed application form and all documents specified in this Chapter.
(b) All fees for the application as set forth in the schedule of fees established by resolution of the City Council have been paid. No fee shall be deemed received until any negotiable instrument has been cleared and funds deposited in the City's account.
(4) Application Contents. The application shall include the following information:
(a) Project Description. A brief description of the proposed development, including, as applicable, the total number of dwelling units, Restricted Affordable Units, Supportive Housing Units, and/or number of beds (if Low Barrier Navigation Center proposed.) (b) Land Use/Zoning Designations. The current zoning district(s) and general plan land use designation(s) and assessor's parcel number(s) of the project Site.
(c) Mapping, Illustrations and Supporting Data. A vicinity map and Site plan, drawn to scale, including building footprints, driveway, landscaping concept (plant massing, species list, irrigation method) and parking layout/quantity. Other information as necessary to convey the proposal’s compliance with Objective Design Standards conveyed by this chapter.
(d) Density Bonus. Written request and reasonable justification for any requested density bonus, incentive, waiver, or modification to zoning standards.
(e) Unit Plan. A plan diagram showing location of, as applicable, Restricted Affordable Units, Supportive Housing Units, onsite Supportive Services, Low Barrier Navigation Center beds, and all other dwelling units within the proposed housing development or Low Barrier Navigation Center.
(f) Supportive Housing Units. If a reduction in Supportive Housing Units is requested due to the termination of project-based rental assistance or operating subsidy through no fault of the project owner, an explanation of good faith efforts by the owner to find other sources of financial support, how any change in the number of Supportive Service Units is restricted to the minimum necessary to Mt. Shasta City Council Regular Meeting November 25, 2024 28 12 maintain the project's financial feasibility, and how any change to the occupancy of the Supportive Housing Units is made in a manner that minimizes tenant disruption and only upon the vacancy of Supportive Housing Units.
(5) Application Review and Approval Process. Upon determination of complete application by the Planning Director or designee, the application review and approval process shall consist of:
(a) Review Body. An application for Ministerial Approval shall be acted upon by the specified Review Authority (refer to
18.50.010(C)), pursuant to the decision findings presented by the City Planner.
(b) Grounds for Approval. Before approving an application for Ministerial Approval, the City Planner must make the following findings based on evidence in the record, as applicable, that:
(i) The development proposal is eligible for Ministerial Approval pursuant to Section 18.50.010 of this chapter.
(ii) If the application includes a request for a density bonus, incentive, waiver, or modification under this chapter, a finding that all the requirements for density bonuses and/or other incentives that are specified in this chapter have been or will be met.
(iii) The application is compliant with all applicable provisions of the City’s development regulations as conveyed by the General Plan, Municipal Code, standards for land use near streams and wetlands, Active Transportation Plan, Public Works Standards, and City Fire Department and CalFire standards.
(c) Grounds for Denial. Upon determination of complete application by the Planning Director or designee, grounds for project denial shall consist of:
(i) Not Code Compliant. If the planner determines that a development submitted pursuant to this section is not compliant with all applicable provisions of the City’s development regulations as conveyed by the General Plan, Municipal Code, standards for land use near streams and wetlands, Active Transportation Plan, Public Works Standards, and City Fire Department and CalFire standards. in conflict with any of the objective planning standards, they shall provide the
development proponent written documentation in support of its denial identifying with specificity the standard or standards the development conflicts with, and an explanation for the reason or reasons the development conflicts with that standard or standards, within the timeframe specified in state law.
Mt. Shasta City Council Regular Meeting November 25, 2024 29 13 (ii) Resubmittal. A determination of inconsistency with objective planning standards does not preclude the development
proponent from correcting any deficiencies and resubmitting an application for streamlined review, or from applying for the project under other local government processes.
(iii) Revisions. If the application can be brought into compliance with minor changes to the proposal, the planner may, in lieu of making the detailed findings referenced above, allow the development proponent to correct any deficiencies within the timeframes for determining project consistency specified by state law.
(d) Permit Conditions of Approval. Following are standard Conditions of Approval to be applied to all approvals under this chapter.
(i) Term. Unless otherwise required by state law, Ministerial Approvals shall automatically expire three years from the date of the final action establishing that approval, unless otherwise provided in the permit. The duration of the approval may be extended as provided for in state law.
(ii) Statutory Compliance. Following approval of an application under the Streamlined Ministerial Approval Process, but prior to issuance of a building permit for the development, the City Planner may require changes to the development that
substantially conform with the original approval and are necessary to comply with the objective uniform construction codes (including, without limitation building, plumbing, electrical, fire, and grading codes), to comply with federal or state laws, or to mitigate a specific, adverse impact upon the public health or safety and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. A "specific, adverse impact" has the meaning defined in
Government Code section 65589.5(d)(2).
(iii) Installation of public improvements. All public improvements shall be constructed as conveyed by applicable provisions of the Mt Shasta Municipal Code, at the determination of the Director of Public Works.
(iv) Construction Clean-up. It shall be a violation of this title for any person responsible for construction including but not limited to the permit holder and any contractor thereof to fail to keep the public right-of-way free from construction dirt and debris. All on-site construction debris shall be removed at least weekly. (v) Maintenance of Landscape. It shall be a violation of this title for any property owner or other person in control of any site to Mt. Shasta City Council Regular Meeting November 25, 2024 30 14 fail to install or maintain any landscaping required by a permit or approval issued pursuant to this chapter or otherwise in a manner that fails to fully comply with the applicable provisions of the Mt Shasta Municipal Code. Any vegetation, required by a permit or approval, or otherwise by this Code, which is dead or dying, shall be replaced within sixty days.
(vi) Hours of Construction within 500 feet of a residential unit.
No applicant or agent of an applicant shall suffer or allow any construction activity on a site located within 500 feet of a residential unit before 7:00 a.m. or after 7:00 p.m., Monday through Friday, or at any time on weekends.
(vii) Stormwater. All projects approved under this chapter shall follow the stormwater management requirements listed in the Mt Shasta Municipal Code, as applicable.
(viii)Map. Prior to the approval of a Tract or Parcel Map (if applicable) by the City Planner, or the issuance of Building permits, whichever occurs first, all projects approved under this chapter shall satisfy all applicable Public Works, Fire Department and Building Division requirements.
(ix) MSMC Title 18. All projects approved under this chapter shall, if required by the Zoning Ordinance, satisfy the performance standards within the Mt Shasta Municipal Code as applicable. (I) Adjustment to Standards. Adjustments to these Objective Design Standards may be granted as follows:
(1) Density Bonus. Density Bonus concession, incentives and waivers are defined below. They may not be used to waive applicable building code and life safety standards and shall be recorded with the County prior to issuance of Final Occupancy Permit.
(a) Concessions & Incentives (4 or less). Concessions and incentives, as defined under State law, allow a developer to deviate from those design standards/regulations when such regulations potentially make the project economically infeasible for the developer to build. The number of concessions/incentives that can be requested by a developer varies by the amount and type of reserved affordable units being proposed, as reflected in the chart below.
Percentages between these ranges are rounded down.
Income Category % of Reserved Affordable
Units
Very Low 5% 10% 15% 80%
Low 10% 17% 24% 80%
Moderate 10% 20% 30% 80%
Senior N/A N/A 100% N/A
Max # of Incentives 1 2 3 4
Mt. Shasta City Council Regular Meeting November 25, 2024 31 15 (b) Waivers (unlimited). Waivers are yet another form of assistance under State law, separate from concessions and incentives. A waiver is a reduction in development standards and other regulations when those requirements potentially make the construction of the project physically infeasible, if not approved.
Unlike concessions and incentives, there is no limit in the number of waivers an applicant can request.
(c) Justification. The City requires that Applicants provide reasonable documentation as to why the requested incentives will reduce affordable housing development costs. Absent this justification, the requested incentives may be subject to denial pursuant to
18.50.010 (D) 1.4.
(d) Denial. Denial of requested incentives or waivers shall only be made based on findings of non-compliance with 18.50.010 (D) 1.3 and/or substantial evidence that the incentive would be contrary to state or federal law, or would have a specific, adverse and unavoidable impact on public health, safety or on a listed historic property.
(e) Parking. The City may not require more than the following parking ratios for a density bonus project, as amended by state law (inclusive of parking for persons with disabilities):
Studio 1 space
1 Bedroom 1 space
2 Bedroom 1.5 spaces
3 Bedroom 1.5 spaces
4 Bedroom 2.5 spaces
(2) Market Rate Project Waivers. Waivers for market-rate projects may be granted as necessary to comply with the adopted Building Code subject to approval by the City Building Official.
(J) Voluntary Discretionary Review. As a procedural alternative to the regulations of these Objective Design Standards, Applicants may choose to meet the discretionary regulations of MSMC Chapter 18.60 Architectural Review.
18.50.020 Definitions
(A)Purpose. All terms used in this Chapter that are defined in the State Supportive Housing Law, State Low Barrier Navigation Centers Law, and the State Streamlined Ministerial Approval Process shall have meaning established by their respective sections, as may be amended from time to time.
(B) Definitions. When the following terms are used in this chapter, they shall have the meaning established by this section. Where the terms set forth in Mt. Shasta City Council Regular Meeting November 25, 2024 32 16 this chapter are inconsistent with the definition of the same terms set forth in State law, the statutory definitions shall prevail.
(1) "Applicant" means the owner of the property, or person or entity with the written authority of the owner, that submits and application for Ministerial Approval.
(2) “Building Main Body” A building’s primary massing.
(3) “Building Type” means one of the following residential development types regulated by this chapter:
(a) Duplex – Side by Side. A small-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The building consists of two side-by-side units, both facing the street and within a single Building massing. The type has the appearance of a medium-to-large, single-unit house and is scaled to fit within lower-intensity neighborhoods.
(b) Duplex – Stacked. A small-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The building consists of two stacked units, both facing the street and within a single building massing. The type has the appearance of a mediumto-large, single-unit house and is scaled to fit within lowerintensity neighborhoods. (c) Three/Fourplex. A small-to-medium-sized, detached, House-Scale Building that consists of three to four side-by-side and/or stacked units, typically with one shared entry or individual entries along the front. The type has the appearance of a medium-sized, singleunit house and is scaled to fit within low- to moderate-intensity neighborhoods.
(d) Neighborhood Townhouse. A small-to-medium sized, typically attached, Rowhouse-Scale Building (up to five units side-by-side) with a rear setback. Each Neighborhood Townhouse consists of one unit. The type may also be detached with minimal separations between buildings. The type is typically located within low-tomoderate-intensity neighborhoods. (e) Cottage Court. A group of up to nine small, detached, HouseScale Buildings arranged to define a shared court open to and visible from the street. The shared court is common open space and takes the place of a private rear setback, thus becoming an important community-engaged place. The type is scaled to fit within low-to-moderate-intensity neighborhoods and in small-scale mixed-use contexts.
(f) Pocket Neighborhood. A group of 5 to 10 detached, House-Scale Buildings each containing one to four units, arranged to define a shared open space. The shared open space is common open space Mt. Shasta City Council Regular Meeting November 25, 2024 33 17 and takes the place of a private rear setback. The type is scaled to fit within low-to-moderate intensity neighborhoods.
(g) Multiplex. A medium-to-large-sized, detached, Apartment-Scale Building that consists of 5 to 12 side-by-side and/or stacked units, typically with one shared entry. The type is scaled to fit within moderate-intensity neighborhoods.
(h) Neighborhood Courtyard. A medium-to-large sized building that consists of up to 16 multiple attached and/or stacked units, accessed from a shared courtyard. The shared court is common open space and takes the place of a rear setback. The type is typically integrated as transitional density between moderate- to high-intensity neighborhoods.
(i) Main Street Building. A medium-to-large sized, Block-Scale Building. The type is intended to provide a vertical mix of uses with ground-floor retail, office, or service uses and upper-floor service or residential uses. The type makes up the primary component of high-intensity neighborhoods and downtown main streets.
(4) “Building Scale”
(a) House-Scale. A scale of building typical of a small to large single-family residence supporting multiple residential units. (b) Apartment-Scale. A scale of building typical of a free-standing rental apartment building with a building mass between that of house and block.
(c) Block-Scale. A scale of building typical of a downtown (5) “Building Wings.” Appendages on a building’s Main Body, required to be smaller in size and height than the main body to visually reduce the overall size of a building.
(6) "City Planner" means the Planner or Planning Director. (7) "Ministerial Approval" means any approval related to a housing development or a Low Barrier Navigation Center that meet the requirements of the State Supportive Housing Law, the State Low Barrier Navigation Centers Law, and/or the State Streamlined Ministerial Approval Process and does not require the exercise of judgement or deliberation by the review body.
(8) “MSMC”. Mount Shasta Municipal Code.
(9) “Parking”. The following parking terms are used in this chapter:
(a) Tuck-under. Parking spaces covered by the upper stories of a building but otherwise open.
(b) Garage. Parking space(s) within a free-standing or attached structure enclosed by walls.
(c) Carport. Parking space(s) within a free-standing or attached structure with open sides.
Mt. Shasta City Council Regular Meeting November 25, 2024 34 18 (d) Podium. On-grade parking spaces covered by the upper stories of a building but enclosed by walls.
(e) Subterranean. Below-grade parking spaces covered by the upper stories of a building.
(10) "Restricted Affordable Unit" means a dwelling unit within a housing development that will be available at an Affordable Rent or Affordable Housing Cost as specified in the State Supportive Housing Law and the State Streamlined Ministerial Approval Process.
(11) “Scenic Vista” is a publicly accessible viewpoint that provides expansive views of scenic resources. For the purposes of this chapter, a scenic vista shall mean any public right-of-way or publicly owned land.
(12) "State Housing Density Bonuses and Incentives Law" means Government Code Section 65915 et seq. and all amendments and additions thereto, now or hereinafter enacted, that impose requirements applicable to the City related to the provision of housing Density Bonus(es) and Incentives.
(13) "State Low Barrier Navigation Centers Law" means Government Code 65660 et seq. and all amendments and additions thereto, now or hereinafter enacted, that impose requirements applicable to the City related to Ministerial Approvals and Uses by Right.
(14) "State Streamlined Ministerial Approval Process" means Government Code Section 65913.4 and all amendments and additions thereto, now or hereinafter enacted, that impose requirements applicable to the City related to Ministerial Approvals. (15) "State Supportive Housing Law" means Government Code Sections 65650 et seq. and all amendments and additions thereto, now or hereinafter enacted, that impose requirements applicable to the City related to Ministerial Approvals and Uses by Right.
(16) “Human Scale”. “Human scale” means building elements bearing a definite relationship to the human in dimension; a component that the human can associate with directly. The relationship between the dimensions of the human body and the proportion of the spaces which people use. Human scale design typically reflects the elements listed below:
(a) Buildings that avoid long, monotonous, uninterrupted walls or roof planes. Blank, windowless walls are generally avoided along street frontages. Where solid walls are required by building codes, the wall should be articulated by the provision of blank window openings trimmed with frames, sills, lintels, or, if the building is occupied by a commercial use, by using recessed or projecting display window cases;
(b) Structures that incorporate awnings or arcades.
Mt. Shasta City Council Regular Meeting November 25, 2024 35 19 18.50.030 Objective Design Standards
For projects subject to the regulations of this chapter, the Objective Design Standards, containing specific site design and building type standards, have been adopted and are incorporated herein by reference. Complete applications as specified by 18.50.010 (H) of this chapter shall be subject to review by the Objective Design Standards in effect at the time of application completeness.
The contents of the Objective Design Standards are:
I. Site Design Standards
(A)Purpose
(B) Regulations
(1) Screening
(2) Landscaping
(3) Lighting
(4) Parking
(5) Snow Storage
(6) Scenic Resources & Vistas
II. Building Type Standards
(A)Purpose
(B) Regulations
(1) Overview of Building Types
(2) Permitted Building Types by Zoning District
(3) Duplex: Side by Side
(4) Duplex: Stacked
(5) Three/Fourplex
(6) Neighborhood Townhouse
(7) Cottage Court
(8) Pocket Neighborhood
(9) Multiplex
(10) Neighborhood Courtyard
(11) Main Street Building
18.50.035 Exceptions. The following are exempt from the provisions of this chapter. (A)Maintenance and Emergency Repairs.
(1) “Maintenance” as used in this section means the upkeep of property, consisting of exterior painting within the parameters of the City of Mt.
Shasta design guidelines or replicating the existing colors of the building, window and door replacement, reroofing, the addition of landscaping, or other work which, in the opinion of the Building Official, would not change the design of the subject structure. (2) “Emergency repairs” as used in this section means actions deemed by the Building Official as being required to preserve health and/or safety. (B) Single-family dwellings in zoning districts allowed by MSMC Chapter
18.16. Mt. Shasta City Council Regular Meeting November 25, 2024 36 20 18.50.040 Fees. The City Council of the City of Mt. Shasta shall adopt applicable fees for design review, such fees to be fixed by resolution, and to be in an amount equal to the costs of processing design review applications as specified by the Planning Director or designee at the time of application submittal.
18.50.045 Appeals. The applicant may file an appeal to the City Council on any decision of the Planning Commission on architectural review pursuant to Chapter 18.32 MSMC.
18.50.050 Miscellaneous provisions.
(A)Noncompliance.
(1) In addition to any other fines, penalties or enforcement provisions set forth in this chapter, failure to comply in any respect with an approved architectural review application shall constitute grounds for the immediate stoppage of the work involved in said noncompliance until the matter is resolved.
(2) An occupancy permit shall not be issued in part or whole for any building or group of buildings subject to architectural review unless and until the work specified in the architectural review approval has been completed.
(B) Revocation, Expiration and Extension of Approval.
(1) In any case wherein demolition or removal of any existing structure is proposed, architectural review and approval is required. Said demolition or removal shall be completed, and all debris removed from the site, within the specific period of days designated in the design review approval, or the entire approval shall be deemed to have expired and all work is to be stopped as per subsection (A)(1) of this section. (2) Architectural review approvals shall automatically expire in one year unless a different expiration date or unlimited expiration is stipulated at the time of approval. Prior to the expiration of an architectural review approval, the applicant may apply to the Planning Director for an extension of one year from the original date of expiration. The Planning Director shall grant the extension and may make minor modifications of the approved design at the time of extension if they find that there has been no substantial change in the factual circumstances surrounding the originally approved design. Any further extensions beyond one year shall require Planning Commission approval.
18.50.055 Permit modifications. The Planning Director may approve minor modifications of an approved permit upon a finding that any such changes would not alter the overall design and layout of the project.
Section 18.50.030 OBJECTIVE DESIGN STANDARDS
FOR RESIDENTIAL & MIXED-USE PROJECTS
Contents
Mt. Shasta City Council Regular Meeting November 25, 2024 37 21 PART I Site Design Standards
(C) Purpose
(D) Regulations
1. Screening
2. Landscaping
3. Lighting
4. Parking and Loading
5. Snow Storage
6. Scenic Resources & Vistas
PART II Building Type Standards
(C) Purpose
1. Mt Village Theme
(D) Regulations
2. Overview of Building Types
3. Permitted Building Types by Zoning
District
4. Duplex Side-by-Side
5. Duplex Stacked
6. Three/Fourplex
7. Neighborhood Townhouse
8. Cottage Court
9. Pocket Neighborhood
10. Neighborhood Courtyard
11. Multiplex
12. Main Street Building
Mt. Shasta City Council Regular Meeting November 25, 2024 38 22 PART I SITE DESIGN STANDARDS
Sections:
(A) Purpose
(B) Regulations
1. Screening
2. Landscaping
3. Lighting
4. Parking
5. Snow Storage
6. Scenic Resources & Vistas
(A) Purpose. The purpose of this section is to ensure that development complies with General Plan goals related to site constraints, development design and resource protection. These regulations meet this intent by ensuring that development accomplishes the following:
1. No Adverse Impact. Does not adversely affect neighboring properties and abutting public right-of-way. "Adversely affect" means to impact in a substantial, negative manner community habitability, public safety and/or welfare.
2. Desired Development. Makes a positive contribution to the desired development pattern of the area;
3. Context Responsive. Must be responsive to existing conditions of neighboring properties and city scenic resources;
4. Preserve the Visual Environment. Location and screening of building mass, dark-sky lighting, building step-down, and screened parking areas serve to mitigate visual impacts of development and preserve visual resources; and
5. Pedestrian Orientation. New or altered structures shall prioritize pedestrian safety, access and comfort.
(B) Regulations
1. Screening. The intent of these standards is to protect property, enhance privacy, attenuate noise, and improve the visual environment.
1.1 Height Maximums. Screening shall not exceed the
maximums identified in Table A (Maximum Screening
Height).
Mt. Shasta City Council Regular Meeting November 25, 2024 39 23 Table A Maximum Screening Height
Zone Item
Maximum Height Allowed
Front Side
St* Side** Rear**
R-1/B-1
Fence 4’ 4’ 6’ 6’
Free Standing
Wall 4’ “ “ “
Landscaping 4’ “ “ “
R-1
Fence 4’ 4’ 6’ 6’
Free Standing
Wall 4’ “ “ “
Landscaping 4’ “ “ “
R-1-U
Fence 4’ 4’ 6’ 6’
Free Standing
Wall 4’ “ “ “
Landscaping 4’ “ “ “
R-2
Fence 4’ 4’ 6’ 6’
Free Standing
Wall 4’ “ “ “
Landscaping 4’ “ “ “
R-3
Fence 4’ 4’ 6’ 6’
Free Standing
Wall 4’ “ “ “
Landscaping 4’ “ “ “
C-1
Fence 4’ 4’ 6’ 6’
Free Standing
Wall 4’ “ “ “
Landscaping 4’ “ “ “
C-2
Fence 4’ 4’ 6’ 6’
Free Standing
Wall 4’ “ “ “
Landscaping 4’ “ “ “
*(w/in 25’ of intersection)
**Decorative lattice may extend beyond height limit by 2’.
Mt. Shasta City Council Regular Meeting November 25, 2024 40 24 1.2 Screening on Retaining Walls. The total height of screens and the retaining walls they are mounted on or attached to shall not exceed six feet.
1.3 Mechanical Equipment Screening
A. The following mechanical equipment is exempt from
screening:
(1) Free-standing or roof-mounted solar equipment; and
(2) Vents less than two feet in height.
B. For new installation or relocation of existing
mechanical equipment, the equipment shall be
screened.
(1) Roof-Mounted Equipment. Building parapets or
other architectural elements in the building’s
architectural style shall screen roof-mounted
equipment.
(a) New buildings shall be designed to provide a
parapet or other architectural element that is as
tall or taller than the highest point on any new
mechanical equipment to be located on the roof
of the building; and
(b) For existing buildings with no parapet less than
two feet in height, mechanical equipment shall
be surrounded on all sides by an opaque screen
wall as tall as the highest point of the
equipment. The wall shall be architecturally
consistent with the building and match the
existing building with paint, finish, and trim cap
detail.
(2) Wall- and Ground-Mounted Equipment
(a) Equipment is not allowed between front or side
street facades and the street.
(b) All screen devices shall be as high as the highest
point of the equipment being screened.
(c) Equipment and screening shall be in compliance
with the setbacks of the zone.
(d) Screening shall be architecturally compatible
and include matching paint, finish, and trim cap
of the building.
1.4 Screening Materials.
Mt. Shasta City Council Regular Meeting November 25, 2024 41 25 A. Open View Fencing. Minimum visual permeability
between public street frontage and site shall be 50%.
B. Prohibited Materials. Barbed wire and razor wire
screening materials are prohibited.
2. Landscaping. The intent of these standards is to protect and enhance the environmental and visual quality of the community, enhance privacy, and control fugitive dust.
A. Location. These standards apply in conjunction with
Mt Shasta Municipal Code Chapter 15.42 Water
Efficient Landscaping. Landscaping materials shall be
integrated within: Building Setbacks, Stream and
Wetland Buffers and Parking Lots pursuant to Section
18.50.030 (B) 4.
2.1 Materials. Landscaping materials shall comply with the following:
A. Shrubs, of at least one-gallon size;
B. Decorative nonliving landscaping materials including, but not limited to, sand, stone, gravel, wood or water
may be used to satisfy a maximum of 25 percent of the
required landscaping area.
2.2 Species. Species shall meet the minimum standards, in conformance with California Model Water Efficient
Landscape Ordinance. Community gardens are encouraged.
2.3 Common Open Space Amenities. At least one of the
following amenities shall be provided within required
Common Open Space: play structure, seating area, bench, picnic table, kiosk, shelter.
2.4 Accent Paving. Pedestrian pathways and crossings within parking lots shall be demarcated with decorative paving materials or colors contrasting with the ground plane
material.
2.5 Trash Enclosure. Trash receptacles shall be contained and covered by an enclosure constructed of the same materials as the primary building.
2.6 Utilities. All utilities shall be undergrounded (refer to MSMC Section 18.20.070.) Utility cabinets shall be
screened with enclosure, fencing or landscaping (refer to
18.50.030(B) 1.3.)
Mt. Shasta City Council Regular Meeting November 25, 2024 42 26 3. Lighting. The intent of these standards is to implement the goals of the general plan and protect the natural scenic value of Mt Shasta, by establishing regulations to reduce light pollution.
3.1 Exterior Lighting. All on-site lighting shall be human scale, downward illuminated and shielded pursuant to the following:
A. Essential. Lighting shall be designed for an essential purpose by being targeted and timing controlled as
conveyed in Lighting Plan (Item 3.1 E).
B. Low Illumination. Illumination levels shall be no
brighter than necessary as conveyed in Lighting Plan
(Item 3.1 E) and be of warmer-color wavelength.
C. Cut-off Fixtures. Lighting shall be full cut-off fixtures and downward facing and no direct light shall bleed
onto adjacent properties. The applicant must provide an outdoor lighting report which provides information on
how outdoor lighting will be accomplished to minimize
impacts on adjacent properties or roadways.
D. Fixture Height. To minimize any indirect overflow of light on adjacent properties, the height of any proposed parking lot light standard shall be no higher than 12’ to the base of fixture shield.
E. Lighting Plan. Development applications shall include sufficient information, in the form of an overall exterior lighting plan, to enable the City to determine that the applicable provisions will be satisfied. The exterior
lighting plan shall include at least the following:
(1) Demonstrated compliance with 3.1 A-D of this
subsection.
(2) Manufacturer specification sheets, cut-sheets or
other manufacturer provided information for all
proposed lighting fixtures.
(3) The proposed location, mounting height, and
orientation of all exterior lighting fixtures.
(4) If building elevations are proposed to be
illuminated, drawings shall be provided for all
relevant building elevations showing the fixtures,
the portions of the elevations to be illuminated, the
illuminance levels of the elevations, and the
orientation of any remote light fixture.
Mt. Shasta City Council Regular Meeting November 25, 2024 43 27 (5) To review proposed exterior lighting installations, the applicant shall supply the following
information:
(a) A brief written narrative, with accompanying
plan or sketch, which demonstrates the
objectives of the lighting.
(b) Outline specifications for all lamps (bulbs), and
other descriptive information on the fixtures,
and, if applicable or required, designation as
Illuminating Engineering Society of North
America (IESNA) “cut-off” fixtures.
(c) Relative landscaping information that indicates
mature tree size, shrubbery and other vegetation
in order to evaluate the long-term and seasonal
effectiveness of lighting or screening of
lighting.
4. Parking. The intent of these standards is to minimize the appearance of vehicle parking, enhance walkability, preserve the environmental and visual quality of the community, enhance privacy, attenuate noise, and control dust. These regulations shall apply in addition to MSMC Chapter 15.44 Off-street Parking Requirements.
4.1 Location. The placement of vehicle parking areas is regulated in order to minimize the expansive appearance of parking fields and the visual impact of parking areas on abutting residential uses.
A. Vehicle Area. Vehicle parking and access is prohibited between the primary structure and a street except as
follows.
(1) Projects under 5 units.
(2) Building Lines. Vehicle area located entirely behind the front and side street building lines of a primary
structure are allowed; and
(3) Frontage Limitation. Vehicle area is allowed on
driveways limited to no more than 40% of the
primary building frontage.
(4) Alleys. On a lot abutting an alley, all vehicle areas must be accessed from, and oriented to, the alley.
Snow removal shall be the responsibility of
property owner or management.
Mt. Shasta City Council Regular Meeting November 25, 2024 44 28 (5) Bicycles. Both long- and short-term bicycle parking shall be designed and constructed with an
architectural style, exterior colors and materials that match the structures in the project containing
dwelling units.
4.2 Size. Parking lots larger than 4,500 square feet in size (approximately 20 +/- spaces) shall be broken down into smaller parking areas with planted landscape areas with a minimum width of 15 feet between them to minimize the
perceived scale of the parking fields. Parking fields shall be separated from buildings as follows:
A. Parking lots with 11-20 spaces shall be separated at least by five feet from buildings to make room for a
sidewalk, landscaping, and/or other planting between
the building and the parking area;
B. Parking lots with more than 20 spaces shall be
separated by at least 12 feet from buildings to make
room for a sidewalk, landscaping, and other planting
between the building and the parking area; and
C. The required separation may be eliminated to the rear of buildings in areas designed for unloading and
loading of materials.
4.3 Landscaping. The following standards apply to new
driveways and new parking areas in all zones when the new parking area is at least 4,500 square feet in total area. The site must include:
A. Tree canopy. Tree canopy must shade at least 40
percent of the parking area. The amount of shade is
determined by the diameter of the mature crown spread
stated for the species of the tree.
B. Perimeter Landscaping. Landscaped setback of 6’
from property line, including stormwater retention.
C. Interior Landscaping. 30 square feet of interior
landscaped area for each parking space containing
landscaping consisting of ground cover, low shrubs or
pervious material. Interior landscaping must be
arranged in linear strips at least 3 feet wide between
rows of parking stalls.
Mt. Shasta City Council Regular Meeting November 25, 2024 45 29 D. Permeable Pavement. Perimeter and interior
landscaping requirements may be reduced by 75% with
the provision of pervious paving material for the entire parking area.
E. Solar Panels. Perimeter and interior landscaping
requirements may be reduced by up to 75% with the
provision of equal coverage of solar panels.
5. Snow Storage. Each unenclosed parking area, including circulation drives and aisles, shall provide a snow storage area(s) equal to one-quarter of the total gross parking and driveway area.
5.1 Exceptions. The size of the area may be reduced if:
A. The size and configuration of snow storage area(s)
allow ramping or other removal and storage methods
which reduce the amount of area necessary to store
snow in comparison to normal snow removal and
storage operations; or
B. A long-term snow hauling plan is adopted as part of the project and the snow hauling plan demonstrates the
property owner and/or snow removal contractor has
sufficient rights to an off-site storage area(s) to store excess snow from the property with an acceptable
method to transport the snow from the property to the
off-site storage area(s); or
C. An acceptable method to remove and store snow from
the property has been adopted as part of the project and the method(s) clearly demonstrate that the amount of
Mt. Shasta City Council Regular Meeting November 25, 2024 46 30 snow storage area(s) required by this section is not necessary.
5.2 Snow Storage Area Standards:
A. Shall be located near the sides or rear of parking areas, away from the primary street frontage;
B. Shall be located to maximize solar exposure to the
greatest extent feasible. Areas shaded by structures or vegetation shall be avoided;
C. Shall be located so that snow moving equipment is not required to enter the public streets to move snow to the storage area;
D. Shall be located in areas that are substantially free and clear of obstructions (e.g. propane tanks, trees, large boulders, trash enclosures, utility pedestals);
E. May be located within parking areas but each parking space shall be considered one half of a parking space
needed toward meeting parking requirements for the
use; and
F. May be located within required landscaping areas but the areas shall be planted with landscaping tolerant of snow storage.
G. Snow storage areas shall be designed to provide
adequate drainage to prevent ponding and the formation
of ice, especially within pedestrian areas and
driveways.
H. Drainage from snow storage areas shall be directed
towards drainage retention/treatment facilities.
I. Minimum dimensions. The minimum dimension of a
snow storage area shall be 10 feet in any direction.
J. Neither the building nor any accessory structure, shall be designed to allow snow to shed onto adjacent
properties, on-site parking or entry areas.
6. Scenic Resources and Vistas. The scenic beauty of Mt Shasta is recognized by the National Park Service as integral to the Volcanic Legacy Scenic Byway All-American Road network. Protecting this nationally valued resource is reinforced by the Mt Shasta General Plan Open Space and Conservation Element Goal OC-7: Protect the scenic resources of the Mt Shasta area. Scenic resources are addressed by Policies OC-7.1 and OC-7.2 and all projects under review by this Chapter shall comply. Additionally, in terms of 1) Mt. Shasta City Council Regular Meeting November 25, 2024 47 31 Scenic Resource, Protection of the scenic resource itself and 2) Scenic Vista, development shall be regulated as follows:
6.1 Scenic Resources. Specified scenic resources in the Mt Shasta area are conveyed in General Plan Open Space and Conservation Element as including Mount Shasta, Castle
Crags, Black Butte, Mount Eddy and the Eddy range.
Because these scenic resources are located outside the City and, therefore, not within the regulatory authority of the City and this code, the scenic resource protection strategy (as conveyed by General Plan Open Space and
Conservation Element Policy OC-7.2) is for the City to
work with the County to protect scenic resources.
6.2 Scenic Vistas. The intent of these standards is to implement General Plan Open Space and Conservation Element Policy OC-7.1 by locating development outside of a scenic vista.
For the purposes of this regulation, ‘scenic vista’ is defined (§18.50.020 (B) (11)) as any public right-of-way or
publicly owned land.
A. Reduced Bulk Zone. To protect Scenic Vistas, a
Reduced Bulk Zone is established to restrict building
footprint and height along any parcel line abutting a
publicly owned parcel.
B. Upper-Level Step-back. In addition to the required
setback for the zoning district, upper-level floors shall step-back on any street-facing façade, to not conflict
with a 45-degree daylight plane from the right-of-way
line at a point 10 feet above the ground plane.
Mt. Shasta City Council Regular Meeting November 25, 2024 48 32 Mt. Shasta City Council Regular Meeting November 25, 2024 49 33 PART II BUILDING TYPE STANDARDS
Sections:
(A) Purpose
1. Mountain Village Theme
(B) Regulations
1. Overview of Building Types
2. Permitted Building Type by Zoning District
3. Duplex Side-by-Side
4. Duplex Stacked
5. Three/Fourplex
6. Neighborhood Townhouse
7. Cottage Court
8. Pocket Neighborhood
9. Multiplex
10. Neighborhood Courtyard
11. Main Street Building
(A) Purpose. The purpose of this section is to provide standards for conventional building types to achieve the intended small-town character of Mt Shasta neighborhoods, allow for architectural variety while increasing affordable housing opportunities within pedestrian-oriented neighborhoods.
Mountain Village Theme. With respect to architectural theme, the City of Mt Shasta established the following aspirational statement in the 1988 Design Guidelines:
The overriding design philosophy of the City of Mt. Shasta is to establish an attractive, comfortable, contemporary village with its own identity, while complementing rather than competing with the natural landscape.
The architectural theme for the City of Mt. Shasta has been directed as establishing a compatibility between buildings and the natural environment fulfilling the expectations of visitors as a retreat to the mountains and respecting both the historic precedent of local buildings and traditional mountain architecture.
As seen from a distance, the Mt. Shasta Mountain Village Concept should represent an uncomplicated whole; in detail, at the pedestrian level, an exciting vitality and broad individual expression is encouraged.
To more clearly convey design principles espoused by this statement, the adopted 2010 Design Guidelines edify this theme as follows:
Mount Shasta is a village in the mountains and there are design features consistent with mountain living that are appropriate for, and desired by, this community.
The 2010 Design Guidelines do not identify specific design features consistent with mountain living. Therefore, these Objective Design Mt. Shasta City Council Regular Meeting November 25, 2024 50 34 Standards seek to do so by identifying the following as recommendations to consider in resolving architectural design:
1. Mountain Village Design Considerations. Housing projects subject to these objective design standards are advised to consider the following elements in resolving design solutions that provide four-season weather protection and convey mountain themed materiality.
1.1 Snow. Roof pitch to shed snow, overhanging architectural projections to protect pedestrians, elevated porches, and entries to maintain accessibility under heavy snow
conditions, snow storage areas pursuant to standards herein (refer to Section 18.50.030 (B)(5)).
1.2 Sun. Covered walkways, sun/shade structures in common open space, recessed balconies on upper units, operable balcony screens, etc.
1.3 Rain. Arcades, recessed ground floors, canopies, awnings, etc.
1.4 Wind. Evergreen landscaping, lee structures such as walls/fences/berms, operable wind screens as façade
elements, recessed or oblique entries, etc.
1.5 Materials. Historic construction materials in mountain communities are generally a mix locally available materials providing an indigenous look and feel. In Mt Shasta, the combination of wood and stone is used extensively in a
variety of textures and patterns. It is not necessary to use the actual material as manufacturers offer successful
simulated products.
(B) Regulations
1. Overview of Building Types. The following regulations articulate the desired size, scale and basic form of residential and mixed-use buildings allowed. The underlying density and intensity standards conveyed by the General Plan and Title 18 Zoning shall apply as the baseline from which eligible density bonus is derived. The intent of these regulations is to create structural and spatial variety that is contextually responsive while avoiding monotonous or overpowering institutional appearance, particularly for block-scale or larger developments.
1.1 Primary Building Type. Each site shall have only one primary building type unless as provided for below in
Exceptions. Primary Building Types permitted are:
Mt. Shasta City Council Regular Meeting November 25, 2024 51 35 A. Duplex – Side by Side. A small-sized, detached, HouseScale Building with small-to-medium setbacks and a rear setback.
B. Duplex – Stacked. A small-sized, detached, HouseScale Building with small-to-medium setbacks and a rear setback.
C. Three/Fourplex. A small-to-medium-sized, detached,
House-Scale Building that consists of three to four sideby-side and/or stacked units, typically with one shared entry or individual entries along the front.
D. Neighborhood Townhouse. A small-to-medium sized,
typically attached, Rowhouse-Scale Building (up to five units side-by-side) with a rear setback.
E. Cottage Court. A group of up to nine small, detached, House-Scale Buildings arranged to define a shared
court open to and visible from the street.
F. Pocket Neighborhood. A group of 5 to 10 detached,
House-Scale Buildings each containing one to four
units, arranged to define a shared open space.
G. Multiplex. A medium-to-large-sized, detached,
Apartment-Scale Building that consists of 5 to 12 sideby-side and/or stacked units, typically with one shared entry.
H. Neighborhood Courtyard. A medium-to-large sized
building that consists of up to 16 multiple attached
and/or stacked units, accessed from a shared courtyard.
I. Main Street Building. A medium-to-large sized, BlockScale Building.
1.2 Exceptions. More than one building type is allowed on a parcel that identifies proposed multiple design site lines meeting the setback standards of the zone. Examples
(1) A parcel large enough to accommodate multiple
design sites but smaller than the size of a block; or
(2) A parcel large enough to create one or more new
blocks.
1.3 On-site open space. These standards apply in addition to the landscape standards of Section 18.50.030 (B) 2. Open space configurations vary by building type as specified in this section.
1.4 Parking. Parking quantity shall comply with MSMC
Chapter 15. 44 and Section 18.50.030 Part I (B)4 of this chapter. Parking configurations vary (tuck-under, detached garage(s), podium or subterranean) by building type as
specified in this section.
Mt. Shasta City Council Regular Meeting November 25, 2024 52 36 1.5 Building Wings. Wings are required to be smaller in size and height than the main body to visually reduce the overall size of a building. To further this objective, the standards specify the amount that wings are required to be offset from the main body so that their facades are not aligned. Wings may be the same number of stories and height as the main body when a density bonus is applied to the building.
1.6 Building and Fire Code. New buildings and their
improvements are subject to the City’s standards for Fire Safety and Building Safety.
Mt. Shasta City Council Regular Meeting November 25, 2024 53 37 2. Permitted Building Types by Zoning District. Table A identifies the building types permitted in each zoning district. All development regulations including density and intensity and site development standards conveyed in MSMC Chapter 18.16 shall prevail.
Table 18.50.020 Table A – Permitted Building Types
Building Type
Standards
Section R1 R2 R3 C1 C2 EC
Duplex
Side-by-side
18.50.040 (B)
3.
Duplex Stacked 18.50.040 (B)
4.
Three/Fourplex 18.50.040 (B)
5.
Neighborhood
Townhouse
18.50.040 (B)
6.
Cottage Court 18.50.040 (B)
7.
Pocket
Neighborhood
18.50.040 (B)
8.
Multiplex 18.50.040 (B)
9.
Neighborhood
Courtyard
18.50.040 (B)
10.
Main Street
Building
18.50.040 (B)
11.
Mt. Shasta City Council Regular Meeting November 25, 2024 54 38 3. DUPLEX: SIDE-BY-SIDE
3.1 Description. A small-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The building consists of two side-by-side units, both facing the street and within a single Building massing. The type has the appearance of a medium-to-large, single-unit house and is scaled to fit within lower-intensity neighborhoods.
3.2 Number of Units. Units per site – 1. Units per building – 2.
3.3 Building Size & Massing. Refer to the standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 55 39 Key Design Element Standard
Building Height
Refer to
Chapter
18.16 Main Body
(A) Width 48’ max
(B) Depth 36’ max
Wing(s)
(C) Width 15’ max
(D) Depth 24’ max
Separation 15’ min
(E) Offset 5’ min
Mt. Shasta City Council Regular Meeting November 25, 2024 56 40 3.4 Pedestrian Access (E). Main entrance shall be covered and face the street. On a corner site, each unit shall face a different street.
3.5 Vehicle Access & Parking (F). Provision of parking shall comply with Section 18.50.030 (B)4. Parking location shall be to rear of the site and configured as covered or uncovered.
3.5.1 Constrained Lot Exception. An exception may be granted by the review authority pursuant to the findings of MSMC Section
18.28.030.
3.6 Open Space. Minimum – 400 sf. Width – 20’ min (G). Depth – 20’ min (H). May be Private or Common Open Space with an allweather surface accessible from an entrance of each unit.
3.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped or shed. Multiple bays allowed.
A. Front (A). End of roof form oriented to front.
B. Side (B). Side of roof form oriented to front.
C. Multiple (C-E). Either front or side orientation allowed.
Variable massing proportion allowed.
Mt. Shasta City Council Regular Meeting November 25, 2024 57 41 3.8 Balconies & Porches. Balconies and covered entry porches must be provided on dwelling units facing a street.
3.9 Windows. Ground floor window coverage shall be 30% of wall area facing a Front Street. On corner lots, ground floor window coverage shall be 20% of wall area facing a Side Street. Glazed garage and person doors shall count toward % coverage. If garages are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B) (C)
(D) (E)
Mt. Shasta City Council Regular Meeting November 25, 2024 58 42 4. DUPLEX: STACKED
4.1 Description. A small-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The building consists of two stacked units, both facing the street and within a single building massing. The type has the appearance of a mediumto-large, single-unit house and is scaled to fit within lowerintensity neighborhoods.
4.2 Number of Units. Units per site – 2. Buildings per Design Site – 1 max.
4.3 Building Size & Massing. Refer to the standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 59 43 Key Design Element Standard
Building Height
Refer to
Chapter
18.16 Main Body
(A) Width 48’ max
(B) Depth 36’ max
Wing(s)
(C) Width 15’ max
(D) Depth 24’ max
Separation 15’ min
Offset 5’ min
Mt. Shasta City Council Regular Meeting November 25, 2024 60 44 4.4 Pedestrian Access (E). Each unit shall have an entry facing the street on or within 15’ of the front façade. On corner design sites, each unit shall front a different street.
4.5 Vehicle Access & Parking (F). Driveway and parking location shall comply with standards in 18.50.030 (B)4. Parking may be covered, uncovered or in a garage.
4.6 Open Space. Minimum – 225 sf. Width – 15’ min (G). Depth – 15’ min (H). Sall be Common Open Space with an all-weather surface accessible from an entrance of each unit.
4.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped or shed. Multiple bays allowed.
A. Front (A). End of roof form oriented to front.
B. Side (B). Side of roof form oriented to front.
Mt. Shasta City Council Regular Meeting November 25, 2024 61 45 C. Multiple (C-E). Either front or side orientation allowed.
Variable massing proportion allowed.
4.8 Balconies. Balconies and covered entry porches must be provided on dwelling units facing a street.
4.9 Windows. Ground floor window coverage shall be 30% of wall area facing a Front Street. On corner lots, ground floor window coverage shall be 20% of wall area facing a Side Street. Glazed garage and person doors shall count toward % coverage. If garages are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B) (C)
(D) (E)
Mt. Shasta City Council Regular Meeting November 25, 2024 62 46 5. THREE/FOURPLEX
5.1 Description. A small-to-medium-sized, detached, House-Scale Building that consists of three to four side-by-side and/or stacked units, typically with one shared entry or individual entries along the front. The type has the appearance of a medium-sized, singleunit house and is scaled to fit within low- to moderate-intensity neighborhoods.
5.2 Number of Units. Units per building – 4 max. Buildings per Design Site – 1 max.
5.3 Building Size & Massing. Refer to the standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 63 47 Key Design Element Standard
Building Height
Refer to
Chapter
18.16 Main Body
(A) Width 48’ max
(B) Depth 48’ max
Wing(s)
(C) Width 15’ max
(D) Depth 20’ max
Separation 15’ min
Offset from
Main Body
5’ min
Mt. Shasta City Council Regular Meeting November 25, 2024 64 48 5.4 Pedestrian Access. Main entrance shall be oriented to front street (E). Each unit may have an individual entrance.
5.5 Vehicle Access & Parking (F). Driveway and parking location shall comply with standards in 18.50.030 (B)4. Parking may be covered, uncovered or in a garage.
5.6 Open Space. Minimum – 225 SF. Width – 15’ min (G). Depth – 15’ min (H). Shall be common open space with an all-weather surface accessible from the nearest public right-of-way.
5.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped or shed. Multiple bays allowed.
A. Front (A). End of roof form oriented to front.
B. Side (B). Side of roof form oriented to front.
Mt. Shasta City Council Regular Meeting November 25, 2024 65 49 C. Multiple (C). Either front or side orientation allowed.
Variable massing proportion allowed.
5.8 Balconies. Balconies and covered entry porches must be provided on dwelling units facing a street.
5.9 Windows. Ground floor window coverage shall be 30% of wall area facing a Front Street. On corner lots, ground floor window coverage shall be 20% of wall area facing a Side Street. Glazed garage and person doors shall count toward % coverage. If garages are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B) (C)
Mt. Shasta City Council Regular Meeting November 25, 2024 66 50 6. NEIGHBORHOOD TOWNHOUSE
6.1 Description. Neighborhood Townhouse. A small-to-medium sized, typically attached, Rowhouse-Scale Building (up to five units sideby-side) with a rear setback. Each Neighborhood Townhouse consists of one unit. The type may also be detached with minimal separations between buildings. The type is typically located within low-to-moderate-intensity neighborhoods.
6.2 Number of Units. Up to 5 units side-by-side. Buildings per Design Site – 1 max.
6.3 Building Size & Massing. Refer to the standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 67 51 Key Design Element Standard
Building Height
Refer to
Chapter
18.16 Main Body
(A) Width 24’ max
(B) Depth 30’ max
Wing(s)
(C) Width 14’ max
(D) Depth 25’ max
Separation 15’ min
Offset 5’ min
Mt. Shasta City Council Regular Meeting November 25, 2024 68 52 6.4 Pedestrian Access (E). Main entrance shall be oriented to front street. Each unit shall have an individual entrance.
6.5 Vehicle Access & Parking (F). Driveway and parking
location shall comply with standards in 18.50.030 Part I (B)4. Parking may be covered, uncovered or in a garage.
6.6 Open Space (G). Minimum – 96 SF. Width – 12’ min.
Depth – 8’ min. Shall be private open space with an allweather surface accessible from each unit.
6.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped or shed. Multiple bays allowed.
A. Front (A). End of roof form oriented to front.
B. Side (B). Side of roof form oriented to front.
Mt. Shasta City Council Regular Meeting November 25, 2024 69 53 C. Multiple (C). Either front or side orientation
allowed. Variable massing proportion allowed.
6.8 Balconies. Balconies and covered entry porches must be provided on dwelling units facing a street.
6.9 Windows. Ground floor window coverage shall be 30% of wall area facing a Front Street. On corner lots, ground floor window coverage shall be 20% of wall area facing a Side Street. Glazed garage and person doors shall count toward % coverage. If garages are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B) (C)
Mt. Shasta City Council Regular Meeting November 25, 2024 70 54 7. COTTAGE COURT
7.1 Description. A group of up to nine small, detached, House-Scale Buildings arranged to define a shared court open to and visible from the street. The shared court is common open space and takes the place of a private rear setback, thus becoming an important community-engaged place. The type is scaled to fit within low-tomoderate-intensity neighborhoods and in small-scale mixed-use contexts.
7.2 Number of Units. Units per building – 1. Buildings per Design Site – 9 max.
7.3 Building Size & Massing. Refer to the standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 71 55 Key Design Element Standard
Building Height
Refer to
Chapter
18.16 Main Body
(A) Width 32’ max
(B) Depth 32’ max
(C)
Separation
between
cottages 7’ min
Wing(s)
Not Allowed
Mt. Shasta City Council Regular Meeting November 25, 2024 72 56 7.4 Pedestrian Access. Shared court shall be accessible from front street (D). Building entrance setback from pedestrian path shall be 6’ minimum (E).
7.5 Vehicle Access & Parking (F). Driveway and parking location shall comply with standards in 18.50.030 Part I (B)4. Parking may be covered, uncovered or in a garage. Spaces may be individually accessible by each unit and/or clustered at rear of site.
7.6 Open Space. Minimum – 1,500 SF. Width – 20’ min (G). Depth – 75’ min (H). Shall be common open space with an all-weather surface accessible from entrance of each unit. Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.
Mt. Shasta City Council Regular Meeting November 25, 2024 73 57 7.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped or shed. Multiple bays allowed.
A. Front (A). End of roof form oriented to front.
B. Side (B). Side of roof form oriented to front.
C. Multiple (C). Either front or side orientation allowed.
Variable massing proportion allowed.
7.8 Windows. Ground floor window coverage shall be 30% of wall area facing a Front Street. On corner lots, ground floor window coverage shall be 20% of wall area facing a Side Street. Glazed garage and person doors shall count toward % coverage. If garages are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B) (C)
Mt. Shasta City Council Regular Meeting November 25, 2024 74 58 8. POCKET NEIGHBORHOOD
8.1 Description. A group of 5 to 10 detached, House-Scale Buildings each containing one to four units, arranged to define a shared open space. The shared open space is common open space and takes the place of a private rear setback. The type is scaled to fit within lowto-moderate intensity neighborhoods.
8.2 Number of Units. Units per Building – 4 max. Buildings per Design Site – as allowed by density provisions of underlying zoning district pursuant to MSMC Chapter 18.16.
8.3 Building Size & Massing. Refer to the standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 75 59 Key Design Element Standard
Building Height
Refer to
Chapter
18.16 Buildings along Front
& Side Street
(A) Width 60’ max
(B) Depth 40’ max
Buildings along
Side & Rear
(C) Width 36’ max
(D) Depth 48’ max
(E)
Side Setback
in Addition
to Zoning
District 5’ min
Building
Separation
Mt. Shasta City Council Regular Meeting November 25, 2024 76 60 (F)
Between 1-
story
Buildings 10’ min
Between
Buildings >
1-story 15’ min
Mt. Shasta City Council Regular Meeting November 25, 2024 77 61 8.4 Pedestrian Access. Main entrance (G): buildings with 1 unit – oriented to common open space. Buildings with 2 or more units (H) – at least one entrance oriented to front or side street.
Pedestrian path width along buildings & open space (I) – 5’ min; at front or side street connection (J) – 10’ min. Pedestrian path setback from building entrance (K) – 12’ min; from side of building (L) – 8’ min.
8.5 Vehicle Access & Parking. Driveway and parking location shall comply with standards in 18.50.030 Part I (B)4. Parking may be covered, uncovered or in a garage. Parking shall be offset from buildings (M) – 5’ min. Parking prohibited abutting private or common open space.
8.6 Open Space. Private open space (N) shall be provided for full length of building facades abutting pedestrian path or common open space. Common open space shall be provided Width (O) – 30’ min. Depth (P) – 40’ min.
Mt. Shasta City Council Regular Meeting November 25, 2024 78 62 8.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped or shed. Multiple bays allowed.
A. Front (A). End of roof form oriented to front.
B. Side (B). Side of roof form oriented to front.
C. Multiple (C). Either front or side orientation allowed.
Variable massing proportion allowed.
8.8 Balconies. Balconies and covered entry porches must be provided on dwelling units facing a street.
8.9 Windows. Ground floor window coverage shall be 30% of wall area facing a Front Street. On corner lots, ground floor window coverage shall be 20% of wall area facing a Side Street. Glazed garage and person doors shall count toward % coverage. If garages are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B) (C)
Mt. Shasta City Council Regular Meeting November 25, 2024 79 63 9. MULTIPLEX
9.1 Description. A medium-to-large-sized, detached, House-Scale Building that consists of 5 to 12 side-by-side and/or stacked units, typically with one shared entry. The type is scaled to fit within moderate-intensity neighborhoods.
9.2 Number of Units. Units per Building – 12 max. Buildings per Design Site – as allowed by density provisions of underlying zoning district pursuant to MSMC Chapter 18.16.
9.3 Building Size & Massing. Refer to the standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 80 64 Key Design Element Standard
Building Height
Refer to
Zoning
District
(Chapter
18.16)
Main Body
(A) Width 60’ max
(B) Depth 60’ max
Wing(s)
(C) Width 24’ max
(D) Depth 40’ max
Separation
between
wings 15’ min
Offset from
Main Body 5’ min
Mt. Shasta City Council Regular Meeting November 25, 2024 81 65 9.4 Pedestrian Access (E). Main entrance location shall be oriented to front street. Units in the main body shall be accessed by common entry along front street. On corner sites, units in a wing may enter from the side street.
9.5 Vehicle Access & Parking (F). Driveway and parking location shall comply with standards in 18.50.030 Part I (B)4. Parking may be covered, uncovered or in a garage.
9.6 Open Space. Common or private open space is not required.
9.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped or shed. Multiple bays allowed.
A. Side. This massing type is a simple rectilinear form that is longer than it is deep.
B. Front. This massing type divides the facade into three equal parts.
C. L. This massing type divides the facade into five equal parts, with two parts projecting and three parts set back to create a shallow forecourt.
D. Center. This massing type divides the facade into three equal parts, with the middle third projecting.
Mt. Shasta City Council Regular Meeting November 25, 2024 82 66 E. Twin. This massing type divides the facade into three parts, with the middle part set back slightly to create a shallow open space.
9.8 Balconies. Balconies and covered entry porches must be provided on dwelling units facing a street.
9.9 Windows. Ground floor window coverage shall be 30% of wall area facing a Front Street. On corner lots, ground floor window coverage shall be 20% of wall area facing a Side Street. Glazed garage and person doors shall count toward % coverage. If garages are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B) (C)
(D) (E)
Mt. Shasta City Council Regular Meeting November 25, 2024 83 67 10. NEIGHBORHOOD COURTYARD
10.1 Description. A medium-to-large sized building that consists of up to 16 multiple attached and/or stacked units, accessed from a shared courtyard. The shared court is common open space and takes the place of a rear setback. The type is typically integrated as transitional density between moderate- to high-intensity neighborhoods.
10.2 Number of Units. Units per Building – 16 max. Buildings per Design Site – as allowed by density provisions of underlying zoning district pursuant to MSMC Chapter 18.16.
10.3 Building Size & Massing. Refer to the objective standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 84 68 Key Design Element Standard
Building Height
Refer to
Zoning
District
(Chapter
18.16)
Main Body
(A) Width 100’ max
(B) Depth 100’ max
Wing(s)
Not Allowed
Mt. Shasta City Council Regular Meeting November 25, 2024 85 69 10.4 Pedestrian Access (C). Main entrance shall be oriented to courtyard or front street. Each ground floor unit shall have an individual entrance oriented to courtyard or any street.
10.5 Vehicle Access & Parking (D). Driveway and parking location shall comply with standards in 18.50.030 Part I (B)4. Parking may be covered, uncovered or in a garage.
10.6 Open Space. Minimum – 1,500 SF. Width (E) – 25’ min. Depth (F) – 60’ min. Shall be common open space with an all-weather surface accessible from each unit.
Mt. Shasta City Council Regular Meeting November 25, 2024 86 70 10.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped or shed. Multiple bays allowed.
A. U-Shaped (A). Façade is divided into three parts forming a ‘U’ in plan.
B. L-Shaped (B). Façade is divided into two parts forming an ‘L’ in plan.
10.8 Balconies. Balconies and covered entry porches must be provided on dwelling units facing a street.
10.9 Windows. Ground floor window coverage shall be 30% of wall area facing a Front Street. On corner lots, ground floor window coverage shall be 20% of wall area facing a Side Street. Glazed garage and person doors shall count toward % coverage. If garages are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B)
Mt. Shasta City Council Regular Meeting November 25, 2024 87 71 11. MAIN STREET BUILDING
11.1 Description. A medium-to-large sized, Block-Scale
Building. The type is intended to provide a vertical mix of uses with ground-floor retail, office, or service uses and upper-floor service or residential uses. The type makes up the primary component of high-intensity neighborhoods
and downtown main streets.
11.2 Number of Units. Units per building – unrestricted.
Buildings per site – 1 max.
11.3 Building Size & Massing. Refer to the objective standards by design element on the following page.
Mt. Shasta City Council Regular Meeting November 25, 2024 88 72 Key Design Element Standard
Building Height
Refer to
Zoning
District
(Chapter
18.16)
Main Body
(A) Width 100’ max
(B) Depth 90’ max
Wing(s)
Not Allowed
Mt. Shasta City Council Regular Meeting November 25, 2024 89 73 11.4 Pedestrian Access. Main entrance location shall be oriented to front or side street. Upper floor units shall be accessed by a common entry from the front or side street (C). Ground floor shops and residential units shall have individual entries on the front or side street (D).
11.5 Vehicle Access & Parking (E). Driveway and parking location shall comply with standards in 18.50.030 Part I (B)4. Parking may be covered, uncovered or in a garage.
11.6 Open Space. Common or private open space is not
required.
11.7 Massing Composition. Following, are the allowed massing standards that apply to the Main Body. Roof form may be gable, hipped, shed or flat. Multiple bays allowed.
A. Flat Box (A). This massing type is a simple
rectilinear form that is deeper than it is long.
B. Flat Bar (B). This massing type is a simple
rectilinear form that is longer than it is deep.
C. Flat L (C). This massing type divides the facade
into five equal parts, with two parts projecting and
three parts set back to create a shallow forecourt.
D. Flat T (D). This massing type divides the facade
into three equal parts, with the middle third
projecting.
Mt. Shasta City Council Regular Meeting November 25, 2024 90 74 E. Flat Forecourt (E). This massing type divides the facade into three parts, with the middle part set back
slightly to create a shallow open space.
F. Flat Courtyard (F). This massing type divides the
facade into three parts, with the middle part set back
substantially to create a deep open space.
11.8 Balconies. Balconies must be provided on 75 percent of the dwelling units facing a street.
11.9 Windows. Ground floor windows must cover 60% of the ground floor wall area of facades facing a Front and a Side Street. If garage bay doors are offset from the main body by a minimum of 3’, the garage door wall area shall be exempt from the requirement.
(A) (B) (C)
(D) (E) (F)
Mt. Shasta City Council Regular Meeting November 25, 2024 91 City Council Agenda Item # 7d
Staff Report
Meeting Date: November 25, 2024
To: Mayor and City Council
From: Malisa Dodd, Director of Finance
Subject: Revenue Status Update, Monthly Investment and Financial Report for the Period Ending October 31, 2024
Recommendation:
Staff respectfully requests the City Council review the provided information regarding the City’s revenue and investments.
Background & Summary:
Revenues:
Revenue for this report has been updated to recognize the collections for July and September 2024.
Sales Tax Revenue:
The City has received $413,931 through September 30, 2024 in sales tax for fiscal year 24-25.
The budgeted amount for fiscal year 24-25 is $1,760,000. The actual amount received is about $26,069 less than what was budgeted for this reporting period. Fiscal year 24-25 receipts are down about 16% or $80k from the prior year.
Current Year 24-25 Sales Tax Information
Budget Projection Q1 Jul-Sept Expected Q1 Jul-Sept Received 24-25 Q1 Budget Deficit $1,760,000 $440,000 $413,931 ($26,069)
Prior Year 23-24 Sales Tax Information
Actual Received Q1 Jul-Sept Received CY vs PY difference % difference $1,631,309 $493,874 ($79,943) 16%
Regular
X Consent
Closed
Presentation
Mt. Shasta City Council Regular Meeting November 25, 2024 92 2 Transient Occupancy Tax:
The City has received $512,952 through September 30, 2024 in TOT for fiscal year 24-25. The budgeted amount for fiscal year 24-25 is $1,468,000. The actual amount received is about $4,566 less than what was received for this same reporting period last year.
Current Year 24-25 Transient Occupancy Tax Information
Budget Projection Q1 Jul-Sept Received
$1,468,000 $512,952
Prior Year 23-24 Transient Occupancy Tax Information
Actual Received Q1 Jul-Sept Received CY vs PY difference $1,290,177 $517,518 ($4,566)
As of October 30, 2024, the combined funds the City of Mt. Shasta had invested in the Local Agency Investment Fund (L.A.I.F.) totaled $262,863.39. The October 2024 LAIF statement is attached, along with the performance data as of November 6, 2024. Most surplus funds over which the City has control are currently invested in ProEquities. The balance of the City’s cash funds are held in the pooled checking account with Tri Counties Bank and LAIF.
Current investment rates are:
L.A.I.F. October 31, 2024 4.518%
Treasury Note – 3 month September 30,2024 4.63%
Treasury Note – 2 Yr. September 30,2024 3.64%
Treasury Note – 5 Yr. September 30,2024 3.56%
Treasury Note – 10 Yr. September 30,2024 3.78%
Treasury Note – 30 Yr. September 30,2024 4.12%
Bloomberg as reported by Chandler Asset Management
The LAIF average decreased slightly from last month, all notes decreased slightly as well. We continue to anticipate the LAIF rate staying just above 4%. The LAIF rate remains the best available rate that meets the City’s requirement for liquidity and safety.
Financial Impact:
The investments are in compliance with the City’s investment policy and provides for meeting the City’s cash flow needs for the next month and 6 month periods.
Mt. Shasta City Council Regular Meeting November 25, 2024 93 3 Attachments:
• LAIF Monthly Statement
• LAIF Performance Report
• LAIF Monthly Balances
• 2024 Chandler Asset Management September 2024
Mt. Shasta City Council Regular Meeting November 25, 2024 94 DAX
FTSE (UK)
Nikkei
S&P 500
NASDAQ
Hang Seng
DOW JONES
World Stock Market Indices
Recent economic data suggests positive but slower growth this year fueled by consumer spending. While the consumer has been resilient, declining savings rates, growing credit card debt, higher delinquencies, and a moderating labor market pose potential headwinds to future economic growth. Inflationary trends are subsiding, but core levels remain above the Fed’s target. The labor market is showing signs of cooling, reflecting an improved balance between supply and demand for workers. Given the cumulative effects of restrictive monetary policy and tighter financial conditions, we believe the economy will gradually soften and the Fed will continue to lower rates at a measured pace through this year with the ability to move more aggressively should the employment data warrant.
The Federal Open Market Committee (FOMC) delivered the first rate cut of the easing cycle with a 50 basis point cut at the September meeting. Although a reduction in the Fed Funds Rate was widely anticipated, the magnitude was somewhat of a surprise, as market participants were split between whether the FOMC would cut by 25 basis points or 50 basis points. Chair Jerome Powell reiterated previous statements acknowledging that monetary policy has shifted into a more balanced approach addressing price stability and full employment in tandem. The Fed released the quarterly Summary of Economic Projections (SEP) which now forecasts a substantially lower median Fed Funds Rate expectation among Fed Governors in 2025 due to lower inflation expectations and a higher projected unemployment rate. We believe the Fed will continue to lower rates at a measured pace through this year with the ability to move more aggressively should the employment data warrant.
The US Treasury yield curve steepened in September following the 50 basis points rate cut by the FOMC mid-month. The 2-year Treasury yield fell 28 basis points to 3.64%, the 5-year Treasury dropped 15 basis points to 3.56%, and the 10-year Treasury yield declined 12 basis points to 3.78%. The 2-year and 10-year Treasury yield points on the curve began to normalize to +14 basis points at September month-end versus -2 basis points at August month-end. The spread between the 2-year Treasury and 10-year Treasury yield one year ago was -47 basis points. The inversion between 3-month and 10-year Treasuries ended the month of September at -85 basis points.
Treasury yields declined across the yield curve in September after the first interest rate reduction by the Federal Reserve since the onset of the Covid-19 pandemic in March of 2020. The rate cut led to lower yields, along with decreased bond market volatility through September month-end. While the 50 basis point rate reduction was larger than many market participants had anticipated, Chair Jerome Powell substantiated the magnitude by citing economic data indicating inflation trending lower and a higher projected unemployment rate.
The Fed Chair acknowledged continued strength in the labor market, however stated that the FOMC believed easing monetary policy prior to the material labor market weakening was warranted.
Market Summary
BOND MARKET REVIEW
A M o n t h l y R e v i e w o f F i x e d I n c o m e M a r k e t s October 2024
(Japan)
(Germany)
(Hong Kong)
TREASURY YIELDS Trend 9/30/24 8/30/24 Change
Chandler Asset Management | 800.317.4747 | chandlerasset.com | Page 1 5,762.48
8,236.95
18,189.17
42,330.15
19,324.93
21,133.68
114.08
(139.68)
3,144.61
475.55
418.01
767.07
data as of 09/30/2024
Change
(8/30/2024)
2.02%
-1.67%
2.21%
Source: Bloomberg. Please see
descriptions of indices on Page 2.
1.85%
1.68%
%CHG
17.48%
3-Month
2-Year
3-Year
5-Year
7-Year
10-Year
30-Year
4.63 3.64
3.55 3.56
3.65 3.78
4.12 -0.49
-0.28
-0.23
-0.14
-0.15
-0.12
-0.08
Source: Bloomberg
Market Data
Toll Free: 800.317.4747
[email protected]
chandlerasset.com
Source: Bloomberg
(▲/▼)
▼
TREASURY YIELDS TRENDED LOWER IN SEPTEMBER
37,919.55 (728.20) -1.88%
5.12 3.92
3.78 3.70
3.80 3.90
4.20 ▼
▼
▼
▼
▼
▼
Mt. Shasta City Council Regular Meeting November 25, 2024 95 Economic Roundup
Retail Sales
Labor Market
Housing Starts
Consumer Prices
Crude Oil prices Fell in August
Credit spreads Fell in September
ECONOMIC INDICATOR
Trade Balance
Gross Domestic Product
Unemployment Rate
Prime Rate
Refinitiv/CoreCommodity CRB Index
Oil (West Texas Int.)
Consumer Price Index (y/o/y)
Producer Price Index (y/o/y)
Euro/Dollar
CREDIT SPREADS
3-month top rated commercial paper
2-year A corporate note
5-year A corporate note
5-year Agency note
Spread to Treasuries
(%) 4.82
0.42 0.58
0.07 One Month Ago
(%) 5.24
0.48 0.65
0.11 Change
(0.42)
(0.06)
(0.07)
(0.04)
Chandler Asset Management | 800.317.4747 | chandlerasset.com | Page 2 Housing Starts were down -0.5% month-over-month after an increase of 7.8% in August. The decline can be attributed to a drop in multifamily housing projects which declined -9.4% month-over-month marking the second consecutive monthly decline. Single-family starts mitigated the decline as they increased 2.7% month-over-month in September. According to the Case-Shiller 20-City Home Price Index, housing prices rose 5.9% year-over-year in July, decelerating from 6.5% reported in the previous month. Although the trend is gradually improving, tight inventories and higher mortgage rates continue to impact affordability.
The U.S. economy added 254,000 jobs in September, well above expectations of 150,000. The three-month moving average and six-month moving average payrolls continued to trend weaker to 186,000 and 167,000 respectively. The unemployment rate declined to 4.1% in September, and the labor participation rate remained at 62.7%, remaining below the pre-pandemic level of 63.3%. The U-6 underemployment rate, which includes those who are marginally attached to the labor force and employed part time for economic reasons, declined to 7.7% from 7.9%. Average hourly earnings rose 4.0% year-over-year in September. U.S. labor market data from September surprised to the upside, with strong job growth and a sharper-than-expected drop in unemployment, suggesting the economy may be more resilient than anticipated.
The Federal Reserve’s view is that there has been “substantial” progress towards better balance in the labor market between demand and supply for workers.
Retail Sales showed an increase of 0.4% month-over-month, while the Retail Sales Control Group surprised with a 0.7% month-over-month increase over the 0.3% consensus estimate. The Control Group is a subset of the broader Retail Sales data which excludes certain categories that are more acutely affected by seasonality or volatility, giving a more stable assessment of sales. Control Group sales data is factored into the government’s calculation for Gross Domestic Product (GDP). The recent upward trend in the value of retail purchases indicates continued economic growth for the start of the fourth quarter of 2024 as the resilient consumer drives growth. However, the increase in sales for items at general merchandise retailers could also indicate the price per item has risen. Apparel, grocery stores, and miscellaneous store retailers led the advance, while gas station sales fell reflecting lower gas prices. The single largest category in Retail Sales, new and used vehicle and parts dealers, remained unchanged in September.
In September, the Consumer Price Index (CPI) rose 0.2% month-over-month and 2.4% year-over-year, down from 2.5% in August, but slightly higher than expected. The Core CPI, which excludes volatile food and energy components, rose by 0.3% month-over-month and 3.3% yearover-year, also exceeding consensus forecasts. The Personal Consumption Expenditures (PCE) Index rose 0.1% from the previous month and 2.2% year-over-year in August. The Core PCE deflator (the Fed’s preferred gauge) increased 0.1% month-over-month and 2.7% over the past year, still above the Fed’s 2% inflation target. Much of the lingering inflation has been driven by shelter costs and demand for services, but recent data provide confirmation that inflation is moderating.
BOND MARKET REVIEW
World Stock Market Index Descriptions
S&P 500–The S&P 500 is a market value-weighted index of 500 large-capitalization stocks. The 500 companies included in the index capture approximately 80% of available US market capitalization.
NASDAQ–The NASDAQ Composite Index is the market capitalization-weighted index of over 3.300 common stocks listed on the NASDAQ stock exchange. Dow Jones–The Dow Jones Industrial Average is an index that tracks 30 large, publicly-owned companies trading on the New York Stock Exchange and the NASDAQ. The Financial Times Stock Exchange Group (FTSE)–The FTSE is a share index of the 100 companies listed on the London Stock Exchange with the highest market capitalization. DAX–The Deutscher Aktienindex (DAX) is a blue chip stock market index consisting of the 30 major German companies trading on the Frankfurt Stock Exchange. Hang Seng–The Hang Seng Index is a freefloat-adjusted market-capitalization- weighted stock market index in Hong Kong.
It is used to record and monitor daily changes of the largest companies of the Hong Kong stock market and is the main indicator of overall market performance in Hong Kong. Nikkei–Japan's Nikkei 225 Stock Average is a price-weighted index composed of Japan's top 225 blue-chip companies traded on the Tokyo Stock Exchange. © 2024 Chandler Asset Management, Inc. An Independent Registered Investment Adviser. Data source: Bloomberg, Federal Reserve, and the US Department of Labor. This report is provided for informational purposes only and should not be construed as specific investment or legal advice. The information contained herein was obtained from sources believed to be reliable as of the date of publication, but may become outdated or superseded at any time without notice. Any opinions or views expressed are based on current market conditions and are subject to change. This report may contain forecasts and forward-looking statements which are inherently limited and should not be relied upon as an indicator of future results. Past performance is not indicative of future results. This report is not intended to constitute an offer, solicitation, recommendation, or advice regarding any securities or investment strategy and should not be regarded by recipients as a substitute for the exercise of their own judgment. Fixed income investments are subject to interest rate, credit, and market risk. Interest rate risk: The value of fixed income investments will decline as interest rates rise.
Credit risk: the possibility that the borrower may not be able to repay interest and principal. Low-rated bonds generally have to pay higher interest rates to attract investors willing to take on greater risk.
Market risk: the bond market, in general, could decline due to economic conditions, especially during periods of rising interest rates. The S&P Corelogic Case-Shiller home price index tracks monthly changes in the value of residential real estate in 20 metropolitan regions across the nation.
Source: Bloomberg
Source: Bloomberg.
Data as of 09/30/2024
Since 1988, Chandler
Asset Management
has specialized in
providing fixed
income investment
solutions to risk-averse
public agencies and
institutions. Chandler’s
mission is to provide
fully customizable
client-centered portfolio
management that
preserves principal,
mitigates risk, and
generates income in
our clients’ portfolios.
Current Release
(59.63) $B ln AUG. 31
2.40% JUNE 30
3.80% SEP. 30
8.50% SEP. 23
284.53 SEP. 23
$90.79 SEP. 23
3.70% SEP. 30
2.30% SEP. 30
1.06 SEP. 23
(78.92) $B ln JULY 31
3.00% JUNE 30
4.20% AUG. 31
8.50% AUG. 30
277.03 AUG. 30
$73.55 AUG. 30
2.50% AUG. 31
0.20% AUG. 31
1.10 AUG. 30
Prior Release
(70.43) $B ln AUG. 31
3.00% JUNE 30
4.10% SEP. 30
8.00% SEP. 30
284.94 SEP. 30
$68.17 SEP. 30
2.40% SEP. 31
(0.70)% SEP. 31
1.11 SEP. 30
One Year Ago
Mt. Shasta City Council Regular Meeting November 25, 2024 96
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# $#%&%'("(
# )*+,-.,/0120103 456789:;
<=655>;?@A;=9BCDEFGH;EIJ KLMNOPQMRSTRMT ULVWKMOVOPPL)T)KW X1Y)OVMSQMRSTRMTZ[\U QMRSTRMT2KT]^1^_ `aabcdefcghijk]lm3_mY_0 Ono*.,/0103Ropo,-,qo rsturvwxyxz{u{|{}u~ iaei ei jdaebd ei
jd
ibdjg fcghij ih bdjg fcghij`cebjiij`gbcde 1Y0103130103VU_^03XY )T RNRMWQX21l1_Y `aabcdecggj M*opU,*o X21l1_YZ,qqqZppqn, 0Y]2_l0^3 M*opo/pp 111 WqqZppqn, 0^02l^XX] Mt. Shasta City Council Regular Meeting November 25, 2024 97 Carrying Cost Plus
Description Accrued Interest Purch. Fair Value Accrued Interest United States Treasury:
Bills $ 32,880,087,469.34 $ 33,209,972,758.50 NA
Notes $ 51,186,320,513.47 $ 51,146,166,820.00 $ 446,045,364.45 Federal Agency:
SBA $ 228,608,046.51 $ 231,963,177.14 $ 1,106,822.11
MBS-REMICs $ 1,289,555.20 $ 1,272,032.72 $ 5,625.58
Debentures $ 7,976,077,761.97 $ 7,956,721,050.00 $ 58,558,711.95 Debentures FR $ - $ - $ -
Debentures CL $ 2,100,000,000.00 $ 2,101,528,500.00 $ 10,225,250.00 Discount Notes $ 26,411,859,972.15 $ 26,761,597,600.00 NA Supranational Debentures $ 3,095,143,614.33 $ 3,079,091,500.00 $ 24,723,206.05 Supranational Debentures FR $ - $ - $ -
CDs and YCDs FR $ - $ - $ -
Bank Notes
CDs and YCDs $ 14,650,000,000.00 $ 14,655,477,794.91 $ 217,034,631.99 Commercial Paper $ 11,009,054,666.67 $ 11,138,780,180.59 NA Corporate:
Bonds FR $ - $ - $ -
Bonds $ 918,470,924.34 $ 909,016,955.00 $ 6,994,443.39
Repurchase Agreements $ - $ - $ -
Reverse Repurchase $ - $ - $ -
Time Deposits $ 5,268,500,000.00 $ 5,268,500,000.00 NA
PMIA & GF Loans $ 194,249,000.00 $ 194,249,000.00 NA
TOTAL $ 155,919,661,523.98 $ 156,654,337,368.86 $ 764,694,055.52 Fair Value Including Accrued Interest $ 157,419,031,424.38 Repurchase Agreements, Time Deposits, PMIA & General Fund loans, and Reverse Repurchase agreements are carried at portfolio book value (carrying cost).
State of California
Pooled Money Investment Account
Market Valuation
10/31/2024
Mt. Shasta City Council Regular Meeting November 25, 2024 98 September 4.575
August 4.579
July 4.516
June 4.480
May 4.332
April 4.272
LAIF Apportionment Rate(2): 4.71
LAIF Earnings Ratio(2): 0.00012912073474208
LAIF Administrative Cost(1)*: TBD
PMIA Average Life(1): 231
LAIF Fair Value Factor(1): 1.002061084
PMIA Daily(1): 4.58
PMIA Quarter to Date(1): 4.56
Treasuries
55.49%
Agencies
25.71%
Certificates of
Deposit/Bank Notes
8.76%
Time
Deposits
3.19%
Commercial
Paper
6.08%
Corporate
Bonds
0.51%
Loans
0.26%
Notes: The apportionment rate includes interest earned on the CalPERS Supplemental Pension Payment pursuant to Government Code 20825 (c)(1) and interest earned on the Wildfire Fund loan pursuant to Public Utility Code 3288 (a). *The percentage of administrative cost equals the total administrative cost divided by the quarterly interest earnings. The law provides that administrative costs are not to exceed 5% of quarterly EARNINGS of the fund. However, if the 13-week Daily Treasury Bill Rate on the last day of the fiscal year is below 1%, then administrative costs shall not exceed 8% of quarterly EARNINGS of the fund for the subsequent fiscal year.
Source:
(1) State of California, Office of the Treasurer
(2) State of Calfiornia, Office of the Controller
PMIA Average Monthly
Effective Yields(1)
PMIA/LAIF Performance Report
as of 10/16/24
Daily rates are now available here. View PMIA Daily Rates Quarterly Performance
Quarter Ended 09/30/24
Chart does not include $1,343,000.00 in mortgages, which equates to 0.001%. Percentages may not total 100% due to rounding.
Pooled Money Investment Account
Monthly Portfolio Composition (1)
9/30/24
$161.6 billion
Mt. Shasta City Council Regular Meeting November 25, 2024 99 City Council Agenda Item # 7e
Meeting Date: November 25, 2024
To: Mayor and City Council
From: Jodi Polk, Administrative Supervisor
Subject: Driver’s License Requirement Removal from
Certain Job Descriptions
Recommendation:
Approve the removal of the driver's license requirement from the following job descriptions:
City Manager
Planning Director / City Planner
Director of Finance
Public Works Director / with PE
Deputy City Clerk I / II
Background & Summary:
SB 1100 will go into effect on January 1, 2025. The new law prohibits employers from telling job applicants that a driver’s license will be required for a job unless the employer can reasonably expect driving to be one of the job functions of the position. This would also apply to job descriptions.
In order to comply with the new law, the above mentioned job descriptions need to be amended to remove the driver’s license requirement.
X Regular Session
Special Session
Emergency Session
Closed Session
Mt. Shasta City Council Regular Meeting November 25, 2024 100 1 North Old Stage Road
Mt. Shasta, CA 96067
530-926-5508
Mt. Shasta City Council October 30, 2024
305 N. Mt. Shasta Blvd.
Mt. Shasta, CA 96067
Dear City Council Members,
Mt. Shasta Sisson Museum is an essential part of our tourist economy and a center of learning for our community. Each year, we welcome over 14,000 visitors, hold numerous school tours, and host evening presentations that are pertinent to our region.
We are a 501(c)(3) non-profit volunteer-operated institution. We receive all of our funding from donations, memberships, grants, fundraisers, and museum store sales. In the past, Mt. Shasta City Council members have approved sending money to help support our efforts, and we encourage you to do so again this year. We’re requesting $5,000 to help fund our new 2025 exhibits “Dreams for Tomorrow”, a new lenticular cloud display, and two new videos that will play continuously in these displays.
We ask many local entities to help sponsor our projects by donating to the museum.
The names of the supporters of the undertaking are displayed next to the exhibit for its duration, and the City’s logo will be displayed there too.
We welcome you to visit the museum. We are proud of our exhibits and of what our volunteers do to share the history and culture of our area with community members and tourists. When you visit the museum, you will see our beautiful lenticular cloud exhibit, Native American basketry, mineral displays, the model train set, photos and facts about historical events, and you can have your photo taken on our 1915 fire truck, Lulu Belle. We also feature 14 videos on our touch-screen that explain the geology of our area, a railroad history area with model railroad sets, mountain climbing history, and “Postcards from the Future.” There are many activities, which visitors really enjoy. Here is a recent visitor comment, “Very interactive, clean and beautiful place. Staff is excellent. It is Shasta’s best place for history – a meeting between modern and old times.”
Thank you for your consideration of our request,
Jean Nels
Executive Director
Mt. Shasta Sisson Museum
[email protected]
www.mtshastamuseum.com
Mt. Shasta City Council Regular Meeting November 25, 2024 101 CITY OF MT. SHASTA
STAFF REPORT
TO: City Council
FROM: Jeff Mitchem, Planning Director
DATE: November 25, 2024
SUBJECT: Discussion – Regulating Tiny Houses
DESCRIPTION
Discussion item on regulations related to Tiny Houses. Staff seek Council direction in formulating recommendations for Planning Commission to consider.
DISCUSSION
During the recent Housing Element Update process, Planning Commission heard frequent public testimony in support of more permissive regulations for tiny homes within the City. Staff provide the following basic approaches for Council to consider in formulating direction:
1. Status Quo. No change to existing regulations treating Tiny Houses as recreational vehicles with occupancy limitations not to exceed 14 consecutive days in a 60-day period in Mobile Home Parks only under Title 16 Mobile Homes. Under MSMC use restrictions, Mobile home parks are allowed with a Conditional Use Permit in R-3 zones Existing Tiny House Village – Mt Hood, OR
Mt. Shasta City Council Regular Meeting November 25, 2024 102 only limited to not more than a total of 15 mobile homes. Currently, the City supports two such facilities – Shasta Horizons (S. Old Stage) and the KOA (N. Mt Shasta Blvd).
2. Accessory Dwelling Units. Expand existing regulations within Chapter 18.22 Accessory Dwelling Unit to treat Tiny Houses as interchangeable with ADUs. ADUs are currently permitted outright in all zones on lots currently supporting a single- or multi-family dwelling. One ADU (1200 sf or less) and one Jr ADU (500 sf or less, 50% of living area max.)
3. Tiny House Village Ordinance. Create new regulations with greater permission for Tiny Houses, by amending Title 16 Mobile Homes to include provisions specifically regulating Tiny Houses. The new regulations would include clarified purpose and intent to achieve state and local affordable housing goals and convey use permissions (zoning districts), review process (e.g. Conditional Use Permit) and development standards (including Design Review) to ensure compatibility with neighborhood context through compliance with the recently adopted Objective Design Standards (which includes provisions for multiple small residential units).
Precedent Example. For background on the most progressive of Ordinances researched by Staff, note the Humboldt County Inland and Coastal Tiny House Village and Emergency Housing Village Ordinances., which allows and set standards for the creation of tiny house villages and emergency housing villages in areas of unincorporated Humboldt County.
Mt. Shasta City Council Regular Meeting November 25, 2024 103 City Council Agenda Item #10
Staff Report
Meeting Date: 11/25/2024
To: Mayor and City Council
From: Todd Juhasz, City Manager
Subject: Consider whether to purchase or lease two parcels at 415 N. Chestnut Recommended Action: Consider whether to purchase, lease, or forgo the use of two unpaved parcels located at 415 N. Chestnut.
Background:
In February of 2024, Council directed staff to sub-lease three parcels located at 415 N. Chestnut Street to perform commercial appraisals on the parcels as well as to complete a Phase I Environmental investigation. Two of the parcels are undeveloped and unpaved (057-191-180, 157- 191-150). The third parcel, numbered 057-191-170, has a structure that housed an automotive repair business.
The Phase 1 Environmental report indicated that the former auto repair shop (APN-191-170) has significant environmental issues. Estimates for the clean-up of the property would cost approximately $500,000 with the potential that the costs might climb once excavation and remediation was started. It was also determined that the property had a negative assessed value.
In June, Council voted not to purchase the structure.
The two unpaved parcels located at 415 N. Chestnut Street (APNs 191-150 and 191-180) were previously used as a parking lot to store vehicles in varying states of repair. These lots were also evaluated as part of the Phase 1 report and it was determined that petroleum-based hydrocarbons were found in the soil, consistent with many other unpaved parking lots.
The City was asked by Council to consider the potential of purchasing the parcels for overflow parking. These parking lots would be part of the proposal to daylight Castle Creek and the reconfiguration of Chestnut and N. Mt Shasta Boulevard to one-way streets. Purchasing the parcels to use for parking does not pose environmental liability for the City, but it was suggested by the engineering firm, Enplan, to conduct a Ground Penetrating Radar study that no underground storage tanks are present. Taking ground water samples to establish whether petroleum-based hydrocarbons were present was also suggested. Ground penetrating radar was conducted and no tanks were found. Borings for ground water sampling was done on August 14th and the City completed ground water testing and it was found that it was free from contamination.
X Regular
Consent
Closed
Presentation
Mt. Shasta City Council Regular Meeting November 25, 2024 104 The original sub-lease expired at the end of August of 2024. At Council’s direction, the sub-lease was extended for another six months in order to complete a commercial appraisal for the property for another six months.
The commercial appraisal is complete showing the value of the parcels with or without contamination. If the parcels were not contaminated and could be used at their highest and best use under applicable zoning, the two parcels are valued at $100,000. Taking into account that the two parcels are contaminated and the estimated clean-up cost is $500,000, the MAI appraisal for the parcels is $0. However, Council has asked that staff convey the results of the appraisal to the owner and see what they are willing to sell the properties for or the minimum consideration for a long-term lease.
After numerous discussions, the owner is unwilling to sell the parcels for less that $80,000 despite the evidence that this amount is well in excess of it’s value. In terms of leasing the property, he is unwilling to consider leasing to the City unless it’s for a minimum term of ten years at the rate of $900 with a 2% escalator per year.
The decision at hand is how important is it for the City to have site control of these properties in the face of a sale price and lease fee that is well in excess of the value of the two properties? Mt. Shasta City Council Regular Meeting November 25, 2024 105
APPRAISAL REPORT
MT. SHASTA BROWNELL CONTAMINATED VACANT PARCELS
057-191-150 AND 057-191-180,
MT. SHASTA, CALIFORNIA
SUBMITTED TO:
CITY OF MOUNT SHASTA, C/O TODD JUHASZ (CITY
MANAGER)
305 N. MT. SHASTA BLVD,
MT. SHASTA, CA 96067
PREPARED BY:
RYAN VALUATION SERVICES
PO BOX 994226
REDDING, CALIFORNIA
(530) 224-6744
Mt. Shasta City Council Regular Meeting November 25, 2024 106 October 11st, 2024
City of Mt Shasta, c/o Todd Juhasz (City Manager)
305 N. Mt. Shasta Blvd,
Mt Shasta, CA 96067
Re: Mt. Shasta Brownell Vacant Parcels
057-191-150 and 057-191-180
Mount Shasta, California
RVS Reference: 24-010 – 057-191-150 and 057-191-180
Brownell Vacant Parcels, Mt. Shasta
Dear Todd Juhasz:
As requested, we have prepared an appraisal report of the subject property referenced above. We have inspected the subject and analyzed the market conditions in the subject’s market area of Mount Shasta, California. The client has requested an opinion of the market value of the fee simple interest in the subject property in the as-is condition. The subject consists of two adjacent properties with a total of 7,509 SF (0.17 acres) vacant parcels. One parcel APN 057-191-150 consists of 2,505 SF and the other APN 057- 191-180 consists of 5,004 SF. The subject is currently owned by Alan Eugene Brownell.
The subject consists of two adjacent commercial vacant parcels. Phase I environmental report was provided by the client and there is hazardous material contamination on the subject property and the improved property adjacent to the subject. According to the environmental analysis, there was a 300- gallon waste oil aboveground storage tank (AST) installed adjacent to the southwestern end of the building on the improved parcel around 1982. A 550-gallon stove oil underground storage tank (UST) was also closed in place and filled with sand slurry in January 1988. In addition, a 550-gallon waste oil UST was closed in place and filled with concrete slurry in November 1988. The subject property soil was also contaminated by the hazardous material. According to the client, a percolation test was conducted for the underground water resource, and the soil was not affected by the contamination. The analyses and value opinion in the appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. An estimated cleanup cost of $100,000 for the subject parcels was provided by the client from a certified company, Terra Tactix, Inc. We have made the extraordinary assumption in our value assessment that the estimated cost to clean-up the environmental contamination provided by the client is accurate. We have also made the extraordinary assumption that the environmental contamination will not impose any stigmatization after the cleanup is completed. Use of this assumption may have affected the assignment results. If these assumptions are found to be false, the value conclusion could change.
Mt. Shasta City Council Regular Meeting November 25, 2024 107 Based on our analysis, it is our opinion that the market value of the fee simple interest of the subject property as of 10/1/2024 is:
Opinion of Market Value, As Is Condition, 10/1/2024
$0
This appraisal report is completed in accordance with the 2024 Edition of the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. Furthermore, this report is intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the Uniform Standards of Professional Appraisal Practice for an appraisal report. The opinion of market value is premised upon the Assumptions and Limiting Conditions contained within this report.
Documentation concerning the data, reasoning, and analysis is maintained in the appraiser’s files. The depth of discussion contained in this report is specific to the intended use of the client. The appraiser is not responsible for unauthorized use of this report. The intended use and user of the report is specifically identified in the report as agreed on in the engagement contract for appraisal services. No other use or user of the report is permitted by any other party for any other purpose. Dissemination of this report by any party to non-client, non-intended users does not extend reliance to any other party and Ryan Valuation Services will not be responsible for unauthorized use of the report, its conclusions or contents used partially or in its entirety.
We have not performed any appraisal assignments involving the subject for three years prior to the date of value. Charles W. Ryan, MAI and Fei Du have completed the requirements under the continuing education program of the Appraisal Institute.
Sincerely,
Charles W. Ryan, MAI Fei Du
CA Cert. No. AG 006156 CA License No.: TA3009834
Expiration: June 25, 2024 Expiration: March 16, 2026
Mt. Shasta City Council Regular Meeting November 25, 2024 108
TABLE OF CONTENTS
24-010 RVS
Brownell Vacant Contaminated
Parcels, Mt. Shasta
RYAN VALUATION SERVICES
[4]
CERTIFICATION STATEMENT ...............................................................................................................6 CERTIFICATION STATEMENT...............................................................................................................7 SUMMARY OF FACTS AND CONCLUSIONS...........................................................................................8 SCOPE OF WORK................................................................................................................................9 SUBJECT OF THE APPRAISAL.................................................................................................................... 9 CLIENTS .............................................................................................................................................. 9 INTENDED USE OF THE APPRAISAL ........................................................................................................... 9 INTENDED USER OF THE APPRAISAL ......................................................................................................... 9 APPRAISAL PROBLEM ............................................................................................................................ 9 DEFINITION OF MARKET VALUE ............................................................................................................10 CASH EQUIVALENCY............................................................................................................................11 PROPERTY RIGHTS APPRAISED ..............................................................................................................11 PERTINENT DATES ..............................................................................................................................11 LEGAL DESCRIPTION............................................................................................................................11 OWNERSHIP ......................................................................................................................................11 SALE HISTORY OF SUBJECT PROPERTY ....................................................................................................12 PRIOR APPRAISALS..............................................................................................................................12 EXPOSURE TIME ................................................................................................................................. 12 SUBJECT INFORMATION...................................................................................................................13 SUBJECT DESCRIPTION.........................................................................................................................13 SUBJECT LOCATION.............................................................................................................................13 GENERAL PLAN & ZONING ...................................................................................................................14 ASSESSOR PARCEL MAP, LAND SIZE, & CONFIGURATION ..........................................................................14 TAXES AND ASSESSMENTS....................................................................................................................15 TOPOGRAPHY & DRAINAGE..................................................................................................................17 FLOOD ZONE .....................................................................................................................................17 EASEMENTS AND ENCUMBRANCES ........................................................................................................18 UTILITIES...........................................................................................................................................18 ACCESS .............................................................................................................................................18 SOIL & SUBSOIL ................................................................................................................................. 18 EARTHQUAKE FAULT-RUPTURE HAZARD AND SEISMIC HAZARD ZONES........................................................18 HAZARDOUS WASTE ...........................................................................................................................18 PERSONAL PROPERTY ..........................................................................................................................19 AMERICANS WITH DISABILITIES ACT.......................................................................................................19 MARKET AREA ANALYSIS .....................................................................................................................20 NEIGHBORHOOD ANALYSIS ..................................................................................................................21 HIGHEST AND BEST USE .................................................................................................................23 SALES COMPARISON APPROACH ......................................................................................................24 COMPARABLE SALES DISCUSSION..........................................................................................................28 PROPERTY RIGHTS, FINANCIAL TERMS AND CONDITIONS OF SALE ...............................................................29 MARKET CONDITIONS .........................................................................................................................29 PHYSICAL ELEMENTS OF COMPARISON...................................................................................................30 Mt. Shasta City Council Regular Meeting November 25, 2024 109
TABLE OF CONTENTS
24-010 RVS
Brownell Vacant Contaminated
Parcels, Mt. Shasta
RYAN VALUATION SERVICES
[5]
OVERALL COMPARABLES RANKING ..................................................................................................30 ADDENDA ........................................................................................................................................32 SUBJECT PHOTOS ...............................................................................................................................33 ENGAGEMENT LETTER .........................................................................................................................34 GREENWAY PROJECT PRELIMINARY ANALYSIS..........................................................................................36 ENVIRONMENTAL I ANALYSIS................................................................................................................58 SISKIYOU COUNTY ZONING MAP...........................................................................................................81 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS..........................................................................82 QUALIFICATIONS OF CHARLES W. RYAN, MAI................................................................................84 APPRAISER LICENSE ............................................................................................................................85 QUALIFICATIONS OF FEI DU ...........................................................................................................86 APPRAISER LICENSE.............................................................................................................................87 Mt. Shasta City Council Regular Meeting November 25, 2024 110 24-010 RVS
Brownell Vacant Contaminated
Parcels, Mt. Shasta
RYAN VALUATION SERVICES
[6]
CERTIFICATION STATEMENT
I certify that, to the best of my knowledge and belief:
▪ The statements of fact contained in this report are true and correct. ▪ The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
▪ I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. ▪ I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within a three-year period immediately preceding acceptance of this assignment.
▪ I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment.
▪ My engagement in this assignment was not contingent upon developing or reporting predetermined results.
▪ My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. ▪ The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice.
▪ The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
▪ I have made a personal inspection of the property that is the subject of this report. ▪ Fei Du provided significant real property appraisal assistance to the person signing this certification.
▪ As of the date of this report, I Charles W. Ryan, MAI have completed the continuing education program of the Appraisal Institute.
_________________________ Date: 10/11/2024
Charles W. Ryan MAI
CA License No.: AG006156
Expiration: June 25, 2024
Mt. Shasta City Council Regular Meeting November 25, 2024 111 24-010 RVS
Brownell Vacant Contaminated
Parcels, Mt. Shasta
RYAN VALUATION SERVICES
[7]
CERTIFICATION STATEMENT
I certify that, to the best of my knowledge and belief:
▪ The statements of fact contained in this report are true and correct. ▪ The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
▪ I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. ▪ I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within a three-year period immediately preceding acceptance of this assignment.
▪ I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment.
▪ My engagement in this assignment was not contingent upon developing or reporting predetermined results.
▪ My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. ▪ The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice.
▪ I have made a personal inspection of the property that is the subject of this report. ▪ I assisted with general market analysis, data collection, neighborhood analysis, subject analysis, highest and best use, sales comparison approach for the property and the land (property data search, data analysis, ranking and adjustment grids, inspection of the subject and the comparable properties), and reconciliation of value with the assistance and direct supervision of Charles Ryan.
_________________________ Date: 10/11/2024
Fei Du
CA License No.: TA3009834
Expiration: March 16, 2026
Mt. Shasta City Council Regular Meeting November 25, 2024 112 24-010 RVS
Brownell Vacant Contaminated
Parcels, Mt. Shasta
RYAN VALUATION SERVICES
[8]
SUMMARY OF FACTS AND CONCLUSIONS
Assignment: Contaminated Commercial Vacant Land
Location: 057-191-150 and 057-191-180
Mt Shasta, California 96067
Interest Appraised: Fee Simple Interest
Highest and Best use (As if Vacant): Owner/user development of commercial space Highest and Best use (As Improved): N/A
VALUATION SUMMARY
Sales Comparison Approach: As-Is $0
OPINION OF MARKET VALUE: AS-IS CONDITION, 10/2/2024 $0
Land Description
ECT PHOTOGRAPHS
Assessor’s Parcel Number: 057-191-150 and 057-191-180
Site Area: Total Site Area: 7,509 SF (0.17 acres), 2,505 SF and 5,004 SF Zoning: C-1, Downtown Commercial District
Flood Zone: Zone X, Other Flood Areas “areas outside of the 0.2% annual chance flood”, as shown on FEMA FIRM Flood Panel No.:
06093C 3025D dated January 19, 2011.
Improvement Description (As-Is)
Property Type: Commercial Vacant Land
Improvements will be discussed in greater detail later in this report.
Extraordinary Assumptions
The subject consists of two adjacent commercial vacant parcels. We were provided with an Environmental I Analysis report for the subject parcels and the improved parcel adjacent to the subject. According to the Environmental Analysis report, there are both known and unknown hazardous material contaminants present in the soil at the subject property and the property adjacent to the subject. The estimated cost of remediation of the subject parcel is in the $100,000 range, according to the information provided by the client from a certified provider, Terra Tactix, Inc. We have made the extraordinary assumption in our value assessment that the estimated cost to clean-up the environmental contamination provided by the client is accurate.
We have also made the extraordinary assumption that the environmental contamination will not impose any stigmatization after the cleanup is completed. Use of this assumption may have affected the assignment results. If these assumptions are found to be false, the value conclusion could change.
Hypothetical Conditions
None.
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SCOPE OF WORK
SUBJECT OF THE APPRAISAL
The subject is two adjacent commercial vacant parcelsin the downtown commercial zoned district located in the north of the incorporated city limits of Mt. Shasta, Siskiyou County, California. The common street addresses are 057-191-150 and 057-191-180, Mt. Shasta, CA 96067.
CLIENTS
The City of Mount Shasta, C/O Todd Juhasz (City Manager) 305 N. Mt. Shasta Blvd,
Mt Shasta, CA 96067
INTENDED USE OF THE APPRAISAL
Provide an opinion of the market value of the subject property as of 10/1/2024 for subject acquisition.
INTENDED USER OF THE APPRAISAL
The intended user of the report is the client, the City staff via Todd Juhasz, John Kenney (City Attorney), Tom Hesseldenz (Consulting landscape Architect), and City Councial and Committee members, John Stackfleth (Mayor) and Tessa Clure.
APPRAISAL PROBLEM
The client has requested an appraisal report. Supporting documentation is retained in the Ryan Valuation Services work file. The client is the potential developer of the subject property. The purpose of the appraisal is to provide an opinion of the market value of the subject property in the “As-Is” condition. The appraiser’s performed the following:
• Inspection of the subject site and collection of necessary data; • Gathering information by inspecting the subject’s neighborhood; • Reconciling the estimated highest and best use of the subject; • Selection of sales and leases of comparable properties and verifying pertinent information;
• Analyzing all information collected through application of the sales comparison to arrive at an opinion of market value;
• And set forth the conclusions in an appraisal report format for the client’s particular needs.
The subject was inspected on 10/1/2024. Physical measurements were provided by the Siskiyou County Assessor. The level of inspection was limited to walking around the property and observing and measuring the site. The nature of the inspection is to collect information about the physical characteristics of the property. The inspection is not meant to certify the condition of any of the improvements or functionality of any of the mechanical systems. All measurements were taken in the field and matched data from the Siskiyou County Assessor.
The subject is currently vacant with plans for development that involves and impacts the property by Siskiyou County. The subject consists of two adjacent parcels with a total area of 7,509 SF (0.17 acres). The site is zoned C-1, Downtown Commercial district. The City has detailed plans for the Mt. Shasta City Council Regular Meeting November 25, 2024 114 24-010 RVS
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development that involves and impacts the properties, including the subject, along the Shasta Creek. The plan details are attached in the Greenway Project Preliminary Analysis, which can be found in the addendum section of this report. The local market would not rely upon cost approach and income approach for valuation purposes. These were not considered applicable approaches and were not developed. The only applicable approach to value the vacant subject property is the sales comparison approach. The client requested a fee simple analysis.
Data was sufficient to limit data searches to the Mt Shasta and Redding areas. Comparable data was gathered from Siskiyou County MLS, Shasta County MLS, Loopnet, ParcelQuest, local area brokers, and buyers/sellers involved in the transactions.
For the sales comparison approach we identified similar properties in the market area that have transferred ownership. Ideally, properties that have a similar highest and best use and share similar physical characteristics have sold and can be discovered. These properties are analyzed and compared to the subject property. All were inspected in the field and by pictures from MLS where available. When exact comparable properties cannot be located, sale properties are adjusted for inferior and superior characteristics to assist in estimating a value for the subject property. Sufficient data was found in the local market to arrive at a credible indication of value through the sales comparison approach.
This appraisal report is completed in accordance with the 2024 Edition of the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. Furthermore, this report is intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the Uniform Standards of Professional Appraisal Practice for an appraisal report and is in accordance with the requirement of Title IX of the Financial Institution Reform, Recovery and Enforcement Act (FIRREA) and the Interagency Appraisal and Evaluation Guidelines (effective December 10, 2010) and any supplemental requirements of Cornerstone Community Bank. The opinion of market value is premised upon the Assumptions and Limiting Conditions contained within this report.
Documentation concerning the data, reasoning, and analysis is maintained in the appraiser’s files.
The depth of discussion contained in this report is specific to the intended use of the client. The appraiser is not responsible for unauthorized use of this report. The intended use and user of the report is specifically identified in the report as agreed on in the engagement contract for appraisal services. No other use or user of the report is permitted by any other party for any other purpose.
Dissemination of this report by any party to non-client, non-intended users does not extend reliance to any other party and Ryan Valuation Services will not be responsible for unauthorized use of the report, its conclusions or contents used partially or in its entirety.
DEFINITION OF MARKET VALUE
The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:
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• Buyer and seller are typically motivated;
• Both parties are well informed or well advised, and acting in what they consider their best interests;
• A reasonable time is allowed for exposure in the open market; • Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and
• The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.” (12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, August 9, 1994) As is market value is defined by the Appraisal Institute as follows:
The estimate of market value of real property in its current physical condition, use and zoning as the appraisal date.
CASH EQUIVALENCY
The market value of the subject property is reported in many ways: (1) cash, (2) terms of financial arrangement equivalent to cash, or (3) other precisely defined terms. Our value estimate assumes terms of financial arrangements equivalent to cash. Adjusting for odd financing varying from cash equivalency is completed when necessary. Cash equivalency analysis is: “A price expressed in terms of cash, as distinguished from a price expressed totally or partly in terms of the face amounts of notes or other securities that cannot be sold at their face amounts. Calculating the cashequivalent price requires an appraiser to compare transactions involving atypical financing to transactions involving comparable properties financed at typical market terms.”
PROPERTY RIGHTS APPRAISED
We appraised the fee simple interest in the subject property. The Dictionary of Real Estate Appraisal, 7th Edition defines fee simple estate as: “Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.”
PERTINENT DATES
Date of Inspection: 10/1/2024
Date of Value: 10/1/2024
Date of Report: 10/11/2024
LEGAL DESCRIPTION
No preliminary title report was provided. For purposes analysis, the subject is identified by Siskiyou County Assessor Parcel Number 057-191-150 and 057-191-180.
OWNERSHIP
The subject land is currently owned by Alan Eugene Brownell, according to the Officials at the Assessor Records of Siskiyou County, California.
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SALE HISTORY OF SUBJECT PROPERTY
There have been no listings or sales transactions involving the subject for the prior three years from the date of this report.
PRIOR APPRAISALS
Fei Du and Charles Ryan performed an appraisal for the subject property on 3/26/2024 under the extraordinary assumptions of the parcel were free and clear from any hazardous contamination.
We have performed no other services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within a three-year period immediately preceding acceptance of this assignment.
EXPOSURE TIME
The Appraisal Institute defines exposure time as:
"The estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective estimate based upon an analysis of past events assuming a competitive and open market."
Current market conditions indicate that the subject’s hypothetical exposure time would be in the 1 to 3 years range.
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SUBJECT INFORMATION
SUBJECT DESCRIPTION
The subject property is located just east of downtown in the incorporated city limits of Mount Shasta, Siskiyou County, California. The property has Parcel Numbers of 057-191-150 and 057- 191-180 and addresses of 057-191-150 and 057-191-180, Mt. Shasta, CA 96067. The two parcels are contiguous. The subject is surrounded by retail services, offices, and restaurants, with single family homes and apartments further east. The subject is just east of the N. Mt. Shasta Boulevard corridor and north of the E. Lake Street corridor.
APN Land Area
057-191-150 2,505 SF
057-191-180 5,004 SF
Total SF 7,509 SF
Total AC 0.17 Acre
SUBJECT LOCATION
The subject location is shown on the following map.
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GENERAL PLAN & ZONING
The general plan dictates general land uses in an area with zoning further restricting allowable uses. Zoning further defines uses, such as exact permitted uses and development requirements.
The general plan land use for the subject property is Commercial Center and the subject area is zoned C-1, Downtown Commercial District. Mt. Shasta City Zoning Map is attached in the addendum section. The City of Mt. Shasta describes the C-1 district as follows:
The purpose of the Downtown Commercial zoning district is to serve the commercial land use within the downtown of the city. The C-1 zone achieves multiple land use goals for the business community allowing the most flexibility in design and land use. Understanding that the downtown is the most urban area in this rural community, this district allows for the most intense land use coverage. Parking, the current use, is an outright permitted use in this district.
ASSESSOR PARCEL MAP, LAND SIZE, & CONFIGURATION
We have relied upon data reported by the Siskiyou County Assessor’ Office. The subject is identified as Parcel 057-191-150 and 057-191-180 and is approximately 7,509 SF (0.17 acres) with one parcel consists of 2,505 SF and the other 5,004 SF. The overall site is rectangular in shape as shown on the Assessor Parcel Map.
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TAXES AND ASSESSMENTS
In 1978, California voters passed Proposition 13. All parcels were effectively reappraised to 1975 base year market values. If the property is transferred to a new owner or substantially altered through remodeling or addition, it is reappraised at market value. Otherwise, the original 1975 market values can be increased only approximately two percent per year. The basic tax rate is 1% of market value plus special assessments. Bonds bring the tax rate to 1.08% of market value.
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TOPOGRAPHY & DRAINAGE
The parcel is generally flat in topography and graded to divert storm water away from improvements into storm drains on the site which connected to City of Mount Shasta drains.
FLOOD ZONE
The subject is located in FEMA designated flood Zone X, Other Flood Areas “areas outside of the
0.2% annual chance flood”, as shown on FEMA FIRM Flood Panel No.: 06093C 3025D dated January 19, 2011. Flood insurance does not appear to be needed. Given the physical limitations of the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM), the flood zone determination of this report may vary from that identified by way of a formal survey produced by an engineering firm with expertise in the field.
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EASEMENTS AND ENCUMBRANCES
No preliminary title report was provided. Typical public utility easements are assumed to be in place. The property being appraised is assumed to be unencumbered from any negative liens or other restrictions.
UTILITIES
All public utilities are available on the site. Water, Sewer, and garbage services are provided by the City of Mt. Shasta at the lot line. Pacific Power provides electrical services. Phone and cable services are provided by AT&T.
ACCESS
The subject parcels shared a curb cut on Chestnut Street with an adjacent improved parcel. The frontage area along Chestnut Street is fully improved with curbs, gutters and sidewalks that extend to the intersection of E. Castle Street to the south and the intersection of E. Alma Street to the north. Both, E. Castle Street and E Alma Street, are publicly maintained asphalt roadways.
Access is adequate for most commercial related users.
SOIL & SUBSOIL
Phase I environmental report was provided by the client indicating that there is soil contamination present on the subject property. Environmental I Analysis details are addressed in the following hazardous waste section, which would affect valuation of the property. We assume no responsibility for such conditions or for engineering required to discover such factors. We assume the load bearing qualities of the soil are adequate for the subject's use. Neither the individuals completing this report nor Ryan Valuation Services have any liability for the identification of environmental concerns except as defined in applicable industry standards.
EARTHQUAKE FAULT-RUPTURE HAZARD AND SEISMIC HAZARD ZONES The Alquist-Priolo Earthquake Fault Zoning Act (1972) and the Seismic Hazards Mapping Act (1990) direct the California State Geologist to delineate regulatory “Zones of Required Investigation” to reduce the threat of to public health and safety and to minimize the loss of life and property posed by earthquake-triggered ground failures. Based on information published by the State of California Department of Conservation the subject is not located in either hazard area.
HAZARDOUS WASTE
Phase I environmental report was provided by the client and there is hazardous material contamination on the subject property and the improved property adjacent to the subject.
According to the environmental analysis, there was a 300-gallon waste oil above ground storage tank (AST) installed adjacent to the southwestern end of the building on the improved parcel around 1982. A 550-gallon stove oil underground storage tank (UST) was also closed in place and filled with sand slurry in January 1988. In addition, a 550-gallon waste oil UST was closed in place and filled with concrete slurry in November 1988. The subject property soil was also contaminated by the hazardous material. According to the client, a percolation test was conducted for the underground water resource, and the soil was not affected by the contamination. The analyses and value opinion in the appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated.
A estimated cleanup cost of $100,000 for the subject parcels was provided by the client from a Mt. Shasta City Council Regular Meeting November 25, 2024 123 24-010 RVS
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certified company, Terra Tactix, Inc. We have made the extraordinary assumption in our value assessment that the estimated cost to clean-up the environmental contamination provided by the client is accurate. We have also made the extraordinary assumption that the environmental contamination will not impose any stigmatization after the cleanup is completed. Use of this assumption may have affected the assignment results. If these assumptions are found to be false, the value conclusion could change.
PERSONAL PROPERTY
No personal property is included in the opinion of value rendered in this report.
AMERICANS WITH DISABILITIES ACT
The Americans with Disabilities Act (ADA) became effective January 26, 1992. Ryan Valuation Services has not made a specific compliance survey and analysis of this property to determine whether it is in conformance with the various detailed requirements of the ADA. It is possible that a compliance survey of the property together with a detailed analysis of the requirements of ADA could reveal that the property is not in compliance with one or more of the requirements of the act. If so, this fact could have a negative effect on the value of the subject property. We have no direct evidence relating to this issue, nor are we qualified to make such as assessment. The effect of any possible non-compliance with the requirements of the ADA was not considered in our opinion of value of the subject.
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MARKET AREA ANALYSIS
The subject property is located in the city of Mt. Shasta in Siskiyou County, California. The city is a mountain community that primarily serves the local population and relies heavily upon seasonal tourism and travelers navigating Interstate 5 for economic activities. The City has detailed plans for the development that involves and impacts the properties, including the subject, along the Shasta Creek. The plan details are attached in the Greenway Project Preliminary Analysis, which can be found in the addendum section of this report.
The following table identifies population trends in Siskiyou County and all incorporated cities from 1/1/2014 through 1/1/2024.
COUNTY/CITY 1/1/2014 1/1/2015 1/1/2016 1/1/2017 1/1/2018 1/1/2019 1/1/2020 1/1/2021 1/1/2022 1/1/2023 1/1/2024 Siskiyou County
Dorris 961 967 967 966 988 994 859 859 843 839 836
Dunsmuir 1,623 1,626 1,621 1,612 1,652 1,653 1,705 1,704 1,672 1,663 1,651 Etna 733 737 735 733 744 744 684 684 671 668 665
Fort Jones 710 712 710 710 678 674 694 694 681 678 674
Montague 1,446 1,447 1,446 1,441 1,366 1,359 1,230 1,231 1,208 1,203 1,199 Mount Shasta 3,365 3,370 3,362 3,355 3,397 3,407 3,244 3,245 3,188 3,215 3,203 Tulelake 1,006 1,009 1,007 1,002 921 911 901 899 882 878 870 Weed 2,952 2,700 2,759 2,805 2,724 2,748 2,902 2,825 2,815 2,693 2,710 Yreka 7,797 7,815 7,811 7,777 7,795 7,795 7,781 7,772 7,732 7,825 7,805 Balance Of County 24,216 24,347 24,304 24,287 24,330 24,304 24,076 24,018 23,948 23,886 23,796 Incorporated 20,593 20,383 20,418 20,401 20,265 20,285 20,000 19,913 19,692 19,662 19,613 County Total 44,809 44,730 44,722 44,688 44,595 44,589 44,076 43,931 43,640 43,548 43,409
POPULATION TRENDS, SISKIYOU COUNTY
Population countywide had been stagnant between 2014 to 2019 and decreased slightly since 2020 due to the Covid-19 Pandemic over the next three years and recovered slightly starting 2023.
Population growth in Mt. Shasta followed a similar pattern as the county. Population growth is anticipated to recover to the pre-Covid Pandemic population.
From the State of California EDD: “The unemployment rate in the Siskiyou County was 6.1 percent in November 2023. It is much below the estimate of 10.7 percent in the beginning of 2021. This compares with an unadjusted unemployment rate of 4.6 percent for Siskiyou County, California.” The spike in the unemployment rate is a result of the shutdowns of many businesses by the State of California in March 2020 as a result of COVID-19. The current employment in Siskiyou County is trending just above the state and the US average for unemployment. The unemployment rate has fallen after COVID-19. The unemployment rate for Siskiyou County was at 6.6 percent as of current 2024.
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In the winter of 2022/2023 and 2023/2024, the Mt. Shasta Ski Park received enough snow to open and reportedly had very good years. Because of this, motels, restaurants and retailers also had their good years and promoted Mt. Shasta economy recovery since Covid-19.
NEIGHBORHOOD ANALYSIS
The subject is located on Chestnut Street, half mile east of Interstate 5. This is the primary exit for Mt. Shasta, with a four-way interchange on I-5. It is also just west of North Mt. Shasta Boulevard, which extends into the central town of Mt. Shasta. The south of the subject is the Lake Street corridor, there are three convenience stores with nationally branded fuel, Burger King, and the Black Bear Diner. Off West Lake Street on Morgan Way is a neighborhood shopping Center anchored by Rays Grocery store and the Best Western Tree House Hotel.
The neighborhood is considered to be the major retail corridor on or near this interchange. Along Mount Shasta Boulevard, the strip mall is anchored by several major retailers along with numerous local businesses, restaurants, and other services. The subject is neighboring retailspaces to the north and south side and restaurants / food services to the east and west side.
The Mount Shasta Boulevard corridor is one of the busiest in the City of Mount Shasta. The corridor is mostly developed with no significant vacant lots remaining for development. Due to I-5 influence, there are many national retailers and restaurant users in the immediate area of the subject. The subject has been rented by long-term tenants.
Through inspections and observations of the local area, the area has very few rental units available, supporting the conclusion of the estimated local retail vacancy rate of 2 to 3 percent standard market vacancy turnover rate. The market supplies an efficient number of sales that are comparable to the subject in the immediate surrounding area, which indicates similar units in the area have quick absorption rates and an average market sales time of six months to one year. The downtown area is mostly developed with very few opportunities for new development and no immediate development is expected to occur for the immediate area in the near future.
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Retail space in this prime location typically commands either triple net lease terms or gross lease with tenants paying for utilities and interior maintenance. Rent concessions have been less common as the market has strengthened.
In conclusion the overall local market has improved, but the economy of Mt. Shasta City is heavily dependent on seasonal tourism. The strength of the subject is the North Mt. Shasta Boulevard corridor, East / West Lake Street corridor, and neighboring commercial businesses targeting travelers.
This trend should continue for the foreseeable future.
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HIGHEST AND BEST USE
“The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.” Highest and Best Use as if Vacant
The subject is zoned C-1, Downtown Commercial district. The C-1 district is a flexible commercial district with a multitude of commercial and industrial uses allowed. The subject is located near a major corridor of retail/commercial properties to the east and west side of the North Mount Shasta Boulevard. Properties in the immediate neighborhood have been developed to multiple uses, which include retail, retail / pharmacy, office, and service-related uses.
The subject comprises approximately 7,509 square feet of developable land. All public and private utilities are available to the site. Good transportation linkages provide physical access to the site.
The physical characteristics and size of the parcel is sufficient for many of the legally permissible uses in the C-1 zoning district.
The local market is improving with increased tourism because of favorable weather conditions.
The local economy depends heavily on seasonal tourism in addition to the local population. The Siskiyou County population has steadied since the recovery from the Covid-19 pandemic. In addition, Northern California has recently experienced several significant wildfires, which caused the increased demand for additional residential and commercial spaces in this region. With this increasing demand, many developers have interest in and development plans for the region, including Siskiyou County. The subject is located in a robust commercial corridor, which attracts significant freeway travelers. Given the current economic conditions and increasing demand for vacant commercial land, a range of projects are likely to be financially feasible. However, the subject has hazardous contamination, which could incur high remediation cost, in addition to the uncertainty that may arise from the contamination stigma, and as a result, few projects would likely be financially feasible. The property is currently used as a parking lot and the City of Mt Shasta also has plans to improve the parking area to benefit the city.
The area around the subject is fully developed. The maximally productive use of the land is for some form of legally permitted retail / commercial / service either for an owner user or as a build to suit project for a tenant use, under the condition that the subject undergoes remediation and with the assumption that the contamination will not leave any lingering stigma after the cleanup.
Limited supply of similar properties for rent and the quick absorption rate for the sales of similar properties are direct market evidence of financial feasibility. However, under the current subject condition, the maximally productive use of the land is for some form of legally permitted parking for public use or for low density downtown commercial uses. Timing for parking lot development is immediate. The highest and best use as if vacant in current subject condition is speculative for legally permitted parking or low density downtown commercial uses.
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SALES COMPARISON APPROACH
The Sales Comparison Approach is utilized to arrive at an opinion of market value by comparing other similar properties to the subject that have recently transferred in the same marketplace. We have narrowed the selection to comparable sales that we conclude form the best supported bracketed range of price per unit indicators around the subject. # APN Address/Location City Recording
Date Sale Price Zoning Utilities Land Area SF
Land
Area AC
Price Per
Lot
# 057-191-150, 180 057-191-150, 180 Mt Shasta C-1 All public 7,509 0.17 1 057-272-160 Parcel A Berry St Mt Shasta 12/18/2023 $65,000 C/R Public water and electric, Sewer 8,276 0.19 $65,000.00
2 116-170-005 11080 Rhyolite Dr Redding 4/28/2023 $48,000 GC All utilities availble at the lotline 9,360 0.21 $48,000.00
3 057-311-180 803 S Mt Shasta Blvd Mt Shasta 12/4/2023 $334,000 C-2 Public water and electric, Sewer 165,528 3.80 $334,000.00
4 037-420-070 Lot 7 Gateway Park Mt Shasta 6/26/2022 $110,000 C1 Electricity at the lotline 45,302 1.04 $110,000.00
5 070-290-079 3371 Bechelli Ln Redding 5/9/2023 $47,000 GC All utilities availble at the lotline 13,939 0.32 $47,000.00
COMPARABLE SALES SUMMARY
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SALES COMPARABLE LOCATION MAP
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1 Comparable Sale No. 1 Comparable Sale No. 2
Comparable Sale No. 3 Comparable Sale No. 4
Comparable Sale No. 5
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COMPARABLE SALES DISCUSSION
Comparable one (APN 057-272-160, Doc # 2023-8914; Buyer: Wylie Clifton R Living Trust; Seller:
Myers Family Trust) is a 8,391 SF site located just west of Mt. Shasta Boulevard and just south of West Lake Street. This property consists of vacant land with a small creek, partial wood fencing, and no frontage improvements. The site had been mostly cleared with the exception of a few selected trees at the time of the sale, and is zoned for commercial and high-density residential use. It also mostly has gentle topography with all utilities available to the site. This was a cash transaction.
Comparable two (APN 116-170-005, Doc # 2023-8731; Buyer: Ingdom Properties LLC; Seller:
Randall W. Smith) is a 9,148 SF of vacant lot with full frontage improvements, including curb and sidewalk. The site is located just south of Highway 299 and west of I-5 in north Redding. The site is zoned GC, General Commercial, and this area is generally recognized as a commercial area in north Redding with publicly maintained roads. The site has partial chain link fencing and gentle topography with heavy vegetation and trees. All utilities are available to the site. This was an all cash to seller transaction with a $48,000 Private loan.
Comparable three (APN 057-311-180, Doc # 2023-8647; Buyer: Shasta Grove LLC; Seller: James L.
Tolosano) is a 3.80 acres site consisting of vacant land with full frontage improvements. The site is located on the west side of Mt. Shasta Blvd and Ream Ave intersection. The property is zoned C-2, General Commercial outside of the downtown area district. The site has flat topography with few trees and vegetation on the north side, partial metal pole and wire fencing, and with all utilities available to the site at the lot line. According to the selling agent, there were several improvement structures, including a 1,800 SF single-family home and two storage buildings, in obsolete condition on the parcel at the time of the sale and all were demolished immediately after the purchase by the buyer for a cost of approximately $30,000. This was a cash transaction.
Comparable four (APN 037-420-070, Doc # 2022-5094; Buyer: Chad T. Lanier and Elaine M. Lanier; Seller: Enloe Donald 2014 Living Trust) is a 1.04 acre of vacant land with curb improvement. The site is located just south of Highway-89 and east of the I-5 and Highway-89 junction. The property is zoned C1, General Commercial district. The neighborhood is consisted of residential homes, offices, and warehouses. The site has mostly gentle topography with some large boulders at the north of the property line. The site also has a view of Mt. Shasta. The property has electricity available to the lot line but requires well and septic. This was a cash transaction.
Comparable five (APN 070-290-079-000, Doc # 2023-9572; Buyer: Mauricio V. Borges and Ariane Fleiderman; Seller: Aalfs Family Trust) is a 13,939 SF site located on the west side of I-5 and south of Hartnell Aveune. The site is zoned GC, General Commercial district and the general neighborhood consists of business services, restaurants, schools, and offices. There are also several residential areas to the east of the property. The site has partial fencing at the east side of the property line and full frontage improvements. The west side of the property has gentle topography with a small patch of graveled area and rolling hill topography with heavy vegetation and trees at the east side of the property. All utilities are available at the property line. This was an all cash to seller transaction with a $7,000 Private loan.
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SUBJECT Sale 1 Sale 2 Sale 3 Sale 4 Sale 5
057-191-150,
180 Parcel A Berry St 11080 Rhyolite
Dr
803 S Mt Shasta
Blvd
Lot 7 Gateway
Park 3371 Bechelli Ln
Sale Price $65,000 $48,000 $334,000 $110,000 $47,000
Lot Area 7,509 8,276 9,360 165,528 45,302 13,939
Sale Date 12/18/2023 4/28/2023 12/4/2023 6/26/2022 5/9/2023 Sale Price/ Lot $65,000.00 $48,000.00 $334,000.00 $110,000.00 $47,000.00 Property Rights Fee Simple Similar Similar Similar Similar Similar Financing Cash Equiv. Similar Similar Similar Similar Similar Conditions of
Sale Arm's Length Similar Similar Similar Similar Similar Adjustment $0 $0 -$30,000 $0 $0
Market
Conditions 3/26/2024 Similar Similar Similar Similar Similar Location Mt Shasta Slightly Inferior Similar Similar Slightly Inferior Similar Orientation Similar Similar Similar Similar Similar
View Average Similar Similar Similar Superior Similar
Creek No Superior Similar Similar Similar Similar
Utilities All Public Similar Similar Similar Slightly Inferior Similar Fencing Partial Fencing Similar Slightly Inferior Similar Slightly Inferior Similar Visibility Good Similar Slightly Inferior Similar Slightly Inferior Similar Curb Side
Improvements Yes Inferior Similar Similar Slightly Inferior Similar Topography Flat Slightly Inferior Slightly Inferior Similar Similar Inferior Vegetation and
Trees None Inferior Slightly Inferior Slightly Inferior Similar Inferior Lot size Similar Similar Superior Slightly Superior Similar Overall
comparsion Inferior Inferior Superior Slightly Superior Inferior Adjusted Sale
Price $65,000 $48,000 $304,000 $110,000 $47,000
RANKING AND ADJUSTMENT GRID
PROPERTY RIGHTS, FINANCIAL TERMS AND CONDITIONS OF SALE All of the comparables have similar property rights, fee simple or leased fee, compared to the subject. Since the property rights can be easily converted from leased fee to fee simple in this case, there are no adjustments required for property rights for any of the sales. All were cash equivalent sales and all were arm’s length transactions. None of the sales required adjustments for conditions of sale.
MARKET CONDITIONS
The subject is a vacant commercial parcel. Comparables used are found in immediate neighborhood and near by city of Redding to keep the comparables in a similar demographic compared to the subject. The closed comparable sales transferred ownership between 6/26/2022 and 12/18/23. The type of property similar to the subject showed limited fluctuation in sales price during this time frame; therefore, there are no adjustments required for market conditions for any of the sales.
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PHYSICAL ELEMENTS OF COMPARISON
The subject is located just east of Interstate 5 in west Mt. Shasta with frontage on Chestnut Street.
Vacant properties similar to the subject in the immediate neighborhood are somewhat limited due to the small size town and the lack of small parcels in the downtown area similar to the subject. However, all the comparables selected are located either in the immediate neighborhood or in nearby cities with similar property sales market and property usage to the subject property.
All criteria were qualitatively compared to the subject. Comparables one, three, and four are located in the City of Mt. Shasta with comparable three in the closest proximity to the subject.
Comparables one and four are in less populated areas of Mt. Shasta, closer to the outskirts of the city, and are ranked slightly inferior in this criterion compared to the subject. Comparable one also has slightly inferior topography with heavy vegetation and trees that would need to be cleared before development. It has similar utilities availability, fencing, visibility, and lot size compared to the subject. Though it includes a seasonal running creek on the property, comparable one is on balance ranked inferior to the subject overall. Comparable two has similar location, orientation, views, utilities availability at the site, lot size, and curb improvements compared to the subject, but with slightly inferior visibility and topography including some vegetation and trees that need to be cleared before development, it is ranked slightly inferior overall compared to the subject. Comparable three is the most similar in location compared to the subject, along with similarities in most of the characteristics of the subject parcel. However, it has a much larger lot size, which is significantly superior compared to the subject; therefore, it is ranked superior overall. Comparable four is located at the border of South Mt. Shasta. The area has much lower population density and traffic compared to the downtown area where the subject is located. In addition to a slightly inferior location, it also has slightly inferior visibility, fencing, and curbside improvements, with no fencing on site and only curb improvements for this parcel. Comparable four is also ranked inferior in utilities, as it needed septic and well. However, with a superior view of the Mountain Shasta and larger lot size, comparable four ranked slightly superior overall compared to the subject. Comparable five is located in southeast Redding at a major business district on Bechelli Lane, which has similar visibility and a similar local economy compared to the subject. It is ranked similarly in location, orientation, view, lot size, and curb improvements compared to the subject. It has inferior topography and vegetation and trees criteria compared to the subject; therefore, it is ranked overall inferior to the subject.
OVERALL COMPARABLES RANKING
The adjusted comparable sales are shown in the table below.
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# APN Address/Locati
on City Recording Date
Sale
Price Zoning Utilities Land Area
SF
Land Area
AC
Price Per
Lot
3 057-311-180 803 S Mt Shasta
Blvd Mt Shasta 12/4/2023 $334,000 C-2 Public water and electric, Sewer 165,528 3.80 $304,000 4 037-420-070 Lot 7 Gateway
Park Mt Shasta 6/26/2022 $110,000 C1 Electricity at the lotline 45,302 1.04 $110,000
057-191-150,
180
057-191-150,
180 Mt Shasta C-1 All public 7,509 0.17
1 057-272-160 Parcel A Berry St Mt Shasta 12/18/2023 $65,000 C/R Public water and electric, Sewer 8,276 0.19 $65,000
2 116-170-005 11080 Rhyolite Dr Redding 4/28/2023 $48,000 GC All utilities availble at the lotline 9,360 0.21 $48,000
5 070-290-079 3371 Bechelli Ln Redding 5/9/2023 $47,000 GC All utilities availble at the lotline 13,939 0.32 $47,000
RANKING COMPARABLE SALES SUMMARY
Comparable three set the high end of the range. It is included in the analysis due to its proximity to the subject, but the high overall price per lot is reflective of its large parcel size. No weight was given to this sale. Adjusted comparables one, two, four and five are reflective of commercial vacant land with characteristics similar to the subject, including similar characteristics, zoning district, and land use. All comparables characteristics that influence the assessment of value were qualitatively compared to the subject. The sales had a wide range overall from $47,000 to $304,000 per lot, but the subject was adequately bracketed in between comparable one and four within a much tighter range, from $65,000 to $110,000 per lot. Comparable four were given primary weight since it is the most similar to the subject. A value in the $100,000 per lot range is supported by this analysis.
According to the environmental analysis, there are both known and unknown hazardous material contaminants present in the soil at the subject property. Detailed analysis is provided in the prior Hazadous Waste section of the report. The estimated cost of remediation ranged from $500,000 to $600,000 for both of the subject vacant parcel and the improved parcel adjacent to the subject, according to the information provided to us by the client from a certified provider, Terra Tactix, Inc. According to the same provider, the estimated cleanup cost of the improved parcel alone is ranged between $400,000 and $500,000. Therefore, we estimated the cleanup cost of the subject by taking the difference between the two quotes, and a cost of $100,000 is used to determine the value of the subject. Under the extraordinary assumption detailed in our value assessment that the estimated cost to clean-up the environmental contamination provided by the client is accurate and that the environmental contamination will not impose any stigmatization after the cleanup is complete, our opinion of the indicated property value is calculated as follows:
$100,000 - $100,000 = $0
The subject value as of 10/1/2024 is supported by all comparables and adequately bracketed by comparables one and four. A value of $0 is supported for the subject in as is condition.
Value Indicated by the Sales Comparison Approach: $0
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ADDENDA
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SUBJECT PHOTOS
Front view 1 Front view 2
Entrance Reception area
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ENGAGEMENT LETTER
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GREENWAY PROJECT PRELIMINARY ANALYSIS
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ENVIRONMENTAL I ANALYSIS
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SISKIYOU COUNTY ZONING MAP
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UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS
1. This appraisal report is intended to comply with the reporting requirements set forth under Standard Rule 2- 2(a) of the Uniform Standards of Professional Appraisal Practice for an appraisal report. As such, it might not include full discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser’s opinion of value. Supporting documentation concerning the data, reasoning, and analyses is retained in the appraiser’s file. The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report.
2. No responsibility is assumed for legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated in this report.
3. The property is appraised free and clear of any and all liens and encumbrances unless otherwise stated in this report.
4. Responsible ownership and competent property management are assumed unless otherwise stated in this report.
5. The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy.
6. All engineering is assumed to be correct. Any plot plans and illustrative material in this report are included only to assist the reader is visualizing the property.
7. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them.
8. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless otherwise stated in this report.
9. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a nonconformity has been stated, defined, and considered in this appraisal report.
10. It is assumed that all required licenses, certificates of occupancy or other legislative or administrative authority from any local, state, or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in this report are based.
11. Any sketch in this report may show approximate dimensions and is included to assist the reader in visualizing the property. Maps and exhibits found in this report are provided for reader reference only. No guarantee as to accuracy is expressed or implied unless otherwise stated in this report. No survey has been made for the purpose of this report.
12. It is assumed that the utilization of the land and improvements are within the boundaries or property lines of the property described, and that there is no encroachment or trespass unless otherwise stated in this report.
13. The appraiser is not qualified to detect hazardous waste and/or toxic materials. Any comment by the appraiser that might suggest the possibility of the presence of such substances should not be taken as confirmation of the presence of hazardous waste and/or toxic materials. Such determination would require investigation by a qualified expert in the field of environmental assessment. The presence of substances such as asbestos, urea-formaldehyde, foam insulation, or other potentially hazardous materials may affect the value of the property. The appraiser’s value estimate is predicated on the assumption that there are no such materials on or in the property that would cause a loss in value unless otherwise stated in this report. No responsibility is assumed for any environmental conditions, or for any expertise or engineering knowledge required to discover them. The appraiser’s descriptions and resulting comments are the result of the routine observations made during the appraisal process.
14. Unless otherwise stated in this report, the subject property is appraised without a specific compliance survey having been conducted to determine if the property is or is not in conformance with the requirements of the Americans with Disabilities Act. The presence of architectural and communications barriers that are structural Mt. Shasta City Council Regular Meeting November 25, 2024 187 24-010 RVS
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in nature that would restrict access by disabled individuals may adversely affect the property’s value, marketability, or utility.
15. Any proposed improvements are assumed to be completed in good workmanlike manner in accordance with the submitted plans and specifications.
16. The distribution, if any, of the total valuation in this report between land and improvements applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used.
17. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and in any event, only properly written qualification and only in its entirety.
18. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser, or the firm with which the appraiser is connected) shall be disseminated to the public through advertising, public relations, news sales, or other media without prior written consent and approval of the appraiser.
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QUALIFICATIONS OF CHARLES W. RYAN, MAI
BREA Appraiser Identification Number AG 006156
PROFESSIONAL EXPERIENCE
Crocker Citizens National Bank
Sacramento, CA
1962-1964
As a staff appraiser for the bank, my duties consisted of the appraisal of urban properties in metropolitan Sacramento and Lake Tahoe region.
Duties also included training of new appraisers and administrative trainees.
State Board of Equalization –
Division of Intercounty Equalization
1964-1968
Staff duties included the appraisal of farms, ranches, and commercial and industrial properties throughout the State of California.
Office of Appraisal Appeals
(State Board of Equalization)
1968-1976
As a Senior Appraiser, duties involved the review of both appraisals prepared by board staff and county personnel and ultimate re-appraisal.
Professional territory was the entire State of California and Bay area counties, plus rural and recreational properties in the central and northern counties.
Independent Fee Appraiser
1976 - Present
As an independent fee appraiser, I have completed appraisal assignments for financial institutions, attorneys, corporations, public agencies and individuals on all property types.
OTHER EXPERIENCES
■ Past President (1988) Sierra Nevada Chapter – Appraisal Institute ■ Past Chairman, Shasta County Assessment Appeals Board ■ Former Faculty, Appraisal Institute
■ Past Chairman Board of Trustees – Mercy Foundation North ■ Past President (1997-1998) Rotary Club of Redding
■ Past Board Chair – Board of Directors – Turtle Bay Exploration Park and Museum ■ Past Board Chair – Shasta Family YMCA
■ Past Board of Directors, Habitat for Humanity
■ Past Vice Chair – Shasta Mosquito and Vector Control District ■ Board of Directors, Shasta Senior Nutrition & Golden Umbrella
QUALIFIED AS EXPERT WITNESS
Superior Courts of Shasta, Tehama, Trinity, Lassen, Siskiyou, Humboldt, Los Angeles, Sacramento, Santa Clara, Orange and Riverside Counties.
EDUCATION
■ California State Polytechnic University Bachelor of Science Degree, Agriculture ■ American Institute of Real Estate Appraisers Completed Courses I, II, III, IV & Litigation Courses.
State Board of Equalization Courses
CONTINUING EDUCATION
“The Appraisal Institute conducts a voluntary program of continuing education for its designated members. MAI’s and RM’s who meet the minimum standards of this program are awarded periodic education certification.” I am certified under this program.
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APPRAISER LICENSE
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QUALIFICATIONS OF FEI DU
BREA Appraiser Identification Number TA 3063734
PROFESSIONAL EXPERIENCE:
Ryan Valuation Services March 2022 – Current
Assist in the preparation of appraisals for commercial and industrial properties under the direct supervision of General Appraisers Kent E. Hume and Charles Ryan. Emphasis on multi-family land, office, retail, eminent domain and special purpose properties in Shasta, Butte, Trinity, Tehama, Humboldt, and Siskiyou Counties.
Vista Real Estate Jan 2022 – Current
Next Home Cedar Street Realty – May 2019 – Jan 2022
Present, promote, and sell residential real estate. Establish, develop and maintain business and customer relationships. Represent clients, negotiate contract terms, and finalize contract agreements as needed. Monitor and gather current marketplace information on pricing, housing trends, new developments, and current rules and regulations to best serve the clientele.
Monsanto - Woodland, CA, Kannapolis, NC Oct 2007 - Feb 2012 Research Associate Supervision and leadership for projects, including strategic planning and organizing, delegating responsibilities, and supervising contractors to ensure efficient and timely completion of projects. Project coordination across a matrix organization as a core member of interdisciplinary project teams. Serve as safety coordinator and safety inspector for the laboratory, including safety training for new employees, performing laboratory inspections, writing Job Safety Analysis (JSAs), and performing Instrumentation Reviews for all laboratory equipment. Development and implementation of methods to identify and quantify nutritional contents. Extensive experience creating Standard Operational Procedure (SOP) / Best Laboratory Practices (BLP) documents.
PROFESSIONAL CREDENTIALS:
State of California Trainee Appraiser, TA 3063734
State of California Real Estate Salesperson License, 02093217 EDUCATION:
M.S. in Chemistry; 2008 Sacramento State University, Sacramento B. S. in Chemistry and Minor in English; 2005 University of California - Davis, Davis Basic Appraisal Principles
Basic Appraisal Procedures
2020-2021 15-hr National USPAP Course
Supervisor-Trainee Course for California
Residential Market Analysis and Highest &
Best Use
Residential Appraiser Site Valuation and
Cost Approach
Residential Sales Comparison and Income
Approaches
Residential Report Writing and Case
Studies
Law and Regulations for California
Appraisers
Statistics, Modeling, and Finance
Advanced Residential Application and Case
Study
Appraisal Subject Matter Electives
General Appraiser Market Analysis Highest and
Best Use
General Appraiser Site Valuation and Cost
Approach
General Appraiser Sales Comparison Approach
General Appraiser Income Approach
General Report Writing & Case Studies
Commercial Appraisal Review – Subject Matter
Elective
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APPRAISER LICENSE
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APPRAISAL REPORT
MT. SHASTA BROWNELL VACANT PARCELS
057-191-150 AND 057-191-180,
MT. SHASTA, CALIFORNIA
SUBMITTED TO:
CITY OF MOUNT SHASTA, C/O TODD JUHASZ (CITY
MANAGER)
305 N. MT. SHASTA BLVD,
MT. SHASTA, CA 96067
PREPARED BY:
RYAN VALUATION SERVICES
PO BOX 994226
REDDING, CALIFORNIA
(530) 224-6744
Mt. Shasta City Council Regular Meeting November 25, 2024 193 March 28th, 2024
City of Mt Shasta, c/o Todd Juhasz (City Manager)
305 N. Mt. Shasta Blvd,
Mt Shasta, CA 96067
Re: Mt. Shasta Brownell Vacant Parcels
057-191-150 and 057-191-180
Mount Shasta, California
RVS Reference: 24-003 – 057-191-150 and 057-191-180
Brownell Vacant Parcels, Mt. Shasta
Dear Todd Juhasz and Tom Hesseldenz:
As requested, we have prepared an appraisal report of the subject property referenced above. We have inspected the subject and analyzed the market conditions in the subject’s market area of Mount Shasta, California. The client has requested an opinion of the market value of the fee simple interest in the subject property in the as-is condition. The subject consists of two adjacent properties with a total of 7,509 SF (0.17 acres) vacant parcels. One parcel APN 057-191-150 consists of 2,505 SF and the other APN 057- 191-180 consists of 5,004 SF. The subject is currently owned by Alan Eugene Brownell.
The subject consists of two adjacent commercial vacant parcels. We were not provided with environmental reports. We have made the extraordinary assumption that the subject is free and clear of any type of environmental contamination. Use of this assumption may have affected the assignment results. If this assumption is found to be false, the value conclusion could change. The analyses and value opinion in the appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated.
Based on our analysis, it is our opinion that the market value of the leased fee interest of the subject property as of 3/26/2024 is:
Opinion of Market Value, As Is Condition, 3/26/2024
$100,000
This appraisal report is completed in accordance with the 2024 Edition of the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. Furthermore, this report is intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the Uniform Standards of Professional Mt. Shasta City Council Regular Meeting November 25, 2024 194 Appraisal Practice for an appraisal report. The opinion of market value is premised upon the Assumptions and Limiting Conditions contained within this report.
Documentation concerning the data, reasoning, and analysis is maintained in the appraiser’s files. The depth of discussion contained in this report is specific to the intended use of the client. The appraiser is not responsible for unauthorized use of this report. The intended use and user of the report is specifically identified in the report as agreed on in the engagement contract for appraisal services. No other use or user of the report is permitted by any other party for any other purpose. Dissemination of this report by any party to non-client, non-intended users does not extend reliance to any other party and Ryan Valuation Services will not be responsible for unauthorized use of the report, its conclusions or contents used partially or in its entirety.
We have not performed any appraisal assignments involving the subject for three years prior to the date of value. Charles W. Ryan, MAI and Fei Du have completed the requirements under the continuing education program of the Appraisal Institute.
Sincerely,
Charles W. Ryan, MAI Fei Du
CA Cert. No. AG 006156 CA License No.: TA3009834
Expiration: June 25, 2024 Expiration: March 16, 2026
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TABLE OF CONTENTS
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CERTIFICATION STATEMENT...............................................................................................................6 CERTIFICATION STATEMENT...............................................................................................................7 SUMMARY OF FACTS AND CONCLUSIONS...........................................................................................8 SCOPE OF WORK................................................................................................................................9 SUBJECT OF THE APPRAISAL.................................................................................................................... 9 CLIENTS .............................................................................................................................................. 9 INTENDED USE OF THE APPRAISAL ........................................................................................................... 9 INTENDED USER OF THE APPRAISAL ......................................................................................................... 9 APPRAISAL PROBLEM ............................................................................................................................ 9 DEFINITION OF MARKET VALUE ............................................................................................................10 CASH EQUIVALENCY............................................................................................................................11 PROPERTY RIGHTS APPRAISED ..............................................................................................................11 PERTINENT DATES ..............................................................................................................................11 LEGAL DESCRIPTION............................................................................................................................11 OWNERSHIP ......................................................................................................................................11 SALE HISTORY OF SUBJECT PROPERTY ....................................................................................................12 PRIOR APPRAISALS..............................................................................................................................12 EXPOSURE TIME ................................................................................................................................. 12 SUBJECT INFORMATION...................................................................................................................13 SUBJECT DESCRIPTION.........................................................................................................................13 SUBJECT LOCATION.............................................................................................................................13 GENERAL PLAN & ZONING ...................................................................................................................14 ASSESSOR PARCEL MAP, LAND SIZE, & CONFIGURATION ..........................................................................14 TAXES AND ASSESSMENTS....................................................................................................................15 TOPOGRAPHY & DRAINAGE..................................................................................................................17 FLOOD ZONE .....................................................................................................................................17 EASEMENTS AND ENCUMBRANCES ........................................................................................................18 UTILITIES...........................................................................................................................................18 ACCESS .............................................................................................................................................18 SOIL & SUBSOIL ................................................................................................................................. 18 EARTHQUAKE FAULT-RUPTURE HAZARD AND SEISMIC HAZARD ZONES........................................................18 HAZARDOUS WASTE ...........................................................................................................................18 PERSONAL PROPERTY ..........................................................................................................................18 AMERICANS WITH DISABILITIES ACT.......................................................................................................18 MARKET AREA ANALYSIS .....................................................................................................................20 NEIGHBORHOOD ANALYSIS ..................................................................................................................21 HIGHEST AND BEST USE .................................................................................................................23 SALES COMPARISON APPROACH ......................................................................................................24 COMPARABLE SALES DISCUSSION..........................................................................................................28 PROPERTY RIGHTS, FINANCIAL TERMS AND CONDITIONS OF SALE ...............................................................29 MARKET CONDITIONS .........................................................................................................................29 PHYSICAL ELEMENTS OF COMPARISON...................................................................................................29 Mt. 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OVERALL COMPARABLES RANKING ..................................................................................................30 ADDENDA ........................................................................................................................................32 SUBJECT PHOTOS ...............................................................................................................................33 ENGAGEMENT LETTER .........................................................................................................................34 GREENWAY PROJECT PRELIMINARY ANALYSIS..........................................................................................36 SISKIYOU COUNTY ZONING MAP...........................................................................................................58 UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS..........................................................................59 QUALIFICATIONS OF CHARLES W. RYAN, MAI................................................................................61 APPRAISER LICENSE ............................................................................................................................62 QUALIFICATIONS OF FEI DU ...........................................................................................................63 APPRAISER LICENSE.............................................................................................................................64 Mt. Shasta City Council Regular Meeting November 25, 2024 197 24-003 RVS
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CERTIFICATION STATEMENT
I certify that, to the best of my knowledge and belief:
▪ The statements of fact contained in this report are true and correct. ▪ The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
▪ I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. ▪ I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within a three-year period immediately preceding acceptance of this assignment.
▪ I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment.
▪ My engagement in this assignment was not contingent upon developing or reporting predetermined results.
▪ My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. ▪ The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice.
▪ The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.
▪ I have made a personal inspection of the property that is the subject of this report. ▪ Fei Du provided significant real property appraisal assistance to the person signing this certification.
▪ As of the date of this report, I Charles W. Ryan, MAI have completed the continuing education program of the Appraisal Institute.
_________________________ Date: 3/28/2024
Charles W. Ryan MAI
CA License No.: AG006156
Expiration: June 25, 2024
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CERTIFICATION STATEMENT
I certify that, to the best of my knowledge and belief:
▪ The statements of fact contained in this report are true and correct. ▪ The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
▪ I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. ▪ I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within a three-year period immediately preceding acceptance of this assignment.
▪ I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment.
▪ My engagement in this assignment was not contingent upon developing or reporting predetermined results.
▪ My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. ▪ The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice.
▪ I have made a personal inspection of the property that is the subject of this report. ▪ I assisted with general market analysis, data collection, neighborhood analysis, subject analysis, highest and best use, sales comparison approach for the property and the land (property data search, data analysis, ranking and adjustment grids, inspection of the subject and the comparable properties), and reconciliation of value with the assistance and direct supervision of Charles Ryan.
_________________________ Date: 3/28/2024
Fei Du
CA License No.: TA3009834
Expiration: March 16, 2026
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SUMMARY OF FACTS AND CONCLUSIONS
Assignment: Commercial Vacant Land
Location: 057-191-150 and 057-191-180
Mt Shasta, California 96067
Interest Appraised: Fee Simple Interest
Highest and Best use (As if Vacant): Owner/user development of commercial space Highest and Best use (As Improved): N/A
VALUATION SUMMARY
Sales Comparison Approach: As-Is $100,000
OPINION OF MARKET VALUE: AS-IS CONDITION, 1/14/2024 $100,000 Land Description ECT PHOTOGRAPHS
Assessor’s Parcel Number: 057-191-150 and 057-191-180
Site Area: Total Site Area: 7,509 SF (0.17 acres), 2,505 SF and 5,004 SF Zoning: C-1, Downtown Commercial District
Flood Zone: Zone X, Other Flood Areas “areas outside of the 0.2% annual chance flood”, as shown on FEMA FIRM Flood Panel No.:
06093C 3025D dated January 19, 2011.
Improvement Description (As-Is)
Property Type: Commercial Vacant Land
Improvements will be discussed in greater detail later in this report.
Extraordinary Assumptions
The subject consists of two adjacent commercial vacant parcels. We were not provided with environmental reports. We have made the extraordinary assumption that the subject is free and clear of any type of environmental contamination. Use of this assumption may have affected the assignment results. If this assumption is found to be false, the value conclusion could change.
Hypothetical Conditions
None.
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SCOPE OF WORK
SUBJECT OF THE APPRAISAL
The subject is two adjacent commercial vacant parcels in a downtown commercial zoned district located in the north of the incorporated city limits of Mt. Shasta, Siskiyou County, California. The common street addresses are 057-191-150 and 057-191-180, Mt. Shasta, CA 96067.
CLIENTS
The City of Mount Shasta, C/O Todd Juhasz (City Manager) 305 N. Mt. Shasta Blvd,
Mt Shasta, CA 96067
INTENDED USE OF THE APPRAISAL
Provide an opinion of the market value of the subject property as of 3/26/2024 for subject acquisition.
INTENDED USER OF THE APPRAISAL
The intended user of the report is the client, the City staff via Todd Juhasz, John Kenney (City Attorney), Tom Hesseldenz (Consulting landscape Architect), and City Councial and Committee members, John Stackfleth (Mayor) and Tessa Clure.
APPRAISAL PROBLEM
The client has requested an appraisal report. Supporting documentation is retained in the Ryan Valuation Services work file. The client is the potential developer of the subject property. The purpose of the appraisal is to provide an opinion of the market value of the subject property in the “As-Is” condition. The appraiser’s performed the following:
• Inspection of the subject site and collection of necessary data; • Gathering information by inspecting the subject’s neighborhood; • Reconciling the estimated highest and best use of the subject; • Selection of sales and leases of comparable properties and verifying pertinent information;
• Analyzing all information collected through application of the sales comparison and income approach to arrive at an opinion of market value; • And set forth the conclusions in an appraisal report format for the client’s particular needs.
The subject was inspected on 2/13/2024 and 3/26/2024. Physical measurements were provided by the Siskiyou County Assessor. The level of inspection was limited to walking around the property and observing and measuring the site. The nature of the inspection is to collect information about the physical characteristics of the property. The inspection is not meant to certify the condition of any of the improvements or functionality of any of the mechanical systems. All measurements were taken in the field and matched data from the Siskiyou County Assessor.
The subject is currently vacant with plans for development that involves and impactsthe property by Siskiyou County. The subject consists of two adjacent parcels with a total area of 7,509 SF (0.17 Mt. Shasta City Council Regular Meeting November 25, 2024 201 24-003 RVS
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acres). The site is zoned C-1, General Commercial district. The City has detailed plans for the development that involves and impacts the properties, including the subject, along the Shasta Creek. The plan details are attached in the Greenway Project Preliminary Analysis, which can be found in the addendum section of this report. The local market would not rely upon cost approach and income approach for valuation purposes. These were not considered applicable approaches and were not developed. The only applicable approach to value the vacant subject property is the sales comparison approach. The client requested a fee simple analysis.
Data was sufficient to limit data searches to the Anderson and Redding areas. Comparable data was gathered from Siskiyou County MLS, Shasta County MLS, Loopnet, ParcelQuest, local area brokers, and buyers/sellers involved in the transactions.
For the sales comparison approach we identified similar properties in the market area that have transferred ownership. Ideally, properties that have a similar highest and best use and share similar physical characteristics have sold and can be discovered. These properties are analyzed and compared to the subject property. All were inspected in the field and by pictures from MLS where available. When exact comparable properties cannot be located, sale properties are adjusted for inferior and superior characteristics to assist in estimating a value for the subject property. Sufficient data was found in the local market to arrive at a credible indication of value through the sales comparison approach.
This appraisal report is completed in accordance with the 2024 Edition of the Uniform Standards of Professional Appraisal Practice (USPAP) and the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. Furthermore, this report is intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the Uniform Standards of Professional Appraisal Practice for an appraisal report and is in accordance with the requirement of Title IX of the Financial Institution Reform, Recovery and Enforcement Act (FIRREA) and the Interagency Appraisal and Evaluation Guidelines (effective December 10, 2010) and any supplemental requirements of Cornerstone Community Bank. The opinion of market value is premised upon the Assumptions and Limiting Conditions contained within this report.
Documentation concerning the data, reasoning, and analysis is maintained in the appraiser’s files.
The depth of discussion contained in this report is specific to the intended use of the client. The appraiser is not responsible for unauthorized use of this report. The intended use and user of the report is specifically identified in the report as agreed on in the engagement contract for appraisal services. No other use or user of the report is permitted by any other party for any other purpose.
Dissemination of this report by any party to non-client, non-intended users does not extend reliance to any other party and Ryan Valuation Services will not be responsible for unauthorized use of the report, its conclusions or contents used partially or in its entirety.
DEFINITION OF MARKET VALUE
The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:
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• Buyer and seller are typically motivated;
• Both parties are well informed or well advised, and acting in what they consider their best interests;
• A reasonable time is allowed for exposure in the open market; • Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and
• The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.” (12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, August 9, 1994) As is market value is defined by the Appraisal Institute as follows:
The estimate of market value of real property in its current physical condition, use and zoning as the appraisal date.
CASH EQUIVALENCY
The market value of the subject property is reported in many ways: (1) cash, (2) terms of financial arrangement equivalent to cash, or (3) other precisely defined terms. Our value estimate assumes terms of financial arrangements equivalent to cash. Adjusting for odd financing varying from cash equivalency is completed when necessary. Cash equivalency analysis is: “A price expressed in terms of cash, as distinguished from a price expressed totally or partly in terms of the face amounts of notes or other securities that cannot be sold at their face amounts. Calculating the cashequivalent price requires an appraiser to compare transactions involving atypical financing to transactions involving comparable properties financed at typical market terms.”
PROPERTY RIGHTS APPRAISED
We appraised the fee simple interest in the subject property. The Dictionary of Real Estate Appraisal, 7th Edition defines fee simple estate as: “Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.”
PERTINENT DATES
Date of Inspection: 2/13/2024 and 3/26/2024
Date of Value: 3/26/2024
Date of Report: 3/28/2024
LEGAL DESCRIPTION
No preliminary title report was provided. For purposes analysis, the subject is identified by Siskiyou County Assessor Parcel Number 057-191-150 and 057-191-180.
OWNERSHIP
The subject land is currently owned by Alan Eugene Brownell, according to the Officials at the Assessor Records of Siskiyou County, California.
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SALE HISTORY OF SUBJECT PROPERTY
There have been no listings or sales transactions involving the subject for the prior three years from the date of this report.
PRIOR APPRAISALS
We have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within a three-year period immediately preceding acceptance of this assignment.
EXPOSURE TIME
The Appraisal Institute defines exposure time as:
"The estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective estimate based upon an analysis of past events assuming a competitive and open market."
Current market conditions indicate that the subject’s hypothetical exposure time would be in the 6 to 12 month range.
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SUBJECT INFORMATION
SUBJECT DESCRIPTION
The subject property is located just west of downtown in the incorporated city limits of Mount Shasta, Siskiyou County, California. The property has Parcel Numbers of 057-191-150 and 057- 191-180 and addresses of 057-191-150 and 057-191-180, Mt. Shasta, CA 96067. The two parcels are contiguous. The subject is surrounded by retail services, offices, and restaurants, with single family homes and apartments further east. The subject is just east of the N. Mt. Shasta Boulevard corridor and north of the E. Lake Street corridor.
APN Land Area
057-191-150 2,505 SF
057-191-180 5,004 SF
Total SF 7,509 SF
Total AC 0.17 Acre
SUBJECT LOCATION
The subject location is shown on the following map.
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GENERAL PLAN & ZONING
The general plan dictates general land uses in an area with zoning further restricting allowable uses. Zoning further defines uses, such as exact permitted uses and development requirements.
The general plan land use for the subject property is Commercial Center and the subject area is zoned C-1, Downtown Commercial District. Mt. Shasta City Zoning Map is attached in the addendum section. The City of Mt. Shasta describes the C-1 district as follows:
The purpose of the Downtown Commercial zoning district is to serve the commercial land use within the downtown of the city. The C-1 zone achieves multiple land use goals for the business community allowing the most flexibility in design and land use. Understanding that the downtown is the most urban area in this rural community, this district allows for the most intense land use coverage. Retail, currently use, is an outright permitted use in this district.
ASSESSOR PARCEL MAP, LAND SIZE, & CONFIGURATION
We have relied upon data reported by the Siskiyou County Assessor’ Office. The subject is identified as Parcel 057-191-150 and 057-191-180 and is approximately 7,509 SF (0.17 acres) with one parcel consists of 2,505 SF and the other 5,004 SF. The overall site is rectangular in shape as shown on the Assessor Parcel Map.
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TAXES AND ASSESSMENTS
In 1978, California voters passed Proposition 13. All parcels were effectively reappraised to 1975 base year market values. If the property is transferred to a new owner or substantially altered through remodeling or addition, it is reappraised at market value. Otherwise, the original 1975 market values can be increased only approximately two percent per year. The basic tax rate is 1% of market value plus special assessments. Bonds bring the tax rate to 1.08% of market value.
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TOPOGRAPHY & DRAINAGE
The parcel is generally flat in topography and graded to divert storm water away from improvements into storm drains on the site which connected to City of Mount Shasta drains.
FLOOD ZONE
The subject is located in FEMA designated flood Zone X, Other Flood Areas “areas outside of the
0.2% annual chance flood”, as shown on FEMA FIRM Flood Panel No.: 06093C 3025D dated January 19, 2011. Flood insurance does not appear to be needed. Given the physical limitations of the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM), the flood zone determination of this report may vary from that identified by way of a formal survey produced by an engineering firm with expertise in the field.
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EASEMENTS AND ENCUMBRANCES
No preliminary title report was provided. Typical public utility easements are assumed to be in place. The property being appraised is assumed to be unencumbered from any negative liens or other restrictions.
UTILITIES
All public utilities are available on the site. Water, Sewer, and garbage services are provided by the City of Mt. Shasta. Pacific Power provides electrical services. PG&E provided gas services.
Phone and cable services are provided by AT&T.
ACCESS
The subject parcels shared a curb cut on Chestnut Street with an adjacent improved parcel. The frontage area along Chestnut Street is fully improved with curbs, gutters and sidewalks that extend to the intersection of E. Castle Street to the south and the intersection of E. Alma Street to the north. Both, E. Castle Street and E Alma Street, are publicly maintained asphalt roadways.
Access is adequate for most commercial related users.
SOIL & SUBSOIL
We were not provided soil reports. We assume that there are no hidden conditions of the soil or subsoil, which would affect valuation of the property. We assume no responsibility for such conditions or for engineering required to discover such factors. We assume the load bearing qualities of the soil are adequate for the subject's use. Neither the individuals completing this report nor Ryan Valuation Services have any liability for the identification of environmental concerns except as defined in applicable industry standards.
EARTHQUAKE FAULT-RUPTURE HAZARD AND SEISMIC HAZARD ZONES The Alquist-Priolo Earthquake Fault Zoning Act (1972) and the Seismic Hazards Mapping Act (1990) direct the California State Geologist to delineate regulatory “Zones of Required Investigation” to reduce the threat of to public health and safety and to minimize the loss of life and property posed by earthquake-triggered ground failures. Based on information published by the State of California Department of Conservation the subject is not located in either hazard area.
HAZARDOUS WASTE
No environmental assessment was provided, but according to the client, an environmental one assessment will be conducted. No below-ground storage tanks or hazardous storage containers were present on the property during the inspection. This appraisal assumes there are no stigmas or lingering negative environmental effects on surrounding adjoining properties as a result of past or present activities on the subject property or surrounding adjoining properties.
PERSONAL PROPERTY
No personal property is included in the opinion of value rendered in this report.
AMERICANS WITH DISABILITIES ACT
The Americans with Disabilities Act (ADA) became effective January 26, 1992. Ryan Valuation Services has not made a specific compliance survey and analysis of this property to determine whether it is in conformance with the various detailed requirements of the ADA. It is possible that Mt. Shasta City Council Regular Meeting November 25, 2024 210 24-003 RVS
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a compliance survey of the property together with a detailed analysis of the requirements of ADA could reveal that the property is not in compliance with one or more of the requirements of the act. If so, this fact could have a negative effect on the value of the subject property. We have no direct evidence relating to this issue, nor are we qualified to make such as assessment. The effect of any possible non-compliance with the requirements of the ADA was not considered in our opinion of value of the subject.
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MARKET AREA ANALYSIS
The subject property is located in the city of Mt. Shasta in Siskiyou County, California. The city is a mountain community that primarily serves the local population and relies heavily upon seasonal tourism and travelers navigating Interstate 5 for economic activities. The City has detailed plans for the development that involves and impacts the properties, including the subject, along the Shasta Creek. The plan details are attached in the Greenway Project Preliminary Analysis, which can be found in the addendum section of this report.
The following table identifies population trends in Siskiyou County and all incorporated cities from 1/1/2014 through 1/1/2023.
COUNTY/CITY 1/1/2014 1/1/2015 1/1/2016 1/1/2017 1/1/2018 1/1/2019 1/1/2020 1/1/2021 1/1/2022 1/1/2023 Siskiyou County
Dorris 961 967 967 966 988 994 859 859 843 839
Dunsmuir 1,623 1,626 1,621 1,612 1,652 1,653 1,705 1,704 1,672 1,663 Etna 733 737 735 733 744 744 684 684 671 668
Fort Jones 710 712 710 710 678 674 694 694 681 678
Montague 1,446 1,447 1,446 1,441 1,366 1,359 1,230 1,231 1,208 1,203 Mount Shasta 3,365 3,370 3,362 3,355 3,397 3,407 3,244 3,245 3,188 3,215 Tulelake 1,006 1,009 1,007 1,002 921 911 901 899 882 878 Weed 2,952 2,700 2,759 2,805 2,724 2,748 2,902 2,825 2,815 2,693 Yreka 7,797 7,815 7,811 7,777 7,795 7,795 7,781 7,772 7,732 7,825 Balance Of County 24,216 24,347 24,304 24,287 24, 330 24,304 24,076 24,018 23,948 23,886 Incorporated 20,593 20,383 20,418 20,401 20,265 20,285 20,000 19,913 19,692 19,662 County Total 44,809 44,730 44,722 44,688 44,595 44,589 44,076 43,931 43,640 43,548
POPULATION TRENDS, SISKIYOU COUNTY
Population countywide had been stagnant between 2014 to 2019 and decreased slightly since 2020 due to the Covid-19 Pandemic over the next three years and recovered slightly starting 2023.
Population growth in Mt. Shasta followed a similar pattern as the county. Population growth is anticipated to recover to the pre-Covid Pandemic population.
From the State of California EDD: “The unemployment rate in the Siskiyou County was 6.1 percent in November 2023. It is much below the estimate of 10.7 percent in the beginning of 2021. This compares with an unadjusted unemployment rate of 4.6 percent for Siskiyou County, California.” The spike in the unemployment rate is a result of the shutdowns of many businesses by the State of California in March 2020 as a result of COVID-19. The current employment in Siskiyou County is trending just above the state and the US average for unemployment. The unemployment rate has fallen after COVID-19. The unemployment rate for Siskiyou County was at 6.1 percent as of November 2023.
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In the winter of 2022/2023 and 2023/2024, the Mt. Shasta Ski Park received enough snow to open and reportedly had very good years. Because of this, motels, restaurants and retailers also had their good years and promoted Mt. Shasta economy recovery since Covid-19.
NEIGHBORHOOD ANALYSIS
The subject is located on Chestnut Street, half mile west of Interstate 5. This is the primary exit for Mt. Shasta, with a four-way interchange on I-5. It is also just west of North Mt. Shasta Boulevard, which extends into the central town of Mt. Shasta. To the south of the subject, it is the Lake Street corridor, there are three convenience stores with nationally branded fuel, Burger King, Taco Bell, KFC, and the Black Bear Diner. Off West Lake Street on Morgan Way is a neighborhood shopping Center anchored by Rays Grocery store and the Best Western Tree House Hotel.
The neighborhood is considered to be the major retail corridor on or near this interchange. Along Mount Shasta Boulevard, the strip mall is anchored by several major retailers along with numerous local businesses, restaurants, and other services. The subject is neighboring retailspaces to the north and south side and restaurants / food services to the east and west side.
The Mount Shasta Boulevard corridor is one of the busiest in the City of Mount Shasta. The corridor is mostly developed with no significant vacant lots remaining for development. Due to I-5 influence, there are many national retailers and restaurant users in the immediate area of the subject. The subject has been rented by long-term tenants.
Through inspections and observations of the local area, the area has very few to none rental units available, supporting the conclusion of the estimated local retail vacancy rate of 2 to 3 percent standard market vacancy turnover rate. The market supplies an efficient number of sales that are comparable to the subject in the immediate surrounding area, which indicates similar units in the area have quick absorption rates and an average market sales time of six months to one year. The downtown area is mostly developed with very few opportunities for new development and no immediate development is expected to occur for the immediate area in the near future.
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Retail space in this prime location typically commands either triple net lease terms or gross lease with tenants paying for utilities and interior maintenance. Rent concessions have been less common as the market has strengthened.
In conclusion the overall local market has improved, but the economy of Mt. Shasta City is heavily dependent on seasonal tourism. The strength of the subject is the North Mt. Shasta Boulevard corridor, East / West Lake Street corridor, and neighboring commercial businesses targeting travelers.
This trend should continue for the foreseeable future.
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HIGHEST AND BEST USE
“The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.” Highest and Best Use as if Vacant
The subject is zoned C-1, Downtown Commercial district. The C-1 district is a flexible commercial district with a multitude of commercial and industrial uses allowed. The subject is located near a major corridor of retail/commercial properties to the east and west side of the North Mount Shasta Boulevard. Properties in the immediate neighborhood have been developed to multiple uses, which include retail, retail / pharmacy, office, and service-related uses.
The subject comprises approximately 7,509 square feet of developable land. All public and private utilities are available to the site. Good transportation linkages provide physical access to the site.
The physical characteristics and the physical size of the parcel is sufficient for many of the legally permissible uses in the C-1 zoning district.
The local market is improving with increased tourism because of favorable weather conditions.
The local economy depends heavily on seasonal tourism. Despite improved economic conditions and cautiously optimistic sentiment, there continues to be weak demand for vacant commercial land. Although located in a strong commercial corridor, this area primarily attracts freeway travelers. Given the current economic conditions, the weak demand for vacant commercial land, stagnant rent levels, the cost of operating expenses, including property taxes, site acquisition costs, cost to secure all entitlements, architecture and engineering fees, site development costs, and construction costs, few projects would likely be financially feasible.
The area around the subject is fully developed. The maximally productive use of the land is for some form of legally permitted retail / commercial / service use, either for an owner user or as a build to suit project for a tenant. Limited supply of similar properties for rent and the quick absorption rate for the sales of similar properties are direct market evidence of financial feasibility. Timing for retail development is immediate. The highest and best use as if vacant is speculative for legally permitted downtown commercial use.
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SALES COMPARISON APPROACH
The Sales Comparison Approach is utilized to arrive at an opinion of market value by comparing other similar properties to the subject that have recently transferred in the same marketplace. We have narrowed the selection to comparable sales that we conclude form the best supported bracketed range of price per unit indicators around the subject. # APN Address/Locatio
n City Recording Date Sale Price Zonin
g
Utilities
Land
Area
SF
Land
Area
AC
Price Per
Lot
# 057-191-150, 180 057-191-150, 180 Mt Shasta C-1 All public 7,509 0.17 1 057-272-160 Parcel A Berry St Mt Shasta 12/18/2023 $65,000 C/R Public water and electric, Sewer 8,276 0.19 $65,000.00
2 116-170-005 11080 Rhyolite Dr Redding 4/28/2023 $48,000 GC All utilities availble at the lotline 9,360 0.21 $48,000.00
3 057-311-180 803 S Mt Shasta Blvd Mt Shasta 12/4/2023 $334,000 C-2 Public water and electric, Sewer 165,528 3.80 $334,000.00
4 037-420-070 Lot 7 Gateway Park Mt Shasta 6/26/2022 $110,000 C1 Electricity at the lotline 45,302 1.04 $110,000.00
5 070-290-079 3371 Bechelli Ln Redding 5/9/2023 $47,000 GC All utilities availble at the lotline 13,939 0.32 $47,000.00
COMPARABLE SALES SUMMARY
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SALES COMPARABLE LOCATION MAP
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1 Comparable Sale No. 1 Comparable Sale No. 2
Comparable Sale No. 3 Comparable Sale No. 4
Comparable Sale No. 5
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COMPARABLE SALES DISCUSSION
Comparable one (APN 057-272-160, Doc # 2023-8914; Buyer: Wylie Clifton R Living Trust; Seller:
Myers Family Trust) is a 8,391 SF site located just west of Mt. Shasta Boulevard and just south of West Lake Street. This property consists of vacant land with a small creek, partial wood fencing, and no frontage improvements. The site had been mostly cleared with the exception of a few selected trees at the time of the sale, and is zoned for commercial and high-density residential use. It also mostly has gentle topography with all utilities available to the site. This was a cash transaction.
Comparable two (APN 116-170-005, Doc # 2023-8731; Buyer: Ingdom Properties LLC; Seller:
Randall W. Smith) is a 9,148 SF of vacant lot with full frontage improvements, including curb and sidewalk. The site is located just south of Highway 299 and west of I-5 in north Redding. The site is zoned GC, General Commercial, and this area is generally recognized as a commercial area in north Redding with publicly maintained roads. The site has partial chain link fencing and gentle topography with heavy vegetation and trees. All utilities are available to the site. This was an all cash to seller transaction with a $48,000 Private loan.
Comparable three (APN 057-311-180, Doc # 2023-8647; Buyer: Shasta Grove LLC; Seller: James L.
Tolosano) is a 3.80 acres site consisting of vacant land with full frontage improvements. The site is located on the west side of Mt. Shasta Blvd and Ream Ave intersection. The property is zoned C2, General Commercial outside of the downtown area district. The site has flat topography with few trees and vegetation, partial metal pole and wire fencing, and all utilities are available to the site. This was a cash transaction.
Comparable four (APN 037-420-070, Doc # 2022-5094; Buyer: Chad T. Lanier and Elaine M. Lanier; Seller: Enloe Donald 2014 Living Trust) is a 1.04 acre of vacant land with curb improvement. The site is located just south of Highway-89 and east of the I-5 and Highway-89 junction. The property is zoned C1, General Commercial district. The neighborhood is consisted of residential homes, offices, and warehouses. The site has mostly gentle topography with some large boulders at the north of the property line. The site also has a view of Mt. Shasta. The property has electricity available to the lot line but requires well and septic. This was a cash transaction.
Comparable five (APN 070-290-079-000, Doc # 2023-9572; Buyer: Mauricio V. Borges and Ariane Fleiderman; Seller: Aalfs Family Trust) is a 13,939 SF site located on the west side of I-5 and south of Hartnell Aveune. The site is zoned GC, General Commercial district and the general neighborhood consists of business services, restaurants, schools, and offices. There are also several residential areas to the east of the property. The site has partial fencing at the east side of the property line and full frontage improvements. The west side of the property has gentle topography with a small patch of graveled area and rolling hill topography with heavy vegetation and trees at the east side of the property. All utilities are available at the property line. This was an all cash to seller transaction with a $7,000 Private loan.
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SUBJECT Sale 1 Sale 2 Sale 3 Sale 4 Sale 5
057-191-150,
180 Parcel A Berry St 11080 Rhyolite Dr
803 S Mt Shasta
Blvd
Lot 7 Gateway
Park 3371 Bechelli Ln
Sale Price $65,000 $48,000 $334,000 $110,000 $47,000
Lot Area 7,509 8,276 9,360 165,528 45,302 13,939
Sale Date 12/18/2023 4/28/2023 12/4/2023 6/26/2022 5/9/2023 Sale Price/ Lot $65,000.00 $48,000.00 $334,000.00 $110,000.00 $47,000.00 Property Rights Fee Simple Similar Similar Similar Similar Similar Financing Cash Equiv. Similar Similar Similar Similar Similar Conditions of
Sale Arm's Length Similar Similar Similar Similar Similar Market
Conditions 3/26/2024 Similar Similar Similar Similar Similar Location Mt Shasta Slightly Inferior Similar Similar Slightly Inferior Similar Orientation Similar Similar Similar Similar Similar
View Average Similar Similar Similar Superior Similar
Creek No Superior Similar Similar Similar Similar
Utilities All Public Similar Similar Similar Slightly Inferior Similar Fencing Partial Fencing Similar Slightly Inferior Similar Slightly Inferior Similar Visibility Good Similar Slightly Inferior Similar Slightly Inferior Similar Curb Side
Improvements Yes Inferior Similar Similar Slightly Inferior Similar Topography Flat Slightly Inferior Slightly Inferior Similar Similar Inferior Vegetation and
Trees None Inferior Slightly Inferior Slightly Inferior Similar Inferior Lot size Similar Similar Superior Slightly Superior Similar Overall
comparsion Inferior Inferior Superior Slightly Superior Inferior Adjusted Sale
Price $65,000.00 $48,000.00 $334,000.00 $110,000.00 $47,000.00
RANKING AND ADJUSTMENT GRID
PROPERTY RIGHTS, FINANCIAL TERMS AND CONDITIONS OF SALE All of the comparables have similar property rights, fee simple or leased fee, compared to the subject. Since the property rights can be easily converted from leased fee to fee simple in this case, there are no adjustments required for property rights for any of the sales. All were cash equivalent sales and all were arm’s length transactions. None of the sales required adjustments for conditions of sale.
MARKET CONDITIONS
The subject is a vacant commercial parcel. Comparables used are found in immediate neighborhood and near by city of Redding to keep the comparables in a similar demographic compared to the subject. The closed comparable sales transferred ownership between 6/26/2022 and 12/18/23. The type of property similar to the subject showed limited fluctuation in sales price during this time frame; therefore, there are no adjustments required for market conditions for any of the sales.
PHYSICAL ELEMENTS OF COMPARISON
The subject is located just east of Interstate 5 in west Mt. Shasta with frontage on Chestnut Street.
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due to the small size town and the lack of small parcels in the downtown area similar to the subject. However, all the comparables selected are located either in the immediate neighborhood or in nearby cities with similar property sales market and property usage to the subject property.
All criteria were qualitatively compared to the subject. Comparables one, three, and four are located in the City of Mt. Shasta with comparable three in the closest proximity to the subject.
Comparables one and four are in less populated areas of Mt. Shasta, closer to the outskirts of the city, and are ranked slightly inferior in this criterion compared to the subject. Comparable one also has slightly inferior topography with heavy vegetation and trees that would need to be cleared before development. It has similar utilities availability, fencing, visibility, and lot size compared to the subject. Though it includes a seasonal running creek on the property, comparable one is on balance ranked inferior to the subject overall. Comparable two has similar location, orientation, views, utilities availability at the site, lot size, and curb improvements compared to the subject, but with slightly inferior visibility and topography including some vegetation and trees that need to be cleared before development, it is ranked slightly inferior overall compared to the subject. Comparable three is the most similar in location compared to the subject, along with similarities in most of the characteristics of the subject parcel. However, it has a much larger lot size, which is significantly superior compared to the subject; therefore, it is ranked superior overall. Comparable four is located at the border of South Mt. Shasta. The area has much lower population density and traffic compared to the downtown area where the subject is located. In addition to a slightly inferior location, it also has slightly inferior visibility, fencing, and curbside improvements, with no fencing on site and only curb improvements for this parcel. Comparable four is also ranked inferior in utilities, as it needed septic and well. However, with a superior view of the Mountain Shasta and larger lot size, comparable four ranked slightly superior overall compared to the subject. Comparable five is located in southeast Redding at a major business district on Bechelli Lane, which has similar visibility and a similar local economy compared to the subject. It is ranked similarly in location, orientation, view, lot size, and curb improvements compared to the subject. It has inferior topography and vegetation and trees criteria compared to the subject; therefore, it is ranked overall inferior to the subject.
OVERALL COMPARABLES RANKING
The adjusted comparable sales are shown in the table below. # APN Address/Locati
on City Recording
Date
Sale
Price Zoning Utilities Land Area SF
Land Area
AC
Price Per
Lot
3 057-311-180 803 S Mt Shasta
Blvd Mt Shasta 12/4/2023 $334,000 C-2 Public water and electric, Sewer 165,528 3.80 $334,000.00 4 037-420-070 Lot 7 Gateway
Park Mt Shasta 6/26/2022 $110,000 C1 Electricity at the lotline 45,302 1.04 $110,000.00
057-191-150,
180
057-191-150,
180 Mt Shasta C-1 All public 7,509 0.17
1 057-272-160 Parcel A Berry St Mt Shasta 12/18/2023 $65,000 C/R Public water and electric, Sewer 8,276 0.19 $65,000.00
2 116-170-005 11080 Rhyolite Dr Redding 4/28/2023 $48,000 GC All utilities availble at the lotline 9,360 0.21 $48,000.00
5 070-290-079 3371 Bechelli Ln Redding 5/9/2023 $47,000 GC All utilities availble at the lotline 13,939 0.32 $47,000.00
RANKING COMPARABLE SALES SUMMARY
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Comparable three set the high end of the range. It is included in the analysis due to its proximity to the subject, but the high overall price per lot are reflective of its large parcel size. No weight was given to this sale. Adjusted comparables one, two, four and five are reflective of commercial vacant land with characteristics similar to the subject, including similar characteristics, zoning district, and land use. All comparables characteristics that influence the assessment of value were qualitatively compared to the subject. The sales had a wide range overall from $47,000 to $334,000 per lot, but the subject was adequately bracketed in between comparable one and four within a much tighter range, from $65,000 to $110,000 per lot. Comparable four were given primary weight since it is the most similar to the subject. A value in the $100,000 per lot range is supported by this analysis.
The subject value as of 3/26/2024 is supported by all comparables and adequately bracketed by comparables one and three. A value of $100,000 is supported for the subject in as is condition.
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ADDENDA
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SUBJECT PHOTOS
Front view Reception area
Entrance
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ENGAGEMENT LETTER
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GREENWAY PROJECT PRELIMINARY ANALYSIS
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SISKIYOU COUNTY ZONING MAP
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UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS
1. This appraisal report is intended to comply with the reporting requirements set forth under Standard Rule 2- 2(a) of the Uniform Standards of Professional Appraisal Practice for an appraisal report. As such, it might not include full discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser’s opinion of value. Supporting documentation concerning the data, reasoning, and analyses is retained in the appraiser’s file. The information contained in this report is specific to the needs of the client and for the intended use stated in this report. The appraiser is not responsible for unauthorized use of this report.
2. No responsibility is assumed for legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated in this report.
3. The property is appraised free and clear of any and all liens and encumbrances unless otherwise stated in this report.
4. Responsible ownership and competent property management are assumed unless otherwise stated in this report.
5. The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy.
6. All engineering is assumed to be correct. Any plot plans and illustrative material in this report are included only to assist the reader is visualizing the property.
7. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them.
8. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless otherwise stated in this report.
9. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a nonconformity has been stated, defined, and considered in this appraisal report.
10. It is assumed that all required licenses, certificates of occupancy or other legislative or administrative authority from any local, state, or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in this report are based.
11. Any sketch in this report may show approximate dimensions and is included to assist the reader in visualizing the property. Maps and exhibits found in this report are provided for reader reference only. No guarantee as to accuracy is expressed or implied unless otherwise stated in this report. No survey has been made for the purpose of this report.
12. It is assumed that the utilization of the land and improvements are within the boundaries or property lines of the property described, and that there is no encroachment or trespass unless otherwise stated in this report.
13. The appraiser is not qualified to detect hazardous waste and/or toxic materials. Any comment by the appraiser that might suggest the possibility of the presence of such substances should not be taken as confirmation of the presence of hazardous waste and/or toxic materials. Such determination would require investigation by a qualified expert in the field of environmental assessment. The presence of substances such as asbestos, urea-formaldehyde, foam insulation, or other potentially hazardous materials may affect the value of the property. The appraiser’s value estimate is predicated on the assumption that there are no such materials on or in the property that would cause a loss in value unless otherwise stated in this report. No responsibility is assumed for any environmental conditions, or for any expertise or engineering knowledge required to discover them. The appraiser’s descriptions and resulting comments are the result of the routine observations made during the appraisal process.
14. Unless otherwise stated in this report, the subject property is appraised without a specific compliance survey having been conducted to determine if the property is or is not in conformance with the requirements of the Americans with Disabilities Act. The presence of architectural and communications barriers that are structural Mt. Shasta City Council Regular Meeting November 25, 2024 251 24-003 RVS
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in nature that would restrict access by disabled individuals may adversely affect the property’s value, marketability, or utility.
15. Any proposed improvements are assumed to be completed in good workmanlike manner in accordance with the submitted plans and specifications.
16. The distribution, if any, of the total valuation in this report between land and improvements applies only under the stated program of utilization. The separate allocations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used.
17. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and in any event, only properly written qualification and only in its entirety.
18. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser, or the firm with which the appraiser is connected) shall be disseminated to the public through advertising, public relations, news sales, or other media without prior written consent and approval of the appraiser.
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QUALIFICATIONS OF CHARLES W. RYAN, MAI
BREA Appraiser Identification Number AG 006156
PROFESSIONAL EXPERIENCE
Crocker Citizens National Bank
Sacramento, CA
1962-1964
As a staff appraiser for the bank, my duties consisted of the appraisal of urban properties in metropolitan Sacramento and Lake Tahoe region.
Duties also included training of new appraisers and administrative trainees.
State Board of Equalization –
Division of Intercounty Equalization
1964-1968
Staff duties included the appraisal of farms, ranches, and commercial and industrial properties throughout the State of California.
Office of Appraisal Appeals
(State Board of Equalization)
1968-1976
As a Senior Appraiser, duties involved the review of both appraisals prepared by board staff and county personnel and ultimate re-appraisal.
Professional territory was the entire State of California and Bay area counties, plus rural and recreational properties in the central and northern counties.
Independent Fee Appraiser
1976 - Present
As an independent fee appraiser, I have completed appraisal assignments for financial institutions, attorneys, corporations, public agencies and individuals on all property types.
OTHER EXPERIENCES
■ Past President (1988) Sierra Nevada Chapter – Appraisal Institute ■ Past Chairman, Shasta County Assessment Appeals Board ■ Former Faculty, Appraisal Institute
■ Past Chairman Board of Trustees – Mercy Foundation North ■ Past President (1997-1998) Rotary Club of Redding
■ Past Board Chair – Board of Directors – Turtle Bay Exploration Park and Museum ■ Past Board Chair – Shasta Family YMCA
■ Past Board of Directors, Habitat for Humanity
■ Past Vice Chair – Shasta Mosquito and Vector Control District ■ Board of Directors, Shasta Senior Nutrition & Golden Umbrella
QUALIFIED AS EXPERT WITNESS
Superior Courts of Shasta, Tehama, Trinity, Lassen, Siskiyou, Humboldt, Los Angeles, Sacramento, Santa Clara, Orange and Riverside Counties.
EDUCATION
■ California State Polytechnic University Bachelor of Science Degree, Agriculture ■ American Institute of Real Estate Appraisers Completed Courses I, II, III, IV & Litigation Courses.
State Board of Equalization Courses
CONTINUING EDUCATION
“The Appraisal Institute conducts a voluntary program of continuing education for its designated members. MAI’s and RM’s who meet the minimum standards of this program are awarded periodic education certification.” I am certified under this program.
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APPRAISER LICENSE
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RYAN VALUATION SERVICES
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QUALIFICATIONS OF FEI DU
BREA Appraiser Identification Number TA 3063734
PROFESSIONAL EXPERIENCE:
Ryan Valuation Services March 2022 – Current
Assist in the preparation of appraisals for commercial and industrial properties under the direct supervision of General Appraisers Kent E. Hume and Charles Ryan. Emphasis on multi-family land, office, retail, eminent domain and special purpose properties in Shasta, Butte, Trinity, Tehama, Humboldt, and Siskiyou Counties.
Vista Real Estate Jan 2022 – Current
Next Home Cedar Street Realty – May 2019 – Jan 2022
Present, promote, and sell residential real estate. Establish, develop and maintain business and customer relationships. Represent clients, negotiate contract terms, and finalize contract agreements as needed. Monitor and gather current marketplace information on pricing, housing trends, new developments, and current rules and regulations to best serve the clientele.
Monsanto - Woodland, CA, Kannapolis, NC Oct 2007 - Feb 2012 Research Associate Supervision and leadership for projects, including strategic planning and organizing, delegating responsibilities, and supervising contractors to ensure efficient and timely completion of projects. Project coordination across a matrix organization as a core member of interdisciplinary project teams. Serve as safety coordinator and safety inspector for the laboratory, including safety training for new employees, performing laboratory inspections, writing Job Safety Analysis (JSAs), and performing Instrumentation Reviews for all laboratory equipment. Development and implementation of methods to identify and quantify nutritional contents. Extensive experience creating Standard Operational Procedure (SOP) / Best Laboratory Practices (BLP) documents.
PROFESSIONAL CREDENTIALS:
State of California Trainee Appraiser, TA 3063734
State of California Real Estate Salesperson License, 02093217 EDUCATION:
M.S. in Chemistry; 2008 Sacramento State University, Sacramento B. S. in Chemistry and Minor in English; 2005 University of California - Davis, Davis Basic Appraisal Principles
Basic Appraisal Procedures
2020-2021 15-hr National USPAP Course
Supervisor-Trainee Course for California
Residential Market Analysis and Highest &
Best Use
Residential Appraiser Site Valuation and
Cost Approach
Residential Sales Comparison and Income
Approaches
Residential Report Writing and Case
Studies
Law and Regulations for California
Appraisers
Statistics, Modeling, and Finance
Advanced Residential Application and Case
Study
Appraisal Subject Matter Electives
General Appraiser Market Analysis Highest and
Best Use
General Appraiser Site Valuation and Cost
Approach
General Appraiser Sales Comparison Approach
General Appraiser Income Approach
General Report Writing & Case Studies
Commercial Appraisal Review – Subject Matter
Elective
Mt. Shasta City Council Regular Meeting November 25, 2024 255 24-003 RVS
Brownell Vacant Parcels
Mt. Shasta
RYAN VALUATION SERVICES
[64]
APPRAISER LICENSE
Mt. Shasta City Council Regular Meeting November 25, 2024 256 CITY COUNCIL AGENDA ITEM #11
MEETING DATE: November 25, 2024
TO: Mayor and City Council
FROM: Malisa Dodd, Finance Director
SUBJECT: Closeout of Fund 76 – Fire Training Center Fund RECOMMENDATION:
Staff respectfully requests the City Council approve close out of Fund 76 – Fire Training Center Fund and reallocate the $514.82 cash on hand balance to Fund 50 - Fire Assessment District Fund.
BACKGROUND & SUMMARY:
Fund 76 – Fire Training Center Fund has not been used in the past 5 years and possibly longer.
During the review of funds with the fiscal auditor, staff discussed closing this out to clean up the balance sheet. The amount is immaterial, and staff proposes moving it to Fund 50 for future use. After discussion with the Fire Chief the old training facility is no longer in use, and he does not see a need for these funds for that purpose.
ATTACHMENTS:
Fund 76 – Fire Training Center Fund - Balance Sheet and 5 Year Income Statement X Regular Session
Special Session
Emergency
Session
Closed Session
Mt. Shasta City Council Regular Meeting November 25, 2024 257 Mt. Shasta City Council Regular Meeting November 25, 2024 258 Mt. Shasta City Council Regular Meeting November 25, 2024 259 City Council Agenda Item # 12
Staff Report
Meeting Date: 11/25/2024
To: Mayor and City Council
From: Todd Juhasz, City Manager
Subject: Consider approval of a proposal to hire Kosmont to navigate the Surplus Land Act to allow the sale of the Landing
Recommended Action: Approve contracting with Kosmont to guide the City through the Surplus Land Act (SLA).
Background:
On January 15, 2019, California Governor Gavin Newsom signed Executive Order N-06-19 that ordered the California Department of General Services (DGS) and the California Department of Housing and Community Development (HCD) to identify and prioritize excess state-owned property and aggressively pursue sustainable, innovative, cost-effective housing projects.
Under the Surplus Land Act (Gov. Code, §54220-54234), governmental entities (e.g. cities) that own property and determine that they no longer need it for government purposes has to make them available for affordable housing. Cities must send notices about available, surplus local public land to the following:
• HCD
• Any local public entity within the jurisdiction where the surplus local land is located • Developers who have notified HCD of their interest in developing affordable housing on surplus local public land
Prior to agreeing to terms to dispose of surplus property, cities must send a description of notices of availability sent and negotiations conducted, in addition to a copy of any restrictions to be recorded against the property, to HCD for review using HCD forms.
There are affordable housing-based exemptions that allow government entities to avoid navigating the SLA, though these exemptions are not consistent with development plans for the Landing. To qualify, a minimum of 300 hundred affordable housing units need to be built or ten times the number of acres for sale (85 acres at the Landing-850 units).
Navigating the SLA is complicated and takes time. At minimum, it will take a year. Pinsonneault Holdings has been informed about the need to follow the requirements under the SLA.
X Regular
Consent
Closed
Presentation
Mt. Shasta City Council Regular Meeting November 25, 2024 260 To help us through the approval process, Kosmont’s Brian Moncrief (SLA expert) produced a proposal. The details of the scope are listed below. The full proposal is included as an attachment.
Scope of Services:
Approach to Scope of Services: The prospective assignment and consulting services that Kosmont Real Estate Services (KR) will provide will be of a relatively limited scope and duration, and advisory in nature. KR will be making recommendations only, which advise the Client, including its elected officials, appointed officials and staff, which they can accept or reject.
The major tasks to be performed by KR are described as follows:
Task 1: Project Kick Off
KR will meet with the City (virtually) to discuss goals and priorities for their publicly owned properties to be considered for development/disposition, including Surplus Land Act compliance, as well as other specific economic development objectives, status of activities to date, and anticipated timing.
Task 2: Initial Pre-Sale/Disposition Property Due Diligence and Regulatory Compliance Activities KR will conduct initial pre-sale/disposition property due diligence to identify existing market conditions and constraints affecting the potential marketability, sale, and development (e.g., zoning, adjacent uses, site configuration, environmental condition) of the Properties as well as evaluate market value/pricing ranges, and potential options/approaches to productively advance the future sale and disposition and/or development of the Properties (as may be desired and mutually agreed upon).
KR will also consider potential regulatory requirements in conjunction with the Client’s legal counsel in connection with the sale and disposition of the Properties to satisfy compliance with the SLA (including engagement with HCD) and/or other legislative requirements as may be appropriate/required.
Task 3: Surplus Land Act Process
Kosmont will assist with preparation of the Surplus Land declaration and/or exemption as may be required. If the Properties are declared “surplus” KR will prepare the Notice of Availability (“NOA”) as well as coordinate and manage the solicitation process required by the SLA for properties identified (as may be appropriate), which will require a 60-day noticing period for respondents and a potential 90-day good faith negotiation period.
KR can also assist the Client with a virtual presentation to the City Council (“City Council”) that will seek authorization to proceed with any prospective transactions (as directed by the City and mutually agreed upon).
Optional Task 4: Real Estate Brokerage Services
In compliance with the statutory and procedural disposition requirements of the California Surplus Land Act and pursuant to Department of Real Estate (DRE) licensing requirements, Kosmont Real Estate Services, dba Kosmont Realty (“KR”), is available to assist the Client directly and/or enter Mt. Shasta City Council Regular Meeting November 25, 2024 261 into a co-brokerage agreement with a third-party brokerage/broker(s) to provide real estate brokerage services to help effectuate the successful sale of the subject Properties.
The proposed cost estimate for the first three tasks is $19,500 Mt. Shasta City Council Regular Meeting November 25, 2024 262 Kosmont Realty
Mailing Address: 1601 N. Sepulveda Blvd., #382 (424) 297-1076 Physical Address: 2301 Rosecrans Ave., Ste. 4140 Manhattan Beach, CA 90266 www.kosmontrealty.com El Segundo, CA 90245 90245 November 20, 2024
Todd Juhasz
City Manager
City of Mt. Shasta
305 N. Mt. Shasta Boulevard
Mt. Shasta, CA 96067
Re: Proposal for Real Estate Advisory/Due Diligence Services & Brokerage Services Dear Mr. Juhasz,
Kosmont Real Estate Services (“KRES”) dba Kosmont Realty (“KR” or “Consultant”), a licensed California brokerage firm (Department of Real Estate License #02058445), (“Kosmont” or “KR” or “Broker”), is pleased to present this proposal to the City of Mt. Shasta (“Client” or “Owner” or “Seller”) for Surplus Land Act (“SLA”) pre-disposition real estate advisory/due-diligence services and brokerage services in connection with the disposition of certain City owned properties.
This proposal serves as an agreement (“Agreement”) when executed and returned by Client to KR.
I. BACKGROUND AND OBJECTIVE
The Client has requested that KR provide real estate advisory services and potential brokerage services associated with the future disposition and development of an approximately 115-acre site (APN’s 067- 010-010, 067-010-020 and 067-010-140) owned by the City (“Properties”), which would specifically include technical advisory services regarding the Surplus Land Act. KR will perform these advisory services as identified in the Scope of Services under Tasks 1-3.
Pursuant to Optional Task 4 in the Scope of Services: KRES is a duly licensed brokerage services firm by the California Department of Real Estate and its insurance coverage is premised on compliance with State licensing regulations. Further, in compliance with the statutory and procedural disposition requirements of the California Surplus Land Act and pursuant to Department of Real Estate (DRE) licensing requirements, the City and KR may enter into or authorize a direct, indirect and/or a cooperative broker relationship with other private sector and/or brokerages/brokers, as desired by Client and mutually agreed upon to leverage KR’s collective expertise/resources, market knowledge, and transaction based relationships to successfully sell the Properties, while enabling and assisting brokerage activity by any and all brokers/brokerage service firms involved in the SLA exposure and disposition process, to maintain compliance with the sale regulations set forth by the Surplus Land Act. Further, KR may assist the City to identify, select, and represent interested and qualified buyer(s) in connection with any future transaction concerning the Properties in its sole discretion.
The following scope of services outlines the specific tasks and assignments associated with the services described herein.
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II. SCOPE OF SERVICES
Approach to Scope of Services: The prospective assignment and consulting services that KR will provide will be of a relatively limited scope and duration, and advisory in nature. KR will be making recommendations only, which advise the Client, including its elected officials, appointed officials and staff, which they can accept or reject. None of Kosmont's staff will act in a capacity as an elected official, nor appointed official, nor as staff, nor as serving in a "designated" position.
The major tasks to be performed by KR that will comprise this assignment are described as follows:
Task 1: Project Kick Off
To initiate the assignment, KR will meet with the Client (virtually) to discuss goals and priorities for their publicly owned properties to be considered for development/disposition, including Surplus Land Act compliance, as well as other specific economic development objectives, status of activities to date, and anticipated timing.
Task 2: Initial Pre-Sale/Disposition Property Due Diligence and Regulatory Compliance Activities
KR will conduct initial pre-sale/disposition property due diligence to identify existing market conditions and constraints affecting the potential marketability, sale, and development (e.g., zoning, adjacent uses, site configuration, environmental condition) of the Properties as well as evaluate market value/pricing ranges, and potential options/approaches to productively advance the future sale and disposition and/or development of the Properties (as may be desired and mutually agreed upon).
KR will also consider potential regulatory requirements in conjunction with the Client’s legal counsel in connection with the sale and disposition of the Properties to satisfy compliance with the SLA (including engagement with HCD) and/or other legislative requirements as may be appropriate/required.
Task 3: Surplus Land Act Process
Kosmont will assist with preparation of the Surplus Land declaration and/or exemption as may be required. If the Properties are declared “surplus” KR will prepare the Notice of Availability (“NOA”) as well as coordinate and manage the solicitation process required by the SLA for properties identified (as may be appropriate), which will require a 60-day noticing period for respondents and a potential 90-day good faith negotiation period.
KR can also assist the Client with a virtual presentation to the City Council (“City Council”) that will seek authorization to proceed with any prospective transactions (as directed by the City and mutually agreed upon).
Optional Task 4: Real Estate Brokerage Services
In compliance with the statutory and procedural disposition requirements of the California Surplus Land Act and pursuant to Department of Real Estate (DRE) licensing requirements, Kosmont Real Estate Mt. Shasta City Council Regular Meeting November 25, 2024 264 City of Mt. Shasta
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Services, dba Kosmont Realty (“KR”), is available to assist the Client directly and/or enter into a cobrokerage agreement with a third-party brokerage/broker(s) to provide real estate brokerage services to help effectuate the successful sale of the subject Properties.
KR is a full-service real estate brokerage licensed in the State of California (License # 02058445). KR will be paid for the following brokerage related services based on a real estate commission schedule upon the close of any sales transaction for the Properties in accordance with a separate Exclusive Authorization to Sell and/or Co-Brokerage Agreement (as may be mutually agreed upon between KR and Client and/or a Third-Party brokerage/broker): (a) assistance with structuring and negotiation of purchase agreement documentation (e.g. price and terms); (b) coordination with selected title and escrow company related to activities for the potential transactions to effectuate the sale(s); (c) structuring, presentations and negotiations with HCD to achieve notice of determination and related sale procedural approvals; (d) coordination with appraiser (as may be required); and/or (e) other transaction based activities as may be required to close the various transaction(s) (as mutually agreed upon between KR and Client).
III. SCHEDULE AND REQUIRED DATA
Consultant is prepared to commence work upon receipt of executed Agreement.
IV. COMPENSATION
Compensation for Tasks 1 through 3 is estimated at $19,500 for professional services (hourly) fees at KR’s billing rates as shown on Attachment A. Future increases in budget will require approval by Client in advance. Budget may be increased by Client at any time.
Compensation for Optional Task 4 (Real Estate Brokerage Services) shall require Client approval of an Exclusive Authorization to Sell Agreement by and between KR and the Client, which would include an Exhibit A: Schedule of Commissions.
KR anticipates a single consolidated round of Client comments and revisions on draft work product before Kosmont provides a final version of work product. If necessary, additional rounds of comments and revisions can be accommodated on an hourly basis.
KR’s attendance or participation at any publicly noticed meeting, whether such participation is in person, digital, video and/or telephonic (e.g., City Council, Planning Commission, Public Agency Board, other), as requested by Client is in addition to compensation for Tasks 1 through 3 and will be billed at the professional services (hourly) fees as shown on Attachment A.
Services will be invoiced monthly at KR’s standard billing rates, as shown on Attachment A. In addition to professional services (hourly) fees, invoices will include reimbursement for out-of-pocket expenses such as travel and mileage (provided that there shall be no overnight travel without the Client’s prior approval and that mileage shall be reimbursed at the current IRS mileage reimbursement rate), professional printing, conference calls, and delivery charges for messenger and overnight packages at actual cost. Unless otherwise agreed to in advance, out-of-area travel, if any, requires advance funding of flights and hotel accommodations.
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KR will also include in each invoice an administrative services fee to cover in-house copy, fax, telephone and postage costs equal to four percent (4.0%) of KR’s monthly professional service fees incurred. Any unpaid invoices after 30 days shall accrue interest at the rate of 10% per annum.
For the convenience of Kosmont’s clients, we offer a secure credit card payment service. The credit card payment link is: https://kosmont.paidyet.com and there are two ways to make a secure credit card payment:
1. Fill in the “Make a Payment” form when you go to the link (https://kosmont.paidyet.com), or
2. Call Kosmont Companies’ accounting desk (424) 297-1072 to make a credit card payment KR is prepared to commence work upon receipt of executed Agreement.
DISCLOSURE: Compensation for possible future transaction-based services or consulting services.
The following is being provided solely as an advance disclosure of possible real estate consulting and finance services and potential compensation for such services. This disclosure is not intended to commit the Client.
When assignments involve public finance services on behalf of a public agency, such municipal advisory services are provided by Kosmont Financial Services (KFS). KFS is an independent Registered Municipal Advisor with the Securities and Exchange Commission and the Municipal Securities Rulemaking Board.
SEC registration does not constitute an endorsement of the firm by the Commission or state securities regulators.
When assignments involve advisory services provided by Kosmont & Associates, Inc., dba Kosmont Companies (“KC”), a separate proposal and hourly rate sheet will be provided.
V. OTHER PROVISIONS
A. Termination. Client or Consultant shall have the right to terminate this Agreement at any time upon written notification to the other party. Payment for fees accrued through the date of termination shall be remitted in full.
B. Arbitration. Any controversy or claim arising out of or in relation to this Agreement, or the making, performance, interpretation or breach thereof, shall be settled by arbitration at JAMS in Los Angeles, California. Each of the parties to such arbitration proceeding shall be entitled to take up to five depositions with document requests. The provisions of Section 1283.05 (except subdivision (e) thereof) of the California Code of Civil Procedure are incorporated by reference herein, except to the extent they conflict with this Agreement, in which case this Agreement is controlling. If the matter is heard by only one arbitrator, such arbitrator shall be a member of the State Bar of California or a retired judge. If the matter is heard by an arbitration panel, at least one member of such panel shall be a member of the State Bar of California or a retired judge. The arbitrator or arbitrators shall decide all questions of law, and all mixed questions of law and fact, in accordance with the substantive law of the State of California to the end that all rights and defenses which either party may have asserted in a court of competent jurisdiction Mt. Shasta City Council Regular Meeting November 25, 2024 266 City of Mt. Shasta
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shall be fully available to such party in the arbitration proceeding contemplated hereby. The arbitrator and arbitrators shall set forth and deliver their findings of fact and conclusions of law with the delivery of the arbitration award. Judgment upon the award rendered shall be final and non-appealable and may be entered in any court having jurisdiction.
C. Attorneys' Fees. In the event of any legal action, arbitration, or proceeding arising out of an alleged breach of this Agreement, the party prevailing in such legal action, arbitration, or proceeding shall be entitled to recover reasonable attorneys' fees, expenses and costs, as well as all actual attorneys' fees, expenses and cost incurred in enforcing any judgment entered.
D. Authority. Each of the parties executing this Agreement warrants that persons duly authorized to bind each such party to its terms execute this Agreement.
E. Further Actions. The parties agree to execute such additional documents and take such further actions as may be necessary to carry out the provisions and intent of this Agreement.
F. Assignment. Neither this Agreement nor any of the rights or obligations hereunder may be assigned by either party without the prior written consent of the other party.
G. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns.
H. Entire Agreement; Amendments and Waivers. This Agreement contains the entire agreement between the parties relating to the transactions contemplated hereby and any and all prior discussions, negotiations, commitments and understanding, whether written or oral, related hereto are superseded hereby. No addition or modification of any term or provision of this Agreement shall be effective unless set forth in writing signed by both parties. No waiver of any of the provisions of this Agreement shall be deemed to constitute a waiver of any other provision hereof (whether or not similar), nor shall such waiver constitute a continuing waiver of such provisions unless otherwise expressly provided. Each party to this Agreement has participated in its drafting and, therefore, ambiguities in this Agreement will not be construed against any party to this Agreement.
I. Severability. If any term or provision of this Agreement shall be deemed invalid or unenforceable, the remainder of this Agreement shall not be affected thereby, and each remaining term and provision of this Agreement shall be valid and in force to the fullest extent permitted by law.
J. Notices. All notices, requests, demands and other communications which may be required under this Agreement shall be in writing and shall be deemed to have been received when transmitted; if personally delivered, if transmitted by telecopier, electronic or digital transmission method, upon transmission; if sent by next day delivery to a domestic address by a recognized overnight delivery service (e.g., Federal Express), the day after it is sent; and if sent by certified or registered mail, return receipt requested, upon receipt. In each case, notice shall be sent to the principal place of business of the respective party. Either party may change its address by giving written notice thereof to the other in accordance with the provisions of this paragraph.
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K. Titles and Captions. Titles and captions contained in this Agreement are inserted only as a matter of convenience and for reference and in no way define, limit, extend or describe the scope of this Agreement or the intent of any provision herein.
L. Governing Law. The statutory, administrative and judicial law of the State of California (without reference to choice of law provisions of California law) shall govern the execution and performance of this Agreement.
M. Confidentiality. Each of the parties agrees not to disclose this Agreement or any information concerning this Agreement to any persons or entities, other than to their attorneys and accountants, or as otherwise may be required by law.
N. Counterparts. This Agreement may be executed in one or more counterparts, each of which constitutes an original, and all of which together constitute one and the same instrument. The signature of any person on a telecopy of this Agreement, or any notice, action or consent taken pursuant to this Agreement shall have the same full force and effect as such person's original signature.
O. Disclaimer. Consultant’s financial analysis activities and work product, which may include but is not limited to pro forma analysis and tax projections, are projections only. Actual results may differ materially from those expressed in the analysis performed by Consultant due to the integrity of data received, market conditions, economic events and conditions, and a variety of factors that could materially affect the data and conclusions. Client’s reliance on Consultant’s analysis must consider the foregoing.
Consultant services outlined and described herein are advisory services only. Any decisions or actions taken or not taken by Client and affiliates, are deemed to be based on Client’s understanding and by execution of this Agreement, acknowledgement that Consultant’s services are advisory only and as such, cannot be relied on as to the results, performance and conclusions of any investment or project that Client may or may not undertake as related to the services provided including any verbal or written communications by and between the Client and Consultant.
Client acknowledges that Consultant's use of work product is limited to the purposes contemplated within this Agreement. Consultant makes no representation of the work product's application to, or suitability for use in, circumstances not contemplated by the scope of work under this Agreement.
P. Limitation of Damages. In the event Consultant is found liable for any violation of duty, whether in tort or in contract, damages shall be limited to the amount Consultant has received from Client.
Q. Force Majeure. Consultant shall not be liable for failure or delay in performance of its obligations under this Agreement arising out of or caused, directly or indirectly, by significant circumstances beyond its reasonable control, including, without limitation: epidemic; acts of God; earthquakes; fires; floods; wars; civil or military disturbances; acts of terrorism; sabotage; strikes; riots; wide-spread power failures and wide-spread internet failure. Contractual performance and deadline(s) shall be extended for a period equal to the time lost by reason of the delay.
R. Expiration of Proposal for Services. If this Agreement is not fully executed by the parties within thirty (30) days from the date of this letter, this proposal shall expire.
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S. Not an agreement for Legal Services or Legal Advice. This Agreement does not constitute an agreement for the performance of legal services or the provision of legal advice, or legal opinion. Client should seek independent legal counsel on matters for which Client is seeking legal advice. [ signature page follows ]
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VI. ACCEPTANCE AND AUTHORIZATION
If this Agreement is acceptable to Client, please execute two copies of the Agreement and return both originals to Kosmont Realty. Upon receipt of both signed contracts, we will return one fully executed original for your files. Kosmont will commence work upon receipt of executed Agreement.
Read, understood, and agreed to this
____ Day of _______________ 2025
City of Mt. Shasta Kosmont Real Estate Services
doing business as “Kosmont Realty”
By: _________________________ By: _________________________ (Signature) (Signature)
Name: Name: Larry J. Kosmont, CRE®
(Print Name)
Its: Its: President
(Title)
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ATTACHMENT A
Kosmont Realty
2024-25 Public Agency Fee Schedule
Professional Services
Chairman & CEO / President $525.00/hour
Senior Managing Director/Senior Advisor $395.00/hour
Managing Director $295.00/hour
Senior Director / Senior Project Analyst $205.00/hour
Director / Project Analyst / Project Manager $195.00/hour Project Promotion/Graphics/GIS Mapping Services/Research $ 95.00/hour Clerical Support $ 80.00/hour
• Additional Expenses
In addition to professional services (labor) fees:
1) An administrative fee for in-house copy, fax, phone, postage costs, digital/technological support and related administrative expenses will be charged, which will be computed at four percent (4.0 %) of monthly Kosmont Realty’s professional service fees incurred; plus 2) Out-of-pocket expenditures, such as travel and mileage, professional printing, and delivery charges for messenger and overnight packages will be charged at cost. 3) Project/Market data sources for support of evaluation and analysis e.g., ESRI, Placer.ai, CoStar/STR, IMPLAN, ParcelQuest and other based on quoted project cost. 4) For Third Party Vendor(s) retained on behalf of Client (with Client’s advance approval), fees and costs will be billed to Client at 1.1X (times) fees and costs. 5) Except as referenced above, under Section IV. Compensation, Consultant’s attendance or participation at any public meeting, whether such participation is in person, digital, video and/or telephonic (e.g., Board of Supervisors, Planning Commission, Public Agency Board, other) requested by Client and are beyond those specifically identified in the Scope of Work will be billed at the professional services (hourly) fees as shown on this Attachment A. • Charges for Court/Deposition/Expert Witness-Related Appearances Court-related (non-preparation) activities, such as court appearances, depositions, mediation, arbitration, dispute resolution and other expert witness activities, will be charged at a court rate of 1.5 times scheduled rates, with a 4-hour minimum.
Rates shall remain in effect until December 31, 2025.
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