HomeMy WebLinkAboutOrd 2636 - Adopt a citizen sponsored initiative measure entitled by the proponent as the "Bechelli Bonnyview Voter Initiative" pursuant to the provisions of elections code section 9215ORDINANCE NO. 2636
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDDING
ADOPTING A CITIZEN SPONSORED INITIATIVE MEASURE
ENTITLED BY THE PROPONENT AS THE "BECHELLI BONNYVIEW
VOTER INITIATIVE" PURSUANT TO THE PROVISIONS OF
ELECTIONS CODE SECTION 9215
WHEREAS, at its regular meeting of May 18, 2021, the City Council of the City of Redding
accepted the Certificate of Sufficiency of Initiative Petition issued by City Clerk relating to the
signatures gathered in support of a citizen sponsored initiative measure entitled by the proponent
as the `Bechelli Bonnyview Voter Initiative" (hereafter, the "Initiative Measure"); and
WHEREAS, on May 18, 2021, the City Council of the City of Redding took public input with
regard to the options available to the City with regard to the Initiative Measure; and
WHEREAS, one year prior on May 19, 2020, the City Council took final action to certify an
Environmental Impact Report, adopt a Statement of Overriding Considerations, adopt a Mitigation
and Monitoring Program, approve General Plan Amendment Application GPA -2017-00067,
Rezoning Application (RZ-2017-00063) and Specific Plan Application (SP -2017-00082)
(collectively, the "Approvals") in order to approve and accommodate a commercial development
called the River Crossing Marketplace; and
WHEREAS, the River Crossing Marketplace included a 152,000 square foot warehouse store to
be operated by Costco Wholesale Corporation, including an automobile fuel station
accommodating up to 30 fueling positions and approximately 62,000 square feet of complementary
retail and service uses; and
WHEREAS, the Initiative Measure is generally consistent with the Approvals granted by the City
Council on May 19, 2020; and
WHEREAS, the California Supreme Court has held that initiative measures circulated by citizens
and submitted with sufficient signatures to compel a city council to either call an election on the
initiative measure or immediately adopt the measure shall, if adopted by the city council, not
require review under the California Environmental Quality Act (Tuolumne Jobs & Small Business
Alliance v. Superior Court (2014) 59 Cal.4th 1029); and
WHEREAS, when the City Clerk presents her Certificate of Sufficiency of the Petition to the City
Council, under California Elections Code section 9215, the City Council must exercise one of three
options described herein as follows: 1) adopt by ordinance the Initiative Measure, without
alteration; 2) submit the Initiative Measure to the voters by means of an election; or 3) order a
report pursuant to Elections Code section 9212 to include direction to staff as to which matters are
to be considered for further study;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF REDDING DOES
ORDAIN AS FOLLOWS:
Section 1. Adoption. Pursuant to subdivision (a) of Elections Code section 9215, the
City Council of the City of Redding hereby adopts, without alteration, the Initiative Measure
entitled by proponent as the `Bechelli Bonnyview Voter Initiative," as attached hereto as Exhibit
A in its entirety and as fully incorporated herein by this reference.
Section 2. Implementation. The City Clerk and all city officials shall perform the
ministerial duty of incorporating the changes in city law hereby enacted into the General Plan and
the Redding Municipal Code, and all city officials and staff shall take all necessary steps to
implement the Initiative Measure as enacted.
Section 3. Publication. This ordinance shall take effect thirty (30) calendar days after
the date of its adoption, and the City Clerk shall certify to the adoption thereof and cause
publication according to law.
I HEREBY CERTIFY that the foregoing ordinance was introduced and read by the City Council
of the City of Redding at a regular meeting on the 18th day of May, 2021, that this regular meeting
was adjourned and continued until May 24, 2021, and the ordinance was duly adopted on that date
by the following vote:
AYES: COUNCIL MEMBERS: Dacquisto, Mezzano, Schreder, Winter, and Resner
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS: None r
ATTEST:
17 �4,
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PAMELA MIZE, City CIA
DATE ATTESTED:
6 1--)� /,)v
ERIN 11). RESNER, Mayor
FORM APPROVED:
BARRY E. DeWALT, City Attorney
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
The people of the City of Redding do ordain as follows:
Section 1. Title.
This initiative measure ("Initiative") shall be known as the `Bechelli Bonnyview Voter
Initiative."
Section 2. Findings and Purpose.
A. Findings. The people of the City of Redding find and declare the following:
1. The approximately 25 -acre property generally located in the southern
portion of the City of Redding off Interstate 5 at South Bonnyview Road and Bechelli Lane (the
`Bechelli Bonnyview Specific Plan Property"), as shown in Exhibit A hereto, currently consists
of undeveloped land. The approximately 10 -acre property located to the immediate north of the
Bechelli Bonnyview Specific Plan Property (the `Bechelli Bonnyview Residential Property"), as
shown in Exhibit A hereto, also currently consists of undeveloped land. The surrounding land
uses to the north of these properties are existing single family residential, to the south are
existing commercial and hotel development, and to the west is existing office development, with
Interstate 5 to the east.
2. The City of Redding's General Plan, which was originally adopted by the
City on October 3, 2000 and has amended been from time to time, classified a portion of the
Bechelli Bonnyview Specific Plan Property as "Shopping Center" and another portion as
"Residential, 6 to 10 dwelling units per acre," and classified the Bechelli Bonnyview Residential
Property as "Residential, 6 to 10 dwelling units per acre."
3. The General Plan, as adopted, also includes several policies encouraging
the City to maintain and expand Redding's influence as a. regional trade center, including by
encouraging proposals for major shopping, specialty retail, and other facilities that are regional
in scale, and to satisfy the retail market by providing a range of site sizes and locations in the
community.
4. Accordingly, in March 2020, the City completed an environmental impact
report ("EBR") in connection with a proposal for a project on the Bechelli Bonnyview Specific
Plan Property to allow for the development of approximately 222,000 square feet of regional
level retail development, including for a discount retail warehouse with an associated fueling
facility, as well as other new retail options with modem and energy efficient buildings and
landscaping, in order to provide regional shopping opportunities in a safe and secure
environment. The EBR and associated technical reports analyzed the project's potential impacts
on land use and planning; aesthetics; biological resources; geology and soils; hydrology and
water quality; transportation and traffic; tribal cultural resources, noise; air quality; greenhouse
gas emissions; hazards and hazardous materials; cultural resources; public services, utilities, and
service systems; and energy consumption. The EBR concluded that, with mitigation, the proposed
project would not cause any significant environmental impacts, except for impacts at certain
intersections and roadway segments. Although the EBR identified improvements to reduce these
impacts to less than significant and the project would make a fair share contribution toward each
of these improvements, the timing of implementation of some of the improvements was
uncertain and certain other improvements were located outside the City's jurisdiction. Therefore,
the EBR conservatively considered these impacts to be significant.
5. In May/June 2020, after numerous public hearings, the City Council
certified the EBR and adopted the following project -related approvals: (A) amendment to the
City of Redding General Plan to reclassify the Bechelli Bonnyview Specific Plan Property from
"Shopping Center and "Residential, 6 to 10 units per acre" to "Regional Commercial"; (B)
rezoning the Bechelli Bonnyview Specific Plan Property from "SC" (Shopping Center District)
and "RM -10" (Residential Multiple Family District) to "RC" (Regional Commercial); and (C)
adoption of the "River Crossing Marketplace Specific Plan" to establish the permitted uses and
development regulations, requirements, and design guidelines for future development on the
Bechelli Bonnyview Specific Plan Property. These approvals have been challenged in court.
■v�
m,
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
6. An unnecessarily drawn-out litigation process is unlikely to confer any
benefit on the community, and instead the voters wish to propose this Initiative, which will
clearly establish City policies, pursuant to which the proposed development of the Bechelli
Bonnyview Specific Plan Property will be allowed to proceed. The voters believe the City of
Redding would be ideally served at this undeveloped location by a new regional commercial
center, which will attract the types of companies that will broaden the City's sales tax base by
providing local and regional tax -generating uses and contribute to job growth in the City.
7. In addition, because the voters seek to adapt a more comprehensive vision
for future development in the Bechelli/Bonnyview area, including to help ensure there are
adequate housing opportunities in the City, the voters wish to adopt the "Residential, 20 to 30
dwelling units per acre" land use classification, as well as the corresponding "RM -30" zoning, on
the adjacent Bechelli Bonnyview Residential Property.
8. This Initiative therefore adopts certain, specified amendments to the City
of Redding General Plan ("General Plan") and the City of Redding Zoning Map ("Zoning
Map"), and adopts the Bechelli Bonnyview Specific Plan (collectively, the "Amendments and
Specific Plan") to: (a) allow for development of the Bechelli Bonnyview Specific Plan Property
with approximately 222,000 square feet of regional level retail development, including a
discount retail warehouse with an associated fueling facility, as well as other new retail options
with modem and energy efficient buildings and landscaping, as set forth in the Bechelli
Bonnyview Specific Plan; and (b) to authorize the opportunity for future, possible increased
density residential development on the Bechelli Bonnyview Residential Property.
9. The retail and discount warehouse development expressly authorized by
the Amendments and Specific Plan adopted by this Initiative will strengthen the City's economic
base with quality long-term jobs in addition to shorter -term construction jobs, generate
substantial revenues for the City in the form of one-time and annual fees/exactions, increase the
City's annual property and sales tax revenues, and bring other fiscal benefits to the City. The
future, possible residential development on the Bechelli Bonnyview Residential Property, which
would require discretionary approvals and California Environmental Quality Act ("CEQA")
review from the City to proceed, similarly strengthens the City's position by ensuring there are
adequate housing opportunities in the City, thereby helping the City meet its housing obligations.
10. The goals, policies, and mandatory design features of the Specific Plan
adopted by this Initiative, which include measures identified in the EIR that analyzed proposed
discount warehouse and retail development on the Bechelli Bonnyview Specific Plan Property,
will reduce or avoid significant impacts resulting from the actions approved by this Initiative and
ensure compliance with the City's policies, guidelines, and standards. Moreover, because future,
possible development of the Bechelli Bonnyview Residential Property would require
discretionary approvals from the City, any such future, possible development on that property
will be subject to a public process, including environmental review, before it could proceed.
11. The Amendments and Specific Plan are in the public interest and the
Specific Plan and amendments to the Zoning Code and Zoning Map are consistent with the
General Plan as amended by this Initiative.
12. This Initiative serves the public health, safety, and welfare of the City of
Redding and the surrounding region.
B. Pumose. The purpose of this Initiative is to facilitate the best use of the subject
properties in order to strengthen the City's economic base by authorizing approximately 222,000
square feet of regional level retail commercial development, including a large discount retail
warehouse with an associated fueling facility, as well as other new retail options with modem
and energy efficient buildings and landscaping, on certain, specific property in the City, and to
create the opportunity for complementary future, possible residential development of up to 20 to
30 units per acre on an adjacent property.
Section 3. City of Redding General Plan Amendments.
A. The voters hereby amend the General Plan Diagram of the City of Redding
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
General Plan to:
1. Adopt the "Regional Commercial" land use classification on the Bechelli
Bonnyview Specific Plan Property, as depicted in Exhibit B hereto; and
2. Adopt the "Residential, 20 to 30 dwelling units per acre" land use
classification on the Bechelli Bonnyview Residential Property, as depicted in
Exhibit B hereto.
B. The voters hereby amend the "Residential — 20 to 30 Dwelling Units per Acre
(20 to 30 Wit)" sub -section of the "Land Use Plan" section of the "Community Development and
Design Element" of the City of Redding General Plan as follows (new text is shown in underline;
bold or regular text is not being amended and is shown for context only):
Residential — 20 to 30 Dwelling Units per Acre (20 to 30 u/a)
This classification is intended for multiple -story, multiple -family projects,
including condominiums and apartments located within or adjacent to Downtown,
adjacent to Property classified as Regional Commercial (RC) that is least 24 acres
in size, or along arterial corridors served by public transit.
C. The voters hereby amend "Policy CDD 13X" in the "Commercial Land Use
Guidelines" subsection of the "Goals and Policies" section of the "Community Development and
Design Element" of the City of Redding General Plan as follows (new text is shown in underline;
regular text is not being amended and is shown for context only):
CDD13A. Ensure that adequate commercial lands are identified on the
General Plan Diagram to meet existing and projected market demand for local and
regional retail commercial activity. Proposed amendments to the Diagram, not
initiated by the Planning Commission or City Council, will be considered
appropriate in instances where there is a demonstrated need for additional retail
commercial land to serve the existing and projected retail market within a 5 -year
time horizon. Applicants for General Plan amendments, including applications
initiated by the City on public lands, shall provide a market analysis, the scope of
which must be approved by the City, sufficiently detailed to determine if the
above market criteria are in evidence. Demonstrating only that a particular
location would be economically viable for an intended use will not constitute, in
and of itself, sufficient grounds for a General Plan amendment. Consistent with
state law, which exempts voter initiatives from procedural requirements in the
land use context, voter initiatives shall not be required to provide a market
analysis.
D. The voters hereby amend "Policy PF1C" in the "Establishing and Maintaining
Service Levels" subsection of the "Goals and Policies" section of the "Public Facilities and
Services Element" of the City of Redding General Plan as follows (new text is shown in
underline; regular text is not being amended and is shown for context only):
PF1C. When reviewing applications for land use designation changes (i.e.
zone change, General Plan Amendment, Specific Plan), conduct a thorough
analysis of the impacts of the proposed changes on all aspects of the City's
infrastructure system, and require mitigation as appropriate. Consistent with state
law, which exempts voter initiatives from procedural requirements in the land use
context voter initiatives shall not be required to provide an impacts analysis
E. The voters hereby amend "Policy PF20E" in the "Funding" subsection of the
"Goals and Policies" section of the "Public Facilities and Services Element" of the City of
Redding General Plan as follows (new text is shown in underline; regular text is not being
amended and is shown for context only):
PF20E. Require the preparation of a fiscal impact analysis for all specific
plans or significant general plan land use amendments and annexations. The
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
analysis will examine the fiscal impacts on the City and other service providers
that result from large scale development. The fiscal analysis shall project a
positive fiscal impact form new development or include mechanisms to fund
projected fiscal deficits. Exceptions may be made when new development
generates significant public benefits (e.g., low-income housing,primary-wage-
eamcr employment) and when alternative sources of funding can be obtained to
offset foregone revenues. Consistent with state law, which exempts voter
initiatives from procedural requirements in the land use context, voter initiatives
shall not be required to provide a fiscal impact analysis.
Section 4. Zoning Amendments.
A. The voters hereby amend the Zoning Map of the City of Redding, California to:
1. Adopt the "RC" (Regional Commercial District) zoning and the "SP"
(Specific Plan Overlay District) on the Bechelli Bonnyview Specific Plan
Property, as depicted in Exhibit C hereto, which shall be combined with the
zoning district within the Bechelli Bonnyview Specific Plan (the text of the
adopted zoning district is set forth in the Bechelli Bonnyview Specific Plan,
attached as Exhibit D hereto and incorporated herein by reference); and
2. Adopt the "RM -30" (Residential Multiple -Family) zoning on the Bechelli
Bonnyview Residential Property, as depicted in Exhibit C hereto.
Section 5. Adoption of the Bechelli Bonnyview Specific Plan.
The Bechelli Bonnyview Specific Plan, attached hereto as Exhibit D, is hereby adopted.
Section 6. Effect of Initiative on General Plan Land Use Classifications and Zoning on
Subject Properties Only.
A. This Initiative adopts land use classifications and zoning only for the Bechelli
Bounyview Specific Plan Property and the Bechelli Bonnyview Residential Property, which are
specifically identified in this Initiative. The Initiative does not adopt, alter, or change any other
land use classification or zoning on any other real property in the City of Redding.
B. By adopting this Initiative, the voters intend to adopt, and do hereby adopt, the
exclusive land use classifications and zoning for the Bechelli Bonnyview Specific Plan Property
and the Bechelli Bonnyview Residential Property, respectively, which shall supersede and
replace any and all prior or existing land use classifications and/or zoning on these particular
properties.
Section 7. Implementation of this Initiative.
A. This Initiative is considered adopted and effective upon the earliest date legally
possible after either the City Council adopts the Initiative as law upon its qualification or, if it is
placed on the ballot, the elections official certifies the vote on the Initiative by the voters of the
City of Redding. Upon the effective date of this Initiative, the City is directed to promptly take
all appropriate actions needed to implement this initiative, including but not limited to taking any
administrative steps necessary to update any and all City maps, figures, and any other documents
maintained by the City so they conform to the legislative policies set forth in this Initiative.
B. Upon the effective date of this Initiative, the General Plan amendments of Section
3 of this Initiative are hereby inserted into the General Plan; except that if the four amendments
of any mandatory element of the General Plan permitted by state law for any calendar year have
already been utilized in the year in which this Initiative becomes effective, the General Plan
amendments set forth in this Initiative shall be the first amendments inserted into the General
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
Plan on January 1 of the next year. The City may reorganize, renumber, and/or reformat the
General Plan provisions of Section 3 of this Initiative, provided that the full text is inserted into
the General Plan without alteration.
C. The General Plan in effect on the date of filing of the Notice of Intent to Circulate
this Initiative ("Filing Date"), and the General Plan as amended by this Initiative, comprise an
integrated, internally consistent, and compatible statement of policies for the City. To ensure that
the City's General Plan remains an integrated, internally consistent, and compatible statement of
policies for the City, any provision of the General Plan that is adopted between the Filing Date
and the effective date of the General Plan amendments adopted by this Initiative shall, to the
extent that such interim -enacted provision is inconsistent with or would diminish, render invalid,
defeat, or impair the General Plan amendments adopted by this Initiative, be amended as soon as
possible and in the manner and time required by state law to ensure consistency between the
provisions adopted by this Initiative and other elements of the General Plan.
D. Upon the effective date of this Initiative, the provisions of Section 4 of this
Initiative are hereby inserted into the Redding Municipal Code. The City may reorganize,
renumber, and/or reformat the provisions of Section 4 of this Initiative, provided that the fall text
is inserted into the Municipal Code without alteration.
Section S. Effect of Other Measures on the Same Ballot.
It is the voters' intent to create a comprehensive regulatory plan to govern the future use and
development of the specific property that is subject to the Initiative. To ensure that this intent is
not frustrated, and in the event this Initiative is not adopted by the City Council as law, this
Initiative shall be presented to the voters as an alternative to, and with the express intent that it
will compete with, any and all voter initiatives or City -sponsored measures placed on the same
ballot as this Initiative and which, if approved, would regulate the use or development of the
subject property in any manner whatsoever (each, a "Conflicting Initiative"). In the event that
this Initiative and one or more Conflicting Initiatives are adopted by the voters at the same
election, then it is the voters' intent that only that measure that receives the greatest number of
affirmative votes shall control in its entirety and said other measure or measures shall be
rendered void and without any legal effect. In no event shall this Initiative be interpreted in a
manner that would permit its operation in conjunction with the non -conflicting provisions of any
Conflicting Initiative. If this Initiative is approved by the voters but superseded by law in whole
or in part by any other Conflicting Initiative approved by the voters at the same election, and
such Conflicting Initiative is later held invalid, this Initiative shall be self-executing and given
full force of law.
Section 9. Interpretation and Severability.
A. This Initiative must be interpreted so as to be consistent with all federal and state
laws, rules, and regulations. If any section, sub -section, sentence, clause, phrase, part, or portion
of this Initiative is held to be invalid or unconstitutional by a final judgment of a court of
competentjurisdictiou, such decision does not affect the validity of the remaining portions of this
Initiative. The voters declare that this Initiative, and each section, sub -section, sentence, clause,
phrase, part, or portion thereof, would have been adopted or passed irrespective of the fact that
any one or more sections, sub -sections, sentences, clauses, phrases, part, or portion is found to be
invalid. If any provision of this Initiative is held invalid asapplied to any person or
circumstance, such invalidity does not affect any application of this Initiative that can be given
effect without the invalid application.
B. If any portion of this Initiative is held by a court of competent jurisdiction to be
invalid, we the People of the City of Redding indicate our strong desire that: (i) the City Council
use its best efforts to sustain and re-enact that portion, and (ii) the City Council implement this
Initiative by taking all steps possible to cure any inadequacies or deficiencies identified by the
court in a manner consistent with the express and implied intent of this Initiative, including
adopting or reenacting any such portion in a manner consistent with this Initiative.
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
C. This Initiative must be broadly construed in order to achieve the purposes stated
above. It is the intent of the voters that the provisions of this Initiative be interpreted or
implemented by the City and others in a manner that facilitates the purpose set forth in this
Initiative.
Section 10. Amendment.
Prior to January 1, 2023, the provisions of this Initiative and the Amendments and Specific Plan
that it adopts can be amended or repealed only by a majority of the voters of the City of Redding
voting in an election held in accordance with state law. On or after January 1, 2023, a vote of the
people shall not be required to amend or repeal any portion of this Initiative, and this Initiative
and the Amendments and Specific Plan that it adopts, including all exhibits thereto, may be
amended or repealed by any procedure otherwise authorized by law.
Section 11. Exhibit List.
Exhibit A: Property Location of Bechelli Bonnyview Specific Plan Property and Bechelli
Bonnyview Residential Property (For Informational Purposes)
Exhibit B: Amendments to the General Plan Diagram of the City of Redding General Plan
for the Bechelli Bonnyview Specific Plan Property and Bechelli Bonnyview
Residential Property
Exhibit C: Amendments to the Zoning Map of the City of Redding for the Bechelli
Bonnyview Specific Plan Property and Bechelli Bonnyview Residential Properly
Exhibit D: Bechelli Bonnyview, Specific Plan
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
EXHIBIT A
TO THE INITIATIVE
PROPERTY LOCATION OF BECHELLI
BONNYVIEW SPECIFIC PLAN PROPERTY AND
BECHELLI BONNYVIEW RESIDENTIAL PROPERTY
(FOR INFORMATIONAL PURPOSES)
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
This Exhibit A shows the location of the two properties that are the subject of this Initiative, and is provided
for informational purposes only. The approximately 25 -acre property generally located in the southern
portion of the City of Redding off Interstate 5 at South Bonnyview Road and Bechelli Lane is referred to in
the Initiative as the "Bechelli Bonnyview Specific Plan Property," and currently consists of undeveloped
land. The approximately 10 -acre property located to the immediate north of the Bechelli Bonnyview
Specific Plan Property is referred to in the Initiative as the "Bechelli Bonnyview Residential Property"and
also currently consists of undeveloped land.
j 1 F
./BECHELU
/BONNWIEW
. �.Stt RESIDENTIAL
PROPERTY _ �. I --4
BECHELLI `
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SPECIFIC IEW •` ' J1 I i .. .
Z'p WF\• PROPERTY
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A
Base Source: City of Redding GIS
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
EXHIBIT B
TO THE INITIATIVE
AMENDMENTS TO THE GENERAL PLAN DIAGRAM OF THE
CITY OF REDDING GENERAL PLAN FOR THE BECHELLI
BONNYVIEW SPECIFIC PLAN PROPERTY AND BECHELLI
BONNYVIEW RESIDENTIAL PROPERTY
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
The General Plan Diagram of the City of Redding General Plan is amended by this Initiative to adopt
the "Regional Commercial" land use classification for the Bechelli Bonnyview Specific Plan Property,
and adopt the `Residential, 20 to 30 dwelling units per acre" land use classification for the Bechelli
Bonnyview Residential Property, as depicted on the diagram below.
Base Source: City of Redding GIS
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MA IL1MI]
TO THE INITIATIVE
AMENDMENTS TO THE ZONING MAP OF THE CITY OF
REDDING FOR THE BECHELLI BONNYVIEW SPECIFIC PLAN
PROPERTY AND BECHELLI BONNYVIEW RESIDENTIAL PROPERTY
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
The Zoning Map of the City of Redding is amended by this Initiative to: 1) Adopt the "RC" (Regional
Commercial District) zoning and the "SP" (Specific Plan Overlay District) on the Bechelli Bonnyview
Specific Plan Property, which shall be combined with the zoning district within the Bechelli Bonnyview
Specific Plan; and 2) Adopt the. "RM -30" (Residential Multiple -Family) zoning on the Bechelli
Bonnyview Residential Property. These amendments are depicted on the diagram below.
RC -SP
'�'& �ZF\'•� 1
70
9L I
fy I
wHL
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I
Base Source: Cry of Redding GIS
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
EXIIIBIT D
TO THE INITIATIVE
BECHELLI BONNYVIEW SPECIFIC PLAN
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
R E D D I N G, C A L I F O R N I A
n_l
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
CHAPTER 1: INTRODUCTION
1.1 Introduction ...............................
1.2 Project Location....................................................................................................................................
1-1
1.3 Existing Setting .......................... ............... .................. ..........................................................................
1-2
1.4 Project Vision, Concept, and Goals......................................................................................................1-3
1.5 Existing Public Services.........................................................................................................................1-6
1.6 California Government Statutory Requirements........................................................................................
1-6
1.7 Relationship to Other Plans ......... ........................... _............................................................. _.... _................
1-6
CHAPTER 2: LAND USE, ZONING, & DEVELOPMENT STANDARDS
2.1 Introduction..........................................................................................................................................2-1
2.2 Land Use Plan.......................................................................................................................................2-2
2.3 Zoning District......................................................................................................................................2-5
2.4 Land Use Summary ...............................................................................................................................2-5
2.5 Development Standards............................................................... ........... .............................................
2-5
2.6 Permitted and Conditionally Permitted Uses......................................................................................2-5
2.7 Off -Street Parking Standards................................................................................................................2-5
2.8 Landscape Standards .......................... .............................................................................................................
2-5
2.9 Sign Standards .............. ............................................................................. ...........................................
2-5
2.10 Project Specific Development Standards and Regulations.................................................................
2-12
CHAPTER 3: DESIGN GUIDELINES
3.1 Introduction..........................................................................................................................................3-1
3.2 Design Elements...................................................................................................................................3-2
3.3 General Design Guidelines . ............ ......................................................................................................
3-19
3.4 Landscape Concept and Guidelines......................................................................................................3-23
3.5 Regional Commercial Architectural Guidelines (Majors and Shop Buildings).....................................3-26
CHAPTER 4: STREETS AND UTILITY INFRASTRUCTURE
4.1 Introduction ............................... ............................................................... .................... ..........
............. 4-1
4.2 Street Network .. ........ ..........................................................................................................................
4-3
4.3 Utilities ....................... ............................................................ ............................................ ..................
4-3
4.4 Potable Water............................................................ ..........................................................................
4-3
4.5 Wastewater.........................................................................................................................................4-3
4.6 Storm Drainage....................................................................................................................................4-5
4.7 Storm Water Quality ............ .............................. .................................................................................
4-5
4.8 Dry Utility Systems...............................................................................................................................4-6
4.9 Solid Waste Disposal............................................................................................................................4-6
4.10 Construction Phasing ...................... ..................................................................... .............................
..4-6
4.11 Maintenance ......................................................................................................................................4-6
TABLE OF CONTENTS
n_z
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
BECHELLI BONNTVIEW
R EDo] N G. CALIFORNIA
CHAPTER 5: SUSTAINABILITY
6.15peciflc Plan Administration...................................................................................................6-1
5.1 Introduction...........................................................................................................................5-1
6.2 Substantial Conformance Review ..................... .....................................................................
5.2 Sustainability Guidelines........................................................................................................5-1
6.3 Site Development Permit/Use Permit ......................... .:.........................................................
5.3 Green Building ......................... ..............................................................................................
5-6
5.4 LEED............ .......................................................................... .........
........................................ 5-6
CHAPTER 6: PLAN REVIEW, ADMINISTRATION, AND IMPLEMENTATION
6.15peciflc Plan Administration...................................................................................................6-1
6.2 Substantial Conformance Review ..................... .....................................................................
6-1
6.3 Site Development Permit/Use Permit ......................... .:.........................................................
6-2
6.4 Applicability/Severability ...................................................................................
...........6-2
6.5 Signs ........................................... ........... .......................................................................
.......... 6-2
6.6 Development/Credit and Reimbursement Agreements ............ ............................................
6-3
6.7 Financing................................................................................................................................6-3
6.8 Phasing......................................................... .................. ........................................................
6-3
APPENDIX A: ENVIRONMENTAL DESIGN FEATURES
TABLE OF CONTENTS
n_i
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
CHAPTER 1: INTRODUCTION
Figure1.1 Site Location. ....................... ................................... ........................................................
1-1
Figure1.2 City Limits..................................................................................................................................
1-1
Figure 1.3 Existing Conditions....................................................................................................................
1-2
Figure 1.4 Surrounding Land Uses.. ................. ............... .........................................................................
1.3
Figure1.5 Concept Plan.............................................................................................................................
1-4
CHAPTER 2: LAND USE, ZONING, AND DEVELOPMENT STANDARDS
3-5
Figure2.1 Proposed Zoning.......................................................................................................................
2-1
Figure 2.2 Overall Land Use Plan...............................................................................................................
2-2
Figure 2.3 Discount Warehouse Concept Plan ....... ......... ............... .................................. ........... -- ....
....... 2-3
Figure 2.4 Retail Commercial Concept Plan...............................................................................................
2-4
Figure 2.5 Freeway and Monument Sign Locations ........................... --.._................................ .................
2-8
Figure 2.6 Freeway SignConcept..... ................ ...................................... ......... ..... -... --.............................
2-9
Figure2.7 Pole Sign Concept.....................................................................................................................
2-10
Figure 2.8 Monument Sign Concept..........................................................................................................
2-30
Figure 2.9 Retail Building Sign Example. .......................... ........ ................. ..........................
....2-11
Figure2.10 Fuel Facility Signage................................................................................................................
2-12
Figure 2.11 Discount Warehouse Signage.................................................................................................
2-13
CHAPTER 3: DESIGN GUIDELINES
Figure 3.1 Discount Warehouse Entry.......................................................................................................
3-2
Figure 3.2 Discount Warehouse Southern Elevation.................................................................................
3-3
Figure 3.3 Discount Warehouse Main Entry View.. .............................. ............. ......................................
3-3
Figure 3.4 Discount Warehouse South Secondary Entry View..................................................................
3-4
Figure 3.5 Fuel Facility Elevations .................... --........................................... ..................................
......... 3-4
Figure 3.6 Discount Warehouse Elevations..............................................................................................
3-5
Figure 3.7 Discount Warehouse Colors & Materials.................................................................................
3-6
Figure 3.8 Retail Commercial Major 1 & 2 View.......................................................................................
3-7
Figure 3.9 Retail Commercial Shops 1 View..............................................................................................
3-7
Figure 3.10 Retail Commercial Shops 2 View .................................... ......... ---- .... ........
................... ........ 3-8
Figure 3.11 Retail Commercial Pad 1 View................................................................................................
3-8
Figure 3.12 Retail Commercial Major 1 Elevation.....................................................................................
3-9
Figure 3.13 Retail Commercial Major 2 Elevation.....................................................................................3.10
Figure 3.14 Retail Commercial Shops 1 Elevation.._......................................................
3-11
Figure 3.15 Retail Commercial Shops 2 Elevation.....................................................................................
3-12
Figure 3.16 Retail Commercial Pad 1 Elevation ... ....................................................................................
-3-13
Figure 3.17 Retail Commercial Calors & Materials...................................................................................
3-14
Figure 3.18 Overall Preliminary Landscape Plan.......................................................................................
3-15
Figure 3.19 Preliminary Landscape Palette......................................................................................
3-16, 3-17
Figure 3.20 Southbound 1-5 Project View.................................................................................................
3-18
Figure 3.21 Northbound 1-5 Project View.................................................................................................
3-18
CHAPTER 4: STREETS AND UTILITY INFRASTRUCTURE
Figure 4.1 Road Improvements..................................................................................................................
4-2
Figure 4.2 Preliminary Utility Plan.............................................................................................................
4-4
Figure4.3 Dry Utility Systems....................................................................................................................
4-7
1FitliiC•19'.�#i
D-4
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
CHAPTER 1: INTRODUCTION
Table 1.1 Land Use Summary .........,
CHAPTER 2: LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Table 2.1 Development Standards.............................................................................................................2-6
Table 2.2 Permitted and Conditionally Permitted Uses ............................ ............ ..................................... 2-7
LIST OF TABLES
n_c
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH Ra, 2021 aECHELLI RONNTVIEW SPECIFIC PLAN
l CI1n INf-. fallCnl Nle
i
,-SITE
tWrT
To San Francisco
Figure 1.1 Site Location
n
a.: Redding
a
IV El
1.1 INTRODUCTION
The Bechelli Bonnyview Specific Plan (Specific Plan) es-
tablishes land use, zoning, development standards,
regulations, and guidelines for approximately 222,000
square feet of regional level retail development on ap-
proximately 25 acres located in the southcentral re-
gion of the City of Redding. Throughout this Specific
Plan, the development contemplated and permitted
by this Specific Plan may be referred to as the
"Project," and the approximately 25 gross acres within
the boundaries of the Specific Plan Area may be re-
ferred to as the "Project Area" or "Specific Plan Area."
The Specific Plan will assist in the development of the
site in a manner that benefits local shoppers, travelers
on Interstate 5, the general public, and the City of
Redding. The Specific Plan accomplishes these pur-
poses by providing for the efficient use of land, en-
suring compatibility between existing and proposed
land uses, and establishing Environmental Design Fea-
tures and development standards and procedures to
be met in development of the Specific Plan Area.
The development regulations contained in the Spe-
cific Plan address the unique characteristics of the
r2_-1 development site and surrounding properties, as
well as the needs of the commercial land uses pro-
posed for the Project Area. These efforts are intend-
ed to foster greater economic development and de-
sign opportunities than could be achieved through the
use of conventional zoning and development stand-
ards.
peSI7E Lassen Peak -'
The Specific Plan and its implementing overlay zoning
_
�R
district establishes permitted uses and development
regulations, requirements, and design guidelines for
development
all within the boundaries of the Specific
Plan Area.
Redding
trs Knighton«— Rd. Redding
1.2 PROJECT LOCATION
Airport
ysgy
The Project Area is located in the southcentral region
of the City of Redding, California, approximately 2
h'q�
hours north of Sacramento, within the City of Redding
rem
and approximately miles from downtown Redding
(see Figure 1.1). The Project Area is adjacent to 1-5 at
S. Bonnyview Road and Bechelli Lane (see Figure 1.2).
Figure 1.2 City Limits
n.A
CHAPTER 1 INTRODUCTION
1-1
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
BECHELLI BONNYVIEW
S P E C I F I C P L A N
1.3 EXISTING SETTING
The Project Area consists of undeveloped land that
gently slopes from a maximum elevation of 524 feet
above sea level at the northwest portion of the Project
Area to elevation 510 feet at the mid portion of the site
at the existing swale area (see Figure 1.3).
A major portion of the site consists of ghost pine and
interior live oak woodlands, predominated by stands of
interior live oak, blue oak, and foothill pine. The under -
story is primarily vegetated with white leaf manzanita,
poison oak, and limited areas of California coffeeberry.
A wetland area has been Identified on the northern
portion of the Project site.
The surrounding land uses to the north are existing sin-
gle family residential, to the south existing commercial
and hotel development, to the west existing office de-
velopment, and to the east Interstate 5 (see Figure
1.4).
' / z
P
�\ <
Specific Plan '•� . ry
Boundary
j � A
n
is 8-0- /.�_ 3
NNyv1fW oAD y.
Figure 1.3 Existing Conditions
CHAPTER I INTRODUCTION
1.2
n_7
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23. 2021
1.4 PROJECT VISION, CONCEPT, AND
GOALS
The vision for the Specific Plan is to create a retail
shopping center that provides Flexibility in develop-
ment so that a variety of commercial retail uses can
be attracted to the City of Redding, that provides a Io-
Cation for a large discount warehouse and new retail
options with updated, modern, and energy efficient
buildings, and that provides shopping opportunities in
a safe and secure environment.
Adoption of this Specific Plan is apart of the citizen's
Bechelli Ban nyview Voter Initiative ("Initiative"). The
Initiative includes the following amendments to City of
Redding planning documents with respect to the Spe-
cific Plan Area:
• Adopts the Regional Commercial land use classi-
fication for the Specific Plan Area;
• Adopts the Bechelli Bonnyview Specific Plan;
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
• Adopts the RC, Regional Commercial zoning
and Specific Plan Overlay for the Specific Plan
Area; and
• Adopts certain conforming amendments to the
City's planning documents.
a. Buildout and Land Use Summary
The Specific Plan is intended to allow for Flexibility in
development. The Specific Plan has one zoning dis-
trict: Regional Commercial (RC). Table 1.1 presents
the approximate acres of the RC zoning district and
the maximum commercial building square footages
that will be allowed at buildout. The RC zoning dis-
trict is in conformance with the General Plan classifi-
cation of the Specific Plan Area as Regional Commer-
cial, as amended by the Initiative. The Project will
attract a variety of retail commercial businesses that
will generate jobs, and provide for business develop-
ment for the future needs of the City of Redding over
the Project buildout.
Figure 1.4 Surrounding Land Uses
n_R
CHAPTER 1 INTRODUCTION
1-2
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
CHAPTER 1 INTRODUCTION
1-0
INTERSTATE 5
HWY
n_o
OFF RAMP
1 QXT
do m
J�J ,
INITIATIVE MEASURE TO BE DIRECTLY SUBNHTTED TO THE VOTERS
MARCH 23, 2021
aECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Land Use Summary
Land Use
Zoning Districts & Roads Designation
Net
Acreage
% of Site
Acreage FAR
Total Square
Footage
Regional Commercial RC
Road Dedication
23.73
1.41
93.2% 20.2%
6.81Y
222,000
Total Acres
25.14
100.0%
Table 1.1 Land Use Summary
b. Plan Concepts
The Specific Plan concept is organized around capitaliz-
ing on convenient highway access from Interstate 5 to
create a commercial shopping environment that is high-
ly visible for both residents and visitors to Redding and
the greater Cascade area of California. Access to the
Project from Interstate 5 will be via the proposed drive-
way from 5. Bonnyview Road and from an existing sig-
nalized intersection as well as two additional driveways
off Bechelli Lane (see Figure 1.5).
The discount warehouse retail and fuel facility (the Pro-
ject's major anchor) are In the northern portion of the
Project Area with the main access to warehouse at the
existing signalized intersection off of Bechelli Lane. The
warehouse is oriented with the entry facing towards the
intersection of Bechelli Lane and S Bonnyview Road so
that the tire center and loading docks are facing away
from the existing residential uses. The fuel facility has
been located at the southeast portion of the site adja-
cent to 1-5 to limit traffic conflicts between the ware-
house parking and circulation and the fuel facility access
and queuing. The parking lot has been designed with
three access drives off of Bechelli Lane to assist with dis-
persing traffic entering and existing the discount ware-
house site. Eleven recreational vehicle stalls have also
been included at the north portion of the warehouse
site to accommodate visitors to the area. A pedestrian
circulation link has been included in parking lot design to
provide the opportunity for pedestrian circulation be-
tween the discount warehouseand the traditional retail
shopping center to the south.
The traditional commercial retail shopping center uses
are clustered at the southern portion of the. Project Ar-
ea. The major retail buildings are arranged to orient
their main entry features and architectural detailing to-
wards Bechelli Lane. Smaller pad buildings will be orient -
ed internally to the site to provide a design allowing
convenient pedestrian access between buildings and
retailers encouraging multiple shopping opportuni-
ties while visiting the center.
c. Goals and Objectives
The Specific Plan will ensure that future development
creates an identity of its own with a commitment to
sustainability, site design, and well-designed build-
ings. The following goals and objectives have been
established for the Project.
1. Implement the Redding General Plan by encour-
aging development that maximizes the proper-
ty's use potential in a manner consistent with the
City's General Plan through adoption of a Specific
Plan;
2. Maximize and broaden the City's sales tax base
by providing local and regional tax -generating us-
es and contribute to job growth in the City of
Redding;
3. Improve and maximize economic viability of a
currently vacant project site through the estab-
lishment of a new commercial center;
4. Provide an Interstate 5 interchange location
within the City of Redding to facilitate the devel-
opment of a discount warehouse with fuel sales
to serve local and travelling customers.
S. Provide for the construction of complementary
retail and restaurant uses with shared access and
parking developed in a cohesive manner estab-
lished by a Specific Plan.
CHAPTER 1 INTRODUCTION
1-5
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
1.5 EXISTING PUBLIC SERVICES
The site is within the City of Redding City Limits and all
public services including police, fire, water, sewer,
storm drainage, electric service, solid waste, and public
street maintenance will be provided by the City.
1.6 CALIFORNIA GOVERNMENT STATU-
TORY REQUIREMENTS
The Specific Plan has been prepared in accordance
with California Government Code, Title 7, Division 1,
Chapter 3, Article 8 Sections 65450 through 65457.
The California Government Code authorizes jurisdic-
tions to adopt specific plans by resolution as policy
documents or by ordinance as regulatory docu-
ments. The law allows preparation of specific plans,
as may be required for the implementation of the
general plan, and further allows for their review and
adoption. Specific plans act as a bridge between gen-
eral plan and individual development standards and
guidelines, capital improvement programs and financ-
ing methods into a single document that is tailored to
meet the needs of a specific area.
California Government Cade Section 65451 requires
that a specific plan include text and a diagram or dia-
grams which specify all the following in detail:
(1) The distribution, location, and extent of the uses of
land, including open space, within the area covered by
the plan.
(2) The proposed distribution, location, extent and in-
tensity of major components of public and private
transportation, sewage, water, drainage, solid waste
disposal, energy, and other essential facilities proposed
to be located within the area covered by the plan and
needed to support the land uses described in the plan.
(3) Standards and criteria by which development will
proceed, and standards forthe conservation, develop-
ment, and utilization of natural resources, where appli-
cable.
(4) A program of implementation measures including
regulations, programs, public works projects, and fi-
nancing measures necessary to carry out paragraphs
(1), (2), and (3).
CHAPTER I INTRODUCTION
1-6
A specific plan shall also include a statement of the
relationship of the specific plan to the general plan.
A specific plan may address any other subjects which
in the judgment of the planning agency are necessary
or desirable for implementation of the general plan.
The standards contained in the Specific Plan are
adopted by initiative ordinance and are enforceable
to the same extent as standards contained in the
Zoning Ordinance and other City Codes. In the
event of an inconsistency between the Specific Plan
and the underlying zoning regulations, the provi-
sions of the Specific Plan shall prevail. The meaning
and construction of words, phrases, titles and terms
shall be the same as provided in City of Redding Mu-
nicipal Code and Redding General Plan, unless other-
wise specifically provided in the Specific Plan.
1.7 RELATIONSHIP TO OTHER PLANS
City of Redding General Plan
This Specific Plan includes land uses, amenities, and
design elements that are consistent with the General
Plan, as amended by the Initiative. Below is a review
of the goals and policies from the General Plan that
are most relevant to the Specific Plan and a discus-
sion on how the Project will help implement the Gen-
eral Plan.
Policies CDD2A (Require construction of private de-
velopment projects to be coordinated with the tim-
ing and location of public services. Ensure through a
combination of development fees and other appro-
priate funding mechanisms that development pays
its fair share of the costs of constructing/providing
new facilities and services as determined by the di-
rect impacts that such development has on these
essential services) and CDDZ8 (Ensure that new de-
velopment will not degrade public services below
established service levels, that it contributes to the
enhancement of services as appropriate, and that
the costs of providing public services do not exceed
anticipated revenue from the development of the
project over the long term). The Project will be re-
quired to provide public improvements (e.g., water,
sewer, storm drainage, and street facilities) required
by the development up -front and to pay Into the
City's Development Impact Fee Program, as may be
amended from time to time, thus maintaining service
levels.
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 33, 3021
Policy CDD30: Require buffer areas between devel-
opment projects and significant watercourses, ripar-
ian vegetation, and wetlands in accordance with the
Natural Resources Element. The Project will provide
a 20 -foot buffer adjacent to the residentially zoned
property to the north that includes a double row of
native deciduous trees and evergreen trees/shrubs,
which will also buffer the wetlands in the conserva-
tion easement to the north.
Policy CDD9C: Establish design standards for new
development that will create more livable and aes-
thetically pleasing neighborhoods. Promote com-
patibility between land uses by minimizing impacts
to privacy, views, and noise and from intrusion of
non -neighborhood traffic. The design standards con-
tained in the Specific Plan address site layout, build-
ing and roof form, colors, and a landscape theme in-
tended to ensure an aesthetically pleasing develop-
ment, The Project will provide a 20 -foot buffer adja-
cent to the residentially zoned property to the north
that includes a double row of native deciduous trees
and evergreen trees/shrubs designed to provide a
visual screen.
Policy CDD9D: Design projects to provide gradual
transitions between multiple -family and single-
family districts and between commercial and resi-
dential districts by considering appropriate tech.
niques such as:
• Density/intensity transitions.
• Landscape buffers/trails.
• Building placement.
• Height transitions
The Project will provide a 20 -foot buffer adjacent to
the residentially zoned property to the north that in-
cludes a double row of native deciduous trees and
evergreen trees/shrubs designed to provide a visual
screen.
Goal CDD13: Designate commercial lands In appro-
priate locations to meet the present and future
needs of Redding's residents and visitors and to
maintain the City's economic vitality. The Project
will provide the City with an additional site of suffi-
cient size to accommodate a well-designed regional
and community retail center at a location that has
convenient Interstate 5 access and to foal serving
surface streets.
Tz_17
BECHELLI BONNTVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Policy CDD13A: Ensure that adequate commercial
lands are identified an the General Plan Diagram to
meet existing and projected market demand for lo-
cal and regional retail commercial activity. Pro-
posed amendments to the Diagram, not initiated by
the Planning Commission or City Council, will be
considered appropriate in instances where there is
a demonstrated need for additional retail commer-
cial land to serve the existing and projected retail
market within a 5 -year time horizon. Applicants for
General Plan amendments, including applications
Initiated by the City on public lands, shall provide a
market analysis, the scope of which must be ap-
proved by the City, sufficiently detailed to deter-
mine if the above market criteria are in evidence.
Demonstrating only that a particular location would
be economically viable for an Intended use will not
constitute, in and of Itself, sufficient grounds for a
General Plan amendment. The elimination of Rede-
velopment Agencies has led to a significant funding
gap in the Oasis Road Specific Plan's (ORSP) Public
Facilities and Financing Program (PFFP). Until the
PFFP is amended and additional backfill funding
Identified, the ability of the Oasis Road area to fully
absorb regional retail uses envisioned and planned
by the ORSP is questionable: Adding an additional re-
gional level retail site to the City's inventory can help
to address this issue. Consistent with state law, a
market analysis is not necessary here given the Gen-
eral Plan is being amended by voter initiative, which
is expressly recognized in a clarifying amendment of
this policy in the Initiative.
Policy CDD13B: Provide sufficient opportunity to
satisfy the retail market demand by allowing a
range of site sizes and locations, while ensuring that
a reclassification of land for commercial uses will
not:
• Conflict with policies that encourage multi-
ple -family uses in close proximity to retail
and service uses and along transportation
corridors.
• Conflict with policies of the Parks, Trails,
and Open Space Master Plan.
• Reduce the supply of multiple -family lands
as necessary to satisfy the long-term hous-
ing needs for very low-, low-, and moder-
ate -income households in the community.
The Specific Plan Area will add a regional discount
warehouse and retail component at the southern
gateway to the City of Redding. An increased oppor-
CHAPTER r INTRODUCTION
1-r
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
tunity for multiple -family uses on the property to the
immediate north of the Specific Plan Area is support-
ed by the Initiative,
CDD13D: Consider the following site characteristics
when designating lands for retail commercial uses:
• Location on an arterial street, preferably at
street intersections.
• Provision of sufficient depth that will allow
a cohesive/clustered development style in-
stead of separate uses developed in a linear
fashion along the street.
• Location within or adjacent to existing or
planned concentrations of population.
The Project will be located at the intersection of two
arterial streets, South Bonnyview Road and Sechelli
Lane. The Project site has sufficient depth to allow
the buildings to be clustered and set back from the
Street. The Specific Plan Area is located adjacent to
existing and planned residential, commercial, hotel
and office development.
Policy C0033E: Require overall development plan
approval for all shopping centers and regional cen-
ters before allowing the development of individual
uses within the center. This Specific Plan includes an
overall development plan for the Project.
Policy CDD13F: Require regional centers (i.e., those
regional commercial districts that include multiple
main tenants) to include a mix of uses, such as recre-
ation, specialty retail, restaurants, offices, and ac-
commodations for transit services and public uses.
The Project includes a mix of uses, including a dis-
count warehouse with ancillary fueling facility and
tire center, major retailers, shops and pads for restau-
rants.
Policies CDD14A (Establish design and performance
standards for commercial development to ensure
that building and site design are Compatible with
their surroundings in terms of scale, mass, building
patterns, building details, location of parking, sign-
age, and landscape and enhance views from major
streets and other public areas) and CDC14C (Require
the design of large commercial projects, shopping
centers, and regional -scale developments to incor-
porate plazas, courtyards, and other outdoor gather-
ing places and connections to adjacent residential
neighborhoods). The Specific Plan includes building
CHAPTER I INTRODUCTION
1-e
and site design standards that address building mate-
rials and colors, as well as wall and roof form and a
unified landscape theme. Wide sidewalks, seating ar-
eas, and other outdoor amenities are required by the
Specific Plan. A pedestrian and vehicle emergency ac-
cess point to the residentially zoned land to the north
will be provided.
Goal CDD18: Reduce the visual impact of utilities
and communication facilities. The Specific Plan in-
cludes requirements consistent with this policy.
Polity CDD38A: Place new electric distribution lines
underground in new development. All new utilities
including, but not limited to, electric, cable television,
and phone, will be installed underground.
Goal EDS: Maintain and expand Redding's influence
as a regional retail trade center. The Specific Plan
would allow development of a regional shopping cen-
ter with a mix of uses, including a discount ware-
house with ancillary fueling facility and tire center,
major retailers, shops and pads for restaurants.
Policy EDS8: Encourage proposals for major shop-
ping, specialty retail, cultural, entertainment, tour-
ism, and convention facilities that are regional in
scope and which will strengthen Redding's position
as the North State hub for these activities. Securing
a site within the City of Redding for the Specific Plan
Area's major anchor as well as ancillary retail uses
will help ensure that Redding retains its retail
strength in the region.
Policy TH: Encourage new development in close
proximity to existing employment, housing, schools,
commercial centers, and other services and ameni-
ties. The Project is located near existing employ-
ment, housing, schools, commercial centers, and oth-
er services and amenities.
Goal TS: Coordinate transportation and land use
planning; protect existing and planned land uses
from transportation related conflicts; promote multi
-modal transportation options. The Project is re-
quired to make a fair share contribution to a number
of substantial improvements to the area's roadway
system, including freeway ramps, providing addition-
al travel lanes an surface streets, and making im-
provements to area intersections to improve traffic
Rows.
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
Policy T5B: Require development projects to construct
both on- and off-site improvements as necessary to
mitigate the effects of Increased traffic generated by
the project and maintain peak -hour LOS standards I.-1•
The Project would be required to pay Traffic Impact
Fees, construct necessary frontage improvements, and
implement or contribute its monetary fair share to off-
site improvements.
Policy TSF: Route through truck traffic around existing
and future residential neighborhoods and Incompati-
ble commercial areas to the extent feasible. The Spe-
cific Plan Area Is adjacent to the 1-5 on- and off -ramps,
which provide direct access for truck traffic that avoids
existing and future residential neighborhoods and in-
compatible commercial areas.
Policy T7F: Assess fees on new development sufficient
to cover the fair share portion of that development's
impacts an the local and regional transportation sys-
tem. Exceptions may be when new development gen-
erates significant public benefits (e.g., low-income
housing, primary -wage-earner employment), and al-
ternative sources of funding for the improvements ran
be obtained to offset foregone revenues. The Project is
required to make a fair share contribution to a number
of substantial improvements to the area's roadway sys-
tem.
Goal T9: Protect residential neighborhoods from ex-
cessive through traffic, where feasible. As set forth in
Appendix A, the Project is required to construct traffic
calming features on Lama Vista Drive and construct a
traffic signal at the Bechelli Lane intersection.
Policy T30A: Provide pedestrian -oriented features,
such as benches, enhanced landscape, and trash re-
ceptacles, in commercial areas, particularly in the
Downtown and Park Marina areas. The Project will
provide new sidewalks along Bechelli Lane and South
Bonnyview Road.
Policy T10F: Require all new or renovated pedestrian
facilities to be of a sufficient width to ensure pedestri-
an comfort and safety and to accommodate the spe-
cial needs of the physically disabled. The Project will
provide new sidewalks along Bechelli Lane and South
Bonnyview Road that will Comply with this policy.
aECHELLI SONNTVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Policy T12G: Require new development to provide
bicycle facilities or pay in -lieu fees based on the fair
share of that development's impacts on the bikeway
system and needs identified on the Comprehensive
Bikeway Plan. The Project will provide new bike facil-
ities in compliance with this policy.
Policy HS2A: Continue to require that new struc-
tures and alterations to existing structures comply
with the seismic safety requirements of the Uniform
Building Code (UBC); adopt updated provisions of
the UBC related to seismic safety as they become
available. The Project will comply with these re-
quirements.
Policy HS2B: Continue efforts to reduce flood insur-
ance premiums for City residents by restricting
floodplain development and participating in the
Community Rating Service Program. The Project is
not located in in a flood hazard zone.
Policy HSZH: Require new development to demon-
strate that existing and/or planned (on- or offsite)
drainage facilities are sized to accommodate project
storm runoff and to prevent off-site increase in peak
runoff rates and flood elevations. The Project will
provide drainage facilities of sufficient size to ensure
that there will no increase in peak runoff from storm
events from that occurring in the sites predevelop-
ment state.
Policy H54B: Require that all new development and
redevelopment meet state and local standards for
fire protection; encourage the upgrade of existing
structures to current standards. The Project would
meet all applicable state and local fire protection
standards.
Policy H59C: Require that soils containing toxic or
hazardous substances be remediated to the satisfac-
tion of the agency having jurisdiction prior to the
granting of any permits for new development. Any
contaminated soil that is encountered during Project
construction would be removed and disposed of off-
site at a licensed hazardous materials disposal site in
accordance with all applicable agency requirements.
CHAPTER I INTRODUCTION
1.9
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
Policy NR1C: Minimize soil erosion and sedimentation
created during and after construction activities to the
fullest extent practicable, using Best Management
Practices (BMPs). The Project applicants) will imple-
ment BMPs to minimize soil erosion and sedimentation
created during and after construction activities to the
fullest extent practicable.
Goal NRS: Preserve and protect the significant habi-
tats, plants, and wildlife that exist in the Planning Ar-
ea. The Environmental Design Features in Appendix A
require the Project applicant to obtain necessary state
and federal permits, either pay off-site mitigation fees
at an approved mitigation bank, or complete protocol
surveys necessary to verify the absence of vernal pool
fairy shrimp. The Project will also implement Environ-
mental Design Features to avoid or minimize the poten-
tial for Project -related impacts on white-tailed kite and
bald eagle.
Policy NR6A: Preserve watercourses, vernal pools, ri-
parian habitat, and wetlands in their natural state to
the extent feasible. Fully mitigate unavoidable adverse
impacts such as wetland filling or disturbance. The
Project shall obtain all required permits and mitigate
the permanent loss of streams, wetlands, and other wa-
ters through the purchase of mitigation credits at an
agency approved mitigation bank at a minimum 1:1 ra-
tio, or through onsite/offsite habitat restoration at a 3:1
ratio, or other ratio required by the permitting agen-
cies.
Policy NR6E: Strive to conserve all "special -status spe-
cies" within the Planning Area. Ensure implementation
of statutory protection for these species. The Environ-
mental Design Features in Appendix A require the Pro-
ject applicant to obtain necessary state and federal per-
mits, either pay off-site mitigation fees at an approved
mitigation bank, or complete protocol surveys neces-
sary to verify the absence of vernal pool fairy shrimp.
The Project will also implement Environmental Design
Features to avoid or minimize the potential for Project -
related impacts on white-tailed kite and bald eagle.
Goal NR12: Protect and enhance historical and cultur-
ally significant resources within the Planning Area.
There are no known historical or culturally significant
resources in the Specific Plan Area. The Environmental
Design Features include provisions to address the dis-
covery of previously unknown resources during con-
struction.
CHAPTER I INTRODUCTION
1 -le
Policy NR12A: Ensure protection of prehistoric, cul-
tural, and archaeological resources during the devel-
opment process. The Environmental Design Features
in Appendix A and compliance with applicable law
will ensure the protection of such resources.
Policy PF1A: Require that all new development, in-
cluding major modifications to existing develop-
ment, construct necessary on-site Infrastructure to
serve the project in accordance with city standards.
The Project will construct all necessary onsite infra-
structure and will construct or make a fair share con-
tribution to necessary off-site Improvements.
Policy PF3B: Require that all new development, in-
cluding major modifications to existing develop-
ment, construct or provide a fair share contribution
toward the construction of any off-site improve-
ments necessary to offset project impacts and/or
support the project. The Project will construct all
necessary onsite infrastructure and will construct or
make a fair share contribution to necessary off-site
improvements.
Policy N3D: Limit the siting of loading and shipping
facilities for commercial and industrial land uses ad-
jacent to residential parcels, whenever practicable.
Project loading facilities will be located away from
the residentially zoned property to the north and
shielded by the buildings.
Policy N3E: Require that parking areas for commer-
cial and industrial land uses be set back from adja-
cent residential areas to the maximum extent feasi-
ble or buffered and shielded by walls, fences, berms,
and/or landscape. The Project will provide a 20 -foot
buffer adjacent to the residentially zoned property to
the north that includes a double row of native decid-
uous trees and evergreen trees/shrubs designed to
provide a visual screen.
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23. 2011 aECHELLI aONNYVIEW SPECIFIC PLAN
REnnING. CALIFORNIA
2.1 INTRODUCTION
The Specific Plan Area consists of one zoning dis-
trict: Regional Commercial District (RC District)
(see Figure 2.1). Permitted uses in the RC District
include retail and commercial uses intended pri-
marily to provide goods and services to residents
and visitors to the City of Redding as well as resi-
dents of the broader region.
Development flexibility is created through a wide
range of permitted and conditionally permitted uses,
which anticipate the current and future development
market, and development standards which will guide
the design of buildings to meet the requirements of
users with a commitment to quality architecture and
site design.
Figure 2.1 Proposed Zoning
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
2-1
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
2.2 LAND USE PLAN
The below land Use Plan depicts the general develop-
ment pattern for the Project with Regional Commer-
cial uses developed in the entire Specific Plan Area
(see Figure 2.2). Access to the site will be primarily
from Interstate 5 from the S. Bonnyview Road exit
with driveway access to the site from both S.
Bonnyview Road and Bechelli Lane.
1
Discount
`G •`e Warehouse
ec S, Fuel
Facill
MAJOR 1I
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2.2 Overall Land Use Plan
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
R-2
D-17
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 1021
Discount Warehouse: The approximately 152,000
square foot discount warehouse, tire center, and the
fuel facility will be developed on the northern portion
of the site on an approximately 17 -acre future parcel
(see Figure 2.3). The warehouse is oriented with the
entry facing towards the Intersection of Bechelli Lane
and S. Bonnyview Road so that the tire center and
loading docks face away from both the existing and
potential future residential uses. The fuel facility will
be located at the south east portion of the ProjectAr-
ea adjacent to 1-5 to limit traffic conflicts between the
warehouse parking and circulation and the fuel facili-
ty access and queuing. Initially the fuel facility will be
developed with 20 dispensers with the ability to ex-
pand to 30 dispensers In the future. Parking aisles
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
have been oriented perpendicular to the warehouse
to allow easy pedestrian access and allow for easy ve-
hicle circulation. In addition, 10 recreational vehicle
stalls have been included at the north portion of the
site near the fuel facility to accommodate recreation-
al vehicles and vehicles towing boats and trailers. A
pedestrian circulation link has been included from
Bechelli Lane within the southern portion of the park-
ing lot to provide for the opportunity for pedestrian
circulation between the warehouse retail and the re-
tail shopping center to the south. The parking lot has
been designed with three access drives off Bechelli
Lane to assist with dispersing traffic entering and exit-
ing the discount warehouse site.
Figure 2.3 Discount Warehouse Concept Plan
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
2-a
n_LR
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
IWICRELLI BONNYVIEW
S P E C I F I C P L A N
Retail Center: The traditional retail commercial compo-
nent will consist of up to 70,000 square feet of commer-
cial retail and will be developed on an approximately 7 -
acre future parcel located at the southern portion of the
Project Area illustrated in Figure 2.4. The major retail
buildings are arranged to orient their main entry features
towards Bechelll Lane. Smaller pad buildings will be ori-
ented Internally to the site to frame the street frontages
and to allow convenient pedestrian access between
buildings to encourage multiple shopping opportunities.
Three points of access driveways to the commercial retail
are planned, one off S. Bonnyvlew Road and two off
Bechelli Lane. The traditional commercial retail compo -
rent will be developed in phases as tenants are identi-
fied. Given that the ultimate tenant mix and space
needs will be undetermined at the time of adoption of
the Specific Plan, this component of the Project requires
a certain level of flexibility relative to the overall Land
Use Plan. While building placement and footprints may
slightly change, the basic site design represents the an-
ticipated mix of retail and drive-through type uses and
their configuration on the site.
Figure 2.4 Retail Commercial Concept Plan
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
2-4
D-19
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
2.3 ZONING DISTRICT
As explained above, the Specific Plan comprises one
zoning district with a variety of allowed uses. The
zoning district allows for flexibility to accommodate
the future needs of the Project and the City of Red-
ding.
The following sections describe the zoning district
and its intent, permitted and conditionally permitted
uses, and other development standards. Chapter 3,
Design Guidelines, will further guide development
within the Project Area and will be used in conjunc-
tion with the development standards in this chapter.
Regional Commercial (RC)
The Regional Commercial District will Include a mix of
regional -level retail uses and associated services, and
business services designed to serve the residents of
Redding, as well as the broader region.
2.4 LAND USE SUMMARY
Table 1.1 presents the projected square footage and
acreages at buildout.
2.5 DEVELOPMENT STANDARDS
Development standards have been prepared for the
RC District as identified in Section 2.3. Table 2.1 pre-
sents the basic standards for development, which in-
clude minimum setback requirements, maximum
building heights, and landscape setbacks.
Minor modifications in these standards contained in
Table 2.1 may be necessary to respond to unique site
characteristics and/or changes in development re-
quirements to respond to market conditions. Unless
otherwise established herein, all definitions and land
use terms shall be as stated in the Redding Municipal
Code, as may be amended from time to time.
2.6 PERMITTED AND CONDITIONALLY
PERMITTED USES
Table 2.2 presents the permitted and conditionally
permitted land uses within the Project Area. In addi-
tion, accessory uses and temporary uses shall be al-
lowed as provided by generally applicable provisions
of the Redding Municipal Code, as may be amended
from time to time, including temporary construction
activities and on-site construction staging areas.
aECHELLI RONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
2.7 OFF-STREET PARKING STANDARDS
The generally applicable off-street parking require-
ments of the Redding Municipal Code, as may be
amended from time to time, shall apply to the Specif-
ic Plan except as modified herein.
2.8 LANDSCAPE STANDARDS
Off-street parking areas and development will require
landscaping. per the generally applicable standards
established by the Redding Municipal Code, as may
be amended from time to time. Parking areas land-
scaping shall be provided in accordance with the gen-
erally applicable standards of the Redding Municipal
Code, as may be amended from time to time, unless
otherwise provided herein.
2.9 SIGN STANDARDS
Signs within the Project Area shall be allowed in ac-
cordance with the generally applicable provisions of
the Redding Municipal Code, as may be amended
from time to time, except as may be modified by the
provisions contained in this Specific Plan, including
Appendix A.
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
2.5
D-20
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
Standards RC District Additional Regulations'
Building Scale—Intensity of Use
Minimum Lot Area (square feet)
No minimum parcelNone
size
Minimum Lot Frontage/Width
No minimum re-
None
quirements
Building Form and Location
Maximum Building Height (feet(
50
None
Minimum Yards (feet)
Minimum setbacks from Interstate 5 right-of-way shall be an average of 15'unless other-
ise depicted on the site plan included In Appendix A.
Street
15' unless otherwise depicted on the site plan included in Appendix A.
Side and Rear
None, except a 20 -foot -wide buffer yard required along the northerly boundary of the RC
District as Indicated In Appendix A -
Vehicle Accommodation
Truck Docks; Loading and Service Areas Loading docks and service areas shall be screened (See Chapter 3, Design Guidelines)
0ther5tandards
Accessory Uses and Structures
Governed by the applicable provisions of Redding Municipal Code, as may be amended
from time to time
Landscape
Governed by the applicable provisions of Redding Municipal Code, as may be amended
from time to time
Off -Street Parking and Loading
Governed by the applicable provisions of Redding Municipal Cade, as may be amended
from time to time
Outdoor Sales, Display,Governed
and Storage
by the applicable provisions of Redding Municipal Code, as may be amended
from time to time
Public Plazas
Provide outdoor searing, water features, shade structures or similar plaza areas within the
retail center generally as indicated on the Land Use Plan (Figure 2.4).
Screening of Mechanical Equipment
Governed by the applicable provisions of Redding Municipal Code, as may be amended
from time to time
Temporary Uses
Governed by the applicable provisions of Redding Municipal Cade, as may be amended
from time to time
Table 2.1 Development Standards
z In the event of any inconsistency between applicable provisions of the Municipal Code and this Specific Plan, the Specific
Plan shall control.
CHAPTER R LAND USE, ZONING, DEVELOPMENT STANDARDS
2-6
T-71
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 13, 1021
BECHELLI eONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Use Classifications
RC District
Additional Regulations
Public and Semipublic Uses
Clinics
P
Colleges and Trade Schools, Public or Private
SD
Day Care Center (14 or More)
SD
Government Offices
P
Religious Facilities
SD
Commercial Uses
Animal Sales and Services
P
Banks and Savings and Loans
P
Business Services
P
Commercial Entertainment
P
Fuel Facility
P
Ancillary to discount warehouse use only
Eating and Drinking Establishments
P
Bars/Nightclubs/Lounges
SD
Restaurants, Full Service
P
Drive-Up/Drive-Through Restaurants
p
Governed by the applicable provisions of Redding Municipal
Cade, as maybe amended from time to time
Food and Beverage Sales
P
Food and Beverage Preparation
P
Hotels and Motels
U
Home Improvement Sales and Services
P
Laboratories
P
Offices, Business and Professional
P
Offices, Medical & Dental
P
Personal Improvement Services
P
Personal Services
P
Retail Sales, including discount warehouse
P
PerSpecifrc Plan
Sidewalk dining and sales activities adjacent to
buildings
p
pedestrian path aftmvel must be maintained
Vehicle Tire Sales and installation
P
Ancillary to discount warehouse use only
Transportation, Communication, and Utilities Uses
Communication Facilities Within Buildings
P
ccessory Uses and Structures
p
Governed by the applicable provisions of Redding Municipal
Code, as may be amendedfrom time to time
Table 2.2 Permitted and Conditionally Permitted Uses
"P" designates permitted use classifications. Substantial Conformance determination required.
"SD" designates use classifications that are permitted after review and approval of a site development permit by the
Director.
"U" designates use classification that are permitted after review and approval of a use permit by the City Planning
Commission,
CHAPTER 1 LAND USE, ZONING, DEVELOPMENT STANDARDS
2-1
D-22
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
Freeway Sign
One Freeway Sign visible from both northbound and
southbound directions of Interstate 5 is allowed within
the Specific Plan Area (see Figure 2.5 for location).
Since the retail center will not only serve the Redding
community but also those traveling outside of town,
the location of the Freeway Sign will assist those travel-
ing outside the area with locating the retail center. The
Freeway Sign will be located within the parcels adjacent
to Interstate 5, and may provide advertising of busi-
nesses located within the Specific Plan Area.
Figure 2.6 depicts the general design for the Freeway
Sign. The maximum sign height and advertising area is
established in Appendix A.
Monument /Pole Signs
One Monument Sign and one Pole Sign are allowed in
the Specific Plan Area (see Figure 2.5 for locations).
They may be located within the Regional Commercial
parcels at the entry driveways from S. Bonnyview
Road and Bechelli Lane and may provide advertising
of businesses located within the Specific Plan Area.
The Monument Sign will assist those traveling outside
the area with locating individual tenants and the
parking adjacent. Figure 2.8 depicts the general de-
sign for the Monument Sign and Figure 2.7 depicts
the general design for the Pole Sign. The maximum
sign height and advertising area is established in Ap-
pendix A.
Discount Warehouse Signage
As provided in Appendix A and illustrated in Figure
2.11, the signage for the discount warehouse and fuel
facility consists of wall mounted individual letters
with external illumination. A total of six (6) signs will
be mounted an the warehouse building to include
r
,
1
'MENT SIGN LOCATION
S `iA
D
I 3.:
Figure Z.5 Freeway & Monument Sign Locations
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT 5TANDARDS
2-6
D-23
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
BECHELLI SONNTVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Figure 2.6 Freeway Sign Concept
up to 70' tall and 400
jbject to any limita-
hed in Appendix A.
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
3-9
D-24
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
9,4,.
8'
11
PREY
Figure 2.7 Pole Sign Concept
9'
7.9'
Figure 2.8 Monument Sign Concept
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
2-10
D-25
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
Retail Building Signs
All signage for the retail center shall he consistent with
the requirements and size limitations established
in Appendix A. Figure 2.9 generally illustrates the sign-
age example for a typical retail building tenant.
6ECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Figure 2.9 Retail Building Sign Example
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
2.11
D-26
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
three sizes, as well signage to identify the Tire Center
(see Figure 2.11). The fuel facility will include four (4)
5' "C' signs attached to the fascia of the fuel canopy
(see Figure 2.10). The fallowing are the areas of the
various signs and total sign area for the discount
warehouse development area.
Discount Warehouse Sign area
1.
(2) 7' "A" signs - total area
762 sf
2.
(2) 6' "B" signs- total area
560 sf
3.
(1)5"'C"sign -total area
124 sf
4.
(1) Tire Center sign - total area
31 sf
5.
(4) Fuel Facility signs - total area
84 sf
Total Area
1,561 sf
2.10 PROJECT SPECIFIC DEVELOPMENT
STANDARDS AND REGULATIONS
In addition to the requirements of this Specific Plan
and the Redding Zoning Code requirements noted
above, Appendix A includes Environmental Design
Features established to ensure compliance with the
Specific Plan, California Building Code, Redding public
utilities, and to address other issues that are unique
to the Specific Plan Area.
OEAST/WEST ELEVATION
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SCALE! NTS
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SCALE: NTS
Figure 2.10 Fuel Facility Signage
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
2-12
D-27
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SCALE: NITS
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
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CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
2-13
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 3021
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D-29
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
3.1 INTRODUCTION
The design guidelines set forth in this chapter serve
to guide development in this Specific Plan by estab-
lishing criteria for development character, architec-
ture, detailing, and landscape themes far the Region-
al Commercial uses. The design guidelines are to be
used in conjunction with the Land Use Plan, concep-
tual building elevations, and conceptual landscape
plan in recognition that the Project will be construct-
ed in phases, likely over a number of years. It is the
intent of these guidelines to provide needed flexibil-
ity to respond to changing retail customer and busi-
ness requirements, and architectural desires In the
community while ensuring that the Specific Plan Area
is developed in a cohesive, attractive, and well func-
tioning manner.
The guidelines are to be used in conjunction with the
Development Standards in Chapter 2 and Appendix
A, which establish the basic requirements for building
setbacks, building height, the permitted and condi-
tionally permitted uses and the specific project devel-
opment standards found in Table 2.2. Chapter 6 out-
lines the Substantial Conformance Review process
that will utilize these guidelines to evaluate develop-
ment applications in order to make the necessary
findings for Project approval.
CHAPTER 3 DESIGN GUIDELINES
3-1
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
6ECNEIL'1._ 6 PINjLYVIE W_ _ "'� 9�''
■ S_1_! C I. IF 1 -. P -L IV
Design Goals
The goal of these design guidelines, as illustrated in the
aforementioned land use plan, building elevations and
landscape plan, is to develop a commercial shopping
development that:
• Establishes a sense of place through quality architec-
ture and well-designed buildings as viewed from both
the site's exterior streets and within the development
itself;
• Guides the site planning and building orientation to
capitalize on the characteristics of the subject site;
• Establishes a consistent landscape theme that creates
a unifying design element;
• Provides flexibility to allow far a variety of develop-
ment options and opportunities for additional retail
and service businesses and to generate jobs In the
City of Bedding.
3.2 DESIGN ELEMENTS
The Project Area includes the following three design
elements that create the framework for develop-
ment;
a. Building architecture theme and design;
b. On-site landscape theme and design; and
c. Freeway and road frontage corridors.
a. Building Architecture Theme and Design
Building architectural design, detailing, materials,
and building orientation will be important in creating
a cohesive commercial shopping development and
sense of place. Figures 3.1 through 3.7 illustrate the
conceptual elevations for development of the dis-
count warehouse, and Figures 3.8 through 3.16 illus-
trate the conceptual elevations for development of
the retail center portion of the Specific Plan Area.
Figure 3.1 Discount Warehouse Entry
CHAPTER 3 DESIGN GUIDELINES
3-R
D-30
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Figure 3.2 Discount Warehouse Southern Elevation
Figure 3.3 Discount Warehouse Main Entry View
D-11
CHAPTER 3 DESIGN GUIDELINES
3.3
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
T �i= �F.I :n
Figure 3.4 Discount Warehouse Retail South Secondary Entry Vim
OEAST/WEST ELEVATION
1
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SCALE: NTS
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SIGNAGE DIMENTIONS
SCALE:NTS
Figure 3.5 Fuel Facility Elevations
CHAPTER 3 DESIGN GUIDELINES
3.4
D-32
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 03, 2021
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CHAPTER 3 DESIGN GUIDELINES
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 1021
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Figure 3.8 Retail Commercial Major 1 & 2 View
Figure 3.9 Retail Commercial Shops 1 View
D-35
CHAPTER 3 DESIGN GUIDELINES
3-1
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
6
Figure 3.10 Retail Commercial Shops 2 View
Figure 3.11 Retail Commercial Pad 1 View
CHAPTER 8 DESIGN GUIDELINES
3-8
D-36
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 22, 2021
D-37
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
CHAPTER 1 DESIGN GUIDELINES
J-9
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
CHAPTER 3 DESIGN GUIDELINES
3-10
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D-38
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
CHAPTER 1 DESIGN GUIDELINES
1-11
D-39
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
CHAPTER J DESIGN GUIDELINES
l-1 2
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D-40
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
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REDDING, CALIFORNIA
D-41
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CHAPTER 3 DESIGN GUIDELINES
3-13
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
W-WIECHELLI SONNYV"1
S P E C I F I C P L A N
0
&i
CHAPTER 3 DESIGN GUIDELINES
3-14
D-42
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
b. On-site Landscape Theme and Design
Landscaping will be a key element that will tie the Pro-
ject together. Consistent use of landscape design con-
cepts and planting palette throughout the Project will
create a visual appearance that will complement the
building design. The conceptual landscape plan is shown
in Figure 3.18.
J
Figure 3.18 Overall Preliminary Landscape Plan
D-43
BECHELLI SONNTVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
."AD
CHAPTER 3 DESIGN GUIDELINES
3-15
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
PRELIMINARY PLANT LEGEND
'Wmools
Botanical / Common Name
Size
WUCOLS
Comments
Trees
•
Lagerstroemla hyb-'Dynamital
24"box
L
Multi -branch, inetchedin sae.
Dynamite (Red) Crape Myrtle
Lagersboemia hyb.'Muskogee'/
24"box
L
Matched Standards.
Muskogee (Lavender) Crape Myrtle
Pinus sabiniana I Foothill Pine
24" box
L
Matched in sae. CA Native
Pistacea ctunensis'Keilh Davey'/
24° box
L
Matched Standards.
Keith Davey M.M he
�2
Fractious pennsylvamra'Oconee/
24"box
M
Matched Standards. Per City of Redding.
Georgia Gem Ash
Street Tree List
Quercus rubra / Red Oak
24' box
M
Matched Standards. Per City of Redding.
Street Tree List
Quercus douglase1
24" box
L
Matched Standards. CA Native
Blue Oak
Quercus wislaend /
24' box
L
Matched Standards. CA Native
Intenur Live Oak
T;
Ulmos parvifolia True Green'/
24' box
L
Matched Standards.
7
True Green Chinese Gal
Storm Water Treatment Planter
Trees
Huerors /
24" box
M
MafcheO SlantlaMs.
•
Heritage Spulhem Live Oak
South.Live
Ornamental Glasses
Chondropetalum lacterum l
1 gal.
L
Cape Rush
Desrhampsta cespitosa I
1 gal.
L
CA Native
Hair Grass
Nepela racemosa'4Valker'a Low/
Iget
L
Walker's Lox Ni
Juncus pelens'Occidental Blue' I
1 gal.
L
CA Native
Ocadental Blue California Gray Rush
Boutetoua great** Blue Grama Grass
Igal
L
CA Native
Carex speaabiGs/Showy Sedge
igal
L
CA Native
1i
Existing Trees to remain
Figure 3.19 Preliminary Landscape Palette
CHAPTER
3 DESIGN GUIDELINES
3.16
D-44
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH Yo, 3011
Understory Planting
Shrubs
Berbens thunbargii'Rose GIOW/
Rose Glow Japanese Barberry
Elaeagnus pungens I Silverberry
Fmngula califomioa'Eve Case'/
Eve Case Coffeeberry
Grevdllea lavandufacea'Penala /
Penola Lavender Grevillea
Rhus ovata / Sugar Bush
Rosa meigalpto'Red Onb' f
Red Dnfl Shrub Rose
Salvia leucanlba sante Barbara' /
Santa Sadism Sage
Ceanothus'Joym Coulter' /
Joyce Coulter Ceanolhus
Carpemmna caldomica'Eluoibeth' I
Elizabeth Bush Anevone,
Hetemmeles arbulifolia'Davis Gold'/
Davis Gold Toyon
Perennials
Dianella revolute'Litte Rev'/
Lulls Rev Dianella
Dietes vegeta 'Varigatu rf /
Variegated Fortnight Lily
Lomandra longifolia'Breeze /
Breeze Mat Rush
Ornamental Grasses
Fesluca maimi f Agas Fescue
Festuca idahoensis'Siskiyou Blue'/
Siskiyou Blue Grass
Pennisetum oneldale /
Oriental Fountain Grass
Muhlenbergo rtgens I Deer Grass
Groundcovers
Arctostaphylos'Pacilm Mist'/
Pacific Mist Arctosmphylos
Bacchans pilularis'Twin Peaks'/
Twin Peaks Coyote Brush
Rosmannus olfiunalis'Pmsbafus'I
Prostrate Rosemary
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
5 gal.
M
15 gal.
L
5 gal.
L
CA Native
5 gal.
L
15 gal.
L
CA Native
2 gal.
M
5 gal.
L
5 gal
L
CA Native
5 gal
L
CA Native
5 gal
L
CA Native
4' pot
M
5 gal
L
1 gal.
L
1 gal.
L
1 gal.
L
CA Native
1 gal.
L
1 gal
L
CA Native
1 gal
L
CA Native
1 gal,
L
CA Native
1 gal,
L
D45
CHAPTER a DESIGN GUIDELINES
J-1)
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
C. Freeway and Road Frontage Corridors
Interstate 5, S. Bonnyview Road, and Bechelli Lane are
the main points of access to the Project. The building
architecture and landscape facing the street frontages
will be important to establishing the visual appearance
for the perimeter of the Project.
Figure 3.20 Southbound 1-5 Project View
Figure 3.21 Northbound 1-5 Project View
CHAPTER 3 DESIGN GUIDELINES
3-18
D-46
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23. 2021
Outdoor Dining Areas
Buildings with Offset, Recesses, & Planters/Pots
D-47
BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
3.3 GENERAL DESIGN GUIDELINES
The following design guidelines will support the im-
plementation of the design elements described in
Section 3.2 for the Retail Commercial Major and
Shop tenants only.
Site Planning and Building Orientation
• Buildings at corners and vehicle entries should
frame the street and provide pedestrian connec-
tions between the street and the buildings.
• Buildings should be oriented to include adequate
setbacks to create public spaces.
• Establish visual links among the buildings by us-
ing landscaping and other site design elements
that allow pedestrians to easily navigate within
the Project.
• Site planning and parking lot design should con-
sider travel speeds and view corridors from the
freeway to businesses, placement of signage, and
the scale and location of special architectural
features.
• Design some of the smaller building footprints
with offsets and recesses, and orient buildings to
Create courtyards and/or plazas to provide for a
variety of gathering places and outdoor dining.
• Landscaping at site entries should support the
character of the Project and provide a sense of
arrival. A variety of elements can be used to en-
hance entries, such as monoliths, low ornamen-
tal walls or fences, accent planting, and special
paving.
• Signage and landscape treatment should distin-
guish the Projects service entry. Service vehicle
traffic should be separated from employee and
visitor circulation, where possible. A clear travel
route should be provided between the street and
building entries.
• Provide for efficient site circulation by creating
landscaped drive aisles that divide parking fields
and direct vehicles to parking adjacent to build-
ings.
• Provide adequate stacking length at main entries
and the first drive aisle to limit vehicle ingress
and egress conflicts.
CHAPTER a DESIGN GUIDELINES
a-19
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
i
f.� Y
'x
Pedestrian Connections Between Building
Screening of Above Ground Utilities
CHAPTER 3 DESIGN GUIDELINES
3 -RD
D48
Pedestrian Circulation
• Provide clear, convenient, and attractive pedes-
trian connections from the public streets, side-
walks, transit stop and to business entries.
• Distinguish pedestrian pathways, including
crosswalks, from vehicular drives through the
use of differing paving texture, color and/or ma-
terials.
• Provide adequate lighting for pedestrian safety.
Screening and Utilities
• Loading docks and service doors shall be al-
lowed to face public streets and Interstate 5, but
buildings that are larger than 10,000 square feet
must be screened with either landscaping,
berming, or screen walls or any Combination of
these methods,
• Include ample landscaping to screen views of
the truck trailer parking, service doors, and load-
ing docks from public streets and Interstate 5,
where possible.
• Incorporate storm water treatment improve-
ments into the overall site design and parking
lot layout of each parcel. Stone water control
shall be designed in accordance with adopted
standards.
• Site planning shall anticipate the location of any
above -ground utilities including, but not limited
to, electric transformers, phone company boxes,
fire department Connections, backflow prevent-
ers, irrigation Controllers and other on-site utili-
ties. Above ground utilities shall be screened
from view from any public right-of-way (as all -
wed per code or utility requirements) behind
landscaping, structures, walls or fences that are
designed to be compatible with the buildings
and landscape/hardscape features on the site.
• Trash enclosures shall be designed with solid
doors, interior concrete curbs, and exterior ma-
terials and colors that are Compatible with the
adjacent building exteriors on the site. All trash
enclosures shall be sized to fit both trash and
recycling containers that will be necessary to
serve the users of the site as required by the
City of Redding Solid Waste Utility.
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2021
Trash Enclosure Design
Project Entry with Signage
D-49
6ECHELLI SONNYV19W SPECIFIC PLAN
REDDING, CALIFORNIA
• Trash enclosures shall be screened from view
from all public rights-of-way (including inter-
state 5) by buildings or landscaping, with open-
ings oriented in a manner that allows for acces-
sibility by the trash/recycling vehicles.
• The discount warehouse will utilize a self con-
tained compactor unit for trash disposal and no
trash enclosure shall be required.
Parking and Circulation
• Create a clear visual entry to the Project by use
of signage, entry walls, vertical landscape ele-
ments, and accent hardscape/paving.
• Parking, when located adjacent to frontage
streets, shall incorporate landscaping and/or
walls to screen the parking areas from the pub-
licview.
• Large parking areas should include landscaped
islands that divide parking fields to provide
clear circulation to parking adjacent to build-
ings.
Parking Lots
• Tree planting in parking areas should create a
'canopy effect, shading and softening the ap-
pearance of the parking stalls.
• Where landscape planters are parallel and adja-
cent to vehicular parking spaces in customer
parking lots, the planter areas shall incorporate
a 12 -inch wide concrete curb along their perim-
eter that is adjacent to the parking space to
allow access to vehicles without stepping into
landscape planters.
Walls and Fences
• Landscape walls and fences should be of high-
quality materials compatible with the architec-
ture and landscape design of the Project.
• Permitted materials include pre -cast concrete
walls, split -face masonry, stone or stone ve-
neer, brick, tubular steel, wrought iron, and
vinyl coated chain-link at the existing conserva-
tion easement only, or similar high-quality ma-
terials.
• Security gates should be constructed of the
same materials and detailing as the fencing for
the Project.
CHAPTER a DESIGN GUIDELINES
a-21
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
Tubular Steel Fencing
Pedestrian Scale Lighting
CHAPTER J DESIGN GUIDELINES
J-22
D-50
• Any security fencing and the buffer yard fencing
adjacent to the discount warehouse, is limited to
a height of 8 -feet and constructed of tubular steel
or similar material as approved by the City.
• Gates for pedestrian and vehicular access to re-
stricted areas that are visible from public areas
(i.e., parking lots, drive aisles) shall be construct-
ed of solid durable material, tubular steel, orsim-
ilar material.
• Barbed wire, razor wire, integrated corrugated
metal, electronically charged or plain exposed
plastic concrete/PCC fences are not permitted.
• Site security may sometimes require walls and/or
fences, which may consist of a variety of different
materials, including but not limited to tube steel,
masonry, or any combinations thereof.
Lighting
• Site lighting should be attractive and consistent
with the overall character of the Project.
• Site lighting should highlight building entries,
walkways, and architectural features.
• Lighting should be architecturally compatible with
the building and site design, and should be low
profile and in scale with the setting and may in-
clude post lights and light bollards.
• Parking areas shall have lighting which provides
adequate illumination for safety and security.
Parking lot lighting fixtures shall avoid Conflict
with tree planting locations so they do not dis-
place intended tree plantings.
• All Project phases shall include lighting for safety
and security purposes. All lighting fixtures shall
be fully shielded with cut-off fixtures so that
there is no glare emitted onto adjacent properties
or above the lowest part of the fixture.
• Outdoor lighting and other means of illumination
for signs, structures, landscaping, and similar are-
as, shall be made of durable materials.
• Accent lighting shall be used to enhance the ap-
pearance of a structure, draw attention to points
of interest, and define open spaces and path-
ways. Accent lighting will only be permitted
when it does not impact adjacent development,
roadways, or residences.
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 13, ]0]7 SECHELLI BONNTVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
- • Pole footings in traffic areas shall designed
and installed to protea the light standard from
potential vehicular damage and shall include
pedestal improvements as may be required by
I� the generally applicable provisions in the City of
Alli, L - Redding Zoning Code, as may be amended from
time to time.
P
'Y 3.4 LANDSCAPE CONCEPT & GUIDELINES
- -�— — • The landscape design can be characterized as
contemporary Californian, with native and cli-
mate adapted plantings along with natural mate-
- - rials to create a modem character for the dis-
Outdoor Accent Lighting count warehouse and retail commercial projects.
The Project shall be visually unified by the land-
scape through a coordinated planting palette,
landscape design, and hardscape elements which
are coordinated to create a sense of "place" for
the development.
These Landscape Guidelines are intended to pro -
wide a framework for achieving the high-quality
landscape character envisioned for the retail
commercial portion of the development, which
may be developed in phases. The guidelines are
not intended to limit innovation, but rather to
provide clear direction on design elements that
are key to achieving the desired character. The
detailed design criteria provided here will sup-
port planners, architects and landscape archi-
tects in meeting the intent of the Specific Plan. In
the case of conflict between the provisions of
this Specific Plan and generally applicable City of
Redding standards, the provisions herein shall
take precedence. Landscape plans submitted
with each phase of the Project should substan-
tially conform to the Conceptual Landscape Plan
(Figure 3.18)
General
• Vehicle parking and loading docks, when fronting
Interstate 5 shall be screened by walls and
berming with landscape including vine planting,
or a combination of these methods.
• Planting areas should be provided between park-
ing and roads to provide visual relief in large ex-
panses of hardscape.
CHAPTER 3 DESIGN GUIDELINES
3-23
D-51
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
Parking Lot Screening
Contemporary Landscape Character
Vegetated gioswales
CHAPTER 3 DESIGN GUIDELINES
3.24
D-52
• Screening along roads and perimeter driveways
should be achieved through siting, berming and
landscaping, or any combination of these meth-
ods.
• Design should be generally consistent with the
overall contemporary character of the Project.
• Landscape design should include simple plant
palettes. Masses of native and climate adapted
grasses and clustered tree plantings are encour-
aged. There should be a consistency of landscape
design throughout the Project Area. Unrelated
random placement of plant materials should he
avoided.
• Sites should be landscaped in order to optimize
the aesthetic appeal and comfort for employees
and visitors. All portions of a site not devoted to
buildings, structures, parking, outdoor storage or
paving should be landscaped, to the extent feasi-
ble. Landscapes should be designed to reach a
reasonable level of maturity within five years.
• Trees shall be installed at a minimum size of 24 -
box.
• Parking lot trees should be provided at a mini-
mum of one tree per 4 spaces. Trees may be
clustered to define circulation routes, frame site
views, and reinforce freeway edge planting.
Large scale, high branching shade trees should be
used in all parking areas, but shall not be de-
signed in a way to obscure building architecture
and signage.
• Vegetated bio swales are encouraged in parking
lot planting islands to treat on-site stormwater
and provide visual relief within the hardscape.
• Large landscape areas to be landscaped with
solely native grasses should be avoided.
• Property owners are responsible for installing
and maintaining the landscape setbacks within
their properties, and landscape areas within the
their property frontage public right of way in
accordance with the generally applicable require-
ments of the Redding Municipal Code, as may be
amended from time to time, and this Specific
Plan.
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 3011
Bio Swales Within Parking Lot Areas
Climate Adapted Landscape
Sustainable Landscape Design
D-53
BECNELLI BONNYVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
Materials
• Natural materials, including stone and wood, in
keeping with the general character of the Project
are preferred.
• Refer to the Plant Palette for suggested plant
materials.
• Locally sourced, salvaged and recycled content
materials in the landscape are encouraged.
• The use of native, climate adapted species is en-
couraged to promote/create habitat, minimize
use of water, fertilizers and pesticides, promote
biodiversity and sequester carbon.
• Invasive species shall not be used in the land.
scape.
• Turf should be minimized, the use of turf for
solely decorative purposes is strongly discour-
aged.
• Stormwater best management practices, such as
bioswales should he incorporated into the land-
scape to maximize on-site infiltration of storm -
water, to the extent possible.
Sustainability
• Sustainable landscape design employing the
most current technologies are strongly encour-
aged.
• High -efficiency, weather -based irrigation systems
should be used.
• Appropriate placement of landscape materials
should provide summer shade an buildings, park-
ing spaces, drives and paths.
• Enhanced building entries and other special land-
scape features are encouraged and should fea-
ture bold foliage accent planting in pots or plant-
ers, colored paving, spreading shade trees and
seating elements. Accent lighting is also encour-
aged.
• Trees and shrubs appropriate to the scale of the
architecture should he emphasized to balance
the visual presence of the building architecture.
CHAPTER 3 DESIGN GUIDELINES
3-25
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
Durable Site Furnishings
Pedestrian Scale Design Elements
CHAPTER ] DESIGN GUIDELINES
l-26
D-54
Site Furnishings
• Site furnishings should be high quality and con-
temporary in design and compatible with the
overall landscape design.
• Site furnishings should be durable and vandal
resistant.
3.5 REGIONAL COMMERCIAL ARCHITECTURAL
GUIDELINES (MAJORS & SHOP BUILDINGS)
Commercial retail development will Include approxi-
mately 6 -acres of retail and highway oriented com-
mercial Services and uses. Site planning should orient
buildings to face the primary street frontage of
Bechelli Lane and/or entry drives to maximize expo-
sure for businesses. Where possible, drive aisles
should be oriented perpendicular to the buildings to
provide for easy pedestrian access to the buildings.
Pedestrian pathways should be incorporated into the
parking field to provide a linkage and clear pathway
for safe pedestrian access between buildings. The
Specific Plan architectural design guidelines are in-
tended to provide direction for the development of
the Major and Shop tenant buildings for commercial
retail and consumer service uses. Buildings should be
designed with elements that consider the human
scale and should include awnings, and other pedestri-
an -friendly elements- The conceptual building eleva-
tions, perspective, and colors/materials shown on
Figures 3.9 through 3.77 illustrate the following con-
cepts.
• Elements that promote pedestrian scale design
elements such as awnings, windows, and hard-
scape features (benches, stepping stones, etc.)
shall be incorporated into the design of commer-
cial buildings.
• All publicly visible sides of commercial buildings
shall be designed with a Complementary level of
detailing and quality of materials so that there is
visual interest on all sides. This may include, but
not be limited to, the use of spandrel glazing,
awnings, trim, covered doorways, accent colors
and accent materials. Multiple building entries
are encouraged when feasible.
• Building base materials may consist of, but not
be limited to, wood, stucco, stone, brick, con-
crete or slump block, and concrete tilt -up panels.
Accent materials may consist of, but not be lim-
ited to, tile, glass, stone, brick, wood, stucco and
metal. All buildings should utilize a variety of
colors and materials.
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 22, 2021
Use of Building Materials
Create Visual Interest with Simple Shapes
D-55
BECNELLI BONNTVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
• Visual interest on buildings with simple shapes
shall be provided through the use of both vertical
and horizontal facade breaks and should include
varying roof heights, parapets, and pitches,
stepped out columns, awnings, windows, re-
cessed entries, score lines, and a mix of colors
and materials.
• All building structures and improvements on the
site shall have consistent architectural detail and
design elements to create a visually cohesive de-
velopment. It is not necessary or even desired
for buildings to "match," but they should utilize
similar architectural elements, colors and materi-
als, or styles so that there is not an aesthetic dis-
connect between buildings.
• Utilitarian portions of buildings, such as vents,
gutters, downspouts, flashing, electrical conduit,
and other wall -mounted utilities shall be painted
to match the color of the adjacent surface or oth-
erwise designed in harmony with the building
exterior.
• All buildings shall be designed to screen any roof -
mounted equipment, including, but not limited
to, HVAC units, vents, fans, antennas, sky lights
and satellite dishes from view from public rights-
of-way.
CHAPTER S DESIGN GUIDELINES
l -2P
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 33, 2011 aECHELLI RONNYVIEW SPECIFIC PLAN
R _ REDDING, CALIFORNIA
D-56
4.1 INTRODUCTION
Chapter 4 presents the roadway and utility infrastruc-
ture improvements required to support the develop-
ment of the Specific Plan Area. It also provides infor-
mation for construction and financing of the roadway
and infrastructure improvements. Development of
the Specific Plan Area will require the construction of
roadway improvements and installation and reloca-
tion of new infrastructure and public improvements.
The Specific Plan is designed to implement and con-
struct these improvements based on the require-
ments of the City of Redding and Caltrans as appropri-
ate.
Public improvements necessitated by development in
the Specific Plan Area will be constructed by a combi-
nation of the City and Project developers. Impact fees
associated with traffic improvements and connection
to existing infrastructure improvements shall be col-
lected through the City's development impact fee
program prior to each individual building receiving its
final inspection or occupancy permit. The costs of the
Specific Plan improvements constructed by the Pro-
ject developers may qualify as a credit to the Impact
Fees subject to any credit and reimbursement agree-
ments and/or development agreement(s) entered
into between the City and the Project developers.
The roadway and Infrastructure improvements re-
quired to serve the Specific Plan Area are listed in
Appendix A, Environmental Design Features. All road-
way and Infrastructure improvements constructed by
Specific Plan Area developers will be subject to ade-
quate security requirements, such as bonds, letters of
credit, or other forms of security, as deemed reasona-
bly necessary by the City to ensure the satisfactory
construction of said infrastructure and performance
of any associated obligations, including applicable
warranty and maintenance.
CHAPTER 4 STREETS AND UTILITY INFRASTRUCTURE
4.1
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
ti
CHAPTER 4 STREETS AND UTILITY INFRASTRUCTURE
4-2
D-57
INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
MARCH 23, 2011
4.2 STREET NETWORK
The main access to the 5pecific Plan Area is from Inter-
state 5 and the existing street network consisting of S.
Bonnyview Road, a 4 -lane east/west arterial road ex-
tending along the southern property boundary and
providing access to the freeway, and Bechelli Lane, a
two to four -lane north/south arterial road fronting the
western property boundary (see Figure 4.1). Develop-
ment of the Specific Plan Area will require Improve-
ments to the existing road network as set forth in Ap-
pendix A, to add lanes, sidewalks, and bicycle facilities
as generally noted below. The following is not intended
to be an exhaustive list, but rather provides a summary
of the Appendix A improvements that will be the re-
sponsibility of the discount warehouse and retail com-
mercial components, either through making a fair share
contribution or constructing the improvements.
• Widen Bechelli Lane and South Bonnyview Road to
City of Redding standards along the property front-
age. The improvements will add one travel lane and
one tum lane, three Project driveways, sidewalks,
bicycle lane, and other street improvements such
as street lighting.
• Construction of roundabout improvements at the
intersection of South Bonnyview Road and Bechelli
Lane.
• Improve the "Blue Shield" traffic signal to accom-
modate a major driveway entrance into the pro-
posed Project.
• Add additional lanes to the Interstate 5 southbound
and northbound off ramps to provide additional
storage and dedicated turn lanes.
• Restripe to provide additional through and tum
lanes on the Interstate overcrossing to accommo-
date projected traffic movements.
• Construct traffic calming features on Loma Vista
Drive and Construct a traffic signal at the Bechelli
Lane intersection.
• Contribute to Chum Creek Road/Hartmeyer Lane
intersection improvements through payment of fair
share fee.
• Contribute to the reconstruct the Churn Creek
Road/Rancho Road/Victor Avenue intersection into
a single lane roundabout through participation in
the City/s Traffic Impact Fee program, including
improvements to the Huntington Drive intersection
and Churn Creek Road corridor.
The roadway improvements for the Specific Plan Area
have been designed to enable safe access and use by a
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RECHELLI aONNYVIEW SPECIFIC PLAN
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variety of users including pedestrians, bicycles, and
vehicles and trucks. Pedestrian improvements include
sidewalks along the property frontages, a Class II bicy-
cle path along S. Bonnyview Road and Bechelli Lane
frontages which connect with existing bike lanes to
allow for alternatives to motor vehicles which also
connect with the City's existing bicycle path network.
4.3 UTILITIES
The following utility infrastructure improvement are
required to adequately provide services to the Specific
Plan Area for water, sanitary sewer, storm drainage,
gas and electric, solid waste disposal, and internet and
phone. Each of the utilities will be discussed in detail
in the following sections.
4.4 POTABLE WATER
The 10" waterline and easement will be abandoned
and replaced with a new 12 -Inch water line that will
connect to the existing water main in Bechelli Lane
and traverse eastward generally along the ProjecCs
north property line to connect with the existing wa-
terline crossing the Interstate 5. (see Figure 4.2). A
12' stub will be provided to residentially zoned prop-
erty to the north.
The potable and fire service water to the discount
warehouse will be provided from the relocated water
line. The southern portion of the site will have a pota-
ble and private fire loop directly from Bechelli Lane
and S. Bonnyview Road (see Figure 4.2).
4.5 WASTEWATER
Wastewater generation has been calculated for both
Average Dry Weather Flow (ADWF) and Peak Wet
Weather Flow (PW WF) for the Specific Plan Area. The
existing 18" sanitary sewer main within Bechelli Lane
has been determined to have enough capacity for the
projected wastewater Rows for the Project.
A series of sanitary sewer lines and manholes will
gravity flow from each of the buildings and connect to
the sewer main within Bechelli Lane (see Figure 4.2).
Grease interceptors and a sand oil separator for the
discount warehouse, Pad 1, and Pad 2 have been pro-
vided as required for the food service uses within
these buildings per the requirements of the City of
Redding (see Figure 4.2).
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4.6 STORM DRAINAGE
The existing hydrology of the Specific Plan Area
drains in 4 directions, all to existing storm drainage
facilities. The north portion of the site drains to
the north. A portion of the site, northeast corner,
drains to the east to 1-5. The southeast Corner of
the site drains to an existing pipe under S.
Bonnyview Road to the south, and the southwest
corner of the site drains to the existing storm drain-
age system at the intersection of S. Bonnyview
Road and Bechelli lane. The proposed drainage has
been designed to mimic the distribution of post -
project runoff to those 4locations, using storm -
water quality basins and additional "vault" deten-
tion to maintain pre -development flow rates.
The proposed grading of the Specific Plan Area has
been designed to drain to a series of storm water
basins located within the parking field as well as at
the perimeter of the parking lot. The storm water
basins will not only provide for storm water quality
treatment but will also function as detention basins
to meter storm water flows to maintain pre -
development flow rates.
Storm water catch basins will be located within
each of the basins which will connect to a series of
storm drainage pipes that will connect to the exist-
ing storm drainage improvements. The southeast
portion of the site will connect to an existing cul-
vert near the corner of S. Bannyview Road and the
Interstate 5 southbound off -ramp. The southwest
portion of the site will connect to an existing storm
drainage manhole at the corner of S. Bonnyview
Road and Bechelli Lane. The northern portion of
the site will connect to an existing storm drainage
near the northern property boundary within
Bechelli Lane. Roof and a portion of the parking lot
drainage from the discount warehouse will be di-
rected to the existing culvert that crosses Interstate
5 after passing through the aforementioned treat-
ment/detention facilities. The proposed storm
water design also includes below -grade "vault"
system to provide additional storage for detention.
As noted above drainage into these facilities will
not exceed that which occurs in the property's un-
developed state.
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4.7 STORM WATER QUALITY
Storm water quality management has the following
goals:
• Assist new development in reducing urban runoff
pollution and hydromodification to minimize
water quality impacts.
• Provide standards for developers, design engi-
neers, agency engineers, and planners to use in
the selection, design, and implementation of
City's generally applicable site design and storm
water treatment measures (SWTM(s)) for compli-
ance with the City's municipal separate storm
water sewer system (MS4) permit. The SWTMs
are frequently referred to as Low Impact Devel-
opment (LID) features.
• Provide maintenance procedures to ensure that
the storm water treatment measures will be
maintained to provide effective, long-term pollu-
tion control.
LID is an approach to managing storm water runoff
that mimics the natural pre -development hydrology
of the site by using design techniques that infiltrate,
filter, store, treat, evaporate, and detain runoff close
to the source. Almost all areas of the site design can
incorporate LID measures. LID measures can be in-
corporated into open space, streetscapes, parking
lots, sidewalks, and medians. LID features can be
used in combination with traditional storm drain sys-
tems to infiltrate the smaller, frequent storms, while
allowing the larger storms to flow into specific flood
control structures (possibly with lower off-site costs
than traditional non -LID systems). LID features re-
duce the amount of runoff entering the City's storm
drain system and can play a vital role in recharging
underground aquifers. Development in the Specific
Plan Area will be in accordance with the City of Red-
ding's
ed-
ding s generally applicable post -construction stand-
ards plan, as may be amended from time to time.
Best management practices (BMPs) in the generally
applicable past -construction standards plan will be
implemented in the design of the Project, as appro-
priate, to comply with the applicable MS4 permit.
Compliance with the most current, generally applica-
ble standards and best practices will help the Project
achieve compliance.
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4.8 DRY UTILITY SYSTEMS
Electrical service to the Project area will be supplied by
Redding Electric Utility (REU) and installed in accordance
with its service plan requirements. Natural gas will be
provided by Pacific Gas and Electric Co. (PG&E). Tele-
phone and internet services can be provided by a variety
of vendors including AT&T, Comcast, and Charter.
Existing electric utility facilities in the Project Area con-
sist of REU underground 12 kV and lower distribution
voltage facilities along Bechelli Lane and the S.
Bonnyview Road frontage. A 4" gas line within Bechelli
Lane will provide services to the various buildings on the
site (see Figure 4.3).
New distribution conduits and conductors will be placed
underground in a joint or common trench. Vaults and
boxes placed in the roads or public utility easements,
and other equipment, will be provided in accordance
with the REU's service plan. The joint or common trench
will include gas, phone, fiber optic and cable TV facili-
ties, and such other equipment and facilities as deter-
mined by the City and responsible utility companies.
4.9 SOLID WASTE DISPOSAL
The proposed land uses in the Project Area will generate
additional solid waste. The City of Redding Solid Waste
Utility is the service provider for the collection, transpor-
tation and disposal of refuse and garbage, including the
collection of recyclable material.
Uses in the Project Area will be required to incorporate
the following sustainability measures for solid waste'
• Reuse and recycle construction and demolition
waste (including, but not limited to, soil, vegetation,
concrete, lumber, metal, and Cardboard).
• Provide storage areas and trash enclosure(s) per
City of Redding Solid Waste Utility for recyclables
and adequate recycling containers located in public
areas.
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4.10 CONSTRUCTION PHASING
Construction within the Project Area is expected to
occur in multiple phases. The discount warehouse
and initial 20 dispenser fuel facility will be construct-
ed as a single phase and will include the warehouse
parking and associated landscaping and improve-
ments- The expansion of the fuel facility to 30 dis-
pensers could be constructed as a future phase, at
the developers option.
Development of the retail commercial at the south-
ern portion of the site may be constructed as a single
phase or multiple phases to respond to market Condi-
tions. It is anticipated that rough grading and installa-
tion of the main driveways and utility infrastructure
components to serve this Project component will
occur with the first phase of construction, at the de-
velopers option -
4.11 MAINTENANCE
The Specific Plan Area consists entirely of private
property (i.e., the boundaries do not include adjacent
streets), although public utilities do traverse the site
as indicated in the sections above. The City of Red-
ding is responsible for maintaining those public facili-
ties within established public service easements as
well as the external public street system (excluding
right-of-way landscaping). Private maintenance re-
sponsibilities of the Project to include the following:
• Driveways, parking lots, and pedestrian paths;
• Directional signage and pavement markings;
• landscaping and lighting on private property;
• Property line walls, fences, refuse storage areas,
and signs;
• landscape and median within the right-of-way of
City streets which may be subject to a Landscape
Maintenance District assessment;
• Detention facilities, bioswales, and other low -
impact development features; and
• Private on-site utility systems.
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5.1 INTRODUCTION
This chapter provides a framework for development
that supports sustainable design practices for devel-
opment within the Specific Plan Area. Included are
strategies for energy conservation, reducing solid
waste through recycling and reuse, and promoting
water conservation through landscape and irrigation
design.
5.2 SUSTAINABILITY GUIDELINES
This Specific Plan will increase sustainability and mini-
mize and reduce water and energy consumption, as
well as decrease the impacts of construction activi-
ties and waste generation. Presented below is a list
of sustainability measures that may be incorporated
into the development within the Specific Plan Area.
a. Energy
• Energy efficient lighting and control systems shall
be utilized as an integral part of lighting systems
in all buildings.
• Light colored "cool" roofs shall be required for all
new buildings, unless they have photovoltaic
systems installed on the roof.
• Tree species shall be chosen based on their cano-
py characteristics at maturity, and shall be stra-
tegically placed on the Specific Plan Area to
shade paving areas and minimize heat gain, un-
less they have parking photovoltaic systems in-
stalled.
• Canopies, awnings, and architectural shade
structures are encouraged as part of the design
guidelines. These design elements will be strate-
gically sized to shade building elevations and
minimize heat gain.
• Locally sourced, salvaged and recycled materials
shall be considered for use throughout the land-
scape and hardscape design.
• High efficiency lighting, such as LED, shall be uti-
lized for traffic, and other outdoor lighting.
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• Lighting levels for outdoor illumination shall
meet the minimum standards required for safe-
ty. All exterior lighting shall be controlled by
timers, and unless otherwise required, only
lighting required for parking lot security and safe-
ty shall be provided at night.
• Building construction in the Specific Plan Area
shall meet applicable standards for energy effi-
ciency such as:
1. Energy efficient heating and Cooling
systems; and
2. Energy efficient appliances, equipment,
and HVAC control systems.
• Parking lot light standards shall be designed to
provide even light distribution, and utilize less
energy compared to a greater number of fixtures
at lower heights. The use of LED lamps will pro-
vide a higher level of perceived brightness with
less energy than other lamps such as high pres-
sure sodium.
• New and renewable building materialsshall,
where commercially available, be extracted and
manufactured within the region.
• Pre- manufactured building components, includ-
ing structural framing and metal panels, shall be
used as appropriate to help minimize waste dur-
ing construction.
• Pre -manufactured metal wall panels with insula
tion and that carry a higher R -Value and greater
solar reflectivity shall be used as appropriate to
help conserve energy. Building heat absorption
is further reduced by a decrease in the thermal
mass of the metal wall when compared to a typi-
cal masonry block wall.
• The discount warehouse shall use a reflective
cool roof material unless a photovoltaic rooftop
system is installed, to produce lower heat ab-
sorption and thereby lowering energy require-
ments during the hot summer months.
• A substantial amount of the proposed plant ma-
terial in the Specific Plan Area shall be native
drought tolerant and will use less water than
other common species.
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• The irrigation systems shall include deep root
watering bubblers for parking lot trees to mini-
mize usage and ensure that water goes directly
to the intended planting areas.
• Storm water management plans shall be de-
signed to maintain quality control and storm
water discharge rates.
• Drought tolerant vegetation and drip irrigation
systems shall be used to reduce potable water
consumption.
• The discount warehouse and retail commercial
buildings shall achieve a minimum of a 40% de-
crease and water savings over U.S. standards by
using high efficiency restroom fixtures.
• Building envelopes shall be insulated to meet or
exceed current energy code requirements.
• Mechanical systems shall be commissioned, as
required by applicable law.
• HVAC comfort systems shall be controlled by a
computerized building management system to
maximize efficiency (discount warehouse only).
• HVAC units for the discount warehouse and re-
tail commercial buildings shall be high efficiency
direct ducted units.
•
HVAC units shall not use hydrochloroluorocar-
bons (HCFCs).
• Parking lot and exterior lights shall be controlled
by a photo sensor and time dock.
• Lighting shall be controlled by the overall energy
management system (discount warehouse only).
• Variable speed motors shall be used on make-up
air units and booster pumps (discount ware-
house only).
• Gas water heaters for the discount warehouse
and retail commercial buildings shall be direct
vent and 94% efficient or greater.
• Main building structure of the discount ware-
house shall be a pre-engineered system that uses
recycled steel materials and is designed to mini-
mize the amount of material utilized.
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• Roof material for the discount warehouse shall be
recycled standing seam metal panel, designed to
maximum efficiency for spanning the structure.
• When masonry and concrete are used, the materi-
als should be purchased locally where feasible to
minimize the transportation and impact to local
road networks.
• Construction waste should be recycled whenever
feasible.
• Floor sealant forthe discount warehouse shall be
Non-VOC and should represent over 80% of the
floor area where other floor finishes are not used.
• Lighting systems forthe discount warehouse and
retail commercial buildings should be designed
with employee controllability in mind. Lighting
should be controlled by timers but override switch-
es are provided for employee use.
A recyclingtreuse program shall be implemented
for the discount warehouse, including recycling of
tires, cardboard, grease, plastics and electronic
waste.
c. Solid Waste
• Individual developers of Project components will
be encouraged to reuse and recycle construction
and demolition waste, including soil, vegetation
(green waste), concrete, lumber, metal, and card-
board, to the extent feasible.
• Individual developers will be encouraged to locate
interior and exterior storage bins for recyclables
and green waste and adequate recycling containers
in public areas.
d. Water
• Landscaping shall consist of drought tolerant spe-
cies selected for water -efficient characteristics and
shall include drought tolerant planting materials
common to the region.
• Turf is discouraged and shall be minimized
throughout the Specific Plan Area.
• Irrigation systems and devices shall be water effi-
cient and shall include satellite soil moisture -based
Irrigation controls and systems.
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• The City of Redding requires compliance with the
State's model water efficient landscape ordi-
nance in order to effectuate the generally appli-
cable requirements of the State Water Conserva-
tion in landscaping Act. The landscape design
shall meet the generally applicable requirements
of these laws, as they may be amended from
time to time.
• Watering of non -vegetated surfaces and practic-
es for cleaning outdoor surfaces and vehicles is
discouraged.
• Low -impact development practices shall be im-
plemented to the extent feasible, to maintain the
existing hydrologic character of the drainage and
manage and treat storm water to protect the
environment.
• Buildings shall be designed to be water -efficient
and will include water -efficient fixtures and appli-
ances.
e. Biological Resources
• The landscape palette should include a large
number of native and climate adapted species in
an effort to optimize biodiversity, to sequester
carbon, and create habitat and minimize re-
source use (water, fertilizers, and pesticides/
herbicides).
• Invasive species shall not be included in the
planting palette.
• Storm water best management practices (BMPs)
including vegetated bioswales, vegetated deten-
tion basins shall be incorporated to the extent
feasible into individual development sites and
along streets.
f. Public Health
• Sidewalks shall be included along the Project
street frontages. Sidewalks shall be included
along S. Bonnyview Road and Bechelli Lane.
These proposed improvements will make the
Specific Plan Area walkable and will provide con-
nections to adjacent development.
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5.3 GREEN BUILDING
The purpose of the California Green Building Cade is to
improve public health, safety and general welfare by
enhancing the designand construction of buildings
through the use of building concepts having a positive
environmental impact and encouraging sustainable con-
struction practices in the following categories:
1. Planning and design
2. Energy efficiency
3. Water efficiency and conservation
4. Material conservation and resource efficiency; and
i. Environmental quality
All new development within the Specific Plan Area will
comply with the generally applicable requirements in
the Green Building Standards Code, as may be amended
from time to time.
5.4 LEED
Leadership in Energy Efficient Design (LEED) and sus-
tainable development is a relatively new field of exper-
tise and focus. The United States Green Building Council
(USGBC) LEED system of environmental standards is
currently the most recognized system of rating projects
and construction. This Specific Plan implements energy
efficient design and water conservation, and strongly
encourages that individual developers considerthe
merits of LEED certification or equivalence not only as a
means to conserve energy but also to promote steward-
ship of the environment and green business practices.
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6.1 SPECIFIC PLAN ADMINISTRATION
This Specific Plan provides the principal framework
for the orderly development of the Specific Plan Area
comprising an approximately 25 -acre site. This chap-
ter outlines the various approvals and implementa-
tion processes necessary for development in the Spe-
cific Plan Area. It also addresses phasing and financ-
ing of the development of the Specific Plan Area.
This Specific Plan establishes a set of regulations,
development standards, guidelines and processes for
development in the Specific Plan Area, and shall con-
stitute the zoning for development in the Specific
Plan Area. This Specific Plan is incorporated into the
City's Zoning Ordinance as a Specific Plan overlay
District and serves as the zoning for all properties
within the Specific Plan Area.
Development that is found to be in substantial con-
formancewith the applicable requirements of this
Specific Plan pursuant to Section 6.2 below may be
developed on a ministerial, by right basis, and shall
not need any discretionary approvals from the City of
Redding.
6.2 SUBSTANTIAL CONFORMANCE RE-
VIEW
Uses that are identified in Chapter 2 as "permitted
uses" are not subject to further discretionary action
but must obtain a ministerial Substantial Conform-
ance Determination from the Development Services
Department Director or its designee (Director) prior
to obtaining a building permit for construction. The
Director will review proposed site plans, building ele-
vations, landscaping plans, lighting plans, and similar
Project -related materials to determine whether the
application is in substantial conformance with the
applicable provisions of this Specific Plan, including
the applicable Environmental Design Features in Ap-
pendixA. No public hearing is required for this deter-
mination, which shall not be appealable.
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A Project component proposed for development within
the Specific Plan Area will be still considered to be in sub-
stantial conformance with the Specific Plan If any of the
following "minor modifications" occur:
• Minor changes to building locations and footprints,
parking lot configurations, public infrastructure
plans such as drainage, sewer, water and other
utilities.
• Minor deviations from the Land Use Plan and site
plan or the Environmental Design Features of Ap-
pendix A, including but not limited to, minor chang-
es to the location or configuration of buildings or
infrastructure.
• Minor changes to landscape materials and design.
• A reduction in the number of parking spaces pro-
vided said reduction does not reduce the number
of spaces required by the Redding Municipal Code,
as may be amended from time to time.
• Other minor modifications of a similar nature to
those listed above which are deemed by the Direc-
tor that are in keeping with the purposes and in-
tent of this Specific Plan.
The Director shall issue its decision in writing within 10
business days of receiving a complete application for a
Project component. If the Director fails to act within such
10 business day period, the Project component shall be
conclusively deemed to be in substantial conformance
with this Specific Plan.
If the Director finds a Project component not to be in sub-
stantial conformance with the applicable Specific Plan
requirements, the Directorshall provide the applicant
with a detailed written explanation of the issues that ren-
der the project out of substantial conformance. The ap-
plicant may revise the Project component to address
these issues and resubmit it for another substantial con-
formance determination. There is no limit on the num-
ber of resubmittals.
6.3 SITE DEVELOPMENT PERMIT/USE PER-
MIT
If an applicant seeks to develop any use that requires ap-
proval of a Site Development Permit or Use Permit under
Table 2.1, the applicant shall submit an application pack-
age that contains all the information set forth for such
permit appliuban in the Redding Municipal Code, as may
be amended from time to time, and shall submit the ap-
plicable processing fee. The applicant may also submit an
application for a subdivision map at such time. The review
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process for each type of development application
under this Section 6.3 shall be as specified in the Red-
ding Municipal Code, as may be amended from time
to time. The purpose of such a permit is to facilitate
the comprehensive review and efficient processing
necessary to develop the Project as set forth in this
Specific Plan, and ensure that the Project component
is in substantial Conformance with the Specific Plan
and all applicable provisions of the Redding Municipal
Code, as may be amended from time to time.
6.4 APPLICABILITY/SEVERABILITY
In addition to the regulations contained in this Spe-
cific Plan, properties within the Specific Plan Area are
subject to applicable regulations of the Redding Mu-
nicipal Code. To the extent any regulation in this Spe-
cific Plan conflicts with the Redding Municipal Code,
the regulation set forth herein shall prevail.
In the event of any conflict or inconsistency between
the teed of this Specific Plan and Appendix A, Appen-
dix A shall control.
If any term, provision, condition, requirement, or
portion thereof of this Specific Plan is for any rea-
son held invalid, unenforceable, or unconstitution-
al, the remainder of this Specific Plan or the appli-
cation of such term, provision, condition, require-
ment, or portion thereof to circumstances other
than those in which it is held to be invalid, unen-
forceable, or unconstitutional, shall not be affected
thereby; and each other term, provision, condition,
requirement, or portion thereof shall be held valid
and enforceable to the fullest extent permitted by
law.
6.5 SIGNS
All signs shall be constructed in accordance with
the requirements set forth in the Redding Munici-
pal Code, as may be amended from time to time,
except to the extent that this Specific Plan provides
for different or additional requirements, in which
use the requirements in the Specific Plan shall
govern. Construction of the Freeway Sign shall not
require the issuance of a discretionary permit, but
shall require Substantial Conformance Review un-
der Section 6.2 above. Any request for unique sign-
age elements not addressed by the Specific Plan
may be processed as an Administrative Sign Permit
pursuant to the Redding Municipal Code, as may be
amended from time to time.
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MARCH 23, 2021 RECHELLI RONNTVIEW SPECIFIC PLAN
REDDING, CALIFORNIA
6.6 DEVELOPMENT/CREDIT AND REIM-
BURSEMENT AGREEMENTS
The developer(s) may request the City enter into a
"development agreement" or "credit and reimburse-
ment agreement" as provided in the Redding Municipal
Code, as may be amended from time to time, to ad-
dress issues such as utility overshIng or ensuring that
the developers contribution to utility and street infra-
structure does not exceed the development's fair share
of providing public improvements as noted in Chapter
4.
6.7 FINANCING
All Specific Plan improvements, both public and private,
will be constructed or funded by a Combination of de-
veloper required improvements and improvements
undertaken by the City in concert with it's
development impact fees program. In accordance with
the generally applicable provisions of the City of Red-
ding Development Impact Fee Program and its Adminis-
trative Guidelines, as they may be amended from time
to time, Project developers may seek to enter into one
or more Credit and Reimbursement Agreements (or a
development agreement) to ensure that the ultimate
cost of improvements made to provide street and utility
infrastructure does not exceed their proportionate
share (i.e. fair share) of the costs of those improve-
ments.
6.8 PHASING
It is anticipated that the discount warehouse will be the
initial phase of the Project to be developed and that
construction may begin in 2021 with the warehouse
opening occurring in 2022- During this phase, utility
infrastructure for the entire Specific Plan Area may also
be Installed, rough grading performed, and main drive-
ways installed. Phasing of the standard retail compo-
nent of the Specific Plan will be determined solely by
the developers of this component based on market
conditions and other factors. Required infrastructure
will be installed and public services will be available to
serve each phase of development as it occurs.
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Appendir A
APPENDIX A
Environmental Design Features
Geirerai Regularions/Requirements
pave I
1. Specific Plan approval is granted for construction of an up to 222,000 -square foot retail
shopping center, including a discount warehouse with a tire center and an up to 30 -pump
fueling facility. Drive through uses are specifically allowed by this Specific Plan and may
operate on a 24 -how basis, except that the proposed fuel center hours of operation shall be
limited to 5:OO a. in. to 10:00 p.m.
2 All components of the Project shall be in substantial conformance, as defined in Specific
Plan Section 6.2, with the applicable provisions of the Specific Plan including the standards
and site plan contained in this Appendix.
3. The generally applicable requirements of the California Buildings Standards Code and the
California Fre Code, as they may be amended from time to time, are to be met. The
applicant is responsible for contacting the offices of the Building Division and Fire
Department toverify compliance or the need to obtain permits.
4. if development of the Project is phased, the installation of parking facilities, landscaping,
and utilities shall occur with the development of the individual parcel or building and shall
be designed for interconnecting access to existing and future phases of the Project.
5. A reciprocal parking, access, and maintenance agreement shall be recorded between all
properties in the Specific Plan Area as conveyance of parcels occur to ensure that adequate
ingress and egress is available to each parceUbuilding within the Specific Plan Area.
6 An abandonment or easement vacation application shall be made for the relocation of the
existing waterline easement as determined appropriate by the City Engineer. The
abandonment/vacation shall be recorded and all conditions met prior to issuance of a
building permit for the Project.
7. The building permit application materials for the discount warehouse component of the
Project shall be in substantial conformance with the site plan, building elevations,
landscape concept and development standards and requirements contained in this Specific
Plan, including this Appendix A.
& This Specific Plan contains conceptual elevations for the standard retail component of the
Project. Buildings shall have an architectural design compatible with these figures and the
design guidelines of the Specific Plan as determined by the Development Services Director
(Director). Franchise businesses that utilize a prototypical company design must include
appropriate architectural elements that demonstrate compatibility with the Specific Plan's
architectural exhibits and guidelines. Rear building elevations facing public streets shall
include architectural detail, articulation, and variation that generally conform to the details
as shown on the elevations contained in this Specific Plan. No utility meters or similar
mechanical equipment shall be placed on the exterior walls of the visible sides of the
exterior structures, unless located within a cabinet, a solid screen is incorporated into the
architecture of the building, or the equipment is screened by landscaping features to the
satisfaction of the Director.
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9. Prior to issuance of a building permit for any and all individual structures within the
Specific Plan Area, the applicant must be issued a Substantial Conformance Determination
by the Director pursuant to Section 6.2 of the Specific Plan. Full color renderings and color
boards representing exterior colors and materials to be used shall be provided to the
Director upon request to assist in the evaluation.
10 The onsite circulation system shall include adequate signage or other method to direct
Interstate 5 -bound fuel facility users, particularly recreational and other large vehicles, to a
site exit that does not conflict with the discount warehouse's store -front pedestrian
circulation as approved by the Director.
11. A 26 -foot -wide pedestrian, PSE, and future emergency vehicle access from the Project and
Assessor's Parcel 070-160-044 shall be provided upon conveyance of that parcel.
12 A lighting plan shall be provided at the time of building permit application. Such plan shall
include a photometric analysis demonstrating that excessive light and glare does not impact
adjoining properties or public rights -of -ways. A post -occupancy review shall be conducted
by the Planning Division to ensure compliance with the generally applicable provisions of
the Redding Zoning Ordinance, as may be amended from time to time.
13. Civil improvement plans related to grading, drainage, and utilities shall be provided for
review and approval by the City for each phase of development at the time a building permit
application is made, as appropriate. The developer/applicant shall note that pursuant to the
generally appliable provisions of the Redding Municipal Code, as may be amended from
time to time, City development impact fees are required to be paid prior to final inspection
for new construction, building enlargement, or other improvement. These fees are
structured to address the Project's fair share of cumulative impacts to the City's
transportation, fire suppression, utility, and parks infrastructure systems based upon
necessary improvements to accommodate new development under the City's General Plan,
as it may be amended from time to time.
14. Ground -mounted mechanical equipment with a total cooling capacity of 5 tons or greater
and within 30 feet of any residential district shall be bordered by a solid block noise wall
not less than 1 foot higher than the top of the cooling equipment. Construction and location
of the wall must conform to applicable construction codes.
l5. Ground- and roof -mounted mechanical equipment shall not be visible from a public street
or other public area or residential property. Screening of such equipment shall be
accomplished by the parapet walls of the building, roof wells, or screen walls
architecturally compatible with the building. Exhibits necessary to determine compliance
with this requirement shall be submitted with the building permit application.
Site Design/Performance Standards
16 Site development and grading shall be designed to provide access to all entrances and
exterior ground -floor exits and to normal paths of travel and shall incorporate pedestrian
ramps, curb ramps, etc. Access shall be provided within the boundary of the site from public
transportation stops, accessible parking spaces, passenger loading zones if provided, and
public streets or sidewalks. When more than one building or facility is located on a site,
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accessible routes of travel shall be provided between buildings and accessible site facilities,
accessible element, and accessible spaces that are on the same site. The accessible route of
travel shall be the most practical direct route between accessible building entrances,
accessible site facilities, and the accessible entrance to the site.
17. Trash and recycling enclosure(s) shall be provided as depicted on the approved site plan.
The enclosure shall be located and constructed in accordance with the generally applicable
provisions of the of the Redding Municipal Code, as may be amended from time to time.
lS All existing landscaped areas or new areas required by the approved landscape plans shall
be properly and continuously maintained during the life of the use or activity authorized by
the permit. Maintenance shall include: providing an operational, automatic irrigation
system; weeding; replacing dead and missing plant materials; mowing lawns; pruning; and
other maintenance applications as required to keep all planted areas neat, healthy, and
attractive.
19. Driveway throat depths shall not be less than as follows:
South Bonnyview Road Driveway: 110 feet.
Bechelli Lane Middle Driveway: 175feet.
Bechelli Lane Northern Driveway: 80 feet.
Bechelli Lane Southern Driveway: 80 feet.
2a The landscape planters between puking facilities and a public street shall include berms,
walls, hedges, or a combination thereof which will provide a minimum height of three feet
above parking lot grade to effectively screen the parking facilities from the street in
accordance with the generally applicable provisions of the Redding Municipal Code, as
may be amended from time to time. The Director may exercise discretion in instances
where stormwater quality control facilities may make full screening impractical. If hedge
plant materials are used exclusively in lieu of berms/walls in any area to be screened, the
plant materials shall be if sufficient size and spacing to provide effective screening upon
installation.
21. The drive-through facilities shall meet the generally applicable design standards of the
Redding Municipal Code, as may be amended from time to time, including incorporation
of a minimum 42 -inch -high masonry screen wall or a minimum 42 -inch -high combination
landscaped berm and masonry screen wall between the drive-through aisle and the public
street or parking lot.
22 As appropriate to uses to be developed within the standard retail component of the Project,
public gathering spaces as may be shown on the attached concept site plan incorporating
features such as metal trellises, decorative retaining walls, planters, fountains, public art,
seating areas, and surfacing such as stamped and colored concrete, stone pavers, or similar
paving features shall be provided and subject to Substantial Conformance Review under
Specific Plan Section 6.2 for individual buildings.
23. Decorative hardscape features such as scored/stamped colored concrete shall be provided
at the main building entrances, all driveway entrances, and interior parking lot pedestrian
crosswalks and shall be depicted on improvement plans and subject to Substantial
Conformance Review under Specific Plan Section 6.2 prior to issuance of building permits.
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24. Aboveground water -service utilities shall be screened from view from the street to the
extent possible with landscaping and/or masonry walls and shall be located for access from
interior driveways where feasible. The locations shall be approved by the Public Works
and Development Services Departments.
25, All utility meters or similar mechanical equipment locations visible from a public street or
the parking lot shall be placed in cabinets or incorporate other effective screening devices
consistent with the Project architecture to the extent feasible.
26 The driveway access to refuse -collection locations shall have minimum turning radii of
29.5 feet inside and 45 feet outside.
V. The driveway access to store merchandise -receiving locations shall have a minimum
outside radius of 50 feet; it is the developer's responsibility to determine if greater room
for delivery truck movements is necessary based upon tenant needs.
29. All noise walls, screening walls, landscape walls, retaining walls, and refuse -collection
enclosures shall be designed to complement the architectural design, color, and materials
of adjacent buildings in accordance with this Specific Plan.
29. All outdoor storage of miscellaneous equipment or materials (e.g., pallets, racks, boxes,
throwaway items) shall be located within a masonry or similar enclosure complementing
the architecture of the main building unless the Director determines that the material will
be adequately screened from public streets and adjacent properties or by other Project
elements.
34 Adequate shopping cart storage shall be provided as shown on the site plan included in this
Appendix as part of the discount warehouse development. Shopping cart collection areas
in the parking lot shall be low profile in design in accordance with the generally applicable
provisions of the Redding Zoning Ordinance, as may be amended from time to time,
including but not limited to requirements for cart signage and development and
implementation of cart containment and retrieval plans.
31. Bicycle facilities shall be provided in accordance with the generally applicable provisions
of the California Building Code, as may be amended from time to time. Commercial grade
bicycle racks should be conveniently located close to building entries.
Landscape, Screening, and Tree Preservation Standards
32 The Project landscape plan shall be designed and installed in compliance with the generally
applicable requirements of the Redding Zoning Ordinance, as may be amended from time
to time, and the exhibits contained in this Specific Plan_ The landscape requirements
require, in part, the following:
a. Provision of broad -leafed shade trees in and around the surface parking areas at a
minimum ratio of I tree for every 4 spaces in a planter containing a minimum area
of 72 square feet. A minimum of 60 square feet of landscape shall be provided for
each required parking space and 80 square feet of landscape for each parking space
provided above the City's minimum requirements. The landscape plan shall include
a tabulation of trees and landscape area demonstrating compliance with the generally
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Appen&r A
Page 5
applicable requirements of the Redding Zoning Ordinance, as may be amended from
time to time.
b. Street trees shall be planted along the Specific Plan Area's South Bonnyview Road
and Bechelli Lane street frontages consistent with the landscape plan contained in
this Specific Plan.
c. All street trees, parking lot, and "buffer yard" trees shall be a minimum 24 -inch box
container size as indicated in this Specific Plan. Where native trees will be planted
in the parking lot, the appropriate size of tree shall be as specified by a certified
arborist and planted and maintained in accordance with that arborist's
recommendations.
d. Any area between the back of the curb/sidewalk and the property line shall be
incorporated into the adjacent street -side planter.
e. The maximum slope in a landscape planter shall be 3:1; shallower slopes are
preferred.
f. Landscape planters shall incorporate vegetation, including vegetated berms, live
ground covers, shrubs, and trees.
g. Planters not utilizing densely planted ground cover or turf shall include the use of
high -quality -fabric weed barrier and appropriate mulch material.
h. Planters shall be protected from vehicles by 6 -inch high concrete curbs or equivalent
materials. Where warranted for storm water management purposes, the Public Works
Department may permit curb openings and parking bumpers in lieu of curbs for
parking stalls adjacent to storm water management facilities such as bio-swales and
infiltration trenches.
i. Placement of all aboveground or underground utility infrastructure located in a
landscape planter shall be shown on the landscape plan.
j. Landscape plans shall be prepared in accordance with the generally applicable
requirements of the Redding Municipal Code, as may be amended from time to time,
and be approved by the Development Services Department prior to issuance of a
building permit for each phase of the development.
33. The buffer yard planter along the north property line adjacent to the residentially zoned
property to the north shall have a minimumwidth of 20 feet and accommodate a double
row of native deciduous trees and evergreen trees/shrubs designed to provide a visual
screen. A certified arborist shall be retained to prepare a planting, maintenance, and
monitoring plan as may be appropriate, which shall be provided to the Director prior to
issuance of a building permit. Fencing shall be provided as generally illustrated in this
Specific Plan (wrought iron, tubular metal or similar) and shall incorporate climbing
evergreen vines to screen the development from the property to the north. The existing
vinyl coated chain link fence adjacent to the wetland conservation easement may be utilized
in lieu of construction of the wrought iron fence.
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34. Generally between the fuel center and the north property line, the minimum setback from
the easterly property line shall be 25 feet. To screen the service driveway from interstate 5,
a wall or decorative fence is required between the discount warehouse and Major 1 and
Major 2 and the freeway off -ramp. The improvements shall consist of either a 42 -inch tall
masonry, stucco, or similar material screen wall incorporating distinctive columns and
horizontal design elements and a cap, or a wrought iron, tubular metal, or similar material
fence with appropriate climbing evergreen vines. The location and design of the wall/fence
shall be approved by the Development Services Director after review of the final grading
plan.
35. It is contemplated that annexation of the Specific Plan Area into the existing Landscape
Maintenance District (LMD) "E" for maintenance of the Bechelli Lane median will occur
prior to issuance of a building permit. Annexation into the LMD obligates the participating
property owner(s) within the LMD to pay the annual assessment required for the
maintenance of the landscape and related facilities.
36. In addition to parking lot and other interior landscape, the Project(s) shall be responsible
for maintaining landscaping to be installed between the back of cub/sidewalk and the
property line.
37. The initial grading permit application(s) shall identify all native trees proposed to be
retained on the site, including those trees identified on the site plan of this Appendix. A
protection plan for those trees shall be prepared by a certified arborist and shall be
submitted to the City prior to receiving a grading permit The arborist shall provide a
planting, maintenance, and monitoring plan, as may be appropriate, for the native trees to
be retained and planted ensue their long-term health.
Sign Standards
38. Projects will use a combination of freestanding and building -mounted signage. Project
signage, both freestanding and building mounted, shall be consistent with the general
design, size, and locations as described and depicted in this Specific Plan and the following
requirements. A comprehensive sign plan shall be submitted to the Development Services
Department for approval prior to issuance of a building permit for any building.
a. Project signage shall be generally allocated as follows:
i Discount warehouse/fuel facility: Signage shall be generally consistent with
the elevations and dimensions shown in Figures 2.10 and 2.11 of this Specific
Plan.
i The standard retail development component of the Project shall conform to the
following:
• Shops 1 and Shops 2; Pad I and Pad 2: Wall signs shall not exceed 75
percent of the frontage of the tenant space and a height of 24 inches unless
additional height of a sign(s) is approved by Administrative Sign Permit
based on the relationship between final building elevations and sign
height, number of tenants in a building, or similar considerations. Logos
may exceed this height by 12 inches.
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• Major I and Major 2: Wall signs shall not exceed 75 percent of the
building frontage. Sign height shall be no more than 48 inches facing the
interior of the center and 36 inches facing external streets/interstate 5.
Logos may exceed these height limits by 12 inches.
• Building mounted signs within the standard retail development
component of the Project shall utilize individual channel letters. If lighted,
they shall be backlit or use halo lighting.
b. Freestanding signs are limited as follows:
i Freeway Sign: Not to exceed a height of 70 feet and 400 square feet of
advertising area per sign face. The sign shall be placed adjacent to the Interstate
5 right-of-way.
One pole sign, not exceeding twenty-five (25) feet in height from finished
grade and 90 square feet of advertising copy per sign face may be located at
the South Bonnyview, Road driveway as illustrated on the Land Use plan. The
sign base shall be setback a minimum of 5 feet from the street right-of-way but
shall not interfere with the clear sight triangle as required by the generally
applicable provisions of the Redding Municipal Code, as may be amended
from time to time.
E One monument sign, not exceeding six (6) feet in height from finished grade
and 35 square feet of advertising copy per sign face may be located at the
southerly Bechelli Lane driveway as illustrated on the Land Use plan. The
sign base shall be setback a minimum of five (5) feet from the street right-of-
way but shall not be located in the clear sight triangle as required by the
generally applicable provisions of the Redding Municipal Code, as amended
from time to time.
c. The following requirements pertain to nighttime lighting requirements:
L Freeway Sign: No illumination between 12:00 a.m. and 6:00 a.m.
i Discount warehouse wall signs: The signs shall be externally illuminated. The
signs shall not be illuminated for more than 60 minutes after evening store
closure or 10:00 p.m. whichever is more restrictive.
Grading, Drainage, and Utilities Standards
39 Prior to the beginning of any clearing, grading, or site improvement activities, improvement
plans for grading, drainage, utilities, and other required improvements shall be approved
by the Engineering Division and other concerned City of Redding Departments. These
plans shall be in conformance with the generally applicable provisions of the Redding
Municipal Code, as may be amended from time to time. Prior to the issuance of a clearing
and/or grading permit, an Interim Erosion and Sediment Control Plan shall be included and
approved by the City Engineer as part of all clearing and grading permit applications. "As -
built" improvement plans with the Engineer's Declaration are required in accordance with
the generally applicable provisions of the Redding Municipal Code, as may be amended
from time to time.
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40 Prior to improvement plan approval, the developer must obtain approval for proper
management of stormwater peak flows in accordance with the generally applicable
provisions of the Redding Municipal Code, as may be amended from time to time, and the
specifications of the City Engineer. Such measures shall address impacts from the 10-, 25-,
and 100 -year -storm events. Projects shall address peak flows to maintain predevelopment
levels at all locations downstream of the Project. A drainage report shall be prepared to the
format outlined by the Engineering Division, stamped and signed by qualified engineer, and
provided to the Engineering Division with submittal of improvement plans.
41. Prior to issuance of a grading permit, the developer shall prepare a Storm Water Pollution
Prevention Plan and secure a Construction Activity Storm Water Permit from the Regional
Water Quality Control Board, as required by law. All storm -drain facilities shall be designed
to be consistent in design and intent with the with the following generally applicable
standards, as they may be amended from time to time: City of Redding Construction
Standards; the City of Redding Storm Water Quality Improvement Plan; and the municipal
separate storm water sewer system (MS4) permit from. the California Regional Water
Quality Control Board. Project design shall incorporate strategies to minimize storm water
pollution, both during construction and long-term. Permanent features, such as filter strips,
bio-swales, and separators or similar, shall be used. Maintenance of facilities constructed to
comply with this Environmental Design Feature shall be the sole responsibility of the Project
developer(s).
42 Prior to issuance of a grading permit, the developer shall demonstrate that appropriate
approvals (such as a grading permit or letter of waiver) have been secured for the export and
placement off-site of any excess earth material resulting from the Project. Preliminary
grading work may be allowed only if kept entirely on-site, prior to any material export, at
the discretion of the City Engineer.
43. Sewer lines, waterlines, electric -service facilities, public utilities, and necessary electric and
public service easements (PSEs) shall be provided in accordance with the generally
applicable provisions of the Redding Municipal Code, as amended from time to time, and
as specified by the City Engineer. Utility installation shall be in substantial conformance
with the preliminary utility plan as contained in the Specific Plan. All easements shall have
a 15 -foot -minimum width and 25 -foot -minimum width for two public utilities. No
longitudinal encroachments of private utilities into public easements are allowed.
44 The Project shall extend sewer and water lines and electric substructures and conduits as
necessary to serve the Project site and provide logical extensions of service through the
Project site boundaries to adjacent properties.
45. All public -utility lines shall be located within the drive aisles of the Project within a 15 -foot
PSE and not located under landscape planters or decorative features to the extent feasible.
46. No buildings, mechanical equipment, or patios may be placed within public-service
easements. If it is determined that an installed utility is located outside the recorded easement
area, an adjustment to the easement shalt be allowed so that it may conform to the
constructed facility.
47. The private sewer and water systems outside public service easements shall be privately
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Appendir A
maintained by the property owner(s).
Page 9
48 The replacement water main shall be 12 -inch ductile iron pipe and shall be placed in a 15 -
foot PSE which shall extend generally along the north property line and include a 12 -inch
stub to provide for future water service to the residential property to the north of the Project.
49. A separate water meter and water service for irrigation of landscape areas shall be required
when a commercial project includes more than 1,000 square feet of irrigated landscape. All
utility and landscape plans shall depict the proposed location of the water meter and identify
the total area of landscape proposed with the Project.
50. Service of natural gas to the Specific Plan Area will be in accordance with generally
applicable PG&E policies and PUC regulations, as may be amended from time to time.
51. Communications services will be provided in accordance with generally applicable AT&T
requirements and PUC regulations, as may be amended from time to time.
52 The developer shall be responsible for all costs associated with the relocation or
modification of existing utility facilities or structures necessitated by the construction of the
Project or of improvements required as a condition of approval of this Project, including
reimbursement of any costs to City of Redding Electric Utility (REU) for work performed
to support the Project.
A. After the initial review of Project improvement plans by the Engineering Division, the
developer shall consult with the REU for preparation of an electric -service plan. A copy of
the electric -service plan, developed and approved by REU, shall be incorporated into the
final improvement plans.
54 Electric -supply facilities shall be furnished and installed in accordance with the generally
applicable Redding Electric Utility Service Policy Resolution in effect at the time the
developer's plan is approved by the City.
55. New utilities within the Specific Plan Area, including, but not limited to, electric, cable
television, and phone, shall be installed underground.
56 The developer shall install streetlights on all public -street frontages as required by the
Engineering Division in accordance with the generally applicable City Construction
Standards, as may be amended from time to time. Streetlights shall be provided in
accordance with the generally applicable Redding Electric Utility Construction Standards,
as they may be amended from time to time.
Fire Protection Standards
.57. All on-site driveways adjacent to a building shall have a minimum width of 26 feet, unless
a lesser width is approved by the Fire Marshal.
58. The minimum turning radii for all fire lanes determined by the Fire Marshal shall be 29.5
feet inside and 45 feet outside.
59. Street -side and on-site fire hydrants shall be provided in accordance with the generally
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applicable requirements of California Fire Code, as may be amended from time to time.
Locations are to be approved by the Fire Marshal. Fire hydrants shall have a fire flow
meeting the generally applicable requirements of the California Fire Code, as may be
amended from time to time, plus meet the hourly demand for the Project Area. Blue
reflective markers shall be placed in the street or parking lot in front of the fire hydrants.
CA. The burning of construction debris is prohibited. All such materials shall be disposed of by
transporting to an acceptable landfill.
61. No combustible vertical construction will be allowed until serviceable fire hydrants and fire
low are available for firefighting purposes during construction.
62 All brush piles created by site improvement shall be abated or removed prior to the next fire
season.
63. Fire -protection facilities, including all-weather access roads, shall be installed and remain
serviceable prior to and during the time of construction.
Energy Standards
64 Prior to issuance of final occupancy permit of the discount warehouse, the applicant shall
demonstrate the Project's compliance with the following measures to the satisfaction of the
City of Redding Development Services Department:
a. Parking lot light standardsdesigned to provide even light distribution and utilize less
energy compared to a greater number of fixtures at lower heights. The use of LED
lamps to provide a higher level of perceived brightness with less energy than other
lamps such as high-pressure sodium.
b. The use of pre -manufactured building components, including structural framing and
metal panels, to minimize waste during construction.
C. The use of pre -manufactured metal wall panels with insulation providing an
enhanced R -Value and greater solar reflectivity to help conserve energy. Building
heat absorption is further reduced by a decrease in the thermal mass of the metal wall
when compared to a typical masonry block wall.
d. The implementation of reflective cool roof material to produce lower heat absorption
and thereby lowering energy requirements during the hot summer months.
e. HVAC comfort systems controlled by a computerized building management system
to maximize efficiency.
f. High efficiency HVAC units with directducted units.
g. Photo sensor and time clock -controlled parking lot and exterior lights.
h. Lighting is controlled by the overall Project energy management system.
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The use of high -efficiency light source and ballasts (LED) and bi-level switching for
fluorescent fixtures are used.
j. Energy efficient Transformers (i.e., Square D Type EE transformers).
k. The use of variable speed motors make-up air units and booster pumps.
The use of reclaim tanks to capture heat released by refrigeration equipment to heat
domestic water in lieu of rejecting heat to the outside.
in. The use of recycled steel materials to construct the discount warehouse structure,
also designed to minimize the amount of material utilized.
n. The use of recycled steel roof material designed to maximum efficiency for sparring
the structure.
Environmental Health Department Standards
65. Plans and specifications for proposed food and fuel facilities, as may be required, shall be
submitted to the Shasta County Division of Environmental Health for review and written
approval prior to issuance of a building permit.
Industrial Wastewater Standards
66 A general industrial wastewater survey/application for each proposed commercial facility
shall be completed and submitted to the Municipal Utilities Department, Industrial Waste
Division, for evaluation of wastewater pretreatment requirements prior to issuance of a
building permit.
67. An industrial wastewater survey/application for each food -preparation facility proposed for
the Project shall be completed and submitted to the Municipal Utilities Department,
Industrial Waste Division, for evaluation and sizing for wastewater pretreatment of oil and
grease removal requirements. If outside washing/cleaning of any food -preparation service
equipment is planned or included in the facility design, a covered sanitary sewer -connected
work area is required. It must be designed so as to prevent pollutants from entering the
outside environment and storm water from entering the sewer system. It must also be
connected to an oil and grease interceptor.
68. If proposed commercial building(s) will have mixed types of uses, which includes one or
more food -preparation facilities, the applicant shall provide each such food -preparation
facility with a separate water service and meter from the common water -service meter
serving the other remaining commercial user.
Street Improvement Standards and Transportation Mitigation Measures
69. The developer shall dedicate Project frontage street right-of-way as indicated on the
approved site plan and a sidewalk easement for any portion of the sidewalk located outside
the street right-of-way.
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M Street frontage improvements shall include preparation of the subbase, all aggregate base,
and asphalt concrete between the gutter and the existing street section and all necessary
transitions and tie-in paving. All required street improvements shall include appropriate
storm drain facilities, streetlights, and any necessary storm drainage facilities.
71. Acquisition of all off-site, non -frontage interests in title or easements necessary to satisfy
the requirements of the Specific Plan shall be the responsibility of the developer. In the event
the developer is unable to acquire such interests, the developer may petition the City Council
for adoption of a resolution initiating eminent domain proceedings over the lands needed for
the off-site improvements. The developer shall bear all costs for such proceedings, including
attorney fees, court costs, and land -value costs.
72 Prior to issuance of any type of foundation or other building permit, the developer shall
secure approval of improvement plans for all required street, utility, and drainage
infrastructure from the City Engineer applicable to the Project. All public improvements
required by the Specific Plan, including curb, gutter sidewalk, and bicycle facilities, shall
comply with the generally applicable requirements of the City of Redding construction
standards, as may be amended from time to time, as approved by the City Engineer or
affected private -utility company.
73. South Bonnyview Road and Bechelli Lane: Construct the following generally described
improvements in accordance with the requirements and specifications of the City Engineer
and as depicted on Attachment A:
a. South Bonnyview Road: Widen to construct a dedicated westbound right mm lane
at the Project driveway and a shared through/right tum lane between said driveway
and the Bechelli Lane intersection.
b. Bechelli Lane: Widen to construct an additional northbound through lane that
merges into a single northbound lane at the Project's northerly boundary.
C. Construct frontage improvements consisting of a 5 -foot -wide minimum landscaped
parkway and detached 6 -foot -wide sidewalk, decorative streetlights, and six -foot -
wide bicycle lanes.
74 The Project's Bechelli Lane traffic signal shall be modified at the discount warehouse
developer's expense to provide for all vehicle and pedestrian movements at this intersection
and shall include all necessary wiring and installation of signal hardware (signal standard,
mast arm, indication heads, buttons, detectors, signal interconnect, controller, and
miscellaneous items) required for the traffic signal to respond to all pedestrian and all
vehicle -phase requests.
75. All street frontage and Interstate 5 ramp improvements shall be completed and accepted by
the City Engineer or Caltrans, as appropriate, prior to issuance of Certificate of Occupancy
unless otherwise agreed to by Caltrans or the City of Redding.
76 Prior to the first occupancy of any building, the applicant shall dedicate any necessary street
right-of-way required to construct Project -related 'improvements. The applicable City of
Redding Traffic impact Fee (TIF) for each building shall be paid at time of the building
permit application.
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Page /3
77. Prior to occupancy, the Project developer shall complete the following improvements to the
intersection of South Bonnyview RoadBechelli Lane:
a: Reconstruct the intersection and approaches into a four -leg, multi -lane roundabout in
accordance with the specifications of the City Engineer.
7g Prior to occupancy, the Project developer shall complete the following improvements to the
intersection of South Bonnyview Road/ 1-5 Southbound Ramps:
a. Widen the eastbound approach to provide:
i Two through lanesthat transition into two left -tum lanes at the next easterly
intersection (South Bonnyview/1-5 Northbound Ramps).
b. Widen the southbound 1-5 off -ramp approach to provide:
i One shared through/left-tum lane.
d Two 275 -foot long right -tum lanes.
FL Alternatively, construct the intersections of South Bonnyview Road/1-5 Southbound Ramps and
South Bonnyview Road/I-5 Northbound Ramps into a diverging diamond interchange.
'A. Prior to occupancy, the Project developer shall complete the following improvements to the
intersection of South Bonnyview Road/ 1-5 Northbound Ramps:
a. Widen the eastbound approach to provide:
i Two left -tum lanes.
b. Widen the northbound approach to provide:
i One 300 -foot shared through/left-tum lane.
i One 300 -foot right -tum lane.
FL Alternatively, construct a diverging diamond interchange.
90 Prior to occupancy, the Project developer shall construct improvements and/or pay the
applicable City Traffic Impact Fee, or proportionate share of improvement cost as noted,
toward completing the following for the roadway segment of Chum Creek Road between
South Bonnyview Road and Victor Avenue:
a. The Project shall pay its proportionate share of the following improvements for the
intersection of Chum Creek Road/Hartmeyer Lane in Shasta County. The amount
paid will be the proportionate share of the amount of building square footage of
requested Certificate of Occupancy to the total approved for the Project.(i.e., Cost of
Improvements x 13 percent/total Project square footage = price per square foot x
square footage of requested Certificate of Occupancy). These improvements include:
i Eliminate westbound left movement.
Provide a receiving lane on westbound Chum Creek Road for northbound
left -rums from Harhneyer Lane.
Provide northbound right -tum lane.
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
Appendix A
iv. Widen adjacent bridge to accommodate intersection
b. Improvements to the Intersection of Chum Creek Road & Huntington Drive:
Construct a Two -Way -Left -Tum -lane (TWLTL) from approximately the
bridge over Chum Creek to the intersections of Chum Creek Road/Victor
Avenue and Churn Creek Road/Rancho Road; or
Construct a TWLTL, from approximately the bridge over Chum Creek to
the intersections of Chum Creek Road/Victor Avenue and Chum Creek
Road/Rancho Road, however, eliminate left-tums at Huntington Drive,
close gap in Huntington Drive, and construct a compact roundabout at the
Victor Avenue and El Verano Drive intersection.
c. Improvements to the Chum Creek RoadlVictor Avenue and Chum Creek
Road/Rancho Road intersections:
Page 14
Construct the intersections of Chum Creek Road(Victor Avenue and Chum
Creek Road/Rancho Road into a four -leg, single -lane roundabout.
81. Prior to occupancy, the Project developer shall complete the following improvements on
Loma Vista Drive between Chum Creek Road and Bechelli Lane:
a. Construct raised crosswalks at two locations on Loma Vista Drive.
b. Construct median pedestrian refuge islands at the crosswalks.
c. Construct curb bulb -outs at the raised crosswalks.
K If a roundabout is constructed at South BonnyviewBechelli Lane, prior to permitting left
turns from the discount warehouse at the intersection of Bechelli Lane/Southern Driveway
onto Bechelli Lane, the following roadway and signal improvements shall be made to City
of Redding standards:
a. "Keep Clear" markings shall be painted on Bechelli Lane at the intersection of
Bechelli Lane/Southern Driveway.
b. Queue detectors shall be installed at the intersection of Bechelli/Blue Shield.
83. If no roundabout is constructed, no outbound left turns shall be permitted from the Project
site at the Bechelli Lane/Southem Driveway.
84 Prior to occupancy, in addition to the requirements of paragraph 78 above, the Project
developer shall pay the applicable City Traffic Impact Fee toward the following
improvements at the intersection of South Bonnyview Road/I-5 southbound ramps.
a Widen the westbound approach to provide:
i Two left -mm lanes.
b. Widen the southbound I-5 off -ramp approach to provide:
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Appendix A Page 15
i One shared through/left-tum lane of length 400 feet.
ii Two right -tum lanes of length 400 feet.
E Or construct a diverging diamond interchange.
85. Prior to occupancy, in addition to the requirements of paragraph 79 above the Project
developer shall pay the applicable City Traffic Impact Fee toward the following
improvements at the intersection of South Bonnyview Road/I-5 Northbound ramps.
a. Provide all improvements from paragraph 79;
b. Add Northbound Left -Tum Lane; and
c. Extend all Northbound tum lanes to 500 feet.
d. Or, construct a diverging diamond interchange.
86. Prior to occupancy, a traffic signal at the intersection of Bechelli Lane/Loma Vista Drive
shall be completed. The traffic signal shall include split phasing for the eastbound and
westbound approaches, and protected left tum movements on the northbound and
southbound approaches. The developer shall be responsible to reimburse the Project's fair
share of the cost of the signal in an amount equal to eleven (11) percent of the cost of the
required improvements. The amount shall be paid at the time of budding permit application
for each building and will be the proportionate share of the amount of building square
footage to the total approved by the Project (i.e., Cost of Improvements x 11 percent/total
Project square footage = price per square foot x square footage of requested Certificate of
Occupancy_
a. Construct a traffic signal with split phasing for the eastbound and westbound
approaches, and protected left -tum movements on northbound and southbound
approaches.
b. Alternatively, the Project shall construct a four -leg, single lane roundabout.
87. Prior to occupancy, in addition to the requirements of paragraph 80 above, the Project
developer shall complete the following for roadway segment of Chum Creek Road between
South Bonnyview Road and Victor Avenue:
a Construct a two-way left tum lane (TWLTL) from approximately the bridge over Chum
Creek to the intersection of Chum Creek Road/Victor Avenue and Chum Creek
Road/Rancho Road with a single -lane roundabout at the Huntington Drive Intersection;
or
b. Construct a TWLTL, from approximately the bridge over Chum Creek to Chum Creek
RoadfVictor Avenue and Chum Creek Road/Rancho Road, however, eliminate left -toms at
Huntington Drive, close gap in Huntington Drive, and construct a compact roundabout
at the Victor Avenue/EI Verano Drive Intersection; or
c. Construct a five -lane roadway.
88 Prior to occupancy, the Project developer shall complete the following improvements on the
roadway segment of Bechelli Lane from South Bonnyview Road to Chinook Drive -
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Appendix.4
a. Provide a TWLTL on Bechelli Lane from Chinook Drive to Northern Driveway.
Air Quality
Page 16
89 Prior to the issuance of a grading permit, the Project applicant shall submit a grading plan
for review and approval by the City of Redding Development Services Department. The
following specifications shall be included on the permit to reduce short-term air quality
impacts attributable to the on-site and off-site construction activities:
a. During all construction activities, all architectural coatings applied shall contain a low
content of volatile organic compounds (VOC) (i.e., 100 grams/liter).
b. All construction equipment shall be maintained and properly tuned in accordance with
manufacturers' specifications. Equipment maintenance records shall be kept onsite and
made available upon request by the City of Redding or Shasta County AQMD.
c. All material excavated, stockpiled, or graded shall be sufficiently watered to prevent
fugitive dust from leaving property boundaries and causing a public nuisance or a
violation of an ambient air standard. Watering shall occur at least twice daily with
complete site coverage, preferably in the mid-morning and after work is completed each
day.
d. All unpaved areas (including unpaved roads) with vehicle traffic shall be watered
periodically or have dust palliatives applied for stabilization of dust emissions.
e. All onsite vehicles shall be limited to a speed of 15 miles per hour on unpaved roads.
f. All land clearing, grading, earth -moving, or excavation activities on the Project site shall
be suspended when sustained winds are expected to exceed 20 miles per hour.
g. All portions of the development site which have been stripped of vegetation by
construction activities shall be stabilized in accordance with the approved Strrnwater
Pollution Prevention Plan.
h. All trucks hauling dirt, sand, soil, or loose material shall be covered or shall maintain at
least 2 feet of freeboard (i.e., minimum vertical distance between top of the load and
the trailer) in accordance with the generally appliable requirements of the California
Vehicle Code, as amended from time to time. This provision will be enforced by local
law enforcement agencies.
i. All material transported offsite shall be either sufficiently watered or securely covered
to prevent a public nuisance.
j. Prior to final occupancy, the applicant shall re-establish ground cover on the
construction site through seeding and watering.
k. Off-road construction equipment shall not be left idling for periods longer than 5 minutes
when not in use.
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Appendix A page 17
1. All off-road diesel construction equipment greater than 50 horsepower shall meet one of
the following off-road compression -ignition diesel engine standards: Tier 3 (4.8 grams
of non -methane hydrocarbon + nitrogen oxides (NMHC + NOx) per brake horsepower
per hour (bhp hr), 2.6 grams carbon monoxide (CO) per bhp hr, and 0.3 grams of
particulate matter less than 10 micrometers (PM 10) per bhp hr) or Tier 4 (0.14 grams of
NMHC +NOx per bhp hr, 2.6 grams CO) per bhp hr, and 0.01 grams of PM 10 per bhp
hr).
Biological Resources
90. Wetland/Aquatic Resources: Prior to issuance of a grading permit affecting any federal
and/or state jurisdictional waters, including wetlands, as identified in accordance with
generally applicable U.S. Army Corps of Engineers standards, the applicant shall provide
written verification to the City of Redding Development Services Department that the
following resource agency permits and mitigation requirements have been successfully
secured from the U.S. Army Corps of Engineers (Corps), California Department of Fish and
Wildlife (CDFW), Regional Water Quality Control Board (RWQCB), or any other
applicable agency (e.g., U.S. Fish and Wildlife Service (USFWS)) identified through the
permitting process:
a. Prior to any discharge of dredged or fill material into "waters of the U.S." including
wetlands, authorization under a Nationwide Permit shall be obtained from the Corps.
For any features determined to not be subject to the Corps jurisdiction during the
verification process, authorization to discharge (or a waiver from regulation) shall be
obtained from the RWQCB. For fill requiring a Corps permit, water quality
certification shall be obtained from the RWQCB prior to discharge of dredged or fill
material. Verification shall be provided to the City of Redding Development Services
Department prior to issuance the issuance of a grading permit.
b. Prior to any activities that would place fill in seasonal and/or fresh water emergent
wetlands, a streambed alteration agreement shall be obtained by the applicant to
address potential impacts to fish and wildlife resources resulting from Project
implementation.
C. The applicant shall achieve the mitigation for the permanent loss of streams, wetlands,
and other waters through the purchase of mitigation credits at an agency approved
mitigation bank at a minimum 1:1 ratio, or through onsite/offsite habitat restoration at
a 3:1 ratio, or other ratio required by the permitting agencies.
d. Work within bed/banks of streams shall be limited to the period between June I and
October 15, or as may otherwise be specified through permits/certifications issued by
the CDFW, Corps, and/or RWQCB. If work is proposed outside the agency approved
work period, for either portions, or the entire Project site, the applicant shall have
concurrence from those agencies that those activities can proceed prior to conducting
such work and any additional measures, such as work terminating immediately, and
erosion control measures implemented should rainfall be anticipated within three days
shall be implemented.
91. Project construction activities shall prevent the discharge of sediment and/or muddy, turbid,
or silt -laden waters into nearby wetlands. The Project construction contractor shall comply
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Appendir A
with the following:
Page /8
a. Direct impacts (i.e_, discharge of dredged or fill material) on waters of the United
States shall be avoided to the greatest extent practicable. If complete avoidance of
direct impacts is not practicable, impacts shall be limited to the minimum area and
linear distance necessary to accomplish the Project objectives.
b. All required permits and authorizations shall be obtained from the Corps, RWQCB,
and CDFW prior to any direct impacts to waters of the United States. All terms and
conditions of the required permits and authorizations shall be met.
C. To the extent practicable, all construction activities that involve direct impacts on
waters of the United States shall be conducted during the dry or low flow season (i.e.,
May 1 to October 15) to minimize the potential for erosion.
d. A Stormwater Pollution Prevention Plan (SWPPP) will be prepared to address best
management practices (BMPs) that will be used to prevent erosion and sediment loss
within the Project site. BMPs such as silt fence, mulching and seeding, and straw
wattles will be placed where needed to prevent sediment from leaving the site during
and after construction.
e. Appropriate sediment control measures (e.g., silt fences, straw wattles) shall be in
place prior to the onset of construction activities within waters of the United States and
in Project areas where there is a potential for surface runoff to drain into waters of the
United States and as required by the SWPPP.
f Sediment control measures shall be monitored and maintained until construction
activities have ceased.
g. Temporary stockpiling of excavated or imported material shall be placed as far away
from waters of the United States as practicable. Excess soil shall be used on site or
disposed of at a regional landfill or other appropriate facility. Stockpiles that are to
remain on the site through the wet season shall be protected to prevent erosion (e.g.,
silt fences, straw bales) as required in the SWPPP.
h. All waters of the United States temporarily impacted by construction activities shall
be restored and revegetated, as close as practicable, to preconstmction contours and
conditions.
i. Construction fencing will be installed along the edges of the work zone new waters of
the United States outside the construction area. All work and stockpiling of materials
will be confined to the Project disturbance area.
92 Invertebrates: The applicant must carry out one of the following two actions regarding
vernal pool fairy shrimp and vernal pool tadpole shrimp:
a. Retain a qualified biologist to conduct protocol -level surveys for federally listed vernal
pool shrimp to determine presence/absence and appropriate mitigation. The biologist
shall prepare a report with the methods and results of such surveys and submit the
report to the USFWS and the City of Redding Development Services Director, or,
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Appendit A Page 19
b. Assume the presence of federally listed vernal pool shrimp and mitigate at a ratio of
3:1, or another ratio as approved by the USFWS or Corps,. for all impacts on shrimp
habitat in accordance with state and federal requirements.
93 Birds: The following measures will avoid or minimize the potential for Project related
impacts on migratory birds, white-tailed kite and bald eagle. If feasible, vegetation removal
and/or construction shall be conducted between September I and January 31. If vegetation
removal and/or constructionactivities is to occur during the nesting season (February 1
through August 31), a qualified biologist shall conduct a preconstruction survey no more
than seven days before vegetation removal or construction activities begin. If an active nest
is found, a non -disturbance buffer shall be established for a distance of 500 feet around the
nest unless a smaller buffer zone is approved by CDFW. Construction may resume once the
young have left the nest or as approved by the qualified biologist. The survey shall be
provided to the CDFW.
94 Bats: The following measures will avoid or minimize the potential for Project related
impacts onpallid bats. If feasible, vegetation removal and/orconstmction shall be conducted
between August 16 and March 31. If vegetation removal and/or construction activities is to
occur during the roosting season (April I through August 15), a qualified biologist shall
conduct a preconstruction survey no more than seven days before vegetation removal or
construction activities begin. If an active roost is found, a non -disturbance buffer shall be
established for a distance of 500 feet around the nest unless a smaller buffer zone is approved
by CDFW. Construction may resume once the young have left the nest or as approved by
the qualified biologist. The survey shall be provided to the CDFW. If a lapse in construction
activities of 14 days or more occurs during the roosting season, an additional roost survey
is recommended to ensure no roosts were established in the area while construction was on
hold.
Cu/turd and Tribal Cultural Resources
95. The developer shall retain a qualified cultural resource monitor(s) to be present to monitor
initial site clearing, grading, and utility installation.
a If historical/prehistorical or other cultural artifacts that are not human remains are
found, all work within 100 feet of the find shall immediately cease until a qualified
archaeologist can examine the find. If the find is deemed to be a historical resource
eligible for inclusion in the California Register of Historic Resources or National
Register of Historic Places, then the qualified expert shall submit a plan for the
evaluation of all potential cultural resources to the City of Redding
% Department of Development Services. If the resources are found to be historical resources,
then a mitigation plan shall be submitted to the City of Redding for approval, outlining how
the resources will be protected or recovered prior to work resuming at that location. The
plan shall be implemented before other ground -disturbing or construction activities can
resume within the vicinity of the find.
a If human remains are discovered, all work within 100 feet of the remains shall
immediately cease, and the Shasta County Coroner's office shall be notified. If the
coroner determines that the remains are Native American, the coroner shall notify the
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Appendix A Page 20
Native American Heritage Commission (NAHC) to identify the most likely
descendant. The Project developer, under the direction of the City of Redding, and in
consideration of recommendations from the most likely descendant, shall prepare a
plan for treatment and reinternment of the remains. In the event that the most likely
descendant cannot reach an agreement with the property owner for these activities even
after mediation by the NAHC, the property owner shall reinter the remains where they
will not be subject to further disturbance, record the location with the NAHC and the
Northeast Information Center, and work with the City to establish a zoning designation
or easement at the location to protect the remains against future discovery or damage.
Work shall not resume within the vicinity of the find until the appropriate treatment
measures have been completed to the satisfaction of the City.
b. Should any paleontological resources be encountered during ground disturbing
activities, all such activities shall halt within a 100 -foot radius of the discovery, a
qualified paleontologist shall be contacted to determine the nature of the find, evaluate
its significance,and if necessary, suggest preservation or removal methods.
One tribal monitor shall be retained to monitor all vegetation clearing and removal,
and all initial surface grading of the Project Area. The tribal monitor shall have the
authority to temporarily pause ground disturbance in order to examine potential Tribal
Cultural Resources (TCR) that may become unearthed during the activity. In the event
that a TCR is identified, the monitor shall notify the City of Redding immediately to
consult on appropriate and respectful treatment: Upon conclusion of the monitoring,
the monitor shall submit a letter to the City to document the monitoring methods and
results.
Hazardous Materials
97. Hazardous materials contamination from previous service station uses could be present in
site soils.
a. Prior to issuance of grading permits, shallow soils samples shall be taken on-site to
determine the location of any contaminated soils on the site with concentrations above
generally applicable worker safety thresholds established by the RWQCB, as may be
amended from time to time. Once a soil sampling analysis is complete, a report of the
findings shall be provided to the City of Redding for review and approval.
b. Any soils with residual agricultural chemicals exceeding the generally applicable
RWQCB Environmental Screening Levels (ESLs) for commercial uses, as they may
be amended from time to time, or hazardous waste limits would be characterized,
removed, and disposed of off-site at a licensed hazardous materials disposal site.
C. All measures will be printed on all construction documents, contracts, and Project
plans prior to issuance of grading permits.
d. If contaminated soils are found in concentrations above established thresholds, a Site
Management Plan (SMP) shall be prepared and implemented (as outlined below) and
any contaminated soils found in concentrations above established thresholds shall be
removed and disposed of according to the generally applicable California Hazardous
Waste Regulations, as they may be amended from time to time.
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,4ppendir A Page 21
C. The SMP shall be prepared by a qualified hazardous materials consultant and provided
to the City of Redding. The SMP shall include:
i Management practices for handling contaminated soil or other materials if
encountered during construction or cleanup activities and measures to minimize
dust generation, stormwater runoff, and tracking of soil off-site.
i Preliminary Remediation Goals (PRGs) for environmental contaminants of
concern to evaluate the site conditions following SMP implementation.
m A Health and Safety Plan (HSP) for each contractor working at the site that
addresses the safety and health hazards of each phase of site operations that
includes the requirements and procedures for employee protection. The HSP will
also outline proper soil handling procedures and health and safety requirements
to minimize worker and public exposure to hazardous materials during
construction.
iv Cleanup and remediation activities on the site prior to building constructionshall
be conducted in accordance with the SMP.
v. The SMP shall be prepared and submitted to the City of Redding for review and
approval prior to issuance of grading permits and commencement of cleanup
activities. The approved SMP shall detail procedures and protocols for
management of soil containing environmental contaminants during site
development activities.
A All measures shall be printed on all construction documents, contracts, and
Project plans prior to issuance of grading permits.
vi ANo Further Action letter (or equivalent assurance) shall be provided to the City
of Redding prior to issuance of any grading permit for the proposed Project.
Noise
90. So as not to exceed the generally applicable noise standards in the Redding Municipal Code,
as they may be amended from time to time:
Parking lot sweeping activities associated with the Project shall be limited to the
daytime hours between 7:00 a.m. and 10:00 p.m.
b. With the exception of the loading docks between the buildings and Interstate 5, all
loading, unloading, opening, closing or other handling of boxes, crates, containers,
building materials, or similar objects in such a manner as to cause a noise disturbance
across a residential real property line shall be limited to the daytime hours between
7:00 a.m. and 10:00 p.m.
C Tire center operations shall be limited to the daytime hours between 7:00 a.m. and
10:00 P.M.
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS
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