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HomeMy WebLinkAbout _ 6.4(a)-- Amendment Application AMND-2023-00448 and SDP-2023-00450, by RKJ Development, Inc � � �' � � � � � � ' � �' � � ' � ` CITY OF REDDING REPORT TO THE CITY COUNCIL MEETING DATE: June 4,2024 FROM: Li1y Toy, Planning Manager ITEIVI NO. 6.4(a) ***APPROVED BY*** ltoy@ci.redding.ca.us ltoy@ci.redding.ca.us SUBJECT: 6.4(a)-- Amendment Application AMN�D-2023-00448 and Site Development Permit Application SDP-2023-00450, by RKJ Development, Inc., to amend the Bechelli Bonnyview Specific Plan to a11ow for automobile carwashes as a land use and to a11ow an additional drive-through restaurant and an automobile carwash in place of the approved retail pads on properties located at 4861 and 4875 Bechelli Lane, and 4000, 4032, and 4086 S. Bonn iew Road in an"RC-SP"Re ional Commercial— S ecific Plan District. Recommendation Conduct a public hearing and,upon conclusion, Recommendation Fiscal Impact Alte�native Action Backg�ound/Analysis Environmental Dete�mination Council Prio�ity/City Manage� Goals c: Attachments: (4123 PLANNING COMMISSIN STAFF REPORT&ATTACHMENTS-�'oR��'���C�) PROJECT DESCRIPTION Report to Redding City Council May 22,Z024 Re: 6.4(a)--AmendmentApplication AMND-2023-00448 and SDP-2023-00450, by RKJ Development, lnc Page 2 The applicant, RKJ� Development, Inc., is requesting an amendment to the Bechelli Bonnyview Specific Plan and approval of a site development permit to allow for a carwash and drive- through restaurant. PRo.rECT AxEA SIZE 6.6 acres E�sTING LAN� UsE Fast food restaurant (McDonald's), multi-tenant retail building under construction, graded pads for two additional drive-throughs, and future development. G�N��z PLAN D�sIGNA�rION Regional Commercial-Specific Plan ZoNING D�sIGNATioN "RC"Regional Commercial and"SP" Specific Plan Overlay District SURROUNDING LAND USES North: Costco and Residential East: Interstate 5 Freeway South: Commercial—Chevron gas station and convenience mart West: Offices—Blue Shield BACKGROUND The project site is located within the approved Bechelli Bonnyview Specific Plan (the "Specific Plan") which was approved by City Council through an Initiative Measure in May 2021, thereby allowing development of approximately 222,000 square feet of regional level retail commercial development, including a discount warehouse (Costco), an associated fueling facility, and other retail locations within the Speci�c Plan Area. Further, to accommodate the aforementioned, the Initiative Measure also adopted amendments to the City of Redding General Plan, General Plan Diagram, and Zoning Map. It should be noted that the Initiative Measure could not be amended or repealed prior to January 1, 2023 without a vote of the majority of the gualified voters of the City of Redding. I�owever, thereafter, the Initiative Measure and the adopted Specific Plan can be amended by any procedure otherwise authorized by law. Hence, the application to amend the Specific Plan is before the Planning Commission for consideration. The Specific P1an establishes land use, zoning, and development standards for the Specific P1an Area. These collectively accommodate vehicular aceess, the development of an approximately 152,000-square-foot discount warehouse, tire center and fuel facility, and a retail center consisting of up to 70,000 square feet of additional retail development. The retail development authorized by the Specific Plan consists of two major retails tenants, two retail buildings, and two drive-through restaurants; any substantial changes require an amendment to the Specific Plan. Within the Specific Plan, it was recognized the retail center would be developed in phases as tenants are identified. It was understood and stated in the Specific Plan that a certain level of flexibility relative to the overall Land Use Plan be given to the retail center component. Further, the Specific Plan states that while building placement and footprints may slightly change, the Report to Redding City Council May 22,Z024 Re: 6.4(a)--AmendmentApplication AMND-2023-00448 and SDP-2023-00450, by RKJ Development, lnc Page 3 basic site design represents the anticipated mix of retail and drive-through type uses and their configuration on the site. Note, in accordance with the implementation standards of the Specific Plan, a slight change to the retail development site was approved by the Development Services Department after a determination of substantial conformance was made. The southeast Pad 2 was replaced with a drive-through restaurant and placed further east. This revision, adding an additional drive- through use to the retail development, resulted in a total of three drive-through restaurants. In doing so, this affected the locations of the major tenants; however, the change did not reduce the potential for two major tenants. The current amendment to the Specific Plan is a request to allow for carwashes as a land use within the Specific P1an Area. Additionally, the applicant is requesting the approval of a site development permit to allow for the construction of the 3,596-square-foot carwash facility and a 1,263-square-foot drive-through restaurant with two drive-through lanes. The proposed carwash facility and drive-through restaurant would eliminate the two major tenant uses, resulting in a retail mix of one retail multi-tenant building, four drive-through restaurants, and one carwash. In summary, the proposed mix of uses reduces the retail use from 53,390 square feet to 9,686 square feet, a reduction of 43,704 square feet, a reduction that exceeds 80 percent. The tables below list the approved uses and the proposed uses including their building square footages: APPROVED PROPOSED LTse Approved' Builcling i7se Prt�p+�secl Building Buildin ' � uare�'eet �3uil+din S uare Feet Retail Sho 1 9,690 Retail Sho 1 9,686 Retail Shop 2 6,000 Drive- Pad 3 2,781 Through Restaurant (replaced Retail Sho 2) Ma'or Retail Ma'or 1 21,400 Carwash Pad 4 3,596 Major Retail Major 2 16,300 Drive- Pad 5 1,263 Through Restaurant Drive- Pad 1 2,800 Drive- Pad 1 2,325 Through Through Restaurant Restaurant Drive- Pad 2 5,700 Drive- Pad 2 4,414 Through Through Restaurant Restaurant TOTAL 61,890 TOTAL 24,065 Report to Redding City Council May 22,Z024 Re: 6.4(a)--AmendmentApplication AMND-2023-00448 and SDP-2023-00450, by RKJ Development, lnc Page 4 ISSiTES GENERAL PLAN CONSISTENCY The project site is designated Regional Commercial in the City's General P1an. The General Plan specifies this designation to accommodate a mix of retail uses and associated services on a regional scale, including malls with several fu11-line department stores as anchor tenants. Power centers and free-standing retail, office, and service establishments are also appropriate. I�ndividual buildings may range from 100,000 to 200,000 square feet of floor area; enclosed malls could range from 500,000 to over one million square feet in floor area. The approved mix of uses includes three free-standing retail buildings and two service establishments with the square footage of retail exceeding that of the service establishments. Service establishments are businesses that provide services such as health clubs, mail services banks, and restaurants. The proposed mix of uses reverses this, with primarily service establishments and a small retail component, with the square footage of the food service establishments exceeding that of the retaiL Therefore, the proposed project within the retail development area is not consistent with the General Plan. The table below summarizes the difference between the approved and proposed square footages for each land use categories. Land CJ�e'T�pe App�rr��ed Square Propos�d Square Difference ' Feet Feet Retail 53,390 9,686 --��,i(�� Service 8,500 14,3'79 +5,879 Establishment SPECIFIC PLAN CONSISTENCY As mentioned above, it was recognized the retail center would be developed in phases as tenants are identified. It was understood and stated in the Specific P1an that a certain level of flexibility relative to the overall Land Use Plan would be given to the retail center component. Further, the Specific Plan states that while building placement and footprints may slightly change, the basic site design represents the anticipated mix of retail and drive-through type uses and their configuration on the site, As discussed above, the proposed mix of uses is not consistent with the Specific P1an's Land Use Plan or the intent of the Specific P1an as approved through the Initiative process. SITE DESIGN/CIRCULATION The proposed site plan maintains the main two access points, one from South Bonnyview Road and one from Bechelli Lane. Although a traffic memorandum by GHD, attached to this staff report, was submitted and concluded the vehicle trip for the proposed land use mix will not exceed the approved land use mix, it did not address the impacts of the on-site circulation onto the roadways. In reality, with only the McDonald's operating at this time, traffic often backs up onto South Bonnyview Road. This not only backs up in the dedicated right turn lane into the South Bonnyview Road driveway access, but at times also onto the through lane. This impacts the south bound Interstate 5 Freeway/South Bonnyview Road offramp. Regardless of what use is developed on the remaining portion of the retail area where the carwash and drive-through Report to Redding City Council May 22,Z024 Re: 6.4(a)--AmendmentApplication AMND-2023-00448 and SDP-2023-00450, by RKJ Development, lnc Page 5 restaurant are proposed, the City will require the easterly driveway loop to be constructed for ideal access and circulation. Regarding the internal circulation, the proposed site plan removes one of three internal access points from the retail development site to the Costco site. Access points from the retail area to the Costco site are vital to allow for vehicle movement to feed off from the South Bonnyview Road main drive aisle, thereby alleviating congestion on South Bonnyview Road. Further, drive aisles are interrupted with landscape planters, forcing vehicles to zig-zag through the site or behind drive-through lanes, which ultimate]y results in making the most easterly drive access to the Costco fueling area very difficult and haphazard to reach from the South Bonnyview Road drive aisle. This is a significant deviation from the approved plan which the traffic memorandum fails to address. Maintaining all three driveway access points as depicted in the approved Specific Plan is highly preferred. It is also recommended that a11 east-west drive aisles within the retail development be linear and continuous with adjacent parcels, where applicable, as excessive jogs and disjointed drive aisle intersections could have negative cireulation and safety impacts. Further, all north-south driveways from the retail development site feeding into the Costco site must be squared up with the east-west driveways and properly aligned with the driveways to the north. This appears to be the case for the two driveways depicted in the proposed site plan; however, this should apply to the third connection point as well. In summary, the site design is not consistent with City Council's established Design Criteria. Circulation is all the more critical with this retail development, considering the nature of having multiple drive-through restaurants. Drive-throughs create cars in motion and additional queuing and congestion within the vicinity of the restaurant, as opposed to parking and going into a sit- down restaurant or typical retail shop, especially for the known higher volume restaurants such as the proposed Chick-fil-A. It is critical to optimize access and circulation considering the vast majority of the proposed uses are drive-through restaurants. The more queue space in drive- through, driveways and alternate connection points/loops in the retail development as a whole will alleviate congestion not only internally, but, more importantly, mitigate any back up off site onto a major interstate off ramp. Staff comments from Senior Civi1 Engineer Jonathan Caldwell of the Public Works Transportation Division are attached to this staff report. PUBLIC SAFETY The proposed site circulation pattern of the amendment request impacts public safety. The proposed site plan creates some unforeseen access issues directly related to emergency response on the project site. This includes the fire, police, and local emergency medical service providers. On any single incident there may be several pieces of apparatus that will require clear access in order to aid in the event of an emergency. With the addition of more drive-through uses, the proposed internal circulation as discussed changes from static parked vehicles to areas of known congestion, which directly impacts the path of travel required for emergency vehicles. With regard specifically to the Fire Department, the primary engine to respond to all emergeneies to the project site will be from the station ]ocated on South Bonnyview Road, located 1.5 miles to the west of the project site. The fastest and most efficient path of travel will be to enter the shopping center from the Bechelli Lane south driveway entrance. The proposed site design with the carwash and drive-through restaurant will divert emergency response vehicles to the north-south driveway, which in the existing condition is congested. Positioning a Fire Department apparatus on this driveway wi11 most likely block the entire driveway or divert Report to Redding City Council May 22,Z024 Re: 6.4(a)--AmendmentApplication AMND-2023-00448 and SDP-2023-00450, by RKJ Development, lnc Page 6 one lane of travel. Staff comments from Battalion Chief Patrick O'Connor of the Redding Fire Department are attached to this staff report. ENVIRONMENTAL DETERMINATION The Initiative Measure adopted the Speci�c Plan which established design guidelines and requires certain infrastructure improvements including, but not limited to, a11 the off-site improvements such as the road improvements and fiscal contributions for needed off-site work. The Initiative Measure a]so lists environmental design feature for the deve]opment and operation of the uses permitted in the Specific Plan Area. As discussed above, the submitted traffic memorandum does not fu11y address the traffic impacts as a result of the proposed onsite circulation. PUBLIC COMMENT Staff not received any public comments at the time of the writing of this staff report PROJECT CONDITTONS Staff has not developed draft conditions at this time. REQUIRED FINDINGS The Council may approve a Specific Plan Amendment only if the amendment is found to be consistent with the General Plan and the Zoning Ordinance. As discussed under General Plan Consistency, the proposed project is not consistent with the General Plan. Further, the site design is not consistent with City Council's established Design Criteria. The project findings are attached to this staff report, PLANNING COMMISSION AUTHORITY The Bechelli Bonnyview Specific Plan Amendment requires approval by the City Council. Per 18.10.030.B.5, the Planning Commission is authorized to make a recommendation to the City Council. Therefore, Planning Commission must conduct a public hearing and forward a recommendation for action on the specific amendment and associated site development permit. ALTERNATIVES The following alternatives are offered for consideration: l. Determine the project is not consistent wi�h the General P1an and forward a recommendation to Council to deny the Specific Plan Amendment AMND-2023-00448 and Site Development Permit SDP-2023-00450. (Staff Recommendation) 2. Determine the project is consistent with the General Plan and direct staff to draft conditions of approval and for your consideration in order to forward a recommendation to Council to approve the Specific Plan Amendment ��MND-2023-00448 and Site Development Permit SDP-2023-00450. Report to Redding City Council May 22,Z024 Re: 6.4(a)--AmendmentApplication AMND-2023-00448 and SDP-2023-00450, by RKJ Development, lnc Page 7 CONCLUSION The proposed specific plan amendment and site design is not consistent with the General P1an in regard to the intent of the Regional Commercial designation. Further, the site design wi11 have unmitigated impacts on- and off-site. Staff recommends the Planning Commission forward a recommendation to City Council to deny Specific Plan Amendment AMND-2023-00448 and Site Development Permit SDP-2023-00450, in accordance with Alternative 1 above. c: Greg Vena, RKJ Development, Inc. Attachments Findings Location Map Proposed Specific P1an Amendment/Site Plan River Crossing Marketplace Conceptual Site P1an Staff Comments Bechelli Bonnyview Specific Plan(Available Online: CLICK HERE) City Council Resolution Intitiative Petition Staff Report, May 18, 2021 (Available Online: CLICK HERE) Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (Available Online: CLICK HERE) City of Redding Commercial Design Criteria(Available Online: CLICK HERE) GENERAL PLAN CONSISTENCY AND SITE DEVELOPIVIENT PERMIT FINDINGS AM�N�M�NT ArrLlcA�rloN AMND-2023-0048 AN� SzT�DEVEzorMENT P�RMiT ArrLzcaTloN SDP-2023-00450 RK.T DEVELOPMENT�INC. In accordance with Section 18.5'7.060 of the Redding Municipal Code, the Council may approve a Specific Plan only if the Specific Plan is found to be consistent with the General Plan and the Zoning Code. The project site is designated Regional Commercial in the City's General Plan. The General Plan specifies this designation to accommodate a n�ix of retail uses and associated services on a regional scale,incl�uding malls with several full-line department stores as anchor tenants.Power centers and free-standing retail, office, and service establishments are also appropriate. Individual buildings may range from 100,000 to 200,000 square feet of floor area; enclosed malls could range from 500,000 to over one million square feet in floor area. The approved mix of uses includes three free-standing retail buildings and two service establishments with the square footage of retail exceeding that of the service establishments. The proposed mix of uses reverses this, with primarily service establishments and a small retail. component with the square footage of the service establishments exceeding that of the retail. Therefore, the proposed project is not consistent with the General Plan. The table below summarizes the difference between the approved and proposed square footages for each land use categories. L�n� ITse Type ' Apprc�ued�quare Prc�posed Square Tlifference ' ' Feet Feet: Retail 53,390 9,686 -43,704 Service 8,500 14,379 +5,879 Establishment In accordance with Section 18.13.090 of the Redding Municipal Code,the City Council must make the following findings: l. The p�oposed use will not be det�imental to the health, safety, and gene�al welfare of persons residing o�working in the neighborhood of sueh pNoposed use. The proposed uses will impact will not only impact on-site circulation, but more importantly,off-site circulation.The site design fails to provide multiple access points from the retail area to the Costco site allowing far vehicle movement to feed from the South. Bonnyview Road main drive aisle and alleviating congestion on South Bonnyview Road. Further, the site design incorporates drive aisles that are interrupted with landscape planters, forcing vehicles to zig-zag through the site or behind drive-through lanes, which ultimately results in making the most easterly drive access to the Costco fueling area very difficult and haphazard to reach from the South Bonnyview Road drive aisle. 2. The proposed use will not be injurious or detrimental to the general welfare of the city. The proposed amendment to the specific plan and proposed site plan creates some unforeseen access issues directly related to emergency response on the project site. This includes the fire, police, and local emergency medical service providers. On any single incident,there may be several pieces of apparatus that will require clear access in order to aid in the event of an emergency. With the addition of more drive-through uses, the proposed internal circulation as discussed changes from static parked vehicles to areas of known congestion, and directly impacts the path of travel required for emergency vehicles. 3. The p�oposed use is eonsistent with the goals and policies established by the General Plan and the Redding Zoning Ordinance. The project site is designated Regional Commercial in the City's General Plan. The General Plan specifies this designation to accommodate a mix of retail uses and associated services on a regional scale, including malls with several full-line department stores as anchor tenants. Power centers and free-standing retail, office, and service establishments are also appropriate. Individual buildings may range from 100,000 to 200,000 square feet of floor area; enclosed malls could range from 500,000 to over one million square feet in floor area. The approved mix of uses includes three free-standing retail buildings and two service establishments with the square footage of retail exceeding that of the service establishments. The proposed mix of uses reverses this, with primarily service establishments and a small retail component with the square footage of the service establishments exceeding that of the retail. Therefore,the proposed project is not consistent with the General Plan. The table below summarizes the difference between the approved and proposed square footages for each land use categories. Land LTse Type Appr+nved �quare Proposed Square D�ff�rence ' Feet Feet Retail 53,390 9,686 -43,704 Service 8,500 14,379 +5,879 Establishment 4. The p�oposed use and p�oject design are consistent with the design guidelines established by re.rolution of the City Council in accordance with Redding Zoning Ordinance Section 18.40.050, Design CNiteria. The proposed site design is not consistent with the established design guidelines. The Commercial Design Criteria recommends well-though-out vehieular and pedestrian circulation systems to be an integral part of the site planning process. Further, common. driveways which provide vehicular access to more than one site and shared parking facilities are encouraged.As discussed in Finding l,the site design fails to provide multiple access points from the retail area to the Costco site allowing for vehicle movement to feed from the South Bonnyview Road main drive aisle and alleviating congestion on South Bonnyview Road.Additionally,the site design incorporates drive aisles that are interrupted with landscape planters, forcing vehicles to zig-zag through the site or behind drive-through lanes, which ultimately results in making the most easterly drive access to the Costco fueling area very difficult and haphazard to reach from the South Bonnyview Road drive aisle. � . � , - — ��� � � r� � l � / �. �� �Y � i t °;— i >� +-� ,� ; ; � �; --�__ � __ � , � � Chinook Dr, �� � ' '' � ` � r ; � , � __ � , � � � ' � �-�'" n �� i_ ' � � � �'� �' � � ���� Arizona St � '� ���� , , � ,_ _ _ , _. �____ � , < _____-- � , , ; C� ' ; � _w�� _ �- _ , � .� ___. _ m __ �_ . �. �.� ___ � m � �� ��� .�.:� _ �.__. � ; � ,� __. � � _ ___ � � .�.� _ �_ � ; � � _._ ___ .__.._ . , __.___ � �..� ; ,, fl.' `,...._ � Douglas Ln—. ,�� , ,� _ � ,� _. r i ; . � 1 � ; � v , , , ._�._ �_y ... , ` � � ��s _,......_...._,� � �� , . _,....._... 1 \ ��� ,, f t C'j���� �.,�` ,,. ._ �fj 4875 \ �, 4861 `. , 4032' � ,� � ,.�, `�. __�_ ___ 4'OOO� � , � , ��__ � � � _.�..w._� �.. �_.� _ q, � ��.... . _ 403' )]d f O ti �4086 � � '` } ;fl��it+�l�lt�f)�i�+{ifh'.. � £ �_ __ � y�� ( { � / � J", „ m. � � � ; r,.,.._...�. 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BONNYVIEW ATTACHMENT: RD AP#070-170-043, & -041 P:\Planning\Pro Projects\Bonnyview Redding,LLC.apnc �.k,�..n���.„ � � � � � �,..�.m....F.,� _ / \ � , � 1� N.W.0 OF 5 FWY& � ���� � � � � � BONNYVIEW ROAD � � �� REDDWG CALIFORNIA � �,,, "`� ` � \` ` � � _,.,.�--��'�""���� FREEWAY PYLON SIGN �^�� �� � M � � � ` ��. ��,� � � �� ,.�«��a�,��^ � ...�^ �; , � � r�,...f-�.-,-.�.__�m�^bM.�«^. ..�.-�"'""...--�,�s;„;� �!. "� � ��t`�� � � � s �-_ � „a, 1. . �,,t� �.�� �..� _____ _ ,-� , ,1 , ,,,.�- �� � .� --�-_ _ � � �� � t , � ��. � � ,�, � � -� � � �� `.�..� .�� � �,., � � i�'� � , � � � � � n�� � .� � ,. �. � � ��� � � �, t �T� V�� �� f �' ��` � � _ �� '����,��"�'".` � ��" ;� t�� � `� �: � „ �` � � ,O�' �s��� �� , 1� �=`ti ,� .�� ' .�"� � „ _.., � � � �fi �\� � � ���� ����� �� � �� � �e,� �� �_ � �� �� � � �� � �\�`, �� `��`�� %�``��' -� �`�� �'# ,���k �� � � � 1 1 ,.: � � � � ���\ s �,t x ? � � � � � \ C�j� �"�'���� �� � � �:�:��� �,, $ = ��1 � ,,,�mvvis,mm»�.a:�u»�aa�M�.�.�,.,,�,b,;� e:m,.�,,.�,,,��,��� �;� , � ��� � `S,� ������\\ '`"'� ,�„�-,':�`i � � --&'� ��'�.{� ��� �s 1 1 l ��` ��`��'�� �����..� ��� � � �; � � �� ��� ,� � , � VICINITY MRP �� �\\.. �,��,�`� � � ��� � �J.��,,.�, � �� ' NOTTOSCA�E NORTH t ` � A���� �.,� ��;� , �k �5 �,� 1 1 � ,� \V_ �= s �+ TC /� /� \ �;�\��"'� ��'� �� ,„�� �� � ''' �' � �* :d��t�"`�� ,�.x �b. � � �i�1 ' �� 1 ti7 l I C Dd'1T!'1 � � \ �� � - � '��-�i� �� �� �. � �� a, � �� ZONING �� � � � '�� �� � � � '.\� �\�`�, �', ''�,�� "���� ��t � r� �'� �� �t• e ��� , � a� � 1'��` \ EXIOSTIONG Z�ONING SCTSHOPPING CENTER � �� �\�� �``� �� �' ��.�`"`"�""� "�� � �^,,.,`�" � �-i � 1 JURI3DICTION CITY OF REDDING � � � s .- ��� � ♦ i � �� �?�.,,;�,a�,�""""' - � A � � V�- \�A*� j „�,�.. � ,� g p, - � � � 070-170-032&070-170-034 \ '� � r�' � APN �� V���// �,.,y�� ., ��� z � ,1/� ` � � � ��' � ADJACENT ZONINO SC(SHOPPING C6NT6R) � \�\ .�` .,�..�""vr'�� :� ` �.�°"�, �� �.a ���� �V ��,� �,��, ir" t," 1 � � . �� : +.. v . � �,`..ry . � ��� SITE DATA �� �,,��"/� r 1 ' � �, �.,f ''`=` �; �AA��A� h, _ � � � � � � � NET SITE AREA (5.1 ACRES)±223,259 S F. �, arw `"�?�+ � ,„ �� � � : �� �- p �.�, '� �;� �� � \�.b � � �� (1.5 ACRES) ±64 741 S F. ���'�,`✓� I� � � � ' ' ; : � ���� �'�;,,,,,,� �� � � „�,E - � � � � GRO S�SITE AR A�� (6.6 ACRES)±288.000 S F . .3 `, : , ' .a� 1 NT � 0 e � ,� , : _ - i�:. - l '�'�.s�.� . . , �� a �. . � �" , ; � Y ,�°��\\V'�" �� �� � � � � � � �� ' � � �� F.A.R (+za,oes sF i�zaa,000 sF� o.oa �% �'��, �� � r *� �',��w^"��� t � ; � � � ` � BUILDING COVERAGE 8 3% p� � / ,�° � \„�, �i �� � � \\ i �i. �i � `� � � � `� ` �� � �� � � � y ��� ,� � � ���������,,�; � y fi �� �:r � � � � �� ` � §� ����� �, , �� � � - � BUILDING DATA ��,'. �� ,��V�� �.� ' � . � :�� ` t t ', � . »� �°�,.''.�� ��.. t � :� ��� 1� SHOPS 1(RETAI�) ±9,686 S.F. ` � � \. , ��\����/� A ', � , � � ' � �4 y �,� �, � ��.� a . � 1 PAD 1(DRIVE TNRU) �2.325 S.F. . .. �A�� V , � � � „-� .t �� "`"'''�.^� l,�;kr,�� ����� � � PAD 2(DRIVE THRU) ±4,414 S.F. �. �\��, ��`\\\�"� � � . _- � � � �!, � �� � � �,..'� � � � , �� �r, /,. �''k , � � ; „� a � {�,���a.x-� � �,.�,� , � � � PAD 3(DRIVE THRU) 3 2,781 S F. -. ���� A�VV'a /r "� y,�-" �- 3- � �. �,� '� .; � �{'� "�`�+ �""; y� � .� i � � � PAD 4(CAR WASH) t 3,596 S.F '� ��,��*\\VA�/� ^�.�- � i � � � ti °� ' � ���,.,4"�`"�'�'`�",a""=""P�"� ��„�i � � � � PAD 5(DRNE ZHRU) �9,263 9 F : �� ��\�V� / ' � �". '� '' _ �a,�r�*';'.„a:.- �.� �: 1 , ��, �f� � � k , � �- `' , �� '� a�.. `� � � � � � PROP06ED BUILDWG AREA k 24,066 6 F. -�. \ 1 �` �4 \ -� � '�"S� - � � \������ � �. ��� `� 4 y�' � �"�`"� , � �'� �� � � PARKING DATA �� �����" �'` � ��� ��� _ �5� � �'��^`x� �, � � � SHOPS 1(Retaii 9,686 @ 11250} 38J STALLS �.\ �,�'"�. � r � ���y �' ��� ���.�� � � ' � � � � �� �� pqD 1(Drive-thru 2,325 @ 1/75) 31.0 STALLS ������������ ��� �� ( `. „� �"� ^"'����� � �� �' �� � �.{, � �� � PAD 2(Drive-thru 4,41 AQ 1175) 58.5 9TA�L3 '�� � ��� SN�P 1 '"- � PA�a : � � PAD 3(Drive-fhru 2,781 @ 1/75} 37_0 STALLS ,^ �� ,'= r r � ,� -�� ' '�����1 � - ey`'� �, � �� �� � � PRD 4(Carwaeh 3,598 @ 1/250) 14.3 STALLS ,�'� %, �" � � ' ' � - . ; A ' , - r �� � � - 1 +f, � � � � . ° . � � ��� TOTAL PARKING STALLS REQUIRED: '196.6 STALLS - � � � � �� ��_ '�- ' s . .. ��� � 1 PAD 6(Drve thru 1,283 � i @ � �� . � : 41��� >-^""9 '_��. ' �� � - �'� � - %��i k� c� � .�i �' � �� 1� � PARKINO PROVIDED ,� � � � f 1�-: � �` • �i� � ��` .-:, . 7 STANDARD: 153 STALLS i � „ _����� � _ z�;l�;l" (O � COMPACT: 32 STALLS � � � i 1 � .� i ' �-�� d � � � mI �� ACCESIBLE: 11 STALLS � � � �I a�� '"" � 4 : „.:��'` � � i�� -i.�� 1 ' DRYING STAILS 18 STALL3 'I � - -� 1 1 1 CLEAN AIR/EV VEHICLES: 30 STALLS � ��i� s���t�r �. I � � J 3t ��� � � " _ ���9' ��� �-"P-It .� �, � V 1� PARKING PROVIDED_ 241V STALLS ) � � � �' 3�� #�� . � ,. �� �� „ ���t�y�l� � D � L \ PARKING RATIOPROVIDED: 10.1 per1,0009.F. x �- ��1 ��� g��° r��f-- „� l �. � "�m '�� ,',� �7� � � ��' � � � � ,r � � ,j�° � �' �� � I� ' � � " _ - a _ .. � ,li��" � � ' ��E ,�.. .� �� �1 1 w i r' '� �_ � __ ._ _— , � % �: i I � �� � �� �1 � �:p ��� -� � �_ _� ° � 7. �r; � � i'; �:° 'r� � �� � , � �-- �— -- - � �� _ --� �r � - � - -� , � � �� �_ y_� � � � ��; �� � _ . ,_.... � ,� Sh,. t . ' r � �1i � _ - � - � f ) '` . ! ��i�� — � — `—� __ � ��, _� �� l� �`� ��� —x' r � Pao2 ��� � — , '� ,,�_ , -- "'r' '�'. ,� , � -..:. _ � �;� �� I� . �_ - _ �_ ._ _�. ..*�— .: ,� �.. �, '� :twa � ;_ �e��,� � pAD ,i �. � �� a — -- — _ �- �� ���_ � �`� , � _ _ � � _ s � � , rt �; �; � �� _ �� ��.._ �r � - � � _ . � �#�.� �,. t � ��� z 3 � � �. . . . �..��. ,� /�.�,_6.d �Q.t.-_..44 `"� �' �}�.. m ��`��s°� �y �� . � II ` 1 1` ` _. _. _____._ �- � � n..' — ' ` - � , w.�,,. x �....�.����� 1 , , : � , � ( �, ���� ��� -��� s� s � �� � -���� � � � �� � OVERALL SITE PLAN �',' � +f'' �1�," . :�`'°�, O N jy" a'����X�`�—�.,�,.;,:, ` � ` ` � � "*� SCA�E 1 60 0 „, ��� i � � _� ��`� Y y�'F��.`°q� � �`�---`�'' _ , �� � � �� � ` ,� � �, J y �� � � ' p � � � ` GRAPHIC SCA�E , � �,'. r �._. � � �„. � � �� t � ' q �� � � � �� � so a ea eo izo �ao �� # � \ '�� POLE SIGN � i � � a���n so reei \1 . � � � � 1 PRE�IMINARY SITE P�AN SUBJECT TO CHANGE. GONGEPTUALSUBJECTTO CHANGE .�. ;;liradrCh�t�CtUfE,t41r � ' ' ■ � r r # Description Date V ALL S'T� L � CITYREVIEW �310.2�23 03.1�.z�23 z��2�MA 1000 N.Western Avenue, Suets 200 San Pedro, California, 90732 N.W.C. of 5 FWY& Bonnyview Road 3 -- ------ - richdevelopment.com Redding, California 96Q02 �����i�������' �' � , , � � � , ` r�, ��r'�_ �s; �'� `T� '; �l � r _ '� � 1 ` N.W.0 OF 5 FWY& � �//� `" �� � � � ' `- � � �` � � ' ,, BONNYVIEW ROAD ���/�i- �� , , � �� � � �,� � � �� � ' `� �s�� + � � \ � REDDING.CA�IFORNIA r "- �� � � � � � � � �\ ��.��/' \ � '� ���,; `� � �� � '� ,.,; ,? 1 j � ��,�,��.,�«�� \ � � � � � t � � �1� '�: �Y ' 1 � �/' �\,, ` ,� t �, �. z a , �� ` �\\��! //j �, ow �' �' t � �` `; . � x t�; , � i 1 � ''\�;���j � � ",3 �� '+� ;� � � �� �� �i; �:w 4t , "�.: ��,,�,��' � � 4 \\ \ % , � n�..> \\\,� .��\/ /' ,i':.. - '`�,� ,° ��" i�" "'x ��,,, ��r ,; � � M,l � � ����� \/ � � � \\\ \��°��� �.: � t �, �`� l �-'�;,�,� ' � � \ \\\\��'\ �:% .._ �;' '� �,oPv ..,\ � \`5\i,� ��� ',.,,., _ _ ...... _ �, ��; � -�'�f/� �� vnv�N�caµ ` � ��{ �t � � .,.�:. -; „� . '�O� .i+� <�p�,„• ' '"'* ,,� � . � - s� g � �/,� ' � f �� 1 e ` �� \ '" - _ — ..,,t , � ���.��� — , R �� �a � � � � ,=w �p 5 �.;�b �� �l r� -, ; � ��� �,r �� ; �� � p , , -��� � B�x��a�E �i � � ��: �4��- � l _ �, . �`°`'�'°*.. �� " .'�^:.�.. �� .. =-� oFTRnve� '+9,263 � �=-�t. ,�.7 r ��C,-,�..�� �o i ��� � . ,, `� � '.'°' `' a.,,,.,.- ?k- aosn S p. � ., °' .' �o _.,.-. - ���: ��/'ATMµACNV � �,_�. N .� pA ; � �� `� �^*� 1` NE C� � � � a'"m,,. A �' �j� . ��; -. t q ��� (�".� t �`� � � i � . ` f , �,��,����„���,�� � � _, ,m, � , � , � � ��� � � � �� "� � �� � � �" � �� , � �� � � � fi � � �� , .�� - �� ,<<�� � � �� ; � � �� PR POS D 4= � �� '� �_ / � � VICINITY MAP � � p � A� { �. W , \\ �. ��. SGNUfyENT �. ' : � SH P � ^���.. e � � _ . __..__. � NOTTOSGALE NORTH " i �'P d� �.�..�. � � � �'� BUIlO �AREA 9,4503.G. w � �, / �� B� �g� b Al p TOTA — � �� � � �A 30� � ,.' z3a s F b ti � � �� � i a � � � ' < 3 os°�� {'l � F. � ` � �•, � � ' � t e � � \\ ' � . ' 9�688SF. , � � ...,....- ..- �* �,.� �E.E0.M �. \ . _. 50' � � .,...� P . x: I" 151._6. ,, ..- .- . ...� � ..' - � y t � � : : ` ' . _.` ¢STP�-�'S _ �ov � - � � r � SITE DAT 1�1'- � .,��A �' _ _ - __ � �3 � . � i gy � �.�.� �'._v�N,r� allo, � B�Ke°cK�a � ZONING rt RP�S � ' } +o '. , � a e` j� � PROPOSED USE RETAIL/RESTAURANT . �►� i'' , I I �Z �"�` � C ` �,�„� -'� L�-S '' ' ,,,. ' * EXISTING ZONING SC(SHOPPING CENTER) �' ' � '\�\ , � .�.;i, � ., eiKck"cKs �Nµ .� .-�,.41 STALLS � � ,_ " �" � �22 S�P �''N�k -' 1 � � JURISDICTION CITY OF REDDWG r a a°avv o L � ti � �� _ - � � � s m ` ` � ,' , ApN 070-170-032&070-170-034 � " /�_, ,� , � � �. � ��, i� w " � � � , � . � � , 1 ',..'���:. ' k`-� . '•,,� a,`�. .'� �t9�/ � �"._ . � ... % n.,.s°�F sy � � 4 �;.� � `�ss'.. �� s g �wv�rv.ssia�"allo nNo i �.��,ua,P��E,3`as�,e`' ADJACENTZONING SC(SHOPPINGCENTER) t _ r � , � , � . _ _ , ,: -� - .wW.: .e_. " - � t . � _.,.._.. W� t �%`,ii�... a��E�ockea � . � `� -. �e'��' SITE DATA 3 _ � , 4 �t�,'-'+�-� �� �- c R��� � � � �- ��w � � NET SITE AREA (5.1 ACRES) ±223,259 S.F. '. � � � ` ;- ' � % - _ �'" � ��� — ' �'; i �' � - �,� �� � � ' `:'I' -- � ' � i - � � `� ��` GROSS SITE AREA ( 6 ACR ) _288,000 S.F. �.�::�..�.,:�.;. _ . � '.;� � , : "'� � �" , �' ,� s .�, � FUTUREDEVE�OPMENT (L5ACRES) +64,741S.F. " �, `, ' a.,�....�. .� .. ::: ,� �S�s t 6. � �,, �� � � � .i a S. .�J Gti � A. � � '':,;.- zi � ��„ ��� ���"'"�" � � � FAR (+24,065SF/±28S,OOOSF) 0.08 .,. � . �n't2 � . •� E$ + . : � 1I�.� '� o u�� .� ParHOF ,..� .. , .:.. � I.,- -"i!' � ..�,,, r�9'k = �- �� �- BUILDING COVERAC7E 8.3% } a i� 7 ; ' ' �' ��x rpryrvsFoaMER :.�� , . _ rreavEt ...... i , 3 ,;) .z°ySA�W��.� : . .'� .A �� �� �J�,� ��� t2 � , t �_ roN �� �J` BUILDING DATA �- � �. , ,�s . . �i � T � ��� S H O P S ( T A ) 6 S F >:� -.. . . . ,. .�� , .� � , :.,b � w ' � ... +, i� . , , .. '-{ ".�.� . ' ,-..M-m ,., '� -� mi ,. �_,r; .� za ���_�i°i� 1 RE IL ±9,68 .. _ � � � � � „ �� _ �� �`���' �"; / �� . ?-'" --!.,„.„.� ' ,'� t 87 S�- � � � � � � � .i.�.�n� PAD 1(DRIVE THRU) ±2.325 S.P. E i y � ' .' g 1 ' :� �; � i I �y' ' � �. � - a.. .'�.;`� ,..,.�.. ,„„�,. A�LS ��� � � "� �:� .�� � �'.�u� � D 2(DR RU) ±4 4 . . �„ :� . , y � . PA IVETH , 14SF . `l � r ir `:�.>�� a e- t�:�,` .,.aKc-ReeK �z /' s 30,, :=� :;; � ..., �-,.. ' ..-,. �',� � °Franvet `v� s _STq�.tS � °.�Y � PAD 3(DRIVE THRU) t 2,781 S.F. i � ArH ��'°"45 A� ' , ; .:�: vwi `� �r°j e�ocKCR � � � � "- � .., � .` ,/ �� ,,l�.'.:: ^��,, ,. �'�i� � � PAD 4(CAR WASH) ±3,596 S.F. r �,n � ,�� ' .� � �t"��� � .i�� .;: �4�m .� , �--' .,, ! a8 ��exz�,a^' .��.� �Yn� � ,.� �.ii� PAD5(DRIVETHRU} t1,263S.F. ,, ,� _ . , � O N� " �_.,.... �i �NC�45UT�� �` 14 /%; ' ,`�' ,��X� � � ,.; _ .: a�' ��� � � --_. '. � .�:: � �oFrenv� �..� � ��`c�i _rFx �`�V��� � � � � 35 � ���� � � PROPOSED BUI�DING AREA ±24,065 S.F. t � fi�' �f, .�� /, , ,t � � 'a,��v , ���&' zs� �.._ . =e. =, ft -�." �,. �'� 'e"Geo'suTees"� � ,�� -.�,`�. � PARKWG DATA PR 1 / /�'?,�', ,;, / <;, f , �� . ��� -� ._.___ "t3 .: , /`$p --,._ r �: ..:. ,� ,, eircc coc �9 �, .„ :>t' -'U�� � . _ �� ��% � � /� r�'.� .�I i � .,,,.. PBEIlI ...... � ��T-pZs �,�-�k�`� �� ���� J RaCKS R%--� � .. ' � ' �:f�� ' � � . ,,. // N� � � ' _ � . , � . � , . . �r; SHOP9 1(Retail 9 686 @ 1/250) 3$7 STAL�S .�,�,..... _/��--1� /`;.,��1 i ' a..., _ �- �B � 1 fiY� � �.�. � ,.�t�;� I PAD 1(Drive-thru 2,325 @ 1I75) 319 STALLS �-^�-"� " t � ;'���� '.,. ,... , <` , , r. _ ,�;� � q �: � , ., � . ' - .�,' �� .7 �� �,� ��� � � j - PAD 2(Drive-thru 4,414 @ 1175) 58.8 STAI�S � _-�_ . ; , +ti Y' � � r 'iz �� i i .i' .- �`,?; � __.. ""�' f �. - .�,; t.�� :.:�., ' " ,,, '��.: ,�r , �;'�? �;�'" ��� PAD 3(Drive-thru 2,781 @ 1/75) 37.0 STALIS �. .__ . ":; . _t ' _, . �. ... .... ��': ` �', :�4�� '. �i��' �(�4$S�-q ----�,.,, ;r �-�_;_ ,-.-.�'{� PAD 4(Carvvash 3,596 @ 11250) 143 STA��S ' � �: ���� � � ' _.., ,> ^3. ` , ..,. ,.-= �. ,; � '�.. � -. / @aqE7EwrroN".�+ti ;g _ ��-S�__��'�� r ` yb.;�_ � I PAD 5(Drive-thru 1,263 @ 1175) 16 8 STA�LS ,,; ..,. ;' ..,, .. . . + . r.�r. --,._ " " ; l:,,. i ,'� „ �...,.,,,. �' :,.",�,• '.ii ; m.;;. ,,,....:... _.irr-`i AROPp � � '..-'ftKranck....... I _ ' v t �°` �i.r � _ r s . , ��" �.�� � . � ��y� ^.T "� , I ^� .;., �"� �� ��� I'� `S'�fl � ��o �� ,✓"efKFeoeKFR � _ '�� � �^� TOTAL PARKING STA��S REQUIRED: 196.6 STALLS �� � � �� � " � � '��� ;;:� PARKING PftOVIDED 1"jq � ; -W `-- ��, �.. :� o �_� �� ti� . :� � , �.,:�_ � .\� ; '. ,, .;\ �'�---.'-_._,--_,-��,� ,._ ',_' �'p j � _ �r'''�� 4,414 g :.�-,�� �tt'.� PROPpSE' . STANDARD: 153 STA�LS ��� s y ; ` `- . - ---____ il ' ' � - _ ¢�. :.�V� � �';,, � > tia. � . . ._ . "",, �'._._..`.�.. j�,� `t� �: ��.,.� �Ti� ���'��� r Patio P P�� ��'� �� ``."��,� I I COMPACT. 32 STALIS ,. , �-- /'�.�, ,� ,..� �..�. .� f v, . ... _.. � .... _.,,: , `�ero� :; �'c�q�x�` ��'. � '2,7g1 � .t'i � DRY NG STAL�S 18 STAL�S .., .,,, ,, ..� :. ,. _ .,, t�srcN _ \ .. ,� Nr m-. n,x oF ra �� �� S.F ''�' ��� ��°\� � ` �\ � °� /� ,. ..�_-' -.___,_ " ��� �� � ._. .. �� �-__ et r^�r .,>��^, si� `��,.a. � ,. C�EAN AIR/EV VEHIC�ES: 30 STALIS ` o .,.,,, ` ' : av ... � �� �V � � �-�" '- � I PARKING RATIO PROVIDED 10 p r 0 S F ;-� � �'� '., G� �. ' - z . . , . . `'�,w n..n � � � - � : " ��.. •, � � ` _,� (y� � � . � ..,.� , . +.,. . � � ,. �".' ��'..,� r�_. r �'� � ��-7 ,t �> -- - ` �. ��_ �- �'� ��� �' ���` � � � __- � , � �,` � � m � _ . r . �.. � ,: ,. �.._ �... raqu, _ _ _ `�.� , , � ,.,».. _ p� �, �_ _ ,2 � YORM1qER ^" .>.,:,'. � e � � '� ___ . � - ,e. �,.� . � � w . � � � ���. W '< -�-- � �//� � �'g "^.. �" - � \ . � pi - —. ' �,,; \. '� . . ..,. ...o � � .:;.. . � _ ➢ \_ � � ,� , _ N Y � ,� .. a , ti , � �� � �. .�, � , ..,..... „. ,, . ��� , � .� , �,;' _ . .��� f �� � ,: . , � - . � , , a, ; � �,_ ,�_ , , � . � � � �� � � A ,4 .: , �_ , �,�� _ ° _- ---- \�� � PROPOSED SITE PLAN � s.! �� �.. � _ ,_ _. ` SCAl.E:1"�30,_�„ - i� � � - � �� ' � go GRAPHIC SCALE �o ' � ��. t mon= 3o teet � PRELIMINARY SITE PLAN SUBJECT TO CHANGE. CONCEPTUALSUBJECTTO CHANGE . ;i,;Ti�.'s.PCI"�ltE'CTk!{E',;:4J'rTi � � r a # Description Date _$�T P�A ____ � 9 ' 1 CITY REVIEW �310.2�23 1000 N.Western Avenue, Suite 200 2 oalo.zoz3 zo�zrrnna San Pedro, California, 90732 N.W.C. of 5 FWY& Bonnyview Road 3 -- --- - richdevelopment.com Redding, California 96Q02 �=���=��i������� ` ` 1 N.W.0 OF 5 FWY& �'� ��,. � � � � ;�" , , � � � � � � �', ��'� � R�EDD NG�CAL�ORNIA � �.,, � , � v'� � � � � �� �• � � � �� � � � � x� � �,`, � Ditt pp � , 1 ` , �`. \ � :, J 1 � �\ %�� ��ne.�eA �� ky Sdy t' '1 / �� � <: . . � . � ; a�. ` 1 . , .... , ... , ��. , ,,, . . � f' / , '� I . �,.: � • � „� �.,. , , _ . . . ., ., . .�,; , * ., . ,. . , , . ��. .�._ . � \���,\ aM.s..� . . �r Y'Y . F_ __ � � �€ }[:.� � a�, I 1 ` � ,-�Nryry'r I , ,� ,_AD / � � �. . � �. , � �, , ��. .., � � - ,-� ' 1 ` tP,263S.F t 'sF l� '��k.� s�� �� � � _, i� i! � � �, � 1 , �� . r� � 1� "�- � � � ��� ' � ..a:. � �'-�C � anm E �.� ,.��,.��p a: �� 1 � � �`� �� i k_< ,', ��� � u`� �6 �� �.1 < , , ��,�� � . ���w���,�.���� � � � � � PROPosEo 423. ',� �`�� � q, � VIGINITY MAP SHOPS 1 "� , PP ��' ' � �'ry 1 _ — � S�� NOT TO SCALE NORTH� I . \ eu u Nc;nREa e asa s.F. w z-r, '� � _— . „^' � ^�a^�a^� , \ ' e�F.aw� zaesr. °'- �..... ' , ' � J '�,/� +3096 i � ' � a ' � �'� SITE DATA , , � � TOTAL, i9,0885.F- b � °� �. t ' \ � aor g � � � � � 151•5• (� s � � � - '` ZONING � � � � � o � � � �-� �� ,� , I�l _- � G' � PROPOSED USE RETAIL/RESTAURANT � � .'. .,, -� � ' .�,� � ��; �-��� t � '(�.1 � ,� EXISTWGZONWG SC(SHOPPWGCENTER) � � " i TI , � , :� � JURISD C ON CITY OF REDDING ��, . ( "�"""- ..,,,,,, „ « oo �,'_- '� � APN 070.170.032&070-170-034 � � � � I ` .' I; � � � ° °-�� ADJACENTZONING SC(SHOPPWGCENTER) �� � . , �, �•'"'i , 1,° 1�7 `� i i � , b��ti � . . w s `t `, � 4 y i i �o ` - ���,� � , o � . �� a , �,� �� , � . — ,,, � � � �' } - ;� � � � "" °�o 00��, SITE DATA `, � ', --- _ c�� ,! �.�„,,,� � 'h--�`� � � NET SITE AREA (5.1 ACRES ±223,259 S.F. �'dm' �� . � ` '.' --- " � ����� � ��, FUTUREDEVEIOPMENT (1.5ACRES) ±64,741S.F. � � e;, ,,,,�., �= GROSS SITE AREA ( 6 ACR S) +288,000 S.F. , . � .,.. 6. E •y . S-- .. „ "�„„ ._. � � .. ;' � � � ���� .. . „,�... �. ��. -. � . .R.Nt2 8.000 SF) . .. � i ��� � �i -6„�.. .:.. .. .`.� `.'p. `...'r �� �� BUILDI G COVERAGE 8.3!o _,. -� ,,�, � � .,.,, � ,., ' F A 4,065 SF!3 28 0 08 �' �ti�'��n? ,.. . . / t, ..,. .', ' : � BUI�DING DATA � ': " ,� .<:� .. .; �,�.�...,.,..- � ::.: ' SHOPS1(RETAIL) ±9,686S.F. .r, �l � � •� " ; ':', , ` _ ;.� -�. a. � 1�R RU) . , ;�, _, ...„� �_ � "�'� �� jJ t 2,325 S.F � ' �� ; �- ;^ ...m. �- ,"' � � "�....<.... ��'.� � RU) ± , 14�.� PAD IVE TH � �� , �� �" � ". �� „ .. . �^� � � PAD 3 DRfVE THR f 2,781 + � ( U) �� ;� �"� ,• l W e,.LL �` w' � `- .� ! � .^'^�-.. � PAD 4(CAR WASN) ±3,596 S.F. " o,(,��m � ��--- �� --'� � "' „ , �� � PAD 6(DRIVE THRU) �1,283 6F. -e � > � � y . ' � � �� 'i ��`�'�� �`` ?- - � � ,k `'' � �� ` � � I PROPOSED BUI�DING AREA t 2k,065 S.F. � �, � �� ;, a�.,i � � _ �� ' � �� , ��..� '� � '` �� � — �� ti � ' � `� � PARKING DATA , , , - e� .», ��' ��� � - , �,�' ��' i � ; ' � �_ '— � ,p �_ f'� �� ' � r �� '�g��j� �j� _",�,"_ HHOPS 9(ReYail 8,686 Q 1/250) 38.7 9TAL�S �' -� � „ , `..a , '- - ,�.. '� '� � "'� � �-� ; � � ��� �� .����' I PAD 1(Drive-Yhru 2,325 @ 1/75) 31.0 STA��S ,. . � ..r „ .� � ' _ . > ' ---.. � __. � _ : , � �., . I , '�'�. �� .... ��E� : . � ,`. , �'� `—".-_ 1� �t , � .,�rf�e ��`�'�, � ,�" ,� � PAD 2(Drive-thru 4,414 @ 1/75} 58.8 STALLS ' � "°" ' � u-^"- � ''` " rive thru 2 78 1/75 37 0 STAL�S -� �s. ,� i� �� ' � ' .. � PAD3�� - > >@ ) � � � � �� ' ' PAD 4 Canvash 3 596 /250 14 3 STALIS . a' �" � �m.. �°� � . �. -- ; .. , ( , @ � � '� �� _�, �.�� � �, - �-��, �j ��� I PAD5(Drivethru1,263(cQ�1/75) 16.89TA��S ����. � � „'�, .. ..,. � r /•..� ' , P{�Op�'--�_ �. � `-. � � '. . . . ... � � ,�, , „ � , � _ ' �� ' ., �. �. j�(1 � ^ � ��� "�-� '--. a � ��. �SED ���7py TOTAL PARKING STALIS REQUIRED: 196.6 STALLS � � � ,� �� � � � ' '�- p� � � � ��1 r. . __ , . , -�r- __ '� ;" � .. : p� ��' � � � "' ' � �`� �4,4}q S PRO PARKWG PROVIDED � � �� � � � PpS � ; .� y��� ;, /�7 � �_ � , � • � ��aa = E . ,'"� STANDARD: 153 STA��S . �,' � �. . ' : m "" ... � � ; ���� , P/�� � i I COMPACT: 32 STALLS r.� . ' , ` . �_.."_..�. ..„'�, . ` � �. .. .. � ���� ` �*2�g�S � . 5 �"� � � � ����� '�.: ..: ,'� ACCES BLE: 11 STA��S ,, . ,�„ .` �.,..„ �� DRY W G STALIS 18 STALIS ���. ':� � ! . � — - - - `` '_-,` _� ""'"� '� - �r s CLEAN�AIR I EV VEHICLES_ 30 STALL9 . . � , . ' '.. ,,.. ... ... . .: ;> ..... �" � � , , . .�. .:.:: . . � : �. � � � ��� .. ;,�' '� �. .-: PARKWGPROVIDED: 244STALLS ��� � '�'"� � � � � ���� ���� � ����p��.`�,��� � I i PARKING RATIO PROVIDED: 10.1 per 1,000 S.F. -; �. , � � O -4.. � '�� � . � � _ _ a ; � �, -�.�� _ � � � �. �.. � � � � � �� � �� �� � w, �� B . . �. N �,� � � N y ` �� �q � �� � � � , ' � .V � � W ` ___ . � � , .����r r� � � � _ � � '�� �� � � °��ry�s�r � : ���� ' '� �°� ,�� �� „� ���Er� � — � • � a »ae�,%+ �so � �saaa . .. -� � � ���3Ptr �°�� � ��- �' � A ° " � PROP4SED SITE P�AN � � � � �_�: ____w__ , e�f --- �� .�OII�. 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"�_4�...� .. �. `�.,s� ... .... °,-c�w-vnacacc r:s.ow.hs ......... ......... � Fp�� ,.}.�,, �u�� ��... ..��" �"`�-. ... ���'rE��4y IYli�� / � � asstraows�asvu..s;arzss VSkVEf IE L�.IFOPr1i5[Sti .. . �•i . SCc1�B.N.T.B. �� r.rrs.rsma . � . o- ��rr s�o'4 . aar � � ,������ :� . . .. i ..5CACE 1";fi4` : ��"�"�t:� '`, :,, ..x�. . � C� � � � � `�" � � � � P � � �il crc�-c������,iazs �f�� -: � , ;.. . ack���g, �17 ' From: Caldwell Jonathan To: �"a t�il Cc: An�ha�v,�osh€�a;�onnin �achary Subject: Costco/Rich Development AccessJCirculation Issues Date: Tuesday,April 2,2024 10:39:03 AM H� uiy, The proposed layout for the Rich Development portion of the project and Quick Quack in the Costco shopping center on S. Bonnyview would be problematic from an access and circulation standpoint due to the following issues: • Even with just the Costco and McDonald's in place at this time, traffic often backs up onto S. Bonnyview Road on the north-south driveway through the Rich Development site. Regardless of what business goes in where the Quick Quack is currently proposed, we will require the easterly driveway loop to be constructed for improved access and circulation. • The Specific Plan shows three N-S driveways/access points from the Rich Development site to Costco, and the proposed plan only shows two. This is a significant deviation from the approved plan, which should be addressed in a supplemental traffic study. It is our strong preference to maintain all three driveway access points as shown in the Specific Plan concept. A traffic study update should also include a review of the 3-way stop at the junction of the Rich/Costco sites to verify if any permanent or interim modifications should be made at that intersection of driveways. • It is required that all N-S driveways from the Rich Development site feeding the Costco site be squared up with the E-W driveways and properly aligned with the drive aisles to the north. This appears to be the case for the two currently shown, but applies to the potential third connection point as well. It is recommended that all E-W drive aisles on the Rich Development site be linear and continuous where applicable with adjacent parcels, as excessive jogs and disjointed drive aisle intersections could have a negative circulation and safety impact. • Circulation is all the more critical with this shopping center considering the nature of having so many drive through restaurants. Drive throughs create cars in motion and additional queuing and congestion within the vicinity of the restaurant (as opposed to parking and going into a sit down restaurant or typical retail shop), especially for the known higher volume spots such as Chick-fil-A. It is critical to optimize access and circulation considering the vast majority of businesses in the Rich Development are planned to be drive throughs. The more queue space in drive throughs, driveways and alternate connection points/loops in the shopping center as a whole the better. This is what I've got for now. I hope it helps, but let me know if you have any questions or need anything else. Josh—Feel free to suggest edits or expand on these thoughts. 1on Caldwell, PE Traffic Operations Manager City of Redding Public Works—Transportation Office: (530) 245-7135 � CeIL (707) 570-5284 c��__1d_.,w�11 cit�c�fr�ddir� .�r� From: C�°Connor.Patrick To: To �.il Subject: Rich Development Date: Thursday,April 4,2024 2:14:23 PM Lily, After discussions regarding the proposal of the Rich development site at Bechelli and Bonnyview, I have the following comments for consideration as it directly relates to fire department emergency access. The change in the specific plan creates some unforeseen access issues directly related to emergency response on the given site. While the fire department evaluates projects form a fire/life safety and access lens we also become advocates for all emergency response that would impact our local EMS providers and police department. On any single incident there may be several pieces of apparatus that will need clear access to provide assistance in the event of an emergency. With the addition of more drive through exclusive businesses the internal circulation changes from static parking spaces to areas of known congestion directly impacting the path of travel need for emergency vehicles. We are witnessing firsthand the congestion in this area and the added traffic impedance additional vehicles pose moving forward with the proposed changes to the site will further impact a timely emergency response. Response by Redding Fire Department: The First Due or primary engine to respond to all emergencies at the site will be responding from 2605 South Bonnyview Road that is approximately 1.5 miles to the west. The fastest and most efficient path of travel will be to enter the shopping center on the south entrance from Bechelli lane into the proposed development. With the proposed future development that will include a carwash and drive thru coffee shop, this will divert our emergency response to area of known congestion at the proposed site. Positioning our apparatus will most likely take place by blocking or diverting one lane of travel Thank you for the time, � � � Patrick O'Connor Fire Marshal, P-1 Community Risk � � Reduction 530-225-4575 �ocoo;nor(�cit�oired 1ir��.e�rp From: Members.Co�neil To: �ack Nlunns;7ulie Winter; N1ark Nlezzano; Nliehael Dac uisto;Tenessa Audette Cc: Ti i�,�arrv;Bade,�teve;S�rnhart�Erin;Gurtis��`hrisf�n; Ebersoie�Nafi��;�at�,s�nett.g;Ti ton Sh,�rlene; P�gan 3eremy Subject: FW:Agenda item concerning Costco shopping center-item no.6.Z on the 6/4J24 Council Agenda Date: Monday,June 3,2024 3:07:05 PM -----Original Ivlessage----- From:Bill Ramsdell Sent: Monday,June 3,2024 l 0:57 AM To:Audette,Tenessa<taudette@cityofredd�ng.org> Subject:A�enda item concerning Costco shopping center CAUTION:This einail originated from outside the City of Redding;please be careful with links or attachments. Thank you in advance for time and attention to matters in the City of Redding,please share this email with other members of city cou.ncil. As a 70 year resident of Redding and a neighbor to the Costco property T have several concems about the proposed amendment; 1)T support the staff recommendation to deny the request to allow non retail commercial activities that are inconsistent with the Specific Plan and overlapping General Plan for the subject property. 2)The drive through component of the proposed amendment is a serious concem to people living and driving in area as well as first responders needing access to all parts of the property.The City fire department made many compelling comments about the access issues they currently deal with at last month's Planning Commission meeting. 3)The pending development currently under construction needs to become operational so that traffic flow can be monitored and adjusted accordingly for safe ingress and egress before approval of additional drive through businesses. 4)I would like to see a sit down restaurant considered to this site,all users should be retail users that generate sales tax. Thanks for considering my comments Bill Ramsdeil Sent from my iPad From: Members.Co�neil To: �ack Nlunns;7ulie Winter; N1ark Nlezzano; Nliehael Dac uisto;Tenessa Audette CC: TI IPIc�c`�i"CY��c3CE�',�t�'V(.'�,S�,P'ilE"Id9't�,ECII'i��d�:�S ,�f12�E',�TII��QPt,��'idCE�f'k2��.li'CiSx�.hl"I�I+�r�.Cfr�91,.��C�'tT1Y Subject: FW:City Council Public Hearing Item 6.2 for June 4,2024,Council Meeting Date: Tuesday,7une 4,2024 1:58:50 PM Attachments: 060424 C�iaz Commen�sReddina Cit��ouncii 6.2 A�1[�D-2423-00448.pdf From: Eihnard Diaz Sent:Tuesday,June 4, 2024 1:38 PM To:Audette, Tenessa <taudette@cityofredding.org>; Winter,Julie<jwinter@cityofredding.org>; Mezzano, Mark<mmezzano@cityofredding.org>; Munns,Jack<jmunns@cityofredding.org>; Dacquisto, Michael <mdacquisto@cityofredding.org> Cc:Tipton, Sharlene <stipton@cityofredding.org>; CityClerk<CityClerk@ci.redding.ca.us>;Tippin, Barry<btippin@cityofredding.org>; Pagan,Jeremy<jpagan@cityofredding.org>; Willramsdell2@gmail.com Subject: City Council Public Hearing Item 6.2 t�fi��1�lC"��I:T�7is err�ail r�ri�ir�at�c.�frt�rr�c��.�tsi���ti t�,C�ity ct�eci�iiri�r �rl�a�����c���ful�^��tc� lir�ic�c�r�ti�cl�E�7�r�t�. Good Afternoon, Mayor Audette and Members of the City Council, My comment letter on behalf of my neighbors and my family regarding Item 6.2—Public �Iearing—Specific Plan Amendment Application AMND-2023-00448 and Site Development Permit Application SDP-2023-00450 is attached for your review and consideration. Unfortunately, d�ue to illness, I will not be able to attend the City Couneil meeting this evening. We respectfully request that you support the Staffs recommendation to deny the Project based on the Baekground/Analysis, Findings, and Planning Commission reeommendation. I appreciate your review and consideration of the letter. Should you or City Staff have any questions,please do not hesitate to contact me. Thank you, Eihnard Eihnard Diaz —� �—������� CONFIDENTIALITY NOTICE: The contents of this email message and any attachments are intended solely for the addressee(s} and may contain confidential and/or privileged information and may be legally protected from disclosure. If you are not the intended recipient of this message or their agent, or if this message has been addressed to you in error, please immediately alert the sender by reply email and then delete this message and any attachments. If you are not the intended recipient, you are hereby notified that any use, dissemination, copying, or storage of this message or its attachments is strictly prohibited. From: Members.Co�neil To: �ack Nlunns;7ulie Winter; N1ark Nlezzano; Nliehael Dac uisto;Tenessa Audette CC: TI IPIc�c`�i"CY��c3CE�',�t�'V(.'�,S�,P'ilE"Id9't�,ECII'i��d�:�S ,�f12�E',�TII��QPt,��'idCE�f'k2��.li'CiSx�.hl"I�I+�r�.Cfr�91,.��C�'tT1Y Subject: FW:AMND-2023-00448 Costco Quick Quack-Item 6.2 on tonight"s Council Agenda of 6/4/24 Date: Tuesday,)une 4,2024 1:18:22 PM From: Ishar Gi) Sent:Tuesday,June 4, 2024 12:29 PM To:Audette, Tenessa <taudette@cityofredding.org>; Winter,Julie<jwinter@cityofredding.org>; Munns,Jack<jmunns@cityofredding.org>; Mezzano, Mark<mmezzano@cityofredding.org>; Dacquisto, Michael <mdacquisto@cityofredding.org> Subject: Re: AMND-2023-00448 Costco Quick Quack C„fi��1�(�a�1:T6�is�rr��il��ri�ir��tc�c�frc�rr����.�tsic��t���C�ity e����c��in�; 6�lU��c�k�e c�r��f��E v�ith lir�ks cr�9:t�c��k����ts, Hello Council Members, My name is Ishar Gill and I live in the neighborhood right next to the Costco development. I do not support the developers request to amend for a car wash and drive thru Restaraunt. These amendments will not serve any public convenience and will add to the annoyance that already exists. The developer suggested it is going to be hard to get fill retails tenancies at the Costco location. The developer has lined up some big box retailers at the old Costco site which he could bring to the new Costco development. Thank You, Ishar Singh Gill _� From: Members.Co�neil To: �ack Nlunns;7ulie Winter; N1ark Nlezzano; Nliehael Dac uisto;Tenessa Audette Cc: Ti i�,�arrv;Bade,�teve;Pc� an Jeremy;CurtisA Christi n;Cafies�Anett�; �arnhart,Erin;T�i ton Sharlene Subject: FW:6/4/24 Ciry Council Meeting,Public Hearing 6.2 Date: Tuesday,7une 4,2024 10:57:18 AM Attachments: Sna�shot-32993(il,odf From: Willett Ramsdell Sent:Tuesday,June 4, 2024 10:00 AM To:Audette, Tenessa <taudette@cityofredding.org>; Winter,Julie<jwinter@cityofredding.org>; Munns,Jack<jmunns@cityofredding.org>; Mezzano, Mark<mmezzano@cityofredding.org>; Dacquisto, Michael <mdacquisto@cityofredding.org> Subject: 6/4/24 City Council Meeting, Public Hearing 6.2 Cx�'�C1TIC7r�� �"c�i�err��;il��r�u�����_�c�firnr��r��a�s[��������ty�f F�eac�ir��; �#��s�b� c�r�f��l vvith lirs�.s€�r att<7ch����n�s. Dear Council Members, This email is in opposition to the Specific Plan amendment application by RK] Development. 6.2--Public Nearin� to consider Specific Plan Amendment Application AMNQ-2023-00448�b� RKJ Develo ment, Inc.� to amend the Bechelli Bonr��view Specific Plan and Site Develo�ment Permit A�lication SDP-2023-0045Q to allow an additional drive-throu h resta�rant and an autamobile carwash in ulace of the a�proved retaii pads in an "RC-SP" R�aianal Commercial - Specific Plan District. After reviewing the Staff Report, I agreed with the staff on all items and request that the council Deny the specific plan amendment. I live at 672 Rivercrest Pkwy and have been directly impacted by the Costco Development. Myself along with several of my neighbors supported and voted for the project and the current Specific Plan. We do not see a need to amend the current plan and further impact the area with increased traffic and public safety issues.The site has been a major traffic hazard at the Bechelli and Bonnyview intersection already with the current Costco and Mcdonalds, and if we were to add a car wash and additional fast food drive throughs, we fear it would become a nightmare to navigate on a daily basis. My neighbors and myself envisioned a development that was outlined in the current specific plan with lots of commercial retail for South Redding residents to enjoy, not multiple drive thru business that would further inconvenience our day to day lives with major traffic issues. 1 would like to see larger sit down style restaurants that our neighbors could walk to and enjoy, not more fast food and certainly not another car wash. As you are aware there is not a need for another car wash in the area as there is already a large car wash directly across the freeway in the Save Mart Shopping Center, nor do they contribute sales tax to the city like the commercial retail uses outlined in the current specific plan. The City has already generously been flexible with the developer and allowed the Chick-Fil-A Drive Through Restaurant to be built in place of a retail pad. Any further loss of Retail space is only in the interest of the developer not the City or the Citizens as it only further impacts traffic and takes away sales tax revenue as a car wash does not contribute sales tax to the City. Thank you, � Commercial & Residential � Realtor 3 � BRE�icense#01472016 ��'.