Agenda Packet — Redding City Council, June 4, 2024 (part 3 of 4)

STANDARD CONDITIONS OF APPROVAL FOR SUBDIVISIONS
EFFECTIVE MAY 24, 2011
In accordance with City of Redding Ordinance 2469, Section 26, the following standard conditions of approval apply to all subdivision projects requiring a final map. Project-specific conditions of approval will take precedence in the event of a conflict with standard conditions. References to the Grading Ordinance are based on Redding Municipal Code (RMC) Title 16, Chapter 12. References to the Subdivision Ordinance are based on RMC Title 17. References to the Zoning Ordinance are based on RMC Title 18.

FINAL MAP

1. A final map shall be prepared in accordance with Chapter 17.40 of the Subdivision Ordinance. The final map and all necessary supporting documents and information must be filed with the City Engineer prior to the expiration date of the tentative map as required by Section 17.40.020 of the Subdivision Ordinance.

2. In accordance with Chapter 17.50 of the Subdivision Ordinance, the property owner shall dedicate to the City all right-of-ways and easements necessary to provide public access and utilities to the subdivision as required by the tentative map approval.

3. Prior to the recording of a final map, a complete application shall be submitted to the City to apportion any special assessment-district lien (Improvement Bond Act of 1915) affected by the subdivision, including the applicable fees, an assessment segregation diagram, and any required additional information.

4. In-lieu park fees must be paid prior to the recording of the final map in accordance with Chapter 17.54 of the Subdivision Ordinance, unless an equivalent parkland dedication is made in conformance with the tentative map approval.

5. Proposed street names must be submitted for City and agency review in accordance with Section 17.64.020 of the Subdivision Ordinance prior to the recording of the final map.

The final map shall reflect only street names approved by the City.

6. A 5-foot-wide public-service easement shall be dedicated on the final map abutting all public-street right-of-ways within the subdivision.

7. In the case where a regulatory floodplain exists on a subdivision site, the final map shall clearly delineate the limits of the 100-year base floodplain and elevations. The floodplain identified on the final map shall be consistent with Section 18.51.020, Basis for Establishing Areas of Special Flood Hazard, of the Zoning Ordinance.

8. For residential subdivisions, covenants, conditions, and restrictions (CC&Rs) shall be recorded in conjunction with recordation of a final map which prohibit the storage of recreational vehicles in the front-yard or street side-yard-setback areas as described in Schedule 18.31.030-C(8) of the Zoning Ordinance.

Packet Pg. 45
Attachment: Draft Conditions of Approval (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 544 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448,

Page 2 ends

CONSTRUCTION - GENERAL REQUIREMENTS

9. In accordance with Chapter 17.70 of the Subdivision Ordinance, the developer must secure approval of subdivision improvement plans for grading and all street, utility, and drainage infrastructure from the City Engineer prior to the start of any construction. Subdivision improvement plans must be prepared by a registered civil engineer and fully address the construction of all improvements required of the subdivision under the approved tentative map.

10. Acquisition of all off-site interests in title or easements necessary to satisfy the requirements of the subdivision approval 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.

11. Unless a project-specific development standard is identified and approved for the subdivision project with the tentative map, all public improvements required of the subdivision shall comply with City Construction Standards and other adopted standards specified under Section 17.70.020 of the Subdivision Ordinance and/or equivalent standards, as determined necessary by the City Engineer.

12. Prior to approval of subdivision improvement plans and issuance of a grading permit, the property owner shall secure all other necessary permits/approvals required by law from outside agencies also having jurisdiction over the project, including, but not limited to:
a. Regional Water Quality Control Board (RWQCB). In most cases, the developer must prepare a Storm Water Pollution Prevention Plan and secure a Construction Activity Storm Water Permit from RWQCB.
b. Department of Fish and Game (DFG). Where a project would impact a waterway, a Section 1602 Streambed Alteration Agreement must be finalized with DFG. c. U.S. Army Corps of Engineers (ACOE). Where a project would impact jurisdictional waters of the U.S., appropriate Nationwide or Individual Permit approvals shall be obtained from ACOE.

Copies of required agency permits/approvals shall be submitted to the City Engineer. Any special development requirements of these agencies affecting improvements within the subdivision shall be reflected on the final improvement plans.

Packet Pg. 46
Attachment: Draft Conditions of Approval (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 545 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448,

Page 3 ends

13. Required subdivision improvements shall be properly and fully constructed, inspected, and accepted by the City in accordance with Chapter 17.74 of the Subdivision Ordinance. Any incomplete improvements shall be secured under the provisions of Schedule 17.40.060.B and Chapter 17.74 of the Subdivision Ordinance. Final survey, as-built improvement plans, and related engineering certifications are required at the completion of work in conformance with Sections 17.70.070 and 17.70.080 of the Subdivision Ordinance and Section 16.12.230 of the Grading Ordinance.

CONSTRUCTION - STANDARD IMPROVEMENT REQUIREMENTS
Grading, Erosion Control, Tree Preservation

14. Subdivision clearing, grading, and erosion-control plans shall be in full conformance with the Grading Ordinance. The final grading improvement plans shall be consistent with the preliminary grading plan and any tree-preservation plans considered with the approved tentative map.

15. The project developer shall prepare a site and construction-phase-specific Storm Water Pollution Prevention Plan (SWPPP) and secure a Construction Activity Storm Water Permit from the Central Valley Regional Water Quality Control Board in compliance with the requirements of the State General Construction Activity Storm Water Permit. Best Management Practices (BMPs) prescribed in the SWPPP shall be utilized and followed in all project site-development activities.

16. All trees identified for preservation shall be clearly identified on the subdivision improvement plans. A tree construction/protection plan shall be prepared by a qualified (tree) professional in accordance with Chapter 18.45, Tree Management, of the Zoning Ordinance and included as part of the subdivision grading improvement-plan package.

Tree-protection measures identified in the tree construction/protection plan shall be reflected in the final subdivision improvement plans and followed during construction.

Drainage System

17. Storm-drain facilities shall be designed consistent with the requirements of City Construction Standards, the City of Redding Storm Water Quality Improvement Plan, and the City of Redding Phase II NPDES Permit from the California Regional Water Quality Control Board (Water Quality Order No. 2003–05 - DWQ). Project design shall incorporate Best Management Practices (BMPs) to minimize the polluting of stormwater, both during construction and long-term. Should the maintenance costs of the long-term pollution-control measures exceed typical storm-drain-system costs, such costs shall be borne by the project by way of a landscape maintenance district, escrow account, or other such financing mechanism.

Packet Pg. 47
Attachment: Draft Conditions of Approval (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 546 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448,

Page 4 ends

18. Prior to improvement-plan approval, the developer must obtain approval for proper management of stormwater peak flows in accordance with City Council Policy 1806 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 a qualified engineer, and provided to the Engineering Division with submittal of project improvement plans.

Utilities

19. Essential utilities, including, but not limited to, sanitary sewer, water, electric, natural gas, and communication distribution lines, including main lines and service laterals, shall be extended and sized appropriately to serve each lot and to provide logical extensions of service to subsequent phases and adjacent properties in accordance with Section 17.60.080 of the Subdivision Ordinance. These utilities shall be installed in accordance with the capacity, construction, metering, and testing standards of the City and other involved private utility company(s), including applicable utility master plans.

20. Any necessary off-site utility extensions shall be placed in a public-street right-of-way or public-service easement in a location approved by the City Engineer and other responsible utility companies. Vehicular access for maintenance purposes shall be provided to all utility infrastructure outside a public right-of-way as determined necessary by, and in a manner approved by, the City Engineer.

21. New "dry" utilities, including electric, telephone, and cable television, must be installed underground in accordance with Section 17.60.090 of the Subdivision Ordinance. Any existing overhead facilities within a proposed subdivision and along peripheral streets must also be placed underground, unless waived under the project-specific conditions.

22. Electric-supply facilities shall be furnished and installed in accordance with the Redding Electric Utility Service Policy Resolution currently in effect at the time the developer's plans are approved by the City.

23. 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 the affected utility for work performed to support the project.

24. After the initial review of project improvement plans by the Engineering Division, the developer shall consult with the Redding Electric Utility (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.

25. Streetlights shall be provided in accordance with applicable Redding Electric Utility Construction Standards 553.0, et seq.

Packet Pg. 48
Attachment: Draft Conditions of Approval (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 547 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448,

Page 5 ends

Fire Department

26. Fire hydrants shall be installed at locations throughout the subdivision in accordance with the California Fire Code as approved by the Fire Marshal. All fire hydrants shall have a minimum fire flow meeting Appendix-B of the California Fire Code and meet the maximum daily demand for the area. "On-lot" hydrants and necessary easements to service development on flag lots or oversized lots shall also be installed as required by the Fire Marshal.

27. Brush piles resulting from land-clearing activity shall be fully removed from the site prior to the start of the fire season or, if generated during fire season, be removed immediately.

Air Quality

28. The following Air Quality Element Standard Mitigation Measures shall be applied during grading and construction activities to control dust and PM10 emissions:
a. Nontoxic soil stabilizers shall be applied according to manufacturer’s specifications to all inactive construction areas (previously graded areas inactive for 10 days or more).
b. All grading operations may be suspended by the City Engineer when winds (as instantaneous gusts) exceed 20 miles per hour.
c. Temporary traffic control shall be provided as appropriate during all phases of construction to improve traffic flow (e.g., flag person). d. Construction activities that could affect traffic flow shall be scheduled in off-peak hours.
e. Active construction areas, haul roads, etc., shall be watered at least twice daily or more as needed to limit dust.
f. Exposed stockpiles of soil and other backfill material shall either be covered, watered, or have soil binders added to inhibit dust and wind erosion. g. All trucks hauling soil and other loose material shall be covered or should maintain at least 2 feet of freeboard (i.e., minimum vertical distance between top of the load and the trailer) in accordance with the requirements of CVC Section 23114. This provision is enforced by local law enforcement agencies. h. All public roadways used by the project contractor shall be maintained free from dust, dirt, and debris caused by construction activities. Streets shall be swept at the end of the day if visible soil materials are carried onto adjacent public paved roads.

Wheel washers shall be used where vehicles enter and exit unpaved roads onto paved roads, or trucks and any equipment shall be washed off leaving the site with each trip.

Packet Pg. 49
Attachment: Draft Conditions of Approval (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 548 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448,

Page 6 ends

i. Alternatives to open burning of cleared vegetative material on the project site shall be used, unless otherwise approved by the Planning Division, Fire Marshal, and Shasta County Air Quality Management District. Suitable alternatives include, but are not limited to, on-site chipping and mulching and/or hauling to a biomass fuel site.

Cultural Resources

29. If, during the course of development, any archaeological, historical, or paleontological resources are uncovered or otherwise detected or observed, construction activities in the area affected shall cease and the City shall be notified immediately. A qualified archaeological professional must then be retained by the developer to investigate the discovered cultural object to determine its significance. If the cultural object is deemed potentially significant by the archaeologist, appropriate treatment and measures shall be followed in accordance with applicable laws, as reviewed and approved by the City, prior to the resumption of work in the affected area.

Miscellaneous

30. Issuance of building permits for structures on lots resulting from the subdivision will not occur until a final map is recorded and necessary public-street and utility improvements are available. An exception may be granted at the discretion of the Building Official allowing issuance of a building permit for the construction of model homes and other special circumstances in accordance with Section 17.04.090 of the Subdivision Ordinance.

31. Permanent and temporary signs related to the subdivision shall comply with Chapter 18.42 of the Zoning Ordinance.

32. In the event of any confusion, conflict, vagueness, typographical error, or special circumstance where implementation of any standard or project-specific condition is in question, the Development Services Director has the authority, in accordance with Section

17.04.080 of the Subdivision Ordinance, to determine an appropriate remedy as necessary to ensure that the intent of the condition and related tentative map approval is met in accordance with applicable laws and policies, and as necessary to ensure orderly development.

33. The developer/applicant shall note that pursuant to Chapter 16.20 of the Redding Municipal Code, City development impact fees are required to be paid at the time of building occupancy/final inspection for new construction, building enlargement, or other improvement. These fees are structured to mitigate 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. The developer/applicant is hereby notified that he/she has the right to protest/appeal imposition of any of these fees or fee amounts. Any protest/appeal must comply with the provisions of Government Code Section 66020(a).* Packet Pg. 50
Attachment: Draft Conditions of Approval (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 549 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, Packet Pg. 51
Attachment: Location Map (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 550 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, ORDINANCE NO. _____

AN ORDINANCE OF THE CITY OF REDDING

ADOPTING AN AMENDMENT TO THE CITY OF REDDING ZONING MAP

RELATING TO THE REZONING OF THE ZINCO SUBDIVISION
(APN 114-050-005 & 114-050-006) CONSISTING OF 4.42 ACRES LOCATED AT 3150 AND 3250 JORDAN LANE IN THE CITY OF REDDING (RZ-2024-00156) Whereas, the Zoning Map of the City of Redding is incorporated in and made part of the Redding Municipal Code Title 18, known as the City of Redding Zoning Ordinance, and; Whereas, an application was submitted to the City of Redding Development Services Department requesting to rezone property addressed as 3150 and 3250 Jordan Lane in association with Tentative Subdivision Map Application S-2022-02416, and;
Whereas, the Planning Commission held a duly-noticed public hearing pertaining to the amendment to the Zoning Map on April 9th, 2024 (RZ-2024-00156), and recommended that the City Council adopt the attached amendment to the Zoning Map, and;
Whereas, the City Council held a public hearing on May 7, 2024, duly-noticed prior to the first reading of the ordinance;

NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF REDDING AS FOLLOWS:

Section 1. Finding of fact: The City finds and declares as follows:

A. The proposed amendments to the Zoning Map are consistent with the General Plan and any applicable specific plan.

B. Adoption of this ordinance will not impact the welfare of the citizens of Redding and its surrounding region.

Section 2. The City Council finds that the subject rezoning is exempt from the California Environmental Quality Act, Article 19, Categorical Exemptions, Section 15332, Class 32, Infill Development Projects.

Section 3. That the boundaries of the districts referred to in Section 18.01.050 of the Redding Municipal Code, as designated on a map entitled "Zoning Map of the City of Redding, California," dated January 7, 2003, are hereby altered as set forth on the map attached hereto and made a part hereof by:

REZONING: 3150 and 3250 Jordan Lane
FROM: “RS-3” Residential Single-Family District
TO: “RS-3.5” Residential Single-Family District
Packet Pg. 52
Attachment: Draft Ordinace (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 551 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, Section 4. This ordinance shall take effect thirty (30) days after the date of its adoption; and the City Clerk shall certify to the adoption of this ordinance and cause its publication according to law.

I HEREBY CERTIFY that this ordinance was introduced and read at a regular meeting of the City Council on the seventh day of May, 2024, and was read and adopted at a regular meeting of the City Council on the twenty-first day of May, 2024, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

Tenessa Audette, Mayor
Attest: Form Approved:
_
Sharlene Tipton, City Clerk Christian Curtis, City Attorney Packet Pg. 53
Attachment: Draft Ordinace (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 552 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RS-3.5
RS-3.5
GC
NC
GO
RM-9
HC
R
RM-6
RS-2
RM-12
RS-2.5

SANTA ROSA WAY

DEODAR WAY

E KESWICK DAM RD
ONA LN

DARA CT

MISHKA CT VALLI CT

HENRY MOORE LN
O

LAKE BLVD

JORDAN LN
MTG. DATE:

ITEM:

ATTACHMENT:

GIS DIVISION INFORMATION TECHNOLOGY DEPARTMENT
DATE PRODUCED:
0 400 200 Feet

PROPOSED ZONING MAP
P:\Planning\ProProjects\RZ\RZ-2024-00156.aprx
FEBRUARY 21, 2024
RZ-2024-00156

ZINCO HOLDING, LLC
3150 & 3250 JORDAN LN
AP# 114-050-006 & -005

Packet Pg. 54
Attachment: Draft Ordinace (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 553 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, Packet Pg. 55
Attachment: General Plan Map (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 554 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, Packet Pg. 56
Attachment: Zoning Map (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 555 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RS-3.5
RS-3.5
GC
NC
GO
RM-9
HC
R
RM-6
RS-2
RM-12
RS-2.5

SANTA ROSA WAY

DEODAR WAY

E KESWICK DAM RD
ONA LN

DARA CT

MISHKA CT VALLI CT

HENRY MOORE LN
O

LAKE BLVD

JORDAN LN
MTG. DATE:

ITEM:

ATTACHMENT:

GIS DIVISION INFORMATION TECHNOLOGY DEPARTMENT
DATE PRODUCED:
0 400 200 Feet

PROPOSED ZONING MAP
P:\Planning\ProProjects\RZ\RZ-2024-00156.aprx
FEBRUARY 21, 2024
RZ-2024-00156

ZINCO HOLDING, LLC
3150 & 3250 JORDAN LN
AP# 114-050-006 & -005

Packet Pg. 57
Attachment: Proposed Zoning Map (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 556 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448,

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S88°49'55"W 132.58'
N01°12'26"W 50.00' N01°12'26"W 65.00'
L=35.10'
R=1028.00'
ʽ= 001°57'23"
N00°43'07"E 128.85'
S88°49'55"W 71.77' S88°49'55"W 65.00' S88°49'55"W 65.04' S88°49'55"W 68.04' S88°49'55"W 65.03' S88°49'55"W 94.26' N88°48'44"E 65.00' N88°48'44"E 65.04'
N88°48'44"E 23.31'
L=16.30'
R=20.00'
ʽ= 046°42'29"
L=36.45'
R=50.00'
ʽ= 041°45'59"
L=35.00'
R=50.00'
ʽ= 040°06'31"
L=35.00'
R=50.00'
ʽ= 040°06'25"
L=16.30'
R=20.00'
ʽ= 046°42'29"
N88°48'44"E 25.18'
N88°48'44"E 65.00' N88°47'51"E 65.04' N88°48'44"E 50.92' N01°12'26"W 85.57'
S00°43'07"W 128.85'
N88°47'34"E 49.61' N88°47'34"E 62.00' N88°47'34"E 65.02' N88°47'34"E 67.04' N88°47'34"E 51.71' N00°39'29"E 135.66'
S00°43'07"W 128.87'
S26°41'52"W 30.29'
S89°47'17"W 102.26'
N15°38'15"W 121.39'
N00°48'50"W 128.30'
L=32.09'
R=20.00'
ʽ= 091°56'13"
L=30.76'
R=20.00'
ʽ= 088°08'05"

J O R D A N L A N E

D E O D A R W A Y
PARCEL 6
8,371 SQ. FT.

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8,374 SQ. FT.

PARCEL 8
8,241 SQ. FT.

PARCEL 9
7,229 SQ. FT.

PARCEL 11
14,326 SQ. FT. PARCEL 13
8,190 SQ. FT.

PARCEL 14
8,374 SQ. FT.

PARCEL 15
8,205 SQ. FT.

PARCEL 16
8,787 SQ. FT.

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R=50.00'
ʽ= 059°36'37"
L=47.85'
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ʽ= 054°50'05"
L=31.42'
R=20.00'
ʽ= 090°00'00"
L=31.42'
R=20.00'
ʽ= 090°01'10"
N00°43'07"E 56.03'
N00°43'07"E 128.82'
S00°43'07"W 96.94'
S06°07'47"E 10.00'
N48°42'18"E 10.00'
S51°04'51"E 10.00'
N00°43'07"E 97.15'
N08°31'46"E 10.00'
N00°43'07"E 128.33'

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S00°39'29"W 294.15'
S00°10'26"W 16.50'
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EX. 16.5'

PATENT EASEMENT
(TO BE ABANDONED)
EX. 16.5'

PATENT EASEMENT
(TO BE ABANDONED)
PARCEL 1
9,497 SQ. FT.

N00°46'44"E 70.04' N00°46'44"E 65.04'
PARCEL 2
8,746 SQ. FT.

N00°46'44"E 65.04'
N00°46'44"E 313.96'
N00°46'44"E 113.34'
N00°44'57"E 25.66' N00°44'57"E 113.25'
S88°49'55"W 56.03'
PARCEL 3
8,633 SQ. FT.

PARCEL 5
9,156 SQ. FT.

N88°48'44"E 51.15'
PARCEL 10
15,549 SQ. FT.

PARCEL 12
8,246 SQ. FT.

N88°47'34"E 89.54'
PROPOSED 15'
P.S.E.

SANITARY SEWER
STUB FOR PARCEL 11

SANITARY SEWER
STUB FOR PARCEL 10
N00°39'29"E 158.50'
15' SETBACK
15' SETBACK
15' SETBACK 15' SETBACK
15' SETBACK
15' SETBACK
15' SETBACK
15' SETBACK
15' SETBACK
L=32.28'
R=50.00'
ʽ= 036°59'27"
S00°44'57"W 108.21'
PROPOSED 15'
P.S.E

PROPOSED
15' STORM DRAIN

EASEMENT
S88°47'34"W 118.11'
N01°12'26"W 0.50'
5' P.S.E.
5' P.S.E.
5' P.S.E.
15' SETBACK 5' P.S.E.
5' P.S.E.

0.5' R.O.W.

DEDICATION

0.5' R.O.W.

DEDICATION

EXISTING ROAD TO

BE SLURRY SEALED

AND STRIPED

EXISTING ROAD TO

BE SLURRY SEALED

AND STRIPED
S01°12'26"E 4.26'
PARCEL 4
15,016 SQ. FT.

N88°47'34"E 135.68'
N88°47'34"E 133.43'
N88°47'34"E 132.65'
L=31.42'
R=20.00'
ʽ= 090°00'00"
15' SD EASEMENT
& 12' ACCESS ROAD
S00°43'07"W 91.24'
65'
15' SD EASEMENT
& 12' ACCESS ROAD
56' (LOCAL STREET) R.O.W.

R.O.W.

R.O.W.
5' 2.5' 16' 16' 2.5' 5'
10'

TRAVEL LANE
8'
PRKNG
2%
A 10'

TRAVEL LANE
8'
PRKNG
2%
B B A

TYPICAL SECTION - PROPOSED ROAD 'A'
SCALE: 1"=10'
A 5' SIDEWALK (4" PCC) - CORCS 131.00
B 6" CURB & GUTTER - CORCS 136.00
P.S.E.

P.S.E.
5' 4.5' 4.5' 5'
56' (LOCAL STREET) R.O.W.

R.O.W.

R.O.W.
5' 2.5' 16' 16' 2.5' 5'
10'

TRAVEL LANE
8'
PRKNG
2%
A 10'

TRAVEL LANE
8'
PRKNG
2%
B B A

TYPICAL SECTION - PROPOSED ROAD 'B'
SCALE: 1"=10'
A 5' SIDEWALK (4" PCC) - CORCS 131.00
B 6" CURB & GUTTER - CORCS 136.00
P.S.E.

P.S.E.
5' 4.5' 4.5' 5'
33'
R.O.W.

R.O.W.

6.25' 2.5' 16' 16' 2.5'
C 2% 2% C

TYPICAL SECTION - EXISTING 'JORDAN LANE'
SCALE: 1"=10'; AC: .17', AB: .50'
C 2.5' ROLL CURB & GUTTER - D38

16.5'

6.25'
SO. LINE OF N.1/2 OF S.W.1/4
OF S.W.1/4, SECTION 14
33'
R.O.W.

9.5' 2.5' 18'
C 2%

TYPICAL SECTION - EXISTING 'DEODAR WAY'
SCALE: 1"=10'; AC: .17', AB: .50'
C 2.5' ROLL CURB & GUTTER - D38
3'
OLD PL

EXISTING

CENTERLINE
33'
R.O.W.

2.5' 18'
B 2%

TYPICAL SECTION - PROPOSED 'DEODAR WAY'
SCALE: 1"=10'; AC: .17', AB: .50'
3'
OLD PL

EXISTING

CENTERLINE
5'
A
A 5' SIDEWALK (4" PCC) - CORCS 131.00
B 6" CURB & GUTTER - CORCS 136.00
5'
P.S.E.
3:1
33'
R.O.W.

6.25' 2.5' 16' 16' 2.5'
B 2% 2% B

TYPICAL SECTION - PROPOSED 'JORDAN LANE'
SCALE: 1"=10'; AC: .17', AB: .50'

16.5'
SO. LINE OF N.1/2 OF S.W.1/4
OF S.W.1/4, SECTION 14
5'
A
A 5' SIDEWALK (4" PCC) - CORCS 131.00
B 6" CURB & GUTTER - CORCS 136.00
PROPOSED 0.5'
R.O.W. DEDICATION
5'
R.O.W.

P.S.E.
3:1 H:\Network_Docs\Horrocks\Zinco Subdivision (PCA-6360-22)\PROJECT\DWG\_PLANS\TSM - SHEET 1.dwg - TSM - SH1 - 1/08/2024 02:24pm, zachery.tippin 1 5

REVISIONS
REV # DATE

DRAWING INFO

DATEDESIGNEDDRAWN
*SEE GENERAL NOTES SHEET

WARNING
0 12

IF THIS BAR DOES NOT MEASURE
2" THEN DRAWING IS NOT TO
SCALE
www.horrocks.com
1 of
C

CHECKED

PROJECT
D
B
A
#
2 3 4
PCA-6360-22
ZAT
DKM

ZAT/JDM/DKM

01.08.24 3
1 OWNER
ZINCO HOLDING, LLC.
20083 SUNRISE DRIVE
REDDING, CA 96003

ENGINEER

HORROCKS
PO BOX 1307
ANDERSON, CA 96007

PROJECT ADDRESS
3150, 3250 JORDAN LANE
REDDING, CA 96003

WATER/SEWER

CITY OF REDDING

ELECTRICITY
REU

TELEPHONE
AT&T

EXISTING USE
VACANT

PROPOSED USE

RESIDENTIAL
APN
114-050-005
114-050-006

TOTAL AREA

4.42 ACRES
ZONING
APN: 114-050-005
EXISTING ZONING: RS-3
PROPOSED ZONING: RS-3.5
APN: 114-050-006
EXISTING ZONING: RS-3
PROPOSED ZONING: RS-3.5

GENERAL PLAN
(114-050-005) - 3.5 TO 6
(114-050-006) - 2 TO 3.5

ZINCO SUBDIVISION

REDDING, CALIFORNIA

COVER SHEET

TENTATIVE SUBDIVISION MAP
ADJACENT PARCEL NO. INDEX
1 2
3 4
SNOW, MICHELLE (114 - 040 - 008)
TONEY, JULIA (114 - 040 - 012)
WARD, JERRY (114 - 050 - 040)
SNAVELY, PAULA (114 - 040 - 016)
LEGEND

RECORD BOUNDARY

ADJACENT PARCEL

RIGHT OF WAY
EXISTING 6" WATER LINE
(VALVE, METER, & HYDRANT)
EXISTING 6" SEWER LINE
(MANHOLE)

PROPOSED WATER LINE

PROPOSED SSMH

EXISTING OVERHEAD ELECTRIC
(POWER POLE)

PROPOSED HMA

EXISTING HMA
6" W

R/W R/W
6172 Meister Way, Suite 1
Anderson, CA 96007
(530) 365-5610
SITE

OASIS ROAD

VICINITY MAP

NOT TO SCALE
HWY 273
INTERSTATE - 5

LAKE BOULEVARD

SANTA ROSA WAY
DEODAR
WAY
JORDAN
LANE

KESWICK DAM

BOULEVARD
(114 - 040 - 017)
&
No. 82097 NOT FOR

CONSTRUCTION

H O R R O C K S

E N G I N E E R S
0 30' 60'
SCALE: 1" = 30'
CONNECT PROPOSED 8" WATER
TO EXISTING 6" STUB
S - 2022 - 02416
6" SS PROPOSED SEWER LINE

PROPOSED FIRE HYDRANT

SD PROPOSED STORM DRAIN
PROPOSED CB No. 3

BUILDING SETBACK LINE
5' PUBLIC SERVICE EASEMENT
Packet Pg. 58
Attachment: Tentative Subdivision Map, Grading/Utility/Draininage Plan, & Existing Site Tree Survey (4(b)2- Subdivision Application S-2022- Packet Pg. 557 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448,

R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W

R/W R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W

R/W R/W R/W R/W R/W R/W
R/W
R/W
R/W
R/W
R/W
R/W
R/W

R/W R/W R/W R/W R/W
R/W

R/W R/W R/W

R/W R/W R/W
s
s
w
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R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W

R/W R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W

R/W R/W R/W R/W R/W R/W
R/W
R/W
R/W
R/W
R/W
R/W
R/W

R/W R/W R/W R/W R/W
R/W

R/W R/W R/W

R/W R/W R/W
s
s
w
w w
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pp

R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W

R/W R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W R/W R/W R/W R/W

R/W R/W R/W

R/W R/W R/W R/W R/W R/W
R/W
R/W
R/W
R/W
R/W
R/W
R/W

R/W R/W R/W R/W R/W
R/W

R/W R/W R/W

J O R D A N L A N E

D E O D A R W A Y
33'
R.O.W.
33'
R.O.W.
751
750
749
748
747
746
745
744
743
742
741
740
749
748
747
746
(N) R O A D 'A'
(N) R O A D 'B'
OUT:740.85 8"
RIM:747.89
EX. SS MANHOLE
OUT:740.37 8"
IN:740.37 8"
IN:740.46 8"
RIM:747.51

SS MANHOLE
IN:739.69 8"
RIM:741.21
EX. SS MANHOLE
165.17' of 8" PVC @ 0.40%
111.48' of 8" PVC @ 0.40%

16.5'
R.O.W.
(W)
(S)
751
750
749
748
747
744
OUT:742.37 8"
IN:742.57 8"
IN:742.57 8"
RIM:749.14

SS MANHOLE
EX. SSMH
(C5-22)
EX. SSMH
(C5-61)
(N) CATCH BASIN NO. 3
CORCS 230.00
(N) SDMH
CORCS 260.00
EX. FIRE HYDRANT
EX. WATER METER
8" WATER LINE
(N) 8" SS STUB
(N) FIRE HYDRANT
(N) 5' SIDEWALK
CORCS 131.00 (TYP)
(N) 6" VERTICAL CURB & GUTTER
CORCS 136.00 (TYP)
(N) CATCH BASIN NO. 3
CORCS 230.00 (N) CATCH BASIN NO. 3
CORCS 230.00
(N) CATCH BASIN NO. 3
CORCS 230.00
EX. FIRE HYDRANT
(N) FIRE HYDRANT
(N) TIMBER BARRICADE
C.O.R.C.S. 183.00
(N) FIRE HYDRANT
748

2.1%

2.0%

2.3%

2.0%

2.1%

2.0%

2.3%

2.1%

2.0%

IMPERVIOUS AREA
(ROADWAY)
26,157 SF

IMPERVIOUS AREA
(ROADWAY)
7,011 SF
(N) BIORETENTION CELL
BOTTOM: 1,090 SF
(N) BIORETENTION CELL
BOTTOM: 562 SF

2.0%

2.0%
(N) CATCH BASIN NO. 3
CORCS 230.00
3:1
3:1
3:1
3:1
(N) AREA DRAIN
W/ 8" OUTLET
(N) UNDER SIDEWALK DRAIN
CORCS 190.00 (N) AREA DRAIN
W/ 10" OUTLET
748
749
750
750
750
749
748
DMA #2
DMA #1
480.10' of 8" PVC @ 0.40% 3:1
15' SD EASEMENT
& 12' ACCESS ROAD
752
751
750
749
B
B
A
A

ORIFICE INVERT TO

BE AT OR ABOVE FLOWLINE

OF UNDER SIDEWALK DRAIN
65'
15' SD EASEMENT
& 12' ACCESS ROAD
3:1
3:1
3:1
5:1
3:1
3:1
CC
H:\Network_Docs\Horrocks\Zinco Subdivision (PCA-6360-22)\PROJECT\DWG\_PLANS\TSM - SHEET 2 - ALT.dwg - TSM - SH2 - 1/08/2024 02:28pm, zachery.tippin 1 5

REVISIONS
REV # DATE

DRAWING INFO

DATEDESIGNEDDRAWN
*SEE GENERAL NOTES SHEET

WARNING
0 12

IF THIS BAR DOES NOT MEASURE
2" THEN DRAWING IS NOT TO
SCALE
www.horrocks.com
2 of
C

CHECKED

PROJECT
D
B
A
#
2 3 4
PCA-6360-22
ZAT
DKM

ZAT/JDM/DKM

01.08.24 3
2ZINCO SUBDIVISION

REDDING, CALIFORNIA

PRELIMINARY GRADING, DRAINAGE & UTILITIES

TENTATIVE SUBDIVISION MAP
6172 Meister Way, Suite 1
Anderson, CA 96007
(530) 365-5610

DRAINAGE LEGEND

IMPERVIOUS AREA

DIRECTION OF FLOW

DMA BOUNDARY
No. 82097 NOT FOR

CONSTRUCTION

H O R R O C K S

E N G I N E E R S
0 30' 60'
SCALE: 1" = 30'

GRADING ANALYSIS
AREA OF DISTURBANCE:

VOLUME:

4.42 ACRES
1,500 CU. YDS.
(FILL)
S - 2022 - 02416
DMA #1: WEST SIDE PROJECT
CLIMATE STATION: REDDING AP
SATURATED HYDRAULIC CONDUCTIVITY: .06 IN/HR
IMPERVIOUS AREA: 66,154 SQ. FT.

APPLICABLE TREE CREDITS: 11,200 SQ. FT.

DESIGN IMPERVIOUS AREA: 54,954 SQ. FT.

DESIGN STORM DEPTH: .91 IN.

TREATMENT MEASURE: DESIGN STORM
BMP TYPE (1): BIORETENTION CELL (24" SOIL & 36" GRAVEL) BMP TYPE (2): STRIP, AMENDED (18" SOIL)
BIORETENTION CELL AREA NEEDED: 1,792 SQ. FT.

BIORETENTION CELL AREA PROVIDED: 1,080 SQ. FT.

BIORETENTION CELL PERCENT COMPLIANT LID AREA: 60.27%
STRIP, AMENDED AREA NEEDED: 9,935 SQ. FT.

STRIP, AMENDED AREA PROVIDED: 4,000 SQ. FT.

STRIP, AMENDED PERCENT COMPLIANT LID AREA: 40.26%
TOTAL PERCENTAGE COMPLIANT LID AREA: 100.53%
MS4 NOTE:

IMPERVIOUS AREA CALCULATIONS INCLUDE 4,000 SF OF

IMPERVIOUS AREA PER LOT (INCLUDING HOUSE

FOOTPRINT AND DRIVEWAYS)
6" PONDING: 743.50'
100 YR WATER ELEV: 744.35'
1' FREEBOARD (MIN)
BOTTOM: 743.00'
POND TOP: 746.00'
24" AMENDED SOIL
36" GRAVEL STORAGE
3:1 (MAX)*
3:1 (MAX)*
5' (MIN)

VARIED HEIGHT
RETAINING WALL (2' MAX)
CROSS SECTION: "A-A" DMA #1 BIORETENTION CELL
SCALE: NTS
6" PONDING: 746.50'
100 YR WATER ELEV: 747.30'
1' FREEBOARD (MIN)
BOTTOM: 746.00'
POND TOP: 749.00'
24" AMENDED SOIL
36" GRAVEL STORAGE
3:1 (MAX)
3:1 (MAX)
5' (MIN)

VARIED HEIGHT
RETAINING WALL (2' MAX)
12' SD ACCESS ROAD
CROSS SECTION: "B-B" DMA #2 BIORETENTION CELL
SCALE: NTS
TYPICAL LOT: MS4 AREA ANALYSIS
SCALE: NTS
PRELIM FLOORPLAN:
~3,000 SF
D/W CONC: ~1,000 SF

EVERGREEN

TREE (TYP)
18" STRIP, AMENDED
DMA #1: 400 SF/LOT
DMA #2: 250 SF/LOT
PSE
ROW
TBW
DMA #2: EAST SIDE PROJECT
CLIMATE STATION: REDDING AP
SATURATED HYDRAULIC CONDUCTIVITY: .06 IN/HR
IMPERVIOUS AREA: 31,991 SQ. FT.

APPLICABLE TREE CREDITS: 6,480 SQ. FT.

DESIGN IMPERVIOUS AREA: 25,511 SQ. FT.

DESIGN STORM DEPTH: .91 IN.

TREATMENT MEASURE: DESIGN STORM
BMP TYPE (1): BIORETENTION CELL (24" SOIL & 36" GRAVEL) BMP TYPE (2): STRIP, AMENDED (18" SOIL)
BIORETENTION CELL AREA NEEDED: 832 SQ. FT.

BIORETENTION CELL AREA PROVIDED: 562 SQ. FT.

BIORETENTION CELL PERCENT COMPLIANT LID AREA: 67.55%
STRIP, AMENDED AREA NEEDED: 4,612 SQ. FT.

STRIP, AMENDED AREA PROVIDED: 1,500 SQ. FT.

STRIP, AMENDED PERCENT COMPLIANT LID AREA: 32.52%
TOTAL PERCENTAGE COMPLIANT LID AREA: 100.07%
2% (TYP) 2% (TYP) 2% (TYP) 2% (TYP) 2% (TYP)
10'-15' STRIP, AMENDED 5' P.S.E. 5' R.O.W. 5' SIDEWALK
(TO STREET) TYP LOT (VARIES)
CROSS SECTION: "C-C" DMA #1 & 2 STRIP, AMENDED
SCALE: NTS
18" AMENDED SOIL
8' 10.5'
*SIDE WALL SLOPES OF POND TO VARY IN SLOPE, 3:1 SLOPE MAX 12' SD ACCESS ROAD
Packet Pg. 59
Attachment: Tentative Subdivision Map, Grading/Utility/Draininage Plan, & Existing Site Tree Survey (4(b)2- Subdivision Application S-2022- Packet Pg. 558 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, s
s
w
w w
pp
pp
pp

J O R D A N L A N E

D E O D A R W A Y
33'
R.O.W.
33'
R.O.W.
751
750
749
748
747
746
745
744
743
742
741
740
749
748
747
746

16.5'
R.O.W.

EX. TBC 752.08 EX. TBC 751.74 EX. TBC 751.41 EX. TBC 751.10 EX. TBC 750.84 EX. TBC 750.58 EX. TBC 750.33 EX. TBC 750.01 EX. TBC 749.64 EX. TBC 749.27 EX. TBC 748.90 EX. TBC 748.53 EX. TBC 748.08
EX. TBC 747.60
EX. TBC 746.61
EX. SSMH 747.97
EX. SSMH 746.28
APN: 114-050-005
EXISTING ZONING: RS-3
PROPOSED ZONING: RM-6
GENERAL PLAN: 3.5 - 6
APN: 114-050-006
EXISTING ZONING: RS-3
PROPOSED ZONING: RS-3.5
GENERAL PLAN: 2 - 3.5
EX. POWER POLE

TO BE REMOVED

EXISTING ROLLED CURB

TO BE REMOVED AND

REPLACED WITH VERTICAL CURB
(ALONG ALL PROPERTY FRONTAGE

ACCESS RIGHTS TO BE

WAIVED ALONG JORDAN LANE
50 51
52 53
54 55
57 56
58 59
60 61
62 63
64 65 66
67 68 69
70 71
72 73
78 76
78 79
81 82
84 85
86 87
88 89
90 9192
93 94 95
96 97
98 99
100
101
102
104
105
106
107
108 109
110 111 112
114 115 118
119 120
122
123
124
125
126 127 128
129
130
131
132
133
134
135
136
137
138
139
141
142
143
144
145
146
147
148
149
151
152 153
155
0 1
2 3
4 5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20 21
22 23
24 25
26 27
28 29 30
31 32
33 34
35 36
37 38
39 40
41 42
43 44
45 46
48 47
49 EX. TBC 747.70
EX. TBC 747.53
EX. POWER POLE

TO BE REMOVED

OVERHEAD ELECTRIC

TO BE UNDERGROUNDED

SLURRY & RESTRIPE HMA

ALONG PROJECT FRONTAGE

SLURRY & RESTRIPE HMA

ALONG PROJECT FRONTAGE

ACCESS RIGHTS TO BE

WAIVED ALONG DEODAR WAY
1 2
3 4
5 6
EX. TBC 747.38
EX. TBC 747.14
EX. TBC 746.91
H:\Network_Docs\Horrocks\Zinco Subdivision (PCA-6360-22)\PROJECT\DWG\_PLANS\TSM - SHEET 3.dwg - TSM - SH3 - 1/08/2024 02:12pm, zachery.tippin 1 5

REVISIONS
REV # DATE

DRAWING INFO

DATEDESIGNEDDRAWN
*SEE GENERAL NOTES SHEET

WARNING
0 12

IF THIS BAR DOES NOT MEASURE
2" THEN DRAWING IS NOT TO
SCALE
www.horrocks.com
3 of
C

CHECKED

PROJECT
D
B
A
#
2 3 4
PCA-6360-22
ZAT
DKM

ZAT/JDM/DKM

01.08.24 3
3ZINCO SUBDIVISION REDDING, CALIFORNIA

EXISTING SITE AND TREE SURVEY

TENTATIVE SUBDIVISION MAP
6172 Meister Way, Suite 1
Anderson, CA 96007
(530) 365-5610
NOTE: TREES SHOWN ARE REPRESENTATIVE OF A FIELD

STUDY OF THE SITE PERFORMED BY WILDLAND
RESOURCE MANAGERS. FOR DETAILS SEE ZINCO
PROPERTY BIOLOGICAL REVIEW (OCTOBER 2022)

TREE SURVEY
No. 82097 NOT FOR

CONSTRUCTION

H O R R O C K S

E N G I N E E R S
0 30' 60'
SCALE: 1" = 30'
S - 2022 - 02416
LEGEND

HMA AREA TO BE SLURRY SEALED

AND RESTRIPED

EXISTING TREES TO BE

PROTECTED

EXISTING TREE TO BE

REMOVED

TREES TO REMAIN
(1) 13" BLUE OAK
(6) 14" BLUE OAK
(60) 25" BLUE OAK
(123) 13" BLUE OAK
(128) 17" BLUE OAK
(149) 12" BLUE OAK

TREE CONSERVATION TABLE
POINT NO. TREE DESCRIPTION PROTECT/REMOVE
1 13" DBH BLUE OAK PROTECT
2 47" DBH BLUE OAK REMOVE
3 7.5,9" DBH BLUE OAK REMOVE
4 10" DBH BLUE OAK REMOVE
5 8" DBH BLUE OAK REMOVE
6 14" DBH BLUE OAK PROTECT
7 13" DBH BLUE OAK REMOVE
8 16" DBH BLUE OAK REMOVE
9 9" DBH BLUE OAK REMOVE
10 12" DBH BLUE OAK REMOVE
11 16" DBH BLUE OAK REMOVE
12 10,10" DBH BLUE OAK REMOVE
13 12" DBH BLUE OAK REMOVE
14 8" DBH BLUE OAK REMOVE
15 25" DBH BLUE OAK REMOVE
16 10" DBH BLUE OAK REMOVE
17 16" DBH BLUE OAK REMOVE
18 17" DBH BLUE OAK REMOVE
19 9" DBH BLUE OAK REMOVE
20 8,8" DBH BLUE OAK REMOVE
21 7" DBH BLUE OAK REMOVE
22 10" DBH BLUE OAK REMOVE
23 7" DBH BLUE OAK REMOVE
24 10" DBH BLUE OAK REMOVE
25 12" DBH BLUE OAK REMOVE
26 13" DBH BLUE OAK REMOVE
27 6,8" DBH BLUE OAK REMOVE
28 9" DBH BLUE OAK REMOVE
29 10" DBH BLUE OAK REMOVE
30 10" DBH BLUE OAK REMOVE
31 8" DBH BLUE OAK REMOVE
32 10" DBH BLUE OAK REMOVE
33 13" DBH BLUE OAK REMOVE
34 10" DBH BLUE OAK REMOVE
35 8" DBH BLUE OAK REMOVE
36 15" DBH BLUE OAK REMOVE
37 17" DBH BLUE OAK REMOVE
38 5" DBH BLUE OAK REMOVE
39 10" DBH BLUE OAK REMOVE
40 13" DBH BLUE OAK REMOVE
41 8" DBH BLUE OAK REMOVE
42 11" DBH BLUE OAK REMOVE
43 10" DBH BLUE OAK REMOVE
44 26" DBH BLUE OAK REMOVE
45 14" DBH BLUE OAK REMOVE
46 9" DBH BLUE OAK REMOVE
47 13" DBH BLUE OAK REMOVE
48 8" DBH BLUE OAK REMOVE
49 14" DBH BLUE OAK REMOVE
50 14" DBH BLUE OAK REMOVE
51 20" DBH BLUE OAK REMOVE
52 7" DBH BLUE OAK REMOVE
53 29" DBH BLUE OAK REMOVE
54 6" DBH BLUE OAK REMOVE
55 10" DBH BLUE OAK REMOVE
56 9" DBH BLUE OAK REMOVE
57 13" DBH BLUE OAK REMOVE
58 11" DBH BLUE OAK REMOVE
59 14" DBH BLUE OAK REMOVE
60 25" DBH BLUE OAK PROTECT
61 7" DBH BLUE OAK REMOVE
62 10" DBH BLUE OAK REMOVE
63 9" DBH BLUE OAK REMOVE
64 10,17" DBH BLUE OAK REMOVE
65 5,7" DBH BLUE OAK REMOVE
66 9" DBH BLUE OAK REMOVE
67 14" DBH BLUE OAK REMOVE
68 20" DBH BLUE OAK REMOVE
69 9" DBH BLUE OAK REMOVE
70 11,13" DBH BLUE OAK REMOVE
71 14" DBH BLUE OAK REMOVE
72 7" DBH BLUE OAK REMOVE
73 6,8" DBH BLUE OAK REMOVE
74 13" DBH BLUE OAK REMOVE
75 5" DBH BLUE OAK REMOVE
76 5" DBH BLUE OAK REMOVE
77 7" DBH BLUE OAK REMOVE
78 10" DBH BLUE OAK REMOVE

TREE CONSERVATION TABLE
POINT NO. TREE DESCRIPTION PROTECT/REMOVE
79 5" DBH BLUE OAK REMOVE
80 13" DBH BLUE OAK REMOVE
81 10" DBH BLUE OAK REMOVE
82 8" DBH BLUE OAK REMOVE
83 5" DBH BLUE OAK REMOVE
84 17" DBH BLUE OAK REMOVE
85 9" DBH BLUE OAK REMOVE
86 6" DBH BLUE OAK REMOVE
87 7" DBH BLUE OAK REMOVE
88 17" DBH BLUE OAK REMOVE
89 15" DBH BLUE OAK REMOVE
90 7" DBH BLUE OAK REMOVE
91 12" DBH BLUE OAK REMOVE
92 5" DBH BLUE OAK REMOVE
93 7" DBH BLUE OAK REMOVE
94 10" DBH BLUE OAK REMOVE
95 18" DBH BLUE OAK REMOVE
96 8" DBH BLUE OAK REMOVE
97 8" DBH BLUE OAK REMOVE
98 7" DBH BLUE OAK REMOVE
99 9,13" DBH BLUE OAK REMOVE
100 7" DBH BLUE OAK REMOVE
101 9" DBH BLUE OAK REMOVE
102 9" DBH BLUE OAK REMOVE
103 11" DBH BLUE OAK REMOVE
104 7" DBH BLUE OAK REMOVE
105 10" DBH BLUE OAK REMOVE
106 8" DBH BLUE OAK REMOVE
107 6" DBH BLUE OAK REMOVE
108 7" DBH BLUE OAK REMOVE
109 8" DBH BLUE OAK REMOVE
110 19" DBH BLUE OAK REMOVE
111 7" DBH BLUE OAK REMOVE
112 8" DBH BLUE OAK REMOVE
113 6" DBH BLUE OAK REMOVE
114 5" DBH BLUE OAK REMOVE
115 9" DBH BLUE OAK REMOVE
116 12" DBH BLUE OAK REMOVE
117 9" DBH BLUE OAK REMOVE
118 9" DBH BLUE OAK REMOVE
119 12" DBH BLUE OAK REMOVE
120 8" DBH BLUE OAK REMOVE
121 7" DBH BLUE OAK REMOVE
122 9" DBH BLUE OAK REMOVE
123 13" DBH BLUE OAK PROTECT
124 10" DBH BLUE OAK REMOVE
125 7" DBH BLUE OAK REMOVE
126 6" DBH BLUE OAK REMOVE
127 11" DBH BLUE OAK REMOVE
128 17" DBH BLUE OAK PROTECT
129 6" DBH BLUE OAK REMOVE
130 9" DBH BLUE OAK REMOVE
131 17" DBH BLUE OAK REMOVE
132 5" DBH BLUE OAK REMOVE
133 16" DBH BLUE OAK REMOVE
134 9" DBH BLUE OAK REMOVE
135 5,5,5" DBH BLUE OAK REMOVE
136 8" DBH BLUE OAK REMOVE
137 9" DBH BLUE OAK REMOVE
138 7" DBH BLUE OAK REMOVE
139 8" DBH BLUE OAK REMOVE
140 9" DBH BLUE OAK REMOVE
141 11" DBH BLUE OAK REMOVE
142 8" DBH BLUE OAK REMOVE
143 8" DBH BLUE OAK REMOVE
144 12" DBH BLUE OAK REMOVE
145 13" DBH BLUE OAK REMOVE
146 10" DBH BLUE OAK REMOVE
147 9,12" DBH BLUE OAK REMOVE
148 9" DBH BLUE OAK REMOVE
149 12" DBH BLUE OAK PROTECT
150 9" DBH BLUE OAK REMOVE
151 15" DBH BLUE OAK REMOVE
152 6" DBH BLUE OAK REMOVE
153 8" DBH BLUE OAK REMOVE
154 5" DBH BLUE OAK REMOVE
155 5" DBH BLUE OAK REMOVE 1
2 3
4 5
6 Packet Pg. 60
Attachment: Tentative Subdivision Map, Grading/Utility/Draininage Plan, & Existing Site Tree Survey (4(b)2- Subdivision Application S-2022- Packet Pg. 559 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, From:

To: Castro, Danny
Subject: Zinco holding
Date: Monday, April 1, 2024 4:28:52 PM
CAUTION: This email originated from outside the City of Redding; please be careful with links or attachments.

Good afternoon,
I'm a concerned resident on deodar and have questions for you regarding this matter on 3150 and 3250 Jordan redding ca 96003.

I'm guessing there the same 3 story apartments of Hud housing that wad just up lake blvd.

Know with this and the traffic and amount of people I'm very concerned for the saftey of this street. Since we have people do 100 mph down this road there are no speed bumps stop signs or anything to support the traffic. The road is in shambles already.

My second concern is where are they gonna divert water to and from when they do this. The area they are building around is basically a wet land. I'm concerned the water run off in winter is gonna flood the neighboring property and thus into ours.

Lastly the saftey, redding is a city in shambles riddled with crime and nothing ever gets done about it. The petty theft or vandalism that occurs from the people that they attract. They breed ghettos.

There have been stabbings and shootings in front of the last apartment multi family living facility's what is the city gonna do for this opertunity. Are they gonna build the sub station on lake before the apartments or are we the residents and the people that pay taxes here gonna have to bear the burden with that.

I'll be attending the meeting to ask more questions
Packet Pg. 61
Attachment: Public Comments (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 560 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, From:

To: Castro, Danny
Subject: Zinco Subdivision
Date: Sunday, October 15, 2023 9:35:15 PM
CAUTION: This email originated from outside the City of Redding; please be careful with links or attachments.

Dear Mr. Castro,
Our organization would be interested in getting advance notice on the Zinco Subdivision well prior to it coming before the Planning Commission. Because this is a beautiful oak woodland we would be concerned about the extensive removal of many blue oak trees and hope there would be considerable mitigation for the loss of habitat, from the removal of blue oaks. Their removal would also contribute to loss of considerable ghg sequestered in the trees, which have a very dense and slow growing wood. This would also add to the heat island effect and if replacement trees are crape myrtles or other small trees, they would never approach the cooling shade and CO2 sequestration of the blue oaks.

Another concern we would have would be where the runoff water would go in storm drains.

Redding's rarest plant, Sulphur Creek Brodiaea, (Brodiaea matsonii) grows in the creek bed below and to the west of the project. It is apparently affected by any changes in the chemistry of the creek as the only place it grows in the world is in the main stem of Sulphur Creek. It has a California rare plant rank of 1B.1, the highest ranking.

Sincerely,
Packet Pg. 62
Attachment: Public Comments (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 561 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, Paula Snavely
x Called on 4/2/2024
x Lives directly adjacent to the project site on the west. x Concerned about multi-story apartment buildings.
x Concerned about fencing.
x Wanted to know what she can do to fight the project.
x Said that Deodar too narrow.

Assistant Planner Danny Castro explained what is allowed in the RS-3.5 district and informed Paula of the limitations regarding ROW acquisition on Deodar Way. He did not advise on how to “fight” the project but reiterated that the public is more than welcome to attend the hearing in support of or against the project.

Packet Pg. 63
Attachment: Public Comments (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Holding) Packet Pg. 562 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, From: Castro, Danny
To:

Subject: RE: Zinco holding
Date: Wednesday, April 3, 2024 2:58:00 PM
Hi,
Thank you for your questions and comments regarding 3150 and 3250 Jordan Lane. I will do my best to answer your questions here.

The project proposal is for a 16 unit single-family subdivision. 3 story multi-family development is not permitted with the current or proposed zoning of the properties. The proposed “RS-3.5” zoning designation is for single family housing. That being said up to 1,500 square feet of accessory structures (sheds, workshops, detached garages, etc.) are allowed on properties with this zoning designation. Although not proposed at this time, duplexes would be possible on some of the proposed lots but would require additional discretionary permitting after the subdivision’s initial approval. Lastly, California State law allows for the construction of an accessory dwelling unit (ADU) on properties zoned for single-family dwellings.

Storm water not absorbed by pervious areas (yards and the two detention basins proposed with the project) will drain out to the northwest and to the storm drain system to the northeast. For all storm events smaller than a 100 year storm, post development drainage flows are required to drain at the same rate as predevelopment flows so that public and private drainage systems are not impacted by the development. The project site does not contain any wetlands.

As for theft, vandalism, and shootings, I cannot speak to those issues. Again, the proposed project is for market rate single-family housing.

I hope this answers your questions.

Thanks,
Danny Castro
Assistant Planner, Development Services
City of Redding Development Services Department
Planning Division
530.225.4471
777 Cypress Avenue
Redding, CA 96001
www.cityofredding.gov
Packet Pg. 64
Attachment: Staff Response to Comments (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 563 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, City of Redding Facilities are open to the public. If you prefer, business can be conducted online at www.cityorredding.gov, by using the drop boxes located outside the facilities or by contacting City of Redding departments directly by phone at www.cityofredding.gov/contacts. Thank you.

From:

Sent: Monday, April 1, 2024 4:29 PM
To: Castro, Danny <[email protected]>
Subject: Zinco holding
CAUTION: This email originated from outside the City of Redding; please be careful with links or attachments.

Good afternoon,
I'm a concerned resident on deodar and have questions for you regarding this matter on 3150 and 3250 Jordan redding ca 96003.

I'm guessing there the same 3 story apartments of Hud housing that wad just up lake blvd. Know with this and the traffic and amount of people I'm very concerned for the saftey of this street. Since we have people do 100 mph down this road there are no speed bumps stop signs or anything to support the traffic. The road is in shambles already.

I'll be attending the meeting to ask more questions
Packet Pg. 65
Attachment: Staff Response to Comments (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 564 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, From: Castro, Danny
To:

Subject: RE: October Zinco Email
Date: Thursday, April 4, 2024 4:19:00 PM
Hi ,
Thank you for your comment email on October 15, 2023 regarding the Zinco Subdivision. Although the situation on the site began to evolve as I was drafting my response today, I would still like to provide this response to your original email as it is remains relevant.

You are correct that the project would remove many blue oak trees. The biological review for the project site completed by Wildland Resource Managers indicated that the trees display stunted growth and that the site does not contain any special status plants. In addition, staff did not identify any particular tree onsite that fit the criteria of being a candidate tree worth saving. It is understood that all trees have value but in the case of this project and with respect to the City’s Tree Ordinance, no particular tree warrants special consideration. As you know, barring exemplary candidate trees, there is no mechanism to require any mitigation for tree removal in the Zoning Ordinance. That being said, the developer has agreed to save the 6 trees identified on page 3 of the tentative map.

As for drainage, the site drains into the Sulphur Creek and Boulder Creek basins. The biological review indicates that the project drains into an area of Sulphur Creek downstream of the known location of Sulphur Creek brodiaea and that there is no evidence that the species is present at or downstream from that drainage point. In addition, the project is required to adhere to state water quality regulations (MS4) to ensure that the water runoff does not contain pollutants above accepted thresholds. Finally, the City requires that post development flows of water leaving the site do not exceed predevelopment flows. This means that the level of treated water leaving the site should not raise the level of water in Sulphur Creek any higher than from before the development.

Thanks again for sharing your concerns about this project.

Danny Castro
Assistant Planner, Development Services
City of Redding Development Services Department
Planning Division
530.225.4471
777 Cypress Avenue
Redding, CA 96001
www.cityofredding.gov
City of Redding Facilities are open to the public. If you prefer, business can be conducted online at www.cityorredding.gov, by using the drop boxes located outside the facilities or by contacting City of Redding departments directly by phone at www.cityofredding.gov/contacts. Thank you.

Packet Pg. 66
Attachment: Staff Response to Comments (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 565 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, Hi ,
Thank you for your comment email on October 15, 2023 regarding the Zinco Subdivision. Although the situation on the site began to evolve as I was drafting my response today, I would still like to provide this response to your email as it is still largely relevant.

Thanks again for sharing your concerns about this project. Please let me know if you should have any other concerns.

Packet Pg. 67
Attachment: Staff Response to Comments (4(b)2- Subdivision Application S-2022-02416 & Rezoning Application RZ-2024-00156, by Zinco Packet Pg. 566 Attachment: ^Planning Commission Staff Report, April 9, 2024 (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448,

B E C H E L L I B O N N Y V I E W

R E D D I N G , C A L I F O R N I A

S P E C I F I C P L A N
Packet Pg. 567 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ

TABLE OF CONTENTS
CHAPTER 1: INTRODUCTION

1.1 Introduction..........................................................................................................................................1-1

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
Packet Pg. 568 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ

TABLE OF CONTENTS

BECHELLI BONNYVIEW
MARCH 23, 2021 REDDING, CALIFORNIA
CHAPTER 5: SUSTAINABILITY

5.1 Introduction ...........................................................................................................................5-1

5.2 Sustainability Guidelines........................................................................................................5-1

5.3 Green Building .......................................................................................................................5-6

5.4 LEED .......................................................................................................................................5-6 CHAPTER 6: PLAN REVIEW, ADMINISTRATION, AND IMPLEMENTATION

6.1 Specific 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
Packet Pg. 569 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 1: INTRODUCTION
Figure 1.1 Site Location.............................................................................................................................. 1-1 Figure 1.2 City Limits.................................................................................................................................. 1-1 Figure 1.3 Existing Conditions.................................................................................................................... 1-2 Figure 1.4 Surrounding Land Uses ............................................................................................................. 1-3 Figure 1.5 Concept Plan ............................................................................................................................. 1-4 CHAPTER 2: LAND USE, ZONING, AND DEVELOPMENT STANDARDS
Figure 2.1 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 Sign Concept............................................................................................................... 2-9 Figure 2.7 Pole Sign Concept ..................................................................................................................... 2-10 Figure 2.8 Monument Sign Concept .......................................................................................................... 2-10 Figure 2.9 Retail Building Sign Example ..................................................................................................... 2-11 Figure 2.10 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 Colors & 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 I-5 Project View ................................................................................................. 3-18 Figure 3.21 Northbound I-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 Figure 4.3 Dry Utility Systems.................................................................................................................... 4-7

LIST OF FIGURES

LIST OF FIGURES
Packet Pg. 570 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 1: INTRODUCTION
Table 1.1 Land Use Summary .....................................................................................................................1-5 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

LIST OF TABLES
Packet Pg. 571 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 1 INTRODUCTION
1-1

BECHELLI BONNYVIEW SPECIFIC PLAN

REDDING, CALIFORNIA
MARCH 23, 2021
CHAPTER 1

INTRODUCTION
Figure 1.1 Site Location

1.1 INTRODUCTION
The Bechelli Bonnyview Specific Plan (Specific Plan) establishes land use, zoning, development standards, regulations, and guidelines for approximately 222,000
square feet of regional level retail development on approximately 25 acres located in the southcentral region 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 referred 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 purposes by providing for the efficient use of land, ensuring compatibility between existing and proposed land uses, and establishing Environmental Design Features and development standards and procedures to be met in development of the Specific Plan Area.

The development regulations contained in the Specific Plan address the unique characteristics of the development site and surrounding properties, as
well as the needs of the commercial land uses proposed for the Project Area. These efforts are intended to foster greater economic development and design opportunities than could be achieved through the use of conventional zoning and development standards.

The Specific Plan and its implementing overlay zoning
district establishes permitted uses and development
regulations, requirements, and design guidelines for
all development within the boundaries of the Specific
Plan Area.

1.2 PROJECT LOCATION
The Project Area is located in the southcentral region
of the City of Redding, California, approximately 2
hours north of Sacramento, within the City of Redding
and approximately 4 miles from downtown Redding
(see Figure 1.1). The Project Area is adjacent to I-5 at S. Bonnyview Road and Bechelli Lane (see Figure 1.2).

Figure 1.2 City Limits
Packet Pg. 572 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 1 INTRODUCTION 1-2

R I V E R C R O S S I N G M A R K E T B E C H E L L I B O N N Y V I E W

S P E C I F I C P L A N
Figure 1.3 Existing Conditions

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 understory 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 single family residential, to the south existing commercial and hotel development, to the west existing office development, and to the east Interstate 5 (see Figure

1.4).

Packet Pg. 573 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 1 INTRODUCTION
1-3

BECHELLI BONNYVIEW SPECIFIC PLAN

REDDING, CALIFORNIA
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 development so that a variety of commercial retail uses can be attracted to the City of Redding, that provides a location 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 a part of the citizen’s Bechelli Bonnyview Voter Initiative (“Initiative”). The Initiative includes the following amendments to City of Redding planning documents with respect to the Specific Plan Area:
• Adopts the Regional Commercial land use classification for the Specific Plan Area; • Adopts the Bechelli Bonnyview Specific Plan;
• 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 district: 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 district is in conformance with the General Plan classification of the Specific Plan Area as Regional Commercial, as amended by the Initiative. The Project will attract a variety of retail commercial businesses that
will generate jobs, and provide for business development for the future needs of the City of Redding over the Project buildout.

Figure 1.4 Surrounding Land Uses
Packet Pg. 574 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 1 INTRODUCTION 1-4

R I V E R C R O S S I N G M A R K E T B E C H E L L I B O N N Y V I E W

S P E C I F I C P L A N
Figure 1.5 Concept Plan
Packet Pg. 575 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 1 INTRODUCTION
1-5

BECHELLI BONNYVIEW SPECIFIC PLAN

REDDING, CALIFORNIA
MARCH 23, 2021
Table 1.1 Land Use Summary
b. Plan Concepts
The Specific Plan concept is organized around capitalizing on convenient highway access from Interstate 5 to create a commercial shopping environment that is highly 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 driveway from S. Bonnyview Road and from an existing signalized intersection as well as two additional driveways off Bechelli Lane (see Figure 1.5).

The discount warehouse retail and fuel facility (the Project’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 adjacent to I-5 to limit traffic conflicts between the warehouse 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 dispersing traffic entering and existing the discount warehouse 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 between 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 Area. The major retail buildings are arranged to orient their main entry features and architectural detailing towards Bechelli Lane. Smaller pad buildings will be oriented internally to the site to provide a design allowing convenient pedestrian access between buildings and
retailers encouraging multiple shopping opportunities 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 buildings. The following goals and objectives have been established for the Project.

1. Implement the Redding General Plan by encouraging development that maximizes the property’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 uses and contribute to job growth in the City of Redding;

3. Improve and maximize economic viability of a
currently vacant project site through the establishment of a new commercial center;

4. Provide an Interstate 5 interchange location
within the City of Redding to facilitate the development of a discount warehouse with fuel sales to serve local and travelling customers.

5. Provide for the construction of complementary
retail and restaurant uses with shared access and
parking developed in a cohesive manner established by a Specific Plan.

Land Use Summary
Zoning Districts & Roads
Land Use
Designation
Net
Acreage
% of Site
Acreage FAR
Total Square
Footage
Regional Commercial RC 23.73 93.2% 20.2% 222,000
Road Dedication 1.41 6.8%
Total Acres 25.14 100.0%
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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 STATUTORY 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 jurisdictions to adopt specific plans by resolution as policy documents or by ordinance as regulatory documents. 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 general plan and individual development standards and guidelines, capital improvement programs and financing methods into a single document that is tailored to meet the needs of a specific area.

California Government Code Section 65451 requires
that a specific plan include text and a diagram or diagrams 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 intensity 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 for the conservation, development, and utilization of natural resources, where applicable.

(4) A program of implementation measures including
regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).

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 provisions 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 Municipal Code and Redding General Plan, unless otherwise 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 discussion on how the Project will help implement the General Plan.

Policies CDD2A (Require construction of private development projects to be coordinated with the timing and location of public services. Ensure through a combination of development fees and other appropriate funding mechanisms that development pays its fair share of the costs of constructing/providing
new facilities and services as determined by the direct impacts that such development has on these essential services) and CDD2B (Ensure that new development 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 required 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.

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Policy CDD3B: Require buffer areas between development projects and significant watercourses, riparian 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 conservation easement to the north.

Policy CDD9C: Establish design standards for new
development that will create more livable and aesthetically pleasing neighborhoods. Promote compatibility between land uses by minimizing impacts to privacy, views, and noise and from intrusion of
non-neighborhood traffic. The design standards contained in the Specific Plan address site layout, building and roof form, colors, and a landscape theme intended to ensure an aesthetically pleasing development. 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 designed to provide a
visual screen.

Policy CDD9D: Design projects to provide gradual
transitions between multiple-family and singlefamily districts and between commercial and residential districts by considering appropriate techniques 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 includes a double row of native deciduous trees and evergreen trees/shrubs designed to provide a visual
screen.

Goal CDD13: Designate commercial lands in appropriate 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 sufficient size to accommodate a well-designed regional and community retail center at a location that has
convenient Interstate 5 access and to local serving
surface streets.

Policy 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. The elimination of Redevelopment 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 regional 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 General 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 multiple-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 housing needs for very low-, low-, and moderate-income households in the community.

The Specific Plan Area will add a regional discount
warehouse and retail component at the southern
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tunity for multiple-family uses on the property to the
immediate north of the Specific Plan Area is supported 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 instead 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 Bechelli
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 CDD13E: Require overall development plan
approval for all shopping centers and regional centers 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 recreation, specialty retail, restaurants, offices, and accommodations for transit services and public uses.

The Project includes a mix of uses, including a discount warehouse with ancillary fueling facility and tire center, major retailers, shops and pads for restaurants.

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, signage, 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 incorporate plazas, courtyards, and other outdoor gathering places and connections to adjacent residential neighborhoods). The Specific Plan includes building
and site design standards that address building materials and colors, as well as wall and roof form and a unified landscape theme. Wide sidewalks, seating areas, and other outdoor amenities are required by the Specific Plan. A pedestrian and vehicle emergency access 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 includes requirements consistent with this policy.

Policy CDD18A: 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 ED5: Maintain and expand Redding’s influence
as a regional retail trade center. The Specific Plan
would allow development of a regional shopping center with a mix of uses, including a discount warehouse with ancillary fueling facility and tire center, major retailers, shops and pads for restaurants.

Policy ED5B: Encourage proposals for major shopping, specialty retail, cultural, entertainment, tourism, 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 T3E: Encourage new development in close
proximity to existing employment, housing, schools,
commercial centers, and other services and amenities. The Project is located near existing employment, housing, schools, commercial centers, and other services and amenities.

Goal T5: Coordinate transportation and land use
planning; protect existing and planned land uses
from transportation related conflicts; promote multi
-modal transportation options. The Project is required to make a fair share contribution to a number of substantial improvements to the area’s roadway
system, including freeway ramps, providing additional travel lanes on surface streets, and making improvements to area intersections to improve traffic flows.

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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 […].

The Project would be required to pay Traffic Impact
Fees, construct necessary frontage improvements, and
implement or contribute its monetary fair share to offsite improvements.

Policy T5F: Route through truck traffic around existing and future residential neighborhoods and incompatible commercial areas to the extent feasible. The Specific Plan Area is adjacent to the I-5 on- and off-ramps, which provide direct access for truck traffic that avoids existing and future residential neighborhoods and incompatible commercial areas.

Policy T7F: Assess fees on new development sufficient
to cover the fair share portion of that development’s
impacts on the local and regional transportation system. Exceptions may be when new development generates significant public benefits (e.g., low-income housing, primary-wage-earner employment), and alternative sources of funding for the improvements can 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 system.

Goal T9: Protect residential neighborhoods from excessive through traffic, where feasible. As set forth in Appendix A, the Project is required to construct traffic calming features on Loma Vista Drive and construct a
traffic signal at the Bechelli Lane intersection.

Policy T10A: Provide pedestrian-oriented features,
such as benches, enhanced landscape, and trash receptacles, 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 pedestrian comfort and safety and to accommodate the special needs of the physically disabled. The Project will provide new sidewalks along Bechelli Lane and South
Bonnyview Road that will comply with this policy.

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 facilities in compliance with this policy.

Policy HS1A: Continue to require that new structures 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 requirements.

Policy HS2B: Continue efforts to reduce flood insurance 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 HS2H: Require new development to demonstrate 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 site’s predevelopment state.

Policy HS4B: 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 HS9C: Require that soils containing toxic or
hazardous substances be remediated to the satisfaction 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 offsite at a licensed hazardous materials disposal site in accordance with all applicable agency requirements.

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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 applicant(s) will implement BMPs to minimize soil erosion and sedimentation created during and after construction activities to the fullest extent practicable.

Goal NR5: Preserve and protect the significant habitats, plants, and wildlife that exist in the Planning Area. 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 Environmental Design Features to avoid or minimize the potential for Project-related impacts on white-tailed kite and bald eagle.

Policy NR6A: Preserve watercourses, vernal pools, riparian 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 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.

Policy NR6E: Strive to conserve all "special-status species" within the Planning Area. Ensure implementation of statutory protection for these species. 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 Environmental Design
Features to avoid or minimize the potential for Projectrelated impacts on white-tailed kite and bald eagle.

Goal NR12: Protect and enhance historical and culturally 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 discovery of previously unknown resources during construction.

Policy NR12A: Ensure protection of prehistoric, cultural, and archaeological resources during the development 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, including major modifications to existing development, construct necessary on-site infrastructure to serve the project in accordance with City standards.

The Project will construct all necessary onsite infrastructure and will construct or make a fair share contribution to necessary off-site improvements.

Policy PF1B: Require that all new development, including major modifications to existing development, construct or provide a fair share contribution toward the construction of any off-site improvements 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 adjacent 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 commercial and industrial land uses be set back from adjacent residential areas to the maximum extent feasible 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 deciduous trees and evergreen trees/shrubs designed to provide a visual screen.

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Figure 2.1 Proposed Zoning

2.1 INTRODUCTION
The Specific Plan Area consists of one zoning district: Regional Commercial District (RC District) (see Figure 2.1). Permitted uses in the RC District
include retail and commercial uses intended primarily to provide goods and services to residents and visitors to the City of Redding as well as residents 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.

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Figure 2.2 Overall Land Use Plan

2.2 LAND USE PLAN
The below Land Use Plan depicts the general development pattern for the Project with Regional Commercial 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.

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Figure 2.3 Discount Warehouse Concept Plan
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 Project Area adjacent to I-5 to limit traffic conflicts between the warehouse parking and circulation and the fuel facility access and queuing. Initially the fuel facility will be developed with 20 dispensers with the ability to expand to 30 dispensers in the future. Parking aisles have been oriented perpendicular to the warehouse
to allow easy pedestrian access and allow for easy vehicle circulation. In addition, 10 recreational vehicle stalls have been included at the north portion of the
site near the fuel facility to accommodate recreational vehicles and vehicles towing boats and trailers. A pedestrian circulation link has been included from
Bechelli Lane within the southern portion of the parking lot to provide for the opportunity for pedestrian circulation between the warehouse retail and the retail 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 exiting the discount warehouse site.

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Retail Center: The traditional retail commercial component will consist of up to 70,000 square feet of commercial 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 Bechelli Lane. Smaller pad buildings will be oriented 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. Bonnyview Road and two off
Bechelli Lane. The traditional commercial retail component will be developed in phases as tenants are identified. 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 anticipated mix of retail and drive-through type uses and their configuration on the site.

Figure 2.4 Retail Commercial Concept Plan
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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 Redding.

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 conjunction 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 presents the basic standards for development, which include 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 requirements 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 addition, accessory uses and temporary uses shall be allowed 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.

2.7 OFF-STREET PARKING STANDARDS
The generally applicable off-street parking requirements of the Redding Municipal Code, as may be amended from time to time, shall apply to the Specific 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 landscaping shall be provided in accordance with the generally 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 accordance 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.

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Table 2.1 Development Standards
Standards RC District Additional Regulations 1
Building Scale – Intensity of Use
Minimum Lot Area (square feet) No minimum parcel
size None
Minimum Lot Frontage/Width No minimum requirements None 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 otherwise 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) Other Standards
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 Code, as may be amended from time to time
Outdoor Sales, Display, and Storage Governed by the applicable provisions of Redding Municipal Code, as may be amended from time to time
Public Plazas Provide outdoor seating, 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 Code, as may be amended from time to time
1 In the event of any inconsistency between applicable provisions of the Municipal Code and this Specific Plan, the Specific Plan shall control.

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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 Code, as may be 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 Per Specific Plan Sidewalk dining and sales activities adjacent to
buildings P Pedestrian path of travel 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
Accessory Uses and Structures P
Governed by the applicable provisions of Redding Municipal Code, as may be amended from time to time
“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.

Table 2.2 Permitted and Conditionally Permitted Uses
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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 traveling 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 businesses 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 design 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 Appendix 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 on the warehouse building to include
Figure 2.5 Freeway & Monument Sign Locations
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Note:

Freeway Sign up to 70’ tall and 400
square feet subject to any limitations established in Appendix A.

Figure 2.6 Freeway Sign Concept
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Figure 2.8 Monument Sign Concept
Figure 2.7 Pole Sign Concept
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Retail Building Signs
All signage for the retail center shall be consistent with the requirements and size limitations established
in Appendix A. Figure 2.9 generally illustrates the signage example for a typical retail building tenant.

Figure 2.9 Retail Building Sign Example
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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 following 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.

Figure 2.10 Fuel Facility Signage
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CHAPTER 3

DESIGN GUIDELINES

3.1 INTRODUCTION
The design guidelines set forth in this chapter serve
to guide development in this Specific Plan by establishing criteria for development character, architecture, detailing, and landscape themes for the Regional Commercial uses. The design guidelines are to be used in conjunction with the Land Use Plan, conceptual building elevations, and conceptual landscape plan in recognition that the Project will be constructed in phases, likely over a number of years. It is the intent of these guidelines to provide needed flexibility to respond to changing retail customer and business requirements, and architectural desires in the community while ensuring that the Specific Plan Area
is developed in a cohesive, attractive, and well functioning 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 conditionally permitted uses and the specific project development standards found in Table 2.2. Chapter 6 outlines the Substantial Conformance Review process that will utilize these guidelines to evaluate development applications in order to make the necessary findings for Project approval.

Discount Warehouse
Retail Commercial Development
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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 architecture 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 for a variety of development options and opportunities for additional retail and service businesses and to generate jobs in the
City of Redding.

3.2 DESIGN ELEMENTS
The Project Area includes the following three design
elements that create the framework for development;
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 discount warehouse, and Figures 3.8 through 3.16 illustrate the conceptual elevations for development of the retail center portion of the Specific Plan Area.

Figure 3.1 Discount Warehouse Entry
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Figure 3.2 Discount Warehouse Southern Elevation
Figure 3.3 Discount Warehouse Main Entry View
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Figure 3.4 Discount Warehouse Retail South Secondary Entry View Figure 3.5 Fuel Facility Elevations
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REDDING, CALIFORNIAFigure 3.6 Discount Warehouse Elevations Packet Pg. 599 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 3 DESIGN GUIDELINES 3-6

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Figure 3.7 Discount Warehouse Colors & Materials
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Figure 3.8 Retail Commercial Major 1 & 2 View
Figure 3.9 Retail Commercial Shops 1 View
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Figure 3.10 Retail Commercial Shops 2 View
Figure 3.11 Retail Commercial Pad 1 View
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REDDING, CALIFORNIAFigure 3.12 Retail Commercial Major 1 Elevation Packet Pg. 603 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 3 DESIGN GUIDELINES 3-10

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Figure 3.13 Retail Commercial Major 2 Elevation
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REDDING, CALIFORNIAFigure 3.14 Retail Commercial Shops 1 Elevation Packet Pg. 605 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 3 DESIGN GUIDELINES 3-12

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Figure 3.15 Retail Commercial Shops 2 Elevation
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REDDING, CALIFORNIAFigure 3.16 Retail Commercial Pad 1 Elevation Packet Pg. 607 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 3 DESIGN GUIDELINES 3-14

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Figure 3.17 Retail Commercial Colors & Materials
10 POINT FONT
5 4
9 13
12 3
8 1
6 10
27 11
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b. On-site Landscape Theme and Design
Landscaping will be a key element that will tie the Project together. Consistent use of landscape design concepts 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.

Figure 3.18 Overall Preliminary Landscape Plan
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Figure 3.19 Preliminary Landscape Palette
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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 I-5 Project View
Figure 3.21 Northbound I-5 Project View
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3.3 GENERAL DESIGN GUIDELINES
The following design guidelines will support the implementation 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 connections 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 using landscaping and other site design elements that allow pedestrians to easily navigate within
the Project.
• Site planning and parking lot design should consider 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 enhance entries, such as monoliths, low ornamental walls or fences, accent planting, and special paving.
• Signage and landscape treatment should distinguish the Project’s 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 buildings.
• Provide adequate stacking length at main entries
and the first drive aisle to limit vehicle ingress
and egress conflicts.

Outdoor Dining Areas
Buildings with Offset, Recesses, & Planters/Pots
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Pedestrian Circulation
• Provide clear, convenient, and attractive pedestrian connections from the public streets, sidewalks, transit stop and to business entries. • Distinguish pedestrian pathways, including
crosswalks, from vehicular drives through the
use of differing paving texture, color and/or materials. • Provide adequate lighting for pedestrian safety.

Screening and Utilities
• Loading docks and service doors shall be allowed 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 loading docks from public streets and Interstate 5, where possible.
• Incorporate storm water treatment improvements into the overall site design and parking lot layout of each parcel. Storm 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 preventers, irrigation controllers and other on-site utilities. Above ground utilities shall be screened from view from any public right-of-way (as allwed 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 materials 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.

Pedestrian Connections Between Building
Screening of Above Ground Utilities
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• Trash enclosures shall be screened from view
from all public rights-of-way (including Interstate 5) by buildings or landscaping, with openings oriented in a manner that allows for accessibility by the trash/recycling vehicles. • The discount warehouse will utilize a self contained 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 elements, and accent hardscape/paving. • Parking, when located adjacent to frontage
streets, shall incorporate landscaping and/or
walls to screen the parking areas from the public view. • Large parking areas should include landscaped
islands that divide parking fields to provide
clear circulation to parking adjacent to buildings.

Parking Lots • Tree planting in parking areas should create a “canopy” effect, shading and softening the appearance of the parking stalls. • Where landscape planters are parallel and adjacent to vehicular parking spaces in customer parking lots, the planter areas shall incorporate
a 12-inch wide concrete curb along their perimeter 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 architecture and landscape design of the Project. • Permitted materials include pre-cast concrete
walls, split-face masonry, stone or stone veneer, brick, tubular steel, wrought iron, and vinyl coated chain-link at the existing conservation easement only, or similar high-quality materials. • Security gates should be constructed of the
same materials and detailing as the fencing for
the Project.

Trash Enclosure Design
Project Entry with Signage
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• 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 restricted areas that are visible from public areas (i.e., parking lots, drive aisles) shall be constructed of solid durable material, tubular steel, or similar 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 include 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 displace 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 areas, shall be made of durable materials. • Accent lighting shall be used to enhance the appearance of a structure, draw attention to points of interest, and define open spaces and pathways. Accent lighting will only be permitted when it does not impact adjacent development,
roadways, or residences.

Tubular Steel Fencing
Pedestrian Scale Lighting
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• Pole footings in traffic areas shall be designed
and installed to protect the light standard from
potential vehicular damage and shall include
pedestal improvements as may be required by
the generally applicable provisions in the City of
Redding Zoning Code, as may be amended from
time to time.

3.4 LANDSCAPE CONCEPT & GUIDELINES • The landscape design can be characterized as contemporary Californian, with native and climate adapted plantings along with natural materials to create a modern character for the discount warehouse and retail commercial projects.

The Project shall be visually unified by the landscape 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 provide 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 support planners, architects and landscape architects 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 substantially 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 parking and roads to provide visual relief in large expanses of hardscape.

Outdoor Accent Lighting
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• Screening along roads and perimeter driveways
should be achieved through siting, berming and
landscaping, or any combination of these methods.
• 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 encouraged. There should be a consistency of landscape design throughout the Project Area. Unrelated
random placement of plant materials should be
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 feasible. 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 minimum 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 designed 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 requirements of the Redding Municipal Code, as may be amended from time to time, and this Specific
Plan.

Parking Lot Screening
Contemporary Landscape Character
Vegetated Bioswales
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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 encouraged to promote/create habitat, minimize use of water, fertilizers and pesticides, promote
biodiversity and sequester carbon.
• Invasive species shall not be used in the landscape. • Turf should be minimized, the use of turf for solely decorative purposes is strongly discouraged.
• Stormwater best management practices, such as
bioswales should be incorporated into the landscape to maximize on-site infiltration of stormwater, to the extent possible.

Sustainability • Sustainable landscape design employing the most current technologies are strongly encouraged.
• High-efficiency, weather-based irrigation systems
should be used.
• Appropriate placement of landscape materials
should provide summer shade on buildings, parking spaces, drives and paths. • Enhanced building entries and other special landscape features are encouraged and should feature bold foliage accent planting in pots or planters, colored paving, spreading shade trees and seating elements. Accent lighting is also encouraged.
• Trees and shrubs appropriate to the scale of the
architecture should be emphasized to balance
the visual presence of the building architecture.

Bio Swales Within Parking Lot Areas
Climate Adapted Landscape
Sustainable Landscape Design
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Site Furnishings
• Site furnishings should be high quality and contemporary 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 approximately 6-acres of retail and highway oriented commercial services and uses. Site planning should orient buildings to face the primary street frontage of
Bechelli Lane and/or entry drives to maximize exposure 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 intended 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 pedestrian-friendly elements. The conceptual building elevations, perspective, and colors/materials shown on Figures 3.8 through 3.17 illustrate the following concepts. • Elements that promote pedestrian scale design
elements such as awnings, windows, and hardscape features (benches, stepping stones, etc.) shall be incorporated into the design of commercial 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, concrete or slump block, and concrete tilt-up panels.

Accent materials may consist of, but not be limited to, tile, glass, stone, brick, wood, stucco and metal. All buildings should utilize a variety of
colors and materials.

Durable Site Furnishings
Pedestrian Scale Design Elements
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• Visual interest on buildings with simple shapes
shall be provided through the use of both vertical
and horizontal façade breaks and should include
varying roof heights, parapets, and pitches,
stepped out columns, awnings, windows, recessed 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 development. It is not necessary or even desired for buildings to “match,” but they should utilize
similar architectural elements, colors and materials, or styles so that there is not an aesthetic disconnect 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 otherwise designed in harmony with the building exterior.
• All buildings shall be designed to screen any roofmounted equipment, including, but not limited to, HVAC units, vents, fans, antennas, sky lights
and satellite dishes from view from public rightsof-way.

Create Visual Interest with Simple Shapes
Use of Building Materials
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CHAPTER 4

STREETS AND UTILITY INFRASTRUCTURE

4.1 INTRODUCTION
Chapter 4 presents the roadway and utility infrastructure improvements required to support the development of the Specific Plan Area. It also provides information 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 relocation of new infrastructure and public improvements.

The Specific Plan is designed to implement and construct these improvements based on the requirements of the City of Redding and Caltrans as appropriate.

Public improvements necessitated by development in
the Specific Plan Area will be constructed by a combination of the City and Project developers. Impact fees associated with traffic improvements and connection
to existing infrastructure improvements shall be collected 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 Project developers may qualify as a credit to the Impact Fees subject to any credit and reimbursement agreements and/or development agreement(s) entered into between the City and the Project developers.

The roadway and Infrastructure improvements required to serve the Specific Plan Area are listed in Appendix A, Environmental Design Features. All roadway and Infrastructure improvements constructed by Specific Plan Area developers will be subject to adequate security requirements, such as bonds, letters of credit, or other forms of security, as deemed reasonably necessary by the City to ensure the satisfactory construction of said infrastructure and performance
of any associated obligations, including applicable
warranty and maintenance.

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Figure 4.1 Road Improvements
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4.2 STREET NETWORK
The main access to the Specific Plan Area is from Interstate 5 and the existing street network consisting of S.

Bonnyview Road, a 4-lane east/west arterial road extending 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). Development of the Specific Plan Area will require improvements to the existing road network as set forth in Appendix 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 responsibility of the discount warehouse and retail commercial 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 frontage. The improvements will add one travel lane and one turn 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 accommodate a major driveway entrance into the proposed 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 turn
lanes on the Interstate 5 overcrossing to accommodate projected traffic movements. • Construct traffic calming features on Loma Vista
Drive and construct a traffic signal at the Bechelli
Lane intersection.
• Contribute to Churn 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
variety of users including pedestrians, bicycles, and
vehicles and trucks. Pedestrian improvements include
sidewalks along the property frontages, a Class II bicycle 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” water line 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 Project’s
north property line to connect with the existing waterline crossing the Interstate 5. (see Figure 4.2). A 12’ stub will be provided to residentially zoned property 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 potable 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 (PWWF) 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 flows 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 provided 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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Figure 4.2 Preliminary Utility Plan
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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 I-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 drainage system at the intersection of S. Bonnyview Road and Bechelli Lane. The proposed drainage has
been designed to mimic the distribution of postproject runoff to those 4 locations, using stormwater quality basins and additional “vault” detention 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 predevelopment 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 existing storm drainage improvements. The southeast portion of the site will connect to an existing culvert near the corner of S. Bonnyview 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 directed to the existing culvert that crosses Interstate 5 after passing through the aforementioned treatment/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 undeveloped state.

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 engineers, 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 compliance with the City’s municipal separate storm water sewer system (MS4) permit. The SWTMs
are frequently referred to as Low Impact Development (LID) features. • Provide maintenance procedures to ensure that
the storm water treatment measures will be
maintained to provide effective, long-term pollution 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 incorporated into open space, streetscapes, parking lots, sidewalks, and medians. LID features can be
used in combination with traditional storm drain systems 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 reduce 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 Redding’s generally applicable post-construction standards plan, as may be amended from time to time.

Best management practices (BMPs) in the generally
applicable post-construction standards plan will be
implemented in the design of the Project, as appropriate, to comply with the applicable MS4 permit.

Compliance with the most current, generally applicable 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). Telephone 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 consist 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 facilities, and such other equipment and facilities as determined 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, transportation 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.

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 constructed as a single phase and will include the warehouse parking and associated landscaping and improvements. The expansion of the fuel facility to 30 dispensers could be constructed as a future phase, at the developer’s option.

Development of the retail commercial at the southern portion of the site may be constructed as a single phase or multiple phases to respond to market conditions. It is anticipated that rough grading and installation of the main driveways and utility infrastructure components to serve this Project component will
occur with the first phase of construction, at the developer’s 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 Redding is responsible for maintaining those public facilities within established public service easements as well as the external public street system (excluding
right-of-way landscaping). Private maintenance responsibilities 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 lowimpact development features; and • Private on-site utility systems.

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CHAPTER 5

SUSTAINABILITY

5.1 INTRODUCTION
This chapter provides a framework for development
that supports sustainable design practices for development 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 minimize and reduce water and energy consumption, as well as decrease the impacts of construction activities 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 canopy characteristics at maturity, and shall be strategically placed on the Specific Plan Area to shade paving areas and minimize heat gain, unless they have parking photovoltaic systems installed. • Canopies, awnings, and architectural shade
structures are encouraged as part of the design
guidelines. These design elements will be strategically sized to shade building elevations and minimize heat gain.
• Locally sourced, salvaged and recycled materials
shall be considered for use throughout the landscape and hardscape design. • High efficiency lighting, such as LED, shall be utilized for traffic, and other outdoor lighting.

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• Lighting levels for outdoor illumination shall
meet the minimum standards required for safety. All exterior lighting shall be controlled by timers, and unless otherwise required, only
lighting required for parking lot security and safety shall be provided at night. • Building construction in the Specific Plan Area
shall meet applicable standards for energy efficiency 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 provide a higher level of perceived brightness with less energy than other lamps such as high pressure sodium. • New and renewable building materials shall,
where commercially available, be extracted and
manufactured within the region.
• Pre-manufactured building components, including structural framing and metal panels, shall be used as appropriate to help minimize waste during construction. • Pre-manufactured metal wall panels with insulation 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 typical masonry block wall. • The discount warehouse shall use a reflective
cool roof material unless a photovoltaic rooftop
system is installed, to produce lower heat absorption and thereby lowering energy requirements during the hot summer months. • A substantial amount of the proposed plant material 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 minimize usage and ensure that water goes directly to the intended planting areas.
• Storm water management plans shall be designed 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% decrease 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 retail commercial buildings shall be high efficiency direct ducted units.
• HVAC units shall not use hydrochlorofluorocarbons (HCFC’s). • Parking lot and exterior lights shall be controlled by a photo sensor and time clock.
• 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 warehouse 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 warehouse shall be a pre-engineered system that uses recycled steel materials and is designed to minimize 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 materials 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 for the discount warehouse shall be
Non-VOC and should represent over 80% of the
floor area where other floor finishes are not used.
• Lighting systems for the discount warehouse and
retail commercial buildings should be designed
with employee controllability in mind. Lighting
should be controlled by timers but override switches are provided for employee use. • A recycling/reuse 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 cardboard, 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 species 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 efficient 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 ordinance in order to effectuate the generally applicable requirements of the State Water Conservation 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 practices for cleaning outdoor surfaces and vehicles is discouraged.
• Low-impact development practices shall be implemented 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 appliances. 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 resource 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 detention 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 connections to adjacent development.

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5.3 GREEN BUILDING
The purpose of the California Green Building Code is to improve public health, safety and general welfare by
enhancing the design and construction of buildings
through the use of building concepts having a positive
environmental impact and encouraging sustainable construction practices in the following categories:
 Planning and design
 Energy efficiency
 Water efficiency and conservation
 Material conservation and resource efficiency; and
 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 sustainable development is a relatively new field of expertise 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 consider the
merits of LEED certification or equivalence not only as a means to conserve energy but also to promote stewardship of the environment and green business practices.

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CHAPTER 6

PLAN REVIEW, ADMINISTRATION, & IMPLEMENTATION

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 chapter outlines the various approvals and implementation processes necessary for development in the Specific Plan Area. It also addresses phasing and financing 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 constitute 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 conformance with 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 REVIEW
Uses that are identified in Chapter 2 as “permitted
uses” are not subject to further discretionary action
but must obtain a ministerial Substantial Conformance 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 elevations, 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 Appendix A. No public hearing is required for this determination, 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 substantial 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 Appendix A, including but not limited to, minor changes to the location or configuration of buildings or infrastructure.
• Minor changes to landscape materials and design.
• A reduction in the number of parking spaces provided 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 Director that are in keeping with the purposes and intent 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 substantial conformance with the applicable Specific Plan requirements, the Director shall provide the applicant
with a detailed written explanation of the issues that render the project out of substantial conformance. The applicant may revise the Project component to address these issues and resubmit it for another substantial conformance determination. There is no limit on the number of resubmittals.

6.3 SITE DEVELOPMENT PERMIT/USE PERMIT
If an applicant seeks to develop any use that requires approval of a Site Development Permit or Use Permit under Table 2.1, the applicant shall submit an application package that contains all the information set forth for such permit application in the Redding Municipal Code, as may be amended from time to time, and shall submit the applicable processing fee. The applicant may also submit an application for a subdivision map at such time. The review process for each type of development application
under this Section 6.3 shall be as specified in the Redding 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 Specific Plan, properties within the Specific Plan Area are subject to applicable regulations of the Redding Municipal Code. To the extent any regulation in this Specific Plan conflicts with the Redding Municipal Code, the regulation set forth herein shall prevail.

In the event of any conflict or inconsistency between
the text of this Specific Plan and Appendix A, Appendix A shall control.

If any term, provision, condition, requirement, or
portion thereof of this Specific Plan is for any reason held invalid, unenforceable, or unconstitutional, the remainder of this Specific Plan or the application of such term, provision, condition, requirement, or portion thereof to circumstances other than those in which it is held to be invalid, unenforceable, 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 Municipal 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
case 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 under Section 6.2 above. Any request for unique signage 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.

Packet Pg. 636 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ CHAPTER 6 PLAN REVIEW & ADMINISTRATION
6-3
MARCH 23, 2021 BECHELLI BONNYVIEW SPECIFIC PLAN

REDDING, CALIFORNIA

6.6 DEVELOPMENT/CREDIT AND REIMBURSEMENT AGREEMENTS
The developer(s) may request the City enter into a
“development agreement” or “credit and reimbursement agreement” as provided in the Redding Municipal Code, as may be amended from time to time, to address issues such as utility oversizing or ensuring that the developer’s contribution to utility and street infrastructure 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 developer 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 Redding Development Impact Fee Program and its Administrative 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 improvements.

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 driveways installed. Phasing of the standard retail component 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.

Packet Pg. 637 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ APPENDIX A: ENVIRONMENTAL DESIGN FEATURES
Packet Pg. 638 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 1

APPENDIX A
Environmental Design Features
General Regulations/Requirements

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 Fire 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 to verify 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.

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.

8. 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.

Packet Pg. 639 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 2

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.

15. 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, Packet Pg. 640 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 3
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.

18. 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: 175 feet.

Bechelli Lane Northern Driveway: 80 feet.

Bechelli Lane Southern Driveway: 80 feet.

20. The landscape planters between parking 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.

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.

Packet Pg. 641 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 4

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.

27. 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.

28. 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.

30. 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 1 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 Packet Pg. 642 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix 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 minimum width 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.

Packet Pg. 643 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 6

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 curb/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 ensure 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.
ii. The standard retail development component of the Project shall conform to the following:
• Shops 1 and Shops 2; Pad 1 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.

Packet Pg. 644 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 7
• Major 1 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.
ii. 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.
iii. 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-ofway 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:
i. Freeway Sign: No illumination between 12:00 a.m. and 6:00 a.m. ii. 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. “Asbuilt” 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.

Packet Pg. 645 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 8

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 theProject 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 shall 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 Packet Pg. 646 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 9
maintained by the property owner(s).

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.

53. 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 Packet Pg. 647 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 10
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.

60. 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 standards 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 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 direct ducted units. g. Photo sensor and time clock-controlled parking lot and exterior lights. h. Lighting is controlled by the overall Project energy management system.

Packet Pg. 648 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 11
i. 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. l. The use of reclaim tanks to capture heat released by refrigeration equipment to heat domestic water in lieu of rejecting heat to the outside. m. 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 spanning 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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70. 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 turn lane at the Project driveway and a shared through/right turn 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-footwide 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 a Certificate of Occupancy unless otherwise agreed to by Caltrans or the City ofRedding.

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.

Packet Pg. 650 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 13

77. Prior to occupancy, the Project developer shall complete the following improvements to the intersection of South Bonnyview Road/Bechelli Lane:
a. Reconstruct the intersection and approaches into a four-leg, multi-lane roundabout in accordance with the specifications of the City Engineer.

78. Prior to occupancy, the Project developer shall complete the following improvements to the intersection of South Bonnyview Road/ I-5 Southbound Ramps:
a. Widen the eastbound approach to provide:
i. Two through lanes that transition into two left-turn lanes at the next easterly intersection (South Bonnyview/I-5 Northbound Ramps).
b. Widen the southbound I-5 off-ramp approach to provide:
i. One shared through/left-turn lane.
ii. Two 275-foot long right-turn lanes.
iii. Alternatively, construct the intersections of South Bonnyview Road/I-5 Southbound Ramps and South Bonnyview Road/I-5 Northbound Ramps into a diverging diamond interchange.

79. Prior to occupancy, the Project developer shall complete the following improvements to the intersection of South Bonnyview Road/ I-5 Northbound Ramps:
a. Widen the eastbound approach to provide:
i. Two left-turn lanes.
b. Widen the northbound approach to provide:
i. One 300-foot shared through/left-turn lane.
ii. One 300-foot right-turn lane.
iii. Alternatively, construct a diverging diamond interchange.

80. 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 Churn 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 Churn 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.
ii. Provide a receiving lane on westbound Churn Creek Road for northbound left-turns from Hartmeyer Lane.
iii. Provide northbound right-turn lane.

Packet Pg. 651 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 14
iv. Widen adjacent bridge to accommodate intersection improvements. b. Improvements to the Intersection of Churn Creek Road & Huntington Drive:
i. Construct a Two-Way-Left-Turn-lane (TWLTL) from approximately the bridge over Churn Creek to the intersections of Churn Creek Road/Victor Avenue and Churn Creek Road/Rancho Road; or
ii. Construct a TWLTL, from approximately the bridge over Churn Creek to the intersections of Churn Creek Road/Victor Avenue and Churn Creek Road/Rancho Road, however, eliminate left-turns 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 Churn Creek Road/Victor Avenue and Churn Creek Road/Rancho Road intersections:
i. Construct the intersections of Churn Creek Road/Victor Avenue and Churn 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 Churn 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.

82. If a roundabout is constructed at South Bonnyview/Bechelli 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/Southern 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-turn lanes.
b. Widen the southbound I-5 off-ramp approach to provide:

Packet Pg. 652 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 15
i. One shared through/left-turn lane of length 400 feet. ii. Two right-turn lanes of length 400 feet.
iii. 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-Turn Lane; and
c. Extend all Northbound turn 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 turn 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 building 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-turn 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 Churn Creek Road between South Bonnyview Road and Victor Avenue:
a. Construct a two-way left turn lane (TWLTL) from approximately the bridge over Churn Creek to the intersection of Churn Creek Road/Victor Avenue and Churn Creek Road/Rancho Road with a single-lane roundabout at the Huntington Drive Intersection; or
b. Construct a TWLTL, from approximately the bridge over Churn Creek to Churn Creek Road/Victor Avenue and Churn Creek Road/Rancho Road, however, eliminate left-turns at Huntington Drive, close gap in Huntington Drive, and construct a compact roundabout at the Victor Avenue/El 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:

Packet Pg. 653 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 16
a. Provide a TWLTL on Bechelli Lane from Chinook Drive to Northern Driveway.

Air Quality

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 Stormwater 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.

Packet Pg. 654 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 17
l. 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 (PM10) 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 PM10 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 1 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 Packet Pg. 655 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 18
with the following:
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 preconstruction contours and conditions.
i. Construction fencing will be installed along the edges of the work zone near 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, Packet Pg. 656 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix 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 1 and January 31. If vegetation removal and/or construction activities 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 on pallid bats. If feasible, vegetation removal and/or construction shall be conducted between August 16 and March 31. If vegetation removal and/or construction activities is to occur during the roosting season (April 1 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.

Cultural 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

96. 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 Packet Pg. 657 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ 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. c. 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.

Packet Pg. 658 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 21
e. 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. ii. Preliminary Remediation Goals (PRGs) for environmental contaminants of concern to evaluate the site conditions following SMP implementation. iii. 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 construction shall 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.
vi. All measures shall be printed on all construction documents, contracts, and Project plans prior to issuance of grading permits.
vii. A No 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

98. So as not to exceed the generally applicable noise standards in the Redding Municipal Code, as they may be amended from time to time:
a. 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.

Packet Pg. 659 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 22
Concept Site Plan
Packet Pg. 660 Attachment: Bechelli Bonnyview Specific Plan (6.2--Public Hearing re:Specific Plan Amendment Application AMND-2023-00448, RKJ Appendix A Page 23 Discount Warehouse MAJOR 1 MAJOR 2 SHOPS 2 PAD 2 PAD 1 SHOP 1 BLUE SHIELD EAGLE COURT CHEVRON HILTON GARDEN INN S. BONNYVIEW RD

NB OFF-RAMP
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May 18, 2021 (6.2--Public Hearing re:Specific Plan Amendment Application Packet Pg. 892 Attachment: City Council Staff Report: Resolution Initiative Petition - May 18, 2021 (6.2--Public Hearing re:Specific Plan Amendment Application Packet Pg. 893 Attachment: City Council Staff Report: Resolution Initiative Petition - May 18, 2021 (6.2--Public Hearing re:Specific Plan Amendment Application Packet Pg. 894 Attachment: City Council Staff Report: Resolution Initiative Petition - May 18, 2021 (6.2--Public Hearing re:Specific Plan Amendment Application Packet Pg. 895 Attachment: City Council Staff Report: Resolution Initiative Petition - May 18, 2021 (6.2--Public Hearing re:Specific Plan Amendment Application Packet Pg. 896 Attachment: City Council Staff Report: Resolution Initiative Petition - May 18, 2021 (6.2--Public Hearing re:Specific Plan Amendment Application ORDINANCE 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 ofthree 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;
Packet Pg. 897 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 ofRedding 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, 9Qlk,91)
PAMELA MIZE, City CIA
DATE ATTESTED:
6 1--) /,) v
ERIN 11). RESNER, Mayor
FORM APPROVED:

BARRY E. DeWALT, City Attorney
Packet Pg. 898 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 ofthe City of Redding offInterstate 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 ofthese 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 ofRedding' 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,
Packet Pg. 899 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 ofRedding 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 ofregional 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 ofthe 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 ofthe 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 ofthis 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 ofregional 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 ofthe City of Redding Packet Pg. 900 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 ofthe " Land Use Plan" section ofthe " 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" ofthe 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 ifthe 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 ofRedding 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 ofthe " Public Facilities and Services Element" ofthe 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 Packet Pg. 901 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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- wageeamcr 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 ofthe 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, ifit is placed on the ballot, the elections official certifies the vote on the Initiative by the voters of the City ofRedding. 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 ifthe 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 Packet Pg. 902 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 ofthe 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 ofthe 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 ofthis 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. Ifany portion ofthis 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.

Packet Pg. 903 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 ofthe 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 ofthe voters of the City ofRedding 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 ofBechelli 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 ofthe City of Redding for the Bechelli Bonnyview Specific Plan Property and Bechelli Bonnyview Residential Properly Exhibit D: Bechelli Bonnyview, Specific Plan
Packet Pg. 904 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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)
Packet Pg. 905 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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.
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F

BONNWIEW BECHELU
Stt RESIDENTIAL
PROPERTY _ . I -- 4
BECHELLI `
F?q BFCQ\,• SPECIFIC
IEW •` ' J1 I i .. .

Z'p WF\• PROPERTY
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Base Source: City of Redding GIS
Packet Pg. 906 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
Packet Pg. 907 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The General Plan Diagram ofthe City ofRedding 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
Packet Pg. 908 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
Packet Pg. 909 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS The Zoning Map of the City ofRedding 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
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fy I
wHL
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I
Base Source: Cry of Redding GIS
Packet Pg. 910 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS

EXIIIBIT D

TO THE INITIATIVE

BECHELLI BONNYVIEW SPECIFIC PLAN
Packet Pg. 911 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
Packet Pg. 912 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
Packet Pg. 913 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
Packet Pg. 914 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
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Packet Pg. 915 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
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Packet Pg. 916 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH Ra, 2021 aECHELLI RONNTVIEW SPECIFIC PLAN
l CI1n INf-. fallCnl Nle
i
SITE
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To San Francisco
Figure 1. 1 Site Location
n
a.: a Redding
IV El

1. 1 INTRODUCTION
The Bechelli Bonnyview Specific Plan ( Specific Plan) establishes land use, zoning, development standards, regulations, and guidelines for approximately 222, 000
square feet of regional level retail development on approximately 25 acres located in the southcentral region 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 referred 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 purposes by providing for the efficient use of land, ensuring compatibility between existing and proposed land uses, and establishing Environmental Design Features and development standards and procedures to be met in development of the Specific Plan Area.

The development regulations contained in the Specific Plan address the unique characteristics of the r2_- 1 development site and surrounding properties, as
well as the needs of the commercial land uses proposed for the Project Area. These efforts are intended to foster greater economic development and design opportunities than could be achieved through the use of conventional zoning and development standards.
peSI7E Lassen Peak -' The Specific Plan and its implementing overlay zoning R district establishes permitted uses and development
regulations, requirements, and design guidelines for
all development 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 INTRODUCTION1- 1
Packet Pg. 917 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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.

1.4).
z
P
Specific Plan '• .
ry
Boundary
j An
is 8-0- /._ 3
NNyv1fWoAD
y.

Figure 1. 3 Existing Conditions

CHAPTER I INTRODUCTION

1. 2
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Packet Pg. 918 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 development so that a variety of commercial retail uses can be attracted to the City of Redding, that provides a IoCation 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 Specific Plan Area:

Adopts the Regional Commercial land use classification 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 district: 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 district is in conformance with the General Plan classification of the Specific Plan Area as Regional Commercial, as amended by the Initiative. The Project will attract a variety of retail commercial businesses that
will generate jobs, and provide for business development for the future needs of the City of Redding over the Project buildout.

Figure 1. 4 Surrounding Land Uses
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CHAPTER 1 INTRODUCTION1- 2
Packet Pg. 919 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS CHAPTER 1 INTRODUCTION
1- 0
INTERSTATE 5
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Packet Pg. 920 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 capitalizing on convenient highway access from Interstate 5 to create a commercial shopping environment that is highly 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 driveway from 5. Bonnyview Road and from an existing signalized intersection as well as two additional driveways off Bechelli Lane ( see Figure 1. 5).

The discount warehouse retail and fuel facility ( the Project' 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 adjacent to 1- 5 to limit traffic conflicts between the warehouse 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 dispersing traffic entering and existing the discount warehouse 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 between 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 Area. The major retail buildings are arranged to orient their main entry features and architectural detailing towards 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 opportunities 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 buildings. The following goals and objectives have been established for the Project.

1. Implement the Redding General Plan by encouraging development that maximizes the property' 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 uses and contribute to job growth in the City of Redding;

3. Improve and maximize economic viability of a
currently vacant project site through the establishment of a new commercial center;

4. Provide an Interstate 5 interchange location
within the City of Redding to facilitate the development 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 established by a Specific Plan.

CHAPTER 1 INTRODUCTION1- 5
Packet Pg. 921 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 STATUTORY 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.

California Government Cade Section 65451 requires
that a specific plan include text and a diagram or diagrams 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 intensity 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, development, and utilization of natural resources, where applicable. 4) A program of implementation measures including
regulations, programs, public works projects, and financing 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.

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 discussion on how the Project will help implement the General Plan.

Policies CDD2A ( Require construction of private development projects to be coordinated with the timing and location of public services. Ensure through a combination of development fees and other appropriate funding mechanisms that development pays its fair share of the costs of constructing/ providing
new facilities and services as determined by the direct impacts that such development has on these essential services) and CDDZ8 ( Ensure that new development 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 required 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.

Packet Pg. 922 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 33, 3021
Policy CDD30: Require buffer areas between development projects and significant watercourses, riparian 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 conservation easement to the north.

Policy CDD9C: Establish design standards for new
development that will create more livable and aesthetically pleasing neighborhoods. Promote compatibility between land uses by minimizing impacts to privacy, views, and noise and from intrusion of
non -neighborhood traffic. The design standards contained in the Specific Plan address site layout, building and roof form, colors, and a landscape theme intended to ensure an aesthetically pleasing development, 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 designed to provide a
visual screen.

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 includes a double row of native deciduous trees and evergreen trees/ shrubs designed to provide a visual
screen.

Goal CDD13: Designate commercial lands In appropriate 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 sufficient 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 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. The elimination of Redevelopment 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 regional 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 General Plan is being amended by voter initiative, which is expressly recognized in a clarifying amendment of
this policy in the Initiative.

Conflict with policies that encourage multiple -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 housing needs for very low-, low-, and moderate -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 opporCHAPTER r INTRODUCTION1- r Packet Pg. 923 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 supported 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 instead 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 centers 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 recreation, specialty retail, restaurants, offices, and accommodations for transit services and public uses.

The Project includes a mix of uses, including a discount warehouse with ancillary fueling facility and tire center, major retailers, shops and pads for restaurants.

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, signage, 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 incorporate plazas, courtyards, and other outdoor gathering places and connections to adjacent residential neighborhoods). The Specific Plan includes building

CHAPTER I INTRODUCTION
1- e
and site design standards that address building materials and colors, as well as wall and roof form and a unified landscape theme. Wide sidewalks, seating areas, and other outdoor amenities are required by the Specific Plan. A pedestrian and vehicle emergency access 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 includes 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 center with a mix of uses, including a discount warehouse with ancillary fueling facility and tire center, major retailers, shops and pads for restaurants.

Policy EDS8: Encourage proposals for major shopping, specialty retail, cultural, entertainment, tourism, 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 amenities. The Project is located near existing employment, housing, schools, commercial centers, and other 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 required to make a fair share contribution to a number of substantial improvements to the area' s roadway
system, including freeway ramps, providing additional travel lanes an surface streets, and making improvements to area intersections to improve traffic Rows.

Packet Pg. 924 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 offsite improvements.

Policy TSF: Route through truck traffic around existing and future residential neighborhoods and Incompatible commercial areas to the extent feasible. The Specific 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 incompatible 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 system. Exceptions may be when new development generates significant public benefits ( e. g., low- income housing, primary - wage- earner employment), and alternative 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 system.

Goal T9: Protect residential neighborhoods from excessive 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 receptacles, in commercial areas, particularly in the Downtown and Park Marina areas. The Project will
provide new sidewalks along Bechelli Lane and South
Bonnyview Road.

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 facilities in compliance with this policy.

Policy HS2A: Continue to require that new structures 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 requirements.

Policy HSZH: Require new development to demonstrate 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 predevelopment 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 satisfaction 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 offsite at a licensed hazardous materials disposal site in accordance with all applicable agency requirements.

CHAPTER I INTRODUCTION1. 9
Packet Pg. 925 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 implement 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 habitats, plants, and wildlife that exist in the Planning Area. 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 Environmental Design Features to avoid or minimize the potential for Project - related impacts on white- tailed kite and bald eagle.

Policy NR6A: Preserve watercourses, vernal pools, riparian 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 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.

Policy NR6E: Strive to conserve all " special - status species" within the Planning Area. Ensure implementation of statutory protection for these species. 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 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 culturally significant resources within the Planning Area.

CHAPTER I INTRODUCTION
1 - le
Policy NR12A: Ensure protection of prehistoric, cultural, and archaeological resources during the development 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, including major modifications to existing development, construct necessary on- site Infrastructure to serve the project in accordance with city standards.

The Project will construct all necessary onsite infrastructure and will construct or make a fair share contribution to necessary off-site Improvements.

Policy PF3B: Require that all new development, including major modifications to existing development, construct or provide a fair share contribution toward the construction of any off-site improvements 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 adjacent 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 commercial and industrial land uses be set back from adjacent residential areas to the maximum extent feasible 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 deciduous trees and evergreen trees/ shrubs designed to provide a visual screen.

Packet Pg. 926 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 district: Regional Commercial District ( RC District) see Figure 2. 1). Permitted uses in the RC District
include retail and commercial uses intended primarily to provide goods and services to residents and visitors to the City of Redding as well as residents of the broader region.

Figure 2. 1 Proposed Zoning
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS2- 1
Packet Pg. 927 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS

2. 2 LAND USE PLAN
The below land Use Plan depicts the general development pattern for the Project with Regional Commercial 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
I ;
I
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AJOR 2
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AO2 HOPS
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S BONN ' EW" ROAFigure^ 2. 2 Overall Land Use Plan
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
R- 2
D- 17
Packet Pg. 928 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 ProjectArea adjacent to 1- 5 to limit traffic conflicts between the warehouse parking and circulation and the fuel facility access and queuing. Initially the fuel facility will be developed with 20 dispensers with the ability to expand 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 vehicle circulation. In addition, 10 recreational vehicle stalls have been included at the north portion of the
site near the fuel facility to accommodate recreational vehicles and vehicles towing boats and trailers. A pedestrian circulation link has been included from
Bechelli Lane within the southern portion of the parking lot to provide for the opportunity for pedestrian circulation between the warehouse retail and the retail 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 exiting the discount warehouse site.

Figure 2. 3 Discount Warehouse Concept Plan
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS2- a
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Packet Pg. 929 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 component will consist of up to 70, 000 square feet of commercial 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 oriented 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 identified. 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 anticipated 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
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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 Redding.

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 presents the basic standards for development, which include 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 requirements 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

REDDING, CALIFORNIA

2. 7 OFF- STREET PARKING STANDARDS
The generally applicable off-street parking requirements of the Redding Municipal Code, as may be amended from time to time, shall apply to the Specific 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 landscaping shall be provided in accordance with the generally 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 accordance 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 STANDARDS2. 5
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Packet Pg. 931 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 otherise 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 ofthe Municipal Code and this Specific Plan, the Specific Plan shall control.

CHAPTER R LAND USE, ZONING, DEVELOPMENT STANDARDS
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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 STANDARDS2- 1
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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).

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).

The Monument Sign will assist those traveling outside
the area with locating individual tenants and the
parking adjacent. Figure 2. 8 depicts the general design 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 Appendix 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
MENT SIGN LOCATION 1 S ` I iAD3.:

Figure Z. 5 Freeway & Monument Sign Locations
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT 5TANDARDS
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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 limitahed in Appendix A.

CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS3- 9
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS 9,8' 4,.
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
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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 signage 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
Packet Pg. 937 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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

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SIGNAGE DIMENTIONS
SCALE: NTS
Figure 2. 10 Fuel Facility Signage
CHAPTER 2 LAND USE, ZONING, DEVELOPMENT STANDARDS
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Packet Pg. 938 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 23, 2021 BECHELLI BONNYVIEW SPECIFIC PLAN

REDDING, CALIFORNIA
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Discount Warehouse
Retail Commercial Development
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3. 1 INTRODUCTION
The design guidelines set forth in this chapter serve
to guide development in this Specific Plan by establishing criteria for development character, architecture, detailing, and landscape themes far the Regional Commercial uses. The design guidelines are to be used in conjunction with the Land Use Plan, conceptual building elevations, and conceptual landscape plan in recognition that the Project will be constructed in phases, likely over a number of years. It is the intent of these guidelines to provide needed flexibility to respond to changing retail customer and business requirements, and architectural desires In the community while ensuring that the Specific Plan Area
is developed in a cohesive, attractive, and well functioning 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 conditionally permitted uses and the specific project development standards found in Table 2. 2. Chapter 6 outlines the Substantial Conformance Review process that will utilize these guidelines to evaluate development applications in order to make the necessary findings for Project approval.

CHAPTER 3 DESIGN GUIDELINES 3- 1
Packet Pg. 940 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS 6ECNEIL'1._ 6 PINjLYVIE W_ _ "'
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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 architecture 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 development 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 development;
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 discount warehouse, and Figures 3. 8 through 3. 16 illustrate 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
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Packet Pg. 941 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
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CHAPTER 3 DESIGN GUIDELINES 3. 3
Packet Pg. 942 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 SCALE: NTS
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DISPENSER • ,'< y
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e•a s/ aSIGN

SIGNAGE DIMENTIONS
SCALE: NTS
Figure 3. 5 Fuel Facility Elevations
CHAPTER 3 DESIGN GUIDELINES

3. 4
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 03, 2021
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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
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CHAPTER 3 DESIGN GUIDELINES3- 1
Packet Pg. 946 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND- INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS 6 Figure 3. 10 Retail Commercial Shops2 View
Figure 3. 11 Retail Commercial Pad1 View
CHAPTER8 DESIGN GUIDELINES
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Packet Pg. 947 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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CHAPTER 1 DESIGN GUIDELINESJ- 9
Packet Pg. 948 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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REDDING, CALIFORNIA
CHAPTER 1 DESIGN GUIDELINES 1- 11
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CHAPTERJ DESIGN GUIDELINES
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS W-WIECHELLI SONNYV"1

SPECIFICPLAN
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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 Project together. Consistent use of landscape design concepts 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
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BECHELLI SONNTVIEW SPECIFIC PLAN

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CHAPTER 3 DESIGN GUIDELINES 3- 15
Packet Pg. 954 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 South. Live Live Oak
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

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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
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CHAPTER a DESIGN GUIDELINES J- 1)
Packet Pg. 956 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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
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Packet Pg. 957 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 23. 2021
Outdoor Dining Areas
Buildings with Offset, Recesses, & Planters/ Pots
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BECHELLI BONNYVIEW SPECIFIC PLAN

REDDING, CALIFORNIA

3. 3 GENERAL DESIGN GUIDELINES
The following design guidelines will support the implementation 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 connections 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 using landscaping and other site design elements that allow pedestrians to easily navigate within
the Project.

Site planning and parking lot design should consider 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 enhance entries, such as monoliths, low ornamental walls or fences, accent planting, and special paving.

Signage and landscape treatment should distinguish 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 buildings.

Provide adequate stacking length at main entries
and the first drive aisle to limit vehicle ingress
and egress conflicts.

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Packet Pg. 958 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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Pedestrian Connections Between Building
Screening of Above Ground Utilities
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Pedestrian Circulation
Provide clear, convenient, and attractive pedestrian connections from the public streets, sidewalks, transit stop and to business entries.

Distinguish pedestrian pathways, including
crosswalks, from vehicular drives through the
use of differing paving texture, color and/ or materials.

Provide adequate lighting for pedestrian safety.

Screening and Utilities
Loading docks and service doors shall be allowed 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 loading docks from public streets and Interstate 5, where possible.

Incorporate storm water treatment improvements 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 preventers, irrigation Controllers and other on- site utilities. 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 materials 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.

Packet Pg. 959 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 23, 2021
Trash Enclosure Design
Project Entry with Signage
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6ECHELLI SONNYV19W SPECIFIC PLAN

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Trash enclosures shall be screened from view
from all public rights- of-way ( including interstate 5) by buildings or landscaping, with openings oriented in a manner that allows for accessibility by the trash/ recycling vehicles.

The discount warehouse will utilize a self contained 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 elements, and accent hardscape/ paving.

Parking, when located adjacent to frontage
streets, shall incorporate landscaping and/ or
walls to screen the parking areas from the publicview.

Large parking areas should include landscaped
islands that divide parking fields to provide
clear circulation to parking adjacent to buildings.

Parking Lots
Tree planting in parking areas should create a
canopy effect, shading and softening the appearance of the parking stalls.

Where landscape planters are parallel and adjacent to vehicular parking spaces in customer parking lots, the planter areas shall incorporate
a 12 -inch wide concrete curb along their perimeter 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 highquality materials compatible with the architecture and landscape design of the Project.

Permitted materials include pre -cast concrete
walls, split -face masonry, stone or stone veneer, brick, tubular steel, wrought iron, and vinyl coated chain- link at the existing conservation easement only, or similar high- quality materials.

Security gates should be constructed of the
same materials and detailing as the fencing for
the Project.

CHAPTER a DESIGN GUIDELINES a- 21
Packet Pg. 960 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS Tubular Steel Fencing
Pedestrian Scale Lighting

CHAPTER J DESIGN GUIDELINES
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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 restricted areas that are visible from public areas i. e., parking lots, drive aisles) shall be constructed of solid durable material, tubular steel, orsimilar 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 include 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 displace 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 areas, shall be made of durable materials.

Accent lighting shall be used to enhance the appearance of a structure, draw attention to points of interest, and define open spaces and pathways. Accent lighting will only be permitted when it does not impact adjacent development,
roadways, or residences.

Packet Pg. 961 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

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 climate adapted plantings along with natural materials to create a modem character for the disOutdoor Accent Lighting count warehouse and retail commercial projects.

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 support planners, architects and landscape architects 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 substantially 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 parking and roads to provide visual relief in large expanses of hardscape.

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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS Parking Lot Screening
Contemporary Landscape Character
Vegetated gioswales
CHAPTER 3 DESIGN GUIDELINES

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Screening along roads and perimeter driveways
should be achieved through siting, berming and
landscaping, or any combination of these methods.

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 encouraged. 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 feasible. 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 minimum 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 designed 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 requirements of the Redding Municipal Code, as may be amended from time to time, and this Specific
Plan.

Packet Pg. 963 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 23, 3011
Bio Swales Within Parking Lot Areas
Climate Adapted Landscape
Sustainable Landscape Design
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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 encouraged 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 discouraged.

Stormwater best management practices, such as
bioswales should he incorporated into the landscape to maximize on- site infiltration of storm - water, to the extent possible.

Sustainability
Sustainable landscape design employing the
most current technologies are strongly encouraged.

High -efficiency, weather -based irrigation systems
should be used.

Appropriate placement of landscape materials
should provide summer shade an buildings, parking spaces, drives and paths.

Enhanced building entries and other special landscape features are encouraged and should feature bold foliage accent planting in pots or planters, colored paving, spreading shade trees and seating elements. Accent lighting is also encouraged.

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
Packet Pg. 964 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS Durable Site Furnishings
Pedestrian Scale Design Elements
CHAPTER ] DESIGN GUIDELINES
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Site Furnishings
Site furnishings should be high quality and contemporary 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 approximately 6 -acres of retail and highway oriented commercial Services and uses. Site planning should orient buildings to face the primary street frontage of
Bechelli Lane and/ or entry drives to maximize exposure for businesses. Where possible, drive aisles should be oriented perpendicular to the buildings to
provide for easy pedestrian access to the buildings.

Elements that promote pedestrian scale design
elements such as awnings, windows, and hardscape features ( benches, stepping stones, etc.) shall be incorporated into the design of commercial 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, concrete or slump block, and concrete tilt -up panels.

Accent materials may consist of, but not be limited to, tile, glass, stone, brick, wood, stucco and metal. All buildings should utilize a variety of
colors and materials.

Packet Pg. 965 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 22, 2021
Use of Building Materials
Create Visual Interest with Simple Shapes
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BECNELLI BONNTVIEW SPECIFIC PLAN

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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, recessed 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 development. It is not necessary or even desired for buildings to " match," but they should utilize
similar architectural elements, colors and materials, or styles so that there is not an aesthetic disconnect 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 otherwise 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 rightsof-way.

CHAPTER S DESIGN GUIDELINES l -2P
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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 33, 2011 aECHELLI RONNYVIEW SPECIFIC PLAN
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4. 1 INTRODUCTION
Chapter 4 presents the roadway and utility infrastructure improvements required to support the development of the Specific Plan Area. It also provides information 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 relocation of new infrastructure and public improvements.

The Specific Plan is designed to implement and construct these improvements based on the requirements of the City of Redding and Caltrans as appropriate.

Public improvements necessitated by development in
the Specific Plan Area will be constructed by a combination of the City and Project developers. Impact fees associated with traffic improvements and connection
to existing infrastructure improvements shall be collected 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 Project developers may qualify as a credit to the Impact Fees subject to any credit and reimbursement agreements and/ or development agreement( s) entered into between the City and the Project developers.

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4. 2 STREET NETWORK
The main access to the 5pecific Plan Area is from Interstate 5 and the existing street network consisting of S.

Widen Bechelli Lane and South Bonnyview Road to
City of Redding standards along the property frontage. 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 accommodate a major driveway entrance into the proposed 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 accommodate 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

REDDING, CALIFORNIA
variety of users including pedestrians, bicycles, and
vehicles and trucks. Pedestrian improvements include
sidewalks along the property frontages, a Class II bicycle 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 waterline crossing the Interstate 5. ( see Figure 4.2). A 12' stub will be provided to residentially zoned property to the north.

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).

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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 23, 2021

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 drainage 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" detention 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 existing storm drainage improvements. The southeast portion of the site will connect to an existing culvert 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 directed to the existing culvert that crosses Interstate 5 after passing through the aforementioned treatment/ 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 undeveloped 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 engineers, 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 compliance with the City' s municipal separate storm water sewer system ( MS4) permit. The SWTMs
are frequently referred to as Low Impact Development ( LID) features.

Provide maintenance procedures to ensure that
the storm water treatment measures will be
maintained to provide effective, long- term pollution 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 incorporated into open space, streetscapes, parking lots, sidewalks, and medians. LID features can be
used in combination with traditional storm drain systems 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 reduce 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 Redding' s edding s generally applicable post -construction standards 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 appropriate, to comply with the applicable MS4 permit.

Compliance with the most current, generally applicable standards and best practices will help the Project achieve compliance.

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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS

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). Telephone 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 consist 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 facilities, and such other equipment and facilities as determined 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, transportation 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 constructed as a single phase and will include the warehouse parking and associated landscaping and improvements- The expansion of the fuel facility to 30 dispensers could be constructed as a future phase, at the developers option.

Development of the retail commercial at the southern portion of the site may be constructed as a single phase or multiple phases to respond to market Conditions. It is anticipated that rough grading and installation of the main driveways and utility infrastructure components to serve this Project component will
occur with the first phase of construction, at the developers option -

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.

Packet Pg. 972 Attachment: Ord 2636 - Bechelli Bonnyview Initiative Measure Ordinance (6.2--Public Hearing re:Specific Plan Amendment Application AMND-

INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS MARCH 22, 2021 BECHELLI BONNYVIEW SPECIFIC PLAN

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5. 1 INTRODUCTION
This chapter provides a framework for development
that supports sustainable design practices for development 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.

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 canopy characteristics at maturity, and shall be strategically placed on the Specific Plan Area to shade paving areas and minimize heat gain, unless they have parking photovoltaic systems installed.

Canopies, awnings, and architectural shade
structures are encouraged as part of the design
guidelines. These design elements will be strategically sized to shade building elevations and minimize heat gain.

Locally sourced, salvaged and recycled materials
shall be considered for use throughout the landscape and hardscape design.

High efficiency lighting, such as LED, shall be utilized for traffic, and other outdoor lighting.

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Lighting levels for outdoor illumination shall
meet the minimum standards required for safety. All exterior lighting shall be controlled by timers, and unless otherwise required, only
lighting required for parking lot security and safety shall be provided at night.

Building construction in the Specific Plan Area
shall meet applicable standards for energy efficiency 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 provide a higher level of perceived brightness with less energy than other lamps such as high pressure sodium.

New and renewable building materialsshall,
where commercially available, be extracted and
manufactured within the region.

Pre- manufactured building components, including structural framing and metal panels, shall be used as appropriate to help minimize waste during 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 typical masonry block wall.

The discount warehouse shall use a reflective
cool roof material unless a photovoltaic rooftop
system is installed, to produce lower heat absorption and thereby lowering energy requirements during the hot summer months.

A substantial amount of the proposed plant material in the Specific Plan Area shall be native drought tolerant and will use less water than
other common species.

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BECHELLI BONNYVIEW SPECIFIC PLAN
REDDING. CALIFORNIA
The irrigation systems shall include deep root
watering bubblers for parking lot trees to minimize usage and ensure that water goes directly to the intended planting areas.

Storm water management plans shall be designed 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% decrease 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 retail commercial buildings shall be high efficiency direct ducted units.

HVAC units shall not use hydrochloroluorocarbons ( 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 warehouse 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 warehouse shall be a pre- engineered system that uses recycled steel materials and is designed to minimize the amount of material utilized.

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5. 4
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 materials 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 switches 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 cardboard, 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 species 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 efficient and shall include satellite soil moisture - based Irrigation controls and systems.

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SECHELLI BONNYVIEW SPECIFIC PLAN

REDDING, CALIFORNIA
The City of Redding requires compliance with the
State' s model water efficient landscape ordinance in order to effectuate the generally applicable requirements of the State Water Conservation 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 practices for cleaning outdoor surfaces and vehicles is discouraged.

Low -impact development practices shall be implemented 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 appliances. 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 resource 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 detention 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 connections 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 construction 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 sustainable development is a relatively new field of expertise 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 stewardship 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 chapter outlines the various approvals and implementation processes necessary for development in the Specific Plan Area. It also addresses phasing and financing 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 constitute 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 conformancewith 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 REVIEW
Uses that are identified in Chapter 2 as " permitted
uses" are not subject to further discretionary action
but must obtain a ministerial Substantial Conformance 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 elevations, 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 AppendixA. No public hearing is required for this determination, which shall not be appealable.

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INITIATIVE MEASURE TO BE DIRECTLY SUBMITTED TO THE VOTERS A Project component proposed for development within
the Specific Plan Area will be still considered to be in substantial 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 Appendix A, including but not limited to, minor changes to the location or configuration of buildings or infrastructure.

Minor changes to landscape materials and design.

A reduction in the number of parking spaces provided 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 Director that are in keeping with the purposes and intent of this Specific Plan.

If the Director finds a Project component not to be in substantial conformance with the applicable Specific Plan requirements, the Directorshall provide the applicant
with a detailed written explanation of the issues that render the project out of substantial conformance. The applicant may revise the Project component to address these issues and resubmit it for another substantial conformance determination. There is no limit on the number of resubmittals.

6. 3 SITE DEVELOPMENT PERMIT/ USE PERMIT
If an applicant seeks to develop any use that requires approval of a Site Development Permit or Use Permit under Table 2. 1, the applicant shall submit an application package 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 applicable processing fee. The applicant may also submit an application for a subdivision map at such time. The review CHAPTER 6 PLAN REVIEW A ADMINISTRATION
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process for each type of development application
under this Section 6. 3 shall be as specified in the Redding 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 Specific Plan, properties within the Specific Plan Area are subject to applicable regulations of the Redding Municipal Code. To the extent any regulation in this Specific 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, Appendix A shall control.

6. 5 SIGNS
All signs shall be constructed in accordance with
the requirements set forth in the Redding Municipal 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 under Section 6. 2 above. Any request for unique signage 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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REDDING, CALIFORNIA

6. 6 DEVELOPMENT/ CREDIT AND REIMBURSEMENT AGREEMENTS
The developer( s) may request the City enter into a
development agreement" or " credit and reimbursement agreement" as provided in the Redding Municipal Code, as may be amended from time to time, to address issues such as utility overshIng or ensuring that the developers contribution to utility and street infrastructure 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 developer 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 Redding Development Impact Fee Program and its Administrative 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 improvements.

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 driveways installed. Phasing of the standard retail component 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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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 ofthe Specific Plan including the standards and site plan contained in this Appendix.

3. The generally applicable requirements ofthe 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 ofparcels 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.

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 ofthe 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 ofdevelopment 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, D- 74
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accessible routes oftravel 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: 80feet.

Bechelli Lane Southern Driveway: 80feet.
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 ofthe 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 truckmovements 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 ofthe 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.

Landscape, Screening, and Tree Preservation Standards
32 The Project landscape plan shall be designedand installed in compliance with the generally applicable requirements ofthe 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 D- 76
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applicable requirements ofthe 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 ofthe 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 ofthe 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 ofa 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

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 ofthe 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 of5 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- ofway 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 ofany 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 ofall 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 ofthe 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 ofthe 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. Ifit 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.

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maintained by the property owner( s).

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Redding City CouncilJune 4, 2024

Redding City Council
June 4, 2024