Agenda packet — Shasta Lake City Council, November 4, 2025

CITY COUNCIL MEETING AGENDA November 4, 2025

CITY OF SHASTA LAKE

CITY COUNCIL

MEETING AGENDA
November 4, 2025
6:00 P.M.

Shasta Lake City Council Chambers
4488 Red Bluff Street  Shasta Lake, CA 96019
Mayor: Pamelyn Morgan
Vice Mayor: Justin Jones
Council Members: Toni Coates, Dan Ringwelski, Greg Watkins

OTHER WAYS TO PARTICIPATE IN THE MEETING
• Watch a livestream of the meeting online or view the recording any time after the meeting concludes at the following: cityofshastalake.gov/meetings • Submit public comment electronically before the meeting to:
[email protected]. Public comment by email will be read into the record during consideration of the item the comment addresses. Each public comment will be limited to three minutes of reading. Include the item number you are commenting on in the subject line of the email. Once the vote has taken place on an item, no additional public comments will beaccepted.
• Submit public comment by mail addressed to City Clerk, City of Shasta Lake, PO Box 777, Shasta Lake, CA 96019. Mailed comments must be received one day prior to the meeting to be included.

1.0 CALL TO ORDER – REGULAR MEETING:

1.1 Call to order (please place electronic devices on silent)

1.2 Statement for the record of Council Members present or absent

1.3 Pledge of Allegiance

1.4 Invocation

2.0 AWARDS & RECOGNITIONS:

2.1 Proclamation: Honoring our Veterans on Veterans Day with a Parade on November 8, 2025 (pg. 5)

3.0 PRESENTATIONS:

3.1 None

4.0 COMMISSION, COMMITTEE, AND OUTSIDE AGENCY REPORTS:
1 CITY COUNCIL MEETING AGENDA November 4, 2025

4.1 None

5.0 PUBLIC COMMENT:

This time is set aside for citizens to address the City Council on matters listed on the Consent Agenda as well as other items not included on the Regular Agenda. If your comments concern an item noted on the regular agenda, please address the Council when that item is open for public comment. Each speaker is allocated three (3) minutes to speak. Speakers may not cede their time. Comments should be limited to matters within the jurisdiction of the City. Council discussion or action cannot be taken on items not listed on the agenda other than to receive comments. Speaker forms are available from the City Clerk, 4477 Main Street, Shasta Lake, on the City’s website, or at the back of the meeting hall. If you have documents to present to members of Council, please provide a minimum of seven copies. Pursuant to The Brown Act, the City Council cannot take action on Public Comment Items.

6.0 CONSENT AGENDA:

The items listed under the Consent Agenda are considered routine business and will be voted on together by one motion unless a Council Member requests a specific item to be removed and discussed separately.

6.1 Minutes of the Regular Meeting of October 21, 2025. (pg. 7)

6.2 Payrolls: (pg. 11)
Period Ending: 10/25/2025 Paid Date: 10/31/2025 $189,115.49

6.3 Checks, E-payments, and wires: (pg. 12)
9/25/2025 $2,043,226.67

6.4 Discussion and possible action to approve a Resolution accepting the Quarterly Cash and Investment Report for the Period Ending September 30, 2025. (pg. 17)

7.0 PUBLIC HEARINGS:

7.1 Discussion and possible action to approve a Resolution upholding the Planning Commission action approving Use Permit 23-07 (7-11 Project / 1661 Cascade Blvd. (pg. 23)

8.0 REGULAR AGENDA:

8.1 None

9.0 STAFF COMMENTS:

10.0 CITY COUNCIL COMMENTS AND REPORTS:
2 CITY COUNCIL MEETING AGENDA November 4, 2025
This is the time set aside for Council Members, who may so desire, to give brief comments or reports concerning City matters. The City Council may not enter into discussion on matters reported. Statements made by individual Council Members should not be interpreted as a statement of the City Council. The City Council only takes action by majority vote. • Brief reports by members of the Council regarding correspondence, events and/or meetings attended, and upcoming meetings/events.
• Suggestions/motions for future agenda items.
• In compliance with Assembly Bill 1234, Council will report on attendance at conferences/meetings/events where expenses are reimbursed by the City.

ADJOURNMENT:

Meetings are broadcast on the Wednesday following the meeting at 6:00 PM and the following Friday at 2:00 PM on Charter Channel 181. Videos of meetings are also available through the City website: www.cityofshastalake.org In Compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please call (530) 275-7407. Notification 48 hours prior to the meeting is requested to enable the City to make reasonable arrangements to ensure accessibility to this meeting (28 CFR 35.102-35.104 ADA Title II). 3 4
Recognizing Veterans on Veterans Day and Honoring Them with a Parade on November 8, 2025
WHEREAS, throughout our nation’s history, courageous men and women have answered the call to serve in the United States Armed Forces, defending our freedoms and preserving the values that define our democracy; and
WHEREAS, Veterans Day provides a solemn opportunity to honor and recognize all those who have served in times of war and peace, in uniform and beyond, for their unwavering commitment, sacrifice, and dedication to our country; and
WHEREAS, our community joins together to express deep gratitude and appreciation for the veterans who reside among us, as well as those who made the ultimate sacrifice in defense of our nation; and
WHEREAS, in recognition of their service and sacrifice, the City of Shasta Lake and the Shasta Lake Lions Club will honor our veterans with a Veterans Day Parade on Saturday, November 8, 2025, celebrating their contributions to our community and our country; and WHEREAS, this celebration serves as a reminder that freedom is not free, and that our continued strength as a nation depends on honoring and supporting those who have served and those who continue to serve;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Shasta Lake hereby joins in this cooperative effort with the Shasta Lake Lions Club to salute and pay tribute to the Veterans of our county on November 8, 2025.

Dated this 4th day of November, 2025
Pamelyn Anne Morgan, Mayor
5 6

CITY OF SHASTA LAKE

CITY COUNCIL MEETING MINUTES

MINUTES OF THE REGULAR MEETING
HELD TUESDAY, OCTOBER 21, 2025, AT THE
CITY COUNCIL CHAMBERS, 4488 RED BLUFF ST, SHASTA LAKE, CALIFORNIA

1.0 CALL TO ORDER – REGULAR MEETING:.

1.1 Mayor Morgan convened the regular meeting at 6:03 PM

1.2 Council Members present: Coates, Morgan, Jones, Watkins Councilman Ringwelski was not in attendance.

1.3 Pledge of Allegiance was led by Mayor Morgan

1.4 Invocation was led by Mayor Morgan

2.0 AWARDS & RECOGNITIONS:

2.1 None

3.0 PRESENTATIONS:

3.1 Legislative Update by James Takehara, Electric Utility Director

4.0 COMMISSION, COMMITTEE, AND OUTSIDE AGENCY REPORTS:

4.1 Shasta Lake Fire Protection District, Quarterly Report by Devin Owens, SLFPD

4.2 Shasta Mosquito & Vector Control by Ann Morningstar

5.0 PUBLIC COMMENT:

Kimberly Johnson, ARCH Collaborative
Matt Plummer, Shasta County Board of Supervisors
Jim Mark, Shasta Lake resident

6.0 CONSENT AGENDA:

6.1 Minutes of the Regular Meeting of October 7, 2025.

6.2 Payrolls:

Period Ending: 10/11/2025 Paid Date: 10/17/2025 $179,124.73

6.3 Checks, E-payments, and wires:
9/11/2025 $362.00
9/18/2025 $2,304,026.18
7 6.4 Monthly Report of Investment Transactions:

LAIF:

September $12,863,941.66
Chandler:

September $36,900,484.28

6.5 Resolution CC-2025-67 awarding a contract to Park Associates, Inc., dba: Park Planet, for the demolition, site preparation, and installation of new playground equipment, surfacing, and amenities at City playgrounds.

6.6 Resolution CC-2025-68 declaring Mountain Enterprises, Inc., the lowest responsive, responsible bidder, and awarding a construction contract for the Shasta Lake Electric Utility Tree Trimming (Bid No. 2025-14).

Motion/Vote
Councilman Watkins requested that item 6.5 be pulled for discussion.

By motion made/seconded (Watkins/Jones), and carried unanimously, the Consent Agenda, excluding item 6.5, was approved.

Motion/Vote 6.5
After discussion on Item 6.5, Mayor Morgan opened the Item for Public Comment.

Public Comment
Cheryle Yednak, Shasta Lake Parks and Recreation Commissioner By motion made/seconded (Watkins/Coates), and carried, Item 6.5 was approved.

7.0 PUBLIC HEARINGS:

7.1 None

8.0 REGULAR AGENDA:

8.1 Discussion and possible action on Animal Control Operations and a Trap-NeuterReturn (TNR) Program Evaluation Public Comment
Lisa Kauffman, Best Friends Animal Society, read into the record by the City Clerk Joy Smith, Field Haven Feline Center
Yael Oppenheimer, Best Friends Animal Society, read into the record by the City Clerk
Harmony Gugino, North State Cat Coalition
Sophia Schaefer, Community Member, read into the record by the City Clerk Sarah Steiner, North State Cat Coalition
Richard Lis, Shasta Lake resident
Pat Lind, Shasta Lake resident
Laurie O’Connell, North State Cat Coalition
Carol McWhirr, Community Member
Gracious Palmer, Shasta Lake resident
Cheryle Yednak, Shasta Lake resident
8 Motion/Vote:

Vice Mayor Jones requested that staff look at additional information provided by TNR resources.

Councilwoman Coates suggested the City Council create an Ad Hoc Committee to further evaluate the Trap-Neuter-Release (TNR) program and Animal Control operations.

Vice Mayor Jones and Mayor Morgan agreed on the creation of an Ad Hoc Committee
Councilwoman Coates and Vice Mayor Jones volunteered to participate on the Ad Hoc Committee.

For the record, all Council members present supported the creation of the Ad Hoc Committee.

8.2 Resolution CC-2025-69 adopting the City of Shasta Lake Affirmative Fair Housing Market Plan (AFHMP)
Public Comment
There was no public comment on this item
Motion/Vote:

By motion made/seconded (Coates/Watkins), and carried, the item was approved.

8.3 Resolution CC-2025-70 initiating the Proposition 218 Notification and Protest process for proposed solid waste rate adjustments and setting the Public Hearing date for December 16, 2025
Public Comment
Gracious Palmer, Shasta Lake resident
Jim Mark, Shasta Lake resident
Ann Morningstar, Shasta Lake resident
Motion/Vote:

By motion made/seconded (Watkins/Coates), and carried unanimously, the item was approved.

8.4 Discussion and possible action on Proposition 50, changes to Congressional District Maps.

Public Comment
Gracious Palmer, Shasta Lake resident
Motion/Vote:

There was no action required on this item.
9 9.0 STAFF COMMENTS:

City Manager, Jessaca Lugo announced that the Spirit Parkway planting has been completed.

She also updated the City Council on some upcoming events:

November 8th Veterans Parade and Pancake Breakfast
November 15th is the Holiday Bazaar
December 3rd will be the COSL Christmas tree lighting

10.0 CITY COUNCIL COMMENTS AND REPORTS:

ADJOURNMENT:

With no further business, Mayor Morgan adjourned the meeting at 8:53 PM. ____________________________
CHARITY TATLOW, City Clerk
10 10/29/2025 9:37:31 AM Page 6 of 6
Payroll Check Register
City of Shasta Lake Report Summary
Pay Period: 10/12/2025-10/25/2025
Packet: PYPKT00679 - PE 10.25.2025
Payroll Set: City of Shasta Lake - 01
Type
6 Count
0 4,868.99

0.00 Regular Checks
Manual Checks
0 0.00
0 0.00
Amount
80 184,246.50
Total 86 189,115.49
Reversals
Voided Checks
Direct Deposits
11 12
13 14
15 16
Report and Recommendations 6.4
Reviewed and Approved
City Manager

AGENDA ITEM
City Council
____________________________________________________________ TO: Mayor and City Council Members
FROM: Wendy Howard, Finance Director
DATE: November 4, 2025
SUBJECT: CASH & INVESTMENT REPORT FOR SEPTEMBER 30, 2025 FILE NO:

RECOMMENDATION:

Staff submits for approval the attached Cash & Investment Report for the period ending September 30, 2025.

BACKGROUND:

Per California Government Code section 53600.5 and the City’s investment policy, the primary objectives of the City’s investment program, listed in order of priority, are safety, liquidity and return. The City’s investment policy, which complies with Code, is designed to meet the requirements of Code and ensure that the City’s funds are prudently managed
The City’s investment policy requires that the Finance Director submit an investment report to the City Council (governing body) each quarter that consists of the following information:
 issuers (bank or institution)
 type of investment or description
 dollar amount
 interest rate
 market valuation
 percent of each investment within the overall portfolio  date of maturity
17 The source of the valuation of each investment is required to be reported to the City Council. Additionally, a statement indicating the agency’s ability, or lack thereof, to meet the next six (6) months cash flow requirements is required.

Each of the criteria listed above has been addressed in the attached analysis of the cash and investments that the City held on September 30, 2025. The source of market valuations has been quoted from documents received from the custodian bank or the institution holding the investments. If staff did not receive this information from the bank or institution, market value has been listed as equal to the carrying amount. Additionally, we have indicated whether funds are “restricted” for a particular purpose. Restricted funds are usually the amount of funds required to service the last debt service payment on a loan or funds for special projects (water improvement project and housing rehabilitation).

On an overall basis, the City of Shasta Lake should be able to meet its cash flow requirements for the next six months.

FISCAL IMPACTS:

None
ATTACHMENTS:
• City of Shasta Lake Cash & Investment Report
• Resolution for the approval of the September 30, 2025 Cash & Investment Report • Cash and Investment Notes
DISTRIBUTION:

City of Shasta Lake City Council
City of Shasta Lake Files
18 This is a summary of the City’s investments arranged by the different institutions holding the assets.

Market Date of
Bank or Institution Description Amount Interest Rate Valuation % of Portfolio Maturity Plumas Bank Checking Account $1,677,956 n/a $1,677,956 3.2264% n/a Plumas Bank Money Market Account $801,091 4.34% $801,091 1.5403% n/a City of Shasta Lake Petty Cash $2,100 n/a $2,100 0.0040% n/a US Bank Investments $37,238,303 variable $36,330,650 69.8571% Varies State of California LAIF-City $12,863,942 4.34% $12,888,764 24.7827% n/a Shasta County Trustee
(Restricted) LAIF-County* $305,966 4.34% $306,556 0.5895% n/a Grand Total $52,889,358 $52,007,117 100%
CalPERS CERBT ** Retiree Health Benefit Trust $11,025,248 variable $11,025,248 n/a n/a CalPERS CEPPT ** Retiree Pension Benefit Trust $109,695 variable $109,695 n/a n/a *Restricted = Debt Service Reserve Requirements
** This is a portfolio investment and not a bank deposit. Each employer owns a percentage of the portfolio, and does not have direct ownership of the securities in the portfolio.

It is expected that the City of Shasta Lake will be able to meet its cash flow requirements for the next six months. ____________________________________ 30-Sep-2025
Wendy Howard Date
Finance Director
19 RESOLUTION CC-2025-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SHASTA LAKE

ACCEPTING THE QUARTERLY CASH AND INVESTMENT REPORT FOR THE PERIOD ENDING SEPTEMBER 30, 2025
WHEREAS, the Chief Fiscal Officer is required under Senate Bills 564 and 866 to provide a quarterly investment report to the City Council, and
WHEREAS, the report includes the issuers, type of investment or description, dollar amount, interest rate, market valuation, the percent of each investment within the overall portfolio, the date of maturity, and
WHEREAS, the source of the valuation of each investment has been quoted from documents received from the bank or institution that is the issuer of each of the investments and when not supplied the amount has been listed as equal to the carrying value, and
WHEREAS, on an overall basis, the City of Shasta Lake will be able to meet its cash flow requirements for the next six months.

NOW, THEREFORE, BE IT RESOLVED that the Shasta Lake City Council accepts the Quarterly Cash and Investment Report for the Period ending September 30, 2025 for review.

PASSED, APPROVED, AND ADOPTED this 4th day of November, 2025, by the following vote:

AYES:

NOES:

ABSENT:
_______________________________
PAMELYN ANNE MORGAN, Mayor
ATTEST:
____________________________

CHARITY TATLOW, CMC
City Clerk
20 Cash Accounts Held at September 30, 2025
Plumas Bank Checking Account - The City’s checking account at Plumas Bank is primarily used to manage the day-to-day operations of the City. The Money Market account is used to facilitate liquidity. Plumas is matching LAIF interest.

US Bank Investments (Managed by Chandler) - The US Bank Investments account holds a mix of investments, which comply with California regulations. The yield on these investments varies.

Local Agency Investment Fund (LAIF)-City - LAIF is where the City keeps its idle cash for all funds. It’s essentially the City’s cash reserves and is necessary for liquidity. This type of account allows the City to deposit and withdraw funds a maximum of 15 transactions per month without fees or penalties.

LAIF-County - The County LAIF account is essentially a reserve fund for the debt service for the USDA sewer loan. This $5.6 million loan was used to finance the expansion of the wastewater treatment plant. The final payment on the bond is due December 2034. 21 22
Report and Recommendations 7.1
Reviewed and Approved
City Manager

AGENDA ITEM
City Council
____________________________________________________________ TO: Mayor and City Council Members
FROM: Peter Bird, Senior Planner
DATE: November 4, 2025
SUBJECT: CONSIDERATION AND POSSIBLE ACTION ON APPEAL OF CONDITIONAL USE PERMIT NO. 23-03 (7-ELEVEN
PROJECT/1661 CASCADE BOULEVARD)
FILE NO.: P-110-034-
RECOMMENDATION:

Staff recommend that the City Council conduct a public hearing, considering the information in the record and any comments received during the public hearing, and if determined appropriate, adopt the attached resolution upholding the Planning Commission’s decision to approve UP 23-03 with modifications and conditions.

BACKGROUND:

On June 5, 2025, the Planning Commission conducted the first public hearing for the project. During this meeting, the Commission raised concerns regarding the project's location and potential impacts, which involved bringing commercial trucks to the area and utilizing property located within the FEMA floodplain.

Many public comments were heard at this meeting. Citizens raised concerns about the overconcentration of gas stations within the City of Shasta Lake, loss of revenue and employees due to competition, increased heavy truck traffic/traffic hazards, and increased crime.

Following the public hearing, the Planning Commission voted unanimously to continue action to a special meeting on July 17, 2025, so that the applicant could prepare an exhibit depicting the ultimate buildout of Cascade Boulevard to allow consideration of vehicle circulation patterns, provide additional information regarding heavy truck traffic, and to provide information about the project's potential environmental and fiscal impacts 23 At the July 17th meeting, the applicant requested that the Planning Commission continue the item because the updated traffic information requested by the Commission had not yet been completed.

At this meeting, the Planning Commission received ten more comments and a petition requesting denial of the project. The comments echoed those from the first meeting, as well as adding these new concerns regarding public safety:
• Intersection turning movement conflicts with heavy trucks. • Property damage from turning trucks.
• The closure of Kennett Street and its impacts on area circulation. • The lack of a stop sign on Union School Road and the future Wonderland Boulevard intersection.
• Delays from slow turning movements of trucks turning onto Cascade Boulevard. • How future development will exacerbate the problems trucks create at this site. • Negative infrastructure and road impacts due to additional heavy truck trips. • The safety of school children because of increased heavy truck traffic near the school.
• General incompatibility of the proposed use with the planned use of the surrounding commercial area and nearby residential areas.

At the July 17th meeting, the applicant requested that the Planning Commission continue the item because the updated traffic information requested by the Commission had not yet been completed.

APPEALS
The City received three appeals for the partial approval of the 7-Eleven use permit. The first appeal was received from Jagdeep Randhawa on August 11th, the second from Jaspreet Gill on the same day, and the third from VAI/Chase Partners, Ltd. On August 12th. On August 19, 2025, the City Council approved consolidating the submitted appeals and scheduled the public hearing for November 4, 2025.

Appeal 1 – Jagdeep Randhawa (business owner)
The first appeal requests denial of the entire project, arguing that the traffic study is unfair, that the gas station is unnecessary, and that the project is unfair to the Shasta Lake community. He explains that there is no need for another gas station in Shasta Lake and that the project poses a danger to Grand Oaks Elementary School. Additionally, Mr.

Randhawa claims that the traffic study was not conducted fairly and ethically.

Staff offers the following information regarding the first appeal:

1. The Planning Commission made no findings regarding the concentration of gas stations in their project approval.

2. The Planning Commission agrees there is a potential conflict with the school and the project. This was one factor leading to the partial approval and required project modifications.
24 3. The Planning Commission reviewed two traffic studies that employed different analysis methods. The original traffic study utilized Institute of Traffic Engineers trip generation numbers, which resulted in 7 peak-hour commercial truck trips to the site. The second study was based on collecting data from truck fueling sites in Cottonwood and Woodland. This method resulted in 2 peak-hour commercial truck trips. The Commission heard a lengthy explanation from the traffic engineer detailing the benefits and shortcomings of both methods, but ultimately based its decision on compatibility with surrounding and future uses, rather than trip generation numbers.

Staff recommend denial of this and the following appeal. The Planning Commission’s decision to eliminate the commercial truck component of the project resolves concerns two and three. The concern regarding the overconcentration of gas stations (competition) and possible fiscal and employment impacts to other gas stations was not a topic within the Commission’s purview.

Appeal 2 – Jaspreet Gill (business owner)
The second appeal also requests denying the project for the same reasons. Ms. Gill states that this project cannot be compared to the Cottonwood or Woodland locations when considering trip generation and that there was no analysis of the project’s effects on other gas stations. She also states that the project has not analyzed the impacts heavy truck traffic will have on the school.

These items are addressed under appeal one.

Appeal 3 - VAI/Chase Partners, Ltd (applicant)
7-Eleven appeals the Commission’s denial of the commercial vehicle fueling. The applicant asserts that removing the project's two diesel fuel pumping stations is NOT necessary to support the consistency standard of the general Plan and Zoning Code, which designates the site as Commercial, with a Natural Resources overlay because of the floodplain designation. The applicant further disputes the project description (B.1 of the approving resolution) and Condition 10, requiring coordination with McDonald's ingress/egress or requiring a driveway separation of 120 feet.

1. The Planning Commission found that the project was inconsistent with several General Plan Goals, Policies, and Implementation Measures, including:

GOAL LU-3 Ensure new development is high-quality, well-integrated, and compatible with existing and surrounding uses, natural features, and environmentally sensitive areas, and allows for a flexible relationship between all land uses to promote creative and beneficial development.

POLICY-CIR-2.7 Limit the intrusion of commercial truck traffic on City streets, especially in residential neighborhoods, by directing truck traffic to the City’s designated truck routes.

IMPLEMENTATION-CON-4.8 Locate new development on sites that minimize the need for grading and removal of native plants. Ensure no significant change in the general configuration of topography occurs where grading and earthwork are necessary. 25 POLICY-HS-4.1 Protect public health and safety from flooding through floodplain management which regulates the types of land uses which may locate in the floodplain, prescribes construction designs for floodplain development, and requires mitigation measures for development which would impact the floodplain by increasing runoff quantities.

The applicant has not explained in the appeal how the project is consistent with the General Plan. The applicant has also presented a new site plan that modifies and adds truck queuing and includes a consolidated entrance with McDonald’s that has not been reviewed by the Planning Commission.

The Base Zoning, Community Commercial (C2), and Interim Zoning, Commercial (C), allow an auto service station or gas station, with the approval of a use permit or administrative permit. Neither district permits a truck stop. This project falls somewhere between a gas station and a typical truck stop. The Planning Commission found that including commercial truck fueling was inconsistent with the zone districts.

2. If the City Council upholds the Planning Commission's decision, neither the project description nor the condition will change. If the City Council approves the appeal, both would be modified in an updated resolution brought to the Council at a later date. The description would reflect the truck fueling area, and Condition 10 would reflect the previous version, intended to avoid conflicts with the trucks’ turning movements.

Staff recommends denial of this appeal. After much deliberation and consideration of the information in the record and public comments, the Planning Commission determined that including the commercial truck fueling was not consistent with the General Plan and zoning. This decision takes into consideration the immediate and long-term impacts that large trucks would have on the area, public safety, and the general welfare of the community.

ENVIRONMENTAL DETERMINATION
The Planning Commission adopted the Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program prepared for the project.

CONCLUSION / STAFF RECOMMENDATION
Staff recommend that the City Council uphold the Planning Commission’s decision to approve Use Permit 23-03.

CITY COUNCIL OPTIONS
City Council has the following options:

1. Adopt the proposed Resolution denying the appeals and upholding the Planning Commission’s determination.

2. Grant the appeal(s) and overturn the Planning Commission’s decision to approve the Use Permit.
26 Because approval of a Use Permit is a quasi-judicial act, if the City Council grants an appeal, the action must be based on specific findings of fact. The City Council must be specific and identify what information in the record supports the decision.

City Council should refer the matter back to staff to draft appropriate findings based on the Council decision, conduct a CEQA review to determine any additional impacts from the change, and prepare a Resolution modifying the Planning Commission’s decision.

If the Council approves the first or second appeal, the decision would result in denying the applicant's appeal and overturning the Planning Commission determination.

If the Council approves the applicant’s appeal, the decision would result in the denial of the other appeals and the overturning of the Planning Commission determination. This may require further review by the planning commission.

3. Continue action and direct staff to provide additional information or refer the matter back to the Planning Commission for clarification.

If new information is presented during the meeting that would affect their decision, the City Council should refer the matter to the Planning Commission for review.

FISCAL IMPACTS:

Upholding the Planning Commission decision may result in a minor increase in property, gas, and sales tax revenue.

ATTACHMENTS:

Project Information: Please refer to the Planning Commission Staff reports and Exhibits for the June 5th, July 17th, and August 7th, 2025 meetings. Recordings of previous meetings, including all public comments, can also be viewed on the City of Shasta Lake website.

Attachment 1 – City Council Resolution
Attachment 2 – Appeals
Attachment 3 – Planning Commission Staff Reports
27 RESOLUTION CC-2025-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SHASTA LAKE UPHOLDING THE PLANNING COMMISSION’S APPROVAL OF USE PERMIT 23-03 (7-ELEVEN PROJECT/1661 CASCADE BOULEVARD)
WHEREAS, in accordance with Section 17.92.020 of the Shasta Lake Municipal Code, the Planning Commission conducted a duly noticed public hearing on June 5th, July 17th, and August 7th, 2025, to obtain public comments on Use Permit 23-03; and WHEREAS, the Planning Commission unanimously adopted Resolution PC 2025-03 partially approving the Use Permit based on specific findings supported by substantial evidence in the record; and
WHEREAS, three appeals of the Planning Commission’s decision were filed by Jagdeep Randhawa on August 11th, Jaspreet Gill on August 11th, and VAI/Chase Partners, Ltd. On August 12th ; and
WHEREAS, on November 4th, 2025, the City Council conducted a duly noticed public hearing to obtain public comments on the appeal; and
WHEREAS, the Administrative Record on which the Planning Commission and City Council based their decision includes, but is not limited to, Planning Commission Resolution PC 2025-03, which includes findings and evidence in support of the findings; staff report and all referenced attachments and exhibits for the meetings of the Planning Commission, Planning Commission public hearing recordings; City Council staff report and all referenced attachments and exhibits
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Shasta Lake:

1. Finds and determines the above recitals are true and correct and have served as the basis, in part, for the actions set forth herein.

2. Upholds the Planning Commission’s decision to approve Use Permit UP 23-

03. PASSED, APPROVED, AND ADOPTED this 4th day of November, 2025, by the following vote:

AYES:

NOES:

ABSENT:
28 _______________________________
PAMELYN ANNE MORGAN, Mayor
ATTEST:
____________________________

CHARITY TATLOW, CMC
City Clerk
29 Attachment 2 – Appeals
30 31
32 33

APPEAL FORM
For Appeal of Planning Commission Action to the City Council

1. Permit Number: 23-03

2. Name of Project: 7-11 Convenience Store & Fueling Station

3. Action Taken by the Planning Commission: XX Approved  Denied  Amended  Revoked As Amended -Unadopted Resolution PC 2025_XX
Attached

4. Date of Planning Commission Action: August 7, 2025

5. Filer Appeals:

A. The following conditions of approval:

Planning Commission removal of two heavy-duty fuel pumps.

B. The following specific findings or determinations made by the Planning Commission:

Finding A.1 asserts that the removal of the project's two diesel fuel pumping stations is necessary to support the consistency standard of the general Plan and Zoning Code, which designates the site as Commercial, with the Natural Resources overlay.

Finding B.1, which approves gas sales for vehicles, not diesel trucks. This finding approves three underground storage tanks for gasoline.

Finding C.9, which requires the 120 feet of separation from the McDonald's Entrance.

6. Please state why you feel the above action(s) or determinations(s) are wrong. Please outline the facts you believe support your position. If you need more space, please attach a separate piece of paper.

See Attached
NOTE: GROUNDS FOR APPEAL NOT SET FORTH ABOVE MAY NOT BE HEARD BY THE CITY COUNCIL Appellant’s Name: ___________________________ Signature: ____________________________ Address:
__________________________________________________________________________________ Street Number and Name/P.O. Box City/State Zip
Phone Number: _________________________ E-Mail: ____________________________ Chase Partners, Ltd., David Parker
6444 San Fernando Rd., #3944
Glendale, CA 91221
310-689-7600 [email protected]
34 MEMORANDUM
Shasta Lake City Council
November 4th, 2025
RE: Proposed 7-11 Development, 1661 Cascade Blvd, Shasta Lake, California To: Honorable Members, Shasta Lake Council
From: Mike Singelyn
BACKGROUND – We are presenting additional analysis to fully support the new 7-Eleven development located at 1661 Cascade Blvd., which was approved by the Planning Commission with the exception of the truck fueling facility.

Planning Commissions Findings
• The Planning Commission approved this the majority of the project, however, they denied the portion of the project which is being appealed at this meeting. Their concern was truck stacking onto Cascade Blvd and bypassing into the residential neighborhoods if there were more than 4 trucks stacking at the site to refuel (see previous site plan). • Suggested a remedy by Staff is to satisfy the traffic concerns is to increase the stacking of the big rigs on site from 2 to 4 rigs to avoid street stacking. (see new site plan) Modifications
• As the Applicant we heard and addressed the Commissions concerns. In conjunction with 7-11 National Operations, City Staff and GHD Traffic Engineers, we redesigned the Diesel Fueling portion of the site plan in order to accommodate the required 4 truck stacking ON the site and by eliminating the 2 truck parking stalls to increase the traffic flow within the site. These changes further dispel concerns that this site is a “Truck Stop” (see revised site plan). • Additionally, we expanded our Traffic Study analysis from 2 sites to 5. This updated analysis further validates that truck traffic should not be a concern to the city. GHD the traffic engineering firm preparing this analysis was recommended to us by Staff. o We studied 3 more similar locations. Upon review and analysis, the impact is less and supports our findings that there will not be traffic congestion issue during the Peak AM or PM traffic hours (See attached Traffic Analysis’)
35 Overall Development Positive attributes
This development has been highly scrutinized by the Staff, 7-11 and us. We have collaborated in Partnership to design an amazing development for the City of Shasta Lake. We have concluded after numerous changes and studies shown below how this Development will highly benefit the city financially and mitigate any future traffic safety concerns:
• McDonalds Street Congestion: In collaborations with the adjacent Tenant, McDonald’s, we have tentatively agreed to modify their entrance and queuing by closing off their current entrance on Cascade, redirecting their customers to enter through the 7-11 site (See revised site plan). The benefit of the redesign increases McDonalds drive through customer stacking by a minimum of 6 cars. Currently during their busy times, there are 3-4 cars stacking on Cascade Blvd creating a traffic hazard on Cascade while pushing cars towards the intersection at Shasta Damn and Cascade. We agree to bear this cost as part of our development. Once completed the results will solve any potential future traffic issues for McDonalds and the City. If this appeal is denied, there will be no other options available to solve this on-going issue. There currently exists a cross-access easement recorded on both properties. The Easement Agreement expires in the 1st quarter of 2026. The current ownership has stated they will likely let the cross-access easement expire and not renew it. This eliminates any other further options for McDonald’s or the City to mitigate the stacking issues on Cascade if the entirety of the 7-11 project is not approved.
• Fiscal Impact Analysis: We presented a fiscal impact, prepared by the Kosmont Companies (known by the city staff) analysis to the Planning Commission even though this was not under their purview. After our conversations with Finance, Jason Peterson, the study was revised accordingly. Based on a required 50% cannibalization percentage required by Mr. Peterson, the new study shows this development will increase the Cities revenue/income by +/-13%, roughly $130,000 annually. It is warranted to note that this revenue is projected to increase as this new location becomes seasoned. • Future Cascade and Wonderland Street modifications: As a Condition of Approval, we agree to contribute to a Community Infrastructure District (CID). This contribution would serve as our pro-rata share of any future signal costs if required at Wonderland and Cascade Blvd if the Mountain Gate Housing Development is completed and warrants the installation of a signal is warranted. We will deposit $100,000 into this CID with a sunset clause of 10 years. Based on our experience, the cost of a new 3-way traffic signal is roughly $400,000. Our $100,000 represent 25% the cost with the remaining be provided by the Mountain Gate Housing subdivision and the Indian Tribe Hotel if ever warranted and installed by the city.
36 • Current site conditions: This site has been vacant for 25 years. It has homelessness, drug and crime issues at the site and in Moody creek banks. Per 7-11 Standards, this site will have cameras, and all issues will be reported to the Police Department upon their occurrence. It should also be understood that this aspect of the development (the Truck fueling canopy) is the only concept that could locate there. This portion of the site is in the Flood Plain. It is not feasible for an occupied structure to be built on this portion of the land without millions of dollars spent to raise the parcel and mitigate the Flood Plain.
• City Pumping Station: We have agreed to give the city an Easement (as shown on the site plan) to monitor and repair the city pumping station located on the site.

CONCLUSION
In conclusion, we heard and addressed the concerns the Planning Commission raised during our meeting.

1. We addressed all concerns over Truck Stacking and bypass traffic with the redesign of the site plan. Additionally for the 2-3 times a year Interstate 5 is closed due to weather, this site can easily accommodate parking for 10-12 trucks during these occurrences.

2. Estimated Increase of City Revenue by $130,000 per year

3. Eliminated the McDonalds stacking issues.

4. Access to the Pumping Station

5. Turned a 25+ year vacant blighted site into a brand new +$8,000,000 development.

As a matter of fact per 7-11’s Real Estate approval If this portion of the project is denied, the entire project dies. We have worked with Peter and Staff for almost 18 months and spent to date in excess of $400,000 towards this project. 7-11 will not locate here without the truck fueling facility as part of their operations.

Thank you for your consideration and we look forward to your approval of our project.

Sincerely,
Michael J. Singelyn
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8 24
17 7-ELEVEN SITE STANDARDS 18
CASCADE BLVD.

SHASTA
DAM
BLVD.

This document, the ideas and
designs incorporated herein, are
solely the property of VAI and is
not to be used, in whole or in
part for any project or
duplication, without written
authorization.
© COPYRIGHT 2023

DATE REVISION
Suite 106
Fresno, California 93720
Office: 559.432.6744
8525 North Cedar Avenue
Email: [email protected]
Vermeltfoort Architects, Inc.

Architecture and Planning
ISSUE DATE:

DRAWN BY:

SHEET:

PROJECT NO.:REV. DATE:

PROPOSED BUILDING
7-ELEVEN, INC.

A100
39 D EI SEL

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EXHIBIT SITE PLAN - PARKING COUNT (Diesel Fuel)
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3 4
5 6
7 8
9 10
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1 EXHIBIT SITE PLAN - PARKING COUNT (McDonald's)
2 3
5 4
6 10
7 8
9 1112 13 14
McDonald's
Drive-thru Queue
14 Cars
41 42
Kosmont Companies
Mailing Address: 1601 N. Sepulveda Blvd., #382 (424) 297-1070 Physical Address: 2301 Rosecrans Ave, Ste. 4140 Manhattan Beach, CA 90266 www.kosmont.com El Segundo, CA 90245 Date: September 3, 2025
To: Mr. David Parker, Chase Shasta, LP
Mr. Mike Singelyn, Chase Shasta, LP
From: Ken K. Hira, President, Kosmont Companies
Thomas Jirovsky, Sr. Advisor, Kosmont Companies
Re: Shasta Lake 7-Eleven High Level Fiscal Analysis - Update ___________________________________________________________________________ Kosmont & Associates, Inc. doing business as Kosmont Companies (“Kosmont”) is pleased to present this updated high-level Fiscal Analysis (“Analysis”) in connection with the 7-Eleven gas station proposed on a 3-acre site at 1661 Cascade Blvd. (“Project”) in the City of Shasta Lake, CA (“City”). The site is located at the intersection of I-5 Freeway, Shasta Dam Blvd. and Cascade Blvd.

Background
Valley Real Estate LLC owns the 3-acre site, which formerly contained an 1,800 SF gas station.

Chase Shasta, LP buyer/developer has requested an independent fiscal Analysis to estimate the tax benefits to the City of the proposed Project with three components:
• 4,700 SF 7-Eleven convenience store (with beer and wine license) • 4 passenger car fueling dispensers with diesel available at these dispensers • 2 Diesel only fueling dispensers to service Motor homes RV’s, boats, box trucks and larger trucks.

Analysis of Primary Fiscal Revenues
Kosmont performed a cursory review of the City budget and annual financial reports to understand major general fund revenue sources and tax rate factors.

This helped estimate the primary fiscal revenues to be generated by the Project at build-out, including property tax (secured and unsecured), property tax in-lieu of vehicle license fees (“VLF”), direct and indirect sales tax, business taxes and other revenues as applicable.

Property Tax
The value of the Project at completion is estimated at $9 million by Chase Shasta LP. 7-Eleven is also installing over $2 million of investment for tenant improvements, which will likely be added to the City’s property tax roll, for potential total assessed value of approximately $11 million. 43 Chase Shasta, LP
7-11 Fiscal Analysis
September 3, 2025
Kosmont Companies 2 | Page
(424) 297-1070
www.kosmont.com
The property tax rate determined by the State of California is 1% of assessed value, or $110,000 per year, and the City receives approximately 10% of the base rate, or $11,000 per year. The City also receives an allocation from CA in lieu of motor vehicle license fees (“VLF”), which is based on the increase in assessed value from the base year. The VLF is estimated at 12% of the base property tax rate, yielding an estimated $13,000 per year.

Sales Tax
The City receives a distribution of State of California sales tax equal to 1% of retail price for sale of gasoline and diesel fuel, as well as certain goods sold at the convenience store:
• Cigarettes and tobacco products
• Alcoholic beverages
• Carbonated beverages
• Hot prepared food
• Medications
• Books, newspapers and magazines
• Other non-food items
Based on cursory research of similar branded fueling stations and input from Chase Shasta LP, and the GHD Traffic Study that estimated peak hour trips for cars and trucks, Kosmont estimates the gasoline sales could average 180,000 gallons per month based on 600 cars per day buying average of 10 gallons at an average price of $4.50 per gallon. Diesel sales could average 130,000 gallons per month based on approximately 40 large truck and 40 small trucks/RVs per day buying average of 80 gallons and 25 gallons respectively, at average price of $5.00 per gallon per AAA.

The table below shows the gross fuel sales of $17.5 million. Netting out the 7.25% State of California sales tax included in the retail fuel price, and allowing for approximately 50% cannibalization of fuel sales from existing stations in the City, the net increase in taxable sales from the Project is estimated at $8.2 million per year.

The City share of the retail sales is 1.0%, yielding approximately $82,000 in taxes from fuel sales.

Gasoline Truck Diesel
Gallons Sold 2,160,000 1,560,000
Pump Price per Gallon $ 4.50 $ 5.00
Total Sales $ 9,720,000 $ 7,800,000
Less 7.25% State Tax $ (660,000) $ (530,000)
Taxable Sales $ 9,060,000 $ 7,270,000
Less: 50% Cannibalization (4,530,000) (3,635,000)
Net Increase in retail sales $ 4,530,000 $ 3,635,000
City Sales Tax at 1% $ 45,300 $ 36,350
44 Chase Shasta, LP
7-11 Fiscal Analysis
September 3, 2025
Kosmont Companies 3 | Page
(424) 297-1070
www.kosmont.com
The 7-Eleven store will generate an estimated $3 million in annual food and other retail sales, of which ~70% will be taxable (i.e. $2 million). Total annual taxable sales from the Project are thus estimated at $10.2 million, which could yield $102,000 per year to the City.

Indirect Sales and Other Taxes
Given the location of the Project near McDonalds and other food establishments, many fuel customers will likely stop for breakfast, lunch or dinner. If 100 customers stop for a meal each day, the annual offsite retail sales could increase by $350,000 yielding $3,500 in additional sales tax revenue. The City also collects franchise taxes which could add $2,000 per year to the general fund.

Summary
While direct sales taxes represent the largest component, the proposed Project could provide a total of $131,000 in increased annual general fund revenue to benefit the City, as summarized in table below.

Gasoline Sales Tax $ 45,300
Diesel Sales Tax 36,400
7-11 Sales Tax 20,000
Property Tax & VLF 24,000
Offsite Sales and Other Taxes 5,300
Estimated Total Annual Tax to City $131,000
Kosmont notes that the 2025 City budget projects City sales tax revenue of $725,000 per year.

The proposed Project could thus increase sales tax revenue by approximately 13%.

The analyses, projections, assumptions and any examples presented herein are for illustrative purposes and are not a guarantee of actual and/or future results. Actual results may differ from those expressed in this Analysis, as results are difficult to predict as a function of market conditions, natural disasters, pandemics, significant economic impacts, legislation and administrative actions.
45 46
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VICINITY MAPPLANTING PLAN

LANDSCAPE PLAN
8 243

PROPOSED
7-ELEVEN

SYMBOL DESCRIPTION
TREES
SHRUBS
This document, the ideas and
designs incorporated herein, are
solely the property of VAI and is
not to be used, in whole or in
part for any project or
duplication, without written
authorization.
© COPYRIGHT 2023

DATE REVISION
Suite 106
Fresno, California 93720
Office: 559.432.6744
8525 North Cedar Avenue
Email: [email protected]
Vermeltfoort Architects, Inc.

Architecture and Planning
ISSUE DATE:

DRAWN BY:

SHEET:

PROJECT NO.:REV. DATE:

PROPOSED BUILDING
7-ELEVEN, INC.

L100
47 5

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SITE INFORMATIONKEYNOTES

PROPOSED SITE PLAN
8 24
17 7-ELEVEN SITE STANDARDS 18
CASCADE BLVD.

WONDERLAND BLVD.

SHASTA
DAM
BLVD.

CROSS
ACCESS

EASEMENT
AREA
This document, the ideas and
designs incorporated herein, are
solely the property of VAI and is
not to be used, in whole or in
part for any project or
duplication, without written
authorization.
© COPYRIGHT 2023

DATE REVISION
Suite 106
Fresno, California 93720
Office: 559.432.6744
8525 North Cedar Avenue
Email: [email protected]
Vermeltfoort Architects, Inc.

Architecture and Planning
ISSUE DATE:

DRAWN BY:

SHEET:

PROJECT NO.:REV. DATE:

PROPOSED BUILDING
7-ELEVEN, INC.

A100
48 12642532 1
Technical Memorandum
October 8, 2025
To Mike Singelyn Contact No. +1 916 918 0622
Copy to Russ Wenham, GHD Email [email protected]
From Kamesh Vedula Project No. 12642532
Project Name 7 - Eleven in Shasta Lake
Subject Shasta Lake 7-Eleven on Cascade Boulevard Traffic Impact Study (TIS)

1. Executive Summary
GHD was contracted to complete a Traffic Impact Study (TIS) for the development of a 7-Eleven located at 1661 Cascade Boulevard in the City of Shasta Lake (hereafter referred to as the project). The proposed project includes a 4,650 square-foot convenience store with 10 fueling stations, 8 serving passenger vehicles and 2 serving heavy trucks, and will be accessed via three driveways along Cascade Boulevard.

A prior TIS, dated July 10, 2025, evaluated the potential traffic impacts of the project at two intersections, namely Cascade Boulevard & Shasta Dam Boulevard (Route 151) and Cascade Boulevard & Wonderland Boulevard (future intersection) under the following conditions:
• Existing (2024)
• Existing Plus Project
• Cumulative (2045)
• Cumulative Plus Project
Intersection operations were assessed in terms of vehicle delay, Level of Service (LOS), and 95th percentile queue lengths for both AM and PM peak hours. Trip generation in the prior study was based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, using Land Use Codes 945 (Convenience Store with Gas Pumps) and 950 (Truck Stop).

The following five gas station/convenience store sites were selected for data collection, two of which are in Shasta County:
• Fuel Up Gas Station, 1725 Cascade Boulevard, Shasta Lake, CA - 8 passenger cars fueling stations. o This site generated 78 AM peak hour trips between 9AM and 10AM (of which 74 were passenger cars, 2 box trucks/2-axle trucks and 2 large trucks) and 102 PM peak hour trips between 3 to 4 PM (of which 100 were passenger cars and 2 box trucks/2-axle trucks). • 6/7 Gas Station, 19845 Main Street, Cottonwood, CA - 8 passenger cars + 4 truck fueling stations. o This site generated 76 AM peak hour trips between 7:30AM and 8:30AM (of which 72 were passenger cars, 2 box trucks/2-axle trucks and 2 large trucks) and 126 PM peak hour trips between 4:30 to 5:30 PM (of which 120 were passenger cars and 6 box trucks/2-axle trucks). • Chevron Gas Station, 1592 East Main Street, Woodland, CA - 12 passenger cars + 5 truck fueling stations.
o This site generated 84 AM peak hour trips between 7AM and 8AM (of which 72 were passenger cars, 8 box trucks/2-axle trucks and 4 large trucks) and 144 PM peak hour trips between 3 to 4 PM (of which 132 were passenger cars, 2 RV’s/boats, 2 box trucks/2-axle trucks and 8 large trucks).
• Marathon, 2470 Balls Ferry Rd, Anderson, CA 96007, CA - 4 passenger cars + 2 truck fueling stations.
o This site generated 26 AM peak hour trips between 8:45AM and 9:45AM (all of which were passenger cars) and 29 PM peak hour trips between 3 to 4 PM (all of which were passenger cars).
• Arco, 2080 Campbell Blvd, Livingston, CA 95334, CA – 20 passenger cars + 3 truck fueling stations.
o This site generated 152 AM peak hour trips between 7:15AM and 8:15AM (of which 137 were passenger cars, 7 box trucks/2-axle trucks and 8 large trucks) and 210 PM peak hour trips between 2:30 to 3:30PM (of which 194 were passenger cars, 4 box trucks/2- axle trucks and 12 large trucks).

2. Project Trip Generation
Although the Fuel Up site at 1725 Cascade Boulevard in Shasta Lake is not representative of the full operational scope of the proposed project, it was still included in the passenger vehicle (non-truck) trip generation calculations.

Trip generation rates were calculated based on the number of fueling positions (pumps) at each site, broken down two vehicle categories- passenger cars and trucks. Peak hour entering and exiting trips were normalized on a per-pump basis, allowing the results to be scaled to match the proposed 7-Eleven site layout which includes:
• 8 passenger vehicle fueling positions, and 2 heavy truck fueling positions Total projected AM and PM peak hour trips for the proposed 7-Eleven were then calculated by applying the following per-pump rates to the number of pumps in the two vehicle categories:
• AM Peak Hour: 7.5 passenger car trips/fueling station and 2.0 truck trips/fueling station • PM Peak Hour: 11.1 passenger car trips/fueling station and 2.3 truck trips/fueling station 50 12642532 3
The resulting peak hour trip generation for the proposed 7-Eleven, based on the per-pump rates from the five selected sites, is as follows:
• AM Peak Hour: 65 total trips (entering + exiting) of which 61 are passenger cars and 4 are trucks • PM Peak Hour: 90 total trips (entering + exiting) of which 85 are passenger cars and 5 are trucks

3. Findings and Conclusions
• The AM peak hour trip generation for the proposed project (61 passenger cars and 4 trucks), according to data obtained from all sites, matches the calculation presented in the July 10 TIS. • The PM peak hour trip generation for the proposed project (85 passenger cars and 5 trucks), according to data obtained from all sites, is lower by about 21 trips than the calculation presented in the July 10 TIS (105 passenger cars and 6 trucks).
• As such, the results and conclusions presented in the July 10 TIS are valid and no new analysis is required.
51 Attachment 3 – Planning Commission Staff Reports
52 CITY OF SHASTA LAKE

PLANNING COMMISSION MEETING

STAFF REPORT
June 5, 2025
Staff Assigned: Peter Bird, Senior Planner

Project: 7-Eleven
File: UP 23-03
Assessor’s Parcel # 007-390-031, 036, 038 and 039
Location: 1661 Cascade Boulevard
Applicants VAI
Property Owner Valley Real Estate, LLC.

Representatives Mike Singelyn
Significant / Applicable
Legal Authority
California Environmental Quality Act (Public Resources Code) Title 17 (Zoning) of the City of Shasta Lake Municipal Code (SLMC)
Title 5 (Business Licenses and Regulations) SLMC
California Code of Regulations Title 24 (Building Code) Alcoholic Beverage Control Act (ABC)
Environmental
Determination:

Mitigated Negative Declaration per CEQA Guidelines §15074. -California Environmental Quality Act (see qualification in environmental analysis)
SUMMARY:

The applicant requests approval of Use Permit UP 23-03 to allow the construction and operation of a 7-Eleven convenience store and fueling station, including a fourdispenser passenger vehicle gas island, a three-dispenser diesel truck fueling island, and associated site improvements on approximately 3.07 acres.

The proposed project includes:
• A 4,761 square-foot convenience store (with Type 20 alcohol license - beer and wine).
• A gasoline fuel island for passenger vehicles.
• A diesel fuel island with truck circulation and truck parking. • Installation of three underground fuel storage tanks. • Landscaping, stormwater detention basins, and circulation improvements.

ITEM 5.2
53 STAFF RECOMMENDATION:

Staff recommend that the Planning Commission adopt the attached Resolution (Attachment A), which includes approval of Use Permit UP 23-03, subject to the recommended conditions of approval. In conjunction with this action, staff also recommends the adoption of the Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program, in accordance with the California Environmental Quality Act (CEQA).

Based on the analysis provided and the conditions imposed, staff find that the proposed project is consistent with the goals, policies, and land use designations of the City’s General Plan and complies with the applicable provisions of the Interim Zoning Ordinance. As conditioned, the project would not be detrimental to public health, safety, or welfare, and all potential environmental impacts have been appropriately mitigated through the measures identified in the Mitigated Negative Declaration.

RECOMMENDED MOTION:

Staff recommend the Commission make the following motion:
“I move the Planning Commission adopt the resolution approving Use Permit UP 23-03 and adopt the Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program prepared for the project, subject to the findings and conditions contained therein.”
PROJECT DESCRIPTION:

VAI (applicant) proposes the construction of a 4,761 square-foot (SF) 7-Eleven convenience store, approximately 28 feet high with alcohol and tobacco sales, a 4- dispenser gas island, and a 2-lane diesel station island within the 3.07-acre project site.

Demolition of the 1,800-SF vacant gas service station has been completed.

Approximately 40 percent of the Project Site is covered with trees, eleven of which must be removed during site preparation.

There would be two proposed fueling areas. The car fuel island will consist of four standard Multi-Product Dispenser (MPD) fueling stations and measure 120 by 30 feet, totaling approximately 3,600 SF. It will be located on the southern portion of the site. The truck fuel island will consist of two diesel fueling stations and measure 53 by 45 feet, totaling 2,385 SF. The project includes the installation of two 20,000-gallon underground fuel tanks and one 27,000-gallon underground fuel tank.

The convenience store will operate seven days a week, 24 hours a day, and employ 10 employees. Typical shifts will have 2 to 3 employees. The applicant also requests approval for type 20 alcohol sales (beer and wine sales).

Attachment B shows that a mix of materials, including glass windows, metal, and wood siding material, would provide depth and visual interest to the project components. The primary façade of the convenience store will be west-facing towards the car fuel island. 54 The façade will include a double-entry doorway below an entry canopy, surrounded by window panels. There will be five security cameras on the convenience store: two on the west façade, two on the east façade, and one on the north façade. Garbage bins will be placed on the west side of the building with a recycling and trash enclosure along the southern edge of the Project Site, adjacent to the convenience store.

PROJECT SETTING:

The 3.07-acre Project Site is adjacent to Interstate 5 (I-5). The project site encompasses four Assessor’s Parcel Numbers (APNs): 007-390-031, 007-390-036, 007-390-038, and 007- 390-039. Figure 1 shows the location of the project. The aerial photograph in Figure 2 shows that the site is undeveloped, except for the demolished gas station. Moody Creek flows along the northern and eastern Project Site boundaries before entering a culvert below I-5. The Moody Creek FEMA special flood hazard area occupies approximately

1.9 acres of the project site. Access to the site is currently provided through Cascade Boulevard.

GENERAL PLAN AND ZONING DESIGNATIONS FOR SURROUNDING USES

SURROUNDING

PROPERTIES

GENERAL PLAN AND

INTERIM ZONING

EXISTING USE
Subject Property
GP=C and Natural
Resources Overlay
Zone = C. Vacant Commercial
North GP=C Zone = C Shasta Dam Motel
South GP=C Zone = C McDonalds
West GP=SR Zone = C Vacant Commercial
East GP=N/A Zone = N/A Interstate 5
LEGEND

GENERAL PLAN
C = Commercial
ZONING
C = Community Commercial with Design Review

ANALYSIS
Various standards within the SLMC, such as parking, landscaping, lighting, general design, grading, floodplain management, and tree conservation, apply to this project.

Some of these regulations do not require detailed plans for approval of the use permit; however, project plans must be developed to a level that ensures compliance with the SLMC standards can be achieved at the time of construction. As the project progresses, final plans addressing applicable development standards for landscaping, signs, and public improvements will accompany the building permit.

During final plan review, analysis will be performed to ensure the plans substantially conform to this use permit approval and all applicable standards. If the applicant proposes a change to the project that the director does not consider minor, a use permit amendment will be required.
55 Figure 1
56 Figure 2
57 The following discussion addresses applicable development standards, the project design, and how the two interact. The Planning Commission should review these standards to support its determination regarding whether the required use permit findings can be made to approve the project.

Lighting
SLMC Section 17.84.050 provides the following guidance for lighting:
“All lighting, exterior and interior, shall be designed and located so as to confine direct lighting to the premises. A light source shall not shine upon or illuminate directly on any surface other than the area required to be lighted. No lighting shall be of the type or in a location such that constitutes a hazard to vehicular traffic, either on private property or on abutting streets.”
Lighting will be located around the exterior of the convenience store and throughout the parking and fueling areas. A preliminary photometric plan has been developed for the project and indicates no light intrusion into the riparian area and compliance at other property lines. A detailed review of the building permit application will ensure compliance with the plan.

The final lighting plan will be required to match the photometric plan, on-site lighting, and signage, consistent with SLMC Sections 17.84.050 and 17.84.060, respectively.

Signs
The convenience store will include three internally illuminated 7-Eleven signs on the western, northern, and southern building façades. Per condition of approval Six (6) and the associated staff report for Use Permit 96-05 (McDonald’s), the planning commission approved the placement of a 125-foot-tall, multi user pole sign, to serve both properties, finding, “the city is in support of having a free-standing sign that brings potential shoppers from the freeway into our area. We are concerned that several large freestanding signs will not be attractive at our entry way but a single sign with several users would be acceptable and would help to promote local business…staff is willing to support a "Community Sign" up to 125' in height in order to accommodate the intended users and to help attract customers to our City.”
As a result of the use permit approval, McDonald's agreed to share the existing pole sign with the project area property owners. 7-Eleven will take advantage of this agreement.

Per SLMC Section 17.44.050, building signs will be limited to 144 square feet, while the pole sign may not exceed 300 square feet.

Onsite Parking and Circulation
As proposed, the site improvements will include 20 parking stalls for passenger vehicles, two of which will be van-accessible in compliance with applicable laws. Additionally, bicycle parking will include two short-term racks and one long-term locker. 58 Three proposed driveways located on Cascade Boulevard and one proposed driveway between the existing McDonald’s parking lot to the south will provide access to the Project Site.

On Cascade Boulevard, the southernmost unrestricted driveway will give entry to the convenience store and the standard 4-dispenser gas island. The four fueling stations can service up to eight cars simultaneously, and there are 20 parking spaces, allowing for a maximum of 28 vehicles on site during peak times. The project is estimated to bring approximately 740 motor vehicles to the site daily.

On-street Circulation
Cascade Blvd. is a commercial collector serving the adjacent commercial properties and the future Mountain Gate Specific Plan development. Potential vehicle conflict may exist because of the proposed location of the 7/11 southern driveway and the immediately adjacent McDonald’s driveway. The distance between these driveways is approximately 20 feet, and both would provide complete turning movements (right turns in and left turns out).

During peak hours, vehicle queuing from the McDonald’s drive-through extends onto Cascade Blvd. As future traffic volumes increase on Cascade Blvd., the closely spaced driveways will likely increase turning and stacking conflicts. The recommended separation distance between commercial driveway entrances on a commercial collector street can vary depending on local land use patterns and specific roadway characteristics. While obtaining optimum driveway separation distance may not be possible given the existing development patterns, staff recommends reviewing the driveway location and a minimum distance of 40 feet between the two commercial driveways, if possible.

The other two driveways, designated exclusively for diesel fueling, will serve as entry and exit points, providing access to the 7-Eleven and the 2-lane diesel station island. Trucks can utilize the fueling island or follow a driveway route for entry and exit of the site at the future controlled intersection of Wonderland Blvd. and Cascade Blvd. The roundabout truck route incorporates an area that will be left open for tree preservation and stormwater infrastructure. A box culvert or buttress/slab ‘bridge’ is proposed under the northern section of the truck roundabout. This will act as an outlet for the interior drainage area. Additionally, two designated truck parking spaces are located in the site's northeast corner.

A break in pavement and a row of shrub plantings will delineate the boundary between vehicles accessing the standard fueling area and those entering the diesel fueling area.

Directional arrows and parking lot striping, adhering to City standards, will be provided throughout the site to guide vehicle circulation, along with appropriate signage. A "Diesel Entry Only" sign will be placed at the entrance to the diesel fueling island from Cascade Boulevard, and two "Unauthorized Vehicles" signs will be placed at the southernmost driveway onto Cascade Boulevard and the driveway between the standard vehicle gas island and the existing McDonald's. A red curb with white "no parking fire lane" markings demarcates the northern boundary of the project site. Finally, 59 an "Exit Only" sign will be placed at the exit from the diesel fueling station, directing traffic towards Cascade Boulevard.

The current site plan has been developed to balance the need for tree preservation, minimize grading within the floodplain, and provide stormwater management. The diesel fueling island will be approximately 56 feet from the westerly property line (Figure 3). This arrangement would not provide enough space for truck queuing at the pumps without creating a conflict with Cascade Boulevard. The design provides a bypass lane around the pumps that drivers could utilize to avoid this conflict.

Figure 3
Conflicts with truck queuing and Cascade Boulevard traffic must be avoided. Staff are unclear how the applicant will achieve this. They may move the fueling island approximately 40-50 feet further east, thus allowing a queuing distance of one trucklength; however, this adjustment may result in unforeseen onsite conflicts. Another option may be to relocate the fueling island to a different area along the exit route or reverse the traffic flow. These options present similar challenges.

The applicant provided the most recent site design for staff review on May 20th. The submittal included an updated floodplain analysis, preliminary grading plans, preliminary utility plans, preliminary stormdrain analysis, site plan, building elevations, and photometric plans. Due to the short window to review the updated plans, staff 60 could not resolve these final circulation issues with the applicant before the public hearing.

If the commission approves the use permit, staff will continue coordinating with the development team to resolve this issue. When reviewing final site circulation designs, an emphasis will be placed on public safety, consistency with the CEQA findings and mitigations, CoSL standards, and use permit conditions of approval. Staff would consider modifications to the fueling island a minor modification to the approval (not requiring PC review), unless the change creates a new, unforeseen impact or conflict. If a resolution to the Cascade Boulevard conflict cannot be resolved through site design to the satisfaction of the city planning and engineering team, and consistent with this approval, the applicant may appeal the decision of staff to the planning commission.

Landscaping/Trees
Landscaping is proposed throughout the Project Site, including along the outer edges of the proposed pavement and in small islands within the parking areas, as shown in the preliminary landscape plans. In addition, an open area in the central portion of the Project Site would remain unpaved to preserve native trees and be enhanced with shrubs as part of the landscaping plan. A mixture of drought-tolerant and low-water-use trees and shrubs is proposed. Native trees such as California live oak (Quercus agrifolia) are included along the northern project boundary, adjacent to the Moody Creek riparian area. Chinese pistache (Pistacia chinensis) trees are proposed along Cascade Boulevard, and crepe myrtles (Lagerstroemia indica) are proposed within and adjacent to the parking area. Final species will be reviewed and modified as necessary.

SLMC Section 17.84.040A.4 requires “For commercial, industrial or multifamily residential uses, required yards adjoining public streets shall be landscaped to a depth of ten feet.” This proposal provides sufficient space for all required landscaping related to this code section. When a building permit is applied for, final landscape plans will be required to verify compliance with SLMC Chapter 15.10 – Water Efficient Landscaping.

The project site includes several mature trees, some of which will be removed to accommodate the proposed development. In accordance with SLMC §12.36.050, the applicant has submitted a tree removal plan identifying the trees to be removed and proposing mitigation measures, including the planting of replacement trees at a ratio of 3:1. The proposed landscaping plan incorporates drought-tolerant species and native trees, contributing to the urban forest and aligning with the goals of the Tree Conservation Ordinance. The replacement plan indicates 11 trees will be removed, and 33 will be planted.

According to SLMC Section 12.36.100 and 070, this site must have two trees for every 1,000 square feet of floor area for commercial purposes, as well as two trees for every 20 parking spaces. With a commercial building of 4,761sf, a parking area of 20 spaces, 12 trees are required to meet the planting standard. These planting requirements will be met per the preliminary landscape, tree removal, and replacement plans (Attachment B).
61 ABC
The proposed project requires approval for type 20 alcohol sales, including beer and wine, which would be issued by the Department of Alcoholic Beverage Control (ABC).

ABC's decision is informed by factors such as the concentration of licenses and proximity to sensitive uses.

Concentration
ABC releases the Census Tract Authorizations (CTA) report to help evaluate license distribution. This report outlines the quantity of alcoholic beverage licenses granted per census tract throughout the state and is utilized by ABC to establish the number of licenses assigned in each census tract relative to these county-wide population ratios:

On-Sale Licenses: One license per 2,000 residents.

Off-Sale Licenses: One license per 2,500 residents
The 7-Eleven project is located within census tract 117.03, which is generally bounded to the south by Shasta Dam Boulevard and is between Shasta Park Drive and I-5.

According to the CTA ratios, this census tract could support five off-sale licenses (type 20) without being overconcentrated. Using the ABC data and after reviewing the mapped information, it was determined that approval of this license would exceed the ABC ratio by one license.

An area is considered overconcentrated when the number of existing licenses in a census tract exceeds the authorized number based on population ratios. In such cases, new license applications may be denied unless the applicant can demonstrate that the issuance of the license would serve public convenience or necessity. In this case, issuing the type 20 license would be convenient for the public and compatible with surrounding uses, and staff do not believe overconcentration is a significant issue for this project.

Separation from Sensitive Uses
According to CA Business and Professions Code 23789 a and b, ABC is authorized to refuse the issuance of any retail license for premises near churches and hospitals, or within 600 feet of schools, public playgrounds, or nonprofit youth facilities. In addition to this provision, and according to California Code of Regulations, Title 4, § 61.4, the ABC may refuse to issue a license if a premises is within 100 feet of a residence.

If the location of a new license is within these separation distances, ABC may issue the permit if the applicant establishes that the business operation would not interfere with the individuals’ “quiet enjoyment” of their property.

The 7-Eleven location complies with the required separation distances. The nearest residence is located approximately 700 feet northwest of the site, and the closest school is approximately 950 feet northwest.
62 Infrastructure Improvements
Requirements for on-site and off-site infrastructure improvements are associated with all new development. Public improvements required for this project include the construction of curb, gutter, and sidewalk along the southern half of the property line adjacent to Cascade Boulevard. The remaining portion will be improved with only a curb and gutter. The applicant is also responsible for constructing the eastern half section of Cascade Boulevard along their frontage.

All on-site improvements will be finalized during the grading and building permit submittal. Improvements will comply with all applicable standards, mitigation measures, and conditions of approval. Proposed improvements are represented on the preliminary grading and utility plans and include items such as stormwater infrastructure, paving, and landscaping.

Grading
SLMC Chapter 15.08—Grading, Erosion, and Hillside Development regulates grading within the City of Shasta Lake. This ordinance must be reviewed, and a grading permit must be approved for the project.

The applicant submitted a preliminary grading plan demonstrating that the proposed grading will not adversely affect neighboring properties or natural drainage patterns.

Erosion control measures, such as silt fencing and sediment basins, are included to prevent off-site sedimentation during construction. Additionally, the project site is not located on a designated hillside area as defined in SLMC §15.08.020; therefore, the hillside development standards are not applicable.

Due to the gentle slopes of the Project Site, limited grading is required to accommodate the project. The overall approach of the grading plan is to work within the natural grade on the site where feasible and avoid adding fill into the 100-year floodplain. The grading limits affect approximately 2.24 acres of the site. In the central portion of the site is an area that will not be paved and is intended to preserve trees. A portion of this area will be graded to facilitate stormwater drainage to the north towards Moody Creek.

Stormwater will sheet flow through the open area and pass through either large box culverts or a buttress and slab ‘bridge’ that will allow sheet flow to pass below the proposed asphalt and into Moody Creek. There will be approximately 4,765 cubic yards (CY) of cut and 4,560 CY of fill; the excess 205 CY will be hauled off-site. This information is critical to the floodplain determination and will be verified throughout each project phase.

The initial grading plans reveal several inconsistencies, including grading that affects protected trees, potentially incorrect cut/fill details, and grading limits that intrude on Caltrans-owned property. These preliminary plans offer enough information to facilitate the project's conditional approval. City staff will evaluate the final grading and construction documents upon the applicant's submission of the grading permit application, ensuring compliance with all relevant standards, mitigation measures, and approval conditions.
63 Drainage/Hydrology
The proposed development will increase the amount of impervious surface and potential stormwater runoff. The project will accommodate stormwater runoff from the property to minimize the potential for flooding.

Two detention basins are proposed to capture, treat, and disperse stormwater runoff from the Project Site. The tributary drainage areas roughly follow the delineation of the diesel truck area in the north and the convenience store and vehicle fueling area to the south. These areas will drain to two detention basins at the eastern property boundary.

Sheet flow from the vegetated open space area in the central portion of the site will flow directly north through a box culvert into Moody Creek. The storage capacity required for capturing the runoff from a 100-year storm event was calculated to be 5,512 cubic feet. The ponds will have an available storage capacity of approximately 38,272 cubic feet. Planting small trees and shrubs along the edges of the detention ponds will provide visual interest and additional filtration benefits. The detention ponds are sized to accommodate 100-year storm flow volume and the treatment standards for the 2-year, 24-hour storm event.

City staff has reviewed the developer's preliminary drainage and hydrology report and determined that sufficient information has been provided to ensure the project can be constructed in compliance with applicable standards as conditioned by this approval.

Floodplain
Development of the project site is also regulated under the City of Shasta Lake Floodplain Management Ordinance (SLMC Chapter 15.04), which requires that development within the floodplain avoid increasing flood elevations and meet construction and drainage standards designed to minimize flood risk.

The project site is adjacent to Moody Creek, a defined drainage corridor that flows along the northern and eastern boundaries of the 3.07-acre site before entering a culvert beneath Interstate 5. According to the FEMA Flood Insurance Rate Maps (FIRM) referenced in the IS/MND (Appendix C), a portion of the site is situated within the 100- year floodplain associated with Moody Creek. (see Figure 4) The regulatory flood hazard area intersects the northern and northeastern portions of the site, with the remainder lying outside designated special flood hazard zones.

The applicant has submitted preliminary floodplain development information demonstrating that the project will not result in a net increase in flood levels during the base flood discharge. The project design includes stormwater detention basins sized to accommodate a 100-year storm event, ensuring that post-development runoff does not exceed pre-development conditions. The project will result in a net export of soil material from within the floodplain, and all structures will be constructed in compliance with the elevation and floodproofing requirements specified in SLMC §15.04.140. 64 Figure 4
65 The project has been designed to avoid adverse impacts to the floodplain by minimizing grading and ensuring no net increase in fill within the 100-year flood hazard area. Key features include:

Floodplain Avoidance and Grading Design
• The total grading area encompasses 2.24 acres of the 3.07-acre parcel. • There will be a net export of 205 cubic yards of earth material from the floodplain zone to avoid elevation increases or displacement of flood storage volume.

Open Space and Sheet Flow Protection
• A large central vegetated area is preserved as undeveloped open space to allow sheet flow and retain native vegetation.
• The area includes a subsurface box culvert or slab-bridge structure allowing unimpeded stormwater flow beneath a truck circulation route and into Moody Creek.
• The bridge/culvert design allows for unchannelized drainage consistent with natural overland flow paths, avoiding the creation of barriers or ponding.

Stormwater Detention Infrastructure
• Two stormwater detention basins are proposed to manage runoff from both the northern (diesel fueling area) and southern (convenience store and vehicle fueling area) zones.
• The detention basins:
o Capture and treat runoff from impervious surfaces.
o Are sized for a 100-year storm event.
o Meet MS4 Post-Construction Standards for the 2-year, 24-hour event. o Discharge to Moody Creek through energy-dissipating outlets.

Based on the IS/MND’s Section 4.10 (Hydrology and Water Quality) and Appendix C (Floodplain Analysis), the project’s potential impacts to floodplain function were evaluated as follows:

Impact Area Analysis and Conclusion
Base Flood
Elevation
No increase in base flood elevation is expected; net grading impact reduces fill within the floodplain.

Flood Storage
Volume
Preserved open space and exported fill result in no loss of flood storage volume.

Hydraulic
Conveyance
Stormwater features and sheet flow culverts ensure natural flood conveyance is preserved.

Runoff Rates/Peak
Flow
Post-development runoff rates will not exceed pre-development rates due to detention basin design.

Flood Risk
The project does not expose people or structures to a significant flood hazard. The infrastructure complies with SLMC §15.04.140 requirements for protection from flood damage.

Regulatory Compliance
Pursuant to the City’s Floodplain Management Ordinance (SLMC §15.04.120–15.04.140):
66 • The project meets the definition of “development,” requiring a floodplain development permit (SLMC §15.04.030).
• The grading and stormwater plans avoid encroachments that would increase base flood elevation.
• New construction is located outside the floodplain or adequately elevated and floodproofed per SLMC §15.04.140(B).
• Open space and detention areas provide effective mitigation against localized flooding impacts.

The proposed 7-Eleven project is compliant with CEQA and SLMC floodplain regulations.

Through conscientious site planning, open space preservation, and engineered stormwater management, the project avoids adverse modification of the 100-year floodplain, does not increase flood risk to adjacent properties, preserves Moody Creek's natural drainage characteristics, and implements best practices for hydrologic safety and low-impact development.

To ensure the final plans are consistent with the intention of this use permit approval, the city will require a peer review of the floodplain determination based on the final construction plans and supporting information.

General Plan Consistency
The proposed Project is consistent with the City’s General Plan by supporting the adopted goals, objectives, policies and implementation measures including but not limited to the following:
a. POLICY-LU-3.10 Work to protect important natural resource areas and the scenic beauty of mountains and rolling hills around the City as the community develops. For new development located along existing creeks and streams, incorporate bank naturalizing approaches for channeled sections as a means of creek and stream restoration where appropriate. b. IMPLEMENTATION-CIR-4.4 The City will require development projects to construct all needed on- and off-site street improvements at the time of property development…
c. POLICY-CON-3.3 Use riparian and wetland buffers (non-development setbacks) to preserve existing riparian vegetation through the environmental review process and require minimum setbacks. Specific setbacks and widths should be determined on a case by case basis with input from resource agencies, including the California Department of Fish and Wildlife. d. POLICY-CON-3.4 Continue protecting and managing urban forests in the City to enhance beautification and conservation efforts to the greatest extent possible, in particular by: - Maintaining existing City trees with regular scheduled service. - Planting new trees to replace ones that were removed and extending tree canopies where possible. - Requiring tree plantings in new developments on streets and in parking areas. - Working with 67 commercial parking lot owners to enhance tree canopies. - Using volunteer groups and property owners to enhance tree canopies.

Environmental Clearance
California Environmental Quality Act (Public Resources Code):

The City as lead agency under the California Environmental Quality Act (CEQA) has prepared a Mitigated Negative Declaration (MND) and supporting Initial Study for the project. It has provided public notice in compliance with Title 14, Chapter 3, Sections 15072 and 15073 of the California Code of Regulations. The Planning Commission adopts a MND pursuant to Section 15070 et seq. of the California Code of Regulations, Title 14, Chapter 3 (California Environmental Quality Act Guidelines).

Notice of the availability of the Mitigated Negative Declaration/Initial Study was provided for public and agency review as required by law. The notice of availability was also posted with the State Office of Planning and Research CEQA Clearinghouse. The MND/Initial Study, comments received on the MND, and specific responses to relevant comments, are provided in the attachments to the IS/MND.

Public Hearing Notice/Comments/Correspondence Received:

The project was noticed as required by state law for the June 5th Planning Commission hearing. No comments were received. The attached resolution incorporates conditions that require compliance with permitting and other standards of City departments and outside agencies.

The project was publicly noticed per CEQA and State Planning and Zoning Law.

Responsible and Trustee agencies, City departments, and the public have reviewed the project and provided comments. Responses to any public or agency comments submitted to the Development Services Department have been addressed in the project where appropriate.

Planning Commission Options
The Planning Commission has several options concerning the applicant’s request at this time:

1. Approve the Use Permit. The Planning Commission may take action to approve the use permit by adopting the attached Resolution of Approval, as presented or as amended by the Planning Commission.

2. Continue action in order to obtain additional Information or make significant changes to the resolution. The Planning Commission may desire additional 68 information or require further investigations. The Commission has the option to continue the matter to a certain future date in order to accomplish these efforts.

3. Deny the Use Permit. The Planning Commission may determine, after hearing testimony during the public hearing and based on the information in the record, that the required findings for approval cannot be made, and choose to deny the use permit. A denial must be based on specific findings that the proposed use would be detrimental to the public health, safety, and welfare. This will require that the item be returned to the Planning Commission following modification of the resolution and the findings in the resolution to reflect the Commission decision.

Enclosed:

Attachment A: Planning Commission Resolution and attachments Attachment B: Plans (Landscape, Site Plan, Preliminary Grading, Tree Preservation, Photometric)
69 Staff Report Attachment A
70 RESOLUTION NUMBER PC 2025-XX
___________________________________________________________________________

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SHASTA LAKE APPROVING USE PERMIT NUMBER 23-03 FILED BY VAI,
TO ESTABLISH A 7-ELEVEN FUELING STATION AT 1661 CASCADE BLVD, ASSESSOR’S PARCELS 007-390-031, 036, 038, AND 039
___________________________________________________________________________ WHEREAS, the Planning Commission of the City of Shasta Lake considered Use Permit application number 23-03 filed by VAI for the property identified as Assessor’s Parcel Numbers 007-390-031, 036, 038, AND 039, 1661 CASCADE BLVD, in accordance with Chapters 17.90, and 17.94 of the City of Shasta Lake Municipal Code; and, WHEREAS, City Staff used the following information for review: Planning Application (8-17-21), Exterior Elevations (1-19-2025), Preliminary Grading & Drainage Plan (5-15-2025), Preliminary Utility Plan (5-15-2025), Preliminary Storm Drain Analysis (5-19-2025), Preliminary No-Rise Memo (5-15-2025) Traffic Analysis (6-2-2024) Photometric Plan (5-19-2025), Preliminary Landscape Plan (5-16-2025), Preliminary Tree Removal and Replacement Plan (5-16-2025), Final Initial Study/MND (May 2025); and,
WHEREAS, the Interim Zoning Ordinance Schedule 3.05.C-1 allows a Gas Station of this size to be established in this district if a use permit is approved by the Planning Commission permitting such activity; and,
WHEREAS, the Planning Commission reviewed the staff recommendation for adoption of the initial study/mitigated negative declaration; and,
WHEREAS, the proposal was noticed in the Shasta Lake Bulletin and notices were given to surrounding property owners as required by the City of Shasta Lake Municipal Code; and WHEREAS, on June 5, 2025, the Planning Commission held a duly noticed public hearing to obtain testimony and consider the proposed use.

NOW, THEREFORE, the City of Shasta Lake Planning Commission:

A. Makes the following findings:

1. State Planning and Zoning Act
The Use Permit's approval is consistent with both the General Plan and Zoning Ordinance, as required by the State Planning and Zoning Act.

As conditioned, the use is consistent with the purposes, intent, and provisions of the Shasta Lake General Plan and Zoning Code. The Interim Zoning Code designates this property as Commercial (C), and by the General Plan as Commercial, with a Natural Resources overlay. The Interim Zoning Code allows the Planning Commission to grant the use of the property for a Gas Station of this size with the approval of a Use Permit, subject to the required findings. 71 2. California Environmental Quality Act (Public Resources Code) The City as lead agency under the California Environmental Quality Act (CEQA) has prepared a Mitigated Negative Declaration (MND) and supporting Initial Study for the project. It has provided public notice in compliance with Title 14, Chapter 3, Sections 15072 and 15073 of the California Code of Regulations. The Planning Commission adopts a MND pursuant to Section 15070 et seq. of the California Code of Regulations, Title 14, Chapter 3 (California Environmental Quality Act Guidelines).

Therefore, the Planning Commission;
a. Adopts the IS/MND and Mitigation, Monitoring, and Reporting Program for the 7-Eleven project; and,
b. Declares the initial study did not identify any significant effects on the environment which would result from the proposed project, as it is consistent with the Land Use Element of the General Plan, and the Final Environmental Impact Report prepared for adoption of the General Plan

3. Adopts the following findings pursuant to SLMC Chapter 12.36 Tree Conservation:
a. The condition of the trees, with respect to disease, form, general health, damage, public nuisance, danger of falling, proximity to existing structures, interference with utility services, good forestry practices, or damage to existing sidewalks and driveways, warrants their removal. b. The preservation of all trees unreasonably restricts the economic potential of the property upon which the trees are situated. c. The set-aside area is particularly suitable for the planting and/or natural regeneration of replacement trees required to be planted by the developer.
d. Trees proposed for removal interfere with utility services or streets and highways either within or outside of the subject property, and no reasonable alternative to such interference exists other than removal of the tree(s).
e. Construction proposed within the drip line of any tree will not cause harm or damage to such tree and any construction on the property can be accomplished without endangering the health of the remaining trees on the subject property.
72 f. Tree removal as proposed will not result in soil erosion through the diversion or increased flow of surface waters that cannot be satisfactorily mitigated.
g. Tree removal will not result in the degradation of any scenic resource and will not substantially degrade the existing visual character or quality of the site or its surroundings.

B. Approves Use Permit 23-03 for the following listed uses. The Development Services Director may approve minor modifications. Any substantial revisions will require either an amendment to this permit or a new use permit.

1. The project description contained within the associated application and staff report will constitute the use that is allowed by this Use Permit:

Construction and operation of a 7-Eleven convenience store and fueling station, including a four-dispenser passenger vehicle gas island, a three-dispenser diesel truck fueling island, and associated site improvements on approximately 3.07 acres.

C. The use is subject to the following conditions of approval, which shall be satisfied prior to commencement of the use unless otherwise noted. The Applicant shall remain in compliance with all conditions of approval throughout the life of the use.

1. The requirements of the California Buildings Standards Code, the California Fire Code, and the Shasta Lake Municipal Code are to be met with all projects. The requirements of all governmental agencies having jurisdiction, including obtaining any other permits related to the construction or use of the property that are not governed by this approval, shall be met. The permittee is responsible for contacting the offices of the Shasta Lake Development Services Department, Shasta County Environmental Health, and the Shasta Lake Fire Protection District before commencement of construction or use on the site to verify compliance with this condition.

2. If at any time the Development Services Director or his/her designee finds that one or more grounds exist for revocation of the Use Permit, revocation proceedings may be initiated in accordance with applicable provisions of the Shasta Lake Municipal Code.

PLANNING

3. In accordance with the Shasta Lake Municipal Code, the entitlement authorized by this permit shall automatically expire 2 years from the date of approval in the 73 case of use permits or other discretionary entitlement without further notice or action by the City, unless any of the following occurs:
• A building permit has been issued and substantial construction has occurred as determined by the Development Services Director or designee.
• The use of the property specifically authorized by the entitlement or permit has been actively and substantially commenced as determined by the Development Services Director or designee.
• Approval of the entitlement or permit has been extended by the approving authority. An extension of time may be granted if the permittee shows reasonable cause for the extension. Reasonable cause exists if the permittee shows that circumstances beyond their control have prevented them from taking sufficient action to effectuate the permit or other approval.

4. A city business license shall be obtained and maintained by the applicant.

Abandonment of the related commercial cannabis permit(s) shall constitute grounds for revocation of this use permit pursuant to Municipal Code Section

05.05.140(C).

5. All mitigation measures which are established pursuant to the requirements of the California Environmental Quality Act for a project shall, by reference herein, also be considered conditions of this approval and any related approvals, permits, or entitlements issued by the City of Shasta Lake.

6. Prior to issuance of a grading or building permit, architectural and site plans shall be reviewed and approved by the Development Services Director or his/her designee to ensure compliance with Shasta Lake Municipal Code Chapter 17.84 General Development Standards, including Section 17.84.005 Design and Architectural Objectives.

7. All trash enclosures shall be located and constructed in accordance with the provisions of Shasta Lake Municipal Code and the design criteria as established in Section 17.84.005 of the Shasta Lake Municipal Code. Trash and recycling enclosure(s) shall be provided as depicted on the approved site plan unless modified by the approving authority.

8. All parcels shall be consolidated to accommodate the project on a single parcel

9. The locations of the driveway(s) serving the passenger fueling area will be adjusted to prevent conflicts with the McDonald’s entrance on Cascade Boulevard. A minimum of 40 feet of separation between the project entrance(s) and the McDonald’s entrance, or an alternative method approved by the City Engineer, will be implemented to achieve this objective.

10. Queuing of vehicles may not extend beyond the property boundaries.

11. The diesel fueling area shall be modified to accommodate onsite vehicle queuing, to the satisfaction of the City Engineer.
74 12. All final plans shall conform to the requirements of this approval as described in the project staff report and resolution.

13. The project shall provide a minimum of two short-term bicycle racks and one longterm locker

14. On-site wayfinding signs will be installed as indicated in the staff report and supporting information.

ENGINEERING
Streets & Traffic

15. Prior to Grading and Encroachment permit approval, the applicant shall update and provide recommendation of Level of Service (LOS) and Vehicle Miles Traveled (VMT) for the final proposed development using the latest Institute of Transportation Engineers (ITE) Trip Generation Manual and Office of Planning and Research (OPR) to the satisfaction of the City.

16. Public streets shall be designed in accordance with the City of Shasta Lake Construction Standards (COSLCS). Applicant shall construct typical sections of Cascade Blvd.
 Construction for the eastern ½ section of Cascade Blvd along the project frontage per the City of Shasta Lake Construction Standard (COSLCS) 112.40 (84’ R/W, 64’ curb face to curb face).
 Vertical curb, gutter, and sidewalk (width to match adjacent existing sidewalk, not less than 5’ minimum) along the project frontage in accordance with COSLCS 131.10. Sidewalk north of the middle driveway may be omitted. Existing curb, gutter & sidewalk on the south portion of the property shall be replaced per COSLCS.
 Placement of all necessary signage and pavement delineation per the MUTCD, LOS analysis, and to the satisfaction of the City Engineer.

17. The Cascade Blvd. over Moody Creek Bridge is expected to be removed and replaced in 2026. The vertical profile (of the new bridge) will be raised approximately 3 feet with the conforms extending approximately 155’± south on Cascade Blvd. The applicant will work with the City and the City’s bridge consultant to determine the final layout of the horizontal and vertical frontage improvements and staging to be consistent with the new profile of the future bridge.

18. The Commercial Center Safe Routes to School project is expected to be constructed in 2026. The project will be across Cascade Blvd. from the 7-Eleven site. Coordination with the City and the City’s Consultant of striping, layout & lining up of access driveways may be necessary.

19. The applicant shall install streetlights per COSL Electrical Standards. Location to 75 be determined by the City Engineer.

20. Applicant or Contractor shall obtain an encroachment permit from the City prior to any work being performed in the public right-of-way.

Wastewater

21. The owner shall grant the City an access easement in the northwest corner of the development for the City to access the sewer lift station. The size of the easement will be determined by the City Engineer.

Stormwater

22. The owner, applicant, or developer shall prepare and submit a floodplain development application to the city for approval.

23. Prior to issuance of a grading permit, the developer shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and secure a Construction General Permit from the Regional Water Quality Control Board.

24. Prior to improvement-plan approval, the developer must obtain approval for management of stormwater peak flows in accordance with the Shasta Lake Municipal Code, City Council Policy and the specifications of the City Engineer.

Such measures must address impacts from the 10-, 25-, and 100-year-storm events. Projects must address peak flows to maintain predevelopment levels at all locations downstream of the project. A drainage report must 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. (Standard Condition)

25. Storm-drain facilities must be designed consistent with the requirements of City Construction Standards, the City of Shasta Lake Storm Water Management Plan, and the City of Shasta Lake Phase II NPDES Permit issued by the California Regional Water Quality Control Board. Project design must incorporate Best Management Practices (BMPs) to minimize stormwater pollution, both during construction and over the project's life. Should the maintenance costs of the longterm pollution-control measures within the public right of way or easements exceed typical storm-drain-management costs, such costs must be borne by the project by participation in a landscape maintenance district, establishment of an escrow account, or by other City accepted financing mechanism.

26. Developer shall prepare a “No-Rise” Certification report per the FEMA Guidelines.

Water Utility

27. Water facilities shall be constructed according to COSLCS. Potable water and irrigation shall have separate services and meters.

76 28. The existing waterline adjacent to the project is a 4” line. The applicant shall prepare an engineer’s report with modeling showing that the existing water line is adequate to provide water for fire, potable, and landscape irrigation.

STANDARD CONDITIONS

29. All trash enclosures shall be located and constructed in accordance with the provisions of Shasta Lake Municipal Code and the design criteria as established in Section 17.84.005 of the Shasta Lake Municipal Code. Trash and recycling enclosure(s) shall be provided as depicted on the approved site plan unless modified by the approving authority.

30. Vegetation slash resulting from land clearing and grading activity shall not be burned onsite and shall be disposed of in a lawful method (such as chipping).

Permittee shall dispose of any vegetation slash cleared for construction and/or land development purposes prior to the filing of the Parcel/Final map OR issuance of a Certificate of Occupancy as applicable. All brush piles shall be abated or removed prior to commencement of the next fire season.

31. All existing landscaped areas, and/or landscape areas shown on the approved landscape plans shall be properly and continuously maintained. Maintenance includes providing an operational, automatic irrigation system where needed; weeding; replacing dead and missing plant materials; mowing lawns; pruning; and other maintenance measures as required to keep all planted areas neat, healthy, and attractive.

32. This project is subject to, and shall comply with, all applicable provisions of the Shasta Lake Municipal Code including SLMC Chapter 15.10 “Water Efficient Landscaping”. The required Landscape Documentation Package shall accompany the building permit application

33. All new freestanding and building-mounted signage shall comply with all applicable provisions of the Shasta Lake Municipal Code, including Section

17.84.060.

34. The permittee shall note that pursuant to Chapter 13.08 of the Shasta Lake Municipal Code, 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 mitigate the project’s fair share of cumulative impacts to the City’s transportation, fire protection district, water, wastewater, and parks infrastructure systems. The improvements are based on those improvements necessary to accommodate new development under the City’s General Plan. The Permittee/applicant is hereby notified that he/she has the right to protest/appeal the imposition of any of these fees or fee amounts. Any protest/appeal shall comply with the provisions of Government Code Section 66020(a) and Section

13.08.070.E.11, as applicable.

35. In accordance with the requirements of the Shasta Lake Municipal Code, groundand 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 77 accomplished using parapet walls on the building, roof wells, screen walls or other measures approved by the City that are architecturally compatible with the building. Exhibits or other information necessary to determine compliance with this requirement shall be submitted with the building permit application.

36. In accordance with Chapter 17.84.050, Lighting, of the Shasta Lake Municipal Code, any new building-mounted or freestanding exterior lighting shall be designed, located, directed, and shielded in such a manner to prevent objectionable light at, and glare across, property lines. A lighting detail/photometric plan demonstrating how this requirement is being satisfied shall be submitted with the building permit application when required by the Director.

37. The Permittee shall implement the following Standard Mitigation Measures (SMMs) from the City’s Air Quality Element during any activity involving ground disturbance, grading, or clearing. Temporary modifications to these requirements during construction are at the sole discretion of the City:
a. Suspend all grading operations when winds, as instantaneous gusts exceed 20 miles per hour or as directed by the Shasta County Air Quality Management District (AQMD).
b. Water active construction sites at least twice daily, or as needed to control fugitive dust as directed by the Public Works Department or Building Department if on-site.
c. Apply non-toxic soil stabilizers according to the manufacturer’s specifications to all graded areas that will be inactive for 10 days or more. d. When construction activity occurs during wet weather, install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. Prior to the issuance of any clearing or grading permits, locations of wheel washers shall be identified and approved by the City.
e. If visible soil materials are carried onto adjacent paved roads, sweep streets at the end of the day.
f. Cover trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet of freeboard (minimum vertical distance between the top of the load and the top of the trailer), in accordance with the requirements of California Vehicle Code Section 23114.
g. Re-establish ground cover on the construction site through seeding and watering prior to final occupancy.

38. During construction, the Permittee shall comply with the following noise threshold periods established for construction activities.:
a. Monday through Friday: 7:00 A.M. – 7:00 P.M.
78 b. Saturday: 8:00 A.M. – 5:00 P.M.
c. Sunday: No construction activities allowed.

Construction activities shall not occur outside of the following time limits unless approved by the City pursuant to documented special circumstances. Special circumstances include the need to complete construction along public roadways or within public utility easements to ensure continued services or public safety.

The City must approve such exceptions prior to the commencement of the work.

39. If during the course of construction or pre-construction activities on the site any archeological, historical, or paleontological resources are uncovered, discovered, or otherwise detected or observed, all earthwork and /or construction within one hundred feet (100’) of these materials shall be stopped immediately, the City shall be notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, in consultation with other affected parties such as local Native American groups, shall conduct a review of the materials. Site work and construction in the area shall not occur until the archaeologist has had an opportunity to evaluate the significance of the find and outline appropriate mitigation measures deemed necessary to provide protection of the materials and/or the site.

40. Should any human remains be found during project construction, construction within 100 feet of the discovery shall stop immediately, and the discovery shall be immediately reported to the County Coroner. Construction shall not proceed until the County Coroner has determined that such construction will not further impact human remains.

41. Prior to issuance of a Certificate of Occupancy tree planting is required for per the tree removal and replacement plan.

42. Prior to the issuance of grading permits or commencement of any land clearing work necessary to install improvements, the Permittee shall provide to the City a final count of protected trees to be removed. Tree removal shall be based on the approved tree removal and replacement plan.

43. A plan checking and inspection fee deposit is required at the time project improvement plans or final maps are submitted for review. The fee(s) shall be based on the City’s most recently adopted fee schedule.

44. Following the completion of public improvements OR issuance of a Certificate of Occupancy, the Development Services Director, or designee, will determine the cost of improvement and map plan checking and City inspection services, and will advise the permittee thereof. If the amount exceeds the amount deposited with the City, the permittee shall pay the balance due to the City prior to issuance of the Certificate of Occupancy. If the actual cost is less than the estimate, the City will refund the overpayment to the permittee.

45. 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 City of Shasta Lake. These plans shall be in substantial conformance with Shasta Lake Municipal Code (SLMC) Title 79 15.08 and/or 16.16. Modifications to this requirement are at the sole discretion of the City.

46. Prior to any land clearing or grading work, the Permittee shall obtain a Grading Permit from the Development Services Department and submit a grading, drainage and erosion control plan, prepared by a licensed civil engineer or other licensed professional as authorized by the California Business and Professions Code, for approval by the City in accordance with Shasta Lake Municipal Code Chapter 15 and Appendix Chapter 33 of the adopted California Building Code.

Modifications to this requirement are at the sole discretion of the City.

47. All public improvements proposed by the Applicant or required through project conditions of approval shall be completed in compliance with the time schedule set forth in the conditions of approval; if no time schedule is provided, then the improvements shall be completed no later than prior to approval for building occupancy, or commencement of the use, as applicable. The Permittee may request a public improvement agreement in order to schedule the timing of completion of required public improvements. As a condition of any such agreement, the City shall require the Permittee to guarantee the completion of construction of said improvements and the performance of the improvements for one year from the date of filing of the final map, commencement of the use or building occupancy, by furnishing a financial guarantee or performance bond.

Acceptance of the form of such security is at the sole discretion of the City.

48. An encroachment permit is required for any work being performed in the public right-of-way or within City easements. The encroachment permit shall be obtained prior to the commencement of any work.

49. The Permittee is 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 Shasta Lake Electric Utility for work performed to support the project.

50. Electric-supply facilities shall be furnished and installed in accordance with the City’s Service Policy in effect at the time the Permittee’s plan is approved by the City.

51. Record improvement plans reflecting the as-constructed improvements with the Engineer’s Declaration shall be submitted in conformance with Shasta Lake Municipal Code requirements for all projects, except where the requirement is waived by the City Engineer. Record plans shall state that they are RECORD and shall be submitted in both hardcopy and digital formats, with hardcopy drawings submitted at full size on 24” x 36” Mylar. Digital drawings shall be submitted in both AutoCAD (.dwg) format and Portable Document Format (.pdf). The plans shall also be provided in a City GIS compatible electronic format and indicate the location of all public and private utilities within the boundaries of the project.

52. Prior to issuance of building permits or final approval of improvement plans, drainage plans shall be submitted to the City Engineer for review and approval.

Required storm drainage facilities shall be sized and installed in accordance with 80 the improvement plans as approved by the City Engineer, and in accordance with the construction standards of the Public Works Department.

53. All development sites shall be graded, or alternative measures implemented, to ensure that no post-construction increases in site drainage crosses property lines.

All post-construction development drainage shall be directed to a city street or other facility via City Engineer approved stormwater conveyance. Modifications to this requirement are at the sole discretion of the City.

54. Prior to improvement-plan approval, the Permittee shall prepare a Drainage Study in accordance with the Shasta Lake Municipal Code, City Council Policy and the requirements of the City Engineer. The Drainage Study shall address impacts from the 10-, 25-, and 100-year-storm events. Projects shall address peak flows to maintain predevelopment levels at all locations where drainage flows exit the project. The Drainage Study shall be stamped and signed by a registered Civil Engineer and provided to the City at the time of submittal of project improvement plans.

55. Storm-drain facilities shall be designed in accordance with the requirements of City Construction Standards and good design practice. Project design shall incorporate Best Management Practices (BMPs) to prevent the pollution of stormwater, both during construction and over the life of the project. Should the maintenance costs of the long-term pollution-control measures within the public right of way or easements exceed typical storm-drain-management costs, such costs shall be borne by the project through participation in a landscape maintenance district, establishment of an escrow account, or by other Cityaccepted financing mechanisms.

56. Projects that include ground disturbance on one (1) or more acres shall comply with the State Water Quality Control Board’s Construction General Permit requirements. Copies of the required “Notice of Intent” (NOI) and “Storm Water Pollution Prevention Plan” (SWPPP) shall be submitted to the City Engineer prior to commencement of any site work. The SWPPP shall utilize the California Storm Water Best Management Practices Handbook for Construction Activities, the COSLCS, and other generally accepted engineering practices for sediment and erosion control.

57. The Permittee shall dedicate necessary easement and right-of-way along the property frontages of all public street(s) to the City of Shasta Lake for road and/or utility purposes. A minimum 5-foot-wide public-utility easement is also to be provided on the property adjacent to all public-road rights-of-way. All required right-of-way and/or easements shall be dedicated to the City of Shasta Lake, and shall be recorded prior to issuance of any building permits for the project site.

58. Sewer lines, waterlines, electric-service facilities; drainage facilities; necessary electric- and public-service easements, and street dedications as applicable to the project, are to be provided in accordance with the Shasta Lake Municipal Code, and as specified by the City Engineer.

59. The permittee shall extend sewer and water lines, electric substructures and conduits, and other City utilities necessary to serve the property and too provide 81 logical extensions of service through the property boundaries to adjacent properties as required by the City.

60. All utilities within the project, including, but not limited to, electric, cable television, and phone, shall be installed underground.

61. Extensions of any gas facilities will require utility easements or right-of-way to PG&E. The project Permittee shall be responsible for satisfactory clearing of all vegetation in the route that is approved for use by PG&E.

62. Per State law, the Permittee shall contact Underground Service Alert (USA) a minimum of two working days before the commencement of any permitted clearing, grading, digging, or excavation.

63. All construction work shall conform to the City of Shasta Lake Construction Standards (COSLCS).

64. No private building, fences, structures or other permanent improvement are allowed within public utility easements.

65. The California Green Building Code Section 5.304.2 requires a separate water meter and water service for irrigation of landscape areas when a commercial project includes more than 1,000 square feet or 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.

66. The Permittee is 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 Shasta Lake Electric Utility for work performed to support the project.

67. After the initial review of improvement plans by the City, the Permittee shall consult with the Electric Utility (SLEU) for preparation of an electric-service plan.

A copy of the approved electric-service plan shall be incorporated into the final improvement plans.

68. Electric-supply facilities shall be furnished and installed in accordance with the City’s Service Policy in effect at the time the Permittee’s plan is approved by the City.

69. Pursuant to the Shasta Lake Municipal Code, streetlight(s) when required shall be installed at the owner’s expense, with the location to be determined by the City upon submittal of improvement plans.

70. Eave lines of any proposed structure shall be located outside of the limits of any public utility easement on the project site.

71. No trees or shrubs exceeding a mature height of 15 feet are allowed within the limits of any electric utility easement.
82 72. The Permittee shall not reduce the vertical clearance between the conductors of the City of Shasta Lake’s overhead transmission, distribution, or service lines and improved surfaces thereunder as set forth under General Order 95 of the Public Utilities Commission of the State of California.

73. The Permittee shall provide adequate protection for the City’s electric overhead and underground transmission, distribution and service facilities (poles, towers, boxes, and other equipment) by installing protective barriers when determined necessary by the City.

74. The Permittee shall pay the cost for the rearrangement, relocation, alteration or removal of any City electric or other facilities that is caused by project improvements, whether inside or outside of the development area, when such work is necessary to serve the project as determined by the City.

75. The Permittee and all future electric utility users on the project site are subject to the requirements of the “Electric Service System Rules and Regulations” pursuant to Shasta Lake City Council Resolution 16-20, as may be amended and applicable to the project.

76. In accordance with the requirements of the Shasta Lake Municipal Code, groundand 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 using parapet walls on the building, roof wells, screen walls or other measures approved by the City that are architecturally compatible with the building. Exhibits or other information necessary to determine compliance with this requirement shall be submitted with the building permit application.

77. The Permittee is 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 Shasta Lake Electric Utility for work performed to support the project.

78. The Developer shall install a Reduced Pressure Principal Assembly (RPPA) backflow prevention device prior to the commencement of use.

79. The RPPA shall be inspected by City Water Treatment staff after installation and annually thereafter.

Fire District

80. The main electrical disconnect for the building/facility shall be maintained on the exterior of the building. All main panels and sub panels shall be clearly labeled as to the circuits they control and the location of the panel that they are controlled by. If space within the building is divided from the overall building then each separate “unit” shall have an independent main electrical shutoff provided on the exterior of the building in addition to the main electrical disconnect.

81. No extension cords, multi-outlet strips, multi-outlet adapters, or similar devices or cords shall be used to permanently power equipment. “Permanent” is defined as the regular use in a specific location without unplugging from a receptacle and 83 storing the equipment when it is not in use. Underwriters Laboratory (UL) lists surge and spike protection may be used to protect sensitive equipment, provided the protection device is mounted to a fixed point and the cord is safely secured with approved devices out of the path of travel or other areas that may damage the cord.

82. Driveway within the development shall remain clear at all times. Overflow parking shall not prevent emergency vehicle access through the driveway or any access roadway, and excess vehicles or storage shall not present an extra hazard to this access driveway, structures, or vegetation.

83. A key safe shall be provided at a location pre-approved by the Shasta Lake Fire Protection District on the exterior of the building and shall be maintained with current keys as necessary to allow access to ALL areas of the building or any sub-units within the building. In addition to keys, this key safe may need to accommodate a binder or other documentation as to onsite hazards, with information to include hazard location, hazard response, and hazard mitigation measures on site and/or within the building and its systems. An application can be picked up at the Shasta Lake Fire Protection District offices at 4126 Ashby Court, Shasta Lake, CA 96019.

84. Portable fire extinguishers shall be posted per the currently adopted California Fire Code and any other applicable standards. All fire extinguishers shall have a current service tag dated within the last 12 months from a licensed fire extinguisher servicing company and shall be inspected monthly by site staff. The fire extinguishers shall be inspected and serviced according to current California Fire Code and CCR Title 19 requirements. Fire extinguisher shall be placed at a location near exits and any specific hazard as appropriate and this location shall be preapproved by the Shasta Lake Fire Protection District.

85. Any use of flammable or combustible liquids shall comply with the current California Fire Code. Only minimum quantities shall be kept on hand in an approved storage area.

86. No welding or cutting operations shall be conducted on site unless all applicable provisions of the current California Fire Code and applicable conditions of all other codes are met. Plans must be submitted and approved by the Shasta Lake Fire Protection District and the City of Shasta Lake prior to the start of work.

87. Storage and use of hazardous materials shall be in accordance with the current California Fire Code, CCR Title 19, and all other applicable federal, state, and local laws. If indicated by the current California Fire Code or California Building Code, construction requirements for the applicable H occupancy may be required.

Plans shall be submitted to S.L.F.P.D. for review and approval. Written approval by the S.L.F.P.D. shall be obtained by the business prior to the construction, storage, or use.

88. Structures and individual units within a multi-unit building shall be provided with street address markers that are located with respect to the nearest roadway so as to be clearly visible at all times. Address numbers and unit numbers (letters) shall be a minimum of four (4) inches in height, 3/8” stroke, reflectorized and shall 84 contrast in color with the background (Black on White, White on Black, or similar sharp contrast in color; NO brass, gold, silver, chrome or other polished finishes).

Unit numbers (letters) shall be clearly posted adjacent to or above the primary entrance door and rear access door to each individual unit within a multi-unit building. If sub units of this building occur the unit numbers shall be approved by the S.L.F.P.D. prior to assignment or use.

89. Rags, cloth, paper towels, or other items saturated with oil, solvent, or petroleum products or other flammable or combustible liquids or materials shall be kept in a metal can with a tight-fitting lid or cover.

90. Accumulations of wastepaper, combustible waste material, waste petroleum products, tires, or rubbish of any kind shall not be permitted to remain in the yard area, and all weeds, grass, and other combustible vegetation shall be removed from any storage area or the yard or parking area throughout the entire year. All vegetation shall be maintained in compliance with the vegetation maintenance s of the Shasta Lake Fire Protection District throughout the entire year.

91. The applicant will comply with PG&E requirements for the construction of gas facilities.

DULY PASSED AND ADOPTED this 5h day of June, 2025 by the following vote:

AYES:

NOES:

The MMRP,as presented in Table 1, describes the implementation and timing of mitigation responsibilities and standards, and verification of compliance for the mitigation measures identified in this environmental document. Monitoring responsibilities are maintained primarily by the City of Shasta Lake under this MMRP, as well as other applicable resource agencies. The implementation of all measures, once completed, would be reported (in writing) to the City, who would maintain mitigation monitoring records for the Proposed Project.

The components of the MMRP table are described below.
 Mitigation Measure: The mitigation measures are taken verbatim from the 2020 EIR.

Mitigation measures are assigned the same number as in the EIR.  Implementation and Timing: Identifies the timing for the implementation of each action.  Responsibility for Implementation: Identifies the authority responsible for implementing the mitigation measure.
 Responsibility for Monitoring: Identifies the authority responsible for monitoring implementation of the mitigation measure.
87 City of Shasta Lake 7-Eleven
MMRP 2
Table 1: Mitigation Monitoring and Reporting Program
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
Air Quality
AQ-1 The following measures shall be implemented to minimize short-term air quality impacts during construction. These measures shall be included in all grading and improvement plans and/or permits.
 During all construction activities, all architectural coatings applied shall contain a low content of VOCs (i.e., 100 grams/liter) as required by the California Green Building Code or Shasta County AQMD, whichever is more restrictive.
 All construction equipment shall be maintained and properly tuned in accordance with manufacturers’ specifications.
 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 ambient air quality standards. The timing and frequency of watering shall be determined by the City Engineer or Building Official.
 All unpaved areas (including unpaved roads) with vehicle traffic shall be watered periodically or have dust palliatives applied for stabilization of dust emissions.
 All on-site vehicles shall be limited to a speed of 15 miles per hour on unpaved roads.
 All land clearing, grading, earth-moving, or excavation activities on the project site shall be suspended if/when the City Engineer or Building Official determines that winds are causing excessive dust generation.  All material transported off-site shall be either sufficiently watered or securely covered to prevent a public nuisance.
 Paved streets adjacent to construction areas shall be swept or washed at the end of the day to remove excessive accumulations of silt and/or mud resulting from activities on the work site.
 Prior to final occupancy, the applicant shall re-establish ground cover on the construction site through seeding and watering.

Measure included in
contract documents and
incorporated during
construction
Construction Contractor City, Shasta County
AQMD
88 City of Shasta Lake 7-Eleven
MMRP 3
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
 Off-road construction equipment and other diesel-fueled construction vehicles shall not be left idling for periods longer than 5 minutes when not in use.

Trees and other vegetation cleared to accommodate the proposed project shall not be burned onsite and shall be disposed of in another lawful manner (e.g., chipping or mulching), as approved by the City.

Biological Resources
BIO-1 A qualified biologist shall conduct a pre-construction survey across the Project Site for special-status animals, including but not limited to, Crotch’s bumblebee, special-status bats, foothill yellow-legged frog, western spadefoot, and northwestern pond turtle.  For Special-Status Terrestrial and Aquatic Species: Once confirmed that no special status species are present, the installation of animal exclusion fencing shall be installed by the construction crew to separate the construction area from the riparian habitat and channels outside the Grading Limits. The fencing shall be constructed out of plastic weed cloth or construction fabric, shall be keyed into the ground, and shall be supported by stakes and wire mesh, as needed. Fencing shall also be opaque, three feet in height, and installed with a smooth material such that it cannot be climbed.
 For Special-Status Bats: During the preconstruction survey, the qualified biologist shall clearly mark the snags and trees that have potential for roosting bats. Removal of marked trees shall occur using a two-step process to allow bats the opportunity to abandon the roost prior to removal. The two-step removal process is as follows:
o Day 1: Remove small-diameter trees, brush, and non-habitat features of large trees (branches without cavities, crevices, or exfoliating bark) to create noise and vibration disturbance on the tree and to alter the air flow and temperature around the roost feature, thus encouraging bats to vacate roost features on their own. The tree shall then be left for 24 hours to allow the bats to move to another roost site. o Day 2: If bats may be in branches that can be removed from the tree and set aside, cut the branches off intact and set them upright against trees away from the Project area to allow any bats present to passively escape. Then, remove the remainder of the tree.

Prior to construction Qualified Biologist City
89 City of Shasta Lake 7-Eleven
MMRP 4
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
 If any special-status species are detected, construction shall be delayed, and the appropriate wildlife agency (CDFW and/or USFWS) shall be consulted, and project impacts and mitigation reassessed.

BIO-2 If construction activities would occur during the nesting season (typically February 1 through August 15), a pre-construction survey for the presence of special-status bird species or any nesting bird species shall be conducted by a qualified biologist within 500 feet of proposed construction areas. Nesting bird surveys shall be conducted no more than one week prior to the initiation of construction. If construction activities are delayed or suspended for more than one week after the pre-construction nesting bird survey, the site shall be resurveyed. If active nests are identified in these areas, CDFW and/or USFWS shall be consulted to develop measures to avoid “take” of active nests prior to the initiation of any construction activities. Avoidance measures may include establishment of a buffer zone using construction fencing or the postponement of vegetation removal until after the nesting season, or until after a qualified biologist has determined the young have fledged and are independent of the nest site.

No more than one week
prior to construction
Qualified Biologist City, CDFW and/or
USFWS as
necessary
BIO-3 Prior to construction, a qualified biologist shall identify and delineate a setback of 10 feet from the edge of the riparian tree canopy along Moody Creek. The setback shall be demarcated with orange construction fence, silt fence, or other high-visibility means. No construction staging, materials storage, earth moving, vegetation removal, or other disturbance shall occur within the identified setback Prior to and during
construction
Qualified Biologist,
Construction Contractor
City
BIO-4 For trees that cannot be preserved, a Tree Removal and Replacement Plan shall be prepared to identify trees for removal and preservation. Replacement trees or other mitigation shall be provided to compensate for the loss of a protected tree.

Replacement trees shall be provided in accordance with the standards provided in Section 12.36.070. Alternatively, in-lieu fee contributions shall be paid as provided for in Section 12.36.075.

Measure included in
contract documents and
incorporated into design
specifications
Project Applicant,
Construction Contractor
City
Cultural Resources
CUL-1 If archaeological resources are inadvertently discovered, all finds would be subject to CEQA guidelines 15064.5 and PRC 21083.2. Procedures for inadvertent discovery include the following:

As needed during
construction
Construction
Contractor, Qualified
Archaeologist/
Paleontologist
City
90 City of Shasta Lake 7-Eleven
MMRP 5
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
 All work within 50-feet of the find shall be halted until the significance of the find can be evaluated in accordance with NRHP and CRHR criteria by an archaeologist or a paleontologist, if the find is of paleontological nature.  If any find is determined to be significant, then representatives of the City of Shasta Lake shall meet with the archaeologist, or paleontologist, to determine the appropriate course of action. If necessary, a Treatment Plan shall be prepared by an archaeologist, or paleontologist, which outlines the recovery of the resource, analysis and reporting of the find. The Treatment Plan shall be submitted to the City of Shasta Lake for review and approval prior to resuming construction.
 All significant cultural or paleontological materials recovered shall be subject to scientific analysis, professional curation, and a report prepared by the professional archaeologist, or paleontologist, according to the current professional standards.

CUL-2 If human remains are encountered during construction activities, the City of Shasta Lake shall comply with Section 15064.5 (e) (1) of the CEQA Guidelines and PRC Section 7050.5. All project-related ground disturbance within 100-feet of the find shall be halted until the county coroner has been notified. If the coroner determines that the remains are Native American, the coroner will notify the NAHC to identify the most likely descendants of the deceased Native Americans. Project-related ground disturbance in the vicinity of the find shall not resume until the process detailed in Section 15064.5 (e) has been completed.

As needed during
construction
City, County Coroner City
Geology and Soils
GEO-1 If paleontological resources (fossils) are discovered during construction, all work within a 50-foot radius of the find shall be halted until a professional paleontologist can evaluate the significance of the find. If any find is determined to be significant by the paleontologist, the City shall meet with the paleontologist to determine the appropriate course of action. If necessary, a Treatment Plan prepared by a paleontologist outlining recovery of the resource, analysis, and reporting of the find shall be prepared. The Treatment Plan shall be reviewed and approved by the City prior to resuming construction.

During construction Construction
Contractor, Qualified
Paleontologist
City
Greenhouse Gas Emissions
91 City of Shasta Lake 7-Eleven
MMRP 6
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
GHG-1 The following measures shall be required to reduce the greenhouse gas emissions of the project, to the extent that they are applicable to the proposed appliances to be installed within the convenience store:
 In order to achieve compliance with off-street electric vehicle (EV) requirements in the most recently adopted version of CALGreen Tier 2, no fewer than four (4) EV capable spaces shall be installed.  CAPCOA Measure E-2: Require Energy Efficient Appliances. Require installation of Energy StarCertified appliances that exceed the energy efficiency of conventional appliances.
 CAPCOA Measure E-3-B: Require Energy Efficient Commercial Packaged Boilers. Require commercial packaged boilers with a higher energy efficiency than what is required by regulation.

Measure incorporated
into design specifications
Project Applicant,
Construction Contractor
City
Hazards and Hazardous Materials
HAZ-1 During construction, staging areas, welding areas, or areas slated for development using spark-producing equipment shall be cleared of dried vegetation or other materials that could serve as fire fuel. To the extent feasible, the contractor shall keep these areas clear of combustible materials in order to maintain a fire break. Any construction equipment that normally includes a spark arrester shall be equipped with an arrester in good working order. This includes, but is not limited to, vehicles, heavy equipment, and chainsaws.

The following measures shall be implemented to reduce impacts from hazardous materials during construction:
 Potentially hazardous materials, including fuels, shall be stored away from drainages and secondary containment shall be provided for all hazardous materials during construction.
 Vehicles and equipment used during construction shall be provided proper and timely maintenance to reduce the potential for mechanical breakdowns leading to spills.
 Maintenance and fueling shall be conducted in an area that meets the criteria set forth in the spill prevention plan.
 If contaminated soil and/or groundwater is encountered or if suspected contamination is encountered during project construction, work shall be Measure included in
contract documents and
incorporated into design
specifications. Prior to
and during construction.

Construction Contractor City
92 City of Shasta Lake 7-Eleven
MMRP 7
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
halted in the area, and the type and extent of the contamination shall be identified. A qualified professional, in consultation with the U.S. Department of Agriculture Forest Service (USFS) and the USEPA shall then develop an appropriate method to remediate the contamination. If necessary, a remediation plan approved by the USEPA shall be prepared and implemented for the duration of construction of the proposed project.

HAZ-2 Accidental Spill Prevention and Response Plan
 An accidental spill prevention and response plan shall be developed which will include a list of all hazardous materials used and/or stored on the project site during construction activities; appropriate information about initial spill response, containment, and cleanup strategies; and a list of appropriate City contact information. The plan shall require containment equipment and sufficient supplies to combat spills of oil or hazardous substances shall be on site at all times during construction.

Measure included in
contract documents and
incorporated into design
specifications.

Construction Contractor City
Hydrology and Water Quality
HYD-1 The following measures will be implemented to reduce impacts to water quality from operation:
 All stormwater runoff from parking and vehicle circulation areas will be treated prior to entering the stormwater drainage system and detention basin via bioretention facilities or catch basins with rechargeable, media-filled cartridges that trap particulates and adsorb pollutants from stormwater runoff such as total suspended solids, hydrocarbons, nutrients, metals, and other common pollutants.
 The gas station shall be equipped with catchment basins of sufficient size to contain small spills. At a minimum, the basin shall be large enough to contain what may spill when the delivery hose is uncoupled from the fill pipe. Any spilled fuel shall be removed and disposed of immediately.  The fueling station pad shall be graded to prevent runoff from flowing across the pad, or to a drain with an oil and water separator prior to connection to the sanitary system or a closed sump. This would isolate any fuel or oil contamination in the fueling station area from the stormwater system.

Measure included in
contract documents and
incorporated into design
specifications
Project Applicant,
Construction Contractor
City
93 NO PARKING

NO PARKING

DIESEL ENTRY ONLY EXIT ONLY
F RUL 12,000 GAL DSL 8,000 GAL PUL
F

STOP BAR STOP BAR
20,000 GAL
F 20,000 GAL DSL 7,000 GAL DEF
F CASCADE BLVD.

DEF

EXIT THIS SIDE ONLY
CLEARANCE 16'-6"

NO PARKING

DIESEL ENTRY ONLY EXIT ONLY
F RUL 12,000 GAL DSL 8,000 GAL PUL
F

STOP BAR STOP BAR
20,000 GAL
F 20,000 GAL DSL 7,000 GAL DEF
F
X
X
X
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X
X
X
X
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X
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X
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X X X X X X X
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X X

X X X X
X X
X X X

X X X X X X X

X X X X X X X X X X X X X X X X X X X X
CASCADE BLVD.

DEF

EXIT THIS SIDE ONLY
CLEARANCE 16'-6"

INSTALLATION BEGINS

UNTIL TANK DISPENSER PIPING

INITIAL MATERIAL STAGING AREA

DISPENSER PAD WORK STARTS

SECONDARY STAGING AREA WHEN

DISPENSER PAD WORK STARTS

SECONDARY STAGING AREA WHEN

HANDWASHING

PORTA POTTY/
DUMPSTER STAGING TR-22 TR-08 TR-07 TR-06 TR-04 TR-05 T-20 T-10 TR-11 T-12 TR-15 TR-16 TR-17 TR-19 TR-18 TR-23 TR-01 TR-02 TR-14 TR-13 TR-09 TR-25 Symbol Botanical / Common Name Kc Height Container Width LAVANDOLA STOECHESES Spanish Lavender 0.2 1 gallon 2-3' MUHLENBERGIA RIGENS Deergrass Low 3-4' 2-3' 1 gallon OLEA EUROPAEA 'MONTRA' Little Ollie Dwarf Olive Low 6' 6' 5 gallon SHRUBS AND GROUNDCOVERS Water Use/ 0.2 0.2 EXISTING INVENTORIED PROTECTED TREE - refer to Tree Inventory Table 2-3' LAGERSTROEMIA INDICA 'NATCHEZ' Natchez Crape Myrtle 24" Box Low 20' 0.2 20' 3 QUERCUS AGRIFOLIA California Live Oak 24" Box V. Low 40-60' 0.2 40-50'4 RHAPHIOLEPIS UMBELLATA 'MINOR' Dwarf Yedda Hawthorne Low 5-8' 5-8' 5 gallon 0.2 FICUS REPENS Creeping Fig Mod. 10-15' 3-6' 5 gallon 0.5 Low EXISTING TREE TO BE REMOVED - refer to Tree Inventory Table TR-12 MYOPORUM P. 'PUTAH CREEK' Creeping Myoporum Low 1' 5-10' 1 gallon 0.2 TR-11 EXISTING TREE - Not inventoried / not protected TOTAL PROTECTED TREE REMOVALS: 11 TOTAL PROVIDED REPLACEMENTS (3:1): 34 Symbol Botanical / Common Name Kc Height Container Width Water Use/Qty PLANTING LEGEND TREE LEGEND CERCIS OCCIDENTALIS Western Redbud 24" Box Low 25' 0.2 10-20' 13 KOELREUTERIA PANICULATA Goldenrain Tree 24" Box Low 40' 0.2 25-40'9 SAMBUCUS MEXICANA Blue Elderberry 15-gal Low 20' 0.2 10-20'5 TOTAL REQUIRED REPLACEMENTS (3:1): 33 PROTECT IN PLACE - REFER TO TREE PROTECTION GUIDELINES IN PROVIDED SPECIFICATIONS, SEE SHEETS LS1-8. DESIGN PROJECT MANAGER Sara Zoll Certified Arborist #PM-9608A [email protected] (951) 264-8195 H
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G r e g o r y P a u l Z o l l OR
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A T C O
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A L I F
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I C L EN Signature Renewal Date Date 5204
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RC
April 30, 2026
May 16, 2025
Landscape Dynamics
Landscape Architecture - Consulting
Water Management - Certified Arboriculture
(951) 264-4839
URBAN | ECOSYSTEM | SOLUTIONS 0' 30' 60'
Preliminary
Landscape Plan
DATE REVISION ISSUE DATE: DRAWN BY: SHEET: PROJECT NO.: REV. DATE: 05-16-2025 0714 SZ

PROPOSED BUILDING
7-ELEVEN, INC.

Inland Empire | Los Angeles | Eugene 1 of 1
94 95
96 NO PARKING

NO PARKING

DIESEL ENTRY ONLY EXIT ONLY
F RUL 12,000 GAL DSL 8,000 GAL PUL
F

STOP BAR STOP BAR
20,000 GAL
F 20,000 GAL DSL 7,000 GAL DEF
F CASCADE BLVD.

DEF

EXIT THIS SIDE ONLY
CLEARANCE 16'-6"

NO PARKING

DIESEL ENTRY ONLY EXIT ONLY
F RUL 12,000 GAL DSL 8,000 GAL PUL
F

STOP BAR STOP BAR
20,000 GAL
F 20,000 GAL DSL 7,000 GAL DEF
F

X X X X X X X X X X X X X X X

X X X X X X X X X X X X X X X X X

X X X X X X X

X X X X X X X X X X X X X X X X X X X X X
X X

X X X X
X X
X X X

X X X X X X X

X X X X X X X X X X X X X X X X X X X X
CASCADE BLVD.

DEF

EXIT THIS SIDE ONLY
CLEARANCE 16'-6"

INSTALLATION BEGINS

UNTIL TANK DISPENSER PIPING

INITIAL MATERIAL STAGING AREA

DISPENSER PAD WORK STARTS

SECONDARY STAGING AREA WHEN

DISPENSER PAD WORK STARTS

SECONDARY STAGING AREA WHEN

HANDWASHING

PORTA POTTY/
DUMPSTER STAGING TR-22 TR-08 TR-07 TR-06 TR-04 TR-05 T-20 T-10 TR-11 T-12 TR-15 TR-16 TR-17 TR-19 TR-18 TR-23 TR-01 TR-02 TR-14 TR-13 TR-09 TR-25 EXISTING INVENTORIED PROTECTED TREE - refer to Tree Inventory Table LAGERSTROEMIA INDICA 'NATCHEZ' Natchez Crape Myrtle 24" Box Low 20' 0.2 20' 3 QUERCUS AGRIFOLIA California Live Oak 24" Box V. Low 40-60' 0.2 40-50'4 EXISTING TREE TO BE REMOVED - refer to Tree Inventory Table TR-12 TR-11 EXISTING TREE - Not inventoried / not protected TOTAL PROTECTED TREE REMOVALS: 11 TOTAL PROVIDED REPLACEMENTS (3:1): 34 Symbol Botanical / Common Name Kc Height Container Width Water Use/Qty TREE LEGEND CERCIS OCCIDENTALIS Western Redbud 24" Box Low 25' 0.2 10-20' 13 KOELREUTERIA PANICULATA Goldenrain Tree 24" Box Low 40' 0.2 25-40' 9 SAMBUCUS MEXICANA Blue Elderberry 15-gal Low 20' 0.2 10-20'5 TOTAL REQUIRED REPLACEMENTS (3:1): 33 NEW PROPOSED PLANT MATERIAL - SEE PRELIMINARY LANDSCAPE PLAN PROTECT IN PLACE - REFER TO TREE PROTECTION GUIDELINES IN PROVIDED SPECIFICATIONS, SEE SHEETS LS1-8. Excerpt from Acorn Environmental Arborist Report dated August 16, 2025 TREE INVENTORY TABLE REMOVE REMOVE REMOVE REMOVE REMOVE REMOVE REMOVE PROTECT PROTECT PROTECT PROTECT PROTECT PROTECT PROTECT REMOVE PROTECT PROTECT REMOVE PROTECT PROTECT REMOVE REMOVE PLANTING SHALL OCCUR AFTER COMPLETION OF ALL GRADING AND INSTALLATION OF ALL UTILITIES AND IRRIGATION. REFER TO THE PRELIMINARY LANDSCAPE PLAN FOR NEW LANDSCAPE MATERIAL. LANDSCAPE TO BE INSTALLED WITH LOW-VOLUME DRIP IRRIGATION AND AUTOMATIC, WEATHER SENSING IRRIGATION CONTROLLER. LANDSCAPE INSTALLATION SHALL CONFORM TO COMPLETE LANDSCAPE SPECIFICATIONS AVAILABLE FROM LANDSCAPE ARCHITECT, SEE SHEETS LS1-8. IF COMPLETE SPECIFICATIONS HAVE NOT BEEN PROVIDED WITH THIS PLANSET, THE CONTRACTOR SHALL CONTACT LANDSCAPE DYNAMICS. DESIGN PROJECT MANAGER Sara Zoll Certified Arborist #PM-9608A [email protected] (951) 264-8195 H
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G r e g o r y P a u l Z o l l OR
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A T C OF A L I F
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I C L EN Signature Renewal Date Date 5204
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RC
April 30, 2026
May 16, 2025
Landscape Dynamics
Landscape Architecture - Consulting
Water Management - Certified Arboriculture
(951) 264-4839
URBAN | ECOSYSTEM | SOLUTIONS 0' 40' 80'
Tree Removal and Replacement Plan ISSUE DATE: DRAWN BY: SHEET: PROJECT NO.: REV. DATE: 05-16-2025 0714 SZ 1661 Cascade Blvd, Shasta Lake, CA 96019
Inland Empire | Los Angeles | Eugene 1 of 1 VICINITY MAP N.T.S. 97 NO PARKING NO PARKING NO PARKING DIESEL ENTRY ONLY EXIT ONLY STOP BAR STOP BAR F RUL 12,000 GAL DSL 8,000 GAL PUL F F 20,000 GALF 20,000 GAL DSL 7,000 GAL DEF DEF EXIT THIS SIDE ONLYCLEARANCE 16'-6" CASCADE BLVD. 0.3 0.2 0.1 0.0 0.8 0.7 0.4 0.1 0.1 0.0 0.4 1.3 1.3 1.3 0.7 0.2 0.1 0.0 0.3 0.6 0.9 2.2 2.3 2.2 0.9 0.4 0.1 0.1 0.0 0.4 0.8 1.2 1.8 2.3 4.2 2.4 1.6 0.9 0.3 0.1 0.0 1.3 0.9 0.6 0.9 1.8 2.6 3.7 2.5 1.7 0.8 0.2 0.1 0.0 1.9 2.1 1.9 1.7 0.7 0.9 1.3 3.4 3.3 2.4 1.4 0.5 0.1 0.1 0.0 1.1 1.9 2.5 2.8 2.5 2.5 2.9 4.5 3.6 2.2 1.0 0.3 0.1 0.1 0.7 1.3 2.3 3.2 3.6 3.3 3.0 3.4 5.7 5.3 3.3 1.7 0.7 0.2 0.1 0.0 0.6 0.7 1.0 1.7 2.7 3.8 3.9 4.1 3.5 3.0 2.2 5.4 3.8 2.3 1.2 0.4 0.1 0.1 0.0 0.8 0.8 0.9 1.1 1.8 2.8 3.6 4.0 3.9 3.3 2.8 2.6 2.0 4.1 2.9 1.6 0.7 0.2 0.1 0.1 0.1 0.0 0.0 1.2 1.2 1.2 1.2 1.8 4.3 8.1 7.3 4.9 3.8 2.8 2.5 2.6 2.5 1.5 3.9 3.8 2.1 1.0 0.4 0.2 0.1 0.1 0.1 0.0 1.4 1.7 1.7 1.6 1.5 1.5 2.9 9.8 26.0 18.1 7.9 4.4 3.0 2.6 2.9 3.0 2.5 1.7 4.0 3.2 1.7 0.8 0.4 0.2 0.1 0.1 0.0 0.0 1.1 1.7 2.3 2.6 2.2 1.9 1.6 1.6 2.9 10.2 29.1 32.2 14.9 6.1 3.3 2.8 3.3 3.9 3.8 2.7 4.2 3.4 2.2 1.2 0.7 0.3 0.2 0.1 0.1 0.0 1.0 1.7 2.4 3.1 3.2 2.5 1.9 1.3 1.4 2.5 6.5 19.2 36.6 25.6 10.0 4.3 3.0 3.4 4.2 4.0 3.0 1.1 4.0 3.6 2.6 3.2 2.8 1.5 1.1 0.5 0.3 0.1 0.1 0.0 0.0 1.8 2.5 3.0 3.3 2.3 1.2 1.3 1.6 2.2 4.1 10.8 28.2 35.8 17.8 6.8 3.6 3.4 4.0 3.9 2.9 1.3 2.1 2.6 2.4 2.5 2.7 3.2 3.0 1.9 1.0 0.4 0.2 0.1 0.1 0.0 1.5 1.9 2.0 1.9 1.8 1.3 1.5 1.7 2.2 3.1 6.1 15.9 35.7 29.8 12.1 5.0 3.6 3.7 3.6 2.9 1.6 0.6 1.0 1.1 1.4 1.4 1.9 2.6 3.3 3.2 2.6 1.1 0.4 0.2 0.1 0.1 0.0 0.0 1.0 0.7 1.0 0.8 1.0 1.6 2.0 2.4 2.9 4.1 8.9 23.0 38.4 21.5 8.3 4.4 3.8 3.6 3.0 1.8 1.2 0.8 0.7 0.7 0.8 1.3 2.1 3.0 3.1 2.2 0.8 0.4 0.2 0.1 0.1 0.0 0.0 0.3 0.4 0.4 0.4 0.7 1.7 2.4 2.9 3.1 3.4 5.4 13.4 30.8 33.8 14.3 5.9 4.3 4.1 3.3 1.8 1.2 0.7 0.5 0.3 0.4 0.8 1.5 2.3 2.4 2.0 1.2 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.2 0.3 0.4 0.6 1.2 2.8 3.5 3.6 3.4 4.1 7.4 18.4 33.8 23.3 8.0 4.7 4.3 4.2 2.4 1.2 0.6 0.3 0.2 0.3 0.6 1.1 1.6 1.8 1.6 1.2 0.5 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.2 0.3 0.6 1.3 3.4 3.4 3.6 3.5 3.6 4.8 9.4 21.1 19.6 7.2 4.4 4.0 3.7 1.9 1.0 0.5 0.3 0.3 0.3 0.5 0.8 1.1 1.4 1.3 1.0 0.6 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.5 1.5 1.9 2.8 3.0 3.2 3.4 3.8 4.9 7.0 6.6 4.1 3.3 3.1 2.5 1.2 0.9 0.5 0.4 0.4 0.5 0.6 0.8 0.9 1.0 1.0 0.8 0.6 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.3 0.6 0.9 1.6 2.1 2.6 3.4 3.7 3.8 3.6 3.0 2.7 2.7 2.6 2.1 1.1 0.8 0.7 0.7 0.8 0.9 0.9 0.8 0.8 0.8 0.8 0.7 0.5 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 0.8 1.5 1.9 3.1 4.0 4.1 3.4 2.8 2.7 2.8 2.8 2.3 1.4 1.1 1.1 1.3 1.4 1.4 1.2 0.9 0.7 0.7 0.7 0.6 0.5 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.4 0.9 1.7 2.7 4.0 4.0 3.8 3.4 3.7 4.4 5.0 4.1 2.5 2.0 2.0 2.2 2.2 1.8 1.4 1.0 0.6 0.6 0.6 0.6 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.5 1.1 2.3 3.2 3.5 3.8 4.6 6.5 9.8 13.3 9.6 5.1 3.5 3.3 3.3 2.9 2.1 1.4 0.8 0.4 0.5 0.7 0.8 0.8 0.5 0.3 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.2 1.4 2.8 4.0 7.2 13.3 19.1 25.8 18.2 9.2 5.2 4.2 3.8 3.2 1.9 0.9 0.4 0.3 0.5 0.9 1.1 1.0 0.7 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.7 1.0 2.0 4.2 10.1 23.0 26.0 25.8 25.6 15.3 7.3 4.5 4.0 3.2 1.1 0.6 0.4 0.3 0.6 1.2 1.4 1.4 1.0 0.5 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.5 0.9 1.7 3.7 8.6 19.0 26.9 27.0 28.8 20.8 10.4 4.6 2.2 2.1 1.0 0.5 0.4 0.4 0.6 1.5 1.8 1.8 1.3 0.6 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.6 1.1 1.8 3.1 6.0 13.1 25.3 27.0 24.7 25.6 13.4 4.4 1.9 1.0 0.6 0.4 0.3 0.5 0.7 1.8 2.6 2.4 1.7 0.8 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.6 1.0 1.6 2.3 3.0 4.3 8.0 15.8 25.1 22.9 18.1 9.5 3.5 1.4 0.7 0.4 0.3 0.3 0.5 1.2 2.7 3.1 3.0 1.9 0.9 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 1.1 1.7 2.4 3.0 3.1 3.3 4.7 9.0 16.1 13.9 7.9 4.2 1.9 0.9 0.5 0.3 0.2 0.3 0.5 1.7 2.8 3.0 3.0 2.1 1.1 0.5 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.6 2.3 3.1 3.4 3.0 2.6 2.5 3.6 5.4 4.9 3.1 1.8 1.0 0.5 0.3 0.2 0.2 0.3 0.4 0.9 1.2 2.3 2.4 1.9 1.2 0.6 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2.3 3.0 3.3 2.8 1.2 1.2 1.4 1.8 1.6 1.2 0.8 0.5 0.3 0.2 0.2 0.2 0.2 0.3 0.5 0.8 1.7 1.9 1.7 1.2 0.6 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 1.9 1.9 1.8 1.0 0.7 0.7 0.7 0.7 0.5 0.4 0.3 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.6 1.4 1.7 1.6 1.2 0.7 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.7 0.9 0.8 0.5 0.4 0.3 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.3 0.4 0.5 0.5 0.9 1.5 1.7 1.5 1.2 0.7 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.4 0.8 1.1 1.2 1.7 1.7 1.6 1.4 1.0 0.7 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.7 1.6 2.7 2.6 2.3 1.9 1.6 1.2 0.8 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.4 0.7 1.9 3.2 3.2 2.7 1.9 1.3 0.9 0.5 0.4 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.2 0.3 0.5 1.3 2.3 3.1 3.1 2.4 1.5 0.9 0.5 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.5 0.5 0.7 1.2 1.8 2.2 2.5 2.3 1.6 0.9 0.5 0.3 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.6 1.5 1.2 1.1 1.5 1.6 1.7 1.9 1.9 1.9 1.5 0.9 0.5 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.4 0.8 1.9 3.2 2.6 2.2 1.9 1.8 1.8 1.6 1.3 0.9 0.5 0.3 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.6 1.4 2.7 3.2 3.1 2.5 2.0 1.7 1.4 1.1 0.8 0.5 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.6 1.2 1.8 2.5 2.9 2.7 2.1 1.5 1.1 0.9 0.7 0.5 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 1.2 1.6 1.9 2.0 1.7 1.2 0.9 0.6 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 1.3 1.3 1.1 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.8 0.7 0.5 0.4 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 S S S S S S S S S S S S S S1 S1 S1 S1 S1 S1 S1 S2 S2 S2S2 S2 S2 S2 S2 S2 S2 S2 S2 S2

PROPOSED BUILDING
7-ELEVEN, INC. ISSUE DATE: DRAWN BY: SHEET: PROJECT NO.: REV. DATE: This document, the ideas and designs incorporated herein, are solely the property of VAI and is not to be used, in whole or in part for any project or duplication, without written authorization. © COPYRIGHT 2023 Suite 106 Fresno, California 93720
Office: 559.432.6744
8525 North Cedar Avenue
Email: [email protected]
Vermeltfoort Architects, Inc.

Architecture and Planning A I V CAPITOL CITY DESIGN, INC. 1751 Cebrian Street West Sacramento CA 95691 916.375.0135 www.capcitydesign.com Electrical Engineering Consultants R E DE T A S I R T S GE I F O R O F C A T E L A L E N AI T E L E C L C A R I E P R O F I O S S N N E E R G I N OR BERT B . CA I NE E0.0 SS1S2 98 99
100

CITY OF SHASTA LAKE

PLANNING COMMISSION MEETING

STAFF REPORT
July 17, 2025
Staff Assigned: Peter Bird, Senior Planner
Project: 7-Eleven
File: UP 23-03
Assessor’s Parcel # 007-390-031, 036, 038 and 039
Location: 1661 Cascade Boulevard
Applicants VAI
Property Owner Valley Real Estate, LLC.

Mitigated Negative Declaration per CEQA Guidelines §15074. -California Environmental Quality Act (see qualification in environmental analysis)
Summary
On June 5, 2025, the Planning Commission conducted a duly noticed public hearing.

Following the public hearing, the Planning Commission voted unanimously to continue action to a Special Meeting on July 17, 2025, so that the applicant could prepare an exhibit depicting the ultimate buildout of Cascade Boulevard, provide additional information regarding heavy truck traffic, and provide information about the project's fiscal impacts.

The following discussion is intended to inform the Commission’s decision and support the recommended action.

ITEM 5.1
101
Commercial Truck Traffic and Circulation
The information in Table 1 below was extracted from the traffic impact study prepared for the project on June 2, 2024. As of the date of this report, the city has not received an updated traffic analysis. The following information has been extracted from the original analysis, which assumed four truck fueling locations rather than the two currently proposed.

The original analysis indicates that 448 heavy trucks are expected to visit the site daily (896/2 for in and out counts). This level of traffic would result in 30 truck visits during the AM and PM peak hours.

Table 1
These original estimates can be further reduced due to the reduction of heavy truck fueling locations from four to two, resulting in 224 daily and 15 peak-hour heavy truck visits.

Refueling heavy trucks can typically take 10 to 20 minutes. With two fueling locations, the maximum number of trucks that can be refueled per hour is between 6 and 12. The site circulation configuration and the pump locations provide onsite stacking space for two tractor/trailers.

Conclusion
Given the current design and capacity of Cascade Boulevard and the location of the proposed site access, the projected traffic volumes, and a lack of queuing space, it is reasonable to conclude that traffic congestion between trucks and traffic on Cascade Boulevard accessing the surrounding businesses or traveling north will occur. The projected truck traffic will be in addition to the vehicles accessing the site (AM - 108 vehicles and PM - 95 vehicles) to use the passenger vehicle fueling and the convenience market. This would be similar to the problem at the adjacent McDonald’s due to the of the lack of adequate on-site stacking for the drive-through lane.

Additionally, if trucks need to bypass the site because of congestion or other problems, there are currently no large vehicle turn-around areas that can safely handle trucks returning to Interstate 5.
102
Future Road Conditions and Impacts
The future Cascade design (Attachment A) will provide a single northbound through lane to accommodate vehicles turning right to access existing and future businesses from the I-5 freeway offramp. Given the short distance between the interchange and existing/planned driveway locations and the need to accommodate left-turning movements across Cascade Blvd. from the businesses, off-site queuing will likely result in congestion impacts.

Fiscal Impacts
The Commission's request to analyze the project’s financial impact on area competitors is problematic, as the information needed for this type of research, such as competitors’ financial records and budgets, is not publicly available. Without this detailed information, any analysis would be highly speculative at best.

The proposed project and its expected impacts on the city fall within the expected growth projections of the General Plan and the General Plan EIR. Land use projects may be required to provide a fiscal impact analysis that identifies direct and indirect financial costs that will be placed upon a city for public services and infrastructure needed by a project. This allows for the identification of appropriate mitigation and is allowable under CEQA. Using a fiscal impact analysis as a basis for denial of the project or establishing possible mitigations would require a more detailed analysis than the available information provides. The applicant has provided a three-page letter discussing possible revenue generated by the project and claims a total increase of 22% to the city’s budget. However, after review of the information by the city’s finance department, it was concluded that this claim is unlikely to materialize.

Staff Recommendation
Given all available information, staff recommend that the Commission approve the project with significant modifications, including removing heavy truck fueling.

This involves the following:
• Removing the heavy truck diesel fuel pumps.
• Redesign and relocate the primary site access so that it is no closer to the adjacent use (McDonald's) than the existing encroachment. This will provide a minimum separation between driveways of approximately 120 feet. • Allow the director to approve necessary modifications to the site layout and circulation pattern to facilitate the approval.

The attached Resolution and the related conditions of approval reflect these modifications.
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Environmental Clearance
California Environmental Quality Act (Public Resources Code):

Public Hearing Notice/Comments/Correspondence Received:

The project was noticed as required by state law for the June 5th Planning Commission hearing. No written comments were received. The attached resolution incorporates conditions that require compliance with permitting and other standards of City departments and outside agencies.

The project was publicly noticed per CEQA and State Planning and Zoning Law.

Responsible and Trustee agencies, City departments, and the public have reviewed the project and provided comments. Where appropriate, the project has addressed any public or agency comments submitted to the Development Services Department.

On June 5, 2025, the Planning Commission conducted a duly noticed public hearing.

The Planning Commission heard thirteen public comments from interested parties during the June 5th meeting. Citizens raised concerns about the overconcentration of gas stations within the City of Shasta Lake, loss of revenue and employees due to competition, increased heavy truck traffic/traffic hazards, and increased crime. Of these comments, only the impact of heavy truck traffic is within the Commission's purview.

Following the public hearing, the Planning Commission voted unanimously to continue action to a special meeting on July 17, 2025, so that the applicant could prepare an exhibit depicting the ultimate buildout of Cascade Boulevard, provide additional information regarding heavy truck traffic, and provide information about the project's potential fiscal impacts.

Planning Commission Options
The Planning Commission has several options concerning the applicant’s request at this time:
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1. Approve the use permit as recommended by staff. The Planning Commission may take action to approve the use permit by adopting the attached Resolution of Approval (Attachment B), as presented or as amended by the Planning Commission.

2. Continue action in order to obtain additional Information or make significant changes to the Resolution. The Planning Commission may request additional information or require further investigations that are relevant to its decision. The Commission has the option to continue the matter to a certain future date to allow necessary work to be completed.

3. Deny the Use Permit. The Planning Commission may determine, after hearing testimony during the public hearing and based on the information in the record, that the required findings for approval cannot be made, and choose to deny the use permit. A denial must be based on the specific findings, including that the proposed use would be detrimental to the public health, safety, and welfare. If the Commission determines that it is necessary to deny the permit, it should provide direction of the specific reasons for the decision. This will require that the item be returned to the Planning Commission following modification of the Resolution and the findings to reflect the Commission decision.

RECOMMENDED MOTION:

Staff recommend the Commission make the following motion:
“I move the Planning Commission adopt the Resolution approving Use Permit UP 23-03 as modified, and adopt the Mitigated Negative Declaration and the associated Mitigation Monitoring and Reporting Program prepared for the project, subject to the findings and conditions of approval.

Enclosed:

Attachment A: Cascade Boulevard Ultimate Buildout
Attachment B: Modified Resolution
Attachment C: June 5th Staff Report and Resolution
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Attachment A: Cascade Boulevard Ultimate Buildout
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Attachment B: Modified Resolution
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RESOLUTION NUMBER PC 2025-XX
___________________________________________________________________________

NOW, THEREFORE, the City of Shasta Lake Planning Commission:

A. Makes the following findings:

1. State Planning and Zoning Act
The Use Permit's approval is consistent with both the General Plan and Zoning Ordinance, as required by the State Planning and Zoning Act.

As conditioned and modified, the proposed project and use are consistent with the purposes, intent, and policies of the Shasta Lake General Plan and Zoning Code.

The Interim Zoning Code designates this property as Commercial (C) and Designated Floodplain (F-1), and by the General Plan as Commercial, with a Natural Resources overlay. The Interim Zoning Code allows the Planning Commission to grant the use of the property for a Gas Station of this size with the approval of a Use Permit, subject to the required findings. 109

2. California Environmental Quality Act (Public Resources Code) The City as lead agency under the California Environmental Quality Act (CEQA) has prepared a Mitigated Negative Declaration (MND) and supporting Initial Study for the project. It has provided public notice in compliance with Title 14, Chapter 3, Sections 15072 and 15073 of the California Code of Regulations. The Planning Commission adopts a MND pursuant to Section 15070 et seq. of the California Code of Regulations, Title 14, Chapter 3 (California Environmental Quality Act Guidelines).

3. Adopts the following findings pursuant to SLMC Chapter 12.36 Tree Conservation:
a. The condition of the trees, with respect to disease, form, general health, damage, public nuisance, danger of falling, proximity to existing structures, interference with utility services, good forestry practices, or damage to existing sidewalks and driveways, warrants their removal. b. Preserving all trees unreasonably restricts the economic potential of the property upon which the trees are situated. Allowable development of the property will require the removal of specific trees to facilitate reasonable use and access. All removed trees will be mitigated through replacement plantings and/or payment of required mitigation in-lieu fees.
c. The set-aside area is particularly suitable for the planting and/or natural regeneration of replacement trees required to be planted by the developer.
d. Trees proposed for removal will interfere with utility services or streets and highways either within or outside of the subject property, and no reasonable alternative to such interference exists other than removal of 110
the tree(s). To the degree reasonably possible the project design as been modified to preserve protected trees.
e. Construction proposed within the dripline of any tree will not cause harm or damage to such tree, and any construction on the property can be accomplished without endangering the health of the remaining trees on the subject property. Construction activity will be appropriately monitored, and onsite fencing and other measures will be used to protect trees not subject to removal.
f. Tree removal will not result in soil erosion through the diversion or increased flow of surface waters that cannot be satisfactorily mitigated.

Appropriate mitigation and treatment requirements are part of the conditions of project approval.
g. Tree removal will not result in the degradation of any scenic resource and will not substantially degrade the existing visual character or quality of the site or its surroundings.

1. The project description contained within the associated application and staff report, subject to those modifications required by the Planning Commission, will constitute the use that is allowed by this Use Permit:

Construction and operation of a 7-Eleven convenience store with a vehicle fueling station, including a four-dispenser passenger vehicle gas island and associated site improvements on approximately 3.07 acres.

The project, as approved, will include:
• A 4,761 square-foot convenience store (with Type 20 alcohol license - beer and wine).
• A gasoline fuel island for passenger vehicles.
• Installation of three underground fuel storage tanks. • Landscaping, stormwater detention basins, and circulation improvements.

3. The director or his/her designee shall have the authority to approve necessary modifications to the site layout and circulation pattern to facilitate the approval.

PLANNING

4. In accordance with the Shasta Lake Municipal Code, the entitlement authorized by this permit shall automatically expire 2 years from the date of approval in the case of use permits or other discretionary entitlements without further notice or action by the City, unless any of the following occurs:
• A building permit has been issued and substantial construction has occurred as determined by the Development Services Director or designee.
• The use of the property authorized explicitly by the entitlement or permit has been actively and substantially commenced as determined by the Development Services Director or designee.
• Approval of the entitlement or permit has been extended by the approving authority. An extension of time may be granted if the permittee shows reasonable cause for the extension. Reasonable cause exists if the permittee shows that circumstances beyond their control have prevented them from taking sufficient action to effectuate the permit or other approval.

5. A city business license shall be obtained and maintained by the applicant.

Abandonment of the related commercial cannabis permit(s) shall constitute grounds for revocation of this use permit pursuant to Municipal Code Section

05.05.140(C).

6. All mitigation measures established pursuant to the requirements of the California Environmental Quality Act for a project shall, by reference herein, also be considered conditions of this approval and any related approvals, permits, or entitlements issued by the City of Shasta Lake.

7. Prior to issuance of a grading or building permit, architectural and site plans shall be reviewed and approved by the Development Services Director or his/her designee to ensure compliance with Shasta Lake Municipal Code Chapter 17.84 General Development Standards, including Section 17.84.005 Design and Architectural Objectives.

8. All trash enclosures shall be located and constructed in accordance with the provisions of Shasta Lake Municipal Code and the design criteria as established in Section 17.84.005 of the Shasta Lake Municipal Code. Trash and recycling enclosure(s) shall be provided as depicted on the approved site plan unless modified by the approving authority.
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9. All parcels shall be consolidated to accommodate the project on a single parcel

10. The locations of the driveway(s) serving the passenger fueling area will be adjusted to prevent conflicts with the McDonald’s entrance on Cascade Boulevard. A minimum of 40 feet of separation between the project entrance(s) and the McDonald’s entrance, or an alternative method approved by the City Engineer, will be implemented to achieve this objective.

11. Queuing of vehicles may not extend beyond the property boundaries. Upon written notice from the city of unacceptable vehicle queuing from the site into Cascade Blvd., as it may exist today or in the future, the operator shall, within 30 days of such notice, make any and all modifications to the site or business operations determined by the city as necessary to prevent such queuing.

12. All final plans shall conform to the requirements of this approval as described in the project staff report and resolution.

13. The project shall provide a minimum of two short-term bicycle racks and one longterm locker

14. On-site wayfinding signs will be installed as indicated in the staff report and supporting information.

15. Mirrored windows are prohibited.

ENGINEERING
Streets & Traffic

16. Prior to Grading and Encroachment permit approval, the applicant shall update and provide recommendation of Level of Service (LOS) and Vehicle Miles Traveled (VMT) for the final proposed development using the latest Institute of Transportation Engineers (ITE) Trip Generation Manual and Office of Planning and Research (OPR) to the satisfaction of the City.

17. Public streets shall be designed in accordance with the City of Shasta Lake Construction Standards (COSLCS). Applicant shall construct typical sections of Cascade Blvd.
 Construction for the eastern ½ section of Cascade Blvd along the project frontage per the City of Shasta Lake Construction Standard (COSLCS) 112.40 (84’ R/W, 64’ curb face to curb face).
 Vertical curb, gutter, and sidewalk (width to match adjacent existing sidewalk, not less than 5’ minimum) along the project frontage in accordance with COSLCS 131.10. Sidewalk north of the middle driveway may be omitted. Existing curb, gutter & sidewalk on the south portion of the property shall be replaced per COSLCS.
 Placement of all necessary signage and pavement delineation per the MUTCD, LOS analysis, and to the satisfaction of the City Engineer. 113

18. The Cascade Blvd. over Moody Creek Bridge is expected to be removed and replaced in 2026. The vertical profile (of the new bridge) will be raised approximately 3 feet with the conforms extending approximately 155’± south on Cascade Blvd. The applicant will work with the City and the City’s bridge consultant to determine the final layout of the horizontal and vertical frontage improvements and staging to be consistent with the new profile of the future bridge.

19. The Commercial Center Safe Routes to School project is expected to be constructed in 2026. The project will be across Cascade Blvd. from the 7-Eleven site. Coordination with the City and the City’s Consultant of striping, layout & lining up of access driveways may be necessary.

20. The applicant shall install streetlights per COSL Electrical Standards. Location to be determined by the City Engineer.

21. Applicant or Contractor shall obtain an encroachment permit from the City prior to any work being performed in the public right-of-way.

Wastewater

22. The owner shall grant the City an access easement in the northwest corner of the development for the City to access the sewer lift station. The size of the easement will be determined by the City Engineer.

Stormwater

23. The owner, applicant, or developer shall prepare and submit a floodplain development application to the city for approval, including pre and post grading topographic analysis.

24. Prior to issuance of a grading permit, the developer shall prepare a Storm Water Pollution Prevention Plan (SWPPP) and secure a Construction General Permit from the Regional Water Quality Control Board.

25. Prior to improvement-plan approval, the developer must obtain approval for management of stormwater peak flows in accordance with the Shasta Lake Municipal Code, City Council Policy and the specifications of the City Engineer.

26. Storm-drain facilities must be designed consistent with the requirements of City Construction Standards, the City of Shasta Lake Storm Water Management Plan, and the City of Shasta Lake Phase II NPDES Permit issued by the California Regional Water Quality Control Board. Project design must incorporate Best Management Practices (BMPs) to minimize stormwater pollution, both during construction and over the project's life. Should the maintenance costs of the long114 term pollution-control measures within the public right of way or easements exceed typical storm-drain-management costs, such costs must be borne by the project by participation in a landscape maintenance district, establishment of an escrow account, or by other City accepted financing mechanism.

27. Developer shall prepare a “No-Rise” Certification report per the FEMA Guidelines.

Water Utility

28. Water facilities shall be constructed according to COSLCS. Potable water and irrigation shall have separate services and meters.

29. The existing waterline adjacent to the project is a 4” line. The applicant shall prepare an engineer’s report with modeling showing that the existing water line is adequate to provide water for fire, potable, and landscape irrigation.

STANDARD CONDITIONS

30. All trash enclosures shall be located and constructed in accordance with the provisions of Shasta Lake Municipal Code and the design criteria as established in Section 17.84.005 of the Shasta Lake Municipal Code. Trash and recycling enclosure(s) shall be provided as depicted on the approved site plan unless modified by the approving authority.

31. Vegetation slash resulting from land clearing and grading activity shall not be burned onsite and shall be disposed of in a lawful method (such as chipping).

32. All existing landscaped areas, and/or landscape areas shown on the approved landscape plans shall be properly and continuously maintained. Maintenance includes providing an operational, automatic irrigation system where needed; weeding; replacing dead and missing plant materials; mowing lawns; pruning; and other maintenance measures as required to keep all planted areas neat, healthy, and attractive.

33. This project is subject to, and shall comply with, all applicable provisions of the Shasta Lake Municipal Code including SLMC Chapter 15.10 “Water Efficient Landscaping”. The required Landscape Documentation Package shall accompany the building permit application

34. All new signage shall comply with all applicable provisions of the Shasta Lake Municipal Code, including Section 17.84.060.

35. The permittee shall note that pursuant to Chapter 13.08 of the Shasta Lake Municipal Code, City development impact fees are required to be paid prior to final inspection for new construction, building enlargement, or other improvement. 115
These fees are structured to mitigate the project’s fair share of cumulative impacts to the City’s transportation, fire protection district, water, wastewater, and parks infrastructure systems. The improvements are based on those improvements necessary to accommodate new development under the City’s General Plan. The Permittee/applicant is hereby notified that he/she has the right to protest/appeal the imposition of any of these fees or fee amounts. Any protest/appeal shall comply with the provisions of Government Code Section 66020(a) and Section

13.08.070.E.11, as applicable.

36. In accordance with the requirements of the Shasta Lake Municipal Code, groundand 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 using parapet walls on the building, roof wells, screen walls or other measures approved by the City that are architecturally compatible with the building. Exhibits or other information necessary to determine compliance with this requirement shall be submitted with the building permit application.

37. In accordance with Chapter 17.84.050, Lighting, of the Shasta Lake Municipal Code, any new building-mounted or freestanding exterior lighting shall be designed, located, directed, and shielded in such a manner to prevent objectionable light at, and glare across, property lines. A lighting detail/photometric plan demonstrating how this requirement is being satisfied shall be submitted with the building permit application when required by the Director.

38. The Permittee shall implement the following Standard Mitigation Measures (SMMs) from the City’s Air Quality Element during any activity involving ground disturbance, grading, or clearing. Temporary modifications to these requirements during construction are at the sole discretion of the City:
a. Suspend all grading operations when winds, as instantaneous gusts exceed 20 miles per hour or as directed by the Shasta County Air Quality Management District (AQMD).
b. Water active construction sites at least twice daily, or as needed to control fugitive dust as directed by the Public Works Department or Building Department if on-site.
c. Apply non-toxic soil stabilizers according to the manufacturer’s specifications to all graded areas that will be inactive for 10 days or more. d. When construction activity occurs during wet weather, install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. Prior to the issuance of any clearing or grading permits, locations of wheel washers shall be identified and approved by the City.
e. If visible soil materials are carried onto adjacent paved roads, sweep streets at the end of the day.
f. Cover trucks hauling dirt, sand, soil, or other loose materials, or maintain at least 2 feet of freeboard (minimum vertical distance between the top of 116
the load and the top of the trailer), in accordance with the requirements of California Vehicle Code Section 23114.
g. Re-establish ground cover on the construction site through seeding and watering prior to final occupancy.

39. During construction, the Permittee shall comply with the following noise threshold periods established for construction activities.:
a. Monday through Friday: 7:00 A.M. – 7:00 P.M.
b. Saturday: 8:00 A.M. – 5:00 P.M.
c. Sunday: No construction activities allowed.

The City must approve such exceptions prior to the commencement of the work.

40. If during the course of construction or pre-construction activities on the site any archeological, historical, or paleontological resources are uncovered, discovered, or otherwise detected or observed, all earthwork and /or construction within one hundred feet (100’) of these materials shall be stopped immediately, the City shall be notified, and a professional archeologist, certified by the Society of California Archeology and/or the Society of Professional Archeology, in consultation with other affected parties such as local Native American groups, shall conduct a review of the materials. Site work and construction in the area shall not occur until the archaeologist has had an opportunity to evaluate the significance of the find and outline appropriate mitigation measures deemed necessary to provide protection of the materials and/or the site.

41. Should any human remains be found during project construction, construction within 100 feet of the discovery shall stop immediately, and the discovery shall be immediately reported to the County Coroner. Construction shall not proceed until the County Coroner has determined that such construction will not further impact human remains.

42. Prior to issuance of a Certificate of Occupancy tree planting is required for per the tree removal and replacement plan.

43. Prior to the issuance of grading permits or commencement of any land clearing work necessary to install improvements, the Permittee shall provide to the City a final count of protected trees to be removed. Tree removal shall be based on the approved tree removal and replacement plan.

44. A plan checking and inspection fee deposit is required at the time project improvement plans or final maps are submitted for review. The fee(s) shall be based on the City’s most recently adopted fee schedule.

45. Following the completion of public improvements OR issuance of a Certificate of Occupancy, the Development Services Director, or designee, will determine the 117
cost of improvement and map plan checking and City inspection services, and will advise the permittee thereof. If the amount exceeds the amount deposited with the City, the permittee shall pay the balance due to the City prior to issuance of the Certificate of Occupancy. If the actual cost is less than the estimate, the City will refund the overpayment to the permittee.

46. 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 City of Shasta Lake. These plans shall be in substantial conformance with Shasta Lake Municipal Code (SLMC) Title

15.08 and/or 16.16. Modifications to this requirement are at the sole discretion of the City.

47. Prior to any land clearing or grading work, the Permittee shall obtain a Grading Permit from the Development Services Department and submit a grading, drainage and erosion control plan, prepared by a licensed civil engineer or other licensed professional as authorized by the California Business and Professions Code, for approval by the City in accordance with Shasta Lake Municipal Code Chapter 15 and Appendix Chapter 33 of the adopted California Building Code.

Modifications to this requirement are at the sole discretion of the City.

48. All public improvements proposed by the Applicant or required through project conditions of approval shall be completed in compliance with the time schedule set forth in the conditions of approval; if no time schedule is provided, then the improvements shall be completed no later than prior to approval for building occupancy, or commencement of the use, as applicable. The Permittee may request a public improvement agreement in order to schedule the timing of completion of required public improvements. As a condition of any such agreement, the City shall require the Permittee to guarantee the completion of construction of said improvements and the performance of the improvements for one year from the date of filing of the final map, commencement of the use or building occupancy, by furnishing a financial guarantee or performance bond.

Acceptance of the form of such security is at the sole discretion of the City.

49. An encroachment permit is required for any work being performed in the public right-of-way or within City easements. The encroachment permit shall be obtained prior to the commencement of any work.

50. The Permittee is 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 Shasta Lake Electric Utility for work performed to support the project.

51. Electric-supply facilities shall be furnished and installed in accordance with the City’s Service Policy in effect at the time the Permittee’s plan is approved by the City.

52. Record improvement plans reflecting the as-constructed improvements with the Engineer’s Declaration shall be submitted in conformance with Shasta Lake Municipal Code requirements for all projects, except where the requirement is 118
waived by the City Engineer. Record plans shall state that they are RECORD and shall be submitted in both hardcopy and digital formats, with hardcopy drawings submitted at full size on 24” x 36” Mylar. Digital drawings shall be submitted in both AutoCAD (.dwg) format and Portable Document Format (.pdf). The plans shall also be provided in a City GIS compatible electronic format and indicate the location of all public and private utilities within the boundaries of the project.

53. Prior to issuance of building permits or final approval of improvement plans, drainage plans shall be submitted to the City Engineer for review and approval.

Required storm drainage facilities shall be sized and installed in accordance with the improvement plans as approved by the City Engineer, and in accordance with the construction standards of the Public Works Department.

54. All development sites shall be graded, or alternative measures implemented, to ensure that no post-construction increases in site drainage crosses property lines.

55. Prior to improvement-plan approval, the Permittee shall prepare a Drainage Study in accordance with the Shasta Lake Municipal Code, City Council Policy and the requirements of the City Engineer. The Drainage Study shall address impacts from the 10-, 25-, and 100-year-storm events. Projects shall address peak flows to maintain predevelopment levels at all locations where drainage flows exit the project. The Drainage Study shall be stamped and signed by a registered Civil Engineer and provided to the City at the time of submittal of project improvement plans.

56. Storm-drain facilities shall be designed in accordance with the requirements of City Construction Standards and good design practice. Project design shall incorporate Best Management Practices (BMPs) to prevent the pollution of stormwater, both during construction and over the life of the project. Should the maintenance costs of the long-term pollution-control measures within the public right of way or easements exceed typical storm-drain-management costs, such costs shall be borne by the project through participation in a landscape maintenance district, establishment of an escrow account, or by other Cityaccepted financing mechanisms.

57. Projects that include ground disturbance on one (1) or more acres shall comply with the State Water Quality Control Board’s Construction General Permit requirements. Copies of the required “Notice of Intent” (NOI) and “Storm Water Pollution Prevention Plan” (SWPPP) shall be submitted to the City Engineer prior to commencement of any site work. The SWPPP shall utilize the California Storm Water Best Management Practices Handbook for Construction Activities, the COSLCS, and other generally accepted engineering practices for sediment and erosion control.

58. The Permittee shall dedicate necessary easement and right-of-way along the property frontages of all public street(s) to the City of Shasta Lake for road and/or utility purposes. A minimum 5-foot-wide public-utility easement is also to be provided on the property adjacent to all public-road rights-of-way. All required 119
right-of-way and/or easements shall be dedicated to the City of Shasta Lake, and shall be recorded prior to issuance of any building permits for the project site.

59. Sewer lines, waterlines, electric-service facilities; drainage facilities; necessary electric- and public-service easements, and street dedications as applicable to the project, are to be provided in accordance with the Shasta Lake Municipal Code, and as specified by the City Engineer.

60. The permittee shall extend sewer and water lines, electric substructures and conduits, and other City utilities necessary to serve the property and too provide logical extensions of service through the property boundaries to adjacent properties as required by the City.

61. All utilities within the project, including, but not limited to, electric, cable television, and phone, shall be installed underground.

62. Extensions of any gas facilities will require utility easements or right-of-way to PG&E. The project Permittee shall be responsible for satisfactory clearing of all vegetation in the route that is approved for use by PG&E.

63. Per State law, the Permittee shall contact Underground Service Alert (USA) a minimum of two working days before the commencement of any permitted clearing, grading, digging, or excavation.

64. All construction work shall conform to the City of Shasta Lake Construction Standards (COSLCS).

65. No private building, fences, structures or other permanent improvement are allowed within public utility easements.

66. The California Green Building Code Section 5.304.2 requires a separate water meter and water service for irrigation of landscape areas when a commercial project includes more than 1,000 square feet or 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.

67. The Permittee is 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 Shasta Lake Electric Utility for work performed to support the project.

68. After the initial review of improvement plans by the City, the Permittee shall consult with the Electric Utility (SLEU) for preparation of an electric-service plan.

A copy of the approved electric-service plan shall be incorporated into the final improvement plans.

69. Electric-supply facilities shall be furnished and installed in accordance with the City’s Service Policy in effect at the time the Permittee’s plan is approved by the City.
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70. Pursuant to the Shasta Lake Municipal Code, streetlight(s) when required shall be installed at the owner’s expense, with the location to be determined by the City upon submittal of improvement plans.

71. Eave lines of any proposed structure shall be located outside of the limits of any public utility easement on the project site.

72. No trees or shrubs exceeding a mature height of 15 feet are allowed within the limits of any electric utility easement.

73. The Permittee shall not reduce the vertical clearance between the conductors of the City of Shasta Lake’s overhead transmission, distribution, or service lines and improved surfaces thereunder as set forth under General Order 95 of the Public Utilities Commission of the State of California.

74. The Permittee shall provide adequate protection for the City’s electric overhead and underground transmission, distribution and service facilities (poles, towers, boxes, and other equipment) by installing protective barriers when determined necessary by the City.

75. The Permittee shall pay the cost for the rearrangement, relocation, alteration or removal of any City electric or other facilities that is caused by project improvements, whether inside or outside of the development area, when such work is necessary to serve the project as determined by the City.

76. The Permittee and all future electric utility users on the project site are subject to the requirements of the “Electric Service System Rules and Regulations” pursuant to Shasta Lake City Council Resolution 16-20, as may be amended and applicable to the project.

77. In accordance with the requirements of the Shasta Lake Municipal Code, groundand 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 using parapet walls on the building, roof wells, screen walls or other measures approved by the City that are architecturally compatible with the building. Exhibits or other information necessary to determine compliance with this requirement shall be submitted with the building permit application.

78. The Permittee is 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 Shasta Lake Electric Utility for work performed to support the project.

79. The Developer shall install a Reduced Pressure Principal Assembly (RPPA) backflow prevention device prior to the commencement of use.

80. The RPPA shall be inspected by City Water Treatment staff after installation and annually thereafter.

Fire District
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81. The main electrical disconnect for the building/facility shall be maintained on the exterior of the building. All main panels and sub panels shall be clearly labeled as to the circuits they control and the location of the panel that they are controlled by. If space within the building is divided from the overall building then each separate “unit” shall have an independent main electrical shutoff provided on the exterior of the building in addition to the main electrical disconnect.

82. No extension cords, multi-outlet strips, multi-outlet adapters, or similar devices or cords shall be used to permanently power equipment. “Permanent” is defined as the regular use in a specific location without unplugging from a receptacle and storing the equipment when it is not in use. Underwriters Laboratory (UL) lists surge and spike protection may be used to protect sensitive equipment, provided the protection device is mounted to a fixed point and the cord is safely secured with approved devices out of the path of travel or other areas that may damage the cord.

83. Driveway within the development shall remain clear at all times. Overflow parking shall not prevent emergency vehicle access through the driveway or any access roadway, and excess vehicles or storage shall not present an extra hazard to this access driveway, structures, or vegetation.

84. A key safe shall be provided at a location pre-approved by the Shasta Lake Fire Protection District on the exterior of the building and shall be maintained with current keys as necessary to allow access to ALL areas of the building or any sub-units within the building. In addition to keys, this key safe may need to accommodate a binder or other documentation as to onsite hazards, with information to include hazard location, hazard response, and hazard mitigation measures on site and/or within the building and its systems. An application can be picked up at the Shasta Lake Fire Protection District offices at 4126 Ashby Court, Shasta Lake, CA 96019.

85. Portable fire extinguishers shall be posted per the currently adopted California Fire Code and any other applicable standards. All fire extinguishers shall have a current service tag dated within the last 12 months from a licensed fire extinguisher servicing company and shall be inspected monthly by site staff. The fire extinguishers shall be inspected and serviced according to current California Fire Code and CCR Title 19 requirements. Fire extinguisher shall be placed at a location near exits and any specific hazard as appropriate and this location shall be preapproved by the Shasta Lake Fire Protection District.

86. Any use of flammable or combustible liquids shall comply with the current California Fire Code. Only minimum quantities shall be kept on hand in an approved storage area.

87. No welding or cutting operations shall be conducted on site unless all applicable provisions of the current California Fire Code and applicable conditions of all other codes are met. Plans must be submitted and approved by the Shasta Lake Fire Protection District and the City of Shasta Lake prior to the start of work.

88. Storage and use of hazardous materials shall be in accordance with the current California Fire Code, CCR Title 19, and all other applicable federal, state, and 122
local laws. If indicated by the current California Fire Code or California Building Code, construction requirements for the applicable H occupancy may be required.

Plans shall be submitted to S.L.F.P.D. for review and approval. Written approval by the S.L.F.P.D. shall be obtained by the business prior to the construction, storage, or use.

89. Structures and individual units within a multi-unit building shall be provided with street address markers that are located with respect to the nearest roadway so as to be clearly visible at all times. Address numbers and unit numbers (letters) shall be a minimum of four (4) inches in height, 3/8” stroke, reflectorized and shall contrast in color with the background (Black on White, White on Black, or similar sharp contrast in color; NO brass, gold, silver, chrome or other polished finishes).

90. Rags, cloth, paper towels, or other items saturated with oil, solvent, or petroleum products or other flammable or combustible liquids or materials shall be kept in a metal can with a tight-fitting lid or cover.

91. Accumulations of wastepaper, combustible waste material, waste petroleum products, tires, or rubbish of any kind shall not be permitted to remain in the yard area, and all weeds, grass, and other combustible vegetation shall be removed from any storage area or the yard or parking area throughout the entire year. All vegetation shall be maintained in compliance with the vegetation maintenance s of the Shasta Lake Fire Protection District throughout the entire year.

92. The applicant will comply with PG&E requirements for the construction of gas facilities.

DULY PASSED AND ADOPTED this 17th day of July, 2025, by the following vote:

AYES:

NOES:

The components of the MMRP table are described below.
 Mitigation Measure: The mitigation measures are taken verbatim from the 2020 EIR.

Mitigation measures are assigned the same number as in the EIR.  Implementation and Timing: Identifies the timing for the implementation of each action.  Responsibility for Implementation: Identifies the authority responsible for implementing the mitigation measure.
 Responsibility for Monitoring: Identifies the authority responsible for monitoring implementation of the mitigation measure.
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City of Shasta Lake 7-Eleven
MMRP 2
Table 1: Mitigation Monitoring and Reporting Program
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
Air Quality
AQ-1 The following measures shall be implemented to minimize short-term air quality impacts during construction. These measures shall be included in all grading and improvement plans and/or permits.
 During all construction activities, all architectural coatings applied shall contain a low content of VOCs (i.e., 100 grams/liter) as required by the California Green Building Code or Shasta County AQMD, whichever is more restrictive.
 All construction equipment shall be maintained and properly tuned in accordance with manufacturers’ specifications.
 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 ambient air quality standards. The timing and frequency of watering shall be determined by the City Engineer or Building Official.
 All unpaved areas (including unpaved roads) with vehicle traffic shall be watered periodically or have dust palliatives applied for stabilization of dust emissions.
 All on-site vehicles shall be limited to a speed of 15 miles per hour on unpaved roads.
 All land clearing, grading, earth-moving, or excavation activities on the project site shall be suspended if/when the City Engineer or Building Official determines that winds are causing excessive dust generation.  All material transported off-site shall be either sufficiently watered or securely covered to prevent a public nuisance.
 Paved streets adjacent to construction areas shall be swept or washed at the end of the day to remove excessive accumulations of silt and/or mud resulting from activities on the work site.
 Prior to final occupancy, the applicant shall re-establish ground cover on the construction site through seeding and watering.

Measure included in
contract documents and
incorporated during
construction
Construction Contractor City, Shasta County
AQMD
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City of Shasta Lake 7-Eleven
MMRP 3
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
 Off-road construction equipment and other diesel-fueled construction vehicles shall not be left idling for periods longer than 5 minutes when not in use.

Prior to construction Qualified Biologist City
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City of Shasta Lake 7-Eleven
MMRP 4
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
 If any special-status species are detected, construction shall be delayed, and the appropriate wildlife agency (CDFW and/or USFWS) shall be consulted, and project impacts and mitigation reassessed.

Replacement trees shall be provided in accordance with the standards provided in Section 12.36.070. Alternatively, in-lieu fee contributions shall be paid as provided for in Section 12.36.075.

As needed during
construction
Construction
Contractor, Qualified
Archaeologist/
Paleontologist
City
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City of Shasta Lake 7-Eleven
MMRP 5
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
 All work within 50-feet of the find shall be halted until the significance of the find can be evaluated in accordance with NRHP and CRHR criteria by an archaeologist or a paleontologist, if the find is of paleontological nature.  If any find is determined to be significant, then representatives of the City of Shasta Lake shall meet with the archaeologist, or paleontologist, to determine the appropriate course of action. If necessary, a Treatment Plan shall be prepared by an archaeologist, or paleontologist, which outlines the recovery of the resource, analysis and reporting of the find. The Treatment Plan shall be submitted to the City of Shasta Lake for review and approval prior to resuming construction.
 All significant cultural or paleontological materials recovered shall be subject to scientific analysis, professional curation, and a report prepared by the professional archaeologist, or paleontologist, according to the current professional standards.

During construction Construction
Contractor, Qualified
Paleontologist
City
Greenhouse Gas Emissions
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City of Shasta Lake 7-Eleven
MMRP 6
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
GHG-1 The following measures shall be required to reduce the greenhouse gas emissions of the project, to the extent that they are applicable to the proposed appliances to be installed within the convenience store:
 In order to achieve compliance with off-street electric vehicle (EV) requirements in the most recently adopted version of CALGreen Tier 2, no fewer than four (4) EV capable spaces shall be installed.  CAPCOA Measure E-2: Require Energy Efficient Appliances. Require installation of Energy StarCertified appliances that exceed the energy efficiency of conventional appliances.
 CAPCOA Measure E-3-B: Require Energy Efficient Commercial Packaged Boilers. Require commercial packaged boilers with a higher energy efficiency than what is required by regulation.

Construction Contractor City
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City of Shasta Lake 7-Eleven
MMRP 7
Mitigation Measure Implementation and
Schedule
Responsible for
Implementing
Responsibility for
Monitoring
halted in the area, and the type and extent of the contamination shall be identified. A qualified professional, in consultation with the U.S. Department of Agriculture Forest Service (USFS) and the USEPA shall then develop an appropriate method to remediate the contamination. If necessary, a remediation plan approved by the USEPA shall be prepared and implemented for the duration of construction of the proposed project.

Measure included in
contract documents and
incorporated into design
specifications.

Measure included in
contract documents and
incorporated into design
specifications
Project Applicant,
Construction Contractor
City
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Attachment C: June 5th Staff Report and Resolution
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CITY OF SHASTA LAKE

PLANNING COMMISSION MEETING

STAFF REPORT
June 5, 2025
Staff Assigned: Peter Bird, Senior Planner

Project: 7-Eleven
File: UP 23-03
Assessor’s Parcel # 007-390-031, 036, 038 and 039
Location: 1661 Cascade Boulevard
Applicants VAI
Property Owner Valley Real Estate, LLC.

Mitigated Negative Declaration per CEQA Guidelines §15074. -California Environmental Quality Act (see qualification in environmental analysis)
SUMMARY:

ITEM 5.2
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STAFF RECOMMENDATION:

RECOMMENDED MOTION:

Demolition of the 1,800-SF vacant gas service station has been completed.

Approximately 40 percent of the Project Site is covered with trees, eleven of which must be removed during site preparation.

Attachment B shows that a mix of materials, including glass windows, metal, and wood siding material, would provide depth and visual interest to the project components. The primary façade of the convenience store will be west-facing towards the car fuel island. 134
The façade will include a double-entry doorway below an entry canopy, surrounded by window panels. There will be five security cameras on the convenience store: two on the west façade, two on the east façade, and one on the north façade. Garbage bins will be placed on the west side of the building with a recycling and trash enclosure along the southern edge of the Project Site, adjacent to the convenience store.

PROJECT SETTING:

1.9 acres of the project site. Access to the site is currently provided through Cascade Boulevard.

GENERAL PLAN AND ZONING DESIGNATIONS FOR SURROUNDING USES

SURROUNDING

PROPERTIES

GENERAL PLAN AND

INTERIM ZONING

GENERAL PLAN
C = Commercial
ZONING
C = Community Commercial with Design Review

ANALYSIS
Various standards within the SLMC, such as parking, landscaping, lighting, general design, grading, floodplain management, and tree conservation, apply to this project.

During final plan review, analysis will be performed to ensure the plans substantially conform to this use permit approval and all applicable standards. If the applicant proposes a change to the project that the director does not consider minor, a use permit amendment will be required.
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Figure 1
136
Figure 2
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The following discussion addresses applicable development standards, the project design, and how the two interact. The Planning Commission should review these standards to support its determination regarding whether the required use permit findings can be made to approve the project.

The final lighting plan will be required to match the photometric plan, on-site lighting, and signage, consistent with SLMC Sections 17.84.050 and 17.84.060, respectively.

Per SLMC Section 17.44.050, building signs will be limited to 144 square feet, while the pole sign may not exceed 300 square feet.

Onsite Parking and Circulation
As proposed, the site improvements will include 20 parking stalls for passenger vehicles, two of which will be van-accessible in compliance with applicable laws. Additionally, bicycle parking will include two short-term racks and one long-term locker. 138
Three proposed driveways located on Cascade Boulevard and one proposed driveway between the existing McDonald’s parking lot to the south will provide access to the Project Site.

A break in pavement and a row of shrub plantings will delineate the boundary between vehicles accessing the standard fueling area and those entering the diesel fueling area.

Directional arrows and parking lot striping, adhering to City standards, will be provided throughout the site to guide vehicle circulation, along with appropriate signage. A "Diesel Entry Only" sign will be placed at the entrance to the diesel fueling island from Cascade Boulevard, and two "Unauthorized Vehicles" signs will be placed at the southernmost driveway onto Cascade Boulevard and the driveway between the standard vehicle gas island and the existing McDonald's. A red curb with white "no parking fire lane" markings demarcates the northern boundary of the project site. Finally, 139
an "Exit Only" sign will be placed at the exit from the diesel fueling station, directing traffic towards Cascade Boulevard.

The applicant provided the most recent site design for staff review on May 20th. The submittal included an updated floodplain analysis, preliminary grading plans, preliminary utility plans, preliminary stormdrain analysis, site plan, building elevations, and photometric plans. Due to the short window to review the updated plans, staff 140
could not resolve these final circulation issues with the applicant before the public hearing.

According to SLMC Section 12.36.100 and 070, this site must have two trees for every 1,000 square feet of floor area for commercial purposes, as well as two trees for every 20 parking spaces. With a commercial building of 4,761sf, a parking area of 20 spaces, 12 trees are required to meet the planting standard. These planting requirements will be met per the preliminary landscape, tree removal, and replacement plans (Attachment B).
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ABC
The proposed project requires approval for type 20 alcohol sales, including beer and wine, which would be issued by the Department of Alcoholic Beverage Control (ABC).

ABC's decision is informed by factors such as the concentration of licenses and proximity to sensitive uses.

On-Sale Licenses: One license per 2,000 residents.

The 7-Eleven location complies with the required separation distances. The nearest residence is located approximately 700 feet northwest of the site, and the closest school is approximately 950 feet northwest.
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Infrastructure Improvements
Requirements for on-site and off-site infrastructure improvements are associated with all new development. Public improvements required for this project include the construction of curb, gutter, and sidewalk along the southern half of the property line adjacent to Cascade Boulevard. The remaining portion will be improved with only a curb and gutter. The applicant is also responsible for constructing the eastern half section of Cascade Boulevard along their frontage.

The applicant submitted a preliminary grading plan demonstrating that the proposed grading will not adversely affect neighboring properties or natural drainage patterns.

The initial grading plans reveal several inconsistencies, including grading that affects protected trees, potentially incorrect cut/fill details, and grading limits that intrude on Caltrans-owned property. These preliminary plans offer enough information to facilitate the project's conditional approval. City staff will evaluate the final grading and construction documents upon the applicant's submission of the grading permit application, ensuring compliance with all relevant standards, mitigation measures, and approval conditions.
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Drainage/Hydrology
The proposed development will increase the amount of impervious surface and potential stormwater runoff. The project will accommodate stormwater runoff from the property to minimize the potential for flooding.

The applicant has submitted preliminary floodplain development information demonstrating that the project will not result in a net increase in flood levels during the base flood discharge. The project design includes stormwater detention basins sized to accommodate a 100-year storm event, ensuring that post-development runoff does not exceed pre-development conditions. The project will result in a net export of soil material from within the floodplain, and all structures will be constructed in compliance with the elevation and floodproofing requirements specified in SLMC §15.04.140. 144
Figure 4
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The project has been designed to avoid adverse impacts to the floodplain by minimizing grading and ensuring no net increase in fill within the 100-year flood hazard area. Key features include:

Based on the IS/MND’s Section 4.10 (Hydrology and Water Quality) and Appendix C (Floodplain Analysis), the project’s potential impacts to floodplain function were evaluated as follows:

Impact Area Analysis and Conclusion
Base Flood
Elevation
No increase in base flood elevation is expected; net grading impact reduces fill within the floodplain.

Flood Storage
Volume
Preserved open space and exported fill result in no loss of flood storage volume.

Hydraulic
Conveyance
Stormwater features and sheet flow culverts ensure natural flood conveyance is preserved.

Runoff Rates/Peak
Flow
Post-development runoff rates will not exceed pre-development rates due to detention basin design.

Flood Risk
The project does not expose people or structures to a significant flood hazard. The infrastructure complies with SLMC §15.04.140 requirements for protection from flood damage.

Regulatory Compliance
Pursuant to the City’s Floodplain Management Ordinance (SLMC §15.04.120–15.04.140):
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• The project meets the definition of “development,” requiring a floodplain development permit (SLMC §15.04.030).
• The grading and stormwater plans avoid encroachments that would increase base flood elevation.
• New construction is located outside the floodplain or adequately elevated and floodproofed per SLMC §15.04.140(B).
• Open space and detention areas provide effective mitigation against localized flooding impacts.

The proposed 7-Eleven project is compliant with CEQA and SLMC floodplain regulations.

General Plan Consistency
The proposed Project is consistent with the City’s General Plan by supporting the adopted goals, objectives, policies and implementation measures including but not limited to the following:
a. POLICY-LU-3.10 Work to protect important natural resource areas and the scenic beauty of mountains and rolling hills around the City as the community develops. For new development located along existing creeks and streams, incorporate bank naturalizing approaches for channeled sections as a means of creek and stream restoration where appropriate. b. IMPLEMENTATION-CIR-4.4 The City will require development projects to construct all needed on- and off-site street improvements at the time of property development…
c. POLICY-CON-3.3 Use riparian and wetland buffers (non-development setbacks) to preserve existing riparian vegetation through the environmental review process and require minimum setbacks. Specific setbacks and widths should be determined on a case by case basis with input from resource agencies, including the California Department of Fish and Wildlife. d. POLICY-CON-3.4 Continue protecting and managing urban forests in the City to enhance beautification and conservation efforts to the greatest extent possible, in particular by: - Maintaining existing City trees with regular scheduled service. - Planting new trees to replace ones that were removed and extending tree canopies where possible. - Requiring tree plantings in new developments on streets and in parking areas. - Working with 147
commercial parking lot owners to enhance tree canopies. - Using volunteer groups and property owners to enhance tree canopies.

Environmental Clearance
California Environmental Quality Act (Public Resources Code):

Public Hearing Notice/Comments/Correspondence Received:

The project was publicly noticed per CEQA and State Planning and Zoning Law.

Planning Commission Options
The Planning Commission has several options concerning the applicant’s request at this time:

1. Approve the Use Permit. The Planning Commission may take action to approve the use permit by adopting the attached Resolution of Approval, as presented or as amended by the Planning Commission.

2. Continue action in order to obtain additional Information or make significant changes to the resolution. The Planning Commission may desire additional 148
information or require further investigations. The Commission has the option to continue the matter to a certain future date in order to accomplish these efforts.

Enclosed:

Attachment A: Planning Commission Resolution and attachments Attachment B: Plans (Landscape, Site Plan, Preliminary Grading, Tree Preservation, Photometric)
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Staff Report Attachment A
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RESOLUTION NUMBER PC 2025-XX
___________________________________________________________________________

NOW, THEREFORE, the City of Shasta Lake Planning Commission:

A. Makes the following findings:

1. State Planning and Zoning Act
The Use Permit's approval is consistent with both the General Plan and Zoning Ordinance, as required by the State Planning and Zoning Act.

3. Adopts the following findings pursuant to SLMC Chapter 12.36 Tree Conservation:
a. The condition of the trees, with respect to disease, form, general health, damage, public nuisance, danger of falling, proximity to existing structures, interference with utility services, good forestry practices, or damage to existing sidewalks and driveways, warrants their removal. b. The preservation of all trees unreasonably restricts the economic potential of the property upon which the trees are situated. c. The set-aside area is particularly suitable for the planting and/or natural regeneration of replacement trees required to be planted by the developer.
d. Trees proposed for removal interfere with utility services or streets and highways either within or outside of the subject property, and no reasonable alternative to such interference exists other than removal of the tree(s).
e. Construction proposed within the drip line of any tree will not cause harm or damage to such tree and any construction on the property can be accomplished without endangering the health of the remaining trees on the subject property.
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f. Tree removal as proposed will not result in soil erosion through the diversion or increased flow of surface waters that cannot be satisfactorily mitigated.
g. Tree removal will not result in the degradation of any scenic resource and will not substantially degrade the existing visual character or quality of the site or its surroundings.

1. The project description contained within the associated application and staff report will constitute the use that is allowed by this Use Permit:

PLANNING

3. In accordance with the Shasta Lake Municipal Code, the entitlement authorized by this permit shall automatically expire 2 years from the date of approval in the 153
case of use permits or other discretionary entitlement without further notice or action by the City, unless any of the following occurs:
• A building permit has been issued and substantial construction has occurred as determined by the Development Services Director or designee.
• The use of the property specifically authorized by the entitlement or permit has been actively and substantially commenced as determined by the Development Services Director or designee.
• Approval of the entitlement or permit has been extended by the approving authority. An extension of time may be granted if the permittee shows reasonable cause for the extension. Reasonable cause exists if the permittee shows that circumstances beyond their control have prevented them from taking sufficient action to effectuate the permit or other approval.

4. A city business license shall be obtained and maintained by the applicant.

Abandonment of the related commercial cannabis permit(s) shall constitute grounds for revocation of this use permit pursuant to Municipal Code Section

05.05.140(C).

8. All parcels shall be consolidated to accommodate the project on a single parcel

10. Queuing of vehicles may not extend beyond the property boundaries.

11. The diesel fueling area shall be modified to accommodate onsite vehicle queuing, to the satisfaction of the City Engineer.
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12. All final plans shall conform to the requirements of this approval as described in the project staff report and resolution.

13. The project shall provide a minimum of two short-term bicycle racks and one longterm locker

14. On-site wayfinding signs will be installed as indicated in the staff report and supporting information.

ENGINEERING
Streets & Traffic

19. The applicant shall install streetlights per COSL Electrical Standards. Location to 155
be determined by the City Engineer.

20. Applicant or Contractor shall obtain an encroachment permit from the City prior to any work being performed in the public right-of-way.

Wastewater

Stormwater

22. The owner, applicant, or developer shall prepare and submit a floodplain development application to the city for approval.

26. Developer shall prepare a “No-Rise” Certification report per the FEMA Guidelines.

Water Utility

27. Water facilities shall be constructed according to COSLCS. Potable water and irrigation shall have separate services and meters.

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28. The existing waterline adjacent to the project is a 4” line. The applicant shall prepare an engineer’s report with modeling showing that the existing water line is adequate to provide water for fire, potable, and landscape irrigation.

STANDARD CONDITIONS

30. Vegetation slash resulting from land clearing and grading activity shall not be burned onsite and shall be disposed of in a lawful method (such as chipping).

33. All new freestanding and building-mounted signage shall comply with all applicable provisions of the Shasta Lake Municipal Code, including Section

17.84.060.

13.08.070.E.11, as applicable.

35. In accordance with the requirements of the Shasta Lake Municipal Code, groundand 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 157
accomplished using parapet walls on the building, roof wells, screen walls or other measures approved by the City that are architecturally compatible with the building. Exhibits or other information necessary to determine compliance with this requirement shall be submitted with the building permit application.

38. During construction, the Permittee shall comply with the following noise threshold periods established for construction activities.:
a. Monday through Friday: 7:00 A.M. – 7:00 P.M.
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b. Saturday: 8:00 A.M. – 5:00 P.M.
c. Sunday: No construction activities allowed.

The City must approve such exceptions prior to the commencement of the work.

41. Prior to issuance of a Certificate of Occupancy tree planting is required for per the tree removal and replacement plan.

15.08 and/or 16.16. Modifications to this requirement are at the sole discretion of the City.

Modifications to this requirement are at the sole discretion of the City.

Acceptance of the form of such security is at the sole discretion of the City.

50. Electric-supply facilities shall be furnished and installed in accordance with the City’s Service Policy in effect at the time the Permittee’s plan is approved by the City.

52. Prior to issuance of building permits or final approval of improvement plans, drainage plans shall be submitted to the City Engineer for review and approval.

Required storm drainage facilities shall be sized and installed in accordance with 160
the improvement plans as approved by the City Engineer, and in accordance with the construction standards of the Public Works Department.

53. All development sites shall be graded, or alternative measures implemented, to ensure that no post-construction increases in site drainage crosses property lines.

59. The permittee shall extend sewer and water lines, electric substructures and conduits, and other City utilities necessary to serve the property and too provide 161
logical extensions of service through the property boundaries to adjacent properties as required by the City.