Susanville City Council
April 15, 2026

3 ARTICLE IV. PERFORMANCE OBLIGATIONS

4.1 IGI Delivery Obligation. Subject to the terms of the AMA Transaction and the Base Contract, on any Day during the Term IGI will deliver to Susanville a volume of Gas equal to Susanville’s requirements for that Day up to the MDQ. The Parties may also agree for IGI to supply daily Gas requirements of Susanville in excess of the MDQ as set forth in the AMA Transaction. IGI and Susanville acknowledge and agree that the amount of Released Capacity under this Addendum shall be the MDQ under the AMA Transaction.

ARTICLE V. TAXES

5.1 Taxes. Each Party is responsible for paying Taxes on the economic benefits and burdens related to the specific activities entered into under this Addendum. Nothing herein shall in any manner modify the terms and conditions of the Base Contract with respect to the payment of Taxes pertaining to the purchase and sale of Gas under the AMA Transaction. Further, with respect to such Taxes related to the specific activities under this Addendum, each Party shall indemnify, defend and hold the other Party harmless as to any costs or liabilities incurred by such other Party in connection with claims for Taxes made by third parties or entities, including governmental entities.

References to “costs” under this section shall include all reasonable and necessary attorneys’ fees and expenses, consultants’ fees, travel expenses, and court costs, including costs incurred to enforce the indemnity obligations.

ARTICLE VI. DEFAULT AND REMEDIES

6.1 Events of Default. In addition to the events listed in Section 10.2 of the Contract, the following actions or inactions by a Party under this Addendum shall also constitute an “Event of Default” under the Contract:
(a) breach of any material obligation under this Addendum (save and except for any breach addressed hereinafter in subsection (b)), if such breach is not cured by the Party in breach within five (5) Business Days after Notice of such breach from the Non-Defaulting Party; or
(b) Susanville takes or fails to take any action required by the Pipeline(s) or under this Addendum related to the Released Capacity which results in IGI’s inability, in whole or in part, to utilize the Released Capacity.

6.2 Remedies. If an Event of Default has occurred and is continuing, the Non-Defaulting Party may exercise any and all rights and remedies afforded to it under the Contract, in addition to all rights and remedies available under applicable law or in equity, including but not limited to the liquidation and termination of all transactions under the Contract. To the extent that the Non-Defaulting Party elects to liquidate and terminate all transactions under the Contract on the Early Termination Date, necessarily including the AMA Transaction, this Addendum shall also terminate and the Released Capacity shall be automatically recalled. .

ARTICLE VII. MISCELLANEOUS

7.1 Compliance with Governmental Requirements. The Parties agree that IGI’s provision of asset management services under this Addendum may be subject to local, state, or Federal laws, rules, and regulations (collectively “Governmental Requirements”). The Parties agree to comply with all Governmental Requirements applicable to this Addendum, and Susanville agrees that it shall not require or request IGI to perform any action, or to omit to perform any action that IGI reasonably believes is impermissible under applicable Governmental Requirements.

Without limiting the generality of the foregoing, if during the Term of this Addendum any governmental agency of competent jurisdiction should determine that the obligations and duties contemplated in this Addendum cannot be performed in accordance with applicable Governmental Requirements, wholly or in part, the Parties shall immediately suspend performance under this Addendum, and shall suspend the corresponding obligations to deliver and receive Gas under the AMA Transaction. IGI and Susanville shall, within ten (10) Days of such a determination, meet to determine whether this Addendum can be revised so that the services contemplated herein can be performed fully in accordance with applicable Governmental Requirements while preserving the economic benefits afforded to both Parties under the current structure as closely as possible. In the absence of a superseding written agreement entered into between the Parties within later of (i) thirty (30) Days following such event and (ii) twenty (20) Days after such meeting (or the next Business Day if such Day is not a Business Day under either case), this Addendum shall terminate along with the AMA Transaction on the next Business Day (such Day being the Early Termination Date for purposes of this section), with no affect occurring under the Contract with respect to transactions unrelated to this Addendum. On such Early Termination Date, IGI shall determine the damages for the AMA Transaction in accordance with Section 10 of the Base Contract; provided however, that for purposes of determining the amount owed with respect to the liquidation and termination of the AMA Transaction, any and all costs otherwise allowed under Section 10.3.1. shall be excluded from the calculation (save and except to the extent that the Parties have entered into a Fixed Price transaction in which case costs associated with undoing any related hedge transactions, such as but not limited to brokerage fees, commissions, and other similar transaction costs and expenses reasonably incurred by a Party shall be allowable), and provided further that for purposes of determining the resulting amount owed for the termination and liquidation of the AMA Transaction, the Market Value for such Terminated Transaction shall be determined by using the mid-point, as it may be estimated,

4 between the bid price and the ask price for the Terminated Transaction to reflect that neither Party is a Defaulting Party and accordingly the intent of the Parties is not to ascertain liquidated damages from a Non-Defaulting Party’s perspective. The respective Parties shall have the same rights and remedies related to the calculation and dispute of the resulting Net Settlement Amount owed with respect to the termination and liquidation of the AMA Transaction as those set forth in Section 10.

7.2 Authority to Execute. Each of the Parties to this Addendum represents and warrants that, as of the Effective Date, (i) it has full and complete authority to enter into and perform this Addendum; (ii) the person who executes this Addendum on its behalf has full and complete authority to do so and is empowered to bind it thereby; and (iii) it is not insolvent and has not sought protection from its creditors under the United States Bankruptcy Code, or under any similar laws.

7.3 Entirety and Amendments. This Addendum constitutes the entire agreement (save and except for the AMA Transaction) between the Parties regarding the asset management services to be provided under this Addendum, and supersedes and replaces any prior and contemporaneous communications, understandings and agreements between Susanville and IGI related to such subject matter, whether written or verbal, express or implied. No modification, amendment, supplementation or alteration of the terms and provisions of this Addendum shall be or become effective except by written amendment executed by the duly authorized representative of the Parties.

Except as set forth herein, the Base Contract shall remain unchanged.

7.4 Assignment. Notwithstanding anything in the Base Contract to the contrary, neither Party may assign the Contract, necessarily including this Addendum, without the prior written consent of the other Party, which consent shall not be unreasonably withheld; however, in order to be effective, any consent to such assignment must also be permitted by applicable law, including without limitation FERC regulations concerning asset management arrangements and capacity release rules.

7.5 One Agreement. The Parties agree that this Addendum shall be considered part of the Contract as such term is defined in the General Terms and Conditions, but shall not be considered an “addendum” so as to constitute a part of the Base Contract. Accordingly, the Parties agree and acknowledge that this Addendum is part and parcel to the Contract, and the Contract, this Addendum and the AMA Transaction shall be deemed to constitute one integrated agreement for all purposes; provided, however, that this Addendum may be terminated separate and apart from the Contract in accordance with the terms and conditions set forth in this Addendum, necessarily resulting in the termination of the AMA Transaction.

7.6 Survival of Terms. To the extent that this Addendum is terminated prior to the natural expiration of the Term, the Parties agree that any and all terms and conditions of this Addendum that are necessary to effectuate the Parties’ rights and remedies as a result of an Event of Default shall survive the termination of this Addendum until such time as the rights and remedies and all disputes related thereto are fully and finally resolved.

7.7 Defined Terms. Any capitalized terms set forth herein that are not otherwise defined herein, shall have the meaning set forth in the Base Contract or the AMA Transaction.

7.8 Conflicting Terms. The Parties agree that to the extent any terms and conditions set forth in this Addendum conflict with any terms set forth in the Base Contract, this Addendum shall govern for all purposes.

IN WITNESS WHEREOF, and with the intent to be legally bound, the Parties hereto have caused this Addendum to be executed by their duly authorized officers or representatives as of the Effective Date.

CITY OF SUSANVILLE IGI RESOURCES, INC.

By: _____________________________ By:_____________________________ Name: _________________________ Name: _________________________ Title: _________________________ Title: _________________________

1 TRANSACTION CONFIRMATION
CONFIRMATION DATE:

CONTRACT #: 23575 CONTRACT DATE: May 18, 2009
SELLER: IGI Resources, Inc. (“IGI”) BUYER: City of Susanville (“Susanville”)
PHONE #: 208-395-0500 PHONE #: 530-252-5101
FAX #: 208-395-0530 FAX #: 530-252-1020
This Transaction Confirmation (the “AMA Transaction”) is entered into effective as of the Confirmation Date and serves to confirm our understanding of the following transaction between Susanville and IGI. This AMA Transaction shall be governed by the terms and conditions set forth in that certain Base Contract for Sale and Purchase of Natural Gas referenced above executed by and between Susanville and IGI (being defined as the “Base Contract” for purposes of this AMA Transaction consistent with the definition set forth in the General Terms and Conditions set forth therein), in addition to that certain Asset Management Agreement dated as of , by and between the Parties (the “Addendum”).

DELIVERY PERIOD: Begin-May 1, 2026 End-April 30, 2029
PERFORMANCE OBLIGATION AND CONTRACT QUANTITY:

CONTRACT QUANTITY:

Fixed Price Amount: IGI shall sell and deliver and Susanville shall purchase and receive on each Day at the Delivery Point(s) a quantity of Gas in the amount, if any, specified for the applicable Month in Exhibit A (the “Fixed Price Amount”). The Fixed Price Amount is Firm, and is a Firm Transportation Obligation, as defined in the Base Contract.

Baseload Amount: IGI shall sell and deliver and Susanville shall purchase and receive on each Day at the Delivery Point(s) a quantity of Gas up to the MDQ (the “Baseload Amount”). The Baseload Amount is Firm, and is a Firm Transportation Obligation, as defined in the Base Contract.

Additional Gas: Susanville may request on a daily basis Gas above the MDQ, but such amount shall not exceed the Excess MDQ. IGI shall sell and deliver and Susanville shall purchase and receive on each Day at the Delivery Point(s) such requested quantity of Additional Gas.

CONTRACT PRICE:

Fixed Price Amount Contract Price: The Contract Price in US$ per MMBtu for the Fixed Price Amount shall be the price specified for the applicable Delivery Period in Exhibit A.

Baseload Gas Contract Price – Index Price: The Contract Price in US$ per MMBtu for the Baseload Amount shall be (i) the monthly index price reported under the table “California” under the row “Malin” under the table “avg.”, published by Natural Gas

2 Intelligence, or its successor-in-interest, in NGI’s Bidweek Survey, supplement to the Weekly Gas Price Index; plus (ii) the Interstate Transport Costs; plus (iii) $0.06.

Baseload Gas Contract Price – Fixed Price: In addition to the Fixed Price Contract Price that has been agreed to by the parties as set forth in Exhibit A, Susanville may also elect to convert the Baseload Amount – Index Price for any Month to a Fixed Price (as defined in the Special Provisions of the Base Contract); and (ii) the resulting Fixed Price will replace the Baseload Amount – Index Price for the Baseload Gas for such Month.

Additional Gas Price: The Contract Price in US$ per MMBtu for any Additional Gas shall be (i) the daily index price reported by S&P Global,, or its successor-in-interest, in Gas Daily, under the table “Final Daily Price Survey – Platts Locations ($/MMBtu)” under the column titled “Midpoint” under the table titled “Others” in the row labeled “PG&E, Malin” on each Day during the applicable delivery Month; plus (ii) the Interstate Transport Costs from the applicable Receipt Point(s) to the Delivery Point(s); plus (iii) $0.06.

DELIVERY POINT(S):

Citygate point of Tuscarora Gas Transmission Company’s Local Distribution System SPECIAL TERMS & CONDITIONS:

1. Order of Priorities. Absent clear evidence to the contrary, any Gas sold and/or delivered by IGI to Susanville at the Delivery Point(s), and purchases made and/or received from IGI by Susanville at the Delivery Point(s), shall be deemed delivered in the following order: (i) any Fixed Price under this Transaction Confirmation or any other transaction confirmation between the parties or Basis Price Gas purchased as the Baseload Amount; (ii) any other Baseload Amount; and (iii) any Additional Gas; (iv) any other Gas sold to Susanville by IGI under any other transaction confirmation.

2. Individual Receipt Point MDQs. Notwithstanding anything else in this AMA Transaction or the Addendum to the contrary, IGI’s Gas delivery obligations to Susanville shall be limited by the individual maximum quantity of Gas that IGI may receive at each Receipt Point, being 1,000 MMBtus/Day.

3. Impairment of Released Capacity. In addition to the Force Majeure provisions set forth in the Base Contract, the Parties also agree that to the extent that any interruption, curtailment, operational flow order or other event(s) impacts transportation services that impair IGI’s ability to utilize the Released Capacity to make deliveries of Gas to Susanville at the Delivery Point(s), irrespective of whether the Pipeline declares an event of force majeure as a result of such event, IGI shall be relieved of its obligation to deliver Gas to Susanville in an amount equivalent to the amount of Released Capacity impacted by such event. By way of example, to the extent that IGI is unable to receive Gas at any Receipt Point on any Day, IGI’s Gas delivery obligations shall be reduced for such Day in an equivalent amount.

4. Gas Supply. Susanville shall purchase its Gas supply requirements exclusively from IGI, except for any Gas purchased by Susanville during a Force Majeure event or as a result of an Event of Default that results in the suspension of performance or the termination of the Addendum and/or the AMA Transaction.

5. Definitions.

3 (a) “Excess MDQ” shall mean the maximum amount of Gas over and above the MDQ that Susanville may purchase from IGI under this AMA Transaction on any Day, up to a total amount of 2,000 MMBtus/Day.
(b) “Interstate Transport Costs” or “IT” shall mean (i) the Tuscarora Fuel charges from Malin into Tuscarora; (ii) the Tuscarora Pipeline’s FT Demand Charges; plus (iii) Commodity Charges, as all of the foregoing charges and costs are set forth in the Tuscarora Tariff and defined in Section 1.1 of the Asset Management Agreement. (c) “MDQ” shall mean the maximum amount of Baseload Gas that Susanville may purchase from IGI under this AMA Transaction on any Day during the Term being equal to the Released Capacity under the Addendum of such Day (1,000 MMBtus/Day); provided, however that the MDQ shall be further limited by the Individual Receipt Point MDQs set forth in Section 3 of the Special Terms and Conditions.
(d) “Tuscarora Tariff” means the approved and effective FERC tariff for Tuscarora Gas Transmission Company.

8. Defined Terms. Any capitalized terms that are not otherwise defined herein, shall have the meaning set forth in the Base Contract or the Addendum. This AMA Transaction is subject to the terms of the Base Contract and the Addendum.

CITY OF SUSANVILLE IGI RESOURCES, INC.

By: By:

Name: Name: Jason Williams
Title: Title: Attorney-in-Fact

4

Agenda Item No. 9.B.

Standard Workflow
City Council Agenda Item
Submitted By: Jolene Arredondo, Deputy City Manager
Action Date: April 15, 2026
Subject: Consider Resolution No. 26-6531, authorizing the Finance Director to increase the Golf Course budget by $5,000 for replacement of pressure relief valve
Presented By: Dan Newton, City Manager
Summary: The current pump system at the Diamond Mountain Golf Course is a Watertronics system and the replacement parts are very specific to Watertronics, this repair was not anticipated in the adoption of or midyear adjustments to the 25/26 fiscal year budget. However, since opening the course in March of this year, the pressure valve is leaking and delaying necessary maintenance and repair of the pressure valve may result in pressure loss and potential shutdown of the irrigation system, adversely affecting golf course operations. The Golf Course Business Manager has received cost estimates and labor quotes for the pressure valve from Watertronics and Tri County Pumps and the estimated parts and labor total is anticipated to not exceed $5,000.

Fiscal Impact: $5,000 increase to the golf course budget Action Requested: Consider Resolution No. 26-6531, authorizing the Finance Director to increase the Golf Course budget by $5,000 for replacement of pressure relief valve and irrigation maintenance
Attachments:

1. 26-6531

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RESOLUTION NO. 26-6531

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SUSANVILLE

AUTHORIZING THE FINANCE DIRECTOR TO INCREASE THE DIAMOND MOUNTAIN GOLF COURSE BUDGET BY $5,000 FOR REPAIRS AND REPLACEMENT OF THE

IRRIGATION SYSTEM PRESSURE VALVE
WHEREAS, the City of Susanville owns and operates the Diamond Mountain Golf Course; and
WHEREAS, the golf course utilizes a specialized irrigation pump system manufactured by Watertronics, which requires specific replacement parts and maintenance; and WHEREAS, following the reopening of the golf course in March of Fiscal Year 2025/2026, it was discovered that the system’s pressure valve is leaking; and WHEREAS, delaying necessary maintenance and repair of the pressure valve may result in pressure loss and potential shutdown of the irrigation system, adversely affecting golf course operations; and
WHEREAS, the need for this repair was not anticipated during the adoption of the Fiscal Year 2025/2026 budget or subsequent mid-year budget adjustments; and WHEREAS, the Golf Course Business Manager has obtained cost estimates and labor quotes from qualified vendors indicating that the total cost for parts and labor is not expected to exceed $5,000.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Susanville hereby authorizes the Finance Director to increase the Diamond Mountain Golf Course budget in the amount of $5,000 for the repair and replacement of the irrigation system pressure valve and associated labor costs.

APPROVED:_______________________
Mendy Schuster, Mayor
ATTEST:_______________________
Heidi Whitlock, City Clerk
The foregoing resolution was adopted at a regular meeting of the City Council of the City of Susanville, held on the 15th day of April 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

_____________________________
Heidi Whitlock, City Clerk

APPROVED AS TO FORM:_____________________________
Margaret Long, City Attorney

Agenda Item No. 9.C.

City Manager Direct
Review
City Council Agenda Item
Submitted By: Dan Newton, City Manager
Action Date: April 15, 2026
Subject: Consider Resolution No. 26-6532, awarding bid to All Season Heating and Air Inc. for the 2026 HVAC Renovation Susanville Fire Station Project Number 26-01.

Presented By: Dan Newton, City Manager
Summary: Pace Engineering has prepared plans and specifications for the renovation of the Fire Department HVAC system. The existing boiler system will be removed and replaced with an efficient heat pump system that will provide heating and add air conditioning to the Fire Department. The engineer's estimate for the work was $330,800. Bids were received from All Season Heating and Air, Inc and Stone Co. Construction, Inc in the amounts of $309,500 and $529,160 respectively. All Season Heating and Air, Inc. is the lowest responsible bidder and pursuant to the California Public Contract Code is eligible to be awarded the construction contract.

Staff is recommending that the City Council approve Resolution No. 26-6532, awarding the construction contract to All Season Heating and Air, Inc. and authorizing the City Manager to do the following:

1. Execute the Construction Agreement

2. Execute Contract Change Orders in an amount not to
exceed $46,500 (approximately 15% Contingency)

3. Execute a hazardous materials abatement agreement with a qualified contractor in an amount not to exceed $50,000 for asbestos abatement

4. Issue a Notice to Process upon receipt and execution of all necessary documents
Fiscal Impact: This project is funded by American Rescue Plan Act funds that are currently budgeted. The total authorized cost per Resolution No. 26-6532 is $406,000.

Action Requested: Motion to approve Resolution No. 26-6532, awarding bid to All Season Heating and Air Inc. for the 2026 HVAC Renovation Susanville Fire Station Project Number 26-01.

Attachments:

1. 26-6532

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RESOLUTION NO. 26-6532

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SUSANVILLE AWARDING BID TO ALL SEASON HEATING AND AIR INC. FOR
THE 2026 HVAC RENOVATION SUSANVILLE FIRE STATION
PROJECT NUMBER 26-01
WHEREAS, the City of Susanville (City) has received funding through American Rescue Plan Act (ARPA); and
WHEREAS, the City has obligated a portion of ARPA funds for the renovation of the HVAC System at the Susanville Fire Department; and
WHEREAS, the City has received two bids for the work as follows:

All Season Heating and Air, Inc.. - $309,580.00
Stone Co. Construction Inc - $529,160.00
WHEREAS, All Season Heating and Air, Inc. is the lowest responsible bidder at $309,580.00; and
WHEREAS, the funding for this project is already included in the 2026/2027 FY budget.

NOW THEREFORE, be it resolved that the City Council does hereby:

1. Award bid to All Seasons Heating and Air, Inc. in the amount of $309,580.00, and

2. Authorize the City Manager to execute construction agreement with All Season’s Heating and Air, Inc., and

3. Authorize the City Manager to execute contract change orders in an amount not to exceed $46,500 (approximately 15% contingency), and

4. Authorize the City Manager to execute hazardous materials abatement agreement with qualified contractor in an amount not to exceed $50,000., and

5. Authorize the City Manager to issue a “Notice to Proceed” upon receipt and execution of all necessary documents.

APPROVED: ______________________
Mendy Schuster, Mayor
ATTEST: ______________________
Heidi Whitlock, City Clerk
The foregoing Resolution was adopted at a regular meeting of the City Council of the City of Susanville, held on the 15th day of April, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Heidi Whitlock, City Clerk
APPROVED AS TO FORM: ______________________________
Margaret Long, City Attorney

Agenda Item No. 10.A.

City Manager Direct
Review
City Council Agenda Item
Submitted By: Dan Newton, City Manager
Action Date: April 15, 2026
Subject: Public Hearing - Loves Travel Stop
Consider PC Resolution No. 26-1200, Certifying the Final Environmental Impact Report for the Susanville Travel Stop Project, PC Resolution No. 26-1201, Recommending the City Council amend the General Plan Map to Redesignate APN#107- 280-017 to General Commercial/Shopping Center, PC Resolution No. 26-1202, Approving Architectural and Site Plan Review, Use Permit, and Sign Permit Together with Making Findings of Fact and Adopting a Mitigation Monitoring and Reporting Program for the Love's Travel Stop Project (APN 107-280-017)
Presented By: Dan Newton, City Manager
Summary: A separate detailed staff report is attached.

Fiscal Impact: California Department of Fish and Wildlife filing fee of approximately $5,000 to be filed by City and reimbursed by the applicant.

Action Requested: Motion to approve PC Resolution No. 26-1200, Certifying the Final Environmental Impact Report for the Susanville Travel Stop Project, PC Resolution No. 26-1201, Recommending the City Council amend the General Plan Map to Redesignate APN#107- 280-017 to General Commercial/Shopping Center, PC Resolution No. 26-1202, Approving Architectural and Site Plan Review, Use Permit, and Sign Permit Together with Making Findings of Fact and Adopting a Mitigation Monitoring and Reporting Program for the Love's Travel Stop Project (APN 107-280-017)
Attachments:

1. Detailed Staff Report - Planning Commission

2. Attachment 1 - Project Plans

3. Attachment 2 - PC 26-1200 EIR Resolution

4. Attachment 3 - PC 26-1201 General Plan Amendment Recommendation

5. Attachment 4 - PC 26-1202 ASPR UP SP

6. Attachment 4 - Exhibit A Conditions of Approval

7. Attachment 4 - Exhibit B CEQA Findings of Fact

8. Attachment 4 - Exhibit C MMRP

9. Attachment 5 - General Plan Consistency Checklist

10. Attachment 6 - Zoning Code Compliance Analysis

11. Attachment 7 - ASPR Analysis

12. UPDATE - Love's PP Presentation - Provided at meeting

1 FILE NO. UP/RZ/GPA/AR/ANNX #2024-021

CITY OF SUSANVILLE PLANNING COMMISSION

STAFF REPORT
April 15, 2026
APPLICANT Love’s Travel Stops
OWNER Sierra Pacific Industries, Anderson, CA
REPRESENTATIVE Lane Engineers, Inc, Tulare, CA
REQUEST General Plan Map Amendment, Annexation, Zoning
Map Amendment, Architectural & Site Plan Review,
Use Permit, Sign Permit
ASSESSOR’S PARCEL NO 107-280-017
PARCEL SIZE 79.6 acres
LOCATION Northwest corner of State Hwy 36 and Skyline Road EXISTING ZONING Limited Industrial District (M-L) (Lassen County Zoning Map)
SURROUNDING ZONING North: Open Space along the River and C-2 East, South, West: Lassen County Zoning
SURROUNDING LAND USE North: Susan River and retail shopping center anchored by Safeway grocery store on north side of
the river
East: SR 36 and vacant land on east side of the
highway
South: Union Pacific Railroad right of way and vacant
land south of the railroad right of way
West: Vacant land

EXISTING GENERAL PLAN

DESIGNATION
Industrial Park (Lassen County General Plan)
Light Industrial/Business Park (City of Susanville
General Plan)

PROPOSED GENERAL

PLAN DESIGNATION
General Commercial Shopping Center (City of
Susanville)

ENVIRONMENTAL

DETERMINATION
Final Environmental Impact Report prepared (SCH
No. 2025011078)

2 COMMENTS RECEIVED BY CITY DEPARTMENTS:

1. Building Department: No comments received.

2. Fire Department: Through existing service and mutual aid, the Department would be able to respond to the increase in demand. Conditions of approval have been added to implement Fire Department requirements.

3. Police Department: The proposed development would increase the area and demand for police services, including monitoring for potential traffic violations, disturbances, or safety concerns and additional resources would likely be needed.

4. Public Works Department: Conditions of approval have been added to ensure implementation of city road and public facility standards.

5. Susanville Sanitary District: The District issued a statement of intent to own and operate the sewer main line serving the Love’s Travel Stop and requested that the City submit a joint annexation application to LAFCO to include the Sanitary Sewer District.

6. Lassen Municipal Utility District: None received.

7. Caltrans District 2: A comment letter from Caltrans was received and is included/addressed in the FEIR.

EXECUTIVE SUMMARY:

Planning Commission is considering taking action on the following entitlements for the proposed Susanville Travel Stop: recommending a General Plan Land Use Amendment, Architectural & Site Plan Review (ASPR), a Use Permit, and a Sign Permit. As these are discretionary actions, they are subject to the California Environmental Quality Act (CEQA) and an Environmental Impact Report must be certified by the Planning Commission prior to project approvals. The following staff report includes a description of the project, analyses to determine consistency with City policy, compliance with City regulations, recommended conditions of approval, and findings to support the Commission’s decision making process. The analyses support the Commissions’ adoption of the following:
• Resolution Certifying the Susanville Travel Stop Project Environmental Impact Report (Attachment 2)
• Resolution recommending that the City Council adopt a resolution amending the General Plan Land Use Map (Attachment 3)
• Resolution conditionally approving Architectural & Site Plan Review, Use Permit, Sign Permit (Attachment 4)
PROJECT DESCRIPTION:

Overview

3 A complete application prepared by Lane Engineers was received by the City of Susanville on October 10, 2024 to construct a full-service Love’s Travel Stop on approximately 14.15 acres of a vacant 79.6-acre parcel (APN 107-280-017) located immediately south of Susanville city limits and west of State Route (SR) 36.

The project entails annexation of the 79.6-acre parcel, amending the City of Susanville General Plan land use designation, authorizing annexation proceedings with the Lassen Local Agency Formation Commission (LAFCO), pre-zoning the parcel (to take effect upon annexation), and land use entitlements for development of the project (Architectural and Site Plan Review, Use Permit, and Sign Permit). Pre-zoning of the parcel will be initiated by ordinance at a subsequent public hearing. Figure 1- Project Vicinity identifies the parcel to be annexed, the portion of the parcel to be developed, and the City boundary in the vicinity of the project site. As entitlements are discretionary, the project is subject to the California Environmental Quality Act and an Environmental Impact Report was prepared in full compliance with the substantive and procedural requirements established therein.

As proposed, the Travel Stop would include a gas station with auto and truck fueling islands, convenience store, two fast food restaurants (Dunkin’ Donuts and Arby’s), truck rest area, an RV overnight parking area with dump station, and dog park. Additional features include above ground diesel storage tanks and below ground fuel storage tanks, trash enclosure, signage, on-site improvements, and landscaping. The Project also includes offsite improvements within the public right-of-way including an extension of Skyline Road for access, and extension of gas, water and sanitary sewer lines to the project site.

4 Figure 1: Project Vicinity. Source: Susanville Travel Stope Project Draft EIR, 2025.

Land Use and Zoning
The project site is within the City’s Sphere of Influence (SOI), which is an area that has been identified for potential expansion of the City limits in the future. As such, the site has a City of Susanville General Plan land use designation of Light Industrial Business Park.

This is consistent with the Lassen County General Plan designation of Industrial Park.

Additionally, in the recently adopted City of Susanville Land Use Element (Figure LUD4), the site was pre-zoned as Manufacturing (M).

The applicant requests a General Plan Map Amendment to change the land use designation of the site to General Commercial Shopping Center. The General Commercial Shopping Center land use designation allows a wide range of facilities for the sale of goods and provision of personal services. When applied along thoroughfares,

5 it is intended to accommodate a variety of commercial uses which include fast food and drive-through restaurants or food service, restaurants, service stations, and similar uses.

The applicant also requests a Zoning Map Amendment to change the site’s zoning district to C-2 General Commercial Shopping Center. Although the list of conditionally permitted uses within the C-2 zone does not expressly mention a truck and travel stop, section

17.36.030 of the City’s Municipal Code does include service stations, fast food restaurants (including drive-in and drive-through), recreation vehicle park, and shopping centers 80,000 square feet or larger in size (includes all buildings within the shopping center). Additionally, section 17.36.040 of the City’s Zoning Code allows other uses permitted in the C-2 district that are found to be similar in character and impact to those listed in Sections 17.36.020 and 17.36.030.

Site Plan/Development
The applicant proposes to develop 14.15 acres on a vacant 79.6-acre parcel into a travel center at the intersection of Skyline Road and SR-36 (Main St.). A new 7,943 square foot convenience store and two new fast-food restaurants (1,588 sf and 3,474 sf) with a drivethrough will be the center of the development.

The site would be accessible from a new extension of Skyline Road and would provide a truck stop with 70 truck vehicle parking spaces, a four-position truck fueling station, truck scale and four 12,000 gallon above ground diesel tanks, and trash enclosure accessible from the western driveway. The eastern driveway would provide access to a twelveposition passenger vehicle fueling station, ten overnight RV parking spaces, RV dump station, a 1,000-gallon above ground propane tank, dog park, bicycle parking, five RV parking spaces, three EV charging spaces, four ADA parking spaces, and 46 standard vehicle parking spaces. A 30,000-gallon underground gasoline storage tank and a 20,000-gallon split diesel/premium unleaded tank, and 20,000-gallon below ground diesel exhaust fluid storage tank will be located on the northern side of the development.

Landscaping and bioretention facilities are proposed around the edges of the proposed development. The Overall Site Plan is provided in Figure 2 and in Attachment 1.

6 Source: Lane Engineering, Inc. 2024
Figure 2: Overall Site Plan
Architectural Design
The project proposes the construction of a new 13,005 square foot slab-on-grade structure that would be used for a convenience store (7,943-square feet) and two fast food restaurants (5,062 square feet) with a drive-thru on the south side of the building.

The building will also include men’s and women’s restrooms, showers, and a public laundry facility.

The proposed building would have an overall height of 23 feet with a maximum height of 25 feet on columns/projections. Building access will be provided through three sets of glass doors (one for each use) on the building frontage.

The exterior design includes a combination of textures, windows and exterior siding.

Exterior materials will be a combination of modular brick façade, sand-pebbled Exterior Insulation Finish System (EIFS), painted metal, fiber cement panels, fiber cement lap siding, and glass windowpanes. The design includes a red painted awning along the

7 Arby’s section, and pink and orange sand-pebbled texture finish on the Dunkin Donuts frontage. Signage for all three businesses is proposed to be integrated along the front elevation of the building.

The project will also construct canopies over the fueling stations which will have a maximum height of approximately 21± feet. The canopies will be painted yellow, orange and red and incorporate Love’s logo and branding on all four sides.

A gated locking trash enclosure with trash compactor, recycling, and grease collection bins will be located inside the western driveway. No size or specifications for the trash enclosure were provided.

Circulation and Access
The site will be accessed from a newly constructed road that will extend Skyline Road approximately 1,200 feet along the project site’s southerly property line from the intersection of SR-36 to the project site’s western entrance. The new road will be a total of 54 feet wide with a center turn lane and one travel lane in each direction. SR-36 would be restriped to create a new right turn pocket from the northbound lane and a new left hand turn pocket from the southbound lane.

A 10-foot-wide sidewalk will be provided along the project’s Skyline Road frontage from the intersection with SR-36 to the west entrance. No pedestrian access is proposed along the SR-36 frontage. Pedestrian access to the development is provided by a network of internal sidewalks and crosswalks to provide safe movement between the project components. The project will dedicate 0.57 acres of land to City/Caltrans at the intersection of Skyline Road and SR-36.

The internal circulation network separates commercial trucking traffic from automobile and RV traffic by providing separate entrances and areas that are separated by a 33-footwide landscaped area.

Off- and On-site Improvements
In addition to the new access road, the project proposes connecting to the City’s water and gas services and the Susanville Sanitary Sewer District sewer system. New water and gas lines would be trenched under the Susan River and conveyed to the project site via a trench within the outer limits of the City’s right-of-way from Johnstonville Road via Skyline Road.

Wastewater services would be provided by the Susanville Sanitary District. The project includes a new 1,800-foot-long sewer line route that would connect from the site at a point approximately 600 ft north from the SR 36/Riverside Drive intersection and would be bored under the Caltrans right-of-way from the west side of SR 36 to the east side of SR

36. The sewer pipeline would be hung from the eastern (downstream) side of the SR 36 bridge over the Susan River, and tie into the existing sanitary sewer manhole at the SR 36/Riverside Drive intersection. Upon finalization of sewer construction, the District would take ownership and operate the sewer line.

8 Electricity would be provided by the Lassen Municipal Utility District. Roof-top solar panels would be installed in accordance with the California Energy Code requirements and would produce an estimated 51,000 kWh/year. Existing overhead electrical lines are located along Skyline Road and adjacent to SR 36 and those that are within the construction footprint would be relocated prior to construction and the project would tie-in to these.

Stormwater would be treated in stormwater bioretention basins installed onsite. From the onsite bioretention facilities, stormwater would flow through a new underground drainage pipe that would discharge southeast to an existing 24” drainage culvert located under SR

36. Any onsite overflow would be captured by the drainage swale along the abandoned Union Pacific Railroad right-of-way before flowing into the existing culvert.

Solid waste collection would be provided by C&S Waste Solutions.

Landscaping, Lighting, and Site Furnishings
As shown in Figure 3, landscaping includes both planting areas and surface treatments (1.5-inch and 4- to 6-inch rock) over approximately 122,255 square feet of the project site.

Landscaped areas account for approximately 23 percent of the developed portion of the site, and the total pervious area is approximately 43 percent. A total of 89 trees are proposed, including 72 trees in 24-inch box containers and 17 trees in 15-gallon containers. In addition, three species of shrubs in 1-gallon containers and three species in 5-gallon containers are proposed.

A dog park area surfaced with hybrid Bermuda grass sod is proposed north of the overnight RV spaces. Other landscaped areas would be covered with 4- to 6-inch cobble rock and 1½-inch rock mulch. Bioretention areas would be covered with a three-inch layer of organic mulch, and parking areas would be paved with asphalt concrete.

On site lighting would consist of high-mast LED fixtures and LED canopy lighting. Lighting would be mounted on 43’ poles in truck areas and 33’ poles in auto areas. Lighting would be interspersed along the outside perimeter of parking areas, at the driveway entrances, and throughout the interior of the site. Specifications on exterior building/façade lighting was not provided.

9 Source: Sierra Designs, Inc. 2025
Figure 3: Landscape Plan.

Open Space
The project is located on a 79.6-acre parcel and proposes development on 14.15 acres.

The remainder of the site will be undeveloped.

Signage
The project includes a request for a 50-foot-tall freestanding sign along SR 36 with a sign face area of 1,171 square feet The purpose of this request is to allow truck drivers to plan

10 their maneuver and exit SR 36 to turn into the site. The 50-foot-tall sign is designed to include logos for Love’s and Arby’s, at the top, the gas prices in the middle of the sign, and “Dunkin’” and “Welcome of Susanville” signs at the bottom. Gas prices would be digital displays and the other signs would be internally illuminated cabinet signs.

The project also proposes a second freestanding sign along Skyline Road with a height of 25 feet and a sign face area of 406 square feet, and a third freestanding sign is proposed above the truck scale with a height of 21.5 feet and a sign face area of 230 square feet. In addition, signage is proposed on the building façade for each business on the primary frontage and for one business on each of the side elevations. Love’s signage is also integrated into the design of the fueling canopies on all four sides.

ANALYSIS:

Overview
The approval of the requested land use entitlements require that the project be consistent with the City’s General Plan and comply with the City’s Zoning Ordinance. Entitlement specific analysis is provided for ASPR, the Use Permit, and Sign Permit. A discussion of the environmental review process and the environmental impacts of the project are also discussed.

General Plan Consistency Analysis
The project proposes a General Plan Amendment (GPA), Attachment 3, as discussed herein. Per CA Government Code section 65358(a), if the City Council deems it to be in the public interest, it may amend the City’s General Plan. Amendments of mandatory general plan elements (which includes the Land Use Map of the Land Use Element) may not occur more than four times during any calendar year (CAGC 65358(b). The proposed amendment would be the City’s first General Plan amendment in 2026.

A site’s zoning district must be consistent with its General Plan land use designation which requires the City Council to adopt an ordinance pre-zoning the site. The applicant has requested pre-zoning and a condition of approval has been added to require the adoption of the pre-zoning ordinance and annexation of the site into the City limits prior to any entitlements taking effect.

Recommended Condition of Approval

5. Land use entitlements approved shall only take effect after the effective date of the City Council Ordinance pre-zoning the property General Commercial Shopping (C-2) and after the annexation of the project site into the City of is final and recorded.

A summary of the project’s consistency with the applicable goals and policies of the General Plan is provided below. A detailed analysis the project’s consistency with each applicable policy is provided in Attachment 5.

Land Use Element
The project site is currently located in unincorporated Lassen County and designated

11 Industrial Park under the Susanville Vicinity Area Plan (County General Plan). As the site is within the City’s Sphere of Influence (SOI), it is also designated on the City of Susanville General Plan land use map as Light Manufacturing. The applicant requests annexation to the City of Susanville. The Annexation request is consistent with Land Use Policy LUD6.1 to annex contiguous land as well as policies LUD 6.3 to encourage annexation prior to development, and Policy 6.6 to extend utilities and municipal services upon annexation and in conformance with the City of Susanville General Plan.

The applicant is requesting a General Plan Amendment (GPA) to redesignate the property to General Commercial/Shopping Center. The General Commercial/Shopping Center designation is intended to accommodate a wide range of commercial uses serving both local and regional needs. When located along major transportation corridors, the designation contemplates uses such as service stations, restaurants (including drivethrough facilities), and related commercial services. The proposed Travel Stop includes fuel sales (automobile and truck), convenience retail, quick-service restaurant with drivethrough, and RV-related services and is consistent with the types of uses contemplated within this General Plan land use designation.

Additionally, Policy LUD-3.3 which requires distinctive and high-quality building design is addressed through the Architectural Site Plan Review and conditioned accordingly (see below).

General Plan Policy LUD-5.5 states that the City shall encourage agricultural land preservation within and outside the city boundaries. While the project site was used for agricultural purposes in the past, it is currently vacant and it is designated in both the County and City General Plans for industrial development and would therefore not conflict with this policy.

Additionally, Policy LUD-8.2 requires that the City ensure zoning designations and maps are consistent with the City’s Land Use Map. The applicant has requested a Zoning Map Amendment to zone the site as General Commercial/Shopping Center (C-2) which would be consistent with this policy.

Upon approval of the requested General Plan Amendment and with site specific conditions of approval, the Travel Stop would be consistent with the City’s General Plan Land Use designation and the goals and policies referenced in the sections below.

Community Character
The General Plan promotes appropriate siting of commercial development along major transportation corridors, high-quality architectural design, compatibility with surrounding land uses, and mitigation of operational impacts such as noise, lighting, and traffic.

Through adherence to the City’s Design Guidelines and the Architectural and Site Plan Review and Sign Permit process, the community character and commercial development policies of the General Plan are implemented.

The project’s location along SR 36, with access from a signalized intersection and

12 separated circulation for trucks and passenger vehicles, supports corridor-oriented commercial development while minimizing conflicts.

Policy L of the Community Character Element requires the City to provide public access to and along the Susan River from the nearest public streets and walks. The purpose of this policy is to create a riverfront route for pedestrians and bicyclists along the river's edge for its full length within Susanville as is further clarified by Action 43 in the Open Space, Parks, Recreation, and Childcare element, which directs the City to obtain easements to accommodate the facilities and construct trails as shown in Figure 7-4 of the City of Susanville General Plan. To implement this policy and action, a condition of approval requires the property owner to provide a public access easement or irrevocable offer of dedication of land to the City of Susanville along the Susan River for the entire length which borders/is within the property.

Recommended Condition of Approval

6. Prior to issuance of grading or building permits, the applicant shall provide an official copy of the property title and parcel map for recordation showing an irrevocable offer of dedication to the City of Susanville of the portion of the property that borders the Susan River as follows: Approximately 3,000 feet in length starting at the existing Susanville City limit line at SR-36 and extending to the northwestern property line and 20 feet wide starting at the southern top-of-bank of the Susan River.

Policy ac and ab of the Community Character Element provide guidance on signage including reducing the number of overly large, bright signs and making signs more attractive and readable. Through the Sign Permit process and related conditions of approval as discussed in the Sign Permit section below, the project is consistent with the General Plan.

As conditioned, the project is consistent with General Plan policies related to community character and commercial development quality.

Circulation Element Consistency
The Circulation Element emphasizes roadway safety, Complete Streets principles, and efficient function of major corridors including SR 36.

Access via the existing signalized Skyline Road/SR 36 intersection, along with proposed turn lanes and circulation improvements, supports safety and operational efficiency.

With implementation of proposed roadway improvements and through the conditions established by the Public Works department, the project is consistent with Circulation Element policies promoting safety and corridor functionality.

Recommended Conditions of Approval

7. The project proponent must provide a grading plan and a drainage report demonstrating that the project will not have negative impacts to the state highway and its drainage features. The report must include an analysis of the proposed retention

13 feature (s).

8. Include 8-phase signaling for the intersection of SR/36 and Skyline Road.

9. Provide a fair share contribution toward the construction of a bike lane along the property frontage on State Route 36.

Economic Development Goals.

The General Plan supports commercial development that strengthens the City’s economic base and provides services to residents and visitors. The project would provide commercial services to regional travelers and residents, generate tax revenue, and create employment opportunities. The project supports the General Plan’s economic development objectives by expanding commercial services and contributing to the local tax base and employment opportunities.

Community Health, Safety, and Conservation Policies.

The EIR evaluates environmental topics including air quality, noise, biological resources, and cultural resources. In general, implementation of mitigation measures identified in the Mitigation, Monitoring, and Reporting Program, and compliance with applicable regulations, the project would be consistent with General Plan policies related to environmental protection and public health and safety.

Policy g requires that the City consider the maintenance and improvement of air quality as part of development review for new construction and/or expansion of existing uses or structures. In order to limit the effects of the project on both air quality and potential noise, the following conditions of approval are recommended for consistency with General Plan policies.

Recommended Conditions of Approval

10.Signage shall be posted in the overnight truck parking area with “IDLING LIMITED TO 5 MIN.”

11.The site operator shall require Recreational Vehicles to plug into the site’s electrical services and the use of generators by Recreational Vehicles shall be prohibited and signage posted accordingly.

12.The Applicant shall require all project contractors to use properly maintained mufflers on construction vehicles to meet EPA standards established under the Federal Noise Control Act of 1972 for new equipment.

13.During construction, stationary construction equipment, such as compressors, shall be placed as far as possible from the residential areas to the south.

Additionally, Action program 50 directs the City to use development review and the zoning ordinance to require project features that enhance police and neighbor surveillance of property, and that deter criminal activity. To address potential safety issues, a condition of approval has been recommended.

Recommended Condition of Approval

14.Prior to issuance of a certificate of occupancy, security surveillance video cameras

14 shall be installed and maintained in good working order to provide coverage on a 24- hour basis of all internal areas and building entrances. The security surveillance cameras shall be oriented in a manner that provides clear and certain identification of all individuals within those areas. Cameras shall remain active at all times and shall be capable of operating under any lighting condition. Security video must use standard industry format to support criminal investigations and shall be maintained for 60 days.

Zoning Code Compliance Analysis
The project proposes a zoning amendment from the pre-zoned Manufacturing (M) to General Commercial and Shopping Center (C-2), which requires adoption of a Zoning Map Amendment Ordinance. As noted above, a condition of approval has been added to clarify that entitlements will not take effect until the Zoning Ordinance Amendment to prezone the site takes effect, and the site has been annexed into the City of Susanville. The proposed zoning amendment will be presented to the Planning Commission and City Council for consideration at a future public hearing.

According to Susanville Municipal Code (SMC) Section 17.36.010, the purpose of the C-2 district is “to provide for a wide range of facilities for the sale of goods and provision of personal services.” Properties located along major thoroughfares within the C-2 district may accommodate a variety of commercial uses including outdoor sales, fast-food and take-out food service, restaurants, personal care services, automobile repair (excluding heavy trucks), rental services, motels, automobile sales and service, offices, and similar commercial uses.

Uses permitted by right in the C-2 district include “any general retail commercial structure or shopping center under 80,000 square feet in size.” Uses allowed subject to approval of a Use Permit include “fast food restaurants, including drive-in and drive-through restaurants,” “drive-through establishments,” “recreational vehicle parks,” and “service stations.” The proposed travel stop combines elements of these uses, including fuel sales, fast-food restaurants with drive-through service, overnight RV parking, and related traveler services.

Although a travel stop is not specifically listed as a permitted use in the C-2 district, the City Manager determined that the proposed use is similar in character to uses permitted in the district (e.g. fast food and drive-through restaurants or food service, restaurants, service stations, and similar uses). This determination complies with the authority established under SMC Section 17.36.040 (Other Permitted Uses).

SMC Section 17.36.050 establishes development standards for projects within the C-2 district. The proposed project generally complies with the applicable quantitative standards for building height, setbacks, parking, and drive-through stacking as detailed in Attachment 6. However, to ensure compliance with the development standards in this section, conditions of approval have been added.

Recommended Conditions of Approval

15 15.Prior to issuance of building permits, the applicant shall submit elevation drawings for the trash enclosure demonstrating compliance with SMC Section 17.36.050(J).

16.Prior to issuance of building permits, final site plans shall be submitted and include one loading space meeting the requirements of SMC Section 17.100.120 (minimum 12 feet by 30 feet).

Landscaping Standards Compliance
Zoning Code Section 17.96.040 (A) provides the landscaping requirements for parking areas with five or more spaces and 20 or more spaces which includes the following requirements:
• A minimum 10-foot landscaped strip along public street right-of-way lines • One tree per 30 feet of street frontage
• One shrub per 25 square feet of planting area (grass may be substituted for shrubs)
• Ten percent of the parking area must be landscaped.
• Landscaping must be located within or adjacent to the parking area. • One tree per eight parking spaces must be provided.
• A landscaped area at least 140 square feet in size is required for every 12 parking spaces.
• Automobile parking areas are proposed along both project frontages, and RV parking is proposed along the SR 36 frontage. These parking areas are approximately 385 feet wide and are set back approximately 300 feet from SR 36.

SMC Section 17.96.040(B) allows landscaping to consist of both plant and non-plant materials provided that at least 50 percent of the required landscaped area consists of living plant material, based on mature plant size.

Additionally, SMC Section 17.96.040(F) requires that all plant material within a 30 foot triangle at the intersection of streets, and a 15 foot triangle at the intersection of driveways and streets, shall be no more than two feet in height above the curb level, except for trees which are trimmed so that no branches extend lower than six feet above the curb. A condition has been added to require compliance with this standard.

SMC Section 17.96.040(G) allows for modification of the above standards to achieve an equal or greater excellence in arrangement, design or attractiveness than would be realized by the normal standards of this section if a use permit is obtained.

As proposed, the project includes three primary parking areas:

1. South Parking Area – approximately 16,900 sq. ft. with 24 automobile parking spaces

2. East Parking Area – approximately 100,000 sq. ft. with 32 automobile spaces and 15 RV spaces

3. Truck Parking Area – approximately 200,000 sq. ft. with 70 truck parking spaces A 20-foot-wide strip of cobble rock mulch surrounds most parking areas, except where parking areas are adjacent to buildings and pedestrian walkways and a 60-foot-wide strip

16 of rock mulch is proposed along the SR 36 frontage; however, the plans do not show trees or shrubs along the SR 36 right-of-way line.

Parking areas along Skyline Road are set back at least 45 feet from the property line and are separated from the roadway by a 30-foot-wide landscaped strip containing trees spaced approximately 30 feet apart. No shrubs or grass are proposed within this frontage landscape area.

As designed, the project does not comply with the landscape standards. However,

17.96.040(G) allows for an alternative landscape plan with a use permit. As the strict application of the landscaping standards could create visual obstacles and impediments to circulation, landscaping conditions have been established that require trees and landscaping around the perimeter of the site.

Recommended Conditions of Approval

17.All plant material and signage within a 30 foot triangle at the intersection of streets, and a 15 foot triangle at the intersection of driveways and streets, shall be no more than two feet in height above the curb level, except for trees which are trimmed so that no branches extend lower than six feet above the curb.

18.To comply with the tree requirement along SR 36 frontage, the landscape plan shall be revised to include one tree for every 30 feet of street frontage planted within 110 feet of the right-of-way and along the northern boundary of the developed area and freestanding sign access road.

19.One shrub per 25 square feet of the required 10-foot planting area shall be provided along both the SR 36 and Skyline Road frontages and along the northern boundary of the developed area and freestanding sign access road. Grass may be substituted for shrubs at the applicant’s discretion.

20.Living plant material shall be added to landscaped areas surrounding the parking areas to demonstrate that at least 50 percent of the required landscape area will consist of living plant material at maturity.

21.The site operator and property owner are responsible for ensuring all landscaping is kept clean and free of trash and debris and kept in healthy condition and consistent with the landscaped design in the final approved plans.

Architectural and Site Plan Review
Pursuant to Susanville Municipal Code (SMC) Section 17.36.050(K), Architectural and Site Plan Review (ASPR) is required and subject to the City of Susanville Design Guidelines, adopted July 17, 2002, as may be amended. The Design Guidelines address the following project elements: site plan, architecture, off-street parking, landscaping, exterior lighting, signs, and art. A summary of the project’s consistency with the guidelines is provided below and a detailed listing of each applicable guideline and the project’s consistency with each guideline is provided in Attachment 7.

The proposed Love’s Travel Stop has been designed in a manner generally consistent with the City’s Design Guidelines pertaining to site planning, grading, drainage, and integration with natural features. The 13,005-square-foot convenience store building has

17 a maximum height of approximately 23–25 feet and incorporates articulated façades and neutral base colors with limited accent colors consistent with the design guidelines. The project includes perimeter and internal landscaping, including bioretention areas serving both aesthetic and stormwater functions.

Conditions of approval are required to ensure the project is consistent with equipment screening requirements, lighting guidelines, landscaping, and signage. Signage is analyzed and conditions are discussed below under Sign Permit.

Recommended Conditions of Approval

22.Rooftop mechanical equipment shall be fully screened from public view.

23.Prior to issuance of a building permit, the applicant shall provide a final plan set showing all proposed lighting specifications. No lighting shall be installed above 24’ in height and shall have full cutoff fixtures and shielding of the light source in compliance with glare and spillover standards.

The architectural character of surrounding development along this section of SR 36 is predominantly commercial in nature, typically consisting of stucco exterior finishes and flat roofs with mansard-style accents and parking areas located between the building and adjacent streets. Therefore, as conditioned, the architectural and general appearance of the buildings, structures, and grounds are in keeping with the character of the neighborhood and the use will not be detrimental to the orderly and harmonious development of the City. Approval of the ASPR is included in the Architectural & Site Plan Review, Use Permit, & Sign Permit Resolution (Attachment 4).

Use Permit Review
Approval of a Use Permit requires the Planning Commission to make the following finding:

The establishment, maintenance, or operation of the use, building, or facilities will not be detrimental to, or contrary to, the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of the proposed use, nor will it be detrimental or injurious to property or improvements in the neighborhood or to the general welfare of the City.

As discussed in this staff report, the proposed development, with site specific conditions of approval would be consistent with the City’s General Plan and Design Guidelines and comply with the development standards for the C-2 zoning district. Further, as discussed in the Environmental Impact Report, the project would have less than significant impacts on the environment. As such, the proposed travel stop, which includes overnight RV parking, truck parking, convenience store, two fast-food restaurants, and fuel sales, will not be detrimental to the health, safety, peace, comfort, or general welfare of persons residing or working in the vicinity due to its design, site layout, and location. Approval of the Use Permit is included in the draft Resolution approving Architectural & Site Plan Review, Use Permit, & Sign Permit (Attachment 4).

Sign Permit Review

18 The applicant proposes 11 wall signs on the building and eight on the fuel dispenser canopies, three freestanding pole-mounted signs, and eight directional signs. Per SMC section 17.128.070, building signs shall not exceed a combined size of one-and-one-half square feet in area for each linear foot of building frontage. Two freestanding signs not to exceed 150 square feet each (75 square feet per side for a double-faced sign), 15 feet in height, and set back a minimum of 12 feet from the road right-of-way are allowed.

Directional signs (referred to as “incidental and traffic control signs” in the SMC) are exempt from a sign permit.

SMC section 17.18.130(F) allows exemptions from the sign standards for sign size and height, among other criteria, subject to Planning Commission approval of a use permit.

To approve a use permit for a sign the applicant is required “to demonstrate that practical difficulties or hardships would otherwise be caused and the exception applied for is the most suitable and effective in relation to the location or terrain of the site or from the standpoint of the intended viewer.” A total of 11 wall signs with an aggregate sign face area of 347.4 square feet are proposed. Six wall signs are proposed on the front (east) elevation, one is proposed on the left (south) elevation, and four are proposed on the right (north) elevation. Based on the building frontage, the maximum wall sign area allowed is 403 square feet. One 23.39- square foot sign is proposed on each side of both fuel dispenser canopies for a total of eight wall signs on the canopies. Preliminary plans for the location and sizes of the signs are detailed in Attachment 6. Except for the freestanding signs, all the proposed signs comply with the criteria of the SMC.

A 50-foot tall freestanding sign with a double-sided sign face area of 1,171 square feet (including both sides) is proposed along the SR 36 frontage. The sign would contain a total of 60 characters (letters and numerals) with one sign for each of the three businesses on the site, two fuel price signs, and a “Welcome to Susanville” sign. As proposed, the freestanding sign face area and sign height exceed the maximums allowed by over 780% and 330%, respectively. A second freestanding sign (identified in the plans as a “Street Sign”) is proposed along Skyline Road just west of the first driveway entrance. It is 25 feet tall and has a total sign face area of 406 square feet (including both sides). The sign has one sign for each business on the site and five fuel price signs. A third freestanding sign is proposed above the truck scale with a height of 21.5 feet and a sign face area of 230 square feet (including both sides). The truck scale is adjacent to the west side of the truck fuel dispenser canopy and would be shielded from Skyline Road by the canopy and is setback approximately 700 feet from SR 36.

Using the US Sign Council (USSC) guidance for signage size, the applicant’s analysis for the freestanding sign along SR 36 shows that sign area of 278 square feet per side is required. The applicant’s analysis accounts for 60 characters (all letters and numerals) and a travel speed of 50 miles per hour. Per the USSC guidance a Viewer Reaction Time of approximately 8 seconds is appropriate and for which 588 feet represents the approximate distance required for drivers to detect a sign, read the information, and safely maneuver toward the destination. Using the USSC’s formula to calculate text height

19 legible at 588 feet, the copy on the sign should be about 16 inches high and to accommodate 60 characters, space between the characters, margins around the characters and sufficient background contrast to achieve the USSC sign design guideline of approximately 60 percent negative space (background), the total sign area would need to be approximately 278 square feet per side. At 585 square feet per side, the proposed sign is more than twice the size recommended by the USSC guidelines.

Based on the USSC legibility methodology, while increased visibility distance may improve awareness of the site, it does not appear that a 50-foot-tall 1,171 sf sign is necessary to comply with USSC Guidelines, and the following condition of approval has been added. A USSC legibility analysis of the appropriate size and height of the freestanding sign along Skyline Road was not provided.

Recommended Conditions of Approval

24.The applicant shall provide an analysis of the minimal sign height and size necessary for legibility of the freestanding sign along SR 36 and along Skyline Road using the methodology provided in the US Sign Council guidelines and reduce the height and size of the signs accordingly. Revised sign plans shall be subject to review and approval by City staff.

Approval of the Sign Permit is included in the draft Resolution approving Architectural & Site Plan Review, Use Permit, & Sign Permit (Attachment 4).

COMMUNITY CORRESPONDENCE:

On December 17, 2025, the City released a Notice of Availability for the Draft Environmental Impact Report. In addition to comments on the environmental impacts of the project which are addressed in the Final EIR, comments regarding the merit of the project were shared with the City during that process. Several comments were received supporting the project noting the benefits of a safe location for trucks to stop, new job opportunities, and benefits to the local economy.

Additionally, community members expressed concern about the potential for increased criminal activity and drug use on the site, impacts on other/similar local businesses, the scale and location of the project, impacts on the quality of life and character of the area and livestock behavior, and access to the rail trail.

A Notice of Public Hearing was published in the Intermountain News and mailed to property owners within 300 feet of the project site on April 3, 2026.

ENVIRONMENTAL REVIEW:

In accordance with the California Environmental Quality Act (CEQA) (Public Resources Code §21000 et seq.) and the State CEQA Guidelines (14 CCR §15000 et seq.), a Draft Environmental Impact Report (Draft EIR) was prepared for the proposed Love’s Travel Stop project. The Draft EIR evaluates the potential environmental impacts associated with

20 annexation of the project site into the City, pre-zoning of the property, development of the travel stop facility, and long-term operation of the use.

Notice of Preparation (NOP) for the EIR along with an Initial Study were published on January 31, 2025. The Initial Study identified that the project could have potentially significant impacts on Air Quality, Biological Resources, Cultural Resources, Energy, Geology/Soils, Greenhouse Gas Emissions, Noise, Transportation, Tribal Cultural Resources, Utilities/Service Systems, and Mandatory Findings of Significance. The NOP initiated a 30-day public comment period that ran from February 3, 2025, through March 5, 2025. A total of five public comments were received along with letters from the Native American Heritage Commission, California Department of Fish and Wildlife, California Department of Transportation, and Lassen County.

Following publication of the NOP, a Draft Environmental Impact Report was prepared and published on December 17, 2025 and initiated a 45-day public and agency review period that ran through January 31, 2026. The Draft EIR analyzes project-level and cumulative impacts across all environmental issue areas identified in CEQA Guidelines Appendix G.

The document identifies feasible mitigation measures to reduce environmental effects and evaluates alternatives capable of reducing significant impacts. A Mitigation Monitoring and Reporting Program (MMRP) has been prepared in compliance with CEQA Guidelines Section 15097 to ensure implementation of adopted mitigation measures.

The DEIR concluded that all impacts from the project would be less than significant or would be reduced to a less-than-significant level with the implementation of mitigation measures. Specifically, the DEIR found that the project would have less than significant impacts to Aesthetics, Air Quality, Energy, Greenhouse Gas Emissions, Noise and Vibration, Transportation, and Utilities and Service Systems.

The DEIR found impacts to Biological Resources, Cultural Resources, Geology and Soils, and Tribal Cultural Resources would be potentially significant but through the implementation of established mitigation measures, impacts would be less than significant. Additionally, the DEIR concluded that the project would not result in a cumulatively considerable contribution to a significant cumulative impact.

The City received comments from 20 members of the public and from three State agencies: Caltrans, California Department of Fish and Wildlife, and California Department of Conservation Geologic Energy Management Division. Upon completing review of the public and agency comments, Ascent prepared a Final Environmental Impact Report which included a response to comments. As required, the FEIR, including responses to comments received from State Agencies, was made available at least ten-days prior to considering project approvals. Certification of the EIR is required prior to project approvals. The Draft and Final EIR can be found on the City’s website at https://ceqanet.lci.ca.gov/2025011078/3.

The EIR establishes ten mitigation measures (MM 3.3-2a, MM 3.3-2b, MM 3.3-2c, MM

3.3-3, MM 3.3-4, MM 3.4-1a, MM 3.4-1b, MM 3.6-1, MM 3.10-1a, and MM 3.10-1b) that

21 reduce the project’s impacts to biological resources, cultural resources, geologic (paleontological) resources, and tribal cultural resources and which are included in the Project’s Mitigation, Monitoring, and Reporting Program (MMRP) which is included as Exhibit B of Attachment 4.

Recommended Condition of Approval

25.The project applicant/operator and property owner shall implement all mitigation measures in the Mitigation, Monitoring, and Reporting Program certified as part of the environmental impact report certified by the City on April 15, 2026.

STAFF RECOMMENDATION:

Staff recommends the Planning Commission take the following actions:

1. Adopt a resolution certifying the Susanville Travel Stop Project EIR.

2. Adopt a resolution recommending that the City Council amend the General Plan Land Use Map changing the land use designation of the subject property from Light Industrial/Business Park to General Commercial Shopping Center.

3. Adopt a resolution approving the Architectural & Site Plan Review, Use Permit, Sign Permit, subject to conditions of approval.

ATTACHMENTS:

Attachment 1: Project plans
Attachment 2: Resolution Certifying the Susanville Travel Stop Project Environmental Impact Report
Attachment 3: Resolution Recommending that City Council Amend the General Plan Land Use Map
Attachment 4 Resolution approving Architectural & Site Plan Review, Use Permit, & Sign Permit
Exhibit A – Conditions of Approval
Exhibit B – Findings of Fact
Exhibit C – Mitigation, Monitoring, and Reporting Program Attachment 5: General Plan Consistency Analysis
Attachment 6: Zoning Code Compliance Analysis
Attachment 7: Architecture & Site Plan Review Analysis

STATE ROUTE 36 SS SS SS SS SS SS SS SS SS SS W W SS SS
W
W
W
W
W
W
W
W
W
W

W RV RV RV RV RV NOPARKING

EV CHARGING
ONLY

EV CHARGING
ONLY NO PARKING DRIVE THRU 1 2 3 4 5 6 7 8 9 10

EV CHARGING
ONLY

SS SS SS SS SS SS SS SS SS SS SS A

EV CHARGING
ONLY
SKYLINE ROAD CONVENIENCE STORE 7,943 S.F. FAST FOOD W/ DRIVE THRU 3,474 S.F. 30'
30'
20'
10'
27'
23' 1 2 3 4 8 7 7 7 13 11 RIGHT OF WAY EASEMENT PER BK. 468, PG. 560, O.R. UNION PACIFIC RAILROAD RIGHT OF WAY 53 AUTO PARKS 10 OVERNIGHT RV PARKS 5 RV PARKS 3 EV CHARGING SPOTS 70 TRUCK PARKS 10' 27' 30' 9 9 9 9 9 14 17 16 5 10 10 20 19 9 FAST FOOD 1,588 SF 5 5 12.5' (TYP.) 9 9 9 9 R30' 9 9 9 9 9 9 18 18 6 7 9 12 14 15 28' 60' 75' 10' 30' 20' 20' 40' 20'
30' 10' R30' R30' 20' 10' (TYP.) 12' 40' 198' 6' 15' 12' 20' 50' 77' 8.5' 85' 65' 30'
14 SPCS @ 12.5' = 175' 65'

12.5' (TYP.) 21.17' 141'

12.5' (TYP.) 9
20' 65' 85' 25 SPCS @ 12.5' = 312.5'
24 SPCS @ 12.5' = 387.5' 20' R30'
R30'
15' 85'
60'
R50'
R30' R60'
R50'
145' 96.16' 110.77'
R50'
60' 99 12' (TYP.) 13' (TYP.) 20' (TYP.) 258' 12' 90'
R30'
R30'
20' 9 9 R30' 40' TS TS TS TS REF REF REF REF REF REF REF REF REF GUY GUY REF REF REF TS REF REF REF REF TSREF GUYGUY GUY GUY GUY GUYGUY EXISTING POWER POLE TO POTENTIALLY BE RELOCATED EXIST. POLE, GUY WIRE AND OVERHEAD LINE TO BE REMOVED KEYNOTES: 687 13 AUTO FUELING ISLAND TRUCK FUELING ISLAND ABOVE GROUND DIESEL STORAGE TANKS BELOW GROUND STORAGE TANKS TRUCK SCALE TRASH ENCLOSURE POSSIBLE BIORETENTION LOCATION ON-SITE LIGHT 11 RV DUMP STATION HIGH-RISE SIGN (75' TALL, 1,050 SF) 1. SEE TOPOGRAPHIC SURVEY FOR EXISTING GRADES. 2. SEE PRELIMINARY GRADING PLAN FOR PROPOSED GRADES. 3. ALL RADII IN TRUCK PARKING AREA IS 10' U.O.N. 4. ALL RADII IN AUTO PARKING AREA IS 3' U.O.N. NOTES: 12345 1412 DIRECTIONAL SIGN 15 PROPANE TANK 16 ELECTRICAL TRANSFORMER PAD 17 FIRE WATER STORAGE TANK 18 FIRE BOOSTER PUMP 9 DOG PARK 19 BIKE RACK & BIKE PARKING 20 FAST FOOD DIRECTIONAL SIGN 10 FIRE HYDRANT LEGEND: PROPOSED A.C. PAVEMENT PROPOSED CONC. PAVEMENT PROPOSED STREET CENTERLINE PROPOSED STREET R/W PROPOSED CONC. SIDEWALK PROPERTY LINE PROPOSED LANDSCAPINGOIL/WATER CLARIFIER BIORETENTION BOTTOM 50 25 50 100 1 INCH = 50 FT. 0 GRAPHIC SCALE NORTH NO SCALE NORTH VICINITY MAP SUSANVILLE, CA SR 36 SKYLINE ROAD SR 139 PROJECT LOCATION JOHNSTONVILLE ROAD SUSAN RIVER SUSAN RIVER RIVERSIDE DR BUILDING BRANDED FAST FOOD WITHOUT DRIVE THRU PARKING ANALYSIS PARKING PROVIDED PARKING REQUIRED PARKING CRITERIA 1 SPACE PER EACH 200 S.F. 39.72 68.48 CONVENIENCE STORE PARKING NOTES: 1. TRUCK PARKING STALLS, RV PARKING STALLS AND, EV PARKING STALLS ARE INCLUDED IN PARKING ANALYSIS. 2. ALL AUTO PARKING STALLS ARE MINIMUM 9' WIDE X 18' LONG 3. ALL AUTO DRIVE AISLES ARE MINIMUM 26' WIDE 4. ALL STANDARD TRUCK PARKING STALLS ARE MINIMUM 12.5' WIDE X 65' LONG 5. ALL TRUCK DRIVE AISLES ARE MINIMUM 85' WIDE 7. ACCESSIBLE PARKING STALLS ARE INCLUDING IN THE TOTAL AUTO PARKING NUMBER BUILDING SIZE 7,943 SF 3,474 SF TOTAL AUTO PARKING 53 TOTAL PARKING 140 ACCESSIBLE PARKING 3 SPACES FOR 51-75 SPACES 3 PROPOSED ZONING STRUCTURE AREA LANDSCAPING AREA PROJECT AREA AREA COVERED BY BUILDINGS (%) COMMERCIAL SHOPPING DISTRICT (C-2) ±14.15 AC (616,418 S.F.) 13,005 S.F. 2.1% ±142,650 S.F. (±23.0%) BIORETENTION BOTTOM AREA ±112,373 S.F. (±18.0%) BUILDING & PROPOSED USE BUILDING DATA CBC BUILDING TYPE NUMBER OF BUILDINGS NUMBER OF STORIES GROUND FLOOR (S.F.) FIRE-SPRINKLERED GROSS FLOOR AREA FAST FOOD (W/O DRIVE THRU ) PROPOSED 1 COMBINED 1 1 1 7,943 S.F. 1,588 S.F. 1 II-B II-B HEIGHT (FEET) ±25' OCCUPANCY TYPE M A-2 7,943 S.F. TOTAL AREA 1,588 S.F. N/A TOTAL N/A N/A 7,943 S.F. ±25' N/A4 LOT AREA ±79.6 AC (3,468,861 S.F.) SITE DATA CONVENIENCE STORE 13,005 S.F. RV PARKING 5 TBD TBD OVERNIGHT RV PARKING STANDARD TRUCK PARKING 1070 EV PARKING/CHARGING 3 1 SPACE PER EACH 50 S.F. 3 N/A CURRENT ZONING, GENERAL PLAN LIGHT INDUSTRY BUSINESS PARK (LIBP) 3 WITH EVSE FOR 51-75 SPACES J:\Jobs\2019\19294\Dwg\SITE PLAN.dwg 8/13/2025 10:13 AM All reproduction & intellectual property rights reserved © 2025 Lane Project No: 19294 LANE ENGINEERS, INC. CIVIL STRUCTURAL SURVEYING 979 North Blackstone Street Tulare, California 93274 559.688.5263 www.laneengineers.com SHEET 1 OF 1 OVERALL SITE PLAN BRANDED FAST FOOD WITH DRIVE THRU 1,588 SF 1 SPACE PER EACH 50 S.F. 31.76 139.96 FAST FOOD (W/ DRIVE THRU ) 1 3,474 S.F. II-B A-2 3,474 S.F. 3,474 S.F. ±25' TBD 1,588 S.F. 13,005 S.F. 13,005 S.F. PERVIOUS AREA GRAVEL ACCESS ROAD TO HI-RISE SIGN ±12,636 S.F. (±2.00%) TOTAL PERVIOUS AREA ±267,659 S.F. (±43.0%)

1 / A202
2 / A201
2 / A202
1 / A201
C
1 2
AA
B
BDEJ
H
1 A311
_______
1 A311
_______
3 A311
_______
4 A311
_______
4 G003
_______
3 743
65 FF
2 A311
_______

MECHANICAL
124

FREEZER
133
COOLER
132

PREP KITCHEN
131 MERCH. COOLER
122

BREAKROOM
129

BACKSTOCK
123

IT CLOSET
134

ELECTRICAL
125
MEN'S
121

JANITOR
120

WOMEN'S
117

HALLWAY
119

HALLWAY
116A

HALLWAY
116
SHOWER
113
SHOWER
112
SHOWER
111
SHOWER
110

CUSTOMER

LAUNDRY
109

LAUNDRY
115

DRINK CENTER
103

CASHIER / FUEL
DESK
104 OBSERVATION
102

TRAINING
102A

SIDE ENTRY
141

STORAGE
128
SALES
105

FRONT ENTRY
140
2 A312
1 _______
A312
_______
1 A311
_______
5 A311
_______
1 A313
_______

HALLWAY
126

DIMENSIONS ARE

TO FACE OF STUD

OR CENTER OF

COLUMN/GRIDLINE,
UNO
3 A311
_______
2 A311
_______
1 A314
_______ 2
A314
_______ 2
A315
_______
1 A315
_______

LAUNDRY ACCESS
109A
8 9
11 10
11 E.8
E.9
G
G
3" 22'-10 1/4" 21'-8 1/2" 24'-10 1/4" 13'-1" 8'-9" 3"
22'-0 5/8" 10'-1 3/4" 14'-11 5/8" 8'-9" 26'-7" 9'-4 3/8" 3" 3" 7" 39'-9 5/8" 14'-9" 12'-8 3/8" 12'-4" 7'-6"
2'-3" 7"
10'-5"
5'-9 1/2" 3'-9" 17'-3" 3'-9" 30'-10" 3'-3" 18'-4 1/2" 8'-9" 50'-0" 24'-2" 91'-9"
101'-2"
22'-0 5/8" 3'-5" 21'-8 3/8" 9'-3" 26'-7" 9'-4 3/8"
19 19
17 16
17 18
18 15
15 3 1/8" 7" 31'-11 1/2" 1'-7 1/2" 11'-1" 29'-1" 7" 1'-2 7/8" 3" 3'-5" 1'-3" 18'-2" 21'-10" 29'-6"
3'-0"
1'-1"
6'-10"
1'-1"
3'-0" 5'-5" 8'-4" 3'-3" 8'-4" 8'-11" 18'-0" 3'-3"
1'-0"
4'-7 7/8" 4'-0" 4'-7 7/8" 12'-8 5/8" 8'-4" 6'-2" 2'-7"
75'-5"
3" 4'-8" 18'-2" 15'-8 5/8" 6'-1 3/8" 29'-6"
C.2
B.5
C.1
D.1
B.6 B.6

VESTIBULE
300
DINING
301

KITCHEN
306

SERVING
302

DRY GOODS

STORAGE
307

QUEUE AREA
303
OFFICE
305

FREEZER
309
COOLER
308

STORAGE
310
27'-2 1/4" 13'-9 1/4" 4'-4 1/2" 17'-7" 6'-7"

WALK-IN FREEZER
106

WALK-IN COOLER
105

STORAGE
108
PREP
107

SERVICE AREA
104

SALES AREA
101

SEATING AREA
102
4 G003
_______
45'-4" 24'-2"
2 / C201
1 / C201
4 / C201
3 / C201
SHEET:

DRAWN BY:

CHECKED BY:

DOCUMENT DATE:

ISSUE BLOCK STIPULATION FOR REUSE
JOB NUMBER:

THIS DRAW ING W AS PREPARED FOR USE ON A SPECIFIC SITE AT CONTEMPORANEOUSLY W ITH ITS ISSUE DATE ON , AND IT IS NOTSUITABLE FOR USE ON A DIFFERENTPROJECT SITE OR AT A LATER TIME.USE OF THIS DRAW ING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS.REPRODUCTION OF THIS DRAW ING FOR REUSE ON ANOTHER PROJECT IS NOT

AUTHORIZED AND MAY BE CONTRARY TO
THE LAW .

PROTO:

PROTO CYCLE:
8/23/2024 12:41:33 PMC:\Users\melyssa.prenger\Documents\2023 Revit Projects\Loves_Susanville, CA_ARC_T3_90_FOK_v23_HFA.Melyssa.Prenger.rvt A100

OVERALL FLOOR
PLAN

XX/XX/XX
LT03-24-30003

SUSANVILLE, CA
MAP
3060-A100-OVERALL FLOOR PLAN
STORE NUMBER: 0001234 W STREETSUSANVILLE, CA 00000

XX/XX/XX
T3-90_FOK
Q3 - 2024T3-90_FOK
1 1/8" = 1'-0"

OVERALL FLOOR PLAN

NOT FOR CONSTRUCTION
HFA-AE, L T D.
1705 S. Walton Blvd., Suite 3
Bentonville, Arkansas 72712
t 479.273.7780
www.hfa-ae.com

TOP OF STUDS
23'-0"

SLAB ELEVATION
0"

TOWER TOP OF STUDS
25'-1 1/2"
FC-1
MT-2
BR-1
BR-1 BR-1 FC-1 BR-1
BR-2 ACM-1
MT-1
FC-1
MT-2
ACM-1
BR-1
B.O. LETTERS
10'-0"
1 A315
1 _______
A311
5 _______
A311
_______
2 A312
1 _______
A312
2 _______
A311
_______

POSTER GRIPS, SUPPLIED BY OWNER,
INSTALLED BY GC, TYP OF (4). CENTER

BELOW LIGHT FIXTURES

SIGNAGE BY
OWNER

LIGHT FIXTURE,

TYP, REF

ELECTRICAL

ROOF OVERFLOW
DRAIN, REF 3/ A201
2'-6"
10'-6"
19'-0" 4'-0"
BR-1 BR-2
11 3/4"
4'-0"
14'-6"
3 A313
_______
B.O. LIGHT FIXTURES
12'-0"

SIGNAGE BY
OWNER
4'-0" 4'-0" 4'-0"
2'-8 1/2"
167'-1"
PT-77 FC-71
FC-75 PTE-70 MT-71 FC-74
PTX-5 EIFS-3 BR-4
MT-5 BR-4 MT-4 MT-5 EIFS-5
EIFS-5
PTX-5
BR-4 BR-4
PTX-5

1. MASONRY EXPANSION JOINTS IN BRICK

FINISHES SHALL BE AT ALL INTERIOR CORNERS
AND SPACED PER SPECIFICATIONS. REF DETAIL
ON G003

2. ALL EXTERIOR LIGHTING SHALL BE CENTERED

ABOVE EXTERIOR DOORS, UNO

GENERAL NOTES
LEGEND
PROVIDE 5/8" CDX FRT PLYWOOD

SHEATHING FOR ATTACHMENT

OF SIGNAGE/AWNINGS

BRICK FINISH, REF FINISH

SCHEDULE
2 1/2" EIFS SANDPEBBLED

TEXTURE

TOP OF STUDS
23'-0"

SLAB ELEVATION
0"
EIFS-1
BR-1
FC-1 MT-2
ACM-1
BR-1
BR-1
3 A313
4 _______
A311
_______ 2
A311
_______

LIGHT FIXTURE, REF

ELECTRICAL, TYP
6"H x 18" W PVC CUSTOM

PREFABRICATED

SCUPPER, TYP
REF 7/ A112
167'-1"
EQ 16'-0" 16'-0" 16'-0" 16'-0" EQ
MT-1
EIFS-1 FC-70
MT-70 MT-4 EIFS-3 PTX-5
BR-4 EIFS-3 BR-4
MT-5 EIFS-5

OVERFLOW
NOZZLE

SEAL BETWEEN

NOZZLE AND
FLANGE
BRICK

SEALANT
3 BOLTS - SIZE

AS REQUIRED

FOR SUBSTRATE
CONNECT TO 4"

DOWNSPOUT IN

WALL, REF

PLUMBING

OVERFLOW NOZZLE DRAIN TO BE LAMBS

TONGUE DOWNSPOUT NOZZLE WITH BRONZE
BODY AND INTEGRAL ANCHORING FLANGE.

SHEET:

DRAWN BY:

CHECKED BY:

DOCUMENT DATE:

ISSUE BLOCK STIPULATION FOR REUSE
JOB NUMBER:

THIS DRAW ING W AS PREPARED FOR USE ON A SPECIFIC SITE AT CONTEMPORANEOUSLY W ITH ITS ISSUE DATE ON , AND IT IS NOTSUITABLE FOR USE ON A DIFFERENTPROJECT SITE OR AT A LATER TIME.USE OF THIS DRAW ING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS.REPRODUCTION OF THIS DRAW ING FOR REUSE ON ANOTHER PROJECT IS NOT

AUTHORIZED AND MAY BE CONTRARY TO
THE LAW .

PROTO:

PROTO CYCLE:
8/23/2024 12:41:49 PMC:\Users\melyssa.prenger\Documents\2023 Revit Projects\Loves_Susanville, CA_ARC_T3_90_FOK_v23_HFA.Melyssa.Prenger.rvt A201

EXTERIOR

ELEVATIONS

XX/XX/XX
LT03-24-30003

SUSANVILLE, CA
MAP
3125-A201-EXTERIOR ELEVATIONS
STORE NUMBER: 0001234 W STREETSUSANVILLE, CA 00000

XX/XX/XX
T3-90_FOK
Q3 - 2024T3-90_FOK
1 1/8" = 1'-0"

FRONT ELEVATION
2 1/8" = 1'-0"

REAR ELEVATION
NOT
FOR

CONSTRUCTION
3 3" = 1'-0"

LAMBS TONGUE DETAIL

FINISH LEGEND - EXTERIOR

MARK DESCRIPTION MODEL COMMENTS
ACM-1 ALUMINUM COMPOSITE

MATERIAL
ALPOLIC, 4MM DM HLZ ALUMINUM, HLZ HAIRLINE ALUMINUM PROVIDED AND INSTALLED BY GC.

BR-1 FACE BRICK ENDICOTT MODULAR SIZE FACE BRICK - COLOR: MANGANESE IRONSPOT - TEXTURE: SMOOTH - 3 5/8"x2 1/4"x7 5/8" MORTAR TO MATCH, FAIRBORN MIAMICOLOR - CHARCOAL BLACK 25-A BR-2 ACCENT BRICK ENDICOTT MODULAR SIZE FACE BRICK - COLOR: LIGHT GREY BLEND - TEXTURE: VELOUR - 3 5/8"x2 1/4"x7 5/8" MORTAR TO MATCH, FAIRBORN MIAMICOLOR - SMOKEY GRAY 41-A BR-4 FACE BRICK "BELDEN BRICK" ALASKA WHITE, TEXTURE: VELOUR, GROUT: CEMEX GRAY TYPE N 1000 EIFS-1 EIFS "DRYVIT" OUTSULATION SYNTHETIC PLASTER WALL SYSTEM ON 1 1/2" "DRYVIT" INSULATION BOARD. COLOR: PAINT TO MATCH SW9170 ACIER; FINISH: LYMESTONE DPR EIFS-3 EIFS "DRYVIT" OUTSULATION SYNTHETIC PLASTER WALL SYSTEM ON 1 1/2" "DRYVIT" INSULATION BOARD. COLOR: ARBY081030; SANDPEBBLED TEXTURE EIFS-5 EIFS "DRYVIT" OUTSULATION SYNTHETIC PLASTER WALL SYSTEM ON 1 1/2" "DRYVIT" INSULATION BOARD. COLOR: ARBY131030; SANDPEBBLED TEXTURE FC-1 FIBER CEMENT PANELS NICHIHA, VINTAGEWOOD, SPRUCE, 18"X119 5/16" PLANKS, 18"X3 9/16" OUTSIDE CORNER FC-70 FIBER CEMENT LAP SIDING GRAY FINISH COLOR: "AGED PEWTER" SURFACE: PRE-FINISHED REVEAL PANEL DIMENSION: (5/16"X48"X96") WITH COLOR MATCHED TRIMS AND COLOR MATCHED SCREWS OR COLOR: "PRIMED FINISH" FIELD PAINT TO MATCH PTE-01
FC-71 FIBER CEMENT PANELS GRAY FINISH COLOR: "AGED PEWTER" SURFACE: PRE-FINISHED REVEAL PANEL DIMENSION: (5/16"X48"X96") WITH COLOR MATCHED TRIMS AND COLOR MATCHED SCREWS OR COLOR: "PRIMED FINISH" FIELD PAINT TO MATCH PTE-01
FC-74 FIBER CEMENT PANELS OFF WHITE FINISH LARGE FORMAT PANEL COLOR: "ARTIC WHITE" SURFACE: PRE-FINISHED REVEAL PANEL DIMENSION: (5/16"X48"X96") WITH COLOR MATCHED TRIMS AND COLOR MATCHED SCREWS OR COLOR: "PRIMED FINISH" FIELD PAINT TO MATCH PTE-04
FC-75 FIBER CEMENT SIDING FIBER CEMENT SIDING: "WOODTONE"; COLOR: "HONEY GLAZE" WOOD PATTERN. SURFACE: WOOD PATTERN PLANK DIMENSION: 8 1/4" X 12' X 5/16" THK WITH 6" SIDDING EXPOSURE; NAILS OT MATCH WOOD FINISH
FI-1 FUEL ISLAND SHERWIN WILLIAMS CO. INDUSTRIAL ENAMEL SERIES B 54 Z 2 COATS 2 TO 3 MILLS/COAT OR PPG INDUSTRIAL ENAMEL GLOSS BLACK 7-809. (2) COATS AT 2 TO 3 MILS DFT.

PER COAT
METAL CURB FACES: HI GLOSS BLACK;
METAL BUMPER FACES: HI GLOSS BLACK;
METAL COLUMN FACES: HI GLOSS BLACK;
METAL ACCESSIBLE SIGN POSTS: HI GLOSS BLACK;
MC-04 METAL CHANNEL SW 7063 "NEBULOUS WHITE"
MC-12 METAL CHANNEL DD PINK FINISH; COLOR MATCH PMS (PANTONE) 7635C MT-1 METAL COPING CAP 22 GA. PREFINISHED METAL COPING, COLOR: TO MATCH SHERWIN WILLIAMS SW 7076 CYBERSPACE: MATTE MT-2 METAL COPING CAP 22 GA. PREFINISHED METAL COPING, COLOR: TO MATCH SHERWIN WILLIAMS SW 7719 FRESCO CREAM: MATTE MT-4 METAL COPING "DURO-LAST" S4.70/ TE.87 - "REGAL WHITE" MT-5 METAL COPING "DURO-LAST" SR.26/ TE.87 - "DARK BRONZE" MT-70 METAL COPING CHARCOAL FINISH; SW 7069 "IRON ORE"
MT-71 METAL COPING OFF WHITE FINISH; SW 7063 "NEBULOUS WHITE" PT-11 PAINT RESILIENCE EXTERIOR ACRYLIC LATEX PAINT; COLOR: SW 7076 CYBERSPACE; EGGSHELL FINISH METAL DOORS AND FRAMES;LINTELS PT-12 PAINT RESILIENCE EXTERIOR ACRYLIC LATEX PAINT; COLOR: SW 6907 FORSYTHIA; EGGSHELL FINISH ENTRY SOFFIT PT-77 PAINT DD ORANGE; COLOR MATCH PMS 165C; MAP ULTRA LOW V.O.C.

PTE-01 EXTERIOR PAINT GRAY FINISH; SW 7019 "GAUNLET GRAY" PTE-04 EXTERIOR PAINT OFF WHITE FINISH; SW 7063 "NEBULOUS WHITE" PTE-70 PAINTED COATING SW 7069 "IRON ORE"
PTX-1 GUARD POST PAINT SHERWIN WILLIAMS CO. INDUSTRIAL ENAMEL SERIES B 54 Z SAFETY YELLOW. (NO LEAD) OR PPG INDUSTRIAL ENAMEL 7-808 SAFETY YELLOW STRAIGHT BOLLARD; “U” SHAPED BOLLARD;
PTX-3 METAL TRIM PAINT (GALV) PRIMER:

SHERWIN WILLIAMS. GALVITE B 50 W 3 PRIMER AT 2 MILS DFT PER COAT OR:

PPG SPEEDHIDE GALVANIZE STEEL PRIMER 6-209 AT 2 MILS DFT. PER COAT FINISH:

SHERWIN WILLIAMS. INDUSTRIAL ENAMEL B 54 Z SERIES. (LOW VOC COMPLIANT). APPLY 2 COATS 2 TO 3 MILS DRY PER COAT OR:

PPG INDUSTRIAL ENAMEL 7-282. APPLY (2) COATS AT 2 TO 3 MILS DFT. PER COAT (IF REQUIRED)
PTX-4 POWDER COAT TIGER DRYLAC - EXTERIOR/ INTERIOR GRADE POWDER COAT - MATCH PMS 109C, FINISH: HIGH GLOSS WINDOW FRAME ACCENT COLOR;

TIGER DRYLAC CUSTOMER SERVICE
P: 866-898-4437 E: [email protected]
TR-70 METAL JH SURROUND VERTICAL TRIM; FINISH: FACTORY CLEAR ANDONIZED 16 GA TRIM AVAILABLE 8'-0" LENGTHS. USED WITH JAMES HARDIE REVEAL PANELS TR-71 METAL JH SURROUND HORIZONTAL TRIM; FINISH: FACTORY CLEAR ANDONIZED 16 GA TRIM AVAILABLE 8'-0" LENGTHS. USED WITH JAMES HARDIE REVEAL PANELS HFA-AE, L T D.
1705 S. Walton Blvd., Suite 3
Bentonville, Arkansas 72712
t 479.273.7780
www.hfa-ae.com

1. MASONRY EXPANSION JOINTS IN BRICK

FINISHES SHALL BE AT ALL INTERIOR CORNERS
AND SPACED PER SPECIFICATIONS. REF DETAIL
ON G003

2. ALL EXTERIOR LIGHTING SHALL BE CENTERED

ABOVE EXTERIOR DOORS, UNO

GENERAL NOTES
LEGEND
PROVIDE 5/8" CDX FRT PLYWOOD

SHEATHING FOR ATTACHMENT

OF SIGNAGE/AWNINGS

BRICK FINISH, REF FINISH

SCHEDULE
2 1/2" EIFS SANDPEBBLED

TEXTURE

TOP OF STUDS
23'-0"

SLAB ELEVATION
0"

TOWER TOP OF STUDS
25'-1 1/2"
MT-2
FC-1
FC-1 MT-2
ACM-1
FC-1
BR-1
BR-1
FC-1
BR-1 ACM-1
BR-1
14'-9 3/4" 16'-0" 16'-0" 9'-3 3/8"
4'-0"
B.O. LETTERS
10'-0"

BUILDING SIGN

PROVIDED AND

INSTALLED BY
OW NER

POSTER GRIPS, SUPPLIED BY

OW NER, INSTALLED BY GC,
TYP OF (4). CENTER BELOW

LIGHT FIXTURES

SIGNAGE BY
OW NER

LIGHT FIXTURE,

TYP, REF

ELECTRICAL

ROOF OVERFLOW
DRAIN,REF 3/ A201
10 SIGNAGE BY OWNER
A311
_______
2 A311
_______
8 A313
_______
2 A313
_______
2 A315
_______
2 A314
1 _______
A314
_______
1 A311
_______
102'-3"
1'-0"
EQ
BR-1 BR-1 BR-1
EIFS-1 MT-1
EQ
MT-1
BR-1
10'-8"
6'-2 1/8" 4'-0" 4'-0" 4'-0" 6'-2 1/8"

TOP OF STUDS
23'-0"

SLAB ELEVATION
0"
EIFS-1
BR-1
MT-2 FC-1
ACM-1
BR-1
EQ EQ
102'-0"
PTX-5 EIFS-3 MT-4 EIFS-5 MT-5 EIFS-3 MT-4 BR-4 MT-4
BR-4 BR-4 PTX-5 EIFS-3 BR-4 BR-4
MT-1
SHEET:

DRAWN BY:

CHECKED BY:

DOCUMENT DATE:

ISSUE BLOCK STIPULATION FOR REUSE
JOB NUMBER:

THIS DRAW ING W AS PREPARED FOR USE ON A SPECIFIC SITE AT CONTEMPORANEOUSLY W ITH ITS ISSUE DATE ON , AND IT IS NOTSUITABLE FOR USE ON A DIFFERENTPROJECT SITE OR AT A LATER TIME.USE OF THIS DRAW ING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS.REPRODUCTION OF THIS DRAW ING FOR REUSE ON ANOTHER PROJECT IS NOT

AUTHORIZED AND MAY BE CONTRARY TO
THE LAW .

PROTO:

PROTO CYCLE:
8/23/2024 12:42:04 PMC:\Users\melyssa.prenger\Documents\2023 Revit Projects\Loves_Susanville, CA_ARC_T3_90_FOK_v23_HFA.Melyssa.Prenger.rvt A202

EXTERIOR

ELEVATIONS

XX/XX/XX
LT03-24-30003

SUSANVILLE, CA
MAP
3125-A202-EXTERIOR ELEVATIONS
STORE NUMBER: 0001234 W STREETSUSANVILLE, CA 00000

XX/XX/XX
T3-90_FOK
Q3 - 2024T3-90_FOK
NOT
FOR

CONSTRUCTION
HFA-AE, L T D.
1705 S. Walton Blvd., Suite 3
Bentonville, Arkansas 72712
t 479.273.7780
www.hfa-ae.com

FINISH LEGEND - EXTERIOR

MARK DESCRIPTION MODEL COMMENTS
ACM-1 ALUMINUM COMPOSITE

MATERIAL
ALPOLIC, 4MM DM HLZ ALUMINUM, HLZ HAIRLINE ALUMINUM PROVIDED AND INSTALLED BY GC.

BR-1 FACE BRICK ENDICOTT MODULAR SIZE FACE BRICK - COLOR: MANGANESE IRONSPOT - TEXTURE: SMOOTH - 3 5/8"x2 1/4"x7 5/8" MORTAR TO MATCH, FAIRBORN MIAMICOLOR - CHARCOAL BLACK 25-A BR-2 ACCENT BRICK ENDICOTT MODULAR SIZE FACE BRICK - COLOR: LIGHT GREY BLEND - TEXTURE: VELOUR - 3 5/8"x2 1/4"x7 5/8" MORTAR TO MATCH, FAIRBORN MIAMICOLOR - SMOKEY GRAY 41-A BR-4 FACE BRICK "BELDEN BRICK" ALASKA WHITE, TEXTURE: VELOUR, GROUT: CEMEX GRAY TYPE N 1000 EIFS-1 EIFS "DRYVIT" OUTSULATION SYNTHETIC PLASTER WALL SYSTEM ON 1 1/2" "DRYVIT" INSULATION BOARD. COLOR: PAINT TO MATCH SW9170 ACIER; FINISH: LYMESTONE DPR EIFS-3 EIFS "DRYVIT" OUTSULATION SYNTHETIC PLASTER WALL SYSTEM ON 1 1/2" "DRYVIT" INSULATION BOARD. COLOR: ARBY081030; SANDPEBBLED TEXTURE EIFS-5 EIFS "DRYVIT" OUTSULATION SYNTHETIC PLASTER WALL SYSTEM ON 1 1/2" "DRYVIT" INSULATION BOARD. COLOR: ARBY131030; SANDPEBBLED TEXTURE FC-1 FIBER CEMENT PANELS NICHIHA, VINTAGEWOOD, SPRUCE, 18"X119 5/16" PLANKS, 18"X3 9/16" OUTSIDE CORNER FC-70 FIBER CEMENT LAP SIDING GRAY FINISH COLOR: "AGED PEWTER" SURFACE: PRE-FINISHED REVEAL PANEL DIMENSION: (5/16"X48"X96") WITH COLOR MATCHED TRIMS AND COLOR MATCHED SCREWS OR COLOR: "PRIMED FINISH" FIELD PAINT TO MATCH PTE-01
FC-71 FIBER CEMENT PANELS GRAY FINISH COLOR: "AGED PEWTER" SURFACE: PRE-FINISHED REVEAL PANEL DIMENSION: (5/16"X48"X96") WITH COLOR MATCHED TRIMS AND COLOR MATCHED SCREWS OR COLOR: "PRIMED FINISH" FIELD PAINT TO MATCH PTE-01
FC-74 FIBER CEMENT PANELS OFF WHITE FINISH LARGE FORMAT PANEL COLOR: "ARTIC WHITE" SURFACE: PRE-FINISHED REVEAL PANEL DIMENSION: (5/16"X48"X96") WITH COLOR MATCHED TRIMS AND COLOR MATCHED SCREWS OR COLOR: "PRIMED FINISH" FIELD PAINT TO MATCH PTE-04
FC-75 FIBER CEMENT SIDING FIBER CEMENT SIDING: "WOODTONE"; COLOR: "HONEY GLAZE" WOOD PATTERN. SURFACE: WOOD PATTERN PLANK DIMENSION: 8 1/4" X 12' X 5/16" THK WITH 6" SIDDING EXPOSURE; NAILS OT MATCH WOOD FINISH
FI-1 FUEL ISLAND SHERWIN WILLIAMS CO. INDUSTRIAL ENAMEL SERIES B 54 Z 2 COATS 2 TO 3 MILLS/COAT OR PPG INDUSTRIAL ENAMEL GLOSS BLACK 7-809. (2) COATS AT 2 TO 3 MILS DFT.

PER COAT
METAL CURB FACES: HI GLOSS BLACK;
METAL BUMPER FACES: HI GLOSS BLACK;
METAL COLUMN FACES: HI GLOSS BLACK;
METAL ACCESSIBLE SIGN POSTS: HI GLOSS BLACK;
MC-04 METAL CHANNEL SW 7063 "NEBULOUS WHITE"
MC-12 METAL CHANNEL DD PINK FINISH; COLOR MATCH PMS (PANTONE) 7635C MT-1 METAL COPING CAP 22 GA. PREFINISHED METAL COPING, COLOR: TO MATCH SHERWIN WILLIAMS SW 7076 CYBERSPACE: MATTE MT-2 METAL COPING CAP 22 GA. PREFINISHED METAL COPING, COLOR: TO MATCH SHERWIN WILLIAMS SW 7719 FRESCO CREAM: MATTE MT-4 METAL COPING "DURO-LAST" S4.70/ TE.87 - "REGAL WHITE" MT-5 METAL COPING "DURO-LAST" SR.26/ TE.87 - "DARK BRONZE" MT-70 METAL COPING CHARCOAL FINISH; SW 7069 "IRON ORE"
MT-71 METAL COPING OFF WHITE FINISH; SW 7063 "NEBULOUS WHITE" PT-11 PAINT RESILIENCE EXTERIOR ACRYLIC LATEX PAINT; COLOR: SW 7076 CYBERSPACE; EGGSHELL FINISH METAL DOORS AND FRAMES;LINTELS PT-12 PAINT RESILIENCE EXTERIOR ACRYLIC LATEX PAINT; COLOR: SW 6907 FORSYTHIA; EGGSHELL FINISH ENTRY SOFFIT PT-77 PAINT DD ORANGE; COLOR MATCH PMS 165C; MAP ULTRA LOW V.O.C.

PTE-01 EXTERIOR PAINT GRAY FINISH; SW 7019 "GAUNLET GRAY" PTE-04 EXTERIOR PAINT OFF WHITE FINISH; SW 7063 "NEBULOUS WHITE" PTE-70 PAINTED COATING SW 7069 "IRON ORE"
PTX-1 GUARD POST PAINT SHERWIN WILLIAMS CO. INDUSTRIAL ENAMEL SERIES B 54 Z SAFETY YELLOW. (NO LEAD) OR PPG INDUSTRIAL ENAMEL 7-808 SAFETY YELLOW STRAIGHT BOLLARD; “U” SHAPED BOLLARD;
PTX-3 METAL TRIM PAINT (GALV) PRIMER:

SHERWIN WILLIAMS. GALVITE B 50 W 3 PRIMER AT 2 MILS DFT PER COAT OR:

PPG SPEEDHIDE GALVANIZE STEEL PRIMER 6-209 AT 2 MILS DFT. PER COAT FINISH:

SHERWIN WILLIAMS. INDUSTRIAL ENAMEL B 54 Z SERIES. (LOW VOC COMPLIANT). APPLY 2 COATS 2 TO 3 MILS DRY PER COAT OR:

PPG INDUSTRIAL ENAMEL 7-282. APPLY (2) COATS AT 2 TO 3 MILS DFT. PER COAT (IF REQUIRED)
PTX-4 POWDER COAT TIGER DRYLAC - EXTERIOR/ INTERIOR GRADE POWDER COAT - MATCH PMS 109C, FINISH: HIGH GLOSS WINDOW FRAME ACCENT COLOR;

TIGER DRYLAC CUSTOMER SERVICE
P: 866-898-4437 E: [email protected]
TR-70 METAL JH SURROUND VERTICAL TRIM; FINISH: FACTORY CLEAR ANDONIZED 16 GA TRIM AVAILABLE 8'-0" LENGTHS. USED WITH JAMES HARDIE REVEAL PANELS TR-71 METAL JH SURROUND HORIZONTAL TRIM; FINISH: FACTORY CLEAR ANDONIZED 16 GA TRIM AVAILABLE 8'-0" LENGTHS. USED WITH JAMES HARDIE REVEAL PANELS 1 1/8" = 1'-0"

RIGHT ELEVATION
2 1/8" = 1'-0"

LEFT ELEVATION

TOP OF STUDS
23'-0"

SLAB ELEVATION
0"

TOWER TOP OF STUDS
25'-1 1/2"
167'-1"

1. MASONRY EXPANSION JOINTS IN BRICK

FINISHES SHALL BE AT ALL INTERIOR CORNERS
AND SPACED PER SPECIFICATIONS. REF DETAIL
ON G003

2. ALL EXTERIOR LIGHTING SHALL BE CENTERED

ABOVE EXTERIOR DOORS, UNO

GENERAL NOTES
LEGEND
PROVIDE 5/8" CDX FRT PLYWOOD

SHEATHING FOR ATTACHMENT

OF SIGNAGE/AWNINGS

BRICK FINISH, REF FINISH

SCHEDULE
2 1/2" EIFS SANDPEBBLED

TEXTURE

TOP OF STUDS
23'-0"

SLAB ELEVATION
0"
167'-1"

TOP OF STUDS
23'-0"

SLAB ELEVATION
0"
102'-0"

TOP OF STUDS
23'-0"

SLAB ELEVATION
0"

TOWER TOP OF STUDS
25'-1 1/2"
102'-3"
SHEET:

DRAWN BY:

CHECKED BY:

DOCUMENT DATE:

ISSUE BLOCK STIPULATION FOR REUSE
JOB NUMBER:

THIS DRAW ING W AS PREPARED FOR USE ON A SPECIFIC SITE AT CONTEMPORANEOUSLY W ITH ITS ISSUE DATE ON , AND IT IS NOTSUITABLE FOR USE ON A DIFFERENTPROJECT SITE OR AT A LATER TIME.USE OF THIS DRAW ING FOR REFERENCE OR EXAMPLE ON ANOTHER PROJECT REQUIRES THE SERVICES OF PROPERLY LICENSED ARCHITECTS AND ENGINEERS.REPRODUCTION OF THIS DRAW ING FOR REUSE ON ANOTHER PROJECT IS NOT

AUTHORIZED AND MAY BE CONTRARY TO
THE LAW .

PROTO:

PROTO CYCLE:
8/23/2024 12:42:52 PMC:\Users\melyssa.prenger\Documents\2023 Revit Projects\Loves_Susanville, CA_ARC_T3_90_FOK_v23_HFA.Melyssa.Prenger.rvt C201
COLOR

EXTERIOR

ELEVATIONS

XX/XX/XX
LT03-24-30003

SUSANVILLE, CA
MAP
3125-C201-COLOR EXTERIOR ELEVATIONS
STORE NUMBER: 0001234 W STREETSUSANVILLE, CA 00000

XX/XX/XX
T3-90_FOK
Q3 - 2024T3-90_FOK
1 1/8" = 1'-0"

FRONT ELEVATION
2 1/8" = 1'-0"

REAR ELEVATION

NOT FOR CONSTRUCTION
HFA-AE, L T D.
1705 S. Walton Blvd., Suite 3
Bentonville, Arkansas 72712
t 479.273.7780
www.hfa-ae.com
4 1/8" = 1'-0"

RIGHT ELEVATION
3 1/8" = 1'-0"

LEFT ELEVATION

SUSANVILLE, CA - CAR CANOPY ELEVATIONS

SUSANVILLE, CA - TRUCK CANOPY ELEVATIONS

Ascent Project Description
City of Susanville
Susanville Travel Stop Project Draft EIR 2-15
Source: Sierra Designs, Inc. 2025
Figure 2-6 Landscape Plan
TRl:E5 BEHIND TRUCK4

TRAILERPARKING TO TO
BE SETBACK 20' FROM
FACE OF CURB TYP.

FIRE WATER STORAGETANK
- -----
-??---:-,. .... ~~1-.. :~ f?4,;,J:,fi~~JJJ?--;
ti-•.•.•.~•-:-.
(,,, •. • BIORETENTION
• . •.".
;,-
j
-----r - - - -
I~
-------1 _______ _
...... -............... ...
t~~-
~-l-
/
LEGEND
TREES
GINKO BILBOA 'MAGYAR' MAGYAR MAIDENHAIR TREE 24' BOX
CERCIS CANADENSIS EASTERN REDBUD 24' BOX
LOCUST ROBUSA PURPLE ROBE' PURPLE ROBE LOCUST 24'BOX
MALUS TRANSITORIA 'GOLDEN RAINDROPS' GOLDEN RAINDROPS CRABAPPLE 15 GAL PlSTACIA CHINENSIS CHINESE PISTACHE 24' BOX
PRUNUSVIRGINIANA 'CANADA RED' CANADA RED CHOKEBERRY 15 GAL TURF

HYBRID BERMUDA GRASS FROM SOD

SHRUBS AND GROUNDCOVERS
• CHAENOMELES S. 'TOY0-NISHIKI' TOYO-NISHIKI FLOWERING QUINCE 5 GAL

COTONEASTER HORIZONTALIS ROCK COTONEASTER I GAL
FORSYTHIA X 'SPRING FLING' SPRING FLING FORSYTHIA 5 GAL • POTENTILLA F. 'GOLD DROP' GOLD DROP CINQUEFOIL I GAL
YUCCA WHIPPLE CHAPARRAL YUCCA 5 GAL
• ZAUSCHNERIA 'ORANGE CARPET' ORANGE CARPET CA FUCHSIA I GAL OTHER
4-6" COBBLEROCK
I 1/2" ROCK MULCH
PROPOSED BIORETENTION AREA, W/ 3" OF ORGANIC MULCH PER CIVIL PLANS 0 @)
60 120
FEET
20240127.03 GRX 024

REF REF REF REF REFTELE
TS
TS
TS
REF
TSREF
E. RIVERSIDE DR.

TBM NO. 1
TBM NO. 2
TBM NO. 3

SUSAN RIVER OVERCROSSING

OLD SOUTHERN PACIFIC RAILROAD (RAILS AND TIES REMOVED)
SKYLINE RD.

SUSAN
STATE ROUTE 36
RIVER
200 0 100 200 400

GRAPHIC SCALE
1 INCH = 200 FT.

THE EXISTING UNDERGROUND UTILITY LINES SHOWN ARE BASED ON THE LOCATION OF VISIBLE SURFACE IMPROVEMENTS, CITY OR COUNTY RECORD DRAWINGS, AND UTILITY COMPANY RECORD DRAWINGS. IN

SOME CASES IT HAS NOT BEEN POSSIBLE TO OBTAIN PERTINENT INFORMATION FROM THESE COMPANIES. ALTHOUGH EVERY EFFORT HAS BEEN MADE TO ACCURATELY SHOW THE UNDERGROUND

UTILITY LINES, IT WILL BE NECESSARY TO CONFIRM THE LOCATIONS BY NOTIFYING UNDERGROUND SERVICE ALERT.

TELEPHONE U.S.A. AT 811 PRIOR TO DIGGING. THE DEPTHS OF ALL LINES MUST BE DETERMINED BY CAREFULLY PROBING OR POTHOLING UNDER UTILITY COMPANY SUPERVISION.

DRY UTILITY INFORMATION WAS REQUESTED FROM FRONTIER COMMUNICATIONS, LASSEN PLUMAS GAS SERVICE, INC., LASSEN MUNICIPAL UTILITY DISTRICT AND WINDJAMMER COMMUNICATIONS LLC ON MAY 8, 2020.

FRONTIER COMMUNICATIONS RECORD DRAWINGS WERE RECEIVED ON MAY 8, 2020.

LASSEN PLUMAS GAS SERVICE, INC. RECORD DRAWINGS WERE NOT RECEIVED AS OF JUNE 24, 2020.

LASSEN MUNICIPAL UTILITY DISTRICT RECORD DRAWINGS WERE NOT RECEIVED AS OF JUNE 24, 2020.

WINDJAMMER COMMUNICATIONS LLC RECORD DRAWINGS WERE NOT RECEIVED AS OF JUNE 24, 2020.

CITY UTILITY INFORMATION WAS REQUESTED FROM THE CITY OF SUSANVILLE ON MAY 8, 2020.

CITY RECORD DRAWINGS WERE NOT RECEIVED AS OF JUNE 24, 2020.

NORTH
No. 6859
Ronald D. Snow A L T E OF CA S E L I C E N D L A N S T D NR I F O U R S OR V E Y I A UNDERGROUND UTILITY NOTE:

A PORTION OF A PARCEL OF LAND DESIGNATED AS "MILL SITE" PER GRANT DEED RECORDED IN BOOK 657, PAGE 663 O.R.L.C.R.

SITUATED IN SECTION 4, TOWNSHIP 29 NORTH, RANGE 12 EAST,

MOUNT DIABLO BASE AND MERIDIAN, IN THE COUNTY OF LASSEN, STATE OF CALIFORNIA.

A.P.N. 107-280-017
NGS BM NO. LT0170: BRASS DISK STAMPED "D 258 1935 RESET 1955" SET IN CONCRETE FOUNDATION FOR SIGN (SIGN MISSING) AT THE NORTHEAST CORNER OF HALL ST. AND STATE ROUTE 36.

ELEV = 4198.3 (NAVD 1988).

TBM NO. 1: CHISELED PLUS IN TOP OF CURB 6'± NORTH OF THE

SOUTH RETURN AT THE SOUTHWEST CORNER OF THE
INTERSECTION OF STATE ROUTE 36 AND RIVERSIDE DR.

ELEV = 4154.81 (NAVD 1988)
TBM NO. 2: CHISELED PLUS IN THE SOUTHEAST CORNER OF A

CONCRETE PATH AT THE SOUTH END OF THE STEEL GUARDRAIL,

SOUTH OF THE BRIDGE OVER THE SUSAN RIVER ON THE EAST
SIDE OF STATE ROUTE 36.

ELEV = 4154.25 (NAVD 1988)
TBM NO. 3: CHISELED PLUS IN TOP OF CURB 9'± NORTH OF THE

SOUTH END CURB AND GUTTER AT THE SOUTHWEST CORNER OF
THE INTERSECTION OF STATE ROUTE 36 AND SKYLINE RD.

ELEV = 4155.07 (NAVD 1988)

1. ADD 4100.00 FEET TO ELEVATIONS SHOWN ON PLAN TO OBTAIN DATUM BASED ON NORTH AMERICAN VERTICAL DATUM 1988.

2. ADD 4096.60 FEET TO ELEVATIONS SHOWN ON PLAN TO OBTAIN DATUM BASED ON NATIONAL GEODETIC VERTICAL DATUM 1929.

FIELD WORK FOR THIS TOPOGRAPHIC SURVEY WAS COMPLETED ON JUNE 5, 2020.

THE BASIS OF BEARINGS FOR THIS SURVEY IS THE CALIFORNIA COORDINATE SYSTEM, ZONE 1, NAD 83, EPOCH DATE 2010 AS

DETERMINED BY STATIC GPS OBSERVATIONS AND POST
PROCESSING FROM THE FOLLOWING BASE STATIONS: AF9564,
DK6408, DK6420, DN5642 AND DN7395.

LEGAL DESCRIPTION:

BENCHMARKS:

VERTICAL DATUM NOTE:

DATE OF SURVEY NOTE:

BASIS OF BEARINGS
OF
Project No:

Project
Prepared For
Sheet Title
Drawn by:

Reviewed by:

Description Release Date
No. Revision Date
Sheet Number 10/17/2024 10:10:48 AM J:\Jobs\2019\19294\Dwg\TOPO.dwg Original drawing is 24 x 36. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © 2024 Professional Seal
LANE ENGINEERS, INC.

CIVIL STRUCTURAL SURVEYING
979 North Blackstone Street
Tulare, California 93274
559.688.5263
www.laneengineers.com

SUSANVILLE TRAVEL
STOP

SIERRA PACIFIC

INDUSTRIES

SW CORNER OF THE INTERSECTION OF
THE SUSAN RIVER AND STATE ROUTE 36.

SOUTH END OF SUSANVILLE, CALIFORNIA
RDS
BRM

TOPOGRAPIC SURVEY
C2.1 6
19294
SEE SHEET C2.2
SEE SHEET C2.4 SEE SHEET C2.3
SEE SHEET C2.5
SEE SHEET C2.6

AS DESIGNATED ON THE FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD INSURANCE RATE MAP NUMBER 06035C1942D, FOR COMMUNITY NUMBER 060093, CITY OF SUSANVILLE AND MAP NUMBER 06035C1944D, FOR COMMUNITY NUMBER 060092, LASSEN COUNTY, CALIFORNIA, EFFECTIVE DATE SEPTEMBER 3, 2010, THE PROPERTY SHOWN ON THIS MAP LIES WITHIN FLOOD ZONES DESIGNATED AS ZONE X (SHADED AND UNSHADED) AND ZONE AE, IN THE AREA OF THE SUSAN RIVER.

SEE FLOOD HAZARD ZONE DESCRIPTIONS BELOW.

FLOOD HAZARD ZONE NOTE:

AREAS OUTSIDE OF 0.2% ANNUAL CHANCE FLOODING.

FLOOD HAZARD ZONE X (UNSHADED)
AREAS OF 0.2% ANNUAL CHANCE FLOODING, AREAS OF 1% ANNUAL CHANCE FLOODING WHERE AVERAGE DEPTHS ARE LESS THAN 1 FOOT, AREAS OF 1% ANNUAL CHANCE FLOODING WHERE THE CONTRIBUTING DRAINAGE AREA IS LESS THAN 1 SQUARE MILE, AND AREAS PROTECTED FROM THE 1% ANNUAL CHANCE FLOOD BY LEVEES.

FLOOD HAZARD ZONE X (SHADED)
AREAS SUBJECT TO INUNDATION BY THE 1% ANNUAL CHANCE FLOOD WITH BASE FLOOD ELEVATIONS DETERMINED.

FLOOD HAZARD ZONE AE

AREA SHOWN HATCHED LIES WITHIN THE FLOODWAY CHANNEL OF THE SUSAN RIVER

IN FLOOD HAZARD ZONE AE AND MUST BE KEPT FREE OF ENCROACHMENT SO THAT THE 1% ANNUAL CHANCE FLOOD CAN BE CARRIED WITHOUT SUBSTANTIAL INCREASE IN FLOOD HEIGHTS.

WET UTILITIES
LEGEND
SIGNS

DRY UTILITIES

GENERAL SYMBOLS

UTILITY LINETYPES

ORIGINAL GROUND ELEVATION (UNLESS NOTED OTHERWISE) C TOP OF CONCRETE

EP EDGE OF PAVEMENT

FL FLOW LINE

GR TOP OF GRATE

HP HINGE POINT P TOP OF PAVEMENT

SW SWALE

TC TOP OF CURB

TOE TOE OF SLOPE

REFLECTOR

HIGH PRESSURE GAS SIGN

NO PARKING SIGN

SPEED LIMIT SIGN

MONUMENT FOUND AS DESCRIBED

TEMPORARY BENCH MARK

STREET LIGHT

SIGNAL LIGHT

SIGNAL LIGHT, NO ARM
WATER

TELEPHONE

SANITARY SEWER

STORM DRAIN
GAS

FIBER OPTIC

ELECTRICAL

UTILITY POLE

TRAFFIC SIGNAL BOX

TELEPHONE BOX

GUY ANCHOR

GAS METER

ELECTRICAL BOX

WATER WELL

WATER VALVE

WATER METER

59.85 WMWV WELL
ELEC
GAS-M
GUY
TELE
TS
TBM
REF
HPG
NO
PRKG
SPEED

CR CROWN

DI DRAIN INLET

CMP CORRUGATED METAL PIPE

DETECTOR BOX DET
BFE 4150 BASE FLOOD CONTOUR AND ELEVATION (NAVD 1988 DATUM)

REF ELEC
REF
REF
REF
REF
REF
REF
REF

REF REF
REF
REF
TS REF
REF
REF
REF
TS REF
REF
TS
REF
GUY
GUY

ASPHALT
DIKE

TRANSFORMER
METER

PEDESTAL
36" STAND PIPE

TOP FLUSH WITH GROUND AND PLUGGED WITH

DEBRIS, POSSIBLY A BUBBLE UP OR DRAIN INLET
MISC. POST AND

BARBED WIRE FENCE
MISC. POST AND

BARBED WIRE FENCE
GUY
GUY
STATE ROUTE 36
5/8" REBAR TAGGED
"HS&A 6436", UP 2"

OVERHEAD UTILITY LINES
(TYPICAL AS SHOWN)
REF
TC 54.47
FL 54.01
C 54.07
C 54.72
C 54.59
HP 53.49
HP 54.25
P 53.99
EP 53.69
EP 53.86
HP 53.49
EP 53.75
HP 53.26
HP 53.18
EP 53.61
EP 53.65
HP 53.04
HP 53.42
EP 53.91
HP 53.64
EP 54.11
HP 53.87
EP 54.27
TOE 49.86
TOE 50.88
TOE 50.65
TOE 50.42
TOE 49.89
TOE 50.33
TOE 49.81
TOE 49.76
TOE 48.72
TOE 48.28
TOE 47.85

49.44 TOE 49.86
TOE 49.91

49.42 49.88
TOE 49.62
TOE 49.79

50.19 49.91
TOE 49.82
TOE 50.41

50.66 50.64

51.72 TOE 50.64

50.94 EP 54.19
HP 53.78
EP 53.91
HP 53.67
HP 53.62
EP 53.80
EP 53.53
EP 53.46
HP 53.05
EP 53.59
HP 53.26
EP 53.83
HP 53.55
EP 53.91
HP 53.63
CR 54.57
CR 54.27
CR 54.19
CR 54.08
CR 54.14
CR 54.36
CR 54.60
CR 54.77

51.74 51.91

50.22 51.07

50.610

51.26 51.27

50.35 50.57

50.21 50.40

50.01 49.64

49.83 51.53 50.78

51.17 51.03

50.88 50.40

50.32 50.79

50.73 51.26

50.76 51.51

51.16 51.07 50.54

50.56 51.02 50.48

51.69 50.77
C 54.34
INV 24" CMP 47.83
HP 51.47

47.58 NORTH
No. 6859
Ronald D. Snow
A
L

T E OF CA
S E
L I C
E N

D L A N
S T
D
NR
I F O
U R
S
OR
V E
Y
I A
OF
Project No:

Project
Prepared For
Sheet Title
Drawn by:

Reviewed by:

Description Release Date
No. Revision Date
Sheet Number 10/17/2024 10:10:56 AM J:\Jobs\2019\19294\Dwg\TOPO.dwg Original drawing is 24 x 36. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © 2024 Professional Seal
LANE ENGINEERS, INC.

CIVIL STRUCTURAL SURVEYING
979 North Blackstone Street
Tulare, California 93274
559.688.5263
www.laneengineers.com

SUSANVILLE TRAVEL
STOP

SIERRA PACIFIC

INDUSTRIES

SW CORNER OF THE INTERSECTION OF
THE SUSAN RIVER AND STATE ROUTE 36.

SOUTH END OF SUSANVILLE, CALIFORNIA
RDS
BRM

TOPOGRAPHIC SURVEY
C2.2
6 19294
30 0 15 30 60

GRAPHIC SCALE
1 INCH = 30 FT.

MATCHLINE SEE SHEET C2.3
MATCHLINE SEE SHEET C2.5
MATCHLINE SEE SHEET C2.4
MATCHLINE SEE SHEET C2.6

TS
TS REF
REF

REF TELE
ATT
ELEC
PGE

TS REF REF
REF
TS
TS
TS
TS
TS
TELE
ELEC
DET
REF
TS REF

REF REF
TS REF
REFREF
REF
TS REF
REF
DET

DET GUY
REF

REF REF
REF
REF
REF
REF
REF
REF
REF
REF
TELE
TS
TS
TS
GUY
GUY
GUY
GUY
GUY
GUY
TS
REF
DET
GUY
GUY

ASPHALT
DIKE

ASPHALT
DIKE

ASPHALT
DIKE
INV 24" CMP 45.21
INV 24" CMP 44.12

TRANSFORMER
METER

PEDESTAL

CONTROL
PANEL

CONTROL PANEL
INV 24" CMP 46.11

CROSSWALK
BUTTON
MISC. POST AND

BARBED WIRE FENCE
MISC. POST AND

BARBED WIRE FENCE

BOX CULVERT WITH HEADWALLS

CONSTRUCTED OF RAILROAD TIES
INV 24" CMP 46.42
TBM NO. 3
STATE ROUTE 36
SKYLINE RD.
5/8" REBAR TAGGED "LS 4530", UP 2"
5/8" REBAR TAGGED
"HS&A 6436", UP 2"
5/8" REBAR TAGGED
"HS&A 6436", UP 2"

OVERHEAD UTILITY LINES
(TYPICAL AS SHOWN)

REF ELEC
ELEC
REF
REF
TS
SIGN
FL 52.95
TC 53.43
C 53.01
FL 53.64
TC 54.10
FL 53.74
TC 54.21
FL 54.19
TC 54.68
C 54.26
C 54.80
C 54.20
C 53.67
FL 52.79
TC 53.36
C 52.94
FL 53.05
C 53.13
C 53.47
FL 53.44
TC 53.86
C 53.71
FL 53.62
TC 54.08
TC 54.47
FL 54.01
C 54.07
C 54.72
C 54.59
C 54.27
C 54.12
C 53.60
P 54.27
EP 54.14
EP 54.45
EP 54.54
EP 54.53
EP 54.73
EP 54.99
EP 55.11
EP 55.20
EP 55.39
EP 55.04
HP 53.50
HP 54.32
HP 54.09
HP 54.22
HP 54.16
HP 54.44
HP 54.52
HP 54.78
HP 54.72
HP 53.55
TOE 47.79
TOE 48.03

46.27 47.20
TOE 48.42
TOE 47.70
TOE 48.68
TOE 47.84
TOE 47.73
TOE 47.82
TOE 48.48
HP 54.96
HP 54.78
HP 55.09
EP 55.55
EP 55.55
HP 55.11
HP 54.67
HP 54.53
HP 54.79
HP 54.44
EP 55.46
EP 55.36
HP 54.84
HP 54.49
EP 54.81
P 55.02
EP 54.74
EP 54.45
HP 55.01
CR 55.10
CR 55.15 P 55.09
CR 55.35
P 55.19
CR 55.62
P 55.62
P 55.71
P 55.52
P 55.61
CR 55.62
CR 55.90
P 55.82
P 55.75
CR 55.90
CR 55.71
TOE 48.07
TOE 44.75
TOE 46.71
TOE 50.78
TOE 48.86
HP 54.53
HP 53.41
HP 54.83
HP 54.73
HP 54.96
HP 54.65
HP 52.96
HP 53.49
HP 54.25
P 53.99
EP 53.69
TOE 48.72
TOE 48.28
TOE 47.85
C 55.29
TC 55.12
FL 54.68 C 54.70
C 54.37
FL 54.35
TC 54.79
C 54.94
HP 54.76
FL 54.34
TC 54.81
TC 54.81
FL 54.34
FL 54.34
TC 54.75
C 54.33
C 54.89
HP 54.29
TOE 47.94
TOE 47.91
TOE 48.52
TOE 46.28
TOE 49.30
TOE 48.06
TOE 48.56
TOE 49.85
TOE 48.22

47.25 HP 48.28

48.11 48.26
HP 48.12
HP 47.88
SW 45.88
HP 48.60
SW 45.12
HP 48.95
HP 48.37
SW 46.12
HP 54.26
HP 54.09
HP 53.96
HP 53.90
HP 55.08
HP 55.28
HP 54.74
HP 54.55
HP 50.91
HP 48.85
HP 48.87
HP 51.66
HP 54.15
HP 56.01
HP 54.82
HP 54.50
HP 54.96

48.82 49.26
HP 54.93
HP 55.11
HP 55.28
HP 55.51
HP 55.64
HP 55.68
HP 55.93
HP 55.91
HP 56.76
HP 56.24

51.69 HP 51.64
TOE 49.30 TOE 49.17
HP 51.58
TOE 51.50
TOE 51.12
TOE 51.32
TOE 48.92 TOE 49.08
HP 51.21

50.98 49.85
HP 50.51
TOE 49.01
TOE 48.72
HP 50.72
TOE 50.56 TOE 49.67
HP 49.54
TOE 47.74 TOE 47.51
HP 49.15

49.27 49.32
HP 49.24
TOE 46.88
TOE 46.67
TOE 46.48
TOE 46.95
HP 49.29
HP 48.64
HP 48.98 HP 48.97
TOE 49.46
TOE 48.51

48.65 49.11

48.59 47.79
TOE 49.62
TOE 48.01
TOE 47.89
TOE 47.93
HP 50.69
HP 54.58
HP 54.70
HP 54.02
HP 54.32
HP 50.93
TOE 50.30

48.05 TOE 48.72
TOE 47.94
TOE 47.88
TOE 46.64
TOE 46.75
HP 49.53
HP 50.44
HP 49.97
TOE 46.92
TOE 47.47
HP 47.75
TOE 46.43
TOE 48.61
TOE 48.36

48.62 49.18
TOE 49.08
TOE 49.22

49.33 49.44
TOE 49.86
EP 53.91
P 54.11
EP 53.92
HP 53.63
CR 54.95
CR 54.66
CR 54.57
TOE 51.03
HP 50.22
TOE 49.65
TOE 49.51
HP 50.64

50.79 49.39
HP 49.88
TOE 49.42
TOE 49.52
HP 50.94
TOE 51.00
TOE 50.35
HP 50.22
TOE 49.17 TOE 49.19
HP 50.03

49.48 49.40
HP 49.69
TOE 48.67
TOE 48.80
HP 49.90
TOE 50.11
TOE 49.34
HP 49.30
TOE 47.45 TOE 47.51
HP 49.10

49.33 48.50
HP 48.51
TOE 46.82
TOE 46.73 TOE 47.08
HP 48.34
HP 48.65 HP 48.67
TOE 48.92
TOE 49.61
TOE 49.19
TOE 47.55
TOE 46.61
HP 47.92
HP 48.36
HP 48.10
TOE 46.83

47.64 TOE 48.10

49.53 49.23

49.17 49.19

50.37 49.81

50.95 52.29

49.58 51.02 50.48

51.69 INV 24" CMP 47.83
INV 24" CMP 47.52
P 53.00
P 52.31
EP 51.94
HP 51.61
CR 53.90
CR 53.44
CR 52.25
EP 51.55
HP 50.98
CR 52.17
TOE 47.62

47.10 P 52.75
P 52.39
EP 53.49
EP 52.01
EP 51.65
EP 51.84
EP 52.28
HP 52.52
HP 51.51
HP 51.47
EP 51.42
EP 51.53
EP 51.78
P 52.24
EP 51.60
EP 51.33
EP 51.16
HP 50.92
HP 52.04
EP 52.23
EP 52.33
EP 52.56
TOE 47.31

47.58 NORTH
No. 6859
Ronald D. Snow
A
L

T E OF CA
S E
L I C
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D L A N
S T
D
NR
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Sheet Title
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Description Release Date
No. Revision Date
Sheet Number 10/17/2024 10:11:04 AM J:\Jobs\2019\19294\Dwg\TOPO.dwg Original drawing is 24 x 36. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © 2024 Professional Seal
LANE ENGINEERS, INC.

CIVIL STRUCTURAL SURVEYING
979 North Blackstone Street
Tulare, California 93274
559.688.5263
www.laneengineers.com

SUSANVILLE TRAVEL
STOP

SIERRA PACIFIC

INDUSTRIES

SW CORNER OF THE INTERSECTION OF
THE SUSAN RIVER AND STATE ROUTE 36.

SOUTH END OF SUSANVILLE, CALIFORNIA
RDS
BRM

TOPOGRAPHIC SURVEY
C2.3
6 19294
30 0 15 30 60

GRAPHIC SCALE
1 INCH = 30 FT.

MATCHLINE SEE SHEET C2.2 MATCHLINE SEE SHEET C2.4 MATCHLINE SEE SHEET C2.5

GUY
MISC. POST AND

BARBED WIRE FENCE
MISC. POST AND

BARBED WIRE FENCE

OLD SOUTHERN PACIFIC RAILROAD (RAILS AND TIES REMOVED)

OVERHEAD UTILITY LINES
(TYPICAL AS SHOWN)
HP 56.76
HP 56.24
HP 56.75
HP 56.72
HP 56.82
HP 57.46
HP 57.89
HP 58.06
TOE 53.01
HP 52.57
TOE 49.90
TOE 50.04
HP 53.24
TOE 50.29
HP 52.30
TOE 49.63
HP 51.98
TOE 51.94
TOE 51.64
HP 51.61
TOE 49.35
TOE 49.19
HP 52.16

52.33 TOE 49.30
TOE 49.17
HP 51.58
TOE 51.50
HP 58.78
HP 58.35
HP 56.71
HP 58.55
HP 58.72
HP 58.97
HP 58.52
HP 58.89

59.36 HP 59.10
HP 59.51

59.51 HP 59.39
HP 59.94

60.40 HP 60.16
TOE 57.19
HP 56.41
TOE 52.65 TOE 53.76
HP 56.45

56.88 56.32
HP 56.19
TOE 53.50 TOE 52.07
HP 56.15
TOE 56.47
TOE 55.88
HP 55.87
TOE 52.27 TOE 52.33
HP 56.08

55.73 55.05
HP 55.18
TOE 51.79
TOE 52.02
HP 55.10
TOE 55.56
TOE 54.59
HP 54.03
TOE 50.96
TOE 51.48
HP 53.03
TOE 52.84
TOE 52.03
HP 52.04
TOE 50.05
TOE 50.52
HP 53.37

53.75 52.86
HP 52.52
TOE 49.80

51.86 HP 51.52
TOE 49.82
TOE 49.62
HP 51.67
TOE 51.02
TOE 51.03
HP 50.22
TOE 49.65
TOE 49.51
HP 50.64

50.79 TOE 54.14
HP 53.66
TOE 50.35
TOE 50.19
HP 53.35
HP 53.80
TOE 51.04
TOE 50.84
HP 54.13
TOE 54.86
TOE 55.90
HP 55.05
TOE 51.06
TOE 52.18
HP 54.60 HP 55.57
TOE 51.91 TOE 53.69
HP 56.09
TOE 56.49
TOE 56.20
HP 56.04
TOE 53.27
TOE 53.62
HP 56.43 HP 55.51 TOE 53.41
TOE 53.61
HP 56.47
TOE 56.40

54.99 54.48

54.39 54.84

52.29 52.31

52.75 53.43

53.13 53.87

52.99 51.77

53.35 51.69

50.77 TOE 57.30
HP 57.29

56.87 HP 56.42
TOE 53.06
TOE 52.95
HP 56.72
TOE 56.88

55.41 HP 60.23
TOE 60.05 HP 60.60
HP 60.08
TOE 56.67
HP 57.17
TOE 54.51
TOE 53.52 HP 55.96

55.90 HP 55.82 TOE 54.69
TOE 54.51 HP 57.18
TOE 57.37
NORTH
No. 6859
Ronald D. Snow
A
L

T E OF CA
S E
L I C
E N

D L A N
S T
D
NR
I F O
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Project No:

Project
Prepared For
Sheet Title
Drawn by:

Reviewed by:

Description Release Date
No. Revision Date
Sheet Number 10/17/2024 10:11:13 AM J:\Jobs\2019\19294\Dwg\TOPO.dwg Original drawing is 24 x 36. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © 2024 Professional Seal
LANE ENGINEERS, INC.

CIVIL STRUCTURAL SURVEYING
979 North Blackstone Street
Tulare, California 93274
559.688.5263
www.laneengineers.com

SUSANVILLE TRAVEL
STOP

SIERRA PACIFIC

INDUSTRIES

SW CORNER OF THE INTERSECTION OF
THE SUSAN RIVER AND STATE ROUTE 36.

SOUTH END OF SUSANVILLE, CALLIFORNIA
RDS
BRM

TOPOGRAPHIC SURVEY
C2.4
6 19294
30 0 15 30 60

GRAPHIC SCALE
1 INCH = 30 FT.

MATCHLINE SEE SHEET C2.5 MATCHLINE SEE SHEET C2.3 MATCHLINE SEE SHEET C2.2

GUY
MISC. POST AND

BARBED WIRE FENCE
MISC. POST AND

BARBED WIRE FENCE
MISC. POST AND

BARBED WIRE FENCE

OVERHEAD UTILITY LINES
(TYPICAL AS SHOWN)

OVERHEAD UTILITY LINES
(TYPICAL AS SHOWN)
OG 56.97

54.99 56.62

55.98 56.53

57.33 56.82

58.50 57.34

53.12 52.36

52.71 52.73

51.71 52.35

58.03 57.91

57.68 55.41

54.55 55.47

54.48 54.39

54.84 53.71

54.61 54.39

55.19 53.69

53.89 54.68

55.81 54.27

52.89 54.66

56.63 51.27

52.59 52.12

52.15 51.67

51.90 51.98

52.36 51.44

52.66 53.36

52.15 52.30

52.27 52.03

51.82 52.10

51.74 51.91

50.22 52.09

51.07 51.88

53.87 53.67

52.80 54.26

53.96 52.41

52.46 54.48

52.56 52.43

51.65 51.76

51.53 50.78

51.17 51.26

50.76 51.51

52.27 51.10

52.77 51.07

52.73 52.99

51.77 53.35

54.23 52.97

52.07 52.70

54.87 52.29

51.16 51.69

50.77 58.39

55.41 55.32

56.67 56.56 57.38

57.11 56.71

57.86 56.60

57.20 57.87

57.99 57.31

58.39 58.67

59.06 58.59

58.98 61.94 59.01

57.58 HP 55.96

55.90 HP 55.82 TOE 54.69

58.63 56.41

55.70 52.94

52.83 NORTH
No. 6859
Ronald D. Snow
A
L

T E OF CA
S E
L I C
E N

D L A N
S T
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NR
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Sheet Title
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Reviewed by:

Description Release Date
No. Revision Date
Sheet Number 10/17/2024 10:11:18 AM J:\Jobs\2019\19294\Dwg\TOPO.dwg Original drawing is 24 x 36. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © 2024 Professional Seal
LANE ENGINEERS, INC.

CIVIL STRUCTURAL SURVEYING
979 North Blackstone Street
Tulare, California 93274
559.688.5263
www.laneengineers.com

SUSANVILLE TRAVEL
STOP

SIERRA PACIFIC

INDUSTRIES

SW CORNER OF THE INTERSECTION OF
THE SUSAN RIVER AND STATE ROUTE 36.

SOUTH END OF SUSANVILLE, CALIFORNIA
RDS
BRM

TOPOGRAPHIC SURVEY
C2.5
6 19294
30 0 15 30 60

GRAPHIC SCALE
1 INCH = 30 FT.

MATCHLINE SEE SHEET C2.6 MATCHLINE SEE SHEET C2.2
MATCHLINE SEE SHEET C2.4 MATCHLINE
SEE SHEET C2.3

REF REF
REF
REF
NO
PRKG

WELL WITH MISCELLANEOUS

ABOVE GROUND PIPING

PRIVATE PROPERTY SIGN

CITY LIMIT
SIGN
MISC. POST AND

BARBED WIRE FENCE

METAL GUARDRAIL

BRIDGE PARAPET WALL WITH

ADJACENT CONCRETE CURB

BRIDGE PARAPET WALL WITH

ADJACENT CONCRETE CURB

DEER CROSSING SIGN

SUSAN RIVER SIGN

STATE PROPERTY SIGN

NO TRESPASSING SIGN

STEEL GUARDRAIL
STEEL CHANNEL DRAIN, INV 48.05
TBM NO. 2

STATE PROPERTY SIGN

STATE PROPERTY SIGN

EDGE OF BRIDGE DECK

EDGE OF BRIDGE DECK

SUSAN RIVER OVERCROSSING

CONCRETE PATH

CONCRETE PATH

CONCRETE PATH

METAL GUARDRAIL
5/8" REBAR TAGGED
"HS&A 6436", UP 2"
BENT 5/8" REBAR NO TAG, FLUSH
(LOCATED STRAIGHT PORTION)
1/2" IRON PIPE NO TAG, UP 4"

OVERHEAD UTILITY LINES
(TYPICAL AS SHOWN)
BFE 4149
BFE 4150
HP 53.87
EP 54.27
TOE 51.60
TOE 51.09
TOE 49.86
TOE 50.88
TOE 51.77

53.14 50.94

51.39 52.94
TOE 52.39
EP 54.47
HP 53.47
HP 53.92
HP 53.44
HP 53.85
EP 54.19
CR 54.77
CR 54.82
CR 54.75
CR 54.69

53.36 C 54.62

53.52 52.23

52.25 52.51 51.10 52.79

53.61 51.59

52.38 52.86

53.13 53.15

52.66 52.28

52.73 52.18

52.04 51.98

52.44 51.62

51.70 50.610

51.26 51.28

51.62 51.86

51.88 51.27
C 54.43
C 54.06
C 54.17
C 54.42
C 54.47
C 54.34
C 54.07
C 54.11
C 54.25
C 54.30
C 54.34
C 54.47
C 54.50
C 54.71
C 54.43
C 54.49
C 54.76
C 54.60
C 54.67
C 54.75
HP 53.98
C 54.99
C 54.81
C 54.97
C 55.01
C 54.93
C 55.13
HP 53.95
HP 54.79
EP 55.45
HP 55.04
HP 54.02
HP 52.13
TOE 50.68
TOE 49.89
TOE 47.12
TOE 45.92
TOE 44.47

46.15 48.41

51.40 50.86

51.07 51.89

52.25 52.13

52.05 HP 52.36
TOE 51.64
TOE 51.84
HP 53.61
HP 54.34
EP 55.44
EP 55.51

52.39 6"X6" CONCRETE
HWY. MONUMENT
HP 53.31
HP 51.98
HP 51.82
HP 52.40
HP 52.16

52.02 52.12
HP 51.75
HP 52.20 51.45

52.71 53.08
HP 53.35
HP 53.06

53.54 HP 53.44
HP 53.13

53.47 54.11

53.34 54.16

54.43 54.19

53.76 53.97

53.39 53.18

52.97 53.35

53.46 53.27

53.07 52.87

52.53 52.27

52.12 52.28

52.39 52.93
NORTH
No. 6859
Ronald D. Snow
A
L

T E OF CA
S E
L I C
E N

D L A N
S T
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NR
I F O
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Project No:

Project
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Sheet Title
Drawn by:

Reviewed by:

Description Release Date
No. Revision Date
Sheet Number 10/17/2024 10:11:23 AM J:\Jobs\2019\19294\Dwg\TOPO.dwg Original drawing is 24 x 36. Do not scale contents of this drawing.

All reproduction & intellectual property rights reserved © 2024 Professional Seal
LANE ENGINEERS, INC.

CIVIL STRUCTURAL SURVEYING
979 North Blackstone Street
Tulare, California 93274
559.688.5263
www.laneengineers.com

SUSANVILLE TRAVEL
STOP

SIERRA PACIFIC

INDUSTRIES

SW CORNER OF THE INTERSECTION OF
THE SUSAN RIVER AND STATE ROUTE 36.

SOUTH END OF SUSANVILLE, CALIFORNIA
RDS
BRM

TOPOGRAPHIC SURVEY
C2.6
6 19294
30 0 15 30 60

GRAPHIC SCALE
1 INCH = 30 FT.

MATCHLILNE SEE SHEET C2.5 MATCHLILNE SEE SHEET C2.2

1' 12 2 DECK PITCH EXTERIOR LADDER W/ FALL ARREST PROTECTION SAFETY SWING GATE FULL PERIMETER GUARDRAIL LADDER DOOR 20" MUSHROOM VENT 8" OVERFLOW FLAPPER VALVE INTERIOR WEIR CONE FREEBOARD 27'-8 516" NOMINAL TANK DIAMETER INTERIOR LADDER 6" INLET PIPING W/ SAFETY CLIMB TANK HEIGHT = 14'-1134" TANK CAPACITY = 60,000 US GALLONS TANK HEIGHT = 19'-934" TANK CAPACITY = 80,000 US GALLONS TANK HEIGHT = 24'-734" TANK CAPACITY = 100,000 US GALLONS TANK HEIGHT = 29'-534" TANK CAPACITY = 120,000 US GALLONS JOB #: FINISH: COVERAGE: TANK SIZE: LOCATION: DRAWN BY: CHECKED BY: APPROVED BY: SHEET 1 OF 1 DO NOT SCALE THIS DRAWING UNLESS OTHERWISE SPECIFIED TOLERANCES: FRACTIONAL ± 116 ONE PLACE DECIMAL ± 0.060 TWO PLACE DECIMAL ± 0.030 THREE PLACE DECIMAL ± 0.010 SCALE: REV. 8 7 6 5 4 3 2 1 DCBA DCBA 8 7 6 5 4 3 2 1 CUSTOMER: ISSUED FOR SUBMITAL: ISSUED FOR MANUFACTURING: ISSUED FOR CONSTRUCTION: PROJECT MANAGER: ELEVATION VIEW PRE-SUBMITTAL 9 @ 116 27.69' x 29.44' - - -MPH 9/23/2021 PRE-SUBMITTAL 01 0 - - -- - - - - PRE-SUBMITTAL DRAWING This drawing and the information contained herein is submitted confidentially and is the property of AST STORAGE. It may not be duplicated, disclosed, or utilized without written consent from AST STORAGE. PRELIMINARY DESIGN NOT APPROVED FOR CONSTRUCTION AST STANDARD TANK COLORS AST TAN AST BLUE WHITE AST GREEN COBALT BLUE NON STANDARD COLOR INTERIOR OF TANK SHALL BE INTERIOR WHITE TANK DECK SHEETS TO BE WHITE TANK SIDEWALLS SHEETS AND DECK APPURTENANCES TO BE WHITE SIDEWALL APPURTENANCES TO BE COLOR MATCH 2" 2 5 16"
4"5" GROUNDING PLATE 2" x 5" x 14" STAINLESS STEEL GROUNDING LUG FOR LIGHTING PROTECTION (2) PLACES TANK SIDEWALL SEAM ELEVATION VIEW TANK 1 STANDARD 27.69’

25.57’
92,600 GAL

JOB #: FINISH: COVERAGE: TANK SIZE: LOCATION: DRAWN BY: CHECKED BY: APPROVED BY: SHEET 1 OF 1 DO NOT SCALE THIS DRAWING UNLESS OTHERWISE SPECIFIED TOLERANCES: FRACTIONAL ± 116 ONE PLACE DECIMAL ± 0.060 TWO PLACE DECIMAL ± 0.030 THREE PLACE DECIMAL ± 0.010 SCALE: REV. CUSTOMER: ISSUED FOR SUBMITAL: ISSUED FOR MANUFACTURING: ISSUED FOR CONSTRUCTION: PROJECT MANAGER: PLAN VIEW PRE-SUBMITTAL DRAWING This drawing and the information contained herein is submitted confidentially and is the property of AST STORAGE. It may not be duplicated, disclosed, or utilized without written consent from AST STORAGE. PRELIMINARY DESIGN NOT APPROVED FOR CONSTRUCTION 8 7 6 5 4 3 2 1 DCBA DCBA 8 7 6 5 4 3 2 1 PLAN VIEW 0° 45° 90° 135° 180° 225° 270° 315° 160° 8" OVERFLOW EXTERIOR LADDER FULL PERIMETER GUARDRAIL 20" MUSHROOM VENT 6" INLET PIPING 24" SQUARE ACCESS HATCH LIQUID LEVEL INDICATOR 24" ROUND MANWAY 8" SUCTION OUTLET W/ ANTI-VORTEX 10° 6" 150# NOZZLE 24" ROUND MANWAY INTERIOR LADDER PRE-SUBMITTAL 9 @ 116 27.69' x 29.44' - - -MPH 9/23/2021 PRE-SUBMITTAL 02 0 - - -- - - - - TANK 1 STANDARD

PRELIMINARY DESIGN NOT APPROVED FOR CONSTRUCTION SIDEWALL SHEET SEALANT BEAD SIDEWALL SHEET INSIDE OF TANK TYPICAL TANK DECK TYPICAL TANK FLOOR TYPICAL TANK SIDEWALL SHEETS SIDEWALL VIEW DECK RAFTER RAFTER CLIP CENTER COMPRESSION RING TYPICAL TANK DECK SHEETS TANK FLOOR SHEETS TANK SIDEWALL SHEET 1/2" BOLTS POLY CAP FIN NECK FLOOR SHEETS BASE ANGLE OMITTED FROM THIS SIDE OF VIEW FOR CLARITY 1/2" NO CAP FIN NECK JS1000 TANK ASSEMBLY JOB #: FINISH: COVERAGE: TANK SIZE: LOCATION: DRAWN BY: CHECKED BY: APPROVED BY: SHEET 1 OF 1 DO NOT SCALE THIS DRAWING UNLESS OTHERWISE SPECIFIED TOLERANCES: FRACTIONAL ± 116 ONE PLACE DECIMAL ± 0.060 TWO PLACE DECIMAL ± 0.030 THREE PLACE DECIMAL ± 0.010 SCALE: REV. CUSTOMER: ISSUED FOR SUBMITAL: ISSUED FOR MANUFACTURING: ISSUED FOR CONSTRUCTION: PROJECT MANAGER: PER-SUBMITTAL --
- - TYPICAL ALL SITES - 10/02/2017 PRE-SUBMITTAL 03
0 - - -- - - - - TYPICAL PRE-SUBMITTAL DETAILS TYPICAL TANK VIEW TYPICAL TANK BASE ANGLE & FLOOR VIEW TYPICAL TANK DECK & RAFTER VIEW INNER DECK SHEET EPDM GASKET MATERIAL OUTER DECK SHEET DECK EXPLODED VIEW INSIDE OF TANK FLOOR SHEET SEALANT BEAD FLOOR SHEET FLOOR EXPLODED VIEW This drawing and the information contained herein is submitted confidentially and is the property of AST STORAGE. It may not be duplicated, disclosed, or utilized without written consent from AST STORAGE. 8 7 6 5 4 3 2 1
DCB
A
DCBA
8 7 6 5 4 3 2 1 TANK 1 STANDARD

TYPICAL PRE-SUBMITTAL TYPICAL DETAILS JOB #: FINISH: COVERAGE: TANK SIZE: LOCATION: DRAWN BY: CHECKED BY: APPROVED BY: SHEET 1 OF 1 DO NOT SCALE THIS DRAWING UNLESS OTHERWISE SPECIFIED TOLERANCES: FRACTIONAL ± 116 ONE PLACE DECIMAL ± 0.060 TWO PLACE DECIMAL ± 0.030 THREE PLACE DECIMAL ± 0.010 SCALE: REV. CUSTOMER: ISSUED FOR SUBMITAL: ISSUED FOR MANUFACTURING: ISSUED FOR CONSTRUCTION: PROJECT MANAGER: PRE-SUBMITTAL -- - - TYPICAL ALL SITES MPH 2/7/2019 PRE-SUBMITTAL 04 0 - - -- - - - - This drawing and the information contained herein is submitted confidentially and is the property of AST STORAGE. It may not be duplicated, disclosed, or utilized without written consent from AST STORAGE. 8 7 6 5 4 3 2 1 DCBA DCBA 8 7 6 5 4 3 2 1 PRELIMINARY DESIGN NOT APPROVED FOR CONSTRUCTION 24" ROUND MANWAY 10" TYPICAL BOLTED HINGES BOLTED COVER PLATE BOLTING FLANGE PLATE TO TANK SIDEWALL NOZZLE P. NOZZLE P. 1" TO 8" = 6" PROJECTION 10" TO 14" = 8" PROJECTION 16" TO 24" = 12" PROJECTION 150# RFSO ANSI / ASME B16.5 AST BLIND FLANGE 150# NOZZLE NPT 304 3000# STAINLESS STEEL COUPLER W/ FLANGE GASKET HALF COUPLER OR FULL COUPLER W/ FLANGE GASKET BAR HANDLE FT FT FT FT FT FT FT FT 24" SQUARE ACCESS HATCH HINGED LID INTERIOR LADDER 24" SQUARE OPENING 4"
10" LOCK HASP GAUGE BOARD STYLE LIQUID LEVEL INDICATOR SUCTION OUTLETVIEW FROM INSIDE TANK VORTEX P. VORTEX P. 3" TO 12" = 6" PROJECTION 1/2" THE PIPE DIAMETER OR 6" MIN. ANTI-VORTEX STAND INTERIOR 90° ELBOW 150# RFSO FLANGE WHICHEVER IS GREATER EXTERIOR TANK 1 STANDARD

APPROVED
SIGN:

DATE:
_____________
_____________
5" TYP
25" TYP.
12 10
7 1
18 15
2 5 4 25 3
9 8 9

FRONT ELEVATION VIEW
103 1/2"
175 1/4"
240"
136"
154 1/2"
35" TYP.
19 16
21 22
13 24
20 23 6 11
17 3 9
2 1

TOP PLAN VIEW
46 1/8"
4" (DRAIN)
42"
122 11/16"
APPROX.

MAX HEIGHT
102" CLEAR HEIGHT
21 22
16 11
14 RIGHT ELEVATION VIEW

ENGINE AND FUEL TANK HIDDEN FOR CLARITY
NOTES:
1) ANCHOR BOLT HOLES AVAILABLE ONLY UPON
CUSTOMER REQUEST.
2) ONLY MAIN STRUCTURAL SUPPORTS ARE
SHOWN ON DRAWING. ADDITIONAL CROSS

MEMBERS ARE REQUIRED TO SUPPORT PIPING,

PUMP CONTROLLER, OR ANY OTHER APPLICABLE
COMPONENTS. IF THERE IS A DRAIN OR ANY

OTHER OBSTRUCTION IN THE FLOOR THAT SHOULD
BE CONSIDERED, PLEASE LOCATE ON THIS DRAWING.
3) THIS SKID IS DESIGNED TO BE FILLED WITH
CONCRETE AT INSTALLATION.
4) TAMPER SWITCHES ARE PROVIDED ON ALL
GATE VALVES AND BUTTERFLY VALVES.
5) BUILDING HVAC, EMERGENCY LIGHT, LIGHTS,

JOCKEY PUMP CONTROL PANEL, JOCKEY PUMP,

AND OTHER ITEMS ARE SHOWN IN THEIR GENERAL

LOCATIONS AND MAY VARY FROM THE
LOCATION SHOWN ON THE DRAWING.
6) ELECTRICAL SERVICE TO BE LANDED IN
DISTRIBUTION PANEL BY OTHERS.
7) SPRINKLER LINE LAYOUT TO BE FINALIZED BY AN
NFPA 13 CERTIFIED VENDOR AT TIME OF PROJECT
RELEASE.

ITEM
NO. DESCRIPTION QTY.
1 8" SYSTEM SUCTION CONNECTION, 150# FF 1
2 6"/8" SYSTEM DISCHARGE CONNECTION, 150# FF 1
3 8" OS&Y GATE VALVE ANSI 150# 1
4 1000/1250 GPM DIESEL DRIVEN PUMP 1
5 MAIN RELIEF VALVE 6" 1
6 WASTECONE 6" X 8" 1
7 8" GROOVED CHECK VALVE 1
8 8" GROOVED BUTTERFLY VALVE (N.O.) 1
9 8" GROOVED BUTTERFLY VALVE (N.C.) 3
10 8" FLOW METER - GROOVED 1
11 8"X6 GROOVED HOSE HEADER (SHIP LOOSE) 1
12 JOCKEY PUMP 1
13 SPRINKLER SYSTEM 1
14 1/2" DRIP VALVE 1
15 4" 150# FLG RESIDENTIAL MUFFLER (SHIP LOOSE) 1
16 12V BATTERY WITH RACK (SHIP LOOSE) 2
17 DOUBLE WALL FUEL TANK 140 GALLON 1
18 1/2" AIR RELEASE VALVE 1
19 SINGLE POINT POWER CONNECTION 1
20 MINI POWER ZONE 1
21 MAIN PUMP CONTROLLER 1
22 JOCKEY PUMP CONTROLLER 1
23 BASEBOARD HEATER 1
24 4" SYSTEM DRAIN 1
25 10" SYSTEM SKID 1
1:42 SCALE
A1-1
DWG
2905 Pacific Drive NW
DATE:

DRAWN BY: JRD ENG. BY: JRD
LOVES 1000 / 1250 GPM

TANK FED SYSTEM
BY
DATE
ALL DIMENSIONS +/- TOLERANCE OF 1/2"

REV DESCRIPTION
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
A
B
C
D
E
F
G
H
I
J

A UPDATED TO STANDARD SIZE
8/5/2021

INCLUDED SUCTION AND DISCHARGE LABELS IN BOM JRD B
CHECKED BY: MDT
7/27/2021
JRD
8/17/2021

APPROXIMATE DRY
SYSTEM WEIGHT:
24,000 LBS

ISOMETRIC

SYSTEM VIEW
1:26 SCALE
A2-1
DWG
DATE:

DRAWN BY: JRD ENG. BY: JRD
LOVES 1000 / 1250 GPM

TANK FED SYSTEM
BY
DATE
ALL DIMENSIONS +/- TOLERANCE OF 1/2"

REV DESCRIPTION
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
A
B
C
D
E
F
G
H
I
J

A UPDATED TO STANDARD SIZE
8/5/2021

INCLUDED SUCTION AND DISCHARGE LABELS IN BOM JRD B
CHECKED BY: MDT
7/27/2021
JRD
8/17/2021

ISOMETRIC

ENCLOSURE VIEW
1:26 SCALE
A2-2
DWG
DATE:

DRAWN BY: JRD ENG. BY: JRD
LOVES 1000 / 1250 GPM

TANK FED SYSTEM
BY
DATE
ALL DIMENSIONS +/- TOLERANCE OF 1/2"

REV DESCRIPTION
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
A
B
C
D
E
F
G
H
I
J

A UPDATED TO STANDARD SIZE
8/5/2021

INCLUDED SUCTION AND DISCHARGE LABELS IN BOM JRD B
CHECKED BY: MDT
7/27/2021
JRD
8/17/2021

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PC RESOLUTION NO. 26-1200

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SUSANVILLE

CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR

THE SUSANVILLE TRAVEL STOP PROJECT
WHEREAS, on October 14, 2024 the City of Susanville received applications from Lane Engineers on behalf of Sierra Pacific Industries requesting annexation to the City of Susanville of a 79.6 acre parcel located at the northwest corner of State Highway 36 and Skyline Road (APN: 107-280-017) (herein “Project Site”), a General Plan Map Amendment, Zoning Map Amendment, and Architectural and Site Plan Review, Use Permit, and Sign Permit applications to develop a travel stop consisting of a convenience store and two fast food restaurants in 13,005 square foot building, truck and automobile fueling station, and overnight RV parking area and associated amenities (herein “Project”); and

WHEREAS, the parcel is located within the City’s Sphere of Influence and designated for potential future expansion of the City boundary and has an existing City of Susanville General Plan Land Use Designation of Light Industry or Business Park and is pre-zoned Manufacturing (M); and
WHEREAS, the project constitutes a discretionary action and is subject to the California Environmental Quality Act; and
WHEREAS, the City prepared and released an Initial Study and Notice of Preparation for an Environmental Impact Report (EIR) on February 3, 2025, for the project; and WHEREAS, on December 17, 2025, the City released a Notice of Completion/Notice of Availability (NOC/NOA) that a Draft EIR (DEIR) was prepared, provided the DEIR to the State Clearinghouse, posted the DEIR on the City’s Website, and made hard copies of the DEIR available at City Hall; and
WHEREAS, public notice of the DEIR availability was published in the Intermountain News on December 17, 2025, and December 24, 2025, and mailed to the LAFCO, Lassen County, and interested parties; and
WHEREAS, the distribution of public noticing of the availability of the DEIR initiated a 45- day public comment period beginning on December 17, 2025, and ending on January 31, 2026; and
WHEREAS, during the DEIR Comment Period, comments from the public were received regarding the environmental review process, conversion of agricultural lands, impacts to scenic resources, increased light and glare, impacts to air quality, hydrology, land use compatibility, water quality and flooding, noise, traffic, water and wastewater; and WHEREAS, during the DEIR Comment Period, comment letters from regulatory agencies were received from the California Department of Conservation, Geologic Energy Management Division, Department of Fish and Wildlife (CDFW), and the California Department of Transportation (CalTrans); and
WHEREAS, following the close of the public comment period for the DEIR, the City prepared a Final EIR in accordance with CEQA Guidelines Section 15132, which consists of the

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DEIR, all comment letters received during the public review period, written responses to those comments, and all associated technical appendices, errata, and supporting documentation; and WHEREAS, public notice on the Final EIR Availability, Intent to Certify, and Notice of Public Hearing on the Final EIR and project entitlements to be held on April 15, 2026, was published in the Intermountain News on April 3, 2026, and mailed to all property owners and occupants within 300 feet of the project site; and
WHEREAS, a duly noticed public hearing was held on April 15, 2026 to consider the Final EIR (State Clearinghouse No, 2025011078) to consider the Project; and WHEREAS, the Planning Commission has received and considered the staff report, the Final EIR, all appendices, and the full administrative record; and WHEREAS, the Planning Commission has provided opportunity for public testimony, has weighed the evidence presented therein, and has exercised its independent judgment in evaluating the adequacy of the environmental documentation; and WHEREAS, the Planning Commission finds that the Final EIR has been completed in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City’s local procedures.

NOW THEREFORE, BE IT RESOLVED, that at the April 15, 2026 public hearing, the Planning Commission of the City of Susanville considered public comments on the Final EIR, Annexation, General Plan Map Amendment, Zoning Map Amendment, Use Permit, and Sign Permit, and hereby make the following findings and determinations based on the oral and written record, including without limitation, the staff reports, public comments and all documents in the record:

1. CEQA Findings: The Planning Commission makes the following CEQA findings:

A. The potential environmental impacts of the Susanville Travel Stop Project, including annexation, General Plan Map Amendment, Zoning Map Amendment, Use Permit, and Sign Permit were fully analyzed in the Susanville Travel Stop FEIR (SCH# 2025011078 ) containing all requirements of CEQA Guidelines Section 15320, inclusive of the DEIR, Response to Comments, references, appendices, and all attachments thereto.

B. The Final EIR identified several potentially significant impacts that will be reduced to a less than significant level with specified mitigation measures.

Consistent with Section 21081(a) of the Public Resources Code, the Planning Commission makes general findings as set forth in Exhibit A (Findings of Fact), attached hereto and incorporated herein by reference.

Additionally, consistent with Section 21081(a)(3) of the Public Resources Code the Planning Commission makes findings with respect to alternatives studied in the Project EIR as set forth in Exhibit A.

C. Pursuant to CEQA Guidelines Section 15091(d), a Mitigation Monitoring and Reporting Program has been prepared as set forth in Exhibit B, attached hereto and incorporated herein by reference, to ensure that all feasible mitigation measures which serve to reduce environmental impacts of the Project as identified by the Final EIR are fully implemented.

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Additionally, the Planning Commission finds that for each identified mitigation measure that requires the cooperation or action of another agency, adoption, and implementation of each such mitigation measures is within the responsibility and jurisdiction of the public agency identified, and the measures are adopted by the City of Susanville.

2. Based on the findings set forth above, the Planning Commission hereby certifies the Environmental Impact Report for the Susanville Travel Stop.

APPROVED: ________________________
Mendy Schuster, Chair
ATTEST: ________________________
Heidi Whitlock, City Clerk
The foregoing resolution was adopted at a regular meeting of the Planning Commission of the City of Susanville, held on the 15th day of April 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________
Heidi Whitlock, City Clerk

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PC RESOLUTION NO. 26-1201

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SUSANVILLE

RECOMMENDING THE CITY COUNCIL AMEND THE GENERAL PLAN MAP TO REDESIGNATE APN# 107-280-017 TO

GENERAL COMMERCIAL/SHOPPING CENTER
WHEREAS, on October 14, 2024 the City of Susanville received applications from Lane Engineers on behalf of Sierra Pacific Industries requesting annexation to the City of Susanville a

79.6-acre parcel located at the northwest corner of State Highway 36 and Skyline Road (APN:
107-280-017) (herein “Project Site”), a General Plan Map Amendment, Zoning Map Amendment to pre-zone the site, Architectural and Site Plan Review, Use Permit, and Sign Permit to develop a travel stop consisting of a convenience store and two fast food restaurants in a 13,005 square foot building with a drive-through, truck and automobile fueling stations, and overnight truck parking and an overnight RV parking area and associated amenities (herein “the Project”); and WHEREAS, the Project Site is currently located within unincorporated Lassen County and is designated Industrial Park under the Lassen County General Plan and Light Industrial/Business Park on the City of Susanville General Plan Land Use Map; and WHEREAS, the Project Site is located within the City’s Sphere of Influence, is contiguous to existing City limits, and designated for potential future expansion of the City boundary; and
WHEREAS, the Applicant requests approval of a General Plan Amendment to change the land use designation of the Project Site from Light Industrial/Business Park to General Commercial/ Shopping Center to accommodate development of the proposed Project; and WHEREAS, the General Commercial/ Shopping Center land use designation allows a wide range of commercial uses including service stations, restaurants, retail uses, and other commercial services typically located along major transportation corridors; and WHEREAS, the City of Susanville Zoning Code Section 17.112.070 provides procedural requirements for a general plan map or text amendment; and WHEREAS, the City determined that the project constitutes a discretionary action and is not exempt from the California Environmental Quality Act and issued a Notice of Preparation for an Environmental Impact Report (EIR) on February 3, 2025; and WHEREAS, a Draft Environmental Impact Report (DEIR) was prepared for the Project and circulated for public review from December 17, 2025, through January 31, 2026; and WHEREAS, a Final Environmental Impact Report (FEIR) responding to comments received during the public review period was subsequently prepared; and WHEREAS, the FEIR concluded that environmental impacts associated with the Project would either be less than significant or reduced to a less-than-significant level through implementation of mitigation measures; and
WHEREAS, a Notice of Public Hearing was published in the Intermountain News on April 3, 2026, and mailed to property owners within 300 feet of the project site; and

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WHEREAS, the Planning Commission conducted a duly noticed public hearing on April 15, 2026, at which time all interested persons had an opportunity to be heard and considered the staff report, EIR, the administrative record for the Project, and other evidence presented and the Planning Commission adopted PC Resolution No. 26-1200, certifying the Final Environmental Impact Report for the Project.

NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Susanville hereby makes the following findings based on the analysis and findings provided in the staff report dated April 15, 2026, and all attachments incorporated here-in by reference:

SECTION 1. The Environmental Impact Report prepared for the Project evaluated environmental impacts associated with the Project including annexation, General Plan land use map and zoning map changes, and land use entitlements (Architectural and Site Plan Review, Use Permit, and Sign Permit applications) for the Love’s Travel Stop.

The EIR determined that impacts would be less than significant or mitigated to less-thansignificant levels with implementation of mitigation measures and preparation of a Mitigation Monitoring and Reporting Program. Accordingly, consistent with Public Resources Code Section 21081(a), the Planning Commission makes general findings and findings regarding each significant adverse environmental effect of the Project as set forth in Exhibit B (Findings of Fact), attached hereto and incorporated by reference. Additionally, consistent with Section 21081(a)(3) the Planning Commission makes findings with respect to alternatives studies in the EIR as set forth in Exhibit B. Pursuant to CEQA Guidelines Section 15091(d), a Mitigation Monitoring and Reporting Program has been prepared as set forth in Exhibit C, attached hereto and incorporated herein by reference, to ensure that all feasible mitigation measures which serve to reduce environmental impacts of the Project are fully implemented.

Therefore, the Planning Commission finds that the environmental effects of the amendment have been adequately analyzed pursuant to CEQA.

SECTION 2. Findings. The Planning Commission hereby makes the following findings in support of recommending City Council approval of the General Plan Amendment:

A. The General Plan amendment is in the Public Interest.

California Government Code Section 65358 authorizes a city to amend its General Plan when the legislative body determines that the amendment is in the public interest.

The proposed amendment would change the land use designation of the Project site from Light Industrial/Business Park to General Commercial/ Shopping Center to allow development of commercial services oriented to travelers and local residents along the SR-36 corridor. The Project would expand commercial services available in the community, support economic activity, create employment opportunities, and generate tax revenues for the City.

Accordingly, the Planning Commission finds that the amendment is in the public interest.

B. The General Plan Amendment is Consistent with the Goals and Policies of the Susanville General Plan.

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The proposed General Commercial/ Shopping Center designation is intended to accommodate a wide range of commercial uses serving both local and regional needs and specifically contemplates uses such as service stations, restaurants, and similar commercial services along major transportation corridors.

The proposed travel stop includes automobile and truck fueling facilities, convenience retail, fast-food restaurants with drive-through service, and recreational vehicle services, which are consistent with the types of uses contemplated within the General Commercial/ Shopping Center designation. The Project is also consistent with applicable General Plan policies including those related to:

Community character and commercial development quality
Safe and efficient circulation along major transportation corridors Economic development and expansion of commercial services.

Therefore, the Planning Commission finds that the amendment is consistent with the goals and policies of the Susanville General Plan.

C. The Amendment is Compatible with Surrounding Land Uses.

The Project Site is located at the southern edge of the City and is surrounded primarily by vacant land and commercial development located north of the Susan River along SR-36.

The proposed commercial designation and travel stop use are compatible with surrounding commercial uses, including retail stores, restaurants, and other highwayoriented services in the vicinity.

Accordingly, the Planning Commission finds that the amendment is compatible with surrounding land uses and will not adversely affect the character of the area.

D. The Amendment Supports Orderly Growth and Development.

The property is located within the City’s Sphere of Influence and adjacent to existing City limits, and annexation of the Project Site represents a logical extension of municipal boundaries.

Amending the General Plan land use designation allows the City to guide development within its Sphere of Influence and ensure that future development occurs in a manner consistent with City planning policies and municipal service capabilities.

Accordingly, the Planning Commission finds that the amendment promotes orderly growth and development of the City.

E. The Amendment Complies with State Law Limiting General Plan Amendments.

Government Code Section 65358 limits amendments to mandatory elements of the General Plan to four times per calendar year. The proposed amendment represents the first General Plan amendment considered by the City in the 2026 calendar year and therefore complies with the requirements of State law.

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APPROVED: ________________________
Mendy Schuster, Chair
ATTEST: ________________________
Heidi Whitlock, City Clerk
The foregoing resolution was adopted at a regular meeting of the Planning Commission of the City of Susanville, held on the 15th day of April 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________
Heidi Whitlock, City Clerk

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PC RESOLUTION NO. 26-1202

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SUSANVILLE

APPROVING ARCHITECTURAL AND SITE PLAN REVIEW, USE PERMIT, AND SIGN

PERMIT TOGETHER WITH MAKING FINDINGS OF FACT AND ADOPTING

A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE
LOVE’S TRAVEL STOP PROJECT (APN 107-280-017)
WHEREAS, on October 14, 2024 the City of Susanville received applications from Lane Engineers on behalf of Sierra Pacific Industries requesting approval of Architectural and Site Plan Review, a Use Permit, and a Sign Permit to develop a travel stop consisting of a convenience store and two fast-food restaurants within a 13,005-square-foot building, automobile and truck fueling facilities, truck parking, overnight RV parking, and associated site improvements on a 14.15-acre portion of a 79.6-acre parcel located at the northwest corner of State Route 36 and Skyline Road (APN 107-280-017) (the “Project”); and WHEREAS, the Project Site is located within the City’s Sphere of Influence and is proposed for annexation into the City of Susanville; and WHEREAS, the Planning Commission is also considering approval of a General Plan Amendment for the property to the C-2 General Commercial/Shopping Center zoning district to allow development of the Project; and
WHEREAS, pursuant to the Susanville Municipal Code, approval of the Project requires Architectural and Site Plan Review, approval of a Use Permit for the proposed travel stop use, and approval of a Sign Permit for the proposed signs; and WHEREAS, the City determined that the project constitutes a discretionary action and is not exempt from the California Environmental Quality Act and issued a Notice of Preparation for an Environmental Impact Report on February 3, 2025; and WHEREAS, a Draft Environmental Impact Report was prepared for the Project and circulated for public review beginning December 17, 2025, and a Final Environmental Impact Report responding to comments received during the public review period was subsequently prepared; and
WHEREAS, the Environmental Impact Report concluded that environmental impacts associated with the Project would either be less than significant or reduced to a less-thansignificant level through implementation of mitigation measures; and WHEREAS, a Notice of Public Hearing was published in the Intermountain News on April 3, 2026 and mailed to property owners within 300 feet of the project site; and WHEREAS, the Planning Commission conducted a duly noticed public hearing on April 15, 2026, at which time all interested persons had an opportunity to be heard and considered the staff report, Environmental Impact Report, the administrative record for the Project, and other evidence presented and the Planning Commission adopted PC Resolution No. 26-1200, certifying the Final Environmental Impact Report for the Project; and WHEREAS, the Planning Commission conducted a duly noticed public hearing on April 15, 2026, to consider approval of the Architectural and Site Plan Review, Use Permit, and Sign Permit applications for the Love’s Travel Stop.

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NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of Susanville hereby makes the following findings based on the analysis and findings provided in the staff report dated April 15, 2026, and all attachments incorporated here-in by reference:

SECTION 1. Environmental Review. The Environmental Impact Report prepared for the Project evaluated environmental impacts associated with the Project including annexation, General Plan land use map and zoning map changes, and land use entitlements (Architectural and Site Plan Review, Use Permit, and Sign Permit applications) for the Love’s Travel Stop.

The EIR determined that impacts would be less than significant or mitigated to less-thansignificant levels with implementation of mitigation measures and preparation of a Mitigation Monitoring and Reporting Program. Accordingly, consistent with Public Resources Code Section 21081(a), the Planning Commission makes general findings and findings regarding each significant adverse environmental effect of the Project as set forth in Exhibit B (Findings of Fact), attached hereto and incorporated by reference. Additionally, consistent with Section 21081(a)(3) the Planning Commission makes findings with respect to alternatives studies in the EIR as set forth in Exhibit B. Pursuant to CEQA Guidelines Section 15091(d), a Mitigation Monitoring and Reporting Program has been prepared as set forth in Exhibit C, attached hereto and incorporated herein by reference, to ensure that all feasible mitigation measures which serve to reduce environmental impacts of the Project are fully implemented.

Therefore, the Planning Commission finds that the environmental effects of the amendment have been adequately analyzed pursuant to CEQA.

SECTION 2. Findings.

The Planning Commission hereby makes the following findings in support of approval of the Architectural and Site Plan Review, Use Permit, and Sign Permit applications for the Project subject to conditions of approval set forth in Exhibit A, attached hereto and incorporated herein as reference:

A. Architectural and Site Plan Review

1. The architectural and general appearance of the buildings, structures, and grounds are in keeping with the character of the neighborhood.

The project site is located at the southern edge of the city and is currently surrounded by large vacant parcels to the east, south, and west. Existing commercial development is located to the north across the Susan River and along SR 36.

Immediately north of the project site, across the Susan River at the southwest corner of Riverside Drive and SR 36, is a standalone fast-food restaurant with drive-through service. On the north side of Riverside Drive is a shopping center containing a supermarket, retail stores, professional services, and cafés located behind a large parking lot. A separate one-story fastfood restaurant with drive-through service is located near the street frontage at the southern end of the shopping center.

Across SR 36 from the shopping center are several one-story standalone commercial buildings, including a bank with a drive-through teller, a credit union, and a restaurant, as well as a twostory hotel. These surrounding commercial uses are generally set back approximately 60 to 100 feet from SR 36, with parking located in front of or along the sides of the buildings. Building sizes in the area range from approximately 2,800 square feet to more than 85,000 square feet.

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The architectural character of surrounding development is predominantly commercial in nature, typically consisting of stucco exterior finishes and flat roofs with mansard-style accents. The nearby hotel incorporates horizontal siding and brick accents and features a moderately pitched roof with composition shingles.

The proposed travel stop building is consistent with the scale and character of surrounding commercial development. The building is single-story, incorporates stucco finishes, and is designed with parking areas located between the building and adjacent streets, similar to other nearby commercial properties.

The project’s truck parking area is located behind the proposed building and is set back approximately 500 feet from the SR 36 frontage and approximately 200 feet from the extension of Skyline Road. As conditioned, landscaping consisting of trees and shrubs will be installed to filter and soften views of parking areas from public vantage points.

Based on the building design, scale, and site layout, the architectural and overall appearance of the project is compatible with the existing and planned commercial character of the surrounding area.

The Project Site is located at the southern edge of the City along SR-36 and is surrounded primarily by vacant land and commercial development north of the Susan River. The proposed building design, scale, materials, and site layout are consistent with nearby commercial development and will be visually compatible with the surrounding area.

2. The use will not be detrimental to the orderly and harmonious development of the city.

The proposed travel stop is located on a vacant parcel at the southern edge of the City along SR 36 at an existing signalized intersection. The project includes extension of Skyline Road westward along the southern edge of the site to provide safe access to the development.

The project design includes separate access driveways for passenger vehicles and trucks, allowing for safe and efficient circulation within the site while minimizing conflicts between vehicle types. Locating the travel stop at the edge of the city along a state highway allows trucks to access the facility without traveling through the core of the community.

The project will provide fuel, food services, and parking accommodations for travelers and commercial truck drivers, which represent services that are currently limited in the Susanville area. The location and design of the project therefore support orderly development along the SR 36 corridor while minimizing potential conflicts with established areas of the city.

For these reasons, the Planning Commission finds that the proposed development will not be detrimental to the orderly and harmonious development of the City.

B. Use Permit
The establishment, maintenance, or operation of the use, building, or facilities will not be detrimental to, or contrary to, the health, safety, peace, morals, comfort, and general welfare of persons residing or working in the neighborhood of the proposed use, nor will it be detrimental or injurious to property or improvements in the neighborhood or to the general welfare of the City.

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The proposed travel stop will not be detrimental to the health, safety, peace, comfort, or general welfare of persons residing or working in the vicinity due to its design, site layout, and location.

The project is designed to allow safe ingress and egress through separate truck and passenger vehicle access points from the extension of Skyline Road, which connects to SR 36 at an existing signalized intersection. This design provides safe circulation while minimizing traffic conflicts.

The site is located more than 1,000 feet from the nearest existing development at the southern edge of the city. As a result, potential impacts such as noise, lighting, or operational activity associated with truck parking and fueling operations will not adversely affect nearby residents or businesses.

As documented in the Project Environmental Impact Report (EIR), adequate public utilities including water, wastewater, electricity, telecommunications, and solid waste services are available or will be extended to serve the project. The project also includes bioretention basins for on-site stormwater treatment and storm drainage facilities designed to safely convey runoff to existing public storm drainage infrastructure. The EIR further concludes that the project will not require the construction of new fire stations, police stations, schools, parks, or other public facilities to maintain acceptable service levels. Finally, all project improvements will be constructed in compliance with applicable building, fire, and safety codes.

Based on the project design, environmental review, and the availability of public services, the Planning Commission finds that the proposed travel stop will not be detrimental to surrounding properties or to the general welfare of the City.

C. Sign Permit
Per SMC section 17.128.070 building signs shall not exceed a combined size of one-and-onehalf square feet in area for each lineal foot of building frontage. One freestanding sign not to exceed 150 square feet (75 square feet per side for a double-faced sign), 15 feet in height, and set back a minimum of 12 feet from the road right-of-way is allowed. SMC section 17.18.130(F) allows exemptions from the sign standards for sign size and height, among other criteria, subject to Planning Commission approval of a use permit.

The proposed 13,005-square foot building in which the convenience store and restaurants will be located has two street frontages with a combined frontage of approximately 269 lineal feet and a maximum allowed wall sign area of 403 square feet. The combined wall sign area of the signs on the building are approximately 347 square feet.

A 50-foot tall freestanding sign with a double-sided sign face area of 1,171 square feet (including both sides) is proposed along the SR 36 frontage. The sign would contain a total of 60 characters (letters and numerals) with one sign for each of the three businesses on the site, two fuel price signs, and a “Welcome to Susanville” sign. As proposed, the freestanding sign face area and sign height exceed the maximums allowed by over 780% and 330%, respectively. A second freestanding sign (identified in the plans as a “Street Sign”) is proposed along Skyline Road just west of the first driveway entrance. It is 25 feet tall and has a total sign face area of 406 square feet (including both sides). The sign has one sign for each business on the site and five fuel price signs. A third freestanding sign is proposed above the truck scale with a height of

21.5 feet and a sign face area of 230 square feet (including both sides). The truck scale is

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adjacent to the west side of the truck fuel dispenser canopy and would be shielded from Skyline Road by the canopy and is setback approximately 700 feet from SR 36.

Based on the USSC legibility methodology, while increased visibility distance may improve awareness of the site, it does not appear that a 50-foot-tall 1,171 sf sign is necessary to comply with USSC Guidelines. Through implementation of a condition of approval, the freestanding sign will comply with the code.

The proposed wall signs meet the sign standards of the code and with the conditions of approval, Exhibit A hereto, the proposed freestanding sign meets the exception to the sign size and height limits.

APPROVED: ________________________
Mendy Schuster, Chair
ATTEST: ________________________
Heidi Whitlock, City Clerk
The foregoing resolution was adopted at a regular meeting of the Planning Commission of the City of Susanville, held on the 15th day of April 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________
Heidi Whitlock, City Clerk

RESOLUTION 2026-XX
Exhibit A: Conditions of Approval
General Conditions of Approval

1. Plans shall be in substantial conformance with these conditions of approval, and the architectural, civil, landscaping, and sign plans approved by the City Council on April 15, 2026, except as modified by these conditions of approval.

2. This approval is granted for and contingent upon construction of the project as a whole, in a single phase, with the construction and/or installation of all features approved and required herein.

3. The applicant shall defend, indemnify, and hold harmless the City and any of its boards, commissions, agents, officials, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officials, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicant of any such claim, action, or proceeding. The City shall coordinate and cooperate with applicants in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding, and if the City chooses to do so, the applicant shall reimburse the City for reasonable attorneys’ fees incurred by the City.

4. Conditions of Approval contained herein and the Mitigation Measures of the Susanville Travel Stop Environmental Impact Report shall be printed on the second sheet of each plan set on pages of the same size as those sheets submitted for any demolition, grading or building permit for the project.

Planning Department Conditions of Approval

5. Land use entitlements approved shall only take effect after the effective date of the City Council Ordinance pre-zoning the property General Commercial Shopping (C-2) and after the annexation of the project site into the City of Susanville is final and recorded.

6. Prior to issuance of grading or building permits, the applicant shall provide an dedication in fee to the City of Susanville of the portion of the property that borders the Susan River as follows: Approximately 3,000 feet in length starting at the existing Susanville City limit line at SR-36 and extending to the northwestern property line and 20 feet wide starting at the southern top-of-bank of the Susan River.

7. The project proponent must provide a grading plan and a drainage report demonstrating that the project will not have negative impacts to the state highway and its drainage features. The report must include an analysis of the proposed retention feature (s).

8. Include 8-phase signaling for the intersection of SR/36 and Skyline Road

9. Provide a fair share contribution toward the construction of a bike path along the property frontage on State Route 36.

10.Signage shall be posted in the overnight truck parking area with “IDLING LIMITED TO 5 MIN.”

Resolution XX-2026 of the City Council of Susanville approving Architectural Site Plan Review, Use Permit, and Sign Permit for Love’s Travel Stop 2 Exhibit A

11.The site operator shall require Recreational Vehicles to plug into the site’s electrical services and the use of generators by Recreational Vehicles shall be prohibited and signage posted accordingly.

12.The Applicant shall require all project contractors to use properly maintained mufflers on construction vehicles to meet EPA standards established under the Federal Noise Control Act of 1972 for new equipment.

13.During construction, stationary construction equipment, such as compressors, shall be placed as far as possible from the residential areas to the south.

14.Prior to issuance of building permits, the applicant shall submit elevation drawings for the trash enclosure demonstrating compliance with SMC Section 17.36.050(J).

15.Enclosures around the above ground diesel storage tanks and around the water booster pump shall be subject to review and approval by the City to ensure they are architecturally consistent with the convenience store building.

16.One loading space meeting the requirements of SMC Section 17.100.120 (minimum 12 feet by 30 feet) shall be provided.

17.All plant material and signage within a 30 foot triangle at the intersection of streets, and a 15 foot triangle at the intersection of driveways and streets, shall be no more than two feet in height above the curb level, except for trees which are trimmed so that no branches extend lower than six feet above the curb.

18.To comply with the tree requirement along SR 36 frontage, the landscape plan shall be revised to include one tree for every 30 feet of street frontage planted within 110 feet of the right-of-way and along the northern boundary of the developed area and freestanding sign access road.

19.One shrub per 25 square feet of the required 10-foot planting area shall be provided along both the SR 36 and Skyline Road frontages and along the northern boundary of the developed area and freestanding sign access road. Grass may be substituted for shrubs at the applicant’s discretion.

20.Living plant material shall be added to landscaped areas surrounding the parking areas to demonstrate that at least 50 percent of the required landscape area will consist of living plant material at maturity.

21.The site operator and property owner are responsible for ensuring all landscaping is kept clean and free of trash and debris and kept in healthy condition and consistent with the landscaped design in the final approved plans.

22.Rooftop mechanical equipment shall be fully screened from public view.

23.Prior to issuance of a building permit, the applicant shall provide a final plan set showing all proposed exterior lighting specifications. All exterior lighting shall have full cutoff fixtures and shielding of the light source in compliance with glare and spillover standards. Where feasible, the height of lighting shall be reduced below the 43’ and 33’ heights proposed.

24.The applicant shall provide an analysis of the minimal sign height and size necessary for legibility of the freestanding sign along SR 36 and along Skyline Road using the methodology provided in the US Sign Council guidelines and reduce the height and size of the signs accordingly.

25. To provide safe sight distance at the driveways and intersection of SR 36 and Skyline Road, all plant material and signs within a 30 foot triangle at the intersection of SR 36 and Skyline Road, and a 15 foot triangle at the intersection of both driveways and

Resolution XX-2026 of the City Council of Susanville approving Architectural Site Plan Review, Use Permit, and Sign Permit for Love’s Travel Stop 3 Exhibit A
Skyline Road, shall be no more than two feet in height above the curb level, except for trees which are trimmed so that no branches extend lower than six feet above the curb.

26.The project applicant/operator and property owner shall implement all mitigation measures in the Mitigation, Monitoring, and Reporting Program certified as part of the environmental impact report certified by the City Council on April 15, 2026.

27.Prior to issuance of a certificate of occupancy, security surveillance video cameras shall be installed and maintained in good working order to provide coverage on a 24- hour basis of all internal areas and building entrances. The security surveillance cameras shall be oriented in a manner that provides clear and certain identification of all individuals within those areas. Cameras shall remain active at all times and shall be capable of operating under any lighting condition. Security video must use standard industry format to support criminal investigations and shall be maintained for 60 days.

Public Works Conditions of Approval

28.Project drainage shall be designed after consultation with City staff to determine the scope and appropriate methodology depending on site characteristics. Surface flow, storm drains, or a combination may be required; detention and/or retention provisions may be required, including storm water treatment may be required.

29.All parking surfaces, driveways, and access routes must be paved with asphalt concrete, or Portland cement concrete. The surface must be constructed to support anticipated vehicle loads in conformance with relevant engineering standards. All parking spaces must be clearly defined with durable white or yellow traffic paint.

Directional arrows, stop lines, crosswalks, and fire lanes must be clearly marked and maintained to ensure safe traffic flow.

30.The paved parking area must be properly graded and equipped with appropriate drainage infrastructure (e.g., catch basins, bioswales, or retention areas) to manage stormwater runoff on-site. Runoff shall not be directed onto adjacent private properties or public rights-of-way in a manner that creates a nuisance or hazard.

31.The property owner or operator shall maintain the paved parking areas in good condition in perpetuity. This includes, but is not limited to, promptly repairing potholes, sealing cracks, sweeping debris, and restriping faded lines to ensure ongoing safety and clear delineation of spaces.

32.Prior to the issuance of a Certificate of Occupancy or final building inspection, the applicant shall install approved backflow prevention assemblies on all domestic, commercial, and irrigation water service lines as required by the Director of Public Works and in accordance with the City’s Cross Connection Control Plan.

33.The property owner shall be responsible for the perpetual maintenance of the backflow prevention devices. The devices must be tested annually by a certified tester, and passing test reports must be submitted to the City Public Works Department annually by the required deadline.

34.Prior to issuance of a Certificate of Occupancy, the property owner/applicant shall construct to City standards and dedicate, to the City, the road and right-of-way corridor of adequate with and length to encompass that portion of Skyline Rd. South (including a future Class 1 bicycle lane) that is needed to access the owner/applicant’s property.

Resolution XX-2026 of the City Council of Susanville approving Architectural Site Plan Review, Use Permit, and Sign Permit for Love’s Travel Stop 4 Exhibit A
Other Department Conditions of Approval

35.Fire apparatus access roads shall have an unobstructed width and vertical clearance as provided by the City Public Safety Chief or Fire Chief.

36.Dead end fire access roads shall have an approved turnaround area (e.g. hammer head or cul-de-sac). The inside and outside turning radii of all access roads and turnarounds shall meet the minimum dimensions established by the City Public Safety Chief or Fire Chief.

37.Fire lane shall be marked with red curbing and/or approved “NO PARKING – FIRE LANE” signage. Markings must be maintained in good condition in perpetuity by property owner.

38.Fire Hydrant spacing and locations must conform to Fire Department standards.

39.The owner/applicant shall design and installed minimum fire flows for the facility in accordance with the California Fire Code, local ordinances, and then National Fire Protection Association. Subject to the approval of the City Public Safety Chief or Fire Chief.

40.Pursuant to SMC Section 15.04.090 Fire Protection Systems automatic sprinkler systems shall be installed unless otherwise approved by the City’s Public Safety Chief or Fire Chief in accordance with subsection C.

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FINDINGS AND FACTS IN SUPPORT OF FINDINGS
Susanville Travel Stop Project
Prepared for:

City of Susanville
April 2026

FINDINGS AND FACTS IN SUPPORT OF FINDINGS
Susanville Travel Stop Project
Prepared for:

City of Susanville
66 N. Lassen Street
Susanville, CA 96130
Contact:

Mr. Dan Newton
City Manager
66 North Lassen Street
Susanville, CA 96130
Office: (530) 252-5106
Fax: (530) 252-5109
Prepared by:

Ascent
455 Capitol Mall, Suite 300
Sacramento, CA 95814
Contact:

Eric Ruby
Project Director
619.489.5676
April 2026
20240127.03

Susanville Travel Stop Project
Findings and Facts in Support of Findings i

TABLE OF CONTENTS
Section Page
1 INTRODUCTION ................................................................................................................................................................................1-1 2 PROJECT DESCRIPTION ................................................................................................................................................................2-3

2.1 Project Narrative .............................................................................................................................................................2-3

2.2 Project Objectives ...............................................................................................................................................................2 3 ENVIRONMENTAL REVIEW PROCESS ..........................................................................................................................................3

3.1 Notice of Preparation ........................................................................................................................................................3

3.2 Draft Environmental Impact Report..............................................................................................................................3

3.3 Final Environmental Impact Report...............................................................................................................................4

3.4 Certification of the Final Environmental Impact Report.........................................................................................4 4 RECORD OF PROCEDINGS ...............................................................................................................................................................5 5 LESS THAN SIGNIFICANT IMPACTS OR NO IMPACTS ............................................................................................................6 6 POTENTIALLY SIGNIFICANT ENVIRONMENTAL IMPACTS DETERMINED TO BE MITIGATED TO A LESS THAN SIGNIFICANT LEVEL .....................................................................................................................................................7

6.1 Biological Resources ..........................................................................................................................................................7

6.2 Cultural Resources ............................................................................................................................................................15

6.3 Geology and Soils .............................................................................................................................................................17

6.4 Tribal Cultural Resources ................................................................................................................................................19 7 POTENTIALLY SIGNIFICANT ENVIRONMENTAL IMPACTS DETERMINED TO BE SIGNIFICANT AND UNAVOIDABLE ...................................................................................................................................................................................20 8 PROJECT ALTERNATIVES ................................................................................................................................................................20

8.1 Legal Principles Governing the Analysis and Ultimate Selection or Rejection of Alternatives ................20

8.2 Alternatives considered in the EIR ...............................................................................................................................21

Susanville Travel Stop Project
ii Findings and Facts in Support of Findings

LIST OF ABBREVIATIONS
ADA Americans with Disabilities Act
Caltrans California Department of Transportation
CARB California Air Resources Board
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CSA California Endangered Species Act
CNPS California Native Plant Society
CWA Clean Water Act
Draft EIR Draft Environmental Impact Report
EIR Environmental Impact Report
Final EIR Final Environmental Impact Report
LAFCO Local Agency Formation Commission
LED Light Emitting Diode
LSAA Lake and Streambed Alteration Agreement
MBTA Migratory Bird Treaty Act
MMRP Mitigation Monitoring and Reporting Program
MOU Memorandum of Understanding
NAHC Native American Heritage Commission
NOP Notice of Preparation
PRC Public Resources Code
RV Recreational Vehicle
RWQCB Regional Water Quality Control Board
SCH State Clearinghouse
SF Square Foot
SHPO State Historic Preservation Officer
SR State Route
STAA Surface Transportation Assistance Act
SVP Society of Vertebrate Paleontology
SWPPP Stormwater Pollution Prevention Plan
SWRCB State Water Resources Control Board
UCMP University of California Museum of Paleontology
USACE US Army Corps of Engineers
USSC United States Sign Council
VMT Vehicle Miles Traveled

Susanville Travel Stop Project
Findings and Facts in Support of Findings 1-1
1 INTRODUCTION
Public Resources Code (PRC) section 21002 provides that “public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects[.]” This statutory command is known as the “substantive mandate” of the California Environmental Quality Act (CEQA) (PRC, Section 21000 et seq.). (See Mountain Lion Foundation v. Fish & Game Commission (1997) 16 Cal.4th 105, 134 (Mountain Lion Foundation).) Public Resource Code section 21002 also states that the procedures required by CEQA “are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects.” This substantive mandate of CEQA is effectuated through the requirements that (i) Environmental Impact Reports (EIRs) include mitigation measures and alternatives that would substantially lessen or avoid significant environmental effects, and (ii) at the time of project approval, agency decisionmakers adopt what are commonly called “CEQA Findings,” which describe the disposition of all significant effects identified in EIRs. Public Resources Code section 21081, subdivision (a) is the statutory provision that requires such findings. The parallel section in the CEQA Guidelines (Guidelines) is section 15091.1
The Final EIR (which includes the Draft EIR, all comments received on the Draft EIR, Responses to Comments, and Revisions to the Draft EIR) for the Susanville Travel Stop Project (project) satisfies the first of these two requirements.

Through the CEQA Findings set forth below, the Planning Commission of City of Susanville (City) satisfies the second requirement. “[T]he purpose of the statutory requirement for findings is to ensure that the decision making agency actually considers alternatives and mitigation measures.” (Resource Defense Fund v. Local Agency Formation Commission of Santa Cruz County (1987) 191 Cal.App.3d 886, 896.) “The requirement ensures there is evidence of the public agency’s actual consideration of alternatives and mitigation measures, and reveals to citizens the analytical process by which the public agency arrived at its decision.” (Mountain Lion Foundation, supra, 16 Cal. 4th at p. 134.) “Under CEQA, the public agency bears the burden of affirmatively demonstrating that, notwithstanding a project’s impact on the environment, the agency’s approval of the proposed project followed meaningful consideration of alternatives and mitigation measures.” (Ibid.)
Section 15091 of the Guidelines provides that no public agency shall approve or carry out a project for which an EIR has been certified that identifies one or more significant effects on the environment caused by the project unless the public agency makes one or more of the following findings:
 Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effects identified in the EIR.  Such changes or alterations are within the responsibility of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.
 Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the EIR.2
CEQA does not define the terms “avoid” or “substantially lessen” as used in section 15091. The City therefore gleans the meaning of these terms from the other context in which the terms are used. Public Resources Code section 21081, on which CEQA Guidelines section 15091 is based, uses the term “mitigate” rather than “substantially lessen.” The CEQA Guidelines therefore equate “mitigating'' with “substantially lessening.” Such an understanding of the statutory term is consistent with the policies underlying CEQA, which, as noted above, include the policy that “public agencies 1 The Guidelines are found in 14 Cal. Code Regs. § 15000, et seq. 2 See also Cal. Pub. Res. Code § 21081.

Project Description Ascent
Susanville Travel Stop Project
1-2 Findings and Facts in Support of Findings
should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects.” (Pub. Resources Code section 21002.)
For purposes of these findings, the term “avoid” refers to the effectiveness of one or more mitigation measures to reduce an otherwise significant effect to a less-than-significant level. In contrast, the term “substantially lessen” refers to the effectiveness of such measure or measures to substantially reduce the severity of a significant effect, but not to reduce that effect to a less-than-significant level. These interpretations appear to be mandated by the holding in Laurel Hills Homeowners Assn. v. City Council (1978) 83 Cal.App.3d 515, 519-521 (Laurel Hills), in which the Court of Appeal held that an agency had satisfied its obligation to substantially lessen or avoid significant effects by adopting numerous mitigation measures, not all of which rendered the significant impacts in question to less than significant.

Although CEQA Guidelines section 15091 requires only that approving agencies specify that a particular significant effect is “avoid(ed) or substantially lessen(ed),” these findings, for purposes of clarity, in each case will specify whether the effect in question has been reduced to a less-than-significant level, or has simply been substantially lessened but remains significant.

With respect to a project for which significant impacts are not avoided or substantially lessened, a public agency decision-maker, after adopting proper findings, may nevertheless approve the project if the agency first adopts a statement of overriding considerations setting forth the specific reasons why the agency decision-maker found that the project's “benefits” outweigh its “unavoidable adverse environmental effects” and on that basis consider the adverse environmental effects acceptable'' under CEQA (CEQA Guidelines sections 15093 and 15043(d). See also Pub.

Resources Code section 21080(b).) The California Supreme Court has stated, “(t)he wisdom of approving [any] development project, a delicate task which requires a balancing of interests, is necessarily left to the sound discretion of the local officials and their constituents who are responsible for such decisions. The law as we interpret and apply it simply requires that those decisions be informed, and therefore, balanced.” (Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 576.). However, the project does not include significant impacts that cannot be mitigated to a less-than-significant level.

Pursuant to these requirements, the Planning Commission, as the decision-making body for the City, hereby makes the following environmental findings in connection with the Project, as more fully described in the Final Environmental Impact Report (Final EIR) dated April 2026 (SCH No. 2025011078).

Ascent Project Description
Susanville Travel Stop Project
Findings and Facts in Support of Findings 1-3
2 PROJECT DESCRIPTION

2.1 PROJECT NARRATIVE
The proposed project includes annexation of a 79.6 acre parcel and development of a travel stop, which would provide professional truck drivers and motorists with 24-hour access to purchase gasoline, diesel, propane, electronics, snacks, travel items, and two fast-food restaurants, one with drive-thru. A dog park, RV dump station, bioretention basins, truck, RV and automobile parking areas and landscaping/lighting are also proposed, along with a 10-space overnight RV park. Finish grading for the entire project site would be balanced onsite. The complete project site is shown in Figure 2-2. The site plan is shown on Figure 2-3 and project elevations and floor plans are shown on Figure 2-4 and Figure 2-5 respectively. Table 2-1 provides a summary of the proposed uses.

Project characteristics and design features are listed below and summarized in the following sections:
 a 12-position passenger vehicle fueling station;
 a 4-position truck fueling station;
 a combined 13,005-square foot (SF) convenience
store and two fast-food options, approximately 25 ft
in height; 7,943 SF would be convenience store, the
smaller of the two fast food options would be 1,588
SF with 3,474 SF for the fast-food restaurant with
drive-thru;
 a 5,000 SF dog park;
 a truck scale;
 an RV dump station;
 a 1,000-gallon propane tank;
 a 30,000-gallon below ground gasoline storage tank,
including fuel delivery parking;
 four 12,000-gallon above-ground diesel storage tanks
for truck fueling, including fuel delivery parking;
 a 20,000 two-compartment below ground split tank
with 12,000 gallons of diesel for automobiles and
8,000 of premium unleaded for automobiles;
 a 20,000-gallon below ground diesel exhaust fluid
storage tank;
 70 standard truck parking spaces (all available for
overnight parking), 53 automobile parking spaces, five
RV parking spaces, three electric vehicle (EV) charging station spaces, three accessible parking spaces and 10
overnight RV parking spaces with full hookups (power,
water, and sewer);
 on site lighting, consisting of high-mast LED fixtures and LED canopy lighting - 43’ in truck areas and 33’ in auto areas;
 high-rise sign (75 ft in height), and other directional signage;
 bicycle rack and bicycle parking (8 short term spaces and 2 long term spaces);
 trash compactor, recycling and grease collection bins;  landscaping, hardscaping, pavement, and fencing;
 one 200,000-gallon fire water supply storage tank and associated booster pump;
 four stormwater bioretention basins between - 6,272
SF and 86,247 SF;
 rooftop solar panels and other sustainability features; and
 utility extensions for gas, water and sewer.

Susanville Travel Stop Project
Findings and Facts in Support of Findings 1
Table 2-1 Summary of Proposed Land Uses
Building/Use Square Feet
Convenience Store 7,943
Fast-Food Counter 1,588
Fast-Food Restaurant (w/drive-through) 3,474
Dog Park 5,000
Landscaping area 142,650
Extension of Skyline Road (additional paved area) 77,805 Parking Number of Spaces
EV Parking/Charging 3
Total Auto Parking (including 4 Accessible spaces) 53
RV Parking 5
Overnight RV Parking 10
Standard Truck Parking 70
Total 141
Source: Lane Engineers, Inc. 2024; adapted by Ascent 2024.

The project would include a 7,943-SF convenience store, one 1,588-SF fast-food option and another 3,474-SF fastfood restaurant with an external drive-through window. The convenience store and fast-food restaurants would occupy the same building, which would be located between the automobile and truck fueling stations and would be in the central portion of the project site. The area north and east of the building would include automobile parking, with overnight RV parking to the very north; and the western and southwestern portions of the project site would consist of parking spaces for trucks. The auto fueling bays and diesel fueling bays would be accessible by separate entry points and physically separated by the building housing the fast-food restaurant and convenience store.

Underground gasoline storage tanks would be in the northwest corner of the project site and would consist of a 30,000-gallon tank for unleaded fuel, a 20,000-gallon split tank with 12,000 gallons of diesel for automobiles and 8,000 of premium unleaded for automobiles, and a 20,000-gallon diesel exhaust fluid tank for diesel exhaust fluid.

Above-ground diesel storage tanks would be located in the same portion of the site and consist of four 12,000-gallon tanks to hold diesel.

Truck and automobile fueling bays would be covered by a canopy and would have a hydrologically isolated drainage system that discharges to an oil/water separator. The four above-ground storage tanks would include a concrete containment curb that would catch and retain fuel in the event of a fuel spill.

The proposed four stormwater bioretention basins would collect surface runoff from the project site (see Figure 2-3).

Bioretention systems are designed to function in a manner similar to the physical, chemical, and biological processes in the natural environment. These systems capture runoff, promote infiltration and evapotranspiration, recharge groundwater, and remove nutrients, sediment, and heavy metals carried in stormwater.

Landscaping would cover approximately 142,650 SF (23 percent) of the 14.15-acre project site. Landscaping would include native plants, xeriscaping, or other drought resistant plants, consistent with the Landscaping Regulations included in Chapter 17.96.040 of the City of Susanville Code of Ordinances. The landscape plan is shown in Figure 2-6.

The project would provide a total of 141 parking spaces, split into 70 standard truck parking spaces, 53 automobile parking spaces, five RV parking spaces, three EV charging station spaces, and 10 overnight RV parking spaces; four of the automobile spaces would be accessible per the requirements of the Americans with Disabilities Act (ADA).

Overnight truck parking would be available in all truck spaces; however, idling of trucks would be limited to no more than five minutes, consistent with California Air Resources Board (CARB) requirements.

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With regard to the high-rise sign, due to the nature of the development (a truck stop serving large semi-trucks), it is imperative that adequate visibility is achieved at a safe distance which allows truck drivers to plan their maneuver and exit SR 36 to turn into the site. Information contained in United States Sign Council (USSC) guidance notes that at 50 miles per hour, the rate at which the viewing distance decreases is 88 feet per second (USSC Foundation 2015).

Because of this rapidly decreasing window of viewing opportunity, roadside sign design, and its height, is critical to traffic safety. Driving northbound on SR 36 from Johnstonville, the speed limit is 55 mph until approximately 500 ft from the SR 36/Skyline Road intersection and is 50 mph southbound on SR 36 from Susanville, thus at those speeds it is critical the sign is of sufficient height to allow safe vehicle maneuvering. As such, the project applicant is seeking a Conditional Use Permit for the 75 ft sign height.

In terms of sustainability features, the project’s building energy-efficient features would include, but would not be limited to, water-efficient landscape design, high-efficiency plumbing fixtures and weather-based controller and drip irrigation systems to promote a reduction of indoor and outdoor water use. The project would include solar panels which would be installed in accordance with the California Energy Code requirements and would produce an estimated 51,000 kWh/year, along with the three EV charging spaces mentioned previously, which would be provided in accordance with the CALGreen code. The project would provide bicycle facilities that would meet or exceed the respective CALGreen code.

2.2 PROJECT OBJECTIVES
Consistent with CEQA Guidelines Section 15124(b), a clear statement of the objectives and underlying purpose of the project shall be disclosed in the Draft EIR. The underlying purpose of the project is to develop a regional travel stop and related commercial land uses on Regional Commercial (C-R)-designated land within unincorporated Lassen County on land that will be annexed into the City of Susanville via an annexation application processed by the Lassen County Local Agency Formation Commission (LAFCO). This underlying purpose, in turn, gives rise to the following project objectives:
 Create a high-quality travel stop commercial development along SR 36, a designated Surface Transportation Assistance Act (STAA) route.3
 Develop a property of sufficient size to create a regional travel stop that would accommodate a truck and auto fuel dispensing area, convenience store, two fast-food restaurants, dog park, truck parking and overnight RV parking.  Construct a travel stop facility near a major highway to minimize truck and automobile movements, Vehicle Miles Traveled (VMT), and associated air pollutant and greenhouse gas emissions and traffic noise on local streets.  Assist the City of Susanville with meeting its economic development goals, as set forth in its General Plan.  Maximize tax revenue to the City of Susanville.
 Provide employment opportunities for residents of the City of Susanville and surrounding areas.  Construct a facility that can be served by municipal water and sewer to support planned operations.  Include signage visible to oncoming truck and automobile drivers along State Route 36 and Skyline Road at sufficient distances to allow the drivers to safely make their way to points of access to the project site.  Provide a travel stop facility of sufficient size to capture overflow overnight truck parking.

3 STAA routes are those that trucks that are longer than ‘CA legal’ are allowed to travel on.

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3 ENVIRONMENTAL REVIEW PROCESS

3.1 NOTICE OF PREPARATION
On February 3, 2025, in accordance with Section 15082 of the CEQA Guidelines, the City circulated a Notice of Preparation (NOP) for the project to responsible agencies, interested parties, and organizations, as well as private organizations and individuals that may have an interest in the project. The purpose of the NOP was to provide notification that an EIR for was being prepared for the project and to solicit input on the scope and content of the environmental document.

The City received nine comment letters in response to the NOP. The NOP and comment letters are included in Appendix A of the Draft EIR. Key concerns and issues that were expressed during the scoping process included the following:
 Native American Heritage Commission (NAHC). The letter provides a summary of tribal consultation requirements pursuant to Assembly Bill 52 and Senate Bill 18 and NAHC’s recommendations for conducting cultural resources assessments.
 Private citizen. This letter supports the project and considers the positive safety and economic impact.  Private citizen. This letter supports the project and considers the positive economic impact.  Private citizen. This letter supports the project and recommends Electric Charging Stations be considered in the project design.
 Private citizen. This letter supports the project and considers the positive job opportunities.  California Department of Fish and Wildlife (CDFW). The letter from CDFW offers recommendations to assist the City in adequately identifying, avoiding, minimizing and/or mitigating the Project’s significant, or potentially significant, direct, and indirect impacts on biological resources.  Private citizen. This letter recommends consideration of water quality and land classification.  California Department of Transportation (Caltrans). The letter mentions that a flood study will not be necessary upon further analysis of the floodplain. Additionally, should the City qualify for the Rainfall Erosivity Waiver, the City would not need to implement a Stormwater Pollution Prevention Plan (SWPPP).  County of Lassen. The letter mentions that the proposed use is not allowed by right or use permit in the subject zoning district, and would therefore require a rezone, General Plan amendment, and a use permit.

Furthermore, due to the fact the project site is in a scenic highway corridor, aesthetics should be discussed in the EIR, despite that it was previously scoped out in the Initial Study.

These issues were addressed in the Draft EIR and any impacts related to these issues are either identified as less than significant, or less than significant after mitigation.

3.2 DRAFT ENVIRONMENTAL IMPACT REPORT
On December 17, 2025, the City released the Draft EIR for a 45-day public review and comment period. The Draft EIR was submitted to the State Clearinghouse for distribution to reviewing agencies; posted on the City’s website (https://www.cityofsusanville.gov/326/Susanville-Travel-Stop-Draft-EIR) and its facebook.com page (https://www.facebook.com/cityofsusanville/posts/notice-of-availability-for-a-draft-environmental-impact-report-forthe-susanvill/1302880775212767); and was made available for review at the following location:
- City of Susanville, City Hall, 66 N Lassen Street, Susanville, CA 96130

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A notice of availability of the Draft EIR was published in the Intermountain newspaper on December 17 and 24, 2025 and distributed by the City via email to the Lassen County LAFCO, Lassen County, and those commenters/interested parties who commented on the NOP.

3.3 FINAL ENVIRONMENTAL IMPACT REPORT
The City released the Final EIR on April 3, 2026. The Final EIR includes comments received related to the Draft EIR, responses to environmental issues raised in the comments, revisions to the text of the Draft EIR as necessary for clarification, and the mitigation monitoring and reporting program.

3.4 CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT
REPORT
Prior to certifying the Final EIR, the Planning Commission will hold a public hearing on the project and Final EIR. At the conclusion of the hearing, the Planning Commission, should it choose to do so, will adopt resolutions (1) certifying of the Final EIR as adequate and complete and (2) approving the project. To support such approval, the Planning Commission will adopt the following findings of fact (the “Findings”). These Findings contain the City's written analysis and conclusions regarding the project's environmental effects, mitigation measures, and alternatives to the project. These Findings are based upon the entire record of proceedings for the Final EIR, as described in Section 4 below.

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4 RECORD OF PROCEDINGS
In accordance with Public Resources Code section 21167.6, subdivision (e), the record of proceedings for the City’s decision on the project include the following documents:
 The NOP dated February 3, 2025, and all other public notices issued by the City in conjunction with the project, including the Notices of Completion and Availability providing notice that the Draft EIR had been completed and was available for public review and comment;
 All comments submitted during the comment period on the NOP;  The Draft EIR for the project, including the technical appendices;  All comments submitted during the comment period on the Draft EIR;  All comments and correspondence submitted to the City with respect to the project, in addition to timely comments on the Draft EIR;
 The Final EIR for the project, including comments received on the Draft EIR, responses to those comments, revisions to the Draft EIR and appendices;
 All documents cited or referenced in the Draft and Final EIRs and either made available to the public during the public review period or included in the City’s files on the project;  All internal City communications, including staff notes and memoranda related to the project or to compliance with CEQA;
 The Mitigation Monitoring and Reporting Program (MMRP) for the project;  All findings and resolutions adopted by the City in connection with the project, and all documents cited or referred to therein;
 All reports, studies, memoranda, maps, staff reports, or other planning documents in the City’s possession relating to the project prepared by the City, consultants to the City, and responsible or trustee agencies with respect to the City’s compliance with the requirements of CEQA and with respect to the City’s actions on project;  All documents submitted to the City by other public agencies or members of the public in connection with the project, through the close of the public hearing on April 15, 2026;  Any minutes and/or verbatim transcripts of all information sessions, public meetings, and public hearings held by the City in connection with the project;
 Any documentary or other evidence submitted to the City at such information sessions, public meetings, and public hearings;
 Portions of the City’s General Plan and Zoning Code relevant to the project;  Provisions of the City’s Zoning Code cited in materials prepared by or submitted to the City;  Any and all resolutions adopted by the City regarding the project, and all staff reports, analyses, and summaries related to the adoption of those resolutions;
 Any documents expressly cited in these findings, in addition to those cited above; and  Any other materials required to be in the record of proceedings by Public Resources Code section 21167.6, subdivision (e) and any other applicable law.

The documents constituting the record of proceedings are available for review by responsible agencies and interested members of the public normal business hours at the City of Susanville, located at City Hall, 66 N Lassen Street. Susanville, CA 96130. The custodian of these documents is City Manager, Dan Newton.

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5 FINDINGS REGARDING INDEPENDENT REVIEW AND

JUDGMENT
As required by CEQA, the Final EIR (which includes the Draft EIR) was prepared under contract with the City (PRC, Section 21082.1; Guidelines Section 15084) and City staff and consultants were directly involved in the review and preparation of the Draft EIR and the Final EIR and these CEQA Findings of Fact. City staff and consultants have reviewed and commented on administrative drafts prior to publication and circulation, and the Draft EIR, Final EIR, and these CEQA Findings of Fact represent the independent judgment and analysis of the City.

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6 FINDINGS REGARDING REVISIONS TO THE EIR AND

RECIRCULATION
CEQA Guidelines Section 15088.5 requires a lead agency to recirculate an EIR when “significant new information” is added to the EIR after the lead agency gives public notice of the availability of the Draft EIR but before certification. “Information” may include project changes, changes to the environmental setting, or additional data or other information. The Guidelines do not consider new information to be significant unless the lead agency changes the EIR in a way that deprives the public of a meaningful opportunity to comment on a substantial adverse environmental effect or a feasible way to mitigate the impact that the agency or project proponent has declined to implement.

Section 15088.5 states “significant new information” requiring recirculation may include:
(1) A new significant environmental impact that had not previously been disclosed in the Draft EIR would result from the project or from a new mitigation measure; (2) A substantial increase in the severity of an environmental impact that had already been identified unless mitigation measures would be adopted to reduce the impact to a level of insignificance; (3) A feasible project alternative or mitigation measure would considerably lessen the significant environmental impacts of the project, but the proponents will not adopt it; or (4) The Draft EIR was so inadequate and conclusory that meaningful public review and comment were precluded.

Recirculation is not required if new information added to the EIR only clarifies or makes minor modifications to an otherwise adequate EIR.

In response to comments from the public and other public agencies on the Draft EIR, the City has incorporated minor changes into the Final EIR, which are described in Chapter 3, “Revisions to the Draft EIR” of the Final EIR. Minor changes are incorporated in the following chapters and appendices: Chapter 1, “Executive Summary”, Chapter 3, “Environmental Impact Analysis”, and Appendix I, “Transportation Impact Analysis.” Changes to Chapter 1, “Executive Summary”, include revisions to Table ES-1, “Summary of Impacts and Mitigation Measures” to reflect revisions to Mitigation Measures 3.3-2a, 3.3-2b, and 3.3-3, made in response to comments on the Draft EIR.

Changes to Chapter 3, “Environmental Impact Analysis”, include revisions to Section 3.3, “Biological Resources”, to reflect revisions to Mitigation Measures 3.3-2a, 3.3-2b, and 3.3-3, made in response to comments on the Draft EIR.

Changes to Appendix I, “Transportation Impact Analysis”, include revisions to the description of Caltrans’ preference for Alternative 2 regarding geometric/signal phasing on page 36, the addition of the Final Technical Paper: Love’s Trip Generation and Travel Characteristics Study, (GHD 2018) within Appendix B to Appendix I, revisions to the labeling of intersections on page 47, and to include information on traffic counts within Appendix A to Appendix I, all in response to comments on the Draft EIR.

Findings: The Planning Commission finds that recirculation of the Draft EIR is not required: (1) because the new information added to the EIR merely clarifies, amplifies, or makes insignificant modifications in an adequate EIR (CEQA Guidelines Section 15088.5[b]); and (2) because no “substantial adverse” impact would result from any of the revisions to the portions of the Draft EIR that were not recirculated (CEQA Guidelines Section 15088.5[e]). No new significant environmental impacts were identified and disclosed in the Final EIR that were not identified and disclosed in the Draft EIR. There was no substantial increase in the severity of an environmental impact as reported in the Draft EIR. No project alternative or mitigation measure that would considerably lessen the significant environmental impacts of the project was deleted from the Final EIR or rejected. Changes to mitigation measures were to provide specificity regarding regulatory requirements and will be adopted by Project proponents. Thus, recirculation is not necessary as the changes do not constitute significant new information under CEQA.

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7 LESS THAN SIGNIFICANT IMPACTS OR NO IMPACTS
The Final EIR (April 3, 2026) determined that the project would result in less-than-significant impacts or no impacts to the following specific areas:
 Aesthetics (Impacts 3.1-1 and 3.1-2)
 Air Quality (Impacts 3.2-1, 3.2-2, and 3.2-3)
 Biological Resources (Impacts 3.3-1)
 Energy (Impact 3.5-1)
 Greenhouse Gas Emissions and Climate Change (Impact 3.7-1)  Noise and Vibration (Impacts 3.8-1, 3.8-2, 3.8-3, and 3.8-4)  Transportation (Impacts 3.9-1 and 3.9-2)
 Utilities and Service Systems (Impacts 3.10-1)

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8 POTENTIALLY SIGNIFICANT ENVIRONMENTAL IMPACTS

DETERMINED TO BE MITIGATED TO A

LESS THAN SIGNIFICANT LEVEL
The Final EIR (April 3, 2026) identified the potential for the project to cause significant environmental impacts in the specific areas of archaeological, and tribal cultural resources; biological resources; and paleontological resources. The Planning Commission finds that the significant or potentially significant impacts from the project can be reduced to a less-than-significant level through mitigation.

The City’s analyses with respect to the project's significant impacts and mitigation measures are set forth in detail in the Final EIR. Through these Findings, the Planning Commission ratifies, adopts, and incorporates the analyses, explanations, findings, responses to comments, and conclusions of the Final EIR, except as may be specifically described in these Findings. The City further adopts the mitigation measures in the Mitigation Monitoring and Reporting Program (“MMRP”) and, as set forth in the Findings below, incorporates them into the Project.

8.1 BIOLOGICAL RESOURCES
Impact 3.3-2: Have a Substantial Adverse Effect on Special-Status Wildlife Species, Native Raptors, and Other Native Nesting Birds
Eleven special-status wildlife species were determined to have potential to occur on or adjacent to the project site in areas that may be directly or indirectly affected by project activities based on desktop review. Project activities (i.e., vegetation clearing, ground disturbance, staging, heavy equipment use) could result in direct loss of special-status wildlife species, loss of or disturbance to nests or dens, or disturbance leading to abandonment of active nests or dens and mortality of dependent young. This would be a potentially significant impact.

Findings
As stated in the Biological Technical Report, initially, 11 special-status wildlife species were determined to have potential to occur on or adjacent to the project site in areas that may be directly or indirectly affected by project activities: western bumble bee, Lahontan mountain sucker, northwestern pond turtle, bald eagle, loggerhead shrike, northern harrier, Swainson’s hawk, tricolored blackbird, yellow warbler, bank swallow, and pallid bat (see Table 3.3-3 of the Draft EIR). Bank swallow, a special-status bird species listed as threatened under CESA is also known nest on the near vertical banks of the Susan River within the study area. In addition to special-status birds, native birds and raptors protected by California Fish and Game Code and the federal MBTA may also nest on or near the project site.

Although no project activities are planned in the Susan River corridor, noise, vibration, and visual stimuli created by project activities in the vicinity of bank swallow or tricolored blackbird nesting colonies could agitate parent birds, interrupting essential behaviors such as breeding, feeding, or brooding, resulting in loss of reproduction or nest failure, or could ultimately cause them to abandon their nests altogether resulting in death of chicks that have already hatched. Additionally, long-term operation of the travel stop could cause bank swallows and tricolored blackbirds to permanently abandon active nest sites near the project site, if any, which could ultimately lead to take. However, as identified in the 2025 Special-Status Bird Surveys Memo (contained within the Biological Technical Report, Appendix D of the Draft EIR), no bank swallows or tricolored blackbirds were observed within the project boundaries during the 2025 nesting bird surveys and these species are not expected to occur in the study area. As a result, the project is not expected to have impacts on these three species. Swainson’s hawks may forage on the project site; however, the project site does not contain trees suitable for nesting Swainson’s hawks, and no Swainson’s hawk nests were observed in the 0.5-milestudy area buffer during the 2025 nesting bird surveys.

In addition to special-status birds, native birds and raptors protected by California Fish and Game Code and the federal MBTA may also nest on or near the project site. Project activities (i.e., vegetation clearing, ground disturbance,

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staging, heavy equipment use) may result in direct loss of special-status wildlife species, loss of or disturbance to nests or dens, or disturbance leading to abandonment of active nests or dens and mortality of dependent young.

No project activities are proposed within the Susan River corridor; as a result, the project is not expected to have impacts on Lahontan mountain sucker. Project activities do not include removal of any trees, structures, or any other potential roosting sites for bats; as a result, this project is not expected to have any impacts on pallid bat.

Based on the above discussion, project activities have potential to have a substantial adverse effect on special-status wildlife species, native raptors, and other native nesting birds. This would be a potentially significant impact.

Changes or alterations have been required in, or incorporated into, the project, which avoid the significant environmental effects identified in the EIR. The following mitigation measures reduce potentially significant project impacts on biological resources to less than significant.

Mitigation Measure 3.3-2a: Conduct Focused Surveys for Other Special-Status Birds, Nesting Raptors, and Other Native Nesting Birds and Implement Protective Buffers
 To minimize the potential for loss of special-status bird species, raptors, and other native birds, project activities (e.g., vegetation clearing, ground disturbance, staging) should be conducted during the nonbreeding season (approximately September 1-January 31, as determined by a qualified biologist). If project activities are conducted during the nonbreeding season, no further mitigation would be required.  Within 14 7 days before the onset of any project activities to be implemented during the breeding season (approximately February 1 through August 31, as determined by a qualified biologist), a qualified biologist familiar with the birds of California and with experience conducting nesting bird surveys will conduct focused surveys for special-status birds, other nesting raptors, and other native bird nests. Surveys shall be conducted in accessible areas within 0.25 miles of the project site for bald eagles, golden eagles, and Swainson’s hawks, within 500 feet of the project site for other raptor species and special-status birds, and within 50 feet of the project site for nonraptor common native bird nests.  If no active nests are found, the qualified biologist shall submit a memo documenting the survey methods and results to the applicant and the City of Susanville, and no further mitigation would be required.  If active nests are found, impacts on nesting birds shall be avoided by establishing appropriate buffers, in consultation with CDFW, around active nest sites identified during focused surveys to prevent disturbance to the nest. Project activity shall not commence within the buffer areas until a qualified biologist has determined that the young have fledged, the nest is no longer active, or reducing the buffer would not likely result in nest abandonment. Buffers typically would be 0.25 miles for bald eagle and golden eagle, and 500 feet for other raptors and special-status birds (e.g., bank swallow). Buffer size for non-raptor common bird species would be determined by a qualified biologist. Factors to be considered for determining buffer size would include presence of natural buffers provided by vegetation or topography, nest height above ground, baseline levels of noise and human activity, species sensitivity, and proposed project activities. Generally, buffer size for common bird nests would be at least 20 feet. The size of the buffer may be adjusted if a qualified biologist determines that such an adjustment would not be likely to adversely affect the nest. Any buffer reduction for individuals of a species listed as endangered or threatened under the Endangered Species Act or the California Endangered Species Act or that is a candidate for listing under the California Endangered Species Act would require consultation with CDFW and/or USFWS, depending on the species’ legal status. Periodic monitoring of the nest by a qualified biologist during project activities would be required if the activity has potential to adversely affect the nest, the buffer has been reduced, or if birds within active nests are showing behavioral signs of agitation (e.g., standing up from a brooding position, flying off the nest) during project activities, as determined by the qualified biologist.  Removal of bald eagle and golden eagle nests is prohibited regardless of the occupancy status under the federal Bald and Golden Eagle Protection Act. If bald eagle or golden eagle nests are found during focused surveys, then the nest would not be removed.

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Mitigation Measure 3.3-2b: Conduct Focused Protocol Level Western Bumble Bee Survey and Establish Protective Buffers
 Within 14 days before commencement of project activities, a qualified wildlife biologist with familiarity with western bumble bee and experience using survey methods for the species shall conduct focused surveys of habitat suitable for the species within the project site.  A qualified biologist familiar with bumble bees of California and experienced using survey methods for bumble bees shall conduct a habitat assessment and focused survey (if the habitat assessment indicates that a survey is necessary) for western bumble bee following the methods in Survey Considerations for California Endangered Species Act (CESA) Candidate Bumble Bee Species (CDFW 2023) before the start of any ground-disturbing activities. Surveys shall be performed when western bumble bee is most likely to be identified, typically from April through September (i.e., the colony active period) when floral resources and ideal weather conditions are present.
▪ Non-Invasive Surveys: non-invasive focused surveys would include the use of cameras to photograph bumble bees. Photographs would be reviewed and verified by a qualified individual to identify the bumble bees to species. Permits are not required for non-invasive surveys. ▪ Non-Lethal Capture Surveys: surveys that would include capturing bumble bees for identification purposes and subsequently releasing the bees, would require a Memorandum of Understanding (MOU) from CDFW. No capture surveys will be conducted before the surveyor obtains an MOU. Prior to conducting non-lethal capture surveys, UC Davis will provide the surveyor’s qualifications and survey methodology to CDFW for review and approval.
 For any non-lethal capture surveys, the project applicant will submit a survey report to CDFW within 1 month of survey completion and will notify CDFW within 24 hours if western bumble bees are detected.  If no western bumble bee is found, western bumble bees are detected during the focused survey, appropriate avoidance measures will be implemented. the qualified biologist shall submit a memo documenting the survey methods and results to the applicant and the City of Susanville, and no further mitigation will be required.

Avoidance measures may include, but are not limited to, the following:
▪ Protective buffers will be implemented around active nesting colonies until these sites are no longer active as determined by a qualified biologist. A qualified biologist, in consultation with CDFW, will determine the appropriate buffer size to protect nesting colonies; however, buffers will typically be at least 50 feet.
 If impacts on western bumble bee cannot be avoided, compliance with CESA and consultation with CDFW is required and may involve acquiring an incidental take permit (ITP) from CDFW. The project applicant will implement all avoidance measures included in the ITP.
 If western bumble bee is found, impacts to western bumble bee shall be avoided by establishing exclusion zones around occupied nests and floral resources within 100 meters of nests during the breeding/flight season of April-August.

Mitigation Measure 3.3-2c: Conduct Focused Western Pond Turtle Survey and Establish Protective Buffers  Within 14 days before commencement of project activities, a qualified wildlife biologist familiar with western pond turtle shall conduct focused surveys for western pond turtle within upland nesting habitat areas suitable for the species.
 If western pond turtles are not found, the qualified biologist shall submit a memo summarizing the results of the survey to the applicant and the City of Susanville, and no further mitigation will be required.  If a western pond turtle is found, flagging areas for avoidance, relocation of individual animals by a qualified wildlife biologist with a valid CDFW scientific collecting permit, and/or other measures recommended by a qualified biologist as necessary to avoid injury to or mortality of western pond turtles shall be required.

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 If a western pond turtle nest is found, impacts to the nest would be avoided by establishing exclusion zones around all active nests, the size of which shall be determined by the qualified biologist. No project activities (e.g., vegetation removal, ground disturbance, staging, heavy equipment use) may occur within the exclusion zone until nesting activities are complete or the nest is abandoned, as confirmed by a qualified biologist. The qualified biologist shall monitor each nest once per week to track the status of the nest and to determine when it is no longer occupied. When it is no longer occupied, project activities within the exclusion zone may occur.

Facts in Support of Findings
The EIR analysis of the project (including the analysis in the Draft EIR and in Responses to Comments in the Final EIR) determined that with the implementation of Mitigation Measures 3.3-2a through 3.3-2c, impacts on biological resources would be reduced to less than significant and the project would not contribute to a significant cumulative effect on biological resources. Implementation of Mitigation Measures 3.3-2a through 3.3-2c would identify procedures for avoiding impacts on special-status wildlife, native raptors, and other native nesting birds. Specifically, these measures require the applicant to retain a qualified biologist to conduct focused surveys for special-status wildlife species, raptors, and other native birds within a specified distance from the project site prior to project construction and establish appropriate buffers or exclusion zones around any nests, dens, or floral/nectar sources, as needed. If special-status wildlife species cannot be avoided, the applicant would be required to implement other mitigation strategies, subject to review and approval by the City of Susanville and in consultation with CDFW or USFWS, as needed or applicable for species entitled to protection under the ESA or CESA. Implementation of these mitigation measures will be enforced through the MMRP.

Impact 3.3-3: Have a Substantial Adverse Effect on Riparian Habitat or Other Sensitive Natural Communities
Riparian habitat protected under Section 1602 of California Fish and Game Code is present in the study area. Ashy ryegrass - Creeping wildrye turfs (Leymus cinereus - Leymus triticoides) is a sensitive natural community that occurs within the study area. Project activities (i.e., ground disturbance, vegetation removal, staging) could result in direct loss of this sensitive natural community. Installation of off-site utilities over or under the Susan River and distributary streams could result in loss or alteration of riparian habitat. This would be a potentially significant impact.

Findings
Montane riparian habitat is present in the study area along the Susan River, as depicted in Figure 3.3-2 of the Draft EIR, and along a distributary stream at the crossing of Skyline Road.

As identified in the Section 2.3.3 of the Draft EIR, “Off-site Improvements,” off-site utilities would cross the Susan River along SR 36 and Skyline Road. The current intention is for utilities to be hung on the bridge, with Lassen County and Caltrans permission. As no project construction is proposed within the Susan River corridor, a CWA Section 404 permit from USACE and a Section 401 Water Quality Certification from the Lahontan RWQCB would not be required for these activities. However, due to potential construction of off-site utilities on the banks of the Susan River and a distributary stream, there is the possibility for removal of riparian vegetation, modification of stream banks, or incidental deposition of materials into stream channels during construction, including during installation of bore locations if it is necessary to bore under the river. Fish and Game Code section 1602 requires any person, state or local governmental agency, or public utility to notify CDFW prior to beginning any activity that may do one or more of the following:
 substantially divert or obstruct the natural flow of the bed, channel, or bank of any river, stream, or lake; or  substantially change or use any material from the bed, channel, or bank of any river, stream, or lake; or  deposit or dispose of debris, waste, or other material containing crumbled, flaked, or ground pavement where it may pass into any river, stream, or lake.

As part of any potential LSAA, it is likely that CDFW would request the inclusion of an inadvertent release contingency plan which would outline the steps to be taken in the event of an accidental spill or release of hazardous materials,

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like oil or chemicals, into the environment, with the primary focus on avoiding environmental damage and protecting wildlife. Therefore, should construction occur on the banks of the Susan River or the distributary stream, adherence to the Fish and Game Code regulatory requirement for an LSAA, which includes notification to CDFW through the Environmental Permit Information Management System, provision of supplemental information such as plans, diagrams, maps, photos, studies and payment of LSAA notification fees, inclusion of an inadvertent release contingency plan and subsequent approval by CDFW prior to construction would ensure that implementation of the proposed project would be undertaken in a manner that is protective of the environment. Therefore, the project would not have a substantial adverse effect on riparian habitats.

The project site is disturbed and infested with invasive plant species such as perennial pepperweed (Lepidium latifolium) and cheatgrass (Bromus tectorum) as well as Medusa head (Elymus caput-medusae) to a lesser extent.

However, Ashy ryegrass - Creeping wildrye turfs (Leymus cinereus - Leymus triticoides) is a sensitive natural community identified in the study area within the mapped CWHR perennial grassland habitat. This vegetation alliance has a State rarity ranking of S3 (Vulnerable: moderate risk of extinction, restricted range, few populations) and is therefore considered a sensitive natural community under CEQA. Project activities (i.e., ground disturbance, vegetation removal, staging) could result in direct loss of this sensitive natural community. This would be a potentially significant impact.

Changes or alterations have been required in, or incorporated into, the project, which avoid the significant environmental effects identified in the EIR. The following mitigation measures reduce potentially significant project impacts on biological resources to less than significant.

Mitigation Measure 3.3-3: Delineate Sensitive Natural Communities, Implement Avoidance Buffers, and If Needed, Compensate for Unavoidable Losses
 Prior to implementation of project activities on the banks of the Susan River or the distributary stream, a qualified biologist shall demarcate the extent of riparian habitat present on the banks and establish a no-disturbance buffer outside the dripline of the riparian vegetation using flagging or high-visibility construction fencing and identifying boundaries clearly in the construction drawings and contractor work plans. No vegetation removal or ground disturbing activities will occur within this buffer.  If riparian habitat cannot be avoided (e.g., if riparian vegetation must be removed or trimmed) or if drilling for jack and bore is required within the riparian corridor, the riparian habitat will be restored to pre-project conditions following completion of construction activities that affect riparian habitat. If riparian vegetation must be removed during off-site utility construction and cannot be restored at the same location, the applicant will restore degraded riparian habitat at another location within the study area (the 79.6-acre parcel) at a 2 to 1 ratio (2 acres restored for every acre lost as a result of project activities).  Before commencing any activity, including directional drilling, that may divert the natural flow or otherwise alter the Susan River or other stream resources, including riparian habitat on, or with roots reaching to, the bank of the Susan River, the applicant shall notify CDFW through issuance of a Lake and Streambed Alteration Notification (notification). If CDFW determines, based on the notification, that project activities trigger the need for a Lake and Streambed Alteration Agreement, the proponent shall obtain an agreement from CDFW before the activity commences. The applicant shall conduct project construction activities in accordance with the agreement, including implementing reasonable measures in the agreement necessary to protect fish and wildlife resources, when working within the bed or bank of waterways or in riparian habitats associated with those waterways. These measures may include demarcation of the construction area, biological monitoring, preparation of an inadvertent release (frac-out) contingency plan for directional drilling, erosion control, environmental awareness training for construction crews, and compensatory measures (e.g., restoration, long-term habitat management.  Prior to implementation of project activities, a qualified biologist shall conduct protocol-level surveys to delineate sensitive natural communities within the project site following survey methods from CDFW’s Protocols for Surveying and Evaluating Impacts on Special-Status Native Plant Populations and Natural Communities (CDFW 2018 or most recent version).

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 If ashy ryegrass - creeping wildrye turfs sensitive natural community is not found on the project site, access routes, or staging areas, the biologist shall document the findings in a memo to the applicant and the City of Susanville, and no further mitigation will be required.  If ashy ryegrass - creeping wildrye turfs sensitive natural community are found, the area occupied by this community shall be avoided completely, if avoidance can be achieved in light of project layout, design, engineering considerations, and utility alignments. This may include establishing a no-disturbance buffer around the vegetation community and demarcation of this buffer by a qualified biologist or botanist using flagging or high-visibility construction fencing. The size of the buffer shall be determined by the qualified biologist or botanist and shall be large enough to avoid direct or indirect impacts on the sensitive natural community.  If ashy ryegrass - creeping wildrye turfs are found on the project site and cannot be avoided, the applicant shall compensate for unavoidable losses to the sensitive natural community by:
▪ restoring degraded ashy ryegrass - creeping wildrye turfs within the study area (the 79.6 acre parcel) at a 1 to 1 ratio (1 acre restored for every acre lost as a result of project activities); ▪ restoring degraded ashy ryegrass - creeping wildrye turf outside of the study area at a 1 to 1 ratio (1 acre restored for every acre lost as a result of project activities); or ▪ preserving existing stands of ashy ryegrass - creeping wildrye turfs of equal or better value and equal acreage to those lost as a result of project activities through establishment of a conservation easement.

Facts in Support of Findings
The EIR analysis of the project (including the analysis in the Draft EIR and in Responses to Comments in the Final EIR) determined that with the implementation of Mitigation Measure 3.3-3, impacts on biological resources would be reduced to less than significant and the project would not contribute to a significant cumulative effect on biological resources. Implementation of Mitigation Measure 3.3-3 identifies procedures for delineating sensitive natural communities within the project site. Mitigation Measure 3.3-3 further requires implementation of avoidance buffers for riparian habitat and other sensitive natural communities or compensation for unavoidable losses, such that substantial adverse effects on riparian habitat and ashy ryegrass - creeping wildrye turfs would not occur. With regard to the compensatory option of preserving existing stands of ashy ryegrass - creeping wildrye turfs of equal or better value and equal acreage to those lost as a result of project activities through establishment of a conservation easement, the resulting net loss of acreage would be less than significant under the threshold, as the project would ensure there would not be a substantial effect on the community. Additionally, as the community only exists extending into the northwest corner of the project site, it is likely that should compensation be the only option for the loss of the community in that area, the community on the whole would not face a substantial impact as it would continue its existence in the larger 79.6-acre parcel and outside the immediate construction areas. Implementation of this mitigation measure will be enforced through the MMRP.

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Impact 3.3-4: Have a Substantial Adverse Effect on State or Federally Protected Wetlands A total of approximately 7.01 acres of aquatic resources that may be protected under state or federal regulations were documented in the Aquatic Resources study area, including the Susan River, a distributary stream, and several wetlands (e.g., palustrine emergent wetlands, palustrine scrub-shrub wetlands, and palustrine open water wetlands).

Project activities would result in substantial earth disturbance (trenching, grading and filling) but are in areas that are set back from the Susan River; therefore, sediment and debris are not expected to mobilize into the river. However, the proposed sewer line option would cross the Susan River by attaching pipe to the Main Street Bridge, or, if Caltrans deem it impermissible, by horizontal directional drilling under the river. Additionally, gas and water lines would be attached to the Skyline Road Bridge over the Susan River and another bridge over a distributary of the Susan River at Skyline Road. Off-site utilities, including improvements to SR 36 and extension of Skyline Road to the west of SR 36 to provide access to the project site, could result in fill of state or federally protected wetlands concentrated along the former railroad berm along the southern border of the project site and along the west side of SR 36. Section 404 of the CWA requires that a permit be obtained from USACE prior to the discharge of dredged or fill materials into any “waters of the United States,” which includes wetlands and intermittent and perennial stream channels. This would be a potentially significant impact.

Findings
During the aquatic resources delineation conducted during April 2025, a total of approximately 7.01 acres of aquatic resources that may be protected under state or federal regulations were documented in the study area, including the Susan River, a distributary stream, and several wetlands (e.g., palustrine emergent wetlands, palustrine scrub-shrub wetlands, and palustrine open water wetlands). Of these, two palustrine emergent wetlands encompassing a total of approximately 0.48 acres are on the project site and the remaining 6.53 acres are within the potential off-site improvement areas. The complete methodology and results of the delineation are provided in the Aquatic Resources Delineation Report (Appendix E of the Draft EIR). The Susan River is a jurisdictional water of the United States and water of the state. Project activities would result in substantial earth disturbance (trenching, grading and filling) in areas that are set back from the Susan River; therefore, sediment and debris are not expected to mobilize into the river. However, the proposed sewer line option would cross the Susan River by attaching pipe to the Main Street Bridge, or, if Caltrans deem it impermissible, by horizontal directional drilling under the river. Additionally, gas and water lines would be attached to the Skyline Road Bridge over the Susan River and another bridge over a distributary of the Susan River at Skyline Road. Indirect impacts to the Susan River and the distributary stream could result from construction of these off-site utilities. In general, indirect impacts can include inadvertent release of sediment or chemicals, altered hydrology, and increased erosion and sedimentation through soil disturbance and vegetation removal. Implementation of an Inadvertent Release (Frac-out) Contingency Plan for Horizontal Directional Drilling and best management practices to safeguard watercourses from excessive deposition of sediment or debris would avoid indirect impacts on water quality in the Susan River and other waters.

Construction of the project would result in the direct loss of the 0.48 acres of state-protected palustrine emergent wetlands on the project site. Other off-site utilities, including improvements to SR 36, extension of Skyline Road to the west of SR 36 to provide access to the project site, and potential gas and water lines could result in fill of state or federally protected wetlands concentrated along the former railroad berm along the southern border of the project site and along the west side of SR 36. Section 404 of the CWA requires that a permit be obtained from USACE prior to the discharge of dredged or fill materials into any “waters of the United States,” which includes wetlands and intermittent and perennial stream channels. Section 404 permits generally require mitigation to offset losses of aquatic habitats which is intended to result in no net loss of wetland acres and functions. Waters of the state are defined as any surface or subsurface water and are protected by the Porter-Cologne Act. Fill of waters of the state, including state protected wetlands, also requires mitigation to offset losses of aquatic habitats. Additionally, work in the bed, channel, or bank of the river could require a Streambed Alteration Agreement with CDFW pursuant to Section 1602 of California Fish and Game Code.

Activities, including directional drilling, that have potential to divert or obstruct the natural flow or substantially change, or use any material from the bed, bank, or channel of Susan River or distributary streams would require

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notification of lake or streambed alteration be submitted to CDFW pursuant to Section 1602 of California Fish and Game Code. If the project design changes and direct impacts to Susan River are anticipated (such as jacking and boring the sewer line under the Susan River), the project proponent would need to acquire a CWA Section 404 permit from the USACE and a CWA Section 401 Water Quality Certification from the Lahontan RWQCB. This would be a potentially significant impact.

Changes or alterations have been required in, or incorporated into, the project, which avoid the significant environmental effects identified in the EIR. The following mitigation measures reduce potentially significant project impacts on biological resources to less than significant.

Mitigation Measure 3.3-4: Avoid Impacts to Waters of the United States and state, Including Wetlands  The project applicant shall design the project to avoid impacts to waters of the United States and state, including wetlands. If the project cannot be designed to avoid state or federally protected wetlands and other waters, the delineation report shall be submitted to USACE, and a jurisdictional determination shall be requested.  If state or federally protected wetlands or waters are determined to be present within the project site that can be avoided, a qualified aquatic resources biologist (hereafter referenced as a qualified biologist) shall establish a buffer around wetlands and mark the buffer boundary with high-visibility flagging, fencing, stakes, or clear, existing landscape demarcations (e.g., edge of a roadway). The buffer shall be a minimum width of 25 feet but may be larger if deemed necessary. The appropriate size and shape of the buffer zone shall be determined in coordination with the qualified biologist and shall depend on the type of wetland present (e.g., stream, fresh emergent wetland), the timing of project activities (e.g., wet or dry time of year), environmental conditions and terrain, and the project activity being implemented.

Project activities (e.g., ground disturbance, vegetation removal, staging) shall be prohibited within the established buffer. The qualified biologist shall periodically inspect the materials demarcating the buffer to confirm that they are intact and visible, and wetland impacts are being avoided.  If it is determined that fill of wetlands or other waters of the United States would result from project implementation, authorization for such fill shall be secured from USACE and the RWQCB through CWA Sections 401 and 404 permitting processes. In association with the Section 404 permit (if applicable) and prior to the issuance of any grading permit, Section 401 Water Quality Certification from the Lahontan RWQCB shall be obtained. For impacts on waters of the state and state protected wetlands that are not also waters of the United States and are therefore not covered by the 401 Water Quality Certification, the applicant shall apply to the Lahontan RWQCB for Waste Discharge Requirements following the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State (SWRCB 2021). Any wetlands or other waters of the United States or waters of the state that are filled by the project shall be replaced or restored on a no-net-loss basis in accordance with the applicable USACE and California Water Board mitigation standards in place at the time of construction.
 Before commencing any activity, including directional drilling, that may divert the natural flow or otherwise alter the Susan River or other stream resources, including riparian habitat on, or with roots reaching to, the bank of the Susan River, the applicant shall notify CDFW through issuance of a Lake and Streambed Alteration Notification (notification). If CDFW determines, based on the notification, that project activities trigger the need for a Lake and Streambed Alteration Agreement, the proponent shall obtain an agreement from CDFW before the activity commences. The applicant shall conduct project construction activities in accordance with the agreement, including implementing reasonable measures in the agreement necessary to protect fish and wildlife resources, when working within the bed or bank of waterways or in riparian habitats associated with those waterways. These measures may include demarcation of the construction area, biological monitoring, preparation of an inadvertent release (frac-out) contingency plan for directional drilling, erosion control, environmental awareness training for construction crews, and compensatory measures (e.g., restoration, long-term habitat management.

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Facts in Support of Findings
The EIR analysis of the project (including the analysis in the Draft EIR and in Responses to Comments in the Final EIR) determined that with the implementation of Mitigation Measure 3.3-4, impacts on biological resources would be reduced to less than significant and the project would not contribute to a significant cumulative effect on biological resources. Implementation of Mitigation Measure 3.3-4 requires implementation of avoidance buffers and identifies additional procedures to follow to comply with State and federal regulations if it is determined that fill of waters of the United States or State would result from project implementation. While the project would result in the direct loss of the

0.48 acres of state-protected palustrine emergent wetlands on the project site, the majority of project activities would avoid wetland areas or would be prohibited within the wetland buffer. Additionally, as determined in the Aquatic Resources Delineation Report, there is a total of 4.37 acres of palustrine emergent wetlands in the aquatic resources study area. The loss of 0.48 acres therefore represents approximately a loss of 11 percent. The project would therefore not have a substantial adverse effect on state or federally protected wetlands, as the loss of 11 percent of palustrine emergent wetlands would not be considered substantial. Implementation of this mitigation measure will be enforced through the MMRP.

8.2 CULTURAL RESOURCES
Impact 3.4-1: Cause a Substantial Adverse Change in the Significance of Unique Archaeological Resources or any Historical Resources of an Archaeological Nature The study area has a moderate sensitivity for intact buried archaeological resources. Although no archaeological resources were identified within the area of potential ground disturbance, project-related grading and excavation could result in the unanticipated discovery or damage of yet undiscovered unique archaeological resources as defined in Public Resources Code section 21083.2[g] or historical resources of an archaeological nature as defined State CEQA Guidelines Section 15064.5[a]. This impact would be potentially significant.

Findings
Minimal grading would be required to construct the project because the project site is relatively flat; however, ground disturbance would be required for excavation of building foundations, the high-rise sign, and bioretention ponds. As described in Section 3.4.2, “Environmental Setting,” the background research (including the NEIC record search results and literature review) and pedestrian field survey failed to identify the presence of archaeological resources, including those that could be considered important examples from major periods of California history or prehistory, within the area of potential ground disturbance. However, the analysis of the geoarchaeological data concluded that the study area has a moderate sensitivity for intact buried archaeological resources. Ground-disturbing activities have potential to encounter previously undiscovered or unrecorded archaeological sites and materials, which could result in damage or destruction to these resources, and/or eliminate important examples from major periods of California history or prehistory. This would be a potentially significant impact.

Changes or alterations have been required in, or incorporated into, the project, which avoid the significant environmental effects identified in the EIR. The following mitigation measures reduce potentially significant project impacts on cultural resources to less than significant.

Mitigation Measure 3.4-1a: Worker Awareness Training
Prior to the initiation of project construction, the project applicant shall ensure that all crew members and contractors conducting ground-disturbing activities receive training overseen by a qualified professional archaeologist on the protection of sensitive archaeological, historical, and tribal cultural resources. As part of the training, workers shall be instructed to halt work if cultural resources are encountered during ground-disturbing activities. In addition, workers shall be instructed to not return to work in the location of the find until instructed to do so by management.

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Mitigation Measure 3.4-1b: For All Ground-Disturbing Construction Activities, Halt Ground Disturbance Upon Discovery of Subsurface Archaeological Features
If archaeological materials (e.g., locally darkened soils [i.e., midden], stone tools, chipped stone, baked clay, or concentrations of shell, bone, charcoal, glass, metal, or ceramics) are inadvertently discovered during grounddisturbing activities, the contractor shall cease all work within 100 feet (30.5 meters) of the find and the project applicant shall immediately retain the services of a qualified professional archaeologist. At that time, the City’s Manager or their designee (Manager) shall coordinate any necessary investigation of the site with the archaeologist as needed to evaluate the significance of the resource per PRC Sections 5024.1, 21083.2(g), and 21074 (i.e., to determine whether the resource qualifies as a unique archaeological resource, a historical resource of an archaeological nature, or a tribal cultural resource) and provide proper management recommendations. If the qualified archaeologist determines that the discovered resource qualifies as, or includes, unique archaeological resources, historical resources of an archaeological nature, or tribal cultural resources, the qualified archaeologist shall develop mitigation or treatment measures for consideration and approval by the Manager in consultation with the project applicant. The Manager may also consult with the State Historic Preservation Officer [SHPO], a representative of any Native American Tribe potentially interested in a possible tribal cultural resource, or any other regulatory agency that the Manager believes may have informed and useful input to provide. Mitigation shall be developed and implemented in accordance with Public Resources Code Section 21083.2 and Section 15126.4 of the CEQA Guidelines, with a preference for preservation in place. Consistent with Section 15126.4(b)(3), preservation in place may be accomplished through one or more of the following: planning construction to avoid the resource; incorporating the resource within open space; capping and covering the resource; or deeding the site into a permanent conservation easement. If approved by the Manager, such measures shall be implemented and completed prior to commencing further work for which grading or building permits were issued, unless otherwise directed by the Manager. Avoidance or preservation of unique archaeological resources, historical resources of an archaeological nature, or tribal cultural resources shall not be required where such avoidance or preservation in place would preclude the construction of important project structures or project infrastructure or would require exorbitant expenditures, as determined by the Manager in consultation with the project applicant. Where avoidance or preservation are not appropriate for these reasons, the qualified archaeologist, in consultation with the Manager, shall prepare a detailed recommended treatment plan for consideration and approval by the Manager, which may include data recovery. Where tribal cultural resources are involved, the Manager shall also consult with any known representative of a Native American Tribe potentially interested in the tribal cultural resource. If employed, data recovery strategies for unique archaeological resources that do not also qualify as historical resources of an archaeological nature shall follow the applicable requirements and limitations set forth in Public Resources Code Section 21083.2. Where tribal cultural resources are involved, data recovery shall not occur over the objections of any known representative of a Native American Tribe potentially interested in the tribal cultural resource. Data recovery will normally consist of (but would not be limited to) sample excavation, artifact collection, site documentation, and historical research, with the aim of recovering important scientific data contained within the unique archaeological resource or historical resource of an archaeological nature. The data recovery plan shall include provisions for analysis of data in a regional context, reporting of results within a timely manner, curation of artifacts and data at an approved facility, and dissemination of reports to local and State repositories, libraries, and interested professionals. If data recovery is determined by the Manager or a tribal representative to be inappropriate, then an equally effective treatment shall be proposed and implemented. Where tribal cultural resources are involved, the Manager, in formulating a treatment strategy, shall consult with any known representative of a Native American Tribe potentially interested in the tribal cultural resource. No treatment strategy for tribal cultural resources shall be approved over the objections of such a tribal representative. Work may not resume within the no-work radius until the Manager, in consultation with the qualified archaeologist, determines that the site either: 1) does not contain unique archaeological resources, historical resources of an archaeological nature, or tribal cultural resources; or 2) that the preservation and/or treatment measures have been completed to the Manager’s satisfaction.

Facts in Support of Findings
The EIR analysis of the project (including the analysis in the Draft EIR and in Responses to Comments in the Final EIR) determined that with the implementation of Mitigation Measures 3.4-1a and 3.4-1b, impacts on cultural resources

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would be reduced to less than significant and the project would not contribute to a significant cumulative effect on cultural resources. Implementation of Mitigation Measures 3.4-1a and 3.4-1b identify procedures that would minimize the potential for construction activities to damage or destroy any unique archaeological resources, historical resources of an archaeological nature, or important examples from major periods of California history or prehistory that may be inadvertently uncovered during ground-disturbing activities. Specifically, Mitigation Measure 3.4-1a would require construction workers to undergo worker awareness training to be informed of the procedures to follow in the event of an unanticipated discovery. Mitigation Measure 3.4-1b identifies requirements to halt construction activities in the vicinity of any unanticipated discoveries until a qualified professional archaeologist can assess the significance of the find and provide the City’s Manager with recommendations for the appropriate disposition of the resource. Preference would be given to preservation in place. Implementation of these mitigation measures will be enforced through the MMRP.

8.3 GEOLOGY AND SOILS
Impact 3.6-1: Destroy a Unique Paleontological Resource or Site or Unique Geologic Feature Project construction would involve ground-disturbing activities in Quaternary and Pleistocene lake sediments, which have high sensitivity for paleontological resources. Therefore, the project has the potential to result in the destruction of scientifically significant paleontological resources. This impact would be potentially significant.

Findings
As described in Section 3.6.2 of the Draft EIR, “Environmental Setting,” the Quaternary and Pleistocene lake sediments that underlie the project site have a strong potential to preserve scientifically significant fossils and are therefore considered to have high sensitivity for paleontological resources. This is confirmed in the Paleontological Resource Assessment Memorandum for the Project (Appendix F of the Draft EIR). Project construction would involve excavation to a maximum depth of 10 feet below the ground surface to install underground storage tanks, which would have potential to encounter sediments with high sensitivity for paleontological resources. Therefore, the project has the potential to result in the destruction of scientifically significant paleontological resources. This would be a potentially significant impact.

Changes or alterations have been required in, or incorporated into, the project, which avoid the significant environmental effects identified in the EIR. The following mitigation measure reduces potentially significant project impacts on geology and soils to less than significant.

Mitigation Measure 3.6-1: Implement a Paleontological Resource Impact Mitigation Program  Prior to the start of construction activities, the applicant shall retain a federally qualified paleontologist (qualified paleontologist) that meets the standards of the Society for Vertebrate Paleontology (2010) to carry out all mitigation measures related to paleontological resources.  Before any ground-disturbing activities, the qualified paleontologist shall conduct pre-construction worker paleontological resources sensitivity training. The qualified paleontologist shall conduct any construction worker paleontological resources sensitivity training either in person or via a training module. The training shall include information on what types of paleontological resources could be encountered during excavations, what to do in case an unanticipated discovery is made by a worker, and laws protecting paleontological resources. All construction personnel shall be informed of the possibility of encountering fossils and be instructed to immediately inform the construction foreman or supervisor if any bones or other potential fossils are unexpectedly unearthed in an area where a paleontological monitor is not present. The applicant shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance.
 The qualified paleontologist shall supervise a paleontological monitor who meets the Society for Vertebrate Paleontology standards (2010). The paleontological monitor shall be present during all excavations in the

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Quaternary lake sediments or when excavations in the alluvium are deep enough to encounter the older Pleistocene lake sediments. The exceptions are borings or auguring less than 3 feet in diameter. Specific depths and monitoring locations will be based on the finalized excavation plans, any available geotechnical reports, and consultation between the qualified paleontologist and the construction liaison.  Monitoring shall consist of visually inspecting fresh exposures of rock for larger fossil remains and, where appropriate, collecting wet or dry screened standard sediment samples (up to 4.0 cubic yards) of promising horizons for smaller fossil remains (SVP 2010). Depending on the conditions encountered, full-time monitoring can be reduced to part-time inspections or ceased entirely if determined adequate by the qualified paleontologist, particularly if excavation is limited to artificial fill or the younger alluvium. The qualified paleontologist may spot check the excavation on an intermittent basis and recommend whether the depth of required monitoring should be revised based on his/her observations. Monitoring activities should be documented in a Paleontological Resources Monitoring Report to be prepared by the qualified paleontologist at the completion of construction and shall be provided to the applicant within six months of project completion. If fossil resources are identified during monitoring, the report will also be filed with the UCMP or other similar repository.
 If a paleontological resource is discovered during construction, the paleontological monitor shall be empowered to temporarily divert or redirect grading and excavation activities around the exposed resource to facilitate evaluation of the discovery. The qualified paleontologist shall analyze the discovered paleontological resource to determine whether it qualifies as a “unique paleontological resource.” A unique paleontological resource means a paleontological resource about which it can be clearly demonstrated that, without merely adding to the current body of knowledge, there is a high probability that it meets one of the two following criteria: (1) contains information needed to answer important scientific research questions and that there is a demonstrable public interest in that information; or (2) has a special and particular quality such as being the oldest of its type or the best available example of its type.
 During the time period in which this assessment is being conducted, an appropriate buffer area of 50 feet around the fossil discovery shall be established by the qualified paleontologist where construction activities shall not be allowed to continue. Work shall be allowed to continue outside of the buffer area. All significant fossils qualifying as unique paleontological resources shall be collected by the paleontological monitor and/or the qualified paleontologist. Collected fossils should be prepared to the point of identification and catalogued before they are submitted to their final repository. Any fossils collected should be curated at a public, non-profit institution with a research interest in the materials, such as the UCMP, if such an institution agrees to accept the fossils. If no institution accepts the fossil collection, they shall be donated to a local school in the area for educational purposes. Accompanying notes, maps, photographs, and a technical report shall also be filed at the repository and/or school.

Facts in Support of Findings
The EIR analysis of the project (including the analysis in the Draft EIR and in Responses to Comments in the Final EIR) determined that with the implementation of Mitigation Measure 3.6-1, impacts on geology and soils would be reduced to less than significant and the project would not contribute to a significant cumulative effect on geology and soils.

Implementation of Mitigation Measures 3.6-1 includes procedures that provide for the protection of any unique paleontological resources encountered during project construction. Specifically, Mitigation Measure 3.6-1 requires the applicant to retain a qualified paleontologist to conduct pre-construction worker paleontological resources sensitivity training. The measure also requires a qualified paleontological monitor to be present for all excavations that are deep enough to encounter sediments with high sensitivity for paleontological resources (i.e., Pleistocene lake sediments). If paleontological resources are encountered during grading and excavation activities, the paleontological monitor would have the authority to divert or redirect construction activities. The paleontological monitor would then collect, identify, and catalogue any significant fossils qualifying as unique paleontological resources, submit the fossils to an appropriate repository, and summarize the findings in a technical report. Implementation of this mitigation measure will be enforced through the MMRP.

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8.4 TRIBAL CULTURAL RESOURCES
Impact 3.10-1: Cause a Substantial Adverse Change in the Significance of a Tribal Cultural Resource
The study area has a moderate sensitivity for intact buried archaeological resources, including Tribal cultural resources.

Although no Tribal cultural resources were identified within the area of potential ground disturbance, project-related grading and excavation could result in the unanticipated discovery or damage of yet undiscovered Tribal cultural resources, as defined in PRC Section 21074. This impact would be potentially significant.

Findings
As discussed in Section 3.4 of the Draft EIR, “Cultural Resources,” a full accounting of all potential cultural resources located within the study area was achieved through a records search, literature review, and field survey. No precontact archaeological sites that may have tribal significance and no Tribal cultural resources, as defined in PRC Section 21074, were identified within the area of potential ground disturbance as part of these efforts. Nevertheless, the analysis of the geoarchaeological data concluded that the study area has a moderate sensitivity for intact buried archaeological resources, including Tribal cultural resources. Project construction would require excavation to a depth of approximately 10 feet that would extend into native soils. Ground-disturbing activities have potential to encounter previously undiscovered or unrecorded archaeological sites and materials, including Tribal cultural resources, which could result in damage or destruction to these resources. This would be a potentially significant impact.

California law recognizes the need to protect Native American human burials, skeletal remains, and funerary items associated with Native American burials from vandalism and inadvertent destruction. The procedures for the treatment of Native American human remains are contained in California Health and Safety Code Section 7050.5 and California Public Resources Code Section 5097. These statutes require that, if human remains are discovered, potentially damaging ground-disturbing activities in the area of the remains shall be halted immediately, and the appropriate County coroner shall be notified immediately. If the remains are determined by the coroner to be Native American, the NAHC shall be notified within 24 hours and the guidelines of the NAHC shall be adhered to in the treatment and disposition of the remains. Following the coroner’s findings, the NAHC-designated Most Likely Descendant, and the landowner shall determine the ultimate treatment and disposition of the remains and take appropriate steps to ensure that additional human interments, if present, are not disturbed. The responsibilities for acting upon notification of a discovery of Native American human remains are identified in PRC Section 5097.94 Changes or alterations have been required in, or incorporated into, the project, which avoid the significant environmental effects identified in the EIR. The following mitigation measures reduce potentially significant project impacts on tribal cultural resources to less than significant.

Mitigation Measure 3.10-1a: Worker Awareness Training
Implement Mitigation Measure 3.4-1a.

Mitigation Measure 3.10-1b: For All Ground-Disturbing Construction Activities, Halt Ground Disturbance Upon Discovery of Subsurface Tribal Cultural Resources
Implement Mitigation Measure 3.4-1b.

Facts in Support of Findings
The EIR analysis of the project (including the analysis in the Draft EIR and in Responses to Comments in the Final EIR) determined that with the implementation of Mitigation Measures 3.10-1a and 3.10-1b, impacts on tribal cultural resources would be reduced to less than significant and the project would not contribute to a significant cumulative effect on tribal cultural resources. Implementation of Mitigation Measures 3.10-1a and 3.10-1b identify procedures that would minimize the potential for construction activities to damage or destroy any unique archaeological resources, historical resources of an archaeological nature, or important examples from major periods of California history or prehistory that may be inadvertently uncovered during ground-disturbing activities. Specifically, Mitigation Measure

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3.10-1a would require construction workers to undergo worker awareness training to be informed of the procedures to follow in the event of an unanticipated discovery. Mitigation Measure 3.10-1b identifies requirements to halt construction activities in the vicinity of any unanticipated discoveries until a qualified professional archaeologist can assess the significance of the find and provide the City’s Manager with recommendations for the appropriate disposition of the resource. Preference would be given to preservation in place. Implementation of these mitigation measures will be enforced through the MMRP.
9 POTENTIALLY SIGNIFICANT ENVIRONMENTAL IMPACTS

DETERMINED TO BE SIGNIFICANT AND UNAVOIDABLE
As summarized in Table ES-1 of the Draft EIR, all of the impacts associated with the proposed project would be less than significant or reduced to a less-than-significant level after implementation of the recommended mitigation measures. Additionally, the project would not result in a cumulatively considerable contribution to a significant cumulative impact.
10 PROJECT ALTERNATIVES

10.1 LEGAL PRINCIPLES GOVERNING THE ANALYSIS AND ULTIMATE

SELECTION OR REJECTION OF ALTERNATIVES
As required by CEQA Guidelines section 15126.6, the Draft EIR included an evaluation of a range of reasonable, potentially feasible alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project.

The Draft EIR also included the mandatory No Project Alternative.

As noted earlier, section 15091(a)(3) of the Guidelines describes that one of the findings that a lead agency can make concerning significant project impacts is that specific economic, legal, social, technological, or other considerations make infeasible the project alternatives identified in the Draft EIR.

With respect to project alternatives, “[t]he issue of feasibility arises at two different junctures: (1) in the assessment of alternatives in the EIR and (2) during the agency’s later consideration of whether to approve the project.” (California Native Plant Society v. City of Santa Cruz (2009) 177 Cal. App. 4th 957, 981 (CNPS), citing Mira Mar Mobile Community v. City of Oceanside (2004) 119 Cal.App.4th 477, 489 (Mira Mar).) “But ‘differing factors come into play at each stage.’” (CNPS, supra, 177 Cal. App. 4th at p. 981, citing Kostka & Zischke, Practice Under the Cal. Environmental Quality Act [Cont.Ed.Bar 2d ed. 2009] (Kostka), Section 15.9, p. 740.) “For the first phase—inclusion in the EIR—the standard is whether the alternative is potentially feasible.” (CNPS, supra, 177 Cal.App.4th at p. 981, citing Mira Mar, supra, 119 Cal.App.4th at p. 489; CEQA Guidelines, Section 15126.6, subd. (a).) “By contrast, at the second phase—the final decision on project approval—the decision-making body evaluates whether the alternatives are actually feasible.” (CNPS, supra, 177 Cal.App.4th at p. 981, citing CEQA Guidelines, Section 15091, subd. (a)(3).) “At that juncture, the decisionmakers may reject as infeasible alternatives that were identified in the EIR as potentially feasible.” (CNPS, supra, 177 Cal.App.4th at p. 981, citing Mira Mar, supra, 119 Cal.App.4th at p. 489.) “While it is up to the EIR preparer to identify alternatives as potentially feasible, the decision making body ‘may or may not reject those alternatives as being infeasible’ when it comes to project approval.” (CNPS, supra, 177 Cal.App.4th at p. 999, quoting Sierra Club v. County of Napa (2004) 121 Cal.App.4th 1490, 1504.) “Rejection by the decision makers does not undermine the validity of the EIR's alternatives analysis.” (CNPS, supra, 177 Cal.App.4th at p. 999, citing Mira Mar, supra, 119 Cal.App.4th at p. 489.) “Like mitigation measures, potentially feasible alternatives ‘are suggestions which may or may not be adopted by the decisionmakers.’” (CNPS, supra, 177 Cal.App.4th at p. 999, quoting No Slo Transit, Inc. v. City of Long Beach (1987) 197 Cal.App.3d 241, 256.)

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“When it comes time to decide on project approval, the public agency’s decision making body evaluates whether the alternatives are actually feasible.” (CNPS, supra, 177 Cal.App.4th at p. 999, citing Mira Mar, supra, 119 Cal.App.4th at p. 489, and CEQA Guidelines, Section 15091, subd. (a)(3).) “While staff may draft the necessary findings, the decision making body is responsible for the ultimate determination of feasibility, which cannot be delegated.” (CNPS, supra, 177 Cal.App.4th at p. 999, citing CEQA Guidelines, Sections 15025, subd. (b)(2), Section 15091, subd. (a)(3).) “At this final stage of project approval, the agency considers whether “[s]pecific economic, legal, social, technological, or other considerations ... make infeasible the mitigation measures or alternatives identified in the environmental impact report.” (CNPS, supra, 177 Cal.App.4th at p. 1000, citing Pub. Resources Code, Section 21081, subd. (a)(3).) “Broader considerations of policy thus come into play when the decision-making body is considering actual feasibility than when the EIR preparer is assessing potential feasibility of the alternatives.” (CNPS, supra, 177 Cal.App.4th at p. 1000.) Thus, “it does not subvert the CEQA environmental review process for the ultimate decision maker to reject as infeasible alternatives identified in the EIR.” (Ibid.) At the decision-making stage, “‘feasibility' under CEQA encompasses 'desirability' to the extent that desirability is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors.” (City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 410, 417; CNPS, supra, 177 Cal.App.4th at p. 1001; San Diego Citizenry Group v. County of San Diego (2013) 219 Cal.App.4th 1, 17.) Relatedly, the concept of “feasibility” also encompasses the question of whether, and how well, a particular alternative or mitigation measure promotes the underlying goals and objectives of a project. (Sierra Club v. County of Napa, supra, 121 Cal.App.4th at pp. 1506-1509; CNPS, supra, 177 Cal. App. 4th 957, 1001; Citizens for Open Government v. City of Lodi (2012) 205 Cal.App.4th 296, 314-315; Sequoyah Hills Homeowners Assn. v. City of Oakland (1993) 23 Cal.App.4th 704, 715 (Sequoyah Hills); and In re Bay-Delta Programmatic Environmental Impact Report Coordinated Proceedings (2008) 43 Cal.4th 1143, 1165, 1166.) In addition, a proposed alternative may also be legally infeasible. (Sequoyah Hills, supra, 23 Cal.App.4th at p. 715.) For the reasons discussed above, the use of the term “infeasible” in the Findings below concerning the alternatives is more expansive than references to “potentially feasible” or “feasible” in the EIR's discussion of alternatives, which was limited to technical, logistical, and financial feasibility. An alternative may have been determined to be technically, logistically, and financially “feasible” by City staff in the EIR and still ultimately be concluded by the Planning Commission, as the ultimate decisionmaker on the project, to meet the definition of “infeasibility” per Section 15091(a)(3) as interpreted in case law, when all considerations are accounted for, as discussed above.

The City makes the findings set forth below to support its rejection of the alternatives that were analyzed in the Draft EIR.

10.2 ALTERNATIVES CONSIDERED IN THE EIR
Three alternatives, representing a range of reasonable alternatives to the proposed project, were selected for detailed analysis in the Draft EIR. The goal for evaluating these alternatives is to identify ways to avoid or lessen the significant environmental effects resulting from implementation of the proposed project, while attaining most of the project objectives. As explained above, however, the EIR concluded that all potentially significant impacts of the project could be reduced to less than significant levels through the implementation of mitigation measures.

The following sections provide a general description of each alternative, its ability to meet the project objectives (and thus its feasibility), and a qualitative discussion of its comparative environmental impacts.

10.2.1 Alternative 1: No Project–No Development Alternative

SUMMARY OF ALTERNATIVE
CEQA requires a “no project” alternative to be evaluated in an EIR (California Code of Regulations [CCR] Title 14 Section 15126.6[e]). The purpose of describing and analyzing a no project alternative is to allow decision makers to compare the impacts of approving a proposed project with the impacts of not approving the proposed project.