Agenda packet — Susanville City Council, April 15, 2026 (part 3 of 3)

Administrative Draft – For Internal Review and Deliberation Ascent Susanville Travel Stop Project
24 Findings and Facts in Support of Findings
Under Alternative 1, the No Project–No Development Alternative, no actions would be taken by the applicant and the project site would remain unchanged from current conditions. The project site would remain vacant and in its current condition. The No Project – No Development Alternative would not meet the project objectives because it would not result in the development of a regional travel center and related commercial land uses that would serve thrumotorists on SR-36 and provide economic benefits to the City.

Although it is acknowledged that with the No Project–No Development Alternative, there would be no discretionary action by the City or Lassen County LAFCO, and thus no impact, for purposes of comparison with the other action alternatives, conclusions for each technical area are characterized as “impacts” that are greater, similar, or less, to describe conditions that are worse than, similar to, or better than those of the proposed project.

REASONS FOR REJECTING ALTERNATIVE
Alternative 1, the No Project–No Development Alternative would avoid all adverse impacts resulting from construction and operation of the proposed project. However, the No Project–No Development Alternative would not meet any of the objectives the project. The City has discretion to weigh the project objectives, as a matter of policy, and give special consideration to specific objectives in considering the feasibility of alternatives. As the No Project–No Development Alternative would not meet any of the objectives of the project, it represents an undesirable policy outcome. The alternative is therefore infeasible. Stated another way, specific economic, legal, social, technological, or other considerations make infeasible the No Project-No Development Alternative identified in the Final EIR.

10.2.2 Alternative 2: No Drive-Thru Fast-Food Restaurant Alternative

SUMMARY OF ALTERNATIVE
The project proposes two fast-food restaurants, one of which contains a drive-thru component. Alternative 2 would eliminate the drive-thru component of the fast-food restaurant and operate only as a walk-in fast-food restaurant, with the drive-thru lanes occupied by additional parking stalls. Elimination of the drive-thru component of the proposed fast-food restaurant would reduce potential air quality and greenhouse gas emissions associated with vehicle idling and increase the demand for restaurant-related parking.

Alternative 2 would meet most of the objectives of the proposed project because it would create a commercial development with facilities and amenities for travelers along a major transportation corridor. Alternative 2 would contribute to the City’s economic development and increase tax revenue and employment opportunities in the City; however, the economic merits and available services of Alternative 2 would be slightly reduced in comparison to the proposed project because the fast-food drive-thru component would not be constructed, and thus would likely lead to less visitors due to the inconvenience of not having the drive-thru. Therefore, Alternative 2 would meet the project objectives to a lesser extent than the proposed project.

Alternative 2 would occupy a similar area to the proposed project and would be developed at the same project location. Alternative 2 would be similar to the proposed project with respect to site suitability, availability of infrastructure, and general plan consistency; therefore, the same factors that would affect the physical feasibility of the proposed project would apply to Alternative 2.

REASONS FOR REJECTING ALTERNATIVE
Alternative 2, the No Drive-Thru Fast-Food Restaurant Alternative would occupy a similar area to the proposed project and would be developed at the same project location, thus construction-related ground disturbance would be similar to the proposed project. During operations, the absence of a drive-thru component would result in an incremental reduction in energy use and noise associated with drive-thru vehicle idling while waiting for completion of orders. In addition, without the inclusion of the drive-thru, there would be fewer vehicle trips and visitors to the

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Ascent Administrative Draft – For Internal Review and Deliberation Susanville Travel Stop Project
Findings and Facts in Support of Findings 25
project site under Alternative 2, resulting in a decrease in VMT, lower air quality and greenhouse gas emissions, and noise compared to the proposed project. However, this alternative would still require construction of the offsite utilities; therefore, this alternative would not avoid any of the impacts associated with construction of the offsite utilities or other ground disturbance impacts on the main project site.

When the environmentally superior alternative is the No Project Alternative, the State CEQA Guidelines (Section 15126[d][2]) require selection of an environmentally superior alternative from among the other action alternatives evaluated. As illustrated in Table 5-1 of the Draft EIR, the No Fast-Food Drive-Thru Alternative would be environmentally superior action alternative because although the environmental impacts would be similar to the proposed project and Alternative 3, the reduced degree of fast-food drive-thru traffic would incrementally reduce the emissions of criteria air pollutants, GHGs, noise and VMT generated by the proposed project drive-thru. The incremental decrease in air quality, GHG, noise and transportation impacts is a greater incremental decrease than the reductions associated with Alternative 3.

The City rejects the Alternative for policy reasons and finds it to be infeasible. Alternative 2 would meet most of the objectives of the proposed project because it would create a commercial development with facilities and amenities for travelers along a major transportation corridor. Alternative 2 would contribute to the City’s economic development and increase tax revenue and employment opportunities in the City; however, the economic merits and available services of Alternative 2 would be slightly reduced in comparison to the proposed project because the drive-thru would not be constructed. The City has discretion to weigh the project objectives, as a matter of policy, and give special consideration to specific objectives in considering the feasibility of alternatives. Alternative 2 would not meet the proposed project objective of maximizing tax revenue to the City. Therefore, Alternative 2 would meet the project objectives to a lesser extent than the proposed project. Additionally, as discussed above, the EIR found that all potential impacts of the Project could be reduced to less than significant levels through the implementation of mitigation measures. For these reasons, the selection of Alternative 2 would not further the “substantive mandate” of CEQA, as described earlier. (See Pub. Resources Code, § 21002; Mountain Lion Foundation, supra, 16 Cal.4th at p. 134.) Thus, nothing in CEQA would require the City to approve Alternative 2 even if the City found it to be feasible.

The reductions in environmental impacts that would be achieved by foregoing the drive-thru component of the proposed project are modest in comparison with the benefits of these amenities. Balancing these modest reductions in environmental impacts against the benefits of the drive-thru’s amenities, the City, as policymaker, finds that the benefits of the Project outweigh the slightly reduced impacts. Furthermore, the City gives weight to the fact that the applicant sees a business benefit in including the drive-thru in the proposed project. A local agency decision-making body “may approve a developer’s choice of a project once its significant adverse environmental effects have been reduced to an acceptable level that is, all avoidable significant damage to the environment has been eliminated and that which remains is otherwise acceptable.” (Laurel Hills, supra, 83 Cal.App.3d at p. 521.) In sum, specific economic, legal, social, technological, or other considerations make infeasible Alternative 2 as identified in the Final EIR.

10.2.3 Alternative 3: No Overnight RV Parking Alternative

SUMMARY OF ALTERNATIVE
Alternative 3 would include all of the elements evaluated under the proposed project as described in Section 2, “Project Description,” except Alternative 3 would eliminate the overnight RV parking component of the proposed project. The project proposes ten (10) RV overnight parking spaces in the northern portion of the site that range in width from 12 to 20 feet. Power and water/wastewater hookups would be provided. Overnight RV parking users are expected to stay one day before continuing on their trip. Similar to the proposed project, construction of the offsite utilities would be needed under Alternative 3 to supply water, and sewer facilities to the travel stop.

Under Alternative 3, the overnight RV parking footprint that would be developed under the proposed project, would be replaced by a larger bioretention basin.

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Administrative Draft – For Internal Review and Deliberation Ascent Susanville Travel Stop Project
26 Findings and Facts in Support of Findings
Alternative 3 would meet most of the objectives of the proposed project because it would create a commercial development with facilities and amenities for travelers along a major transportation corridor. Alternative 3 would contribute to the City’s economic development and increase tax revenue and employment opportunities in the City; however, the economic merits and available services of Alternative 3 would be slightly reduced in comparison to the proposed project because the overnight RV parking area would not be constructed. Therefore, Alternative 3 would meet the project objectives to a lesser extent than the proposed project.

Alternative 3 would occupy a similar area to the proposed project and would be developed at the same project location. Alternative 3 would be similar to the proposed project with respect to site suitability, availability of infrastructure, and general plan consistency; therefore, the same factors that would affect the physical feasibility of the proposed project would apply to Alternative 3.

REASONS FOR REJECTING ALTERNATIVE
The environmental impacts of the No Overnight RV Parking alternative would be similar to the proposed project, and this alternative would require similar amounts of ground disturbance with potential to affect sensitive resources (e.g., biological, cultural, and water resources), when compared to the project. During operations, Alternative 3 would generate slightly fewer vehicle trips, which would contribute to slightly less traffic, noise, air pollutant and GHG emissions, energy consumption, and demand on public services and utilities than the other action alternatives or the Project.

The City rejects the Alternative for policy reasons and finds it to be infeasible. Alternative 3 would meet most of the objectives of the proposed project because it would create a commercial development with facilities and amenities for travelers along a major transportation corridor. Alternative 3 would contribute to the City’s economic development and increase tax revenue and employment opportunities in the City; however, the economic merits and available services of Alternative 3 would be slightly reduced in comparison to the proposed project because the overnight RV parking facility would not be constructed. The City has discretion to weigh the project objectives, as a matter of policy, and give special consideration to specific objectives in considering the feasibility of alternatives.

Alternative 3 would not meet the proposed project objective of maximizing tax revenue to the City. Therefore, Alternative 3 would meet the project objectives to a lesser extent than the proposed project. Additionally, as discussed above, the EIR found that all potential impacts of the Project could be reduced to less than significant levels through the implementation of mitigation measures. For these reasons, the selection of Alternative 3 would not further the “substantive mandate” of CEQA, as described earlier. (See Pub. Resources Code, § 21002; Mountain Lion Foundation, supra, 16 Cal.4th at p. 134.) Thus, nothing in CEQA would require the City to approve Alternative 3 even if the City found it to be feasible.

The failure to fully meet the project objectives, and in particular the elimination of the overnight RV parking area, represents an undesirable policy outcome. The overnight RV parking area is a desirable amenity that adds value to the proposed project and would be a welcome addition to the City. If the overnight RV parking area were eliminated, the amenity would have less value to the City and to the driving public.

The reductions in environmental impacts that would be achieved by foregoing the overnight RV parking component of the proposed project are modest in comparison with the benefits of these amenities. Balancing these modest reductions in environmental impacts against the benefits of the overnight RV parking’s amenities, the City, as policymaker, finds that the benefits of the Project outweigh the slightly reduced impacts. Furthermore, the City gives weight to the fact that the applicant sees a business benefit in including the overnight RV parking in the proposed project. A local agency decision-making body “may approve a developer’s choice of a project once its significant adverse environmental effects have been reduced to an acceptable level that is, all avoidable significant damage to the environment has been eliminated and that which remains is otherwise acceptable.” (Laurel Hills, supra, 83 Cal.App.3d at p. 521.) In sum, specific economic, legal, social, technological, or other considerations make Alternative 3 infeasible as identified in the Final EIR.

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Findings and Facts in Support of Findings 27
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DRAFT MITIGATION MONITORING AND REPORTING PROGRAM
Susanville Travel Stop Project
Prepared for:

City of Susanville
April 2026

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DRAFT MITIGATION MONITORING AND REPORTING PROGRAM
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

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City of Susanville
Susanville Travel Stop Project i

TABLE OF CONTENTS
Section Page
MITIGATION MONITORING AND REPORTING PROGRAM......................................................................................................... 1 Introduction .............................................................................................................................................................................................1 Purpose of Mitigation Monitoring and Reporting Program ...................................................................................................1 Roles and Responsibilities...................................................................................................................................................................1 Mitigation Monitoring and Reporting Program Table..............................................................................................................1

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Administrative Draft – For Internal Review and Deliberation Ascent

LIST OF ABBREVIATIONS
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CESA California Endangered Species Act
CWA Clean Water Act
EIR Environmental Impact Report
MMRP Mitigation Monitoring and Reporting Program
MOU Memorandum of Understanding
PRC Public Resources Code
RWQCB Regional Water Quality Control Board
SHPO State Historic Preservation Officer
SVP Society of Vertebrate Paleontology
SWRCB State Water Resources Control Board
UCMP University of California Museum of Paleontology
USACE US Army Corps of Engineers

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Administrative Draft – For Internal Review and Deliberation City of Susanville
Susanville Travel Stop Project 1

MITIGATION MONITORING AND REPORTING PROGRAM

1.1 INTRODUCTION
In accordance with the California Environmental Quality Act (CEQA) (Public Resources Code [PRC] Section 21000 et seq.), the City of Susanville (City) prepared an environmental impact report (EIR) for the Susanville Travel Stop Project (State Clearinghouse No. 2025011078) that identified significant impacts and mitigation measures that would reduce the identified impacts to less-than-significant levels, where feasible.

CEQA (PRC Section 21081.6) and the State CEQA Guidelines and State CEQA Guidelines (Sections 15091[d] and 15097) require public agencies “to adopt a reporting and monitoring program for changes to the project which it has adopted or made a condition of project approval to mitigate or avoid significant effects on the environment.” The Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the project because the EIR identifies potential significant adverse impacts related to the project implementation, and mitigation measure have been identified to reduce those impacts. Adoption of the MMRP would occur along with approval of the project.

1.2 PURPOSE OF MITIGATION MONITORING AND REPORTING

PROGRAM
This MMRP has been prepared to ensure that all required mitigation measures are implemented and completed in a satisfactory manner before and during project construction and operation, as applicable. The MMRP table provided below has been prepared to assist the responsible parties in implementing the mitigation measures. The table identifies the mitigation measures, the entities responsible for implementing the mitigation measures, and the timeframe for implementation of the mitigation measures. The table also includes a column for the City to confirm implementation of the mitigation measures after project approval. The numbering of mitigation measures follows the numbering sequence found in the EIR. Mitigation measures that are referenced more than once in the EIR are not duplicated in the MMRP table.

1.3 ROLES AND RESPONSIBILITIES
The City is responsible for overall administration of the MMRP and for verifying that the project proponent, construction contractor, or other designated party has completed the necessary actions for each measure. The party responsible for implementing each item will identify the staff members responsible for coordinating with the City on the MMRP.

1.4 MITIGATION MONITORING AND REPORTING PROGRAM TABLE
The categories identified in the attached MMRP table are described below.  Mitigation Measure: This column provides the verbatim text of the adopted mitigation measure.  Implementation Responsibility: This column identifies the party responsible for implementing the mitigation measure.
 Timing: Implementation of the action must occur before or during some part of project approval, project design, or project construction or on an ongoing basis. This column identifies the time frame in which the mitigation will be implemented.
 Verification: The City is responsible for ensuring that mitigation measures are successfully implemented. The “Completion of Implementation” column is to be used by the City to indicate when implementation of a

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Mitigation Monitoring and Reporting Program Administrative Draft – For Internal Review and Deliberation Ascent City of Susanville
2 Susanville Travel Stop Project
mitigation measure has been completed. The City, at its discretion, may delegate implementation responsibility or portions thereof to qualified consultants or contractors.

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Ascent Administrative Draft – For Internal Review and Deliberation Mitigation Monitoring and Reporting Program City of Susanville
Susanville Travel Stop Project 3
Mitigation Monitoring and Reporting Program for the Susanville Travel Stop Project Mitigation Measures Implementation Responsibility Timing Verification Biological Resources
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 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 mile 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 non-raptor 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 mile 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 City of Susanville, Qualified Biologist Prior to ground-disturbing construction activities,
which should ideally be
conducted during the
nonbreeding season
(approximately September
1-January 31, as determined
by a qualified biologist). If
project activities are to be
implemented during the
breeding season
(approximately February 1
through August 31, as
determined by a qualified
biologist), nesting bird
surveys will be undertaken
within 7 days before the
onset of any project
activities.

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Mitigation Monitoring and Reporting Program Administrative Draft – For Internal Review and Deliberation Ascent City of Susanville
4 Susanville Travel Stop Project
Mitigation Measures Implementation Responsibility Timing Verification 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.

Mitigation Measure 3.3-2b: Conduct Protocol Level Western Bumble Bee Survey and Establish Protective Buffers
 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 noninvasive 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 western bumble bees are detected during the focused survey, appropriate avoidance measures will be implemented. 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.

City of Susanville, Qualified Biologist Prior to ground-disturbing construction activities,
surveys should typically be
undertaken from April
through September.

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Ascent Administrative Draft – For Internal Review and Deliberation Mitigation Monitoring and Reporting Program City of Susanville
Susanville Travel Stop Project 5
Mitigation Measures Implementation Responsibility Timing Verification  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
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.
 If a western pond turtle nest is found, impacts to the nest shall 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.

City of Susanville, Qualified Biologist Prior to ground-disturbing construction activities,
surveys should typically be
undertaken within 14 days
before the onset of any
project activities.

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 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 City of Susanville, Qualified Biologist Prior to construction activities within the vicinity
of the Susan River or the
distributary stream. If
habitat cannot be avoided,
restoration to pre-project
conditions shall be
completed prior to issuance
of a certificate of
occupancy.

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Mitigation Monitoring and Reporting Program Administrative Draft – For Internal Review and Deliberation Ascent City of Susanville
6 Susanville Travel Stop Project
Mitigation Measures Implementation Responsibility Timing Verification 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).  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

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Susanville Travel Stop Project 7
Mitigation Measures Implementation Responsibility Timing Verification  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.

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 City of Susanville in consultation with
USACE, CDFW, and/or RWQCB as
appropriate, Qualified Biologist
Prior to construction
activities within the vicinity
of the Susan River.

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8 Susanville Travel Stop Project
Mitigation Measures Implementation Responsibility Timing Verification 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, 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).

Cultural Resources
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.

City of Susanville, Qualified
Archaeologist
Prior to the initiation of
project construction
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 ground-disturbing 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, an 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 City of Susanville, Qualified
Archaeologist
During ground-disturbing
construction activities

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Mitigation Measures Implementation Responsibility Timing Verification 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 a 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

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10 Susanville Travel Stop Project
Mitigation Measures Implementation Responsibility Timing Verification the preservation and/or treatment measures have been completed to the Manager’s satisfaction.

Geology and Soils
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 preconstruction 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 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 City of Susanville, Qualified
Paleontologist
Prior to the start of
construction activities; and
during ground-disturbing
construction activities

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Mitigation Measures Implementation Responsibility Timing Verification 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.

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

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.

City of Susanville, Qualified
Archaeologist
Prior to the initiation of
project construction

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12 Susanville Travel Stop Project
Mitigation Measures Implementation Responsibility Timing Verification 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 ground-disturbing 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, an 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.

City of Susanville, Qualified
Archaeologist
During ground-disturbing
construction activities

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Mitigation Measures Implementation Responsibility Timing Verification 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.

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General Plan Consistency Analysis
Susanville Love’s Travel Stop
1 Policy Project Consistency
status
Land Use Element
LUD-1.1: Land Use Compatibility. The City shall ensure
compatibility between land uses to protect, maintain, and enhance the quality of life in the city by addressing traffic, noise, lighting. Height/bulk differences, and other sources of incompatibility through the use of physical separation, buffering, screening and other techniques. [Source:

Existing Policy 3.1-A, modified]
The project is a travel stop with truck and auto
fueling, convenience retail, and restaurants
located adjacent to SR 36, with separation from
sensitive uses (nearest properties ~400+ feet
away). Site design separates truck and passenger
vehicle circulation, includes landscaping, and
incorporates conditions of approval or mitigation
measures to ensure lighting, noise, and traffic
maintain the quality of life in the city.

Consistent,
subject to
conditions of
approval.

LUD-1.5: Commercial Land Use. The City shall designate
a mix of commercial uses, including retail, general, and tourist commercial, to promote both the tourist economy and the needs of residents of Susanville. [Source: New
Policy]
The project entails amending the land use
designation and pre-zoning the site to General
Commercial/ Shopping Center to allow for the
development of a mix of commercial uses (fueling,
retail, and food services) that serve both regional
travelers and residents, supporting the tourist
economy.

Consistent.

LUD-3.2: New Commercial Development. The City shall
ensure that new commercial development is
appropriately located and is consistent with the
Community Character Element of the General Plan.
[Source: New Policy]
The project is located along a major highway
corridor (SR 36) and is consistent with the
Community Character Element as a highwayserving commercial use.

Consistent.

LUD-3.3: High-Quality Building Design. The City shall
require distinctive and high-quality commercial building design, construction, and site planning that respects the character of Susanville. [Source: New Policy]
The project incorporates varied materials, neutral
base colors, architectural detailing, and
landscaping. Design guideline compliance is
demonstrated, though signage and some
architectural details require refinement.

Consistent,
subject to
conditions of
approval.

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General Plan Consistency Analysis
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2 Policy Project Consistency
status
LUD-3.4: Commercial Amenities and Impact Mitigation.

The City shall require new or expanded commercial or
office areas to include provisions for adequate off-street parking, pathways connecting building entries to
sidewalks, bicycle parking, mitigation of traffic impacts, adherence to architectural and low-water landscaping
standards, and mitigation of potential land use conflicts with adjacent residential uses. [Source: New Policy]
The project includes adequate on-site parking,
pedestrian pathways, bicycle racks, and low-water
use landscaping. There are no adjacent residential
uses. The nearest residences is over 500 feet from
the site on the opposite side of the railroad right of
way.

Consistent.

LUD-5.1: Well-defined City Boundaries. The City shall
maintain well-defined boundaries at the edge of urban
development. [Source: Goal 3.3]
The project is within the City’s Sphere of Influence
and would establish a defined gateway
commercial use at the southerly edge of the city
along SR 36.

Consistent.

LUD-5.2: Discourage Urban Sprawl. The City shall
discourage urban sprawl. [Source: Existing Policy 3.3-B] Development occurs within the Sphere of
Influence adjacent to existing developed property
and infrastructure and highway access, rather than
leapfrog development.

Consistent.

LUD-5.3: Open Space at the City Perimeter. The City shall make every effort to maintain a wide band of open space at its perimeter. [Source: Existing Policy 3.3-C, modified] The project site is in the City’s SOI and adjacent to
the city’s existing southerly limit. Existing vacant
land will be maintained around the southerly edge
of City’s expanded limit after the annexation.

Consistent.

LUD-5.4: 100-year Flood Plain. The City shall discourage development in the 100-year flood plain. The City shall require a Conditional Use Permit for development
proposed in the 100-year flood plain, or where feasible, purchase the land. [Source: Existing Policy 3.3-D and
Existing Programs 3.3-D-2 and 3.8-H-8, modified]
Development is not proposed with the 100-year
flood plain and it avoids direct encroachment into
the Susan River floodplain. Furthermore, the
project includes stormwater management features
(bioretention areas) and connection to existing
stormwater drainage facilities.

Consistent.

LUD-5.7: Orderly and Harmonious Development. The City
shall promote the orderly and harmonious development
The project is a planned, integrated commercial
development with coordinated access, circulation,
and site design.

Consistent.

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General Plan Consistency Analysis
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3 Policy Project Consistency
status
of Susanville and its surroundings. [Source: Existing Goal

3.6]
LUD-5.8: New Development Location. The City shall
ensure that all new development takes place within the
city boundaries and its sphere of influence, according to City standards. [Source: Existing Goal 3.7, modified]
The project is within the Sphere of Influence and
would be annexed prior to development. Land use
entitlements for the project are being reviewed by
the City in accordance with City standards.

Consistent.

LUD-6.1: Annex Contiguous Land. The City shall work with Lassen County, Susanville Consolidated Sanitary District (SCSD) and Lassen Municipal Utilities District (LMUD)
seek to annex lands within its sphere of influence that are contiguous to its city limits. [Source: Existing Policy 3.8-E and Existing Program 14.62, modified]
The site is contiguous to the City and proposed for
annexation in coordination with relevant agencies.

Consistent.

LUD-6.2: Priority Annexations. The City shall prioritize the annexation of the Barry Reservoir for open space and the surrounding areas for industrial and commercial light
industrial uses along skyline road and the existing county industrial area near Johnsonville Road. [Source: New
Policy]
The site is located along Skyline Road near existing
industrial/commercial areas identified for growth.

Consistent.

LUD-6.3: Annexation Prior to Development. The City shall encourage annexation of areas to the city prior to their development. [Source: Existing Policy 14.ab]
Prior to development, the project site will be
annexed into the City.

Consistent.

LUD-6.6: Municipal Services Outside the City. The City
shall fully use its powers to extend or withhold utilities and services, and shall not extend municipal services to areas outside the city, except upon conformance to the
City’s General Plan and annexation to the city. [Source:

Existing Policy 3.8-G]
The project site will receive City services only upon
annexation and compliance with City standards.

Consistent.

LUD-6.7: City-Centered Development. The City shall work with Lassen County and the Susanville Consolidated
Development of a truck stop in the center of the
city would not be appropriate due to the large area
Consistent.

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General Plan Consistency Analysis
Susanville Love’s Travel Stop
4 Policy Project Consistency
status
Sanitary District to establish mutually reinforcing the goal of city-centered development to prevent the conversion of rural, agricultural, forest, and open space lands to urban use inside Susanville’s sphere of influence but outside the city limits. [Source: Existing Policy 3.8-H]
required for truck maneuvering, parking and fueling
and truck noise and exhaust. The project site is a
large vacant parcel at the edge of the city which is
more suitably located for the proposed use than a
city-centered development. Furthermore, while the
project site was used for agricultural purposes in
the past, it is currently vacant, and designated in
both the County and City General Plans for
industrial development.

LUD-6.8: Promote Growth Objectives. The City shall work with Lassen County to promote Susanville’s growth and
planning objectives within the Susanville sphere of
influence. [Source: Existing Program 3.8-H-5]
The project supports economic growth and
planned expansion consistent with City objectives.

Consistent.

LUD-8.2: Zoning Designations. The City shall ensure that zoning designations and maps are consistent with the
Land Use Diagram (Figure LUD-2) In addition, the City
shall ensure that amendments to the General Plan land
use designations, Land Use Diagram or General Plan text are consistent with the relevant goals and policies.
[Source: New Policy]
The project includes prezoning through a zoning
map amendment consistent with the proposed
General Plan land use designation.

Consistent.

LUD-10.1: Service Capacity. The City shall ensure that
there is capacity for public services including but not limited to water, wastewater, solid waste, and recycling for future proposed development within the potential
annexation area. [Source: New Policy]

Sufficient water, wastewater, and other utilities are
available to serve the project.

Consistent.

LUD-10.2: Regional Collaboration. The City shall
coordinate with LAFCo and Lassen County prior to
submitting for an annexation to ensure transparency in
The City has met with LAFCO and Lassen County
management staff to coordinate the annexation
process.

Consistent.

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General Plan Consistency Analysis
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5 Policy Project Consistency
status
engagement and intent of the annexation. [Source: New
Policy]
LUD-10.4: Tribal Consultation. The City shall consult the Susanville Indian Rancheria prior to any formal
application submittal of annexations. [Source: New
Policy]

SB 18 consultation request letters were sent to the
Tribes on the Native American Heritage
Commission list on March 25, 2025 and no tribes
requested consultation.

Consistent.

LUD-13.6: Business Locations. The City shall encourage
commercial and industrial development by ensuring the
availability of suitable sites for development and providing zoning that facilitates such uses. Coordinate with brokers to ensure that distinct real estate market data is available for Susanville. [Source: New Policy]
The project utilizes a strategically located site
along SR 36 suitable for commercial development.

Consistent.

LUD-17.7: Destination Image and Amenities. The City
shall encourage the development of contemporary
services such as electric vehicle charging stations and high-speed internet availability. [Source: New Policy]
The project includes modern amenities such as EV
charging infrastructure and traveler services.

Consistent.

Circulation Element
CIR-1.4: Safety. Safety shall be a priority when planning and designing transportation infrastructure improvements in the City of Susanville. All improvements should include industry accepted safety measures for intersections and roadways. [Source: New Policy]
The project includes separated circulation for
trucks and passenger vehicles, improved access
points, and safety design features, and extension
of Skyline Road. A new right turn pocket from the
southbound lane and a new left turn pocket from
the northbound lane are included in the project. As
the project is located on SR-36 all transportation
improvements are required to conform to Caltrans
standards.

Consistent.

CIR-1.10: Vehicle Miles Travelled (VMT). The City of
Susanville shall use VMT rather than Level of Service
The EIR evaluates transportation impacts using
VMT consistent with CEQA requirements.

Consistent.

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6 Policy Project Consistency
status
(LOS) as the SB 375 required metric to measure
transportation impacts on the environment for CEQA and
other environmental factors and determinations. [Source:

New Policy]
CIR-1.11: Complete Streets. Create transportation
enhancements in the city that prioritize "complete
streets" designs, allowing for easy and safe access for all users, particularly those who prefer or rely on walking, cycling, and transit. [Source: New Policy]
The project includes sidewalks along Skyline Road
frontage, internal pedestrian pathways connecting
the sidewalk along the road to internal project
features, and bicycle parking facilities. No
pedestrian or cyclist improvements are proposed
along the SR 36 frontage, however, the applicant
shall be required to contribute a fair share
contribution toward the potential future
construction of a bicycle path along SR-36 in
accordance with Caltrans requirements.

Consistent.

CIR-5.4: Universal Design. Require pedestrian facilities to be ADA compliant and accessible for people of all
abilities. [Source: 2022 Lassen County Active
Transportation Plan, Policy 2.5, modified]
ADA-compliant pedestrian facilities are included. Consistent.

CIR-6.3: Bicycle Facilities. Support provision of parking, shelters, and off-street facilities, where feasible and practical, to promote bicycle and pedestrian travel.

Require future developments that might experience a high bicycle demand, such as commercial areas, parks,
libraries, and schools, to support these facilities. [Source:
2022 Lassen County Active Transportation Plan, Policy

3.2, modified]
Bicycle racks are provided near building entrances. Consistent.

CIR-9.1: Minimize Conflicts. Minimize the potential for conflicts on designated truck routes between trucks and Truck circulation is separated from pedestrian and
auto areas.

Consistent.

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General Plan Consistency Analysis
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7 Policy Project Consistency
status
pedestrians, cyclists, or transit travel. [Source: New
Policy]
CIR-9.2: Minimize Impacts. Balance health and quality of life priorities of the community, including air quality and noise levels, with commercial goods movement. [Source:

New Policy]
The project facilitates the movement of
commercial goods via commercial trucking by
providing a convenient and accessible location for
drivers to rest, refuel, and eat that is at the edge of the City away from sensitive receptors such as
residential areas, schools and hospitals.

Consistent.

CIR-10.2: Maximize efficiency. Identify and place utility infrastructure in areas that maximize efficiency and
minimize impacts to the City of Susanville and its
residents. Impacting the rights-of-way as few times as
possible is of priority. [Source: New Policy]
Utility infrastructure extensions to the project site
are proposed along the most direct routes along
Skyline Road and SR 36.

Consistent.

Community Character
Goal 5. Preserve and protect all bodies of water in their natural state as open space, resource, and habitat.

The project preserves river buffer areas and does
not encroach on open space resources.

Bioretention areas on the project site will treat
stormwater runoff prior to discharge from the site
and ultimately into the Susan River.

Consistent.

Goal 6. Maintain the integrity, natural appearance, and qualities of all bodies of water.

The project preserves river buffer areas and does
not encroach on open space resources.

Bioretention areas on the project site will treat
stormwater runoff prior to discharge from the site
and ultimately into the Susan River.

Consistent.

Policy I. As development and redevelopment occur, the
City shall require public access to and along the Susan River from the nearest public streets and walks.

As a condition of project approval, an irrevocable
offer of dedication for public access along the
Susan River will be made.

Consistent.

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8 Policy Project Consistency
status
Action program {16]: Require businesses that abut the
Susan River, Piute Creek, or Memorial Park to orient any new structures toward those natural features.

The project maintains a buffer of more than 300
feet from the Susan River and while the travel stop
is not oriented toward the river, an irrevocable offer
of dedication for public access along the Susan
River will be made.

Consistent.

Action program [20]: Create a riverfront route for
pedestrians and bicyclists along the river's edge for its full length within Susanville.

Consistent.

Policy s. The City will, by ordinance, require the
construction of curb, gutter,
and sidewalk-and handicapped ramps at corners-on all
streets.

The project includes curb, gutter,
and sidewalk-and handicapped ramps at the
northwest intersection of SR 36 and Skyline Road.

Consistent.

Policy aa. Limit the number and size of signs per parcel. The project includes six wall signs on the building, four canopy signs on each fuel dispenser canopy
and a freestanding sign. The number of signs
proposed is consistent with Zoning Code.

Consistent.

Policy ab. Reduce the number of overly-large, bright signs. As a condition of project approval, the size of the freestanding sign shall be reduced to not exceed
that necessary to be readable for car and truck
drivers traveling on SR 36.

Consistent,
subject to
conditions of
approval
Policy ac. Make signs more attractive and readable. As a condition of project approval, the size of the freestanding sign face shall be reduced to not
exceed that necessary to be readable for car and
truck drivers traveling on SR 36 and shall not
exceed 50 feet in height.

Consistent,
subject to
conditions of
approval.

Action program (48]: Require screening of vehicles, trash, or junk, from public view.

Trash bins and trash compactor are screened on
all sides by a wall.

Consistent.

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9 Policy Project Consistency
status
Open Space, Parks Rec, & Childcare
Action program {43]: Obtain easements to accommodate
the facilities and construct trails and paths through
floodway and flood plain areas as needed along the length of all waterways, as shown on the adopted Trails and
Paths Plan map in this General Plan. (See Figure 7-4 on page 137.)
As a condition of project approval, an irrevocable
offer of dedication for public access along the
Susan River will be made.

Consistent.

Community Healthy, Safety, and Conservation
Policy g. The City shall consider the· maintenance and
improvement of air quality as part of development review for new construction and/or expansion of existing
uses or structures.

As documented in the Project EIR, air quality
impacts as a result of the project will be less than
significant. However, conditions of approval have
been added to ensure the project complies with
this policy.

Consistent,
subject to
conditions of
approval.

Policy p. All construction (new, additions, and
remodeling) throughout Susanville
shall be designed and built to resist fire. New
development shall be designed and
constructed in a manner that is conducive to protecting lives and property from fire.

The project is subject to current Fire codes and, if
adequate water flow and pressure is not available
from the municipal water line, up to a 200,000-
gallon water tank and associate booster pump for
fire suppression will be installed.

Consistent.

Policy q. Work towards protecting fire and life safety in Susanville through Fire Department review and approval
of building permits and other cooperative efforts between the Building and Fire Departments.

The project is subject to review by the Fire
Department prior to issuance of building permits.

Consistent.

Action program [40]: Projects that are required to install water systems must have them fully in place and
operational before beginning building construction.

Municipal water service will be extended to the
project prior to the start of building construction.

Consistent.

Action program [50]: Use development review and the
zoning ordinance to require project features that enhance The developed portions of the project site will be
well-lit, include security cameras, and is highly
visible from SR 36.

Consistent,
subject to

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General Plan Consistency Analysis
Susanville Love’s Travel Stop
10 Policy Project Consistency
status
police and neighbor surveillance of property, and that
deter criminal activity.
condition of
approval.

Policy ad. The City shall preclude new developments from compounding or impacting
the potential for flooding.

The project includes four on-site bioretention
areas with a combined area of approximately
112,373 SF and new underground drainage pipe
connecting to existing storm drains off-site. Per
the analysis in the EIR, the proposed bioretention
basins, storm drains and project grading would
control stormwater and prevent water quality
impacts.

Consistent.

Policy ak. The City shall require a hydrologic analysis of runoff and drainage from new development.

A hydrologic analysis was conducted in the Project
EIR and concluded that there is sufficient storage
capacity available to accommodate stormwater
runoff.

Consistent.

Policy aw. The City shall reduce run-off induced flooding, erosion, sedimentation, and pollution resulting from new development.

Consistent.

Action program [84]: Where desirable, purchase public
easements along streams, or require dedication of an
easement at the time of development.

As a condition of project approval, an irrevocable
offer of dedication for public access along the
Susan River will be made.

Consistent.

Action program [92]: Prevent development that may
damage the integrity of known geothermal resources.

There are no known geothermal resources on the
site or that would be impacted by the project.

Consistent.

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General Plan Consistency Analysis
Susanville Love’s Travel Stop
11 Policy Project Consistency
status
Policy be. Developers shall provide adequate drainage
and erosion control during construction.

The project is subject to preparation and
implementation of a Stormwater Pollution
Prevention Plan (SWPPP).

Consistent.

Policy bh. The City shall require soil analysis and erosion mitigation prior to
issuance of use permits for all development proposed on sites prone to erosion.

The project site is relatively flat and not prone to
erosion. Nonetheless, stormwater bioretention
features will be implemented which includes best
management practices to reduce erosion.

Consistent.

Policy bm. The City shall limit the· introduction or
expansion of noise sources that exceed the desired noise levels established in the Susanville General Plan.

Temporary construction noise will be limited to
permitted hours of construction and operational
noise increases would be no more than 1.2 dBA
above existing ambient noise levels where the
ambient level is 54.5 dBA. An increase of more
than 5 dBA (where the ambient levels are below 60
dBA) are considered significant.

Consistent.

Policy bt. Require setbacks, walls, or other mitigation between noise-generating
and noise-sensitive uses.

The project is setback approximately 500 feet from
the nearest noise-sensitive (residence), where
noise levels from the project would attenuate to
levels that are below the daytime, evening, and
nighttime noise standards.

Consistent.

Policy bu. Allow construction activities at normal activity levels, but limit them to
times of the or day or week when the number of persons
occupying the potential noise
impact zone is lowest.

The nearest sensitive noise receptor is 500 feet to
the southwest of the project site and construction
noise would be increased by 2.1 dB where an
increase of less than 3 dB is generally considered
imperceptible to most humans.

Consistent.

Commented [HG1]: City to confirm.

Page 331 of 387 ends

Zoning Code Compliance Analysis
Susanville Love’s Travel Stop
Standard Description of Project Compliance

17.36.050(A) Minimum
Building Site: 10,000 sq. ft.

The project is proposed on a 14.15-
acre portion of a 79.6-acre parcel.

Complies

17.36.050(B) Minimum Lot
Width Interior: 65 ft;
Corner: 75 ft
With the extension of Skyline Road,
the project site will function as a
corner lot. The overall site is
approximately 2,000 feet wide and
the developable portion is
approximately 1,000 feet wide.

Complies

17.36.050(C) Yard Setbacks
Front: 10
Interior side: none
Corner side:10
Rear: none
Front setback ~150 ft;
interior side >1,000 ft;
street side ~530 ft;
rear ~360 ft.

No residential uses are proposed
and no setback exceptions are
required.

Complies

17.36.050(D) Maximum
Structural Height: 40 ft
Proposed convenience store height
is approximately 23 ft with
projections up to 25 ft. Fuel canopy
height is approximately 20 ft.

Complies

17.36.050(J) Outdoor Trash
Storage
Shall be enclosed by a solid
masonry wall or viewobscuring fence at least one
foot higher than the trash
container.

A trash enclosure is proposed
behind the convenience store with
access from the truck entrance.

Elevation drawings were not
included in the application.

Complies
(COA
recommended)

17.96.050 Outdoor Lighting:

Is to be confined to the project
site, not create a hazard to
vehicular traffic, and be
directed downward with full
cut-off fixtures to protect the
night sky.

Lighting plans were not provided
with the application. The Project
Description in the EIR indicates
that project will include high-mast
LED fixtures and LED canopy
lighting - 43’ in truck areas and 33’
in auto areas.

Does not
comply (COA
recommended)

17.96.080 Pedestrian Access:

Access from the public rightof-way to the main door of the main structure that is separate
from and does not conflict with
vehicular access areas.

A sidewalk is proposed from
Skyline Road to the convenience
store and restaurants along the
eastern driveway entrance.

Complies

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Zoning Consistency Analysis
Susanville Love’s Travel Stop
2 17.100 Parking
Fast-food: 101 required (1
space/ 50SF for 5,062 SF)
Retail: 40 required (1 space /
200 SF for 7,943 SF
Total required: 141 spaces.

Provided: 141 spaces. Complies
Drive-Through Stacking:
six stacking spaces/ window
(120 LF)
Service Station Stacking:

Two spaces per aisle/lane (40
LF/aisle)
Provided:

Approximately 200 linear feet for
drive-through
40 feet in front of each pump aisle
110 feet in front of each truck pump
aisle.

Complies
Loading Spaces:
1 space for bldg. >10,000SF
One loading space is required for
the proposed 13,005 sq. ft.
building.

No loading spaces are indicated on
the site plan.

Does not
comply (COA
recommended)
Parking Areas with Five or More Spaces (SMC Section 17.96.040(A)(1)) Requirements include:
• 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)
Large Parking Areas (20 or More Spaces) (SMC Section 17.96.040(A)(2)) Requirements include:
• 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. Compatibility Analysis:

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

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Zoning Consistency Analysis
Susanville Love’s Travel Stop
3 supermarket, retail stores, professional services, and cafés located behind a large parking lot. A separate one-story fast-food restaurant with drive-through service is located near the street frontage at the southern end of the shopping center.

Across from the shopping center on SR 36, there 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 two-story 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.

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.

Orderly and Harmonious Development Analysis
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 and utilizing an existing signalized intersection on SR 36.

The project will provide fuel, food services, and overnight parking accommodations for recreational vehicles and commercial truck drivers traveling on SR 36. 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 proposed development will not be detrimental to the orderly and harmonious development of the City.

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Zoning Consistency Analysis
Susanville Love’s Travel Stop
4 Public Welfare, Safety, and Convenience Analysis
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 500 feet from the nearest residential uses (located south of the former railroad tracks). The project design and existing topographic features as well as project conditions recommended will ensure that potential impacts such as noise, lighting, or operational activity associated with truck/RV parking, fueling operations, and commercial activity 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 and 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 in order to maintain acceptable service levels.

Finally, all project improvements will be constructed in compliance with applicable building, fire, and safety codes.

Wall Sign Analysis
Sign Location Sign Copy Proposed Sign Size
Love’s heart logo 31.46 SF
Love’s 40.84 SF
Love’s heart logo 44.69 SF
It’s love that drives us 12.08 SF
Dunkin’ 22.44 SF
SR 36 frontage
Arby’s logo 25.78 SF
Skyline Rd frontage Arby’s 35.67 SF
Love’s heart logo 31.46 SF
Love’s 40.84 SF
Love’s heart logo 44.69 SF
North side, no frontage
It’s love that drives us 17.45 SF
Total Wall Sign Size 347 SF
Allowed Sign Size 403 SF

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
1 Applicable Requirements Description of project Compliance Status Site Plan

1. Building location(s) and site layout
should provide for a functional
relationship with the existing site
topography, vegetation and other
natural features.

The project entails development of a 14.15-acre
portion of a vacant 79.6-acre parcel at the
intersection of Skyline Road and SR-36. The
project site area is flat and devoid of trees. The
Susan River is along the project site’s northerly
boundary and the Union Pacific Railroad rightof-way embankment runs along the southerly side the project site.

Complies. The project complies because it is
located on a flat site devoid of trees,
maintains a buffer of more than 300 feet
from the Susan River and there are no other
major natural features on the site.

3. Natural Features. Natural features
should be recognized and integrated
into the site plan as much as possible.

Enhancement of natural features
should be consistent with the natural
characteristics of that feature.

The project leaves open space between the
fueling stations and the wetland habitat
associated with the Susan River. In addition,
large bioretention areas are proposed along
both the project frontages.

Complies. The project complies because it
leaves open space between the fueling
stations and wetland habitat associated with
the Susan River and in bioretention areas
along the project frontages.

4. Topography. Development should
be designed to minimize grading.
earthwork and land disturbance and
maintain the natural topographic
features of the site. Accommodation
of existing natural conditions can help
avoid site problems associated with
flooding, steep slopes, natural
drainage courses, rock outcrops. and
other natural features.

The project site is generally flat and the Susan
River flows along the northerly boundary of the
site. There are no other distinguishing natural
topographic features on the site.

Complies. The project complies because a
buffer of more than 300 feet will be
maintained between the developed areas of
the site and the Susan River, which is the
only natural topographic feature on the
property.

5. Views. Buildings should be located
and oriented in a manner that
preserves significant views
a) neighboring properties,
a) No neighboring properties
b) The building will have an overall height of 25
feet and the fuel dispenser canopies will have a
maximum height of 20 feet. As a condition of
project approval, the height and size of the
Complies, subject to condition of approval.

The project complies because neighboring
properties are at least 400 feet away and the
building and canopies will not exceed 25
feet. The height and size of the freestanding

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
2 Applicable Requirements Description of project Compliance Status b) Looking at natural features, vistas
and other properties from the site. and
c) Looking through the site from key
places within the project
freestanding sign will be reduced. Views of the
mountains and surrounding natural features will
be preserved.
c) Views of the mountains will be maintained
from on-site vantage points.
sign will be reduced as a condition of project
approval.

8. Solar Energy. The City encourages
the use of passive and active solar
energy features which are integrated
into the overall design of the
buildings(s) and site. Rooflines should
be oriented in a south to southeast
facing direction and sloped for use of
solar panels. The size and location of
windows should consider proper solar
orientation
The project would include rooftop solar panels
installed in accordance with California Energy
Code requirements and would produce an
estimated 51,000 kWh/year. Project plans
Complies. The project complies because it
would include rooftop solar panels installed
in accordance with California Energy Code
requirements.

9. Grading and Drainage Patterns. Site
design should minimize changes to
natural drainage patterns and avoid
significant cut and fill slopes whenever
possible. Cuts and fills within the dripline of existing trees should be avoided. Drainage design should seek
to avoid concentrating and
accelerating storm runoff.

The site would treat stormwater on site using a
series of bioretention areas and two new storm
drain culverts would be added to handle onsite
overflow to the drainage swale across the new
section of Skyline Road and to connect with the
existing 24-inch culver under SR-36.

Bioretention areas will be covered with a threeinch layer of organic mulch. No changes are proposed to the Susan River which runs along
the northerly site boundary.

Complies. The project complies because it is
located on a site that is already generally
flat. The project also proposes bioretention
areas to avoid accelerating storm runoff and
the Susan River will not be altered by the
project.

10. The clustering of buildings and/or
uses in larger projects is encouraged.

Clustering can minimize the disruption
of natural features, provide for more
convenient access, reduce
The convenience store and two fast food
restaurants are proposed within one 13,005 sf
structure. All truck uses including a truck fueling
station, truck scale, and above ground diesel
tanks are accessed from the western driveway.

Complies. The project complies because the
three interior uses are consolidated into one
building that is accessible from both
driveways and the paved areas (parking,
driveways, fueling area) are located around

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
3 Applicable Requirements Description of project Compliance Status improvement costs and create a more
functional and cohesive design.

Automobile and recreational vehicle uses are
accessed from the eastern driveway.
the convenience store/restaurant building,
rather than dispersed across the site.

11. Buildings should be sited and
designed so that their forms do not
disrupt prominent natural skylines
such as ridges or hilltops. Buildings
which are silhouetted against natural
skylines should be designed to be
compatible with the natural setting.

The project site is flat and not on a ridge or
hilltop where development would disrupt the
natural skyline. Furthermore, the proposed onestory building has a low profile with a maximum height of 25 feet.

Complies. The project complies because it is
in a flat valley location away from any natural
topographic features such as ridgelines,
hillsides or hilltops. Furthermore, the
building is single-story with a low profile.

12. Well-landscaped and functional
open space areas around building(s)
are strongly encouraged
Landscaping includes both planting areas and
surface treatments which are proposed for
approximately 122,255 sf of the project area.

Trees are interspersed throughout the site to
soften the edges of the buildings and in between
vehicle parking areas. A dog park is also
proposed. As a condition of project approval,
additional trees and shrubs or grasses will be
added along the SR 36 frontage and around and
within the parking areas to conform with the
quantitative landscape standards of the SMC.

Complies. The project complies because it
proposes planting areas, a functional dog
park, and surface treatment for pedestrian
pathways and as a condition of project
approval, additional trees and shrubs or
grasses will be added along the SR 36
frontage and around and within the parking
areas to conform with the quantitative
landscape standards of the SMC.

13. Pedestrians and Bicycles.

Accommodations for pedestrian and
bicycle circulation should be provided
for in the site and building designs. For
safety reasons, such
accommodations should be designed
to avoid conflicts with automobile and
truck circulation patterns
All truck uses including a truck fueling station,
truck scale, and above ground diesel tanks are
accessed from the western driveway with no
internal connection to the areas intended for
passenger automobiles, recreational vehicles,
pedestrians and cyclists. The convenience
store and fast-food restaurants are accessible
from both driveways. Pedestrian access to the
development is provided along a new 10-footwide sidewalk along Skyline Road and a Complies. The project complies because
there is continuous pedestrian walkway from
the new sidewalk proposed along Skyline
Road and the convenience store/ restaurant
building and a network of internal sidewalks
and crosswalks to provide safe movement
for pedestrians. Bicycle racks are provided
in two locations on the site near the
convenience store and restaurants.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
4 Applicable Requirements Description of project Compliance Status walkway between the sidewalk and convenience
store and restaurants. A network of internal
sidewalks and crosswalks provide safe
movement between the project components.

Bicycle racks are provided near the northeast
corner of the convenience store/ restaurant
building adjacent to the automobile parking and
behind the trash storage enclosure between the
rear of the convenience store/ restaurant
building entrance

15. Streets and driveways should be
designed in conjunction with existing
topographic conditions and natural
features such as creeks and
drainages. This will help to minimize
the amount of cut and fill and to
preserve natural drainage patterns.

The topography of the site is relatively flat and
the project is located south of the Susan River.

Bioretention areas are located around the
perimeter of the site.

Complies. The project complies because it is
located on a site that is already generally flat
for streets and driveways and at
development including driveways and the
Skyline Road extension are setback
hundreds of feet from the Susan River.

16. Service Areas and Auxiliary
Structures. Service areas and auxiliary
structures (garbage dumpsters;
propane, gas and oil tanks; utility
boxes; etcetera) should be screened
from public street view with a fence,
wall or appropriate landscaping.

Auxiliary structures should be
architecturally consistent with the
main structures and other site
development. Trash receptacle
A gated locking trash enclosure with trash
compactor, recycling and grease collection bins
will be located inside the western driveway.

Enclosures are also proposed around the above
ground diesel storage tanks and around the fire
booster pump. As a condition of approval, all
enclosures are subject to review and approval
by the City to ensure they are architecturally
consistent with the convenience store/
restaurant building.

Complies, with conditions of approval. The
project complies because it proposes a
gated locking trash enclosure with service
areas screened from public street view with
a wall. The enclosure is located near the
commercial uses on the site.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
5 Applicable Requirements Description of project Compliance Status enclosures should be included in the
design of all commercial projects.
ensure they are architecturally consistent
with the convenience store/ restaurant
building.

Architectural Design

3. Building Color. Building colors
should not be used in such a way as to
serve as signage for a business or use.

Integral coloring of concrete, stucco,
and similar materials is encouraged.

Different colors should be utilized to
enhance or "bring-out" different
building materials where appropriate.

Exterior color and finishes of the building consist
of a combination of textures and exterior siding
including windows, brick finish, and sandpebbled texture stucco in a variety of grays, tans, and whites. Colors also include a red
painted awning along the Arby’s section, and
pink and orange on the Dunkin Donuts frontage.

Complies. The project complies because
primary colors include a variety of neutral
colors, and vivid colors are used to enhance
different building materials. Colors are not
used in a manner that are unique to the
business or use or that could be construed
as signage.

4. The use of subdued shades for the
primary building color is encouraged
while the use of brighter or more
intense shades should be reserved for
trim and details. Highly reflective
building materials are discouraged as
the primary color or base finish
material. These materials may be
considered for details or accents, or
as secondary colors.

The building design would be a combination of
grays, tans, and whites. Reds, pinks, and
oranges are used as building accents for the
restaurants. Materials are not highly reflective.

Complies. The project complies because
the primary building finish materials are nonreflective and in a variety of grays, tans, and whites. The red, pink, and orange colors and
reflective building materials are used as
building accents for the restaurants.

5. Metal Buildings. Metal exterior
building materials may be utilized
when they have a high architectural
design in terms of form and color,
avoid the perception of being a "metal
box", and are compatible with
surrounding buildings.

Metal will be used for trims, doors, frames, curb
faces, and sign posts. The metal materials will
be painted or powder coated.

Complies. The project complies because
metal is used only for secondary finishes and
will be painted or powder coated.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
6 Applicable Requirements Description of project Compliance Status

6. Phased Development. Each phase
of a phased development should be
designed to attain visual
completeness. Temporary barriers and
walls should be painted and trimmed
to integrate with permanent
construction.

Project construction is anticipated to begin in
Q3 2026 and the entire project will be
constructed in one phase that will last
approximately 12 months.

Complies. The entire project will be
completed at the same time and not split
into phases.

7. Exposed rooftops should be treated
as visually sensitive areas. Roofing
materials which are visible should be
compatible with other architectural
elements and the overall building
design. Rooftop mechanical
equipment should be screened from
view and the screening materials
incorporated into the building design
as much as possible
A flat roof is proposed and will be screened with
parapets. Mechanical equipment is located on
top of the flat roof. The project plans do not
include provisions for screening.

Complies, subject to conditions of approval.

The project plans do not provide information
about rooftop mechanical equipment
screening. Therefore, a condition for rooftop
mechanical equipment screening has been
added to ensure compliance.

8. Attached structures such as solar
collector panels, antennas, satellite
dishes, etcetera, should be integrated
into the overall building design
Solar panels are installed on the rooftop. Complies, subject to conditions of approval.

The project plans do not provide information
about attached structures aside from solar
panels which are installed on the rooftop.

Therefore, a condition has been added to
ensure compliance.

9. Outside vending machines, fixtures,
automatic teller machines and other
assorted mechanical fixtures or
devices should be incorporated into
the site and building design as much
as possible.

The project plans to not include outside vending
machines, fixtures, automatic teller machines,
or other assorted mechanical fixtures.

Complies. The project complies because
project plans do not include outside
mechanical fixtures or devices.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
7 Applicable Requirements Description of project Compliance Status

10. Fences. Fences should be
designed and constructed so as to be
complimentary to adjacent buildings,
landscaping and open spaces.

Several barbed wire fences are present on the
property. The project does not include plans for
new fences.

Complies. The project complies because no
new fences are included.

11. Signage. Signs should not be
designed to significantly detract from
the overall visual quality of a site or the
surrounding area and be consistent
with the City's Sign Ordinance. The
design of signs should relate to the
design of other site structures, the use
of the site, and the visibility of the site
from adjacent streets
The project proposes a 50-foot-tall freestanding
and a 25 foot tall freestanding sign along SR 36
with a sign face area of 1,171 square feet near
the SR 36 frontage plus wall signs on the front
and sides of the building and on the fuel
dispenser canopies. The wall signs on the
building appear to comply with the provisions of
the City’s Sign Ordinance, although sign
dimensions to verify the sign sizes were not
provided.

Complies, subject to conditions of approval.

As a condition of approval, the applicant
shall provide dimensioned plans for all signs
proposed, including signs attached to the
canopies and shall reduce the size and
height of the freestanding sign to a size and
height that is no larger or taller than
necessary to meet United States Sign
Council guidance.

Off-Street Parking Lot Design

1. The visual impact of off-street
parking areas should be reduced by
appropriate landscaping. Parking lot
landscaping should consist of an
appropriate number of climateappropriate trees, shrubs and ground covers to soften the hardscape
appearance of parking areas,
especially as seen from streets, public
areas, and residential areas. Large
parking areas should include trees
planted at regular intervals within the
parking area.

A combination of Locust Robusta Purple Robe,
Pistacia Chinensis, and Gingko Bilboa Magyar
trees would be used around the perimeter of the
developed areas. Cercis Canadensis, Malus
Transitoria “Golden Raindrops,” and Prunus
Virginiana ‘Canada Red’ shrubs would be
interspersed throughout the site to soften the
edges of the buildings. The parking areas do not
include landscaped peninsulas at regular
intervals within the parking areas. Conditions of
approval to add landscaping consistent with the
Zoning Code standards are recommended.

Complies, subject to conditions of approval.

The project complies because it proposes a
variety of climate appropriate trees along the
perimeter of the developed areas and,
subject to conditions of approval,
landscaping will be added at regular
intervals with the parking areas to soften the
hardscape appearance of parking areas and
to comply with requirements of the Zoning
Code.

2. Parking lot design should avoid the
appearance of large masses of parked
Parking lots have limited landscaped areas
between parked cars. Truck parking spots and
Complies, subject to conditions of approval.

With the addition of landscaping in the

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
8 Applicable Requirements Description of project Compliance Status cars. Long rows of parked cars should
be broken up with planting areas and
appropriate vertical landscaping.
automobile parking spots are not broken up with
planting areas and appropriate vertical
landscaping. Conditions of approval to add
landscaping consistent with the Zoning Code
standards are recommended.
parking lot, long rows of parked cars and
trucks will be broken up with trees.

3. The provision of shade for parked
cars should be a consideration in the
landscape design.

Project plans include minimal trees for the
parking areas on the site. Trees along the west
side of the western-most truck parking area, will
provide afternoon shade, and trees along the
east side of the overnight RV parking area and
the adjacent ten automobile parking spaces will
provide morning shade. The remaining parking
areas will not have the benefit of tree shade.

With the additional landscaping required to
meet the prior two guidelines, additional
shading will be provided for cars and trucks.

Complies, subject to conditions of approval.

With the addition of landscaping in the
parking lot, additional shade will be provided
for parked cars and trucks.

4. Adequate lighting should be
provided within off-street parking
areas for safety reasons. Particular
emphasis should be placed on
appropriate lighting at entrances,
exits, and barriers. All lighting should
be designed, positioned and/or
shielded to minimize glare and reduce
illumination off the site.

On site lighting would consist of high-mast LED
fixtures and LED canopy lighting. Lighting
fixtures would be 43’ tall in truck areas and 33’
tall 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. General lighting design
principles will include energy-efficient lighting
and shielding to minimize light trespass. Project
plans do not include specifications for exterior
building/façade lighting.

Complies, subject to conditions of approval.

The project complies because proposed
lighting will be installed with shielding to
minimize light trespass. Adequate lighting is
provided under the canopy and throughout
the site, at the driveway entrances, and
along the perimeter of the parking areas. As
a condition of approval, specifications for
light fixtures will be provided to verify
compliance, including for exterior lights
attached to the building.

5. Off-street parking areas should be
paved with asphalt, concrete or other
suitable materials to City standards.

Parking areas will be paved with asphalt
concrete.

Complies. The project complies because
parking areas will be paved with asphalt
concrete according to City standards.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
9 Applicable Requirements Description of project Compliance Status Landscaping

1. Landscaping plans. All site
development plans, except individual
single-family dwellings, should include
landscaping plan
Development plans include a landscaping plan. Complies. The project complies because a landscape plan is included in the project
package.

2. The scale and function of landscape
materials should be appropriate to the
site, structures and the neighborhood
Purple Robe Locust trees are large deciduous
trees with a maximum height of 40 to 50 feet and
a canopy spread of 20 to 30 feet. They are
proposed along the edge of the truck and
overnight RV parking areas.

Along the north side of the extension of Skyline
Road a mix of Chinese Pistache, which have a
mature height of 30 to 35 feet and a spread of 20
to 30 feet and Ginkgo Bilboa trees which have a
mature height of 50 to 80 feet and spread of 30
to 40 are proposed. Chinese Pistache trees are
proposed around the dog park.

Small to medium size trees are planted near the
convenience store/ restaurant building and near
the driveway entrances.

Complies The project complies because
larger trees are planted along the road and
on the perimeter of the parking areas with
smaller trees closer to the building.

3. Existing landscape elements should
be incorporated into the landscaping
plan.

The project site is devoid of trees and populated
with invasive plant species such as perennial
pepperweed (Lepidium latifolium) and
cheatgrass (Bromus tectorum).

Complies. The project complies because it is
removing invasive plant species. There are
no other existing landscape elements.

4. Plant size. When trees are utilized
as part of the landscaping plan, they
should be planted from fifteen (15)
gallon size containers. Shrubs should
be planted from two (2) gallon size
Proposed trees are in 15-gallong and 24-inch
box containers. Shrubs are from one- and fivegallon containers.

Complies. The project complies because
proposed trees are planted from 15-gallong
and 24-inch box containers and proposed
shrubs are planted from a variety of one- and
five-gallon containers.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
10 Applicable Requirements Description of project Compliance Status containers. Tree plantation from
twenty-four (24) inch size box
containers may be required by the City
to compensate for the removal of large
mature trees

5. Plant selections should be
appropriate for the local climate.

Plant selections include Locust Robusta Purple
Robe, Pistacia Chinensis, Gingko Bilboa Magyar
trees, Cercis Canadensis, Malus Transitoria
“Golden Raindrops,” and Prunus Virginiana
‘Canada Red’ shrubs.

Complies. The project complies because
plant selections are suitable for temperate
climates.

6. Landscaping Maintenance.

Provisions should be made to maintain
landscaping material in a healthy and
growing condition and for the
replacement of dead, dying and
diseased plants.

Project plans do not include provisions for
landscape maintenance, however as a condition
of approval, landscape maintenance is required.

Complies, subject to conditions of approval.

The project plans do not include provisions
for landscaping maintenance. Therefore, a
condition for landscaping maintenance has
been added to ensure compliance.

7. Appropriate automatic irrigation
systems should be installed and
maintained for landscaped areas
except when it is impractical to do so.

Irrigation systems should be designed
to be efficient in water consumption
and not overspray walks, buildings,
roadways and other non-planted
areas.

The project would employ water-efficient
landscape design and weather-based controller
and drip irrigation systems to promote a
reduction of outdoor water use.

Complies. The project complies because it
proposes water-efficient landscape design
to reduce outdoor water use.

8. Water conservation measures
should be incorporated into
landscaping and irrigation system
designs.

The project would employ water-efficient
landscape design and weather-based controller
and drip irrigation systems to promote a
reduction of outdoor water use.

Complies. The project complies because the
irrigation system uses a weather-based
controller to conserve water.

Street Tree

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
11 Applicable Requirements Description of project Compliance Status Development along state highways
should consult with the California
Department of
Transportation(Caltrans) to determine
if special regulations or permits are
required.

The project is along SR 36 and includes
improvements with the State highway right-ofway.

Complies, subject to conditions of approval.

As a condition of project approval, an
encroachment, and other permits as
required by CalTrans, shall be obtained prior
to issuance of grading or building permits for
the project.

1. Location of Street Trees. Street trees
are, by definition, located in the
planting strips of the street right-ofway or in the front yard of the lot as close as practical to the street right-ofway if there is no planting strip.

Project site does not include existing street
trees. Gingko Bilboa Magyar and Pistacia
Chinensis trees are planted adjacent to Skyline
Road.

Complies, subject to conditions of approval.

The project complies because it proposes
new street trees in the front yard close to the
street right-of-way along Skyline Road, and
subject to conditions of approval, trees will
be added along the SR 36 frontage.

2. Spacing and Placement.
a. There should be an average of one
street tree for every thirty (30) feet of
street frontage. Trees should be evenly
spaced. Variations to tree spacing
based upon site limitations, such as
the location of driveway approaches,
utilities, and fire hydrants, will be
considered.
b. Trees should not be planted closer
than fifteen (15) feet from the curb line
of street or alley intersections, and not
closer than ten (10) feet from the edge
of a private driveway, fire hydrant or
utility pole.
c. Street trees should not be planted
closer than twenty (20) feet from street
light standards.
a. Landscape plan shows one tree placed at
every thirty feet along the Skyline Road frontage.
b. Trees near the driveway entrances are
setback to avoid blocking motorists’ line-ofsight.
c. No new or existing street light standards
existing along the project frontage.
d. Project plans do not specify the spacing of
street trees from the face of the curb.
e. 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.
f. Project plans do not specify sidewalk cuts.
g. Project plans do not specify provisions for
landscape maintenance.
h. Project site does not include existing street
trees.

Complies. The project complies with the
spacing and placement guidelines.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
12 Applicable Requirements Description of project Compliance Status d. Street trees should be planted a
minimum of two and one-half (2 ½ )
feet from the face of the curb, except
at intersections where street trees
should be planted a minimum of five
(5) feet from the face of the curb, in the
curb return area.
e. Where there are overhead power or
other utility lines, tree species are to
be chosen that will not interfere with
those lines. A minimum clearance of
six (6) feet should be maintained
between street trees and utility lines.
f. Trees should not be planted within
two (2) feet of any permanent paving or
hard surface walkway.

Exterior Lighting Design

1. Exterior lighting should be
integrated with the architectural
design of the building(s) and the
project landscaping.

On site lighting would consist of high-mast LED
fixtures and LED canopy lighting. Lighting would
be interspersed along the outside perimeter of
parking areas, at the driveway entrances, and
throughout the interior of the site. Project plans
do not include specifications for exterior
building/façade lighting.

Complies, subject to conditions of approval.

The project complies because lighting is
integrated into the canopies in the driveways
or interspersed throughout the site. As a
condition of project approval, exterior
building lighting specifications shall be
provided to document compliance with the
guidelines.

3. Area lighting should be designed
and shielded to prevent light from
escaping off the site.

Proposed lighting will be installed in accordance
with applicable Backlight-Uplight Glare (BUG)
standards established by IESNA and/or
CALGreen code requirements related to light
pollution reduction. General lighting design
Complies, subject to conditions of approval.

Subject to verification of the manufactures’
specifications, the project complies
because proposed lighting will be installed
with shielding to minimize light trespass.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
13 Applicable Requirements Description of project Compliance Status principles will include energy-efficient lighting
and shielding to minimize light trespass.

4. Light fixture mounting heights
should be appropriate to the design of
the project and the neighborhood. The
use of low, bollard-type fixtures, about
four (4) feet in height, are encouraged
for pedestrian areas with
approximately eight (8) feet as a
maximum height for pedestrian areas.

The mounting height of fixtures in
vehicular and/or storage areas should
not exceed twenty-four (24) feet, with
lower mounting heights encouraged.

On site lighting would consist of high-mast LED
fixtures and LED canopy lighting. Lighting would
be 43’ in truck areas and 33’ in auto areas.

Project plans do not include lighting fixture
mounting heights for pedestrian areas.

Complies, subject to conditions of approval.

As a condition of project approval, the
mounting height of fixtures in vehicular areas
will be reduced to not exceed 24 feet.

5. Area lighting for security, visibility,
or architectural enhancement of the
buildings should be provided through
architecturally compatible fixtures.

On site lighting would consist of high-mast LED
fixtures and LED canopy lighting.

Complies. The project complies because
area lighting is provided through high-mast
LED fixtures and fixtures under the canopy.

Signage

1. Signage and graphics should bear a
relationship to the overall project
design.

The project proposes a 50-foot-tall freestanding
and a 25 foot tall freestanding sign along SR 36
with a sign face area of 1,171 square feet near
the SR 36 frontage plus wall signs on the front
and sides of the building and on the fuel
dispenser canopies. The wall signs on the
building appear to comply with the provisions of
the City’s Sign Ordinance, although sign
dimensions to verify the sign sizes were not
provided.

Complies, subject to conditions of approval.

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Architecture & Site Plan Review Analysis
Susanville Love’s Travel Stop
14 Applicable Requirements Description of project Compliance Status

2. Signage should be simple and easy
to read.

The signs have simple legible text which is easy
to read.

Complies.

5. Attached signage. Attached signage
is preferred over detached signage.

Wall signs are attached to the building and
canopy and consistent with the SMC, one
freestanding sign is proposed near the SR 36
frontage.

Complies.

6. Detached signage. Detached or
freestanding signs should be low in
profile, sensitive to the building and
site design and enhance the
streetscape.

The project proposes a 50-foot-tall sign and a
25-foot-tall sign along the SR-36 frontage.

Complies, subject to conditions of approval.

7. Lighting. The light source for
externally illuminated signs should be
shielded or out of public view.

Project plans do not specify the light source for
externally illuminated signs. The gas prices are
internally lit cabinet signs.

Complies, subject to conditions of approval.

As a condition of approval, the light source
for any signs with external illumination shall
be shielded from public view.

Miscellaneous Provisions

1. Art Features. The use of art features
such as murals, sculptures, distinctive
landscaping, and fountains are
encouraged to add identification and
style to a development.

Project plans do not include art features. The project plans do not include information about art features.

Page 349 of 387 ends

Planning Commission
April 15, 2026
Susanville Love’s Travel Stop

Page 350 of 387 ends

Project Description
Love’s Travel Stop

Page 351 of 387 ends

Offsite Improvements

Page 352 of 387 ends

Review Process
Certification
of the EIR
General Plan
Amendment
Recommendation
to City Council
Review/Approval
of Use Permit,
ASPR, Sign Permit
CEQA Finding of
Fact & MMRP
CEQA
Finding of Fact
Planning Commission Actions
Adopt Resolution
for General Plan
Amendment
Resolution
Initiating
Annexation
City Council Actions
May 6th
Public Hearing
Planning
Commission
Recommendation
on Zoning
Ordinance
City Council
Introduction of
Zoning Ordinance

Page 353 of 387 ends

Environmental Impact REport
Certification
➢ Notice of Preparation (NOP) on January 31, 2025
➢ DEIR published on December 17, 2025,
➢ 45-day public and agency review period
➢ All impacts less than significant or reduced to a less-thansignificant level ➢ Mitigations established for Bio, Cultural, Geo, and Tribal Cultural
➢ Comments from 20 members of the public and Caltrans,
CDFW, and CalGEM
➢ FEIR published on April 3, 2026
➢ COA requires implementation of MMRP

Page 354 of 387 ends

Environmental Impact REport
Mitigation Measures
➢ Biological Resources
➢ MM 3.3-2a-2c: Surveys &
buffers for special status
species including nesting
birds, raptors, bumble bees,
and WPT
➢ MM 3.3-3: Delineate
sensitive natural
communities and
implement avoidance,
buffers, and/or
compensation
➢ MM 3.3-4: Avoid impacts to
WOTUS including wetlands

Page 355 of 387 ends

Environmental Impact REport
Mitigation Measures (Continued)
➢ Cultural Resources
➢ MM 3.4-1a: Worker awareness training
➢ MM 3.4-1b: Inadvertent discovery
➢ Geology & Soils
➢ MM 3.6-1: Paleo Resource Impact Mitigation
➢ Retain paleontologist to train, supervise, & monitor
➢ Conduct pre-construction worker training
➢ Protections during assessment
➢ Tribal Cultural
➢ MM 3.10-1a: Implement 3.4-1a

Page 356 of 387 ends

General Plan Amendment
Recommendation
➢ Parcel is within Sphere of
Influence
➢ Current designation is Light
Industry or Business Park
➢ Proposed designation General
Commercial/Shopping Center
➢ Proposed use is consistent
with GC

Page 357 of 387 ends

Use Permit
General Plan Consistency
➢ Consistent with the General Plan with Conditions of Approval (COAs):
➢ Zoning Ordinance Amendment (May 6, 2026)
➢ Dedication of river frontage for pathway
➢ Grading and drainage plans
➢ 8-phase signaling
➢ Fair share contribution for bike lane along SR-36
➢ Post signage to notify drivers of idling limits
➢ Require RVs to connect to electrical hookups
➢ Construction equipment maintenance
➢ Security surveillance requirement

Page 358 of 387 ends

Landscaping Plans

Page 359 of 387 ends

Use Permit
Zoning Code Compliance
➢ Conditionally complies with the Zoning Code with COAS:
➢ Zoning Ordinance Amendment (May 6, 2026)
➢ Architectural consistency of outbuildings
➢ Add one loading space
➢ Maintain traffic visibility at intersections
➢ Additional landscaping including trees, shrubs and
minimum 50% of landscape area must be living plant
material

Page 360 of 387 ends

Architectural site plan review
Consistent with Conditions of Approval
➢ Conditionally complies with the Zoning Code and Design Guidelines with COAS:
➢ 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.

Page 361 of 387 ends

Sign Permit
Complies with Conditions of Approval ➢ Conditionally complies with the Zoning Code and Design
Guidelines with conditions of
approval: ➢ Maximum sign height shall
be determined by US Sign
Council guidelines and
reduced accordingly.
➢ Sign placement shall not
interfere with driveway
visibility
50 feet
25 feet

Page 362 of 387 ends

CEQA Finding of Fact
Exhibit B & Exhibit C
➢ At the time of project approval, CEQA requires
decisionmakers to adopt “CEQA Findings,” which
describe the disposition of all significant effects
identified in EIRs.
➢ CEQA Guidelines section 15091 requires that
approving agencies specify that a particular significant effect is “avoid(ed) or substantially lessen(ed),”
➢ Mitigation, Monitoring, and Reporting Program
implements the measures and attaches them to the
project approval

Page 363 of 387 ends

Recommendation
Planning Commission
➢ Approve a resolution certifying the Environmental Impact Report
➢ Approve a resolution recommending that the City Council adopt a resolution amending the General Plan Land Use Map to designate the site General Commercial
➢ Approve a resolution approving the project entitlements with Finding of Fact, Conditions of Approval, and MMRP

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QUESTIONS ?

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City Council
April 15, 2026
Love’s Travel Stop

Page 366 of 387 ends

Review Process
Certification
of the EIR
General Plan
Amendment
Recommendation
to City Council
Review/Approval
of Use Permit,
ASPR, Sign Permit
CEQA Finding of
Fact & MMRP
CEQA
Finding of Fact
City Council Actions
Resolution for
General Plan
Amendment
Initiate
Annexation
City Council Actions
May 6th
Public Hearing
Planning
Commission
Recommendation
on Zoning
Ordinance
City Council
Introduction of
Zoning Ordinance
Planning Commission

Page 367 of 387 ends

Annexation
➢ Project site is within the City’s Sphere of Influence ➢ Whole parcel must be annexed
➢ City must file application with the Lassen Local Agency Formation Commission (LAFCO)
➢ Project is consistent with General Plan policies regarding annexation.

Resolution Initiating Process

Page 368 of 387 ends

General Plan Ammendment
Consistent with Conditions of Approval
➢ Consistent with the General Plan
➢ Zoning code must be updated for consistency (site pre-zoning scheduled for May 6, 2026)
➢ Action covered by the EIR certified by the Planning
Commission
➢ Planning Commission recommends approval

Page 369 of 387 ends

Recommendation
City Council
➢ Approve a resolution directing staff to submit an
application to LAFCO to initiate the annexation process ➢ Approve a resolution amending the General Plan Land
Use Map to designate the site General
Commercial/Shopping Center

Page 370 of 387 ends

QUESTIONS ?

Page 371 of 387 ends

Agenda Item No. 14.A.

Standard Workflow
City Council Agenda Item
Submitted By: Heidi Whitlock, City Clerk
Action Date: April 15, 2026
Subject: Department Reports - Fire Department
Presented By: Allen Sobol, Acting Public Safety Chief
Summary: An update from the Fire Department will be provided at the meeting.

Fiscal Impact: None.

Action Requested: Informational Item.

Attachments:

1. UPDATE - SFD Q1 Update - Provided at Meeting

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S U S A N V I L L E F I R E D E P A R T M E N T
Quarterly Report
Q1 2026
January – March 2026
Serving our community since 1922

Page 373 of 387 ends

REPORT OVERVIEW
Incident Statistics
Call volume, incident types & trends
Response Times
Average response performance & benchmarks
Staffing & Personnel
Headcount, vacancies & changes
Equipment & Apparatus
Fleet status & maintenance highlights
Training & Certifications
Completed training hours & certifications
Community Outreach
Programs, events & public education

Page 374 of 387 ends

INCIDENT STATISTICS
Q1 2026 | January – March
511
Total Incidents
385
EMS / Medical
110
Other Responses
Incident Type Breakdown — Chart Placeholder
32 36 31
44 41 38 46 42 41 35 31 33
61 0
10 20
30 40
50 60
70 J1-4 J5-11 J12-18 J19-25 J26-F 1 F2-8 F9-15 F16-22 F23-M1 M2-8 M9-15 M16-22 M23-31 13 Fires Mutual Aid
5 10
Given Received

Page 375 of 387 ends

RESPONSE TIMES
Q1 2026 | All Incident Types
01:32 min
Avg. Turnout Time
Benchmark: < 1:20 min
03:19 min
Avg. Travel Time
Benchmark: < 4:00 min
04:51 min
Avg. Total Response
NFPA Standard: < 6:20 min
Response Time Notes
• Notable factors affecting response times this quarter: Projects, Inspections, Vehicle Maintenance • Response challenges: Traffic, Erratic drivers, Distance • Improvement initiatives underway: PSA for responding to emergency vehicles

Page 376 of 387 ends

STAFFING & PERSONNEL
Q1 2026
Headcount Summary
Total Authorized Positions 11
Currently Filled 9
Vacancies 2
New Hires This Quarter 0
Retirements / Separations 1
Personnel Notes
Vacancies
• Assistant Fire Chief, Firefighter
Recruitment & Hiring
• Fire Technology Classes: Firefighter and Seasonal Firefighter positions
• Flying the Assistant Chief Position
Promotions
• Firefighter LeRoy promoted to Engineer
Employee Recognition
• Chief Tom Hernandez, 23/yos
• Zach Hoffman – Firefighter of the Year 2025

Page 377 of 387 ends

STAFFING & PERSONNEL
Q1 2026
Volunteer Program
Positions 7
Callback Total 12
Avg. Per Callback 5
Incident Hours 52.75
Training Hours 171.5
Cadet Program
Positions 7
Callback Total 12
Avg. Per Callback 3
Incident Hours 26.1
Training Hours 167

Page 378 of 387 ends

EQUIPMENT & APPARATUS
Fleet Status | Q1 2026
Unit / Apparatus Type Year / Age Status Mileage / Hours Engine 621 1 2024 / 1yr In Service 13,098 / 1039 Newest edition to the fleet Engine R-621 1 1993 / 33yrs Out of Service 124,066 / 9426 Transmission/Transfer case failure Engine 622 2 2001 / 25yrs In Service 18,305 / 2448 Electrical, Transmission Engine 623 1 1997 / 29yrs In Service 49,745 / 5128 Used, Electrical, Pump, Corrosion Engine 628 3 1999 / 27yrs In Service 38,904 / 3196 Used, no current issues Truck 661 Aerial 2021 / 5yrs In Service 10,494 / 1230 Warranty Work, No major issues Squad 651 6 2022 / 4yrs In Service 4,396 / 9 Warranty Work, No major issues Equipment Highlights / Capital Needs
• NFPA recommends frontline apparatus over 15yo be moved to reserve status and apparatus over 25yo be replaced. • Maintenance is an SFD priority.
• Looking into funding options for apparatus replacement.

Page 379 of 387 ends

TRAINING & CERTIFICATIONS
Q1 2026
839.5
Total Training
Hours Completed
23 Personnel
Trained
6 New Certs
Earned
4 Certs
Renewed
Training Categories Completed
• Firefighting
• Technical Rescue
• Fire Prevention
• Admin: ESO
• EMS
• Drivers Training
• New Equipment
Upcoming / Planned Training
• Fire Investigation
• Common Passenger Vehicle Rescue Technician
• County Wildland Firefighter Training
• County Structural Firefighter Training

Page 380 of 387 ends

COMMUNITY OUTREACH
Q1 2026 | Public Education & Engagement
1 Fire Safety Education 2 Station Tours
• 2 Scheduled
• 5 Walk-in
• 3 School Visits
3 CPR / First Aid Training
• April 11th
• May 30th
• August 15th
• November 14th
4 Social Media / Outreach
• Business Inspections
• 16 call in concerns
• 23 burn complaints / 1 citation
• 4 Fire extinguisher trainings
• ILP Fire safety class
• Incident press releases
• Upcoming CPR
• Prescribed fires
• Events
• Open Positions

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S U S A N V I L L E F I R E D E P A R T M E N T
Thank You
Questions & Discussion
Acting Assistant Fire Chief: Leon Myers | Phone: 530-257-5152 | Email: [email protected] Presented to Susanville City Council • Q1 2026

Page 385 of 387 ends

Agenda Item No. 15.A.

Standard Workflow
City Council Agenda Item
Submitted By: Heidi Whitlock, City Clerk
Action Date: April 15, 2026
Subject: Future Council Items
Presented By: Dan Newton, City Manager
Summary: Council may provide direction to staff to bring back items for discussion or action at a future meeting.

Fiscal Impact: None.

Action Requested: Direction to staff.

Attachments:

1. 260415.Future.Items.List

Page 386 of 387 ends

2/4/2026
Request made to have/ask the Honey Lake Valley Recreation Authority perform a full audit of the financials
3/4/2026 Request made to have more of a presence on and to clean up the River Trail 2/18/2026 Request to bring back animal control discussion item 3/4/2026 Request made to bring back a discussion item regarding the homeless population 3/18/2026 Request made to bring back a discussion item regarding the River Trail including the level of enforcement, the possible annexation of property not owned by the city, etc. 3/18/2026
Request made to bring back a discussion item involving the sign code within the City Municipal Code, possible changes and clarification for business owners on requirements as written. Heard on 4/1/2026 and bringing back again as well. 2/18/2026 Request to bring back an item related to Council Members' civic contributions 3/4/2026 completed
LAST THREE MONTHS (1/21/2026 to current)

BUSINESS FROM THE FLOOR
Council requested - FUTURE COUNCIL ITEMS
Completed List Items

Page 387 of 387 ends

Susanville City CouncilApril 15, 2026

Susanville City Council
April 15, 2026