[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6561486,"mediaKeyId","3289841-f94804e02df8e171a01e43135f2a33b9","parentId",3289841,"title","Planning commission approves Cottages at Bel Air tentative map after extended wildfire‑evacuation debate","audioSeconds",3169,"startMs",3984000,"endMs",7153000,"viewUrl","/Search/View?dp=1&key=3289841-f94804e02df8e171a01e43135f2a33b9&start=3984&end=7153","thumbnailUrl","https://assets.pipeline.soar.com/3289841-f94804e02df8e171a01e43135f2a33b9/thumbnail_3984000.jpg","articleUrl","/articles/6561486/Redding/Shasta-County/California/Planning-commission-approves-Cottages-at-Bel-Air-tentative-map-after-extended-wildfireevacuation-debate","mediaUrl","https://secure.pipeline.soar.com/6561486-4160f0a3098ad7c38f6e6b95c12a330e/orig.mp4?Expires=1771130545&Signature=c9VQmyo2uh4CvQZclgujyRF8~7nx7cnbV2kv51bLWu2328aCfMwJVj1bxuxdFMWO6AG6HkCsM2iP6GwZMYj5FwAx9hdiHoX0VQYf2Ze16ecGqx8dVFUjvubs2A5svkYPqaUdj9uBixAvCz5X9G~7WyqCNhbfZRu7fHfM3emcwCs9JDsqWTrVtYK6~1PfS5Kun9fPggc4GD41SrASEBOq7Vx1VCkbmgmms-K2biCJPuN-DLgdHxP17oxLkwOCNtWF4hvV2SRAJomV7uiB9-RlA3cxq-u7b2m~8GDSvjhDr2VrlMCXu3JQjMw24MArGNB4lq4s3h5cf8p1jixH6OjjFA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Redding","date","2025-05-13T15:46:00Z","article","The Redding Planning Commission on May 13 recommended approval of the Cottages at Bel Air tentative map and plan‑development application, approving staff’s recommendation after extended public comments and a prolonged discussion about wildfire evacuation and road safety along Quartz Hill Road.

City planner Drew Morgan introduced the proposal, which would create three connected neighborhoods totaling roughly 6.3 units per acre on property at 50550 Quartz Hill Road. The plan includes pedestrian trail connections, a central community area, a masonry sound wall and frontage improvements that would widen the project’s road frontage to three travel lanes with an eight‑foot bicycle lane and landscaping with a meandering sidewalk.

Why it mattered: evacuation, fire risk and public comment

Public commenters raised fire‑safety concerns linked to the Carr Fire, saying evacuation routes in the Quartz Hill corridor previously experienced severe bottlenecks. \"When the Carr Fire hit, we had a bottleneck right there where the project is proposed,\" said Greg Rathbun (public commenter), who lives on Quartz Hill and described lengthy evacuation delays during that event.

Deputy Chief Jay Summerlin, Redding Fire Department interim fire marshal, and Lieutenant Jeff Schmidt of the Redding Police Department described changes in how evacuations are managed since the Carr Fire. Summerlin said city and county teams now use a GIS‑based alerting system (Genesys Protect) that allows officials to push targeted warning and evacuation zones to residents’ phones: \"When we put a zone into either warning or evacuation...if you're in the area or drive in the area, it will automatically alert you,\" he said. Summerlin added the fire department’s role is to identify areas for evacuation and that police manage the actual evacuation operations.

Lieutenant Schmidt emphasized operational changes and forecasting tools that allow staged evacuation orders and traffic metering: \"The major change is the way a fire incident is managed today,\" he said, and noted that forecasting can be used to sequence evacuations so that not all neighborhoods attempt to leave at once.

Staff findings and mitigation

Planner Drew Morgan said a biological assessment and a mitigated negative declaration were prepared for the Cottages project. The biological report identified suitable habitat for a special‑status plant (Red Bluff dwarf rush) and recommended focused surveys in the bloom period; mitigation measures for bats and nesting birds were also included. Staff reported the plan would preserve substantial open space, remove roughly 350 trees and retain about 759 trees in open areas, and proposed to plant an estimated 300 replacement trees as part of site development and landscaping.

During the public discussion commissioners and staff detailed conditions that would require the developer to complete frontage improvements on Quartz Hill Road, keep the road open and passable during construction, provide a wildfire fuel‑management plan and implement on‑site measures to reduce wildfire risk in the open‑space areas. Staff said condition 37 requires a vegetation/fuel‑reduction plan and condition 38 requires completion of fire reduction work prior to final map recordation.

Decision and next steps

A commissioner moved to recommend approval of the tentative map and plan development application as staff recommended. The commission seconded and voted in favor; no commissioners recorded opposition on the public record. The recommendation now goes to the City Council for final action on items where council approval is required.

Votes at a glance: Cottages at Bel Air

Motion: Recommend approval of tentative map application 20230803 and plan development application PD20250483 (Cottages at Bel Air) as described in the staff report, with mitigation and standard conditions of approval (mitigated negative declaration adopted).

Mover: Commissioner (name on record)
Second: Commissioner (name on record)
Outcome: Motion passed; Planning Commission recommended approval (unanimous on record).","mediaType","Video","parentTitle","City of Redding - May 13, 2025 4:00 PM - Redding Planning Commission - Regular Meeting - May 13, 2025","oneSentenceSummary","The Planning Commission recommended approval May 13 of the Cottages at Bel Air tentative map — a residential planned development on Quartz Hill Road — after a lengthy public hearing focused on wildfire evacuation and road capacity in the Quartz Hill corridor.","taxTitle","Redding, Shasta County, California","taxId",4211,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6561490,"Planning commission recommends rezoning, tentative map for Zinko Subdivision after hearings on trees, wetlands and road access",2800,1168000,3968000,"/Search/View?dp=1&key=3289841-f94804e02df8e171a01e43135f2a33b9&start=1168&end=3968","https://assets.pipeline.soar.com/3289841-f94804e02df8e171a01e43135f2a33b9/thumbnail_1168000.jpg","/articles/6561490/Redding/Shasta-County/California/Planning-commission-recommends-rezoning-tentative-map-for-Zinko-Subdivision-after-hearings-on-trees-wetlands-and-road-access","https://secure.pipeline.soar.com/6561490-0d7feab9d7c48fc61b108b8f35d09cf2/orig.mp4?Expires=1771130545&Signature=H0hsL6QlxpG5EveeADymFDZ5bCMdNYoruO5Se4Y7MCtE~OdFVOJ54AxVGpv3yO6gHUyk5i40FpG8PDGkvwRuwFkmb5Ah8wZocOQbr2sWA0X40ae9XAD-3yKxYeK5gLbks~Ov7x5W5KLPIOWiqyav57wGImAHn8U1ln32cf67bgu1ZLt-hmx-vfRJ-gEdzREbkEfJAhXK1pJNzzonLDEnQtlGtYfjqbbKJBCItVbkeKtjuo3d3KNzdxujjYz2rmRLNEAh4b2pwfO3pzv0abJ~GNUNwE7yfe50Na4FrryGyKas8B7UaT5VT2Q3e7m0f7SJN9Yomdppjj0SP-trTLNf5w__&Key-Pair-Id=KUT5TJCACFTXG","Planning commissioners on May 13 recommended the City Council approve a tentative subdivision map and rezoning for the Zinko Subdivision at 3150–3250 Jordan Lane, a 4.42-acre infill proposal for 16 single-family lots.

City planning staff presented the application and environmental review, and recommended adoption of a mitigated negative declaration and the draft conditions of approval. \"So today I'll be speaking to you about Zinko Subdivision, tentative map application and rezoning,\" said Mr. Castro, city planning staff, during the presentation. Staff described access, site utilities and required mitigation measures for biological resources and tree removal penalties.

The application would change the zoning of one parcel from RS3 to RS3½ to better match the General Plan land-use designation and to permit the proposed density. Staff said the project would connect a stubbed water line, loop the local distribution system to improve water quality and maintenance, and install curb, gutter and sidewalk on Jordan Lane and Deodar Way. The proposed lot sizes range from about 7,000 to 16,000 square feet, with an average near 9,500 square feet, and the plan includes two detention basins that would be placed in a landscape maintenance district rather than owned by an HOA.

Why it matters: public concerns and staff conditions

The project resurfaced questions raised at a previous hearing about emergent wetlands and removal of trees without permits. David Ledger, a resident who attended both hearings, told the commission the biological surveys were done out of bloom season and said, “the first one was done in October when you can't identify any blooming plants.” Staff said a follow-up biological assessment identified wetlands on the site but concluded no special-status wetland species were likely; nonetheless, pre-construction protocol-level surveys for three plant species (Redding checkerbloom, Dubious P, and Henderson’s bentgrass) were required in the mitigation measures.

Staff also reported that 59 qualifying trees (greater than 6 inches diameter at breast height) had been removed and that the city had issued a $30,000 fine for the unpermitted removals. Planning staff said grading and building permits will not be issued for the project until that fine is resolved. Commissioners discussed enforcement procedures and were told by staff the fine follows the tree-management provisions of the Redding Municipal Code and can be appealed under land-use appeal procedures.

Traffic, roads and public works findings

Traffic counts for the 16-unit subdivision fell below the city's threshold for a formal traffic study. John Caldwell, the city’s transportation and traffic engineer, described local roadway dimensions and noted the curb-to-curb width on Deodar Way is about 22.5 feet; the city expects to post no-parking and to add gutter and a two-foot gutter pan to maintain a usable 10-foot travel lane. Staff told commissioners the public-works analysis found adequate travel width for two-way traffic and emergency response, and concluded the city could not justify requiring the developer to purchase additional land from an adjacent mobile-home park to widen the road given nexus and proportionality requirements.

Commissioner concerns and recommended edits to conditions

Commissioners asked for stronger language on materials and maintenance for block-post fencing and for the detention-basin fencing on Parcel 10 to be included explicitly in the Landscape Maintenance District (LMD) so the basin and its gate are maintained. One commissioner moved that the commission forward a recommendation to city council to approve the map and rezoning, adopt the mitigated negative declaration and mitigation monitoring program, and approve the tentative map subject to staff conditions amended to require durable materials for block-post fencing and to place all perimeter fencing for the Parcel 10 detention basin into the LMD, with the gate designated an LMD maintenance item. The motion was seconded and the commission voted to forward the recommendation to council. Chair records show one member voted against the motion; commissioners did not identify the opposing member on the record.

What remains unresolved

• Enforcement and timing: staff confirmed the $30,000 administrative fine has been issued in the form of notices of violation and that, if unpaid and unappealed, ministerial permits (grading or building) will be withheld. Staff said if the fine is not resolved the matter could be referred to code enforcement for administrative citation procedures.
• Biological survey timing: staff described mitigation that requires in-season (bloom-period) surveys if surveys indicate the potential for special-status plants, and standard pre-construction nesting-bird checks.
• Road improvements: the city’s position is that requiring the developer to acquire land from the mobile home park to widen Deodar Way is not justified on nexus/proportionality grounds for a 16-lot subdivision.

Next steps and council review

Because rezoning is required to bring one parcel into conformance with the General Plan, the proposal must be approved by the City Council; the Planning Commission forwarded a recommendation with the amendments noted above. Staff will prepare the package for council consideration and continue to coordinate with public-works, code enforcement and biological consultants as the project advances.

Votes at a glance: Zinko Subdivision recommendation

Motion: Forward a recommendation to City Council to determine that the necessary findings for approval are in evidence; adopt the mitigated negative declaration and mitigation monitoring program; and approve tentative subdivision map S‑2024‑416 and rezoning application RZ‑2024‑156 (Zinko Subdivision), subject to draft conditions of approval as amended (durable block-post fencing; include Parcel 10 detention-basin fencing and gate in the LMD).

Mover: Commissioner Godard
Second: Second not named on record
Outcome: Recommendation forwarded to City Council (motion passed; 6 yes, 1 no).","Planning commissioners on May 13 recommended the City Council approve a tentative subdivision map and rezoning for the Zinko Subdivision, a 16‑lot single‑family project on Jordan Lane, after hearing public concerns about unpermitted tree removals, emergent wetlands and local road width.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6561481,"Commission continues update to standard subdivision conditions for more vetting with developers and staff",1914,5226000,7140000,"/Search/View?dp=1&key=3289841-f94804e02df8e171a01e43135f2a33b9&start=5226&end=7140","https://assets.pipeline.soar.com/3289841-f94804e02df8e171a01e43135f2a33b9/thumbnail_5226000.jpg","/articles/6561481/Redding/Shasta-County/California/Commission-continues-update-to-standard-subdivision-conditions-for-more-vetting-with-developers-and-staff","https://secure.pipeline.soar.com/6561481-65108ed563c57c12c1ce1a6b56c34634/orig.mp4?Expires=1771130545&Signature=B2VlxUueqvo8aXMIbkgPmDQfpa1mjAFWnvpGpkGRW5AzTY49dqXhniez8VRwIJAAkgkQIyeWXevk9OnbxzEkfSTFgoemqTXNPpHTOD2j8PbmevZdUA8D--IAhvZjB6hmrc0vuDzx3TCJywFgQt7KBulVhZmeLw5aDN6nFbzjEeoPsFFqYZPIAXkn4RDfdYWKX~uaGrJNdBRDHdDO~Bvo~ynFMZgP0Ghu8xLjfOpPTZCRD4dZ3WKS4F2QGQVbUgX~Asj8bYifF3Fq5ozSYgYlpA7EqJFDUYjtLbeor6PnyibNr2uRjghSfS87t2DmUW6G~vIaL0qXFCH1evUtosrEmA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission opened a public hearing May 13 on proposed updates to Redding’s standard subdivision conditions of approval and continued the item after public comment and commissioner feedback requesting additional review with local developers and engineers.

Staff described the update as a consolidation of changes made since the last substantial update (2010–2011), incorporating new references to state and federal requirements, the recently adopted General Plan and General Plan EIR mitigation measures, updated municipal standards for stormwater (MS4), building and fire codes, and recommended standard mitigation for biological, cultural, geologic, noise, hazardous‑materials and wildfire issues.

Why it mattered: scope and sources

Staff said the updates are intended to standardize conditions that will be attached to future subdivision approvals and to improve consistency with laws and the General Plan EIR. \"We want to make sure that all the laws are followed when, human remains or whatever is discovered on site,\" staff said, describing cultural resources procedures and CEQA‑related protections. The draft also adds wildfire‑related standards such as required fuel‑reduction zones (a 100‑foot zone and a second 100‑foot zone) and Landscape Maintenance District requirements for subdivisions in the very‑high fire severity areas.

Public comment and industry concerns

Several local design and development professionals requested more time to review the proposed language and to meet with staff, arguing the update includes many technical details that may already be required elsewhere (in code or state law) and that the practical cost and timing implications for builders were not yet fully clear. Joshua Johnson, a local practitioner, asked staff to highlight which items are mandated by law and which are discretionary staff practices, and suggested a dedicated workshop with local developers and engineers.

Commissioner feedback and continuation

Commissioners echoed that request. They said staff should identify where language reflects existing state or federal mandates, where conditions implement General Plan EIR mitigation measures, and where the city is proposing operational practices. Commissioner comments emphasized clarity for project applicants and the need to avoid duplicative or inconsistent wording that could cause delay or misinterpretation during permitting. Several commissioners and local professionals suggested a short, focused workshop to review the draft language.

Outcome

After public comment and commissioner discussion, a commissioner moved and the commission voted to continue the item to a future date so staff can meet with local industry representatives and return with clearer, annotated language that differentiates mandatory legal requirements from standard implementation steps. Staff agreed that a date‑uncertain continuance would allow follow‑up outreach and drafting of a clearer document for the commission’s consideration.

Next steps

Staff will arrange consultations with local builders, engineers and planning professionals and prepare a revised, annotated draft that ties proposed conditions to their legal or policy source (e.g., specific General Plan EIR mitigation, state law, or municipal code), then return to the Planning Commission for action.","The Planning Commission held a public hearing on updated standard subdivision conditions intended to align city practice with the General Plan EIR, state law and current construction standards, and continued the item to allow staff to meet with local builders and engineers to clarify which provisions are mandatory and which are procedural.","actionData","errors"]

Article not found

Planning commission approves Cottages at Bel Air tentative map after extended wildfire‑evacuation debate

Planning commission recommends rezoning, tentative map for Zinko Subdivision after hearings on trees, wetlands and road access

Commission continues update to standard subdivision conditions for more vetting with developers and staff