TO: Planning Commissioners
FROM: Beth Lindauer, Community Development Director
SUBJECT:
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CONDITIONAL USE PERMIT (CUP2026-03); 508 MAIN STREET; REQUEST TO CONVERT AN EXISTING SECOND-FLOOR COMMERCIAL SPACE TO A RESIDENTIAL APARTMENT IN THE HISTORIC COMMERCIAL (HC) ZONING DISTRICT. APPLICANT- BRIAN HAUGEN
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RECOMMENDED COUNCIL ACTION:
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1. Conduct a public hearing and consider all testimony; and
2. Adopt Resolution No. 2026-20 approving CUP2026-03 subject to the findings and conditions of approval.
Conduct a public hearing for the approval/denial of a Conditional Use Permit to allow the conversion of some existing upstairs floor of a commercially used building in a Historic Commercial (HC) zoning district. Notice of this public hearing was published on July 18, 2026.
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SUMMARY:
Applicant Brian Haugen, on behalf of 20/20 Investments LLC, requests approval of a Conditional Use Permit to convert the existing upstairs portion of the building into a residential apartment while retaining the ground-floor commercial use. The project is an adaptive reuse of an existing downtown building and does not expand the building footprint.
DISCUSSION:
The property is located within the Historic Commercial (HC) zoning district. Pursuant to RBMC Chapter 25, residential dwellings located above the ground floor within the HC District require approval of a Conditional Use Permit by the Planning Commission. The proposal maintains an active commercial storefront while placing residential occupancy on the upper floor, consistent with the intent of the HC District to encourage mixed-use downtown redevelopment.
Red Bluff Municipal Code (RBMC) Section §25.79 outlines that a Conditional Use Permit shall be required in the Historic Commercial (H-C) zoning designation for residential dwelling use.
The proposal represents an appropriate adaptive reuse of an existing structure. Upper-story residential occupancy increases activity in the downtown area while preserving commercial uses at street level. Because the proposal utilizes an existing building, environmental impacts are minimal. All construction will be reviewed through the building permit process for compliance with the California Building Standards Code, Fire Code, accessibility requirements, and City standards.
The Technical Advisory Committee has reviewed the CUP-2026-03 proposal and makes the recommendation to the Planning Commission for approval with the following conditions set forth:
1. Obtain all required building permits before commencement of work.
2. Submit a complete digitally engineered plan set for Building Division review.
3. Install an automatic sprinkler system throughout all Group R fire areas in accordance with NFPA 13.
4. Provide a minimum one-hour fire barrier between the Group B occupancy and the proposed Group R occupancy.
5. Provide compliant emergency escape and rescue openings for each sleeping room.
6. Install smoke alarms and carbon monoxide alarms as required by the California Building and Fire Codes.
7. Provide a non-lead reduced pressure backflow prevention assembly in a metal enclosure meeting the City Land Division and Engineering Design Standards.
8. Comply with all Public Works and Engineering requirements prior to occupancy.
9. Maintain compliance with all applicable provisions of RBMC Chapter 25 and all other applicable City ordinances.
10. The Planning Division shall verify compliance with all conditions prior to final occupancy.
GENERAL PLAN
This project will be consistent with all Elements of the General Plan if the Findings and Conditions recommended by staff are approved.
Use permits require findings for approval by the Planning Commission as defined in RBMC Section 25.123(A). Section 25.123(A) is as follows:
(A) The findings of the Planning Commission shall be that the establishment, maintenance, or operation of the proposed use will or will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort and general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city.
If the Planning Commission approves Use Permit 2026-03, the next step for the applicant would be to secure construction, business license, and occupancy documents and submit them to the Community Development Department for review and approval.
ENVIRONMENTAL IMPACT:
The project is categorically exempt from CEQA pursuant to Guidelines Section 15301 (Existing Facilities), consisting of interior alterations to an existing structure involving negligible expansion of use.
FISCAL IMPACT:
There is no anticipated impact to the City’s General Funds budget.
ATTACHMENTS:
1. EXHIBIT A - Vicinity Map
2. EXHIBIT B - Floor Plan
3. EXHIBIT C - Notice of Exemption
PLANNING COMMISSION RESOLUTION NO. 2026-20
A RESOLUTION OF THE RED BLUFF PLANNING COMMISSION REGARDING
WHEREAS, the Planning Commission conducted a duly noticed public hearing on July 28, 2026;
WHEREAS, the subject property is zoned Historic Commercial (HC);
WHEREAS, RBMC Chapter 25 authorizes upper-story residential uses within the HC District upon approval of a Conditional Use Permit;
WHEREAS, the Commission finds the project consistent with the General Plan and compatible with surrounding land uses.
NOW THEREFORE, BE IT RESOLVED that CUP 2026-03 permitting the residential use of the second-story level of a Historic Commercial zoned property, located at 508 Main Street, is approved with the following Conditions and Findings:
I. Conditions:
1. Obtain all required building permits before commencement of work.
2. Submit a complete digitally engineered plan set for Building Division review.
3. Install an automatic sprinkler system throughout all Group R fire areas in accordance with NFPA 13.
4. Provide a minimum one-hour fire barrier between the Group B occupancy and the proposed Group R occupancy.
5. Provide compliant emergency escape and rescue openings for each sleeping room.
6. Install smoke alarms and carbon monoxide alarms as required by the California Building and Fire Codes.
7. Provide a non-lead reduced pressure backflow prevention assembly in a metal enclosure meeting the City Land Division and Engineering Design Standards.
8. Comply with all Public Works and Engineering requirements prior to occupancy.
9. Maintain compliance with all applicable provisions of RBMC Chapter 25 and all other applicable City ordinances.
10. The Planning Division shall verify compliance with all conditions prior to final occupancy.
II. Findings:
If the conditions of approval noted above are imposed, implemented, and monitored:
• The Conditional Use Permit satisfies the findings required by RBMC Chapter 25.
• The use is consistent with the City's General Plan.
• The use will not be detrimental to public health, safety, peace, morals, comfort, or general welfare.
• The project is compatible with existing and planned surrounding land uses.
• The project is exempt from CEQA pursuant to CEQA Guidelines Section 15301.
NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF RED BLUFF:
The foregoing resolution was adopted at a regular meeting of the Planning Commission held on July 28, 2026, by the following vote:
MOTION:
SECOND:
AYES:
NOES:
ABSENT OR NOT VOTING:
ATTEST: _____________________________
Community Development Director
___________________________
Deputy City Clerk