TO: Planning Commissioners
FROM: Beth Lindauer, Community Development Director
SUBJECT:
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Conditional Use Permit No. 2026-02; Amendment to Use Permit No. 310 to Allow an Additional Use Consisting of a Non-Profit Regional Food Warehouse, Administrative Office, and Charitable Distribution Logistics Facility; 345 David Avenue; APN 031-102-044
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RECOMMENDED COUNCIL ACTION:
recommendation
Staff recommends that the Planning Commission:
1. Conduct a public hearing and receive all public testimony regarding Conditional Use Permit No. 2026-02;
2. Find that the proposed modification to Use Permit No. 310 is consistent with the City of Red Bluff General Plan, Zoning Ordinance, and applicable development standards;
3. Determine that the addition of the proposed use will not result in impacts substantially different from those previously considered and will remain compatible with the existing institutional use of the property; and
4. Adopt Resolution No. 2026-21 approving Conditional Use Permit No. 2026-02, amending Use Permit No. 310 to authorize the additional use of the property as a nonprofit regional food warehouse, administrative office, and charitable distribution logistics facility, subject to the original conditions of approval for UP-310 and the additional conditions contained herein.
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SUMMARY:
The subject property is located at 345 David Avenue and was previously approved under Use Permit No. 310 for North Valley Baptist Church in 1998. The site consists of a church building, parking facilities, accessory structures, and a multi-purpose building.
Use Permit No. 310 authorized the expansion of use by constructing and operating a multi-purpose building intended for church-related activities, including youth programs, Sunday school activities, receptions, and similar community-serving functions.
The original approval established conditions addressing compatibility with surrounding residential properties, including parking, noise, lighting, landscaping, drainage, and site operations.
The applicant is requesting approval of Conditional Use Permit No. 2026-02 as an amendment to Use Permit No. 310 to authorize an additional use on the property. Approval of this amendment does not eliminate or supersede Use Permit No. 310; rather, it expands the permitted uses under the existing entitlement. All previously adopted conditions of approval remain applicable unless expressly modified by this action.
DISCUSSION:
The proposed use is to add a nonprofit regional food warehouse, administrative office, and charitable distribution logistics facility as an authorized use of the property.
The proposed operation would include:
• Food warehousing and pallet storage;
• Administrative office operations;
• Receiving and redistribution logistics for charitable food programs;
• Storage of dry goods, shelf-stable inventory, disaster relief supplies, and community distribution materials.
The facility would not operate as:
• A manufacturing facility;
• Industrial processing facility; or
• Public retail food distribution site.
The primary function would be regional nonprofit support, including coordinating and redistributing food and supplies to partner agencies, churches, food pantries, and community-serving organizations.
Public-facing retail operations are not proposed. Direct daily walk-up food distribution is not proposed.
STAFF ANALYSIS
The property maintains a community-serving character through its existing church and accessory uses. The proposed nonprofit food logistics and administrative operation is consistent with the community-service nature of the existing entitlement, and the use supports regional charitable services while utilizing existing developed facilities and infrastructure.
The property is zoned R-1 (Single-Family Residential) and supports community-serving uses subject to Conditional Use Permit approval.
The requested amendment does not approve a general warehouse or industrial use. Approval is limited specifically to the nonprofit charitable food storage, office, and redistribution operation described by the applicant and conditioned by the Planning Commission.
The applicant proposes:
• Approximately 8-20 employees/support personnel onsite daily
• Operating hours between 10:00 a.m. and 4:00 p.m.
• Approximately 1-3 commercial deliveries per week
• No drive-through distribution
• No high-volume public walk-up service
• Indoor storage and staging activities
Based on these operational characteristics and recommended conditions, staff believes the proposed use can operate without creating significant impacts related to traffic, parking, noise, or neighborhood compatibility.
To approve Conditional Use Permit No. 2026-02 as an amendment to Use Permit No. 310, the Planning Commission must make the following findings:
1. The proposed use, as conditioned, is consistent with the City of Red Bluff General Plan and applicable zoning regulations.
2. The establishment, maintenance, and operation of the proposed use will not be detrimental to the health, safety, peace, comfort, or general welfare of persons residing or working in the neighborhood.
3. The proposed use will not be detrimental or injurious to property or improvements in the surrounding neighborhood or to the general welfare of the City.
4. The proposed use is compatible with the existing institutional use of the property and surrounding land uses.
5. The conditions imposed are necessary and appropriate to ensure continued compatibility with surrounding properties.
The following conditions shall apply:
1. Conditional Use Permit No. 2026-02 shall amend Use Permit No. 310 only to add the nonprofit regional food warehouse, administrative office, and charitable distribution logistics facility described in the applicant’s proposal.
2. All conditions of approval adopted under Use Permit No. 310 shall remain in full force and effect unless specifically modified by this approval.
3. Approval shall not authorize general commercial warehousing, industrial processing, manufacturing, wholesale operations, or public retail sales.
4. The facility shall operate primarily as a nonprofit logistics and redistribution facility serving charitable organizations.
5. Public walk-up food distribution or high-volume public service operations shall not occur onsite unless separately reviewed and approved by the City.
6. Normal operating hours shall reasonably occur between 10:00 a.m. and 4:00 p.m. Any substantial expansion of operating hours may require additional review by the Community Development Director.
7. Delivery activities shall be conducted in a manner that minimizes noise, traffic conflicts, and impacts to surrounding residential properties.
8. Forklift operations, pallet handling, and warehouse staging activities shall occur indoors.
9. Exterior refrigeration equipment shall comply with applicable City noise requirements and shall be maintained to avoid adverse impacts to adjacent properties.
10. Employee, delivery, and operational vehicle parking shall be accommodated onsite.
11. The property shall be maintained in a clean and orderly condition consistent with surrounding institutional and residential uses.
12. Any substantial change in the intensity or character of the approved use, as determined by the Community Development Director, shall require additional review and possible modification of this Conditional Use Permit.
13. All tenant improvements shall comply with current Building and Fire codes, including but not limited to fire sprinkler systems, emergency access, egress, etc.
14. Post-Occupancy Review. The Planning Commission shall conduct a public hearing approximately six (6) months following the date of occupancy to review the operation and impacts of the use and determine whether any modifications, additional conditions of approval, or other measures are necessary to address identified impacts or ensure continued compliance with applicable regulations.
15. Failure to comply with the approved conditions may result in review, modification, or revocation proceedings consistent with the Red Bluff City Code.
ENVIRONMENTAL IMPACT:
The project is exempt from further environmental review pursuant to CEQA Guidelines Section 15301 (Existing Facilities), as it consists of the operation and minor modification of an existing facility, involving negligible or no expansion of existing or former use.
FISCAL IMPACT:
There is no anticipated impact to the City General Fund budget.
ATTACHMENTS:
1. CUP 2026-02 - UP-310 - Interior Photos
2. CUP 2026-02 - Vicinity Map
PLANNING COMMISSION RESOLUTION NO. 2026-21
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RED BLUFF APPROVING CONDITIONAL USE PERMIT NO. 2026-02, AN AMENDMENT TO USE PERMIT NO. 310, TO ALLOW THE ADDITIONAL USE OF AN EXISTING FACILITY AS A NONPROFIT REGIONAL FOOD WAREHOUSE, ADMINISTRATIVE OFFICE, AND CHARITABLE DISTRIBUTION LOGISTICS FACILITY LOCATED AT 345 DAVID AVENUE
WHEREAS, North Valley Baptist Church was previously granted approval of Use Permit No. 310 for the establishment and expansion of institutional uses located at 345 David Avenue, including operation of church facilities and an associated multi-purpose building; and
WHEREAS, Use Permit No. 310 established conditions of approval to ensure compatibility with surrounding residential properties, including but not limited to requirements related to parking, noise, lighting, landscaping, drainage, and site operations; and
WHEREAS, an application has been submitted requesting approval of Conditional Use Permit No. 2026-02 to amend Use Permit No. 310 to allow an additional use consisting of a nonprofit regional food warehouse, administrative office, and charitable distribution logistics facility within the existing developed site; and
WHEREAS, the proposed use includes nonprofit food storage, receiving, administrative operations, and redistribution logistics to support charitable organizations and community-serving programs throughout the region; and
WHEREAS, the proposed use does not include manufacturing, industrial processing, retail sales, drive-through distribution, or high-volume public walk-up food distribution activities; and
WHEREAS, approval of Conditional Use Permit No. 2026-02 does not replace, terminate, or supersede Use Permit No. 310, but instead modifies the existing entitlement to allow an additional authorized use subject to applicable conditions of approval; and
WHEREAS, all previously adopted conditions of approval associated with Use Permit No. 310 shall remain valid and enforceable unless expressly modified by this Resolution; and
WHEREAS, notice of the public hearing was provided in accordance with applicable provisions of State law and the Red Bluff City Code; and
WHEREAS, on August 25, 2026, the Planning Commission conducted a duly noticed public hearing to consider Conditional Use Permit No. 2026-02, received public testimony, considered the staff report, project materials, and all evidence presented regarding the request; and
WHEREAS, the Planning Commission has reviewed the project pursuant to the California Environmental Quality Act (CEQA) and finds that the project qualifies for an exemption pursuant to CEQA Guidelines Section 15301 (Existing Facilities), as the project involves operation of an existing facility with negligible or no expansion of the existing developed site.
NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Red Bluff hereby finds as follows:
I. Conditions:
1. Conditional Use Permit No. 2026-02 shall amend Use Permit No. 310 solely to allow operation of a nonprofit regional food warehouse, administrative office, and charitable distribution logistics facility as described in the applicant’s proposal and reviewed by the Planning Commission.
2. All conditions of approval adopted under Use Permit No. 310 shall remain in full force and effect unless specifically modified by this approval.
3. This approval shall not authorize general commercial warehousing, industrial processing, manufacturing, wholesale operations, retail sales, or other uses not specifically approved herein.
4. The facility shall operate primarily as a nonprofit logistics facility providing storage, administrative support, and redistribution of food and supplies to charitable partner agencies and community organizations.
5. Public-facing retail activities, drive-through distribution, or high-volume public walk-up distribution services shall not occur on-site unless reviewed and approved through a subsequent City entitlement process.
6. Typical operating hours shall be limited to approximately 10:00 a.m. to 4:00 p.m. unless otherwise approved by the Community Development Director.
7. Deliveries shall be scheduled and conducted in a manner that minimizes noise, traffic conflicts, and impacts to surrounding residential properties.
8. Warehouse activities, pallet handling, forklift operations, and staging activities shall occur indoors.
9. Any refrigeration equipment shall comply with applicable City noise standards and shall be maintained to prevent adverse impacts to adjacent properties.
10. Adequate onsite parking shall be maintained for employees, volunteers, operational vehicles, and deliveries.
11. The site shall be maintained in a clean, orderly, and professional manner consistent with surrounding institutional and residential uses.
12. Any substantial modification, intensification, or change in operational characteristics, as determined by the Community Development Director, shall require additional review and may require amendment of the Conditional Use Permit.
13. Post-Occupancy Review. The Planning Commission shall conduct a public hearing approximately six (6) months following the date of occupancy to review the operation and impacts of the use and determine whether any modifications, additional conditions of approval, or other measures are necessary to address identified impacts or ensure continued compliance with applicable regulations.
14. Failure to comply with the approved conditions may result in review, modification, or revocation proceedings consistent with the Red Bluff City Code.
II. Findings:
If the conditions of approval noted above are imposed, implemented, and monitored:
a) The proposed amendment is consistent with the City of Red Bluff General Plan and applicable zoning requirements because the proposed nonprofit charitable logistics and administrative use maintains the institutional and community-serving character of the property's existing approved use.
b) The establishment, maintenance, and operation of the proposed use, as conditioned, will not be detrimental to the health, safety, peace, comfort, convenience, or general welfare of persons residing or working in the surrounding neighborhood.
The proposed operational characteristics, including limited public access, limited deliveries, onsite parking, and indoor storage activities, ensure compatibility with nearby residential properties.
c) The proposed use will not be detrimental or injurious to property or improvements in the neighborhood or to the general welfare of the City because appropriate conditions have been incorporated to regulate operations, deliveries, parking, noise, and site maintenance.
d) The requested amendment is appropriate because it adds a compatible community-serving use to an existing approved institutional facility without authorizing a general commercial warehouse, industrial operation, or substantially different use of the property.
e) The Planning Commission finds that Conditional Use Permit No. 2026-02 is exempt from further environmental review pursuant to CEQA Guidelines Section 15301 (Existing Facilities), because the project involves operation of an existing facility and does not involve significant expansion of the existing use or physical improvements that would result in a significant environmental impact.
III. Effective Date:
This Resolution shall become effective immediately upon adoption.
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 August 25, 2026, by the following vote:
AYES:
NOES:
ABSENT OR NOT VOTING:
ATTEST: _____________________________
Community Development Director
__________________________
Deputy City Clerk