[{"_1":2,"_86":-5,"_87":-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",[32,74],{"_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":56,"_73":56},"mediaId",6497072,"mediaKeyId","5476971-1253b913ab03c3ad48a1771c04907c02","parentId",5476971,"title","Planning commission recommends Plumas Street overlay to bar new vape/tobacco shops and off‑sale liquor stores","audioSeconds",1250,"startMs",694000,"endMs",1944000,"viewUrl","/Search/View?dp=1&key=5476971-1253b913ab03c3ad48a1771c04907c02&start=694&end=1944","thumbnailUrl","https://assets.pipeline.soar.com/5476971-1253b913ab03c3ad48a1771c04907c02/thumbnail_694000.jpg","articleUrl","/articles/6497072/Yuba-City/Sutter-County/California/Planning-commission-recommends-Plumas-Street-overlay-to-bar-new-vapetobacco-shops-and-offsale-liquor-stores","mediaUrl","https://secure.pipeline.soar.com/6497072-14c2951550f75fd4a38ac452027ff5cd/orig.mp4?Expires=1775897934&Signature=fSoXi1uDjZ7RSxAw~8ocK3j8V4tQB0Zgwn9~OrF93tG~u52MqJEtY2yt3QFO9YfH6J7Lv8Di2oDmaH4ndqgGIfU-e-IV~DkEq8mG7Ld59YO1sEPDMaLiQ6Bd0Ww3i6Z167uz38UqtopOBMX-RiUOLVeVFc2V4uUdRhw~XSDDeU2TSTLDcY3pAsekO6SSlPVjVAzNvlVV3WLeHgf5-sd4hd2JMiXZ7puqhYzL~T3EVejQmFiRvw2H63mZFDcDRf4nU-DRBQCITpexuTJFWRuIBzxJHBu5zySoUfHocKf7MFPmzChlfhdvixADBFUSZFgc4Zx1BnMBnUJHat08W6cSEw__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-07-25T19:55:05.29Z","article","The Yuba City Planning Commission voted unanimously to recommend City Council adoption of a zoning code amendment (25‑01) and rezoning (25‑02) to create an X‑28 Downtown Plumas Street overlay district that would prohibit new tobacco and vape retailers and new off‑sale alcohol retailers consistent with California Department of Alcoholic Beverage Control (ABC) type 20 and 21 classifications.

Planning staff described the overlay as a targeted planning tool to apply additional land‑use restrictions along Plumas Street and adjacent blocks within the Downtown Business Improvement District, roughly from Callow (Caloos) Avenue/State Highway 20 to Bridge Street. The proposal would rezone identified properties on Plumas Street, Forbes Avenue, Scott Street and Center Street from Community Commercial (C‑2) Specific Plan to C‑2‑X28‑SP (C‑2 with X‑28 overlay and specific plan overlay).

Staff told the commission that the proposal does not force currently operating businesses to close; existing tobacco, vape or ABC‑licensed off‑sale retailers would be treated as nonconforming uses and could continue to operate provided they do not cease operation for one year or more, per the city’s nonconforming use provisions. Staff also advised that the city determined the proposal is exempt from CEQA under the general rule (CEQA Guidelines §15061(b)(3)) because it reduces allowable uses and is not expected to create environmental impacts.

Public comment was mixed. Marnie Sanders, executive director of the Blue Zones Project and a Downtown Business Association board member, urged the commission to support the overlay, saying it would help preserve a family‑friendly, walkable downtown aligned with health and well‑being goals. Sandy Drown, a Downtown Business Association board member and owner of the Happy Viking, also supported the proposal and cited break‑ins at a nearby smoke shop as a reason the overlay would protect the downtown’s character. Shelley Darrow, who owns the Tea Garden House building at 731 Plumas Street, opposed the restriction and questioned why off‑sale wine or small wine‑tasting uses would be treated the same as larger off‑sale liquor retailers; she also raised concerns about homelessness and public safety unrelated to vape shops.

During deliberations commissioners discussed whether the recommendation should allow a limited wine‑tasting or food‑paired wine store use (staff noted a type 20 ABC license could encompass tasting activities) and suggested the Planning Commission could forward a more tailored definition to the City Council for consideration. County liaison Campbell suggested the city consider shortening the city’s one‑year nonconforming cessation period (not part of the current amendment package) to better achieve downtown revitalization objectives.

The commission moved and seconded a recommendation that the City Council find the zoning code amendment and rezoning not subject to environmental review under CEQA Guidelines §15061(b)(3) and approve Zoning Code Amendment 25‑01 and Rezoning 25‑02 (title 8, chapter 5, article 38 revisions to add overlay districts and establish X‑28). The motion passed unanimously; no commissioners opposed.

What happens next: the Planning Commission’s recommendation will be transmitted to the City Council for final action. Commissioners asked staff to consider a refined definition for limited wine‑tasting or a wine store to present to council, but did not adopt a specific definition at the hearing.","mediaType","Video","parentTitle","Yuba City Planning Commission Meeting 7-23-2025","oneSentenceSummary","The commission unanimously recommended that the City Council approve Zoning Code Amendment 25‑01 and Rezoning 25‑02 to create an X‑28 Downtown Plumas Street overlay that prohibits new tobacco and vape retailers and new retail stores selling beer, wine or distilled spirits for off‑site consumption (ABC type 20 and 21).","taxTitle","Yuba City, Sutter County, California","taxId",3751,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6497076,"Planning commission approves 10-building self-storage project at 1478 Garden Highway",499,193000,692000,"/Search/View?dp=1&key=5476971-1253b913ab03c3ad48a1771c04907c02&start=193&end=692","https://assets.pipeline.soar.com/5476971-1253b913ab03c3ad48a1771c04907c02/thumbnail_193000.jpg","/articles/6497076/Yuba-City/Sutter-County/California/Planning-commission-approves-10-building-self-storage-project-at-1478-Garden-Highway","https://secure.pipeline.soar.com/6497076-47b836d30860baf8a3edfbcfd44ec369/orig.mp4?Expires=1775897934&Signature=Ef7enI4paI4tbDs7ewrTP6JIZ2FUjxm13Nlwq08AZj3JXYhMGK91b81qd13GBSygbHqw9lxYlNaTcdW-Dq1fRDlVEWelcFbiM7wLCg~jX~v7WJIMH2XH2r~7VNVB4EEjOaqOIOex2DBBW2BOg0~XbPptkTnp2Dj2jVECqYszNmWuFJfHetaCMmE9mJDXssE4SplGa7ppupRblaR9F4Lzy-qkkXdzzKBIfuUrEYo5jvKoMz16kl237TWzhwd7SkI9I5lWv8YHC5FlMpttrJ1OsOulX3TtBI1ZbveikrfxqES0NpbojEYpAz5usuW4gYipGQWjEcM-hfoCMkXJwXzsSw__&Key-Pair-Id=KUT5TJCACFTXG","The Yuba City Planning Commission voted unanimously to approve Development Plan 25‑01, permitting a 10‑building self‑storage facility and an office with an upstairs manager unit at 1478 Garden Highway (APN 540‑100‑08).

Planning staff told the commission the project would total 124,398 square feet and be built in two phases: Phase 1 would complete Buildings 1–7 and an RV/boat storage area; Phase 2 would add Buildings 8–10 within two to ten years depending on rental demand. The parcel is five acres in the city’s light industrial zoning district, where staff said self‑storage is a permitted use.

Staff recommended the commission determine the project is categorically exempt from the California Environmental Quality Act (CEQA) under Guidelines §15332 (infill development) and approve the development plan subject to conditions of approval. The commission adopted a resolution making the CEQA finding and approving the plan.

Staff described site features as an office at the front of the site with parking and a gated main access, a secondary 40‑foot easement access at the southeast corner, and landscaping along Garden Highway that includes street trees and drought‑tolerant groundcover. Elevations shown to the commission include stone veneer at the base of the office and decorative cornice and patterning on the storage buildings facing Garden Highway; staff noted signage depicted in presentation is not part of the application.

Traffic and services: staff said self‑storage is typically a low traffic generator, on‑site parking is sufficient, and all city services are available. The staff recommendation included a condition prohibiting parking of commercial trucks, trailers and tractors anywhere on site. During the hearing the applicant said he purchased the property about a year ago and that a Phase I environmental assessment produced no contamination findings.

Public comment: there were no public speakers on this item. After public testimony closed, a commissioner moved to adopt the resolution to find the project categorically exempt under CEQA §15332 and approve Development Plan 25‑01 subject to the conditions of approval; another commissioner seconded the motion. The commission voted aye; no commissioners opposed.

What happens next: because staff advised this project is a final action by the commission, no further commission recommendation to the council is required for approval per staff’s remarks at the hearing.","The Yuba City Planning Commission approved Development Plan 25‑01 to build 10 self‑storage buildings and an office with an upstairs manager unit at 1478 Garden Highway, finding the project categorically exempt under CEQA Guidelines §15332.","actionData","errors"]

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Planning commission recommends Plumas Street overlay to bar new vape/tobacco shops and off‑sale liquor stores

Planning commission approves 10-building self-storage project at 1478 Garden Highway