Agenda packet — Hughson City Council, April 14, 2025 (part 2 of 2)

333
Existing Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Tully Rd 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 433 584
Minor St. Volume
(higher volume
approach): 184 167
Warrant Met?: No No
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
334
Existing Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Tully Rd 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 433 584
Minor St. Volume
(higher volume
approach): 184 167
Warrant Met?: No No
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume (70% Factor)
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-4 (70% Option)
*
335
Near Term Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Tully Rd 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 449 600
Minor St. Volume
(higher volume
approach): 202 184
Warrant Met?: No No
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
336
Near Term Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Tully Rd 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 449 600
Minor St. Volume
(higher volume
approach): 202 184
Warrant Met?: No Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume (70% Factor)
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-4 (70% Option)
*
337
Cumulative Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Tully Rd 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 521 699
Minor St. Volume
(higher volume
approach): 295 268
Warrant Met?: No No
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
338
Cumulative Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Tully Rd 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 521 699
Minor St. Volume
(higher volume
approach): 295 268
Warrant Met?: Yes Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume (70% Factor)
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-4 (70% Option)
*
339
Existing Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 665 703
Minor St. Volume
(higher volume
approach): 219 269
Warrant Met?: No No
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
340
Existing Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 665 703
Minor St. Volume
(higher volume
approach): 219 269
Warrant Met?: Yes Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume (70% Factor)
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-4 (70% Option)
*
341
Near Term Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 689 728
Minor St. Volume
(higher volume
approach): 227 279
Warrant Met?: No No
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
342
Near Term Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 689 728
Minor St. Volume
(higher volume
approach): 227 279
Warrant Met?: Yes Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume (70% Factor)
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-4 (70% Option)
*
343
Cumulative Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 801 846
Minor St. Volume
(higher volume
approach): 263 324
Warrant Met?: No Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
344
Cumulative Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 801 846
Minor St. Volume
(higher volume
approach): 263 324
Warrant Met?: Yes Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume (70% Factor)
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-4 (70% Option)
*
345
Existing Plus Project Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 690 709
Minor St. Volume
(higher volume
approach): 231 305
Warrant Met?: No No
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
346
Existing Plus Project Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 690 709
Minor St. Volume
(higher volume
approach): 231 305
Warrant Met?: Yes Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume (70% Factor)
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-4 (70% Option)
*
347
Near Term Plus Project Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 714 734
Minor St. Volume
(higher volume
approach): 240 315
Warrant Met?: No Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
348
Near Term Plus Project Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 714 734
Minor St. Volume
(higher volume
approach): 240 315
Warrant Met?: Yes Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume (70% Factor)
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-4 (70% Option)
*
349
Cumulative Plus Project Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
500 420 500 505 500 N/A
600 360 600 460 600 590
700 325 700 420 700 540
800 285 800 360 800 475
900 245 900 325 900 425
1000 200 1000 285 1000 370
1100 175 1100 250 1100 340
1200 150 1200 220 1200 285
1300 130 1300 190 1300 250
1400 120 1400 155 1400 220
1500 100 1500 145 1500 180
1600 100 1600 120 1600 170
1700 100 1700 100 1650 150
1800 100 1800 100 1800 150
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
150 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

SCENARIO (AM/PM)
Number of Lanes
Major Approach Santa Fe Ave 1
Minor Approach E Whitmore Ave 1
AM Peak PM Peak Volumes for higher minor street
Major St. Volume (both
approaches): 831 854
Minor St. Volume
(higher volume
approach): 278 367
Warrant Met?: Yes Yes
Both 1 Lane Approaches 2 or more Lane and One Lane Approaches Both 2 or more Lane Approaches 0 100
200
300
400
500
600
400 500 600 700 800 900 1000 1100 1200 1300 1400 1500 1600 1700 1800 Minor Street (Higher Volume Approach) - VPH Major Street (Total of Both Approaches) - VPH
Warrant 3 | Peak Hour Volume in Urban Areas
AM Peak PM Peak
2 OR MORE LANES & 2 OR MORE LANES
2 OR MORE LANES & 1 LANE
1 LANE & 1 LANE
Fig 4C-3 (100% Option)
*
350
Cumulative Plus Project Conditions
Signal Warrant 3: Peak Hour
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
Major Street Total of
Both Approaches
Minor Street High
Volume Approach
400 265 400 340 400 N/A
500 210 500 290 500 375
600 180 600 240 600 310
700 150 700 200 700 260
800 90 800 175 800 220
900 100 900 140 900 180
1000 85 1000 120 1000 150
1100 75 1100 95 1150 100
1200 75 1200 80 1200 100
1300 75 1250 75 1300 100
* Note: Values in Table are approximate, actual curves based upon 2nd order polynomial equation NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR MINOR STREET APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.

352
Queuing and Blocking Report
Existing Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 118 38 72 54 56 83
Average Queue (ft) 52 17 34 28 21 44
95th Queue (ft) 89 38 59 46 45 71
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 0 0
Queuing Penalty (veh) 0 0 0
Intersection: 2: Tully Rd & Street A
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 44 29 62 64
Average Queue (ft) 14 2 33 33
95th Queue (ft) 35 15 51 51
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
353
Queuing and Blocking Report
Existing Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 72 73 55 63
Average Queue (ft) 36 39 29 35
95th Queue (ft) 59 59 49 56
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 89 112 52 162 53 126
Average Queue (ft) 38 52 24 79 3 64
95th Queue (ft) 71 86 47 134 26 107
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 16 0
Queuing Penalty (veh) 0 1 0
Network Summary
Network wide Queuing Penalty: 2
354
Queuing and Blocking Report
Existing Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 151 30 64 85 54 83
Average Queue (ft) 70 15 31 36 23 40
95th Queue (ft) 117 36 53 60 45 64
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 0 0
Queuing Penalty (veh) 0 0 0
Intersection: 2: Tully Rd & Street A
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 51 12 83 64
Average Queue (ft) 16 1 33 32
95th Queue (ft) 39 10 56 48
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
355
Queuing and Blocking Report
Existing Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 72 73 72 66
Average Queue (ft) 36 36 30 32
95th Queue (ft) 56 58 51 52
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 145 120 72 148 62 224
Average Queue (ft) 52 57 25 69 3 99
95th Queue (ft) 108 93 54 119 28 181
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 0 11 0
Queuing Penalty (veh) 0 0 1 0
Network Summary
Network wide Queuing Penalty: 1
356
Queuing and Blocking Report
Near Term Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 114 41 75 72 53 92
Average Queue (ft) 51 16 35 32 18 47
95th Queue (ft) 84 38 63 55 42 78
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 0 0
Queuing Penalty (veh) 0 0 0
Intersection: 2: Tully Rd & Street A
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 40 31 62 66
Average Queue (ft) 15 3 32 34
95th Queue (ft) 37 18 52 55
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
357
Queuing and Blocking Report
Near Term Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 82 84 66 64
Average Queue (ft) 37 42 32 33
95th Queue (ft) 61 66 56 56
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 81 111 58 155 68 148
Average Queue (ft) 35 56 24 83 4 70
95th Queue (ft) 66 93 48 133 32 120
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 17 0
Queuing Penalty (veh) 0 2 0
Network Summary
Network wide Queuing Penalty: 2
358
Queuing and Blocking Report
Near Term Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 2: Tully Rd & Street A
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
359
Queuing and Blocking Report
Near Term Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 0
360
Queuing and Blocking Report
Cumulative Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 116 42 77 78 76 132
Average Queue (ft) 57 18 40 36 26 63
95th Queue (ft) 91 39 66 58 52 103
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 0 0
Queuing Penalty (veh) 0 0 0
Intersection: 2: Tully Rd & Street A
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 48 25 76 87
Average Queue (ft) 18 1 39 38
95th Queue (ft) 41 11 62 60
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
361
Queuing and Blocking Report
Cumulative Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 81 93 83 96
Average Queue (ft) 42 46 39 44
95th Queue (ft) 68 73 64 73
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 135 114 70 318 85 199
Average Queue (ft) 47 61 27 136 12 94
95th Queue (ft) 97 100 55 274 60 169
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 42 0
Queuing Penalty (veh) 0 5 0
Network Summary
Network wide Queuing Penalty: 5
362
Queuing and Blocking Report
Cumulative Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 203 35 87 89 75 120
Average Queue (ft) 89 16 40 46 31 54
95th Queue (ft) 157 38 69 73 55 92
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 1 0
Queuing Penalty (veh) 0 1 0
Intersection: 2: Tully Rd & Street A
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 44 18 66 73
Average Queue (ft) 18 1 37 34
95th Queue (ft) 40 11 55 53
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
363
Queuing and Blocking Report
Cumulative Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 94 76 68 74
Average Queue (ft) 50 42 35 39
95th Queue (ft) 80 65 56 63
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 182 140 79 230 58 638
Average Queue (ft) 77 67 24 95 6 303
95th Queue (ft) 148 110 54 170 39 618
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%) 0
Queuing Penalty (veh) 0
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 1 0 29 0
Queuing Penalty (veh) 0 0 3 0
Network Summary
Network wide Queuing Penalty: 4
364
Queuing and Blocking Report
Existing Plus Project Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 109 64 72 75 66 108
Average Queue (ft) 59 28 35 32 23 52
95th Queue (ft) 97 49 62 52 46 85
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 0 0 0
Queuing Penalty (veh) 0 0 0 0
Intersection: 2: Tully Rd & Street A
Movement WB SB
Directions Served LR LT
Maximum Queue (ft) 63 62
Average Queue (ft) 23 13
95th Queue (ft) 53 43
Link Distance (ft) 1748 1490
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 54 50 66 86
Average Queue (ft) 24 20 40 39
95th Queue (ft) 45 47 59 64
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
365
Queuing and Blocking Report
Existing Plus Project Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 74 96 80 86
Average Queue (ft) 35 46 38 39
95th Queue (ft) 57 75 63 65
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 86 129 75 221 59 151
Average Queue (ft) 37 55 23 98 6 70
95th Queue (ft) 67 95 52 185 40 117
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 25 0
Queuing Penalty (veh) 0 2 0
Network Summary
Network wide Queuing Penalty: 3
366
Queuing and Blocking Report
Existing Plus Project Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 157 50 72 102 89 70
Average Queue (ft) 74 18 36 49 31 39
95th Queue (ft) 124 40 61 79 60 59
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 2 0
Queuing Penalty (veh) 0 2 0
Intersection: 2: Tully Rd & Street A
Movement WB SB
Directions Served LR LT
Maximum Queue (ft) 80 38
Average Queue (ft) 43 4
95th Queue (ft) 66 23
Link Distance (ft) 1748 1490
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 40 74 78 58
Average Queue (ft) 16 38 37 34
95th Queue (ft) 38 62 57 51
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
367
Queuing and Blocking Report
Existing Plus Project Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 82 72 68 74
Average Queue (ft) 41 38 31 41
95th Queue (ft) 67 58 52 63
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 112 115 67 125 33 245
Average Queue (ft) 52 58 22 63 2 106
95th Queue (ft) 94 93 51 107 22 207
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 9 0
Queuing Penalty (veh) 0 1 0
Network Summary
Network wide Queuing Penalty: 3
368
Queuing and Blocking Report
Near Term Plus Project Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 118 61 74 67 50 100
Average Queue (ft) 57 26 36 36 23 55
95th Queue (ft) 92 48 63 57 46 84
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 0 0 0
Queuing Penalty (veh) 0 0 0 0
Intersection: 2: Tully Rd & Street A
Movement WB SB
Directions Served LR LT
Maximum Queue (ft) 56 49
Average Queue (ft) 22 12
95th Queue (ft) 52 39
Link Distance (ft) 1748 1490
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 53 53 86 73
Average Queue (ft) 24 20 41 39
95th Queue (ft) 46 48 68 64
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
369
Queuing and Blocking Report
Near Term Plus Project Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 78 93 75 71
Average Queue (ft) 36 49 36 40
95th Queue (ft) 59 78 58 64
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 85 106 56 313 85 173
Average Queue (ft) 39 54 23 111 8 79
95th Queue (ft) 72 88 48 238 49 142
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%) 0
Queuing Penalty (veh) 0
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 27 0
Queuing Penalty (veh) 0 3 0
Network Summary
Network wide Queuing Penalty: 3
370
Queuing and Blocking Report
Near Term Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 156 26 78 93 58 72
Average Queue (ft) 67 15 35 37 23 38
95th Queue (ft) 114 35 60 63 45 59
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 1 0
Queuing Penalty (veh) 0 0 0
Intersection: 2: Tully Rd & Street A
Movement
Directions Served
Maximum Queue (ft)
Average Queue (ft)
95th Queue (ft)
Link Distance (ft)
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 46 12 69 45
Average Queue (ft) 16 1 33 30
95th Queue (ft) 40 8 48 45
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
371
Queuing and Blocking Report
Near Term Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 78 75 64 63
Average Queue (ft) 39 38 29 32
95th Queue (ft) 62 62 50 53
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 119 124 49 167 51 301
Average Queue (ft) 52 60 21 71 3 126
95th Queue (ft) 97 102 43 124 27 244
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 13 0
Queuing Penalty (veh) 0 1 0
Network Summary
Network wide Queuing Penalty: 2
372
Queuing and Blocking Report
Cumulative Plus Project Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 149 61 81 96 84 216
Average Queue (ft) 78 30 44 45 30 91
95th Queue (ft) 128 51 71 75 61 166
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 0 0 1 0
Queuing Penalty (veh) 0 0 1 0
Intersection: 2: Tully Rd & Street A
Movement WB SB
Directions Served LR LT
Maximum Queue (ft) 63 74
Average Queue (ft) 28 24
95th Queue (ft) 54 58
Link Distance (ft) 1748 1490
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 53 52 90 69
Average Queue (ft) 27 21 50 41
95th Queue (ft) 49 50 79 62
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
373
Queuing and Blocking Report
Cumulative Plus Project Conditions AM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 95 115 84 107
Average Queue (ft) 47 61 44 48
95th Queue (ft) 78 95 72 81
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 122 124 92 459 85 238
Average Queue (ft) 48 66 28 200 16 105
95th Queue (ft) 91 109 60 445 68 195
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%) 6
Queuing Penalty (veh) 0
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 0 57 0
Queuing Penalty (veh) 0 6 0
Network Summary
Network wide Queuing Penalty: 8
374
Queuing and Blocking Report
Cumulative Plus Project Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 1
Intersection: 1: Tully Rd & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR L TR LT R LTR
Maximum Queue (ft) 492 42 93 227 90 143
Average Queue (ft) 220 20 49 98 60 68
95th Queue (ft) 474 42 82 195 106 111
Link Distance (ft) 1588 829 1490 1044
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 85 65
Storage Blk Time (%) 1 24 2
Queuing Penalty (veh) 0 32 6
Intersection: 2: Tully Rd & Street A
Movement WB SB
Directions Served LR LT
Maximum Queue (ft) 87 51
Average Queue (ft) 51 9
95th Queue (ft) 78 34
Link Distance (ft) 1748 1490
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Tully Rd & Roeding Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 50 80 73 66
Average Queue (ft) 20 39 40 38
95th Queue (ft) 43 66 61 56
Link Distance (ft) 2102 1291 2601 1030
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
375
Queuing and Blocking Report
Cumulative Plus Project Conditions PM Peak Hour
Tully Road Subdivision TIAR SimTraffic Report
GHD Page 2
Intersection: 4: Tully Rd & Service Rd
Movement EB WB NB SB
Directions Served LTR LTR LTR LTR
Maximum Queue (ft) 115 107 78 98
Average Queue (ft) 54 48 36 53
95th Queue (ft) 91 82 62 81
Link Distance (ft) 1430 1261 1295 2601
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 5: Santa Fe Ave & E Whitmore Ave
Movement EB WB WB NB NB SB
Directions Served LTR LT R LT R LTR
Maximum Queue (ft) 272 195 92 289 78 628
Average Queue (ft) 113 75 27 110 6 362
95th Queue (ft) 261 141 64 235 41 734
Link Distance (ft) 829 340 579 805
Upstream Blk Time (%) 11
Queuing Penalty (veh) 0
Storage Bay Dist (ft) 125 60
Storage Blk Time (%) 2 0 35 0
Queuing Penalty (veh) 1 0 3 0
Network Summary
Network wide Queuing Penalty: 43
376
Attachment E: StanCOG Model Output

377
(Licensed to GHD Pty Ltd)
8/14/2023
N:\US\Concord\Projects\561\12611837\Tech\06 StanCOG_Model\Plot\2019\STM19_Base_LOADEDNETWORK.NET 2019 Raw Directional AM Peak Hour Volumes (StanCOG Model 2022 Version) 5 7
69 13
9 38
19 1
19 136
174
29 32
43 46
8 5
176
135
45 79
4 2
5 2
165
156
12 6
67 25
1 3
11 25
6 2
3 5
1 6
0 1
6 2
7 2
4 8
0 0
4 19 417 286
530
9 4
22 19
19 34
825
935
11 66 5621
10 31
18 70
13 32
8 2
19 41 74 102
820
928 5925 7557
32 17
33 17 286
32 17
27 88
38 27
85 110
34 18
57 75
33 45
680
742
713
787
22 77
14 21
20 32
3 3
106 82 48 100
2 5
22 20
6 5
730
665
730
106 82
106 82
391
535
404
471
406
472
402
472
367
594 319 175 151 166
374
619
639
689
713
781
359
585
4541
262
483
56 24
139
349
286
455
107
81 262
482 276 176
695
714 105 81 263 177
143
143 147 141 261 178838
857
638 667
638
667 123 169 122 172
120
322
120
325 120 163
122
328
177
407 9570
139
344 200 190
227
442 238 182 78 157 75 103 91 119
16 24
00 66
51 48 3710
21 19 2124
0 0
3 4
659
724
21 19
0 0
66 1
2 1
0 4
60 41
1 4
9 16
25 14
25 14
24 "' 391
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20 22
2019 Raw Directional AM Peak Hour Volumes (StanCOG Model 2022 Version) 27 38
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N:\US\Concord\Projects\561 \12611837\Tech\06 StanCOG_Model\Plot\2019\STM19_Base_LOADEDNETWORK.NET 8/14/2023
@WIJJCB (Ucensed to GHD Ply l\iJ)
378
(Licensed to GHD Pty Ltd)
8/8/2023
T:\Traffic\TDF Models\Stanislaus\StanCOG_2022_09_27\Plot\2019\STM19_Base_LOADEDNETWORK.NET 2019 Raw Directional PM Peak Hour Volumes (StanCOG Model 2022 Version) 6 5
25 53
39 18
2 6
15 140
110
29 28
37 35
5 6
32 29
60 42
1 3
2 3
1 9
138
3 2
29 54
3 1
17 9
2 4
3 2
5 2
1 0
3 5
3 6
7 4
0 0
16 7 292 2325
021 1818
16 12
17 10
743
713
46 0 1737
23 4
47 21
24 6
3 5
31 25 2332
737
708 2039 86 127
88 67
83 57 1319
70 37
106
73 88
56 89
80 127
86 40
30 589
549
629
579
60 30
19 12
29 18
2 2
78 87 5176
2 1
14 18
578
535
578
535
78 87
78 87
257
242
321
273
322
275
322
273
324
258 67 147 52 114
331
245
559
529
623
575
308
225
3137
227
156
26 49
167
92 56
37 225
157 55 110
585
578 3656 54 101
96 64 6796 55 100650
674
595 591
595
591 4798 4896
84 94
86 94 4093
88 95
149
134 5376
101
112 5583
86 102 3538
4 8 6091 2028 3539
22 14
00 54
40 45 1827
16 18 1915
0 0
4 3
573
531
16 18
0 0
54 1
1 1
2 31
39 1
5 4
7 4
9 3
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'57
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2019 Raw Directional PM Peak Hour Volumes (StanCOG Model 2022 Version) 17 19
N ~
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92 167
T:\ Traffic\ TDF Models\Stanislaus\StanCOG_2022_09 _27\Plot\2019\STMl 9_Base_LOADEDNETWORK.NET 8/8/2023
@WIJJCB ( Llcensed to GHO Pl v Ltd)
379
(Licensed to GHD Pty Ltd)
8/14/2023
N:\US\Concord\Projects\561\12611837\Tech\06 StanCOG_Model\Plot\2046\STM46_RTP_LOADEDNETWORK.NET 2046 Raw Directional AM Peak Hour Volumes (StanCOG Model 2022 Version) 7 9
83 16
7 46
24 4
150
199
36 40
53 56
9 6
185
136
56 98
5 2
6 3
186
162
15 16
83 31
1 4
13 31
7 3
3 6
1 7
0 1
7 3
8 3
410
0 0
23 936 477
2 6
5 221
33 43
32 62
1008
1192
14 56 9316
11 27
21 85
15 28
9 2 14
42 3918
1001
1183 9820 188 91
71 91
72 91
4 7
7 29
118
80 123
79 103
92 143
73 92
91 188
44 50
760
828
804
878
22 44
19 35
26 109
4 4
139 88 4841
3 6
13 1
742
815
742
815
139
88 139 88
439
504
442
505
437
506
409
666 463 285 251 263
442
644
684
725
892
878
433
646
6346
314
521
28 10
241
437
397
544
195
208
340
525 411 286
712
736 192 209 395 288
234
274 238 272 394 290986
969
748
802 208 287 206 290
201
414 205 270
203
408
322
575 137 177
224
427 239 168
263
440 73 168 9676 95 114
22 24
00 76
63 151 13122
26 19 1629
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735
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2046 Raw Directional AM Peak Hour Volumes (StanCOG Model 2022 Version) N N
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N:\US\Concord\Projects\561 \12611837\Tech\06 StanCOG_Model\Plot\2046\STM46_RTP _LOADEDNE1WORK.NET 8/14/2023
rnwlbrn (LJc.eris~d 10 GHD Ply Lt.J)
4;
,,
380
(Licensed to GHD Pty Ltd)
8/8/2023
T:\Traffic\TDF Models\Stanislaus\StanCOG_2022_09_27\Plot\2046\STM46_RTP_LOADEDNETWORK.NET 2046 Raw Directional PM Peak Hour Volumes (StanCOG Model 2022 Version) 7 6
29 64
37 16
8 17
161
122
35 34
45 43
6 8
34 30
74 52
2 4
2 4
132
157
3 3
35 66
3 1
21 11
2 5
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3 6
4 7
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9 4
2 2760
0 0 1637
29 22
40 24
913
859
0 0 2045
3 5
58 25
3 7
3 6
36 28 2031
906
853 2448 95 189
141
71 111
62 29
17 141
71 80
41 133
77 96
61 103
86 189
95 45
37 682
658
727
695
63 31
21 15
37 25
2 2
84 101 4574
3 1
9 11
670
641
670
641
84 101 84 101
429
334
429
336
430
333
432
312 97 195 81 154
422
297
653
630
729
703
390
274
3643
296
198
17 37
224
125
251
149
93 60
301
214 83 149
670
667 5893 82 139
136
91 136 94 83 137761
804
701
709 75 136 75 134
168
114
170
114 68 131
173
116
244
161 6490
234
147 6195
165
119 62 144 55 106
23 17
00 66
62 59 2544
18 22 2221
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664
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36 T:\Traffic\TDF Models\Stanislaus\StanCOG_2022_09_27\Plot\2046\STM46_RTP _LOADEDNETWORK.NET 8/8/2023
@W[bffi ( Urnns~d !o GHD Pty Ltd)
381
Attachment F: Left-Turn Warrant Worksheets

382
AM ~'G:A"- v\ou~
"m,EET A./--it,U..Y 'le. u.., ... jdi L-t '?ll)f.d
Table 9-25. Suggest ed Left-Turn Treatment Guidelines Based on Results from Benefit- Cost Intersections
Evaluat ions for Intersections on Two-Lane Highways in Rural Areas ( 16) Left-Turn Three-Leg Intersection,
Three-Leg Intersection, Four-Leg Int ersection,
l ane Major-Road Two-Lane
Major-Road Two-Lane Major-Road Two-Lane
Peak-Hour Highway Peak-Hour Highway Peak-Hour Highway Peak-Hour Volume (veh/ h/ ln} Volume (veh/ h/ln} Volume Volume (veh/h/ ln} that that Warrants a that Warrants a (veh/ h) Warrants a Bypass Lane l eft-Turn l ane Left-Turn Lane 5 50 200 150
10 50 100 so
15 < so 100 so
20 < 50 50 < 50
25 < 50 so < 50
30 < 50 50 < so
35 < 50 50 < 50
40 < 50 50 < 50
......:1.5. <50 SQ_ < 50
50 or More , < 50 (so J < 50 ....... __,
Note: -These guidelines apply where the major road is uncont -rolled and the minor-road approaches are stop- or yield-controlled. Both the left-turn peak-hour volume and the major-rad volume warrants should be met as shown in Figure 9-36.

1.,00 25
i 20
1 ~ "'
15 ~ 10 E
i=
= j 5
0 0
Lolt-Tutn Treatment
Not Warranted
50 100 150 200 250
Major Highway Volume (veh/h/ln) (o~ i"'
(a) Three-Leg Intersections
25 Left-Turn Lane
Won-anted
Lert-TurnT~
Nol Warranted
0 0 so 100 150 200 250
Major Hi9hway Volume (veh/h/ln)
(b) Four-Leg Intersections
Figure 9-36. Suggested Left-Turn Treat ment Warrant s Based o n Result s from Benefit- Cost Evaluat ions for Intersect ions on Two-L.ane Highways in Rural Areas (16) .... ',";','.',""' , ...... •. •;,-.. •,· .. ···- Copyright Amnrfcan A,Soclallon or Stain Hlghw:'ly ai,d Tf't\Mportodon..0.fff.clA!i . , , . . .. . ... .

Provldod 1,y IHS Mmklt undor 1con11 w1111 AASH-ro (I.) lU t 8 by the A111er1ca11 Assoc1at1on of Stal l/nlil1gl.1111il\blo!lll!"l.1111/l,l;ISflilll\calLfM]nGilifU.liM>'!l883t7001, u,or-&lchmello N~ reprOducUon or nctwo,~ng permttlodwlthout Hotn&o r,omlHS All rights reserved. Duplication ~gt ff'vl~Hl'li1/IPm~l\'li'ciMl't!9liw.

I 9-107
383
__,,
i.oe.th5 'le /1't--1l7 U-' ; ~1~-h"-i-+ yro)d
Table 9-25. Suggested Left-Turn Treatment Guidelines Ba"dd on Results from Benefit-Cost Intersections
Evaluat ions for Intersections on Two-Lane Highways in Rural Areas ( 16) Left-Turn Three-Leg Intersection, Three-Leg Inter section, Four-Leg Intersection, Lane Major-Road Two-Lane Major-Road Two-Lane Major-Road Two-Lane Peak-Hour Highway Peak-Hour Highway Peak-Hour Highway Peak-Hour Volume Volume (veh/h/ln) that Volume (veh/h/ln) Volume (veh/h/ln) that Warrants a that Warrants a
(veh/h) Warrants a Bypass Lane Left-Turn Lane Left-Turn Lane 5 50 200 150
10 50 100 so
(15) < 50 100 ( 50 J
20 < 50 50 <5 0
25 < 50 50 < 50
30 < 50 50 < 50
35 < 50 50 < 50
40 < 50 50 < 50
45 < 50 50 < 50
50 or More < 50 50 < 50
Note: These guidelines apply where the major road is uncontrolled and the minor-road approaches are stop- or yield-controlled. Both the left-turn peak-hour volume and the major-rad volume warrants should be met as shown in Figure 9-36.
25 \ ~ 20 ~
! .,
~ 15
Left-Turn Lane H, t
Warranted E :, .2
~ 10 ~
E 1 Bypass Lana E
~ :,
1 Warranted
!l 5
Left•Turn Treatment ~
25 20
Left-Turn Lane
--- - Warranted
0 10
Lett-TurnT~ 5
Nol Warranted
Not Warrented
0 0
0 50 100 150 200 2SO 0 60 100 150 200 2 0
Major Highway Volume (veh/hlin) Major Highway Volume (veh/h/ln) (a) Three-Leg Intersections (b) Four-Leg Intersections
Figure 9-36. Suggested Left-Turn Treatment Warrants Based on Results from Benefit- Cost Evaluations for Intersections on Two-Lane Highways in Rural Areas (76) ... •,• , •,•,•," . " ..... ' . ' ... Copyrlghl Ameffcan Auoclallon of Slalo Hfghwoy nnd Trp11;port0i11on .. Q.fJ~Af! , , , . , . ... , Provided tr/ IHS Morklt undor i, .... with MSHTO (I;) :w 8 by the American Assoc1al1on of S te1111,l~1gl.1w~"'lli.il. l 11ii1.t1Sf)illrtalLfij]t.QI/lie~'"emoo1, u ... •Slct,mollo No roproduclioo or n<>lwor~trg ptfMilto<J .tlhout ltctna• rromlHS All rights reserved. Duplication ~g• IJ",flem\'\11/l\OPRl\l~!,'h'\?a1SM9Tiw.

I 9-107
384
Source: American Associa on of State Highway and Transporta on Officials (AASHTO), A Policy on Geometric Design of Highways and Streets, 7th edi on, 2018.

Project Street A / Tully Road
Cumulative + Project, Weekday AM Peak Hour
396 advancing volume
200 left turns / 396 = 51%
190 opposing volume
Left-turn Lane Warranted?: YES
Advancing volume of 396 with 51% left turns, and opposing volume of 190, is above minimum threshold of 100 opposing vehicles.

AM PEAK HOUR
Table 9-23 Guide for Left-Turn Lanes on Two-Lane Highways (10) Metric u,s,, Customary
Advancing Volume (veh/h) Advancing Volume {veh/h)
Opposing 100/o 200/o 300/o Opposing 100/o 200/o I - - - 300/o I Volume 50/o Left Left Left Left Volume 50/oleft Left Left I Left I (veh/h) Turns Turns Turns Turns {veh/h) Turns Tums Turns L Turns - - .. 60-km/h Operating Speed 40-mph Operating Speed
8UO 330 240 180 160 800 330 240 180 160
600 410 305 225 200 600 410 305 225 200
400 510 380 275 245 40) 510 380 275 245
200 640 47U 350 305 200 640 470 350 305
--, --, 100 720 515 39n 340 I IOU 720 515 391J I 34U
._ - - I ._ - - I
80-km/h Operating Speed SO-mph Operating Speed
800 280 210 165 135 800 280 210 165 135
600 350 260 195 170 600 350 260 195 170
400 430 320 240 210 400 430 320 240 210
2UU 550 400 300 270 200 550 400 300 270
100 615 445 335 295 100 615 445 335 295
100-km/h Operating Speed 60-mph Operating Speed
800 230 170 125 115 800 230 170 125 115
GOU 290 210 160 140 6Utl 290 210 160 140
400 365 270 200 175 400 365 270 200 175
200 450 330 250 215 200 450 330 250 215
100 505 370 275 240 10n 505 370 275 240
ti ti
385
ti
Source: American Associa on of State Highway and Transporta on Officials (AASHTO), A Policy on Geometric Design of Highways and Streets, 7th edi on, 2018.

Roeding Road / Tully Road
Cumulative + Project, Weekday AM Peak Hour
184 advancing volume
26 left turns / 184 = 14%
301 opposing volume
Left-turn Lane Warranted?: NO
Advancing volume of 184 with 14% left turns, and opposing volume of 301, is below minimum threshold of 800 opposing vehicles.

AM PEAK HOUR
Table 9-23 Guide for Left-Turn Lanes on Two-Lane Highways (10) Metric u,s,, Customary
Advancing Volume (veh/h) Advancing Volume {veh/h)
Opposing 100/o 200/o 300/o Opposing I - - - 100/o I 200/o 300/o Volume 50/o Left Left Left Left Volume 50/oleft I Left I Left Left (veh/h) Turns Turns Turns Turns {veh/h) Turns L Tums Turns Turns - - .I
60-km/h Operating Speed 40-mph Operating Speed
--, --, 8UO 330 240 180 160 I 800 330 I 240 180 160
._ - - I ._ - - I
600 410 305 225 200 600 410 305 225 200
400 510 380 275 245 40) 510 380 275 245
200 640 47U 350 305 200 640 470 350 305
100 720 515 39n 340 IOU 720 515 391J 340
80-km/h Operating Speed SO-mph Operating Speed
800 280 210 165 135 800 280 210 165 135
600 350 260 195 170 600 350 260 195 170
400 430 320 240 210 400 430 320 240 210
2UU 550 400 300 270 200 550 400 300 270
100 615 445 335 295 100 615 445 335 295
100-km/h Operating Speed 60-mph Operating Speed
800 230 170 125 115 800 230 170 125 115
GOU 290 210 160 140 6Utl 290 210 160 140
400 365 270 200 175 400 365 270 200 175
200 450 330 250 215 200 450 330 250 215
100 505 370 275 240 10n 505 370 275 240
ti ti
386
ti
Attachment G: VMT Analysis
387
Technical Memorandum
The Power of Commitment
12611837 1
August 28, 2023
To Catherine Mundt, Alpine Pacific Nut Co. Project No. 12611837 Copy to John Ellis & Corey Walker, NorthStar Engineering From Rosanna Southern, GHD
Peter Galloway, GHD
Project Name Tully Road Subdivision, Hughson CA
Subject Vehicle Miles Traveled (VMT) Analysis

1. Introduction
Alpine Pacific Nut Company, Inc. has tasked GHD with performing a transportation impact analysis and vehicle miles traveled (VMT) analysis for the proposed Tully Road Subdivision Industrial Park project in Hughson, CA.

The proposed project site is located on the east side of Tully Road south of East Whitmore Avenue in Hughson, CA (Stanislaus County). This memorandum has been prepared to document the VMT analysis and findings, pursuant to SB 743.

CEQA Guidelines Section 15064.3, subdivision (a), defines VMT as the amount and distance of automobile travel attributable to a project. This means that for a proposed industrial park, only trips associated with the employees are evaluated in terms of VMT, as heavy trucks are not considered.

2. VMT Methodology
Stanislaus County does not currently have adopted VMT guidelines, so no specific methodology has been mandated for VMT analysis in the county. The study team elected to estimate the VMT for the Project’s employees using US Census data, because it is considered the most reliable source of commute data available. Journey-to-work data is available from the Longitudinal Employer-Household Dynamics (LEHD) program via a website called “On the Map1”. The primary source of data used in the LEHD program is the enhanced Quarterly Census of Employment and Wages (QCEW) microdata files obtained from each participating Local Employment Dynamics (LED) state. The employer-based QCEW data is merged with additional worker-based administrative data collected by the US Census Bureau to create integrated employerworker data, available through two different databases, Quarterly Workforce Indicators (QWI) and LEHD OriginDestination Employment Statistics (LODES).

Unlike sample-based surveys, such as the U.S. Census’s American Community Survey, the LEHD data provides a nearly complete enumeration of home-to-work flows covering over 90% of all workers and employers in the United States2. The LEHD data does not contain details on the work trips such as mode 1 https://onthemap.ces.census.gov/
2 “Improving Employment Data for Transportation Planning”, NCRHP 08-36, Task 098. Cambridge Systematics, Inc. September 2011. http://onlinepubs.trb.org/onlinepubs/nchrp/docs/NCHRP08-36(98)_FR.pdf ➔ 388
12611837 2
choice, route, or travel times. The LEHD data does not include federal workers, self-employed or the military, and workplace location is assigned algorithmically for people who work for a business with multiple locations in a county. The LODES data provides employer-based work destinations and home origins, which were used to approximate weighted average trip lengths to and from the County. The LODES data provides many more origin-destination pairs than collected through sampled data and provides sufficient data for home-to-work flows.

The LODES data was used to calculate trip lengths and associated VMT for the census tract where the Project is located. Since Stanislaus County does not currently have adopted VMT thresholds, the VMT threshold used for this analysis was based on the SB 375 Regional Plan Climate Targets3 set by the California Air Resources Board (CARB). For Stanislaus Council of Governments, the threshold is 16% below the regional average (i.e., the average for Stanislaus County).

3. VMT Analysis Results
The LODES data from “On the Map” was used to determine the countywide regional average travel distances for employees who work in the county and the average distance of the Project’s employees, located in Hughson. The two were then compared. Figure 1 presents the travel distance for employees in Hughson (left) compared to Stanislaus County (right). As shown, a larger proportion of employees countywide travel longer distances than those employed in Hughson. Table 1 presents the jobs, estimated VMT (jobs x average distance), the VMT per job for Hughson and Stanislaus County, and the associated -16% threshold.

Figure 1 LODES Jobs by Distance (Work to Home) for Hughson (left) and Stanislaus County as a whole (right) 3 https://ww2.arb.ca.gov/our-work/programs/sustainable-communities-program/regional-plan-targets Job Counts by Distance/Direction in 2020
All Workers N
w E
s
View as Radar Chart rl
Jobs by Distance - Work Census Block to
Home Census Block
2020
Count Share
Total All Jobs 1.150 100. 0%
Less than 10 miles 762 66.3%
D 10to24miles 179 15.6%
D 25 to 50 miles 101 8.8%
D Greater than 50 miles 108 9.4%
Job Counts by Distance/Direction in 2020
All Workers N
s
View as
Jobs by Distance - Work Census Block to
Home Census Block
2020
Count Share
Total All Jobs 184,916 100.0%
Less than 10 miles 91,485 49.5%
10 to 24 miles 36,920 20 0%
D 25 to 50 miles 19,960 10.8%
Greater than 50 miles 36,551 19.8%
389
12611837 3
Table 1 Estimated Jobs and VMT for Hughson and Stanislaus County LODES
Distance
Interval
Assumed
Average
Distance (mi)
Hughson Stanislaus County
Number of Jobs VMT Number of Jobs VMT
Less than 10
miles
5 762 3,810 91,485 457,425
10 to 24 miles 17 179 3,043 36,920 627,640
25 to 50 miles 37.5 101 3,788 19,960 748,500
Greater than 50
miles
75 108 8,100 36,551 2,741,325
Total 1,150 18,741 184,916 4,574,890
VMT per Job 16.3 24.7
Countywide threshold (16% below county average) 20.7
As shown, the VMT per job for Hughson (16.3 VMT/job) is lower than the countywide threshold of 20.7 VMT/job (16% below the countywide average VMT per job). Therefore, the project is in a “low-VMT” area and has a less-than-significant impact on VMT.
390
Appendix H: Fair Share Calculations
391
Fair Share Calculations All Volumes Obtained from T2057ST12611837 Summary Table for Fair Share Calculations:

Fair Share calculations only calculated for intersections experiencing a significant impact P-T/(Tb-Te) Intersection with highest Fair Share was selected P=Equitable Share for the Project's traffic impact # Intersection Name T Tb Te P T= Project Generated Trips 1 E. Whitmore Ave./Tully Road 172 1450 883 30% Tb= General Buildout Traffic Volume (plus project) 5 E. Whitmore Ave./Santa Fe Ave. 46 1511 1208 15% Te= Existing Volume
Intersection
1 AM PM SAT
P= 24% 30% N/A P=
T= 171 172 N/A T= AM & PM Project
Tb= 1450 1450 N/A Tb= C+P Synchro
Te= 732 883 N/A Te= Existing Synchro
5 AM PM SAT
P= 6% 15% N/A P=
T= 45 46 N/A T= AM & PM Project
Tb= 1789 1511 N/A Tb= C+P Synchro
Te= 1070 1208 N/A Te= Existing Synchro
• •
-
-
392
393

EXHIBIT B

MITIGATION MONITORING AND REPORTING PROGRAM
394

Tully Road Industrial Subdivision
Application File No. USE23-0112

Mitigation Monitoring & Reporting Program

March 2025

395
Introduction

Section 21081.6 of the California Environmental Quality Act (CEQA) requires a Lead Agency to adopt a Mitigation Monitoring and Reporting Program whenever it approves a project for which measures have been required to mitigate or avoid significant effects on the environment. The purpose of the monitoring and reporting program is to ensure compliance with the mitigation measures during project implementation.

The Initial Study/Mitigated Negative Declaration prepared for the Tully Road Industrial Subdivision concluded that the implementation of the project could result in significant effects on the environment and mitigation measures were incorporated into the Proposed Project or are required as a condition of project approval. This Mitigation Monitoring and Reporting Program addresses those measures in terms of how and when they will be implemented.

This document does not discuss those subjects for which the Initial Study/Mitigated Negative Declaration concluded that the impacts from implementation of the Proposed Project would be less than significant.

396

Environmental
Issue
Proposed Mitigation
Mitigation
Monitoring
Reporting
Responsibility
and Timing
Mitigation Reporting and/or Monitoring
Program

Air Quality Mitigation Measure Air-1: Prior to the commencement of construction activities for each phase of construction, the Project Proponent shall prepare and submit a Dust Control Plan that meets all of the applicable requirements of APCD Rule 8021, Section 6.3.

Community
Development
Department
Prior to the issuance of any grading permit,
a Dust Control Plan shall be submitted and
approved.

Mitigation Measure Air-2: During all construction activities, the project proponent shall implement the following dust control practices identified in Tables 6-2 and 6-3 of the GAMAQI (San Joaquin Valley APCD, 2002):

1. All disturbed areas, including storage piles, which are not being actively utilized for construction purposes,
shall be effectively stabilized of dust emissions using water, chemical stabilizer/suppressant, or vegetative
ground cover.

2. All on-site unpaved roads and off-site unpaved
access roads shall be effectively stabilized of dust
emissions using water or chemical
stabilizer/suppressant.

3. All land clearing, grubbing, scraping, excavation, land leveling, grading, cut and fill, and demolition
activities shall control fugitive dust emissions by
application of water or by presoaking.

Community
Development
Department
Monitor construction activities to ensure
compliance with applicable dust control
policies.
397
Environmental
Issue
Proposed Mitigation
Mitigation
Monitoring
Reporting
Responsibility
and Timing
Mitigation Reporting and/or Monitoring
Program

4. When materials are transported off-site, all material shall be covered, effectively wetted to limit visible
dust emissions, or at least six inches of freeboard
space from the top of the container shall be
maintained.

5. All operations shall limit or expeditiously remove the accumulation of mud or dirt from adjacent public
streets at least once every 24 hours when operations
are occurring. The use of dry rotary brushes is
expressly prohibited except where preceded or
accompanied by sufficient wetting to limit the visible
dust emissions. Use of blower devices is expressly
forbidden.

6. Following the addition of materials to, or the removal of materials from, the surface of outdoor storage
piles, said piles shall be effectively stabilized of
fugitive dust emissions utilizing sufficient water or
chemical stabilizer/suppressant.

7. Limit traffic speeds on unpaved roads to 5 mph.

8. Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with
a slope greater than one percent.

Noise Mitigation Measure Noise-1: Implementation of the following multi-part mitigation measure is required to reduce potential construction-period noise impacts:

Community
Development
Department
Prior to the approval of any Improvement
Plans, the City Engineer shall ensure the
398
Environmental
Issue
Proposed Mitigation
Mitigation
Monitoring
Reporting
Responsibility
and Timing
Mitigation Reporting and/or Monitoring
Program

Prior to issuance of construction permits, the following language shall be included, verbatim, in the general notes section of all the civil plan construction documents.

1. The construction contractor shall ensure that all
equipment driven by internal combustion engines
shall be equipped with mufflers which are in good
condition and appropriate for the equipment.

2. The construction contractor shall ensure that
unnecessary idling of internal combustion engines
(i.e., idling in excess of five (5) minutes) is prohibited.

3. The construction contractor shall utilize “quiet”
models of air compressors and other stationary noise
sources where technology exists.

4. At all times during project grading construction, the construction contractor shall ensure that stationary
noise-generating equipment shall be located as far as
practicable from sensitive receptors and placed so
that emitted noise is directed away from adjacent
residences.

5. The construction contractor shall ensure that the
construction staging areas shall be located to create
the greatest feasible distance between the staging
applicable language is incorporated into said
plans.
399
Environmental
Issue
Proposed Mitigation
Mitigation
Monitoring
Reporting
Responsibility
and Timing
Mitigation Reporting and/or Monitoring
Program

area and noise-sensitive receptors nearest the
project site.

6. The construction contractor shall ensure that all onsite construction activities, including the operation of any tools or equipment used in construction, drilling,
repair, alteration, grading, or demolition work, are
limited to between the hours of 7:00 a.m. and 10:00
p.m. Monday through Friday and between the hours
of 8:00 a.m. and 10:00 p.m. on Saturdays, Sundays,
and holidays.

Transportation Mitigation Measure Transportation-1: A southbound leftturn lane should be installed on Tully Road at the proposed project intersection with Street A. Based on Caltrans
guidelines and projected left-turn volumes, the left-turn lane should be designed to provide the maximum storage (to the extent possible) given project frontage and available ROW (100-125 feet) of storage (4 vehicles and/or combination of heavy vehicles.

Community
Development
Department
Mitigation Measure Transportation-2: Install a signal at the intersection of East Whitmore Avenue/Tully Road to improve vehicle delays and reduce overall vehicle queuing during the AM and PM peak hours. In addition, widen and/or re-stripe the eastbound E. Whitmore Avenue approach to include a
Community
Development
Department
400
Environmental
Issue
Proposed Mitigation
Mitigation
Monitoring
Reporting
Responsibility
and Timing
Mitigation Reporting and/or Monitoring
Program

separate left-turn lane and shared through/right-turn lane.

Under Cumulative Year 2043 plus Project conditions, the intersection meets the peak hour signal warrant (Warrant #3). Based on Cumulative Year 2043 plus Project conditions, it is recommended that the proposed project contribute a “proportional share” of the costs to improve the intersection based on Caltrans “pro-rata” fair share calculations; or construction of a single/multi-lane modern roundabout could be given consideration.

Mitigation Measure Transportation-3: Install a signal at the intersection of E. Whitmore Avenue/Santa Fe Avenue to
improve vehicle delays and reduce overall vehicle queuing during the AM and PM peak hours. The signal should be
coordinated with existing automated railroad crossing gates located approximately 75-feet west of Santa Fe Avenue. Since unacceptable intersection LOS and vehicle delay is an existing deficient condition, it is recommended that the proposed project contribute a “proportional share” of the costs to improve the intersection based on Caltrans “pro-rata” fair share calculations. Please refer to Cumulative Year 2043 Plus Project Conditions for a discussion of Caltrans “pro-rata” fair share methodology and proposed project fair share
contribution.

Community
Development
Department
401
Environmental
Issue
Proposed Mitigation
Mitigation
Monitoring
Reporting
Responsibility
and Timing
Mitigation Reporting and/or Monitoring
Program

Utility and
Service Systems
Mitigation Measure Utility and Service Systems-1: Prior to the approval of any specific development projects within the Proposed Project, the City Engineer shall review the
respective development project and determine, in writing, that the specific development project complies with the maximum water demand of 3,600 gallons per day per acre.

Community
Development
Department
Prior to the issuance of any approvals
and/or entitlements for the development of
individual lots within the Project, the City
Engineer shall review and ensure
compliance with this mitigation measure.
402

CITY OF HUGHSON

CITY COUNCIL
RESOLUTION NO. 2025-09

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUGHSON AUTHORIZING APPROVAL OF VESTING TENTATIVE SUBDIVISION MAP NO. USE23-0112 FOR MR. W. DAVID HENDLEY, PROPERTY LOCATED ON TULLY ROAD, APN NO. 018-048-040 AND 009, AND 018-052-043 WHEREAS, Mr. W. David Hendley (6413 Keyes Road, Hughson, CA 95326), on behalf of the Property Owner (Hendley Family LTD Partnership) has filed an application for a Vesting Tentative Subdivision Map (VTSM) to allow for the subdivision of 46.44-acres into thirty-four (34) industrial lots, property located on Tully Road, APN No. 018-048-040 and 009, and 018-052-043; and, WHEREAS, the Project site is designated for Industrial land uses per the City’s General Plan, dated December 12, 2005; and
WHEREAS, the Project site is located within the I, Industrial, zone district; and, WHEREAS, the Planning Officer and City Engineer has reviewed the VTSM (Exhibit B) and deemed it consistent with Section 16.12.020 of the Hughson Subdivision Ordinance; and, WHEREAS, the City, acting as the Lead Agency, prepared an Initial Study and determined that a Mitigated Negative Declaration is the appropriate level of environmental review in accordance with the California Environmental Quality Act (CEQA); and, WHEREAS, the Project’s Mitigated Negative Declaration (State Clearinghouse No. 2024100622) was released for public review between October 15, 2024 and November 14, 2024; and,
WHEREAS, the Planning Commission held a duly noticed public hearing on March 18, 2025; and,
WHEREAS, after consideration and evaluation of the record before them, including any and all comments received during the noticed public hearing, the Planning Commission has recommended to the Hughson City Council approval of VTSM No. USE23-0112 subject to the Conditions of Approval provided in Exhibit A; and,
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hughson finds that VTSM No. USE23-0112 (Exhibit B) will be compatible with the objectives, policies, general land uses and programs specified in the General Plan subject to the Conditions of Approval (Exhibit A) provided below.

PASSED AND ADOPTED by the City Council of the City of Hughson at the regularly scheduled meeting on this 14th day of April, 2025 by the following roll call vote:
>
>
>
403
AYES:

NOES:

ABSTENTIONS:

ABSENT:

APPROVED:
_____________________
GEORGE CARR, Mayor
ATTEST:
________________________
ASHTON GOSE, City Clerk
404
EXHIBIT A – CONDITIONS OF APPROVAL

1. Implementation of Conditions. The Project Proponent is responsible for ensuring that any contractor, subcontractor, employee, or agent of the Project Proponent is aware of and implements all measures set forth in these conditions.

2. Approval Agreement. It is understood and agreed upon, that whenever approval of the City Engineer is required, whether by these Conditions, Improvement Plans, or otherwise, the approval of the Community Development Director and/or Building Official shall also be required.

3. Indemnification. Project Proponent shall defend indemnify, and hold harmless City and its elected and appointed representatives, officers, agents and employees against actions arising out of such personal injury, death, or property damage or destruction which is caused, or alleged to have been caused, by reason of Project Proponent's activities in connection with the project described in the map to which these conditions are attached (“Project”). Project Proponent further agrees to defend, indemnify and hold harmless City and its elected and appointed boards, commissions, representatives, officers, agents and employees from any and all claims, actions or proceedings brought against City or any of them to attach, set aside, void, or annul any approval of City or any of them concerning the Project which action, claim or proceeding is brought within the time limit specified in California Government Code section 66499.37, or the sufficiency of environmental review pursuant to CEQA.

The above-referenced indemnification and hold harmless requirement shall apply only if the City shall promptly notify the Project Proponent of any claim, action or proceeding, and cooperates fully in the defense of any such claim, action, or proceeding.

The City does not, and shall not, waive any rights against Project Proponent which it may have by reason of the aforesaid hold harmless agreement, or because of the acceptance by City, or the deposit with City by Developer of any of the insurance policies described herein.

4. Fees. Ministerial fees, including without limitation, application, processing and inspection fees, Agreement shall apply to the Project provided that: (1) such fees, standards and specifications apply to all works within the City; (2) their application to the Project Site is prospective only as to applications for building and other development permits or approvals not yet accepted for processing; and (3) their application would not prevent development in accordance with these conditions. Notwithstanding any Project Approvals to the contrary, the City may charge, and Project Proponent shall pay all ministerial fees (for example, processing and inspection fees), collected at the building permit stage or other approval stage for subsequent site-specific approvals, building permits and other similar permits which are in force and effect on a City-wide basis at the time application is submitted for such permits. Such ministerial fees do not include 405
impact fees or other discretionary fees collected prior to the building permit stage or other approval stage.

5. Payment timing. Project Proponent shall pay to City, within thirty (30) days of submission of any invoice, detailing all the work done and costs charged to the City, costs incurred by City for services performed by City Attorney in drafting, negotiating, or in any other way connected with, this project, at the current rate charged, and by the City Engineer in reviewing and approving maps, improvement plans, or in any other way connected with, the Project, at the rate charged the City by the City Engineer.

6. MMRP. The project is subject to all conditions listed in the Mitigation Monitoring and Reporting Program. Project Proponent is responsible for ensuring that any contractor, subcontractor, employee, or agent of the Project Proponent is aware of and implements all measures set forth in these conditions.

7. NOD. Prior to issuance of a Notice of Determination, the appropriate filing fee, made payable to the "Stanislaus County Clerk/Recorder", shall be verified as received by the Planning Department. Payment is required within two days of City Council approval.

Should the finding of a NOD be found invalid for any reason, the applicant will be responsible for Resource Agency fee.

8. Warranty Bonds. The developer shall furnish the City with a warranty bond in the amount of 10% of the improvement costs to guarantee such Public Improvements for a period of one year following the completion by Developer and filing of Notice of Completion by City against any defective work or labor done, or defective materials furnished, or adverse effect to any portion of adjacent properties in the construction of the public Improvements. Developer agrees to remedy any defects in the improvements arising from faulty or defective construction of said improvements within one year of acceptance thereof, and to incur all expenses of such repairs that exceed the 10% bond. Insurance shall be provided.

9. Mailboxes. The Project Proponent shall prepare and submit a design for the installation of mail drop-off boxes within the Project and submit the same to the Postmaster for initial approval. The approved plan shall thereafter be submitted to the City for review and approval. Project Proponent shall confer with the local US Postal Service authorities to determine locations of cluster mailboxes. If clustering or special locations are specified, easements or other mapped provisions shall be provided in the final map to the satisfaction of the US Postal Service and Community Development Director. If clustering is not specified, Project Proponent shall provide written evidence from the US Postal Service of the exemption. Project Proponent shall provide the concrete foundation for the cluster boxes at the approved locations.

10.Conformance to Tentative Map. Prior to recordation of a final subdivision map, the 406
Project Proponent shall obtain certification from the Community Development Director that the landscaping and irrigation system generally conforms to City standards and the approved Tentative Map, and that all required conditions have been met.

11.Final Map. Applicant shall submit the final map application with the improvement plans for the entire project. Said improvement plans and final map shall meet all City standards and submittal requirements except as expressly approved for this Planned Development.

12.Improvement Agreement. Prior to, or concurrent with, the approval and recordation of any Final Map(s), the Project Proponent shall execute an Improvement Agreement with the City of Hughson. Improvement security required for the Project shall be in accordance with Chapter 16.32 (Subdivision Improvements, Dedications, and In-Lieu Fees) of the Hughson Municipal Code.

13.Subsequent Approvals. Upon the filing, approval, and recordation of the Project’s Final Map, subsequent review and consideration will be required prior to the development of any lot created as part of the Project. Development within the individual parcels created by the Project shall be subject to the review and approval of, including but not limited to, a Minor Discretionary Permit/Design Review application. Prior to the issuance of any building permit within the Project, the Applicant and/or Project Proponent shall receive the applicable Planning approvals from the City of Hughson.

14.Lot Development. All future development within the Project shall conform to Table

17.02.012, Section 17.02.016 and Tables 17.02.032 and 17.02.020 of the Hughson Municipal Code.

15.Public Utility Easement. Concurrent with the approval and recordation of a Final Map, a public utility easement to allow for access and maintenance of the storm drain line located in Lot 11 shall be formed. Said easement shall be reviewed and approved by the City Engineer.

16.Public Utility Easement. Concurrent with the approval and recordation of a Final Map, a public utility and access easement for underground domestic water infrastructure shall be established for Lots 12, 13, and 14. Said easement shall be reviewed and approved by the City Engineer.

17.Public Utility Easement. Concurrent with the approval and recordation of a Final Map, a public utility and access easement shall be established for Lots 1 through 9 to allow for access to the existing communications tower located within Lot 9. Said easement shall be reviewed and approved by the City Engineer.

18.Perimeter Wall. A masonry block wall, six (6) feet in height, shall be installed where the Project abuts the Burlington Northern Santa Fe railroad. All other perimeter wall/fencing shall be designed and installed in accordance with the Hughson Municipal Code. 407

19.Community Facilities District Annexation. The Project shall be required to annex into the existing Community Facilities District (CFD).

20.Right to Farm. The Project shall comply with Section 17.03.64 of the Hughson Municipal Code. The Project Proponent shall prepare a deed restriction for each new lot in the proposed project indicating the right-to-farm for the adjacent properties as applicable.

The deed restriction shall only be enforced as long as the adjacent farm operations continue and are not converted to non-farmland uses. The deed restriction shall be recorded against each lot upon transfer by deed of such lot. Evidence of said recordation shall be submitted to the City Manager prior to issuance of any building permits for any new lots in the proposed project. Project Proponent shall prepare this deed restriction to the satisfaction of the City for each new lot in the proposed subdivision. The restriction shall make reference to the storage and use of hazardous materials at all industrial and farming operations.

21.Signage. All signage shall conform to the City Sign Ordinance in regard to size, design, and location. All signs shall be reviewed, approved, and a sign permit obtained prior to installation.

22.Lighting. All outdoor lighting shall comply with Section 17.03.056 of the Hughson Municipal Code.

23.Impact Fees. Project Proponent shall pay any and all applicable development fees in effect at the time of Building Permit issuance.

24.Lot A. Lot A (stormwater basin) shall be designed and installed in accordance with City standards and as reviewed and approved by the City Engineer.

25.Tully Road Improvements. Prior to the issuance of the 1st Building Permit, improvements to Tully Road shall be installed and accepted by the City of Hughson. Said improvements shall be designed as follows:
408

26.Roeding Road Improvements. Prior to the issuance of the 1st Building Permit, improvements to Roeding Road shall be installed and accepted by the City of Hughson.

Said improvements shall be designed as follows:

27.Internal Streets. Streets A, B, C, and D shall be designed and installed in accordance with Exhibit B of this Resolution, and as reviewed and approved by the City Engineer.

28.Trucking Route. Prior to commencement of any grading or other subdivision improvements the Project Proponent shall provide proposed trucking routes for all equipment and material deliveries. Damage to any public improvements, on or off site caused by construction operations, during construction on the subject property shall be repaired to the satisfaction of the City Engineer at full expense to the Project Proponent.

This shall include slurry seal, overlay, or street reconstruction if deemed warranted by the City Engineer.

29.Water system. The water main system shall be in place, operational, and use approved by the City prior to the beginning of combustible construction or other arrangements made acceptable to the City or Hughson Fire Protection District for adequate fire protection.

30.Sanitary Sewer. All sanitary sewer improvement necessary to serve each phase shall be complete and in place and accepted by the City prior to use of the sanitary sewer system.

31.Grading Permit. A grading permit shall be required prior to mass grading for the project, and include Best Management Practices for erosion and dust control, and immediate revegetation of the site as needed for erosion control. Erosion controls shall be utilized to prevent dirt from lots going into street rights-of-ways and into drainage systems.

32.Grading and Drainage Plan. The Project Proponent shall submit a final grading and drainage plan prepared by a licensed civil engineer depicting design for the line, grade, on- and off-site drainage control measures, structural sections for the streets and all public improvements serving the development, including land use, infrastructure, 409
circulation and streetscapes, and landscaping. This plan shall be subject to the review and approval of the City Engineer, and all lot grades shall conform to the approved grading plan, with written certification by a civil engineer or geotechnical engineer required to assure compliance with all grading plans prior to the issuance of any building permits, and shall be subject to the following:
a. All lots shall drain toward the street and grade difference with adjacent properties shall not exceed one (1) foot within the same development, as well as with any adjacent new development under simultaneous, phased or concurrent construction, unless required and supported by engineering documentation illustrating adverse results, and only with the approval of the City Engineer and the Design Review Committee. b. Special drainage design to prevent drainage across property lines. c. All required structures such as walls, fences, and drainage facilities, shall be shown on the plan.
d. Developed land must be at least six inches higher than adjoining irrigated lands.

Not more than a one-foot grade differential will be created between new lots and adjacent existing developed lots outside the property territory, unless required and supported by engineering documentation illustrating extreme adverse results, and only with approval of the City Engineer and the Design Review Committee.

Prior to the issuance of any building permits, lot grades shall conform to the approved grading plan. Written certification by a civil engineer or geotechnical engineer will be required to assure compliance with all grading plans.

The Project Proponent shall submit record tract grading plans showing:
a. The elevation of all four (4) corners of the lot as well as the center of the lot; b. All top and toe of slope elevations, and
c. The top and bottom of all retaining wall elevations. d. Plan will show grading in relation to all adjacent lots, parcels and developments.

33.Dust Emission. Project Proponent shall, at Project Proponent’s expense prepare and submit a Dust Emission Control Plan for Project Grading. The Plan shall require that contractor work specifications shall include provisions for adequate water to be applied during construction in order to control dust disturbance resulting from grading operations. The Plan and related contractor work specifications shall be reviewed and approved by the City prior to issuance of a grading permit. Dust control measures shall be applied in accordance with all ordinances, rules and regulations of the Stanislaus County Water Resources Agency regarding use of reclaimed or other sub-potable water for compaction or dust control purposes. Additionally, the Plan will be reviewed to assure compliance with applicable air quality programs, such as those related to particulate 410
emissions, overseen by the San Joaquin Valley Unified Air Pollution Control District (SJVUAPCD). The construction phase of the project shall conform to SJVUAPCD regulations.

34.Soils Report. The soils engineer shall certify the pad compactions of all lots containing fill to the satisfaction of the City Engineer prior to the issuance of building permits.

35.Other Agency Approvals. The Project Proponent shall be responsible for obtaining any and all permits and approvals from public agencies who may have jurisdiction over the Project.

36.Maintenance of Improvements. All improvements shall allow for continuous maintenance access. Maintenance access measures shall include, but not be limited to, an all-weather access ramp to and around the sides of the retention pond for maintenance vehicle access.

Landscape

37.Landscape Plans. The Project’s Landscaping Plan and improvements shall comply with Section 17.03.48 of the Hughson Municipal Code. Prior to the approval of improvement plans or issuance of the first building permit, detailed landscape and irrigation plans shall be reviewed and approved by the City and shall be a part of approved improvement plans and the building permit submittal. The plans shall be prepared by a licensed landscape architect on an accurately surveyed base plan and shall comply with the City’s Low Impact Development plan and Municipal Codes.

Fire Protection (Hughson Fire Protection District)

38.Code Compliance. The Project shall comply with California Code of Regulations Title 24 and the Hughson Fire Protection District Ordinances.

39.Fire Access. Fire department access shall be provided and maintained in accordance with all applicable codes and ordinances. Fire access shall be in place prior to placement of construction materials or beginning construction of structures on site.

40.Curbs. All curbs located within fifteen (15) feet of a public/private fire hydrant shall be painted red, unless, modified by the Fire Chief. Blue street “hydrant markers” shall be installed for all fire hydrants per City standard specifications.

41.Fire Lanes. All public and private streets, driveways, aisles, and alleys designated as fire lanes by the Fire Chief shall be maintained in accordance with the California Fire Code.

Fire lane curbs shall be painted red with "No Parking, Fire Lane, Tow Away Zone" or "No Parking, Fire Lane, Tow Away Zone" signs shall be installed as required by code. 411

42.Fire Hydrants. The minimum number of fire hydrants and minimum fire flow shall be provided in accordance with California Fire Code and Hughson Fire Protection District.

Blue reflectors shall be placed in the street adjacent to the fire hydrants.

Solid Waste

43.Solid Waste Management. The Project Proponent shall submit a waste management plan to the Building Department prior to issuance of building permits. The plan shall include the estimated composition and quantities of waste to be generated and how the Project Proponent intends to recycle at least 50% (fifty percent) of the total job site construction and demolition waste measured by weight or volume. Proof of compliance shall be provided to the Chief Building Official prior to the issuance of a final building permit. During demolition and construction, the Project Proponent shall mark all trash disposal bins "trash materials only" and all recycling bins "recycling materials only". The Project Proponent shall contact Waste Management for the disposal of all waste from the site.

Construction

44.Hazardous Waste. During construction, hazardous materials used and hazardous waste generated shall be properly managed and disposed.

45.Hazardous Material. The City shall be notified immediately if hazardous materials or associated structures are discovered during demolition or during grading. These shall include, but shall not be limited to, actual/suspected hazardous materials, underground tanks, or other vessels that contain or may have contained hazardous materials.

46.Insurance. Before commencing work pursuant to any City-approved permit or other entitlement relating to the Project, Project Proponent shall obtain the insurance and receive the approval of the City Manager or his designee as to form, amount and carrier.

Project Proponent shall furnish City satisfactory evidence of the insurance and shall maintain the insurance until completion of the project. Project Proponent shall also provide evidence that the carrier is required to give the City at least ten (10) days' prior written notice of the cancellation or reduction in coverage of a policy. The insurance shall name the City as an additional insured and extend to the City, its elective and appointive boards, commissions, officers, agents, employees and representatives and to the Project Proponent and each contractor and subcontractor performing work on the Project. a. Worker’s Compensation Insurance: Project Proponent shall maintain workers' compensation insurance for all persons employed at Project Site and provide proof of insurance every six months. Project Proponent shall require each contractor and subcontractor similarly to provide workers' compensation insurance for their respective 412
employees. Project Proponent agrees to indemnify the City for damage resulting from Project Proponent's failure to take out and maintain such insurance. b. Public Liability and Property Damage Insurance: Project Proponent shall maintain public liability insurance in an amount not less than $1,000,000.00 for each injury (including death) to any one person and subject to the same limit of any one occurrence and provide proof to the City every six months.

47.On-site Monitoring. A qualified professional geotechnical engineer shall perform onsite monitoring of all grading and excavation activities on the project site. Evidence of an agreement with a geotechnical engineer shall be submitted for review and approval of the Community Development Director and City Engineer prior to commencement of any grading activities or any underground work. The geotechnical engineer shall submit evidence that grading and excavation were performed consistent with the recommendations of the geotechnical investigation. Evidence shall be submitted prior to issuance of building permits for each individual lot.

48.Monument Replacement. Project Proponent shall replace, or have replaced, or repair or have repaired, as the case may be, all monuments shown on the Map which have been destroyed or damaged, and Project Proponent shall replace or have replaced, repair, or have repaired, as the case may be, or pay to the owner, the entire cost of replacement by reason of any work done hereunder, whether such property be owned by the United States or any agency thereof, or the State of California, or any agency or political subdivision thereof, or by the City or by any public or private corporation, or by any person whomsoever, or by any combination of such owners. Any such repair or replacement shall be to the satisfaction and subject to the approval of the City Engineer.

Project Proponent shall provide such monumentation as may be required by City Engineer, in accordance with accepted standards.

49.Mechanical Equipment. All mechanical equipment shall be maintained in such a manner that noise emanating from it will not be perceptible beyond the property plane of the subject property in a normal environment for that zoning district.

50.State Law. Developer shall conform to and abide by all applicable California State Laws pertaining to construction of public improvements.

51.Traffic Control. Project Proponent shall, at Project Proponents expense, and under City’s direction, provide for traffic control, during construction, so as to minimize the impact on residents surrounding or adjacent to the Project. In this connection, Project Proponent agrees that, during any construction within or as a part of the overall Project, all existing roadways as of the date of approval of this vesting tentative subdivision map shall, at all times, remain passable to a minimum of two lanes of traffic, one in each direction, or an acceptable detour approved by City. Project Proponent further agrees that if, at any time, 413
City shall determine that there are not sufficient acceptable traffic lanes or acceptable detour which are passable, that all construction by Project Proponent shall immediately cease upon written demand therefore, by City.

52.Traffic Control. Traffic Control Plan is required to be submitted for approval by the City Engineer.

53.Archaeological Material. If archeological materials are uncovered during project implementation, grading, trenching, or other on-site excavation, all work on site shall be stopped and the City immediately notified. The county coroner and the Native American Heritage Commission shall also be notified and procedures followed as required by the California Environmental Quality Act (CEQA) and California law. A similar note shall appear on the improvement plans.

54.Dust Prevention. The developer shall ensure that unpaved construction areas are sprinkled with water as necessary to reduce dust generation. Construction equipment shall be maintained and operated in such a way as to minimize exhaust emissions.

55.Diesel Equipment. All diesel powered equipment (≥ 100 horsepower) shall be California Air Resources Board (CARB) Tier 3 Certified or better.

56.Control Measures. The following control measures for construction noise, grading and construction activities shall be adhered to, unless otherwise approved by the Community Development Director or City Engineer:
a. Grading and site construction activities shall be limited to the hours 7:00 AM to 10:00 PM Monday through Friday and 8:00 AM to 10:00 PM Saturday and Sunday including legal holidays;
b. Grading and construction equipment shall be properly muffled to meet Department of Motor Vehicle noise standards;
c. Unnecessary idling of grading and construction equipment is prohibited; d. Stationary noise-generating construction equipment, such as compressors, shall be located as far as practical from occupied residential housing units; e. Daily clean-up of trash and debris shall occur on streets utilized by construction equipment or vehicles making deliveries.
f. Gather all construction debris on a regular basis and place them in a dumpster or other container which is emptied or removed on a weekly basis. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution;
g. Remove all dirt, gravel, rubbish, refuse and green waste from the sidewalk, street pavement, and storm drain system adjoining the project site. During wet weather, avoid driving vehicles off paved areas and other outdoor work;
h. The site shall be watered twice daily during site grading and earth removal work, or at other times as may be needed to control dust emissions;
414
i. All grading and earth removal work shall follow remediation plan requirements, if soil contamination is found to exist on the site;
j. Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites;

57.Soil Sampling. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The applicant shall require the soils engineer to daily submit all testing and sampling and reports to the City Engineer.

Prior to Construction Completion/Issuance of Certificate of Occupancy

58.Final Inspection. Final inspection by the Building Department is required prior to issuance of certificate of occupancy.

59.Street Lights. All lighting on a given street will be fully operational prior to any occupancy being granted on that street.

60.Mylar Drawings. Prior to final acceptance, Project Proponent shall file with the City of Hughson one set of reproducible mylar “record drawings”, two sets of “record drawings”, and one electronic version. Said drawings shall meet all requirements of Section 66434 of Subdivision Map Act. Said set of drawings shall contain a copy of sheets with construction changes made or an indication that no changes were made and shall be submitted for approval by the City Engineer. The disk shall also provide the following information:
a. The street addresses on lots; and
b. Building outlines for all existing structures.

61.Inspection of Public Improvements. The City Engineer or other authorized representative of the City shall inspect all of the Public Improvements to see that they comply with City subdivision regulations including, but not limited to, these Conditions of Approval, Standard Specifications and Design Expectation Guidelines. The Project Proponent hereby grants access to the Project and Project Site for inspection purposes and agrees to notify City Engineer at least 48 hours in advance of required inspection.

Project Proponent shall pay to City the actual cost to City for all inspection, and other services furnished by City in connection with the Project by paying Plan Check and Inspection fees, and shall also reimburse City for the actual cost charged to City by City Engineer for all services performed in accordance with these Conditions, such charges to be at the normal rate charged the City by the City Engineer. However, all costs in soil testing, concrete testing and compaction testing will be the responsibility of the Project Proponent. Plan check and inspection fees will be based on the approved engineer's estimate.

62.Deviation from Plans. If the Project Proponent deviates from the approved improvement drawings, specifications or standards, or shall construct any Public 415
Improvements in such a manner so as to, in the opinion of the City Engineer, endanger the public safety, the City may cause the necessary corrections to be made without notice.

In the event such deviations do not, in the opinion of the City Engineer, endanger the public safety, the City Engineer may give the Project Proponent written notice of such deviations, and the Project Proponent shall correct the deviation in the time prescribed by the City Engineer. In the event of the failure of the Project Proponent to make corrections of deviations, whether or not the public safety is affected, the City may cause the necessary corrections to be made and shall be reimbursed by the Project Proponent at cost plus 25%. Said amount shall be deducted from the reimbursement by the City to the Project Proponent or shall be paid for by the Project Proponent prior to the acceptance of the improvements, or shall be obtained from the improvement securities.

Project Proponent shall perform any changes or alterations in the construction and installation of such Public Improvements required by City, provided that all such changes or alterations do not exceed 10 percent of the original total estimated cost of such Public Improvements.

63.Condition Satisfaction. Prior to final inspections, all pertinent conditions of approval and all improvements shall be completed to the satisfaction of the Community Development Director and City Engineer.

64.Irrigation Acceptance. Prior to the issuance of the first Certificate of Occupancy, all landscape and irrigation should be substantially completed in accordance to the approved plan. An Irrigation Schedule shall be submitted prior to the final inspection and acceptance of improvements.

65.Landscape Installation. Landscape and tree improvements shall be installed according to the approved plans prior to the occupancy of each building. All common area landscaping, irrigation and other required improvements shall be installed prior to acceptance of tract improvements, or occupancy of eighty percent of the dwelling units, whichever first occurs and a Certificate of Completion, as-built Mylar and an Irrigation Schedule shall be submitted prior to the Final Approval of the landscaping for the Tract to the Community Development Department by the developer.

CEQA Mitigation Measures

66.Mitigation Measure Air-1: Prior to the commencement of construction activities for each phase of construction, the Project Proponent shall prepare and submit a Dust Control Plan that meets all of the applicable requirements of APCD Rule 8021, Section

6.3. 67.Mitigation Measure Air-2: During all construction activities, the project proponent shall implement the following dust control practices identified in Tables 6-2 and 6-3 of the GAMAQI (San Joaquin Valley APCD, 2002):
416

1. All disturbed areas, including storage piles, which are not being actively utilized for construction purposes, shall be effectively stabilized of dust emissions using water, chemical stabilizer/suppressant, or vegetative ground cover.

2. All on-site unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust emissions using water or chemical stabilizer/suppressant.

3. All land clearing, grubbing, scraping, excavation, land leveling, grading, cut and fill, and demolition activities shall control fugitive dust emissions by application of water or by presoaking.

4. When materials are transported off-site, all material shall be covered, effectively wetted to limit visible dust emissions, or at least six inches of freeboard space from the top of the container shall be maintained.

5. All operations shall limit or expeditiously remove the accumulation of mud or dirt from adjacent public streets at least once every 24 hours when operations are occurring. The use of dry rotary brushes is expressly prohibited except where preceded or accompanied by sufficient wetting to limit the visible dust emissions. Use of blower devices is expressly forbidden.

6. Following the addition of materials to, or the removal of materials from, the surface of outdoor storage piles, said piles shall be effectively stabilized of fugitive dust emissions utilizing sufficient water or chemical stabilizer/suppressant.

7. Limit traffic speeds on unpaved roads to 5 mph.

8. Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent.

68.Mitigation Measure Noise-1: Implementation of the following multi-part mitigation measure is required to reduce potential construction-period noise impacts: Prior to issuance of construction permits, the following language shall be included, verbatim, in the general notes section of all the civil plan construction documents.

1. The construction contractor shall ensure that all equipment driven by internal combustion engines shall be equipped with mufflers which are in good condition and appropriate for the equipment.

2. The construction contractor shall ensure that unnecessary idling of internal combustion engines (i.e., idling in excess of five (5) minutes) is prohibited.

3. The construction contractor shall utilize “quiet” models of air compressors and other stationary noise sources where technology exists.

4. At all times during project grading construction, the construction contractor shall ensure that stationary noise-generating equipment shall be located as far as practicable from 417
sensitive receptors and placed so that emitted noise is directed away from adjacent residences.

5. The construction contractor shall ensure that the construction staging areas shall be located to create the greatest feasible distance between the staging area and noisesensitive receptors nearest the project site.

6. The construction contractor shall ensure that all on-site construction activities, including the operation of any tools or equipment used in construction, drilling, repair, alteration, grading, or demolition work, are limited to between the hours of 7:00 a.m. and 10:00 p.m.

Monday through Friday and between the hours of 8:00 a.m. and 10:00 p.m. on Saturdays, Sundays, and holidays.

69.Mitigation Measure Transportation-1: A southbound left-turn lane should be installed on Tully Road at the proposed project intersection with Street A. Based on Caltrans guidelines and projected left-turn volumes, the left-turn lane should be designed to provide the maximum storage (to the extent possible) given project frontage and available ROW (100-125 feet) of storage (4 vehicles and/or combination of heavy vehicles.

70.Mitigation Measure Transportation-2: Install a signal at the intersection of East Whitmore Avenue/Tully Road to improve vehicle delays and reduce overall vehicle queuing during the AM and PM peak hours. In addition, widen and/or re-stripe the eastbound E. Whitmore Avenue approach to include a separate left-turn lane and shared through/right-turn lane. Under Cumulative Year 2043 plus Project conditions, the intersection meets the peak hour signal warrant (Warrant #3). Based on Cumulative Year 2043 plus Project conditions, it is recommended that the proposed project contribute a “proportional share” of the costs to improve the intersection based on Caltrans “pro-rata” fair share calculations; or construction of a single/multi-lane modern roundabout could be given consideration.

71.Mitigation Measure Transportation-3: Install a signal at the intersection of E. Whitmore Avenue/Santa Fe Avenue to improve vehicle delays and reduce overall vehicle queuing during the AM and PM peak hours. The signal should be coordinated with existing automated railroad crossing gates located approximately 75-feet west of Santa Fe Avenue. Since unacceptable intersection LOS and vehicle delay is an existing deficient condition, it is recommended that the proposed project contribute a “proportional share” of the costs to improve the intersection based on Caltrans “pro-rata” fair share calculations. Please refer to Cumulative Year 2043 Plus Project Conditions for a discussion of Caltrans “pro-rata” fair share methodology and proposed project fair share contribution.
418
Conditions from Responsible Agencies
Stanislaus County Department of Environmental Resources

72.The Applicant and/or Project Proponent should contact the Department of Environmental Resources (DER) regarding appropriate permitting requirements for hazardous materials and/or wastes. Applicant and/or occupants handling hazardous materials or generating hazardous wastes must notify the Department of Environmental Resources relative to the following: (Calif. H&S, Division 20)
A. Permit for the underground storage of hazardous materials at facility.

B. Notify DER for storing hazardous materials on aboveground tanks.

C. Requirements for registering as a handler of hazardous materials in the County and submittal of a Hazardous Materials Business Plan (HMBP) into the California Environmental Reporting System (CERS) by handlers of materials in excess of 55 gallons, 500 pounds of a hazardous material, or of 200 cubic feet of compressed gas.

D. The handling of acutely hazardous materials may require the preparation of a Risk Management Prevention Program which must be implemented prior to operation of the facility. The list of acutely hazardous materials can be found in SARA, Title III, Section §302.

E. Generators of hazardous waste must notify DER relative to the:
(1) quantities of waste generated; and (2) proposed waste disposal practices. Generators of hazardous waste must also use the CERS data base to submit chemical and facility information to the DER.

F. Requirement to obtain and maintain an active EPA ID number with the California Environmental Protection Agency Department of Toxic Substances Control (DTSC) using Permanent State ID Number Application DTSC Form 1358
(https://dtsc.ca.gov/permanent-state-epa-id-numbers/).

Hughson Unified School District

73.School Impact Fees. School Impact Fees shall be submitted to the Hughson Unified School District prior to the time of issuance of building permits for lots in the proposed project. School impact fees shall include those fees required by the state, as well as any additional amount agreed upon by the Project Proponent and the District for each residential lot created by the proposed project.

Stanislaus Consolidated Fire Protection District:
419

74.Fire Hydrants. The Project shall conform to the requirements of the Hughson Fire District.

Project Proponent shall, at Project Proponent’s expense, install fire hydrants which shall be tested for flow and color-coded to represent the amount of flow, as specified by the Hughson Fire Protection District. Fire hydrants shall be placed on property lines.

Reflectors shall be placed in the street adjacent to the fire hydrants. Curbs at the fire hydrants shall be painted to prevent parking. Prior to any construction framing, the Project Proponent shall provide adequate fire protection facilities, including, but not limited to surface roads, fire hydrants, and a water supply and water flow in conformance to the City's Fire Department Standards able to suppress a major fire. When alternate methods of fire protection are approved by the Fire Chief, this requirement may be waived or modified. Proposed alternative methods of fire protection shall be submitted in writing to the Fire Chief prior to any framing construction. Work on the alternative fire protection methods shall not begin until approved by the Fire Chief. a. The minimum number of fire hydrants shall be provided in accordance with the Hughson Fire Code Ordinance and the California Fire Code. The average spacing between hydrants is 300 feet. All homes shall be within 300 feet of a fire hydrant. Spacing and locations of fire hydrants shall be subject to review and approval by the Hughson Fire District.

75.Fees. Developer shall pay all Public Facilities Impact Fees and Fire Facilities Fees. The fees shall be payable at the time of issuance of the building permit for any construction and shall be based on the rates in effect at the time of building permit issuance.

76.Access. Fire department access and water for fire protection shall be provided and maintained in accordance with all requirements, applicable codes and ordinances. Two ingress/egress accesses shall be provided.

77.Walk-through. Upon completion of construction, the Fire District will complete a final walk- through inspection.

Stanislaus County:

78.County fees. County Impact Fees shall be submitted to the County prior to the time of issuance of building permits for lots in the proposed project.

Turlock Irrigation District (District)

79.District. The Applicant and/or Project Proponent shall comply with the Turlock Irrigation District Letter, dated April 25, 2023. A copy of this Letter is on file at Hughson City Hall, Community Development Department, 7018 Pine Street, Hughson, CA 95326. 420
EXHIBIT B – VTSM USE23-0112
421
422
423
424
425
426
427
428
429
430
431
432
433
434
435
436
437
438
439
440
441
442
443
444
445
446
447
448

EXISTING CURB AND GUTTER
EXISTING 6' FENCE (CHAINLINK)
EXISTING 6' FENCE (CHAINLINK) EXISTING 6' FENCE (CHAINLINK) EXISTING 6' FENCE (CHAINLINK)
102.0
103.0 103.0
108.0
107.0
106.0
104.0
108.0
108.0
103.0

01.0 EXISTING RIGHT-OF-WAY EXISTING PAVEMENT

EXISTING

MASONRY

WALL TULLY RD

EXISTING PARCEL LINE

EXISTING RIGHT-OF-WAY

EXISTING PROPERTY LINE

EXISTING PROPERTY LINE
EXISTING 10' PUE

EXISTING PARCEL LINE
EXISTING 10' PUE

EXISTING RIGHT-OF-WAY

EXISTING PROPERTY LINE

EXISTING PROPERTY LINE/SECTION LINE

EXISTING PROPERTY LINE

EXISTING PARCEL LINE/SECTION LINE

EXISTING RIGHT-OF-WAY

EXISTING CENTERLINE

EXISTING CENTERLINE STOP
STOP
STOP

EXISTING RIGHT OF WAY EXISTING LOT LINE EXISTING PAVEMENT EXISTING 6' FENCE (CHAINLINK) EXISTING PAVEMENT
EXISTING 20' PUE
EXISTING 25' PIPELINE EASEMENT 103.0
103.0
103.0 103.0
103.0
103.0
107.0
106.0
104.0
105.0
107.0
105.0
106.0
104.0
103.0
102.0
102.0
102.0 102.0 101.0 101.0 102.0 102.0 103.0 102.0
103.0
102.0
102.0
EXISTING 6' FENCE
(CHAINLINK)
148,845 SF
44003 SF 43645 SF 43645 SF 43645 SF 43645 SF 43645 SF
43645 SF 43642 SF
43587 SF
43560 SF
43567 SF 43565 SF 43561 SF
44056 SF
49604 SF
43570 SF 43679 SF 43566 SF
47643 SF 47427 SF 57777 SF
43613 SF 43580 SF
43561 SF
43562 SF 43561 SF
43560 SF
56266 SF
43578 SF
43906 SF
43972 SF
488'
47970 SF
44338 SF
43564 SF
208' 205' 205' 205' 205' 205' 205' 207' 122'
205' 205' 205' 205' 205' 205' 207' 194'213' 213' 213' 213' 213' 213' 213' 206'
255'
130'
223'
198'
242'
128'
147' 241' 375' 376' 376'
129' 117' 117' 287'
89'
85'
137' 117' 117' 135'
737' 370' 247'
177' 245'
177' 121'
158'
111'
218' 217'
218' 217' 201'202' 199'
150' 150' 180' 155' 164'
140'
156' 150' 150' 192' 318' 317' 315' 318' 208'
128' 268' 230'
184'
222'
73'
176' 240'
202'
204' 215' 215' 125'
215' 215' 215' 214'
216'
219' 203' 203' 203' 203' 203' 203'
215'
214'
215'
214'
215'
215'
215' 214' 214' 193' 85'
123'
84'

PROPOSED RIGHT-OF-WAY
PROPOSED 10' PUE
87'
59'
120' 203'

PROPOSED RIGHT-OF-WAY
PROPOSED 10' PUE

PROPOSED RIGHT-OF-WAY
PROPOSED 10' PUE
PROPOSED 25'

UTILITY AND

ACCESS EASEMENT
481'

FUTURE RIGHT-OF-WAY
70'
70'
70' 70' 70' 70'

PROPOSED CENTERLINE
R=90'
R=55'
R=49'
R=80' STOP

STOP STOP
60'
40' 80'40'
PROPOSED 20'

UTILITY AND
ACCESS EASEMENT 203' 203' 213'
15' ACCESS

EASEMENT
PROPOSED 12.5' UTILITY

AND ACCESS EASEMENT
PROPOSED 30' UTILITY

AND ACCESS EASEMENT APPROVED
SHEET
NUMBER DATE DESCRIPTIONS REVISIONS NO. CALIFORNIA
JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PRELIMINARY: NOT FOR
CONSTRUCTION PLOTTED: 07/20/2023 17:17 PLOTTED BY: Corey DWGNAME: F:\22-3166 Tully Road Subdivison\Planning\TM\TM-1.dwg TM-1
COPYRIGHT © 2023 NORTHSTAR ENGINEERING GROUP, INC
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07/07/2023

HUGHSON, TULLY ROAD SUBDIVISION VESTING TENTATIVE SUBDIVISION MAP

AS SHOWN

TULLY ROAD SUBDIVISION

VESTING TENTATIVE SUBDIVISION MAP

HUGHSON, CALIFORNIA
A. REGULATORY AGENCY: CITY OF HUGHSON 7018 PINE STREET HUGHSON, CA 95326 T: (209) 883-4055
CONTACT:RACHEL WYSE, COMMUNITY DEVELOPMENT DIRECTOR
B. APPLICANT: ALPINE PACIFIC NUT CO., INC.
6413 E. KEYES ROAD
HUGHSON, CA 95326
T: (209) 667-8688
CONTACT: CATHERINE MUNDT , PARTNER
C. ENGINEER: NORTHSTAR ENGINEERING GROUP, INC
620 12th STREET
MODESTO CA, 95354
T: (209) 524-3525
CONTACT: NATHAN BRAY
D. ASSESSOR'S PARCEL NUMBER: 018-048-040, 018-048-009, 018-052-043 E. EXISTING LAND USE: AGRICULTURE
F. PROPOSED LAND USE: INDUSTRIAL
G. EXISTING ZONING/GP: INDUSTRIAL / INDUSTRIAL
H. PROPOSED ZONING/GP: INDUSTRIAL / INDUSTRIAL
I. TOTAL PROJECT SIZE: 46.44± ACRES
J. NET ACREAGE: 45.15± ACRES
K. TOTAL NUMBER OF LOTS: 34 + BASIN LOT
L. NET DENSITY: 0.78 UNITS/AC
M. TYPICAL LOT SIZE: VARIES - 1 ACRE MINIMUM
N. MAXIMUM FOOTPRINT COVERAGE:60%
O. PARKING: AS REQUIRED PER MUNICIPAL CODE FOR THE USE.

P. CONTOURS: 1.0-FOOT INTERVALS
Q. UTILITIES: WATER SYSTEM - CITY OF HUGHSON

SANITARY SEWER - CITY OF HUGHSON

STORM DRAINAGE - PRIVATE RETENTION SYSTEM

GAS - PG&E

ELECTRIC - TID

TELEPHONE - AT&T

SCHOOL DISTRICT - HUGHSON UNIFIED SCHOOL DISTRICT

PROJECT INFORMATION

THE LAND DESCRIBED HEREIN IS SITUATED IN THE STATE OF CALIFORNIA, COUNTY OF STANISLAUS, CITY OF HUGHSON AND DESCRIBED AS FOLLOWS: ASSESSOR'S MAP PARCELS 018-048-009, 018-052-043, 018-048-040. 46.44 ACRES ±

LEGAL DESCRIPTION

GENERAL NOTES

1. ALL IMPROVEMENTS SHALL BE CONSTRUCTED AS PER THE CITY OF HUGHSON IMPROVEMENT STANDARDS AND SPECIFICATIONS EXCEPT AS NOTED.

2. STORM DRAINAGE TO BE CONVEYED TO AN ON-SITE STORM DRAIN RETENTION BASIN. ALL IMPROVEMENTS TO BE CONSTRUCTED TO THE CITY OF HUGHSON STANDARDS AND SPECIFICATIONS.

3. ALL STORM DRAINAGE IMPROVEMENTS AS PART OF FUTURE IMPROVEMENTS PLANS AND STUDIES SHALL

CONFORM TO THE REQUIREMENTS SET FORTH IN NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT 2013-0001-DWQ AND THE MULTI-AGENCY POST-CONSTRUCTION STORMWATER STANDARDS

MANUAL APPROVED OR ADOPTED PRIOR TO THE TIME OF THIS TENTATIVE MAP APPLICATION BEING DEEMED COMPLETE.

4. SANITARY SEWER TO BE CONSTRUCTED TO THE CITY OF HUGHSON STANDARDS AND SPECIFICATIONS.

5. WATER SYSTEM TO BE CONSTRUCTED TO THE CITY OF HUGHSON STANDARDS AND SPECIFICATIONS.

6. STREET LIGHTING SHALL BE INSTALLED PER THE CITY OF HUGHSON STANDARD SPECIFICATIONS.

7. PUBLIC UTILITIES ARE TO BE INSTALLED UNDERGROUND IN EASEMENTS AND PUBLIC RIGHTS-OF-WAY.

8. THE SUBDIVIDER HEREBY RESERVES THE RIGHT TO FILE "MULTIPLE SUBDIVISION MAPS" AS SET FORTH BY THE SUBDIVISION MAP ACT, ARTICLE 4, SECTION 66456.1., AND FILE PARCEL MAPS FOR REASON OF SALE. ALL PARCEL LINES SHALL CONFORM TO THIS TENTATIVE MAP.

9. PUBLIC UTILITY EASEMENTS WILL BE PROVIDED ALONG ALL STREET IN-TRACT FRONTAGES.

10. ALL EXISTING STRUCTURES AND TREES WITHIN THE PROJECT BOUNDARY ARE TO BE REMOVED UNLESS OTHERWISE NOTED.

11. ALL LOT SETBACK REQUIREMENTS AND LOT SIZES ARE TO BE IN ACCORDANCE WITH THE CITY OF HUGHSON ZONING CODE TABLE 17.02.012.1 (INDUSTRIAL ZONE).

SHEET INDEX

1. TM-1 TENTATIVE SUBDIVISION MAP

2. TM-2 TENTATIVE SUBDIVISION MAP UTILITIES AND DETAILS

VICINITY MAP
0 1" =
100 50 100
100'
449

PROPOSED RIGHT-OF-WAY
PROPOSED 10' PUE

PROPOSED RIGHT-OF-WAY
PROPOSED 10' PUE
PROPOSED 25'

UTILITY AND

ACCESS EASEMENT

FUTURE RIGHT-OF-WAY

PROPOSED CENTERLINE
SS
W SD
SD SD

SD SD SD SD SD SD SD
SS
W
SD
SS
W
W W
W
W SS
SS SS
SS SS
60'
40' 80'40'
PROPOSED 20'

UTILITY AND

ACCESS EASEMENT FRENCH DRAIN

AS REQUIRED
W
W
1 -
3 -
3 -
3 -
2 -
3 - 3
-
3 -
16"W 16"W BO
15' ACCESS

EASEMENT
PROPOSED 12.5' UTILITY

AND ACCESS EASEMENT
PROPOSED 30' UTILITY

AND ACCESS EASEMENT
ICV
ICV
ICV
ICV
ICV

ISP ISP ISP

ISP ISP
ISP
ISP
ISP
ICV

ISP ISP ISP ISP ICB
ICB
ICB

ICB JP JP JP JP JP JP JP
TP
ELBJP
JP
SP
JP
JP
JP
JP
JP
JP ELB

EXISTING CURB AND GUTTER

EXISTING IRRIGATION

VALVE & HEADWALL
EX. IRRIGATION STAND PIPE EXISTING IRRIGATION STRUCTURE EX. IRRIGATION STAND PIPE EX. IRRIGATION STAND PIPE EX. IRRIGATION STAND PIPE
EX. IRRIGATION

STAND PIPE

EXISTING IRRIGATION STRUCTURE

EXISTING IRRIGATION STRUCTURE
EX. IRRIGATION STAND PIPE
EX. IRRIGATION

STAND PIPE
EX. IRRIGATION STAND PIPE
EX. IRRIGATION STAND PIPE
EX. IRRIGATION STAND PIPE EX. IRRIGATION

STAND PIPE
EX. IRRIGATION STAND PIPE
ELB
EXISTING RIGHT-OF-WAY EX. JOINT POLE EX. JOINT POLE EX. ELECTRICAL BOX EX. JOINT POLE EX. JOINT POLE EX. JOINT POLE EX. JOINT POLE EX. JOINT POLE EX. JOINT POLE EX. TELEPHONE POLE EX. JOINT POLE
EX. JOINT POLE
EX. JOINT POLE
EX. SERVICE POLE WITH METER
EX. JOINT POLE
EX. JOINT POLE
EX. JOINT POLE
EX. JOINT POLE
EX. ELECTRICAL BOX
EX. TELECOMMUNICATIONS TOWER

EXISTING PARCEL LINE

EXISTING RIGHT-OF-WAY

EXISTING PROPERTY LINE

EXISTING PROPERTY LINE
EXISTING 10' PUE

EXISTING PARCEL LINE
EXISTING 10' PUE

EXISTING RIGHT-OF-WAY

EXISTING PROPERTY LINE

EXISTING PROPERTY LINE/SECTION LINE

EXISTING PROPERTY LINE

EXISTING PARCEL LINE/SECTION LINE

EXISTING RIGHT-OF-WAY

EXISTING CENTERLINE
EXISTING CENTERLINE Ex 16"W Ex 16"W Ex 16"W Ex 16"W Ex18"SS Ex18"SS Ex18"SS Ex18"SS Ex15"SS
EXISTING RIGHT OF WAY EXISTING LOT LINE EX. JOINT POLE JP EXISTING 20' PUE
EXISTING 25' PIPELINE EASEMENT
Ex 16"W Ex 16"W
FUT.

R/W CL

ROEDING ROAD
NTS
30'

HEADERBOARD AT

EDGE OF PAVEMENT
EX.

R/W
40'
EP
2 *PARTIAL WIDTH IMPROVEMENTS

PER CITY OF HUGHSON STANDARD
DETAIL 3-ST.4
S/W
5'
R/W
5' TFC *12'
PUE
10' 40'

43.24'
VARIES 48.01' - 48.11'

SECTION
LINE

VERTICAL CURB AND GUTTER

PER CITY OF HUGHSON
STANDARD DETAIL 3-C.1

SIDEWALK PER CITY OF HUGHSON
STANDARD DETAIL 3-C.3
(LOOKING EAST)

MAJOR COLLECTOR STREET SECTION PER
CITY OF HUGHSON STANDARD DETAIL 3-ST.1.2
NTS

2.0%

VERTICAL CURB AND GUTTER

PER CITY OF HUGHSON
STANDARD DETAIL 3-C.1

2.0%
CL
S/W
70'
5' 25'

R/W R/W
TFC
3 5' CL
S/W
25' TFC 5' 5'

STREETS A, B, C AND D

SIDEWALK PER CITY OF

HUGHSON STANDARD DETAIL
3-C.3
PUE PUE 10' 10'

INDUSTRIAL STREET SECTION PER
CITY OF HUGHSON STANDARD DETAIL 3-ST.1.1
R/W CL

TULLY ROAD
NTS
±18'
40'
EP
1 S/W
5'
R/W
TFC
±12' 5'
PUE 20' 10'

VERTICAL CURB AND GUTTER

PER CITY OF HUGHSON
STANDARD DETAIL 3-C.1

SIDEWALK PER CITY OF HUGHSON
STANDARD DETAIL 3-C.3
(LOOKING NORTH)
EX.EP ±12'

EXISTING PAVEMENT
30'

MAJOR COLLECTOR STREET SECTION PER
CITY OF HUGHSON STANDARD DETAIL 3-ST.1.2 APPROVED
SHEET
NUMBER DATE DESCRIPTIONS REVISIONS NO. CALIFORNIA
JOB #:

DATE:

SCALE:

DRAWN:

DESIGN:

CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/20/2023 17:17 PLOTTED BY: Corey
DWGNAME: F:\22-3166 Tully Road Subdivison\Planning\TM\TM-2.dwg TM-2
COPYRIGHT © 2023 NORTHSTAR ENGINEERING GROUP, INC
22-3166
NB
TG
TG
07/07/2023

HUGHSON, TULLY ROAD SUBDIVISION VESTING TENTATIVE SUBDIVISION MAP UTILITIES AND DETAILS

AS SHOWN
0 1" =
100 50 100
100'
LEGEND

BOUNDARY LINE

CENTERLINE

RIGHT-OF-WAY

PARCEL LINE

CURB, GUTTER, AND SIDEWALK

EDGE OF PAVEMENT

DIRT ROAD

OVER HEAD ELECTRICAL

GAS LINE

CONTOURS

WALL (SEE LABEL FOR TYPE)

FENCE (CHAINLINK OR VINYL)

FENCE (WIRE OR HOGWIRE)

FENCE (WOOD OR WROUGHT IRON)

BARRICADE

TREE OR SHRUB/TO BE REMOVED
SIGN

SERVICE POLE

FLOW LINE

STORM DRAIN (MAIN)

STORM DRAIN MAINTENANCE HOLE

CURB INLET
ELECTROLIER - 100 W
ELECTROLIER - 200 W

WATER (MAIN)

WATER VALVE

FIRE HYDRANT

SEWER MAINTENANCE HOLE

SEWER (MAIN)

IRRIGATION MAIN

IRRIGATION MANHOLE

IRRIGATION STRUCTURE
Ex IRR 36"IRR
ICV
JP
450

Hughson City CouncilApril 14, 2025

Hughson City Council
April 14, 2025