Lathrop City Council
October 9, 2023

771

3. Signs ( Directional Signs) shall be placed on- site directing trucks north on S. Manthey Road towards Roth Road from the site. Signage shall be maintained by the applicant/ property owner and replaced if damaged, destroyed or otherwise unreadable. Signage shall be reviewed and approved by the Planning Division.

4. Sign( s) shall be placed in the drivers' lounge and/ or breakroom associated with the project building directing trucks north on S. Manthey Road toward Roth Road from the site. The sign shall illustrate the Truck Route to and from the site, the City' s Truck Route Map and a reference to Chapter 10. 16, Truck Routes and Commercial Vehicles of the Lathrop Municipal Code ( LMC).

5. Evergreen trees planted along Dos Reis Road for the purposes of screening shall be in compliance with the CLSP Phase 2 Amendment.

6. Outdoor employee break area( s) shall include trash receptacles, shade structure( s), and seating areas. The final design and location of employee break area( s) shall be subject to review and approval by the Planning Division.

7. Passenger vehicle entryways shall include enhanced paving materials, such as herringbone design or stamped concrete. The extent of the enhanced paving materials shall be subject to review and approval by the Planning Division.

8. Interior truck operator lounge( s) and/ or employee break area( s) shall include on- site amenities, such as restrooms, vending machines, air conditioning, seating areas, etc. The truck operator lounge( s) and/ or employee break area( s) shall be subject to review and approval by the Planning Division.

9. With the exception of parking and storage of truck cabs and truck trailers, storage containers, and temporary load transfers, outdoor storage is prohibited, unless otherwise reviewed and approved by the Planning Division.

10. Installation of driveway entry/security gates or interior site fencing shall subject to review and approval by the Planning Division, Building Department and Lathrop Manteca Fire District prior to installation. All driveway entry/ security gates shall provide truck queuing in front of the gate of at least seventy- five ( 75) feet in order to allow trucks with trailers to pull onto the site without blocking adjacent street rights- of-ways.

11. The security gate building ( guard shack) shall be architecturally compatible with the primary building as it relates to color, aesthetic, and material.

12. On- site fencing shall be maintained and in good working order for the life of the project Damage and/ or wear- and- tear shall be repaired by the applicant/ property owner in a timely manner.

13. Prior to any ground disturbance, the project shall consult with the San Joaquin County MultiSpecies Habitat Conservation and Open Space Plan ( SJMSCP) for biological coverage, mitigation and participation in the plan. Participation in the SJMSCP satisfies requirements of both the State and Federal endangered species acts, and ensures that the impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act (CEQA).

14. The applicant shall coordinate with the San Joaquin Valley Air Pollution Control District to comply with District rules and regulation including but not limited to Rule 9510, Indirect Source Review. The applicant shall provide proof of compliance prior to building permit issuance.

15. The project shall comply with applicable site development provisions contained in the Central Lathrop Specific Plan Phase 2 Amendment Design Guidelines and Lathrop Municipal Code including but not limited to parking, lighting, landscaping, etc.

772

16. All areas not used for structures, parking, driveways, walkways, or other hardscape shall be landscaped and maintained by the property owner per Section 17. 92. 030( A)( 1) of the Lathrop Municipal Code to the satisfaction of the City.

17. The applicant shall submit appropriate plans to the Community Development Department for plan check and building permit. Final site plan, elevation, landscaping and irrigation, exterior lighting and site improvement plans and details, etc. shall be reviewed and approved by the Planning Division. Any significant change or modification to the approved plan is subject to review and approval by the Community Development Director.

18. Landscaping and irrigation must be consistent with the City' s Water Conservation Requirements LMC 17. 92. 060) and the State Water E cient Landscape Ordinance ( AB 1881). The applicant shall include with the landscape and irrigation plan a water efficient landscape worksheet with water budget calculations identifying the water allowance and estimated water use.

19. The applicant/property owner shall ensure the entire site including landscaping areas shall be maintained in a healthy, weed free condition to the satisfaction of the City.

20. Trash enclosure( s) shall include but not be limited to a covered roof, metal gate and have three solid walls. Details and/ or alternative designs or location shall be subject to review and approval of the Planning, Building, and Public Works Department. The trash enclosure design, material and color shall match or compliment the main building.

21. It shall be the responsibility of the applicant/ property owner to ensure that any building or parking area lighting including security lighting associated with the project, be arranged so as to not cast light onto adjoining properties.

22. A final site lighting photometric plan with detailed specifications of all lighting fixtures, poles, and wall packs as well as a manufacture' s catalog sheet containing photometric data, shall be submitted with Building Permits for City review and approval. Parking lots, driveways, trash enclosure/ areas shall be illuminated during the hours of darkness with a minimum maintained one foot-candle of light and an average not to exceed four foot-candles of light. The illumination shall not exceed ten ( 10) foot- candles in any one location.

23. No signs are approved for this project. A Master Sign Program for the project shall be prepared and submitted for review and approval by the Planning Division per Chapter 17. 84 of the Zoning Code. All signs shall require a Planning Division Sign Design application and a separate Building Permit application, subject to review and approval of the Planning and Building Divisions.

24. Bicycle parking shall be installed consistent with Chapter 17. 76. 120 of the LMC. In accordance with LMC Section 17. 76. 120( D), the proposed project shall provide changing facilities for employees/ workers utilizing bicycle to get to and from the use and bicycle lockers in a secure room equal to the minimum number of bicycle parking stalls required by Chapter 17. 76. Bicycle lockers should be in close proximity to the employee entrance. The final location( s) shall be subject to review and approval by the Planning Division. The secure room shall include electrical outlets for the purpose of charging electric bicycles ( e- bikes).

25. Roof- mounted mechanical equipment shall be screened and not visible from the public right- ofway. Screening materials shall be compatible with the architectural style, materials and color of the building upon which the equipment is located, subject to the approval of the Community Development Director or designee.

773

26. Ground- mounted equipment that is not required to be visible, shall be screened not visible from the public right-of-way using the most practical means of screening, such as landscaping, a freestanding wall/ fence, matching paint, subject to approval of the Community Development Director or designee.

27. Unless otherwise specified, all conditions of approval shall be complied with prior to the issuance of any Building Permits.

28. The Site Plan shall expire thirty- six ( 36) months from the date of approval unless a time extension is granted consistent with the policies and procedure of the Lathrop Municipal Code. Prior to the expiration date of August 30, 2026 a building permit must be issued and construction commenced and diligently pursued toward completion of the site or structures.

29. In the event clarification is required for an interpretation of these Conditions of Approval, the Community Development Director and City Engineer shall have the authority either to administratively clarify the intent and wording of these Conditions of Approval without the requirement of a public hearing or to refer questions regarding the interpretation of these Conditions of Approval to the Planning Commission. If the applicant take issue with the clarification provided administratively, the applicant shall have the right to appeal the administrative clarification to the Planning Commission. The Community Development Director and City Engineer shall also have the authority to make minor modifications to these conditions provided a request is made in writing by the applicant and it is determined such modifications are consistent with and in furtherance of the underlying intent of the condition being modified.

30. The City of Lathrop may conduct annual and or spot inspections to ensure that compliance with the required site improvements and conditions are being maintained.

BUILDING
l. All construction associated with this project shall comply with the most recent adopted City and State building codes.

2. Special Inspections — As indicated by California Building Code Section 1704, the property owner/ developer shall employ one or more special inspectors who shall provide special inspections when required by CBC section 1704. The property owner/developer shall contact the Building Department at time of plan submittal to obtain application for special inspections.

3. The Title Sheet ofthe plans shall include:

Occupancy Group Type of Construction
Occupant Load Height of Building
Description of Use Floor area of building(s) by occupancy group Area Analysis Code Used

4. The property owner/ developer shall be responsible for payment of school impact fees prior to the issuance of a building permit.

5. Dimensioned building setbacks and property lines, street centerlines and distances between buildings and structures shall be provided on the project site plan.

774

6. The project shall be designed to conform with energy conservation measures articulated in Title 24 of the California Code of Regulations and address measures to reduce energy consumption such as flow restrictors for toilets, low consumption light fixtures, and insulation and shall use to the extent feasible draught landscaping.

7. All property lines and easements shall be shown on the site plan. A statement shall be provided that indicates such lines and easements are shown is required.

8. Public and private site improvements shall be designed in accordance with the Americans with Disabilities Act and Chapter 11 of the California Building Code. The site plan shall include a site accessibility plan identifying exterior routes of travel and detailing running slope, cross slope, width, pedestrian ramp, curb ramps, handrails, signage and truncated domes. The path of travel shall be provided from the public right of way and accessible parking to building. The design professional shall ensure that the site accessibility plan is in compliance with the latest Federal and State regulations. A site accessibility plan shall be required per the attached policy from the link below:
https:// vww.ci. lathrop. ca. us/ sites/ default/ files/fileattachments/ building divisior lpa e/ 24708/ site accessibilit plan requirements. pdf

9. At the time of building permit application submittal a design professional shall be required to prepare the formal construction plans for proposed improvements per the Business and Professions' Code.

10. Grading and Site Improvement permits from Public Works may be required separately from the accessibility plan in compliance with item 8.

PUBLIC WORKS
Land
l. The applicant shall dedicate all right-of-way ( ROW) necessary for the ultimate ROW width as represented in the approved Improvement Plans. A 10- foot public utility easement ( PUE) shall also be dedicated along all ROW frontages.

Public/ Fronta e Improvements

1. The applicant shall submit an encroachment permit for all work within the public right- of-way and City owned or controlled property.

2. The applicant shall be required to install full street frontage improvements along all frontages of the parcel being developed or improved. Frontage improvements shall include but are not limited to curb, gutter, sidewalk, street lights, hydrants, asphalt concrete paving, striping, driveways, and landscaping. The extent of paving shall include one- half ultimate street width or as otherwise stated in the City of Lathrop Municipal Code. The applicant shall submit the off-site plans for approval along with the applicable plan check and inspection fees.

3. The applicant shall underground all existing and new overhead utilities on both sides of the frontage street in compliance with the Lathrop Municipal Code. Overhead power lines in excess of 34. 5 KVA are not required to be undergrounded.

775

4. As recommended in the TJKM Traffic Impact Analysis Report, the applicant shall complete the following improvements prior to issuance of a certificate of occupancy, including a temporary certificate of occupancy:
a. Lathrop Road/ I- 5 SB Ramps: Optimize signal timing to achieve an acceptable level of service. Align signal timing with coordination plan for the Lathrop Road corridor. b. Golden Valley Parkway & Spartan Way/Lathrop Road Intersection: Grind existing striping, slurry seal extents of striping and restripe the following configuration to City Standards:
i. NB Approach: One left-turn lane, one through lane, two right-turn lanes ii. SB Approach: Two left- turn lanes, two through lanes, one right- turn lane iii. EB Approach: One left turn- lane, two through lanes, one right- turn lane iv. WB Approach: Two left-turn lanes, two through lanes, one right-turn lane

5. The TJKM Traffic Impact Analysis Report found that the Lathrop Road/ I- 5 NB Ramp will degrade from LOS E to LOS F with the Project in the Baseline plus Project condition, which will require the construction of a 400 foot separate right turn lane on the NB Ramp. The applicant shall conduct current traffic counts for the NB Ramp to confirm the baseline condition and complete a technical memorandum to document the findings of the traffic counts. If the results of the technical memorandum indicate that the impact is negligible or that the level of service does not degrade below LOS D in the Current Baseline plus Project condition, the project shall not be required to construct the 400 foot separate right turn lane on the NB Ramp. If the results of the traffic counts indicate that the project operations would cause the LOS to degrade below a LOS D with the Project, the applicant shall be required to construct the 400 foot separate right turn lane on the NB Ramp. If the improvements are required, applicant shall design, estimate construction cost and provide performance and labor & materials guarantee to the City for the improvements and enter into a deferred frontage improvement agreement with the City prior to issuance of a building permit for the Project. If required, the applicant shall work towards construction of the improvements in a timely manner for completion as close to the occupancy of the Project as possible.

6. The applicant shall be required to improve Golden Valley Parkway from Spartan Way to Dos Reis Road. Golden Valley Parkway is currently improved from Spartan Way to about 240 feet south of Does Reis Road and includes utilities, curb & gutter, and bottom lift pavement and subgrade. The applicant shall be required to complete the improvements on Golden Valley Parkway to include but not limited to sidewalk, top lift pavement, striping, signing, landscaping and lighting. The improvements are eligible in part for City Transportation Capital Facility Fee ( CFF) credit or reimbursement as portions are included in the existing City CFF program and this roadway provides a regional benefit.

7. The applicant shall be required to construct a roundabout at the intersection of Golden Valley Parkway and Dos Reis Road. The roundabout shall be an enhanced gateway to the CLSP Phase 2 area and shall include components such as monumentation, art, enhanced landscaping, lighting, etc. The final design shall be approved by the City Engineer. The applicant shall submit the roundabout plans for approval as part of the offsite improvement plans.

8. The applicant shall be required to abandon and barricade Manthey Road between Lathrop Road and Dos Reis Road upon completion of the improvement of Golden Valley Parkway. This abandonment is necessary to facility the proper traffic circulation for the project.

776

9. The applicant shall be required to install signage on Lathrop Road, Spartan Way, Golden Valley Parkway, Dos Reis Road and Manthey Road south of Dos Reis Road prohibiting trucks from utilizing these roadways. Location and size of the signage shall be reviewed and approved by the City Engineer prior to issuance of an occupancy permit.

10. Applicant shall comply with Chapter 10. 16, Truck Routes and Com nercial Vehicles ofthe LMC.

Wastewater

1. The applicant shall be required to connect to the City sewer system prior to certificate of occupancy for the first building within the project.

2. The applicant shall secure sufficient sewer capacity for the project and pay all connection fees and reimbursements.

3. The project will connect to the existing Central Lathrop Phase 1 gravity sewer main system and the wastewater will be conveyed to the City' s Treatment Plan by use of the existing Central Lathrop Phase 1 wastewater pump station and force mains. The applicant shall provide calculations to the City Engineer proving that these existing facilities can support the additional wastewater discharge from the project and shall install any improvements needed to accommodate the project ifthe existing facilities are deficient.

Potable Water

1. The applicant shall be required to connect to the water utility for domestic supply prior to certificate of occupancy and pay all applicable connection fees. All existing groundwater wells on site shall be abandoned under a permit from San Joaquin County prior to connecting potable water to the site.

2. The applicant shall secure sufficient water capacity for the project and pay all connection fees and reimbursements.

3. The project will connect to the existing Central Lathrop Phase 1 potable water system. The applicant shall provide calculations to the City Engineer proving that these existing facilities can support the projects needs and shall install any improvements needed to accommodate the project ifthe existing facilities are deficient.

Recycled Water

1. Applicant shall install recycled water mains along all frontages if not existing. All public landscaping shall be irrigated with recycled water and a recycled water hydrant shall be placed in an accessible location along the frontage to provide a filling station for street sweeping activities and construction.

2. All recycled water points of connection for irrigation require the installation of a recycled water meter.

Storm Drain

1. The applicant shall be required to connect to storm drain utility and pay all applicable connection fees.

2. Hydrology and hydraulic calculations and plans for on- site and off-site storm drainage systems shall be submitted to the City for review and approval.

777

3. As part of their onsite improvements, the applicant shall install all necessary Best Management Practices ( BMP' s) for post construction in accordance with City guidelines and standards. The BMP' s must be in place prior to final occupancy for the project.

4. The applicant shall execute a maintenance agreement for all onsite storm water quality treatment devices, swales, and/ or ponds.

5. The project will connect to the existing Central Lathrop Phase 1 storm water system for Watershed 4. The applicant shall provide calculations to the City Engineer proving that these existing facilities can support the projects needs and shall install any improvements needed to accommodate the project ifthe existing facilities are deficient.

General

1. The applicant shall retain the services of a California licensed civil engineer to design the project utility plans for sewer, water, storm drain lines and systems.

2. The applicant shall ensure that all off-site and on- site improvements comply with City Standards as illustrated on the approved Improvement Plans.

3. All on- site water, sewer, and storm drain systems that are privately owned shall be maintained by the property owner.

4. The parking areas and drive aisles on site shall be paved with asphalt concrete.

5. The project shall comply with the Multi-Agency Post Construction Storm Water Manual.

6. Grading and other construction activities that may cause dust shall be watered to control dust at the City Engineer' s direction. A water vehicle shall be available eon site for dust control operations at all times during grading operations. The adjacent public street shall be kept free and clean of any project dirt, mud, materials, and debris.

7. The applicant shall pay all appropriate fees including, but not limited to, North Lathrop Transportation Fee, Levee Impact Fee, Capital Facilities Fees, and Plan Check and Inspection Fees.

8. A geotechnical report shall be submitted for the project, which includes groundwater elevations, percolation rates for retention basins, soil compaction requirements, and recommendations for asphalt paving and concrete. Building PAD certification is required from Geotechnical Engineer and/ or Special Inspector.

9. All water meters shall be installed within the public right of way or public utility easement. The City shall not be the responsible party for maintaining water and sewer lines beyond existing main line stub outs or on private property, unless otherwise agreed to by the City.

10. The applicant has the option to enter into a reimbursement agreement with the City for construction cost reimbursement of any infrastructure that provides regional benefit.

11. All improvements shall be designed and constructed per the most current City Standards.

12. The applicant shall create or participate in a Community Facilities District ( CFD) to fund the maintenance of all public infrastructure prior to issuance of the first building permit associated with the project.

13. If the project is greater than one acre; the applicant shall complete a SWPPP, obtain a WDID number and list the number on the improvement plans, and submit the SWPPP to the City for review and approval.

778

LATHROP- MANTECA FIRE DISTRICT ( LMFD)

1. The project shall conform to the most currently adopted edition of the California Fire Code and all related standards.

2. Permits shall be obtained from the fire code official. Permit( s) and fees, shall be paid prior to issuance of any and/ or all permits. Issued permits shall be kept on the premises designated therein at all times and shall be readily available for inspection by the fire code officiaL ( Permits are to be renewed on an annual basis).

3. Depending on the proposed Occupancy Type & fire area occupant load, Automatic Fire Sprinklers may be required. In the case where automatic fire sprinkler systems are required, such systems shall comply with California Fire Code Section 903. 2 and the Tenant/ Occupant/ Owner shall have the responsibility to ensure that the correct fire suppressions system is added/ modified/tested and accepted by the ( AHJ) Fire District for review and approval prior to modification. Deferred submittal accepted.

4. All residential structures shall be Fire Sprinkler protected, as per the City of Lathrop' s Fire Sprinkler Ordinance, California Fire Code, California Residential Code, and the California Building Standards Codes. Fire suppression system plans shall be modified under separate fire permit and shall be submitted by a licensed fire contractor, to the ( AHJ) Fire District for review and approval prior installation. Deferred plan submittals are accepted.

5. Fire Sprinkler System alterations and plans shall be submitted directly to LMFD.

6. Fire Alarm System upgrades and plans shall be submitted directly to LMFD.

7. A means of Ingress and Egress Plan shall be submitted with the project Tenant Improvement Plans.

8. An approved fire alarm system shall be installed in accordance with CFC §907.2 and NFPA 72.

9. Fire Department Development Impact Fees for all new buildings shall be paid in accordance with the City of Lathrop Municipal Code and Resolutions of the adopted fee schedule.

10. An approved Fire Flow test shall be conducted prior to ground breaking to determine allowable Fire Fighting capabilities for the site.
1 l. An approved water supply for fire protection, either temporary or permanent, shall be made available prior to commencing construction beyond the foundation stage, or as soon as combustible material arrives on the site.

12. Deferred Plan Submittals for Eire Alarm, Fire Sprinklers and Fire Underground shall be submitted directly to LMFD.

13. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all- weather driving capabilities. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet ( 6096 mm), exclusive of shoulders, except for approved security gates in accordance with California Fire Code ( CFC) Section 503. 6, and an unobstructed vertical clearance of not less than 13 feet 6 inches ( 4115 mm).

Adequate turnaround shall be provided per City of Lathrop Standards and Appendix D of the 2022 CFC.

779

14. Where access to the development is restricted because of secured openings or where immediate access is necessary for life- saving or fire- fighting purposes, a key " knox" box is required to be installed in an approved location. The key " knox" box shall be of an approved type and shall contain keys to gain necessary access as required by the fire code official. In addition to key knox" box( es), any automatic gates shall have Opticom access ability to provide necessary access for emergency apparatus.

15. Where a portion of the added street is constructed more than 200 feet ( 61 meters) from a hydrant on a fire apparatus access road, as measured by an approved route, the developer shall provide an additional fire hydrant and main shall be provided. NOTE: The developer shall provide exact locations and distances of existing hydrants in the area. ( CFC Appendix C, and City of Lathrop Water System Standards).

16. The developer shall be responsible for providing approved vehicle access for firefighting to all construction and demolition sites. Vehicle access shall be provided to within 100 feet ( 30, 480 mm) of temporary or permanent fire department connections. Vehicle access shall be provided by either temporary or permanent roads, capable of supporting vehicle loading under all weather conditions. Vehicle access shall be maintained until permanent fire apparatus access roads are available.

17. The Fire Department Fire Access Roads shall meet the requirements established by the San Joaquin County Fire Chief' s Association.

18. The turning radius for his project shall be a minimum of 41 feet for all Emergency Fire Apparatus.

19. Buildings exceed 30 feet in height shall have a minimum unobstructed fire apparatus access width of 26 feet.

20. Commercial cooking equipment that produce grease laden vapors shall be provided with a Type 1 Hood, in accordance with the California Mechanical Code, and automatic fire extinguishing system that is listed and labeled for its intended use as follows:
a. Wet chemical extinguishing system, complying with UL 300 b. Carbon dioxide extinguishing systems
c. Automatic fire sprinkler systems

21. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet ( 122 meters) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on- site fire hydrants and mains shall be provided where required by the fire code official.

22. At LMFD' s discretion the proposed project may be subject to other fire & life safety requirements at the time of building plan review.

23. Final approval is subject to field inspections. A minimum 48 to 72- hour notice is required prior to any life- safety fire inspections. Other conditions may apply at time of inspections and are subject to correction.

780

LATHROP POLICE DEPARTMENT ( LPD)

1. The applicant shall paint the address on the roof top for each individual building. The numbers shall be at least 3 feet tall, 2 feet wide, 9 inches apart, with 6- inch brush stroke with a color that contrast the roof top, top of numbers/ letters should point north.

2. The applicant shall install dedicated lights in the parking lot that are properly maintained including the drive access.

3. The applicant shall install an indoor and outdoor recording security camera system that shall be maintained by the property owner and accessible to LPD with camera views covering all ingress and egress to all building( s) and parking areas. The quantity and location shall be reviewed and approved by LPD prior to issuance of an occupancy permit.

4. Where access to the development is restricted because of secured openings or where immediate access is necessary for life- saving or emergency purposes, a key " knox" box is required to be installed in an approved location. The key " knox" box shall be of an approved type and shall contain keys to gain necessary access as required by the police chief. In addition to key " knox" box( es), any automatic gates shall have Opticom access ability to provide necessary access for emergency vehicles.

5. The proposed landscaping for this project shall conform to the following CPTED measurements:
a. Maintain natural visible surveillance to building from parking lot and street. b. Plants taller than 8 feet shall be trimmed up to 4 feet from ground. c. Plans under 8 feet shall be trimmed to allow ground level surveillance.

ADMINISTRATIVE SERVICES
l. By exercising this approval, the applicant hereby agrees to indemnify, hold harmless and defend the City, its officers, agents, elected and appointed officials, and employees, from any and all liability or claims that may be brought against the City arising out of its approval of this Site Plan Review and Conditional Use Permit to the fullest extent permitted by law.

SAN JOAOUIN COUNTY ENVIRONMENTAL HEALTH DEPARTMENT
See attached memorandum dated June 21, 2023.

781
u Environmen# a1 Health [ par kment
C: t u t t 1 -- Jaa jit FCan. REHS, t3irectar
r,
va rwau, a, a. sw+e o r. zwr
4 iRXN1 CO OI t01tUlTf} RE
ts t Caert. rsco, R£ H8. RI i
w ey hq. t+s
Sta ren Sf r. ftEk$
E kAnrrzo. REt1S
N aka St Ot nikayss REHS
June 21, 2023
To: City of I. attuop Gomrt unity Gevela nent Department Pianning Divisian Attentian; David N+skanen
From: Cesar Ruvalcaba( 209) 953- 6213 j ( j„_J
Lead Senior Re istered Enviroamental tieatCh Specialist 1,.. i' RE CUP'-23-08, SPR• 23-09, Re arrai, SU0415642, SUOOt56d1 i41Q1 S. Manthey Road ( APN: 192-02Q- 14)
The San Joaquin County Environmental Health Department( EHD} recommends the foilc wing conditions as a paR af develaping this project:

1. Any geoteehnical drilli ng shali be canducted under permii and inspecti€ n by The Environmental Nealth Department ( San . foaquin Gounty Uevelopment Title, Section 9- 601. 010( b} and 9-G01. 02 1{ i}.

2. Any abandaned welis a septic systems shail be destrayed under permit and inspection by the EHD( San Joaquin County Developmen# Title, Section 9-6t 5. 010& 9-Bf11. C} 2i7) 186$ E Hazeltott Avetrue f SRtxkton, Ca ifazrra 952Q5 T 2f 468- 3420 F 2£}9 464- 0438 www sjgo+r.argf trd

782

ENVIRONMENTAL CHECKLIST

SUMMARY OF PROJECT REQUIREMENTS

783
Summary of CEQA Project Requirements for the Ashley Warehouse Project Requirement AG-1: Implement Lathrop Municipal Code Chapter 3.40 AGRICULTURAL MITIGATION FEE Section 3. 40. 030 Collection of Agricultura/ Mitigation Fee.

The Agricultural Mitigation Fee enacted pursuant to this chapter is to be collected by the city before the issuance of building permits, or at approval of any discretionary permit if no building permit is required.

Ord. 05- 248§ 1 J
Requirement AG-2: Require all development to coordinate with and participate with SJCOG in the SJMSCPAgricultural Mitigation Fee program as required.

Requirement AQ-1: Comply with SJVAPCD Rule 95101ndirect Source Review Requirement AQ-2: Comply with SSJVAPCD Regu/ ation Vlll for all sites and implementation control measures indicated in Tab/ es 6-2 and 6-3 of the SJVAPCD' s Guide for Assessing and Mitigating Air Quality Impacts.

Requirement 810- 1: Compliance with the San Joaquin County Multi-Species Habitat Conservation and Open Space P/an( SJMSCP)
Requirement BIO-2: Compliance with the mitigation recommendations inc/uded within eiological Resources Analysis Report( AttachmentAJ.

VELB Buffer and/ or Survey— VELB is a species covered by the SJMSCP ( SJCOG 2000), and the incidental take minimization and mitigation measures outlined in the document are as follows:

In areas with elderberry bushes, as indicated by the SJMSCP Vegetation Maps or per a preconstruction survey identification or other sources indicated in Section 5. 2. 2. 3, the following shall occur:

A. If elderberry shrubs are present on the project site, a setback of 20 feet from the dripline of each elderberry bush shall be established.

B. Brightly colored flags or fencing shall be placed surrounding elderberry shrubs throughout the construction process.

C. For all shrubs without evidence of VELB exit holes which cannot be retained on the project site as described in A and B, above, the JPA shall, during preconstruction surveys, count all stems of 1" or greater in diameter at ground level. Compensation for removal of these stems shall be provided by the JPA within SJMSCP Preserves as provided in SJMSCP Section 5. 5. 4( B).

D. For all shrubs with evidence of VELB exit holes, the JPA shall undertake transplanting of elderberry shrubs displaying evidence of VELB occupation to VELB mitigation sites during the dormant period for elderberry shrubs ( November 1 - February 15). For elderberry shrubs displaying evidence of VELB occupation which cannot be transplanted, compensation for removal of shrubs shall be as provided in SJMSCP Section 5. 5. 4 ( C)." If the elderberry shrub can be maintained on the project site, then a 20 ft. setback will need to be established around the shrub ( See Figure 11). If the shrub cannot be maintained on the project site, then VELB exit hole surveys consistent with the USFWS protocol ( USFWS 2017) will be performed prior to any ground disturbance. Depending on the results of this survey, either mitigation measure C or D above will be used.

784
Pre- construction Reptile Survey — Both California glossy snake and San Joaquin coachwhip have a low potential to occur on the Property and therefor a pre- construction survey should be performed no more than 48 hours prior to ground disturbance or vegetation removal.

Surveys would be required to determine presence/ absence of this species. If the species are found to occur on the project site, then passive relocation methods should be attempted before ground disturbance.

Pre- Construction Avian Survey — If project construction- related activities would take place during the nesting season ( February through August), preconstruction surveys for nesting passerine birds and raptors ( birds of prey) in large trees adjacent to the project site should be conducted by a competent biologist 14 days prior to the commencement of the tree removal or site grading activities. Specific attention should be paid to the active Swainson' s hawk nest that was identified across Dos Reis Road from the project site. As per the Incidental Take Minimization Measures for Swainson' s hawk that are outlined in Section 5. 2. 4. 11 of the SJMSCP ( SJCOG 2000):

If a nest tree becomes occupied during construction activities, then all construction activities shall remain a distance of two times the dripline of the tree, measured from the nest." The dripline for the tree where the Swainson' s hawk nest was observed is estimated to be 25 feet, making the required buffer for this nest 50 feet. The nest location and buffer are shown in Figure 11.

If any other birds listed under the Migratory Bird Treaty Act are found to be nesting within the project site or within the area of influence, an adequate protective buffer zone should be established by a qualified biologist to protect the nesting site. This buffer shall be a minimum of 50 feet from the project activities for passerine birds, and a minimum of 250 feet for other raptors. The distance shall be determined by a competent biologist based on the site conditions( topography, if the nest is in a line of sight of the construction and the sensitivity of the birds nesting). The nest site( s) shall be monitored by a competent biologist periodically to see if the birds are stressed by the construction activities and if the protective buffer needs to be increased. Once the young have fledged and are flying well enough to avoid project construction zones( typically by August), the project can proceed without further regard to the nest site( s).

Burrowing Owl Surveys — Burrowing owls were not identified on the project site during May 2021 survey. However, a burrowing owl pre- construction survey should take place before any construction activities commence. It is recommended that they be conducted whenever burrowing owl habitat or sign is encountered on or adjacent to (within 150 meters) a project site. Occupancy of burrowing owl habitat is confirmed at a site when at least one burrowing owl or its sign at or near a burrow entrance is observed within the last three years. If a burrowing owl or sign is present on the project site three additional protocol level surveys will be initiated. As per the incidental take minimization and mitigation measures outlined in the SJMSCO ( SJCOG 2000): If burrowing owls are identified and work is to commence during the non- breeding season ( September 1 through January 31), then the owls should be evicted from the project site by passive relocation as described in the CDFW' s report on burrowing owls 1995). If work occurs during the breeding season ( February 1 through August 31) then the burrows shall not be disturbed and will be provided with a 75- meter protective buffer.

However, if it is determined that the birds have not begun laying eggs, or the juveniles from the occupied burrows are foraging independently and are capable of independent survival, then the burrows can be destroyed.

785
Erosion Control — Grading and excavation activities could expose soil to increased rates of erosion during construction periods. During construction, runoff from the warehouse site could adversely surrounding habitats and cause increased particulate matter to enter the storm drain system. Implementation of appropriate mitigation measures would ensure that impacts to aquatic systems would be avoided or minimized. Mitigation measures may include best management practices ( BMP' s) such as hay bales, silt fencing, placement of straw mulch and hydro seeding of exposed soils after construction as identified in the Storm Water Pollution Prevention Plan ( SWPPP).

Requirement CUL- 1: Implement General P/an Action: RR 3b RR- 3b: Require all new development, infrastructure, and other ground- disturbing projects to comply with the following conditions in the event of an inadvertent discovery of cultural resources or human remains:

A. If construction or grading activities result in the discovery of significant historic or prehistoric archaeological artifacts or unique paleontological resources, all work within 100 feet of the discovery shall cease, the Community Development Director shall be notified, the resources shall be examined by a qualified archaeologist, paleontologist, or historian for appropriate protection and preservation measures; and work may only resume when appropriate protections are in place and have been approved by the Community Development Director; and
B. If human remains are discovered during any ground disturbing activity, work shall stop until the Community Development Director and the San Joaquin County Coroner have been contacted. If the human remains are determined to be of Native American origin, the Native American Heritage Commission and the most likely descendants shall be consulted; and work may only resume when appropriate measures have been taken and approved by the Community Development Director.

Requirement GEO- 1: Imp/ement recommendations presented in the Preliminary Geotechnical Engineering Report. Prepared by: Terracon Consu/ tants, Inc. during the project design and construction.

Requirement HAZ-1: Ifthe project will store, transport or handle hazardous materials the project shall be required to prepare and file a Hazardous Materials Business Plan ( HMBPJ with the City prior to issuance of Certificate of Occupancy.

Projed Requirement Hydro- 1: The project applicant shall prepare a Storm Water Pol/ution Prevention Plan ( SWPPPJ that includes specific types and sources of stormwater pollutants, determine the location and nature of potential impacts, and specify appropriate control measures to eliminate impacts on receiving water quality from stormwater runoff. The SWPPP shall require treatment BMPs that incorporate, at a minimum, the required hydraulic sizing design criteria for volume and f/ow to treat projected stormwater runoff. The SWPPP shall comply with the most current standards established by the RWQCB, and the Lathrop Storm Water Program. Best Management Practices shall be subject to approval by the City Engineer and RWQCB.

Projed Requirement Hydro 2: Prior to approva/ of the building permit, the project applicant shall submit a detailed Stormwater Contro/ Plan constant with Genera/ Plan Action PFS- 4.5, and the criteria set forth in the Lathrop Stormwater Program.

Requirement N- 1: Implement Genera/ Plan Policy N- 1. 15, and Lathrop Municipal Code Section 8.20. 110 Construction of buildings and projectsJ.

786
N- 1. 15 Construction Noise. Require construction activities to reduce noise impacts on adjacent uses to the criteria identified in Table N- 3, or, if the criteria cannot be met, to the maximum extent feasible complying with Title 15 of the LMC ( Building and Construction) and use best practices. Construction activities outside of the permitted construction hours identified in the LMC may be approved on a case- bycase basis by the Building Official.

Lathrop Municipal Code Section 8. 20. 110 ( Construction of buildinss and proiects) " It shall be unlawful for any person within a residential zone or within a radius of five hundred ( 500) feet therefrom, to operate equipment or perform any outside construction or repair work on buildings, structures or projects or to operate any pile driver, power shovel, pneumatic hammer, derrick, power hoist, or any other construction type device between the hours of ten p. m. of one day and seven a. m. of the next day, or eleven p. m. and nine a. m. Fridays, Saturdays and legal holidays, in such a manner that a reasonable person of normal sensitiveness residing in the area is caused discomfort or annoyance unless beforehand a permit therefore has been duly obtained from the office or body of the city having the function to issue permits of this kind. No permit shall be required to perform emergency work as defined in Sections 8. 20. 010 through 8. 20. 040. ( Prior code§ 99. 40)"

787

ACKNOWLEDGEMENT OF TERMS AND CONDITIONS
I have read, understand and acknowledge the Conditions of Approval dated 9/ 13/ 2023
for
the Ashley Furniture Project.

C.-- ---
Signature of Applicant( s)
Aaron Hodgdon
Print Applicant( s) Name
9/ 6/ 2023
Date

788
l I l t i[ t I " y
fr
x
x.,,
t.
4 .,, ... . ,,,. r w. , , ;
h.

Project Site
x
k Y, y
P
p .
s
r5, . w '
k
t;;:
n e++..,' , v',edw; r,' .+ kr '
s fik,".
x'
q
g@ s
4R .
g
t
0 r
a- 4, id?a'
T
qE .

J
d
v
4 . .
k'., i YY°", !': E 5»
4 .- o .«...<
Y
n.
m... e..
p' 4 ..+.,..
a.,.,,* w n. .,.-
a
f fq,i
t
x.'
G.*
o .,
o.`'
x ._
p

7. .:
w
g, "
d T'
e«,' ,'"+ '
o
w
a,,, . 1 i g' x e , s , " ^-
rt `; y'
aY`.,,"'
s '
e .
x X f sr`
k. i ..

P,
f. w
ry o ,, ,
v
r
X „ . t :.
rs i
L
t u .
a °
y
s+' V. X I
y 4 . p
M
N "`,...
d ,
M ' . 5; ' vY
I, +.

I' IV
a .
a, , M 9 + p';
p
I I I
2 ,., 9#' w. ,„ „ aa4 r" 4 TM5, B < d"
x

PLANNING DIVISION
Vicinity Map
F
i c:
l
rti, CUP- 23- 08, and SPR- 23- 09 N
Conditional Use Permit and Site Plan
i ,
r - ,, Review
i Ashley Furniture Project
r
s f 14101 S. Manthey Road
APN: 192- 020- 14
T t s e
789
ATTACHMENT " 5 "
s e urn ure

PROJECT SPECIFIC SITE PLAN REVIEW APPROVAL
Case No. SPR- 23- 09
790
Development Team
Applicant Hodgdon Management and Construction, Inc.
1461 E Cooley Dr, Ste 230
Colton, CA 92324
Developer Hodgdon Management and Construction, Inc.
1461 E Cooley Dr, Ste 230
Colton, CA 92324
Architect HPA Architects
18831 Bardeen Ave
Irvine, CA 92612
Civil Engineer/ Landscape MacKay & Somps
5142 Franklin Dr, STE B
Pleasanton, CA 94588
Traffic Engineer TJKM
4305 Hacienda Dr, STE 550
Pleasanton, CA 94588
Acoustical Consultant— Noise Saxelby Acoustics
Assessment 915 Highland Pointe Drive, STE 250
Roseville, CA 95678
CEQA Consultant and Air Toxics De Novo Planning
Health Risk Assessment 1020 Suncast Ln, # 106
EI Dorado Hills, CA 95762
1 791

TABLE OF CONTENTS
A. REQUESTAND PROPERTY DESCRIPTION.................................................. 3 B. PROJECT DESCRIPTION ............................................................................... 3 C. PERMITTED USES.......................................................................................... 4 D. SITE DETAILS ................................................................................................. 5 E. ARCHITECTURAL DESIGN ............................................................................ 7 F. SITE DESIGN CRITERIA................................................................................. 7 G. LANDSCAPING............................................................................................... 7 H. EMPLOYEE AMENITIES..................................................................... 8 I. GRADING AND DRAINAGE............................................................................. 8 J. UTILITIES AND INFRASTRUCTURE. .............................................................. 9 K. PROJECT SCHEDULE........................................................................ 9 L. SUMMARY........................................................................................ 9 2 792

ASHLEY FURNITURE
Project Specific Site Plan Review Approval Narrative
A. Request and Propertv Description
The applicant is requesting a conditional use permit for the development of a new integrated, high- quality warehouse/ light industrial/ retail office development on approximately 89. 5- acre property located at the northwest corner of Dos Reis Rd and Manthey Road ( the " Property"). The proposed development will support the expansion needs of an international company specializing in uses that include light-industrial, warehouse and distribution, office, and retail sales of targeted bulk consumer goods.

The 2022 Lathrop General Plan Update designates the Property within an industrial area in the Central Lathrop Phase II area. The City of Lathrop is currently processing the Central Lathrop Specific Plan Phase II amendment and rezoning to implement the new General Plan Update designation for this area. The Property was formerly agricultural but now currently fallow. The Property is bound by fallow agricultural land directly to the north and De Lima Rd & Manthey Rd and Interstate 5 freeway to the east.

The Property' s western boundary is vacant, fallow agricultural land and the south boundary is Dos Reis Rd adjacent to vacant commercially zoned land and mixed vacant land and commercial/ residential.

B. Project Description
The proposed development includes an approximately 1, 486,607 square foot single or multi- tenant building with a mix of retail, office/ call center, and warehouse and distribution uses ( the " Project").

The Project is anticipated to be an attractive, high- quality development that will provide substantial employment opportunities within the City of Lathrop, including up to 500 diverse jobs at full operation.

The Project consists of a single building, with a mix of tenant-related uses. The primary mix of uses within the Project building include an up to 100, 000 square foot retail showroom, a 24,000 square foot, 2- 3 story office space consisting of call center and a regional office for up to 50 people. Warehouse and distribution uses will comprise the balance of the 1, 352, 347 square feet. The proposed building' s height is approximately 50 feet, with architectural features that may extend to approximately 60 feet.

Vehicular & Truck access to the Property is proposed via four ( 4) access drives; one 1) access drive on Manthey Rd at the far northeast corner is dedicated for truck ingress/ egress onto and from the Project. One ( 1) public and employee vehicular access mid- block on Manthey Rd is proposed for ingress/ egress of the public and employees' access to the retail and office. Two ( 2) additional access points are 3 793
proposed along Dos Reis Rd with the most eastern access proposed for public vehicular access to the retail and customer pick- up areas located at the southeast corner of the building. A fourth and final access is closed to the public and trucks and is reserved only for emergency vehicle access. Per the Traffic Impact Analysis completed by TJKM as a part of the Site Design Review package approval the project is expected to generate 680 daily truck trips including 95 a. m. peak hour trips and 45 p. m. peak hour trips.

The developer will widen Dos Reis Road and Manthey Road to their ultimate condition and compliant with the Central Lathrop Specific Plan Phase 2 Amendment CLSP 2). Landscape and sidewalk improvements beyond the back of curb along the southern portion of Dos Reis Road will be constructed by future developers of the adjacent properties.

Per the Traffic Impact Analysis completed by TJKM as a part of the Site Design Review package approval the project is expected to generate 680 daily truck trips including 95 a. m. peak hour trips and 45 p. m. peak hour trips.

Once customers are on site, internal circulation roads will route them to the retail entrance in the center of the building. For furniture pick up, customers are directed to a separate waiting area labeled on the plan as " Customer Pick- up", (" CPU") located on the southeast corner of the building where customers will be guided to the CPU office and their pickup location.

Hours of operation will vary among the distribution, call center, and retail portions of the development. Retail hours are anticipated to align with the typical store hours of other Ashley Furniture locations in the Bay Area, running from 9: 00 am to 9: 00 pm 7 days a week. However, these hours are subject to change with final design.

The call and distribution centers are expected to have a broader range of operating hours, accommodating several shift changes throughout the day to ensure efficient operations. The specific number of shifts and their timeframes will be determined during the final design phase, considering operational requirements and workforce needs.

During final design, more detailed information regarding the hours of operations, the number of shifts, days of operation and the specific timeframes of shifts will be provided.

C. Permitted Uses
I. Permitted land uses for the Project include:

1. Call center

2. General retail sales

3. Office

4. Outdoor trailer parking

5. Outdoor storage associated with an on- site primary use, excluding vehicles
4 794

6. Sale of products including those assembled on- site as well as imported product

7. Retail showroom

8. Warehousing and Distribution
D. Site Details
I. Liqhtinq
Light levels are not to exceed 1- foot candle at the property line. All proposed site lighting will comply with city zoning requirements.

II. Screeninq
The project proposes a 30-foot landscape buffer along the Dos Reis Road project frontage, in accordance with the Central Lathrop Specific Plan Phase 2 Amendment CLSP 2). To further enhance screening for trailer parking areas, an 8- foot-tall community wall is proposed along the right-of-way of Dos Reis Road at the project frontage. Additionally, the project proposes an increased number of deciduous trees between the 8- foot paved sidewalk and the 8- foot-tall community wall. This condition will extend along the south boundary of the property until the first driveway east of the proposed Dos Reis Road and Golden Valley Parkway roundabout. Proceeding north along Manthey Road, the tree spacing, and landscape design will transition to a less dense arrangement typically found in retail areas.

III. Air Qualitv Best Manaqement Practices
The project demonstrates compliance with the City of Lathrop General Plan Best Management Practices, as outlined in Implementation Action LU- 5. d. The following measures have been implemented to align with these practices:

The 30-foot landscape buffer described in section D. II provides a physical and structural buffer between possible sensitive receptors and the warehouse/ trailer parking area.

Sufficient onsite parking and queuing locations have been included in the project site plan, accommodating multiple truck lengths. This design ensures that trucks do not idle within public right- of-way.

The project site plan is designed so that truck ingress/egress is largely isolated to the most Northeastern corner of the development along Manthey Road.

Generous setbacks have been incorporated between loading docks and property lines.

In areas where trailer parking is present, a community wall has been strategically placed along visible sections of right- of-way and property lines to screen views.
5 795
Wayfinding signs have been specifically designed and positioned at truck ingress/ egress locations, clearly indicating that truck traffic is restricted to Roth Road only.

IV. Walls & Fences
See Screen Wall & Fencing Plan; Sheet DAB- A4. 2
V. Parkinq Standards
On- site parking for the Project shall be provided in accordance with Table 1 below:

Table 1
k Uca ti1 nnar b. OPO t.t
CXttca- 2nd tMwr 4. tqt s. r
otec. r- ara no« a aa s t
itl4l1•! 4! A 4r 5. 1 C7 1.
f4tai 2sM t ar 5§. t!! s. f
W3rMwse i. 3+t7 a. t
TO7X6 4:# 88. 943 6t
A
QCtCt R7+{?!. f 611 iqls
Iitrfllt t i;[ t 1Q4 SNMS
iNMe 9. y, 4 s t 678 stds
T07ht 8Xt StMs
AUTO pX
9anMrd S 9' 26T P 9aJ s#iMf
TC?Al 9i2 a
Iv ed AcussliY f'ak tw E1tsa6fed
tan4ara Acerssbie t# R 20' 8 s6 amMs
VN+NtCtYRAak! MYt1SP1 4 # tit!
TatN 26 stals
Rlt9akt4 Y
EV f:a{ i#06e$ pKC i 7 i. tl' i S+ t4 tbh
@lC3. M4 YIN044' caY3" " e ,.. i % Ws
7' C EUGY WlIl aKQ Id$ 61 5
AD 1 EW flNKzrpp( C8C 7ab(e 718-2?e. 1 x 1}
ltCS Yi ActlAMtbiC P S2" t Ffl` 7
1 siMS
GVCS StmGrA hccestEie f9' a 24" k S sdrb
EfCS ArtEUMarI R ttX s Ys" f 5 itaM
T6#:s AL> A,+ spH
TadN EY CAp e Sgits Fit lVtth
Td1Y E'J{;; StY ffe+'tl t- t AtY. k`*PC,S 3b aqMa
7 sI• A 4E;15C: r
YWs
w...,„,m....e.,.. w... w....,.,......_.-
t4} 9
Ptg+ d M kMg Or Ncdawa
ImCUC+ V' a 26? YX: tkaMz
Sta sdwtl Aeces bk I l' r 2£f 3 s4 xkMa
9h d Ltt93 6 i Sw R 1 5SOM5
Eif:. rorb4! 90 ct t 9' 1Q s ti5 t6Mt
EV C5 9sn# arC t+ Y K 2'! 3b s M a
EVC3 ViR 14LLCSftW¢ S!' z 2A" F 2 f511' b
3 i$ CiYR9Y I4CGtfi lM9 d4° el e'$ k u i4N%
EVC6A aY f YC+' 2q' d 5 ataM
1r tN f2 sGh
hrMr ti2" 363" R i& ctarx
7raihr f 2' x ad7" t 7 6 t afslt
Tr Fe+ 6 f7. Yi T9Y skafk
CIt L t. 96b lW NR
6 796
E. Architectural Desiqn
The architectural character of the development will have a high- tech contemporary appearance. This will be established using clean edges and forms, and colors. The development' s east elevation, facing Manthey Rd & Interstate 5, will convey a high- quality office/ retail appearance while maintaining key functions, including customer pick- up areas along the southeast elevation. This is achieved with glazing to indicate an office appearance and clerestory windows along the upper portions of the fa ade. Please refer to the conceptual building elevations on Sheet DAB-A3. 3.

The conceptual building elevations include strong architectural forms and distinct design elements, such as accent shading features, variations in parapet height and colors. Collectively these provide for enhanced visual interest and varied building massing, to create distinctive points of entry for users. A combination of concrete tilt up wall panels with a series of reveals and patterns in the tilts will accent the building elevations. Curtain wall glazing systems at each entry location will highlight the material variation, with portions that reach a high elevation to accommodate two to three- story office/retail within the building. These various treatments will be incorporated into the project design to provide variation and texture to the building fa ade.

F. Site Desiqn Criteria
The conceptual site plan orients the Project to Manthey Rd. Public access to the Property will be provided via Manthey and Dos Reis Roads in the locations shown on the site plan. These points of access and internal circulation provide good access to users, employees, and customers. Generous landscaping along Dos Reis effectively screens the south elevation from Dos Reis Rd, while dense and tasteful landscape accents the east elevation and the retail portion of the project.

Dedicated truck access located at the very northeast corner of the property is the only access point for ingress and egress of truck traffic. Trucks are restricted from going south of this access point and will come from and to the north towards Roth Rd interchange only.

The conceptual site plan identifies approximately 2, 046 parking spaces provided throughout the development. Parking for trucks and employees is provided behind secured, gated access points as depicted on the conceptual site plan. Approximately 1, 104 trailer parking spaces are provided behind secured, gated access points.

G. Landscapinq
Project landscaping will be consistent with the Site Plan Review package' s landscape plan and area renderings included for conceptual design. The landscape design along rights-of-way and parking areas will be consistent with the Central Lathrop Specific Plan 2 Amendment ( CLSP 2) and city zoning requirements for retail. The landscape design in stormwater quality areas will be compliant with the Multi- Agency Post-Construction Stormwater Standards Manual.
7 797
Vehicular entries and street frontages will provide a format entry design sequence, including the use of "offset" of trees along with formal masses of shrubs and groundcovers. The project will match the City of Lathrop' s retail design criteria for retail along Manthey Rd. The city' s criteria identify London Plane Tree and Chinese Flame trees as primary and secondary trees. A more diverse plant palette will be used.

Additional street trees along the Dos Reis Rd frontage include Deodar Cedar, and Chinese Flame trees. Massed shrubs will further screen perimeter screen walls around the Project perimeter and colorful accent shrubs and groundcover plantings will be used around all signage.

The landscape design in proximity to the building will complement the building' s high- tech contemporary appearance, as well as the size. Trees and shrubs will provide pedestrian shade and visual interest and will contrast the architectural pop- outs to provide human scale at the entries. Pedestrian walks that connect the Project and parking lots to storefront entries will be appropriately shaded.

H. Emplovee Amenities
Employee outdoor break areas with shading and benches/ seating have been incorporated into the site plan to allow employees an outdoor space to enjoy break periods. Employee break areas are compliant with the Design Guidelines ( Chapter 7) section of the Central Lathrop Specific Plan 2 Amendment ( CLSP 2).

I. Gradinq and Drainaqe
The grading and drainage plan for the Property will comply with the City of Lathrop' s drainage design standards and the Multi- Agency Post- Construction Stormwater Standards Manual. Storm drainage will be conveyed via internalized roof drains and downspouts, as well as overland flow across the parking lots and truck dock areas. This flow will be directed to curb openings at stormwater quality treatment areas distributed throughout the site. These treatment areas will effectively treat stormwater before it is discharged into the site' s storm drain system. Ultimately the onsite storm drain system connects to the existing Watershed 4 storm drain line in Dos Reis Road where that storm water continues west to the existing storm drain pump station at Stanford Crossing and Spartan Way. The stormwater quality treatment areas and the underground storm drainpipe system have been sized to together accommodate a 100- year storm event.
8 798
J. Utilities and Infrastructure
The City of Lathrop will provide water to the Property via a 12- inch public waterline within Golden Valley Parkway. The project proposes new 12- inch public water lines in Manthey Road and Dos Reis Road.

The City of Lathrop will provide storm sewer and wastewater treatment service.

There is an existing sewer main within Golden Valley Parkway. It is anticipated that existing sewer main is to provide a gravity sewer connection to the Property.

K. Proiect Schedule
The design phase of the project is expected to begin immediately after the public approval of the Central Lathrop Specific Plan 2 Amendment, Site Plan Review Package, and Conditional Use Permit. Assuming an ImprovemenUGrading Plan approval in the first half of 2024 construction is expected to commence in the second half of 2024.

L. Summary
The proposed development will provide benefits to the City of Lathrop by adding a diversity of up to 500 new jobs at full operation involving a significant capital investment more than $ 100 million, and anticipated retail sales exceeding $ 30 million annually and will activate an undeveloped, long- term vacant parcel of land with a quality use that will provide considerable sales tax revenues and other economic benefits to the City of Lathrop.

This Project implements the General Plan, Central Lathrop Specific Plan Phase 2 Amendment ( CLSP 2), zoning, and Design Guidelines that encourage site development and architectural design that will be integrated with the surrounding mixed use residential development. The project' s frontage improvement of Dos Reis Road and Manthey Road into their ultimate condition including the landscape buffer previously mentioned along Dos Reis Road will positively influence the area. In summary, this proposal is consistent with the City' s long- term vision for this area, it is compatible with the surrounding area.
9 799
TTACHMENT " "
o a _
o
w -
g J w ; v J
o d
g 8 4y a Q
t • a„o _._ '
LLi ' 3 x m
s a
r — k
I
f- m
4 .
ti . € ,:
z
s w.;-°` " , s
I
o
I w.
f
Y
i
I 0 b__
r
I ,
I
F` axt _._., A ' j
l
yY
I
I t °-
i , „ , ; ;
1-i-- ,
Cl- l- r ,-
t +
I
I
I
I
I
a : ;
I \ m: ; _ 7-
i
i : : . . .
i
Qn_
I
r ' ' -
i 1 I
I
F. , . : :
i
i I
i I
I
I
I
I
I
I
I
I
I
k .,
I
I J
3 I o I
r
w,
r d e . .

Q I
h: _ _ , — _ J
i i ' I .
800
e
W
a . . . . . .
e
w a
E° R a' 6Qy LO) y i—
E •',,^
e.
d` ti0 3 3 U d. E'
k
f
s=
I
kr
O
b \ k { r
c
fM 1
r_ ""° z. „. -..
d
L g = .
b
x,— s- x = x ; '_ Tw Q
e
n aia.
y^ Y i . yt y
T\
Y.
n: 4
pF s s:.*—
iq '
W._
a
1 c,
w
t
y
ms : x i.a t„ s :-:''
j
ll
t : d '. i
J
i'
E
n - ;. _ . . ,;.
a
i
i .
k1. I t. t
s o ' w a
t.
1 I i i > Qr s __
1 i O
ii
rtrs
z y
S .
ro i
isr
i- w +.-- 0 0' 1-"e-. 1.
i d
x
I- '^
w` .
j
a t
ai
m. I 1 1
1 . , .
i r ..

I_:. i ., ' ,
t _ i A d4 6 i. Q• i :' + F:
rt ' } rt - 1_ = --- y i
R 3 f #'.

I
I --+ -
s -
8, £ . i
I T' r T
TIr ` lili d! !! i # f! 131i 9ltl tflli!! 6! illl
I
r I
ii i _ ' T_ J__. r , 9Axai , asls sa a.. s _ .. , s . e!? t -{- I+
L1 1- j-- 1- , c 3 x R
4-- ' O I oe s q
g .

II_. . Y. t Ilt,l__
t.t_i—_ ' g f
d 33 H
g
3 ej ; E$ p sc I
1 "_ L 1--- L_r _- m ., gie'§ 1 Ae e. 1', l3, al' i . 1 1 13 aq it. z Y
z; ,'< _,_ , , i - i
i' -
r t
i
t t„ J i_ i Y ' _.
a— + , ,
r---
LL , _ } e.
o
c
I
0 -__: a
x----------:-----;-- -------- <
i _ r : . .
x '. . i r
J Q
V
t
r.:

O O
t
i
e ' _____ f_ - .
i n p. i
w
r , .
0°
t • 1- + k *_ S 1
c v ` .
m
v> w i . . . . . r , . I = W 1=
J ': +
h . J i Y
m 1' W
I
r
I
r rY_... . .
j'
r I
F- --- -- -+-' W m 4 -'
i
I I jfi--
i
r. lr. r.T L T
i f -- -+ -.. , y
i 1 ;- L- ,_ L-r1-.
3 y
O
T- i '
F-.;-_--- II-- j
a
T 3 ..
i. t-- -+-- t-._t... g - _ = .
i- -L- 1 - -, fi - T
e
1 - I- .
z 2
c _ S
5 i r-*
J - r-rt- J-- L - a s s . .'
t
l. I - II I
N---
II—- I ^
N . .. S _ y . i a ., £_ yy 3
i i
i i
i
4 u
I i
i
i ,.-_ __ I..... _. _ .__. I...}.. __
n' f u o
s .
j 8
3 = ,.
c
s _
Y
a r " . = .,_ .,
i
3 E
a
5 ' Y 3 }
6 Wt :. t'+ i '
3 3 ' j } 3 .
3 i
I
i 73 , 1: .!. ni_ r i' li.:, C , l, J.'. J
I i iii iill i Ilr , 1' iii iiililNu lll ii ill ll i i
F,
I' ..

E''''
6 i e..„ i '
801
a
R 0
r w w ' w
O C
ffi o
2 affig 0y`''
a __¢
oo '
o' SS g '
3 u L F¢ b°
O 0.
a J 5 .
a °
b
g 8 t 8. r,» K. E
clE
1 I
Q S i k i
f° s: w - e _
R,.- t e
w
g g 4!!! ! 1 111 ! 11 ! i! 1 11l1 1111f1f1f 1119' i
S
5 Q ' .

E
j _ d . Jniili 9l: B 94 s ., x I! m = t.# Pe. a.... IP i!" I p ,,. i W 3
I
Y . ,
4 3 ' W s 2 ` o a
y - ' 3 i; - '', 3' 3 - C7 8
g 3 - . N
f
a
t }, ii f; a {
s = 7
6 g
s
yY 3 ' 4
d _ 6 d 3' m W s3 3 , ' t - J ; p_
F
v ..
i4,i L
N
6 IIp S
I
II
W i a : m ' W - u
n ne, m ` gs` an$ 1e s" 1 fi
i i - 1- r .. -_.
o,. : ma ;, we __ ae $ , _ _ ! LL; . . F'_ 7
I ,
1 g ---------—----- +
I, l,daC:
r I ' I--
r *`' R"ir
t,
I

I I I L ,
1 l Mw. ' I I i
L- I

I I I I I
i
I b
1 5
a
i
I
a 7--,- ao
z I _ , i i o . reo,"(
o p t—
11 . w I
i -
t
w---- -
o p -
ir
I
a
1——
I—
a 1
i d
s., ` , t
i ' L-- t---- ---- ---}-
I
I -
w
m„„.,, i . I y. n :.,... /
i I a
a
L L- 1- J - i # .a H t ,# i$
I
I , I I i I I . I . __`..
i- _--- .-. _- i '_ . I T I I
fP
I I I

I I I I I I I
5---
L- i . .
f ._ s: • . s—
l_, .. ., - I
r- r—r fi- t - rt-- - t .
i i I
i aI , I i i
j
i
li__ ' I
r-- - - i
i
L
i
L---}- L t -- - a---
i I i i i i i i I I
L__ i i _ 1 _ i- o
i _ i i i
i
a
I i I I I I i
I _ I I d
I I
I I " I I
I
t-- i-- 'T ---- I I r
I" I
I I I i i s
I
r - r
t- t tYr-- --- t -- Y- - i
I
I i ; I i I I i I a N i, __.-__-__
t_-+-.L—.. .._._ _-_ . _ . , _ .

I I I I I, I I I i W
i,.
u
Q i
r ,
o . I
e.

O
4 I
d '
I ' II lii li il Ili
1 ili II I ' i I Ill ii'• ill II II I
I
I I . . . .> '. . .

I
I). 7
I..

I FI I
I I I
I
i I
I
i I I
I I
i li I
I' I
I I
i
I I I
I I
I I
I I
I
I I I i

I I I I
I'
I
I a i II i' j
i, I I I I
y I I il I I i l lil I I
II III ' 1 _ _ i
a
T
I
802
f 2
o d
w> o o- w0 eo
a4 = z oo __ S
z
i ' LL= ',°' °~ ¢ :
s ` s y
a
2,i,,,
ay v
3" i i ,
3 i a t -
7,
a
r s
a°
w - 3 . . g . s _ -
I111 I6 il,i ift iiia 1111 fltiiiiil 111f
SR . ', Q 3 . ii 893 wkM ° 59 9 9 n } e ..- .. 4 . r. 4..._ p rRP"., w - _ u7i pt=a t ..
o y _
Y 4 O 3- a
a. p
3 z z ' p a '. a "
g{ t
a _ 3 3 a
3 g & 3
7 °{ i o 8 £ 1] ifj 4
m - ii W p g
2 .. _
t.

3.. aaz S i5: 0
I,
y , ' I` l ., r'. N - . ' JI Ivl _ L , . Q '
nA 4E e 5 N:- ig.. x 1/ i1 1. aant a `.
t pl
r,:_
3 na._
t
A1 C
t L `." i..
enao . ` ` __, I i;
1 k °' 0
YYYY I
91v 1k.' . z`.
b a a
n I .. ,,, . 1
s
H 1
b
io
T
W ,
a
Q Yu . ' l,.
a
ui - t , .•- ..`
z rr { s
111 3.. : 4 r .' - t Q
OA I
N:
u '
yrr° ia _ ,
a y
no Q x
f t+ S' rl i ^``
r,':
s-: .;.. o. m--k k . o. a
s a
p
d . i i_ . •. \ \\
enu
o i
i _ i
e;
o
kk _ ` E`
o v t
i , i .. i
r ,
I
s \ 1., a
r _ . _.
i
a -
I
1 __
I
i_ 9 d
I_ . J.. L , i .

LL _. oQ u
t ; W r . ` .. ,
i I
I,
W
o. . i i
i i
r i
i
T
i 0
I, 1 , I
f
1'
i - I I—=- i1 ; , I
i I _ I __ i I
I i f
I
I I
I — — . _ .
i : "
I I
r-- __ T _
I I
i
I
i j
I II
F _ r—r—r—r-+ }t— -—— r
i al! i I i I o
r -———}+- i----- .
i I
a
I I, - I' I, I I .
t--- 1---. 1. I 11---------— _. i ., — ' _ '. p
I
I ! I I
i_II._ 1 __ _ _.
o
I
i Q I . . - I
2 I — ...
c
y
I
o

I I I I I
I 0o s
1' t... N. _,— _ r.. . '
m ,-
r-- -- - - - - a..._ _
I
i ._ W
Ir. , . . t+- rt----- oc i
F r-- _ . . -' '
i
Ir _ i , t+—+ + .
i
i y
I
IN{.
i__.- 1.__ i . . . - ' --
p
I
I I I I I!' !
tl
L-- L-- . +----. 1.-- - . , .
i-- I i--'---- t l---. . . . . _-_ _.
i
I —_, — —
r fi— tlnt- 7_ . __;_ '_
I
I
i i
i i i fi ;
i I i I
j
I _ I
I:
803
s s cy z ` a
a
g g
w¢
i $g SS
P • ? 6ja J 5
a •,
w Q
v
e r Z
i
m s d
m 4 . , . a o o' a' i` n
m
il
I .

T
I
il
I
I c> i I _
I
I I ' 6
i', II F'.

I i,.l.

I
s
I
I
w
I
I
i j s
I
z
E----- i
o
I
j
3s
I
u L` E€ `
II N -
I I li
il i
I
I 3 III I I ill
I
I
i _
j_ . I .

II I
I
I II ' - x -
h
I
x
I
I'
3'
I
I I
I
i I.
i
I
I
x
l
e e
n
e e 4
s 5 3
y :
3 ` W .
e
I
r s?
W { 3
3 s .
r.: . .. .. . . . . .... . .. ._ ..

I
4F ' . ¢ ,.
3 #,
3 z;. .

I
Ir_._..._ .;< _._ ' .. .. . . .. ? ... . . b 3 '" " ,
4 ..._... 1 y Y 4
II i I, W 3 3
a
g .:
jI, J
3 Y - .
j y
Y
v
r III F 3 .. t
m N .' .- . ,. , ,... , _
1 I ` °_—.___.- —— __—__ _—._--_-._-_._— _—. . s: ,. . .. ..

I __' _
v
II
I . 1
I
i Ili I i
i - ., I
I
J { 1
I
I
II I— I
1 I
II i. I
P
j
f w ' €
i
3 y
L1. . W _ Y,'.
y '
e 3 S'
Y . " ' Z
3 S ]
3 ,
a
a
3 s xa : ' s
F - . - a .. 3 e
y . _", _ .._ il. . ".
804
c
s
U S cn
L
Z -
O i
Q '.. t. ' a
g w w W a ` s
a €
ffi z
oo __ $
s
a ; v a¢ cn = rn n- - s
w
p
LL ¢ a £ g
r a a o a m
z
r x
I,
i
ar
i _.,_- _.- _
I
a
p
i
f_ —
n
1 r
I i
II I , p'. "
I
I i°
II- i
I , . ... — j I _ I ,... I
J
e rt- i
I ; ------- h i ' j , Q l
I - --
f
i
l
i W
E --,
i o
3 i W II

I W W J
n
I
o=
I Wr
T; L, F.' F`".

N J
I
I
I,
i I
y I j I
k - — i 4
s
a- t'
I _. N z , ": .

I
w
y
j
F i
j .
o y
Y
j Y
34 a
r—
w
I
Z
e, _
3 i
I
W 2 3 E
3 I r . 4 ` } ' S+y .

L_._r . :

Q - a 3 :
a
f
l .__ _
a
d m e3 y , 3 J l
N m _ ,_ _ _ __
J
zy3
i _ . ' 1
e 1 S,
Y
ti
I
I _
3 " y'
3 o ,
I d` ` f' J ,. W " i
i. O2 w
3_- w
Y 3 t #
W _.', 3 '. HA :

Y Y . ': 3
Y ' ,
a y .

Q :
1 3 ` y s - " S' t
y c E 3
a 3
3 ' q 35 ' . _ .
i+ . g t.,
3 y r 3
N ,. , e.-'_ l '-_ I, P . 1.^." .._ -."..:':
r,:

I --
805
a
G
W w= °' a w g 9
Q
ao
s¢ N L Q 2F 8; a.

LLo A a g 3 v a
Z .'
o
m
m
W3
o=
o N
y
A$.. _,..._ .,_.,.,
Q
a
zPW0UNF
N
aa
WY
II
i
i
i
I'
I
i
i
i
I
i
i
I
i
i
j
i
806
x ra os
o
s
a w w a g
g iZF S= g K
g
a !• % a» n'
Cn¢ ` i 3 .

LL Q^
Z ¢
a
J
F
g
a o o
Y . ..-__ .. . __ _. ...._- 4
a
t m U G W u '. O S :' Y . i Z n t .

I
T " " T 1 7
r
t , T- 1=
r. i i i- I
T,:

V_ Y -,° __— _ a -.. '— . -- t5 >
0 S --- J
1 --
e .. . N. w. . - a... <
co. =__..__
t- __ Q. a
p
M a -
o . - 1 <_ f
m
a , E . a, i z y
o l a
4 F
J
o
Q. i_ - -. LL o
m .

L-.-` '
a i
x ! i _.. . .. __ _ .- . . ___
m -. - r - Q. F W. n 9 0' - I
I I W
1 I r
L- I
1- L _ ` _ p

11. Q
i- - I_ I V. i -- W i
I
I , S ' I .

I I I. . .
i .

I IIII I I . .

I
El. .

I .. I I I ' I
9 I I '
i
rr __ -, h ,
I,' '
d
1 i — i— C— r— f— i— j— — ro o
4 r . 1—-- r— h— f—{—{— t--!-- r t N. .. e
i ---
I- 1-— t- F r I`..
v .

I- N
I ' F- 1 I aI N N
I^ I e
F 1 - - _,
r
f__' '( 7. .- r . Q iN W
v II O Z
I .

O .
0 Q
A i
H . . f[
J. .__ __'. .

T ' N
y .- . u
p _, ' J II ' o .. I N . . y . .. . . m. .

I-. . '. .

H L- o e....

I I . . . . - . . "
O
i
m
y..
r
r .
y -- r - m
I
i i
r- r- - +- 1 r - . o z,--
r s--- - -;
I
I f . , - 1
F- F
I f , , , - -
u
s a- ,
F- 1 i- a- J - i--_ ._
N . '. a - L- I- L - 1- I L-. N
U .' t__ _.__. - --- --__-_____ I
l
I i
I I
1 I
I
I
I I
I
J___- L- li- --'-_ L_ _.i
T
i f
I ; I
jr- O
r
a d tW'! a0 I I I II I
Q N.
i- - I-' I_ i-_ . _
m .
i -
I- - -_ i_`- `
m
I
i I I I I , . 5
r.. . _. .._
I'

I -', I--
I'-
t. - -__ W . r l
i . . I I I '.. '
F
u . ri -
r m
S
r'r Z -
3 3
n . i
i
r
in Q ' F _ y
f 1-- 1 1 rLL
a. .,. - a - . . F l
w '
a i
p 5 E I--_~ F . f
f.=
W'.
i 3.. ^ .,
5 3 4 -
W .. i i . 1 - - 1 I - . 1 - in Q
H .
s
a... N
4 A 1.
r-- T . -{ L O
i
F. O . . . .. , _- . -; "
I
I =
r4
1 s f+
W _ } g j _
Q a
m U G W u f7 S . Y f 2 ' 6
ya V''
3 Y
W -' -: i - 3
3 . g
N 3 3 : 3 e O 2 e
o i
3 Y _ ' # 3 a
a a = = s : g
3 a m c .
2 uq s,
t t .

Y.

O
UL) f7 7( J(. C_ LIL' JI I l ` LL _ ._. n___ '' ,,.,_ . 807
m U
a
F
Q
cri z
s
x
w w J >
z¢ oo J x= $ 3
a R
H , < LLD J Cn 3 _
Z
a o o a
I-- 1
Q '; . -- I ...:. .. m . .

F:-.: F'-
2 _ . ..

Q-,,
F--..-.._.__'_'_ i _ _ .

V"
w 0...: 0=: J.

N ` _
N W
n'
Z g '
I W I .

O
W
n _-.-.

I W p
Z s x 2 5 m
j * Z I •" J
g
r
Q
r Wx
a— $=' -
i
v
0 n_ II_-._ NG
I
I
yZj "
d '
W . 7 .
a
I I Q
I
I.

O ',
n
N
U
m 2
a
Q
Ii
i ., W
i WJ , ..,
fy
5 y
I
O w
O
S _
g -
t 5
y .... • a Y w
a i $ 3
P- 1 #£ ._
W
y
s. -
Z r
o . .,.. e
y
t
vi -' c9 < a e :_ ?
Z 3.

A -. 0 y 3
Q
u4 __
x
a .= c
W y Y
l = . . .. - 3
5 S_
W .. . _ . ._. ,. w a s ,. _
3 33
Y _
N
g £
W S . _. 5
m . ' _ O
a 3 *
S
b '
e L H
IZ
o, . ._. Y g d
I _ Z
3 j' _ ' .
0 t ^
i 3 ° a .
oS y
W i ## 3 y
JW '
r; ll ( 11: C. .,,:
p
N
O
µ
a .-'... _ . ._ . .-
n. . .
k.... 1 '
N
k _
t_"-_.
i,
I... _.._. ...
k.
x
i
N _"-
a `
I
i: .
y_ '_'—'—'
Y . , v _
808
x
w¢ ui Oaio. w O
o y
a
f " s : Fu' . _ 6' g S
8 ai¢ N r i=- g A
J6LLZ ^ ¢ s
sa k aooa . . N
Q 00 V
i .;.... .. z. o , z-.
o o
f. i.-.. F._ v '.., , F
I
s
i
z _. ,
a w
4; n ar. M
t-...-- --.-.-..
o w
I W s W..
i I
f S
9 :

I I W. W a:..

T O 3
r-._..-,
3 f; Z ,.
y .
i
y ..—
I ...._. W
o r __ a @ ., @
1— s 3 .,
s
c II ";- ._ __-
I
i e_
I_ _ I, I- .
t -- o
I
i
T,
t.... . __ . i
I i y
zr '- _ i
i W .. _
I
m
Y___ , o
Z
Fo
WJ , .,. .., ,. . -.

I
i
3 i
a Y
z e f
V Q
I
J.. # ... . .. y
I
Y
Y N ..,. W U' ._'__. ' I .. . . O
i 3
2 i
OI k_.__._ . . J
QW
y - • - ' Z 7
U' y
f z
3 a ; I 0
LL- -
Q .., } s, .
2 `
W 3 _ y Y
W .. _ . ., , .: J - _ " : S a. a _ Y
I. __ "—
W H._ ._ Ir
n , L
3 .^
3€
z -
N
j
F
Z
G . W g S ' z
2 - a= g
I O
n. - . _.__ ' . Q s .
w r '.

I11 . 1 I . i.

V_ . . .
mn
I .
i
t. 1.a _
r_—_—._. .. . ._
I
I I
I
I`
809
c b z M
e e c x
Z v : Y o v.
y W
M.
1 c .
z w w a J Y3>< _ '`` c5
M.
8 $
y
I
V. '.
i Z¢ L
u =
C F i
F J aLL7 G¢ 5s.- ^
Z ¢
J J
a a o a .
d x
Q ' e._ _ . m V
F,. - . F ZZ Z < .... _ ..

U, U, F
I
s
tu z 1 w, a
W, a
Oa O". yr_ J, ,.

N'..._. . W . ... F
W si
O. II ^ ' i
W
J W # u
S
YI
r
t YI X _ _ _ O y v'__
Z. S Z
3 o
1 i .

W
y y
g g
m _._
J Y:; k d
t5 39 9
r
Z p
I
I
I -
i
K
I v
k .. . ..

I
i
c- C
I W
N ,
i
i..•
il .

N
II 0Z
i . I,,. . _. I . I
r g
o . , o f ,
I t._ ___
Z
o o
Q
w « I
i.'::_:.

W , .. . , .,:

W. . .

N_ ... 3
I
z' " _ %
M .
1 W Y
r q 3
O
R
Z . < a' as
LL' _. ff ' : I------- -
I 1 ¢ w '
i
i Z
W k , .
y
i ''. Ii
Z
3 T S
r Q
I
i
I Q i . ._
V, _
I
I W
3,.
1 I W

3..

I
I I
o , e
I I
r
Nu.__4_..

I 1 . 4_
I , _ .... . I 33
Q 1 3 ., y
I 1
I 1 F.

S_ _ -
r 1
N a
I I w. _
I 1 a., =
I I
r •
I i i p
i,,
j €
a .
i
i i
y
a a
s a,
I.:

I
L
I y
3 I I
2 3
I . i . i 3 .

I ' I Q3 . y
I I >
S; : i I 1
I
J 1 W . ,
i. ., .

I __ __ 1 .

I I
I 1
Y: _.._.- t-. I 1
I 1
I I
I 1
m
I I
i
I I
1 I I
A. I_ ._. . 1 I
li ' . t_____ . _'
w,
A__.
k.

I . O ri . '_
I "_. . _' RI I
b
I
li i
i . I , .. . .

O. . i
I I i_'_ - r
m

N , , I -
a i ..----
e' i
L
i .... -
810
c a
Z o a .,
s x o,o. w O
o d
w
cn
g
E w w p J >$ L° y
g iZ¢ Lp . __ $ R$
a ' v a 2 n .,. m
W
Cn~
LLZ a J s r s
K a o a a
za0
W
e
W
w
o : z, ,= su=$
w
t
z Y
g
s30 4 .. g P J - -- -
a
W

0._Y
i U
I
0 W - -
s s
W : 3 8
I J ' m
I
0 LL,
x
J .. _-
U . . . .:_. _
F .; . :._
I : III . M
1 . . . .
5 1 , I
W
a
o
W
J
J
i.',
II I W ,. i j _
EA Pas«'. 2 Z
W7 : c:

O . . {
g
y
3 5 Ya
Y
W .. n. e m. ,: s
C
i
S' 3
F;
N
5 ' '
O 3
2 w e
W : n ." i "
Z
3 Q
J
Q - W r
3 -
u
I-., . .._... .... .._ . i
W . s.;<. z
W . J i . I' i
Y . . i
y.' .. e,,,, :...

I
I- IIIII -- I. I. . III
811
D
r.
y
Lr] i J
g . . . . . .
4 3
a°
O Q¢ Q P' ~
C
a k
g
Q 3 c° a
4 G :

T. i J:: s :
a
w.,... .. f
z
Z w ..
r
I . -_ - i
h- I.
i
Q
I _- o
w
0 w
o 1 w
w
o
Q
w °
w
P N etr,. I
s
i I 1
3 1
I' O r N , I s. 3t V1
w
s
e
I
U z
9 I w o
5 ' it .. .

U r_,. z _ ' i ..<'_ =
Z .
i
ti ¢-.

W
z ;
5 s j
w ' w
s! "
s:
z , .- - -- - z` .

N .,: „ .- " ` via
3 F-. .
t
s
j V1
I I `. i W
l 4
I ' i
3 il I.
i
LI z
I
z
II ',_ _ o w
i '
r. ..

I
d , . FU Y
W W
4 I
I
is w
s
1 s..__..; N
a
l— W
s
w
U7 Y
3_
N
O o
O
J
U
I z CJ
z
I
i _
I
c
i
I
yi ._.. ... . . _ r. : . :' k
W . ;:-' : .:. ` - Z 1__ _ ,
W
W , r
I(-) I+
r >
13 i' N
Q' X=N 1.e __ C S s s
a
d d
y..___._ . ...:...... : .

I H,'-
z '
I
C.
i( A/\_
I 9\/~
Q
s
O
z
Z
iri
YJ= 6' f
R'
L
j
c. W Y
J V
2 J
I
i
812
o d
c' l
e W
k >>
w Q
L
4 a` $ u
a¢ o
Lo' a. t'
O
LL . g 3 . b„ a
9:.. R
p 1
Q
J
E W a r o b 1
W
I d
U' .

F

6.. I . W
ra
5 a.. 4ryy " g
l
a I j; : 1 H
c
s
J.

H b . .. w. . w
6'
m.
u
1 m mc ^"
q
y
i
y.
p ..,... 3 W..,
s
s.. i .. .' ..,:.:. . . .. ...',, .....
u .-
e-,.: e . r-++.:.. p, «,.« :
u
J
0 I
I Lr t_. C_ _
r , p . ,
rry
a'
I =
I
e
z
a
3 0
m
vi I
W I
I
7 y
Q
r :

G G
k
o
a.. _ = F
C t': .-
1---.- w W
6a . w
3 . i,_ y
F
s =

3... - '
4 3., c
i
cWi
a . - 3 a 5 1 W,
i
y fii` LL.
a o y .. 7 , s,
q --
r,.

Q.

I
I . . ,,.
813
s 7
a,
g -
p f w oo ' x a O
ts aa 6_ L ¢ —
ii
aaa y. LLo w
S . _ _ r
V^.,, w oo
W
Y y Y y Y
i a 3 3 3 3 3
i E d S S S S 8 €
I J 4 e a Ti
4 u' a
S
b.
a
q p
W
I'
S a b ` I
j3 8 S y
bo w
s s s §
o$ = o (
iw o a
Y S $ Y Y ' 3
aY
O ` uQ'. l: 9 g„ g _ . _ ¢ g _ "
v 0 n0 Ii C
w a W a_ a .

O
Q ` c A k u w.
m
D
I; a: g k j
g` g '
R g g 2 s #
R a xF ga $ n ., d d y 9 a
g
Lv 4 3 3 8 ?
Q
4 "
33 Y
ft ¢
a e sa€ e 5$° w € 8 65
i W` re W w '
g
OO o a a o I
fi p p fi A A W p
0 a O
a a s
o I

1. 0 4 J€ i 3
Y [ ! x p i
O
J
O 4 . y 3 3
3 i
@
3 @
g
J
Qy
e ' eRSa! ' $
yg ¢
I Z p a
v Y 8 x
Q ' Q ag p` ¢
o J
k
s € € ei ."
O
a a ax a s a e e
O.

W
b
o 3 t d 9 3
O
i ` i
O F i
rn s .
e m :
a
d E : w
O' 8
f
a.,; r
a a a
g
a $ % i3
O
D
J
f =_ ak - d
0 d vJp _ F
O
4'
n
km ma; s$ 3$
0 a wn..'. o nm
3 i 9 8 i i Y
O
p;
8+++++++++++
A
e
0 a + d = t T s s I §
D
a C4 0, O OO O O
a 5
a° z E " -
g
n e r
Q h m3` ga 2 ' 4- - - -
o
o
g g. g. _ g _ g ,
a
a
gQ o g' Q
a
Q
0 814
ATTACHMENT " ' 1 "
a
a. _ -. ... . 3 .. sro, . a„ 1. o, or s a.., 4
u
wwwu

13. mn . ..._- __ -
133HS tl3AOJ G o
o M3n3nrvrla3i6 w ' ' '
Sd910s AY IIIW avoa Furrow a siaa soo- 3awNand. ir sv g " a
I ; li li
x„=
s
S ro a _ - Q Q
0 zwQz I I I I I I I I
Npa Ud3 d du
N
a out U Q
s = £'
i a
pa'3w a' Y g € g o
i o
w ° S rc' man' nLLe w >' • w
o & g _-
N
g a B u i c a t, tJ,
I,. oil uuuu uou000
I
I"
I I N SOO 1
I
o
l/ Z i—
N Ny I
iI e_
ti,/(
o
4-
zi°
e e e
e
g
I
Q
4 m ° r =
j ., 2 0
c~n W I 2
oWoc w ° w I. J. Z o z< I I ,= a
z
a N
w w
m i;;%y 3
Q
o }- r,
y
o
Z
3 i ss- azo- zsr Nde
l
Nr H_ Nun sr3a soa
v'
a
o¢
I
0 gg W II
o

J U I II I' ,
rm
II I i4
n Q
Q I
I
b R
i
to F
r.. '
I'.. I
F;
IOOL-020- ZOO ed I I —————- JNl N HAVS
I I
V
Eg$ 3
E a
ry3 _- a
N - - _
w g 5 oa z_ ; 3 w Sh - _
Sa. visaa. H
e
LL ° o LL nm¢
F
w
0 o
0 oa
6 p¢ y
Qo 00 i go p V o' i=
o o
S
B
o - Vw o
5' oo __ '
a> w i ` w Wrc
y
i
8 „.„„,
o,,
u` 8° wm 8 ; o -_ o; o
iLLa w ' P
o
LJ
o
o ° g8gh8 o y
y m oo - 04 ;< m$ 5 "
o S w = oo =" bm
Fm Yau o _ ? o _ o i i - ia ` W'
m m o ' ' p -
4 rc° o
Sw LL 4, zo
m
F
g _ b' o
a,_ _ a w < W'=
Y - a _-
og m a
F'" : a 3$ _ _
S° o`g -
r° w a Z
0 5° „ ,,..< ym< u_ w o a mH ° 5 a
y„ wC7 a a a e m m
815
b
3 n M, us eHo . w do, r o.= , H. i g a
er - - r ,. - SNOI110N0' JNIISIX30NtlAtltl Nf10B r$ N o urwam ,...., ,... ,,.., m3 anrvvia3is
ShclOs avoa narurnm a si3a soa- aaruiNan. iHsv ° $ "
A a n.,,., a ff
R
s
e `'
P`
F
Yr W-\:=\
k -
u
E I, t\ O-_
o
g
eeo,
oz_
e°a,h- j,\AI
6 N/
ywW] 26/
Ndb I 3
l4

3.q
b_\ \ .. j . 1
Yyn9 11
R 4
i I : m
g „ E 4
saa
Po°`` O T
c. e
c We i a ' .
a g8
a L- _
a r
A
m
L
I_ f o I
e I! 1
N
j
s° i I' oa I
g
I Q i . , I'
l i q; I
I Y003B O( 031JW/ NIJ4/ 1D
1qI
doNHl p y rN
I
il i.
li I i
o
IEo
I i
I
m
9; 0
1 0 oII
I i
i o< mf
a! \, —'
j U' 7 ; T
i< __ i
i %
d
i %"
e o g / o
o
j
s o
a %
u I I ----
Q
b' i
1 M i' 3
i
I
I;
I aQ
i
i
i o o II' i a
i Q I
j
I, i
j I j j i
4 ," i,
I
I'
I e
hl; to
I
j m
I
i
f
oo< 2o—z6( NeV '—"—"—'
I. '. iui
oYKt3 —
IJNl dSTJ: lOON6A45• I I —————
816
uw
nu 3
e
doi r
r -., a, oe, s d..,,. o
e
r _._-- s. ,., d.,,..., .„. —__. Nvid ioaiNoo iviNonnoH m o
i
n y
an H., 3 V _
ti/ Io W OtlONA3HiNtlVi8S13HS00- 321f111NafijA3lHStl °` R
s o
s`
oo
Z r
o _
I
g b
C
j \ \,
JN/
n
t lei
rv
s
b
H
t
ih ; '\
c
e _ o
te C\ \
a=
o
oss
y, :
aa g,oz ` i \\ v, -
3 i y
5 e- oi i V
A
OL
b
zo
J
OL III OL02. , 0 _ p3 ', i \\\,
92- i g
9 yL L \ 1 yg 3
a
III .
e 1
9[ L
li ,
9LV
2 O E 3 r1Op I
I I h f y'
tiH II -
oa «° I o ! ;
3 I ; sl" IIIII i
I
a
a I Q
G
I I
rHoora, ps o1 o3wrt
yna
I
d LNl OOJO ALJ/
W ,
a[.
o[ II
I. a
i II I g
I II i a
I j
II II 0
I
II ts u . oes ov z s . II I I
I
I
i
fs
II II
I
C7
I
Z $ IIII p
I m
a J
ii i ,
i
N
i ii
i ii ii
o ii ' "'°
S° I III oss- ozo- zsi Ndr
o
q
I II JNl N IJVN Sl3M Soa
U¢
o
I
u
I
I
u
I o
ill Ilii O
e I oq
o
I
I ==_==== II j I
Q
II' i g
III ,
Ez< - -__= =— _ II i
II _ $ Q
j II ° $ II i : a
I
6 o
Ij o Q
I I; ----- oo[- ozo- zct NdV tl
i dsn Noaae vs
817
u„ n. — r .. a s ve. Mmse o . Mno r mm c. o s
eaaH d, ioei g a
e rr ew SN011 35133tl1S 7119f1d 9 NOILV IO30 AVM- j0-1H`Jltl $ I. -— . -- uw. we , e ax,-. ,. ,
N3 3tlrvv e3ls
u , v
yN —. 3
ShclOs$ woa AaFu. rrvw Q si3a sroo• 3anliNand. iHsv
V, ER
g
o
o
s°P,
e e
i f
3 —
a
l
z
z 7 e
y=f
a
8 c i——
aaaE " s W @i y a
r g
zi— =
Q O/ , C < a 4
ih a- = a $ G
1 l
j s Ls na , t!
s _ '_
a
g
a t,
r
a
a . C a a Q
E O
o
e
l
5 V lU[1 EE@a -
a
bV4
d ; 4
O
Rbi
t &' 0 B
a0 W E
g .
3 L f
m ...

E
p
r,,,
r ,
i r,; it
I
i
I
i 3
q o
s
o a
z Q Q
x
c
O a $ w dia
d
d '
F $ €
a—` 6_ a
f = g S .
a
r
a
y -'—.' : $
3 a E' = t ¢
I Q3
v
ER 0 '_' W
g
I RE zg
s p
g d o III 3 ` a 6_
II a x
I
r b9v 4
s w 3`- I II a 3 ,
lil o q e
sy e s
SI
A s
o g . _
a $ a : 8
8 As s
v
8 5
4 J
j:
v s
E
2+
n _ W
l
Yp a
S
9 a
E T
L a $ N
818
e.^, n E. we« 3 u. m. aH d, xa r na o.« eon nao. u g er - v
rr
a„
NVld3 tlNitltl40Ntl` JNIOtlH` JAMtlNIWIl3Hd V6 N o
o
T•'•' ' a•,
r+3 arvr a3ts
w Sd1110S AV' lli ,,„
p a, a,_..,., a
avoa rurrmasiaasoo- aanliNand aiHsv p a
rcw
s',
Q
slp
w
Yg
z r
a
h `
N
p, ^{ ' G Oy C
O rPV I ,
ai
i o -
u •,
a- \ \
2 9 e & B gs Tt
k
f w o,,/ ..
z -- `
g '
a T o
e
6 a
3 o -\\,
4 I i
a s a
k a
a
8' s=' Ie ` a s
e P
I _ _; I I
0 a f _
m iW. S —
g' '—
t- - . .
r
gijl f I
@ f
i
8g ,:

I EL: :. I a;. ''
r'e
j : I e' F s
yo
F •` c='' J
iE
I e e
f
qP II. I C' ~ a_ '_. I
aZ
4; II g `: ^ _ V
0` ,
I U
I
I M Y
i. I°'. I e k
e
y _ .
z
e
o
a W i
a (
I
i
o , f _ 1
i
LL ; ii .., LL g
I Q il a
II ; I
d
J I
V
II
I
Ili m I rl ' I. /.//( 5 ti m
f;' I
t
Y
i Gip
j
I
I
I:

I I
o a 1+', ,\ I I
a I
e
3 t Y ''/
i
g
m
a
e //
o
I
II
a ' II i Q'
a s$`
a ll I 4&
o
wo
e I g R"=°
I. a ° g,.
a
c III W gwa= o
II
ao
t
a II i
I
j I go o
II j '$ W a
R
8 i ve
5 g o
II i
G II 9 5 g _ w
i e II g .' m
N; — _ a <..,, 6` i
SE' aI . g . '
x ww°= a
a III ;:
0 ss= wi
W s: I #
n -
a
s:

I _ s
o w. 3, a ~
a 6r o II Y
Y. m
II ` p g
e
L _
an. r. nnvu
8 R
g
et : i _ L
i g 1
qw I
s
I iea _
o s — os', _ i
i
s ,
i ,. w .. Y s s4
a
ar o k_= I ' o $;
g
i o. eo. . i g
f--
9 3 I t a w o
Et S s
1 U
owl q
a
i. i
y
I e l q
i
1 rt t, ., H,.' f ----—._-_ 1 _ . ,
7 P :
v.
a _ I ." m
w
II,' a i
i
i
Xv vsn rro ueinw e '
ry
3 tl
e
I I I
I
819
a . e, a, r w . o o s a..,, o
s.

M n ryq
e. N ndnlnitnnavniwnaad
S Yi iA/+ W WON A3HINVW R SI3N SOO- 3Nf111NHf1 A3lHSV ° g` V
o
tx
s
a s` i
Za k
I .,;..
b02f,
3y1Nb o
u:.`,,
b
v
I e o
r ? \ ..
i i ; `\ - a E '-
j - z _;"
l \, g
1 o e o e o o a\ I \ P 0 r
i
I I
m
p
g _
I I ' l
i
w
i.=
I i i''
a i i
I
j;',
1= I;
Ji j
j';
I Q II}
o
I I 1 0
i I E
i IEt w
I F
I.

A
I,_._ I i
fal I
j I I- O IAI
T I I I kl 0
I
ur
I
i I I j:' A M
I=- Z rJ I I
I'. x a
o'< C 3 i a
I: i R i II ^
I': m
j
a
c I
n
Ii ._ W I
i I: I +—:.\;. ,,.. i I'
I w, ' r;;,
b, N d
i -
i i
i ) pJ I
i n /
i
I I' i
I
I
I
i
I I , i
i..

LL
i 1 ' I' I
I I I
I j ' II%,f` I I I IIII. I•. I i.
o:.

I ; ;, ii'
I j';! I I
I L;- -,;—.— Q !
j il! I
i
i.

I,
i i -------- i,,
jl; I j'
I;-
i
i
820
a 3> a w.. ae,
a'° — . e ao, m
aNid,. i g a
N na. unvnoaaivmwaoisnavwwnaad
y
a. ,..., ,... G
nareaH. bais
nvw . •' I O A A ioxa ua uuja. nmuas+ vn
woa. Furrvwgsiaasoa- aanliNan. iHsv gr
U
o£
e
s`
oW rs m •
g \\\ \ \\\\
I k
H =* 3 Gp, L Z
W e
o Gyy\
I a ' eo s 1 ` 6y y^
F ' 6
g o
LL
e
Q W.
g$
g
i
k
5 p
I"
T S
p
I \
f
g''
g
g \\ ' -\ \\\\ a'
agg g
7 g
a g m $ I
G, n ' : 3 ` 2
ti j g
a 3< C
1u
o
r
i I oa B
i
U¢ I
3 g
e_
a ::
a
i ,
i '
oi p Qo I
I
I i °
1 I
I Nii
j i
i
g
j
i o a I
i"
o a
W I 5 S
8 l
I
a
I
i,
Y g j ..

I a^ I I
p
a i
ow
ioe a'¢
y
j
mi a
ry i ° a ; I
I go
z o
O m
m / O6' S- Ol0- Z6( I Ili '.

I
NdV
Q
JNl HJAIYN J . ..

Sl3N So0
r-------
c a . ,, '
J
U
a
I I
I ' 0 '. ' I
5^ I s
I
o
v
II
w a
I
Jo
o
ji
3 I
I i
I pm I
i
i
aN I
i;
v3U/ 1N3111S O1Nu3aw 0
a II
VJ 3JV bnS 04' 9fi
p
bg wg zrt< I a -
m m
Q bd 0 '

I I I I
m
v3tn 1 nlVltll 03N s00; B O
II' II W g
V31ry 3Jv] tln5 SIIONtl3eH f5 000' BiL I Qh
8' ad I Wp Z .
m v la ¢ I [
W . lw
1 I"
S I O i
a
V3tn I 1N3n1 3tl1 03tl S i0a19 I y N Q : I
a
z Y3be' 3JYitlnS SnONtl3aM1 S ia0055t q
gg vrauv F a
II i II '
Q
oo- ozo- zs Ndd
t Ni esi voobe, os
I ———————
I
I
821
a ,— __. -
E.. 3 d ,, s . e n, r, c oea wvs aonH, ao.. o g d
er_- or e. NVId ss3 V H nnl Wls p
uw w „ i, r.„... ,.. r...

M3 rt'ia Nr1f 3t6
u a
00 o
S IIDs$ A' „„„,,,,,,,„,,,, ovoa n3FUNvw Q siaa soo- 3aniiNan iHsr g ry c'
e s>` z-a r
I
w \.
0\ ab\
I
3"`"
W
i
V
1 T
1 : I
G(
f _ _ ; j
I,
i.;
I
Il j I'
P i
I''
i
I
I i
I; i
i
I i
f'
ioIi l
I
li l
II' o
j' i
Z` c
s< I;
m j'
b. _
t
f : w
i 5
I<
I , / y y,
i N o o
I'' j W
j, /
i'', ,! /------
i' i ;
ili
i
ii
i,
i;
i
i,
i,,
o
r-----
I g
I' s
t„=_
III —
II! j
822
q
r .e-- 3, d .,, d bo, r a. s aoa..,,. w
w . a. w.. a. - - NVld5S3 VN] fltll3tllj r
m o M3 3arvvd3is
a; dw w SdUIOs$ A11 11W ,, avoa aa urivw s si3a soa• 3anliNand. iNsv " p
g0
z _ Q
I ' '. '\ bOb 3y1^ ry
o
I
t'
Y t T
f- I , =
i .
r
1 t e
i
i s
I i- --,---— .
i
I li
I I
i
Ii
i
I i
Ii
I i
i_ jal
o
I I wi
l o
j oi
i
Q< i
J
j
I, m u` w
I a f
w
I
N
I \ .
i .- y-'tit d ,
o o
i
s
f
I
f
a
I
w
I
I
j
x
i s_ -
I I
a
I iji
823
uq . o.,__ .
e •- E.,. 3
a,, e o s oe..,.
rn .
d , a
r d.« . Nvtass3 vN nai3sni3a g$ o
w .,,. -,,., ,,..,
n n3arvvu3is
o
n ry
w i
tlw- - OA A ,._.. OVONA3H1M/ W9SI3ifS00- 3MfilIN21f1jA3lHSY ° g
U
o
s>`' \\`\ I
A
3tl a .

Z n
i \\'\ a \\\
I
o
3 0
y
i
g 3 T
r , r ;
3 i?.. i 1
d____,
i i ;
i
i
i
i i
i
i o
I li
i
o
ol
I
c
6 o<' I
J
I u
m w I \
I .:
m
v
I, %? bN a
O) p
i
j ------- w
I
y
I
v
LL
i
I
r-----_—
I
I

I ------
S
3 !
I
I I
I
i i= _ ¢
w= C -- :

I I
3_
li
824
P ii
o w .
s
Oo o. ;,:
y . .
o
ry a m
I
a s x w? ui oia W :
ry
N e$ 7
8 a$ l g$ i ¢zu' L ^ 2= ¢ W
E 8
cn rn y Q g fr g
U
pm
3 _ „ LLz A' w s ., _
as
a
u ' ">> - J
3$§ 4 a a oa
w'`ta o w
z
g g '
ag g § wy
a \ \
ap aW `
da
5 P i
E 3"
J
bs wa . i N <
T e y g"
s ,,
a
b
gF5 4Y YF i Y37
q§
p
F rc
y
R§ a a' u C Y Y$ s
fa w
N
l
a M , , l
J
n s i !
l
i
L
W y 3 j
9 s"
3 _ '£ `• #
4 , 3 ig'. F `\ \ 0
i I
W • o `
x ga II
v -
III
i
i e
f
y <„ ..
p .

J,
I ,. s ,
x.
a
Z _ l":=l
fn b
e a
w I $ 3s ' a
w u3
x , ,,, .;,;
a i ga i I Q )
a
r
t 1
p
d
z
U
i II
r v , o
ffi II l e
i
w I 3 o 0
c dt .
y
m '
o
a .
a,
th tmS
y
I V `<°' ___
i
w waas.
a ia ' ;,` e? y',
a a
3 i y oN rS„ 4 ww oo"
W .
c} vs. + iiEr 4 $ f
a
Y ,,, s
I
II ..,,.-.— j`> jm g oo$ o Ff
B
v{ 5 E t ..
t .
t ay 6t I. ir o waa aoa° gxsaa ao fww' o j
Y. q 3 a<'° Qau w w
u Ei.
k ^ k.R a` a y
y
5 5a e a` o' a o
o ww= w
c 5
a
4 y li,: a
h a='' a dy
i o 3
apm
x b
1 I
I
a ° v
o
a ti w
t' 8 i
o
m';'
A: ig I
I
irc e _
t I II' i
I :' a
5"
j k
e.;.. s... .. . ....... w
l
c yW
W
i .

I ¢ F C,
Z
a w
6Ns `
a s m w a
i ° i'
a w
W•
j
e
Y`` a ` \
I ,
o
a'
z II I! 7 0
m
a
z
s
t rzp zs t
i i
a
t ws x;"'
1 z
SE! 5 `
r,
E
a
a'.. r
a
m t, w
Z a
r 3
e u
A
vui
a '` r a u" `` -
p
@ ,,. ,> wb z
5 e- : s
v` .
a": a°'
a
z w s
i s', `
c+ : w z '
t ` . . i tN
c
i
a i
825
s t
Z o
z s
xw ri o,a w0 a
d o
NR
N
g : i iC j w ' 6 J dwg "' o g
d r
p
a
n ,
a^ ' a? Q ¢ Q
8 c E
a d$ U
m z
J s ga w J
w LL_ g daoew
8 g
9- $ 9 S '. 9 Y
F $
8 Y c 8 8 . 4 9 9 . . a- ..,., ... +.
e..
fs
x
g
t. .... .... t...... ..
et
E i9 3
ri
as @
g
6' saaaa as " s 11 # 3 9 4 9 l339 9 9 y 6 9 g 6 g gqt$t . 9; @ p
e ----
rl o Qc 5 SFS x
i , 1 e;
i
i E3 ' g! $ 9 $ ilg a
g ' : 3 , 2g t
a ; g
s, _ ?$ • a@"$
e a s 3 5 a$ H ad g: n "
n g eC g a
o
s o
r r e _ g
s f ' a F
to; 3 ? g°3 ¢ p g; y
8 C 3s @ 3 . e. a 3 :$ : a E e. 2E eeo l 4' i§
3 9& .;
g ;
e dF p3 9
d 2 t t 2I Ytl Q F SiY 6J
e
twi
C
JJJ
I
11 1133HS33S3NIlH 1VW------- ------- --._..,,. .
i, i/
i 3 F
wo
I
a
r; o
li a
I
I'
z I , ° a Q
p
V
m $
fl
I' rc
m
LLu d
ovig
s I I
II .- o
w
1 0 0a
w I
J
w E
I
u
a r
I i z`
G ¢ - Z¢
U r
2 I
I
Z
g
yr ( y
a
O —
o ', I I I r I I IT I I'.. II I I
I, I . I I I li I J
t`
w i
i ll i ow;
ma.
v
r
V.,,;'';,.„ ti. l`;', 1' l d, P', Wg
i i ; ; i i l ,
I 1
I i
i l I il ! I ' I I i II I I
r
I ll ' II IIII I il l ll II I
a
I.

I'
r,
I

11. II ( I1_
L1, ;
t
z
i i
l l . I I I 11l i l( I i ,, I I I T T a i I i! a
a
i i I ii ' .,,,, __ g ; i a il i ' I i
i
i I, I il --- __
I
a
I, ; i w
I! j ''; ; I I II i ij I. I il i i I II i —_- ,_ o I
I!
i
i I ii ii ! I ! , ill! ' ill, l II I'
i il III ; I li' I I
il II:.. II, II , I I
826
y, , '_,
a r
d
r
y, J
F
rq, S9 f,'A&
i b m
i
d
w k
Fir` 4 .

Lg_ p
7 n
a
s
d 1'
a' a
g j : t..
3m
a S
4'
1 '
k t J my
1 , O=
a'.i
L i{/y
e: i
f ..
zj tn
F
i
4 n
r a3F
z
r )
r f`'
t

4.; yy y'ay`; t
f.
x
r<„ s
i 7
f
E
i
I 1 3 6
a'^' '
z. y'. "
c
a
I
i
I
w u
r :
k '
li r. ,
F
I i'
ar" I ;''
i
µ
ja,b
RR IIII .'
Pf
m "
4 6
R i
1 I
y' '.
1 k'
E
827
1+ :

I "
r y. a
3 G ., r. ^, 3'
wZ,: j, `''"` „
o- e c^
g
x
j
S e
b rya
i`
P t P zr
Zir, i.,
h.
k` y..
y
t
y*i . ;' a
k.
t
t:
61,''
F`x'rv`` A;ii3 6.:' aF', . *:: d
1 K`' ..
w.
v"r '
l =
a°
M, ,< o
O a
d p
T
a,'( t
LC
r , 3
g
y
m
m
va W 7m
B., J .YL
t''
t is*` 5 Q a
t
e si{ ' 1
4 T?
x
e a
j°
a ,
t
y
f
K tf;
I
u.,,`
k
fi, i f a4 : } , i
Ja
r.
r, r
ta m
a
y
i •.
s< MiL"
j f„- ,
s n„ vd".
a o
s- ,
ts {

0. i
I.+ ir 3}.°$ }
t
I
i, .
y,
a
i
z
r
av
e
j
1 t. „.. Y
I
k
I. . I I I.
y,
r
i
l' .
r-,-+„ I;
e
r
p'
f w r
f x
r w
ti

0. fy
828
i x
g_:
g.. a. .
y,.
n,`
E
r";
r
y *
a r
t, ,
y
r
Y - `
x
I u; s
k ,

4. s
d
d i ' .. "
w
p
t C.:
r, t A $
T # k
y{ .. .-
u
6 -: = . k
z
r-°
1 ' d ;. o,,.^
k 3.. f v-''; Y :. '
r;: <
t
i
h
s..,`
r
N
r} i
d"
aL'{ k`) K ..
y,.„.
r , . wS.
r "'.
r„:`
6'"
h;
r'
yle
a;,: .
i
S
2 y .
a
M
i
a w: i
T)
f „
xf .+ 1, ' Y
a
Y^ '
2f ..
4 t._ * .. . . .. X
Y
M
g; ' .,`; I
r . . ..
x a ,. r
v- Q tt
q
t.
c"sti
M1'
4 r r C' Fr
pr
4 ' yk. . I°i
1'
f''
l;
A .
a.
k^
F..
n ,,.
a,' A: ',` i ;:,
ss'` r
o' 9
y... '
sr i. 5 t
ii
f'
j
r
tL.
a:, e'.: s - r.
iP..
y '.«,
a
s ,
fR c : 3' a,
r" - c
4 .`: p -
a .

I A
t
x_
r
Q-
@
t.'''""
t4 I q
P ':
t i . R
j
d x
e
d
r`
rerr r ' v r.
f,,*
t
r.
i ,
T ?"
v
t.
r'- ..:.
lRi ..' .',"
9 z ..
x',
rJ
S'
yF' " ` `$ ;•,'.

F`-^.._
r.:` __"
r ,.
r '':{ i1 },,,-` , y' " r '.
w'"
a ' i
a ' ''
y.:' g i
sI
h +
A
y
S 1'
sr " i. .' g,; t, ',
829
x; r
b a
w i i ,
l
g E' I y
l
0 6
Y
V . 1
i'+
t., ' i i
u,
r .:
4n s
A7
c; r,
I
Ij
r`. d
i
n i
FA l cv
a
a
O
r a n
Z
TN
o
3 A a }
U J >
1—
t
t u ' tr y a i
b
a'
e ' • N
b
Q a
s
t'`' n F '
P' 4
E€
d` . 4 3
r;a"
r' e s'
4 r r, a
a 5"«
a E< , s.
t
r
4 S 7,
a$ I ,,,
f
s
r"
z t
4 '
i ;:

C i
r ik
y " c x x. gY ,
t'
a w
rc `' i 3 a
a
R o
el'
t €', m,
Y
a b ' i , u; h
1 rs...

F`, s 4 t° z
i ^ »,
a
t
tr I + t L"r
a
s I I
i: l
it
I
r
r s ,' i
G . ie WJ( ' . x
Y I " w n*' 1' p`,. kt` a
4 s a
f G S„ a I
t
e 4rl l', ;' r rN h'
a;
i
t`
a5 r- ''
a
c
a ^
o '
s
w: s 9 •
6 a
v
830
I
1(' , n
z
i
4q
t
3;. 5.:

E.
a
r?, w` h'
r. yt
s
n
x
µ'
k
N
O
f,;.,^„
L 3 I. L T
J ,
e '
t
y }
I
f3 L—r N 3
g m
r.
u
a w >m
1 i J
3c'.*, d = d
N C c';
y
i RS y
t" ' O.
v
a w.`
f° .
bY; xi
S'
S.
i
i t, v` Y { y{}' i 1
W
Y°` Ib, 1{ ty
t
Zi-K
t _ `'
LL
f
t. m ,
x ' s i
v'. Q s.
q i!
I
S'" a e,: v I ` t
a
i; '
i G , i
i. t+
t . ;
3 r
i?r
i
X,'
Z
Y

4.:
l
o
a
I;
v
ti
4 N di I
y
w
Y
p. ` ^'
p qay,S 3 4
y
f" , I n" rv. IW- ly
S'
f
I I
i
fi M1
7 I f ^. I
y'
i t" "h'"
pe k, 5_. t 6 I r
t { .. - i
wi
I
Y( u T
s, , 4cN., ..,
S '
U
S t
2 Pi
Y
M if 1'
f ii,'
s f yf' ,, I
I
h
F..
831
r.. r...

ACHI EI ii r
wiv " Ft] ys+r 3''" rf ' rr"' d r z
y y'
S ? , f v
r
ya
s '' r
s' ; y
A"} {
1' H
S
T A '
4 id FN
9 : "
x)
i
e
tx
J
I Z
y'
P
f.:

J ff '`. H . v;€! , F :•
gy
o
y r
J
y, b " a ",
S , iF' i l4, a p
s' 2
j ', C
Y
E
t . t
yA¢j7f» X. k5' f'
t
Yg'
Yei. p(,
e,
l
i
J. _
d .
y l
k
6 Y+"' f
X
v y..'{. J
t' C 3 ' : 13
n p
t {
R " r z
p a ' ° y

1.r^` .,''
t.
5 i t yg' /
l
6 k, t
T'{ / i .
a. ki" ri'
tt . `' ' y„
r&+ '
P ,' . F tt4 f
ix e '. i
e t' c O
i' ,
p .. j
m
yP .'"'""-'^ Q a
t J
b
r ij i, i
r'
a -
l
W 3
y; u' Z m
a L k;. g Q 4
a
f
s%^,°' e-:

Aµ
S r
s>
VA t'
t
t R ti>
k
b' . t f a eb'. A
c r
9+ ';``'
3^
a l 3 fri. .
qr , t
y ,'
aFi
1FY ' 1
a
t I
I
i
4$ I 3
St
1 H j }$ b fi
r
1` . I'. 2
1i ' 1, ` s
w I
s ; i l
3 4,. e
i n u', i,
1-...._` r ,,..'
1 Y
i
9$
b
i , ,
3 I - i; E{ iI
S,: I M
i w. . I... i^-.,«.. __
I Mb
k`,
y .

I I .
f i
I 7 o y
x
r,
t
x.
g
t
g
a !
y,
ti ia
2 A
i; `
3 `
a"
t .
q i .,
q
t!
k
832
Attachment 10
Ashley Furniture Project CUP- 23- 08 and SPR- 23- 09
Environmental Checklist, prepared by De Novo Planning Group, dated August, 2023
Due to the size of this document, it has not been reproduced in the staff report. A copy of the Environmental Checklist is available for viewing and download on the City' s website at the following links:

Environmental Checklist without Appendices:
https:// www. ci. lathrop. ca. us/ sites/ default/ files/ fileattachments/ comm unity development/ pa e/ 5622/ lathrop ashley warehouse 15183 no appendices. pdf
Environmental Checklist with Appendices:
https:// www. ci. lathrop. ca. us/ sitesJdefault/ files/ fileattachments/ comm unity development/ pa e/ 5622/ lathrop ashley warehouse 15183 cle an• pdf
The Environmental Checklist can also be viewed at the following link:
https:// www. ci. lath rop. ca. us/ com- dev/ pa e/ pu bl ic- review- docu ments Individuals that are unable to access the Environmental Checklist at the website listed above or would require a computer disk or thumb drive containing a copy of the document should contact Planning Staff at plannin @ci. lathrop. ca. us or ( 209) 941-7290 to obtain a copy. 833
ATTACHMENT " "

CITY OF LATHR P
PLANNING CO VIMISSION RE54LL'TION NO. 23- 13

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LATHROP

RECONLMENDING THE CITY COUNCIL FIND THE PROJECT EXEMPT FROM

FURTHER ENVIRONMENTAL REVIEW PURSUANT TO PUBLTC RESOURCES CODE SECTION 21083. 3 AND CEQA GUIDELINES SECTION 15183 AND APPROVE THE CONDITIONAL USE PERiVIIT AND THE SITE PLAN REVIEW FOR THE PROPOSED ASHLEY FURNITURE PROJECT { CUP- 23- 08 AND SPR- 23- 09} WHEREAS, the City of Lathrop Planning Commission held a duly noticed public hearing to consider the Conditional Use Permit and Site Plan Review pursuant to the Lathrop Municipai Code; and
WHEREAS, the request is for approval of a Conditional Use Permit and Site Plan Review to allow the construction of an approximately LS million square foot concrete tilt-up building and all necessary supportin infrastruckure on property located tvithin the Central Lathrop Specific Plan Phase 2 Amendment area as further defined below in the third recital { the proposed Project); and WHEREAS, the pcoperry is located at 14101 S. Manthey Road ( APN: 192- 020- 14) ( the property); and
WHEREAS, grior to the City' s approval of the 2022 General Plan Update, the City prepared an Environmental Impact Report ( EIR) which analyzed the environmental impacts of buildout under the General Plan Update pursuant to the Califarnia Environmental Quality Act ( CEQA) ( Public Resources Code Section 21000, et seq.), and the City of Lathrop City Council certified the Final EIR on September 19, 2022 ( Skate Clearinghouse # 2021 100139); and WHEREAS, the analysis in the General Plan Update EIR allows the use of CEQA exemptionistreamlining provisions for projects developed under the General Plan Update, including the proposed Project; and
WHEREAS, an Environmental Checklist has been prepared for the proposed Project, which is attached to the Planning Commission Staff Report as Attachme t 9 and can also be found in the Planning Division project files located at 390 Towne Centre Drive, Lathrop, CA 95330; and WHEREAS, the Planning Commission finds that the proposed Project is consistent with the Limited Industrial land use goals and policies of the City of Lathrop General Plan and is also consistent with the development standards for the II,-CL, Limited Industrial Zoning District and the Central Lathrop Specific Plan Phase 2 Amendment as further implernented throLigh the Zoning Code Text Amendment; and
PlanninG Commission Resolution ltiro. 23- 13 Pa¢ e 1 of S 834
WHEREAS, proper notice of this public meeting was given in all respects as required by law including the publishing of a legal notice of the hearing in the Manteca Bulletin on or about September 1, 2023, mailed the public notice to notify property owners located within a 300- foot radius from the project site boundary, emailed to the City' s Public Hearing subscribers and interested parties and posted at three ( 3) locations accessible to the public and the City website; and WHEREAS, the Plannin Commission has reviewed all written evidence and oral testimony presented to date.

NOW, THEREFORE BE IT RESOLVED, the Pianning Commission of the City of Lathrop does hereby make the following findings:

1. California Envzronmental Quality Act ( CEQA) Findings. Pursuant to Public Resources Code section 21083, 3 and CEQA Guidelines section 15183, the Planning Commission finds as follows:
a. The project complies with CEQA based on the CEQA exemption/ sCreamlining provisions contained in Public Resources Code section 210$ 3. 3 and CEQA Guidelines section 15183;
b. Pursuant ro the Planning Commission Staff Report and the attachments and exhibits thereto, including but not limited to, the CEQA Initial Study Checklist, which are incorporated herein by reference, the proposed Project will not result in any significant impacts that: 1) are peculiar to the project or project site; 2) were not identified as significant project- level, cumulative, or off-site effects in the General Plan Update EIR; or 3) were previously identified significant effects, which as a result of substantial new information that was not known at the time that the General Pian Update EIR was certified, are determined to have a more severe adverse impact than discussed in the General Plan Update EIR.

As a result, pursLlant to Public Resources Code section 210$3. 3 and CEQA Guidelines section 15183, the proposed Proj ct is exempt from further environmental review under CEQA.
c. All applicable General Plan Update policy and implementation actions and uniformly applied develapment policies, standards andlor regulations are, hereby imposed on the proposed Project and must be adhered to by the Project applicanc. To the extent the City has not previously made findings regarding any/all ofthose referenced General Plan policy and implementation actions and uniformly applied development policies, standards and/ or regulations, the Planning Commission hereby finds that all ofthose General Plan Update policy and implementation actions and unifarmly applied development policies, standards andlor regulations, were adopted, in whole or in part, to substantially mitigate the patential environmental effects to which they pertain ( i. e., aesChetics, agriculttaral and forest resources, air quality, biological resources, cultural and tribal resources, geology and soils, greenhouse gases, climate change, and energy, hazards and hazardous materials, hydrology and water Ptanning Commission Resotution No. 23- 13 Page 2 of 5
835
quality, land use, population, and hoiising, mineral resources noise, public services and recreation, circulation, utilities and services systems, and wildfire).

2. Conditional Use Permit Findin s. Pursuant to Section 17. 112. 060 of the Lathrop Municipal Code ( LMC), the Planning Comnussion finds as follows:
a. That there are circumstances or conditions applicable to the land, structure or use which makes the granting of a use permit necessary for the preservation and enjoyment of a substantial property right.

The proposed Project represents a 17tcajor expc nsion of the existirag Ashley Furr iture Distrib ation Center and Retail Outlet locatec of S Harlan Roctd.

The proposed Project is consist rzt 4vith the City' s developmefat staradnj- ds for Limited Industrinl.
b. That the proposed location of the conditional use is in accordance uith the objectives of the zoning code and the purposes of the district in which the site is located. The roposed project is located in the IL- CL, Linaited Indctstrial Zoning District ayad the Ceritral Lc throp Specific Plan Phtise 2 Amend nent aren and is a per-rnitted aise tivithitl the zoraitzg district fof- tivhich it is lnccited c s fi rther estnblished in the Zofairag Code Text Ameradrraent. c. That the proposed use will comply with each of the applicable provisions of the LMC, as amended. As aoted aUove nnd as lescribed ira the Stnff RepoYt, the proposed project is i permitted aise irt the IL- CL, L'imited Indcrstrial Zoniiag District and is co isiste at with tlae nppliccable provisions in the LMC, incli ding screening reqciirenzents ir.rsaiant to the Cerztral Lathrop Specific Ptan Phnse 2 Arnerzd netxt. Additionallti, the Geraeral Plan rec t ired atpdates to the LMC cirzd Ce ztrc l Lnthrop Specific Plar Phase 2 in orc er to ensa re that 2etiv developrnent is corr pc tible ivith e
ristirzg developmc zt ( Goal LU- J j. The
pr oposed project is corzsistent ia ith t te LMC, Policies ayad Inapleynerztation Actioyas of'the General PTnn as it relc tes to truck tra.f'fie impc cts artc land use cornpc tibility.

3. Site Plan Review Findin s. Pursuant to Section 17. 100. 050 of the Lathrop Municipal Code LMC), the Planning Commission finds as follows:
a. The proposed Site Plan Review complies wiCh all applicable provisions of Chapter 17, 100;
b. The proposed Site Plan Review is consistent with the site improvements listed in Chapter 17. 1T 0 ( a. through i.) and improvements are such that traffic congestion is avoided and pedestrian and vehicular safety and welfare are protected and there will not be adverse effects on surrounding properties; Planning Commission Resolution No. 23- 13 Pabe 3 of
836
c. Proposed lighting for the project area is so arran ed as to deflect away from adjoining properties; and
d. The proposed Site Plan Review is compatible with surrounding land uses and will not be detrimental to the health, safety and general welfare of the City as further evaluated in the Environmental Checklist.

BE IT FURTHER RESOLVED, based on substantial evidence in the administrative record of proceedings and pursuant to its independent review and consideration, the Lathrop Planning Commission does hereby recommend that the Lathrop City Council approve Conditional Use Permit No. CUP- 23- 08 and Site Plan Review No. SPR- 23- 09, subject to the Conditions of Approval listed in Atkachment 2 of the September 13, 2023 Staff Report and incorporated by reference herein.

Planning Commission Resolution o. 23- 13 Pa e 4 of 5
837
PASSED AND ADOPTED by the Planning Commission of the City of Lathrop at a Special meeting on the 13 hday of September, 2023 by the following vote:

AYES: Ishihara, Camarena, Jackson, Rhodes
NOES: None
ABSTAIN: None
ABSENT: Ralmilay
Tos Ishihara, h"ai
ATTEST: APPROVED AS TO FORM:
ick Ca t, Secretary Salvador Navarrete, City Attorney
Plannina Commission Resalution No. 23- 13 Page 5 of 5
838
ATTACHMENT " Z "
1 u X LP T 570. 836.4200 1939 Harr son Street, Ste. 150 www. lozeaudrury, com t F 510. 836.42fl5 Oakland, CA 94612 michaelC" lozeaudr irycom n`
Ssa.#' Y'°:
n" a., '8. a*..:..

F'
a.. i1a..

BY E- MAIL
September 13, 2023
Rick Caguiat
Community Development Director
Planning Commission Secretary
Community Development Department
390 Towne Centre Drive
Lathrop, California 95330
planninq a ci. lathrop. ca. us
Re: Comment on Planning Commission Agenda Items No. 8. 3 Regarding the Ashley Furniture Project (Conditional Use Permit No. CUP-23- 08; Site Plan Review No. SPR 23- 09)
Dear Mr. Caguiat and Honorable Members of the Planning Commission:

I am writing on behalf of Laborers' International Union of North America, Local Union No. 73 (" LIUNA") regarding the proposed Ashley Furniture Project proposed to be located at the northwest corner of Dos Reis Rd and Manthey Road. The Planning Commission staff have determined that the project is exempt from the requirement for preparation of environmental documents pursuant to California Environmental Quality Act ("CEQA") Guidelines, Section 15183 and Public Resources Code § 21083. 3.

However, after reviewing the Environmental Checklist and relevant appendices prepared for the Project, and the 2022 General Plan Update EIR that the Project relies upon, we conclude that the Project does not meet the requirements for an exemption under CEQA Guideline § 15183 and PRC § 21083. 3. LIUNA respectfully requests that the Planning Commission not recommend approval of each of the agenda items addressed by the proposed exemption and, in particular, the proposed Ashley Furniture Project, and instead request staff to prepare the necessary environmental documents under CEQA.

I. PROJECT DESCRIPTION
The Project proposes to construct and operate a 1, 486,607 square foot industrial building including a mix of retail, office/call center, and warehouse and distribution uses.

About 110, 000 square feet would be dedicated to retail use, 24, 000 square feet to office and call- center uses, and 1, 352, 347 square feet to warehouse and distribution center uses.
839
Comment re: Ashley Furniture Project
City of Lathrop
September 13, 2023
Planning Commission Hearing
The Project proposes to construct approximately 2, 046 parking spaces throughout the development site, with 942 spaces for passenger vehicles and 1, 104 spaces for truck trailer parking. The Project expects to generate 2, 798 daily passenger vehicle trips, including 203 a. m. peak hour trips ( 124 inbound, 79 outbound) and 255 p. m. peak hour trips ( 110 inbound, 145 outbound) for passenger vehicles. Another 680 daily truck trips also are expected, including 95 a. m. peak hour trips and 45 p. m. peak hour trips.

II. LEGAL STANDARD
To achieve its objectives of environmental protection, CEQA has a three- tiered structure. 14 CCR § 15002( k); Committee to Save the Hollywoodland Specific Plan v.

City of Los Angeles ( 2008) 161 Cal. App. 4th 1168, 1185- 86 (" Hollywoodland"). First, if a project falls into an exempt category, or it can be seen with certainty that the activity in question will not have a significant effect on the environment, no further agency evaluation is required. Id. Second, if there is a possibility the project will have a significant effect on the environment, the agency must perform an initial threshold study.

Id.; 14 CCR § 15063( a). If the study indicates that there is no substantial evidence that the project or any of its aspects may cause a significant effect on the environment the agency may issue a negative declaration. Id.; 14 CCR §§ 15063( b)( 2), 15070. Finally, if the project will have a significant effect on the environment, an environmental impact report (" EIR") is required. Id.

Here, since the City purports to exempt the Project from CEQA entirely, the first step of the CEQA process applies. " Exemptions to CEQA are narrowly construed and e] xemption categories are not to be expanded beyond the reasonable scope of their statutory language." Mountain Lion Foundation v. Fish & Game Com. ( 1997) 16 Cal. 4th 105, 125. The determination as to the appropriate scope of an exemption is a question of law subject to independent, or de novo, review. San Lorenzo Valley Community Advocates for Responsible Education v. San Lorenzo Valley Unified School Dist., 2006) 139 Cal. App. 4th 1356, 1375 ("[ Q] uestions of interpretation or application of the requirements of CEQA are matters of law. Thus, for example, interpreting the scope of a CEQA exemption presents ` a question of law, subject to de novo review by this court."') Here, the City proposes that the Project is exempt from CEQA review under Section 15183 and PRC § 21083. 3. However, as discussed below, the use of these streamlining provisions is improper, and instead, a full CEQA analysis, such as an EIR, must be prepared for this Project.
840
Comment re: Ashley Furniture Project
City of Lathrop
September 13, 2023
Planning Commission Hearing
III. DISCUSSION
a. The City Incorrectly Applied CEQA' s Section 15183 Categorical Exemption to the Project and Thus a Full CEQA Analysis is Required.

Section 15183 of the California Environmental Quality Act allows a project to avoid environmental review if it is " consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified . . . except as might be necessary to examine whether there are projectspecific significant effects which are peculiar to the project or its site." 14 CCR 15183 ( emphasis added). See PRC § 21083. 3( b). The intention of this section is to streamline[]" CEQA review for projects and avoid the preparation of repetitive documents. While the City refers to these provisions as exemptions from CEQA, environmental review is still required for various types of impacts, including those peculiar to the project or parcel on which the project would be located," those which were not analyzed as significant effects in a prior EIR," " are potentially significant offsite impacts and cumulative impacts which were not discussed in the prior EIR," or a] re previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR." Section ( fl of section 15183 states that a Project' s environmental effects are not peculiar to a project if" uniformly applied development policies or standards have been previously adopted" which serve to mitigate environmental impacts, " unless substantial new information shows that the policies or standards will not substantially mitigate the environmental effect." The standard set forth by the statute for this analysis is substantial evidence.

Here, there is substantial evidence demonstrating that the Project will have significant impacts which were not addressed in the EIR prepared for the 2022 General Plan Update. Section 15183 therefore does not apply, and the City must prepare appropriate CEQA documents for this Project.
b. The City Must Prepare a Statement of Overriding Considerations With Regard to This Project.

The 2022 General Plan Update concluded that several of the impacts identified as a result of the General Plan Update project were significant and unavoidable. These impacts included agricultural resources, air quality, greenhouse gas, and traffic noise impacts. In the Environmental Checklist prepared for the Project, the City acknowledges these significant and unavoidable impacts, but states that:

Impacts from buildout of the General Plan including cumulative impacts associated with development and buildout of the CLSP Phase 2 plan area 841
Comment re: Ashley Furniture Project
City of Lathrop
September 13, 2023
Planning Commission Hearing
and the warehouse Project site, as proposed, were fully addressed in the General Plan EIR ( State Clearinghouse No. 2021100139), and implementation of the proposed project would not result in any new or altered impacts beyond those addressed in the General Plan EIR.

EnvYl Checklist, p. 13. Similar statements are repeated for each of the specific unavoidable significant impacts. This conclusion does not, however, address all of the City' s obligations to grapple with acknowledged significant and unavoidable cumulative impacts.

In the case of Communities for a Better Environment v. Cal. Resources Agency, the court of appeal held that, although tiering may allow a later project to rely on the environmental analysis contained in a prior program- level EIR, that procedure does not relieve the agency of acknowledging the significant and unavoidable impacts and reconsidering its statement of overriding considerations. As the Court explained:

The section appears to allow an agency, in approving a later project that has significant unavoidable impacts, to forego making a statement of overriding considerations specifically tied to that project. This is contrary to CEQA law. CEQA section 21094, subdivision ( d) requires agencies that approve a later project to comply with CEQA section 21081. Under CEQA section 21081, an agency approving a project with significant environmental effects must find that each effect will be mitigated or avoided, or "that specific overriding economic, legal, social, technological, or other benefits of the project outweigh the ... effect[] ..,." 65 The requirement of a statement of overriding considerations is central to CEQA's role as a public accountability statute; it requires public officials, in approving environmentally detrimental projects, to justify their decisions based on counterbalancing social, economic or other benefits, and to point to substantial evidence in support. ss Under Guidelines section 15152( fl( 3)( C), however, an agency apparently could adopt one statement of overriding considerations for a prior, more general EIR, and then avoid future political accountability by approving later, more specific projects with significant unavoidable impacts pursuant to the prior EIR and statement of overriding considerations. Even though a prior EIR's analysis of environmental effects may be subject to being incorporated in a later EIR for a later, more specific project, the responsible public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts.

Communities for a Better Env't v. California Res. Agency, 103 Cal. App. 4th 98, 124- 25, 126 Cal. Rptr. 2d 441 ( 2002), as modified ( Nov. 21, 2002), and disapproved of on other grounds by Berkeley Hillside Pres. v. City of Berkeley, 60 Cal. 4th 1086, 343 P. 3d 834 2015).
842
Comment re: Ashley Furniture Project
City of Lathrop
September 13, 2023
Planning Commission Hearing
The same reasoning applies to the implementation of Pub. Res. Code § 21083. 3 and 14 Cal. Admin. Code § 15183. The Project, based on its reliance on the 2022 General Plan Update EIR, will have cumulative impacts on agricultural resources, air quality, greenhouse gas emissions, and traffic noise. Although sections 21083 and 15183 provide for streamlining of the environmental review of a subsequent project, neither section relieves the City from its obligation to make a statement of overriding considerations for the Project. PRC § 21081. Prior to recommending the Project and applying the streamlining provisions, the Planning Commission should prepare a statement of overriding considerations supported by substantial evidence and which evaluates whether any additional feasible mitigation measures applicable to this specific project should be required in order to address the acknowledged cumulative impacts. c. The Project Will Have Project- Specific Significant Effects Which Were Not Addressed in the 2022 General Plan Update EIR.

LIUNA is concerned that a number of significant environmental impacts peculiar to the Project were not addressed in the 2022 General Plan Update EIR. As a result, Pub. Res. Code § 21083. 3 and 14 Cal. Admin. Code § 15183 do not apply and either a mitigated negative declaration or EIR must be prepared to address these unanalyzed impacts.
i. Biological Resources
According to the 2022 General Plan EIR, the federally- listed, endangered valley elderberry longhorn beetle ( Desmocerus californicus dimorphus) did not occur within one-mile of the planning area. GP EIR, p. 3.4- 15. As a result, there is no focused discussion in the 2022 General Plan EIR on any impacts to this federally- listed species.

In general, the 2022 General Plan EIR concludes that there will be no significant impacts to listed species from the General Plan' s implementation. GP EIR, p. 2. 4- 28 —

3. 4- 29. The valley elderberry longhorn beetle relies on a particular host plant for its survival — the red or blue elderberry. See Biological Resources Analysis Report, p. 18.

The reconnaissance survey conducted for the Biological Resources Analysis observed a 6- foot by 15- foot elderberry shrub on the property. Id., p. 19. The presence of that host plant, the enhanced likelihood of the presence of the endangered valley elderberry longhorn beetle, and the heightened risk of adverse affects on the host plant or potentially present beetles are not addressed as a significant impact in the 2022 General Plan EIR and these effects are peculiar to the Project site. Pub. Res. Code § 21083. 3. Given these facts peculiar to the site, it " might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site." 14 CCR 15183.

Likewise, the observed presence of a Swainson' s hawk foraging on the project site and nesting within 20 feet of the site also results in obvious effects peculiar to the 843
Comment re: Ashley Furniture Project
City of Lathrop
September 13, 2023
Planning Commission Hearing
project site, including not only the direct loss of foraging habitat but also disturbances from construction activities at the site and a dramatic increase in vehicles using Dos Reis Road to access the project once it is operational. Because impacts to Swainson' s hawks were not addressed as significant impacts in the 2022 General Plan EIR and impact to a Swainson' s hawk is peculiar to the site, those potential impacts must be addressed in a proper CEQA environmental review document and reliance on Pub.

Res. Code § 21083. 3 and 14 Cal. Admin. Code § 15183 is inappropriate.

Given the very limited reconnaissance- level survey performed on a single day at the Project site on May 5, 2021, LIUNA is concerned that there are numerous other listed and sensitive species foraging or located at the Project site. No effort has been made to determine the current presence of burrowing owls at the site. The past presence of red-tailed hawks and white-tailed kites foraging at the site also excludes the proposed streamlining exemption. A current and more robust survey of the Project site is necessary for the City to make any decision on these potential impacts based on substantial evidence.

In addition, the 2022 General Plan EIR does not identify the significant potential impact of the Project' s thousands of trucks and car trips on wildlife from vehicle collisions with wildlife. This impact is peculiar to the Project given its proposed 2, 798 daily passenger vehicle trips and 680 daily truck trips which will lead to wildlife collisions in the vicinity of the Project. Because this project-specific direct and cumulative effect was not addressed at all in the 2022 General Plan EIR, it must be addressed in an EIR or potentially a mitigated negative declaration for the Project. See PRC § 21083. 3( c) Nothing in this section affects any requirement to analyze potentially significant offsite impacts and cumulative impacts of the project not discussed in the prior environmental impact report with respect to the general plan").
ii. Energy
The 2022 General Plan EIR' s discussion of the General Plan' s energy impacts boils down to stating that by complying with California' s Building Energy Efficiency Standards (" CalGreen"), promoting the use of renewable energy sources and encouraging public transportation and bicycle use, and the fact that PG& E will generally make progress on adding new renewable energy sources to its portfolio, projects within the planning area will not have energy impacts. GP EIR, p. 3. 7- 41 — 3. 7- 42. The Environmental Checklist focuses on the Ashley Furniture Project' s compliance with CalGreen and PG& E' s long- term efforts. Env' t Checklist, p. 66. None of these considerations address the energy effects that are peculiar to a 1. 4 million square feet furniture distribution and retail center.

The standard under CEQA is whether the Project would result in wasteful, inefficient, or unnecessary consumption of energy resources. Failing to undertake " an investigation into renewable energy options that might be available or appropriate for a 844
Comment re: Ashley Furniture Project
City of Lathrop
September 13, 2023
Planning Commission Hearing
project" violates CEQA. California Clean Energy Committee v. City of Woodland ( 2014) 225 Cal.App. 4th 173, 213. Energy conservation under CEQA is defined as the " wise and efficient use of energy." CEQA Guidelines, app. F, § I. The " wise and efficient use of energy" is achieved by "( 1) decreasing overall per capita energy consumption, ( 2) decreasing reliance on fossil fuels such as coal, natural gas and oil, and ( 3) increasing reliance on renewable energy resources." Id.

Noting compliance with the California Building Energy Efficiency Standards Cal. Code Regs., tit. 24, part 6 ( Title 24) does not constitute an adequate analysis of energy impacts. Ukiah Citizens for Safety First v. City of Ukiah ( 2016) 248 Cal.App. 4th 256, 264- 65. Similarly, the court in City of Woodland held unlawful an energy analysis that relied on compliance with Title 24, that failed to assess transportation energy impacts, and that failed to address renewable energy impacts. California Clean Energy Committee v. City of Woodland, 225 Cal.App.4th 173, 209- 13. As such, the General Plan EIR' s reliance on Title 24 compliance does not address the proposed furniture warehouse Project' s energy impacts. The energy effects of the Project are, by definition, peculiar to the Project. Given the vast expanse of roofing provided by the proposed Project, any evaluation of its energy impacts cannot ignore the obvious feasibility of an array of solar panels on the roof or covering the extensive parking proposed at the site.

Energy efficiency, in the context of the Proposed project and site would require the consideration and implementation of sufficient solar panels to meet all of the Project' s direct electricity demand, as well as solar power that would offset the considerable GHG and other air pollution emissions that will result from the thousands of trucks and cars driving to and from the Project every day once it' s operational.

The Environmental Checklist contains no discussion of the project' s cost effectiveness in terms of energy requirements. There is no discussion of energy consuming equipment and processes that will be used during the construction or operation of the project. The project' s energy use efficiencies by amount and fuel type for each stage of the project including construction and operation were not identified.

The effect of the project on peak and base period demands for electricity has not been addressed. As such, the Environmental Checklist' s conclusions are unsupported by the necessary discussions of the Project' s energy impacts under CEQA. An EIR or possibly a mitigated negative declaration must be prepared to assess these impacts. iii. Greenhouse Gases and Air Quality.

The 2022 General Plan EIR did not project air pollution emissions for any given project that would be allowed by the plan. Instead, it identifies the implementation measure in the General Plan that the City "[ review development, infrastructure, and planning projects for consistency with SJVAPCD requirements during the CEQA review process." GP EIR, p. 3. 3- 35 ( RR- 6a). The General Plan and the EIR go on to further require that:
845
Comment re: Ashley Furniture Project
City of Lathrop
September 13, 2023
Planning Commission Hearing
Require project applicants to prepare air quality analyses to address SJVAPCD and General Plan requirements, which include analysis and identification of:

A. Air pollutant emissions associated with the project during construction, project operation, and cumulative conditions.

B. Potential exposure of sensitive receptors to toxic air contaminants.

C. Significant air quality impacts associated with the project for construction, project operation, and cumulative conditions.

D. Mitigation measures to reduce significant impacts to less than significant or the maximum extent feasible where impacts cannot be mitigated to less than significant.

Id. Although the Environmental Checklist purports to describe these evaluation efforts, the Checklist does not provide any of the input files for the air pollution modeling conducted for the proposed Project. Only the output files are provided.

Environmental Checklist, Attachment I, p. 162. Given the size of the warehouse and the number of expected daily truck trips, LIUNA is skeptical that the emissions forecasts identified for its construction and operation can be substantiated. Before making a recommendation to the Council, the Planning Commission should require staff and the applicant to share their input files for the CaIEEMod modeling in order for the public to be able to assess the accuracy of the model outputs and whether or not the ProjecYs may have a significant effect on air quality and GHG emissions and the extent of necessary mitigation measures as required by the General Plan.

IV. CONCLUSION
In light of the above comments, the City must prepare an EIR or, if appropriate, a mitigated negative declaration for the Project. LIUNA reserves its right to submit additional comments and evidence for any subsequent Planning Commission hearing or the City Council' s consideration of the Project. Thank you for considering these comments.

Sincerely,
t ;
Michael R. Lozeau

LOZEAU DRURY LLP
846
ITEM 5. 4

CITY MANAGER' S REPORT
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
ITEM: PUBLIC HEARING ( PUBLISHED NOTICE) TO

CONSIDER ADOPTING AN ORDINANCE AMENDING
THE LATHROP MUNICIPAL CODE TITLE 12 STREETS,
SIDEWALKS AND PUBLIC PLACES", CHAPTER 12. 12
IMPROVEMENTS AND DEDICATIONS", SECTION

12. 12. 060 IMPROVEMENTS TO EXISTING
BUILDINGS"
RECOMMENDATION: City Council to Consider the Following Items:

1. Hold a Public Hearing; and

2. First Reading and Introduction of an Ordinance
Amending Title 12 Streets, Sidewalks and Public
Places", Chapter 12. 12 " Improvements and
Dedications", Section 12. 12. 060 Improvements
to Existing Buildings" to Modify the Language to
Require Frontage Improvements Upon Addition of
Improvements to Existing Sites
SUMMARY:

The proposed Municipal Code Text Amendment is a staff- initiated proposal to modify Section 12. 12. 060 of the Lathrop Municipal Code ( LMC) to include additional types of development which may be required to construct public improvements listed in Section 12. 12. 060 if a certain threshold is met. Developer- built public improvements mitigate impacts that the development has on the City. Staff is requesting City Council approval of the proposed Municipal Code Text Amendment to improve clarity and promote development of public infrastructure.

BACKGROUND:

In 2009, the City adopted an Economic Development Strategic Plan to guide the City Council in making decisions regarding economic growth for the City. In 2011, the City Council indicated a desire to accelerate economic and business development efforts by creating an Economic Development Program.

On February 8, 2020, Council approved staff requests to update various sections of the LMC to streamline procedures, clarifications of code, and imported updated policies. The update included two additional sentences to Section 12. 12. 060 regarding undergrounding overhead utilities.

The intent of the proposed amendment is to provide concise and clear requirements for residents, developers and staff.
847
CITY MANAGER' S REPORT PAGE 2
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

PUBLIC HEARING TO CONSIDER ADOPTING AN ORDINANCE AMENDING THE LATHROP MUNICIPAL CODE TITLE 12 STREETS, SIDEWALKS AND PUBLIC PLACES", CHAPTER 12. 12 IMPROVEMENTS AND DEDICATIONS", SECTION

12. 12. 060 IMPROVEMENTS TO EXISTING BUILDINGS"
ANALYSIS:

The proposed Municipal Code Text Amendment will modify the following Chapter and Section of the LMC:

CHAPTER 12. 12 IMPROVEMENTS AND DEDICATIONS

12. 12. 060 Improvements to existing sites + F gs.

Except as may be otherwise provided in this chapter or by any other applicable law, the improvement of any existing building or construction of any new building which does not increase the total floor area of such building on the site to an extent of twenty-five percent ( 25%) or more within any five- year period shall be excepted from application of the provisions of this chapter. However, any person constructing, adding to, or arranging for the construction of, or addition to any offstreet parking facilities, or any building, or any improvements ( hereinafter collectively referred to as " Improvements") resulting in an increase of twenty- five percent ( 25%) or more in area or value of Improvements
o-} thereof, within the five- year period, shall also provide for the construction of curbs, gutters, sidewalks, storm drain facilities, street lights, underground utilities, and street paving to the sound structural section of the existing street pavement, unless such improvements constructed in accordance with the standards already exist. Underground utilities shall include the undergrounding of existing and new electrical distribution ( 34. 5 kVA and under), cable, phone and any other overhead line for both sides of the street within the frontage of the project. The project shall be responsible for fifty percent ( 50%) of the cost of the undergrounding of the utilities. For purposes of this section, the value of a building shall be deemed to be the current appraised market value thereof as determined by the county assessor in determining the assessed value for tax purposes.

Public Notice
A Notice of Public Hearing was advertised in the Manteca Bulletin newspaper on September 28, 2023.

REASON FOR RECOMMENDATION:

The proposed amendment clarifies the existing LMC language to ensure that all development over a certain size and value would be required to provide public improvements to align with the original intent of the LMC. 848
CITY MANAGER' S REPORT PAGE 3
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

PUBLIC HEARING TO CONSIDER ADOPTING AN ORDINANCE AMENDING THE LATHROP MUNICIPAL CODE TITLE 12 STREETS, SIDEWALKS AND PUBLIC PLACES", CHAPTER 12. 12 IMPROVEMENTS AND DEDICATIONS", SECTION

12. 12. 060 IMPROVEMENTS TO EXISTING BUILDINGS"
FISCAL IMPACT:

There is no fiscal impact at this time. Staff will incorporate activities related to this item into current council adopted operating budgets.

ATTACH M ENTS:

A. Ordinance Amending Title 12 " Street, Sidewalks and Public Places", Chapter

12. 12 " Improvements and Dedications", Section 12. 12. 060 Improvements to Existing Buildings" to Modify Language to Require Frontage Improvements Upon Addition of Improvements to Existing Sites 849
CITY MANAGER' S REPORT PAGE 4
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

PUBLIC HEARING TO CONSIDER ADOPTING AN ORDINANCE AMENDING THE LATHROP MUNICIPAL CODE TITLE 12 STREETS, SIDEWALKS AND PUBLIC PLACES", CHAPTER 12. 12 IMPROVEMENTS AND DEDICATIONS", SECTION

12. 12. 060 IMPROVEMENTS TO EXISTING BUILDINGS"
APPROVALS:
l / 2 ` 23
Bellal Nabizadah Date
Assistant Engineer
l'/ ZS ZoZ3
Bra aylor Date
City Engineer
r 2 , 7 az
Cari James Date
Finance Director
9 ( t1' Ze13
Thomas Hedegard Date
Deputy City Manager
t- t'1 - 2 0 23
Michael King Date
Assistant City Manager
zoZ.—
Salvador Navarrete Date
City Attorney
0-- 23
Stephen J. Salvatore Date
City Manager
850
ORDINANCE NO. 23-

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LATHROP AMENDING TITLE 12 STREET, SIDEWALKS AND PUBLIC PLACES", CHAPTER 12. 12 IMPROVEMENTS AND DEDICATIONS", SECTION 12. 12. 060
IMPROVEMENTS TO EXISTING BUILDINGS" TO MODIFY LANGUAGE TO

REQUIRE FRONTAGE IMPROVEMENTS UPON ADDITION OF IMPROVEMENTS

TO EXISTING SITES
WHEREAS, in 2009, the City adopted an Economic Development Strategic Plan to guide the City Council in making decisions regarding economic growth for the City; and
WHEREAS, in 2011, the City Council indicated a desire to accelerate economic and business development efforts by creating an Economic Development Program; and
WHEREAS, on February 8, 2020, Council approved staff requests to update various sections of the Lathrop Municipal Code ( LMC) to streamline procedures, clarifications of code, and imported updated policies. The update included two additional sentences to Section 12. 12. 060 regarding undergrounding overhead utilities; and
WHEREAS, with the significant increase in development from both public and private agencies, staff now proposes an amendment to provide concise and clear requirements for residents, developers and staff; and
WHEREAS, a Notice of Public Hearing was advertised in the Manteca Bulletin on September 28th, 2023; and
WHEREAS, staff requests that City Council hold a public hearing, consider all information and public testimony and, if determined to be appropriate, adopt an Ordinance amending Lathrop Municipal Code Title 12 " Streets, Sidewalks and Public Places", Chapter 12. 12 Improvements and Dedications", Section 12. 12. 060 Improvements to Existing Buildings"; and
WHEREAS, the proposed amendment clarifies to the existing LMC language to ensure that all development over a certain size and value would be required to provide public improvements to align with the original intent of the LMC.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Lathrop does hereby ordain as follows:

Ordinance No. 23-
851
Note: New text is shown by underline. Deleted text is shown by s i-I g Section 1.

Title 12 of the Lathrop Municipal Code, " Street Sidewalks and Public Places" is hereby amended by amending Chapter 12. 12 " Improvements and Dedications", Section

12. 12. 060 " Improvements to Existing Buildings", to incorporate the changes as follows:

CHAPTER 12. 12 IMPROVEMENTS AND DEDICATIONS

12. 12. 060 Improvements to existing sites i++ gs.

Except as may be otherwise provided in this chapter or by any other applicable law, the improvement of any existing building or construction of any new building which does not increase the total floor area of such building on the site to an extent of twenty- five percent ( 25%) or more within any five- year period shall be excepted from application of the provisions of this chapter. However, any person constructing, adding to, or arranging for the construction of, or addition to any offstreet parking facilities, or any building, or any improvements ( hereinafter collectively referred to as ' Improvements") resulting in an increase of twenty- five percent ( 25%) or more in area or value of Improvements , f }•••"}„ F` c thereof, within the five- year period, shall also provide for the construction of curbs, gutters, sidewalks, storm drain facilities, street lights, underground utilities, and street paving to the sound structural section of the existing street pavement, unless such improvements constructed in accordance with the standards already exist. Underground utilities shall include the undergrounding of existing and new electrical distribution ( 34. 5 kVA and under), cable, phone and any other overhead line for both sides of the street within the frontage of the project. The project shall be responsible for fifty percent ( 50%) of the cost of the undergrounding of the utilities. For purposes of this section, the value of a building shall be deemed to be the current appraised market value thereof as determined by the county assessor in determining the assessed value for tax purposes.

Section 2.

This Ordinance is not intended to and shall not be construed or given effect in a manner that imposes upon the City or any officer or employee thereof a mandatory duty of care toward persons and property within or without the city so as to provide a basis of civil liability for damages, except as otherwise imposed by law.

Section 3. Severabilitv.

If any section, subsequent subdivision, paragraph, sentence, clause or phrase of this Ordinance is for any reason held to be unconstitutional or otherwise invalid, such a decision shall not affect the validity of the remaining portions of this Ordinance.

The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance irrespective of Ordinance No. 23-
852
the unconstitutionality or invalidity of any section, subsection, subdivision, paragraph, sentence, clause or phrase.

Section 4. Effective Date.

This Ordinance shall take legal effect 30 days from and after the date of its passage.

Section 5. Publication.

Within fifteen days of the adoption of this Ordinance, the City Clerk shall cause a copy of this Ordinance, to be published in full accordance with Section 36933 of the Government Code.

Ordinance No. 23-
853
THIS ORDINANCE was introduced at a meeting of the City Council of the City of Lathrop on the 9th day of October, 2023, and was PASSED AND ADOPTED at a regular meeting of the City Council of the City of Lathrop on the day of 2023, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sonny Dhaliwal, Mayor
ATTEST: APPROVED AS TO FORM:

Teresa Vargas, City Clerk Salvador Navarrete, City Attorney Ordinance No. 23-
854
ITEM 5. 5

CITY MANAGER' S REPORT
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
ITEM: REVIEW AND CONSIDER TRAFFIC SAFETY

ENHANCEMENT OPTIONS FOR RIVER ISLANDS

PARKWAY AT THE INTERSECTIONS OF BOSCH
AVENUE AND IMPERIAL DRIVE, CIP PS 24- 07
RECOMMENDATION: Council to Consider Options for Traffic Safety Enhancement for River Islands Parkway at the
Intersections of Bosch Avenue and Imperial Drive,
CIP PS 24- 07
SUMMARY:

Staff has received complaints from residents regarding the safety of vehicles turning onto River Islands Parkway from Bosch Avenue. In December 2021, City staff responded to resident complaints by removing some landscaping as well as installing several warning signs to improve the safety of this intersection. However, the residents are now requesting stop control on River Islands Parkway.

Staff has also received complaints from residents regarding the safety of pedestrians crossing River Islands Parkway at Imperial Drive. Staff recently replaced the all- way stop control with two- way stop control and an enhanced pedestrian crossing over River Islands Parkway to facilitate the function of the newly installed adjacent traffic signals at Dell' Osso Drive and Somerston Parkway.

Staff evaluated these intersections utilizing the California Manual on Uniform Traffic Control Devices ( MUTCD) and provided three Options to enhance the traffic safety as listed below and detailed in the Background Section of this Report.

River Islands Parkwa& Bosch Avenue
Option 1 - Yellow Flashing Beacons and Sight Distance
Improvement
Option 2 - Prohibit Left Turns
Option 3 - Install Temporary All- Way Stop Control
855
CITY MANAGER' S REPORT PAGE 2
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

REVIEW AND CONSIDER TRAFFIC SAFETY ENHANCEMENT OPTIONS FOR

RIVER ISLANDS PARKWAY AT THE INTERSECTIONS OF BOSCH AVENUE AND IMPERIAL DRIVE, CIP PS 24- 07
River Islands Parkwav & Imperial Drive
Option 1 - Yellow Flashing Beacons
Option 2 - Install Pedestrian Hybrid Beacon
Option 3 - Install Temporary All- Way Stop Control
Staff recommends that Council consider Option 1 and/ or Option 2 for both Bosch Avenue and Imperial Drive, however staff will proceed with Council' s elected options accordingly.

BACKGROUND:

The City of Lathrop established the Traffic Calming Program to address and resolve local neighborhood traffic concerns. This program provides traffic calming measures that can reduce traffic speed, motor-vehicle collisions, and improve safety for pedestrians, cyclists, and motorists. The funds allocated for the Traffic Calming Program will be unitized towards improving River Islands Parkway at Bosch Avenue and Imperial Drive. If Option 2 for Imperial Drive is selected, staff will bring an item back to Council to approve a CIP and budget given the high cost.

City staff has received complaints from residents regarding the safety of vehicles turning on to River Islands Parkway from Bosch Avenue. In December 2021, City staff responded to resident complaints by removing some landscaping as well as installing several warning signs to improve the safety of this intersection. The residents are now requesting stop control on River Islands Parkway.

Staff has also received complaints from residents regarding the safety of pedestrians crossing River Islands Parkway at Imperial Drive. Staff recently replaced the all- way stop control with two- way stop control and an enhanced pedestrian crossing over River Islands Parkway to facilitate the function of the newly installed adjacent traffic signals at Dell' Osso Drive and Somerston Parkway.

Staff evaluated these intersections utilizing the California Manual on Uniform Traffic Control Devices ( MUTCD). There have been no reported collisions at the River Islands Parkway and Bosch Avenue intersection and one reported collision that may have been caused by the recent change in traffic control at the River Islands Parkway & Imperial Drive intersection. The following options are being presented to Council for review and consideration:
856
CITY MANAGER' S REPORT PAGE 3
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

REVIEW AND CONSIDER TRAFFIC SAFETY ENHANCEMENT OPTIONS FOR

RIVER ISLANDS PARKWAY AT THE INTERSECTIONS OF BOSCH AVENUE AND IMPERIAL DRIVE, CIP PS 24- 07
River Islands Parkway & Bosch Avenue
Oution 1 - Install Yellow Flashing Beacons to the Intersection Warning Signs on River Islands Parkway and Further Reduce Landscaping to Improve Sight Distance
Approximate cost is $ 2, 000)
Recommended: This will allow for enhanced warning of an intersection to vehicles traveling on River Islands Parkway and increase the visibility of vehicles turning from Bosch Avenue Option 2 - Prohibit Left Turns from Bosch Avenue to River Islands Parkway during Peak Traffic Hours
Approximate cost of $ 500)
Recommended: Prohibiting left turns from Bosch Avenue to River Islands Parkway from 6 AM - 9 AM and 3 PM - 6 PM will encourage residents to use the adjacent stop controlled or roundabout intersections during the peak traffic hours to ensure safe egress from the neighborhood
Option 3 - Install Temporary All- Way Stop Control until the Adjacent Sidwell Drive Traffic Signal is installed
Approximate cost of $ 6, 000)
Not Recommended:
o MUTCD Section 2B. 07 Multi- Way Stop Applications criteria is not met
o Currently no reported collisions at this intersection and AllWay Stop Control can increase collisions on the major road River Islands Parkway)
o
In the future, All- Way Stop Control will cause traffic delays of 1. 5 minutes on River Islands Parkway and the
intersection will operate at an unacceptable LOS F
857
CITY MANAGER' S REPORT PAGE 4
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

REVIEW AND CONSIDER TRAFFIC SAFETY ENHANCEMENT OPTIONS FOR

RIVER ISLANDS PARKWAY AT THE INTERSECTIONS OF BOSCH AVENUE AND IMPERIAL DRIVE, CIP PS 24- 07
River Islands Parkway & Imperial Drive
Option 1 - Install Pedestrian Activated Yellow Flashing Beacons to Pedestrian Crossing Warning Signs
Approximate cost is $ 8, 000)
Recommended: The flashing lights will provide an enhanced warning to vehicles that a pedestrian is crossing River Islands Parkway while maintaining the flow of traffic necessary for the proper function of the adjacent traffic signals
Option 2 — Install Pedestrian Hybrid Beacon
Approximate cost of $ 400, 000)
Recommended: The Pedestrian Hybrid Beacon is pedestrian activated and will stop traffic on River Islands Parkway with a red light. Once the pedestrian has cleared the intersection, the light will go dark to allow traffic on River Islands Parkway to flow as needed to maintain the proper function of the adjacent traffic signals
Option 3 — Install Temporary All- Way Stop Control until Option 1 or 2 can be installed or traffic delays are observed by staff Approximate cost of $ 6, 000)
Not Recommended:
o MUTCD Section 2B. 07 Multi- Way Stop Applications criteria is not met
o All- Way stop control will negatively affect the operation of the adjacent signals on River Islands Parkway at Dell' Osso Drive and Somerston Parkway
o In the future, All- Way Stop Control will cause traffic delays of 9 minutes on River Islands Parkway and the intersection will operate at an unacceptable LOS F
Staff recommends that Council consider Option 1 and/ or Option 2 for both Bosch Avenue and Imperial Drive. However staff will proceed with Council' s elected options accordingly.

REASON FOR RECOMMENDATION:

The intersections of River Islands Parkway at Bosch Avenue and Imperial Drive have some challenges that require enhanced safety improvements. The recommended Options in the Summary above will improve the safety within these intersections. 858
CITY MANAGER' S REPORT PAGE 5
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

REVIEW AND CONSIDER TRAFFIC SAFETY ENHANCEMENT OPTIONS FOR

RIVER ISLANDS PARKWAY AT THE INTERSECTIONS OF BOSCH AVENUE AND IMPERIAL DRIVE, CIP PS 24- 07
FISCAL IMPACT:

Staff estimates the approximate construction costs below for all the options for the two intersections:

River Islands Parkway & Bosch Avenue
Option i - Yellow Flashing Beacons and Sight Distance
2, 000
Improvement
Option 2 - Prohibit Left Turns 500
Option 3 - Install Temporary All- Way Stop Control 6, 000 River Islands Parkway & Im erial Drive
Option i - Yellow Flashing Beacons 8, 000
Option 2 - Install Pedestrian Hybrid Beacon 400, 000
Option 3 - Install Temporary All- Way Stop Control 6, 000 Staff will pursue the option selected by Council, develop construction documents, and secure bids for the project. Sufficient funds have been allocated in FY 23- 24 approved budget, CIP PS 24- 07 Traffic Calming Measure fund ( 3310) for all options except River Islands Parkway & Imperial Drive Option 2; if this Option is selected, staff will bring an item back to Council to approve a CIP and budget given the high cost. 859
CITY MANAGER' S REPORT PAGE 6
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

REVIEW AND CONSIDER TRAFFIC SAFETY ENHANCEMENT OPTIONS FOR

RIVER ISLANDS PARKWAY AT THE INTERSECTIONS OF BOSCH AVENUE AND IMPERIAL DRIVE, CIP PS 24- 07
ATTACH M ENTS:

A. Bosch Avenue Option 1: Install Yellow Flashing Beacons to the Intersection Warning Signs on River Islands Parkway and further Reduce Landscaping to Improve Sight Distance
B. Bosch Avenue Option 2: Prohibit Left Turns from Bosch Avenue to River Islands Parkway During Peak Traffic Hours
C. Bosch Avenue Option 3: Install Temporary All- Way Stop Control until the Adjacent Sidwell Drive Traffic Signal is Installed
D. Imperial Drive Option 1: Install Pedestrian Activated Yellow Flashing Beacons to Pedestrian Crossing Warning Signs
E. Imperial Drive Option 2: Install Pedestrian Hybrid Beacon F. Imperial Drive Option 3: Install Temporary All- Way Stop Control until Option 1 or 2 can be installed or the traffic volume exceeds the capacity of the all- way stop
860
CITY MANAGER' S REPORT PAGE 7
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

REVIEW AND CONSIDER TRAFFIC SAFETY ENHANCEMENT OPTIONS FOR

RIVER ISLANDS PARKWAY AT THE INTERSECTIONS OF BOSCH AVENUE AND IMPERIAL DRIVE, CIP PS 24- 07
APPROVALS:
d 3 2oz
Brad T lor Date
City Engineer
z.--
froR C. f o r lZoZ3
Cari James Date
Finance Director
o • 3 • 2oZ3
Michael King Date
Assistant City Manager
o y Z3
Salvador Navarrete Date
City Attorney
G z3
St en J. Salvatore Date
City Manager
861
Z `— C =
V

ATTACHMENT
H
Z
W
W w
a
y
F rf n
x
0 5.
i ' I
i
i'
I w I
i I
i iY i u l v'.

I i:. " y ) ' Mr -
aC p C
G U .

W
f6 N
W
zZ a4 1- -:
w
L
Q t
8' y `
r "'+ y }
d
UQ w' fn d
H
C e
r
J
T
T ,
s , '
y
Is
a
m V r
yL n • . r rwe
O
g
f$
Q Z U
3 cn
Q s c
c rn— Q (/ o
s o
Z a c Zo . ca E
C O O - 5 L
V
z
M ,
Q Q
a a'
ih cn o ai U '
m E E
Q
a
o M
y.. , ' e
i- r " • t P
Q
Z • 1
y
t
J =
vJ v .
r''
a .
sfi:
a
x W S'
d:
k ..
p '
O .,,
JN .:•
W ai ° °
c
r— c . ap. ' cn e
Z p ' N
N N h" ',
O fQ
r K
C C fia .
r .
4 r
M, 1 ( 0 ; CD . W g'`'.,° '° • `* '
C
y O " 0 +' 4 w
1 u .

C M . N
r,.,
w
a r :' n '
r,
h .
k*
e:: • i "-,, „.
d!'
n S:`';.;
n viM' i' i=.
862
Z `— C `_
V
ATTACHMEN7
la.r
r, r•
yp,
t
a .
y i
ws. a£
F ^
a: { .° ., a7
V .

V/
14*
k
r$ '' . Y,.
ek = i. r ,. . `
p'.. x
w a
r
a ,
A
N
c> t. Y.. V' b , N
k
n ,. v
0 f 4 7
LL
a
O
V'._ .= R
fi*
s'
2 V
s
Z
Y
A
rt
W
i
A
a
Q, C 2
L'S , , y C
Q
e^ t,"".,' M, ? . a p
M Y"
v a L
p
Q ,
w,
k .,
m
Z .

M
ZO
r,
f .

Q
a
e,
W em'
P
P
M `,`
y .,, `' w. '"
J
t = „ c # ;
e
A
x;^*
r 3i
s
so
z
o
m A o. s
Qz
J
a
s
M
j w ;
Z
r-,,, '.: .
c„
Q
8,
w .

H
a
a ` ` a, `,
M k * a..;
re
E
M i° TY # J-2 .
k
t m
a "'
w
aw' r
e.,
y ,.
c:
m,. 4f yp^

4. Si*:.. ll"
t p° t
a t, LnJ
s:',
t ..
aV'
r
M .
a ,
r $"" '
Y,`, .
r` 4,` u,
xr E ay? " i:+ :
a S'
k
a Y X" M v
4, ~£
a f .
e ; "'
a+
y Mx
e:"
d
l6..

A
y,
t :.. ., ,
o, y
u -+ 7 ,.
e 14a: . sS, R,A1. 44. a a
863
Z`— C =
V

ATTACHMENT
c c
G ..
o • UQ
1 • L
Q
y-+
R.:

F? M1.'" I
iii
a r i p. .
rt
a v ;„,
e
t,..,,,,_
C
a '>
a
7 i t
V
3 4, .

W
z Q
J
Q
o f
ft"``''
U `
k
q
b 1':! { ; .
4 F T.
r ,
y e AS
r^
N
f,R
QO .. w
x
a'i»u
rr E ,.

Q V n1 "
a
5 Q e ,
Q v , .,:

J
J
a
Q Q
5 fi.

Z H
Q
µ'
r
J
v,
Z '
3 w'
A
u` A
0+ x.., '
A rF
w" ....'`
M p
w
s. ,
LV Z Q
o O a
s
c , r«
cc v_ a ''
6 wr ° u*
x R
w+ 4^ . t.. C
r `
n
w
3Yy; a x`
p
S' ;, . . w .

F i
y i f y
i°
n.`t` '
k
A
3 1[ .
u
q
s. S''
cy „
a ' s `, r° E m
a i.`
r`: t i
x ! 4"' ';. r a
r
r a
r
fi; i
e . Y1r ... . _
864
i
ZQ=

ATTACHMENT
ka,, ,. .
m
o4N ,
i e
t t h :
f , . . t
a b
Z d
x
n
U
d
E"
c
Z g
4,: sy.

W . J
y,
i
m !, y
f" s
Z p C
W
h N
Q
o
J
L,L
n y 1 O
J
Q
a
O a)
c c
a.

J t ' o
J
w s
W ` ;_. ;*
l
t`<
1 .:•
Z W ,
a_ w, . w. " ,.

M `
e .,
T
R
n
i u d. n,
r .

V Ja dR13dWl
Q w
x a
a
x.

Q r —
r.2.^"' """"+. u:...'... ,"'..' w"', m r,.. ww a;u. _,.,,., es
vJ k
y
IIN+
S. k
m '
s
I. s4''

8...n '- + Y' 4 W N
n' . re.` L t . $
J
s
t a. 3 *. ,,
y
s M, j 3r'$ , yfy
y ? +.
w
J Q y' yy y
Y X
5"y
b+' +
iWf i i+ VY. 0 _...

W
E" e' i i" j en'
m';.
i
5 Q i
s
H s, .

Z
r
Z
x . ,
s., s- A
I.., 4 ' h
r
a w A..; O
t
sa:
s
s a
a
s
y
u
4a t` • a: . F ,_• ,;;
865
p TACHMENT
c
6 a o ':

N os
o o
f i
a
Y
h
ca
a
R
k _ ,
s Z a p
rr
a
N
N
t
i^ r
j p ri
V
r,
a,
x,
Q
T
O W
I m N
a,
m d o
f
M W F n
II / X&". ..,
s". £ • « ,
I
Z .. r•:
i Q f =
e _
T
Q
x u
9 m
u d a4r"s4 k :
4`{
y
d R } r,'"'"'.
e \ rT
Y"
1,
k*
e A K.. '
rw
v
r. W
u
r
u
r. v
111l11
w
W ° u ba bR13dWi
Q
a
T,
R
F
J
w<, i a ° e, x.._
v
Q
9 r.'""-""'
t:.:. -, e.., w.'e+. m, wwi w+ r
y
y
I•
j
W
e g*
Z n' .

N m r,
1 • yyy<', n
o
W O y
i
W
i
r
N ,
6 4 f/
O i` 3 p"
l
5<.
a
t
r„
C
r i
E
j
d c,
t
v
a
s
k
fi;.
4 y y 3 ".. ., yb .

T
k a„ r
t
4 N y
4 y i s
t .
r
v, t
Y
nv
K ,
a
iri
fi
i :.

M9.,+. a..
g
t
a , a,
e, ._
K , m... i tVa._ .`. as'"
M^rr^".•; t6" 1/.„ n,, ''.

Z ( i
866

ATTACHMENT
c
rn
N
k ,. w..
w '.. .+ .
s . y > a
E T Z
x
N
k
t
u j
F - . F = _ , W Y-.:......
w, ••••
j
w
4 O . s r.
ii
a r 4, r
1 ' Y
N
Wn Z
L U M y
r
3 it
t « r .

F^* 1 i+
Q
p ,,
r 4..;, W,.
i
J bwa.:..a. 4a
m If' v fi• e s ,
w, m
z : y
o._. t_..._
e
O a ,..
w —. _ e,.

J 21a dR13dWl
J
Q Q
J
e
J
W_
Q G n a
Q
J
Z .,
a
e .
t
M
W
i
Z 3
b n
c
x
N
w M e
O y
b a i MX: 1
r
L. L L. 1
a
F`"
e
n
s,
jK, `
E' ' 4 g,"'";'.:."
x
t
p
M
r
4 r
y
1 x,
Yikw
a .

F
a. m
w
x.:. ;., a t{" r+r""" i',. s.;wNw t,
Z :
i
867
868
ITEM 5. 6

CITY MANAGER' S REPORT
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
ITEM: CITY COUNCIL DISCUSSION REGARDING

REGULATION AND PERMIT OPTIONS FOR HOOKAH
LOUNGE
RECOMMENDATION: City Council to Discuss and Provide Staff Direction as to Whether to Prepare an Ordinance for Review by
the Planning Commission and Subsequent
Consideration of the City Council, for Regulation and
Permit Options for Hookah Lounge Establishments.

SUMMARY:

The Lathrop Municipal Code ( LMC) currently doesn' t list or have any regulations for Hookah Lounge within the city limits. On September 11, 2023, the City Council directed staff to research permitting requirements in surrounding jurisdictions.

The purpose of this discussion item is to obtain input and direction from City Council related to the potential options for regulation and permit requirements for Hookah Lounge establishments.

ANALYSIS:

Hookah Lounge" is defined as:

An establishment holding a valid Tobacco Retail License that exclusively occupies an indoor space and is primarily engaged in the retail sale of hookah tobacco for consumption by customers on site.

Hookah is a device used to smoke tobacco ( called shisha).

A typical hookah has a head, a metal body, a water bowl, and a flexible hose with a mouthpiece that is used to inhale the smoke. In most hookah, hot charcoal is placed on top of the tobacco to heat it.

State Regulations pertaining to hookah lounge:

Hookah lounges ( that meet the definition of a retail or wholesale tobacco shop" per CA Labor Code 6404. 5) are exempt from California' s Smoke- free Workplace Law, allowing smoking indoors legal.

Hookah lounges are exempt from California' s ban on flavored tobacco products Senate Bill 793).
869
CITY MANAGERS REPORT PAGE 2
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

HOOKAH LOUNGE
The minimum age of sale for tobacco products in CA is 21 ( 18 for active duty military personnel). There is no minimum age requirement to enter a hookah lounge.

Tobacco shops are not allowed to sell alcoholic beverages or food for consumption on the premises ( BPC 22962 ( a) ( f)).

The list below identifies the permitting requirements for Hookah Lounge Establishments in surrounding jurisdictions:

San Joaquin County
o Permitted in Commercial Zoning Districts
City of Manteca
o Conditional Use Permit - Mixed Use and General Commercial Zoning.

City of Modesto
o Permitted - Commercial and Industrial Zoning Districts. Conditional Use Permit if associated with on- site alcohol consumption.

City of Riverbank
o Conditional Use Permit - Neighborhood Commercial with distance requirements - 1, 000 ft. from other hookah, 500 ft. from residential, and 600 ft. from schools and parks.

Not permitted in Tracy, Lodi, and Stockton.

RECOMMENDATION:

Staff recommends that the City Council discuss the information contained in the presentation and provide direction.

FISCAL IMPACT:

There is no fiscal impact to the City of Lathrop, only staff time to prepare this report. 870
CITY MANAGERS REPORT PAGE 3
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING

HOOKAH LOUNGE
APPROVALS:
2 Z3
Ric aguiat Dat
C munity velopment Director
Z-a t-3
Salvador Navarrete Date
City Attorney
2 Z • Z
Stephen J. Salvatore Date
City Manager
871
872
CITY MANAGER' S REPORT ITEM 5. 7
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
ITEM: FISCAL YEAR ( FY) 2022/ 23 YEAR- END BUDGET

REPORT AND RELATED AMENDMENTS AND
AMENDMENTS TO THE FISCAL YEAR 2023/ 24
BUDGET
RECOMMENDATION: Adopt Resolution Approving the FY 2022/ 23 YearEnd Report and Related Budget Amendments and Amending the FY 2023/ 24 Budget
SUMMARY:

In June 2021, City Council adopted their Biennial Budget for fiscal years 2021/ 22 and 2022/ 23 by Resolution No. 21- 4885. Staff has continued to present Council budget updates through the formal Mid- Year and Year- End reviews and budget amendments.

At the end of Year 2 of the biennial budget, the General Fund unallocated fund balance at June 30, 2023 was estimated at $ 8. 7 million. Higher than projected property and sales tax collections combined with lower than budgeted expenditures due to operational efficiencies and salary savings from vacant positions have resulted in a General Fund surplus at the end of fiscal year ( FY) 2022/ 23.

StafF recommends applying approximately $ 11. 0 million in FY 22/ 23 surplus funds to the following unfunded liabilities:

Transfer $ 7. 0 million to the Street Repair Reserves to maintain deteriorating City roads.

Transfer $ 3. 0 million to the Landscape Reserves to fund City wide landscape projects.

Transfer $ 1. 0 million to the Retirement Stabilization Reserves to set aside funds for future retirement unfunded liability.

With the proposed uses of the fund balance unassigned reserves, the estimated General Fund Balance at June 30, 2023 is $ 8. 9 million or 28% of actual operating expenditures. The estimated fund balance remains above the 25% recommended target.

In addition, staff is proposing amendments to the City Clerk' s budget. The proposed adjustments in the amount of $ 11, 500 is due to increases in closed captioning costs.

In mid FY 2022/ 23, all City commission meetings were moved to council chambers to provide closed captioning services in order to comply with ADA requirements.

BACKGROU N D:

In June 2021, City Council adopted their Biennial Budget for fiscal years 2021/ 22 and 2022/ 23 by Resolution No. 21- 4885. Staff has presented to Council updates on the budget during the Mid- Year and Year- End Budget reviews. At the end of Year 2 the projected ( unaudited) General Fund Balance at ) une 30, 2023 was estimated at $ 8. 7 million. At year- end, revenues and expenditures are again reviewed and amendments are proposed as needed. After conducting a thorough review, the City 873
CITY MANAGER' S REPORT PAGE 2
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
FISCAL YEAR ( FY) 2022/ 23 YEAR- END BUDGET REPORT AND RELATED AMENDMENTS AND AMENDMENTS TO FISCAL YEAR 2023/ 2024 BUDGET received higher than expected property and sales tax collections combined with lower than projected expenditures due to operational efficiencies and salary savings from vacant positions resulted in a General Fund surplus at fiscal year- end.

Staff recommends applying approximately $ 11 million in FY 22/ 23 surplus funds to designated unfunded liability accounts as identified in the General Fund Reserves/ Fund Balance Section below.

GF Reserves/ Fund Balance:

Staff recommends applying approximately $ 11. 0 million in FY 22/ 23 surplus funds to the following unfunded liabilities:

Transfer $ 7 million to the Street Repair Reserves to maintain deteriorating City roads.

Transfer $ 1 million to the Landscape Reserves to fund city wide landscape projects.

Transfer $ 1 million to the Retirement Stabilization Reserves to set aside funds for future retirement unfunded liability.

With the proposed uses of the Fund Balance Unassigned reserves above, the estimated General Fund Balance at June 30, 2023 is $ 8. 9 million or 28% of actual expenditures. The estimated fund balance remains above the 25% recommended target.

In addition, staff is proposing amendments to the City Clerk' s budget. The proposed adjustments in the amount of $ 11, 500 is due to increases in closed captioning costs.

In mid FY 2022/ 23, all City commission meetings were moved to council chambers to provide closed captioning services in order to comply with ADA requirements.

Year- End Transfer Reauests
As part of the Biennial Budget process approved by Council in June 2021, a mid- cycle review is conducted on the second year' s programmed allocations ( Year 2 or FY 2023). The Year- End Budget Report includes budget transfers reflecting transfers between funds to accommodate changes to Capital Improvement Projects ( CIP' s) revenues, expenses and staffing in the fiscal plan.

REASON FOR RECOMMENDATION:

The recommended FY 2022/ 23 budget amendments result from changes in estimates and activity through June 30, 2023, and are necessary in order for the City to meet auditing and budgetary requirements.

In addition, setting aside funds for Street Repair, Landscaping, and Retirement Stabilization Reserves will allow the City to be proactive in its approach to these areas without affecting its structure and core services.
874
CITY MANAGER' S REPORT PAGE 3
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
FISCAL YEAR ( FY) 2022/ 23 YEAR- END BUDGET REPORT AND RELATED AMENDMENTS AND AMENDMENTS TO FISCAL YEAR 2023/ 2024 BUDGET FISCAL IMPACTS:

The FY 2022/ 23 and FY 2023/ 24 budget amendments are as follows:

FISCAL YEAI 2t122f23
RE ENUE - Bllt')GET MENL MENT '
Increase , I?ecrease
Sour G Acc' u Am ` r t
Measure C - Cit Services 1060- 19- 10- 313- 03- 00 4, 024, 137 Federal Grants 2150- 80- 00- 333- 05- 00 376, 484
CFD 2013- 1 - RI Services 2640- 50- 68- 355- 01- 25 497, 610 CIP GG2201 - Develo ers 2710- 80- 00- 372- 01- 00 68, 425 CIP PS1404 - Develo ers 2710- 80- 00- 372- 01- 00 1, 432, 567 Revenue Total: 5 646 255
EXPENDTTURE;- BUQGET AMENI MENTS
IncreaseJ' Decrease
S urce ' L Account Amc un#
General Fund - Cit Clerk 1010- 12- 10- 410- 11- 00 11, 500 General Fund - Public Works 1010- 50- 01- 420- 01- 00 214, 508 General Fund - Maintenance Srvcs 1010- 30- OS- 420- 01- 00 29, 500 General Fund - Maintenance Srvcs 1010- 30- 05- 420- 25- 00 51, 000 General Fund - Maintenance Srvcs 1010- 30- 20- 420- 01- 00 90, 000 General Fund - Maintenance Srvcs 1010- 30- 20- 420- 25- 00 44, 008 Street Fund - CIP P52112 2080- 30- 10- 420- 30- 00 154, 090 Measure C - LMFD 2010- 19- 20- 425- 16- 00 1, 768, 010
Culture & Leisure CFF Fund - Reimb 2260- 80- 00- 440- 50- 00 7, 819, 057 W/ C Lathro CFF Fund - Reimb. 2320- 80- 00- 440- 50- 00 457, 122 RTIF CFF Fund - Reimbursement 2360- 80- 00- 440- 50- 00 883, 826 CIP GG2201 - Develo er 3010- 80- 00- 420- 12- 00 68, 425 CIP PS2112 - Streets 3310- 80- 00- 420- 12- 00 154, 090 CIP PS2112 - Federal Grants 3310- 80- 00- 420- 01- 00 376, 484 CIP P51404 - Develo ers 3310- 80- 00- 420- 12- 00 1, 432, 567 Ex enditure Total: 12 064 023
TRANSFER IN - BUL?GET AMEN[? MENTS'
Increase e rease
Source GL Accoun# ' Arnount
General Fund - CFD 2023- 1 1010- 99- 00- 393- 00- 00 95, 000 Measure C - LMFD 2010- 99- 00- 393- 00- 00 1, 768, 010
CIP PS2112 - Streets 3310- 99- 00- 393- 00- 00 154, 090 CIP PS1404 - Develo ers 3310- 99- 00- 393- 00- 00 1, 432, 567 Transfer In Total: 3, 354, 667
875
CITY MANAGER' S REPORT PAGE 4
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
FISCAL YEAR ( FY) 2022/ 23 YEAR- END BUDGET REPORT AND RELATED AMENDMENTS AND AMENDMENTS TO FISCAL YEAR 2023/ 2024 BUDGET

TRAN FER OUT - BUDGET AMENDMENTS
In rease/ Decrease
Soucce GL Acco n Am n
Measure C - Cit Services 1060- 99- 00- 990- 90- 10 1, 768, 010 CIP PS2112 - Streets 2080- 99- 00- 990- 90- 10 154, 090 CFD 2023- 1 - RI Services 2640- 99- 00- 990- 90- 10 95, 000 CIP PS1404 - Develo ers 2710- 99- 00- 990- 90- 10 1, 432, 567 Transfer Out Total: 3, 354, 667
FUND BALANCE RESERYES= H UDGET AMENDMENTS
IncreaseJ Decrease
S r ' G A n Am n
General Fund - Street Re air 1010- 251- 03- 00 7, 000, 000 General Fund - Retirement 1010- 251- 06- 00 1, 000, 000 General Fund - Landsca e 1010- 251- 07- 00 3, 000, 000
Fund Balance Reserves Total: 11, 000, 000
FISCAL YEI kR 2023 24
REVENUE - BUl.1GET AMENDMENTS (YEAR 1) ;
Inc rease Dec ease
Saur G Acc Amou
State Grant - GF 2160- 80- 00- 331- 05- 00 32, 792
State Grant - CIP PK2002 2160- 80- 00- 331- 05- 00 14, 668 Federal Grant - CIP PK2002 2150- 80- 00- 331- 05- 00 163, 273 State Grant - CIP PK2002 2160- 80- 00- 331- 05- 00 163, 273 State Grant - CIP PW2236 2160- 80- 00- 331- 05- 00 1, 500, 000 DWR Grant - CIP PW2236 2900- 80- 00- 331- 05- 00 1, 500, 000 Ex enditure Total: 47, 460
EXPENDITURE - BUDGET' AMENDMENTS ' tYEAR 1)
In reaseJ Decrease
S+ urce GL A caun Amc u t
Communit Develo ment 1010- 20- 10- 420- 01- 00 32, 792
CIP GG2022 - GF 3010- 80- 00- 420- 12- 00 57, 139
CIP GG2019 - GF 3010- 80- 00- 420- 12- 00 57, 139
CIP PK2002 - State Grant 3010- 80- 00- 420- 12- 00 14, 668 CIP PS2218 - Measure K - Pedes 3310- 80- 00- 420- 12- 00 39, 709 CIP PS2218 - Measure K - Pedes 3310- 80- 00- 420- 12- 00 39, 709 CIP RW1916 - Develo er 6091- 80- 00- 420- 01- 00 83, 342 CIP RW2416 - Develo er 6091- 80- 00- 420- 86- 00 83, 342 Ex enditure Total: 47, 460

TRANSFER IN - BU GET AMENDMENTS
Incr ease/ Decrease
Sour GCA un# Amoun#
General Fund - State Grant 1010- 99- 00- 393- 00- 00 32, 792 CIP PK2002 - State Grant 3010- 99- 00- 393- 00- 00 14, 668 CIP PS2218 - Measure K - Pedes 3310- 99- 00- 393- 00- 00 28, 683 Transfer In Total: 76, 143
876
CITY MANAGER' S REPORT PAGE 5
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
FISCAL YEAR ( FY) 2022/ 23 YEAR- END BUDGET REPORT AND RELATED AMENDMENTS AND AMENDMENTS TO FISCAL YEAR 2023/ 2024 BUDGET TRANSFER QUT - BUDGET AMENaMENTS:

Increase/ Decrease
S ur GLAc nt Am nt
CIP 2218 - Measure K - Pedestrian 2110- 99- 00- 990- 90- 10 28, 683 State Grant - GF 2160- 99- 00- 990- 90- 10 32, 792
CIP PK2002 - State Grant 2160- 99- 00- 990- 90- 10 14, 668 CIP PK2002 - Federal Grant 2150- 99- 00- 990- 90- 10 163, 273 CIP PK2002 - State Grant 2160- 99- 00- 990- 90- 10 163, 273 CIP PW2236 - State Grant 2160- 99- 00- 990- 90- 10 1, 500, 000 CIP PW2236 - DWR Grant 2900- 99- 00- 990- 90- 10 1, 500, 000 Transfer Out Total: 76, 143
All proposed FY 2022/ 23 expenditure adjustments have an offsetting revenue stream; therefore, there is no impact to the projected ending fund balance.

ATTACHMENTS:

A. Resolution Approving the Fiscal Year 2022/ 23 Year- End Budget Report and Related Amendments and Amending the FY 2023/ 24 Budget. 877
CITY MANAGER' S REPORT PAGE 6
OCTOBER 9, 2023 CITY COUNCIL REGULAR MEETING
FISCAL YEAR ( FY) 2022/ 23 YEAR- END BUDGET REPORT AND RELATED AMENDMENTS AND ADMENDMENTS TO FISCAL YEAR 2023/ 24 BUDGET APPROVALS:
l 22 23
Sandra Frias Date
Senior Management Analyst
a a
Cari ) ame Date
Director o ' nance
I g/ Z eJZo2
Thomas Hedegard Date
Deputy City Manager

LZ - ZO' L
Salvador Navarrete Date
City Attorney
2 3•Z3
phen Salvatore Date
City Manager
878
RESOLUTION NO. 23-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LATHROP APPROVING THE FISCAL YEAR 2022/ 23 YEAR- END BUDGET REPORT AND RELATED AMENDMENTS AND AMENDING TO THE FISCAL YEAR 2023/ 24 BUDGET
WHEREAS, the City Council of the City of Lathrop adopted the 2021/ 22 and 2022/ 23 Expenditure Budget on June 3, 2021 by Resolution No. 21- 4885; and WHEREAS, the City Council of the City of Lathrop has amended the 2022/ 23 Fiscal Year Expenditure Budget in subsequent actions during the fiscal year; and WHEREAS, City Staff have proposed amendments to revenues and expenditures to more accurately project estimates for activity in the General Fund and certain other funds; and
WHEREAS, at the end of Year 2 of the biennial budget, the General Fund unallocated fund balance at June 30, 2023 was estimated to be $ 8. 7 million; and WHEREAS, higher than projected property and sales tax collections combined with lower than budgeted expenditures due to operational efficiencies and salary savings from vacant positions have resulted in a General Fund surplus at the end of fiscal year 2022/ 23.

NOW, THEREFORE, BE IT RESOLVED the City Council of the City of Lathrop does hereby approve the year- end budget/ position control amendments to the Fiscal Year 2022/ 23 and 2023/ 24 Operating Budget as shown below and provided in the City Manager' s Report;
FISC1#L YEAR 2 22 23
FkEY NUE - BU!' G'ET AMENL? MENTS '
Ir crrease Decrea e
urc GL' Acc `u t ' Amcrunt
Measure C - Cit Services 1060- 19- 10- 313- 03- 00 4, 024, 137 Federal Grants 2150- 80- 00- 333- 05- 00 376, 484
CFD 2013- 1 - RI Services 2640- 50- 68- 355- 01- 25 497, 610 CIP GG2201 - Develo ers 2710- 80- 00- 372- 01- 00 68, 425 CIP PS1404 - Develo ers 2710- 80- 00- 372- 01- 00 1 432 567 Revenue Total: 5 646 255
Resolution No. 23- Page 1 of 4
879
EXPEN[ 3iTURE - BUt')GET AMENDME' NTS
Increase/ Decrease
Sour e GC A oun Am un
General Fund - Cit Clerk 1010- 12- 10- 410- 11- 00 11, 500 General Fund - Public Works 1010- 50- 01- 420- 01- 00 214, 508 General Fund - Maintenance Srvcs 1010- 30- 05- 420- 01- 00 29, 500 General Fund - Maintenance Srvcs 1010- 30- 05- 420- 25- 00 51, 000 General Fund - Maintenance Srvcs 1010- 30- 20- 420- 01- 00 90, 000 General Fund - Maintenance Srvcs 1010- 30- 20- 420- 25- 00 44, 008 Street Fund - CIP PS2112 2080- 30- 10- 420- 30- 00 154, 090 Measure C - LMFD 2010- 19- 20- 425- 16- 00 1, 768, 010
Culture & Leisure CFF Fund - Reimb 2260- 80- 00- 440- 50- 00 7, 819, 057 W/ C Lathro CFF Fund - Reimb. 2320- 80- 00- 440- 50- 00 457, 122 RTIF CFF Fund - Reimbursement 2360- 80- 00- 440- 50- 00 883, 826 CIP GG2201 - Develo er 3010- 80- 00- 420- 12- 00 68, 425 CIP PS2112 - Streets 3310- 80- 00- 420- 12- 00 154, 090 CIP PS2112 - Federal Grants 3310- 80- 00- 420- 01- 00 376, 484 CIP PS1404 - Develo ers 3310- 80- 00- 420- 12- 00 1, 432, 567 Ex enditure Total: 12, 064,023

TRANSFER IN - BUDGET AMENDMENTS
increase Decrease
ucce GL. A oun A aunt
General Fund - CFD 2023- 1 1010- 99- 00- 393- 00- 00 95, 000 Measure C - LMFD 2010- 99- 00- 393- 00- 00 1, 768, 010
CIP P52112 - Streets 3310- 99- 00- 393- 00- 00 154, 090 CIP PS1404 - Develo ers 3310- 99- 00- 393- 00- 00 1, 432, 567 Transfer In Total: 3, 354, 667
TRANSFER 0UT - BU'DGET AMENDMENTS
Increase Decrease '
ourc GL Accoun AmQunt
Measure C - Cit Services 1060- 99- 00- 990- 90- 10 1, 768, 010 CIP PS2112 - Streets 2080- 99- 00- 990- 90- 10 154, 090 CFD 2023- 1 - RI Services 2640- 99- 00- 990- 90- 10 95, 000 CIP PS1404 - Develo ers 2710- 99- 00- 990- 90- 10 1, 432, 567 Transfer Out Total: 3, 354, 667

FUND BALANCE RESERYES - BUDGET AMENDMENTS
increasej Decrease
5our GL Acco n Amo n
General Fund - Street Re air 1010- 251- 03- 00 7, 000, 000 General Fund - Retirement 1010- 251- 06- 00 1, 000, 000 General Fund - Landsca e 1010- 251- 07- 00 3, 000, 000
Fund Balance Reserves Total: 11, 000, 000
Resolution No. 23- Page 2 of 4
880
FIS AL YEAR 2Q23j24
REYENUE BUDGET AMENDMENTS ( YEAR 1)
Increase De rease
r a A n
State Grant - GF 2160- 80- 00- 331- 05- 00 32, 792
State Grant - CIP PK2002 2160- 80- 00- 331- 05- 00 14, 668 Federal Grant - CIP PK2002 2150- 80- 00- 331- 05- 00 163, 273 State Grant - CIP PK2002 2160- 80- 00- 331- 05- 00 163, 273 State Grant - CIP PW2236 2160- 80- 00- 331- 05- 00 1, 500, 000 DWR Grant - CIP PW2236 2900- 80- 00- 331- 05- 00 1, 500, 000 Ex enditure Total: 47, 460
EXPE' NDTTURE - BU[ GET AMENDMENTS ( YEAR 1}
Tnc ease Decrease
urc GL Ac n Amo n
Communit Develo ment 1010- 20- 10- 420- 01- 00 32, 792
CIP GG2022 - GF 3010- 80- 00- 420- 12- 00 57, 139
CIP GG2019 - GF 3010- 80- 00- 420- 12- 00 57, 139
CIP PK2002 - State Grant 3010- 80- 00- 420- 12- 00 14, 668 CIP PS2218 - Measure K - Pedes 3310- 80- 00- 420- 12- 00 39, 709 CIP PS2218 - Measure K - Pedes 3310- 80- 00- 420- 12- 00 39, 709 CIP RW1916 - Develo er 6091- 80- 00- 420- 01- 00 83, 342 CIP RW2416 - Develo er 6091- 80- 00- 420- 86- 00 83, 342 Ex enditure Total: 47, 460

TRANSFER IN -- BUI GET AMENDMENTS
xncrease/ aecrease
r. GL A
General Fund - State Grant 1010- 99- 00- 393- 00- 00 32, 792 CIP PK2002 - State Grant 3010- 99- 00- 393- 00- 00 14, 668 CIP PS2218 - Measure K - Pedes 3310- 99- 00- 393- 00- 00 28, 683 Transfer In Total: 76, 143
TRANSFER flUT`= BUDGET AMENDMENTS'
Increase/ Decrease
Sour A A
CIP 2218 - Measure K - Pedestrian 2110- 99- 00- 990- 90- 10 28, 683 State Grant - GF 2160- 99- 00- 990- 90- 10 32, 792
CIP PK2002 - State Grant 2160- 99- 00- 990- 90- 10 14, 668 CIP PK2002 - Federal Grant 2150- 99- 00- 990- 90- 10 163, 273 CIP PK2002 - State Grant 2160- 99- 00- 990- 90- 10 163, 273 CIP PW2236 - State Grant 2160- 99- 00- 990- 90- 10 1, 500, 000 CIP PW2236 - DWR Grant 2900- 99- 00- 990- 90- 10 1, 500, 000 Transfer Out Total: 76, 143
Resolution No. 23- Page 3 of 4
881
The foregoing resolution was passed and adopted this 9t'' day of October 2023, by the following vote of the City Council, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Sonny Dhaliwal, Mayor
ATTEST: APPROVED AS TO FORM:

Teresa Vargas, City Clerk Salvador Navarrete, City Attorney Resolution No. 23- Page 4 of 4
882