City Council/Public Finance and Economic Development Authority/Parking Authority
August 15, 2022

$QQH[DWLRQ3UH$SSOLFDWLRQ 3DJH

ANNEXATION PRE-APPLICATION

CITY OF MERCED

PLANNING DIVISION
678 W. 18th Street
Merced, CA 95340
(209) 385-6858
FAX (209) 725-8775
Name of Property Owner:

E-mail:

Address/City/State/Zip Code: Phone:

Name of Applicant:

E-mail:

Address/City/State/Zip Code: Phone:

Street Address or Location of Property (Be Specific):

General Plan Designation: # of Acres:

Description of Proposed Project:

See Checklist on Next Page for Detailed List of Submittal Requirements _________________________________ _________________________________________ _ PROPERTY OWNER’S SIGNATURE PROPERTY OWNER’S ADDRESS
(Required)
*NOTE: If the property owner(s) is an LLC or a corporation, the City requires documentation that shows the person(s) who is signing the application is authorized to sign for the LLC or corporation.

Additional Comments/Descriptions:
5(&(,3712 35($3312
),/,1*)(( '$7(
&+(&.180%(5 5(&(,9('%<
%DQFURIW:D\

%HUNHOH\&$

(209) 599-8377
Sid Lakirredy, UC Village LLC
John B. Anderson, J.B. Anderson Land Use Planning 139 South Stockton Avenue Ripon, CA 95366
[email protected]
[email protected]
AR, Agricultural-Residential
See attached Project Description.

See attached Project Description.
_____________________________________ _________

ROPERTYYYYYYYYYYYYYYYYYYY
OWOOOOOOOOOOOOOOOOOOOOOOOOOOOOOO NER’S SIG
2040 Bancroft Way #301 Berkeley, CA 94704






$VVHVVRU
V3DUFHO1XPEHU
V




DQG
ATTACHMENT 3--Page 1
$QQH[DWLRQ3UH$SSOLFDWLRQ 3DJH

GENERAL INFORMATION ABOUT ANNEXATION PRE-APPLICATIONS
Annexation Pre-applications are different from regular pre-applications that are only reviewed by City Staff in that Annexation Pre-applications are also reviewed by the City Council and Merced County Local Agency Formation Commission (LAFCO) staff to provide early guidance on annexation requests.

MATERIALS TO SUBMIT (Checklist)
One copy of all required plans or documents be low shall be submitted along with the completed application and fee. Any other pertinent information that will assist staff in reviewing your proposal should also be submitted. (A digital copy of all plans or documents in Adobe pdf format shall also be submitted on a CD/DVD or by email; sorry, no flash drives can be accepted.) Boundary Map of Proposed Annexation Area with following:

Identification of properties within the proposed project boundary that are owned/controlled by other than the applicant (if applicable); Number of acres within the proposed project boundary;
Existing City of Merced General Plan Land Use Designations Existing Merced County Zoning
Conceptual Land Use Plan with Proposed General Plan and Zoning Designations and Accompanying Acreage and Development Capacity for each Proposed Use Type (e.g., number and type of residential units, building square footage for non-residential use types including commercial or industrial development);
Project Phasing and Projected Phasing Schedule. Applicants are encouraged to specify a first and one or more subsequent phases to support City Council flexibility in allocating limited City resources to the project;
Estimate of Wastewater, Water, and other Infrastructure Demands per Development Phase expressed in equivalent dwelling units and Estimated Demand per development phase; Illustrated Plans/Elevations (if available) and Narrative about Project Design Features that demonstrate quality of design;
Estimated Number of Jobs to be created based on accepted job density factors and/or end user-specific information;
Description of Community Benefits being offered with Narrative about the need for/basis of the proposed benefits. Examples of community benefits might include construction/funding of infrastructure or public facilities, housing/recreation/job training programs, environmental benefits, etc. beyond what development typically provides; Description of Proposal’s Consistency with the General Plan and with the Merit Criteria (see page 3);
Summary of Applicant/Developer Experience with delivering/facilitating development and representative evidence to support experience such as project photos, site plans, development agreements, entitlement approvals, letters of recommendation, etc.; Project Financing Strategy/Evidence of Existing/Potential Funding; Annexation Pre-Application Fee (See below)
Number of Registered Voters within Project Boundary; and, List of Public Services and Utilities being requested from the City and preliminary assessment of how services and utility costs to the City would be funded.

Description of Project “Readiness” which might include environmental clearances for wetlands or wildlife habitat, completion of special studies related to environmental impacts, the ability to proceed without delay, etc.
(Optional) The LAFCO Justification of Proposal Questionnaire (Below, Pages 4-6) ATTACHMENT 3--Page 2
See Attachment 1
See Attachment 2
See Attachment 3
See Attachment 4
See Attachment 5
See Attachment 6
See Attachment 7
See Attachment 8
See Attachment 9
See Attachment 10
See Attachment 11
See Attachment 12
See Attachment 13
_3DJH 

City of Merced
Planning Division
678 W. 18th Street
Merced, CA 95340

UC Villages
April 8, 2022

Annexation Pre-Application Project Description

Environmental Setting:

The Proposed UC Villages Annexation Project (hereto referred to as the “Proposed Project”) site is approximately 37.2 - acres and is located on the southwest corner of Bellevue Road and Lake Road. The actual development area is about 35.62 acres, comprised of five (5) parcels. Specifically, the annexation area is comprised of six (6) parcels south of Bellevu e Road and west of Lake Road; the Accessory Parcel Numbers (APNs) of the project area include 060-590-016, -017, -019, -025, -026 and 060-020-016. The project area is bounded by existing ranchette parcels, vacant land, and the Yosemite Lateral to the north, UC Merced parking lot (Bellevue Lot) to the east, existing ranchette parcels to the south and existing ranchette parcels and the Yosemite Lateral to the west. The proposed annexation area includes logical boundaries, so in this case we have included the Cook and Hofmann Ranchette parcels comprised of 1.7 and 4.42 acres respectfully. Historically, the majority of the project site has been utilized for seasonal farming and a developed Ranchette parcel.

As illustrated on the Boundary Map (Attachment 1), the Proposed Project area has a City of Merced General Plan Land Use Designation of Mixed Use and Lo w Density. Further, the project area is located within Merced County and is within the AR, Agricultural-Residential Zoning District.

The Proposed Project area is also located within the Bellevue Corridor Community Plan (BCP) which was adopted on April 6, 2015 (City Council Resolution #2015-11). The BCP was developed to be consistent with the Merced Vision 2030 General Plan and describes Bellevue Road as the gateway to UC Merced and provides that the “corridor should be designed as a place where services, shops, schools, businesses, public uses, and residences mix in a vibrant setting. ” According to Figure 36 of the BCP, the Proposed Project area is designated for Mixed-Use TOD Character uses which is incongruous with low density.

Over the years the University of California Merced has a seen a significant increase in student enrollment and capital investment. The University of California Regents adopted and funded the UC Merced 2020 Plan, which is an investment of $1.3 billion to fund enrollment increases and amplify student housing development and expansion of the UC Merced campus. According to the UC Merced website, UC Merced currently enrolls 8,321 undergraduate students and 772 graduate students for a total of 9,093 students (2020-2021 enrollment period). Long term projections, according to the UC Merced 2020 Plan, are for UC Merced to follow a traditional UC system’s growth path toward 25,000 to 30,000 students. Additionally, 10,000+ students are enrolled at nearby Merced Junior College.

UC Merced offers on-site resident halls, such as Cath edral Hall, Half Dome, Tenaya Hall, Mariposa Hall, Tuolumne, etc. for a variety of student types (first-year, continuing, etc.). However, there continues to be a need for additional student housing, both on-site and off-site.

ATTACHMENT 3--Page 3
_3DJH 

An example of the success of off-site student housing is Merced Station, located at the corner of Lake Road and E. Yosemite Avenue, which opened in August 2021 and offers for rent, 270 units and a total of 705 beds. As such, the Proposed Project includes a multi-faceted approach to mixed use development, including development of high-quality student housing, hotel development, and multi-tenant retail that is consistent with the City of Merced General Plan, the Bellevue Corridor Community Plan, and the vision for UC Merced and UC Community developments.

Proposed Project Description:

The majority Property Owner, Mr. Sid Lakirredy of UC Villages, LLC, is requesting an Annexation Pre- Application and consultation with the City Council on the Proposed Project and annexation to the City of Merced. As noted above, the project area is conveniently located adjacent to the UC Merced campus and provides opportunities for student housing, retail, hotel, and other mixed-use development.

As illustrated on the Conceptual Land Use Plan (Attachment 2), the Proposed Project consists of a mixed- use commercial and apartment/student housing development, including but not limited to multi-tenant retail opportunities, ground floor retail, a mid-market hotel (e.g., a Courtyard Marriott) to house visiting dignitaries and families of students, and student ho using comprised of up to sixteen (16) apartment buildings to be built in phases based on market demand. A total of 922 units/161rooms will be constructed at full build-out of the proposed project. The student housing will be complimented with a variety of amenities such as a 3,000 square foot recreation center, student study areas, areas for recreational activities such as corn hole, bocce ball and pickle ball courts, bike repair stations and recreation pool. The southern portion of the project area will be reserved for future mixed-use urban development as plans have not been developed for this area at this time. Specifically, the proposed development includes the following components:

As noted above, the project area is currently located within Merced County. As part of the annexation, the Proposed Project proposes General Plan Land Us e Designations consistent with the Merced Vision 2030 General Plan and Zoning Districts consistent with the City of Merced Zoning Code. Each component of the Proposed Project is discussed in further detail below.

Retail and Hotel

The Proposed Project includes the development of a mid-market hotel comprised of 161 rooms and four (4) multi-tenant retail buildings. The multi-tenant retail buildings will be conveniently located adjacent to UC Merced and in close proximity to the hotel and student housing. Additionally, commercial retail (17,355 sq. ft.) will be located on the ground floor of a five (5) story apartment building. 5-Story Apartments 2-Story Apartments 4-Story Apartments Total Apartments Small Retail Large Retail Total Retail Hotel Total SF Building floor plate SF 12,800 12,800 9,647 n/a 6,000 17,355 n/a 18,735 Total # of floors per Building 52 4 n / a 1 1 n / a 5
Gross SF per building 64,000 25,600 38,588 6,000 17,355 93,675 Number of Buildings 13 2 1 16 3 1 4 1 Total Gross Square Footage 832,000 51,200 38,588 921,788 18,000 17,355 35,355 93,675 1,050,818 Circulation Percentage 20% 20% 20% 0 0% 0% 0% 40% Circulation SF 166,400 10,240 7,718 184,358 0 0 0 37,470 Total Net Rentable SF 665,600 40,960 30,870 737,430 18,000 17,355 35,355 56,205 SF per Unit/Room 800 800 800 800 n/a n/a n/a 350 Total Number of Units/Rooms 832 51 39 922 n/a n/a n/a 161 Square Footage and Unit Calculations
Pre-Annexation Application
Lakireddy Merced Development
ATTACHMENT 3--Page 4
_3DJH 

The convenient location of the suggested uses on the corner of Bellevue Road and Lake Road provides opportunities for non-motorized access for the students and employees at UC Merced.

Student Housing

As noted above, UC Merced continues to grow enrollment at a rapid pace and as a result, additional on- site and off-site student housing is needed to accommodate that growth. The Proposed Project is in close proximity to the UC Merced campus and provides a great opportunity for student housing. The proposed project involves the creation of up to sixteen (16) apartment buildings, thirteen (13) of which are five (5) story apartment buildings, two (2) are two (2) story apartment buildings and one (1) is mixed use (5) stories. The five (5) story apartments buildings will include a total of sixty-four (64) units/rooms and the two (2) story, and the mixed use (5) story building will have twenty-five (25) units/rooms and thirty-nine (39) units/rooms, respectively.

Mixed-Use Development area in the South

The extension of Mandeville Road through to Lake Road, per the BCP, is planned along the northern border of APN 060-020-018. The balance of this area is planned for mixed-use development and will serve as a connection to future transportation linkages. The Bellevue Corridor Plan illustrates the south area as Mixed-Use TOD character. Future development of this area would be conceptual at best and is not the focus of our pre-annexation application.

Off-Street Parking

Each apartment unit will consist of four (4) bedr ooms and two (2) baths surrounded by recreational amenities mentioned above. The project will include parking for the students as a ratio of one (1) space per apartment unit and parking for guests at four (4) spaces per building. Pursuant to Chapter 20.38, Parking and Loading of the Merced Municipal Code (MMC), “Group Housing” requires one (1) space per unit. The project is planned as a non-vehicular project which promotes pedestrian and bicycle/scooter travel internal to the project as well as to the ad jacent UC Merced Campus. Arrangements will be made with commercial vendors such as Lime and Bird to offer bikes and e scooters for convenient pedestrian use. Pursuant to Chapter 20.38, off-street parkin g is required for the commercial components of the proposed project as follows:

Land Use Ratio Off-Street Parking Required
Hotel – 161 rooms 1 per sleeping unit or suite up to
100 units
1 per 2 units for each unit
thereafter
131
Retain – 35,355 sq. ft. 1 per 300 sq. ft. 118
Total 249

The proposed project will include a request for a reduction in the off-street parking requirement. As noted above, the project site is located adjacent to the UC Merced Campus and includes a student housing component (922 units). As such, commercial activities on the project site will provide opportunities for non-motorized modes of transportation (e.g., pedestrian, bicycle, etc.).

ATTACHMENT 3--Page 5
_3DJH 

Site Photographs

Looking South from Bellevue Road

Looking Southeast from Bellevue Road

ATTACHMENT 3--Page 6
_3DJH 


Looking East along Bellevue Road

Looking West from Lake Road

ATTACHMENT 3--Page 7
_3DJH 


Looking North along Lake Road

Looking Southwest from Lake Road
ATTACHMENT 3--Page 8

Attachment 1
Boundary Map
ATTACHMENT 3--Page 9
ATTACHMENT 3--Page 10
ATTACHMENT 3--Page 11
ATTACHMENT 3--Page 12
LAKE

YOSEMITE
UC Merced

CAMPUS PARKWAY
UC Community North
UC Community South

GERARD AVE

YOSEMITE PKWYM A R T I N L U T H E R K I N G J R W A Y

CONE AVE

LOPES AVE

DICKENSON FERRY RD

LACAVA RD

PARSONS ST
V ST

SANTA FE AVE

BAILEY AVE

MISSION AVE

BAKER DR

WARDROBE AVE

THORNTON RD
27TH ST

PETTINOTTI RD

GARDNER AVE

LAKE RD

HATCH RD
M ST

CHILDS AVE

MAIN ST

SANTA FE DR

BUENA VISTA DR

DONNA DR

LEHIGH DR

YOSEMITE AVE

OLD LAKE RD

PAULSON RD

MCKEE RD

NORTH BEAR CREEK DR
21ST ST

CARDELLA RD
23RD ST

OLIVEWOOD DR

PARSONS AVE

EL PORTAL DR

MCSWAIN RD

DOPPLER
RD

FRANKLIN RD

BANCROFT
DR

MANDEVILLE LN

CHILDS AVE

BEACHWOOD DR
11TH ST
W
EST
AVE
X ST
SAN
JO
SE
AVE
18TH ST
26TH ST

COFFEE ST

COLUMBIA AVE

ALEXANDER AVE

OLIVE AVE
15TH ST

DEVO NWOODDR
D ST

MERCED AVE

GLEN AVE

MISSION AVE

MEADOWS AVE

MASSASSO ST

BROOKDALE DR

ALFALFA RD

GERARD AVE
16TH ST
O ST

WINDER AVE

CANAL ST

MERCY AVE
13TH ST

FARMLAND AVE
8TH ST
2ND ST
14TH ST

PACIFIC DR

CARDELLA RD

SOUTH BEAR CREEK DR

BELCHER AVE

MONACO DR

FRONTAGE RD

MOTEL DR
M ST

GOLF RD
16TH ST

CAROL AVE

LA PALOMA RD
FOX RD

TAHOE ST
EL
C
APITAN
SCH
O
O
L
R
D

MCHENRY RD

OLIVE AVE

VASSAR AVE

THORNTON RD

FRONTAGE RD

JERRY COLLINS AVE

REILLY RD

TYLER RD

ASHBY RD
G ST
G ST
R ST
R ST

BELLEVUE RD

EL REDONDO DR

HEALY RD
HO
RIZONS
AVE

LOUGHBOROUGH DR

GROGAN AVE
JOERG
AVE

CAMPUS DR
M ST
AU
STIN
AVE
PARK
AVE
M
CIR
SAN
AUG
USTINE
DR

KIBBY RD
B ST

PARSONS AVE

FRANKLIN RD

SOUTHERN PACIFIC AVE

HARTLEY RD

HENRY ST
ÄÄÆ59
ÄÄÆ140
ÄÄÆ140
ÄÄÆ59
ÄÄÆ140
ÄÄÆ59
ÄÄÆ59
ÄÄÆ59
ÄÄÆ140
ÄÄÆ59
ÄÄÆ99
ÄÄÆ99
ÄÄÆ99
ÄÄÆ99
ÄÄÆ99
ÄÄÆ99

CITY OF MERCED GENERAL PLAN
.

August 21, 2015
Prepared by the
Merced Data
Special Services, Inc.
369 W 18th St
Merced, Ca 95340
(209) 723-3153
FAX (209) 723-0322
2,000 0 2,000 4,0001,000 Feet

HIGH DENSITY

HIGH TO MEDIUM DENSITY

LOW DENSITY

LOW TO MEDIUM DENSITY

RESIDENTIAL RESERVE

MOBILE HOME PARK RESIDENTIAL

RURAL RESIDENTIAL

VILLAGE RESIDENTIAL

AGRICULTURAL
FLOATING PARK SITE#

OPEN SPACE / PARK RECREATION

FLOATING SCHOOL SITE

PUBLIC / GENERAL USE
SCHOOL

MANUFACTURING INDUSTRIAL

INDUSTRIAL RESERVE
#

BUSINESS PARK

BUSINESS PARK RESERVE

GENERAL COMMERCIAL

NEIGHBORHOOD COMMERCIAL

COMMERCIAL OFFICE

COMMERCIAL RESERVE

THOROUGHFARE COMMERCIAL

REGIONAL COMMUNITY COMMERCIAL

COMMUNITY PLAN

MIXED USE

UNIVERSITY COMMUNITY

SPECIFIC PLANSPECIFIC PLAN

AREA OF INTEREST

CITY LIMITS

SUDP / SOI
ATTACHMENT 3--Page 13
ATTACHMENT 3--Page 14

Attachment 2
Conceptual Land Use Plan and Proposed General Plan and Zoning Designations

ATTACHMENT 3--Page 15
ATTACHMENT 3--Page 16
5-Story Apartments 2-Story Apartments 4-St ory Apartments Total Apartments Small Ret ail Large Retail Total Retail Hotel Total SF Building floor plate SF 12,800 12,800 9,647 n/a 6,000 17,355 n/a 18,735 Total # of floors per Building 52 4 n / a 1 1 n / a 5
Gross SF per building 64,000 25,600 38,588 6,000 17,355 93,675 Number of Buildings 13 2 1 16 3 1 4 1 Total Gross Square Footage 832,000 51,200 38,588 921,788 18,000 17,355 35,355 93,675 1,050,818 Circulation Percentage 20% 20% 20% 0 0% 0% 0% 40% Circulation SF 166,400 10,240 7,718 184,358 0 0 0 37,470 Total Net Rentable SF 665,600 40,960 30,870 737,430 18,000 17,355 35,355 56,205 SF per Unit/Room 800 800 800 800 n/a n/a n/a 350 Total Number of Units/Rooms 832 51 39 922 n/a n/a n/a 161 Square Footage and Unit Calculations
Pre-Annexation Application
Lakireddy Merced Development
ATTACHMENT 3--Page 17
ATTACHMENT 3--Page 18
ATTACHMENT 3--Page 19

Attachment 3
Project Phasing and Phasing Schedule

ATTACHMENT 3--Page 20
ATTACHMENT 3--Page 21
Phase 5
2035
Apartments / Student Housing Units 922 39 128 192 256 154 153 Apartments / Student Housing SF 921,788 38,588 128,000 192,000 256,000 154,200 153,000 Hotel Room Rooms 161 161
Hotel SF 93,675 93,675
Neighborhood Retail SF 18,000 18,000
First Floor Retail SF 17,355 17,355
Land Use Units Total
Lakireddy Merced Development
Pre-Annexation Application
Phasing Schedule
Phase 2Phase 1 Phase 3 Phase 4
2025 - 2027 2028 - 2030 2031 - 2032 2033 - 2034
ATTACHMENT 3--Page 22

Attachment 4
Estimate of Wastewater, Water, and Other Infrastructure Demands

ATTACHMENT 3--Page 23
Land use Designation Acres
Number of
Dwelling Units (DU)
Number of
Rooms
Square
Footage (sq
ft) gpcd gpd/DU/Room gpd/sf gpd/Acre
Phase 1: 7.22
Mixed Use Retail 17,355 0.15 2,603
Mixed Use Residential 167 166,588 65 200 33,400
Phase 1 Total
Phase 2: 5.28
Mixed Use Retail 18,000 0.15 2,700
Mixed Use Residential 192 192,000 65 200 38,400
Hotel 161 93,675 100 16,100
Phase 2 Total
Phase 3: 5.07
Mixed Use Residential 256 256,000 65 200 51,200
Phase 3 Total
Phase 4: 3.85
Mixed Use Residential 154 154,200 65 200 30,800
Phase 4 Total
Phase 5: 3.39
Mixed Use Residential 153 153,000 65 200 30,600
Phase 5 Total
Phase 6: 10.81
Mixed Use Residential 1,100 11,891
Phase 6 Total
Total UC Villages Project: 35.62 922 161 1,050,818 217,694 Mixed Use Retail 35,355 0.05 5,303
Mixed Use Residential 922 921,788 65 200 184,400
Hotel 161 93,675 100 16,100
Phase 6 1,100 11,891
Proposed Project Total
* The Estimated wastewater flows generated from the project is based on land use.

Average Daily Flow = 217,694 gpd
Peak Hour Flow (230% adf) = 500,696 gpd
Calculated Total Wastewater Flow = 244 Acft/Yr
Land Use Data
Calculated Total
Wastewater
Demand

WASTEWATER DEMAND ESTIMATE FOR UC VILLAGES PROJECT
Wastewater Use Factor
K:\248200 UC Villages\Engineering\Hydrology\UC Villages Project Wastewater Demand.xlsx ATTACHMENT 3--Page 24 Land use Designation Acres
Number of
Dwelling Units (DU)
Number of
Rooms
Square
Footage (sq
ft) gpcd gpd/DU/Room gpd/sf gpd/Acre
Phase 1: 7.22
Mixed Use Retail 17,355 0.05 868
Mixed Use Residential 167 166,588 65 200 33,400 Phase 1 Total
Phase 2: 5.28
Mixed Use Retail 18,000 0.05 900
Mixed Use Residential 192 192,000 65 200 38,400
Hotel 161 93,675 100 16,100
Phase 2 Total
Phase 3: 5.07
Mixed Use Residential 256 256,000 65 200 51,200
Phase 3 Total
Phase 4: 3.85
Mixed Use Residential 154 154,200 65 200 30,800
Phase 4 Total
Phase 5: 3.39
Mixed Use Residential 153 153,000 65 200 30,600
Phase 5 Total
Phase 6: 10.81
Mixed Use Residential 1,100 11,891
Phase 6 Total
Total UC Villages Project: 35.62 922 161 1,050,818 214,159 Mixed Use Retail 35,355 0.05 1,768
Mixed Use Residential 922 921,788 65 200 184,400
Hotel 161 93,675 100 16,100
Phase 6 1,100 11,891
Proposed Project Total
* The Estimated water flows generated from the project is based on land use.

Average Day Demand (add) = 214,159 gpd
Fire Flow: Maximum Day Demand (190% add) = 406,902 gpd
Mixed Use Residential 1,500 gpm at 2 hours (sprin klered) Peak Hour Demand (280% add) = 599,645 gpd Mixed Use Retail 2,500 gpm at 2 hours (sprinklered ) Calculated Total Water Demand = 240 Acft/Yr Land Use Data Water Use Factor
Calculated Total
Water Demand

WATER DEMAND ESTIMATE FOR UC VILLAGES PROJECT
K:\248200 UC Villages\Engineering\Hydrology\UC Villages Project Water Demand.xlsx ATTACHMENT 3--Page 25 ATTACHMENT 3--Page 26
ATTACHMENT 3--Page 27

Attachment 5
Illustrated Plans/Elevations

ATTACHMENT 3--Page 28
ATTACHMENT 3--Page 29
ATTACHMENT 3--Page 30
ATTACHMENT 3--Page 31

Attachment 6
Estimated Number of Jobs

ATTACHMENT 3--Page 32
Units Quantity Units/Employee Total Employees
Apartments / Student
Housing Units/Rooms 922 20 46
Neighborhood Retail SF 18,000 400 45
Ground Floor
Commercial
(Neighborhood Retail)
SF 17,355 400 43
Hotel Rooms 91 20 5
Total 139
Lakireddy Merced Development
Pre-Annexation Application
Estimated Number of Jobs
ATTACHMENT 3--Page 33

Attachment 7
Description of Community Benefits

ATTACHMENT 3--Page 34
1 | Page

Description of Community Benefits

The Proposed UC Villages Project (hereto referred to as the “Proposed Project”) site is approximately 37.2- acres in size and is located on the southwest corn er of Bellevue Road and Lake Road. The actual development area is about 35.62-acres, comprised of fi ve (5) parcels. The Proposed Project is located within the Bellevue Corridor Community Plan (BCP) which was adopted on April 6, 2015 (City Council Resolution #2015-11). The BCP was developed to be consistent with the Merced Vision 2030 General Plan and describes Bellevue Road as the gateway to UC M erced and provides that the “corridor should be designed as a place where services, shops, schools, businesses, public uses, and residence mix in a vibrant setting.”

The Proposed Project provides a unique opportunity, as the project site is located adjacent to the UC Merced campus, at the southwest corner of Bellevue Road and Lake Road. With a mix of student apartments, retail and a hotel, the Proposed Projec t is a true mixed-use, pedestrian, transit-ready development that will serve as the key centerpiece around which the Bellevue Corridor can fulfill its development vision. At the same time, with ca reful forethought to environmentally friendly, technologically forward design, it will create an attractive, integral pathway for UC Merced.

The Proposed Project includes the development of 922 apartment student hous ing units, comprised of sixteen (16) buildings ranging from two (2) stories to five (5) stories. The total square footage of apartment buildings is 921,788. The Proposed Project also includes the development of neighborhood retail (18,000 sq. ft.) and ground floor retail (17,355 sq. ft.) that would serve local community members as well as the students living on the UC Merced Campus and at the UC Villages Project. The proposed hotel is 93,675 sq. ft. in size and has a total of 161 rooms, providing accommodations in close proximity to the UC Merced Campus.

From an economic standpoint, the development will signal a major private sector commitment to the area and will serve to attract further development as well as business growth while also creating local service sector jobs in retail and hospitality. A hotel will also make it more attractive for R&D companies and other businesses to begin locating in close proximity to the UC.

As noted in the Project Description, UC Merced has seen a significant increase in student enrollment and capital investment in recent years. According to the UC Merced website, UC Merced enrolls 8,321 undergraduate students and 772 graduate students for a total of 9,093 students (2020-2021 enrollment period). Long-term projections, according to the UC Merced 2020 Plan, are for UC Merced to follow a traditional UC system’s growth path toward 25,000 to 30,000 students. Additionally, 10,000+ students are enrolled at nearby Merced Junior College.

UC Merced offers on-site resident halls, such as Ca thedral Hall, Half Dome, Tenaya Hall, Mariposa Hall, Tuolumne, etc. for a variety of student types (first-year, continuing, etc.). However, there continues to be a need for additional student housing, both on-site and off-site. The Proposed Project directly addresses a vital housing need-- the most im portant future campus need. Very importantly, however, the UC Villages Project will be contiguous to campus and not fr agment agricultural land or create an additional need for cars by being farther from campus. It is located exactly where higher intensity development and activities should be concentrated—within pedestrian or bicycling distance to campus and near local transit routes.

ATTACHMENT 3--Page 35
2 | Page

The Proposed Project includes both four acres of op en space and a variety of recreational amenities for the proposed student housing such as a 3,000 sq. ft . recreation center, student study areas, areas for recreational activities such as corn hole, bocce ball , and pickle ball courts, bike repair stations, and a recreational pool. Not only will the local community and students enjoy the shopping and amenities but there will be the opportunity for community events such as farmers’ markets, live music, and food trucks.

Overall, the Proposed Project would assist in filling the need for additional student housing at UC Merced while also functioning as an important local community gathering space.

A significant community benefit of the Proposed Project is that by housing students closer to campus the pressure on housing within the current city and throughout the city will be somewhat relieved. Also with such vibrant retail activity, the tax revenue to the Ci ty will rise. Additionally, by providing housing and services closer to UC Merced, the number of vehicle miles travelled per day should be reduced dramatically since students will no longer need to drive to campus from within the current City boundaries.

ATTACHMENT 3--Page 36

Attachment 8
Description of Proposal’s Consistency with the General Plan and with the Merit Criteria

ATTACHMENT 3--Page 37
_3DJH 

Consistency with Merit Criteria and General Plan

The Proposed Project is consistent with the City of Merced Merit Criteria and General Plan as follows:

Merit Based Criteria Consistency Statement
Implementing Action Urban Expansion UE-1.3.g
Merit Based Criteria

a) Is the area contiguous to the current City
limits and within the City’s Specific Urban
Development Plan (SUPD)/Sphere of
Influence (SOI)? Do the annexed lands
form a logical and efficient City limit and
include older areas where appropriate to
minimize the formation of unincorporated
peninsulas?
The proposed project is located within the Specific
Urban Development Plan (SUDP) Boundary and
the Bellevue Community Plan Area. Annexation
of the proposed project area is allowed per the
special provision of AB 3312.

b) Is the proposed development consistent
with the land use classifications on the
General Plan Land Use Diagram (Figure

3.1)?
The proposed project area has a General Plan
Land Use Designation of Mixed Use and Low
Density. Further, the proposed project area is
located within the Bellevue Corridor Community
Plan (BCP) and is designated for Mixed-Use TOD
Character Uses according to Figure 36 of the BCP.

The proposed project includes the development
of mixed-use retail, hotel and multi-story student
housing which is consistent with the General Plan
Policies and Implementation Measures for Mixed
Use as well as the Vision and Community
Character described in the BCP.
c) Can the proposed development be served
by the City water, sewer, storm drainage,
fire and police protection, parks, and
street systems to meet acceptable
standards and service levels without
requiring improvements and additional
costs to the City beyond which the
developer will consent to provide or
mitigate?
The proposed project can be served by City
services including but not limited to water, sewer,
storm drainage, fire and polices protection, parks,
and street systems. As illustrated in the Water
and Sewer Exhibits, the proposed project would
connect to existing services in Bellevue Road and
Lake Road. Development of the project will
require the payment of impact fees to support
needed public services, including fire and
protection services, parks and street systems.
d) Will the annexation result in the
premature conversion of prime
agricultural land as defined on the
Important Farmland Map of the State
Mapping and Monitoring Program? If so,
are there alternative locations where this
development could take place without
converting prime soils?
No, the proposed project area is designated
“Vacant or Disturbed Land” according to the
Department of Conservation Important Farmland
Maps, dated 2018. Vacant or Disturbed Land
includes open field areas that do not qualify for an
agricultural category, mineral, and oil extraction
areas, off road vehicle areas, electrical
substations, channelized canals, and rural freeway
interchanges.

ATTACHMENT 3--Page 38
_3DJH 

e) Will a non-agricultural use create conflict
with adjacent or nearby agricultural uses?
If so, how can these conflicts be
mitigated?
The proposed project will be required to adhere
to the City’s Noise Ordinance and Development
Standards with regards to reducing noise
pollution and setbacks, respectively.
f) Does annexation of the area help the City
reach on of the following goals?

1. Does annexation of the area bring the
City closer to annexation of the UC
Merced campus and University
Community?

2. Does the area contain significant
amounts of job-generating land uses,
such as industrial, commercial, office,
and business/r esearch &
development parks?

3. Does the project provide key
infrastructure facilities or other
desirable amenities, such as the
extension of major roads, utility trunk
lines, parks and recreational facilities,
etc.?
Responses the specific questions are as follows:

1. The proposed project area is adjacent to the UC
Merced Campus and is located on the south-west
corner of the Bellevue and Lake Road intersection.

This intersection is a major gateway into the UC
Merced Campus.

2. The proposed project includes the
development of 35,355 sq. ft. of commercial uses
(Neighborhood and Ground Floor Commercial
(Neighborhood Commercial)), a hotel and student
housing to support a total of 922 units/rooms. A
total of at least 139 jobs would be created as a
result of the proposed project.

3. The proposed project would involve the
expansion and improvement of two (2) major
roadways, Bellevue Road, and Lake Road.

Additionally, the proposed project accommodates
the future expansion of Mandeville Lane,
consistent with the Bellevue Community Plan
(BCP). A variety of amenities are planned for the
proposed project, including but not limited to a
3,000 sq. ft. recreation center, student study
areas, areas for recreational activities such as corn
hole, bocce ball, and pickle ball courts, bike repair
stations, and recreation pool. The proposed
project will connect to existing utility lines in
Bellevue Road and Lake Road.

ATTACHMENT 3--Page 39
_3DJH 

General Plan Policy Consistency Statement
Policy UE-1.4
Continue joint planning efforts on the UC Merced
and University Community plans.

The proposed project is located within the City’s
Specific Urban Development Plan (SUDP)
Boundary and the Bellevue Community Plan Area
and is adjacent to UC Merced. Annexation and
approval of the proposed of the proposed project
would further the planning efforts for UC Merced
and the University Community Plans.

Implementation Action 1.1.a
Direct development away from significant
concentrations of “Prime” agricultural soils and
give priority to the conversion of non-prime
agricultural land if reasonable alternatives exist.

As noted above, the proposed project area is
designed “Vacant or Disturbed Land” according to
the Department of Conservation Important
Farmland Maps, dated 2018. As such, the
proposed project would not convert “Prime”
agricultural soils.

Implementation Action 1.2c
Continue to limit the expansion of City utilities to
only those areas within the established urban
boundary.

As illustrated in the Water and Sewer Exhibits, the
proposed project would connect to existing
utilities lines within Bellevue Road and Lake Road.

Connection to City utilities would occur following
annexation, entitlement, and development of the
site. AB 3312 allows the City to consider
annexation of the proposed project area.

Implementation Action 1.3a
The City should continue to require that all new
urban development and annexation be contiguous
to existing urban areas and have reasonable
access to public services and facilities.

The proposed project is located at the southwest
corner of Bellevue Road and Lake Road, an
important gateway/intersection into the UC
Merced Campus. Additionally, the proposed
project area is located within the Bellevue
Community Plan and designates the area for TOD-
Mixed Use Development (retail, housing, etc.).

Implementation Action 1.3b
The City should adequately plan for public
improvements/services to support designated
land uses for all areas as they become suitable for
development and/or proposed for annexation.

As previously stated, the proposed project is
located within the Bellevue Community Plan,
which was adopted by City Council on April 6,
2015. The proposed project is consistent with the
BCP as it relates to circulation, land use (TOD-
Mixed Use), and urban design.

Implementation Action 1.4a
Incorporate the UC Merced campus area as part of
the City’s SUPD/Sphere of Influence and begin
planning for the eventual annexation of the
Campus.

The City continues to work on annexation of the
UC Merced Campus as allowed under AB 3312.

The proposed project area is within the City’s
SUPD/Sphere of Influence and is a logical area to
include the annexation boundary, as the
intersection of Bellevue Road Lake Road provides
an important gateway into the UC Merced
Campus. Additionally, the proposed project is a
student housing oriented mixed use development,
that would be a positive benefit to the UC Merced
and City growth.

ATTACHMENT 3--Page 40

Attachment 9
Summary of Applicant/Developer Experience

ATTACHMENT 3--Page 41

CIVILL ENGINEERINGG &&

LANDD SURVEYING

FIRM PROFILE
Established in 1999, Benchmark Engineering, Inc. is a full-service Professional Civil Engineering and Land Surveying Corporation providing Land Use Planning and Zoning, Civil Engineering, Land Surveying and Construction Staking Services.

Benchmark’s Principal / President / Project Manager, Rick Mummert, has a wide variety of Civil Engineering and Land Surveying experience spanning 38 years. Specific areas of expertise include Project Due Diligence, Entitlement, Feasibility Studies, Land Use Planning and Zoning, Land Development, Project Management, Master Planning, Infrastructure Design and Construction Management of residential, commercial, industrial and municipal projects ranging from one-acre to several thousand acres. He is also experienced in working with public agencies to acquire plan approvals, project permitting, and project financing.

Benchmark’s Principal / Vice-President of Engineering / Project Manager, Sergio Carrera, has more than 24 years of experience in Civil Engineering.

He has a Professional Engineer License in the State of California. His expertise includes residential, commercial, and structural design, water and wastewater system analysis, hydrology and hydraulic design including HEC- RAS analysis. He also has a B.S. in Architectural Engineering from California Polytechnic State University, San Luis Obispo. Mr. Carrera is responsible for overseeing the Engineering Department and working with the project managers on project scheduling, quality control, contracts, and budgets.

Benchmark’s Vice-President of Land Surveying, Michael “Syd” Halterman, has more than 28 years of experience in Land Surveying in both the public and private sector. He has a Professional Land Surveyor License in the State of California. Mr. Halterman is responsible for overseeing the Survey Department both field and office survey. His office survey responsibilities include, research, coordination and preparation of final maps, parcel maps, A.L.T.A. surveys, tentative maps, topographical surveys, as-built surveys, legal descriptions, and exhibits. He works with both office and field project managers on project scheduling, quality control, contracts and budgets.

Benchmark’s Principal / Secretary-Treasurer / Office Manager Michelle Cooper has more than 23 years in front and back-office experience; 21 of those in the Civil Engineering and Land Surveying field. Her responsibilities include maintaining office services by organizing office operations and procedures, contracts, billings, overseeing all aspects of clerical functions.

Maintains office staff and handles all Human Resource including benefits and payroll.

Through use of continuously upgraded, state of the art equipment and technology coupled with designated personal contact, Benchmark Engineering, Inc. is committed to providing its clients with exceptional professional service.

Benchmark Engineering, Inc.’s Professi onal Engineers, Professional Land Surveyors, Managers, and qualified staff have extensive experience in Master Planning, residential, commercial and industrial land development engineering, Planning and Zoning, Infrastructure design, governmental agency permitting and construction management. Benchmark Engineering, Inc.’s staff has worked extensively with and for most of the governmental agencies in the Central Valley, helping to establish a reputation for providing a quality work product with results in timely project approvals.

Through honesty, integrity and service, Benchmark Engineering, Inc. can assist you with all phases of your project, from concept through completion, no matter how large or small.

PROFESSIONAL SERVICES
Residential and commercial land
development, planning including:
x Annexations
x Planning and Zoning
x Tentative Subdivision and
Parcel Maps
x Predevelopment Review
x Subdivision Lot Layouts
x Master Plan Communities
x Entitlement
x City and County Research
x Site Plans
x Area Plans
Municipal, residential, commercial
and industrial land development
engineering including:
x Municipal Engineering
x Structural Design/Calculations
x Grading and Earthwork
Design
x Street Design
x Infrastructure Design and
Master Plans
x Construction Management/
Supervision and
Administration
x Project Cost and Budget
Analysis
x Traffic Striping Plans
x Storm Water Pollution
Prevention Plan, (SWPPP)
x Solar Structure Design
Professional Land Surveying and
mapping including:
x Boundary Surveys
x A.L.T.A. Surveys
x Parcel Maps
x Subdivision Maps
x Record of Survey Maps
x Topographical Maps
x Aerial Control
x Construction Staking
x Lot Line Adjustments
x Solar System Layout &
Staking
Headquarter:
915 17

TH STREET
MODESTO, CA 95355
(209) 548-9300 Phone
(209) 548-9305 Fax
Business Classification: Corporation
Year of Incorporation: 1999
Website: www.bmeng.net
ATTACHMENT 3--Page 42
Land Use Planning and
Environmental Consulting Services
Statement of Qualifications
Celebrating over 28 Years of
Excellence in the Central Valley!
ATTACHMENT 3--Page 43
Table of Contents
Section 1 Introduction…..……………………………………………………………………..…………..….…………1 Section 2 Land Use And Environmental Planning Services….…….……………………………………..2 Section 3 Key Personnel……………….…………………………………………………………………..…………...14 ATTACHMENT 3--Page 44


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

1 Section 1 Introduction

J.B. Anderson Land Use Planning is a full service Land Use and Environmental Planning Firm located in Ripon, California. Established in 1993, J.B. Anders on Land Use Planning has provided Land Use and Environmental Planning services in California for a host of Private Clients, Public Agencies and Municipalities.

J.B. Anderson Land Use Planning’s office is locate d at the following address: 139 S. Stockton Avenue, Ripon, California, 95366. All professional Land Use and Environmental Planning Services are provided from this office.

J.B. Anderson Land Use Planning has provided Land Use and Environmental Planning Services in various jurisdictions within the Central Valley and Sierra Ne vada Foothills, including Stanislaus, San Joaquin, Calaveras, Merced, Madera, Tuolumne, and Mariposa Counties. As a value-adde d component, our Firm offers Clients a wide range of Land Use and Environmental Planning Services. We provide short and long- range Land Use Planning and Environmental services on Projects ranging from Residential Subdivisions, Commercial Centers and Projects, and Industrial Projects.

Our Firm supports a highly educated and experienced Staff with proficiency in Land Use Planning, Land Management, and environmental review and compliance in accordance with the California Environmental Quality Act (CEQA) and National Environmental Policy Act (NEPA). Continuity and knowledge earmarks our work for a positive humanitarian approach to grow th and development in each jurisdiction we have the opportunity to provide our expertise in.

ATTACHMENT 3--Page 45


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

1 Services and Areas of Expertise

Private Sector Planning
x Entitlement Processing and Strategy
x Forward Planning
x Improvement and Reimbursement Agreements
x Development Plans
x Subdivision Design and Layout
x Expert Witness Testimony

Public Sector Planning
x Housing Elements
x AB 170 – Air Quality Elements
x AB 32 Compliance
x SB 375 Compliance
x SB 5 200-Year Flood Protection
x Zoning Ordinance Amendments & Updates
x Specific Plans
x Community Plans

Public Agency
x Project Management and In-House Staffing for Current and Advanced Planning Projects x Project Referrals, Staff Reports, Resolutions and Ordinances x PowerPoint Presentations
x Public Outreach Programs and Public Workshops
x Planning Commission/City Council Presentations

Environmental Planning
x CEQA/NEPA Compliance Documents
x Mitigation Monitoring
x Environmental Impact Research Study
x Technical Peer Review Assistance
x Air Quality Modeling and Permitting
x Green House Gas Emissions Evaluation

Project Team outsource capabilities include Architectural, Biological, Cultural, Landscape, Noise and Civil Engineering services.

x Master Plans
x Specific Plans
x Due Diligence and Feasibility Projects
x Mapping
x Public Outreach

x Area Plans
x Annexations
x Municipal Services Reviews
x Conditional Use Permits
x Variance Applications
x Tentative Maps
x General Plan Amendments
ATTACHMENT 3--Page 46


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

2 Section 2 Land Use and Environmental Planning Services

Established in 1993, J.B. Anderson Land Use Planni ng provides Land Use and Environmental Consulting services for a variety or jurisdictions in the Central Valley and Sierra Nevada Foothills. Our Firm specializes in providing On-Call Planning Services for Public Agencies to manage current and advanced planning projects from Use Permit Applications and Parcel Ma ps to Annexations. Our Staff is well versed and experienced in preparing and processing Housing El ement Updates, Use Permits, Zoning Ordinances, General Plan Amendments and Updates, CEQA and NEPA compliance documents as well as Specific Plan management and Technical Peer Review. Working in various jurisdictions allows our Staff to stay apprised of local land use issues affecting the region. Acting as an extension of Planning Department Staff, our Firm focuses on a thorough knowledge of California Land Use Planning law and local land use policies to deliver exceptional customer service. Our Firm also provides Private Sector Planning which includes Entitlement Processing, Forward Planning, Improvement and Reimbursement Agreements, Air Quality Permitting, and Expert Witness Testimony.

Private Sector Planning

Entitlement Processing:

Entitlement Processing involves securing essential project entitlements by processing various applications including Annexation, Rezone, General Plan Amendments, Specific Plans, Tentative and Final Subdivision Maps.

Forward Planning:

Forward Planning involves the processing of a Due Diligence investigation to provide the necessary information to make an educated decision on the feasibility of a project. Due Diligence reports may include a Budget Analysis Review, Risk Assessment with Entitlements, Permitting by Government Agencies, and Project Mitigation Issues. This process can be time-consuming and difficult to monitor; our Firm can minimize delays and act as the Project Manager handling all aspects of the project.

Improvement and Reimbursement Agreements:

Many times, our Clients are aware of the reimbursements owed for master improvements installed, but local jurisdictions make the process of identification and tracking extremely difficult. Because we are involved with Due Diligence and Entitlement Processing, we can easily identify the Improvement and Reimbursement Agreements process to ensure complete reimbursement for our Clients. J. B. Anderson Land Use Planning takes pride in looking at every detail to minimize our Client’s efforts in this process.

Over the years, we have managed and secured millio ns of reimbursable dollars for our Clients and look forward to putting our experience to work for you.

ATTACHMENT 3--Page 47


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

3 Air Quality Permitting:

J.B. Anderson Land Use Planning offers a full range of Air Quality Permitting for projects located within the San Joaquin Valley Air Pollution Control District (SJVAPCD), including Rule 9510, Indirect Source Review-Air Impact Assessments. Our Staff has prepar ed and processed numerous Permits for a range of Agricultural, Industrial and Residential sites located wi thin the Central Valley, and is well-versed in the SJVAPCD Rules and Regulations regarding industrial equipment and facilities. Our Staff has developed a great working relationship with SJ VAPCD Staff which allows us to streamline the ATC and PTO Permit process for our Clients.

Expert Witness Testimony:

Over the past thirty-five (35) years, Mr. John B. Anderson has provided expert witness services to a whole host of private and public Clients. The cases have invo lved right-of-way issues for electrical transmission lines, roadways and development matters. Information supplied by Mr. Anderson has provided invaluable knowledge to the legal and appraisal team concernin g land use restrictions and probable development risks and time-frames. Mr. Anderson has performed Expert Witness Testimony and has qualified in the Counties of Sacramento, San Joaquin and Stanislaus.

Public Sector Planning

Our Firm currently provides On-Call Planning services for the cities of Waterford, Oakdale, Riverbank and Lathrop, located in the Counties of Stanislaus and Sa n Joaquin. Our Staff provides on-site planning Staff to manage day to day planning applications as well as to handle special development projects.

In the City of Riverbank, our Firm managed the entitlements associated with a 380-acre Master Plan and annexation known as Crossroads West Specific Plan. This project involves the westerly expansion of the City of Riverbank to include a twenty-two (22) acre re gional sports complex, thir ty (30) acres for future schools, 2,852 dwelling units, 550,000 square feet of mixed use commercial development as well as forty- two (42) acres of parks and open space.

In the City of Lathrop, our Firm was tasked to manage an Industrial Specific Plan encompassing nearly four (4) million square feet of new industrial building space as well as the annexation of a new Flying J Travel Plaza off Roth Road. Our Staff currently works three (3) days per week on-site to assist with current Lathrop planning matters and customer service.

In the City of Oakdale, we have been asked to manage two (2) large entitlement projects: the East F Street Corridor Specific Plan including the preparation of an addendum to a certified Environmental Impact Report (EIR); and, the Sierra Pointe Specific Plan Annexation and Development Agreement. Both of these projects will require significant infrastructure in vestment and will guide commercial and residential growth for many years to come. In addition, our Firm successfully prepared and obtained certification for the City’s 2015-2023 Housing Element and is currently underway in an update to the City’s Sign Ordinance.

In each of these cases, our Clients have asked us to provide these planning services on very complex ATTACHMENT 3--Page 48
139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected] 4 projects in addition to our role of providing daily planning services with counter permits and land use activities. Our Firm currently provides the City of Oakdale with on-site Staffing Services Staff two (2) days per week to assist with current planning matters and customer service.

In the City of Waterford, we continue to provide land use planning expertise to the community since our initial contract of 1993. Recently, we have been asked to manage a special grant application with the State Water Resources Control Board to allow for the consolidation of the public water supply systems of Hickman, River Pointe, as well as Waterford. This pr oject will serve as one of the most significant public works projects in Waterford in decades.

ATTACHMENT 3--Page 49


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

5 Private Sector Experience
Ceres Gateway, LLC
On behalf of Ceres Gateway, LLC, JBAP has been retained to prepare and process land use entitlement applications with the City of Ceres for the future development of a thirteen (13) acre regional commercial shopping center, including anchor tenants, hotel pa ds, and restaurant pads. JBAP Staff will lead an interdisciplinary team to process the land use entitlements, and also prepare the Project’s CEQA compliance documents. The Project’s land use applications are anticipated to be considered by the Ceres Planning Commission in Winter 2019/2020.

Contact: Mr. Daniel Ogden
O g d e n L a w F i r m
1535 J Street, Suite A
Modesto, CA 95354
[email protected]

The Law Office of Thomas Hogan
JBAP Staff researched and verified the City and City Zoning and General Plan designations future land use considerations and any land use restrictions for a forty-nine (49) unit Apartment Complex located in Modesto, CA. JBAP investigated all current entitlements on the property and other potential competing projects which had gained approvals by the City/County or State of California. On behalf of Scenic Village Apartments, LLC, JBAP processed a zone change on the subject property from R-1 to Planned Development (P-D) Zone multi-family residential development on 2.25 acres. JBAP defined special assessments including infrastructure limitations such as public water, sewer or storm drainage that may have adversely affected the reuse of the subject property. Rezone adopted by the Modesto Planning Commission in August 2019 and approved by the Modesto City Council on September 30, 2019.

Contact: Mr. Thomas P. Hogan, Esq.

Law Office of Thomas Hogan
1207 13
th Street, Suite One
Modesto, CA 95354
(209) 492-9335

ATTACHMENT 3--Page 50


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

6 Oliver Holdings, LLC
On behalf of Oliver Holdings, LLC, JBAP Staff was retained by Oliver Holdings, LLC to prepare an Initial Study/Mitigated Negative Declaration (IS/MND) in ac cordance with Section 15063 and Article 6 of the CEQA Guidelines for submittal to the City of San Jo se. The project consisted of the demolition of an existing gas station and convenience store, and development of a new hotel with 132 rooms, underground parking, a restaurant, and associated on-site improvem ents including landscaping. JBAP Staff prepared background research and a thorough environmental evaluation for review by the Client and City Staff, as well as response to public comment letters after the public review period concluded. In addition, JBAP Staff commissioned the preparation of the Project’s Shade Study, GHG and Air Quality Analysis, and other technical studies of which were utilized as part of the IS/MND.

Contact: Mr. Hunter Oliver
Oliver Holdings, LLC
7969 Engineer Road, Suite 108
San Diego, CA 92111
[email protected]

The Linde Group
On behalf of The Linde Group, JBAP Staff prepared a land use application package to Stanislaus County, the Keyes Community Service District (KCSD) and the Stanislaus Local Agency Formation Commission (LAFCo) for the purposes of water service and a projec t consisting of the development of five (5) liquid CO2 storage tanks, parking area for tanker trailers and car parking, and a 2,500 square foot building. JBAP also prepared an entitlement package for the projec t, met with KCSD and Stanislaus LAFCo Staff to determine the process and capacity for water service for the proposed project, and obtained copies of the necessary applications for KCSD and Stanislaus LAFCo to prepare the “Will-Serve” and “Annexation Approval.” JBAP Staff also represented The Linde Group at the Stanislaus LAFCo hearings and presented Project details, as needed.

Contact: Mr. Audie Chong
The Linde Group
200 Somerset Corporate Blvd, Suite 7000
Bridgewater, NJ 08807
(908) 771-4929
[email protected]

ATTACHMENT 3--Page 51


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

7 JKB Living, Inc.

On behalf of JKB Living, Inc., JBAP proposed a Genera l Plan change to the City of Ripon 10-acre property from Commercial to a mix of high and medium density residential density development with some land area remaining as Commercial. JBAP provided pl anning expertise associated with developing an entitlement strategy, preparation of City Applications and the Processing of Entitlements to support the expansion of the Ripon Garden Apartments and Medi um Density Housing. JBAP represented the Client and presented the project at Planning Commission a nd City Council Hearings, as well as prepared and conducted Neighbor meetings to discuss the project’s design and options. As a result of JBAP’s service, the City of Ripon approved the project and construction is about 80% complete.

Contact: Mr. James Brenda
J K B L i v i n g
P.O Box 2998
Turlock, CA 95381
(209) 606-7080

Griffin Park Owners Association
On behalf of the Griffin Park Owners Association, JBAP successfully prepared and processed an SJVPCD Rule 9510 application pursuant to Air District Application requirements and City of Manteca Policy. Griffin Park Owners Association project consisted of the construction of 1,221 single-family residential lots on a 301.35-acre site, including landscaping, and park/s torm drainage basins. JBAP gathered background documentation to accurately present the Griffin Park project to the Air District and worked with the Air District to ensure all aspects of the project are presented. JBA Planning managed all communication between the Air District and the Applicant. JBAP al so worked with the ownership group to develop an agreement for the Indirect Source Review fees.

JBAP has been asked by the Developers of the Griffin Park Master Plan area to develop an infrastructure cost sharing and implementation strategy. The main goal of this work is to devise a method to fairly divide up the backbone infrastructure obligations amongst the ownership group so that each owner pays an equal share in the agreed infrastructure items. The work of JBAP includes developing and presenting options to be considered by the ownership group to accomplish the stated goal above. JBAP will abide to the ownership group’s developed lot allocation prog ram to fairly divide the project into respective ownership areas for the purpose of future bulk lot sales or home construction depending on the goals of the individual owners. This project remains ongoing.

Contact: Ms. Toni Raymus
Raymus Homes
1433 Moffat Blvd. #13
Manteca, CA 95336
(209) 824-3080
ATTACHMENT 3--Page 52


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

8 Palm JR, LLC
On behalf of Palm JR., LLC, JBAP Staff developed an entitlement strategy, which included the preparation of City applications and the processing of Entitl ements to support Medium Density Housing for the proposed multi-family property. JBAP Staff met with the Client and the Client’s team to discuss the project and define various concepts and processing techniqu es that addressed the desired Residential Density and Site Layout, scope of on- and off-site improvements, parking, amenities, and definition of open space areas, architectural elevations and floor plans of the proposed units. JBAP met with the City of Manteca to discuss the project, prepared the application package including an Initial Review and CEQA Review and Analysis, as well as prepared for and represented the Client at a City Planning Commission Public Hearing.

Contact: Mr. Resham Singh
Palm JR, LLC
113 Palm Avenue
Modesto, CA 95350
(209) 456-8500

The Grupe Company
On behalf of the Grupe Company we continue to provide due diligence expertise in the investigation of new multi-family development projects in the co mmunities of Santa Rosa, Napa and Davis. Our experience in the development industry and entitlement process in the State of California allows JBAP to play a critical role in the proper evaluation of key development projects. We identify development risks, prepare BP Fee and Special Assessment budgets as well as evaluate risks with mitigation measures and conditions of approval. We work side by side with experts of all fields to assess permit timing, costs and potential shortfalls.

Contact: Jeremy White, CEO
The Grupe Company
3255 West March Lane, Suite 400
S t o c k t o n , C A 9 5 2 1 9
(209) 473-6068

ATTACHMENT 3--Page 53


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

9 Stonecreek Development
On behalf of Stonecreek Properties, we have been asked to manage entitlements associated with the annexation of a 358-acre Area Plan. The Stonecreek North Area Plan would include a new Sutter Health Medical facility, associated medical services and medical offices, expansion of the Merced Junior College as well as an age restricted housing development.

Contact: Gina Waldron, Vice President
Anderson Homes
2440 Bert Drive, Bldg 200, Suite 201
Hollister, CA 95023
(831) 630-1853

ATTACHMENT 3--Page 54


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

10 Public Sector Experience
City of Oakdale - Contract Planning Services (Stanislaus County) J.B. Anderson Land Use Planning has been retained by the City of Oakdale to provide contract Land Use and Environmental Planning services. JBAP Staff is acting as an extension of City of Oakdale Staff, and provides oversight and daily tasks related to current and advanced planning projects. This includes the processing Land Use Applications (i.e. Use Permits, Tentative Maps), preparati on of CEQA compliance documents, and preparing policy documents such as the Housing Element Update.

Contact: Mr. Bryan Whitemyer
C i t y M a n a g e r
City of Oakdale
280 N. Third Avenue
Oakdale, California 95361
(209) 845-3571
[email protected]

City of Lathrop - Contract Planning Services (San Joaquin County) J.B. Anderson Land Use Planning has been retained by the City of Lathrop to provide contract Land Use and Environmental Planning services. JBAP Staff is acti ng as an extension of City of Lathrop Staff, and provides oversight and daily tasks related to curren t and advanced planning projects. This includes the processing Land Use Applications (i.e. Use Permits, Tentative Maps), preparati on of CEQA compliance documents, and preparing policy documents such as the Housing Element Update.

Contact: Mr. Stephen Salvatore
C i t y M a n a g e r
City of Lathrop
390 Towne Centre Drive
Lathrop, CA 95330
(209) 941-7220
[email protected]

ATTACHMENT 3--Page 55


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

11 City of Waterford - Contract Planning Services (Stanislaus County) Since 2014, J.B. Anderson Land Use Planning has been retained by the City of Waterford to provide contract Land Use and Environmental Planning services. JBAP Staff is acting as an extension of City of Waterford Staff, and provides oversight and daily tasks related to current and advanced planning projects.

This includes the processing Land Use Applications (i.e. Use Permits, Tentative Maps), preparation of CEQA compliance documents, and preparing policy documents such as the Housing Elements Update.

Contact: Mr. Mike Pitcock
C i t y M a n a g e r
City of Waterford
101 E Street
Waterford, California 95386
(209) 874-2328 ext. 103
[email protected]

City of Riverbank - Contract Planning Services (Stanislaus County) From 2016 to 2019, J.B. Anderson Land Use Planning was retained by the City of Riverbank to provide contract Land Use and Environmental Planning servic es. JBAP Staff acted as an extension of City of Riverbank Staff and provided oversight and daily tasks related to current and advanced planning projects.

JBAP services continues to be utilized for key projec ts like the Riverbank Industrial Complex, Housing, Downtown Specific Plan, The Bridges Specific Plan, etc.

Contact: Ms. Donna Kenney
Planning and Building Manager
City of Riverbank
6707 3
rd Street
Riverbank, California 95367
(209) 863-7124
[email protected]

ATTACHMENT 3--Page 56


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

12 City of Manteca (San Joaquin County)
J.B. Anderson Land Use Planning (JBAP) was contracted by the City of Manteca Community Development Department for the preparation of CEQA compliance documents for a project known as the CenterPoint Container Yard #2. The City of Manteca General Plan land use designation for the 16.12-acre site is Light Industrial, and the site is located within the Northwest Airport Way Master Plan, also land use designated as Light Industrial. The project site consists of 16.12-acres zoned for Light Industrial land uses. The Project’s land use entitlements include a Commercial Site Plan Review to allow for the development of a 494-stall truck container lot to support other industrial uses within and outside of the Northwest Airport Master Plan Area. The Project is consistent with the City of Manteca’s General Plan and Zoning. The CEQA approach consisted of the preparation of an Initial Study and Negative Declaration in accordance with Section 15063 and Article 6 of the CEQA Guidelines.

Contact: Mr. Jeffery Hightower
Interim Community Development Director
C i t y o f M a n t e c a
1001 W. Center Street
Manteca, CA 95337
(209) 456-8505
[email protected]

City of Los Banos (Merced County)
On behalf of the City of Los Banos, JBAP has been engaged to prepare an Initial Study/Mitigated Negative Declaration for CEQA Compliance processing to include the consideration of a General Plan Amendment, Area Plan, Pre-zone, Annexation, and Vesting Tentative Map for a project known as Presidential Estates, located in the City of Los Banos. The Initial Study will include a Traffic Study, Noise Study and the Indirect Source Review documents in compliance with the Sa n Joaquin Valley Air Pollution Control District. The Proposed Project is anticipated to be considered by the City’s Planning Commission in June of 2019.

Contact: Ms. Stacy Souza Elms
Community & Economic Development Director
C i t y o f L o s B a n o s
520 J Street
Los Banos, California 93635
(209) 827-2433
[email protected]

ATTACHMENT 3--Page 57


139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected]

13 City of Ripon (San Joaquin County)
On behalf of the City of Ripon, JBAP has been en gaged to California Environmental Quality Act (CEQA) compliance documentation for a Pr oject known as Pereira Subdivision Annexation. The development of the site will include forty-five (45) detached single-f amily residences on 5,501 – 14,007 square foot lots on 13.3 +/- acres designated for High Low Density Residential. The Project’s land use entitlements include an Annexation / Pre-Zone, Tentative Subdivision Map, and Development Agreement.

Contact: Mr. Ken Zuidervaart
Director of Planning & Economic Development
City of Ripon
259 N. Wilma Avenue
Ripon, California 95366
(209) 599-0222
[email protected]
ATTACHMENT 3--Page 58
139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected] 14 Section 3 Key Personnel
John B. Anderson – President
Mr. Anderson holds a Bachelor of Science degree in National Resource Planning and a B.A. in Geography wi th an emphasis in Cartography from Humboldt State University – Arcata, California. Mr. Anderson has extensive knowledge and understanding of the California Environmental Quality Act (CEQA), California Zoning and Development Laws, Surface Mining and Reclamation Act (SMARA), California Su bdivision Map Act, Williamson Act, and California Government Code as we ll as over 35-years of experience in public and private sector planning. Mr . Anderson’s experience is with preparation of Budgets, Investig ation of planning regulations for Applications of planning regulations for current planning projects and on- going monitoring of legislative issues.

Employment History:
1993 to Present J.B. Anderson Land Use Planning - President 1990 - 1993 Anderson Homes - Forward Planner
1988 - 1990 Stanislaus County - Associate Planner
1984 - 1988 Tuolumne County - Planner III
Special Experience:
2012 - 2015 City of Riverbank – Community Development Director 1997 - 1999 City of Livingston - Planning Director
1993 - 1997 City of Waterford - Planning Director
1990 - 1997 City of Ceres - Planning Commissioner (Chair for 2-terms) ATTACHMENT 3--Page 59
139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected] 15 Mark Niskanen – Vice President
Mr. Niskanen holds a Bachelor Degree from San Diego State University in Public Administration, with an emphasis in City and Regional Planning. With almost eighteen (18) years of professional planning experience in the Central Valley, Mr. Niskanen is experienced and well versed in Federal, State, and Local Policies and Regulations related to land use development and environmental issues.

As Vice President, Mr. Niskanen is responsible for Project Management, and has worked on a variety of public agency land use and environmental planning projects. Currently, Mr. Niskanen serves as the Planning Manager for the City of Waterford and Contract Planner for City of Oakdale.

In this role, Mr. Niskanen is responsible for mana ging and processing Current and Advanced Planning Applications and Projects, including Cannabis rela ted Use permits, Specific Plan Amendments, and Annexations. Mr. Niskanen has also successfully prepared General Plan Housing Elements for the County of Mariposa, and Cities of Livingston, Riverbank, and Oakdale, all of which were adopted and certified by the California Department of Housing and Community Development. Mr. Niskanen has also prepared a variety of CEQA and NEPA documents, including Envi ronmental Impact Reports, Negative Declarations, and NEPA compliance documents associated with Community Development Block Grant Projects.

Employment History:
2002 to Present J.B. Anderson La nd Use Planning - Vice President 2001 - 2002 URS Corporation - Environmental Planner
Special Experience:
2015 - Present City of Waterford - Planning Manager
2015 - Present City of Oakdale - Contract City Planner
ATTACHMENT 3--Page 60
139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected] 16 Miguel A. Galvez – Senior Planner
Mr. Galvez holds a Bachelor’s Degree from California State Stanislaus in Political Science/Public Administration. With over twenty (20) years of professional planning experience in the Central Valley, Mr. Galvez is experienced and well versed in Community and Economic
Development, Federal, State and Local Policies and Regulations related to land use development and environmental issues.

As a Senior Planner, Mr. Galvez is responsible for Project Management including managing and processing Current and Advanced Planning Applications with a primary focus on Contract Planning Services.

Employment History:
2021 to Present J.B. Anderson Land Use Planning – Senior Planner 2016 - 2021 County of Stanislaus – Deputy Director
2013 – 2016 County of Stanislaus – Planning Division Manager 2006 – 2010 City of Modesto – Facilities Department Director and Planning Director 1990 – 2006 City of Modesto – Senior, Associate, and Assistant Planner Special Experience:
2007 – 2010 Modesto City Schools – Environmental Impact Office for the School District
ATTACHMENT 3--Page 61
139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected] 17 David Niskanen – Associate Planner
Mr. David Niskanen holds a Bachelor Degree from San Francisco State University in Urban Studies and Plan ning. While at San Francisco State University, David worked on a variety of projects, including a Secondary Housing Survey and Report of the City of San Francisco for the San Francisco Planning Department. David completed his internship with the City of Livingston and J. B. Anderson Land Use Planning and joined JBAP as an Assistant Planner at the end of 2013. In 2018, David was promoted to an Associate Planner at JBAP and is excited to continue his career as a planning professional.

As an Associate Planner at JBAP, Mr. Niskanen is responsible for project management for land use and environmental planning projects for public and private sector Clients, including zoning documents, CEQA projects, and land use entitlement processing. His other skills include air quality modeling using the California Emissions Estimator Model (CalEEMod), project organization and management. He also has experience working as a Staff planner for the Cities of Lathrop and Waterford.

Employment History:
2013 to Present J. B. Anderson Land Use Planning – Associate Planner Special Experience:
2015 to Present City of Lathrop and City of Waterford - Municipal Contract Planning General Plan Housing Elements – 5th Cycle
ATTACHMENT 3--Page 62
139 S. Stockton Avenue, Ripon, California 95366 • (209) 599-8377 • [email protected] 18 Joshua Jordan – Assistant Planner
Mr. Jordan holds a Bachelor’s Degree in Urban Design from the University of California, Berkely. Mr. Jordan graduated in 2020 and our Firm is honored to be his first place of employment utilizing his knowledge of Urban Design and Plan ning. He has shown dedication in continuing his education to stay current on processes and regulations of Land Use Planning and Environmental Studies.

As an Assistant Planner, Mr. Jordan is responsible for many day-to-day planning related tasks. He is working with a variety of public agencies and provides support documentation and research analysis for his J.B.

Anderson and Public Agency colleagues.

Education Courses:

Fall 2019 Planning for Sustainability
Spring 2020 Urban Planning Process: Planning Studio
Fall 2020 Urban Design: City-Building & Place-Making
Fall 2021 Writing for Planners, Engineers and Policymakers Fall 2021 Housing 101: Affordable Housing
ATTACHMENT 3--Page 63
6LGKDUGKD/DNLUHGG\
6WDWHPHQWRI$SSOLFDQW'HYHORSHU([SHULHQFH

6LGKDUGKD /DNLUHGG\ KDV  \HDUV RI H[SHULHQFH GHVLJQLQJ EXLOGLQJ DQG PDQDJLQJ XQLTXH DQG FRPSOH[ GHYHORSPHQW SURMHFWV  +H KDV GLUHFWO\ SURMHFW PDQDJHG FRQVWUXFWLRQ WRWDOLQJ RYHU P  ,Q  6LG FRIRXQGHG$QFKRU 9 DOOH\ 3DUWQHUV $ 93
 D IXOO\ LQWHJUDWHG UHDO HVWDWH
LQYHVWPHQWDQGGHYHORSPHQWFRPSDQ\WKDWFXUUHQWO\RZQVDSSUR[LP DWHO\VWXGHQWKRXVLQJ EHGVWKDWKHUXQVWKURXJKKLVPDQDJHPHQWFRPSDQ\6TXDUH2QH0D QDJHPHQW6LG¶VVWURQJUHDO HVWDWHRSHUDWLQJFDSDELOLW\FRPHVIURP
UGSDUW\PDQDJLQJLQH[FHVVRIVWXGHQWKRXVLQJEHGV DQGPRUHWKDQVTXDUHIHHWRIFRPPHUFLDORIILFHDQGUHWD LOVSDFHGXULQJKLVFDUHHU)RU PDQ\ \HDUV 6LG ZDV WKH ODUJHVW SULYDWH VWXGHQW KRXVLQJ SURYLGHU  WR 8& %HUNHOH\  $ 93 LV KHDGTXDUWHUHG LQ %HUNHOH\ &DOLIRUQLD DQG LQYHVWV LQ IRXU PDMRU SODWIRUPV  YDOXHDGG VWXGHQW
KRXVLQJDQGPXOWLIDPLO\SURSHUWLHVLQILOOGHYHORSPHQWSURMHFWVERXWLTXHFRPPHUFLDOSURSHUWLHV DQGIDUPV7KHLQYHVWPHQWIRFXVLVSULPDULO\RQ%HUNHOH\DQG0 HUFHG$ 93¶VPSRUWIROLR LQFOXGHVDPXOWLSKDVHPHGLFDORIILFHGHYHORSPHQWDW0HUF\ $YHLQ0HUFHGDQGDVWRU\ EHGVWXGHQWKRXVLQJSURMHFWDW7HOHJUDSK$YHLQ%HUNHOH\ZKLFKGHOLYHUVLQ+LV PDLQIRFXVLVQRZRQWKHGHYHORSPHQWRIDSSUR[LPDWHO\DFUHVGLUHFWO\DGMDFHQWWR8&0HUFHG ZKLFK ZLOO IHDWXUH RYHU
 VWXGHQW KRXVLQJ XQLWV D KRWHO DQGUHWDLO  6LG JUHZ XS LQ 0HUFHG UHFHLYHGKLV%6IURP6W0DU\¶V&ROOHJHLQ0RUDJD&DOLIRUQLDD3RVW%DFFDODXUHDWHLQ)LQDQFH IURP &ROXPELD 8QLYHUVLW\ LQ 1HZ< RUN DQG D -XULV 'RFWRUDWH IURP 6DQWD &ODUD 8QLYHUVLW\ LQ 6DQWD&ODUD&DOLIRUQLD+HLVDOLFHQVHG5HDO(VWDWH%URNHULQ &DOLIRUQLDDQGLVDPHPEHURIWKH 6WDWH%DULQ&DOLIRUQLD6LGKDVDOVRVHUYHGRQWKH8&%HUNHOH\FRPPLVVLRQIRUWRZQDIIDLUVZDV WKH3UHVLGHQWRI%HUNHOH\3URSHUW\2ZQHUV$VVRFLDWLRQIURP DQGZDV3UHVLGHQWRIWKH
&DOLIRUQLD 5HQWDO +RXVLQJ $VVRFLDWLRQ LQ   6LG DOVR VHUYHV RQ WKH %RDUG IRU  WKH
8QLYHUVLW\RI6LOLFRQ$QGKUDWKH&DOLIRUQLD5HQWDO+RXVLQJ$VVRFLDWLRQDQGWKH$VLDQ$PHULFDQ 3ROLWLFDO$GYRFDF\$VVRFLDWLRQ

ATTACHMENT 3--Page 64

Attachment 10
Project Financing Strategy/Evidence of Existing/Potential Funding

ATTACHMENT 3--Page 65
Project Financing

The UC Villages Project will be entitled by the UC Vi llages team and its consultants (e.g., J.B. Anderson Land Use Planning and Benchmark Engineering). Th e UC Villages Project is ready to complete the entitlements, and work with the City to develop a project consistent with the City’s General Plan and the Bellevue Corridor Community Plan. Mr. Sid Lakireddy and his team intend to develop the project in a total of six (6) Phases. Phases one (1) through five (5 ) include the development of apartment buildings for student housing (total of sixteen (16) apartment buildings), neighborhood and ground floor retail, a hotel, and associated recreational amenities for the studen t housing (recreational building, swimming pool, outdoor oriented activity areas, etc.). Phase 6 wo uld be developed at some point in the future and the specific use will be consistent with the City of Merced General Plan, Zoning Ordinance and the BCP.

Mr. Lakireddy has previously successfully built Northview Offices in Merced. Additionally, he is currently completing a 124-bed student housing complex four (4) blocks from UC Berkeley. He has also successfully completed over one hundred and fifty million dollars’ worth of construction in his career as a project principal. Raising equity and arrang ing debt financing for projects such as this is Mr. Lakireddy’s direct area of expertise.

ATTACHMENT 3--Page 66

Attachment 11
Number of Registered Voters

ATTACHMENT 3--Page 67
1 David Niskanen
From: Lori Postma <[email protected]> on behalf of Lori Postma Sent: Tuesday, April 5, 2022 11:40 AM
To: David Niskanen
Subject: FW: Merced County - Number of Registered Voters 

Lori Postma I J. B. Anderson Land Use Planning
139 S. Stockton Avenue, Ripon, California 95366 I 209/599-8377 

From:GarzaͲOrtega,Marina<Marina.GarzaͲ[email protected]> Sent:Tuesday,April5,202211:38AM
To:'LoriPostma'<[email protected]>
Subject:RE:MercedCountyͲNumberofRegisteredVoters 
Hi Lori, 

Please see below. Thank you.

Theareainquestioniscomprisedofthefollowingparcels: 
060Ͳ590Ͳ016Ͳ0
060Ͳ590Ͳ017Ͳ0
060Ͳ590Ͳ019Ͳ0
060Ͳ590Ͳ025Ͳ0
060Ͳ590Ͳ026Ͳ3
060Ͳ020Ͳ016Ͳ0


All the Best,
MarinaGarzaဖOrtega
Elections Technical Analyst | Merced County Registrar of Voters  2222 M Street 
Merced, CA 95340
Phone: (209) 385-7541 | Fax: (209) 385-7387
www.mercedelections.org




Confidentiality Notice: This electronic mail transmission may contain privileged and/or confidential information only for use by the intended recipient(s). Any usage, distribution, copying or disclosure by any other person, other than the intended recipient is strictly prohibited and may be ATTACHMENT 3--Page 68
2 subject to civil action and/or criminal penalties. If you received this transmission in error, please notify the sender by reply email or by telephone and delete the transmission.





From:LoriPostma<[email protected]>
Sent:Tuesday,April5,202211:33AM
To:GarzaͲOrtega,Marina<Marina.GarzaͲ[email protected]> Subject:RE:MercedCountyͲNumberofRegisteredVoters 
Hi Marina,

David did not receive the email. Can you please send it to me instead? 
Thank you!

Lori Postma I J. B. Anderson Land Use Planning
139 S. Stockton Avenue, Ripon, California 95366 I 209/599-8377 

From:GarzaͲOrtega,Marina<Marina.GarzaͲ[email protected]> Sent:Tuesday,April5,202211:09AM
To:'LoriPostma'<[email protected]>
Subject:RE:MercedCountyͲNumberofRegisteredVoters 
Hi Lori, 

Yes, payment was received. I sent the information to David Niskanen this morning. Would you like me to forward you that email?

Thank you. 


All the Best,
MarinaGarzaဖOrtega
Elections Technical Analyst | Merced County Registrar of Voters  2222 M Street 
Merced, CA 95340
Phone: (209) 385-7541 | Fax: (209) 385-7387
www.mercedelections.org




ATTACHMENT 3--Page 69
3 Confidentiality Notice: This electronic mail transmission may contain privileged and/or confidential information only for use by the intended recipient(s). Any usage, distribution, copying or disclosure by any other person, other than the intended recipient is strictly prohibited and may be subject to civil action and/or criminal penalties. If you received this transmission in error, please notify the sender by reply email or by telephone and delete the transmission.


From:LoriPostma<[email protected]>
Sent:Tuesday,April5,20229:32AM
To:GarzaͲOrtega,Marina<Marina.GarzaͲ[email protected]>;DavidNiskanen <[email protected]>;JohnAnderson<[email protected]> Subject:RE:MercedCountyͲNumberofRegisteredVoters 
Hi Marina,

I’d like to confirm that you have received our payment for this data request and inquire on the eta of the report.

Thank you!

Lori Postma I J. B. Anderson Land Use Planning
139 S. Stockton Avenue, Ripon, California 95366 I 209/599-8377 

From:GarzaͲOrtega,Marina<Marina.GarzaͲ[email protected]> Sent:Thursday,March31,20229:22AM
To:'LoriPostma'<[email protected]>;DavidNiskanen<[email protected]>;JohnAnderson <[email protected]>
Subject:RE:MercedCountyͲNumberofRegisteredVoters 
Good morning Lori, 

Unfortunately, our office is unable to take payment over the phone or online.  

All the Best,
MarinaGarzaဖOrtega
Elections Technical Analyst | Merced County Registrar of Voters  2222 M Street 
Merced, CA 95340
Phone: (209) 385-7541 | Fax: (209) 385-7387
www.mercedelections.org




Confidentiality Notice: This electronic mail transmission may contain privileged and/or confidential information only for use by the intended recipient(s). Any usage, distribution, copying or disclosure by any other person, other than the intended recipient is strictly prohibited and may be ATTACHMENT 3--Page 70
4 subject to civil action and/or criminal penalties. If you received this transmission in error, please notify the sender by reply email or by telephone and delete the transmission.


From:LoriPostma<[email protected]>
Sent:Thursday,March31,20228:58AM
To:DavidNiskanen<[email protected]>;JohnAnderson<[email protected]>;GarzaͲOrtega, Marina<Marina.GarzaͲ[email protected]>
Subject:RE:MercedCountyͲNumberofRegisteredVoters 
Good morning, Marina,

We would like to know if there is a way to pay for this information over the phone or online today, as time is of the essence. I do have a check to mail today, but would rather pay immediately so that we have access to the information asap. 

Please let me know.

Thanks!

Lori Postma I J. B. Anderson Land Use Planning
139 S. Stockton Avenue, Ripon, California 95366 I 209/599-8377 

From:DavidNiskanen<[email protected]>
Sent:Wednesday,March30,20229:18AM
To:JohnAnderson<[email protected]>;LoriPostma<[email protected]> Subject:Fwd:MercedCountyͲNumberofRegisteredVoters 
Lori,

Couldyoutakecareofthis?FortheUCVillagesProject.InformationrelatedtotheNumberofRegisteredVoters. 
Thanks,

Dn

ͲͲͲͲͲͲͲͲͲͲForwardedmessageͲͲͲͲͲͲͲͲͲ
From:GarzaͲOrtega,Marina<Marina.GarzaͲ[email protected]> Date:Tue,Mar29,2022at5:33PM
Subject:MercedCountyͲNumberofRegisteredVoters
To:[email protected]<[email protected]> 
Good Evening David, 

ATTACHMENT 3--Page 71
5 The total fee is $12.50 as per your request. 

You may write a check out to Merced County Registrar of Voters 
Merced County Registrar of Voters
2222 M Street
Merced, CA 95340. 

Please let me know if you have any questions, thank you.  
All the Best,
MarinaGarzaဖOrtega
Elections Technical Analyst | Merced County Registrar of Voters  2222 M Street 
Merced, CA 95340
Phone: (209) 385-7541 | Fax: (209) 385-7387
www.mercedelections.org



Confidentiality Notice: This electronic mail transmission may contain privileged and/or confidential information only for use by the intended recipient(s). Any usage, distribution, copying or disclosure by any other person, other than the intended recipient is strictly prohibited and may be subject to civil action and/or criminal penalties. If you received this transmission in error, please notify the sender by reply email or by telephone and delete the transmission.

ATTACHMENT 3--Page 72

Attachment 12
List of Public Services and Utilities Being Requested

ATTACHMENT 3--Page 73
ATTACHMENT 3--Page 74
List of Public Services and Utilities being Requested

x Sewer Collection and Treatment.

As shown in Attachment 4, the UC Villages Projec t is requesting approximately 217,694 gallons per average dry day for collection and treatment capacity . The estimate is based on flows generated from the project based on land use and review of newer developments in the community. The Proposed Project would connect to existing sanitary sewer lines in Bellevue Road and Lake Road to serve the project. The Project would pay applicable assessments and connection fees associated with the Treatment Plant and Sewer Collection Fees. The developer will be responsible for paying associated fees to serve the Proposed Project as the project develops.

x Water Supply

As shown in Attachment 4, the UC Villages Project is requesting service for approximately 214,159 gallons per day of water. This volume is based on estimated water flows generated from the project based on land use. The Proposed Project wo uld connect to existing water lines (16”) in Bellevue Road and Lake Road. The Proposed Project woul d pay application assessments and connection fees associated with water supply. The developer will be responsible for paying associated fees to serve the Proposed Project as the project develops.

x Public Safety

As shown in Attachment 12, the Project site is located north of the existing City of Merced Police Station and Fire Station, both located generally in central M erced. The Proposed Project would be served by those existing stations and/or any future stations built in the community. Applicable fees associated with Police and Fire (Impact Fees) would be paid as the Proposed Project is developed.

x Other Services

The Proposed Project will be required to pay Impact Fees associated with administration, planning, recreation, public works and maintenance fees and serv ices. As noted in the Project Description, the Proposed Project includes private recreational amenitie s, such as a recreational pool, bocce ball court, recreational center, etc. to serve the proposed studen t housing. The Proposed Project is located at the corner of Bellevue Road and Lake Road and improvements (i.e., widening, curb, gutter and sidewalk) will be required to be installed by the developer. Additionally, impacts associated with traffic will be paid as the project develops.

ATTACHMENT 3--Page 75
ATTACHMENT 3--Page 76

Attachment 13
Description of Project “Readiness”

ATTACHMENT 3--Page 77
ATTACHMENT 3--Page 78
ATTACHMENT 3--Page 79
ATTACHMENT 3--Page 80
ATTACHMENT 3--Page 81
ATTACHMENT 3--Page 82
ATTACHMENT 3--Page 83
ATTACHMENT 3--Page 84
ATTACHMENT 3--Page 85
ATTACHMENT 3--Page 86
Description of Project Readiness

As shown in Attachment 3, Phasing Schedule, Phase 1 of the UC Villages Project would begin in 2025 - 2027 with the development of 167 apartment units for student housing (three (3) apartments buildings totaling approximately 166,588 sq. ft.) and ground floor commercial (17,355 sq. ft.). Phase 2 would begin in 2028 and include a total of 192 apartment units for student housing (three (3) apartment buildings totaling approximately 192,000 sq. ft.), development of 18,000 sq. ft. of neighborhood-oriented retail and a 161 room hotel (93,675 sq. ft. in size).

Phase 3 would begin in 2031 and would include a tota l of 256 apartment units for student housing (four (4) apartment buildings totaling approximately 256,000 sq. ft. in size). Phase 4 would begin in 2033 and would include the development of 154 apartment units for student housing (three (3) buildings totaling approximately 154,200 sq. ft. in size). Phase 5 would begin in 2035 and include the development of 153 apartment units for student housing (t hree (3) buildings totaling approximately 154,200 sq. ft. in size).

Phase 6 would be developed at some point in th e future (date uncertain) and include a mixed-use development.

As noted in the Project Description, the project site is approximately 37.2-acres in size and is located at the southwest corner of Bellevue Road and Lake Road. Historically, the majority of the project has been utilized for seasonal farming and a developed ranchett e parcel. The property owner, Mr. Sid Lakireddy, has intended for the project site to be developed into urban uses and as such, has been preparing the site for development. For example, on February 14, 2007, Mr. Sid Lakireddy received a Section 401 Permit (Clean Water Act) from the California Regional Wate r Quality Control Board fill of approximately 0.454 acres of vernal pools and seasonal wetland swales. Additionally, Mr. Sid Lakireddy received a Section 404 Permit from the Department of the Army (U.S. Army Corps of Engineers) on March 7, 2007. Both the Section 401 Permit and the Section 404 Permit are attached to the Annexation Pre-Application for the UC Villages Project. These permits are valid for the pr operty owned by Mr. Sid Lakireddy. The UC Villages developer and consultants are ready to secure entitlements for the Project.

ATTACHMENT 3--Page 87