Agenda packet — Modesto City Council, January 23, 2024 (part 7 of 9)

DISCUSSION:

Sourcewell is a cooperative agency which streamlines the procurement process by developing Invitation for Bids (IFB)s or Request For Proposals (RFP)s for national competitive solicitations that meet or exceed local requirements. The competitive process is continually refined to best meet agency needs and allows Sourcewell to offer exceptional products from nationally acclaimed vendors.

On November 10, 2020, Sourcewell issued RFP #081721 for restroom and shower facility solutions. On August 17, 2021, proposals were electronically opened, and the list of all proposers was made publicly available in the Sourcewell Procurement Portal. Seven (7) proposals were received and based on the Sourcewell Proposal review committee and criteria outlined in the RFP, Public Restroom Company was awarded the contract.

Public Restroom Company was awarded contract #081721-PRM effective October 14, 2021, through October 15, 2025. Through this contract, Public Restroom Company has provided a quote for a restroom building for TRRP Picnic Area B, for a total of $298,796. The quote includes delivery and installation of a restroom building with three (3) ADA, unisex restrooms along with a park operations storage room. The new restroom building will replace the existing bathroom and storage building at the park. The restroom supplier will be doing minimal onsite work to drop the restroom in place and hook up the restroom building to utilities. All onsite work will be paid at prevailing wage rates.

Over the next couple months, staff will prepare bid documents to obtain a separate contractor to complete the necessary site preparation, utilities to the restroom location and site improvements surrounding the new restroom. Staff will return to Council to recommend award of a separate construction contract in summer 2024.

As restroom design is not 100% finalized, materials and fixtures could potentially change and increase the cost of the restrooms. For this reason and due to fluctuating material cost, staff recommends Council approve a 10% contingency budget in the amount of $29,880, for a total cost not to exceed $328,676.

City staff recommends award to Public Restroom Company as the most responsive and responsible proposer for the purchase of a restroom building for TRRP Picnic Area B, for an amount not to exceed $328,676.

Modesto Municipal Code Section 8-3.203 generally requires all purchases which meet or exceed $100,000 for material, equipment, or contractual services to be formally bid. However, exceptions to the formal bidding process are granted in MMC 8-3.204(d) “Where the Purchasing Manager, in his or her discretion, determines that a process other than the formal bid procedure set forth in Section 8-3.203 will result in procurement for the City at the lowest possible cost commensurate with the desired quality.” In addition, MMC 8-3.202(h) encourages the Purchasing Manager to join with the State of California and other units of government in cooperative purchasing plans when the best interest of the City could be served. Both requirements were met based on the Competitive Bidding Process selected by Sourcewell. #17..
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City Council, January 23, 2024
Purchase of Restroom Building for the Tuolumne River Regional Park, Picnic Area B

Page 3 of 3 ends

FISCAL IMPACT:

Funding for this project is budgeted in the Capital Improvement Project #101432 (PRN – TRRP B – Picnic and Restroom) and Capital Improvement Project #101478 (PRN – TRRP B Improvements).

ESTIMATED CITY EXPENSES:

TRRP Picnic Area B Restroom Building $ 298,796
10% Contingency $ 29,880
Total Cost $ 328,676
COMMITTEE RECOMMENDATION:

On August 14, 2023, this project was one of several park construction projects presented to the Safety & Communities Committee for consideration to minimize the time between bidding and Council award.

CEQA/NEPA REQUIREMENTS:

A Notice of Exemption No. EA/PR&N 2024-02 was prepared for the project which is exempt from CEQA because Section 15302 of the CEQA Guidelines allows for replacement or reconstruction of existing structures and facilities where the new structure or facility will be located on the same site and will have substantially the same purpose and capacity.

RECOMMENDED COUNCIL ACTION:

Staff Recommendations:

Resolution approving the Competitive Bidding Process from Sourcewell with Public Restroom Company, of Minden, NV, for the Purchase, Delivery, and Installation of a Restroom Building for the Tuolumne River Regional Park, Picnic Area B, for a total amount of $298,796, plus $29,880 of contingency, if needed, for a total amount not to exceed $328,676, and authorizing the Purchasing Manager, or her designee, to issue the Purchase Order.

Approved by:

Nathan Houx, Acting Director of Parks, Recreation
and Neighborhoods Department
Joseph P. Lopez, City Manager
Attachments:

1. Resolution

2. Public Restroom Company Quote Tuolumne River Regional Park, Picnic Area B

3. Sourcewell Purchasing Agreement with Public Restroom Company, 081721-PRM

4. Scoring Abstract

5. Public Restroom Company Financial Interest Disclosure Form #17..
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01/23/24/PRN/NHoux/Item XX 1 2024-XX

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-

RESOLUTION APPROVING THE COMPETITIVE BIDDING PROCESS FROM

SOURCEWELL WITH PUBLIC RESTROOM COMPANY, OF MINDEN, NV,

FOR THE PURCHASE, DELIVERY, AND INSTALLATION OF A RESTROOM

BUILDING FOR THE TUOLUMNE RIVER REGIONAL PARK, PICNIC AREA B, FOR A TOTAL AMOUNT OF $298,796, PLUS $29,880 OF CONTINGENCY, IF NEEDED, FOR A TOTAL AMOUNT NOT TO EXCEED $328,676, AND

AUTHORIZING THE PURCHASING MANAGER, OR HER DESIGNEE, TO

ISSUE THE PURCHASE ORDER
WHEREAS, in April 2021, President Biden signed into law the American Rescue Plan Act (ARPA) a $1.9 trillion emergency relief measure intended to address the economic hardships and negative impacts caused by the COVID-19 pandemic; and WHEREAS, on May 25, 2021, by Resolution 2021-194, Council approved the Pandemic Recovery Strategy, Modesto Forward, and the associated spending plan for the first allocation of ARPA funding; and
WHEREAS, based on the Final Rule released by the Treasury Department in January 2022, the Parks, Recreation and Neighborhoods Department evaluated the previously allocated funding and prepared a revised spending plan that was approved by Council on July 12, 2022, by Resolution 2022-307; and
WHEREAS, on July 11, 2023, by Resolution 2023-349, Council approved an additional revision of the Parks, Recreation and Neighborhoods Department Phase 1 ARPA funding to reallocate $350,000 originally designated to the American Legion Hall Parking Lot Replacement Project, to the TRRP Picnic Area B Renovation that includes updates to the picnic area and restroom building in TRRP B to encourage positive use of the park; and
WHEREAS, Sourcewell is a cooperative agency which streamlines the #17..
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01/23/24/PRN/NHoux/Item XX 2 2024-XX
procurement process by developing Request For Bids (RFB)s or Request For Proposals (RFP)s for national competitive solicitations that meet or exceed local requirements; and WHEREAS, the competitive process is continually refined to best meet agency needs and allows Sourcewell to offer exceptional products from nationally acclaimed vendors; and
WHEREAS, on November 10, 2020, Sourcewell issued RFP #081721 for restroom and shower facility solutions; and
WHEREAS, on August 17, 2021, proposals were electronically opened, and the list of all Proposers was made publicly available in the Sourcewell Procurement Portal; and
WHEREAS, seven (7) proposals were received and based on the Sourcewell Proposal review committee and criteria outlined in the RFP, Public Restroom Company was awarded contract #081721-PRM effective October 14, 2021, through October 15, 2025; and
WHEREAS, through this contract, Public Restroom Company has provided a quote for the restroom building for the for Tuolumne River Regional Park (TRRP), Picnic Area B for a total of $298,796; and
WHEREAS, the quotes include delivery and installation of a restroom building with three (3) ADA, unisex restrooms along with a park operations storage room; and WHEREAS, the new restroom building will replace the existing bathroom and storage buildings at the park; and
WHEREAS, the restroom supplier will be doing minimal onsite work to drop the restroom in place and hook up the restroom building to utilities; and #17..
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01/23/24/PRN/NHoux/Item XX 3 2024-XX
WHEREAS, over the next couple months, staff will prepare bid documents to obtain a separate contractor to complete the necessary site preparation, utilities to the restroom location and site improvements surrounding the new restroom and will return to Council with a contract for this work in summer 2024; and WHEREAS, as the restroom design is not 100% finalized, materials and fixtures could potentially change and increase the cost of the restrooms; and WHEREAS, for this reason and due to fluctuating material cost, staff recommends Council approve a 10% contingency budget in the amount of $29,880, for a total cost not to exceed $328,676; and
WHEREAS, City staff recommends award to Public Restroom Company as the most responsive and responsible proposer for the purchase of restroom buildings for the three park sites, for an amount not to exceed $328,676; and WHEREAS, Modesto Municipal Code Section 8-3.203 generally requires all purchases, which meet or exceed $100,000 for material, equipment, or contractual services to be formally bid. However, exceptions to the formal bidding process are granted in MMC 8-3.204(d) “Where the Purchasing Manager, in his or her discretion, determines that a process other than the formal bid procedure set forth in Section 8-3.203 will result in procurement for the City at the lowest possible cost commensurate with the desired quality”; and
WHEREAS, in addition, MMC 8-3.202(h) encourages the Purchasing Manager to join with the State of California and other units of government in cooperative purchasing plans when the best interest of the City could be served and both requirements were met based on the Competitive Bidding Process selected by Sourcewell. #17..
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01/23/24/PRN/NHoux/Item XX 4 2024-XX
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that it hereby approves the competitive bidding process from Sourcewell with Public Restroom Company, of Minden, NV, for the purchase, delivery, and installation of a restroom building for the Tuolumne River Regional Park, Picnic Area B, for a total amount of $298,796, plus $29,880 of contingency, if needed, for a total amount not to exceed $328,676.

BE IT FURTHER RESOLVED that the Purchasing Manager, or her designee, is authorized to issue the purchase order.

The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January, 2024, by Councilmember , who moved its adoption, which motion being duly seconded by Councilmember , was upon roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST:

DIANE NAYARES-PEREZ, CMC,
City Clerk
APPROVED AS TO FORM:

BY: ___________________________
JOSE M. SANCHEZ, City Attorney
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Price Proposal: Tuolumne River Regional Park, Picnic Area B Owner: City of Modesto, CA
Date: October 19, 2023
Reference: 11700-10/9/2023-0
Sourcewell: Contract # 081721-PRM
Our Offer to Sell:

1. Restroom Building ‘B’ delivered to site @ $ 270,018
Public Restroom Company (PRC) herein bids to furnish (building only per plans and specifications, delivered to site with all costs except installation including applicable taxes excluding retention. (Retention is not allowed as this is materials or a product fully assembled before shipment to the site and therefore not subject to retention.)

2. Installation: Turnkey Installation of the Building above @ $ 28,778 with retention allowed.

Public Restroom Company also includes in this two-part quotation our turnkey installation package for this building. Our national factory authorized installation team will:
a. Arrive onsite to confirm and verify the Owner/General Contractor provided scope of work in preparation for installation including access to the site. b. Verify the building pad size, building corners, finished slab elevation, utility depth and location, meter size and distance from building, and compaction compliance. c. Excavate the utility trenches for placement of our prefabricated underground piping tree for the buildings plumbing and electrical, set the kit in place, provide the water test for inspection before backfilling, and then place the site adjacent coarse sand you provide to us alongside the building pad and screed it level for final building placement. We will need onsite water availability for wetting the sand bed before building placement to consolidate the pad.
d. Set the building on the site pad.
e. Connect the utility piping stub ups to the building piping stub down building points of connection for water, sewer, and electrical conduit to the building internal electrical panel.

3. Owner/General Contractor Final Tie In of Utilities and other site work:
a. The Owner/Contractor is responsible for making all final plumbing connections at the 6’ POC locations.
b. The Owner/Contractor is responsible for pulling wire and completing all final tie-ins to the electrical panel from the 6’ POC location.
c. The Owner/Contractor is responsible for preparing the pad/foundation. PRC will trench through provided pad/foundation to run utilities to 6’ POC locations.

4. Total Cost of building and installation @ $ 298,796
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OWNER/GENERAL CONTRACTOR SCOPE OF WORK WITH/WITHOUT FOOTINGS:

Scope of Work Background:

Owner/General Contractor shall survey the site, establish survey for the building pad and prefabricated building slab elevation and front corners, excavate for building footings (if required), locate footing sleeves for electrical, waste, and water, pour the footings (if required), furnish sand base adjacent to subgrade pad, and provide location for utility POC’s nominally 6’ outside the foundation.

Preparation of Building Pad:

Owner/General Contractor is responsible for providing the building subgrade pad or when required footings to frost depth per Public Restroom Company design specifications. PRC will provide detailed drawings for the subgrade building pad, utilities POC’s, and if required the footings, attached to this scope of work.

Subgrade Pad/Foundation Requirements:

1. Owner/General Contractor shall survey the building site and provide a finished slab elevation for the prefabricated building. The building pad size we require is larger than the final actual building footprint. Provide building front corner stakes with 10’ offsets.

2. Excavate the existing site to the depth of the required footings to local code if required.

3. Furnish coarse concrete sand adjacent to subgrade pad so PRC can cut the utility trenches, install underground utilities, and screed sand.

Owner/General Contractor verification of site access to allow Building Delivery:

1. You certify to PRC that suitable delivery access to the proposed building site is available. Suitable access is defined as 14’ minimum width, 16’ minimum height, and sufficient turning radius for a crane and 70’ tractor-trailer.

2. Our cost is based upon the crane we provide being able to get within 35’ from the building center and for the delivery truck to be no more than 35’ from the crane center picking point.

3. If the path to the building site traverses curbs, underground utilities, landscaping, sidewalks, or other obstacles that could be damaged, it is the Owner/General Contractor ‘s responsibility for repair and all costs, if damage occurs.

4. If trench plating is required, it shall be the cost responsibility of the Owner/General Contractor.

5. If unseen obstacles are present when site installation begins, it is the Owner/General Contractor responsibility to properly mark them and verbally notify PRC before installation.

6. If weather becomes an issue for safety or site installation delays due to weather, Owner/General Contractor or PRC with General Contractor’s confirmation may call-off set. If building set is stopped, relocation of the building modules to an onsite or offsite location may incur additional costs to Owner/General Contractor.

Installation Notice and Site Availability:

PRC will provide sufficient notice of delivery of the prefabricated building. The Owner/General Contractor shall make the site available during the delivery period. During the delivery period, on an improved site, Owner should stop site watering several days before delivery to minimize the impact on the soils for the heavy equipment needed for installation. #17..
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Caution: If site is not ready for our field crew to perform their installation and if no notice of delay in readiness from Owner/General Contractor is received, PRC will provide a change order for remobilization on a daily basis until the site is ready for us. Ready means that the site pad is completed, the corner required survey stakes are in place, the slab elevation stakes are in place, the location of the front of the building is confirmed on site, and access to the site is available from an improved roadway. Owner/General Contractor shall sign the change order before we will continue delivery.

Public Restroom Company will “turn-key” set the buildings including the hook up of utilities inside the building (only) when they are available. PRC will use its own factory trained staff for the installation.

Utility Connections:

1. PRC to complete all internal building plumbing connections and connections from the electrical panel to building’s fixtures. The Owner/ Contractor is responsible for making the final plumbing connections at the 6’ POC locations.

2. The Owner/Contractor is responsible for pulling the wire and completing the final tie-in to the electrical panel from the 6’ POC location.

3. The Owner/Contractor is responsible for commissioning the building once final utility connections are made. This includes flushing & testing all water service lines before final startup.

Special Conditions, Permits, and Inspection Fees:

Follow any published specifications governing local building procedures for applicable building permit fees, health department fees, all inspection fees, site concrete testing fees, and compaction tests, if required by Owner. PRC is responsible for all required State inspections and final State insignia certification of the building, if applicable.

Jurisdiction for Off-site Work:

Jurisdiction, for permitting and inspection of this building shall be either the State agency who manages prefabricated building compliance in the state or the local CBO (when the State does not provide certification.) If the responsibility for building inspection is the local CBO, we will provide a certified plan set, calculations, and a third-party engineer inspection report for any and all closed work the local official cannot see.

PUBLIC RESTROOM COMPANY SCOPE OF WORK:

Our In Plant/Off-Site Construction Scheduling System:

PRC has several off-site manufacturing centers in the United States, strategically located, with the proper equipment and trained staff to fabricate our custom buildings to our high-quality fit and finish standards. PRC manages quality control in our off-site production facility to comply with the approved drawings and provides an inspection certification and photos as required. When proprietary materials, which we have designed and fabricated, are part of the project, PRC supplies the manufacturing centers with these proprietary PRC components. We then schedule the in-plant construction process to #17..
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coordinate with your delivery date through our Operations Division field staff. We guaranty on time at cost delivery weather permitting.

Special Payment and Progress Billing Terms:

Invoicing begins on the 30th of the month following an order and/or the acceptance of the proposal/contract.

The first progress billing invoice will be issued for the commencement of design and engineering of architectural plans. This will be 10% of the contracted amount. Once construction begins invoicing will commence monthly based on plant percentage of completion, supported by photographs.

In the event of project stoppage, additional fees may be assessed for re-mobilization, storage, crane costs, etc. Our discounted project costs are based upon timely payments. Delays in payment could change delivery schedules and project costs.

Delivery and Installation:

Site Inspection:

PRC staff, upon site arrival, will verify the required dimensions of the building pad and the corner locations/elevation. We will also verify the delivery path from an accessible road or street and install the underground utilities to the point of connection nominally 6’ from the exterior of the building.

Installation:

PRC will install the building turn-key, except for any exclusion (listed under “Exclusions,” herein.) Installation of Utilities under the Prefabricated Building:

We fabricate off-site an underground utilities (water, and DWV piping and fittings) preassembled plumbing and electrical tree. Our site staff will set the underground tree into code depth excavated trenches and our staff will install the coarse concrete sand to bed the piping per our submitted drawing.

We provide all the buildings under-slab piping including the driven electrical ground rod. The Owner/General Contractor brings utility services to within 6’ of the pad and are responsible for final connections at that point.

Connection of Utilities Post Building Placement:

After placement of the building on the pad by PRC, our field staff will tie in the water and sewer connection “inside” the building only and terminate at a point of connection (POC) outside the building clearly marked for each utility service. The Owner/General Contractor is responsible for final utility point of service connections at the nominal 6’ from building locations.

Electrical:

PRC provides the electrical conduit to the POC 6’ from the building. The Owner/General Contractor pulls the wire and ties it off on the electrical panel.
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Plumbing:

PRC provides the POC up to 6’ from the building footprint and the Owner/General Contractor connects the water to our stub out location.

Sewer:

Some sites depending on the local jurisdiction will require an outside house trap which Owner/General Contractor shall install if needed. PRC will provide you with a sewer point of connection including a clean out to which Owner/General Contractor will terminate the site sewer service.

Testing of Water, Sewer, and Electrical in Plant and Final Site Utility Connection:

Before the building leaves the manufacturing center, PRC certifies a pressure water piping test, DWV, and the electrical connections for compliance with code. While the building is fully tested for leaks at the plant before shipment, road vibration may loosen some plumbing slip fittings and require tightening once the building services (water) is completed. Owner/General Contractor is responsible for minor fitting tightening to handle small slip fitting leaks caused by transportation.

Time of Completion:

PRC estimates a 240 calendar day schedule to complete our scope of work from receipt of written notice to proceed together with signed approved architectural submittals; including final construction documents and structural calculations from all authorities required to approve them.

Exclusions/Exceptions:

1. Access issues for delivery of the building by a clear unobstructed path of travel from an improved roadway to the final installation pad or foundation may cause site delays and extra cost at each site. This exclusion covers sites whose access is limited by trees, inaccessible roadways, overhead power lines at location where crane will lift building, grade changes disallowing our delivery trailers with only 4” of clearance to grade, berms, or uneven site grades, or when the path of travel is over improvements such as sidewalks, all of which are not within the scope of work by PRC. On some sites without on-site storage availability for buildings that cannot be set, relocation to a proximal crane yard and later relocated to the site for installation, will incur additional fees at rates that vary depending on local rates. PRC will provide written costs for this additional work by change order.

2. If weather on site causes site delivery issues, the delivery may have to be diverted to an off-site location and the additional costs will be a change order to the bid. Our staff works with the Owner/General Contractor in advance to make sure sound decisions for delivery are made to avoid this issue. But sometimes Owner/General Contractor take risks for weather, but this risk is clearly at the Owner/General Contractor risk, not PRC.

3. Sidewalks outside the building footprint.

4. Trench plates or matting needed for protection of site soils, sidewalks, hardscaping, or site utilities shall be the responsibility of the Owner/General Contractor. Any site soils damage or other site improvements if damaged during installation shall be the responsibility of the Owner/General Contractor.
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5. Not responsible for removing any soil, sand, or other debris as a result of trenching or installation.

6. Survey, location of building corners, finish floor elevation, excavation, and construction of subgrade building pad and footings (if required) per PRC plans.

7. Soil conditions not suitable for bearing a minimum of 1500 PSF with compaction to 90% maximum dry density shall require Owner/General Contractor correction before building placement. If no soils testing report is available before bid, Owner/General Contractor must verify site supporting soils at a minimum of 1500 PSF because that is the least we can place our structures on or Owner/General Contractor or engineer of record must design a foundation system to meet the imposed loads of site placement.

8. Improper water pressure, an undersized meter, or improper water volume flow to the building may necessitate a change order for installation of a building internal diaphragm tank to provide the minimum flow rate and static pressure of up to 60 PSI and a minimum of 40 PSI to properly flush the fixtures. Building water service chlorination, post installation, shall be by Owner/General Contractor.

9. Our bid included crane costs are based on a maximum 35’ radius from the center pin of the crane (10’ back from the rear of the crane) to the building center point of the furthest building module roof. If additional distance requires a larger crane, additional costs will be assessed by change order to the Owner/General Contractor.

10. Bonds, building permits, a site survey, special inspection fees, minor trash removal (nominally one pickup truck of shipping materials), final utility connections to the on-site water, sewer and electrical are by the Owner/General Contractor. Since the building is fully inspected and tested in plant, minor plumbing leaks (if water is not available when building site work installation is completed) is by the Owner/ General Contractor.

11. Site Traffic Control, if applicable, shall be by Owner/ General Contractor, not PRC.

12. Any equipment installation, site work or special inspections other than described within this proposal, shall be by Owner/General Contractor.

13. Backflow certification if applicable by Owner/ General Contractor.

14. Any Fire Suppression Systems by others, not by PRC.

15. Any future transformers, related shut offs, and disconnects for electrical is by others, not by PRC.

Insurance and Prevailing Wage Certification:

PRC shall comply with the required insurance requirements, wage reports, and safety requirements for the project, including OSHA regulations.

Special Insurance to protect the Building before acceptance:

As PRC requires payment for each month of off-site construction, and since the building is not on owner property where their insurance will cover the building, we maintain a special policy that insures the property even when paid for off-site until the building is finally accepted by the owner. This special policy protects the Owner’s custom ordered materials to be used in the fabrication of the building during this period. PRC provides this Stock Throughput Policy to cover the building materials from supplier to manufacturer, while it is being built off-site, while in transit to the job site, during and after it #17..
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is installed on-site until final acceptance. This special policy has a $1,000,000 coverage limit. This exceeds the cost of any single building we have offered for sale herein.

Errors and Omissions Insurance:

Our firm employs licensed architects, engineers, and drafting staff to provide design of our buildings.

Since these buildings are required to meet accessibility standards and building codes on site, and since we are the designer, we carry Errors and Omissions Insurance (E & O) to protect our clients from any errors. The policy covers a limit of up to $2,000,000 per occurrence and is more clearly explained in the insurance certificates we provide after receipt of a purchase order.

WARRANTY
All work performed by PUBLIC RESTROOM COMPANY (called “Company”) shall be warranted to the Owner to be of good quality, free of faults and defects in material, workmanship, and title for 5 years from last date of installation if building is installed by Company or 1 year if building is installed by Owner or Owner’s agent without on-site supervision by Company. Company warranty on building shell including exterior walls, concrete 8” slab/foundation, and roof system is warranted for 20 years structurally. The Company will repair or replace at their sole option any defects in work upon proper notice to the below stated address below.

Our Company extended warranties shall be Company only and shall have no effect on any required Performance, Payment, or Warranty Bonds where Surety shall assume no liability to the Company, the Owner, or any third parties should the Company fail for any reason to deliver acceptable maintenance warranties beyond the one year period. The warranty extension is solely between the owner and PRC and not the general contractor, bonding company, or architect/engineer of record.

This warranty applies only if all work performed by Company has been fully paid for, including change orders if applicable. Company has no responsibility for any neglect, abuse, or improper handling of building product.

The warranties expressed herein are exclusive, and are in lieu of all other warranties expressed or implied, including those of merchantability and fitness.

There are no warranties which extend beyond those described on the face of this Warranty. The foregoing shall constitute the full liability of the Company and be the sole remedy to the Owner.

Term of Offer to Sell and Owner/General Contractor Acceptance:

This offer is valid for acceptance within 90 days or when a part of a public bid for the applicable duration imposed within the Owner’s bid documents. Acceptance is by approving our post bid preliminary notice to begin drawings subject to final Owner/General Contractor approval of our submittals and receipt of a contract or a purchase order/contract.

Special Notice of Possible Project Cost Increases as a Result of Late Payments:

In the event of delayed or late payment, PRC shall have the right to remedies including late charges, overall project total cost increases, and other damages as allowed by applicable law. The contract price #17..
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quoted herein is a discounted price based upon our receipt of progress payments as invoiced on the agreed billing schedule of PRC. In the event of non-payment, PRC will provide a 5 day written notice to cure and if payment is still not received, the discounted price for the payment due may increase, to an undetermined amount, to cover work stoppage, remobilization, cancellation of materials and subsequent restocking charges, resale of the contracted building to another party, storage fees, additional crane fees, travel and per diem costs for field crews, and any other cost applicable to the project, as allowed by law. Interest if applicable to non-payment will be assessed at the maximum amount allowed by law or 18% whichever is greater.

Termination
Upon Termination for any reason, Owner/General Contractor shall be liable for the cost of all work performed up to the date of termination. Additionally, Owner/General Contractor shall pay for off-site demolition and disposal of the partially or fully fabricated building as well as any non-returnable materials which were custom-ordered to complete fabrication in PRC’s factory location. Any returned materials are subject to return and restocking fees at the Owner/General Contractor expense.

Venue for Contract Jurisdiction:

Public Restroom Company requires all contracts accepted by our firm to hold that the venue for legal jurisdiction for this contract offer and acceptance shall be Douglas County, Nevada. In the event of your default, PRC shall be entitled to the full amount due including reasonable attorney fees, costs, storage, expenses of physical recovery, and statutory interest, as allowed by law.

No modifications to this offer shall be authorized unless confirmed in writing by the President of Public Restroom Company.

Offered by: Public Restroom Company by _________________________________ Charles E. Kaufman IV, President
This provides conditional acceptance of this preliminary purchase order for this building subject to acceptance of the submittals, furnished by Public Restroom Company. Once you accept the preliminary submittals, this shall become a final purchase agreement or at your discretion the final purchase order or a contract may be substituted with this attached.

Accepted by:
_______________________________ _______________________________ Authorized Signature Date Signed
_______________________________ _______________________________ Printed Name Legal Entity Name and Address
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PROJECT REF#: 11700-10/9/2023-0
ARTIST IMPRESSION: 3D
RENDERING ONLY FORREPRESENTATION.COLORS AND MATERIALS

ARE SUBJECT TO CHANGE
COPYRIGHT 2023, PUBLIC

RESTROOM COMPANYTHIS MATERIAL IS THEEXCLUSIVE PROPERTY OFPUBLIC RESTROOM

COMPANY AND SHALLNOT BE REPRODUCED,USED OR DISCLOSED TO

OTHERS EXCEPT AS

AUTHORIZED BY THE

WRITTEN PERMISSION OF

PUBLIC RESTROOM
COMPANY.

MODESTO, TUOLUMNE RIVER CALIFORNIA

PICNIC AREA B
2587 BUSINESS PARKWAY
MINDEN NEVADA 89423
P: 888-888-2060 F: 888-888-1448
www.PublicRestroomCompany.com

REGIONAL PARK

RESTROOM BUILDING

FLOOR PLAN
SCALE: NOT TO SCALE
B
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12'-0" T.O. SLAB 0'-0" T.O. WALL 7'-4"
12'-0" 2 12 HD HD HD 24'-8" (ROOF OVERALL) 23'-4" (BUILDING) 12'-0" (ROOF OVERALL)
10'-8" (BUILDING) 8" 8"
4" 1'-0" UTILITY CHASE ELEC. PANELACC/RR ALL GENDER BC ACC/RR ALL GENDER BC ACC/RR ALL GENDER BC FLOOR PLAN SCALE: 3/16"=1'0" ELEVATION 1 SCALE: 3/16"=1'-0" 1- 2- ELEVATION 2 SCALE: 3/16"=1'-0" PROJECT #: MAX. PERSON / HOUR: REVISION # 11700 180SHEET# START 10/9/2023 DATE: DRAWN BY: EOR REVISION DATE: - DRAWN BY: C O P Y R I G H T 2 0 2 3 , P U B L I C R E S T R O O M C O M P A N Y T H I S MATERIAL IS THE EXCLUSIVE P R O P E R T Y O F P U B L I C R E S T R O O M C O M P A N Y A N D SHALL NOT BE REPRODUCED, U S E D , O R D I S C L O S E D T O O T H E R S E X C E P T A S AUTHORIZED BY THE WRITTEN P E R M I S S I O N O F P U B L I C R E S T R O O M C O M P A N Y . ~NOT FOR CONSTRUCTION ~ PRELIMINARY DESIGN DRAWING ONLY ~ DO NOT SCALE, DIMENSIONS PRESIDE PROJECT: BUILDING TYPE: M PROJECT REF#: 11700-10/9/2023-0 RESTROOM BUILDING - 'B' TUOLUMNE RIVER REGIONAL PARK, PICNIC AREA B MODESTO, CA #17.. - 1017 -
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FINANCIAL INTEREST DISCLOSURE (only required if agreement is over $100K) Any contract award to result from this RFP process and Proposer’s submission of a Proposal therewith will require approval by a majority vote of the City of Modesto’s City Council. In order to have full transparency in any City of Modesto commercial actions, the City Council may not approve an agreement between the City and the Proposer until all persons with a direct or indirect financial interest of greater than $2,000 in the Proposer are identified by name.

Proposer must therefore complete this Financial Interest Disclosure Form, listing by name all parties that have a material financial interest in the agreement, contract or development right.

PLEASE NOTE, any Council action that requires a Financial Interest Disclosure cannot be considered by the City Council until the required reporting is made. That means that City Council agenda items without the disclosure will be removed from the Council agenda.

Financial Interest Disclosure to City of Modesto
Proposer shall identify any person with a financial interest in the Proposer by name, below.

For the purposes of this disclosure, a “Financial Interest” shall have the meaning contained in Modesto Municipal Code section 2-10.02.

Persons having an aggregate economic interest in the Proposer less than two thousand dollars ($2,000.00) at all times prior to final Council action of the proposed contract are not required to be listed on the Financial Interest Disclosure.

Notwithstanding the foregoing, a Financial Interest Disclosure is not required for a Proposer meeting the financial criteria for listing on the New York or the Pacific Stock exchanges unless it is reasonably foreseeable that a City Council decision will increase or decrease that entity's gross revenues or expenses by one million dollars ($1,000,000) or more and the requirements of Modesto Municipal Code Section 2-10.03(h) are satisfied.

It is the legal obligation of all applicants for approval of an agreement or of an application for development rights to verify in writing, under penalty of perjury, that the identity of each person having a material financial interest in the Proposer is true, correct and complete. By signing below, the applicant understands that this information is provided under penalty of perjury, and that intentionally supplying misinformation or deception may result in either invalidation of the agreement or application, or criminal prosecution for misdemeanor violation of the Modesto Municipal Code, or both. Negligent provision of misinformation shall be grounds for invalidation.

In accordance with the Modesto Municipal Code, each applicant has a continuing obligation to maintain the truth, accuracy and completeness of the financial interest disclosure information provided below until after final consideration by the City Council of any matter arising out of or relating to the agreement or application.
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Print Names of Persons Having a Financial Interest in Proposer Receiving this Agreement:

First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
First Name, Last Name
By signing this document, I agree to the information contained within.

Proposer Company Name:

Name of Proposer Signatory:

Signature of Proposer Representative:
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CITY OF MODESTO

COUNCIL AGENDA REPORT
DATE OF MEETING:

January 23, 2024
Date: January 3, 2024
TO: Mayor and City Council
THROUGH: Joseph P. Lopez, City Manager
FROM: William Wong, Director of Utilities
SUBJECT: Award Regional Water Recycling Facility - Jennings Campus Corrosion Control Measures Project
CONTACT: Cristian C. Ciotau, Engineering Division Manager [email protected], 209-571-5175
DESCRIPTION:

Consider approving the Plans and Specifications for the Regional Water Recycling Facility - Jennings Campus Corrosion Control Measures Project accepting the Bid and Awarding a Construction Contract to TCB Industrial, Inc., of Modesto, CA, in the amount of $3,870,047, authorizing 15% for contingency (if needed), for a total payment amount not to exceed $4,450,554. (Funding Source: Wastewater Fund)
STRATEGIC PLAN ELEMENT:

The recommended action supports the 2020-2025 City of Modesto Strategic Plan Initiatives, Goal D: Provide safe, efficient, and reliable infrastructure through proactive community investment, maintenance, and sustainability efforts.

BACKGROUND:

Shortly following the startup of the Phase 2 Tertiary Treatment Process at the Regional Water Recycling Facility - Jennings Campus (RWRF-JC), maintenance and operations staff observed corrosion on equipment, pipes, and fittings downstream of the tertiary process On May 14, 2019, by Resolution No. 2019-235, Council approved an Agreement with Hazen and Sawyer for the preparation of the Wastewater Treatment Corrosion Evaluation and Process Optimization Study.

On August 4, 2021, by Resolution No. 2021-306, Council approved an Engineering Services Agreement with Carollo Engineers for the RWRF-JC Corrosion Control Measures Project.

The RWRF-JC Corrosion Control Measures Project will replace the existing corroded steel influent line between the screening facility and the distribution box with a corrosion resistant fiberglass reinforced plastic (FRP) line. A stainless steel liner will also be installed in the ultraviolet (UV) channels to assist with the cleaning of the channels and to reduce the growth of algae.
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City Council, January 23, 2024
Award Regional Water Recycling Facility - Jennings Campus Corrosion Control Measures Project

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This project will also address replacing the influent Parshall Flume No. 2 at the Regional Water Recycling Facility - Sutter Campus (RWRF-SC) which has developed a large blister creating a significant impact on the accuracy of the flow measurement, and the removal of the built-in crane and existing loading dock doors of the maintenance shop as the building is being repurposed into additional office space.

DISCUSSION:

The project was advertised for bids on October 16, 2023. Bids were publicly opened on December 5, 2023, pursuant to City Charter Section 1307 and TCB Industrial Inc., of Modesto, CA, was the responsible bidder with the lowest responsive bid.

Bid Analysis:

Number of bids received 1
Number of bids within 10% of engineer’s estimate 0
Number of bids above the engineer’s estimate 1
Number of bids below the engineer’s estimate 0
Percent low bid is above the engineer’s estimate 22.86% Modesto Municipal Code Section 8-3.203 generally requires all purchases, which meet or exceed $100,000 for material, equipment, or contractual services to follow the formal bid procedures. The award of a Contract for the construction of the RWRF-JC Corrosion Control Measures Project to TCB Industrial Inc., of Modesto, CA, conforms to the Modesto Municipal Code because the City complied with the formal bid procedures and TCB Industrial Inc. was the lowest responsive and responsible bidder.

The City’s “Change Order Approval Policy” enacted by Council Resolution No. 1994-443 on July 19, 1994, revised on July 9, 2019, by Council Resolution No. 2019-326 and revised a second time on September 12, 2023 by Council Resolution No. 2023-405 established a Contract change order authority of 10% for Construction Contracts of this dollar value. However, after reviewing the plans and specifications, and given the nature of this project where unforeseen utilities or buried structures, and other unaccounted for issues may arise, it is likely that this project could exceed the Director’s Authority of 10% ($387,005) of the Construction Contract amount of $3,870,047. Therefore, staff is requesting that the Director’s Authority to issue change orders be increased to 15% ($580,507) of the Construction Contract amount.

While the contingency policy is utilized for each Construction Contract awarded by the City, it is not written into each contract, nor is it a guaranteed amount included in the final compensation to the contractor. Prior to bidding a project, staff works diligently to ensure that all projects and bid packages contain well-defined scopes of work and that all projects stay within budget.

FISCAL IMPACT:

The total estimated cost for the construction phase of this project is $5,110,554. Expenses associated with this effort are housed in the following Capital Improvement Program project:
101092 - Jennings Corrosion Control

ANTICIPATED CONSTRUCTION EXPENDITURES
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City Council, January 23, 2024
Award Regional Water Recycling Facility - Jennings Campus Corrosion Control Measures Project

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Construction Contract $3,870,047
Construction Contingency (15%) $580,507
Construction Administration - City Staff $400,000
Engineering/Design/Administration – City Staff/Consultant $260,000 TOTAL $5,110,554
A budget adjustment in the amount of $2,632,510 from Wastewater Reserves will be necessary to fund the Construction Phase of this project.

COMMITTEE RECOMMENDATION:

This item was considered by the Finance Committee at the meeting held on June 28, 2021, where it was recommended that an Engineering Services Agreement with Carollo Engineers be forwarded to Council.

CEQA/NEPA REQUIREMENTS:

Environmental review has been provided through a Categorical Exemption under CEQA Section 15301 (Ex. Facilities) Class1, (b).

RECOMMENDED COUNCIL ACTION:

Staff Recommendations:

Resolution approving the Plans and Specifications for the Regional Water Recycling Facility - Jennings Campus Corrosion Control Measures Project; accepting the Bid and Awarding a Construction Contract to TCB Industrial, Inc., of Modesto, CA, in the amount of $3,870,047, authorizing the Director of Engineering Services to approve Change Orders up to the cumulative amount of $580,507, 15% of the original contract price, for a total payment amount not to exceed $4,450,554 and authorizing the City Manager, or his designee, to execute the contract.

Resolution amending the Fiscal Year 2023-24 Capital Improvement Program Budget in the amount of $2,632,510 to fund the Construction Phase of the Regional Water Recycling Facility - Jennings Campus Corrosion Control Measures Project and authorizing the City Manager, or his designee, to implement the provisions of the resolution.

Approved by:

William Wong, Director of Utilities
Joseph P. Lopez, City Manager
Attachments:

1. Resolutions (2)

2. Construction Contract - TCB Industrial, Inc.

3. Bid Results
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1 2024-

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-

RESOLUTION APPROVING THE PLANS AND SPECIFICATIONS FOR THE

REGIONAL WATER RECYCLING FACILITY - JENNINGS CAMPUS
CORROSION CONTROL MEASURES PROJECT; ACCEPTING THE BID AND AWARDING A CONSTRUCTION CONTRACT TO TCB INDUSTRIAL, INC., OF MODESTO, CA, IN THE AMOUNT OF $3,870,047, AUTHORIZING THE

DIRECTOR OF ENGINEERING SERVICES TO APPROVE CHANGE ORDERS UP TO THE CUMULATIVE AMOUNT OF $580,507, 15% OF THE ORIGINAL

CONTRACT PRICE, FOR A TOTAL PAYMENT AMOUNT NOT TO EXCEED $4,450,554 AND AUTHORIZING THE CITY MANAGER, OR HIS DESIGNEE,

TO EXECUTE THE CONTRACT
WHEREAS, plans and specifications have been prepared for the Regional Water Recycling Facility - Jennings Campus (RWRF-JC) Corrosion Control Measures Project, and
WHEREAS, the project will replaces a corroded steel influent line between the screening facility and the distribution box with a corrosion resistant fiberglass reinforced plastic (FRP) line and install a stainless steel liner in the ultraviolet (UV) channels to assist with the cleaning of the channels and reduce the growth of algae, and WHEREAS, the project will also address replacing the influent Parshall Flume No. 2 at the Regional Water Recycling Facility - Sutter Campus (RWRF-SC) which has developed a large blister creating a significant impact on the accuracy of the flow measurement, and the removal of the built in crane and existing loading dock doors of the maintenance shop as the building is being repurposed into additional office space, and WHEREAS, the project was advertised for bids on October 16, 2023, and WHERAS, on December 5, 2023, bids were publicly opened, pursuant to City Charter Section 1307, one bid was received and TCB Industrial Inc., of Modesto, CA, was the responsible bidder with the lowest responsive bid, and #18..
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2 2024-
WHEREAS, Modesto Municipal Code Section 8-3.203 generally requires all purchases, which meet or exceed $100,000 for material, equipment or contractual services to follow the formal bid procedures, and
WHEREAS, the award of Contract for the construction of the RWRF-JC Corrosion Control Measures Project to TCB Industrial Inc., of Modesto, CA, conforms to the Modesto Municipal Code because the City complied with the formal bid procedures and TCB Industrial Inc. was the lowest responsive and responsible bidder, and WHEREAS, staff recommends awarding the Contract to TCB Industrial Inc., of Modesto, CA.

NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that it hereby approves the plans and specifications for the RWRF-JC Corrosion Control Measures Project, accepts the bid of $3,870,047, authorizes the Director of Engineering Services to approve Change Orders up to the cumulative amount of $580,507, 15% of the original Contract price, for a total payment amount not to exceed $4,450,554, awards the Construction Contract to TCB Industrial Inc., of Modesto, CA and authorizes the City Manager, or his designee, to execute the Contract.

BE IT FURTHER RESOLVED that the City Manager, or his designee, is hereby authorized to execute the Contract, in a form approved by the City Attorney. #18..
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The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January, 2024, by Councilmember ?, who moved its adoption, which motion being duly seconded by Councilmember ?, was upon roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST:

DIANA NAYARES-PEREZ, City Clerk
(SEAL)
APPROVED AS TO FORM:

BY: ____________________________________
JOSE M. SANCHEZ, City Attorney
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1 2024-

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-
RESOLUTION AMENDING THE FISCAL YEAR 2023-24 CAPITAL
IMPROVEMENT PROGRAM BUDGET IN THE AMOUNT OF $2,632,510 TO

FUND THE CONSTRUCTION PHASE OF THE REGIONAL WATER

RECYCLING FACILITY - JENNINGS CAMPUS CORROSION CONTROL

MEASURES PROJECT AND AUTHORIZING THE CITY MANAGER, OR HIS

DESIGNEE, TO IMPLEMENT THE PROVISIONS OF THE RESOLUTION WHEREAS, certain budgetary transactions are necessary in the amount of $2,632,510, in order to fund the Regional Water Recycling Facility - Jennings Campus Corrosion Control Measures Project, and
WHEREAS, the Fiscal Year 2023-24 Capital Improvement Program Budget must be amended.

NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that it hereby approves the amendment of the Fiscal Year 2023-24 Capital Improvement Program Budget in the amount of $2,632,510.

BE IT FURTHER RESOLVED that the City Manager, or his designee, is hereby authorized to implement the provisions of this resolution. #18..
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The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January 2024, by Councilmember ?, who moved its adoption, which motion being duly seconded by Councilmember ?, was upon roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST:

DIANE NAYARES-PEREZ, City Clerk
(SEAL)
APPROVED AS TO FORM:

BY: ____________________________________
JOSE M. SANCHEZ, City Attorney
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1 City of Modesto
RWRF – Jennings Campus Corrosion Control Measures

CONTRACT
This Agreement, made and entered into in the City of Modesto, County of Stanislaus, State of California, this ______ day of _____________, 2024, by and between the City of Modesto, a municipal corporation of the State of California, hereinafter called City, and TCB Industrial, Inc., a California corporation, hereinafter called Contractor, R E C I T A L S :

WHEREAS, the City Manager of the City of Modesto, authorized the call for bids, approved the Plans and Specifications prepared under the direction of the Director of Utilities Department for the RWRF JENNINGS CAMPUS CORROSION CONTROL MEASURES project and directed the City Clerk to advertise for sealed bids for doing said work and providing that bids be submitted on the 5th day of December, 2023; and WHEREAS, the City Clerk, thereafter duly and regularly caused a notice to be published in the manner and for the time prescribed by law; and WHEREAS, Contractor, pursuant to the provisions of said notice duly filed a bid with the City Clerk, a true copy of which is now on file in the office of the City Clerk of the City of Modesto, and is hereby referred to and by this reference made a part hereof as fully as if set forth at length herein; and
WHEREAS, all bids received pursuant to said notice were opened and examined and publicly declared at the time specified in said advertisement for bids and at a regular meeting of the City Council held on the ______ day of ____________, 2024 by Resolution 2024-____ the Council found and declared the bid of Contractor to be the lowest responsive bid and thereupon awarded a Contract to Contractor to do the Work referred to in the aforementioned Plans and Specifications.
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DIANE NAYARES-PEREZ, CMC, City Clerk
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Bid Tabulation Thursday, December 7, 2023
Project Title: RWRF Jennings Campus Corrosion Control
Measures
Project ID #: 2024-03
Fund #: 101092
Vault ID #: 14-D-0138
Bid Opening: 12/5/2023 at 11:00 AM
Basis of Award: By Base Bid Designer: Carollo
Design Manager: Cristian Ciotau
Project Description: At the Jennings Campus, this project will be replacing aging lined Ductile Iron Pipe and Coated Steel pipe due to susceptibility to corrosion from high H2S Levels. Additionally, Phase 2 UV Channels are being reinforced with Stainless Steel liners and protective coatings to combat corrosion and algae growth. At the Sutter Campus, a critical issue with influent Flume #2 has been identified, impacting flow measurement accuracy. To address this, the problematic flume is being replaced to maintain data integrity and operational efficiency.

Item # Item Description Units Quantity Unit Price Extension Apparent Low Bidder
TCB Industrial Inc.
(209) 571-0569 2955 Farrar Avenue, Modesto CA 95354
Base Bid

1. Mobilization And Demobilization (Not to be LS 1 $141,429.00 $141,429.00 greater than 4% of the total Base Bid Price)

2. Sheeting, Shoring, & Bracing, or Equivalent LS 1 $30,100.00 $30,100.00 Method for Protection of Life and Limb in
Trenches and Open Excavation,
Pursuant to California Labor Code
SS6707 and Section 02260d

3. Commissioning (not to be less than 1% of LS 1 $40,044.00 $40,044.00 the Total Bid Price)

4. SWPPP Installation and Maintenance LS 1 $29,615.00 $29,615.00

5. Subsurface Utility Investigations LS 1 $28,963.00 $28,963.00

6. Civil Grading, Paving, and Yard Piping LS 1 $1,920,280.00 $1,920,280.00

7. UV Coating and Lining LS 1 $1,273,515.00 $1,273,515.00

8. Sutter Campus Parshall Flume Replacement LS 1 $327,628.00 $327,628.00

9. Sutter Maintenance Shop Infill Wall LS 1 $56,495.00 $56,495.00

10. All Other Contract Work Not Specifically LS 1 $21,978.00 $21,978.00 Identified in the Bid Schedule
Total: $3,870,047.00
Percent From Engineer's Estimate: 22.86%
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Item # Item Description Units Quantity Unit Price Extension Engineer's Estimate
Base Bid

1. Mobilization And Demobilization (Not to be LS 1 $125,000.00 $125,000.00 greater than 4% of the total Base Bid Price)

2. Sheeting, Shoring, & Bracing, or Equivalent LS 1 $35,000.00 $35,000.00 Method for Protection of Life and Limb in
Trenches and Open Excavation,
Pursuant to California Labor Code
SS6707 and Section 02260d

3. Commissioning (not to be less than 1% of LS 1 $50,000.00 $50,000.00 the Total Bid Price)

4. SWPPP Installation and Maintenance LS 1 $25,000.00 $25,000.00

5. Subsurface Utility Investigations LS 1 $25,000.00 $25,000.00

6. Civil Grading, Paving, and Yard Piping LS 1 $650,000.00 $650,000.00

7. UV Coating and Lining LS 1 $950,000.00 $950,000.00

8. Sutter Campus Parshall Flume Replacement LS 1 $500,000.00 $500,000.00

9. Sutter Maintenance Shop Infill Wall LS 1 $500,000.00 $500,000.00

10. All Other Contract Work Not Specifically LS 1 $290,000.00 $290,000.00 Identified in the Bid Schedule
Total: $3,150,000.00
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CITY OF MODESTO

COUNCIL AGENDA REPORT
DATE OF MEETING:

January 23, 2024
Date: January 03, 2024
TO: Mayor and City Council
THROUGH: Joseph P. Lopez, City Manager
FROM: William Wong, Director of Utilities
SUBJECT: Amendments to the On-Call Engineering Consultant Agreements CONTACT: Jeff Daniels, Acting Wastewater Division Manager, [email protected], 209-577-6255
DESCRIPTION:

Consider the First Amendments to the On-Call Engineering Consultant Agreements with Brown & Caldwell, Carollo Engineers, and Hazen and Sawyer, and the Second Amendments to the On-Call Engineering Consultant Agreements with Black Water Consulting Engineers, Inc., West Yost Associates, and Woodard & Curran, to remove the annual “not to exceed” language. (Funding Source: Sewer Fund, Storm Drain Fund)
STRATEGIC PLAN ELEMENT:

The recommended action supports the City’s 2020-2025 Strategic Plan Initiatives: Provide safe, efficient and reliable infrastructure through proactive community investment, maintenance and sustainability efforts.

BACKGROUND:

The City of Modesto Wastewater Division is comprised of multiple sections including Operations, Maintenance, Collections, Environmental Compliance, Laboratory Services, Stormwater Collections, and Stormwater Compliance. Each section is highly specialized, contributing to the dynamic nature of the Wastewater Division and often requires technical support from consultants with equally specialized levels of expertise.

On February 25, 2020, by Resolution No. 2020-111, Council approved agreements with six (6) consulting firms for On-Call Engineering services, not to exceed an annual cost of $200,000 for Sewer Fund (4210), and $100,000 for Storm Drain Fund (4480), and a total combined cost not to exceed $1,000,000 for Sewer Fund and $500,000 for Storm Drain Fund over five (5) years.

The Wastewater Division currently holds contracts with six (6) consulting firms. These consultants are encompassed under the Wastewater Division’s On-Call Engineering Consultant Agreement and provide a broad range of technical expertise, allowing City staff to select the #19..
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Amendments to the On-Call Engineering Consultant Agreements

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most qualitied consultant to help Staff make informed decisions regarding the City’s wastewater treatment operations, wastewater and stormwater collection system, as well as meeting and maintaining permit compliance.

DISCUSSION:

Due to the complex nature of the tasks performed by the Consultants, projects often span multiple agreement years, and the resulting services are charged to the City as they are completed in real time. This has posed complications over the life of the agreement due to the original verbiage limiting the allowable spend in each Agreement year. As a result, Wastewater has had to defer projects to a later time, in some cases by multiple years.

The Wastewater Division has several pending projects, necessary for evaluating the current system and adjusting treatment to meet both demand as well as address critical infrastructure limitations while aligning with the City’s new Waste Discharge Requirements for Land Application.

Based on this, staff recommends removing Section 3, Paragraph 1, COMPENSATION of the original Agreement and replace with verbiage not limiting the annual agreement spend while maintaining the previously approved five-year spend limits.

FISCAL IMPACT:

This item was previously approved by Council and services are currently budgeted in the Sewer and Storm Fund FY24 budget. No additional Fiscal Impact will result from this amendment.

WASTEWATER AGREEMENT EXPENDITURES:

Agreement Year Date Range Current Allowed Spend Actual Spent Year 1 2/25/2020 – 2/24/2021 $200,000 $52,284
Year 2 2/25/2021 – 2/24/2022 $200,000 $113,972
Year 3 2/25/2022 – 2/24/2023 $200,000 $152,327
Year 4 2/25/2023 – 2/24/2024 $200,000 $35,582
Year 5 2/25/2024 – 2/24/2025 $200,000 $0
TOTAL $1,000,000 $354,165
REMAINING $645,835
STORMWATER AGREEMENT EXPENDITURES:

Agreement Year Date Range Current Allowed Spend Actual Spent Year 1 2/25/2020 – 2/24/2021 $100,000 $91,996
Year 2 2/25/2021 – 2/24/2022 $100,000 $18,809
Year 3 2/25/2022 – 2/24/2023 $100,000 $0
Year 4 2/25/2023 – 2/24/2024 $100,000 $0
Year 5 2/25/2024 – 2/24/2025 $100,000 $0
TOTAL $500,000 $110,805
REMAINING $389,195
COMMITTEE RECOMMENDATION:

This item was presented to the Economic Development Committee on December 04, 2023, and was recommended to forward to Council for approval.
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Amendments to the On-Call Engineering Consultant Agreements

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RECOMMENDED COUNCIL ACTION:

Staff Recommendations:

Resolution approving the First Amendments to the On-Call Engineering Consultant Agreements with Brown & Caldwell, Carollo Engineers, and Hazen and Sawyer, and the Second Amendments to the On-Call Engineering Consultant Agreements with Black Water Consulting Engineers, Inc., West Yost Associates, and Woodard & Curran, to remove the annual “not to exceed” language, and authorizing the City Manager, or his designee, to execute the Amendments.

Approved by:

William Wong, Director of Utilities
Joseph P. Lopez, City Manager
Attachments:

1. Resolution

2. First Amendment – Brown and Caldwell

3. First Amendment – Carollo

4. First Amendment – Hazen and Sawyer

5. Second Amendment – Black Water

6. Second Amendment – West Yost

7. Second Amendment – Woodard and Curran

8. First Amendment – Black Water

9. First Amendment – West Yost

10. First Amendment – Woodard and Curran

11. Original Agreement – Black Water

12. Original Agreement – Brown and Caldwell

13. Original Agreement – Carollo

14. Original Agreement – Hazen and Sawyer

15. Original Agreement – West Yost

16. Original Agreement – Woodard and Curran
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01/23/24/Utilities/JDaniels/Item # 1 2024-XXX

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-XX

RESOLUTION APPROVING THE FIRST AMENDMENT TO THE ON-CALL

ENGINEERING CONSULTANT AGREEMENTS WITH BROWN &

CALDWELL, CAROLLO ENGINEERS, AND HAZEN AND SAWYER, AND THE

SECOND AMENDMENTS TO THE ON-CALL ENGINEERING CONSULTANT AGREEMENTS WITH BLACK WATER CONSULTING ENGINEERS, INC.,

WEST YOST ASSOCIATES, AND WOODARD & CURRAN, TO REMOVE THE ANNUAL “NOT TO EXCEED” LANGUAGE, AND AUTHORIZING THE CITY

MANAGER, OR HIS DESIGNEE, TO EXECUTE THE AMENDMENTS
WHEREAS, the Wastewater Division currently holds contracts with six (6) Engineering Consulting firms under the Wastewater Division’s On-Call Engineering Consultant Agreement; and
WHEREAS, these Engineering Consultants provide a broad range of technical expertise, allowing City staff to select the most qualified consultant to assist Staff in making informed decisions regarding the City’s wastewater treatment operations, wastewater and stormwater collection system, and maintaining permit compliance; and WHEREAS, due to the complex nature of the tasks performed by the Consultants, projects often span multiple agreement years; and
WHEREAS, resulting services are charged to the City as they are completed over time; and
WHEREAS, this poses complications over the life of the agreement due to the original verbiage placing limitations on the allowable annual spend in each Agreement year; and
WHERES, this results in the Wastewater Division having to defer projects to a later time, in some cases multiple years; and
WHEREAS, the Wastewater Division has several pending projects, necessary for evaluating the current system and informing staff on potential regulatory actions as well #19..
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01/23/24/Utilities/JDaniels/Item # 2 2024-XXX
as adjusting treatment to meet both demand as well as address critical infrastructure limitations to meet the new Waste Discharge Requirements for Land Application; and WHEREAS, staff recommends removing Section 3, Paragraph 1, COMPENSATION of the original Agreement and replacing it with verbiage not limiting the annual agreement spend while maintaining the previously approved five-year spend limit.

NOW, THEREFORE BE IT RESOLVED by the Council of the City of Modesto that it hereby approves the First Amendments to the On-Call Engineering Consultant Agreements with Brown & Caldwell, Carollo Engineers, and Hazen and Sawyer, and the Second Amendments to the On-Call Engineering Consultant Agreements with Black Water Consulting Engineers, Inc., West Yost Associates, and Woodard and Curran, to remove the annual “not to exceed” language.

BE IT FURTHER RESOLVED that the City Manager, or his designee, is hereby authorized to execute the Amendments, in a form approved by the City Attorney. #19..
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01/23/24/Utilities/JDaniels/Item # 2 2024-XXX
The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January, 2024, by __________________, who moved its adoption, which motion being duly seconded by ____________________ was upon a roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST: _________________________________

DIANE NAYARES-PEREZ, CMC,
City Clerk
(SEAL)
APPROVED AS TO FORM:

BY: _____________________________
JOSE M. SANCHEZ, City Attorney
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1 FIRST AMENDMENT TO AGREEMENT FOR ON-CALL ENGINEERING

CONSULTANT SERVICES WITH BROWN AND CALDWELL
This First Amendment to the Agreement for On-Call Engineering Consultant Services (the “First Amendment”) is entered into between the CITY OF MODESTO, a municipal corporation of the State of California, hereinafter referred to as “City” and BROWN AND CALDWELL, a California corporation, hereinafter referred to as “Consultant” is entered into by the parties on the ______ day of ____________, 2024.

RECITALS
This First Amendment is made with regard to the following recitals:

WHEREAS, City and Consultant previously entered into an agreement for the OnCall Engineering Consultant Services dated February 25, 2020 (the “Original Agreement”), and WHEREAS, City and Consultant desire to amend Section 3, COMPENSATION, of the Original Agreement.

NOW, THEREFORE, in consideration of this First Amendment, and the mutual promises, covenants, and stipulations contained in the Original Agreement for On-Call Engineering Consultant Services and this First Amendment to the Original Agreement, the parties agree as follows:

1. Section 3, Paragraph 1, COMPENSATION of the Original Agreement is deleted in its entirety and replaced with: Consultant agrees to furnish services for an estimated annual amount of $200,000 for the Sewer Operations Fund and an estimated annual amount of $100,000 for the Storm Drain Fund. The total amount paid by CITY to CONSULTANT over the full term of the AGREEMENT shall not exceed $1,000,000 from Sewer Operations Fund and shall not exceed $500,000 from Storm Drain Fund.
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2 2. Except as provided by this First Amendment, all other terms and conditions of the Original Agreement shall remain in full force and effect.

IN WITNESS WHEREOF, the City of Modesto, a municipal corporation, has authorized the execution of this First Amendment to the Original Agreement for On-Call Engineering Consultant Services by its City Manager and attestation by its City Clerk under authority of Resolution No. ________, adopted by the Council of the City of Modesto on the ______ day of ___________, 2024, and Brown and Caldwell has caused this First Amendment to be duly executed as of the Effective Date.
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1 FIRST AMENDMENT TO AGREEMENT FOR ON-CALL ENGINEERING

CONSULTANT SERVICES WITH CAROLLO ENGINEERS
This First Amendment to the Agreement for On-Call Engineering Consultant Services (the “First Amendment”) is entered into between the CITY OF MODESTO, a municipal corporation of the State of California, hereinafter referred to as “CITY” and CAROLLO ENGINEERS, INC., a Delaware corporation, hereinafter referred to as “CONSULTANT” is entered into by the parties on the ______ day of ____________, 2024.

RECITALS
This First Amendment is made with regard to the following recitals:

1. Section 3, Paragraph 1, COMPENSATION of the Original Agreement is deleted in its entirety and replaced with: Consultant agrees to furnish services for an estimated annual amount of $200,000 for the Sewer Operations Fund and an estimated annual amount of $100,000 for the Storm Drain Fund. The total amount paid by CITY to CONSULTANT over the full term of the AGREEMENT shall not exceed $1,000,000 from Sewer Operations Fund and shall not exceed $500,000 from Storm Drain Fund.
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2 2. Except as provided by this First Amendment, all other terms and conditions of the Original Agreement shall remain in full force and effect.

IN WITNESS WHEREOF, the City of Modesto, a municipal corporation, has authorized the execution of this First Amendment to the Original Agreement for On-Call Engineering Consultant Services by its City Manager and attestation by its City Clerk under authority of Resolution No. ________, adopted by the Council of the City of Modesto on the ______ day of ___________, 2024, and Carollo Engineers has caused this First Amendment to be duly executed as of the Effective Date.
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1 FIRST AMENDMENT TO AGREEMENT FOR ON-CALL ENGINEERING

CONSULTANT SERVICES WITH HAZEN AND SAWYER
This First Amendment to the Agreement for On-Call Engineering Consultant Services (the “First Amendment”) is entered into between the CITY OF MODESTO, a municipal corporation of the State of California, hereinafter referred to as “CITY” and HAZEN AND SAWYER, a New York corporation, hereinafter referred to as “CONSULTANT” is entered into by the parties on the ______ day of ____________, 2024.

RECITALS
This First Amendment is made with regard to the following recitals:

1. Section 3, Paragraph 1, COMPENSATION of the Original Agreement is deleted in its entirety and replaced with: Consultant agrees to furnish services for an estimated annual amount of $200,000 for the Sewer Operations Fund and an estimated annual amount of $100,000 for the Storm Drain Fund. The total amount paid by CITY to CONSULTANT over the full term of the AGREEMENT shall not exceed $1,000,000 from Sewer Operations Fund and shall not exceed $500,000 from Storm Drain Fund.
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2 2. Except as provided by this First Amendment, all other terms and conditions of the Original Agreement shall remain in full force and effect.

IN WITNESS WHEREOF, the City of Modesto, a municipal corporation, has authorized the execution of this First Amendment to the Original Agreement for On-Call Engineering Consultant Services by its City Manager and attestation by its City Clerk under authority of Resolution No. ________, adopted by the Council of the City of Modesto on the ______ day of ___________, 2024, and Hazen and Sawyer has caused this First Amendment to be duly executed as of the Effective Date.
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1 SECOND AMENDMENT TO AGREEMENT FOR ON-CALL ENGINEERING CONSULTANT SERVICES WITH BLACK WATER CONSULTING ENGINEERS INC.

This Second Amendment to the Agreement for On-Call Engineering Consultant Services (the “Second Amendment”) is entered into between the CITY OF MODESTO, a municipal corporation of the State of California, hereinafter referred to as “CITY” and BLACK WATER CONSULTING ENGINEERS INC., a California corporation, hereinafter referred to as “CONSULTANT” is entered into by the parties on the ______ day of ____________, 2024.

RECITALS
This Second Amendment is made with regard to the following recitals:

NOW, THEREFORE, in consideration of this Second Amendment, and the mutual promises, covenants, and stipulations contained in the Original Agreement for On-Call Engineering Consultant Services and this Second Amendment to the Original Agreement, the parties agree as follows:

1. Section 3, Paragraph 1, COMPENSATION of the Original Agreement is deleted in its entirety and replaced with: Consultant agrees to furnish services for an estimated annual amount of $200,000 for the Sewer Operations Fund and an estimated annual amount of $100,000 for the Storm Drain Fund. The total amount paid by CITY to CONSULTANT over the full term of the AGREEMENT shall not exceed $1,000,000 from Sewer Operations Fund and shall not exceed $500,000 from Storm Drain Fund.
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2 2. Except as provided by this Second Amendment, all other terms and conditions of the Original Agreement shall remain in full force and effect.

CONSULTANT SERVICES WITH WEST YOST ASSOCIATES
This Second Amendment to the Agreement for On-Call Engineering Consultant Services (the “Second Amendment”) is entered into between the CITY OF MODESTO, a municipal corporation of the State of California, hereinafter referred to as “CITY” and WEST YOST ASSOCIATES, a California corporation, hereinafter referred to as “CONSULTANT” is entered into by the parties on the ______ day of ____________, 2024.

RECITALS
This Second Amendment is made with regard to the following recitals:

1. Section 3, Paragraph 1, COMPENSATION of the Original Agreement is deleted in its entirety and replaced with: Consultant agrees to furnish services for an estimated annual amount of $200,000 for the Sewer Operations Fund and an estimated annual amount of $100,000 for the Storm Drain Fund. The total amount paid by CITY to CONSULTANT over the full term of the AGREEMENT shall not exceed $1,000,000 from Sewer Operations Fund and shall not exceed $500,000 from Storm Drain Fund.
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2 2. Except as provided by this Second Amendment, all other terms and conditions of the Original Agreement shall remain in full force and effect.

This Second Amendment to the Agreement for On-Call Engineering Consultant Services (the “Second Amendment”) is entered into between the CITY OF MODESTO, a municipal corporation of the State of California, hereinafter referred to as “CITY” and WOODARD & CURRAN, INC., a Maine corporation, hereinafter referred to as “CONSULTANT” is entered into by the parties on the ______ day of ____________, 2024.

RECITALS
This Second Amendment is made with regard to the following recitals:

1. Section 3, Paragraph 1, COMPENSATION of the Original Agreement is deleted in its entirety and replaced with: Consultant agrees to furnish services for an estimated annual amount of $200,000 for the Sewer Operations Fund and an estimated annual amount of $100,000 for the Storm Drain Fund. The total amount paid by CITY to CONSULTANT over the full term of the AGREEMENT shall not exceed $1,000,000 from Sewer Operations Fund and shall not exceed $500,000 from Storm Drain Fund.
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2 2. Except as provided by this Second Amendment, all other terms and conditions of the Original Agreement shall remain in full force and effect.

IN WITNESS WHEREOF, the City of Modesto, a municipal corporation, has authorized the execution of this Second Amendment to the Original Agreement for On-Call Engineering Consultant Services by its City Manager and attestation by its City Clerk under authority of Resolution No. ________, adopted by the Council of the City of Modesto on the ______ day of ___________, 2024, and Woodard and Curran, Inc. has caused this Second Amendment to be duly executed as of the Effective Date.
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CITY OF MODESTO

COUNCIL AGENDA REPORT
DATE OF MEETING:

January 23, 2024
Date: January 3, 2024
TO: Mayor and City Council
THROUGH: Joseph P. Lopez, City Manager
FROM: Jessica Hill, Director of Community and Economic Development SUBJECT: The Crossings General Plan and Specific Plan Amendments CONTACT: Katharine Martin, Senior Planner, [email protected], 209-577-5465 DESCRIPTION:

Hearing to consider proposed amendments to the General Plan and the Specific Plan Amendment No. 26 to the Village One Specific Plan to rezone 84.1 acres from Business Park to single-family residential. (Funding Source: Developer Funded) STRATEGIC PLAN ELEMENT:

The recommended action supports the City’s 2020-2025 Strategic Plan Goal E: “Economic Vitality” Area of Focus by attracting residential development and associated infrastructure to support the community’s housing needs today and in the future.

BACKGROUND:

The 1,784-acre Village One Specific Plan, comprised of 35 individual Precise Plan areas, was adopted on October 16, 1990, to allow for new residential, business park and commercial developments in northeast Modesto. Precise Plan No. 35 is located at the easterly edge of the Specific Plan Area and was designated for Business Park (BP) uses to allow for employmentintensive office and industrial development between Claus Road and the Burlington Northern Santa Fe railroad to the east. The 2019 Modesto Urban Area General Plan update changed the land use designation of the area to Business Park-Commercial-Residential (BCR). This was done to facilitate commercial and multi-family residential development in addition to the office/industrial uses permitted in the Business Park designation.

The real estate development market has experienced significant changes since the establishment of the Village One Specific Plan in 1990. Like many surrounding areas, the City of Modesto is experiencing a severe housing shortage. Due to technological disruptions, including the proliferation of remote work during the COVID-19 pandemic, the demand for business parks has softened. Due to these converging trends, DR Horton Bay Inc. (“Applicant”) is requesting General Plan and Specific Plan land use changes that better reflect current market conditions.

In recent months there has been substantial developer interest in constructing residential developments in Precise Plan Area 35. Since adoption of the Village One Specific Plan, there #20..
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The Crossings General Plan Land Use and Circulation Plan Amendments

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has been minimal interest in development of Business Park uses in the Precise Plan, and despite the 2019 General Plan update intended to facilitate commercial and multi-family residential development in the area, there has been minimal interest in development of those uses. Rather, interest has been in the development of single-family residential uses, primarily small-lot residential development.

DISCUSSION:

On July 14, 2022, the City received the application from residential developer DR Horton Bay Inc. to develop 527 single-family homes on 84.1 acres ("The Crossings"). In order to do so, the application included an amendment the Land Use Element of the General Plan from BCR to Residential (R) and the Land Use Diagram of the Village One Specific Plan from Business Park (BP) to Village Residential (VR). The application included a Final Development Plan and Vesting Tentative Subdivision Map (“VTSM”) to divide the area into single-family residential lots of 3,400 square feet to 7,000 square feet, resulting in an overall project density of 6.2 dwelling units per acre.

Additional improvements proposed include: the creation of five landscape lots, a dual-use basin/park lot, the installation of two-lane roundabouts at the intersections of Claus Road/Merle Avenue and at the intersection of E. Briggsmore Avenue/Held Drive, two internal roundabouts within the subdivision, new sidewalks, bicycle infrastructure, and a High-Intensity Activated Crosswalk (HAWK) pedestrian crossing signal at the intersection of Claus Road /Merle Avenue.

General Plan Amendment (GPA): The site plan for the project relies on multiple proposed amendments to the General Plan: land use element, circulation element, and policies related to neighborhood park sizing:

Land Use Element: Currently, the area of Village One Precise Plan Area 35 is designated in the General Plan as Business Park-Commercial-Residential (BCR), which limits residential development to 30 percent of gross area and medium-high densities of 10-30 units per acre. As proposed, The Crossings is single-family development of approximately 7 units per acre, necessitating the amendment from BCR to Village Residential (VR).

The applicant Is proposing an amendment of 140 acres of the General Plan land use to change the designation from BCR to Village Residential (VR) to allow for the singlefamily residential development for The Crossings, as well as additional single-family residential development anticipated in the near future.

Circulation Element: Currently, Claus Road and East Briggsmore Avenue are designated as an Expressway, and since the adoption of the Village One Specific Plan in 1990, most of the right-of-way for the future expressway alignment of Claus Road has been dedicated.

However, construction of Claus Road has not occurred, and the roadway remains in its current two-lane county-road configuration. General Plan policy does not allow residential development to have a direct access to an Expressway. Since the site plan of The Crossings relies on direct access to Claus Road via Merle Avenue and the likelihood of Claus Road being rebuilt as a multi-lane expressway remains low, City staff have agreed to consider a downgrade of Claus Road from Expressway into a four-lane #20..
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The Crossings General Plan Land Use and Circulation Plan Amendments

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Principal Arterial Street, from Sylvan Avenue to East Briggsmore Avenue. This would then allow for the future East Merle Avenue to connect to Claus Road as a Collector Street, providing an outlet for the new residential development.

Additionally, though the intersection of East Briggsmore Avenue and Held Drive exists with a stop sign at Held Drive, in order for a residential development to meet the General Plan policy cited above, East Briggsmore Avenue between Claus Road and the BNSF Railroad must also be downgraded to a four-lane Principal Arterial Street.

For intersection controls at Claus Road/Merle and East Briggsmore/Held, construction of two-lane roundabouts would be required, with installation prior to recordation of a Final Map. In the case of the Claus/Merle roundabout, design of the roundabout may require alteration or removal of certain lots in the tentative subdivision map. The affected lots are noted on the tentative map, so that if those lots are altered or removed for the roundabout prior to recordation of a Final Map, there would be no need to return the tentative map to the Planning Commission for reconsideration.

Park sizing and storm drainage: The site plan of The Crossings proposes a dual-use park/storm basin of approximately four acres. Current General Plan policy requires neighborhood parks to have a minimum usable park size of seven acres or more. To facilitate development, the City is willing to consider an amendment to the policy to allow for the seven-acre minimum to be in increments of smaller parks no less than 3.5 acres each. Any new future development within the Precise Plan area would then be required to account for the additional park space to meet the seven-acre minimum.

Specific Plan Amendment (SPA): As with the above General Plan amendments to the land use element and circulation element, similar amendments to the Land Use Diagram (140 acres from Business Park to Village Residential uses) and Circulation Diagram (downgrade of Claus Road to Principal Arterial Street) of the Village One Specific Plan are needed and proposed as well.

In addition to those amendments, the applicant is proposing text amendments to the document to allow for multi-family residential development in the Business Park (BP) land use designation with a Final Development Plan approved by the Planning Commission, 10-foot wide front-yard setbacks for residences and 18-foot front-yard setbacks for garages with a Final Development Plan, and shorter dimensions to usable private rear-yard spaces while maintaining the 300- square foot private rear-yard space minimum. The text amendments are shown in red-line format in Attachment No. 6.

Precise Plan No. 35 South: Per Village One Specific Plan policy, a guiding document for each precise plan of the Specific Plan must be adopted by Council prior to development. The document outlines land uses, circulation and utility plans, and provides development standards for each precise plan area. The draft document for Precise Plan No. 35 South, (Attachment No. 3), provides the allowable uses, circulation and utility plans and development standards for the portion of the precise plan area south of Milnes Avenue. Any future development of the portion north of Milnes Avenue would require a separate Precise Plan document. The proposal for 60- and 69-foot-wide roadways that would incorporate Class-4 Separated Bikeways throughout the Precise Plan, and the Wall Plan which dictates the placement of sound walls along the adjacent BNSF Railroad alignment to the east, and Claus Road to the west. #20..
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The Crossings General Plan Land Use and Circulation Plan Amendments

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Vesting Tentative Subdivision Map “The Crossings”: The developer is proposing division of

84.1 acres within the Precise Plan area into 527 single-family residential lots, one park/dual-use basin lot and five landscape lots. Since the site plan of the tentative map is dependent on access to Claus Road, the project relies on the abovementioned GPA and SPA prior to recordation of a Final Map. Additionally, design of the Claus/Merle roundabout may cause some of the lots to be altered in configuration or removed altogether. Those affected lots are noted on the tentative map, so that if some or all of the lots are impacted/removed, there would be no need to return the tentative map to the Commission for consideration of the changes.

Noise: The project proposes new residential development adjacent to the BNSF Railroad along the east side of the site. To mitigate noise impacts of train traffic, the developer will be required to include acoustical treatments with construction of homes within 200-feet of the rail alignment, install a nine-foot high sound wall along the east side of the Vesting Tentative Subdivision Map, and a seven-foot high sound wall along the Claus Road frontage of the development. These requirements are outlined in the Wall Plan of the Precise Plan No. 35 document and in conditions of approval for the tentative map and Final Development Plan, as well as listed as a mitigation measure in the Mitigation Monitoring and Reporting Program for the project.

Final Development Plan, “The Crossings”: Per Village One Specific Plan policy, a Final Development Plan is proposed for the residential development as a result of The Crossings VTSM. The Final Development Plan outlines development standards including home siting and setbacks, and architectural design of The Crossings project.

Long-Range Development of the Precise Plan area: Though the Vesting Tentative Subdivision Map is for the development of 84.1 acres within the Precise Plan area, the proposed amendments to the General Plan and Specific Plan land uses are for 140 acres, in anticipation of future residential development. Any new projects would be subject to either Administrative or Planning Commission review and approval prior to development.

There was some community and Planning Commissioner feedback during the Planning Commission that was addressed the following ways:

1. There are safety concerns for schoolchildren who will be crossing Claus Road to attend Freedom Elementary School and Savage Middle School. The concerns are related to high-speed vehicle travel along Claus Road, frequent vehicle accidents, and lack of safe pedestrian infrastructure in the area. As a mitigation measure and condition of approval, a HAWK signalized crosswalk is to be incorporated into the design of the roundabout at the Claus Road/Merle Avenue. Additionally, separated sidewalks will be installed along Claus Road.

2. Residents may be impacted by existing operations: East Side Mosquito Abatement flights may cause noise, and rail operations may cause noise and vibration.

As mitigation measures and conditions of approval for the project, a nine-foot high sound wall is to be installed along the east side of the VTSM area, and homes within 200-feet of the rail alignment are to be constructed with acoustical treatments that would reduce interior noise and vibration impacts. Additionally, prospective homebuyers will receive notification of airport operations in the area.
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The Crossings General Plan Land Use and Circulation Plan Amendments

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FISCAL IMPACT:

The project is developer-funded. There is no General Fund impact.

COMMITTEE RECOMMENDATION:

The Planning Commission heard the item at its regularly scheduled meeting of December 18, 2023, and recommended approval of the project.

CEQA/NEPA REQUIREMENTS:

A Mitigated Negative Declaration, Environmental Assessment EA/C&ED No. 2023-26, was prepared for this project, which concluded that while the proposed project could have a significant impact on the environment, impacts as a result of the project are less than significant with the application of mitigation measures outlined in the Mitigation Monitoring and Reporting Program EA/C&ED No. 2023-26 (Attachment 6).

RECOMMENDED COUNCIL ACTION:

Staff Recommendations:

Resolution approving an Amendment to the Modesto Urban Area General Plan (DR Horton Bay, Inc.).

Resolution approving Specific Plan Amendment No. 26 to the Village One Specific Plan, to amend the Land Use Diagram from Business Park (BP) to Village Residential (VR), 140 acres east of Claus Road and north of East Briggsmore Avenue, with associated amendments to the Circulation Diagram and text (DR Horton Bay, Inc.).

Motion introducing and waiving the first reading of an Ordinance adopting a Precise Plan for Village One Precise Plan Area No. 35 South, with amendment of Section 18-3-10 of the Zoning Map to rezone from Specific Plan-Holding (SP-H) Zone to Specific Plan (SP) Zone, property located east of Claus Road, south of Milnes Road and North of East Briggsmore Avenue. (DR Horton Bay, Inc.).

Resolution approving the Vesting Tentative Subdivision Map of “The Crossings” (DR Horton Bay, Inc.).

Resolution adopting a Final Development Plan for “The Crossings”, in the Village One Specific Plan, for 527 single-family residential lots, five landscape lots, and one park lot on property located east of Claus Road and north of East Briggsmore Avenue (DR Horton Bay, Inc.).

Resolution adopting a Mitigated Negative Declaration for a General Plan Amendment, the Village One Specific Plan Amendment No. 26, Village One Precise Plan No. 35 South, Vesting Tentative Subdivision Map “The Crossings”, and Final Development Plan “The Crossings.” (DR Horton Bay, Inc.).
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City Council, January 23, 2024
The Crossings General Plan Land Use and Circulation Plan Amendments

Page 6 of 6 ends

Approved by:

Jessica Hill
Director of Community and Economic Development
Joseph P. Lopez, City Manager
Attachments:

1. City Council Resolution No. 2024-XX Approving the General Plan Amendment a. Exhibit A: Amendment to Land Use Element of the General Plan b. Exhibit B: Amendment to Circulation Element of the General Plan c. Exhibit C: Amendment to Sections VI-H-11 and VI-H-12 of the General Plan

2. City Council Resolution No. 2024-XX Approving the Specific Plan Amendment a. Exhibit A: Amendment to the Village One Specific Plan Land Use Diagram b. Exhibit B: Amendment to the Village One Specific Plan Circulation Diagram c. Exhibit C: Text Amendments to the Village One Specific Plan

3. Ordinance XXXX-C.S. adopting a Precise Plan for Village One Precise Plan Area No. 35 South, with amendment of Section 18-3-10 of the Zoning Map to rezone from Specific Plan-Holding (SP-H) Zone to Specific Plan (SP) Zone, property located east of Claus Road, south of Milnes Road and North of East Briggsmore Avenue. (DR Horton Bay, Inc.)
a. Exhibit A: Precise Plan No. 35 South Document
b. Exhibit B: Precise Plan No. 35 South Diagrams

4. City Council Resolution No. 2024-XX Approving Vesting Tentative Subdivision Map a. Exhibit A: Vesting Tentative Subdivision Map

5. City Council Resolution No. 2024-XX Approving the Final Development Plan a. Exhibit A: Final Development Plan
b. Exhibit B: Architectural Standards

6. City Council Resolution No. 2024-XX Approving the Mitigated Negative Declaration EA/C&ED No. 2023-26
a. Exhibit A: Initial Study EA/C&ED No. 2023-26
b. Exhibit B: Mitigation Monitoring and Reporting Plan EA/C&ED No. 2023-26

7. Planning Commission Minutes, December 18, 2023

8. Planning Commission Packet, December 18, 2023
a. Planning Commission Staff Report, December 18, 2023
b. Planning Commission Resolution No. 2023-31 (GPA), December 18, 2023 c. Planning Commission Resolution No. 2023-32 (SPA), December 18, 2023 d. Planning Commission Resolution No. 2023-33 (Precise Plan), December 18, 2023 e. Planning Commission Resolution No. 2023-34 (VTSM), December 18, 2023 f. Planning Commission Resolution No. 2023-35 (FDP), December 18, 2023 g. Pertinent Parties

9. Financial Interest Disclosure Form
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01/23/2024/CED/KMartin/Item 1 2024-XX

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-

RESOLUTION APPROVING AN AMENDMENT TO THE MODESTO URBAN
AREA GENERAL PLAN (DR HORTON BAY INC.)
WHEREAS, on March 5, 2019, the City Council of the City of Modesto certified the Final Master Environmental Impact Report (“Master EIR”) (SCH No. 2014042081) for the Modesto Urban Area General Plan, and
WHEREAS, a new General Plan for the City of Modesto entitled “City of Modesto Urban Area General Plan”, as recommended by the Modesto City Planning Commission, was adopted by the Council of the City of Modesto by Resolution No. 95- 409 on August 15, 1995, and
WHEREAS, said General Plan has been amended by Modesto City Council Resolution Nos. 95-584, 96-20, 96-338, 96-639, 97-3, 97-137, 97-158, 98-293, 99-162, 99-564, 2000-303, 2000-633, 2001-47, 2001-476, 2002-154, 2002-526, 2003-101, 2003- 122, 2004-233, 2005-70, 2007-066, 2007-599, 2008-142, 2008-583, 2009-419, 2011- 253, 2011-254, 2011-435, 2012-430, 2014-17, 2014-422, 2015-262, 2016-34, 2017-21, 2019-109, 2022-101, 2022-193 and 2022-449, copies of which are on file in the office of the City Clerk, and
WHEREAS, Government Code Section 65358 permits the amendment of General Plans by the legislative body, and
WHEREAS, DR Horton Bay has filed an application for a General Plan Amendment (File No. GPA-22-001) to amend the Land Use Element of the General Plan to change 140 acres from Business Park-Commercial-Residential (BCR) uses to Residential Uses (R), property located east of Merle Avenue, north of East Briggsmore #20..
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01/23/2024/CED/KMartin/Item 2 2024-XX
Avenue, within the Village One Specific Plan, to facilitate development of a new 527-lot single-family residential project, “The Crossings”; and WHEREAS, to facilitate said development the City of Modesto proposes an amendment to the Circulation Element of the General Plan to downgrade the classification of Claus Road between Sylvan Avenue and East Briggsmore Avenue from an Expressway to a four-lane Principal Arterial Street, and to downgrade East Briggsmore Avenue from Claus Road to the BNSF Railroad crossing from an Expressway to a four-lane Principal Arterial Street, and to amend Section VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks; and WHEREAS, said application was made concurrently with a proposed amendment to the Village One Specific Plan to amend the land use designation of the above 140 acres from Business Park (BP) to Village Residential (VR) with associated text amendments (File No. SPA-22-003) together with a City-initiated amendment to the Circulation Diagram to amend the designation of Claus Road from a Class A Expressway to a fourlane Principal Arterial Street, and to amend the designation of East Briggsmore Avenue east of Claus Road from a Class C Expressway to a four-lane Principal Arterial Street; and
WHEREAS, said application was also made concurrently with a proposal to adopt a Precise Plan document for Village One Precise Plan Area No. 35 (File No. PP-22-001), for the purpose of establishing land use, circulation and infrastructure requirements of the Precise Plan area, properties totaling 257 acres located generally south of Milnes Road, east of Claus Road, west of the BNSF Railroad and north of East Briggsmore Avenue; and
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01/23/2024/CED/KMartin/Item 3 2024-XX
WHEREAS, said application was also made concurrently with a proposed Vesting Tentative Subdivision Map “The Crossings” to divide 84.1 acres of the Precise Plan area into 527 single-family residential lots, five landscape lots and one park lot (File No. TSM-22-002); and
WHEREAS, said application was also made concurrently with a proposed Final Development Plan for the purpose of establishing residential development standards and architectural guidelines for The Crossings development (File No. FDP-22-003); and WHEREAS, the Community & Economic Development Department has analyzed the proposed amendment and concluded that the amendments to the Land Use Element, Circulation Element, and Sections VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks would allow for the development of new singlefamily residential uses consistent with the General Plan (as amended); and WHEREAS, an Initial Study has been prepared by staff, as required by CEQA; and
WHEREAS, the Initial Study concluded that while the project may have a potentially significant effect on the environment, the incorporation of mitigation measures would reduce the impact to a less than significant level, and a Mitigated Negative Declaration, Environmental Assessment No. EA/C&ED No. 2023-26, was prepared; and
WHEREAS, a 30-day public review period for the Initial Study/Mitigated Negative Declaration began on November 14 and concluded on December 14, 2023; and #20..
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01/23/2024/CED/KMartin/Item 4 2024-XX
WHEREAS, the City received public comments on the draft Initial Study/Mitigated Negative Declaration and no changes to the document were necessary as a result; and
WHEREAS, the Mitigation Monitoring Plan (MMP) is included and described within the Initial Study/Mitigated Negative Declaration; and WHEREAS, on December 18, 2023, the Planning Commission held a duly noticed public hearing in the Tenth Street Place Chambers located at 1010 Tenth Street, Modesto, California, relating to this proposed amendment to the Modesto Urban Area General Plan to change the land use designation of 140 acres from Business ParkCommercial-Residential (BCR) to Residential (R), and to change the designation of Claus Road between Sylvan Avenue and East Briggsmore Avenue from an Expressway to a four-lane Principal Arterial Street, and to change the designation of East Briggsmore Avenue from Claus Road to the BNSF Railroad crossing from an Expressway to a fourlane Principal Arterial Street, and to amend Sections VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks; and WHEREAS, after said public hearing, the Planning Commission adopted Resolution No. 2023-31, recommending to the City Council an amendment to the Modesto Urban Area General Plan Land Use and Circulation Elements and Sections VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks; and
WHEREAS, said matter was set for a public hearing of the City Council to be held on January 23, 2024, in the Tenth Street Place Chambers located at 1010 Tenth Street, Modesto, California, at which date and time said duly noticed public hearing of #20..
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01/23/2024/CED/KMartin/Item 5 2024-XX
the Council was held for the purpose of receiving public comment on the proposed amendment to the Modesto Urban Area General Plan Land Use and Circulation Elements and Sections VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks.

NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that it hereby finds and determines as follows:

1. The proposed General Plan amendments to the Land Use Diagram and Sections VI.H.11 and VI.H.12 regarding Neighborhood Parks would result in Residential uses that would provide for development of new housing within the Village One Specific Plan, consistent with the Residential (R) designation.

2. The proposed amendment to the Circulation Diagram of the General Plan would facilitate residential development as part of the project, as General Plan policy disallows connection of residential development to Expressways.

3. An Initial Study/Mitigated Negative Declaration, Environmental Assessment No. EA/C&ED 2023-26, has been prepared by the City of Modesto that analyzed the proposed General Plan Amendment, and the Planning Commission has determined that, on the basis of the whole record before it, that while the project may have a potentially significant effect on the environment, the incorporation of project-specific mitigation measures would reduce the impact to a less than significant level. #20..
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01/23/2024/CED/KMartin/Item 6 2024-XX
BE IT FURTHER RESOLVED by the Council of the City of Modesto that it hereby adopts the proposed amendments to the Urban Area General Plan as described in Exhibit “A”, Exhibit “B” and Exhibit “C” attached hereto and incorporated herein by reference.

BE IT FURTHER RESOLVED by the Council of the City of Modesto that the Community and Economic Development Department Director is hereby authorized and directed to forward certified copies of this resolution and said amendment to the Urban Area General Plan to the Board of Supervisors, and file a Notice of Determination within five (5) business days with the Stanislaus County Clerk pursuant to Section 21152 of the Public Resources Code.
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01/23/2024/CED/KMartin/Item 7 2024-XX
The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January 2024, by Councilmember , who moved its adoption, which motion being duly seconded by Councilmember , was upon roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST: ____________________________
DIANE NAYARES PEREZ, City Clerk
(SEAL)
APPROVED AS TO FORM:

By: __________________________________________
JOSE M. SANCHEZ, City Attorney
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EXHIBIT "C"
GENERAL PLAN AMENDMENT: SECTION VI.H.11 AND VI.H.12
VI-H-11
Design and construct dual-use facilities in accordance with the standards and criteria contained in the Design Standards for Dual use Flood Control / Recreation Facilities manual. Alternative design solutions for dual-use facilities may be allowed as long as they meet the intent of the Design Standards for Dual use Flood Control / Recreation Facilities manual and are approved by the Direction of Parks, Recreation and Neighborhoods and the City Engineer.

VI.H.12
Provide at least one neighborhood park within each residential neighborhood or Park Planning Area as defined in Figure VI-C-2. The neighborhood park should be centrally located within the neighborhood Park Planning Area and have a service radius of one-half to three-quarters of a mile. The neighborhood park should have one collector street frontage, and the remaining sides should front on residential streets. The minimum size for a neighborhood park shall be seven acres or the total acreage based on one acre of park land per one thousand population within the neighborhood Park Planning Area, whichever is greater. With the approval of the Director of Parks, Recreation and Neighborhoods, the neighborhood park acreage may be provided in no more than two separate park locations within a Park Planning Area, provided that each park location is at least three acres in size, both parks total (in aggregate) at least the minimum required park acreage for the Park Planning Area, and both parks are maintained by a Community Facilities District.”
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01/23/2024/CED/KMartin/Item X 1 2024-XX

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-
RESOLUTION APPROVING SPECIFIC PLAN AMENDMENT NO. 26 TO THE

VILLAGE ONE SPECIFIC PLAN, TO AMEND THE LAND USE DIAGRAM FROM BUSINESS PARK (BP) TO VILLAGE RESIDENTIAL (VR), 140 ACRES

EAST OF CLAUS ROAD AND NORTH OF EAST BRIGGSMORE AVENUE,

WITH ASSOCIATED AMENDMENTS TO THE CIRCULATION DIAGRAM AND TEXT (DR HORTON BAY, INC.)
WHEREAS, on October 16, 1990, the City Council by Resolution No. 90-828A, adopted the Village One Specific Plan, and
WHEREAS, Government Code Section 65453 permits the amendment of Specific Plans as often as deemed necessary by the legislative body, and WHEREAS, the City Council on June 18, 1991, by Resolution No. 91-405, adopted Specific Plan Amendment No. 1 to the Village One Specific Plan to adopt an amended Affordable Housing Program, and
WHEREAS, the City Council on May 5, 1992, by Resolution No. 92-222, adopted Specific Plan Amendment No. 2 to the Village One Specific Plan to improve technical correctness, readability, and comprehension, and WHEREAS, the City Council on February 1, 1994, by Resolution No. 94-72, adopted Specific Plan Amendment No. 3 to the Village One Specific Plan to rewrite and reorganize the Plan to be more implementation oriented, and WHEREAS, the City Council on May 24, 1994, by Resolution No. 94-297, certified the Final Supplemental EIR for Village One (SCH No. 90020181) which provided environmental analysis for the revisions in Specific Plan Amendment No. 4, and WHEREAS, the City Council on May 24, 1994, by Resolution No. 94-298, adopted Specific Plan Amendment No. 4 to the Village One Specific Plan to widen Floyd #20..
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01/23/2024/CED/KMartin/Item X 2 2024-XX
Avenue from three to five lanes, realign the Claus/Sylvan intersection, delete the nonpotable water supply for public landscaping, and integrate mitigation monitoring into the Specific Plan, and
WHEREAS, the City Council on June 28, 1994, by Resolution No. 94-372, adopted Specific Plan Amendment No. 5 to the Village One Specific Plan to revise the Residential Design Policies for cul-de-sacs, alleys, garage orientation, and plan processing, and
WHEREAS, the City Council on June 28, 1994, by Resolution No. 94-373, adopted Specific Plan Amendment No. 6 to the Village One Specific Plan to revise the school and park sites within the Specific Plan and redistribute residential units among the Village One Precise Plan Areas, and
WHEREAS, the City Council on October 10, 1995, by Resolution No. 95-487, adopted Specific Plan Amendment No. 7 to the Village One Specific Plan to reduce costs and to implement recommendations to increase the marketability of development within the Village One area, and
WHEREAS, the City Council on May 14, 1996, by Resolution No. 96-245, adopted Specific Plan Amendment No. 7.1 to the Village One Specific Plan to delete the multiple-family development designation from Precise Plan Areas Nos. 8 and 33, and Resolution No. 26-246, to amend the Design Standard portion of the Village One Specific Plan pertaining to single-family dwelling setbacks and three-car garages, limited to Precise Plan Areas Nos. 8, 32, and 33, and
WHEREAS, the City Council on June 4, 1996, by Resolution No. 96-295, adopted Specific Plan Amendment No. 8 to the Village One Specific Plan to incorporate #20..
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01/23/2024/CED/KMartin/Item X 3 2024-XX
changes previously approved in Specific Plan Amendment No. 7 into the Specific Plan document itself, to make minor editorial changes to the Specific Plan, and to incorporate changes resulting from development of a revised Village One Facilities Master Plan, and WHEREAS, the City Council on August 13, 1996, by Resolution No. 96-453, adopted Specific Plan Amendment No. 9 to the Village One Specific Plan to modify the standards for dwelling setbacks and three-car garages for the entire Specific Plan area, and
WHEREAS, the City Council on May 6, 1997, by Resolution No. 97-225, adopted Specific Plan Amendment No. 10 to the Village One Specific Plan to eliminate redundancy with the General Plan Housing Element policies and to eliminate language that was too restrictive, and
WHEREAS, the City Council on June 3, 1997, by Resolution No. 97-300, adopted Specific Plan Amendment No. 11 to the Village One Specific Plan to exempt public facilities from precise plan requirements, to streamline the Specific Plan amendment process, and to provide minor clarification to various policies and diagrams, and
WHEREAS, the City Council on October 21, 1997, by Resolution No. 97-602, adopted Specific Plan Amendment No. 12 to the Village One Specific Plan to allow changes in public service providers, delete the requirement for a business park market study, revise Amtrak station language, revise the business park precise plan diagram, and allow regional commercial uses in the business park, and WHEREAS, the City Council on February 17, 1998, by Resolution No. 98-97, adopted Specific Plan Amendment No. 13 to the Village One Specific Plan to redesignate #20..
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01/23/2024/CED/KMartin/Item X 4 2024-XX

9.8 acres in Precise Plan Area No. 3 from Multi-Family Residential to Village Residential, and
WHEREAS, the City Council on August 17, 1999, by Resolution No. 99-416, adopted Specific Plan Amendment No. 14 to the Village One Specific Plan to modify the mix of land uses allowed in the southeast quadrant of Precise Plan Area No. 20, and WHEREAS, the City Council on September 26, 2000, by Resolution No. 2000- 507, adopted Specific Plan Amendment No. 15 to the Village One Specific Plan to reduce the noise setback along Claus Road, and
WHEREAS, the City Council on May 7, 2002, by Resolution No. 2002-230, adopted Specific Plan Amendment No. 16 to the Village One Specific Plan to move 4.1 acres from Precise Plan Area No. 6 to Precise Plan Area No. 7, and WHEREAS, the City Council on April 1, 2003, by Resolution No. 2003-177, adopted Specific Plan Amendment No. 17 to the Village One Specific Plan to allow for a revised infrastructure financing plan for Village One, including the formation of a new community facilities district for the remaining undeveloped, unvested property in Village One, and
WHEREAS, the City Council on December 7, 2004, by Resolution No. 2004-650, adopted Specific Plan Amendment No. 18 to the Village One Specific Plan to change the land use designation of Precise Plan Areas 23 and 24 from Commercial, Village Residential, and Multi-Family Residential to Village Residential and Medium-Density Residential and to amend some of the Village One design and development standards, and
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01/23/2024/CED/KMartin/Item X 5 2024-XX
WHEREAS, the City Council on March 8, 2005, by Resolution No. 2005-129, adopted Specific Plan Amendment No. 19 to the Village One Specific Plan to change the land use designation of a portion of Precise Plan Area No. 1 from Very-Low-Density Residential to Office and High School and to allow City Council approval of a Final Development Plan concurrent with approval of Precise Plan Area No. 1, and WHEREAS, the City Council on November 1, 2005, by Resolution No. 2005- 547, adopted Specific Plan Amendment No. 20 to the Village One Specific Plan to allow for a revised layout for the Village Center Retail Center, property located at the southeast corner of Roselle and Floyd Avenues, and
WHEREAS, the City Council on May 9, 2006, by Resolution No. 2006-290, adopted Specific Plan Amendment No. 21 to the Village One Specific Plan to modify policies related to the development of the Village One Town Center Housing Project, property located at the northeast corner of Roselle Avenue and Belharbour Drive, and WHEREAS, the City Council on December 12, 2007 by Resolution No 2007-749, adopted Specific Plan Amendment No. 22 to the Village One Specific Plan to change the land use designation from Multi-Family Residential to Village Center for the property at the northeast corner of Floyd Avenue and Roselle Avenue, and WHEREAS, the City Council on March 11, 2014 by Resolution No 2014-89, adopted Specific Plan Amendment No. 23 to the Village One Specific Plan to change the land use designation of six acres located at the southeast corner of Hillglen Avenue and Caden Drive from Elementary School to Village Residential, and WHEREAS, the City Council on February 24, 2015 by Resolution No. 2015-55 adopted Specific Plan Amendment No. 24 to change the land use designation of 9.5 acres #20..
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01/23/2024/CED/KMartin/Item X 6 2024-XX
located at the southwest corner of Kodiak Drive and Lincoln Oak Drive from MultiFamily Residential to Village Residential, and WHEREAS, the City Council on September 14, 2020, by Resolution No. 2020-09 adopted Specific Plan Amendment No. 25 to the Village One Specific Plan to allow small-lot single-family residential developments of a minimum density of 10 units per net acre and multi-family residential uses within the Senior Housing land use designation, and
WHEREAS, DR Horton Bay Inc. has filed an application to amend the Village One Specific Plan to amend approximately 140 acres in the Land Use Diagram from Business Park (BP) to Village Residential (VR) to allow for single family residential development, plus associated textual and exhibit amendments to the Specific Plan document, and
WHEREAS, to facilitate said residential development, the City of Modesto proposes an amendment to the Circulation Diagram of the Specific Plan to downgrade the classification of Claus Road between Sylvan Avenue and East Briggsmore Avenue from a Class A Expressway to a four-lane Principal Arterial Street, and to downgrade East Briggsmore Avenue from Claus Road to the BNSF Railroad crossing from a Class C Expressway to a four-lane Principal Arterial Street, and WHEREAS, said application was made concurrently with a proposed amendment to the Land Use Element of the City of Modesto Urban Area General Plan, to change 140 acres from Business Park-Commercial-Residential (BCR) uses to Residential Uses (R), property located east of Merle Avenue, north of East Briggsmore Avenue, within the Village One Specific Plan, to facilitate development of a new 527-lot single-family #20..
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01/23/2024/CED/KMartin/Item X 7 2024-XX
residential project, “The Crossings”; together with a City-Initiated amendment to the Circulation Element of the General Plan to downgrade the classification of Claus Road between Sylvan Avenue and East Briggsmore Avenue from an Expressway to a four-lane Principal Arterial Street, and to downgrade East Briggsmore Avenue from Claus Road to the BNSF Railroad crossing from an Expressway to a four-lane Principal Arterial Street, and to amend Section VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks; and
WHEREAS, said application was also made concurrently with a proposal to adopt a Precise Plan document for Village One Precise Plan Area No. 35 (File No. PP-22-001), for the purpose of establishing land use, circulation and infrastructure requirements of the Precise Plan area, properties totaling 257 acres located generally south of Milnes Road, east of Claus Road, west of the BNSF Railroad and north of East Briggsmore Avenue; and
WHEREAS, said application was also made concurrently with a proposed Vesting Tentative Subdivision Map “The Crossings” to divide 84.1 acres of the Precise Plan area into 527 single-family residential lots, five landscape lots and one park lot (File No. TSM-22-002); and
WHEREAS, said application was also made concurrently with a proposed Final Development Plan for the purpose of establishing residential development standards and architectural guidelines for The Crossings development (File No. FDP-22-003); and WHEREAS, on February 10, 2023, the proposed Specific Plan Amendment was referred to the Sylvan and Modesto School Districts, Modesto Irrigation District, Local Agency Formation Commission, County Planning and Community Development, and the #20..
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01/23/2024/CED/KMartin/Item X 8 2024-XX
Environmental Resources Director, for a 45 day referral period in accordance with Government Code sections 65453 and 65352, and
WHEREAS, on December 18, 2023, at 6:00 p.m. the Planning Commission held a duly noticed public hearing in the Tenth Street Place Chambers located at 1010 Tenth Street, Modesto, California, at which hearing evidence both oral and documentary was received and considered concerning the proposed Village One Specific Plan amendment, and
WHEREAS, after said public hearing, the Modesto City Planning Commission by Resolution No. 2023-32, recommended to the City Council approval of amendments to the Village One Specific Plan to amend 140 acres from Business Park (BP) to Village Residential (VR), property located east of Claus Road and north of East Briggsmore Avenue, plus associated textual and exhibit amendments to the Specific Plan document, and to change the designation of Claus Road between Sylvan Avenue and East Briggsmore Avenue from Class A Expressway to four-lane Principal Arterial Street, and to change the designation of East Briggsmore Avenue between Claus Road and the BNSF Railroad from Class C Expressway to four-lane Principal Arterial Street, together with associated text amendments, and
WHEREAS, said matter was set for a public hearing of the City Council to be held on January 23, 2024, in the Tenth Street Place Chambers located at 1010 Tenth Street, Modesto, California, at which date and time said duly noticed public hearing was held.

NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that it hereby finds and determines that the proposed Amendment No. 26 to amend 140 #20..
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01/23/2024/CED/KMartin/Item X 9 2024-XX
acres from Business Park (BP) to Village Residential (VR), property located east of Claus Road and north of East Briggsmore Avenue, plus associated textual and exhibit amendments to the Specific Plan document, and to change the designation of Claus Road between Sylvan Avenue and East Briggsmore Avenue from Class A Expressway to fourlane Principal Arterial Street, and to change the designation of East Briggsmore Avenue between Claus Road and the BNSF Railroad from Class C Expressway to four-lane Principal Arterial Street, together with associated text amendments, is consistent with the Residential land use designation of the Modesto Urban Area General Plan (as amended), allowing for single-family residential uses.

BE IT FURTHER RESOLVED by the Council of the City of Modesto that the Village One Specific Plan is hereby amended to change the land use designation of 140 acres from Business Park (BP) to Village Residential (VR), property located east of Claus Road and north of East Briggsmore Avenue, plus associated textual and exhibit amendments to the Specific Plan document, and to change the designation of Claus Road between Sylvan Avenue and East Briggsmore Avenue from Class A Expressway to fourlane Principal Arterial Street, and to change the designation of East Briggsmore Avenue between Claus Road and the BNSF Railroad from Class C Expressway to four-lane Principal Arterial Street, together with associated text amendments, as shown on Exhibit "A", Exhibit “B” and Exhibit “C” attached hereto and incorporated herein by reference.

BE IT FURTHER RESOLVED by the Council that the City Clerk is hereby authorized and directed to send certified copies of this resolution and said amendment to the Village One Specific Plan to the Board of Supervisors of the County of Stanislaus. #20..
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01/23/2024/CED/KMartin/Item X 10 2024-XX
BE IT FURTHER RESOLVED that the property owner and developer shall, at their sole expense, defend, indemnify and hold harmless the City of Modesto, its agents, officers, directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys’ fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include but is not limited to any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Modesto shall promptly notify the developer of any such claim, action, or proceeding.
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01/23/2024/CED/KMartin/Item X 11 2024-XX
The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January, 2024, by Councilmember , who moved its adoption, which motion being duly seconded by Councilmember , was upon roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST: ____________________________
DIANE NAYARES-PEREZ, City Clerk
(SEAL)
APPROVED AS TO FORM:

BY: ______________________________________
JOSE M. SANCHEZ, City Attorney
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V1_Fig II-I_05B&Wa 4-7-14.pdf
AS AMENDED (SPA-22-003)
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LEGEND
CONNECTOR STREET 70FT R.O.W.

CONNECTOR STREET 64FT R.O.W.

CONNECTOR STREET 56FT R.O.W.

CLASS A EXPRESSWAY

CLASS B EXPRESSWAY

PRINCIPAL ARTERIAL

MINOR ARTERIAL
Floyd Ave
Sylvan Ave
Merle Ave
E. Briggsmore Ave
Oakdale Rd
Roselle Ave
Millbrook Ave
Fine Ave
Claus
Rd
S. F.

R. R.

Kodiak Dr Bear Cub Ln McReynolds Ave
Orchard
Lincoln OakTemesca
Wa
l
y
Dr
Dr
Park
Belharbour Dr
Litt
Rd
Ave
Dermond Rd
Maid Mariane Ln
Sharon
Road H
Wood Sorrel Dr
Aria Way
Road
Road G P
Hillglen Ave
Road TEsta Ave

CLASS C EXPRESSWAY
Figure II-2

VILLAGE ONE

CIRCULATION DIAGRAM
(PROPOSED AMENDMENT SPA-22-003)
PRINCIPAL ARTERIAL (4-LANE)
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II- 6
c) Neighborhood Connector Streets (Figures II-8, II-9, and II-10) This classification defines low-volume streets, which provide a link between the major activity centers within the Village. The Neighborhood Connector is a two-lane facility with an expanded cross-section to provide for bike lanes, on street parking in some cases, and a landscaped buffer between the curb and sidewalk.

There are four three right-of-way widths and associated cross-sections for Neighborhood Connectors. Figures II-2 designates which Neighborhood Connectors have the following four three rights of way: 70 feet, 56 feet, and 64 feet, and 69 feet.

Neighborhood Connectors with a 70-foot right-of-way allow direct vehicular access from adjacent single-family lots and on street parking Figure II-8 presents the cross section for 70-foot Neighborhood Connectors.

Neighborhood Connectors with a 56-foot right-of-way do not allow direct vehicular access from adjacent single-family lots, and do not allow on street parking. Figure II-9 presents the cross-section for Neighborhood Connectors with a right-of-way 56 feet.

Neighborhood Connectors with a 64-foot right-of-way also do not allow direct vehicular access from single-family lots or on-street parking. The difference in right-of-way width between 56-foot Neighborhood Connectors and 64-foot Neighborhood Connectors is to allow the latter to accommodate major sewer, storm drain, and water trunk lines. Figure II-10 presents the cross section for Neighborhood Connectors with a 64-foot right-of-way. d) Residential Streets (Figures II-11, II-12, and II-13) This classification applies to low-volume streets, two-lane roadways which connect the majority of residential uses to the Neighborhood Connectors.

There are four five alternative cross-sections allowed for Residential Streets, with right-of-way widths of 48 feet, 53 feet 58 feet, and 60 feet and 69 feet incorporating curb-to-curb widths of 27, 29, or 34 feet. Any of the three cross-sections can be used, at the developer’s option. The cross-sections are presented in Figure II-11.

Where homes are not served off of an alley, where the street does not connect to a Neighborhood Connector, and where the street is not over 1,200 feet in length, a Residential Street can have a right-of-way width of 52 feet, with a curb to curb width of 22 feet, to give a stronger sense of hierarchy. Parking for this street type is in alternating parking bays.

Figure II-12 presents the cross-section and design for this street type.

While cul-de-sacs are permitted only on a case-by-case basis because they do not enhance a sense of orientation and linkage, there are a variety of alternative approaches that should be encouraged to limit through-traffic movement on Residential Streets. These include reducing the perceived size of the street by #20..
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b) Claus Road / Floyd Avenue interchange and Claus Road / Sylvan Avenue Interchange
General Commercial uses shall be permitted at the following specific locations: APN Nos. 52-23-54, and 55 and 52-20-26.

Commercial uses consistent with the City’s C-2 Zone shall be permitted on these parcels, provided that the uses do not compete with the Village Center commercial program, nor undermine the Specific Plan’s Village Center objectives. The vehicular orientation of the proposed Claus Road Expressway and the two anticipated interchanges located at Floyd and Sylvan Avenues may generate a need for auto-oriented commercial activities, such as a small convenience store, a gas station, and fast food establishments. The larger of these two general commercial uses would be at the Floyd interchange, with the Sylvan location half its size.

8. Industrial / Business Park Overview
A major new employment center shall be established in Village One comprised of commercial, office and industrial uses. The development of these employment uses adjacent to Village residential neighborhoods would create a base of employees with the potential to live close to their places of work. By achieving a better jobs/housing balance, the Plan sets the framework for a more viable, selfsufficient community.

Potentially conflicting uses are separated from each other by establishing the Business Park between the Village residential uses and the railroad tracks, adjacent agricultural areas, and the Mosquito Abatement District’s airstrip. The railroad tracks are a source of very high noise levels, and agricultural operations and the adjoining airstrip may be disruptive to residential areas as well. Industry / business uses are well suited to this location, and create an appropriate transition to residential uses to the west of Claus Road.

9. Industrial / Business Park – Land Use Policies
a) Development in the Industrial / Business Park shall be allowed at a maximum intensity of 0.25 Floor Area Ratio (FAR).

It is anticipated that the overall development intensity would be relatively low in this area, however, it would allow a higher intensity, associated more with office business parks (0.25 FAR), for greater flexibility. b) A variety of office and industrial uses shall be allowed.

To take best advantage of future opportunities and to allow flexibility to respond to potentially market changes over time, designations of specific commercial office and industrial uses are not set forth. Certain institutional (or public/semi-public) uses, such as a city corporation yard may be permitted in the area.; however, residential uses would be specifically prohibited.. Multi-Family residential uses would be allowed, subject to a Final Development Plan approved by the Planning Commission.
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a) Site Design Policies

1. Single-family residential parcels should be encouraged to be ‘rearloaded’ (e.g., access is taken from an alley which is 20 feet in width) to create a more attractive, continuous street space that is oriented to the pedestrian. Where front-loaded, a minimum of 50-foot lot width should be required, and the garage should be set back a minimum of 20 feet from the front property line. Where the garage is rear-loaded, the garage shall be set back four feet from the edge of the alley, such that a 24-foot backup distance is maintained.

2. Multi-family parcels should be organized around common amenities internal to the project, with parking located primarily in the interior of the site. Tuck-under parking should be
encouraged.

3. The minimum single-family residential lot area within the Village should be 2,750 square feet.

4. Setbacks for single-family lots vary depending upon the lot size; however, in all cases, a usable rear yard should be provided for greater private enjoyment. The ‘usable rear yard space’ shall be defined as follows: 300 square feet minimum, with no dimension smaller than 1015 feet to meet this minimum. Deviations from these standards shall be reviewed by the Planning Commission through a Final Development Plan.

A minimum ten-foot front yard setback should be required, and staggered, front building facades should be encouraged on small lots within the Village. All setbacks should allow for windows in front and in back on both floors.

5. A variety of densities and house sizes within residential blocks should be encouraged; however, careful transitions should be planned between detached and attached housing types. In particular, where larger lots (greater than 7,500 square feet) back up to those of a smaller size, the smaller lots should be no smaller than half the size of the larger lots.

6. Transitions in extremes between small and large lot sizes should not occur side-by-side along a street within a block, but rather back-to-back, with landscaped easements, alleys and walls or fences buffering them from each other. Housing on smaller and larger lots, which adjoin one another, should be generally of the same height or screened by vegetation to avoid visual intrusion.

7. On a case-by-case basis, gated subdivision may be permitted where the following criteria can be met:
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1. There are three options for siting garages:
• The alley option for lots with less than 50 feet of
frontage.

The alley-served lots do not have sufficient aprons
to park cars, but the street frontage can
accommodate parked cars.
• The side drives option for lots with at least a 50-
foot frontage. The required features:
1) Garage setback a minimum of 20 feet
2) House setback between 15 feet and 40 feet
3) Garage width no more than one-half the
width of the house
• The front facing option requirements are as
follows:
4) Garage setback a minimum of 18 feet
5) House setback a minimum of 10 feet.
4)6) These setbacks would be considered by
the Planning Commission through a
Final Development Plan and would need
to demonstrate that the total length of
the driveway is 20 feet measured to the
back of sidewalk.

2. Where three-car garages are used:
• The three-car garage may constitute up to 60% of
the front building elevation
• The front elevation shall be staggered by varying
the setback on the house, a two-car garage door,
and one-car garage door.
• Total garage frontage shall not exceed 31 feet.
• The roof shall be articulated to differentiate the
two-car garage door from the one-car garage door.
• The developer will be encouraged to pave a set of
tracks to the garage with central turf strips for one
of the approaches to avoid a 30-foot-wide paved
apron.

3. Over a three-car garage sited to the rear of a lot, an additional unit should be encouraged, without adding
additional parking spaces, to provide greater flexibility in meeting family or life cycle needs, or to make housing
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Precise Plan Area #34
(Figure III-35)

1. Acreage: 27 Acres (of which 2.6 Acres are
devoted to noise setback
area)

2. Land Use Intensity
a. Village Residential 27 Acres (of which 2.6 Acres are devoted to noise setback
area)

3. Special Considerations
The Precise Plan shall incorporate the following policies:
a. Within the Precise Plan Area, only single-family residential uses shall be allowed.

1. The average number of dwelling units is 135.
b. Parcels fronting on Claus Expressway shall provide a 95-foot-wide traffic noise mitigation setback (from the edge of public right-of-way) where no habitable dwellings shall be placed, for all residential units as well as a seven-foot-high soundwall. Setback areas for landscaping and trails shall also be provided in accordance with the standards in Chapter II. c. Those parcels abutting MID Lateral No. 3 shall provide a twenty-foot setback area along the north side of the lateral. This setback area shall be landscaped and include a bike trail that connects to the Claus Road bike trail, and a seven-foot soundwall along the north line of the setback area.

4. Principal Underlying Zone(s)
a. R-1, Low-Density Residential
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Precise Plan Area #35
(Figure III-36)

1. Total Acreage: 306 Acres
a. Area 35 North: 81.06 Acres
b. Area 35 South: 224.94 Acres

2. Land Use Intensity of Area 35 South
a. Industrial/Business Park 10.65 Acres
b. Community Facilities 27.39 Acres (Amtrak = 5.83)
c. Village Residential 127.51Acres
d. Multi-Family Residential 30.72 Acres
e. General Commercial 26.67 Acres

3. Special Considerations
The Precise Plan shall incorporate the following policies:
a. Within Sub-area “A”, only Residential, General Commercial, Industrial/Business Park uses in accordance with Section B.2 (d),(g),(k) outlined in Chapter II and with Sections II(G)(8), (9) and (10) in Chapter II shall be allowed. A minimum of 1.4 million square feet and a maximum of 2.3 million square feet of Residential, General Commercial, and Mixed Industrial/Business Park uses and a storm drainage basin shall be provided for each development within the Precise Plan Area. b. Within Sub-area “B”, only Public Facilities uses, specifically an MID substation in accordance with Sections II(D)(7) and (9) in Chapter II shall be allowed.
c. Plans for development and development sites within the Precise Plan Area shall be consistent with Section B.2 (d),(g),(k) outlined in Chapter II and Sections II(G) (10) (a) through (i) in Chapter II. The Precise Plan shall include a Circulation Plan for each development
d. This plan shall provide a Connector level street system including entry treatment of the intersection with Floyd Avenue. Linkage of the internal street network to East/West circulation via connections to Floyd Avenue and Milnes Road shall also be addressed in the Circulation Plan. e. The Precise Plan shall include revised orientation to accommodate the future Claus/Sylvan interchange realignment as well as revised egress for business park parcels.
f. The Precise Plan shall include plans for improving the at-grade Milnes Road/Santa Fe Railroad crossing.
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g. The Precise Plan shall address the integration of the Santa Fe Railroad rail spurs and access.
h. The Precise Plan shall address the integration of the Amtrak station into the surrounding land use and circulation plans, in accordance with Section II (c)(7)(c) in Chapter II.
i. The Precise Plan shall analyze the potential for an additional street access point along Parker Road (immediately east of MID substation). #20..
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j. The Precise Plan shall provide Public Facilities and Infrastructure to serve the area consistent with Section II(D) in Chapter II
k. Development plans for the area north of Milnes Road shall address required EIR mitigation measures including:

1. The Industrial/Business Park Precise Plan application for development of the former “Pure-Gro” site (3348 Claus Road) shall include a Phase I site assessment in accordance with federal, state and local regulations provided by the site developer to determine the existence or extent of contamination.

2. The Precise Plan for the Industrial/Business Park area north of Milnes Road shall contain a determination of jurisdiction and/or agreement between the developers and the Corp of Engineers (COE) on appropriate mitigation, if required, for areas shown as:
“Drainage area with wetland vegetation” on Figure 34, Biological Resources/Habitat Types, page 4.9-2 adopted Village One Specific Plan EIR.

Note: This is the area north of Milnes Road.

If no COE classified wetlands are identified, the Precise Plan shall be written to document this finding.

If potential wetlands are classified, then all necessary permits and approvals shall be obtained from the Corps of Engineers prior to issuance of a Grading Permit.
l. The existing church at the southeast corner of the future Floyd/Claus intersection may remain. However, its principal underlying zone is Residential. Expansion of the church facilities shall require a Conditional Use Permit.
m. Separate Precise Plan applications may be submitted for those Business Park areas north and south of Floyd Avenue.
n. Land uses within Sub-areas “A” and “B” may be shifted during Precise Plan Approval.
o. Precise Plans for the General Commercial and Industrial/Business Park shall contain the following statement:
“Employers located within Village One Specific Plan area will be subject to a Trip Reduction Ordinance (TRO) which will be adopted in compliance with the Stanislaus County Congestion Management Program. This TRO may require, among other things, provision of transit incentives (such as bus passes), limitations on the amount of employee parking, and promotion of ride sharing and alternative modes of transportation.” #20..
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p. The Precise Plan for Residential, General Commercial, and the Industrial/Business Park shall contain a breeding season survey by a qualified biologist for the area identified as potential raptor habitat on Figure 34, Biological Resources Habitat Types, page 4.9- 2 adopted Village One, Specific Plan EIR, to determine the presence of active raptor nests.

If no active raptor nests are found, the Precise Plan shall be written to document this finding.

If active raptor nests are found, site development will avoid active raptor nests and surrounding foraging habitat during their breeding cycle.

Planning Department staff approval of the above mitigation prior to Building Permit for the site constitutes compliance.

4. Principal Underlying Zone(s)
a. Sub-Area “A” – Residential, General Commercial, and BP, Business Park b. Sub-Area “B” – BP, Business Park

5. Land Assembly Requirements
The Precise Plan shall carry out the following policies in the assembly of the Industrial/Business Park properties for development:
a) The Precise Plan for the Business Park shall further refines the policies and guidelines in the Specific Plan in the following areas:

Specify the circulation systems; define parcels’ refine the community design standards; specify the infrastructure requirements and sequencing; define acceptable light industrial, office, and commercial uses consistent with the objectives of a major employment center; and provide a Financing Plan for the necessary infrastructure.

A market study prepared for the Specific Plan indicated a lack of affordable and suitable land in Modesto available for office and light industrial uses. The market study identified a potential demand for office uses in the Village One site, where access to a qualified labor pool is more important than highway accessibility. The site can also serve as an area for expansion of existing Modesto businesses requiring back up office space or warehousing. This area could also serve as an area for expansion of existing Modesto businesses requiring back up office space or warehousing. This area could also include a corporation yard for the City and the Sylvan Union School District. There is also potential for integrating the future Amtrak Station into the Business Park plans. #20..
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b) The General Commercial and “Industrial/Business Park” land use designation may also allow Regional Commercial uses. Irrespective of the ultimate land use mix within this Precise Plan Area, the overall Traffic Level of Service resulting from this land use mix shall be consistent with the Village One Program EIR (SCH# 90020181). c) An infrastructure phasing program shall be prepared that will promote design of the employment center without an excessive burden on undeveloped property.

Based on the detailed study, the City should prepare an infrastructure phasing program to identify how services will be connected with the sewer, water, and storm drainage facilities located west of Claus Road.

The Facilities Master Plan will address how services will be connected.

Phasing is dependent on the development proposed.
d) A high priority shall be assigned to Briggsmore Avenue and Claus Road improvements funded through the City’s Capital Facilities Fees.

Accessibility is critical to the development of Precise Planned Area . The City should give high priority of the Claus Road and Briggsmore Avenue improvements. Presently, the traffic improvements funded by the City’s Capital Improvements Facilities Fees have not been prioritized. #20..
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ORDINANCE NO. -C.S.

AN ORDINANCE ADOPTING A PRECISE PLAN FOR
VILLAGE ONE PRECISE PLAN AREA NO. 35 SOUTH WITH
AMENDMENT OF SECTION 18-3-10 OF THE ZONING MAP

TO REZONE FROM SPECIFIC PLAN-HOLDING (SP-H) ZONE

TO SPECIFIC PLAN (SP), PROPERTY LOCATED EAST OF

CLAUS ROAD, SOUTH OF MILNES ROAD AND NORTH OF
EAST BRIGGSMORE AVENUE. (DR HORTON BAY INC)
WHEREAS, the City Council, on October 16, 1990, adopted the Village One Specific Plan, pursuant to California Government Code Section 65450 et. seq., to implement the Modesto Urban Area General Plan in this area, and
WHEREAS, the Village One Specific Plan is divided into 35 precise plan areas, and a precise plan is required prior to development in each area, and WHEREAS, on July 14, 2022 DR Horton Bay Inc. filed an application for a precise plan for the southern portion of Village One Precise Plan Area No. 35 and for concurrent rezoning from Specific Plan-Holding (SP-H) Zone to Specific Plan (SP) Zone for all that portion of Precise Plan Area No. 35 south of Milnes Road, generally referred to as Precise Plan Area No. 35 South, and
WHEREAS, said application was made concurrently with a proposed amendment to the Urban Area General Plan (File No. GPA-22-001) to amend the Land Use Element of the General Plan to change 140 acres from Business Park-Commercial-Residential (BCR) uses to Residential Uses (R), property located east of Merle Avenue, north of East Briggsmore Avenue, within the Village One Specific Plan, to facilitate development of a new 527-lot single-family residential project, “The Crossings”; and
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WHEREAS, to facilitate said development the City of Modesto proposes an amendment to the Circulation Element of the General Plan to downgrade the classification of Claus Road between Sylvan Avenue and East Briggsmore Avenue from an Expressway to a four-lane Principal Arterial Street, and to downgrade East Briggsmore Avenue from Claus Road to the BNSF Railroad crossing from an Expressway to a four-lane Principal Arterial Street, and to amend Section VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks; and
WHEREAS, said application was made concurrently with a proposed amendment to the Village One Specific Plan to amend the land use designation of the above 140 acres from Business Park (BP) to Village Residential (VR) with associated text amendments (File No. SPA22-003) together with a City-initiated amendment to the Circulation Diagram to amend the designation of Claus Road from a Class A Expressway to a four-lane Principal Arterial Street, and to amend the designation of East Briggsmore Avenue east of Claus Road from a Class C Expressway to a four-lane Principal Arterial Street; and WHEREAS, said application was also made concurrently with a proposed Vesting Tentative Subdivision Map “The Crossings” to divide 84.1 acres of the Precise Plan area into 527 single-family residential lots, five landscape lots, and one park lot (File No. TSM-22-002); and
WHEREAS, said application was also made concurrently with a proposed Final Development Plan for the purpose of establishing residential development standards and architectural guidelines for The Crossings development (File No. FDP-22-003); and #20..
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WHEREAS, a public hearing was held by the Planning Commission on December 18, 2023, in Chambers, Tenth Street Place, 1010 Tenth Street, Modesto, California, at which hearing evidence both oral and documentary was received and considered, and WHEREAS, after considering public comments, the Planning Commission, by Resolution No. 2023-33, recommended to the City Council the adoption of Precise Plan Area No. 35 South, and
WHEREAS, said recommendation also includes that the amendment of Section 18-3-10 of the Zoning Map to reclassify the area of Precise Plan No. 35 South from Specific PlanHolding (SP-H) to Specific Plan (SP), and WHEREAS, said matter was set for a public hearing of the City Council of the City of Modesto to be held on January 23, 2024 at 5:30 p.m., in the Tenth Street Place Chambers located at 1010 Tenth Street, Modesto, California, and
WHEREAS, a duly noticed public hearing to consider said recommendations of the Planning Commission was held at the date and time above mentioned, and WHEREAS, the Council declared that the adoption of Precise Plan for Area No. 35 South of the Village One Specific Plan is required by public necessity convenience, and general welfare for the following reasons:

1. The proposed Precise Plan for Area No. 35 South is consistent with the Modesto Urban Area General Plan and Village One Specific Plan (as amended) because the site is adjacent to nearby single-family residential development to the west.

2. The Precise Plan document will facilitate new residential development with the establishment of land use, circulation, and utility plan requirements for such development.
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NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that it hereby finds and determines as follows:

SECTION 1. APPROVAL OF PRECISE PLAN. That the City Council has reviewed and considered the Precise Plan for Area No. 35 South of the Village One Specific Plan as recommended by the Planning Commission, and the Council does hereby approve said Precise Plan No. 35 South, a copy of which is on file in the City Clerk’s Office.

SECTION 2. ZONING CHANGE. As part of the adoption of Precise Plan Area No. 35 South, the area of the Precise Plan located in Section 18-3-10 of the Zoning Map is hereby amended to rezone the following described property from Specific Plan-Holding (SP-H) to Specific Plan (SP);
SP-H to SP
All that real property in the City of Modesto, County of Stanislaus, State of California, lying within the Northwest Quarter of Section 18, Township 3 South, Range 10 East, Mount Diablo Base and Meridian, described as follows:

Commencing from the intersection of Claus Road and Milnes Road, said point being the northwest corner of Section 18, Township 3 South, Range 10 East; thence South 89° 51’ 16” West a distance of 144.5 feet to the Point of Beginning; thence the following eight courses:

1. South 3° 28’ 48” East a distance of 1,326.4 feet; thence

2. North 89° 51’ 10” East a distance of 70.8 feet; thence

3. South 0° 17’ 48” East a distance of 4,021.53 feet; thence

4. North 89° 57’ 40” East a distance of 2,807.54 feet; thence

5. South 17° 41’ 1” East a distance of 85.87 feet; thence

6. South 88° 47’ 30” East a distance of 105.32 feet; thence

7. North 17° 58’ 35” West a distance of 5,695.10 feet; thence

8. North 89° 39’ 12” West a distance of 1,358.36 feet to the Pont of Beginning.

Also including the easterly one-half of the right-of-way of Claus Road, the southerly onehalf of the right-of-way of Milnes Road, and the northerly one-half of the right-of-way of East Briggsmore Avenue, all immediately adjacent to the above description.

Totaling 255.87 acres, more or less.
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APNs: 014-025-002, 014-025-015, 014-025-018, 014-025-019, 014-026-003, 014-026- 017, 014-026-018, 014-026-025, 014-026-030 through 014-026-035.

SECTION 3. ZONING MAP. Section 18-3-10 of the Zoning Map of the City of Modesto is amended to appear as set forth on the map attached hereto, which is hereby made a part of this ordinance by reference.

SECTION 4. EFFECTIVE DATE. This ordinance shall go into effect and be in full force and operation from and after thirty (30) days after its final passage and adoption.

SECTION 5. PUBLICATION. At least two (2) days prior to its final adoption, copies of this ordinance shall be posted in at least three (3) prominent and distinct locations in the City; and a notice shall be published once in The Modesto Bee, the official newspaper of the City of Modesto, setting forth the title of this ordinance, the date of its introduction and the places where this ordinance is posted.
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The foregoing ordinance was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January, 2024, by Councilmember , who moved its introduction and passage to print, which motion being duly seconded by Councilmember , was upon roll call carried and ordered printed and published by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

APPROVED:

SUE ZWAHLEN, Mayor
ATTEST:

By:

DIANE NAYARES-PEREZ, City Clerk
(SEAL)
APPROVED AS TO FORM:

By:

JOSE M. SANCHEZ, City Attorney
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FINAL ADOPTION CLAUSE
The foregoing ordinance, having been published as required by the Charter of the City of Modesto, and coming on for final consideration at the regular meeting of the Council of the City of Modesto held on the , 2024, Councilmember ______________moved its final adoption, which motion being duly seconded by Councilmember ________________, was upon roll call carried and the ordinance adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

APPROVED:

SUE ZWAHLEN, Mayor
ATTEST: ____________________________
DIANE NAYARES-PEREZ, City Clerk
Effective Date: _________________, 2024
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Village One
Precise Plan Area 35
I. INTRODUCTION
Precise Plan Project Description
The Village One Specific Plan, adopted on October 16, 1990, is comprised of 35 Precise Plan areas that are to be individually adopted by Ordinance in order to implement the principles of the Specific Plan.

Precise Plan Area No. 35 is currently designated for Business Park (BP) uses in the Land Use Diagram of the Specific Plan: Sub-Area A at 285 acres and Sub-Area-B for Public Facilities of 21.1 acres. These land use designations covered the entirety of the 306 acres of Precise Plan Area 35 for about 29 years. The Modesto General Plan previously identified the area with the land use designation of Business Park (BP) for this area.

On March 5, 2019, the City of Modesto updated its General Plan and adopted a new Master Environmental Impact Report (MEIR). With the adoption of the 2019 General Plan and MEIR, the City changed the General Plan land use designation for the Precise Plan Area 35 from Business Park (BP) to the new land use designation of Business Commercial Residential (BCR) which allows its development as a more modern, mixed use area.

This Precise Plan document covers the southern 336-acres of Precise Plan Area 35, generally defined as the area lying south of Milnes Road. Areas north of Milnes Road will remain unchanged, subject to adoption of a future separate Precise Plan document. This Precise Plan, to be identified as Precise Plan No. 35 South,is being prepared to allow the development of The Crossings, a 527-Lot Single-Family Residential Development, as well as its associated Final Development Plan and Vesting Tentative Subdivision Map (VTSM). The Crossings would develop 84 of the Precise Plan No. 35 South’s 336 acres.

The site’s remaining acreage will be developed through separate, publicly reviewed entitlements.

The current Village One Specific Plan provideds for Industrial/Business Park and Public Facilities. To implement The Crossings, the following entitlements are required:
i) Amendment of the City’s General Plan Land Use Diagram to change 127.51-acre portion of Precise Plan Area 35 from Business-Commercial-Residential to Residential (R). Other portions designated Business Commercial Residential (BCR) shall remain unchanged. ii) Amendment of the Village One Specific Plan Land Use Diagram to change a 127.51-acre portion from Business Park (BP) to Residential (R).
iii) Consideration and adoption by Ordinance of this Precise Plan for Precise Plan Area No. 35 South; and,
iv) Adoption of a Final Development Plan and Vesting Tentative Subdivision map for The Crossings subdivision, subject to adoption of the above General Plan Amendment, Specific Plan Amendment and Precise Plan No. 35 South.

Updating these land use entitlements responds to the City’s desire to increase housing supply.

Specifically, the project proposed, and the new land uses, provide opportunities for Single-Family #20..
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Residential, Multi-Family Residential, General Commercial, Industrial/Business Park, and Community Facilities development.

The project details, land uses and the provision of infrastructure are discussed in greater detail in the balance of this Precise Plan and its exhibits.

Project Applicant
GSD2 LLC
3000 Executive Parkway, Suite 100
San Ramon, CA 94583
Contacts
Avery Jones
Tel: 925-285-7990
Email:[email protected]
Adam Lind
Tel: 925-459-4134
Email: [email protected]
Adam Foster
Tel: 925-332-6737
Email: [email protected]
Consultant Team
Civil Engineer & Landscape Architect
Siegfried Engineering, Inc
100 Sycamore Ave Suite 100
Modesto, CA 95354
209-943-2021
Architect
WHA
5000 Executive Parkway, Suite 374
San Ramon, CA 94583
925-463-1700
Planning Area
This Precise Plan document for Precise Plan Area No. 35 South is bordered by Milnes Road to the north, Briggsmore Avenue to the south, North Santa Fe Avenue to the east, and Claus Road to the west (see Exhibit A, Precise Plan Land Use). While this Precise Plan was triggered by The Crossings subdivision, located at 1740 Claus Road, it also plans for foreseeable future development within the balance of Precise Plan Area No. 35, including the contemplated development on two parcels immediately north of The Crossings (Assessor’s Parcel No. 014-025-002 and -015).

The Precise Plan addresses the rezoning of multiple APNs, including 014-025-015, -019, -002; 014-026- 018, -017, -034, -025, -032, and -033. The Crossings Vesting Tentative Map covers 84 acres (APNs 014- 026-017 & -034) and includes approximately 8 acres of open space. The Crossings will fit within the Village One Specific Plan land use designation for Village Residential.

Special Considerations
The Precise Plan incorporates the following policies:

1. Land uses within Precise Plan Area 35 are subject to the following policies:
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i) Commercial uses shall be in accordance with Sections II(G) (6) and (7). These Sections discuss keeping commercial zones to a minimum as to not exceed demand for retail space.

The underlying Zoning for areas designated as Commercial uses shall be C-2, General Commercial as defined in Title 10, Chapter 3 of the Modesto Municipal Code ii) Residential uses shall be in accordance with Sections II (G) (11), (12), and (13). Residential uses should promote an active, lively streetscape that is supportive of community and family activities. The construction of homes on smaller lot sizes results in increasingly higher densities, which are affordable to a wider number of prospective homebuyers. The singlefamily lots in The Crossings development will result in densities of 6.27 du/acre. The underlying Zoning for areas designated as Village Residential uses shall be R-1, Low Density Residential, and the underlying Zoning for areas designated as Multi-Family Residential shall be R-3, Medium-High Density Residential, as defined in Title 10, Chapter 3 and Chapter 4 of the Modesto Municipal Code.
iii) Industrial/Business Park uses in accordance with Sections II(G)(8), (9) and (10) in Chapter II shall be allowed. A variety of office and industrial uses create an opportunity for an appropriate transition to residential uses within the Precise Plan Area. Creating linkages to the rest of the Village will allow residents to have the option to work close to home. The underlying Zoning for areas designated as Industrial uses shall be M-1, Light Industrial as defined in Title 10, Chapter 3 of the Modesto Municipal Code. iv) Existing public Facilities uses, specifically a MID substation and Amtrack Station in accordance with Sections II(D)(6) in Chapter II, are to remain in place.

2. Plans for development and development sites within the Precise Plan Area shall be consistent with Sections II(G) (13) (a) through (c): Residential – Community Design Policies and Sections II(G) (10) (a) through (i): Industrial /Business Park – Design Policies in Chapter II. The Precise Plan shall include a Circulation Plan for the Residential, Commercial, and Business Park uses. See Exhibit B: Circulation Plan.

3. This plan shall provide a Collector Street-classified street system including entry treatment of the intersection of Claus Road/Floyd Avenue. Linkage of the internal street network to East/West circulation via connections to Floyd Avenue and Milnes Road shall also be addressed in the Circulation Plan. See Exhibit B: Circulation Plan.

4. The Precise Plan may be revised to amend the orientation and classification of Claus Road to accommodate the future Claus/Sylvan interchange realignment.

5. Claus Road is currently designated as an Expressway in the General Plan Circulation Element.

The Precise Plan Circulation Plan shall consider the following two options for Claus Road:
i) Claus Road to be downgraded to a Principal Arterial Street, by the separate action of a General Plan Amendment to the Circulation Plan. Said amendment, if adopted, by the City Council, would facilitate the connection of East Merle Avenue to Claus Road. ii) Claus Road to remain as an Expressway. If an Expressway, no connection to Claus Road is to be permitted at East Merle Avenue, and any new east-west street must terminate as a culde-sac street east of the Claus Road alignment.

6. The Precise Plan shall address the integration of the Amtrak station to the Circulation Plan, in accordance with Section II (C)(7)(c) in Chapter II. See Exhibit C: Vesting Tentative Map to see the street cross section and pedestrian/bike path to connect the existing neighborhoods to the Amtrak Station.
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7. The Precise Plan shall provide Public Facilities and Infrastructure to serve the area consistent with Section II(D) in Chapter II of the Specific Plan.

8. The Precise Plan shall provide for neighborhood parks at a total of seven acres minimum, consistent with policies in Section II(F) in Chapter II of the Specific Plan. If initial development within the Precise Plan does not provide for a full seven-acre park facility, subsequent development shall provide for the remaining acreage.

9. Development plans for the area north of Milnes Road shall address required EIR mitigation measures including:
i) The Industrial/Business Park Precise Plan application for development of the former “Pure-Gro” site (3348 Claus Road) shall include a Phase I site assessment in accordance with federal, state and local regulations provided by the site developer to determine the existence or extent of contamination.
ii) Development for the area north of Milnes Road is anticipated to necessitate a determination of jurisdiction between the future project applicant and the Army Corp of Engineers (COE). If no wetlands are identified, the Precise Plan will be updated to document this finding. If wetlands are identified, then necessary permits and approvals shall be obtained prior to new development.

10. The existing church at the southeast corner of the future Floyd/Claus intersection is to remain.

Expansion of the church facilities shall require a Conditional Use Permit. Underlying zoning for the church shall be R-1 Low Density Residential.

11. Area north of Milnes is subject to consideration and adoption of a separate Precise Plan document.

12. Precise Plans for the entirety of the area shall contain the following statements:

The Precise Plan for the area shall contain a breeding season survey by a qualified biologist for the area identified as potential raptor habitat on Figure 34, Biological Resources Habitat Types, page 4.9-2 adopted Village One, Specific Plan EIR, to determine the presence of active raptor nests.

If no active raptor nests are found, the Precise Plan shall be written to document this finding.

If active raptor nests are found, site development will avoid active raptor nests and surrounding foraging habitat during their breeding cycle. Planning Department staff approval of the above mitigation prior to Building Permit for the site constitutes compliance.
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Property Owner List
APN: 014-025-002

CMWS CLAUS ROAD OWNERS LLC
2224 CLAUS RD MODESTO, CA 95355
APN: 014-025-015

C & T MURPHY PARTNERS LLC
PO BOX 299 FARMINGTON, CA 95230

APN: 014-025-019

THE WELL COMMUNITY FELLOWSHIP OF MODESTO
PO BOX 576444 MODESTO, CA 95357
APN: 014-026-003

MODESTO IRRIG DIST
PO BOX 4060 MODESTO, CA 95352
APN: 014-026-017

FRANK BAVARRO
22280 SEXTON RD ESCALON, CA 95320
APN: 014-026-018

CADRUVI, LORENCE J
2116 CLAUS RD MODESTO, CA 95355
APN: 014-026-025; 014-026-032; 014-026-033

DENNIS WELCH
PO BOX 577590 MODESTO, CA 95357

APN: 014-026-034

FRANK BAVARRO
22280 SEXTON RD ESCALON, CA 95320
APN: 014-026-035

CITY OF MODESTO
PO BOX 642 MODESTO, CA 95353
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Application Fees & Approvals
For convenience, a complete summary of fees, based on the City of Modesto Planning Division Fees Schedule, effective through June 30,2023 is being provided for Precise Plan Area 35 to illustrate total fees required to process the proposed The Crossings development through the planning approval stage.

Future Vesting Tentative Map Subdivisions will pay the applicable fees at the time of submittal. 2023 Updated Precise Plan Area 35
General Plan Amendment $6,772.00
Specific Plan Amendment $6,914.00
Precise Plan $6,914.00
Tentative Subdivision Map $5,573.00
Negative Declaration $1,198.00
Final Development Plan $5,573.00
Total Project Fees $32,944.00
Specific Plan Amendment
Applicant shall pay all applicable fees and submit an application for an amendment to the Land Use Diagram of the Village One Specific Plan, including all related textual amendments, to change the designation of The Crossings from Business Park (BP) to Residential (R).

Precise Plan
The City of Modesto shall consider and adopt by Ordinance the Precise Plan Area No. 35 South, which shall include all Development Standards and Regulations for use in governing the development of this project within the geographic sub-region of the area. Additional revisions within this Precise Plan area to accommodate development shall require adoption of subsequent amendments to this document as necessary..

Final Development Plan
Applicant shall pay one applicable fee for the City of Modesto to review and adopt the Final Development Plan for The Crossings project. This document shall further refine the final standards for implementation and governing the development of this project. For The Crossings project, the Final Development Plan will be reviewed simultaneously with the Vesting Tentative Subdivision Map. Future projects will submit a Final Development Plan when applicable. Substantial revisions to the Final Development Plan, as envisioned by the application, may require additional review and considerations by the City of Modesto.
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Vesting Tentative Subdivision Map
Applicant shall pay one applicable fee and submit a vesting tentative subdivision map for approval by the City of Modesto Planning Commission and City Council. The remaining undeveloped parcels within Precise Plan Area 35 will require separate approvals from the City of Modesto Planning Commission and City Council.

Environmental Review
Applicant shall pay all applicable environmental fees and submit a completed Environment Questionnaire for each project subject to CEQA. Projects shall comply with mitigation measures consistent with the City of Modesto Urban Area General Plan Master EIR, previous Village One Environmental Documents as applicable, and any amendments thereto. Any additional environmental review in the form of a Mitigated Negative Declaration or preparation of an Environmental Impact Report shall be determined by the City of Modesto Planning Division upon analysis of development proposals and determinations of the scope of review necessary.

II. LAND USE
Acreages
The original Precise Plan Area 35 encompassed approximately 306 gross acres. This Precise Plan covers that portion of the area lying south of Milnes Road, approximately 224.38 acres. The remaining acreage from the original Precise Plan area will be covered as part of a separate, future Precise Plan.

Existing Uses
The Precise Plan No. 35 South area is currently being utilized as follows:

APN 014-025-002 Farmland, Almond Orchards
APN 014-025-015 Farmland, Almond Orchards
APN 014-025-017 Farmland, Almond Orchards
APN 014-025-019 The Well Community Fellowship Church, 2500 Claus Road APN 014-026-003 Modesto Irrigation District Electrical Substation and Cellular Facility APN 014-026-018 Single Family Residence, 2116 Claus Road APN 014-026-025 Farmland, Almond Orchards
APN 014-026-032 Westurf Nursery, 1612 Claus Road
APN 014-026-033 Westurf Nursery, 1612 Claus Road
APN 014-026-034 Farmland, Almond Orchards
APN 014-026-035 Amtrak Passenger Rail Station, 1700 Held Drive #20..
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The portion of Precise Plan Area No. 35 South proposed for development by The Crossings Subdivision:

APNs 014-026-017 and 014-026-034 are both currently Farmland.

Land Use Designations (Precise Plan)
Village Residential: 130 acres (appx.)
Multi-Family Residential: 30 acres (appx.)
General Commercial: 30 acres (appx.)
Industrial/Business Park: 10 acres (appx.)
Community Facilities: 28 acres (appx.)
General Plan Land Use Designations
Residential: 130 acres (appx.)
Business, Commercial, Residential (BCR): 90 acres (appx.) Underlying Zoning
The underlying Zoning for
Precise Plan Area 35 can be
seen on the Zoning Land
Use – Exhibit H. Underlying
zoning shall be as defined in
Title 10, Chapters 3 and 4 of
the Modesto Municipal
Village Residential
R-1
Multi-Family R-3
General Commercial C-2
Industrial/Business Park M-1
Community Facilities M-1
III. STREET DESIGN
Street Sections
Streets associated with the Precise Plan Area will be developed in accordance with the Village One Specific Plan and the Village One Facilities Master Plan Update, May 2003. The proposed streets are consistent with the street sections developed by the Village One Specific Plan. Future streets for the remaining development of Precise Plan Area 35 will be reviewed as future entitlements.

Refer to Exhibit B: Circulation Plan for maps and street cross sections. 69-Foot Right-of-Way A
This is the main entrance to The Crossings subdivision. This eastern continuation of Merle Avenue will have two 10-foot drive lanes surrounded by a 7-foot parking lane, 6-foot sidewalk with a 5-foot planting #20..
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area and on the opposite side of the drive lanes a 5-foot planting area, two 6-foot bike lanes, 9-foot sidewalk, and another 5-foot planting area. 69-Foot Right-of-Way B This roadway is the main north/south road through The Crossings subdivision. This road will connect to Milnes Avenue to the north, Floyd Avenue on the west, and Held Drive to the south. This road will connect the Village One area to the existing Amtrack Station in the southeast corner of Precise Plan Area

35. There will be two 10-foot drive lanes, surrounded by a 7-foot parking lane, 6-foot sidewalk, with a 5- foot planting area and on the opposite side of the drive lanes a 5-foot planting area, two 6-foot bike lanes, 9-foot sidewalk, and another 5-foot planting area.

If Claus Road is downgraded to a Principal Arterial Street in the Circulation Element of the General Plan, the intersection of Claus Road and Merle Avenue will be controlled by a permanent two-lane roundabout with a HAWK System pedestrian crossing light. If Claus Road is not downgraded, the eastwest street alignment east of Claus Road will be terminated as a cul-de-sac and no access from the east side of Claus Road east of Merle Avenue will be permitted.

If Claus Road is downgraded to a Principal Arterial Street in the Circulation Element of the General Plan, the intersection of Claus Road and Floyd Avenue shall be controlled by a permanent two-lane roundabout. If Claus Road is not downgraded, the intersection of Floyd Avenue and Claus Road shall be an urban interchange as provided by the current Facilities Master Plan of Village One. The interchange shall include entry treatment of the intersection of Floyd Avenue.

Interior Streets – 60-Foot Right-of-Way
This local street standard will account for most of the streets in The Crossings area of Precise Plan Area

35. Streets will consist of two 10-foot drive lanes, a 7-foot parking lane, two 4 ½-foot planting areas, two 6-foot bike lanes, and two 6-foot sidewalks.

Subject to review during approval of a Final Development Plan, a project proponent may propose using alternative 60-foot-wide cross sections, including cross sections already considered within the Village One Specific Plan.

Collector Street Section North of Floyd Avenue
This local street standard will be utilized for collector streets within the Precise Plan Area that are north of Floyd Avenue. Streets will consist of two 20-foot travel lanes, one 10-foot sidewalk, one 5-foot sidewalk and one 5-foot stretch of additional right-of-way.

Entry Lots and Entry Features
The Crossings will have entry features on Entry lot A & Entry Lot B on Claus Road/Merle Avenue as seen on the project’s Vesting Tentative Map, if Claus Road is downgraded to a Principal Arterial Street. Entry features for the Claus and Floyd intersection will appear on a future project application. #20..
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IV. PRECISE PLAN STATEMENTS, AS REQUIRED BY THE “VILLAGE ONE SPECIFIC PLAN”

1. All deeds for lots sold in this subdivision shall contain the following statements:
“This lot is located near existing agricultural operations. Residents may be subjected to customary and accepted farming practices that produce noise, dust, smoke, and other impacts.

The grantee accepts the potential impacts of customary farming practices, which may include the application and use of various chemicals through spraying, spreading, or other customary means in accordance with applicable state and federal regulations regarding such applications.

The grantee also acknowledges the need to avoid activities that conflict with nearby farm uses.” For lots within 200-feet of the right of way of the Burlington Northern Santa Fe railroad line, all deeds shall contain disclosure that they are subject to noise, vibration and other impacts from rail operations.

All deeds for lots sold in this subdivision shall also contain disclosure that they are subject to noise, vibration, and other impacts from aircraft operations of the East Side Mosquito Abatement District facility located on Santa Fe Avenue to the east of the subdivision.

2. Construction noise is regulated by the City’s Noise Ordinance, Section 4.9-103. Construction noise is generally permitted during the hours of 7:00 a.m. to 9:00 p.m., Monday through Saturday. To avoid complaints from nearby residents, and possible citation, the full text of the ordinance should be reviewed by builders prior to construction. City construction projects will be monitored by the Construction Inspection Division for conformance with the City’s Noise Ordinance.

3. During the construction activities, the Building Inspection Division shall verify that contractors observe the requirements of City of Modesto Standard Specification 1.8, Dust Control, and when necessary, Regulation VIII of the San Joaquin Valley Unified Air Pollution Control District to control the generation of PM 10 from construction related dust and emissions.

POLICY DIRECTIONS APPLYING TO ALL PRECISE PLAN AREAS
(AS SUMMARIZED FROM SECTION III D OF THE
VILLAGE ONE SPECIFIC PLAN, DATED AUGUST 17, 1999)
All Precise Plans Prepared within the Village One Specific Plan Area shall incorporate the following policies into their designs, where appropriate:

1. Land use compatibility between Precise Plan Areas may be provided in many ways such as the design, orientation, size of lots, arrangement of specific land uses, or the limitation of provision of pedestrian access. Precise Plans shall incorporate policies for effective transition between Precise Plans.
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2. Right-of-way acquisition for connector street linkages shall provide for the relocation and/or acquisition of structures that are located within the road alignments. If there is an existing dwelling or structure that is located in those alignments, it should be relocated or acquired.

3. Precise Plan Area may be combined to create larger increments for submittal of plans. When one property encompasses several Precise Plan Areas, the property owner may submit individual Precise Plan applications, or one combined Precise Plan application covering all relevant Precise Plan Areas.

4. Remainder parcel within a Precise Plan Area, such as small triangular properties, shall be assembled and/or reconfigured before approval of a Precise Plan. When applicable, a Precise Plan shall provide for the incorporation of the remainder parcels from the adjacent areas.

5. All road alignments for connector streets shall be consistent with the Facilities Master Plan.

6. The Land Use and Community Design Policies presented in Chapter II (Section II-G) shall be incorporated, where relevant, into each Precise Plan. The Development Review process to implement these policies, may specify that, for existing and proposed lots greater than 5,000 square feet in size, performance standards may be utilized, in lieu of architectural and plot plant submittals, to demonstrate conformance with the Land Use and Community Design Policies.

7. All Precise Plans which propose residential development shall include the following requirements for residential subdivisions notifying future home buyers in the project area of potential land use impacts although it may not fully mitigate the impact:
“This lot is located near existing agricultural operations. Residents may be subjected to customary and accepted farming practices that produce noise, dust, smoke, and other impacts.

The grantee accepts the potential impacts of customary farming practices, which may include the application and use of various chemicals through spraying, spreading, and other customary means in accordance with applicable state and federal regulations regarding such applications.

The grantee also acknowledges the need to avoid activities that conflict with nearby farm uses.”

8. All Precise Plans which propose residential development shall include the following requirement:

The developer shall provide pedestrian linkage to school facilities serving the particular residential Precise Plan Area. Linkage may consist of any surface and route agreed to by the City Transportation Division and School District Facilities Planners to provide safe and continuous linkage from the residential areas to the school facility.

9. Precise Plans in the project area shall contribute to the financing and implementation of the required improvements to provide capacity for projected traffic and the Oakdale Road and Briggsmore intersection. This shall include the following intersection improvements:
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Widen the eastbound and westbound approaches to add a separate right-turn lane on each approach, converting the existing right-turn lane to a through, and re-striping the departures to receive three through lanes. Re-stripe the northbound and southbound approaches and widen the departures to convert to existing separate right-turn lanes to through right-turn lanes.

Department of Public Works and Transportation staff shall determine the design and phasing of these roadway improvements on the Facilities Master Plan. Completion of final inspection by the Construction Inspection Division shall constitute compliance with this measure.

10. Noise Mitigation for Residential Precise Plan Area:

Noise measures will include barriers, site design, or acoustical building treatment. Verification of noise treatment to reduce interior noise levels to the applicable General Plan decibel threshold, prior to final inspection by the Building Inspection Division, will constitute compliance with this measure. Acoustical studies are required for Vesting Tentative Map projects within the Precise Plan area.

11. All Precise Plans shall contain the following statement:
“Construction noise is regulated by the City’s Noise Ordinance, Section 4.9-103. Construction noise is generally permitted during the hours of 7:00 a.m. to 9:00 p.m Monday through Saturday. To avoid complaints from nearby residents, and possible citations, the full text of the ordinance should be reviewed by builders prior to construction. City construction projects will be monitored by the Construction Inspection Division for conformance with the City’s Noise Ordinance”.

12. A qualified biologist shall conduct a breeding season survey of active and historical Swainson’s Hawk territories to determine the exact location of nests and the extent of use the site receives by foraging Swainson’s Hawks.

13. Precise Plans for development within the project area shall contain the following statement:
“During construction activities, the Building Inspection Division shall verify that contractors observe the requirements of Coty of Modesto Standard Specification 1.8, Dust Control, and when necessary, Regulation VIII of the San Joaquin Valley Unified Air Pollution Control District to control the generation of PM 10 from construction related dust emissions.” Village One Specific Plan Conformance
Land Use/ Community Design
The Precise Plan land uses are consistent with the Village One Specific Plan land use designations for the area, and meets the intent of the Village One Specific Plan. Precise Plan Area 35 design shall be consistent with the Village One Community Design Policies. #20..
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Circulation
Circulation through Precise Plan Area 35 will be through Village One residential streets connected to Held Avenue, Claus Road, Merle Avenue, Floyd Avenue, and Milnes Road. Connection to Claus Road at Merle Avenue relies on the downgrade of Claus Road into a Principal Arterial Street by the separate action of a General Plan and Specific Plan amendment.

Precise Plan Area 35 is designed to provide pedestrian access to Held Avenue, Claus Road, Merle Avenue, Floyd Avenue, and Milnes Road via pedestrian pathways incorporated into the circulation plan.

Said connections to Claus Road at Merle Avenue is contingent upon the downgrade of Claus Road into a Principal Arterial Street and subsequent installation of a permanent two-lane roundabout with HAWK System pedestrian light at the intersection of Claus Road and Merle Avenue. Pedestrians on Held Avenue, Merle Avenue, Floyd Avenue and The Crossings Vesting Tentative Map Street C, can take advantage of the walking trails with access to Village One, the rest of Precise Plan Area 35 and the Amtrak station on Held Avenue. In addition, the proposed pedestrian pathways will incorporate bike lanes which will also encourage non-vehicular transportation in Precise Plan Area 35.

The current designation of Claus Road in the Circulation Element of the General Plan and Village One Specific Plan is a six-lane expressway. The CIty is actively (as of summer of 2023) considering downgrading Claus Road to a four-lane Principal Arterial Street in the future. The developer of The Crossings project shall provide a traffic study evaluating circulation compatibility for the scenarios described above and below. Completion of the traffic study will allow The Crossings project to incorporate appropriate transportation recommendations, subject to City review.

The transportation operations analysis for The Crossings project will address ongoing questions regarding:
(1) operations of the nearby intersections under a four-lane Claus Road arterial configuration and six-lane Claus Road expressway configuration,
(2) operations of nearby intersections given different access configurations (including a potential connection through the adjacent parcel to the north, and (3) future intersection control devices for nearby intersections. The Year 2046 traffic operations analysis will consider the following study intersections:

1. Claus Road/Merle Avenue

2. Claus Road/Floyd Road

3. Claus Road/Milnes Road

4. Claus Road/Sylvan Avenue

5. East Briggsmore Avenue/Claus Road

6. East Briggsmore Avenue/Held Drive

7. Milnes Road/North Potential Entrance
Year 2046 traffic operations analysis will be conducted for the study intersections considering the following options (the analysis will consider all eight possible permutations):
• Four-lane Claus Road arterial versus six-lane Claus Road Expressway • Emergency Vehicle-only access (EVA) at Merle Avenue/Claus Road versus public vehicle access • Connectivity between the DR Horton project site and Greenlaw Partners project site #20..
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Precise Plan scenario operations at the seven intersections will be compared against relevant City criteria for establishing a project’s effect on intersection operations; if operational deficiencies are found, improvement measures will be developed to alleviate the deficiencies.

Additionally, the traffic operations analysis will include a review of the internal site transportation plan and provide recommendations on circulation system efficiency and intersection treatments. The recommendations will consider the various project access permutations of Claus Road/Merle Avenue and the Greenlaw Partners project site to the north as discussed above. Additional discussion regarding bicycle/pedestrian crossings, including consideration of a pedestrian hybrid beacon, at Claus Road/Merle Avenue will be provided. This analysis will consider the access permutations and connections to existing and planned bicycle/pedestrian facilities on the periphery for the project site.

Specifically, the analysis will evaluate pedestrian linkages to school sites to the west at the intersections of Claus Road/Floyd Road and Claus Road/Merle Avenue. Lastly, future development adjacent to the Milnes Road/Santa Fe railroad crossing will consider plans for improving the at-grade crossing.

For the full, detailed traffic study scope for The Crossings, please see the July 13, 2023 proposal from Fehr and Peers titled “Proposal for Additional Transportation Engineering and Planning Services for The Crossings Project in Modesto, California”.

There may be a desire to provide new driveways along Claus Road in the future to service commercial development. Any new driveways may be considered along the parcels north or south of The Crossings project, but may be subject to a traffic study and would require further City approval.

Public Facilities
The plan will allow the development of public facilities to serve new growth within the Precise Plan Area and provide logical connection points to allow for future development on the surrounding properties.

Schools
Any tentative subdivision or parcel map for for-sale, single-family residential projects within Precise Plan Area 35 will pay school fees or annex to a School District’s Mello-Roos District prior to the recordation of the final map.

Parks
Development within Precise Plan Area 35 will pay the City’s applicable park fees. Precise Plan Area 35 will incorporate various parks into approved projects to enhance active and passive recreation. Some parks may also provide a storm drainage component, and if so, will be designed to City standards. At the time of approval of specific development projects, or with the development of infrastructure plans, City and developer will determine which parks can receive parkland credits, if so, how much, and what fee offsets, if any, are appropriate.

Within Precise Plan Area 35, seven cumulative acres of Neighborhood Park area are required. Two 3.5- acre parks within the Precise Plan Area will make up this cumulative seven acres. The layout of parks within The Crossings subdivision can be seen on Exhibit G, Park Concept Plan. #20..
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Wall Plan
Future development within Precise Plan Area 35 will be required to submit a Wall Plan. The Crossings Subdivision includes a Wall Plan (Exhibit F) which demonstrates the variety of fences to be used within the subdivision. Wall types include precast concrete walls for noise mitigation, good-neighbor wooden fences, and barricades at street-ends that will eventually continue into other areas of the Precise Plan.

Walls shall include landscaping that softens massing of walls and provides attractive coloring (such as shrubs and ivy). Wall landscaping shall be called out on Improvement Plan Landscaping sheets and subject to City review and approval.

Setbacks
A majority of the project’s setbacks will meet Village One Specific Plan standards, Final Development Plan standards, and those standards listed under “Special Considerations” in this Precise Plan. Please see Exhibit C - Vesting Tentative Map.

Specific Plan Exceptions
Residential home siting shall substantially conform to the setbacks in the Village One Specific Plan standards and the regulations of Title 10, Chapter 4 of the Modesto Municipal Code, unless modified through adoption of a Final Development Plan. Lots 5,000 square feet or larger shall adhere to the standards of the R-1 Zone. Developments with smaller lots shall require adoption of a Final Development Plan in tandem with a subdivision map. Multi-Family Residential development shall be subject to adoption of a Final Development Plan. Specific lots within The Crossings require exceptions for rear yard setbacks and usable rear yard space per The Crossings Vesting Tentative Subdivision Map and Final Development Plan. Usable rear yard open space shall be a minimum of 300 square feet in area with no dimension less than ten feet. High-density residential buildings may go up to 3 stories in height.

Industrial land may have a floor-area ratio (FAR) of up to 0.50.

INFRASTRUCTURE PLAN
Locations of pipelines shown are based upon preliminary Vesting Tentative Subdivision Map design.

Pipeline sizes for construction will be finalized when the improvement plans are completed.

Sanitary Sewer Plan
Sewer service for the area will be provided by the City. The proposed 8-inch and 10-inch sewer lines in the planned area will be per City Standards and will connect to the existing sewer lines at the intersection of Held Drive and E. Briggsmore Avenue, Claus Road and Merle Avenue, and Claus Road and Floyd Avenue (see Exhibit D – Utility Exhibit).

Water Plan
Domestic water for Precise Plan Area 35 will be provided by the City. The proposed 8-inch and 12-inch water lines in the subdivision will be per the City Standards and will connect to an existing water main at the intersection of Held Drive and E. Briggsmore Avenue, and Claus Road and Merle Avenue (see Exhibit D – Utility Exhibit).
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Storm Drainage
Storm drainage for Precise Plan Area 35 will be provided by the City. The proposed 12-inch and 18-inch storm drain lines along with storm drain basins and the park stormwater management basin(s) will meet the City Standards (see Exhibit D – Utility Exhibit).

As an alternative method of stormwater treatment, the City owns property on the west side of Claus Road along the entire west boundary of the Precise Plan. If the City leaves Claus Road in its current alignment, this vacant land provides an opportunity for storm drainage collection, retention and disposal. At the time of development, specific project developers can discuss this area with the City as a possible storm water disposal alternative. If this area is utilized, a dual-use basin is recommended with a Class 1 bike path around the perimeter.

EXHIBITS
Exhibit A: Precise Plan Land Use
Exhibit B: Circulation Plan
Exhibit C: Vesting Tentative Map
Exhibit D: Utility Exhibit
Exhibit E: General Plan Land Use
Exhibit F: Wall Plan
Exhibit G: Park Concept Plan
Exhibit H: Zoning Land Use
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REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN HELD DRIVE M.I.D. LATERAL NO. 3 VILLAGE RESIDENTIAL- 127.51 ACRES ± LEGEND: 250' 1000' SCALE: 1"=500' 0' 500' BNSF RAIL CLAUS ROAD

MERLE AVENUE

BRIGGSMORE AVENUE
MILNES AVENUE MULTI-FAMILY RESIDENTIAL- 30.72 ACRES ± GENERAL COMMERCIAL- 28.67 ACRES ± INDUSTRIAL/BUSINESS PARK- 10.65 ACRES ± FLOYD AVENUE EXISTING MODESTO IRRIGATION DISTRICT SUBSTATION AMTRAK STATION COMMUNITY FACILITIES- 27.39 ACRES ± TOTAL ACREAGE: 224.94 ACRES ± LAND USE DIAGRAM P1.2#20.. - 1312 -

HELD DRIVE
M.I.D. LATERAL NO. 3 R-1 LEGEND 250' 1000' SCALE: 1"=500' 0' 500' BNSF RAIL CLAUS ROAD

MERLE AVENUE

BRIGGSMORE AVENUE
MILNES AVENUE C-2 M-1
FLOYD AVENUE EXISTING MODESTO IRRIGATION DISTRICT SUBSTATION AMTRAK STATION COMMUNITY FACILITIES R-1 R-1 R-1 R-1 R-1 C-2 C-2 R-3 C-2 R-3 M-1 ZONE LAND USE R-3 INDUSTRIAL/BUSINESS PARK GENERAL COMMERCIAL MULTI-FAMILY RESIDENTIAL VILLAGE RESIDENTIAL M-1 M-1 C-2 R-1 R-1 REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN ZONING DIAGRAM P1.1#20.. - 1313 -
REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN HELD DRIVE M.I.D. LATERAL NO. 3 PRECISE PLAN AREA 35 - SOUTH PARKS LEGEND: 250' 1000' SCALE: 1"=500' 0' 500' BNSF RAIL CLAUS ROAD

MERLE AVENUE

BRIGGSMORE AVENUE

MILNES AVENUE
FLOYD AVENUE EXISTING MODESTO IRRIGATION DISTRICT SUBSTATION AMTRAK STATION PARK ACREAGE: THE CROSSINGS: 3.5 ACRES GREENLAW: 3.5 ACRES 7.0 ACRES TOTAL PEDESTRIAN & BIKE TRAIL CROSS-SECTION NOT TO SCALE PRECISE PLAN AREA 35 - PEDESTRIAN & BIKE TRAIL PARK 3.5 AC. PARK 3.5 AC. PARK PLAN P1.3#20.. - 1314 -
REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN M.I.D. LATERAL NO. 3 250' 1000' SCALE: 1"=500' 0' 500' BNSF RAIL HELD DR.

MERLE AVENUE

BRIGGSMORE AVENUE

MILNES AVENUE CLAUS ROAD
FLOYD AVENUE 60' RIGHT-OF-WAY 69' RIGHT-OF-WAY B LEGEND: 69' RIGHT-OF-WAY A CIRCULATION PLAN - OVERALL P1.4#20.. - 1315 -
REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN 60' RIGHT-OF-WAY NOT TO SCALE 69' RIGHT-OF-WAY "A" NOT TO SCALE 60' RIGHT-OF-WAY "B" NOT TO SCALE TIVOLI SPECIFIC PLAN ROUNDABOUT EXHIBIT A NOT TO SCALE TIVOLI SPECIFIC PLAN ROUNDABOUT EXHIBIT B NOT TO SCALE CIRCULATION PLAN - CROSS SECTIONS P1.5#20.. - 1316 -
OH OH 8" SS 12" W 6 5 4 3 2 1

REVISIONS
No. Date Description
Job No.

Date
Drawn by
Proj Mgr
SHEET:
11/21/2023
OF: X

PROJECT

SHEET TITLE

VILLAGE ONE

SPECIFIC PLAN
AREA 35
LEM
SRS
22020
3428 Brookside Road
Stockton,California 95219
209-943-2021
Fax: 209-942-0214
www.siegfriedeng.com

CIVIL STRUCTURAL

LANDSCAPE ARCHITECTURE SURVEYING

PLANNING

ATHLETIC
FACILITY DESIGN M.I.D. LATERAL NO. 3 HELD DRIVE

BRIGGSMORE AVENUE
M.I.D. LATERAL NO. 3

CIRCULATION

PLAN-HELD
P1.6
#20..
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40.5' 15' 16.2'
15' 15'
10' 10' 12' 12' 12' 12' 149 150 151 152 153 154 155 157 158 159 160 161 316 315 314 313 312 REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN 20' 80' SCALE: 1"=40' 0' 40' MERLE AVENUE CLAUS ROAD FUTURE CLAUS ROAD RIGHT-OF-WAY EXISTING CLAUS ROAD RIGHT-OF-WAY MERLE AVENUE CIRCULATION PLAN-MERLE-1 P1.7#20.. - 1318 -
149 150 151 152 153 154 155 157 158 159 160 161 316 315 314 313 312 20' 80' SCALE: 1"=40' 0' 40' MERLE AVENUE

CLAUS ROAD FUTURE CLAUS ROAD RIGHT-OF-WAY EXISTING CLAUS ROAD RIGHT-OF-WAY MERLE AVENUE 27' R19' R41' R30'
R30'
47'
11'
129'
69' PROPOSED LANDSCAPE PROPOSED LANDSCAPE REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN CIRCULATION PLAN-MERLE-2 P1.8#20.. - 1319 -
REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN M.I.D. LATERAL NO. 3 PROPOSED WATER MAINLINE LEGEND: 250' 1000' SCALE: 1"=500' 0' 500' BNSF RAIL HELD DRIVE CLAUS ROAD

MERLE AVENUE

BRIGGSMORE AVENUE

MILNES AVENUE
FLOYD AVENUE APN 014-025-015 APN 014-025-019 APN 014-025-002 APN 014-026-017 APN 014-026-003 APN 014-026-018 APN 014-026-032 APN 014-026-025 APN 014-026-033 APN 014-026-035 APN 014-026-034 SANTA FE AVENUE UTILITY - WATER P1.9#20.. - 1320 -
REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN M.I.D. LATERAL NO. 3 PROPOSED SANITARY SEWER MAINLINE LEGEND: 250' 1000' SCALE: 1"=500' 0' 500' BNSF RAIL HELD DRIVE CLAUS ROAD

MERLE AVENUE

BRIGGSMORE AVENUE

MILNES AVENUE
FLOYD AVENUE APN 014-025-015 APN 014-025-019 APN 014-025-002 APN 014-026-017 APN 014-026-003 APN 014-026-018 APN 014-026-032 APN 014-026-025 APN 014-026-033 APN 014-026-035 APN 014-026-034 SANTA FE AVENUE UTILITY - SEWER P1.10#20.. - 1321 -
M.I.D. LATERAL NO. 3 PROPOSED STORM DRAIN MAINLINE LEGEND: 250' 1000' SCALE: 1"=500' 0' 500' BNSF RAIL HELD DRIVE CLAUS ROAD

MERLE AVENUE

BRIGGSMORE AVENUE

MILNES AVENUE
FLOYD AVENUE APN 014-025-015 APN 014-025-019 APN 014-025-002 APN 014-026-017 APN 014-026-003 APN 014-026-018 APN 014-026-032 APN 014-026-025 APN 014-026-033 APN 014-026-035 APN 014-026-034 STORM BASIN 3.5 AC STORM BASIN 9.24 AC. POTENTIAL STORM BASIN POTENTIAL STORM BASINS PARK BASIN TO INCLUDE SPACE FOR RECREATION, WALKING PATHS, AND A PLAYGROUND POTENTIAL STORM BASIN SANTA FE AVENUE STORM BASIN NOTE: PARK BASIN DESIGN WILL INTEGRATE ABOVE AND BELOW GROUND FEATURES TO ADDRESS STORM WATER TREATMENT AND RETENTION SYSTEM. PROPOSED IMPROVEMENTS WILL WILL BE DESIGNED TO ADDRESS POTENTIAL CONFLICTS WITH TREE ROOTS, PLAY STRUCTURE AND SHADE CANOPY FOOTINGS AND IRRIGATION. FINAL DESIGN TO BE APPROVED BY CITY ENGINEER. REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN UTILITY - STORM P1.11#20.. - 1322 -
M.I.D. LATERAL NO. 3 PROPOSED PRECAST CONCRETE SOUND WALL (9' HEIGHT) PROPOSED PRECAST CONCRETE SOUND WALL (7' HEIGHT) PROPOSED WOOD FENCE (6' HEIGHT) PROPOSED BARRICADE LEGEND: 250' 1000' SCALE: 1"=500' 0' 500' BNSF RAIL HELD DRIVE CLAUS ROAD

MERLE AVENUE

BRIGGSMORE AVENUE

MILNES AVENUE
FLOYD AVENUE APN 014-025-015 APN 014-025-019 APN 014-025-002 APN 014-026-017 APN 014-026-003 APN 014-026-018 APN 014-026-032 APN 014-026-025 APN 014-026-033 APN 014-026-035 APN 014-026-034 STORM BASIN 8.00' 5.00' 10.00' SIDE LANDSCAPE WALK LAND SCAPE SOUNDWALL RIGHT-OF-WAY CLAUS ROAD CROSS SECTION:
217' REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr SHEET: 11/21/2023 OF: X PROJECT SHEET TITLE VILLAGE ONE SPECIFIC PLAN AREA 35 LEM SRS 22020 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN WALL PLAN P1.12#20.. - 1323 -
01/23/2024/CED/KMartin/Item X 1 2024-XX

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-XX

RESOLUTION APPROVING THE VESTING TENTATIVE
SUBDIVISION MAP OF “THE CROSSINGS” (DR HORTON BAY, INC.) WHEREAS, on July 14, 2022 an application was filed by DR Horton Bay Inc. for the proposed adoption of a precise plan document for the southerly 257-acre portion of Village One Precise Plan Area No. 35 generally located south of Milnes Road, and for concurrent rezoning from Specific Plan-Holding (SP-H) Zone to Specific Plan (SP) Zone for all that portion of Precise Plan Area No. 35 south of Milnes Road, generally referred to as Precise Plan Area No. 35 South (File No. PP-22-001); and WHEREAS, said application was made concurrently with a proposed amendment to the Urban Area General Plan (File No. GPA-22-001) to amend the Land Use Element of the General Plan to change 140 acres from Business Park-Commercial-Residential (BCR) uses to Residential Uses (R), property located east of Claus Road, north of East Briggsmore Avenue, within the Village One Specific Plan, to facilitate development of a new 527-lot single-family residential project, “The Crossings”; and WHEREAS, to facilitate said development the City of Modesto proposes an amendment to the Circulation Element of the General Plan to downgrade the classification of Claus Road between Sylvan Avenue and East Briggsmore Avenue from an Expressway to a four-lane Principal Arterial Street, and to downgrade East Briggsmore Avenue from Claus Road to the BNSF Railroad crossing from an Expressway to a four-lane Principal Arterial Street, and to amend Section VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks; and #20..
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01/23/2024/CED/KMartin/Item X 2 2024-XX
WHEREAS, said application was made concurrently with a proposed amendment to the Village One Specific Plan to amend the land use designation of the above 140 acres from Business Park (BP) to Village Residential (VR) with associated text amendments (File No. SPA-22-003) together with a City-initiated amendment to the Circulation Diagram to amend the designation of Claus Road from a Class A Expressway to a fourlane Principal Arterial Street, and to amend the designation of East Briggsmore Avenue east of Claus Road from a Class C Expressway to a four-lane Principal Arterial Street; and
WHEREAS, said application was also made concurrently with a proposed Final Development Plan for the purpose of establishing residential development standards and architectural guidelines for The Crossings development (File No. FDP-22-003); and WHEREAS, DR Horton Bay Inc. has filed an application for a Vesting Tentative Subdivision Map, The Crossings, to divide 84.1 acres located east of Claus Road and north of E. Briggsmore Avenue into 527 single family residential lots, five landscape lots and one park lot; and
WHEREAS, said Vesting Tentative Map was received in the office of the Secretary of the Planning Commission on July 14, 2022, and was accepted for filing and deemed complete on November 9, 2023, in accordance with the provisions of Section 4-

4.401 of the Modesto Municipal Code; and
WHEREAS, copies of said vesting tentative map have been sent to the Sylvan Elementary School and Modesto High School Districts, Modesto Irrigation District, the local utility companies, and the City Engineering and Transportation Department; and WHEREAS, City services, including sewer and water facilities, are available; and #20..
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01/23/2024/CED/KMartin/Item X 3 2024-XX
WHEREAS, the area can be served by elementary schools in the Sylvan School District and by Fire Station No. 9 at 4025 Fara Biundo Drive, 0.50 miles distant; and WHEREAS, an Initial Study, EA/C&ED No. 2023-26 has been prepared by staff, as required by CEQA; and
WHEREAS, the Initial Study concluded that while the project may have a potentially significant effect on the environment, the incorporation of mitigation measures would reduce the impact to a less than significant level, and a Mitigated Negative Declaration was prepared; and
WHEREAS, a 30-day public review period for the proposed Initial Study/Mitigated Negative Declaration began on November 14, 2023 and concluded on December 14, 2023; and
WHEREAS, the City received public comments on the draft Initial Study/Mitigated Negative Declaration and no changes to the document were necessary as a result; and
WHEREAS, the Mitigation Monitoring and Reporting Program (MMRP) is included and described within the Initial Study/Mitigated Negative Declaration; and WHEREAS, a public hearing was held by the Planning Commission on December 18, 2023, in Chambers, 1010 Tenth Street, Modesto, California, at which hearing evidence both oral and documentary was received and considered, and WHEREAS, after said public hearing, the Modesto City Planning Commission by Resolution No. 2023-34, recommended to the City Council approval of the Vesting Tentative Subdivision Map of The Crossings, subject to the Conditions of Approval in said Resolution, and
#20..
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01/23/2024/CED/KMartin/Item X 4 2024-XX
WHEREAS, said matter was set for a public hearing of the City Council to be held on January 23, 2024, in the Tenth Street Place Chambers located at 1010 Tenth Street, Modesto, California, at which date and time said duly noticed public hearing was held. .NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that it hereby finds and determines as follows:

1. The proposed vesting tentative subdivision map, together with the provisions for its design and improvements, is consistent with the General Plan of the City of Modesto (as amended), the Village One Specific Plan (as amended), Precise Plan Area No. 35 South (as adopted) and the Subdivision Map Act of the State of California.

2. The discharge of waste as a result of the proposed vesting tentative subdivision map into the existing sewer system will not result in a violation of existing requirements by the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code of the State of California.

3. An Initial Study/Mitigated Negative Declaration, Environmental Assessment No. EA/C&ED No. 2023-26, has been prepared by the City of Modesto that analyzed the proposed Specific Plan Amendment, and the Council of the City of Modesto has determined that, on the basis of the whole record before it, that while the project may have a potentially significant effect on the environment, the incorporation of project-specific mitigation measures would reduce the impact to a less than significant level.

BE IT FURTHER RESOLVED by the Council of the City of Modesto that it hereby approves the Vesting Tentative Map of The Crossings, accepted for filing in the office of the Secretary of the Planning Commission on November 9, 2023, as submitted and as shown in red on the face of the map and subject to the following conditions:

1. The Crossings Final Map cannot be recorded unless and until the City Council approves the proposed amendment to the General Plan Land Use Element and Circulation Element (Project No. GPA-22-001) and proposed amendment to the Village One Specific Plan land use diagram and circulation diagram (Project No. SPA-22-003) to allow for development of the 527-lot single-family residential subdivision as proposed. Said approval shall be noted on the Final Map.
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01/23/2024/CED/KMartin/Item X 5 2024-XX

2. The Crossings Final Map cannot be recorded unless and until the City Council approves the Precise Plan No. 35 South document by Ordinance and said Ordinance is adopted and in effect. Said approval shall be noted on the Final Map.

3. Prior to recordation of a Final Map, new street names for all lettered streets and cul-de-sac courts of the subdivision shall be proposed and approved by both the City and the County.

4. Prior to recordation of a Final Map, Merle Avenue as shown on the tentative subdivision map shall be identified as “East Merle Avenue” from the intersection of Claus Road to the intersection of “Street F” of the tentative subdivision map, and the continuation of said street eastward from Street F shall be identified as “Held Drive”.

5. Prior to issuance of a building permit for lots that back up to Claus Road, plot plans for said lots shall demonstrate that all rear yard setbacks be at least fifteen (15) feet, in accordance to the setback standards outlined in Section 10-408(c) of the City’s Zoning Code.

6. Prior to Certificate of Occupancy of any structure adjacent to required fences and walls, such fences and walls shall be installed in accordance to the Wall Plan of Precise Plan Area No. 35 South as adopted by the City Council, and the Village One Specific Plan, Section II.G.13, Residential— Community Design Policies, including but not limited to the following standards:
a. A minimum seven (7) foot high decorative concrete masonry sound wall with cap treatment along the Claus Road frontage at the rear of Lots 148 and 316-330 (excepting entry Lots A and B at Merle Avenue), and along the East Briggsmore Avenue frontage at the rear of Lots 1-12. Said wall should be designed with two-foot offsets at every other property line.
b. A minimum nine (9) foot high CMU or pre-cast concrete masonry sound wall along the BNSF rail alignment at the rear of lots 204-231 and 285-305. Such CMU or pre-cast concrete masonry wall may step down to seven (7) feet in height beyond the 200-foot distance from the center of the mainline of the railroad.
c. Walls and fences along the collector streets shall be provided as required by Section II.G.13.a.8 of the Specific Plan.

7. Prior to issuance of a building permit for any lot within 200-feet of the center of the near mainline of the adjacent BNSF Railroad along the easternmost boundaries of the subdivision, and any lot that backs up to Claus Road, building plans shall demonstrate the provision of acoustical treatments to reduce exterior noise impacts to an interior decibel level of #20..
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01/23/2024/CED/KMartin/Item X 6 2024-XX
45Ldn or less, to the satisfaction of the Chief Building Official and the Director of Community and Economic Development.

In addition, for those lots within 200-feet of the center of the near mainline of the adjacent BNSF Railroad along the easternmost boundaries of the subdivision, building plans shall demonstrate structural improvements to mitigate vibration levels generated by passing train traffic, to the satisfaction of the Chief Building Official and the Director of Community and Economic Development.

LAND DEVELOPMENT ENGINEERING

8. Prior to recordation of a Final Map, improvement plans for required improvements shall be prepared by a Registered Civil Engineer and submitted for approval by the City Engineer or designee.

The improvement plans shall include but not be limited to the following:
a. Dedication of Claus Road to a four-lane Principal Arterial Street per the Circulation Plan of Precise Plan No. 35 South, with installation of roadway and frontage improvements as demonstrated on the Wall Plan of the Precise Plan, consisting of a separated sidewalk between landscaped areas along the entirety of the tentative map frontage of Claus Road. Dedication and design of improvements shall be to the satisfaction of the City Engineer or designee.
b. Dedication and installation of a two-lane bypass roundabout at the intersection of Claus Road and Merle Avenue. Final design shall consider if two-lane bypass roundabout design and right in/right out access is appropriate. Said roundabout shall be designed by a registered engineer with specialization in roundabout geometry and be designed to the satisfaction of the City Engineer or designee.

Dedication and installation of the two-lane roundabout at the intersection of Claus Road and Merle Avenue shall include an enhanced high-visibility crosswalk and a pedestrian HAWK signal system for the Class 1 Bike Path crossing.

Dedication and installation of the roundabout may require the reconfiguration or removal of the following Lots: Entry Lots A and B, and Lots 149, 148, 157, 316 and 317. Said reconfiguration shall be reflected in the improvement plans and Final Map.
c. Dedication and installation of a two-lane roundabout at the intersection of East Briggsmore Avenue and Held Drive. Said roundabout shall be designed by a registered engineer with specialization in roundabout geometry and be designed to the satisfaction of the City Engineer or designee.
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01/23/2024/CED/KMartin/Item X 7 2024-XX
d. Dedication and installation of Tivoli Specific Plan standard roundabouts at the intersections of Held Drive/Street M and East Merle Avenue/Street F. Said roundabouts shall be designed by a registered engineer with specialization in roundabout geometry and be designed to the satisfaction of the City Engineer or designee.

Interior 60-foot and 69-foot street cross-sections, including but not limited to roadways, curb, gutter, sidewalks, landscape, Class 1 Bike Lanes, bike path crossings and ADA curb ramps, shall be designed to the satisfaction of the City Engineer or designee.
e. Roundabout truck aprons shall be constructed with roll-over curbs to facilitate bus travel.

9. For adequate water system distribution capacity, the project must either:
a. Tie into the 16-inch Claus Road transmission line, and loop into the 12-inch main off of Held Drive; or
b. Extend and loop the 12-inch main located at Merle Avenue to 12-inch main on Held Drive.
c. Further comments regarding water utility needs will be provided at the improvement plan stage, and the developer shall work with City Staff on requirements for water system connectivity, looping, and offsite CIPs.

10. Per the City’s Wastewater Master Plan and the Village One Facilities Master Plan, it is recommended that the development area tie into the 18- inch main located off of Merle Avenue. This service main is sized to have adequate capacity for development of this scale. Further comments will be provided at the improvement plan stage regarding the viability of using the existing eight-inch main on Held Drive for some additional flow demand. The developer shall work with City staff on sewer alignment and connectivity issues for this development.

11. All storm drainage must be retained within the development area per City Standards for conveyance, storage and water quality. This project may not discharge any stored storm water without the approval of the City Engineer. Such approval will only be granted if additional interconnectivity and other improvements are constructed in the future

12. Prior to recordation of a Final Map, calculations must be submitted confirming proposed park/basin, and any other proposed storm drainage management measures, which may or may not be shown, are adequately #20..
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01/23/2024/CED/KMartin/Item X 8 2024-XX
sized for the 6-day 100-year Storm (R=5.6”) per the 2014 Modesto City Standards, and the 2011 Revised Guidance Manual for Development of Stormwater Quality Measures.

13. Improvement plans shall clearly indicate that adequate space is being designated for storm drainage requirements to the satisfaction of Parks Planning and Development and the City Engineer or designee. Further comments will be provided at the improvement plan stage in regard to meeting required City Standards.

14. Improvement plans shall demonstrate placement of fire hydrants no more than 500-feet apart as measured along the curb.

15. Any public improvements that are missing, damaged or not to current City standards shall be designed per City standards in accordance with City Code (Article 7-1.701), standards and specifications. Such improvements may include, but not be limited to curb & gutter, drive approach, sidewalk, ADA access ramps, fire hydrants and street lights. All public improvement plans shall be designed by a Registered Engineer, reviewed and approved by the City Engineer prior to issuance of an Encroachment permit.

PARKS PLANNING

16. Applicant shall submit Landscape and Irrigation (L&I) plans for review and approval by the City’s Parks Planning and Development (PPD) Division. L&I plans shall meet the current State of California Model Water Efficient Landscape Ordinance (MWELO) requirements, Modesto Municipal Code (MMC) requirements and City of Modesto standards at time of submittal.

17. Applicant shall install street trees every thirty-five (35) to forty (40) feet on center along all proposed streets.

18. Applicant shall install one (1) street tree per residential lot unless on a corner lot which requires street trees every thirty-five (35) to forty (40) feet on center of the parcel’s length.

19. Applicant shall install climbing vines on all walls along the Claus Road frontage, in a landscape planter, to discourage tagging.

20. Applicant shall provide signage with appropriate landscaping for Clear Vision Triangles at entrances. Within the triangle, the area between three (3) and eight (8) feet in height measured from top of curb adjacent to landscape shall be clear.

21. Low Impact Development (LID) control and treatment measures shall be planted with vegetation for erosion protection and sediment entrapment to collect/treat storm water run-off before entering the storm drain system.

Storm drainage basins shall be appropriately landscaped and irrigated to #20..
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01/23/2024/CED/KMartin/Item X 9 2024-XX
address the specific type of storm water control measure. Provide total square feet of the landscape area in project information.

22. Applicant shall install bicycle parking racks as part of the project development per MMC and Green Building Standards Code at all landscape lots with park amenities and park site.

23. All landscape and improvement plans shall be reviewed and accepted by Parks Planning and Development or designee prior to recordation of a Final Map. All Landscape Lot and Park Design Plans shall demonstrate but not be limited to the following:
a. Provision of underground storm water tank systems on all Landscape Lots.
b. Selection of trees with root systems that will not affect underground storm tank systems.
c. Lower Tier Park Land shall hold nuisance water.
d. Provision of design feature to dissipate storm and/or nuisance water fallout.
e. Planters along the Claus Road frontage shall be at minimum seven (7) feet in width. Planters along internal streets of the project shall be at a minimum width to accommodate landscaping including trees, to the satisfaction of the Parks Planning and Development Manager and the Director of Community and Economic Development or designee.

INFRASTRUCTURE FINANCE

24. Prior to recordation of a Final Map, the developer shall take all actions to secure and establish a mechanism for the funding of the installation of some or all of the site’s facilities, through the creation of a new MelloRoos Community Facilities District (CFD) for the Village One Triangle, and ongoing maintenance of these items and/or facilities. The developer and City will work toward a comprehensive list of facilities and improvements, and ongoing maintenance will be determined during the CFD formation process and listed in the CFD’s Public Report.

UTILITY COMPANIES

25. The Pacific Gas and Electric (PG&E) company operates an 8.625-inch high-pressure gas transmission main within the boundaries of Claus Road that will be impacted by the proposed Claus Road extended right-of-way.

Prior to the issuance of a grading or building permit, whichever occurs first, developer shall submit a full grading plan for review and approval by PG&E.

26. A PG&E Gas Transmission Standby Inspector shall be present during any demolition or construction activity that comes within ten (10) feet of the #20..
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01/23/2024/CED/KMartin/Item X 10 2024-XX
gas pipeline. This includes all grading, trenching, substructure depth verifications (potholes), asphalt or concrete demolition/removal, removal of trees, signs, light poles, etc. This inspection shall be coordinated through the Underground Service Alert (USA) service at 811.

27. The Modesto Irrigation District (MID) Ralston Drain (Ralston Drain ID – ID No. 3D) that lies within the project site must be replaced with rubbergasketed reinforced concrete pipe (RGRCP), unless all parcels within the project site submit a Sign-Off of Drainage Facilities form to MID’s Civil Engineering Department.

28. All privately-owned irrigation facilities that will have alignment changed or relocated must be protected by an irrigation easement dedicated by separate instrument to the downstream landowner(s) that are served by the existing private infrastructure and must be shown on the subdivision map.

29. Ten-foot-wide public utility easements and six-foot-wide planting easements located within the ten-foot-wide public utility easements shall be dedicated along all street frontages as required by the City Engineer or designee.

30. All existing underground and aboveground utilities, irrigation, and electrical lines shall be protected, relocated, or removed as required by the utility companies and the City Engineer or designee. Easements for utilities, irrigation and electrical lines to remain shall be reserved as required.

GENERAL CONDITIONS

31. Improvement plans for required improvements shall be prepared by a Registered Civil Engineer and submitted for approval by the City Engineer or designee. All improvements shall be constructed in accordance with the approved plans.

32. Future home buyers and prospective residents of the Precise Plan Area No. 35 South shall be provided disclosure that they are subject to noise, dust, odor and other impacts from adjacent agricultural operations. Such notice shall be placed on the final deeds for the individual lots.

33. Future home buyers and prospective residents of the Precise Plan Area No. 35 South that are within 200-feet of the right-of-way of the Burlington Northern Santa Fe railroad shall be provided disclosure that they are subject to noise, vibration and other impacts from rail operations. final deeds for the individual lots.

34. Future home buyers and prospective residents of the Precise Plan Area No. 35 South shall be provided disclosure that they are subject to noise, vibration and other impacts from aircraft operations of the East Side Mosquito Abatement District facility located on Santa Fe Avenue to the #20..
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east of the project. Such notice shall be placed on the final deeds for the individual lots.

35. All fire hydrants and fire apparatus access roads meeting the requirement for “all weather” shall be installed prior to combustible construction materials being brought into the site.

36. Prior to the Final Inspection, Building Inspection Division shall verify that all fireplaces and wood stoves in residential units are equipped to meet the performance and emissions standards set forth in Part 60, Title 40, Subpart AAA Code of Federal Regulations, February 26, 1988.

37. Prior to start of construction, all-weather, hard-surfaced roadways shall be constructed and maintained free of obstructions at all times during construction as required by Director of Community and Economic Development and the Fire Department.

38. At the time of issuance of a building permit, the developer shall pay development impact fees at the established rate. Such fees may include but are not limited to, sewer and water connection fees, community facility fees, building permit and plan check fees.

39. All department Conditions of Approval for the project shall be included with building plans and shall be continuously maintained on-site during project construction to the satisfaction of the Chief Building Official.

40. All landscaping, fences, and walls shall be maintained and the premises shall be kept free of weeds, trash, and other debris.

41. The property owner and developer shall, at their sole expense, defend, indemnify and hold harmless the City of Modesto, its agents, officers, directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys’ fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include but is not limited to any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Modesto shall promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully in the defense.

The following Conditions of Approval are Mitigation Measures from the Mitigation Monitoring and Reporting Program (MMRP) of the Mitigated Negative Declaration, EA C&ED No. 2023-26, that are applicable to the project:

Transportation and Circulation:
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42. Claus Road at Merle Avenue: The project developers shall install a twolane roundabout with an enhanced high-visibility crosswalk and a pedestrian HAWK signal system for the class 1 bike path crossing. Final Design shall consider if tw-lane bypass roundabout design and right in/right out access is appropriate. This roundabout shall be designed by an experienced engineer who specializes in roundabout geometry and to the satisfaction of the City Engineer.

43. East Briggsmore Avenue at Held Drive: The project developers shall construct a 2-lane roundabout with an enhanced high-visibility crosswalk.

This roundabout shall be designed by an experienced engineer who specializes in roundabout geometry, to the satisfaction of the City Engineer.

44. East Merle Avenue at Street F: The project developers shall install a roundabout to the Tivoli Specific Plan roundabout standard, to the satisfaction of the City Engineer.

45. Held Drive at Street M: The project developers shall install a roundabout to the Tivoli Specific Plan roundabout standard and to the satisfaction of the City Engineer.

46. Claus Road between Sylvan Avenue and Briggsmore Avenue: Developer shall dedicate sufficient right-of-way along the project frontage to allow for four-lane Principal Arterial Street alignment. Developer shall install improvements along project frontage that shall include but not be limited to:
a. Median, curb, gutter and sidewalk along Claus Road frontage; b. Landscape planter between concrete masonry wall and sidewalk per approved street cross-sections;
c. Landscape planter between sidewalk and northbound travel lanes per approved street cross-sections.

47. Interior 60-ft and 69-ft street cross-sections: The interior streets shall be designed to the satisfaction of the City Engineer. Current plans submitted only show renderings. Revisions to the proposed Class 1 bike path that runs throughout the neighborhood may be required, specifically design for intersection bike/pedestrian crossings.

Noise:

48. Sound Walls: Developer shall install CMU or pre-cast concrete masonry walls per the Wall Plan of the Precise Plan, as follows:
a. A nine-foot high sound wall along the BNSF rail alignment at the rear of Lots 204-231 and 285-305, and along the East Briggsmore Avenue frontage at the rear of Lots 1-12.
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b. A seven-foot high sound wall along the Claus Road frontage at the rear of Lots 148 and 316-330 (excepting entry Lots A and B at Merle Avenue)

49. General Plan Master EIR Mitigation Measure Noise-7: Incorporate construction practices and acoustic treatment in new residential construction to reduce typical indoor noise levels to 45 dB. Developers of residential buildings within the 65 dBA contours shown in the General Plan Master EIR shall demonstrate that interior noise has been reduced to 45 dB. Other types of development should be protected against noise intrusion at least to the levels indicated on UAGP Table VII-2. (Policy VII-G.3.e)
a. All homes within 200-feet of the BNSF railway
b. All homes within 90 feet of Claus Road
c. All homes within 90 feet of East Briggsmore Avenue

50. GP MEIR Noise-14: For new residential development proposed in areas within 200 feet of the center of the near mainline of active rail lines where single-event noise from trains is of concern, demonstrate that the proposed development will incorporate measures to reduce maximum noise levels generated during train passbys to 50 dBA Lmax or less inside bedrooms and to 55 dBA Lmax or less inside other noise sensitive occupied areas. (Policy VII-G.3.l)

51. GP MEIR Noise-15: For new residential and vibration sensitive commercial development (including but not limited to lodging facilities, hospitals and similar uses) located within 200 feet of the center of the near mainline of active rail lines, demonstrate that the proposed development will incorporate measures to reduce vibration levels generated during train passby events to meet the FTA vibration criteria as shown in Master EIR Table V-3-6. (Policy VII-G.3.m)
Air Quality:

52. GP MEIR AQ-100: Reduce particulate emissions from construction, grading, excavation, and demolition to the maximum extent feasible in accordance with the requirements of SJVAPCD Regulation VIII.

Regulation VIII was adopted to reduce the amount of particulate matter suspended in the atmosphere as a result of emissions generated from anthropogenic (man-made) fugitive dust sources. (Policy VII.H.2.jj)

53. GP MEIR AQ-103. Effectively stabilize dust emissions using water, chemical stabilizer / suppressant, cover with a tarp or other suitable cover or vegetative ground cover, all disturbed areas, including storage piles, which are not being actively utilized for construction purposes. (Policy VII.H.2.mm)
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54. GP MEIR AQ-104. Effectively stabilize dust emissions using water or chemical stabilizer / suppressant, all onsite unpaved roads and off-site unpaved access roads. (Policy VII.H.2.nn)

55. GP MEIR AQ-105. Effectively control fugitive dust emissions utilizing application of water or by presoaking all land clearing, grubbing, scraping, excavation, land leveling, grading, cut & fill, and demolition activities. (Policy VII.H.2.oo)

56. GP MEIR AQ-107. When materials are transported off site, cover all materials, or effectively wet them to limit visible dust emissions, and maintain at least six inches of freeboard from top of container. (Policy VII.H.2.qq)

57. GP MEIR AQ-108. Limit operations or expeditiously remove the accumulation of mud or dirt from adjacent public streets at the end of each workday (the use of dry rotary brushes is expressly prohibited except where preceded or accompanied by sufficient wetting to limit the visible dust emissions.) (Use of blower devices is expressly forbidden.) (Policy VII.H.2.rr)

58. GP MEIR AQ-109. Following the addition of materials to, or the removal of materials from, the surface of outdoor storage piles, effectively stabilize said piles for fugitive dust emissions utilizing sufficient water or chemical stabilizer / suppressant. (Policy VII.H.2.ss)

59. GP MEIR Within urban areas, immediately remove trackout when it extends 50 or more feet from the site and at the end of each workday. (Policy VII.H.2.tt)

60. GP MEIR AQ-111. Prevent carryout and trackout for any site with 150 or more vehicle trips per day. (Policy VII.H.2.uu)

61. GP MEIR AQ-112. Limit traffic speeds on unpaved roads to 15 mph. (Policy VII.H.2.vv)

62. GP MEIR AQ-113. Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent (1%). (Policy VII.H.2.ww)

63. GP MEIR AQ-114. Install wheel washers for all exiting trucks, or wash all trucks and equipment leaving the site. (Policy VII.H.2.xx)

64. GP MEIR AQ-115. Install wind breaks at windward side(s) of construction areas. (Policy VII.H.2.yy)

65. GP MEIR AQ-116. Suspend excavation and grading activity when winds exceed 20 mph (regardless of windspeed, an owner/operator must comply with Regulation VIII’s 20 percent opacity limit). (Policy VII.H.2.zz) #20..
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66. GP MEIR AQ-117. Limit the area subject to excavation, grading, and other construction activity at any one time. (Policy VII.H.2.aaa) Increased Demand for Storm Drainage/Flooding and Water Quality:

67. SD-10/FWQ-11. Construction activities shall comply with the requirements of the City’s Stormwater Management Plan under its municipal NPDES stormwater permit, and the State Water Resources Control Board’s General Permit for Discharges of Storm Water Associated with Construction Activity. (Policy VI.G.3)

68. SD-12/FWQ-13. Ensure that new development complies with the City of Modesto’s Stormwater Management Program: Guidance Manual for New Development Stormwater Quality Control Measures. (Policy VI.G.5)

69. SD-13/FWQ-14. Require new development to implement an appropriate selection of permanent pollution control measures in accordance with the City’s implementation policies for the municipal NPDES stormwater permit. (Policy VI.G.6)

70. SD-15/FWQ-16. Integrate Low Impact Development principles into proposed development projects’ design. Low Impact Development is a storm water management and land development strategy that promotes conservation and use of natural on-site features combined with engineered small-scale hydrologic devices. In designing development projects, minimize the amount of impervious surface in order to maximize on-site infiltration of stormwater runoff and minimize the potential for storm water runoff from the site. (Policy VI.G.8)
Generation of Hazardous Materials:

71. HM-5. In the event that site inspection or construction activities uncover chemical contamination, underground storage tanks, abandoned drums, or other hazardous materials or wastes at a parcel, the inspection report preparer shall so notify the City. The City shall notify the County Health Services Department. Under the direction of these agencies, a site remediation plan would be prepared by the project applicant.

72. HM-8. Applicants for building permits should determine that a site containing or formerly containing residences or farm buildings / structures has been fully investigated for the presence of hazardous materials or wastes prior to issuance of the permit. Investigation should consist of, at minimum, a Phase I environmental site assessment and a Phase II site assessment, if found necessary as a result of the Phase I assessment. The findings of the site assessment should be reported to the City and the County’s Department of Environmental Resources. The appropriate remediation should occur prior to final occupancy of the approved development. (Policy VI.M.6)
Loss of Sensitive Wildlife and Plant Habitat:
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73. SWPH-12: For proposed development consistent with the adopted Urban Area General Plan on lands within the Baseline Developed Area and Downtown, exclusive of lands within the Dry Creek and Tuolumne River Comprehensive Planning Districts, an assessment of whether any potential habitat for special-status species is present within proposed development areas shall be made. No further biological study is warranted unless habitat is present or if specific information concerning the known or potential presence of significant biological resources is identified in future updates of the California Natural Diversity Database, or through formal or informal input received from resource agencies or other qualified sources (Policy VII-E.2[a]).

74. SWPH-14. Additional measures to protect sensitive habitats may be implemented. Potential measures to be implemented may include measures listed in Table V-7-1 in the General Plan MEIR.

BE IT FURTHER RESOLVED by the Council of the City of Modesto that it hereby approves the Vesting Tentative Subdivision Map for The Crossings, as described in Exhibit “A”, attached hereto and incorporated herein by reference. #20..
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The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January, 2024, by Councilmember , who moved its adoption, which motion being duly seconded by Councilmember , was upon roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST:
____________________________
DIANE NAYARES-PEREZ, City
Clerk
(SEAL)
APPROVED AS TO FORM:

By: ______________________________________
JOSE M. SANCHEZ, City Attorney
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MERLE AVE BNSF R/R SANTA FE AVE

HELD DRIVE COURT A COURT B STREET S STREET U STREET N COURT C STREET K

STREET C STREET R

STREET C

STREET F STREET Q

STREET A

STREET B STREET P STREET T STREET V

STREET D

STREET E STREET O STREET I STREET M

STREET F STREET J STREET H STREET T
STREET G STREET L STREET M STREET V 11 10 9 8 7 6 5 4 3 2 1 121314151617181920212223242526272829 38 37 36 35 34 33 32 31 30 39 40 41 42 43 44 45 46 47 56 55 54 53 52 51 50 49 48 57 58 59 60 61 62 63 64 71 70 69 68 67 66 65 72 73 74 75 76 77 83 82 81 80 79 78 84 85 86 87 88 91 90 929394 9596979899 100 101 102 103 122 121 120 119 118 117 116 115 114 113 112 111 110 109 108 107 106 105 104 123 124 125 126 131 130 129 128 127 132 133 134 139 138 137 136 135 142 141 140 148 147 146 145 144 143 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176177 178 179 180 181 182 183 184185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 202 201 200 203 204 205 206 207 208209210211212213214215216217218219220221222223224225226227228 229230 231 233 232 238 237 236 235 234 239 240 241 242 243 244 245 246 247 248 249250251252253 280 279 278 277 276 275 274 273 272 271 266 267 268 269 270 265 264 263 262 260 261 259 258 257 256 255 254 281 282 283 284 285286287288289290291292293294295296297298 299 300 301 302 303 304 305 316 315 314 313 312 311 310 309 308 307 306 317 318 319 320 321 322 323 324 325 326 327 328 329 330 331 332 333 334 335 336 337 338 339 340 341 342 343 344 345 346 347 348 349 350 351 352 353 355 354 356 357 358 359 360 361 362 363 364 366 365 367 368 369 370 371 372 373 374 375 377 376 378 379 380 381 382 383 384 385 386 387 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 507 508 509 510 511 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 388 389 390 391 392 393 394 395 396 397 407 406 405 404 403 402 401 400 399 398 408 409 410 411 412 413 414 415 416 417 427 426 425 424 423 422 421 420 419 418 428 429 430 431 432 433 434 441 440 439 438 437 436 435 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 457 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 485 484 483 482 481 480 89 ENTRY LOT A ENTRY LOT B STREET W LANDSCAPE LOT A LANDSCAPE LOT B LANDSCAPE LOT C LANDSCAPE LOT D NOT TO SCALE LOCATION MAP M.I.D. LATERAL NO. 3 PROJECT SITE E BRIGGSMORE AVE

CLAUS RD MERLE AVE FLOYD AVE SANTA FE AVE
DEWITT RD PARKER RD HELD DR 50' 200' SCALE: 1"=100' 0' 100' CLAUS RD M.I.D. LATERAL NO. 3 GENERAL NOTES: TRACT NAME THE CROSSINGS A.P.N. OF PROJECT 014-026-017 & 014-026-034 LAND USE SP-H (CITY OF MODESTO) WATER SERVICE CITY OF MODESTO SEWER SERVICE CITY OF MODESTO STORM DRAINAGE CITY OF MODESTO FLOOD ZONE INFORMATION ZONE X- FEMA FIRMETTE 06099C0345F TELEPHONE AT&T ELECTRICITY M.I.D. TOTAL ACREAGE 84.01 ± PROPERTY OWNERS FRANK BAVARO FRANK CARONE MARY J. CARONE JENNIFER L. SHIN PROPERTY SUBDIVIDER D.R. HORTON BAY EXISTING ZONING SP-H (CITY OF MODESTO) PROPOSED ZONING R-1 PROPERTY ADDRESS 1740 CLAUS ROAD, MODESTO PROPOSED PARCELIZATION XXXXX PREPARED FOR D.R. HORTON BAY 3000 EXECUTIVE PARKWAY, SUITE 100 SAN RAMON, CA, 94583 PREPARED BY SIEGFRIED ENGINEERING, INC. 100 SYCAMORE AVE SUITE 100 MODESTO, CA 95354 (209) 943-2021 LEGEND PROPOSED PARCEL LINE BOUNDARY LINE (TYPICAL) EXISTING EASEMENT 50' THE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE PARCEL MAP REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN LOT LAYOUT - OVERALL NOTE: INTERSECTION AT CLAUS RD. AND MERLE AVE. TO INCLUDE A PERMANENT 2-LANE BYPASS ROUNDABOUT WITH RIGHT-IN / RIGHT-OUT ONLY ACCESS. SEE NOTES 1-4, THIS SHEET. DUAL USE BASIN NOTES: 1. CLAUS ROAD IS CURRENTLY DESIGNATED AS AN EXPRESSWAY. THE CURRENT DESIGN IS BASED ON CLAUS ROAD BEING RE-DESIGNATED TO A PRINCIPLE ARTERIAL STREET, ALLOWING DIRECT ACCESS. SHOULD CLAUS ROAD CONTINUE TO REMAIN DESIGNATED AS AN EXPRESSWAY, NO ACCESS WILL BE ALLOWED INTO THE PROPOSED RESIDENTIAL DEVELOPMENT FROM CLAUS ROAD TO FLOYD AVENUE, AND THE CURRENT EAST-WEST STREET OPPOSITE OF THE EXISTING MERLE AVENUE WEST OF CLAUS IS TO BE TERMINATED AS A CUL-DE-SAC STREET. 2. PROPOSED ROUNDABOUT AT CLAUS ROAD AND MERLE AVENUE SHALL BE A PERMANENT ROUNDABOUT ONLY UPON THE DOWNGRADE OF CLAUS ROAD FROM AN EXPRESSWAY TO A PRINCIPAL ARTERIAL STREET (BY SEPARATE ACTION). 3. SEE PRECISE PLAN FOR EXHIBITS THAT DEMONSTRATE BOTH THE POTENTIAL PERMANENT 2-LANE ROUND-A-BOUT AS WELL AS THE ALTERNATIVE CUL-DE-SAC. 4. FINAL ROUNDABOUT DESIGN MAY RESULT IN THE NEED FOR THE PROJECT ENTRY LOTS AND LOTS 317, 316, 157, 149, AND 148 BEING UTILIZED TO ACCOMMODATE FINAL ROUNDABOUT LAYOUT. EX. 30' ACCESS EASEMENT PER BK. 14 OF MISC. PG. 219. EASEMENT TO BE RELOCATED BY SEPARATE INSTRUMENT PROPOSED WOOD FENCE (6' HEIGHT) PROPOSED PRECAST SOUND WALL (7' HEIGHT) PROPOSED PRECAST SOUND WALL (9' HEIGHT) SHEET 3 SHEET 5 SHEET 4 NOTE: INTERSECTION AT HELD DR. AND BRIGGSMORE AVE. TO INCLUDE A PERMANENT 2-LANE ROUNDABOUT. TSM1.0 11/22/2023 #20.. - 1341 -
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100' 131 4030 S.F. 130 3640 S.F. 129 3655 S.F. 128 3670 S.F. 127 3415 S.F. 126 3300 S.F. 125 3330 S.F. 124 4140 S.F. 377 6538 S.F. 378 6000 S.F. 379 6000 S.F. 380 5000 S.F. 381 5000 S.F. 382 5000 S.F. 383 5000 S.F. 384 5000 S.F. 385 5000 S.F. 386 5000 S.F. 387 5350 S.F. 375 6000 S.F. 374 6000 S.F. 373 5000 S.F. 372 5000 S.F. 371 5000 S.F. 370 5000 S.F. 369 5000 S.F. 368 5000 S.F. 367 5000 S.F. 366 5350 S.F. 376 6538 S.F. 365 5350 S.F. 364 5000 S.F. 363 5000 S.F. 362 5000 S.F. 361 5000 S.F. 360 5000 S.F. 358 5000 S.F. 359 5000 S.F. 357 5000 S.F. 356 5000 S.F. 355 6805 S.F. 344 5350 S.F. 345 5000 S.F. 346 5000 S.F. 347 5000 S.F. 348 5000 S.F. 349 5000 S.F. 351 5000 S.F. 350 5000 S.F. 352 5000 S.F. 353 5000 S.F. 354 6805 S.F. 427 5980 S.F. 426 5300 S.F. 425 5400 S.F. 424 5830 S.F. 423 6050 S.F. 418 6820 S.F. 410 5315 S.F. 409 5300 S.F. 408 5980 S.F. 417 6820 S.F. 422 6050 S.F. 421 6050 S.F. 420 6050 S.F. 419 6050 S.F. 411 5315 S.F. 412 5315 S.F. 413 5315 S.F. 414 5315 S.F. 415 5315 S.F. 416 5315 S.F. 407 5980 S.F. 388 5980 S.F. 398 5980 S.F. 397 5980 S.F. 406 5315 S.F. 389 5315 S.F. 390 5315 S.F. 405 5315 S.F. 404 5315 S.F. 391 5315 S.F. 392 5315 S.F. 403 5315 S.F. 402 5315 S.F. 393 5315 S.F. 394 5315 S.F. 401 5315 S.F. 400 5315 S.F. 399 5315 S.F. 396 5315 S.F. 395 5315 S.F. 314 5000 S.F. 313 5000 S.F. 312 5000 S.F. 311 5000 S.F. 310 5000 S.F. 309 5000 S.F. 308 5000 S.F. 307 5000 S.F. 306 5475 S.F. 157 5000 S.F. 158 5000 S.F. 159 5000 S.F. 160 5000 S.F. 161 5000 S.F. 162 5000 S.F. 163 5000 S.F. 164 5000 S.F. 165 5000 S.F. 166 5000 S.F. 167 5475 S.F. 315 5290 S.F. 333 5000 S.F. 334 5000 S.F. 335 5000 S.F. 336 5000 S.F. 337 5000 S.F. 338 5000 S.F. 339 5000 S.F. 340 5000 S.F. 341 5000 S.F. 342 5000 S.F. 343 6040 S.F. 149 3055 S.F. 144 3550 S.F. 147 3060 S.F. 146 3130 S.F. 145 3480 S.F. 151 3470 S.F. 150 3120 S.F. 152 3505 S.F. 153 3505 S.F. 154 3505 S.F. 155 3505 S.F. 156 3980 S.F. 148 6123 S.F. 143 3550 S.F. 142 3550 S.F. 141 3550 S.F. 140 3550 S.F. 139 4070 S.F. 332 5080 S.F. 331 6140 S.F. 138 3660 S.F. 137 3680 S.F. 136 3700 S.F. 135 3440 S.F. 134 3660 S.F. 133 3350 S.F. 132 4380 S.F. 123 4190 S.F. 122 4190 S.F. 121 4190 S.F. 120 4190 S.F. 119 4190 S.F. 118 4190 S.F. 117 4190 S.F. 116 4190 S.F. 115 4190 S.F. 114 4190 S.F. 113 4190 S.F. 112 4190 S.F. 441 5980 S.F. 428 6370 S.F. 429 5490 S.F. 440 5600 S.F. 439 5680 S.F. 430 5680 S.F. 431 5680 S.F. 438 5680 S.F. 437 5680 S.F. 432 5680 S.F. 433 5680 S.F. 436 5680 S.F. 435 5980 S.F. 434 5980 S.F. 329 5781 S.F. 316 11885 S.F. 330 13390 S.F. 6,011 S.F. 7,046 S.F. 40' 40' 40' 27' 27' 14' 22' 25' 42' 63' 63' 42' 25' 22' 14' 87'
87'
88'
88'
89'
89'
74'
59' 36' 6' 84' 62' 84' 25' 18' 10' 30' 40' 64' 37' 17'
71'
86'
87'
88'
88'
89'
89'
89'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100' 25' 100' SCALE: 1"=50' 0' 50' REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN LOT LAYOUT - WEST MERLE AVE (69' WIDTH) COURT A (60' WIDTH) COURT B (60' WIDTH) STREET C (69' WIDTH) STREET R (60' WIDTH)
STREET A (60' WIDTH)
STREET B (60' WIDTH) STREET P (60' WIDTH) STREET Y (60' WIDTH) STREET S (60' WIDTH) STREET T (60' WIDTH) STREET C (69' WIDTH)
10'
10' ENTRY LOT A ENTRY LOT B
STREET D (60' WIDTH) DUAL USE BASIN NOT TO SCALE LOCATION MAP M.I.D. LATERAL NO. 3 PROJECT SITE E BRIGGSMORE AVE

CLAUS RD MERLE AVE FLOYD AVE SANTA FE AVE
DEWITT RD PARKER RD HELD DR LOT LAYOUT WEST LOT SUMMARY: 50' STYLE A 158 40' STYLE B 213 40' STYLE C 156 TOTAL LOTS 527 LEGEND PROPOSED PARCEL LINE BOUNDARY LINE (TYPICAL) EXISTING EASEMENT PROPOSED WOOD FENCE (6' HEIGHT) PROPOSED PRECAST SOUND WALL (7' HEIGHT) PROPOSED PRECAST SOUND WALL (9' HEIGHT) R56' R56' NOTE: INTERSECTION AT CLAUS RD. AND MERLE AVE. TO INCLUDE A PERMANENT 2-LANE BYPASS ROUNDABOUT WITH RIGHT-IN / RIGHT-OUT ONLY ACCESS. SEE NOTES 1-4, THIS SHEET. NOTES: 1. CLAUS ROAD IS CURRENTLY DESIGNATED AS AN EXPRESSWAY. THE CURRENT DESIGN IS BASED ON CLAUS ROAD BEING RE-DESIGNATED TO A PRINCIPLE ARTERIAL STREET, ALLOWING DIRECT ACCESS. SHOULD CLAUS ROAD CONTINUE TO REMAIN DESIGNATED AS AN EXPRESSWAY, NO ACCESS WILL BE ALLOWED INTO THE PROPOSED RESIDENTIAL DEVELOPMENT FROM CLAUS ROAD TO FLOYD AVENUE, AND THE CURRENT EAST-WEST STREET OPPOSITE OF THE EXISTING MERLE AVENUE WEST OF CLAUS IS TO BE TERMINATED AS A CUL-DE-SAC STREET. 2. PROPOSED ROUNDABOUT AT CLAUS ROAD AND MERLE AVENUE SHALL BE A PERMANENT ROUNDABOUT ONLY UPON THE DOWNGRADE OF CLAUS ROAD FROM AN EXPRESSWAY TO A PRINCIPAL ARTERIAL STREET (BY SEPARATE ACTION). 3. SEE PRECISE PLAN FOR EXHIBITS THAT DEMONSTRATE BOTH THE POTENTIAL PERMANENT 2-LANE ROUND-A-BOUT AS WELL AS THE ALTERNATIVE CUL-DE-SAC. 4. FINAL ROUNDABOUT DESIGN MAY RESULT IN THE NEED FOR THE PROJECT ENTRY LOTS AND LOTS 317, 316, 157, 149, AND 148 BEING UTILIZED TO ACCOMMODATE FINAL ROUNDABOUT LAYOUT. TSM2.0 11/22/2023 #20.. - 1342 -
35' 40' 40' 49' 49' 49' 50' 71' 53' 53' 53' 53' 53' 53' 53' 53' 50' 100'
100'
100'
100'
100'
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100' 53' 53' 53' 53' 53' 53' 53' 53' 60' 53' 53' 53' 53' 53' 53' 53' 53' 50' 53' 53' 53' 53' 53' 53' 53' 53' 60' 100'
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104'
113'
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114' 57' 57' 57' 57' 50'
100'
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100' 60' 55' 57' 57' 57' 57' 60'
100'
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90' 90' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 55' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 40' 40' 40' 40' 51' 41' 40' 40' 42' 66' 28' 100'
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95'
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73' 71'
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47'
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72'
133'
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75' 45' 56' 120' 40' 42' 70' 24'
78'
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73'
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71'
44'
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73'
81' 85'
48'
40'
78' 77' 57' 41' 40' 70'
78'
81'
91'
77'
89' 73'
45' 78' 81' 81' 81' 81' 81' 81' 81' 81' 81'
43' 43' 43' 43' 43'
42' 47' 47' 45'
43' 43' 43' 43' 43' 47' 200'
43'
43'
43'
43'
81'
81'
81'
81'
81'
42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 40' 40' 40' 40' 40' 32' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 80' 73' 113'
80'
90' 40' 36'
81'
81'
81'
81' 40' 40' 40' 100' 83' 83' 83' 84' 85' 85' 86' 87' 88' 88' 88' 88' 89' 89' 89' 91' 92' 93' 93' 94' 95' 86' 113' 25' 100'
74' 45' 40' 40' 40' 54'
71'
81'
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79'
79'
88'
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48' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 44' 44' 44' 44' 44' 44' 44' 44' 44' 44' 40'
40'
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40'
40'
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40' 40'
40'
40'
40' 40'
51'
40' 40' 40' 74' 40' 40'
29' 45' 36' 81'
40' 40' 40' 40' 81' 81' 81' 81' 81'
48' 48' 48' 48'
81'
81'
81'
81'
81'
160'
40' 40' 40' 40' 71' 71' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 49' 49' 49' 49' 469' 147' 76'
76' 212'
850' 322'
222' 170' 138'
583' 368'
948' 222'
65'
65' 336'
260' 274' 260' 609' 609' 533' 462' 79'
145' 235'
274' 130'
14'
90'
14' 50' 57' 57' 57' 57' 57' 50'
14' 90' 90'
14' 45' 27'
68'
83' 35' 40'
20'
90'
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39'
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35' 21'
14' 71' 71' 36' 40' 15'
16' 32'
28'
24' 17'
20'
8' 38' 33'
14' 35'
13' 24' 40' 38'
18'
35'
29'
33' 9' 20' 15' 46' 47' 35' 71' 71'
14'
14' 35' 76' 14' 36' 45' 45' 45' 57'
76' 45' 45' 45' 45' 44'
26' 40' 40' 40' 39'
47'
48'
48'
42' 105' 97'112' 89'
58'
40'
40'
40'
40'
162'
66' 35' 31'
16'
16' 71'
81'
60' 15' 36' 41' 40' 40' 26'
12' 35'
161'
20' 43'
12'
16'
30'
29' 28'
12' 8'
37'
14'
14'
14' 35' 40' 40' 28'
13'
8'
30'
29'
32' 9' 44' 44' 44' 44' 44' 44' 44' 44' 44' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 14'
14'
48' 13'
14' 71' 36' 35'
45' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 14'
14' 90' 90' 14' 53' 53' 53' 53' 53' 53' 53' 53' 50'
14' 90' 104' 14' 50' 53' 34' 53' 53' 53' 53' 50'
14'
36' 35' 19' 42' 42' 42' 42' 42' 72'
14'
14' 39' 32'
14'
6'
31'
29'
29' 26'
15' 5' 426 5300 S.F. 425 5400 S.F. 424 5830 S.F. 423 6050 S.F. 418 6820 S.F. 410 5315 S.F. 409 5300 S.F. 417 6820 S.F. 422 6050 S.F. 421 6050 S.F. 420 6050 S.F. 419 6050 S.F. 411 5315 S.F. 412 5315 S.F. 413 5315 S.F. 414 5315 S.F. 415 5315 S.F. 416 5315 S.F. 398 5980 S.F. 397 5980 S.F. 406 5315 S.F. 389 5315 S.F. 390 5315 S.F. 405 5315 S.F. 404 5315 S.F. 391 5315 S.F. 392 5315 S.F. 403 5315 S.F. 402 5315 S.F. 393 5315 S.F. 394 5315 S.F. 401 5315 S.F. 400 5315 S.F. 399 5315 S.F. 396 5315 S.F. 395 5315 S.F. 506 4430 S.F. 505 3240 S.F. 504 3240 S.F. 503 3240 S.F. 502 3240 S.F. 501 3240 S.F. 500 3240 S.F. 499 3240 S.F. 498 3240 S.F. 497 3240 S.F. 496 3240 S.F. 517 3240 S.F. 516 3240 S.F. 515 3240 S.F. 514 3240 S.F. 513 3240 S.F. 512 3240 S.F. 511 3240 S.F. 510 3240 S.F. 509 3240 S.F. 508 3240 S.F. 507 4460 S.F. 487 3270 S.F. 526 3270 S.F. 525 3270 S.F. 488 3270 S.F. 489 3270 S.F. 524 3270 S.F. 523 3270 S.F. 490 3270 S.F. 491 3270 S.F. 522 3270 S.F. 521 3270 S.F. 492 3270 S.F. 493 3270 S.F. 520 3270 S.F. 519 3270 S.F. 494 3270 S.F. 495 3270 S.F. 518 3270 S.F. 486 4041 S.F. 527 4041 S.F. 441 5980 S.F. 428 6370 S.F. 429 5490 S.F. 440 5600 S.F. 439 5680 S.F. 430 5680 S.F. 431 5680 S.F. 438 5680 S.F. 437 5680 S.F. 432 5680 S.F. 433 5680 S.F. 436 5680 S.F. 435 5980 S.F. 434 5980 S.F. 485 3623 S.F. 484 3240 S.F. 483 3240 S.F. 482 3280 S.F. 481 3300 S.F. 480 6500 S.F. 169 3240 S.F. 170 3240 S.F. 168 3950 S.F. 171 3410 S.F. 172 3370 S.F. 173 3130 S.F. 174 3150 S.F. 442 5530 S.F. 443 5000 S.F. 444 5000 S.F. 445 5000 S.F. 446 5000 S.F. 447 5000 S.F. 448 5000 S.F. 449 5000 S.F. 450 5000 S.F. 451 5000 S.F. 452 5000 S.F. 453 4000 S.F. 454 3900 S.F. 455 3600 S.F. 456 3330 S.F. 458 6000 S.F. 459 3300 S.F. 460 3320 S.F. 461 3350 S.F. 462 3378 S.F. 463 3400 S.F. 464 3420 S.F. 465 3450 S.F. 466 3470 S.F. 467 3500 S.F. 468 3520 S.F. 469 3900 S.F. 470 3950 S.F. 471 3960 S.F. 472 4000 S.F. 473 4030 S.F. 474 4060 S.F. 475 4090 S.F. 476 4120 S.F. 477 4150 S.F. 478 3690 S.F. 479 5600 S.F. 202 3240 S.F. 201 3240 S.F. 200 3240 S.F. 204 3240 S.F. 205 3240 S.F. 457 4170 S.F. 203 3290 S.F. 206 3350 S.F. 207 3570 S.F. 208
4910 S.F. 209
3300 S.F. 210 3250 S.F. 211
3350 S.F.
229
3290 S.F. 230
5890 S.F. 233 3611 S.F. 232 3350 S.F. 231 7050 S.F. 281 3650 S.F. 282 3240 S.F. 283 3300 S.F. 284 3700 S.F. 285
5000 S.F. 286
3300 S.F. 287
3460 S.F.
212
3350 S.F. 213
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3350 S.F. 215 3350 S.F. 216 3350 S.F. 217 3350 S.F. 218 3350 S.F. 219
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3350 S.F. 226 3350 S.F. 227
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3350 S.F.
288 3460 S.F. 289
3460 S.F. 290
3460 S.F. 291
272
3240 S.F.
271
4907 S.F. 270 4641 S.F. 269 3240 S.F. 268 3300 S.F. 267 3310 S.F. 266 6180 S.F. 265 4070 S.F. 264 3315 S.F. 263 3780 S.F. 261 3620 S.F. 259 3450 S.F. 254 3635 S.F. 262 3780 S.F. 260 3620 S.F. 258 3450 S.F. 257 3450 S.F. 256 3450 S.F. 255 3450 S.F. 175 3820 S.F. 176 3400 S.F. 190 3240 S.F. 177 3400 S.F. 178 3400 S.F. 179 3400 S.F. 180 3400 S.F. 181 3400 S.F. 182 3400 S.F. 183 3400 S.F. 184 3400 S.F. 185 3400 S.F. 186 3400 S.F. 187 3400 S.F. 188 3400 S.F. 189 3400 S.F. 191 3240 S.F. 192 3240 S.F. 193 3240 S.F. 194 3240 S.F. 195 3315 S.F. 196 3290 S.F. 197 6070 S.F. 198 5440 S.F. 199 3420 S.F. 246 3240 S.F. 245 3240 S.F. 244 3240 S.F. 243 3240 S.F. 247 3620 S.F. 248 4220 S.F. 242 4080 S.F. 241 4420 S.F. 240 4800 S.F. 239 5125 S.F. 249 3345 S.F. 250 3575 S.F. 251
3800 S.F. 252
4025 S.F. 253
4985 S.F. 238 3650 S.F. 237 3645 S.F. 234 4640 S.F. 236 3645 S.F. 235 3645 S.F. 23,255 S.F. 7127 S.F. 8920 S.F. 25' 100' SCALE: 1"=50' 0' 50' REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN LOT LAYOUT - EAST

BNSF R/R
SANTA FE AVE STREET U (60' WIDTH)
STREET F (60' WIDTH) STREET Q (60' WIDTH) STREET V (60' WIDTH) STREET D (60' WIDTH)
STREET E (60' WIDTH) STREET O (60' WIDTH)
STREET I (60' WIDTH)
STREET H (60' WIDTH) STREET N (60' WIDTH) PROPOSED PRECAST CONCRETE SOUND WALL ALONG BNSF RAILROAD 10'
10'
10' MERLE AVE (69' WIDTH) 40' 40'
STREET G (60' WIDTH) STREET V (60' WIDTH) LANDSCAPE LOT A NOT TO SCALE LOCATION MAP M.I.D. LATERAL NO. 3 LOT LAYOUT EAST E BRIGGSMORE AVE

CLAUS RD MERLE AVE FLOYD AVE

SANTA FE AVE

DEWITT RD PARKER RD
HELD DR PROJECT SITE LOT SUMMARY: 50' STYLE A 158 40' STYLE B 213 40' STYLE C 156 TOTAL LOTS 527 STREET C (69' WIDTH) LEGEND PROPOSED PARCEL LINE BOUNDARY LINE (TYPICAL) EXISTING EASEMENT PROPOSED WOOD FENCE (6' HEIGHT) PROPOSED PRECAST SOUND WALL (7' HEIGHT) PROPOSED PRECAST SOUND WALL (9' HEIGHT) NOTE: INSTALL ROUNDABOUT TO THE TIVOLI SPECIFIC PLAN ROUNDABOUT STANDARD LANDSCAPE LOT B LANDSCAPE LOT C TSM3.0 11/22/2023 #20.. - 1343 -
42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 35' 40' 40' 49' 49' 49' 50' 71' 35' 40' 40' 40' 13' 81' 116' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 116' 71' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 35' 42' 42' 42' 42' 42' 42' 42' 37' 71' 71' 71'
71' 71'
40' 40' 40' 40' 40' 40' 40' 40' 40' 41' 41' 41' 41' 41' 41' 41' 37' 43' 43' 45' 45' 45' 45' 79' 71' 71'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
83' 35' 42' 42' 42' 42' 42' 45' 42' 42' 42' 16' 45' 45' 45' 45' 74' 85'
96' 83'
95' 83'
83'
83'
84'
85'
84' 40' 40'
58' 40' 45'
43'
43'
43'
43'
43'
43'
43'
43'
43'
43'
43'
43'
94'
104'
19'
94'
72'
50'
40'
40'
40'
44'
80'
81'
81'
85'
95'
105'
105'
105'
105'
105'
111'
105'
115'
115'
115'
115'
115'
51'
40'
40'
40'
40'
40'
40'
40'
40'
73'
81'
81'
81'
81'
81'
81'
81'
81'
81' 85'
48'
40'
40'
40'
40'
40'
40'
40'
40'
40'
78' 77' 57' 41' 40' 70'
78'
81'
91'
77'
89'
45' 78' 81' 81'
43'
43' 47' 200'
442'
43'
43'
43'
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43'
43'
43'
43'
43'
43'
43'
71'
81'
81'
81'
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81'
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81'
81'
81'
42' 81' 81'
25' 45' 40' 40' 40' 54' 100'
79'
88'
87'
86'
85'
83'
83'
82'
48' 42' 45' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 43' 116' 45' 42' 42' 42' 42' 42' 42' 42' 45' 71'
81'
81'
81'
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81'
81'
81' 49' 49' 49' 49'
84'
555'
89'
71'
64'
44'
82' 111' 217' 462' 79'
404'
302' 224' 455' 453' 281'
143'
1172'
235'
20'
18' 30'
27'
29'
10' 11'
31'
19'
21'
40'
14'
19'
14' 81'
16'
22'
44'
49'
19'
14'
130'
427' 38' 33'
14' 35'
13' 24' 40' 38'
18'
35'
29'
37'
14'
14' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 72' 14'
100'
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100'
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100'
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100'
100'
100'
14'
14' 35' 40' 50' 39' 32'
256'
60' 69' 74'
34' 30' 71' 35' 43'
14' 13'
16'
14' 71'
14' 40' 40' 40' 40' 40' 40' 40' 40' 41' 81' 81' 81' 81' 81' 81' 81' 81' 71' 14' 35' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 10' 20' 14' 37' 37'
14'
20' 11' 40' 40' 40' 40' 40' 40' 40' 40' 37'
14'
14'
16'
14'
14' 35'
14' 45' 41' 41' 41' 41' 41' 41' 41' 50' 45'
14' 35' 43' 43' 43' 43' 34'
14' 43'
52'
85'
71'
84'
91' 30'
47' 38'
49'
59'
30' 38'
14' 35' 45' 45' 45' 7'
14'
89'
15'
106'
14'
13' 45' 45' 45' 7'
14' 35' 42' 42' 42' 42' 42' 42' 42' 39'
14' 115 4190 S.F. 114 4190 S.F. 113 4190 S.F. 112 4190 S.F. 111 4190 S.F. 110 4190 S.F. 109 4190 S.F. 108 4190 S.F. 107 4190 S.F. 106 4190 S.F. 105 4190 S.F. 104 4190 S.F. 169 3240 S.F. 170 3240 S.F. 168 3950 S.F. 171 3410 S.F. 172 3370 S.F. 173 3130 S.F. 174 3150 S.F. 103 3270 S.F. 102 3270 S.F. 101 3270 S.F. 100 3270 S.F. 99 3270 S.F. 98 3270 S.F. 97 3270 S.F. 96 3270 S.F. 95 4030 S.F. 29 3620 S.F. 28 3240 S.F. 27 3240 S.F. 26 3240 S.F. 25 3240 S.F. 24 3240 S.F. 23 3240 S.F. 22 3240 S.F. 21 3240 S.F. 20 3240 S.F. 19 3240 S.F. 18 3240 S.F. 17 3240 S.F. 16 3240 S.F. 15 3240 S.F. 14 3240 S.F. 94 4830 S.F. 93 3240 S.F. 92 3620 S.F. 91 3555 S.F. 90 3250 S.F. 84 4253 S.F. 85 4085 S.F. 86 3906 S.F. 87 3630 S.F. 88 3650 S.F. 89 4920 S.F. 78 4450 S.F. 79 3615 S.F. 80 3620 S.F. 81 3620 S.F. 82 3612 S.F. 83 3740 S.F. 72 5160 S.F. 73 5180 S.F. 74 5180 S.F. 75 5180 S.F. 76 5190 S.F. 77 8365 S.F. 71 4720 S.F. 70 4430 S.F. 69 4430 S.F. 68 4430 S.F. 67 4450 S.F. 66 4550 S.F. 65 8640 S.F. 57 3625 S.F. 58 3480 S.F. 63 3520 S.F. 64 6280 S.F. 56 3625 S.F. 55 3320 S.F. 48 4310 S.F. 59 3480 S.F. 60 3480 S.F. 61 3480 S.F. 62 3480 S.F. 54 3320 S.F. 53 3320 S.F. 52 3320 S.F. 51 3320 S.F. 50 3320 S.F. 49 3320 S.F. 39 3620 S.F. 40 3400 S.F. 47 3830 S.F. 38 3620 S.F. 30 3830 S.F. 37 3400 S.F. 36 3400 S.F. 41 3400 S.F. 42 3400 S.F. 35 3400 S.F. 34 3400 S.F. 43 3400 S.F. 44 3400 S.F. 33 3400 S.F. 32 3400 S.F. 45 3400 S.F. 46 3400 S.F. 31 3400 S.F. 11 5920 S.F. 10 3350 S.F. 9 3240 S.F. 8 3240 S.F. 7 3240 S.F. 6 3240 S.F.
5 3240 S.F.
4 3240 S.F. 3 3240 S.F.
2 3240 S.F. 1 3760 S.F.
305
3700 S.F.
304
3320 S.F.
303
3250 S.F.
302 3320 S.F.
301 3290 S.F.
300 5700 S.F.
299 4715 S.F.
287
3460 S.F. 288
3460 S.F. 289
3460 S.F. 290
3460 S.F. 291
3460 S.F. 292 3460 S.F. 293
3460 S.F. 294
3460 S.F. 295
3460 S.F. 296
3460 S.F. 297 3460 S.F. 298
3280 S.F.
280
4010 S.F.
279
3240 S.F.
278
3240 S.F.
277 3240 S.F.
276
3240 S.F.
275
3240 S.F.
274 3240 S.F.
273
3240 S.F.
272
3240 S.F.
271
4907 S.F. 270 4641 S.F. 269 3240 S.F. 268 3300 S.F. 267 3310 S.F. 266 6180 S.F. 4070 S.F. 254 3635 S.F. 255 3450 S.F. 175 3820 S.F. 176 3400 S.F. 12 5915 S.F. 13 3350 S.F. 9522 S.F. 23,255 S.F. 40' 40' 3' 31'
18' 45'
81'
108'
7'
39'
91'
73' 50' 50' 25' 100' SCALE: 1"=50' 0' 50' REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN LOT LAYOUT - SOUTH HELD DRIVE (69' WIDTH) COURT C (60' WIDTH) STREET L (60' WIDTH) STREET K (60' WIDTH) STREET M (60' WIDTH) STREET F (60' WIDTH) STREET J (60' WIDTH) PROPOSED PRECAST CONCRETE SOUND WALL ALONG BNSF RAILROAD

BNSF R/R
SANTA FE AVE.

HELD DRIVE (69' WIDTH)
STREET M (60' WIDTH)
STREET I (60' WIDTH) LANDSCAPE MERLE AVE (69' WIDTH) LOT C NOT TO SCALE LOCATION MAP M.I.D. LATERAL NO. 3 LOT LAYOUT SOUTH E BRIGGSMORE AVE

CLAUS RD MERLE AVE FLOYD AVE

SANTA FE AVE

DEWITT RD PARKER RD
HELD DR PROJECT SITE LOT SUMMARY: 50' STYLE A 158 40' STYLE B 213 40' STYLE C 156 TOTAL LOTS 527 LEGEND PROPOSED PARCEL LINE BOUNDARY LINE (TYPICAL) EXISTING EASEMENT PROPOSED WOOD FENCE (6' HEIGHT) PROPOSED PRECAST SOUND WALL (7' HEIGHT) PROPOSED PRECAST SOUND WALL (9' HEIGHT) R56' NOTE: INSTALL ROUNDABOUT TO THE TIVOLI SPECIFIC PLAN ROUNDABOUT STANDARD LANDSCAPE LOT D TSM4.0 11/22/2023 #20.. - 1344 -

MERLE AVE

BNSF R/R

SANTA FE AVE

HELD DRIVE COURT A COURT B STREET S STREET U STREET N COURT C STREET K

STREET C STREET R

STREET C

STREET F STREET Q

STREET A

STREET B STREET P STREET T STREET V

STREET D

STREET E STREET O

STREET I STREET M

STREET F STREET J

STREET H STREET T

STREET G STREET L
STREET M STREET V 11 10
9 8
7 6
5 4
3 2 1 121314151617181920212223242526272829 38 37 36 35 34 33 32 31 30 39 40 41 42 43 44 45 46 47 56 55 54 53 52 51 50 49 48 57 58 59 60 61 62 63 64 71 70 69 68 67 66 65 72 73 74 75 76 77 83 82 81 80 79 78 84 85 86 87 88 91 90 929394 9596979899 100 101 102 103 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 115 114 113 112 111 110 109 108 107 106 105 104 139 138 137 136 135 134 133 132 147 146 145 144 143 142 141 140 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 202 201 200 203 204 205 206 207 208209210211212213214215216217218219220221222223 224225226227228229230 233 232 231 238 237 236 235 234 239 240 241 242 243 244 245 246 247 248 249250251252253 280 279 278 277 276 275 274 273 272 271 266 267 268 269 270 265 264 263 262 260 261 259 258 257 256 255 254 281 282 283 284 285286287288289290291292293294295296297298 299 300 301 302 303 304 305 316 315 314 313 312 311 310 309 308 307 306 317 318 319 320 321 322 323 324 325 326 327 328 329 330 331 332 333 334 335 336 337 338 339 340 341 342 343 344 345 346 347 348 349 350 351 352 353 355 354 356 357 358 359 360 361 362 363 364 366 365 367 368 369 370 371 372 373 374 375 377 376 378 379 380 381 382 383 384 385 386 387 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 507 508 509 510 511 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 388 389 390 391 392 393 394 395 396 397 407 406 405 404 403 402 401 400 399 398 408 409 410 411 412 413 414 415 416 417 427 426 425 424 423 422 421 420 419 418 428 429 430 431 432 433 434 441 440 439 438 437 436 435 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 457 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 480 485 484 483 482 481 89 LANDSCAPE LOT A ENTRY LOT A ENTRY LOT B UPPER TIER/ PLAYGROUND MIDDLE TIER SOCCER FIELD LOWER TIER DUAL USE STORAGE 50' 200' SCALE: 1"=100' 0' 100' CLAUS RD M.I.D. LATERAL NO. 3 60' THE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE PARCEL MAP 30' ACCESS EASEMENT (E) REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN LANDSCAPE LOT B (WITH UNDERGROUND WATER STORAGE) LANDSCAPE LOT C (WITH UNDERGROUND WATER STORAGE) NOTE: PROPOSED SOUND WALL ALONG BNSF RAILROAD TOTAL LANDSCAPE AREAS: UPPER TIER/PLAYGROUND: 1.93 ACRES MIDDLE TIER FIELD: 1.02 ACRES LOWER TIER STORAGE: 0.96 ACRES SLOPED AREA: 1.16 ACRES PATH/PASEO: 2.29 ACRES PERIMETER WALKING/ BIKING FACILITY: 0.77 ACRES LANDSCAPE LOT A: 0.16 ACRES LANDSCAPE LOT B: 0.20 ACRES LANDSCAPE LOT C*: 0.53 ACRES LANDSCAPE LOT D*: 0.22 ACRES TOTAL: 8.49 ACRES *NOT INCLUDED IN TOTAL ACREAGE DUAL USE BASIN PARK CREDIT LEVEL AREA (AC) PARK CREDIT (%) PARK CREDIT (AC) UPPER TIER 1.93 100 1.93 MIDDLE TIER 1.02 50 0.51 LOWER TIER 0.96 50 0.48 SLOPED 1.16 50 0.58 TOTAL 5.07 3.50 LANDSCAPE LOT D (WITH UNDERGROUND WATER STORAGE) LOT SUMMARY: 50' STYLE A 158 40' STYLE B 213 40' STYLE C 156 TOTAL LOTS 527 40' 81' 50' 100' STANDARD 40' LOTSTANDARD 50' LOT SEE DUAL USE BASIN PARK CREDIT TABLE FOR BREAKDOWN NOTE: INTERSECTION AT CLAUS RD. AND MERLE AVE. TO INCLUDE A PERMANENT 2-LANE BYPASS ROUNDABOUT WITH RIGHT-IN / RIGHT-OUT ONLY ACCESS. NOTE: INTERSECTION AT HELD DR. AND BRIGGSMORE AVE. TO INCLUDE A PERMANENT 2-LANE ROUNDABOUT. TSM5.0 11/22/2023 PARK CONCEPT & LOT STYLE #20.. - 1345 -
8" SS
8" SS
8" SS
8" SS
6" SS

1.5" W 2" W
12" SD
12" SD
15" SD 24" SD
24" SD
24" SD
12" W
12" W
12" W
12" W
12" W 12" W 12" W 24" SS 24" SS
12" SS
12" SD
12" SD 12" SD 24" SD
8" W 40' 40' 40' 40' 50' 50' 50' 50' 50' 50' 50' 50' 50' 40' 40' 40' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 70' 35' 40' 40' 49' 49' 49' 50' 71' 35' 40' 40' 40' 13' 81' 116' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 116' 71' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 35' 42' 42' 42' 42' 42' 42' 42' 37' 71' 71' 71'
71' 71'
40' 40' 40' 40' 40' 40' 40' 40' 40' 41' 41' 41' 41' 41' 41' 41' 37' 43' 43' 45' 45' 45' 45' 79' 71' 71'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
83' 35' 42' 42' 42' 42' 42' 45' 42' 42' 42' 16' 45' 45' 45' 45' 74' 85' 96' 83'
95' 83'
83'
83' 84'
85'
84' 40' 40' 58' 40' 45' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 55' 69' 95' 100' 100' 100' 100' 100' 100' 100' 100' 100'
108' 111' 111' 111' 111' 111' 111' 111' 111' 111' 111' 111' 111' 53' 53' 53' 53' 53' 53' 53' 53' 53' 53' 53' 109'
108' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 60' 80' 91' 125' 51' 53' 53' 53' 53' 53' 53' 53' 53' 53' 53' 53' 84' 83' 105' 96'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 56' 60' 60' 50' 50' 50' 50' 50' 50' 50' 56' 60' 60' 50' 50' 50' 50' 50' 50' 50'
60' 60' 50' 50' 50' 50' 50' 50' 50' 66' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 58' 60' 60' 50' 50' 50' 50' 50' 50' 50' 58' 60' 60' 50' 50' 50' 50' 50' 50' 50'
60' 60' 50' 50' 50' 50' 50' 50' 50' 60' 60' 50' 53' 53' 53' 53' 53' 53' 53' 53' 50' 100' 100' 100' 100' 100' 100' 100' 100' 100'
90' 60' 53' 53' 53' 53' 53' 53' 53' 53' 60'90' 50' 53' 53' 53' 53' 53' 53' 53' 53' 50' 60' 53' 53' 53' 53' 53' 53' 53' 53' 60' 90' 100'
100'
100'
100'
100'
100'
100'
100'
100'
90'
100'
100'
104'
113'
114'
114'
114'
114'
114' 57' 57' 57' 57' 50'
100'
100'
100'
100'
100'
100'
100' 60' 55' 57' 57' 57' 57' 60'
100' 100' 100' 100' 100' 100'
90' 90' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 55' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 40' 40' 40' 40' 51' 41' 40' 40' 42' 66' 28' 100' 100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
95'
85'
81'
81'
81'
81' 81'
73' 71'
82'
71'
47'
40'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
50'
116'
17'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
72'
133'
79' 75' 45' 56' 120' 40' 42' 70' 24'
78'
81'
81'
73'
85'
71'
44'
43'
43'
43'
43'
43'
43'
43'
43'
43'
43'
43'
43'
94'
104'
19'
94'
72'
50'
40'
40'
40'
44'
80'
81'
81'
85'
95'
105'
105'
105'
105'
105'
111'
105'
115'
115'
115'
115'
115'
51'
40'
40'
40'
40'
40'
40'
40'
40'
73'
81'
81'
81'
81'
81'
81'
81'
81'
81' 85'
48'
40'
40'
40'
40'
40'
40'
40'
40'
40'
78' 77' 57' 41' 40' 70'
78' 81' 91'
77'
89' 73'
45' 78' 81' 81' 81' 81' 81' 81' 81' 81' 81' 43' 43' 43' 43' 43' 42' 47' 47' 45' 43' 43' 43' 43' 43' 47' 200'
442'
43'
43'
43'
43'
43'
43'
43'
43'
43'
43'
43'
71'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 40' 40' 40' 40' 40' 32' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 80' 73' 113'
80' 90' 40' 36'
81' 81' 81' 81' 40' 40' 40' 100' 83' 83' 83' 84' 85' 85' 86' 87' 88' 88' 88' 88' 89' 89' 89' 91' 92' 93' 93' 94' 95' 86' 113' 25' 100' 74' 45' 40' 40' 40' 54'
71'
81' 81'
81'
79'
79'
88'
87'
86'
85'
83'
83'
82' 48' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42'44' 44' 44' 44' 44' 44' 44' 44' 44' 44' 40'40' 40'40' 40'40' 40'40' 40'40' 40'40' 40' 51' 40' 40' 40' 74' 40' 40' 29' 45' 36' 81' 40' 40' 40' 40' 81' 81' 81' 81' 81' 48' 48' 48' 48' 81'
81'
81'
81'
81'
160' 40' 40' 40' 40' 71' 71' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 45' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 43' 116' 45' 42' 42' 42' 42' 42' 42' 42' 45' 71' 81' 81' 81' 81' 81' 81' 81' 81' 81'
81' 81' 81' 81' 81' 81' 81' 81'
81'
81'
81'
81'
81'
81'
81'
81' 49' 49' 49' 49'
84' 328 327 326 325 324 323 322 321 320 319 318 317
20' 103'
20' 34' 50'
14'
14' 90' 90' 51'
14' 90'
14' 90' 90'
14'
14' 90' 90'
14'
47'
56'
45' 100' 100'
14' 90' 90'
14'
47'
45' 45'
14' 90' 90' 50' 45'
14'
14' 50' 57' 57' 57' 57' 57' 50'
14' 90' 90'
14' 45' 27'
68'
83' 35' 40'
20'
90'
20'
39'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
41'
35' 21'
14' 71' 71' 36' 40' 15'
16' 32'
28'
24' 17'
20'
8'
20'
18' 30' 27'
29'
10' 11'
31'
19'
21'
40'
14'
19'
14' 81'
16'
22'
44'
49'
19'
14'
130'
427' 38' 33'
14' 35'
13' 24' 40' 38'
18'
35'
29'
33' 9' 20' 15' 46' 47' 35' 71' 71'
14'
14' 35' 76' 14' 36' 45' 45' 45' 57'
76' 45' 45' 45' 45' 44'
26' 40' 40' 40' 39'
47'
48'
48'
42' 105' 97'112' 89'
58'
40'
40'
40'
40'
162'
66' 35' 31'
16'
16' 71'
81'
60' 15' 36' 41' 40' 40' 26'
12' 35'
161'
20' 43'
12'
16'
30'
29' 28'
12' 8'
37'
14'
14'
14' 35' 40' 40' 28'
13'
8'
30'
29'
32' 9' 44' 44' 44' 44' 44' 44' 44' 44' 44' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 14'
14'
48' 13'
14' 71' 36' 35' 45' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 14'
14' 90' 90' 14'
14'
14' 50' 53' 53' 53' 53' 53' 53' 53' 53' 50'
14' 90' 104' 14'
14' 50' 50' 53' 34' 53' 53' 53' 53' 50'
14'
36' 35' 19' 46' 50' 50' 50' 50' 50' 50' 50'
17'
33'
39'
31'
16' 74' 100'
81' 55' 23'
97' 40' 40' 40' 40' 40' 40' 35'
14' 70' 35'
14' 40' 40' 40' 40' 35'
14' 80'
81' 14' 35' 91' 92' 92' 40' 40' 92' 83' 84' 35'
14' 70' 14' 35' 40' 40' 40' 40' 40' 40' 40' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 72' 14'
91' 91' 92' 91' 82' 83' 84'100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
14'
14' 35' 40' 50' 39' 32'
256'
60' 69' 74'
34' 30' 71' 35' 43'
14' 13'
16'
14' 71'
14' 40' 40' 40' 40' 40' 40' 40' 40' 41' 81' 81' 81' 81' 81' 81' 81' 81' 71' 14' 35' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 10' 20' 14' 37' 37'
14'
20' 11' 40' 40' 40' 40' 40' 40' 40' 40' 37'
14'
14'
16'
14'
14' 35'
14' 45' 41' 41' 41' 41' 41' 41' 41' 50' 45'
14' 35' 43' 43' 43' 43' 34'
14' 43'
52'
85'
71'
84'
91' 30'
47' 38'
49'
59'
30' 38'
14' 35' 45' 45' 45' 7' 14'
89'
15'
106'
14'
13' 45' 45' 45' 7'
14' 35' 42' 42' 42' 42' 42' 42' 42' 39'
14'
14'
6'
31'
29'
29' 26'
15' 5' 131 130 129 128 127 126 125 124 377 378 379 380 381 382 383 384 385 386 387 375 374 373 372 371 370 369 368 367 366376 365 364 363 362 361 360 358 359 357 356 355 344 345 346 347 348 349 351 350 352 353 354 427 426 425 424 423 418 408 409 410 417 422 421 420 419 411 412 413 414 415 416 407 388 398 397 406 389 390 405 404 391 392 403 402 393 394 401 400 399 395 396 314 313 312 311 310 309 308 307 306 157 158 159 160 161 162 163 164 165 166 167 315 333 334 335 336 337 338 339 340 341 342 343 149 147 146 145 144 150 151 152 153 154 155 156 148 143 142 141 140 139 331 332 138 137 136 135 134 133 132 123 122 121 120 119 118 117 116 115 114 113 112 111 110 109 108 107 106 105 104 506 505 504 503 502 501 500 499 498 497 496 517 516 515 514 513 512 511 510 509 508 507 487 526 488 525 489 524 490 523 491 522 492 521 493 520 494 519 495 518 486 527 441 428 429 440 439 430 431 438 437 432 433 436 435 434 485 484 483 482 481 480 168 169 170 171 172 173 174 103 102 101 100 999897969529282726252423222120191817161514 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 202 201 200 457 203 204 205 206 207 949392 91 90 84 85 86 87 88 89 81 80 79 78 83 82 72 73 74 75 76 77 71 70 69 68 67 66 65 57 58 63 64 56 55 48 59 60 61 62 54 53 52 51 50 49 39 40 47 38 37 36 30 41 4235 3443 4433 3245 4631 11 10 9 8 7 6 5 4 3 2 1 305
304
303
302
301
300
299
208
209
210
211
229
230 233 232 231 281 282 283 284
285
286
287
212
213
214
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BNSF R/R
SANTA FE AVE DUAL USE BASIN 24"SS
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8"SS 8"SS 50' 200' SCALE: 1"=100' 0' 100' M.I.D. LATERAL NO. 3

BNSF R/R
SANTA FE AVE REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN INFRASTRUCTURE PLAN PROPOSED SHUT OFF VALVE PROPOSED FIRE HYDRANT PROPOSED SANITARY SEWER LINE PROPOSED WATER LINE PROPOSED FIRE DEPARTMENT CONNECTION 8"SS 8"W PROPOSED DRAIN INLET PROPOSED CLEANOUT 12"SD PROPOSED STORM DRAIN PIPE LEGENDPROPOSED AREA DRAIN 8"W EXISTING WATER LINE 12"SD EXISTING STORM DRAIN PIPE 8"SS EXISITING SANITARY SEWER LINE CONNECT TO EXISTING 12" WATER MAIN CONNECT TO EXISTING 12" WATER MAIN CONNECT TO EXISTING 12" WATER MAIN CONNECT TO EXISTING 12" WATER MAIN CONNECT TO EXISTING 12" WATER MAIN 12" WATER MAIN LINE STUBBED FOR FUTURE USE MERLE AVE

HELD DRIVE COURT A COURT B STREET S STREET U STREET N COURT C STREET K

STREET C STREET R

STREET C

STREET F STREET Q

STREET A

STREET B STREET P STREET T STREET V

STREET D

STREET E STREET O

STREET I STREET M

STREET F STREET J

STREET H STREET T

STREET G STREET L
STREET M STREET VLAND. LOT A LAND. LOT B LAND. LOT D LAND. LOT C DUAL USE BASIN HELD DRIVE CONNECT TO EXISTING 24" SANITARY SEWER MAIN STORM BASIN NOTE: PARK BASIN DESIGN WILL INTEGRATE ABOVE AND BELOW GROUND FEATURES TO ADDRESS STORM WATER TREATMENT AND RETENTION SYSTEM. PROPOSED IMPROVEMENTS WILL WILL BE DESIGNED TO ADDRESS POTENTIAL CONFLICTS WITH TREE ROOTS, PLAY STRUCTURE AND SHADE CANOPY FOOTINGS AND IRRIGATION. FINAL DESIGN TO BE APPROVED BY CITY ENGINEER. NOTE: INTERSECTION AT CLAUS RD. AND MERLE AVE. TO INCLUDE A PERMANENT 2-LANE BYPASS ROUNDABOUT WITH RIGHT-IN / RIGHT-OUT ONLY ACCESS. SEE NOTES 1-4, THIS SHEET. NOTES: 1. CLAUS ROAD IS CURRENTLY DESIGNATED AS AN EXPRESSWAY. THE CURRENT DESIGN IS BASED ON CLAUS ROAD BEING RE-DESIGNATED TO A PRINCIPLE ARTERIAL STREET, ALLOWING DIRECT ACCESS. SHOULD CLAUS ROAD CONTINUE TO REMAIN DESIGNATED AS AN EXPRESSWAY, NO ACCESS WILL BE ALLOWED INTO THE PROPOSED RESIDENTIAL DEVELOPMENT FROM CLAUS ROAD TO FLOYD AVENUE, AND THE CURRENT EAST-WEST STREET OPPOSITE OF THE EXISTING MERLE AVENUE WEST OF CLAUS IS TO BE TERMINATED AS A CUL-DE-SAC STREET. 2. PROPOSED ROUNDABOUT AT CLAUS ROAD AND MERLE AVENUE SHALL BE A PERMANENT ROUNDABOUT ONLY UPON THE DOWNGRADE OF CLAUS ROAD FROM AN EXPRESSWAY TO A PRINCIPAL ARTERIAL STREET (BY SEPARATE ACTION). 3. SEE PRECISE PLAN FOR EXHIBITS THAT DEMONSTRATE BOTH THE POTENTIAL PERMANENT 2-LANE ROUND-A-BOUT AS WELL AS THE ALTERNATIVE CUL-DE-SAC. 4. FINAL ROUNDABOUT DESIGN MAY RESULT IN THE NEED FOR THE PROJECT ENTRY LOTS AND LOTS 317, 316, 157, 149, AND 148 BEING UTILIZED TO ACCOMMODATE FINAL ROUNDABOUT LAYOUT. NOTE: INTERSECTION AT HELD DR. AND BRIGGSMORE AVE. TO INCLUDE A PERMANENT 2-LANE ROUNDABOUT. NOTE: ROUNDABOUT TO BE THE TIVOLI SPECIFIC PLAN ROUNDABOUT STANDARD NOTE: ROUNDABOUT TO BE THE TIVOLI SPECIFIC PLAN ROUNDABOUT STANDARD TSM6.0 11/22/2023 #20.. - 1346 -

MERLE AVE BNSF R/R SANTA FE AVE

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CLAUS RD MERLE AVE FLOYD AVE SANTA FE AVE
DEWITT RD PARKER RD HELD DR 50' 200' SCALE: 1"=100' 0' 100' CLAUS RD M.I.D. LATERAL NO. 3 50' THE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE PARCEL MAP REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN LAND DEVELOPMENT PHASING PLAN NOTE: INTERSECTION AT CLAUS RD. AND MERLE AVE. TO INCLUDE A PERMANENT 2-LANE ROUNDABOUT. DUAL USE BASIN EX. 30' ACCESS EASEMENT PER BK. 14 OF MISC. PG. 219. EASEMENT TO BE RELOCATED BY SEPARATE INSTRUMENT NOTE: INTERSECTION AT HELD DR. AND BRIGGSMORE AVE. TO INCLUDE A PERMANENT 2-LANE ROUNDABOUT. TSM7.0 12/12/2023 LOT PHASING: PHASE 1: 95 RESIDENTIAL LOTS (LOTS 104-174, 306-307, 344-347, 388-397, 484-491) PHASE 2: 103 RESIDENTIAL LOTS (LOTS 1-103) PHASE 3: 76 RESIDENTIAL LOTS (LOTS 308-343, 348-387) PHASE 4: 122 RESIDENTIAL LOTS (LOTS 398-483, 492-527) PHASE 5: 131 RESIDENTIAL LOTS (LOTS 175-305) 527 TOTAL RESIDENTIAL LOTS (ALL PHASES) #20.. - 1347 -

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-XX
RESOLUTION ADOPTING A FINAL DEVELOPMENT PLAN FOR “THE
CROSSINGS”, IN THE VILLAGE ONE SPECIFIC PLAN, FOR 527
SINGLE–FAMILY RESIDENTIAL LOTS, FIVE LANDSCAPE LOTS,

AND ONE PARK LOT ON PROPERTY LOCATED EAST OF CLAUS

ROAD AND NORTH OF EAST BRIGGSMORE AVENUE (DR HORTON
BAY, INC.)
WHEREAS, on October 16, 1990, the City Council by Resolution No. 90-828A, adopted the Village One Specific Plan; and
WHEREAS, the Village One Specific Plan is comprised of 35 Precise Plan areas subject to review and approval by the Planning Commission, each Precise Plan denoted to ensure that the circulation, infrastructure, land use, density, project design and other specific plan provisions are provided for each Area Plan as required by Section IV.D.2 of the Village One Specific Plan; and
WHEREAS, Section IV.D.2 of the Village One Specific Plan requires the Planning Commission’s review and approval of a Final Development Plan for new residential development within the Specific Plan to ensure that the development policies of Chapter II of the Specific Plan are implemented for projects involving residential uses with a tentative map, which may be approved by the Commission after or concurrently with the approval of a tentative map and/or Precise Plan; and
WHEREAS, an application for The Crossings Final Development Plan for 527 single-family residential lots, five landscape lots and one park lot within Precise Plan No. 35, located on 84.1 acres located east of Claus Road and north of E. Briggsmore Avenue was filed by DR Horton Bay Inc. on July 14, 2022 in accordance with Section IV.D.2 of the Village One Specific Plan; and
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WHEREAS, said application was made concurrently with an application for the adoption of Precise Plan Area No. 35 South of the Specific Plan (Project PP-22-001), and a Vesting Tentative Subdivision Map (Project TSM-22-002) to divide 84.1 acres into 527 single-family residential lots, five landscape lots and one park lot within Precise Plan Area No. 35, located east of Claus Road and north of E. Briggsmore Avenue; and WHEREAS, said application was made concurrently with a proposed amendment to the Urban Area General Plan (File No. GPA-22-001) to amend the Land Use Element of the General Plan to change 140 acres from Business Park-Commercial-Residential (BCR) uses to Residential Uses (R), property located east of Claus Road, north of East Briggsmore Avenue, within the Village One Specific Plan, to facilitate development of a new 527-lot single-family residential project, “The Crossings”; and WHEREAS, to facilitate said development the City of Modesto proposes an amendment to the Circulation Element of the General Plan to downgrade the classification of Claus Road between Sylvan Avenue and East Briggsmore Avenue from an Expressway to a four-lane Principal Arterial Street, and to downgrade East Briggsmore Avenue from Claus Road to the BNSF Railroad crossing from an Expressway to a four-lane Principal Arterial Street, and to amend Section VI.H.11 and VI.H.12 of the General Plan regarding the minimum sizing of Neighborhood Parks; and WHEREAS, said application was made concurrently with a proposed amendment to the Village One Specific Plan to amend the land use designation of the above 140 acres from Business Park (BP) to Village Residential (VR) with associated text amendments (File No. SPA-22-003) together with a City-initiated amendment to the Circulation Diagram to amend the designation of Claus Road from a Class A Expressway to a four- #20..
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January 23, 2024/CED/KMartin/Item 3 2024-xx
lane Principal Arterial Street, and to amend the designation of East Briggsmore Avenue east of Claus Road from a Class C Expressway to a four-lane Principal Arterial Street; and
WHEREAS, an Initial Study, EA/C&ED No. 2023-26 has been prepared by staff, as required by CEQA; and
WHEREAS, the Initial Study concluded that while the project may have a potentially significant effect on the environment, the incorporation of mitigation measures would reduce the impact to a less than significant level, and a Mitigated Negative Declaration was prepared; and
WHEREAS, a 30-day public review period for the proposed Initial Study/Mitigated Negative Declaration began on November 14, 2023 and concluded on December 14, 2023; and
WHEREAS, the City received public comments on the draft Initial Study/Mitigated Negative Declaration and no changes to the document were necessary as a result; and
WHEREAS, the Mitigation Monitoring and Reporting Program (MMRP) is included and described within the Initial Study/Mitigated Negative Declaration; and WHEREAS, a public hearing was held by the Planning Commission on December 18, 2023, in Chambers, Tenth Street Place, 1010 Tenth Street, Modesto, California, at which hearing evidence both oral and documentary was received and considered; and WHEREAS, after said public hearing, the Modesto City Planning Commission by Resolution No. 2023-35, recommended to the City Council approval of the Vesting #20..
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Tentative Subdivision Map of The Crossings, subject to the Conditions of Approval in said Resolution, and
WHEREAS, said matter was set for a public hearing of the City Council to be held on January 23, 2024, in the Tenth Street Place Chambers located at 1010 Tenth Street, Modesto, California, at which date and time said duly noticed public hearing was held.

NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that it hereby finds and determines as follows:

1. An Initial Study/Mitigated Negative Declaration, Environmental Assessment No. EA/C&ED No. 2023-26, has been prepared by the City of Modesto that analyzed the proposed Specific Plan Amendment, and the Planning Commission has determined that, on the basis of the whole record before it, that while the project may have a potentially significant effect on the environment, the incorporation of project-specific mitigation measures would reduce the impact to a less than significant level.

BE IT FURTHER RESOLVED by the Council of the City of Modesto that it hereby approves a Final Development Plan for the proposed “The Crossings” project described in Exhibit “A”, attached hereto and incorporated herein by reference, subject to the following conditions:

1. The Crossings Final Development Plan shall not be in full effect unless and until the City Council approves the proposed amendments to the Village One Specific Plan (SPA-22-003) and proposed amendments to the General Plan (GPA-22-001) to facilitate residential development within the project area.

2. The Crossings Final Development Plan shall not be in full effect unless and until the City Council approves the proposed Precise Plan Area No. 35 South (PP-22-001) as required by Section IV.C of the Village One Specific Plan.

3. All development shall be consistent with the Final Development Plan titled “Final Development Plan, The Crossings” submitted on July 14, 2022, and revised on November 8, 2023, as approved by the City Council at a hearing date to be determined.

4. Except as amended herein, or by reference, all development including street and infrastructure improvements, and mitigation measures from the Initial Study/Mitigated Negative Declaration (EA C&ED No. 2023-26), #20..
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shall be in accordance with the Village One Specific Plan (as amended) Precise Plan No. 35 South, and the Vesting Tentative Subdivision Map of The Crossings (TSM-22-002), as set forth in resolutions and ordinance approved by the City Council at a hearing date to be determined.

5. Siting of residences shall be in accordance to the Development Standards for Residential uses as specified in Chapter II of the Specific Plan (as amended) and Precise Plan Area No. 35 South as adopted by the City Council.

6. Upon development of the residential lots, developer shall provide specific site plans and elevations consistent with the Design Guidelines and Standards of the Village One Specific Plan (as amended) and Precise Plan Area No. 35 South as adopted by the City Council, to the satisfaction of the Director of Community and Economic Development or designee, prior to the issuance of a building permit.

7. Prior to issuance of a building permit for lots that back up to Claus Road, plot plans for said lots shall demonstrate that all rear yard setbacks be at least fifteen (15) feet, in accordance to the setback standards outlined in Section 10-408(c) of the City’s Zoning Code.

8. Prior to issuance of a building permit for any lot, site plan shall demonstrate that driveways are at minimum 18-feet in depth from the front property line and 20-feet in depth to the back of sidewalk.

9. Prior to issuance of a building permit for any lot within 200-feet of the center of the near mainline of the adjacent BNSF Railroad along the easternmost boundaries of the subdivision, and any lot that backs up to Claus Road, building plans shall demonstrate the provision of acoustical treatments to reduce exterior noise impacts to an interior decibel level of 45Ldn or less, to the satisfaction of the Chief Building Official and the Director of Community and Economic Development.

10. Prior to Certificate of Occupancy of any structure adjacent to required fences and walls, such fences and walls shall be installed in accordance to the Wall Plan of Precise Plan Area No. 35 South as adopted by the City Council, and the Village One Specific Plan, Section II.G.13, Residential— Community Design Policies, including but not limited to the following standards:
a. A minimum seven (7) foot high decorative concrete masonry sound wall with cap treatment along the Claus Road frontage at the rear of Lots 148 and 316-330 (excepting entry Lots A and B at #20..
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January 23, 2024/CED/KMartin/Item 6 2024-xx
Merle Avenue), and along the East Briggsmore Avenue frontage at the rear of Lots 1-12. Said wall should be designed with two-foot offsets at every other property line.
b. A minimum nine (9) foot high CMU or pre-cast concrete masonry sound wall along the BNSF rail alignment at the rear of lots 204- 231 and 285-305. Such CMU or pre-cast concrete masonry wall may step down to seven (7) feet in height beyond the 200-foot distance from the center of the mainline of the railroad. c. Walls and fences along the collector streets shall be provided as required by Section II.G.13.a.8 of the Specific Plan.

LAND DEVELOPMENT ENGINEERING

11. Improvement plans for required improvements shall be prepared by a Registered Civil Engineer and submitted for approval by the City Engineer or designee. The improvement plans shall include but not be limited to the following:
a. Dedication of Claus Road to a four-lane Principal Arterial Street per the Circulation Plan of Precise Plan No. 35 South, with installation of roadway and frontage improvements as
demonstrated on the Wall Plan of the Precise Plan, consisting of a separated sidewalk between landscaped areas along the entirety of the tentative map frontage of Claus Road. Dedication and design of improvements shall be to the satisfaction of the City Engineer or designee.
b. Dedication and installation of a two-lane roundabout at the intersection of Claus Road and Merle Avenue. Final design shall consider if two-lane bypass roundabout design and right in/right out access is appropriate. Said roundabout shall be designed by a registered engineer with specialization in roundabout geometry and be designed to the satisfaction of the City Engineer or designee.

Dedication and installation of the roundabout may require the reconfiguration or removal of the following Lots: Entry Lots A and B, and Lots 149, 148, 157, 316 and 317. Said reconfiguration shall be reflected in the improvement plans and Final Map.
c. Dedication and installation of a two-lane roundabout at the intersection of East Briggsmore Avenue and Held Drive. Said roundabout shall be designed by a registered engineer with specialization in roundabout geometry and be designed to the satisfaction of the City Engineer or designee.
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d. Dedication and installation of Tivoli Specific Plan standard roundabouts at the intersections of Held Drive/Street M and East Merle Avenue/Street F. Said roundabouts shall be designed by a registered engineer with specialization in roundabout geometry and be designed to the satisfaction of the City Engineer or designee.

Dedication and installation of the roundabouts may require the reconfiguration or removal of the following Lots: 77, 78, 93, 94, 102, 103, 175, 176, 254, 255, 304 and 305. Said reconfiguration shall be reflected in the improvement plans and Final Map. e. Interior 60-foot and 69-foot street cross-sections, including but not limited to roadways, curb, gutter, sidewalks, landscape, Class 1 Bike Lanes, bike path crossings and ADA curb ramps, shall be designed to the satisfaction of the City Engineer or designee. f. Roundabout truck aprons shall be constructed with roll-over curbs to facilitate bus travel.

12. For adequate water system distribution capacity, the project must either:
a. Tie into the 16-inch Claus Road transmission line, and loop into the 12-inch main off of Held Drive; or
b. Extend and loop the 12-inch main located at Merle Avenue to 12- inch main on Held Drive.
c. Further comments regarding water utility needs will be provided at the improvement plan stage, and the developer shall work with City Staff on requirements for water system connectivity, looping, and offsite CIPs.

13. Per the City’s Wastewater Master Plan and the Village One Facilities Master Plan, it is recommended that the development area tie into the 18- inch main located off of Merle Avenue. This service main is sized to have adequate capacity for development of this scale. Further comments will be provided at the improvement plan stage regarding the viability of using the existing eight-inch main on Held Drive for some additional flow demand. The developer shall work with City staff on sewer alignment and connectivity issues for this development.

14. All storm drainage must be retained within the development area per City Standards for conveyance, storage and water quality. This project may not discharge any stored storm water without the approval of the City Engineer. Such approval will only be granted if additional interconnectivity and other improvements are constructed in the future.

15. Prior to recordation of a Final Map, calculations must be submitted confirming proposed park/basin, and any other proposed storm drainage management measures, which may or may not be shown, are adequately sized for the 6-day 100-year Storm (R=5.6”) per the 2014 Modesto City #20..
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Standards, and the 2011 Revised Guidance Manual for Development of Stormwater Quality Measures.

16. Improvement plans shall clearly indicate that adequate space is being designated for storm drainage requirements to the satisfaction of Parks Planning and Development and the City Engineer or designee. Further comments will be provided at the improvement plan stage in regard to meeting required City Standards.

17. Improvement plans shall demonstrate placement of fire hydrants no more than 500-feet apart as measured along the curb.

18. Any public improvements that are missing, damaged or not to current City standards shall be designed per City standards in accordance with City Code (Article 7-1.701), standards and specifications. Such improvements may include, but not be limited to curb & gutter, drive approach, sidewalk, ADA access ramps, fire hydrants and street lights. All public improvement plans shall be designed by a Registered Engineer, reviewed and approved by the City Engineer prior to issuance of an Encroachment permit.

PARKS PLANNING

19. Applicant shall submit Landscape and Irrigation (L&I) plans for review and approval by the City’s Parks Planning and Development (PPD) Division. L&I plans shall meet the current State of California Model Water Efficient Landscape Ordinance (MWELO) requirements, Modesto Municipal Code (MMC) requirements and City of Modesto standards at time of submittal.

20. Applicant shall install street trees every thirty-five (35) to forty (40) feet on center along all proposed streets.

21. Applicant shall install one (1) street tree per residential lot unless on a corner lot which requires street trees every thirty-five (35) to forty (40) feet on center of the parcel’s length.

22. Applicant shall install climbing vines on all walls along the Claus Road frontage, in a landscape planter, to discourage tagging.

23. Applicant shall provide signage with appropriate landscaping for Clear Vision Triangles at entrances. Within the triangle, the area between three (3) and eight (8) feet in height measured from top of curb adjacent to landscape shall be clear.

24. Low Impact Development (LID) control and treatment measures shall be planted with vegetation for erosion protection and sediment entrapment to collect/treat storm water run-off before entering the storm drain system.

Storm drainage basins shall be appropriately landscaped and irrigated to address the specific type of storm water control measure. Provide total square feet of the landscape area in project information. #20..
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25. Applicant shall install bicycle parking racks as part of the project development per MMC and Green Building Standards Code at all landscape lots with park amenities and park site.

26. All landscape and improvement plans shall be reviewed and accepted by Parks Planning and Development or designee prior to recordation of a Final Map. All Landscape Lot and Park Design Plans shall demonstrate but not be limited to the following:
a. Provision of underground storm water tank systems on all Landscape Lots.
b. Selection of trees with root systems that will not affect underground storm tank systems.
c. Lower Tier Park Land shall hold nuisance water.
d. Provision of design feature to dissipate storm and/or nuisance water fallout.
e. Planters along the Claus Road frontage shall be at minimum seven (7) feet in width. Planters along internal streets of the project shall be at a minimum width to accommodate landscaping including trees, to the satisfaction of the Parks Planning and Development Manager and the Director of Community and Economic
Development or designee.

INFRASTRUCTURE FINANCE

27. Prior to development up to and including issuance of a Final Map for The Crossings, the developer shall take all actions to secure and establish a mechanism for the funding of the installation of some or all of the site’s facilities, through the creation of a new Mello-Roos Community Facilities District (CFD) for the Village One Triangle, and ongoing maintenance of these items and/or facilities. The developer and City will work toward a comprehensive list of facilities and improvements, and ongoing maintenance will be determined during the CFD formation process and listed in the CFD’s Public Report.

UTILITY COMPANIES

28. The Pacific Gas and Electric (PG&E) company operates an 8.625-inch high-pressure gas transmission main within the boundaries of Claus Road that will be impacted by the proposed Claus Road extended right-of-way.

Prior to the issuance of a grading or building permit, whichever occurs first, developer shall submit a full grading plan for review and approval by PG&E.

29. A PG&E Gas Transmission Standy Inspector shall be present during any demolition or construction activity that comes within ten (10) feet of the gas pipeline. This includes all grading, trenching, substructure depth #20..
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verifications (potholes), asphalt or concrete demolition/removal, removal of trees, signs, light poles, etc. This inspection shall be coordinated through the Underground Service Alert (USA) service at 811.

30. The Modesto Irrigation District (MID) Ralston Drain (Ralston Drain ID – ID No. 3D) that lies within the project site must be replaced with rubbergasketed reinforced concrete pipe (RGRCP), unless all parcels within the project site submit a Sign-Off of Drainage Facilities form to MID’s Civil Engineering Department.

31. All privately-owned irrigation facilities that will have alignment changed or relocated must be protected by an irrigation easement dedicated by separate instrument to the downstream landowner(s) that are served by the existing private infrastructure and must be shown on the subdivision map.

32. Ten-foot-wide public utility easements and six-foot-wide planting easements located within the ten-foot-wide public utility easements shall be dedicated along all street frontages as required by the City Engineer or designee.

33. All existing underground and aboveground utilities, irrigation, and electrical lines shall be protected, relocated, or removed as required by the utility companies and the City Engineer or designee. Easements for utilities, irrigation and electrical lines to remain shall be reserved as required.

GENERAL CONDITIONS

34. Improvement plans for required improvements shall be prepared by a Registered Civil Engineer and submitted for approval by the City Engineer or designee. All improvements shall be constructed in accordance with the approved plans.

35. Future home buyers and prospective residents of the Precise Plan Area No. 35 South shall be provided disclosure that they are subject to noise, dust, odor and other impacts from adjacent agricultural operations. Such notice shall be placed on the final deeds for the individual lots.

36. Future home buyers and prospective residents of the Precise Plan Area No. 35 South that are within 200-feet of the right-of-way of the Burlington Northern Santa Fe railroad shall be provided disclosure that they are subject to noise, vibration and other impacts from rail operations. Such notice shall be placed on the final deeds for the individual lots.

37. Future home buyers and prospective residents of the Precise Plan Area No. 35 South shall be provided disclosure that they are subject to noise, vibration and other impacts from aircraft operations of the East Side Mosquito Abatement District facility located on Santa Fe Avenue to the east of the project. Such notice shall be placed on the final deeds for the individual lots.
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38. All fire hydrants and fire apparatus access roads meeting the requirement for “all weather” shall be installed prior to combustible construction materials being brought into the site.

39. The project shall be subject to all conditions, requirements and recommendations from all other affected departments/agencies, provided on the attached reports/memorandums.

40. Prior to the Final Inspection, Building Inspection Division shall verify that all fireplaces and wood stoves in residential units are equipped to meet the performance and emissions standards set forth in Part 60, Title 40, Subpart AAA Code of Federal Regulations, February 26, 1988.

41. All existing underground and aboveground utilities, irrigation, and electrical lines shall be protected, relocated, or removed as required by the utility companies and the City Engineer or designee. Easements for utilities, irrigation and electrical lines to remain shall be reserved as required.

42. All landscaping, fences and walls shall be maintained and the premises shall be kept free of weeds, trash and other debris.

43. At the time of issuance of a building permit, the developer shall pay development impact fees at the established rate. Such fees may include but are not limited to, sewer and water connection fees, community facility fees, building permit and plan check fees.

44. Prior to start of vertical building construction, all-weather, hard-surfaced roadways shall be constructed and maintained free of obstructions at all times during construction as required by Director of Community and Economic Development and the Fire Department.

45. The property owner and developer shall, at their sole expense, defend, indemnify and hold harmless the City of Modesto, its agents, officers, directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys’ fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include but is not limited to any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Modesto shall promptly notify the developer of any such claim, action, or proceeding and shall cooperate fully in the defense.

Transportation and Circulation:
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January 23, 2024/CED/KMartin/Item 12 2024-xx

46. Claus Road at Merle Avenue: The project developers shall install a twolane roundabout with an enhanced high-visibility crosswalk and a pedestrian HAWK signal for the class 1 bike path crossing. Final Design shall consider if two-lane bypass roundabout design and right in/right out access is appropriate. This roundabout shall be designed by an experienced engineer who specializes in roundabout geometry and to the satisfaction of the City Engineer.

47. East Briggsmore Avenue at Held Drive: The project developers shall construct a 2-lane roundabout with an enhanced high-visibility crosswalk.

This roundabout shall be designed by an experienced engineer who specializes in roundabout geometry, to the satisfaction of the City Engineer.

48. East Merle Avenue at Street F: The project developers shall install a roundabout to the Tivoli Specific Plan roundabout standard, to the satisfaction of the City Engineer.

49. Held Drive at Street M: The project developers shall install a roundabout to the Tivoli Specific Plan roundabout standard and to the satisfaction of the City Engineer.

50. Claus Road between Sylvan Avenue and Briggsmore Avenue: Developer shall dedicate sufficient right-of-way along the project frontage to allow for four-lane Principal Arterial Street alignment. Developer shall install improvements along project frontage that shall include but not be limited to:
a. Median, curb, gutter and sidewalk along Claus Road frontage; b. Landscape planter between concrete masonry wall and sidewalk per approved street cross-sections;
c. Landscape planter between sidewalk and northbound travel lanes per approved street cross-sections.

51. Interior 60-ft and 69-ft street cross-sections: The interior streets shall be designed to the satisfaction of the City Engineer. Current plans submitted only show renderings. Revisions to the proposed Class 1 bike path that runs throughout the neighborhood may be required, specifically design for intersection bike/pedestrian crossings.

Noise:

52. Sound Walls: Developer shall install CMU or pre-cast concrete masonry walls per the Wall Plan of the Precise Plan, as follows:
a. A nine-foot high sound wall along the BNSF rail alignment at the rear of Lots 204-231 and 285-305, and along the East Briggsmore Avenue frontage at the rear of Lots 1-12.
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January 23, 2024/CED/KMartin/Item 13 2024-xx
b. A seven-foot high sound wall along the Claus Road frontage at the rear of Lots 148 and 316-330 (excepting entry Lots A and B at Merle Avenue)

53. General Plan Master EIR Mitigation Measure Noise-7: Incorporate construction practices and acoustic treatment in new residential construction to reduce typical indoor noise levels to 45 dB. Developers of residential buildings within the 65 dBA contours shown in the General Plan Master EIR shall demonstrate that interior noise has been reduced to 45 dB. Other types of development should be protected against noise intrusion at least to the levels indicated on UAGP Table VII-2. (Policy VII-G.3.e)
a. All homes within 200-feet of the BNSF railway
b. All homes within 90 feet of Claus Road
c. All homes within 90 feet of East Briggsmore Avenue

54. GP MEIR Noise-14: For new residential development proposed in areas within 200 feet of the center of the near mainline of active rail lines where single-event noise from trains is of concern, demonstrate that the proposed development will incorporate measures to reduce maximum noise levels generated during train passbys to 50 dBA Lmax or less inside bedrooms and to 55 dBA Lmax or less inside other noise sensitive occupied areas. (Policy VII-G.3.l)

55. GP MEIR Noise-15: For new residential and vibration sensitive commercial development (including but not limited to lodging facilities, hospitals and similar uses) located within 200 feet of the center of the near mainline of active rail lines, demonstrate that the proposed development will incorporate measures to reduce vibration levels generated during train passby events to meet the FTA vibration criteria as shown in Master EIR Table V-3-6. (Policy VII-G.3.m)
Air Quality:

56. GP MEIR AQ-100: Reduce particulate emissions from construction, grading, excavation, and demolition to the maximum extent feasible in accordance with the requirements of SJVAPCD Regulation VIII.

57. GP MEIR AQ-103. Effectively stabilize dust emissions using water, chemical stabilizer / suppressant, cover with a tarp or other suitable cover or vegetative ground cover, all disturbed areas, including storage piles, which are not being actively utilized for construction purposes. (Policy VII.H.2.mm)
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January 23, 2024/CED/KMartin/Item 14 2024-xx

58. GP MEIR AQ-104. Effectively stabilize dust emissions using water or chemical stabilizer / suppressant, all onsite unpaved roads and off-site unpaved access roads. (Policy VII.H.2.nn)

59. GP MEIR AQ-105. Effectively control fugitive dust emissions utilizing application of water or by presoaking all land clearing, grubbing, scraping, excavation, land leveling, grading, cut & fill, and demolition activities. (Policy VII.H.2.oo)

60. GP MEIR AQ-107. When materials are transported off site, cover all materials, or effectively wet them to limit visible dust emissions, and maintain at least six inches of freeboard from top of container. (Policy VII.H.2.qq)

61. GP MEIR AQ-108. Limit operations or expeditiously remove the accumulation of mud or dirt from adjacent public streets at the end of each workday (the use of dry rotary brushes is expressly prohibited except where preceded or accompanied by sufficient wetting to limit the visible dust emissions.) (Use of blower devices is expressly forbidden.) (Policy VII.H.2.rr)

62. GP MEIR AQ-109. Following the addition of materials to, or the removal of materials from, the surface of outdoor storage piles, effectively stabilize said piles for fugitive dust emissions utilizing sufficient water or chemical stabilizer / suppressant. (Policy VII.H.2.ss)

63. GP MEIR Within urban areas, immediately remove trackout when it extends 50 or more feet from the site and at the end of each workday. (Policy VII.H.2.tt)

64. GP MEIR AQ-111. Prevent carryout and trackout for any site with 150 or more vehicle trips per day. (Policy VII.H.2.uu)

65. GP MEIR AQ-112. Limit traffic speeds on unpaved roads to 15 mph. (Policy VII.H.2.vv)

66. GP MEIR AQ-113. Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent (1%). (Policy VII.H.2.ww)

67. GP MEIR AQ-114. Install wheel washers for all exiting trucks, or wash all trucks and equipment leaving the site. (Policy VII.H.2.xx)

68. GP MEIR AQ-115. Install wind breaks at windward side(s) of construction areas. (Policy VII.H.2.yy)

69. GP MEIR AQ-116. Suspend excavation and grading activity when winds exceed 20 mph (regardless of windspeed, an owner/operator must comply with Regulation VIII’s 20 percent opacity limit). (Policy VII.H.2.zz)

70. GP MEIR AQ-117. Limit the area subject to excavation, grading, and other construction activity at any one time. (Policy VII.H.2.aaa) #20..
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January 23, 2024/CED/KMartin/Item 15 2024-xx
Increased Demand for Storm Drainage/Flooding and Water Quality:

71. SD-10/FWQ-11. Construction activities shall comply with the requirements of the City’s Stormwater Management Plan under its municipal NPDES stormwater permit, and the State Water Resources Control Board’s General Permit for Discharges of Storm Water Associated with Construction Activity. (Policy VI.G.3)

72. SD-12/FWQ-13. Ensure that new development complies with the City of Modesto’s Stormwater Management Program: Guidance Manual for New Development Stormwater Quality Control Measures. (Policy VI.G.5)

73. SD-13/FWQ-14. Require new development to implement an appropriate selection of permanent pollution control measures in accordance with the City’s implementation policies for the municipal NPDES stormwater permit. (Policy VI.G.6)

74. SD-15/FWQ-16. Integrate Low Impact Development principles into proposed development projects’ design. Low Impact Development is a storm water management and land development strategy that promotes conservation and use of natural on-site features combined with engineered small-scale hydrologic devices. In designing development projects, minimize the amount of impervious surface in order to maximize on-site infiltration of stormwater runoff and minimize the potential for storm water runoff from the site. (Policy VI.G.8)
Generation of Hazardous Materials:

75. HM-5. In the event that site inspection or construction activities uncover chemical contamination, underground storage tanks, abandoned drums, or other hazardous materials or wastes at a parcel, the inspection report preparer shall so notify the City. The City shall notify the County Health Services Department. Under the direction of these agencies, a site remediation plan would be prepared by the project applicant.

76. HM-8. Applicants for building permits should determine that a site containing or formerly containing residences or farm buildings / structures has been fully investigated for the presence of hazardous materials or wastes prior to issuance of the permit. Investigation should consist of, at minimum, a Phase I environmental site assessment and a Phase II site assessment, if found necessary as a result of the Phase I assessment. The findings of the site assessment should be reported to the City and the County’s Department of Environmental Resources. The appropriate remediation should occur prior to final occupancy of the approved development. (Policy VI.M.6)
Loss of Sensitive Wildlife and Plant Habitat:

77. SWPH-12: For proposed development consistent with the adopted Urban Area General Plan on lands within the Baseline Developed Area and #20..
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January 23, 2024/CED/KMartin/Item 16 2024-xx
Downtown, exclusive of lands within the Dry Creek and Tuolumne River Comprehensive Planning Districts, an assessment of whether any potential habitat for special-status species is present within proposed development areas shall be made. No further biological study is warranted unless habitat is present or if specific information concerning the known or potential presence of significant biological resources is identified in future updates of the California Natural Diversity Database, or through formal or informal input received from resource agencies or other qualified sources (Policy VII-E.2[a]).

78. SWPH-14. Additional measures to protect sensitive habitats may be implemented. Potential measures to be implemented may include measures listed in Table V-7-1 in the General Plan MEIR.

BE IT FURTHER RESOLVED by the Council of the City of Modesto that it hereby approves the Final Development Plan for The Crossings, as described in Exhibits “A” and “B”, attached hereto and incorporated herein by reference. #20..
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January 23, 2024/CED/KMartin/Item 17 2024-xx
The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23rd day of January, 2024, by Councilmember , who moved its adoption, which motion being duly seconded by Councilmember , was upon roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST:
____________________________
DIANE NAYARES-PEREZ, City Clerk
(SEAL)
APPROVED AS TO FORM:

By: ______________________________________
JOSE M. SANCHEZ, City Attorney
#20..
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DESIGN REVIEW AND VESTING TENTATIVE MAP THE CROSSINGS TRACT NO. XXXXX MODESTO, CALIFORNIA DEVELOPER D.R. HORTON 3000 EXECUTIVE PARKWAY, SUITE 100 SAN RAMON, CA, 94583 ARCHITECT WHA ARCHITECTS 5000 EXECUTIVE PARKWAY, SUITE 375 SAN RAMON, CA 94583 CIVIL ENGINEER SIEGFRIED ENGINEERING, INC. 3428 BROOKSIDE RD, STOCKTON, CA 95219 LANDSCAPE ARCHITECT SIEGFRIED ENGINEERING,INC. 3428 BROOKSIDE RD, STOCKTON, CA 95219 SHEET INDEX 1. COVER SHEET RENDERINGS 2. L1.0 ILLUSTRATIVE LANDSCAPE PLAN 3. STREET SCENE 1 4. STREET SCENE 2 5. STREET SCENE 3 6. BIRDS-EYE VIEW CIVIL SHEETS 7. 1.0 OVERALL LOT LAYOUT 8. 1.1 LOT LAYOUT WEST 9. 1.2 LOT LAYOUT EAST 10. 1.3 LOT LAYOUT SOUTH 11. 2.0 PARK CONCEPT PLAN 12. 3.0 INFRASTRUCTURE PLAN ARCHITECTURAL SHEETS 13. CM COVER SHEET 14. SB.1 50’x100’ SETBACK EXHIBIT 15. SB.2 40'x81' SETBACK EXHIBIT 16. SS.1 STREETSCENE EXHIBIT 17. SS.2 STREETSCENE EXHIBIT 18. A1.1 PLAN 1576 FLOOR PLANS 19. A1.2 PLAN 1576 ROOF PLANS 20. A1.3 PLAN 1576 FRONT ELEVATIONS 21. A1.4 PLAN 1576 ELEVATION "A" SPANISH 22. A1.5 PLAN 1576 ELEVATION "E" TRADITIONAL 23. A1.6 PLAN 1576 ELEVATION "F" FARMHOUSE 24. A2.1 PLAN 1898 FLOOR PLANS 25. A2.2 PLAN 1898 ROOF PLANS 26. A2.3 PLAN 1898 FRONT ELEVATIONS 27. A2.4 PLAN 1898 ELEVATION "A" SPANISH 28. A2.5 PLAN 1898 ELEVATION "E" TRADITIONAL 29. A2.6 PLAN 1898 ELEVATION "F" FARMHOUSE 30. A3.1 PLAN 2435 FLOOR PLANS 31. A3.2 PLAN 2435 ROOF PLANS 32. A3.3 PLAN 2435 FRONT ELEVATIONS 33. A3.4 PLAN 2435 ELEVATION "A" SPANISH 34. A3.5 PLAN 2435 ELEVATION "E" TRADITIONAL 35. A3.6 PLAN 2435 ELEVATION "F" FARMHOUSE 36. A4.1 PLAN 1583 FLOOR PLANS 37. A4.2 PLAN 1583 ROOF PLANS 38. A4.3 PLAN 1583 FRONT ELEVATIONS 39. A4.4 PLAN 1583 ELEVATION "A" SPANISH 40. A4.5 PLAN 1583 ELEVATION "E" TRADITIONAL 41. A4.6 PLAN 1583 ELEVATION "F" FARMHOUSE 42. A5.1 PLAN 1799 FLOOR PLANS 43. A5.2 PLAN 1799 ROOF PLANS 44. A5.3 PLAN 1799 FRONT ELEVATIONS 45. A5.4 PLAN 1799 ELEVATION "A" SPANISH 46. A5.5 PLAN 1799 ELEVATION "E" TRADITIONAL 47. A5.6 PLAN 1799 ELEVATION "F" FARMHOUSE 48. A6.1 PLAN 1874 FLOOR PLANS 49. A6.2 PLAN 1874 ROOF PLANS 50. A6.3 PLAN 1874 FRONT ELEVATIONS 51. A6.4 PLAN 1874 ELEVATION "A" SPANISH 52. A6.5 PLAN 1874 ELEVATION "E" TRADITIONAL 53. A6.6 PLAN 1874 ELEVATION "F" FARMHOUSE 54. CM.1 EXTERIOR COLOR & MATERIALS 55. CM.2 EXTERIOR COLOR & MATERIALS 56. CM.3 EXTERIOR COLOR & MATERIALS LANDSCAPE SHEETS 57. L2.0 ILLUSTRATIVE TREE PLAN 56. L3.0 ILLUSTRATIVE SHRUB PLAN 57. L4.0 PARK CONCEPT LANDSCAPE PLAN 58. L5.0 CLAUS ROAD LANDSCAPE PLAN PRECISE PLAN EXHIBITS 59. P1.1 ZONING DIAGRAM 60. P1.2 LAND USE DIAGRAM 61. P1.3 CIRCULATION PLAN - OVERALL 62. P1.4 CIRCULATION PLAN - HELD DR. & BRIGGSMORE AVE. 63. P1.5 CIRCULATION PLAN - CLAUS RD. & MERLE AVE. 64. P1.5.A CIRCULATION PLAN - CLAUS RD. & MERLE AVE. 65. P1.6 UTILITY PLAN - WATER MAINS 66. P1.7 UTILITY PLAN – SEWER MAINS 67. P1.8 UTILITY PLAN – STORM DRAIN MAINS 68. P1.9 WALL PLAN 69. P2.0 DEVELOPMENT PLAN (WEST) 70. P2.1 DEVELOPMENT PLAN (EAST) 71. P2.2 DEVELOPMENT PLAN (SOUTH) PURSUANT TO GOVERNMENT CODE SECTION 66456.1, THE SUBDIVIDER MAY FILE MULTIPLE FINAL MAPS BASED UPON THE VESTING TENTATIVE SUBDIVISION MAP. THE FILING OF A FINAL MAP ON A PORTION OF THE VESTING TENTATIVE SUBDIVISION MAP SHALL NOT INVALIDATE ANY PART OF THIS VESTING TENTATIVE SUBDIVISION MAP. Renderings are conceptual. Final designs are subject to the City Engineer review and approval. Renderings are conceptual. Final designs are subject to the City Engineer review and approval. Renderings are conceptual. Final designs are subject to the City Engineer review and approval. EXHIBIT "A" #20..
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100' 25' 100' SCALE: 1"=50' 0' 50' DUAL USE BASIN 1 MERLE AVE (69' WIDTH) COURT A COURT B STREET C (69' WIDTH) STREET R (60' WIDTH)
STREET A (60' WIDTH)
STREET B (60' WIDTH) STREET P (60' WIDTH) STREET T (60' WIDTH) STREET S (60' WIDTH) STREET T (60' WIDTH) STREET C (69' WIDTH) REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 10/06/2023 22020 of: 3 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: Know what'sbelow. Callbefore you dig. R 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN DEVELOPMENT PLAN SEE SHEET 2 ENTRY LOT A ENTRY LOT B
SEE SHEET 3 SETBACKS: FRONT: 15' HOUSE 20' GARAGE SIDE: 5' STREET SIDE: 10' REAR: 15' SETBACK NOTES: ALL REAR YARDS ARE 15' DEEP >300 S.F. (TYPICAL) PLAN 1799 (1,814 SQ. FT.) PLAN 1583 (1,587 SQ. FT.) LEGEND: PLAN 2435 (2,443 SQ. FT.) PLAN 1898 (1,898 SQ. FT.) PLAN 1576 (1,576 SQ. FT.) PLAN 1874 (1,874 SQ. FT.) or or or R56' R56' #20.. - 1366 -
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73' 71'
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72' 133'
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75' 45' 56' 120' 40' 42' 70' 24'
78'
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71'
44'
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40'
73'
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81' 85'
48'
40'
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78' 77' 57' 41' 40' 70'
78'
81'
91'
77'
89' 73'
45' 78' 81' 81' 81' 81' 81' 81' 81' 81' 81'
43' 43' 43' 43' 43'
42' 47' 47' 45'
43' 43' 43' 43' 43' 47' 200'
43'
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81'
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42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 40' 40' 40' 40' 40' 32' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 80' 73'113' 80'
90' 40' 36'
81'
81'
81'
81' 40' 40' 40' 100' 83' 83' 83' 84' 85' 85' 86' 87' 88' 88' 88' 88' 89' 89' 89' 91' 92' 93' 93' 94' 95' 86' 113' 25' 100'
74' 45' 40' 40' 40' 54'
71'
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48' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 44' 44' 44' 44' 44' 44' 44' 44' 44' 44' 40'
40'
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40'
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40' 40'
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40' 40'
51'
40' 40' 40' 74' 40' 40'
29' 45' 36' 81'
40' 40' 40' 40' 81' 81' 81' 81' 81'
48' 48' 48' 48'
81'
81'
81'
81'
81'
160'
40' 40' 40' 40' 71' 71' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 49' 49' 49' 49' 469' 147' 76'
76' 212'
850' 322'
222' 170' 138'
583' 368'
948' 222' 144'
65'
65' 336'
260' 274' 260' 609' 609' 77' 533' 462' 79'
404'
145' 235'
274' 130' 51'
14'
90'
14' 50' 57' 57' 57' 57' 57' 50'
14' 90' 90'
14' 45' 27'
68'
83' 35' 40'
20'
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39'
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35' 21'
14' 71' 71' 36' 40' 15'
16' 32'
28'
24' 17'
20'
8'
427' 38' 33'
14' 35'
13' 24' 40' 38'
18'
35'
29'
33' 9' 20' 15' 46' 47' 35' 71' 71'
14'
14' 35' 76' 14' 36' 45' 45' 45' 57'
76' 45' 45' 45' 45' 44'
26' 40' 40' 40' 39'
47'
48'
48'
42' 105' 97'112' 89'
58'
40'
40'
40'
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162'
66' 35' 31'
16'
16' 71'
81'
60' 15' 36' 41' 40' 40' 26'
12' 35'
161'
20' 43'
12'
16'
30'
29' 28'
12' 8' 37'
14'
14'
14' 35' 40' 40' 28'
13'
8'
30'
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32' 9' 44' 44' 44' 44' 44' 44' 44' 44' 44' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 14'
14'
48' 13'
14' 71' 36' 35'
45' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 14'
14' 90' 90' 14'
14'
14' 50' 53' 53' 53' 53' 53' 53' 53' 53' 50'
14' 90' 104' 14'
14' 50' 50' 53' 34' 53' 53' 53' 53' 50'
14'
36' 35' 19' 40' 40' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 72' 14'
14' 50' 39' 32'
41'
14'
6'
31'
29'
29' 26'
15' 5' 427 5980 S.F. 426 5300 S.F. 425 5400 S.F. 424 5830 S.F. 423 6050 S.F. 418 6820 S.F. 410 5315 S.F. 409 5300 S.F. 408 5980 S.F. 417 6820 S.F. 422 6050 S.F. 421 6050 S.F. 420 6050 S.F. 419 6050 S.F. 411 5315 S.F. 412 5315 S.F. 413 5315 S.F. 414 5315 S.F. 415 5315 S.F. 416 5315 S.F. 407 5980 S.F. 388 5980 S.F. 398 5980 S.F. 397 5980 S.F. 406 5315 S.F. 389 5315 S.F. 390 5315 S.F. 405 5315 S.F. 404 5315 S.F. 391 5315 S.F. 392 5315 S.F. 403 5315 S.F. 402 5315 S.F. 393 5315 S.F. 394 5315 S.F. 401 5315 S.F. 400 5315 S.F. 399 5315 S.F. 396 5315 S.F. 395 5315 S.F. 342 5000 S.F. 343 6040 S.F. 111 110 109 108 107 106 105 104 506 4430 S.F. 505 3240 S.F. 504 3240 S.F. 503 3240 S.F. 502 3240 S.F. 501 3240 S.F. 500 3240 S.F. 499 3240 S.F. 498 3240 S.F. 497 3240 S.F. 496 3240 S.F. 517 3240 S.F. 516 3240 S.F. 515 3240 S.F. 514 3240 S.F. 513 3240 S.F. 512 3240 S.F. 511 3240 S.F. 510 3240 S.F. 509 3240 S.F. 508 3240 S.F. 507 4460 S.F. 487 3270 S.F. 526 3270 S.F. 525 3270 S.F. 488 3270 S.F. 489 3270 S.F. 524 3270 S.F. 523 3270 S.F. 490 3270 S.F. 491 3270 S.F. 522 3270 S.F. 521 3270 S.F. 492 3270 S.F. 493 3270 S.F. 520 3270 S.F. 519 3270 S.F. 494 3270 S.F. 495 3270 S.F. 518 3270 S.F. 486 4041 S.F. 527 4041 S.F. 441 5980 S.F. 428 6370 S.F. 429 5490 S.F. 440 5600 S.F. 439 5680 S.F. 430 5680 S.F. 431 5680 S.F. 438 5680 S.F. 437 5680 S.F. 432 5680 S.F. 433 5680 S.F. 436 5680 S.F. 435 5980 S.F. 434 5980 S.F. 485 3623 S.F. 484 3240 S.F. 483 3240 S.F. 482 3280 S.F. 481 3300 S.F. 480 6500 S.F. 169 3240 S.F. 170 3240 S.F. 168 3950 S.F. 171 3410 S.F. 172 3370 S.F. 173 3130 S.F. 174 3150 S.F. 103 3270 S.F. 442 5530 S.F. 443 5000 S.F. 444 5000 S.F. 445 5000 S.F. 446 5000 S.F. 447 5000 S.F. 448 5000 S.F. 449 5000 S.F. 450 5000 S.F. 451 5000 S.F. 452 5000 S.F. 453 4000 S.F. 454 3900 S.F. 455 3600 S.F. 456 3330 S.F. 458 6000 S.F. 459 3300 S.F. 460 3320 S.F. 461 3350 S.F. 462 3378 S.F. 463 3400 S.F. 464 3420 S.F. 465 3450 S.F. 466 3470 S.F. 467 3500 S.F. 468 3520 S.F. 469 3900 S.F. 470 3950 S.F. 471 3960 S.F. 472 4000 S.F. 473 4030 S.F. 474 4060 S.F. 475 4090 S.F. 476 4120 S.F. 477 4150 S.F. 478 3690 S.F. 479 5600 S.F. 202 3240 S.F. 201 3240 S.F. 200 3240 S.F. 204 3240 S.F. 205 3240 S.F. 457 4170 S.F. 203 3290 S.F. 206 3350 S.F. 207 3570 S.F. 94 4830 S.F. 208
4910 S.F. 209
3300 S.F. 210
3250 S.F. 211
3350 S.F.
229
3290 S.F. 230
5890 S.F. 233 3611 S.F. 232 3350 S.F. 231 7050 S.F. 281 3650 S.F. 282 3240 S.F. 283 3300 S.F. 284 3700 S.F. 285
5000 S.F. 286
3300 S.F. 287 3460 S.F.
212
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3350 S.F. 225 3350 S.F. 226 3350 S.F. 227
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288
3460 S.F. 289
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3460 S.F.
273
272
3240 S.F.
271
4907 S.F. 270 4641 S.F. 269 3240 S.F. 268 3300 S.F. 267 3310 S.F. 266 6180 S.F. 265 4070 S.F. 264 3315 S.F. 263 3780 S.F. 261 3620 S.F. 259 3450 S.F. 254 3635 S.F. 262 3780 S.F. 260 3620 S.F. 258 3450 S.F. 257 3450 S.F. 256 3450 S.F. 255 3450 S.F. 175 3820 S.F. 176 3400 S.F. 190 3240 S.F. 177 3400 S.F. 178 3400 S.F. 179 3400 S.F. 180 3400 S.F. 181 3400 S.F. 182 3400 S.F. 183 3400 S.F. 184 3400 S.F. 185 3400 S.F. 186 3400 S.F. 187 3400 S.F. 188 3400 S.F. 189 3400 S.F. 191 3240 S.F. 192 3240 S.F. 193 3240 S.F. 194 3240 S.F. 195 3315 S.F. 196 3290 S.F. 197 6070 S.F. 198 5440 S.F. 199 3420 S.F. 246 3240 S.F. 245 3240 S.F. 244 3240 S.F. 243 3240 S.F. 247 3620 S.F. 248 4220 S.F. 242 4080 S.F. 241 4420 S.F. 240 4800 S.F. 239 5125 S.F. 249
3345 S.F. 250
3575 S.F. 251
3800 S.F. 252 4025 S.F. 253 4985 S.F. 238 3650 S.F. 237 3645 S.F. 234 4640 S.F. 236 3645 S.F. 235 3645 S.F. 23,255 S.F. 7127 S.F. 8920 S.F. 25' 100' SCALE: 1"=50' 0' 50'
2 BNSF R/R
SANTA FE AVE STREET U (60' WIDTH)
STREET F (60' WIDTH) STREET Q (60' WIDTH) STREET V (60' WIDTH) STREET D (60' WIDTH)
STREET E (60' WIDTH) STREET Q (60' WIDTH)
STREET H (60' WIDTH) STREET N (60' WIDTH) PROPOSED SOUND WALL ALONG BNSF RAILROAD 10' 10' 10' MERLE AVE (69' WIDTH) SETBACKS: FRONT: 15' HOUSE 20' GARAGE SIDE: 5' STREET SIDE: 10' REAR: 15' SETBACK REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 10/06/2023 22020 of:
3 PROJECT SHEET TITLETHE CROSSINGS MODESTO 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: Know what'sbelow. Callbefore you dig.

R 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN DEVELOPMENT PLAN SEE SHEET 1 PARK LOT C PARK LOT B
STREET G (60' WIDTH) NOTES: ALL REAR YARDS ARE 15' DEEP >300 S.F. (TYPICAL) SEE SHEET 1 SEE SHEET 1 SEE SHEET 3
STREET I (60' WIDTH) PLAN 1799 (1,814 SQ. FT.) PLAN 1583 (1,587 SQ. FT.) LEGEND: PLAN 2435 (2,443 SQ. FT.) PLAN 1898 (1,898 SQ. FT.) PLAN 1576 (1,576 SQ. FT.) PLAN 1874 (1,874 SQ. FT.) or or or #20.. - 1367 -
42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 35' 40' 40' 49' 49' 49' 50' 71' 35' 40' 40' 40' 13' 81' 116' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 116' 71' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 81' 35' 42' 42' 42' 42' 42' 42' 42' 37' 71' 71' 71'
71' 71'
40' 40' 40' 40' 40' 40' 40' 40' 40' 41' 41' 41' 41' 41' 41' 41' 37' 43' 43' 45' 45' 45' 45' 79' 71' 71'
81'
81'
81'
81'
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81'
81'
81'
81'
81'
81'
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83' 35' 42' 42' 42' 42' 42' 45' 42' 42' 42' 16' 45' 45' 45' 45' 74' 85'
96' 83'
95' 83'
83'
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84'
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84' 40' 40'
58' 40' 45'
43'
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94'
104'
19'
94'
72'
50'
40'
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44'
80'
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81'
85'
95'
105'
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111'
105'
115'
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51'
40'
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40'
73'
81'
81'
81'
81'
81'
81'
81'
81'
81' 85'
48'
40'
40'
40'
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40'
40'
40'
40'
40'
78' 77' 57' 41' 40' 70'
78'
81'
91'
77'
89' 73'
45' 78' 81' 81'
43' 43'
43' 43' 47' 200'
442'
43'
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43'
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71'
81'
81'
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81'
81'
81'
42' 42' 81' 81'
25' 100'
74' 45' 40' 40' 40' 54'
71'
81'
81'
81'
79'
79'
88'
87'
86'
85'
83'
83'
82'
48' 42' 42'
45' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 43' 116' 45' 42' 42' 42' 42' 42' 42' 42' 45' 71'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
81'
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81'
81'
81'
81'
81' 49' 49' 49' 49'
84'
555'
89'
71'
64'
44'
82' 111' 217' 462' 79'
404'
302' 224' 455' 453' 281'
143'
1172'
235'
24' 17'
20'
18' 30'
27'
29'
10' 11'
31'
19'
21'
40'
14'
19'
14' 81'
16'
22'
44'
49'
19'
14'
130'
427' 38' 33'
14' 35'
13' 24' 40' 38'
18'
35'
29'
33'
37'
14'
14' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 42' 72' 14'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
14' 14' 35' 40' 50' 39' 32'
256'
60' 69' 74'
34' 30' 71' 35' 43'
14' 13'
16' 14' 71'
14' 40' 40' 40' 40' 40' 40' 40' 40' 41' 81' 81' 81' 81' 81' 81' 81' 81' 71' 14' 35' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 40' 10' 20' 14' 37' 37'
14'
20' 11' 40' 40' 40' 40' 40' 40' 40' 40' 37'
14' 14'
16'
14' 14' 35'
14' 45' 41' 41' 41' 41' 41' 41' 41' 50' 45'
14' 35' 43' 43' 43' 43' 34'
14' 43'
52'
85'
71'
84'
91' 30'
47' 38'
49'
59'
30' 38'
14' 35' 45' 45' 45' 7'
14' 89'
15'
106'
14'
13' 45' 45' 45' 7'
14' 35' 42' 42' 42' 42' 42' 42' 42' 39'
14' 115 4190 S.F. 114 4190 S.F. 113 4190 S.F. 112 4190 S.F. 111 4190 S.F. 110 4190 S.F. 109 4190 S.F. 108 4190 S.F. 107 4190 S.F. 106 4190 S.F. 105 4190 S.F. 104 4190 S.F. 485 3623 S.F. 484 3240 S.F. 483 3240 S.F. 482 3280 S.F. 481 3300 S.F. 480 6500 S.F. 169 3240 S.F. 170 3240 S.F. 168 3950 S.F. 171 3410 S.F. 172 3370 S.F. 173 3130 S.F. 174 3150 S.F. 103 3270 S.F. 102 3270 S.F. 101 3270 S.F. 100 3270 S.F. 99 3270 S.F. 98 3270 S.F. 97 3270 S.F. 96 3270 S.F. 95 4030 S.F. 29 3620 S.F. 28 3240 S.F. 27 3240 S.F. 26 3240 S.F. 25 3240 S.F. 24 3240 S.F. 23 3240 S.F. 22 3240 S.F. 21 3240 S.F. 20 3240 S.F. 19 3240 S.F. 18 3240 S.F. 17 3240 S.F. 16 3240 S.F. 15 3240 S.F. 14 3240 S.F. 94 4830 S.F. 93 3240 S.F. 92 3620 S.F. 91 3555 S.F. 90 3250 S.F. 84 4253 S.F. 85 4085 S.F. 86 3906 S.F. 87 3630 S.F. 88 3650 S.F. 89 4920 S.F. 78 4450 S.F. 79 3615 S.F. 80 3620 S.F. 81 3620 S.F. 82 3612 S.F. 83 3740 S.F. 72 5160 S.F. 73 5180 S.F. 74 5180 S.F. 75 5180 S.F. 76 5190 S.F. 77 8365 S.F. 71 4720 S.F. 70 4430 S.F. 69 4430 S.F. 68 4430 S.F. 67 4450 S.F. 66 4550 S.F. 65 8640 S.F. 57 3625 S.F. 58 3480 S.F. 63 3520 S.F. 64 6280 S.F. 56 3625 S.F. 55 3320 S.F. 48 4310 S.F. 59 3480 S.F. 60 3480 S.F. 61 3480 S.F. 62 3480 S.F. 54 3320 S.F. 53 3320 S.F. 52 3320 S.F. 51 3320 S.F. 50 3320 S.F. 49 3320 S.F. 39 3620 S.F. 40 3400 S.F. 47 3830 S.F. 38 3620 S.F. 30 3830 S.F. 37 3400 S.F. 36 3400 S.F. 41 3400 S.F. 42 3400 S.F. 35 3400 S.F. 34 3400 S.F. 43 3400 S.F. 44 3400 S.F. 33 3400 S.F. 32 3400 S.F. 45 3400 S.F. 46 3400 S.F. 31 3400 S.F. 11 5920 S.F. 10 3350 S.F. 9 3240 S.F. 8 3240 S.F. 7 3240 S.F. 6 3240 S.F.
5 3240 S.F.
4 3240 S.F. 3 3240 S.F.
2 3240 S.F. 1 3760 S.F.
305 3700 S.F.
304
3320 S.F.
303
3250 S.F.
302
3320 S.F.
301
3290 S.F.
300
5700 S.F. 299
4715 S.F.
3300 S.F. 287 3460 S.F. 288
3460 S.F. 289 3460 S.F. 290
3460 S.F. 291 3460 S.F. 292
3460 S.F. 293 3460 S.F. 294
3460 S.F. 295 3460 S.F. 296
3460 S.F. 297
3460 S.F. 298
3280 S.F.
280 4010 S.F. 279
3240 S.F. 278
3240 S.F. 277
3240 S.F. 276
3240 S.F. 275
3240 S.F. 274
3240 S.F. 273
3240 S.F. 272
3240 S.F.
271
4907 S.F. 270 4641 S.F. 269 3240 S.F. 268 3300 S.F. 267 3310 S.F. 266 6180 S.F. 265 4070 S.F. 254 3635 S.F. 256 3450 S.F. 255 3450 S.F. 175 3820 S.F. 176 3400 S.F. 177 3400 S.F. 12 5915 S.F. 13 3350 S.F. 9522 S.F. 23,255 S.F. 40'40' 3' 31'
18' 45'
81'
108'
7'
39'
91'
73' 25' 100' SCALE: 1"=50' 0' 50'
3 HELD DRIVE COURT F (60' WIDTH) STREET L (60' WIDTH) STREET G (60' WIDTH) STREET K (60' WIDTH) STREET M (60' WIDTH) STREET F (60' WIDTH)
STREET I (60' WIDTH) STREET J (60' WIDTH) HELD DRIVE (60' WIDTH) PROPOSED SOUND WALL ALONG BNSF RAILROAD

BNSF R/R
SANTA FE AVE. REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 10/06/2023 22020 of:
3 PROJECT SHEET TITLETHE CROSSINGS MODESTO 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: Know what'sbelow. Callbefore you dig.

R 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN DEVELOPMENT PLAN SEE SHEET 2 AMTRAK STATION STREET M (60' WIDTH) PARK LOT A
STREET D (60' WIDTH)
SEE SHEET 1 SETBACKS: FRONT: 15' HOUSE 20' GARAGE SIDE: 5' STREET SIDE: 10' REAR: 15' SETBACK NOTES: ALL REAR YARDS ARE 15' DEEP >300 S.F. (TYPICAL) PLAN 1799 (1,814 SQ. FT.) PLAN 1583 (1,587 SQ. FT.) LEGEND: PLAN 2435 (2,443 SQ. FT.) PLAN 1898 (1,898 SQ. FT.) PLAN 1576 (1,576 SQ. FT.) PLAN 1874 (1,874 SQ. FT.) or or or R56' #20..
- 1368 -
MAIN ROADWAY TREES 15 gallon trees. Spacing per plan. Drip bubbler irrigation. .Acer platanoides / Norway Maple Platanus racemosa / California Sycamore Zelkova serrata / Japanese Zelkova X

Z Z Z Z Z
Z
Z
Z
Z
Z
Z
Z
Z
G G G G G G INTERIOR MAIN ROAD TREES 15 gallon trees. Spacing per plan. Drip bubbler irrigation. .Cinnamomum camphora / Camphor Tree Platanus racemosa / California Sycamore Ulmus parvifolia / Lacebark Elm Zelkova serrata / Japanese Zelkova COLLECTOR ROAD TREES 15 gallon trees. Low water use plants. Drip bubbler irrigation..Acer rubrum / Red Maple Celtis australis / European Hackberry Pistacia chinensis / Chinese Pistache Pyrus calleryana 'Bradford' / Bradford Callery Pear Quercus lobata / Valley Oak x Chitalpa tashkentensis / Chitalpa PARK & ENTRANCE TREES Trees at parks, paseos, and entryways. 15 gallon, Low/medium water use trees. Drip bubbler irrigation..Cedrus atlantica / Atlas Cedar Cedrus deodara / Deodar Cedar Celtis sinensis / Chinese Hackberry Ginkgo biloba / Maidenhair Tree Quercus agrifolia / Coast Live Oak Quercus lobata / Valley Oak Quercus suber / Cork Oak Sequoia sempervirens / Coast Redwood STREET TREES-CLAUS ROAD 15 gallon trees. Spacing per plan. Drip bubbler irrigation..Ginkgo biloba 'Autumn Gold' / Autumn Gold Maidenhair Tree Pistacia chinensis 'Keith Davey' / Keith Davey Chinese Pistache Platanus x acerifolia 'Yarwood' / Yarwood London Plane Tree Quercus lobata / Valley Oak Quercus suber / Cork Oak MEDIAN TREES 15 gallon trees. Spacing per plan. Drip bubbler irrigation. .Arbutus unedo / Strawberry Tree Cercis occidentalis / Western Redbud Lagerstroemia indica / Crape Myrtle Podocarpus gracilior / Fern Pine Prunus cerasifera 'Krauter Vesuvius' / Krauter Vesuvius Purple-leaf Plum Vitex agnus-castus / Chaste Tree CONCEPT TREE LEGEND 60' 120' SCALE: 1"=120' 0' 240' REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 9/26/2023 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN ILLUSTRATIVE TREE PLAN L2.0 WATER CONSERVATION NOTES 1. ALL WORK WILL BE DONE IN ACCORDANCE WITH STATE AND LOCAL STANDARDS AND CODES. 2. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO ENSURE THE EFFICIENT USE OF WATER AND AVOIDANCE OF OVERSPRAY AND OVERWATERING THROUGH THE USE OF DRIP AND SPRAY ROTATORS. 3. AN ISOLATED VALVE SYSTEM WITH DRIP BUBBLERS SHALL BE DESIGNED FOR THE TREES. 4. THE IRRIGATION SYSTEM AND PLANTS SHALL BE GROUPED IN HYDROZONES. 5. LOW WATER USE, NATIVE AND ADAPTIVE PLANTS BASED ON WUCOLS IV SHALL BE SELECTED.

CLAUS ROAD

HELD DRIVE
SANTA FE AVENUE MERLE AVENUE #20..
- 1369 -
ENTRY ACCENT-SHRUB & GROUNDCOVERS Site entry lanscape area. Mixed heights of medium and small sized shrubs with bright showy flowers and foliage color year round (18"- 4`-0" high, 5 gallon). Evergreen low groundcover planting (6"-18"high, 1 gallon). Low water use plants. - -STREETSCAPE - SHRUB & GROUNDCOVER Plants for use within the interiors of the roads and in medians, roundabouts, and intersections throughout the site. Includes medium and small sized shrubs (18"-4` high, 5 gallon) with evergreen low groundcover planting (6"-18" high, 1 gallon). -STREET FRONTAGE - SHRUB & GROUNDCOVER Plants for use along sides of the streets. Includes medium and small sized shrubs (18"-4` high, 5 gallon) with evergreen low groundcover planting (6"-18" high, 1 gallon). -PARK-SHRUB & GROUNDCOVERS Plants for use within park areas throughout project site. Includes medium and small sized shrubs (18"-4` high, 5 gallon) with evergreen low groundcover planting (6"-18" high, 1 gallon). - SHRUB PLANTING LEGEND MAJOR STREET (CLAUS ROAD) Plants for use along Claus Road. Includes medium and small sized shrubs (18"-4` high, 5 gallon) with evergreen low groundcover planting (6"-18" high, 1 gallon). - X

Z Z Z Z Z
Z
Z
Z
Z
Z
Z
Z
Z 60' 120' SCALE: 1"=120' 0' 240'

CLAUS ROAD

HELD DRIVE
SANTA FE AVENUE MERLE AVENUE REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 9/26/2023 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN ILLUSTRATIVE SHRUB PLAN L3.0 #20.. - 1370 -
PARK E (BASIN) 1"=50' 4 PARK C & D 1"=50' 3 PARK B 1"=30' 2 PARK A 1"=30' 1 · FIREFIGHTER THEMED PLAYGROUND · OPEN LAWN PLAY AREA · PICNIC TABLES SEATING AREA · CONCRETE WALKWAYS · BENCHES · SHADE TRELLIS · DRINKING FOUNTAIN · SOCCER FIELD · SHADE TREES · STORM RETENTION AREAS PARK E (BASIN) SUMMARY A B D C E REVISIONS No. Date Description Job No. Date Drawn by Proj Mgr KJG 9/26/2023 22020 of: 7 PROJECT SHEET TITLETHE CROSSINGS TRACT NO. XXXXX VESTING TENTATIVE MAP 1740 CLAUS ROAD, MODESTO, CA SRS Sheet: 3428 Brookside Road Stockton,California 95219 209-943-2021 Fax: 209-942-0214 www.siegfriedeng.com CIVIL STRUCTURAL LANDSCAPE ARCHITECTURE SURVEYING PLANNING ATHLETIC FACILITY DESIGN PARK CONCEPT LANDSCAPE PLAN L4.0 · OPEN LAWN PLAY AREA · SHADED PICNIC TABLES PARK A SUMMARY · OPEN LAWN PLAY AREA · PICNIC TABLES · OPEN LAWN PLAY AREA · PICNIC TABLES · DOG PARK · PLAYGROUND ( AGES: 2 - 5) PARK C SUMMARY PARK D SUMMARY · OPEN LAWN PLAY AREA · PICNIC TABLES PARK B SUMMARY KEY MAP NTS #20.. - 1371 -
#20..
- 1372 -
#20..
- 1373 -
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO .

NOTE: BUILDING COLORS SHOWN ARE ARTIST CONCEPTION. PLEASE REFER TO COLOR MATERIAL BOARDS, MANUFACTURE’S SPECIFICATIONS AND COLOR AND LOCATION PACKAGE FOR EXACT LOCATION AND SAMPLES FOR MORE ACCURATE COLORS. 2022089 | 7-05-23

THE CROSSINGS

MODESTO, CA
STREET SCENE 1
Renderings are conceptual. Final designs are subject to the City Engineer review and approval. #20..
- 1374 -
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO .

THE CROSSINGS

MODESTO, CA
STREET SCENE 2
Renderings are conceptual. Final designs are subject to the City Engineer review and approval. #20..
- 1375 -
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO .

THE CROSSINGS

MODESTO, CA
STREET SCENE 3
Renderings are conceptual. Final designs are subject to the City Engineer review and approval. #20..
- 1376 -
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO .

THE CROSSINGS

MODESTO, CA
STREET SCENE 4
#20..
- 1377 -
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
CS
Cover Sheet ............................................................................. CS 50'x100' Setback Exhibit........................................................... SB.1 40'x81' Setback Exhibit............................................................. SB.2 Streetscene Exhibit................................................................... SS.1 Sheetscene Exhibit ................................................................... SS.2 Plan 1576 Floor Plan.................................................................A1.1 Plan 1576 Roof Plans ...............................................................A1.2 Plan 1576 Front Elevations ........................................................A1.3 Plan 1576 Elevation 'A' Spanish.................................................A1.4 Plan 1576 Elevation 'E' Traditional..............................................A1.5 Plan 1576 Elevation 'F' Farmhouse.............................................A1.6 Plan 1898 Floor Plan.................................................................A2.1 Plan 1898 Roof Plans ...............................................................A2.2 Plan 1898 Front Elevations ........................................................A2.3 Plan 1898 Elevation 'A' Spanish.................................................A2.4 Plan 1898 Elevation 'E' Traditional..............................................A2.5 Plan 1898 Elevation 'F' Farmhouse.............................................A2.6 Plan 2435 Floor Plans ...............................................................A3.1 Plan 2435 Roof Plans ...............................................................A3.2 Plan 2435 Front Elevations ........................................................A3.3 Plan 2435 Elevation 'A' Spanish.................................................A3.4 Plan 2435 Elevation 'E' Traditional..............................................A3.5 Plan 2435 Elevation 'F' Farmhouse.............................................A3.6 Plan 1583 Floor Plans ...............................................................A4.1 Plan 1583 Roof Plans ...............................................................A4.2 Plan 1583 Front Elevations ........................................................A4.3 Plan 1583 Elevation 'A' Spanish.................................................A4.4 Plan 1583 Elevation 'E' Traditional..............................................A4.5 Plan 1583 Elevation 'F' Farmhouse.............................................A4.6 Plan 1799 Floor Plans ...............................................................A5.1 Plan 1799 Roof Plans ...............................................................A5.2 Plan 1799 Front Elevations ........................................................A5.3 Plan 1799 Elevation 'A' Spanish.................................................A5.4 Plan 1799 Elevation 'E' Traditional..............................................A5.5 Plan 1799 Elevation 'F' Farmhouse.............................................A5.6 Plan 1874 Floor Plans ...............................................................A6.1 Plan 1874 Roof Plans ...............................................................A6.2 Plan 1874 Front Elevations ........................................................A6.3 Plan 1874 Elevation 'A' Spanish.................................................A6.4 Plan 1874 Elevation 'E' Traditional..............................................A6.5 Plan 1874 Elevation 'F' Farmhouse.............................................A6.6 Exterior Color & Materials.........................................................CM.1 Exterior Color & Materials.........................................................CM.2 Exterior Color & Materials.........................................................CM.3

THE CROSSINGS
Modesto, California October 12, 2023
Project Information Sheet Index
Single Family Detached
Building Type: V-B
Occupancy: R3
Plans: 1576, 1898, 2435, 1583, 1799, 1874
Elevation Styles: Spanish, Traditional, Farmhouse
PLAN 1583
Elevation 'F' Farmhouse
Color Scheme 17B
PLAN 1576
Elevation 'E' Traditional
Color Scheme 8B
PLAN 1799
Elevation 'F' Farmhouse
Color Scheme 12B
PLAN 1898
Elevation 'A' Spanish
Color Scheme 9A
PLAN 1799
Elevation 'E' Traditional
Color Scheme 8B
#20..
- 1378 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS SB.1

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC 0 4 8 16
Site Plan Key
Second Story Massing
First Story Massing
Covered Porch
Paved Driveway & Entry
50' x 100' Lot Setback Exhibit
#20..
- 1379 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS SB.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC 0 4 8 16
Site Plan Key
Second Story Massing
First Story Massing
Covered Porch
Paved Driveway & Entry
40' x 81' Lot Setback Exhibit
#20..
- 1380 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS SS.1

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
PLAN 1576
Elevation 'F' Farmhouse
Color Scheme 12B
PLAN 1874
Elevation 'E' Traditional
Color Scheme 1B-2
PLAN 1576
Elevation 'A' Spanish
Color Scheme 10A
PLAN 2435
Elevation 'A' Spanish
Color Scheme 4A
PLAN 1874
Elevation 'F' Farmhouse
Color Scheme 6B-2
PLAN 1583
Elevation 'F' Farmhouse
Color Scheme 17B
PLAN 1576
Elevation 'E' Traditional
Color Scheme 8B
PLAN 1799
Elevation 'F' Farmhouse
Color Scheme 12B
PLAN 1898
Elevation 'A' Spanish
Color Scheme 9A
PLAN 1799
Elevation 'E' Traditional
Color Scheme 8B
Streetscene Exhibit
#20..
- 1381 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS SS.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
PLAN 1898
Elevation 'F' Farmhouse
Color Scheme 6B-2
PLAN 1799
Elevation 'E' Traditional
Color Scheme 8B
PLAN 1898
Elevation 'A' Spanish
Color Scheme 9A
PLAN 1799
Elevation 'A' Spanish
Color Scheme 10A
PLAN 1898
Elevation 'E' Traditional
Color Scheme 1B-2
Streetscene Exhibit
#20..
- 1382 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A1.1

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC
BDRM. 1
CLG. HGT. 8'-1"
GREAT
ROOM
VOL. CLG.

DINING
VOL. CLG.

BATH 2
CLG. HGT. 8'-1"
BDRM. 3
CLG. HGT. 8'-1"
BDRM. 2
CLG. HGT. 8'-1"
BATH 1
CLG. HGT. 8'-1"
W.I.C.

CLG. HGT. 8'-1"
SERV.

CLG. HGT. 8'-1"
ENTRY
CLG. HGT. 8'-1"
2 BAY
GARAGE

KITCHEN
VOL. CLG.

CLG. BREAK LINE
16'-0" x 7'-0" SECT. GAR. DOOR

COVERED
ENTRY
CLG. HGT. 8'-1"
4040 SL
4030 SL
2030 SH 2030
TEMP. GL.

SH 2030 SH
4040 SL 4040 SL
4040 SL
TEMP. GL.
2030 SH
30 SC 68
3068
3068
2868
2868
2868
2868
2868
6860 TEMP. GL. SLIDER
5068 BI-PASS
13'-3" 7'-6" 19'-3"
40'-0"
3'-0" 3'-0" 49'-0"
55'-0"
40'-0"
55'-0"
20'-2" x 20'-4"
2868
CLG. BREAK
INT. RIDGE LINE
w/ FLAT 2x8
FOR CLG. FAN
2:12 ELEV. A & B
2:12 ELEV. C
2868
5068 BI-PASS
2868
W/H
12'-8" x 10'-0"
12'-8" x 10'-0"
15'-0" x 13'-8" 14'-0" x 14'-7"
20'-0"x20'-O" CLEAR SPACE
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1576
1,576 S.F.
3 Bdrm|2 Bath
2-Car Garage
A1.1
#20..
- 1383 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A1.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC 0 4 8 16 4:12 4:12
VALLEY
RIDGE
RIDGE
4:12
VALLEY
RIDGE
4:12
4:12
4:12
RIDGE
4:12
RIDGE
RIDGE
VALLEY
VALLEY
4:12
4:12
4:12
4:12
RIDGE
4:12
4:12 VALLEY
4:12
4:12
RIDGE
VALLEY
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1576
Roof Plans
A1.2
Elevation F - Farmhouse Elevation E - Traditional Elevation A - Spanish #20..
- 1384 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A1.3

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Color Scheme 10A
Color Scheme 12B Color Scheme 8B
#20..
- 1385 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A1.4

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation A - Spanish
Roof: Composition Shingles
Stucco: Lightlace Finish
Prefab Pipes: Decorative Foam
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
12345
E
Shutters: Decorative Foam
Entry Door: Fiberglass
Light Fixture
Address Light
6789
642
9857
31 Color Scheme 10A
#20..
- 1386 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A1.5

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation E - Traditional
Roof: Composition Shingles
Stucco: Lightlace Finish
Lap Siding: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Shutters: Decorative Foam
Light Fixture
Address Light
678
5 9
Color Scheme 8B
742
9856
31 #20..
- 1387 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A1.6

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation F - Farmhouse
Roof: Composition Shingles
Stucco: Lightlace Finish
Board & Battens: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
5 Color Scheme 12B
462
8735
1 #20..
- 1388 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A2.1

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC
63'-0"
40'-0"
14'-6" 19'-1"
40'-0"
56'-0" 7'-0"
63'-0"
DINING
SLOPING CLG.

KITCHEN
SLOPING CLG.

SERV.

CLG. HGT. 8'-1"
2 BAY
GARAGE
ENTRY
CLG. HGT. 8'-1"
BDRM. 3
CLG. HGT. 8'-1"
W.I.C.

CLG. HGT. 8'-1"
BATH 3
CLG. HGT. 8'-1"
BDRM. 2
CLG. HGT. 8'-1"
20'-0"x20'-O" CLEAR SPACE
BATH 2
CLG. HGT. 8'-1"
W.I.C.

CLG. HGT. 8'-1"
BDRM. 4
CLG. HGT. 8'-1"
BDRM. 1
CLG. HGT. 8'-1"
GREAT
ROOM
SLOPING CLG.

BATH 1
CLG. HGT. 8'-1"
16'-0" x 7'-0" SECT. GAR. DOOR
CLG. BREAK
INT. RIDGE LINE
w/ FLAT 2x8
FOR CLG. FAN
2:12 ELEV. A & B

2.5:12 ELEV. C
4040 SL 4040 SL 6068 TEMP. GL. SLIDER
2030 SH 4040 SL
4030 SL 4040 SL
3068 2868
2868
3068
2868
2868
8068 BI-PASS
BI-PASS 5068
W/H
PORCH
CLG. HT. 8'-1"
2030 SH 4040 SL
6'-5"
61'-0" 2'-0"
2868
2868
2868 2868
3068
2868
2868
2868
20'-0" x 20'-0"
13'-10" x 10'-0"
11'-0" x 10'-0"
10'-0" x 12'-0"
13'-0" x 14'-5"
15'-2" x 15'-2"
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1898
1,898 S.F.
4 Bdrm|3 Bath
2-Car Garage
A2.1
#20..
- 1389 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A2.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC 0 4 8 16 4:12 4:12 4:12 RIDGE
4:12
4:12
VALLEY
RIDGE
HIP
HIP
R
4:12
VALLEY
HIP
RIDGE
RIDGE
4:12
4:12
4:12
4:12
4:12
RIDGE
4:12
R
4:12
4:12
RIDGE
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1898
Roof Plans
A2.2
Elevation F - Farmhouse Elevation E - Traditional Elevation A - Spanish #20..
- 1390 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A2.3

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Color Scheme 9A
Color Scheme 6B-2 Color Scheme 1B-2
#20..
- 1391 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A2.4

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation A - Spanish
Roof: Composition Shingles
Stucco: Lightlace Finish
Prefab Pipes: Decorative Foam
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
12345
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
Color Scheme 9A
42 87156
3 #20..
- 1392 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A2.5

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation E - Traditional
Roof: Composition Shingles
Stucco: Lightlace Finish
Lap Siding: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Shutters: Decorative Foam
Light Fixture
Address Light
678
5 9
Color Scheme 1B-2
724
98356
1 #20..
- 1393 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A2.6

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation F - Farmhouse
Roof: Composition Shingles
Stucco: Lightlace Finish
Board & Battens: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
5 Color Scheme 6B-2
264
8735
1 #20..
- 1394 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A3.1

CLG. HGT. 8'-1"
SUITE
LIVING
CLG. HGT. 8'-1"
BATH 3
CLG. HGT. 8'-1"
DINING
CLG. HGT. 8'-1"

KITCHEN
CLG. HGT. 8'-1"
STOR.
2 BAY
GARAGE
ENTRY
CLG. HGT. 8'-1"
W.I.C.

CLG. HGT. 8'-1"
PWDR.

CLG. HGT. 8'-1"

COVERED
ENTRY
CLG. HGT. 8'-1"
GREAT
ROOM
CLG. HGT. 8'-1"

STACKED
W/D
CLG. HGT. 8'-1"
15R
48'-6" 3'-0"
51'-6"
21'-2" 18'-10"
40'-0"
8'-31
2 "
4'-0" 39'-21
2 "
51'-6"
40'-0"
4030 SL
4040 SL
4040 SL
TEMP. GL.
2030 SH
30 SC 68
3068SC
3068 SC
3068
2868
3068
28 SC 68
2868
2868
2868
6068 TEMP. GL. SLIDER
16'-0" x 7'-0" SECT. GAR. DOOR
30 SC 68
W/H
2868
13'-0" x 10'-1"
18'-0" x 15'-10"
9'-0" x 11'-5"
20'-1" x 20'-4"
20'-0"x20'-O" CLEAR SPACE
BDRM. 1
CLG. HGT. 8'-1"
BATH 1
CLG. HGT. 8'-1"
W.I.C.

CLG. HGT. 8'-1"
BDRM. 3
CLG. HGT. 8'-1"
BDRM. 2
CLG. HGT. 8'-1" BATH 2
CLG. HGT. 8'-1"
SERV.

CLG. HGT. 8'-1"
DN
15R
27'-10" 12'-10" 1'-6"
42'-2" 9'-4"
13'-7" 7'-7" 9'-6"
30'-8" 9'-4"
42'-2" 9'-4"
30'-8" 9'-4"
2868
2868
2868
2868
2868
2868
4040 SL
2030 SH
4040 SL
2030 SH
2030 FX
FX 2030
2030 SH 2030 SH 4040 SL
6068 BI-PASS
BI-PASS 5068
2868
10'-7" x 12'-1"
10'-7" x 10'-8"
16'-5" x 15'-10"
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 2435
2,470 S.F.
4 Bdrm|3.5 Bath|Suite Living
2-Car Garage
A3.1
First Floor 1,391 SF
Second Floor 1,079 SF
#20..
- 1395 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A3.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC 0 4 8 16
4:12
4:12
4:12
4:12
RIDGE
VALLEY
RIDGE
VALLEY
HIP

3.5:12

3.5:12
HIP
HIP
R
4:12
VALLEY
4:12
4:12
4:12
4:12
RIDGE
VALLEY
VALLEY
RIDGE
RIDGE
VALLEY
HIP

3.5:12

3.5:12
3:123:12
R
4:12
4:12
4:12
RIDGE
RIDGE
VALLEY
HIP

3.5:12

3.5:12
4:12
VALLEY
VALLEY

RIDGE R
4:12
4:12
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 2435
Roof Plans
A3.2
Elevation F - Farmhouse Elevation E - Traditional Elevation A - Spanish #20..
- 1396 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A3.3

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Color Scheme 4A
Color Scheme 3B Color Scheme 16B
#20..
- 1397 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A3.4

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation A - Spanish
Roof: Composition Shingles
Stucco: Lightlace Finish
Prefab Pipes: Decorative Foam
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
12345
E
Shutters: Decorative Foam
Entry Door: Fiberglass
Light Fixture
Address Light
6789
Color Scheme 4A
4 9587
3162
#20..
- 1398 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A3.5

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation E - Traditional
Roof: Composition Shingles
Stucco: Lightlace Finish
Lap Siding: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Shutters: Decorative Foam
Light Fixture
Address Light
678
5 9
Color Scheme 16B
46 589
3172
#20..
- 1399 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A3.6

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation F - Farmhouse
Roof: Composition Shingles
Stucco: Lightlace Finish
Board & Battens: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
5 Color Scheme 3B
26 587
143
#20..
- 1400 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A4.1

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC
2 BAY
GARAGE
UP
15R
ENTRY
CLG. HGT. 8'-1"
POWDER
CLG. HGT. 8'-1"

KITCHEN
CLG. HGT. 8'-1"
PORCH
CLG. HGT. 8'-1"
GREAT
ROOM
CLG. HGT. 8'-1"
14'-6" x 14'-3" 30 SC 68
6860 TEMP. GL. SLIDER
2030 SH
FX
TEMP. GL.
2030 16'-0" x 7'-0" SECT. GAR. DOOR
4030 SL
FSR
28 SC
68 2868
2868
2868
11'-0" 19'-0"
30'-0"
5'-0" 35'-6"
40'-6"
5'-0" 35'-6"
40'-6"
30'-0"
20'-5" x 20'-2"
4040 SL
W/H
20'-0"x20'-O" CLEAR SPACE
DN
15R SERV.

CLG. HGT. 8'-1"
W.I.C.

CLG. HGT. 8'-1"
BATH 1
CLG. HGT. 8'-1"
BATH 2
CLG. HGT. 8'-1"
BDRM. 1
CLG. HGT. 8'-1"
13'-0" X 13'-2"
BDRM. 3
CLG. HGT. 8'-1"
10'-1" X 10'-1"
BDRM. 2
CLG. HGT. 8'-1"
10'-1" X 10'-0"
LOFT
CLG. HGT. 8'-1"
10'-3" X 13'-5"
2030 SH
4040 SL 2030 SH 4040 SL
FX 2030 FX 2030
2030 FX 4040 SL
4040 SL
2030 SH
60"x42"

OPEN TO
BELOW
5068 BI-PASS
5068 BI-PASS
2868
2868
3068
2868
3068
2868
19'-4" 10'-8"
30'-0"
37'-6"
2'-0" 35'-6"
37'-6"
30'-0"
3'-0"3'-0"
2868
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1583
1,587 S.F.
3 Bdrm|2.5 Bath|Loft
2-Car Garage
A4.1
Second Floor 950 SF First Floor 637 SF
#20..
- 1401 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A4.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC 0 4 8 16 RIDGE
4:12
4:124:12
4:12
HIP
HIP
VALLEY
4:124:12
4:12
HIP
HIP R
RIDGE
4:12
4:12
4:12
4:12
4:12
4:12
RIDGE
RIDGE
RIDGE
VALLEY
VALLEY
RIDGE
4:12
4:12
4:12
4:12
R
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1583
Roof Plans
A4.2
Elevation F - Farmhouse Elevation E - Traditional Elevation A - Spanish #20..
- 1402 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A4.3

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Color Scheme 8A
Color Scheme 17B Color Scheme 5B-1
#20..
- 1403 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A4.4

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation A - Spanish
Roof: Composition Shingles
Stucco: Lightlace Finish
Prefab Pipes: Decorative Foam
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
12345
E
Potshelves: Decorative Foam
Shutters: Decorative Foam
Entry Door: Fiberglass
Light Fixture
Address Light
6789
10 Color Scheme 8A
27 1094658
31 #20..
- 1404 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A4.5

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation E - Traditional
Roof: Composition Shingles
Stucco: Lightlace Finish
Lap Siding: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
5 Color Scheme 5B-1
264
78315
#20..
- 1405 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A4.6

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation F - Farmhouse
Roof: Composition Shingles
Stucco: Lightlace Finish
Board & Battens: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
5 Color Scheme 17B
21643
785
#20..
- 1406 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A5.1

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC
30 SC 68
28 SC
68 4030 SL 6068 TEMP. GL. SLIDER
2868
TEMP. GL.
2030 SH
UP
GREAT
ROOM
CLG. HGT. 8'-1"
19'-5" x 17'-3"

KITCHEN
CLG. HGT. 8'-1"
ENTRY
CLG. HGT. 8'-1"
PWDR
CLG. HGT. 7'-5"
2-CAR GARAGE
20'-0" x 20'-4"
42'-0" 1'-6"
43'-6"
10'-6" 19'-6"
30'-0"
43'-6"
5'-0" 38'-6"
30'-0"
4040 SL
15R
16'-0" x 7'-0" SECT. GAR. DOOR
20'-0"x20'-O" CLEAR SPACE
PORCH
CLG. HGT. 8'-1"
2868
2868
DINING
CLG. HGT. 8'-1"
W/H
38'-6"
4'-0" 39'-6"
11'-21
2 5'-0 " 1
2 "
30'-0"
39'-6"
6'-71
2 " 32'-101
2 "
30'-0"
1'-0"
13'-9"
4'-0"
DN
15R
3068
2868
5068 BI-PASS
2868
28682868
BI-PASS 5068
BI-PASS 5068
BDRM 4
CLG. HGT. 8'-1"
BDRM 1
CLG. HGT. 8'-1"
13'-2" x 14'-3"
BATH 1
CLG. HGT. 8'-1"
W.I.C.

CLG. HGT. 8'-1"
BDRM 2
CLG. HGT. 8'-1"
10'-0" x 10'-0"
BDRM 3
CLG. HGT. 8'-1"
10'-9" x 11'-0" 10'-10" x 10'-0"
LOFT
CLG. HGT. 8'-1"
9'-2" x 13'-7"
BATH 2
CLG. HGT. 8'-1"
SERV
CLG. HGT. 8'-1"
4040 SL 2030 SH
2030 SH FX
TEMP. GL.
2030 FX 2030
2030 FX
4040 SL
4040 SL
3068
2868 2868
4040 SL
2868
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1799
1,797F.
4 Bdrm|2.5 Bath|Loft
2-Car Garage
A5.1
Second Floor 1,077 SF First Floor 720 SF
#20..
- 1407 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A5.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC 0 4 8 16 RIDGE RIDGE RIDGE
HIP
VALLEY
HIP
HIP
VALLEY
HIP
HIP
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
HIP
4:12
RIDGE
R
RIDGE
VALLEY
VALLEY
4:12
4:12 4:12
4:12
4:12
R
4:12

3.5:12
RIDGE
RIDGE
VALLEY
VALLEY
R
4:12
4:124:12
4:12
4:12

3.5:12
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1799
Roof Plans
A5.2
Elevation F - Farmhouse Elevation E - Traditional Elevation A - Spanish #20..
- 1408 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A5.3

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Color Scheme 10A
Color Scheme 12B Color Scheme 8B
#20..
- 1409 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A5.4

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation A - Spanish
Roof: Composition Shingles
Stucco: Lightlace Finish
Prefab Pipes: Decorative Foam
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
12345
E
Potshelves: Decorative Foam
Shutters: Decorative Foam
Entry Door: Fiberglass
Light Fixture
Address Light
6789
10 Color Scheme 10A
28 109765
413
#20..
- 1410 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A5.5

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation E - Traditional
Roof: Composition Shingles
Stucco: Lightlace Finish
Lap Siding: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
5 Color Scheme 8B
26 8745
31 #20..
- 1411 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A5.6

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation F - Farmhouse
Roof: Composition Shingles
Stucco: Lightlace Finish
Board & Battens: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
5 Color Scheme 12B
26 8745
31 #20..
- 1412 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A6.1

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC
20'-0"x20'-O" CLEAR SPACE
16'-0" x 7'-0" SECT. GAR. DOOR

COVERED
ENTRY
CLG. HGT. 8'-1"
ENTRY
CLG. HGT. 8'-1"
2 BAY
GARAGE
EAT-IN

KITCHEN
CLG. HGT. 8'-1"
BATH 3
CLG. HGT. 8'-1"
48'-0"
30'-0"
33'-0"
15'-0" 15'-0"
30'-0"
9'-0"
20'-8"
48'-0"
21'-0"
6'-0" 4'-6" 4'-6"
27'-4"
GREAT
ROOM
CLG. HGT. 8'-1"
14'-3" X 13'-8"
BDRM. 4
CLG. HGT. 8'-1"
11'-4" X 10'-0"
UP
17R
6068 TEMP. GL. SLIDER
4030 SL 4040 SL
2030 FX
FSR
W/H
30 SC 68
2868
28 SC 68
3068
3068
2868
5068 BI-PASS
4040 SL
DN
17R
BATH 1
CLG. HGT. 8'-1"
W.I.C.

CLG. HGT. 8'-1" SERV.

CLG. HGT. 8'-1" BATH 2
CLG. HGT. 8'-1"
48'-0"
30'-0"
33'-0"
15'-0" 15'-0"
30'-0"
9'-0"
36'-6"
48'-0"
10'-71
2 "
4'-6" 6'-0" 4'-6"
4'-6"
10'-41
2 "
6'-0" 1'-0"
BDRM. 1
CLG. HGT. 8'-1"
13'-0" X 13'-2"
BDRM. 3
CLG. HGT. 8'-1"
10'-0" X 10'-0"
BDRM. 2
CLG. HGT. 8'-1"
10'-4" X 10'-0"
LOFT /
BDRM. 5 OPT.

CLG. HGT. 8'-1"
9'-11" X 10'-8"
TEMP. GL.
2030 SH
FX 2030 2030 SH
2030
TEMP. GL.

SH
4040 SL
60"x42"
2868
2868
2868
2868
2868
2868
5068 BI-PASS
5068 BI-PASS
4040 SL
2868
4040 SL
4040 SL
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1874
1,855 S.F.
4 Bdrm|3 Bath|Loft
2-Car Garage
A6.1
Second Floor 1,005 SF First Floor 847 SF
#20..
- 1413 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A6.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 GSD2 LLC 0 4 8 16
4:12
4:12
4:12
4:12
4:12
5:12
5:12
5:12
5:12
4:12
5:12
5:12
5:12
4:12
HIP
HIP
HIP
HIP
HIP
VALLEY
HIP R
RIDGE
HIP
HIP
HIP

VALLEY RIDGE
RIDGE
V
4:12
4:12
4:12
4:124:12
RIDGE
VALLEY
RIDGE
RIDGE
4:12
VALLEY
R
4:12
4:12
4:12
RIDGE
RIDGE
VALLEY
4:12
4:12
RIDGE
4:12
RIDGE
VALLEY
5:12
VALLEY
5:12
5:12
4:12
5:12
5:12
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022089 | 10-11-23

THE CROSSINGS

MODESTO, CA
0 2 4 8
GSD2 LLC
PLAN 1874
Roof Plans
A6.2
Elevation F - Farmhouse Elevation E - Traditional Elevation A - Spanish #20..
- 1414 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A6.3

MODESTO, CA
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Color Scheme 9A
Color Scheme 6B-2 Color Scheme 1B-2
#20..
- 1415 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A6.4

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation A - Spanish
Roof: Composition Shingles
Stucco: Lightlace Finish
Prefab Pipes: Decorative Foam
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
12345
E
Potshelves: Decorative Foam
Shutters: Decorative Foam
Entry Door: Fiberglass
Light Fixture
Address Light
6789
10 Color Scheme 9A
8 1092435
761
#20..
- 1416 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A6.5

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation E - Traditional
Roof: Composition Shingles
Stucco: Lightlace Finish
Lap Siding: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Entry Door: Fiberglass
Light Fixture
Address Light
678
5 Color Scheme 1B-2
6 87425
31 #20..
- 1417 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS A6.6

MODESTO, CA
0 248
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
Exterior Materials:

Elevation F - Farmhouse
Roof: Composition Shingles
Stucco: Lightlace Finish
Board & Battens: Fiber Cement
Windows: Insulated Vinyl
Garage Door: Metal Sectional Roll-Up
1234
E
Shutters: Decorative Foam
Entry Door: Fiberglass
Light Fixture
Address Light
6789
5 Color Scheme 6B-2
72 98435
61 #20..
- 1418 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS CM.1

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

THE CROSSINGS
Modesto, California
D.R. HORTON
October 12, 2023 | 2022089
For exact color refer to manufacturers’ actual samples. © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
‘A’ Elevations Only
Spanish
SCHEME 4A
FRONT
DOOR
PREFAB
PIPES

ROOFING
FASCIA
STUCCO
TRIM
GARAGE
DOORS

SHUTTERS
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

SHUTTERS
GARAGE
DOOR
FRONT
DOOR

ROOFING
FASCIA
STUCCO
PREFAB
PIPES
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

SHUTTERS
GARAGE
DOOR
FRONT
DOOR

ROOFING
FASCIA
STUCCO
PREFAB
PIPES
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ROOFING
FASCIA
STUCCO

GARAGE TRIM
DOORS

SHUTTERS

DECORATIVE
METAL

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 1 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 4A ‘A’ ELEVATIONS ONLY, SPANISH
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Copper Canyon
Timberline HDZ Series
Ref: .17 Emi: .92 A.SRI: 17
CRRC: 0676-0097
3 GAF
Gutters & Downspouts (factory finish) Woodbeige Custom-Bilt Metals Stucco (lightlace finish) SW 7005
Pure White Sherwin Williams
Trim Color #1 (applied to):

Garage Doors
Trim
SW 7038
Tony Taupe Sherwin Williams
Trim Color #2 (applied to):

Fascia
Front Door
SW 7525
Tree Branch Sherwin Williams
Accent Color (applied to):

Shutters
SW 6223
Still Water Sherwin Williams
Prefab Pipes @ Gables SW 7705 Wheat Penny Sherwin Williams Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 1 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Garage Doors
Trim
SW 7038
Tony Taupe Sherwin Williams
Trim Color #2 (applied to):

Fascia
Front Door
SW 7525
Tree Branch Sherwin Williams
Accent Color (applied to):

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 2 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 8A ‘A’ ELEVATIONS ONLY, SPANISH
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Aged Chestnut
Timberline HDZ Series
Ref: .18 Emi: .90 A.SRI: 18
CRRC: 0676-0130a
3 GAF
Gutters & Downspouts (factory finish) Beaver Brown Custom-Bilt Metals Stucco (lightlace finish) SW 7011
Natural Choice Sherwin Williams
Trim Color #1 (applied to):

Fascia
Garage Doors
Prefab Pipes @ Gables
SW 7545
Pier Sherwin Williams
Trim Color #2 (applied to):

Trim
SW 9117
Urban Jungle Sherwin Williams
Accent Color (applied to):

Front Door
Shutters
SW 2816
Rookwood Dark Green Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 3 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 9A ‘A’ ELEVATIONS ONLY, SPANISH
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Hickory
Timberline HDZ RS Series
Ref: .18 Emi: .91 A.SRI: 17
CRRC: 0676-0136a
3 GAF
Gutters & Downspouts (factory finish) Bronze Custom-Bilt Metals Stucco (lightlace finish) SW 6105
Divine White Sherwin Williams
Trim Color #1 (applied to):

Fascia
Garage Doors
Prefab Pipes @ Gables
SW 7505
Manor House Sherwin Williams
Trim Color #2 (applied to):

Trim
SW 9174
Moth Wing Sherwin Williams
Accent Color (applied to):

Front Door
Shutters
SW 2802
Rookwood Dark Red Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 4 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 10A ‘A’ ELEVATIONS ONLY, SPANISH
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Golden Amber
Timberline HDZ Series
Ref: .20 Emi: .92 A.SRI: 22
CRRC: 0676-0098
3 GAF
Gutters & Downspouts (factory finish) Bronze Custom-Bilt Metals Stucco (lightlace finish) SW 9180
Aged White Sherwin Williams
Trim Color #1 (applied to):

Fascia
Garage Doors
Prefab Pipes @ Gables
Shutters
SW 6076
Turkish Coffee Sherwin Williams
Trim Color #2 (applied to):

Trim
SW 9174
Moth Wing Sherwin Williams
Accent Color (applied to):

Front Door
1 SW 7623
Cascades Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

Color Scheme 4A Color Scheme 5A Color Scheme 8A Color Scheme 10A Exterior Color & Materials
'A' Spanish Elevations
#20..
- 1419 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS CM.2

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

SHUTTERS
FRONT
DOOR
TRIM
GARAGE
DOORS
GABLE
SIDING

LAP SIDING

ROOFING
FASCIA
STUCCO
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

THE CROSSINGS
Modesto, California
D.R. HORTON
October 12, 2023 | 2022089
For exact color refer to manufacturers’ actual samples. © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
SCHEME 5B-1
‘E’ Elevations Only
Traditional
FRONT
DOOR

SHUTTERS
TRIM
GARAGE
DOORS

LAP SIDING

ROOFING
FASCIA
STUCCO
GABLE
SIDING
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

THE CROSSINGS
Modesto, California
D.R. HORTON
October 12, 2023 | 2022089
For exact color refer to manufacturers’ actual samples. © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
SCHEME 8B
‘E’ Elevations Only
Traditional
TRIM
GARAGE
DOORS
GABLE
SIDING

LAP SIDING

SHUTTERS
FRONT
DOOR

ROOFING
FASCIA
STUCCO
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ROOFING
TRIM
GARAGE
DOORS
GABLE
SIDING

SHUTTERS LAP SIDING
FRONT
DOOR
FASCIA
STUCCO

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 5 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 1B-2 ‘E’ ELEVATIONS ONLY, TRADITIONAL
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Aged Chestnut
Timberline HDZ Series
Ref: .18 Emi: .90 A.SRI: 18
CRRC: 0676-0130a
3 GAF
Gutters & Downspouts (factory finish) Low Gloss White Custom-Bilt Metals Stucco (lightlace finish) SW 7673
Pewter Cast Sherwin Williams
Siding Color (applied to):

Corner Boards
Gable Siding
Lap Siding
Shutters
SW 7674
Peppercorn Sherwin Williams
Trim Color (applied to):

Fascia
Garage Doors
Trim
SW 7005
Pure White Sherwin Williams
Accent Color (applied to):

Front Door
SW 7593
Rustic Red Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 6 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 5B-1 ‘E’ ELEVATIONS ONLY, TRADITIONAL
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Stone Gray
Timberline HDZ Series
Ref: .18 Emi: .92 A.SRI: 19
CRRC: 0676-0137a
3 GAF
Gutters & Downspouts (factory finish) Low Gloss White Custom-Bilt Metals Stucco (lightlace finish) SW 7643
Pussywillow Sherwin Williams
Siding Color (applied to):

Corner Boards
Gable Siding
Lap Siding
SW 9129
Jade Dragon Sherwin Williams
Trim Color (applied to):

Fascia
Garage Doors
Trim
SW 7636
Origami White Sherwin Williams
Accent Color (applied to):

Front Door
Shutters
SW 7675
Sealskin Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 7 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 8B ‘E’ ELEVATIONS ONLY, TRADITIONAL
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Stone Gray
Timberline HDZ Series
Ref: .18 Emi: .92 A.SRI: 19
CRRC: 0676-0137a
3 GAF
Gutters & Downspouts (factory finish) Bronze Custom-Bilt Metals Stucco (lightlace finish) SW 6385
Dover White Sherwin Williams
Siding Color (applied to):

Corner Boards
Gable Siding
Lap Siding
SW 0038
Library Pewter Sherwin Williams
Trim Color (applied to):

Fascia
Garage Doors
Trim
SW 7052
Gray Area Sherwin Williams
Accent Color (applied to):

Front Door
Shutters
SW 2739
Charcoal Blue Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 8 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 16B ‘E’ ELEVATIONS ONLY, TRADITIONAL
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Charcoal
Timberline HDZ Series
Ref: .16 Emi: .92 A.SRI: 16
CRRC: 0676-0136a
3 GAF
Gutters & Downspouts (factory finish) Low Gloss White Custom-Bilt Metals Body Color (applied to):

Corner Boards
Fascia
Gable Siding
Garage Doors
Lap Siding
Stucco (lightlace finish)
Trim
SW 7566
Westhighland White Sherwin Williams
Accent Color (applied to):

Front Door
Shutters
SW 7674
Peppercorn Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 1 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Garage Doors
Trim
SW 7038
Tony Taupe Sherwin Williams
Trim Color #2 (applied to):

Fascia
Front Door
SW 7525
Tree Branch Sherwin Williams
Accent Color (applied to):

Color Scheme 1B-2 Color Scheme 5B-1 Color Scheme 8B Color Scheme 16B Exterior Color & Materials
'E' Traditional Elevations
#20..
- 1420 -
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
THE CROSSINGS CM.3

MODESTO, CA
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022089 | 10-12-23 Note: Artist’s Conception; Colors, Materials
And Application May Vary.

GSD2 LLC
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

SHUTTERS
TRIM
GARAGE
DOORS
GABLE
SIDING

LAP SIDING

BOARD &

BATTENS

ROOFING
FASCIA
STUCCO
‘F’ Elevations Only
Farmhouse
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

THE CROSSINGS
Modesto, California
D.R. HORTON
October 12, 2023 | 2022089
For exact color refer to manufacturers’ actual samples. © 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA
SCHEME 6B-2

LAP SIDING

BOARD &

BATTENS

SHUTTERS
FRONT
DOOR

ROOFING
FASCIA
STUCCO
‘F’ Elevations Only
Farmhouse
GABLE
SIDING
TRIM
GARAGE
DOORS
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

SHUTTERS
FRONT
DOOR

ROOFING
FASCIA
STUCCO
GABLE
SIDING

LAP SIDING

BOARD &

BATTENS
TRIM
GARAGE
DOORS
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

ROOFING
FASCIA
STUCCO

LAP SIDING

BOARD &

BATTENS

SHUTTERS
FRONT
DOOR
GABLE
SIDING
TRIM
GARAGE
DOORS

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 9 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 3B
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Sagewood
Timberline HDZ Series
Ref: .19 Emi: .91 A.SRI: 20
CRRC: 0676-0132a
3 GAF
Gutters & Downspouts (factory finish) Bronze Custom-Bilt Metals Stucco (lightlace finish) SW 7569
Stucco Sherwin Williams
Siding Color (applied to):

Board & Battens
Corner Boards
Gable Siding
Lap Siding
SW 7595
Sommelier Sherwin Williams
Trim Color (applied to):

Fascia
Garage Doors
Trim
SW 7508
Tavern Taupe Sherwin Williams
Accent Color (applied to):

Front Door
Shutters
SW 2735
Rockweed Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 10 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 6B-2 ‘F’ ELEVATIONS ONLY, FARMHOUSE
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Sagewood
Timberline HDZ Series
Ref: .19 Emi: .91 A.SRI: 20
CRRC: 0676-0132a
3 GAF
Gutters & Downspouts (factory finish) Bronze Custom-Bilt Metals Stucco (lightlace finish) SW 9180
Aged White Sherwin Williams
Siding Color (applied to):

Board & Battens
Corner Boards
Gable Siding
Lap Siding
SW 7622
Homburg Gray Sherwin Williams
Trim Color (applied to):

Fascia
Garage Doors
Trim
SW 6172
Hardware Sherwin Williams
Accent Color (applied to):

Front Door
Shutters
1 SW 7580
Carnelian Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 11 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 12B ‘F’ ELEVATIONS ONLY, FARMHOUSE
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Aged Chestnut
Timberline HDZ Series
Ref: .18 Emi: .90 A.SRI: 18
CRRC: 0676-0130a
3 GAF
Gutters & Downspouts (factory finish) Low Gloss White Custom-Bilt Metals Stucco (lightlace finish) SW 7050
Useful Gray Sherwin Williams
Siding Color (applied to):

Board & Battens
Corner Boards
Gable Siding
Lap Siding
SW 6186
Dried Thyme Sherwin Williams
Trim Color (applied to):

Fascia
Garage Doors
Trim
SW 7001
Marshmallow Sherwin Williams
Accent Color (applied to):

Front Door
Shutters
SW 7645
Thunder Gray Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 12 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Exterior Color & Materials
SCHEME 17B ‘F’ ELEVATIONS ONLY, FARMHOUSE
Material Color Manufacturer
Roofing:
3 Composition Shingles
3 Charcoal
Timberline HDZ Series
Ref: .16 Emi: .92 A.SRI: 16
CRRC: 0676-0136a
3 GAF
Gutters & Downspouts (factory finish) Bronze Custom-Bilt Metals Stucco (lightlace finish) SW 7637
Oyster White Sherwin Williams
Siding Color (applied to):

Board & Battens
Corner Boards
Gable Siding
Lap Siding
SW 6236
Grays Harbor Sherwin Williams
Trim Color (applied to):

Fascia
Front Door
Garage Doors
Shutters
Trim
SW 7019
Gauntlet Gray Sherwin Williams
Garage Man Door Match Adjacent Color Sherwin Williams
NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

THE CROSSINGS
Modesto, California
D.R. HORTON
September 12, 2022 | 2022089
PAGE 1 OF 12
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
REVISIONS:

Number Date Description
1 9/21/22 Various revisions per client request.
2 7/24/23 Elevation style notations updated.
3 10/12/23 Roofing updated to composition shingle.

Garage Doors
Trim
SW 7038
Tony Taupe Sherwin Williams
Trim Color #2 (applied to):

Fascia
Front Door
SW 7525
Tree Branch Sherwin Williams
Accent Color (applied to):

Color Scheme 3B Color Scheme 6B-2 Color Scheme 12B Color Scheme 17B Exterior Color & Materials
'F' Farmhouse Elevations
#20..
- 1421 -
January 18, 2024/CED/KMartin/Item 1 2024-

MODESTO CITY COUNCIL
RESOLUTION NO. 2024-

RESOLUTION ADOPTING A MITIGATED NEGATIVE DECLARATION FOR A

GENERAL PLAN AMENDMENT, THE VILLAGE ONE SPECIFIC PLAN
AMENDMENT NO. 26, VILLAGE ONE PRECISE PLAN NO. 35 SOUTH, VESTING TENTATIVE SUBDIVISION MAP “THE CROSSINGS”, AND FINAL DEVELOPMENT PLAN “THE CROSSINGS.” (DR HORTON BAY, INC.) WHEREAS, on July 14, 2022 DR Horton Bay Inc. applied for an amendment to the City of Modesto Urban Area General Plan to change the land use designation of approximately 140 acres from Business Park-Commercial-Residential (BCR) to Residential Uses (R), for property bounded by Milnes Road on the north, East Briggsmore Avenue on the south, Claus Road on the west, and the Burlington Northern Santa Fe Railroad to the east; and
WHEREAS, the applicant also proposed Amendment No. 26 to the Village One Specific Plan land use diagram to change the land use designation of approximately140 acres located in Precise Plan Area No. 35 from Business Park (BP) to Village Residential (VR) to allow for single family residential development; and WHEREAS, the applicant also proposed the adoption of a Precise Plan document for the southerly 257 acres of the Village One Precise Plan Area No. 35, Precise Plan Area No. 35 South, which outlines land uses, circulation and utility plans and development standards for the area; and
WHEREAS, concurrent with adoption of the Precise Plan No. 35 South document, the applicant has applied for a rezone of the Precise Plan No. 35 South area from Specific Plan-Holding Zone, SP-H, to Specific Plan, SP, and #20..
- 1422 -
January 18, 2024/CED/KMartin/Item 2 2024-
WHEREAS, the applicant has also applied for approval of a Vesting Tentative Subdivision Map, “The Crossings”, to divide 84.1 acres of Precise Plan Area No. 35 into 527 single-family residential lots, five landscape lots and one dual-use basin/park lot, and WHEREAS, the applicant has also applied for approval of a proposed Final Development Plan for The Crossings for the purpose of establishing development and architectural standards for the development, and
WHEREAS, the City has initiated an amendment to the Circulation Element of the Urban Area General Plan to downgrade the classification of Claus Road between Sylvan Avenue and East Briggsmore Avenue from an Expressway to a four-lane Principal Arterial Street, to allow for direct connection of The Crossings development to; and
WHEREAS, the City has initiated an amendment to the Circulation Element of the Urban Area General Plan to downgrade the classification of East Briggsmore Avenue between Claus Road and the Burlington Northern Santa Fe Railroad from an Expressway to a four-lane Principal Arterial Street; and
WHEREAS, the City has initiated an amendment to Chapter VI – Community Facilities and Services of the Urban Area General Plan to amend Section VI.H.11 and VI.H.12 regarding the minimum sizing of Neighborhood Parks; and WHEREAS, Section 15070 of the CEQA Guidelines relating to Initial Study/Negative Declaration provides for a lead agency to prepare an Initial Study on any proposed project to analyze whether the project may cause any significant effect on the environment; and
#20..
- 1423 -
January 18, 2024/CED/KMartin/Item 3 2024-
WHEREAS, the City’s Community & Economic Development Department has prepared an Initial Study/Mitigated Negative Declaration, Environmental Assessment No.

EA/C&ED 2023-26 as provided for by CEQA; and
WHEREAS, a 20-day public review period for the proposed Initial Study/Mitigated Negative Declaration began on November 15, 2023, and ended on December 14, 2023; and
WHEREAS, the received public comments on the Initial Study/Mitigated Negative Declaration and no changes to the document were necessary as a result; and WHEREAS, the Mitigation Monitoring and Reporting Plan (MMRP) is included and described within the Initial Study/Mitigated Negative Declaration; and WHEREAS, said matter was considered by the Planning Commission at a duly noticed public hearing which was held on December 18, 2023, whereupon the Planning Commission considered the Initial Study/Mitigated Negative Declaration and recommended that the City Council adopt the Initial Study/Mitigated Negative Declaration; and
WHEREAS, said matter was considered by the City Council at a duly noticed public hearing which was held on January 23, 2024, at 5:30 p.m., in the Tenth Street Place Chambers located at 1010 10th Street, Modesto, California.

NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Modesto that the Council has reviewed and considered Environmental Assessment No. EA/C&ED 2023-26 and the associated Mitigation Monitoring and Reporting Plan (MMRP), copies of which are on file with the Community and Economic Development Department, Third Floor, 1010 Tenth Street, Modesto, California, and are attached hereto as Exhibit “A” #20..
- 1424 -
January 18, 2024/CED/KMartin/Item 4 2024-
and Exhibit “B” and incorporated herein as reference, and based on the substantial evidence included in said Initial Study makes the following findings:

1. The Initial Study/Negative Declaration prepared for the proposed project shows there is not substantial evidence, in light of the whole record before the City, that while the project may have a significant effect on the environment, the incorporation of mitigation measures would reduce the impact to a less than significant level.

2. The Initial Study/Mitigated Negative Declaration reflects the independent judgment of the lead agency.

3. The Initial Study/Mitigated Negative Declaration, EA/C&ED 2023-26, provides the substantial evidence to support findings 1-2, noted above.

BE IT FURTHER RESOLVED that the property owner and developer shall, at their sole expense, defend, indemnify and hold harmless the City of Modesto, its agents, officers, directors and employees, from and against all claims, actions, damages, losses, or expenses of every type and description, including but not limited to payment of attorneys’ fees and costs, by reason of, or arising out of, this development approval. The obligation to defend, indemnify and hold harmless shall include but is not limited to any action to arbitrate, attack, review, set aside, void or annul this development approval on any grounds whatsoever. The City of Modesto shall promptly notify the developer of any such claim, action, or proceeding.

BE IT FURTHER RESOLVED by the Council of the City of Modesto that the Community & Economic Development Director is hereby authorized and directed to file a notice of approval or determination within five (5) business days with the Stanislaus County Clerk pursuant to Section 21152 of the Public Resources Code. #20..
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January 18, 2024/CED/KMartin/Item 5 2024-
The foregoing resolution was introduced at a regular meeting of the Council of the City of Modesto held on the 23 day of January, 2024, by Councilmember , who moved its adoption, which motion being duly seconded by Councilmember , was upon roll call carried and the resolution adopted by the following vote:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ATTEST:

DIANE NAYARES City Clerk
(SEAL)
APPROVED AS TO FORM:

By: ______________________________________
JOSE M. SANCHEZ, City Attorney
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January 18, 2024/CED/KMartin/Item 6 2024-

EXHIBIT A

INITIAL STUDY
EA/C&ED NO. 2023-26
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January 18, 2024/CED/KMartin/Item 7 2024-

EXHIBIT B

MITIGATION MONITORING AND REPORTING PROGRAM
EA/C&ED NO. 2023-26
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Page 1 of 36 ends

Modesto City CouncilJanuary 23, 2024

Modesto City Council
January 23, 2024