DEPARTMENTS OF PLANNING
and ECONOMIC DEVELOPMENT
July 21, 2021
Benchmark Engineering, Inc.
915 17th Street
Modesto, CA 95354
Re: Major Site Review SR21-36 – Ripon Parallel Self-Storage Dear Sirs;
The City of Ripon Planning Commission on July 1, 2021 took the following action on your application:
Motion to approve Major Site Plan Permit (SR21-36) Ripon Parallel Self-Storage, based on the findings and subject to the conditions of the staff report with the added condition that the applicant work with staff to relocate the trash enclosure away from the masonry wall. The Planning Commission also adopts the Negative Declaration (PEA21-06) for the project.
RESULT: ADOPTED (UNANIMOUS)
MOVER: Debra Van Essen, Planning Commissioner
SECONDER: Gary Barton, Planning Commissioner
AYES: Saljian, Barton, West, Van Essen, Collins
Findings:
1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, Special Purpose Plan, and any other applicable plan adopted by the City.
2. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways.
3. The site is physically suitable for the type of development and for the intensity of development.
4. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties.
5. The use is compatible with adjoining land uses.
6. The use is consistent with the zone district in which it is located.
Conditions:
Building Department Todd Hatch (209) 599-0284
1. Demolition, construction and placement of all structures on the site will be as approved and in compliance with all applicable building, electrical, plumbing codes, and that any changes to the plans, as approved, will be submitted to the Planning Department for review.
2. Proponent shall submit appropriate building plans and obtain all necessary building permits for any and all construction on site.
3. Proponent shall provide and install all necessary water meters and backflow prevention devices per City of Ripon Standard Specifications and Standard Details.
4. Proponent shall be required to provide an ADA path from the facilities to the public right-of-way pursuant to the California Building Code.
5. Proponent shall not receive a final for the project until the lot merger and appropriate dedications for the project have been completed.
Engineering Department Elizabeth Quilici (209) 599-0236
6. Proponent shall enter into a Project Improvement Agreement (PIA) with the City of Ripon Engineering Department. The PIA will incorporate all right-ofway and public utility easements, improvement security, plan check and oversight fees, including general items required by the City. The PIA shall be in place prior to improvement plan review.
7. Proponent shall submit all site improvement plans to the City Engineering Department for review and approval prior to starting the work. All improvements shall be constructed to the latest City of Ripon Standards and City Master Plans in effect at the time of construction plan approval. The General Contractor shall obtain an encroachment permit through the Engineering Department prior to starting any work within the City right-ofway.
8. Detailed landscape and irrigation plans for on-site landscape improvements shall be submitted to the City Engineer, Public Works Director and Director of Planning for review and approval. Landscaping and irrigation shall comply with the provisions of Ripon Municipal Code Chapter 13.06 (Water Efficient Landscape), where applicable, a non-potable service will be required.
Developer shall utilize non-potable water for on-site irrigation.
9. Proponent shall develop the site in accordance with the current version of the City of Ripon Storm Water Development Standards and submit the necessary documentation to the Engineering Department. The City will charge associated fees for each Post-Construction Storm Water Development Standards review.
Link to Storm Water Development Standards, bottom right hand side of page http://www.cityofripon.org/city_hall/departments/engineering Media filters are not allowed in the City and shall not be installed. Drywells are not allowed within San Joaquin County limits.
10. Contractor performing work shall complete and submit an Erosion and Sediment Control Plan to the Engineering Department prior to beginning the work unless required to complete a Storm Water Pollution Prevention Plan per the Contractor General Permit with the State.
11. Proponent shall comply with the City Survey Monument Preservation Policy.
12. Proponent shall provide the following necessary improvements upon development of the project:
a. Proponent shall dedicate a 10’0” PUE along all property frontages (Parallel Avenue and Reynolds Drive)
b. Proponent shall dedicate and improve right-of-way for the full width of Parallel Avenue (50’-0”) and Reynolds Drive (60’-0”), such improvements shall include but not be limited to the following:
i. Installation of necessary asphalt paving, curb, gutter and sidewalk along all street frontages and installation of two handicap ramps for the corner of Parallel Avenue and Reynolds Drive to the Bike Bridge access point. Location of ramps shall be as approved by the City Engineer.
ii. Cape sealing the entire street along all street frontages as approved by the City Engineer.
iii. Installation of all necessary striping along Parallel Avenue and Reynolds Drive. Such striping shall include a Class II bike path on both sides of Parallel Avenue. Such required striping shall be as approved by the City Engineer.
iv. Installation of two streetlights at locations to be approved by the City Engineer.
v. Undergrounding of all utility lines across the project frontage as approved by the City Engineer.
13. Proponent shall prepare and deliver a copy of the record drawings to the City Engineer prior to final acceptance of the improvements. The drawings will be an electronic version in AutoCAD and PDF formats.
14. Proponent shall design and construct a trash enclosure in accordance with City of Ripon Standard Specifications and Standard Details and shall be required to be covered with a roof structure to comply with storm water requirements. Such trash enclosure shall be designed to match the architecture of the main buildings on-site. Proponent shall provide a detailed plan for the trash enclosure to the Engineering Department and Planning Department for review and approval of the final design.
Planning Department Ken Zuidervaart (209) 599-0222
15. Any signage for the facility will be under a separate permit and in accordance with local regulations.
16. Proponent shall provide heavy landscaping along Parallel Avenue to effectively buffer the self-storage facility from the right-of-way because of the reduced setback. Such landscaping plans, depicting the buffer landscape zone shall be submitted to the Planning Director for final approval prior to installation.
17. Proponent shall ensure all lighting on-site will be directed away from any residential units adjacent to the north side of the site. All lighting on-site shall comply with the City of Ripon’s Municipal Code pertaining to lighting and glare.
18. Proponent agrees that the perimeter fencing around the site shall be wrought iron fencing as approved by the Planning Director.
19. Proponent shall ensure that the fence along the northern boundary of the project (adjacent to the residential subdivision) meets the eight-foot requirements pursuant to section 16.24.030 of the Ripon Municipal Code.
20. Proponent shall merge the two lots (261-160-10 and 261-160-11) prior to receiving a final for the project.
Ripon Consolidated Fie Department – Dennis Bitters (209) 599-4209
21. Proponent shall comply with the standard conditions of the Ripon Consolidated Fire District, including but not limited to providing ‘knox box’ facilities (grand master keyed for all facilities), on-site hydrants, fire sprinklers for the buildings with an OSY assembly, separate control room for sprinkler controls, eight inch crash bollards, etc.
22. Proponent shall provide civil drawings (on-site improvement plans for hydrant placement, emergency accessibility, fire lane markings, etc.) to the Ripon Consolidated Fire Department for review and approval.
23. Proponent shall provide an emergency access driveway and gate along Reynolds Drive. Such design shall include appropriate signage and/or red curbing. Design of such emergency entrance and gate shall be as approved by the Fire Chief.
24. Proponent shall install two off-site fire hydrants at locations as approved by the Fire Chief.
Ripon Police Department – Ed Ormonde (209) 599-0259
25. Proponent shall provide a detailed lighting plan to the Chief of Police and the Planning Department for review and approval. Plan shall depict adequate lighting around the outside of the facility and site for security purposes. The lighting plan shall also include appropriate shielding as necessary in order to comply with the Ripon Municipal Code Chapter 16.156 pertaining to Lighting and Glare.
26. Proponent shall provide and install “No Parking” signs along Parallel Avenue at locations and quantities as approved by the Chief of Police.
Miscellaneous
27. Comply with the Conditions as necessary in the attached letter dated April 27, 2021 from Pacific Gas and Electric Company.
28. Comply with the conditions as necessary in the attached letter dated May 12, 2021 from Modesto Irrigation District.
29. Comply with the conditions in the attached letter dated April 26, 2021 from the San Joaquin County Multi-Species Habitat Conservation & Open Space Plan.
30. Comply with the conditions as necessary in the attached letter dated May 20, 2021 from South San Joaquin Irrigation District.
Added Condition
31. The applicant will work with staff to relocate the trash enclosure away from the masonry wall.
Environmental Analysis:
In accordance with the California Environmental Quality Act and the Guidelines, a Negative Declaration (PEA21-06) has been prepared for this project.
Sincerely,
Mitzi Johnston
Planning staff
Cc: Ken Zuidervaart, Director of Planning and Building
Elizabeth Quilici, Civil Engineering Supervisor
Ed Ormonde, Police Chief
Dennis Bitters, Fire Chief
Todd Hatch, Building Official
Roman Acosta, JB Anderson Land Use Planning
John Mark Co.
F:\USERS\PLAN2\Fire Dept\General Requirements 11-16.doc 1 of 3
RIPON FIRE DISTRICT
Standard Specifications
For: General Conditions for Development
Date: 11-06-16
Supersedes: 02-01-08
Purpose: To provide standard conditions for approval of projects within the jurisdiction of the Ripon Fire District. The conditions listed in this document are not intended to be all-inclusive, and the District may impose additional conditions or requirements prior to approval. Projects are required to be constructed in accordance with any and all applicable local, state and federal laws and regulations.
FIRE DEPARTMENT ACCESS
All designated fire access routes and lanes shall be in accordance with the currently adopted codes, and as required by the District. Fire lanes will be marked in accordance with District specifications and approved by the District prior to installation. All gates located on fire access route shall be provided with means for entry as approved by the District.
One or more Knox Key Boxes shall be installed at a location approved by the District.
PREMISES IDENTIFICATION
All buildings shall be provided with approved street address/suite numbers, plainly visible and legible from the street. Where a building is set back from the street or road fronting the property, and whenever an addresses may not be clearly identifiable due to distance from the street or roadway, landscape, architectural appendages or other obstructions, address posting shall be required both at the street driveway serving the building(s) and on the building(s).
Size and Height
Determined by distance to location of address as posted, measured from curb. 25 Feet 4 inch
26-40 Feet 6 inch
41-55 Feet 9 inch
Over 55 Feet 12 inch
Numbers shall be a minimum of a ¾” stroke and shall contrast with their background.
Rear of Buildings
Any business or apartment building which affords vehicular access to the rear through a driveway, alley way or parking lot, shall also display approved identification or address numbers on the rear of the building for such business or apartment building in a location approved by the Fire Chief.
Multiple Dwelling Units
An approved diagram of the premises which clearly indicates all individual addresses of each unit in the complex shall be erected at the entrance driveways to every multiple dwelling complex having more than one building on the premises or when required by the Fire Chief. In addition, the Fire Chief may require that individual buildings on the premises be identified in an approved manner.
F:\USERS\PLAN2\Fire Dept\General Requirements 11-16.doc 2 of 3
Premises identification-Multiple Buildings
An approved identification of multiple buildings within an industrial complex shall be required which clearly indicates each individual building in the complex. Identification shall be placed on each building in a size and location when required by the Fire Chief and be visible for responding emergency personal in an approved manner.
WATER SUPPLY
Water Supplies and Fire Hydrants shall be in accordance with all current codes and specifications adopted by the District.
Fire hydrant location, distribution and installation shall be in accordance with the current codes and specifications adopted by the District.
All Hydrants shall be supplied by a dedicated 8” service from the main line, unless otherwise approved by the Fire Chief.
On-site systems may be required to be supplied from two directions otherwise known as “looped” systems.
FIRE CODE PLAN CHECK
Submit 3 complete set of plans to the Ripon Fire District office located at 142 S. Stockton Ave. in Ripon, CA. Plans for fire protection systems shall be submitted and approved prior to construction, unless other arrangements have been made and approved to by the District.
FIRE PROTECTION SYSTEMS
Automatic Sprinkler Systems
Submit five (5) complete sets of sprinkler system plans and hydraulic calculations to the Ripon Fire District. All plans for fire protection systems shall be submitted and approved prior to construction, unless other arrangements have been made and approved by the District.
System Requirements
The location of all hydrants, fire department connections, indicating valves, etc. shall be approved by the District prior to installation. All hydrants, OS&Y’s and FDC’s shall be painted for identification purposes as required by the Fire District.
All fire department connections (FDC) shall be provided with locking cap(s) to prevent tampering. The approved make and model is as follows:
KNOX Company
Locking FDC Cap
Model #3011
Ordering information for Knox Company products is available from the District office.
All backflow and detector check assemblies shall be installed per City of Ripon specifications, and monitored with tamper switch(s). Indicating valves shall be provided with locking devices in order to lock valve(s) in open position.
All piping that is any part of an automatic sprinkler system shall meet the C 900 specification, rated at 200 psi.
Unless otherwise approved, all automatic sprinkler systems shall be supplied by a dedicated 8” connection from the main line.
Fire Department Connections (FDC) shall be located within 30 feet of an approved fire hydrant.
F:\USERS\PLAN2\Fire Dept\General Requirements 11-16.doc 3 of 3
ALARM SYSTEMS
Automatic Fire Suppression Systems controls shall be monitored by an approved alarm monitoring Service. Three (3) sets of plans and equipment specifications shall be submitted to the District for approval prior to installation.
The following devices shall be monitored by the alarm system:
System valves - Tamper Switches
Sprinkler Risers - Flow switches
Post Indicator Valves - Tamper Switches
Manual Pull Stations
Commercial Hood & Duct Systems
COMMERCIAL COOKING OPERATIONS
Automatic Fire Suppression Systems shall be installed for protection of commercial cooking equipment. Submit three (3) complete sets of plans for hood & duct systems to the Ripon Fire District Office for review and approval prior to installation.
INSPECTIONS
Builder/Contractor is required to contact the Fire District 24 hours in advance to arrange the following on-site inspections when required:
Fire Access Roads and Lanes
Sprinkler Systems
Fire Alarm Systems
Fire Hydrant Installation
Fire Extinguisher Placement
Special Systems
Final Occupancy Inspections
FIRE EXTINGUISHERS
Provide extinguishers with a minimum rating of 2A 10B:C within 75 feet of exits and for every 3000 square feet in general use areas. Placement of extinguishers shall be in compliance with currently adopted codes. In any event, placement of fire extinguishers shall meet or exceed Section 906 of the California Fire Code.
The Fire District shall be notified prior to occupancy of the facility for the approval of the locations, type and size of each fire extinguisher. Extinguishers are required during construction, alteration or demolition of any building. Fire Extinguishers shall be tagged by a licensed extinguisher service company prior to installation.
FEES
Plan Check/Inspection Fees
Plan check/inspection fees will be charged for the following in accordance with the fee schedule adopted by the Board of Directors of the Ripon Fire District:
Fire Code Plan Check
Fire Protection Systems
Commercial Cooking Operations (Hood and Duct) Fire Protection Systems Fire Alarm Systems
A list of permit fees can be found on the Ripon Fire District website @ www.riponfire.com Fire Impact Fees
Fire Impact Fees will be charged in accordance with the fee schedule on record at the City of Ripon and/or as described in the Development Agreement between the City of Ripon and the Developer. 1231 Eleventh St.
P.O. Box 4060
Modesto, CA 95352
(209) 526-7373
May 12, 2021
City of Ripon – Department of Planning and Economic Development 259 N. Wilma Ave.
Ripon, CA 95366
RE: Major Site Review (SR21-36) – Ripon Self-Storage
APN: 261-160-10 & -10 (700 Parallel Avenue)
Thank you for allowing the District to comment on this referral. Following are the recommendations from our Electrical, Irrigation and Domestic Water Divisions:
Irrigation
• No comments at this time.
Domestic Water
• No comments at this time.
Electrical
• The attached drawing shows the approximate location of the District’s existing electrical facilities within or adjacent to the project area.
• High voltage is present within and adjacent to the project area. This includes 69,000 volts overhead transmission, 17,200 volts overhead primary, 17,200 volts underground primary, underground secondary, overhead secondary facilities, and an overhead fiber optic cable.
Use extreme caution when operating heavy equipment, using a crane, ladders, scaffolding, handheld tools, or any other type of equipment near the existing MID electric lines and cables. Workers and equipment should always maintain a distance no less than 10 feet from overhead facilities. Assume all overhead and underground electric facilities are energized.
• The contractor shall verify actual depth and location of all underground utilities prior to start of construction. Notify "Underground Service Alert" (USA) (Toll Free 800-227-2600) before trenching, grading, excavating, drilling, pipe pushing, tree planting, post-hole digging, etc. USA will notify all utilities to mark the location of their underground facilities. • MID requires that any trenching maintain a 1:1 horizontal distance from any existing pole, determined by the depth of the trench. If trenching encroaches on this requirement, the Contractor needs to contact the MID Electric Engineering Department to brace any effected poles during the trenching process. The cost of any required pole bracing will be assumed by the requesting party. Estimates for bracing any existing poles will be supplied upon request.
City of Ripon
Referral Letter: 700 Parallel Avenue
May 12, 2021
• Due to the proximity of the 17,200 volts overhead high voltage lines, a minimum clearance of 12 feet is to be maintained from the overhead primary conductor to any walkable surface of the building and a minimum of 8 feet from any non-walkable surface per General Order
95. And a minimum horizontal clearance of 6 feet between the conductor and any part of the building upon which men may work is to be maintained per General Order 95. • The District's Electric Engineering Department is concerned about construction dirt/dust falling on MID electric facilities at the MID Stockton Substation during the construction phase of this project. The MID high voltage electric facilities require protection from dirt/dust. Do not dig new utility trenches, grade, level or dig building foundations without effective construction dust control measures in place. Windblown dirt/dust on electric facilities at the MID Stockton Substation may cause a power outage. • Existing electric service may not be adequate for the proposed project development. Prior to any construction a full set of construction plans must be submitted to Electrical Engineering Design Group. Please contact Modesto Irrigation District at (209) 526-7337 or (888) 335-1643 and ask for the Electrical Engineering Design Group to coordinate project/cost requirements.
The Modesto Irrigation District reserves its future rights to utilize its property, including its canal and electrical easements and rights-of-way, in a manner it deems necessary for the installation and maintenance of electric, irrigation, agricultural and urban drainage, domestic water and telecommunication facilities.
These needs, which have not yet been determined, may consist of poles, crossarms, wires, cables, braces, insulators, transformers, service lines, open channels, pipelines, control structures and any necessary appurtenances, as may, in District’s opinion, be necessary or desirable.
If you have any questions, please contact me at (209) 526-7447.
Sincerely,
Lien Campbell
Risk & Property Analyst
Copy: File
Lien Campbell
PAGE: 1 OF 1
APP. BY:
APP. BY:
TAG NO:
DATE: 05/03/2021
700 Parallel Ave
City of Ripon
0feet 200feet 400feet 600feet 800feet
NO. REVISION
W
17.2-3W
69 17.2-3W 17.2-3W
69 17.2-3W 69 17.2-3W 69
17.2-4W
69 17.2-3W
69 PARCEL 3
68.33'
PARCEL 4
99 UP
LAURELWOOD LN
YAPLE CT
MEYENBURG AV
MCBRIAN DR
REYNOLDS DR
MANLEY RD
PARALLEL AV
2 6
5 6
5 4 1
4 2
7 8
3 5
6 4
1 3
2 3
2 4
7 1
6 5
1 2
3 6
2 1
5 3
1 SERVICE CONDUCTOR
UNDERGROUND TYPICAL
69,000 VOLTS
EXISTING TRANSMISSION
OVERHEAD
POLE
TYPICAL
FIBER OPTIC
CABLE
SECONDARY BOX
TYPICAL
EXISTING MID TRANSFORMER
UNDERGROUND TYPICAL
EXISTING SECONDARY
UNDERGROUND TYPICAL
17,200 VOLTS
EXISTING PRIMARY
UNDERGROUND
TYPICAL
17,200 VOLTS
EXISTING PRIMARY
OVERHEAD TYPICAL
EXISTING MID TRANSFORMER
OVERHEAD TYPICAL
SERVICE CONDUCTOR
OVERHEAD TYPICAL
5 T 2
6 2
17.2-3W
69 3
17.2-3W
1 69 17.2-3W
5 5
T
17.2-3W
6 1
1 2
T
3 4
5 69
8 17.2-3W
17.2-4W
1 2
3 4
7 17.2-3W
69 4
69 W
6 6
EXISTING MID TRANSFORMER
UNDERGROUND TYPICAL
T
1 T
5 SERVICE CONDUCTOR
OVERHEAD TYPICAL
7 2
EXISTING SECONDARY
UNDERGROUND TYPICAL
EXISTING MID TRANSFORMER
OVERHEAD TYPICAL
3 SERVICE CONDUCTOR
UNDERGROUND TYPICAL
17,200 VOLTS
EXISTING PRIMARY
OVERHEAD TYPICAL
69 POLE
TYPICAL
6 FIBER OPTIC
CABLE
17,200 VOLTS
EXISTING PRIMARY
UNDERGROUND
TYPICAL
2 SECONDARY BOX
TYPICAL
1 3
4 T
DATE
W.O. NO:
PROJECT:
DWG. BY:
victor0618
S J C O G, Inc.
555 East Weber Avenue ● Stockton, CA 95202 ● (209) 235-0600 ● FAX (209) 235-0438 San Joaquin County Multi-Species Habitat Conservation & Open Space Plan (SJMSCP)
SJMSCP RESPONSE TO LOCAL JURISDICTION (RTLJ)
ADVISORY AGENCY NOTICE TO SJCOG, Inc.
To: Ken Zuidervaart, City of Ripon, Community Development Department From: Laurel Boyd, SJCOG, Inc.
Date: April 26, 2021
-Local Jurisdiction Project Title: Major Site Review (SR21-36) Assessor Parcel Number(s): 261-160-10, -111
Local Jurisdiction Project Number: SR21-36
Total Acres to be converted from Open Space Use: Unknown Habitat Types to be Disturbed: Urban Habitat Land
Species Impact Findings: Findings to be determined by SJMSCP biologist.
Dear Mr. Zuidervaart:
SJCOG, Inc. has reviewed the project referral for the Major Site Review (SR21-36) Project. This project consists of a 264-unit self-storage facility with varying unit sizes. The total square footage of the units will be 48,675. Access to the site will be from one gated access point on Parallel Avenue. There will be a kiosk connected to a 300 square foot office that will operate the gate. The applicant is proposing three parking stalls, one of which will be ADA accessible. The project site is located at 700 Parallel Avenue, Ripon (APN: 261-160-10, -11).
The City of Ripon is a signatory to San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Participation in the SJMSCP satisfies requirements of both the state and federal endangered species acts, and ensures that the impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act (CEQA). The LOCAL JURISDICTION retains responsibility for ensuring that the appropriate Incidental Take Minimization Measure are properly implemented and monitored and that appropriate fees are paid in compliance with the SJMSCP. Although participation in the SJMSCP is voluntary, Local Jurisdiction/Lead Agencies should be aware that if project applicants choose against participating in the SJMSCP, they will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP.
This Project is subject to the SJMSCP. This can be up to a 30 day process and it is recommended that the project applicant contact SJMSCP staff as early as possible. It is also recommended that the project applicant obtain an information package. http://www.sjcog.org
Please contact SJMSCP staff regarding completing the following steps to satisfy SJMSCP requirements:
▪ Schedule a SJMSCP Biologist to perform a pre-construction survey prior to any ground disturbance ▪ SJMSCP Incidental take Minimization Measures and mitigation requirement:
1. Incidental Take Minimization Measures (ITMMs) will be issued to the project and must be signed by the project applicant prior to any ground disturbance but no later than six (6) months from receipt of the ITMMs. If ITMMs are not signed within six months, the applicant must reapply for SJMSCP Coverage. Upon receipt of signed ITMMs from project applicant, SJCOG, Inc. staff will sign the ITMMs. This is the effective date of the ITMMs.
2. Under no circumstance shall ground disturbance occur without compliance and satisfaction of the ITMMs.
3. Upon issuance of fully executed ITMMs and prior to any ground disturbance, the project applicant must:
a. Post a bond for payment of the applicable SJMSCP fee covering the entirety of the project acreage being covered (the bond should be valid for no longer than a 6 month period); or b. Pay the appropriate SJMSCP fee for the entirety of the project acreage being covered; or c. Dedicate land in-lieu of fees, either as conservation easements or fee title; or d. Purchase approved mitigation bank credits.
4. Within 6 months from the effective date of the ITMMs or issuance of a building permit, whichever occurs first, the project applicant must:
a. Pay the appropriate SJMSCP for the entirety of the project acreage being covered; or b. Dedicate land in-lieu of fees, either as conservation easements or fee title; or 2 | S J C O G , I n c .
c. Purchase approved mitigation bank credits.
Failure to satisfy the obligations of the mitigation fee shall subject the bond to be called. ▪ Receive your Certificate of Payment and release the required permit It should be noted that if this project has any potential impacts to waters of the United States [pursuant to Section 404 Clean Water Act], it would require the project to seek voluntary coverage through the unmapped process under the SJMSCP which could take up to 90 days. It may be prudent to obtain a preliminary wetlands map from a qualified consultant. If waters of the United States are confirmed on the project site, the Corps and the Regional Water Quality Control Board (RWQCB) would have regulatory authority over those mapped areas [pursuant to Section 404 and 401 of the Clean Water Act respectively] and permits would be required from each of these resource agencies prior to grading the project site.
If you have any questions, please call (209) 235-0600.
3 | S J C O G , I n c .
S J C O G, Inc.
San Joaquin County Multi-Species Habitat Conservation & Open Space Plan 555 East Weber Avenue ● Stockton, CA 95202 ● (209) 235-0600 ● FAX (209) 235-0438
SJMSCP HOLD
TO: Local Jurisdiction: Community Development Department, Planning Department, Building Department, Engineering Department, Survey Department, Transportation Department, Other: ___________
FROM: Laurel Boyd, SJCOG, Inc.
DO NOT AUTHORIZE SITE DISTURBANCE
DO NOT ISSUE A BUILDING PERMIT
DO NOT ISSUE __________ FOR THIS PROJECT
The landowner/developer for this site has requested coverage pursuant to the San Joaquin County MultiSpecies Habitat Conservation and Open Space Plan (SJMSCP). In accordance with that agreement, the Applicant has agreed to:
1) SJMSCP Incidental Take Minimization Measures and mitigation requirement:
1. Incidental Take Minimization Measures (ITMMs) will be issued to the project and must be signed by the project applicant prior to any ground disturbance but no later than six (6) months from receipt of the ITMMs.
If ITMMs are not signed within six months, the applicant must reapply for SJMSCP Coverage. Upon receipt of signed ITMMs from project applicant, SJCOG, Inc. staff will sign the ITMMs. This is the effective date of the ITMMs.
2. Under no circumstance shall ground disturbance occur without compliance and satisfaction of the ITMMs.
3. Upon issuance of fully executed ITMMs and prior to any ground disturbance, the project applicant must:
a. Post a bond for payment of the applicable SJMSCP fee covering the entirety of the project acreage being covered (the bond should be valid for no longer than a 6 month period); or b. Pay the appropriate SJMSCP fee for the entirety of the project acreage being covered; or c. Dedicate land in-lieu of fees, either as conservation easements or fee title; or d. Purchase approved mitigation bank credits.
4. Within 6 months from the effective date of the ITMMs or issuance of a building permit, whichever occurs first, the project applicant must:
a. Pay the appropriate SJMSCP for the entirety of the project acreage being covered; or b. Dedicate land in-lieu of fees, either as conservation easements or fee title; or c. Purchase approved mitigation bank credits.
Failure to satisfy the obligations of the mitigation fee shall subject the bond to be called.
Project Title: Major Site Review (SR21-36)
Assessor Parcel #s: 261-160-10, -11
T _______, R______, Section(s): _____
Local Jurisdiction Contact: Ken Zuidervaart
The LOCAL JURISDICTION retains responsibility for ensuring that the appropriate Incidental Take Minimization Measures are properly implemented and monitored and that appropriate fees are paid in compliance with the SJMSCP.
P.O. Box 747, Ripon, CA 95366-0747 (Mailing)
11011 E. Highway 120, Manteca, CA 95336-9750
(209) 249-4600
May 20, 2021
Ken Zuidervaart
City of Ripon
259 N. Wilma Ave.
Ripon, CA 95366
Re: Ripon Self Storage
APN: 261-160-10 & 11
Dear Mr. Zuidervaart:
The South San Joaquin Irrigation District owns, operates and maintains an irrigation facility referred to as Lateral “U”, which is located adjacent to this project.
Upon review of the materials supplied, the new development will result in an encroachment of the District’s easement. Applicant shall submit an Application for Encroachment to District for approval. Improvement plans for both off-site and on-site improvements shall be submitted for review by the District’s Engineering Department.
Please feel free to contact me at 249-4620 if you have any questions.
Sincerely,
Forrest Killingsworth
Engineering Dept. Manager