DEPARTMENT OF PLANNING
AND ECONOMIC DEVELOPMENT
August 17, 2022
Guntert Family Real Estate, LP
222 E Fourth Street
Ripon, CA 95366
Michael Keltz
4115 E Valley Auto Drive – Ste 105
Mesa, AZ 85206
Re: Major Site Review (SR22-53) – Liberty Self-Storage - 502 E Fourth Street The City of Ripon Planning Commission on August 15, 2022 took the following action on your application:
Motion to approve the Major Site Plan Permit (SR22-53) for Liberty Self-Storage, based on the findings and subject to the conditions of the staff report, and adopts the Negative Declaration (PEA22-14) for the project.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Debra Van Essen, Commissioner
SECONDER: James West, Commissioner
AYES: Saljian, Stevenson, 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.
City of Ripon
259 N. Wilma Avenue • Ripon, California 95366
Phone: 209 599-2108
MAYOR
Dean Uecker
VICE MAYOR
Michael Restuccia
COUNCIL MEMBERS
Leo Zuber
Daniel de Graaf
Gary Barton
CITY ADMINISTRATOR/
CITY ENGINEER
Kevin Werner
CITY ATTORNEY
Thomas Terpstra
CITY CLERK/FINANCE DIRECTOR
Lisa Roos
DIRECTOR OF PLANNING &
ECONOMIC DEVELOPMENT
Ken Zuidervaart
DIRECTOR OF PUBLIC WORKS
James Pease
DIRECTOR OF RECREATION
Kye Stevens
EXHIBIT A
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 Ripon Municipal Code expressly allows for such use under certain conditions, and the project meets those conditions.
CONDITIONS:
Building Department – Todd Hatch (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 and plumbing codes, and that any changes to the plans, as approved, will be re-submitted to the Planning Department for additional review and re-approval.
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.
Engineering Department – Kevin Werner (599-0235)
5. Proponent shall enter into a Project Improvement Agreement (PIA) with the City of Ripon Engineering Department. The PIA will incorporate all right-of-way 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.
6. Proponent shall submit all on-site and off-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-of-way.
7. 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.
8. 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.
9. 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.
10. Proponent shall comply with the City Survey Monument Preservation Policy.
11. Proponent shall provide the following necessary improvements upon development of the project:
a. Proponent shall dedicate a 10’-0” PUE along all property frontages (E. Fourth Street)
b. Proponent shall improve right-of-way along their frontage for the full width of E.
Fourth Street (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.
ii. Cape sealing the entire street (E. Fourth Street) along the project frontage as approved by the City Engineer.
iii. Installation of all necessary striping along E. Fourth Street across the property frontage. 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.
12. 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.
13. 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 (599-0222)
14. Any signage for the facility will be under a separate permit and in accordance with local regulations.
15. Proponent shall provide heavy landscaping along E. Fourth Street and the Union Pacific Railroad right-of-way to effectively buffer the self-storage facility from the adjacent rights-of-way to reduce the opportunity for public nuisance type crimes. Such landscaping plans, depicting the buffer landscape zone shall be submitted to the Planning Director for final approval prior to installation.
16. Proponent shall ensure that all lighting on-site shall comply with the City of Ripon’s Municipal Code pertaining to lighting and glare.
17. Recreational Vehicle Storage and Vehicle Storage as defined by the Ripon Municipal Code are not allowed uses in the Heavy Industrial zoning district, the proponent shall not be allowed to store any RV’s, boats, equipment and/or semi-truck and trailers on the property.
Ripon Consolidated Fire Department– Dennis Bitters (599-4209)
18. 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.
19. Proponent shall provide civil drawings (on-site and off-site improvement plans for hydrant placement, emergency accessibility, fire lane markings, etc.) to the Ripon Consolidated Fire Department for review and approval.
20. Proponent shall provide an emergency access driveway and gate along E. Fourth Street.
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.
21. Proponent shall install one off-site fire hydrant on the south side of E. Fourth Street at a location as approved by the Fire Chief. Additional on-site hydrants shall be required at quantities and locations as approved by the Fire Chief.
Ripon Police Department – Ed Ormonde (599-0259)
22. 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.
23. Proponent shall provide and install one (1) MESH Wireless Access Point and City Security Video Camera on a City street light as approved by the Chief of Police.
Miscellaneous
24. Comply with the conditions as necessary in the attached letter dated June 21, 2022 from the San Joaquin County Environmental Health Department.
25. Comply with the conditions as necessary in the attached letter dated June 30, 2022 from the Modesto Irrigation District.
26. Comply with the conditions in the attached letter dated June 13, 2022 from the San Joaquin County Multi-Species Habitat Conservation & Open Space Plan.
27. Comply with the conditions as necessary in the attached letter dated August 2, 2022 from the San Joaquin Valley Air Pollution Control District.
Environmental Analysis:
In accordance with the California Environmental Quality Act and the Guidelines, a Negative Declaration (PEA22-14) has been prepared for this project.
Sincerely,
THE CITY OF RIPON
Shelby DeHaven
Planning and Economic Development
Cc: Ken Zuidervaart, Director of Planning and Building
Kevin Werner City Engineer
Ed Ormonde, Police Chief
Dennis Bitters, Fire Chief
Todd Hatch, Building Official
RIPON FIRE DISTRICT
General Conditions
1 of 4
For: General Conditions for Development
Date: 08-01-22
Supersedes: 01-01-22
Purpose: To provide general 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. Ordering information for Knox Company products is available online at www.knoxbox.com 󠄀 Roof and attic access hatches shall be sized suitable for firefighters and be provided as 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.
RIPON FIRE DISTRICT
General Conditions
2 of 4
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.
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. Onsite hydrants may be required depending on access and hazards present. 󠄀 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 1 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.
󠄀 Submit to the District a one page facility plan in PDF format for inclusion in Fire Department Pre-Fire Plan Program. Contact Fire Chief for additional information. 󠄀 Payment for all Plan Checks are due at the time of completion of the plan check process in order to receive approved plans and proceed. . Work shall not commence until approved plans are received from the District.
FIRE PROTECTION SYSTEMS
󠄀 Automatic Sprinkler Systems
Electronic plan submittal is preferred. If electronic submittal is not possible, contact via email for instructions. 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 in advance. All correspondence should be routed to [email protected]
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.
RIPON FIRE DISTRICT
General Conditions
3 of 4
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 online at www.knoxbox.com 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 Multi-Story buildings shall provide standpipe connections on each floor for firefighting operations as approved by the District. Depending on roof configuration, a roof connection also may be required.
ALARM SYSTEMS
󠄀 Automatic Fire Suppression Systems controls shall be monitored by an approved alarm monitoring Service.
Electronic plan submittal is preferred. If electronic submittal is not possible, contact via email for instructions. 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 in advance. All correspondence should be routed to [email protected]
In the event that electronic submittal is not possible, three (3) sets of plans and equipment specifications shall be submitted to the District for approval prior to commencement of 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.
Electronic plans submittal is preferred, otherwise submit three (3) complete sets of plans for hood & duct systems to the Ripon Fire District Office for review and approval prior to installation.
RIPON FIRE DISTRICT
General Conditions
4 of 4
INSPECTIONS
󠄀 Builder/Contractor is required to contact the Fire District 48 hours in advance to arrange the following on-site I inspections when required:
Fire Access Roads and Lanes
Sprinkler Systems
Fire Alarm Systems
Fire Hydrant Installation
Fire Extinguisher Placement
Special Systems
Final Occupancy Inspections
A set of stamped and approved plans shall be on-site at all times during construction.
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/PERMITS
󠄀 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 construction permit fees can be found on the Ripon Fire District website @ www.riponfire.com Construction permits include the cost for all inspections and certifications. 󠄀 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. Development Fees are based on use, not zoning. Estimates of fees can be provided by the Fire District upon request.
ANNUAL OPERATING PERMIT(S)
󠄀 The California Fire Code (CFC) lists specific uses or operations that require annual operating permits. This list can be found on the District’s website located at www.riponfire.com under Fire Code Permit Fee Schedule.
PARTICIPATION IN RCFD COMMUNITY CONNECT PROGRAM
󠄀 Occupant may be required to register an account in RCFD Community Connect Program for specific pre-arrival and pre-planning information.
From: Tajiri, Joshua
To: Shelby DeHaven
Subject: Re: Project Review Notice - SR22-53 - 502 E Fourth Street Date: Friday, June 10, 2022 6:34:14 AM
Attachments: image.png
Outlook-cgfzvl0a.png
Shelby,
Frontier's facilities lie south of the new development lot underground. Let me know if you have any questions.
Joshua Tajiri | Senior Network Engineer
M 408-607-3202 | Manteca,CA
[email protected]
From: Shelby DeHaven <[email protected]>
Sent: Thursday, June 9, 2022 4:26 PM
To: Aleman, Alberto <[email protected]>; Alurel Boyd <[email protected]>; carla rodriguez <[email protected]>; Souza, Chad <[email protected]>; Dawn @ SSJID <[email protected]>; Dennis Bitters Forward <[email protected]>; Dr. Ziggy Robeson <[email protected]>; Ed Ormonde <[email protected]>; Environmental Health Dept <[email protected]>; Elms, Eric <[email protected]>; Forrest Killingsworth <[email protected]>; E911AddressDatabase <[email protected]>; Grace Luke <[email protected]>; Isaiah Anderson - SJCOG <[email protected]>; Jacob Andresen <[email protected]>; James Pease <[email protected]>; Jose Molina - Assessor's Office <[email protected]>; Tajiri, Joshua <[email protected]>; Ken Zuidervaart <[email protected]>; Lien Campbell - MID <[email protected]>; Linda Fischer <[email protected]>; Lori Wilson Post Office <[email protected]>; Lozeau Drury LLP <[email protected]>; Lozeau Drury LLP <[email protected]>; Lozeau Drury LLP <[email protected]>; Newell, Justin PG&E <[email protected]>; PGE Plan Review <[email protected]>; Rafedah Carella <[email protected]>; Sanchez, Robert <[email protected]>; Sarah Collins <[email protected]>; McDonald, Stephen <[email protected]>; Swearingen, Joshua B@DOT <[email protected]>; Todd Hatch <[email protected]>; Valley Air <[email protected]> Subject: Project Review Notice - SR22-53 - 502 E Fourth Street WARNING: External email. Please verify sender before opening attachments or clicking on links.
Hello All,
Please find attached project review notice for SR22-53. Applicant is requesting a Major Site Review for new construction of a self-storage facility.
Comments can be emailed to Ken Zuidervaart – [email protected] or Shelby DeHaven – [email protected]. Let me know if you need any more info. Thanks! Shelby DeHaven
City of Ripon
(209) 599-2108
Office Hours: Mon – Thurs , 7:30am – 5:30 pm
REMINDER: The office is CLOSED on Fridays.
WARNING: This communication and its inclusions may contain confidential and/or legally privileged information. It is solely for the use of the intended recipients(s). If you are not the kiFOlzt?'",
Muniappa Naidu, REHS, Assistant Director
PROGRAM COORDINATORS
Robert McClellan, REHS
Jeff Carruesco, REHS, RDI
Willy Ng, REHS
Steven Shih, REHS
Michelle Henry, REHS
Elena Manzo, REHS
, Greatness grows here.
June 21, 2022
SAN JOAQUIN Environmental Health Department
COUNTY Jasjit Kang, REHS, Director
To: City of Ripon Department of Planning and Economic Development From: Aaron Gooderham (209) 616-3062
Registered Environmental Health Specialist
RE: Major Site Review (SR22-53), Referral, SU0015000
502 E. Fourth Street, Ripon
The San Joaquin County Environmental Health Department (EHD) is supportive of this project in regards to the provision of full public services.
1. Any geotechnical drilling shall be conducted under permit and inspection by The Environmental Health Department (San Joaquin County Development Title, Section 9- 1115.3 and 9-1115.6).
1868 E. Hazelton Avenue I Stockton, California 95205 I T 209 468-3420 I F 209 464-0138 I www.sjgov.org/ehd 1231 Eleventh St.
P.O. Box 4060
Modesto, CA 95352
(209) 526-7373
June 30, 2022
City of Ripon – Department of Planning and Economic Development 259 N. Wilma Ave.
Ripon, CA 95366
RE: Major Site Review (SR22-53) – Liberty Self Storage
APN: 259-360-33 (502 E. Fourth St., Ripon, CA)
Thank you for allowing the District to comment on this referral. Following are the recommendations from our Electrical, Irrigation and Domestic Water Divisions:
Irrigation
• MID has no Water Operations facilities in the proposed project vicinity.
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, as well as 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 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: 502 E. Fourth St.
June 30, 2022
• MID easements for protection of overhead and underground electrical facilities are required. MID overhead secondary cable shall be protected by a minimum 20’ wide easement centered on the overhead cable. Overhead primary cable shall be protected by a minimum 30’ wide easement centered on the overhead cable. MID underground secondary cable shall be protected by a minimum 5 foot. wide easement centered on the underground cable. MID underground primary cable shall be protected by a minimum 10 foot. wide easement centered on the underground cable. When underground cable is not located in the Road Right of Way or within the PUE along the street frontage a MID easement is required to protect the existing underground electrical facilities and maintain necessary safety clearances.
• 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. • Please contact Modesto Irrigation District at (209) 526-7337 or (888) 335-1643 and ask for the Electrical Engineering Design Group if additional information is required.
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
APP. BY:
TAG NO: XXXDATE: 06/10/2022
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DWG BY: rocky0714
W.O. NO: 502 E FOURTH ST RIPON PROJECT:
259-360-33
Choose a custom property MID - ELECTRIC
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. Phone: (209) 235-0574 Email: [email protected] Date: June 13, 2022
-Local Jurisdiction Project Title: Major Site Review (SR22-53) Assessor Parcel Number(s): 259-360-33
Local Jurisdiction Project Number: SR22-53
Total Acres to be converted from Open Space Use: Unknown Habitat Types to be Disturbed: Multi-Purpose Open Space 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 (SR22-53). This project consists of the construction of a 170,300 square foot self-storage facility with a 1,000 square foot office, 4 parking stalls and landscaping to cover 15% of the parcel. The vacant parcel is 7.82 acres and is located in the M2 (Heavy Industrial) district. The project site is located at 502 E. Fourth Street, Ripon (APN: 259-360-33).
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 c. Purchase approved mitigation bank credits.
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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.
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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 (SR22-53)
Assessor Parcel #s: 259-360-33
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.
August 2, 2022
Ken Zuidervaart
City of Ripon
Department of Planning
259 N. Wilma Ave
Ripon, CA 95366
Project: SR22-53
District CEQA Reference No: 20220807
Dear Mr. Zuidervaart:
The San Joaquin Valley Air Pollution Control District (District) has reviewed the project referenced above from the City of Ripon (City). The project consists of constructing a 170,300 square foot self-storage facility with 1,000 square foot office, four parking stalls, and landscaping located on 7.82 acres (Project). The Project is located at 502 E Fourth Street in Ripon.
The District offers the following comments regarding the Project:
Project Related Emissions
Based on information provided to the District, Project specific annual criteria pollutant emissions from construction and operation are not expected to exceed any of the significance thresholds as identified in the District’s Guidance for Assessing and Mitigating Air Quality Impacts (GAMAQI):
https://www.valleyair.org/transportation/GAMAQI.pdf.
Construction Emissions
The District recommends, to reduce impacts from construction-related diesel exhaust emissions, the Project should utilize the cleanest available off-road construction equipment, including the latest tier equipment.
San Joaquin Valley Air Pollution Control District Page 2 of 5 District Reference No: 20220807
August 2, 2022
Clean Lawn and Garden Equipment in the Community
Since the Project consists of commercial development, gas-powered commercial lawn and garden equipment have the potential to result in an increase of NOx and PM2.5 emissions. Utilizing electric lawn care equipment can provide residents with immediate economic, environmental, and health benefits. The District recommends the Project proponent consider the District’s Clean Green Yard Machines (CGYM) program which provides incentive funding for replacement of existing gas powered lawn and garden equipment. More information on the District CGYM program and funding can be found at: http://www.valleyair.org/grants/cgym.htm and http://valleyair.org/grants/cgym-commercial.htm.
On-Site Solar Deployment
It is the policy of the State of California that renewable energy resources and zerocarbon resources supply 100% of retail sales of electricity to California end-use customers by December 31, 2045. While various emission control techniques and programs exist to reduce air quality emissions from mobile and stationary sources, the production of solar energy is contributing to improving air quality and public health. The District suggests that the City consider incorporating solar power systems as an emission reduction strategy for the Project.
Electric Vehicle Chargers
To support and accelerate the installation of electric vehicle charging equipment and development of required infrastructure, the District offers incentives to public agencies, businesses, and property owners of multi-unit dwellings to install electric charging infrastructure (Level 2 and 3 chargers). The purpose of the District’s Charge Up! Incentive program is to promote clean air alternative-fuel technologies and the use of low or zero-emission vehicles. The District recommends that the City and project proponents install electric vehicle chargers at project sites, and at strategic locations.
Please visit www.valleyair.org/grants/chargeup.htm for more information.
District Rules and Regulations
The District issues permits for many types of air pollution sources, and regulates some activities that do not require permits. A project subject to District rules and regulations would reduce its impacts on air quality through compliance with the District’s regulatory framework. In general, a regulation is a collection of individual rules, each of which deals with a specific topic. As an example, Regulation II (Permits) includes District Rule 2010 (Permits Required), Rule 2201 (New and Modified Stationary Source Review), Rule 2520 (Federally Mandated Operating Permits), and several other rules pertaining to District permitting requirements and processes.
San Joaquin Valley Air Pollution Control District Page 3 of 5 District Reference No: 20220807
August 2, 2022
The list of rules below is neither exhaustive nor exclusive. Current District rules can be found online at: www.valleyair.org/rules/1ruleslist.htm. To identify other District rules or regulations that apply to future projects, or to obtain information about District permit requirements, the project proponents are strongly encouraged to contact the District’s Small Business Assistance (SBA) Office at (209) 557-6446.
District Rules 2010 and 2201 - Air Quality Permitting for Stationary Sources
Stationary Source emissions include any building, structure, facility, or installation which emits or may emit any affected pollutant directly or as a fugitive emission. District Rule 2010 (Permits Required) requires operators of emission sources to obtain an Authority to Construct (ATC) and Permit to Operate (PTO) from the District. District Rule 2201 (New and Modified Stationary Source Review) requires that new and modified stationary sources of emissions mitigate their emissions using Best Available Control Technology (BACT).
This Project may be subject to District Rule 2010 (Permits Required) and Rule 2201 (New and Modified Stationary Source Review) and may require District permits. Prior to construction, the Project proponent should submit to the District an application for an ATC. For further information or assistance, the project proponent may contact the District’s SBA Office at (209) 557-6446.
District Rule 9510 - Indirect Source Review (ISR)
The Project is subject to District Rule 9510 because it will receives a projectlevel discretionary approval from a public agency and will equal or exceed 2,000 square feet of commercial space.
The purpose of District Rule 9510 is to reduce the growth in both NOx and PM emissions associated with development and transportation projects from mobile and area sources; specifically, the emissions associated with the construction and subsequent operation of development projects. The ISR Rule requires developers to mitigate their NOx and PM emissions by incorporating clean air design elements into their projects. Should the proposed development project clean air design elements be insufficient to meet the required emission reductions, developers must pay a fee that ultimately funds incentive projects to achieve off-site emissions reductions.
Per Section 5.0 of the ISR Rule, an Air Impact Assessment (AIA) application is required to be submitted no later than applying for project-level approval from a public agency. As of the date of this letter, the District has not received an AIA application for this Project. Please inform the project proponent to immediately submit an AIA application to the District to comply with District Rule 9510. One San Joaquin Valley Air Pollution Control District Page 4 of 5 District Reference No: 20220807
August 2, 2022
AIA application should be submitted for the entire Project. It is preferable for the applicant to submit an AIA application as early as possible in the City’s approval process so that proper mitigation and clean air design under ISR can be incorporated into the City’s analysis.
Information about how to comply with District Rule 9510 can be found online at:
http://www.valleyair.org/ISR/ISRHome.htm.
The AIA application form can be found online at:
http://www.valleyair.org/ISR/ISRFormsAndApplications.htm.
District staff is available to provide assistance and can be reached by phone at (559) 230-5900 or by email at [email protected].
District Rule 4002 (National Emissions Standards for Hazardous Air Pollutants)
In the event an existing building will be renovated, partially demolished or removed, the Project may be subject to District Rule 4002. This rule requires a thorough inspection for asbestos to be conducted before any regulated facility is demolished or renovated. Information on how to comply with District Rule 4002 can be found online at:
http://www.valleyair.org/busind/comply/asbestosbultn.htm.
District Rule 4601 (Architectural Coatings)
The Project may be subject to District Rule 4601 since it may utilize architectural coatings. Architectural coatings are paints, varnishes, sealers, or stains that are applied to structures, portable buildings, pavements or curbs.
The purpose of this rule is to limit VOC emissions from architectural coatings.
In addition, this rule specifies architectural coatings storage, cleanup and labeling requirements. Additional information on how to comply with District Rule 4601 requirements can be found online at:
http://www.valleyair.org/rules/currntrules/r4601.pdf
District Regulation VIII (Fugitive PM10 Prohibitions)
The project proponent may be required to submit a Construction Notification Form or submit and receive approval of a Dust Control Plan prior to commencing any earthmoving activities as described in Regulation VIII, specifically Rule 8021 – Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities.
Should the project result in at least 1-acre in size, the project proponent shall provide written notification to the District at least 48 hours prior to the project proponents intent to commence any earthmoving activities pursuant to District San Joaquin Valley Air Pollution Control District Page 5 of 5 District Reference No: 20220807
August 2, 2022
Rule 8021 (Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities). Also, should the project result in the disturbance of 5- acres or more, or will include moving, depositing, or relocating more than 2,500 cubic yards per day of bulk materials, the project proponent shall submit to the District a Dust Control Plan pursuant to District Rule 8021 (Construction, Demolition, Excavation, Extraction, and Other Earthmoving Activities). For additional information regarding the written notification or Dust Control Plan requirements, please contact District Compliance staff at (559) 230-5950.
The application for both the Construction Notification and Dust Control Plan can be found online at:
https://www.valleyair.org/busind/comply/PM10/forms/DCP-Form.docx Information about District Regulation VIII can be found online at:
http://www.valleyair.org/busind/comply/pm10/compliance_pm10.htm Other District Rules and Regulations
The Project may also be subject to the following District rules: Rule 4102 (Nuisance) and Rule 4641 (Cutback, Slow Cure, and Emulsified Asphalt, Paving and Maintenance Operations).
District Comment Letter
The District recommends that a copy of the District’s comments be provided to the Project proponent.
If you have any questions or require further information, please contact Patrick Chimienti by e-mail at [email protected] or by phone at (559) 230-6139.
Sincerely,
Brian Clements
Director of Permit Services
For: Mark Montelongo
Program Manager
EXHIBIT B