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Eight Mile Road
PFC Jesse Mizener Street
Holman Road
Bear Creek
Legend
City of Stockton, CA makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map.
Map created by: AL
Map created on: October 27, 2023
Aerial Photo: Esri, Maxar, Earthstar Geographics, and the GIS User Community
MAP FOR REFERENCE ONLY NOT A
LEGAL DOCUMENT
EXISTING GENERAL PLAN MAP
Quashnick Road
Commercial General Plan
High Density Residential
General Plan
City Limits
Subject Parcels
Low Density
Residential
General Plan
Industrial General Plan
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EXHIBIT 1 - Rezone
ORDINANCE NO.
ORDINANCE APPROVING AMENDMENTS TO THE STOCKTON CITYWIDE ZONING
MAP FOR AMENDMENTS TO THE PREVIOUSLY APPROVED CANNERY PARK SUBDIVISION PROJECT LOCATED ON MULTIPLE PARCELS AT 3827 PFC JESSE MIZENER STREET (APNs 122-020-32, -33, -38 and -60)(P21-0435)
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF STOCKTON AS FOLLOWS:
SECTION I. FINDINGS AND INTENT
Amendments to Zoning Map
A. Pursuant to SMC section 16.116.050(B ) “Mandatory Findings of Fact,” an amendment to the Stockton Zoning Map may be approved only if all of the findings of fact listed below, can be made.
I. The project site is currently zoned CG (Commercial, General) for 88.61 acres and RH (Residential, High Density) for 11.27 acres. The proposed rezoning would reclassify to 19.76 acres of CG, 12.34 acres of RH and
67.78 acres of RL (Residential, Low Density As the Project areas are surrounded by development, would be physically suitable to accommodate the change, is needed to comply with the General Plan amendment request, the rezone complies with City standards.
II. The design of the proposed development will not cause serious public health or safety problems. The proposed commercial and high density residential was previously approved on the subject property. The layout is being requested to be revised. The proposed low density residential uses are compatible with the adjacent residential uses to the south and west surrounding the subject site and will not cause serious public health or safety problems. All on-site and off-site improvements to serve the development will be constructed as part of the Project, which provides a public benefit. Any potential health risks have been evaluated in the Addendum to the Cannery Park EIR and are as necessary, addressed.
III. The proposed project site was prev iously certified for an EIR by the Cannery Park EIR [SCH # 2003042022]. The EIR Addendum was prepared for the proposed project in compliance with the California Environmental Quality Act (CEQA) section 15164, since the project is requesting a change of a previously certified EIR, and the proposal does not result in substantial changes or create new significant environmental effects beyond what was anticipated in the original EIR.
IV. (Additional Finding for Zoning Map Amendments). The Project will install
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EXHIBIT 1 - Rezone
on-site and off-site improvements, including public streets, sidewalks, curbs, gutters, sidewalk, landscaping, and street lighting. All proposed utilities (e.g., water, sewer, storm drainage) will be extended to the subject site from the existing subdivision to the southwest and comply with the City’s Standard Plans and Specifications.
Residential Density
B. Pursuant to Government Code section 65863, the City may not reduce the residential density for any parcel to a low er residential density unless it makes written findings supported by substantial evidence of both of the following:
I. The reduction is consistent with th e adopted General Plan, including the housing element.
Evidence: The City of Stockton 2015-2023 Housing Element included the Cannery Park project high- and low-density units but did not anticipate residential uses in the commercial zoned designations. Since the proposed amendment will maintain the high-density housing units and add 331 new low-density units, the map amendments will add residential capacity beyond what was anticipated in the Housing Element.
II. The remaining sites identified in the housing element are adequate to meet the requirements of section 65583.2 and to accommodate the jurisdiction’s share of the regional housing need pursuant to section 65584. The finding shall include a quantification of the remaining unmet need for the jurisdiction’s share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level.
Evidence: In addition, the “no net loss” provision of Government Code section 65683 requires that specific findings be made if the City reduces residential density on any property to a lower residential density. As indicated above, the proposed amendment to convert the regional commercial zones to new housing will add housing to the project and city in addition to maintaining neighborhood services retail uses along Eight Mile Road and a new 4-acre neighborhood park.
SECTION II. AMENDMENT CITYWIDE ZONING MAP
The Stockton Citywide Zoning Map pursuant to SMC section 16.16.030 (Zoning Map Adopted) is hereby amended as described in Section I (Finding and Intent) and illustrated in (Exhibit 1a), based on the above findings.
//
//
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EXHIBIT 1 - Rezone
SECTION III. SEVERABILITY
If any part of this Ordinance is held invalid for any reason, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of this Ordinance if such invalid portionthereof had been deleted.
SECTION IV. EFFECTIVE DATE
This Ordinance shall take effect and be in full force thirty (30) days after its passage.
ADOPTED:
EFFECTIVE:
KEVIN J. LINCOLN II
Mayor of the City of Stockton
ATTEST:
ELIZA R. GARZA, CMC
City Clerk of the City of Stockton
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0 0.10.05 Miles
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Eight Mile Road
PFC Jesse Mizener Street
Holman Road
Bear Creek
Legend
City of Stockton, CA makes no claims and no warranties, expressed or implied, concerning the validity or accuracy of the GIS data presented on this map.
Map created by: AL
Map created on: October 27, 2023
Aerial Photo: Esri, Maxar, Earthstar Geographics, and the GIS User Community
MAP FOR REFERENCE ONLY NOT A
LEGAL DOCUMENT
CURRENT ZONING MAP
Quashnick Road
OS
PF
RL
General Commercial
Zoning
High Density
Residential Zoning
City Limits
Subject Parcels
Low Density
Residential Zoning
IL
CG
Open Space Zoning
RH
CG
CG
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EXHIBIT 1 - DA Amendment
ORDINANCE NO.
AN ORDINANCE APPROVING A DEVELOPMENT AGREEMENT AMENDMENT FOR
THE PREVIOUSLY APPROVED CANNERY PARK MIXED USE PROJECT LOCATED ON MULTIPLE PARCELS AT 3827 PFC JESSE MIZENER STREET
(APNs 122-020-32, -33, -38 and -60)(P21-0435)
On September 14, 2004, the Development Agreement (DA-2-03) between the City of Stockton and Holman Investors, LLC, was authorized by the City of Stockton Ordinance No. 022-4, effective October 14, 2004; and
On March 28, 2006, the Stockton City Council approved a First Amended and Restated Development Agreement (DA2-03) between the Ci ty of Stockton and Holman Investors, LLC to address the timing of development, more specifically, to not require the Developer to initiate or complete any portion of the project within any particular period of time within the allowed twenty (20) year agreement period; and
Holman Investors, LLC (Applicant) is reques ting, amongst other requests, a second amendment to the Development Agreement for the Cannery Park Mixed Use Project to extend the time allowance an additional ten (10) years; and On February 8, 2024, the Planning Commission held a duly noticed public hear, pursuant to Stockton Municipal Code (SM C) section 16.116.040(D), to consider the request for a second amendment to the Development Agreement and approved a recommendation that the City Council approve the amendment.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:
SECTION I. FINDINGS
Pursuant to SMC section 16.128.080 “ Findings and decision ,” an amendment to the Development Agreement may be approved only if all of the findings of fact listed below, can be made.
A. The Development Agreement is in the best interest of the City, as it would promote commercial and residential development and employment opportunities associated with those uses.
B. The Development Agreement complies with the City Development Code and other applicable ordinances and regulations, particularly the regulations of Chapter
16.128 pertaining to development agreements.
C. The Development Agreement is consistent with the general land uses, objectives, policies, and programs of the General Plan, any applicable specific plan or master development plan. The Development Agreement provides commercial and
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housing development opportunities in Stockton, consistent with the General Plan goals and policies, including the creation of new housing and jobs.
D. The Development Agreement will not endanger, jeopardize, or otherwise constitute a hazard to the public conven ience, health, interest, safety, or general welfare in that projects constructed pursuant to it are required to comply with all health and safety regulations, zoning requirements, infrastructure provision, and General Plan policies.
E. The Development Agreement complies with the conditions, requirements, restrictions, and terms of section 16.128.060(B) (Preparation and Content - Proposed Development Agreement).
F. The Development Agreement complies with the provisions of the California Environmental Quality Act (CEQA) and the Cit y’s CEQA Guidelines in that evaluation of potential impacts have been completed and mitigation measures have been maintained to mitigate all identified impacts to a less-than-significant level.
SECTION II. DEVELOPMENT AGREEMENT
Pursuant to SMC section 16.128.070, the Stockton City Council has conducted a public hearing, and hereby approves the Development Agreement for the Delta Cove Project, attached as (Exhibit 1a), to be executed, based on the above findings.
SECTION III. SEVERABILITY
If any part of this Ordinance is held invalid for any reason, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of this Ordinance if such invalid portion thereof had been deleted.
SECTION III. EFFECTIVE DATE
This Ordinance shall take effect and be in full force thirty (30) days after its passage.
ADOPTED:
EFFECTIVE:
ATTEST: KEVIN J. LINCOLN II
Mayor of the City of Stockton
ELIZA R. GARZA, CMC
City Clerk of the City of Stockton
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This document is recorded for the
benefit of the City of Stockton and is
entitled to be recorded free of charge
in accordance with Sections 6103
and 27383 of the Government Code.
When recorded, mail to:
City Attorney’s Office
City of Stockton
425 North El Dorado St., 2
nd Floor
Stockton, CA 95202-1997 THIS SPACE FOR RECORDER’S USE ONLY
SECOND AMENDED AND RESTATED AGREEMENT
BY AND BETWEEN THE CITY OF STOCKTON
AND
HOLMAN INVESTORS, LLC
WHEREAS, the Development Agreement (“DA 2-03”), dated September 14, 2004, was authorized by City of Stockton Ordinance No. 022-02, adopted September 14, 2004, effective October 14, 2004, and recorded on October 29, 2004 as Document No. 2004-246441; and WHEREAS, the First Amended and Restated Agreement to DA 2-03 (“First Amended Agreement”), dated April 19, 2006 was authorized by City of Stockton Resolution No. 06-0164, adopted on March 28, 2006, and recorded on June 29, 2006 as Document No. 2006-141380; and
WHEREAS, the Developer desires to modify the Project such that approximately eighty (80) acres of commercial and high density resident ial land uses will be subject to a General Plan amendment, a Zoning Map amendment, and a Tentative Subdivision Map (collectively the “Modified Project Property”) resulting in three hundred thirty one (331) units of single family detached housing (“New Lots”), and 12.34-acres of multi-family housing, 3.98-acres of parkland, and 1.00-acre of open space; and
WHEREAS, approximately nineteen (19) acres of existing commercial land use will be included with the Modified Project Property in a new Tentative Subdivision Map; and WHEREAS, Tentative Subdivision Map Cannery Park Large Lots 4, 5 & 6 (“TM 2021“) contains Large Lot 4, Large Lot 5, and Large Lot 6 created by the Cannery Park Unit No. 1 Final Map filed on December 12, 2005, in Book 40 of Maps and Plats, at Page 51; and WHEREAS, the Developer’s Modified Project necessitates increased parkland and open space to be provided. City desires the Developer to prepare improvement plans and construct the
3.98-acres of parkland and 1.00-acre of open space (collectively “New Park”) in conjunction with development of the New Lots located within Large Lot 5; and WHEREAS, the economic crisis that started in 2008 and ended in 2017 significantly delayed the progress of the Developer to facilitate the implementation of the General Plan through the development of the Project, thereby realizing the public benefits to City and private benefits to
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Developer described in DA 2-03 as amended by the First Amended Agreement and the parties desire to extend the term of DA 2-03, as amended by the First Amended Agreement; and
WHEREAS, the parties have agreed that this SECOND AMENDED AND RESTATED DEVELOPMENT AGREEMENT (DA 2-03) properly reflects their original intent and desire of that said DEVELOPMENT AGREEMENT, DA 2-03, as set forth herein, and shall be duly approved and recorded in the office of the County Recorder of San Joaquin County.
NOW THEREFORE, the parties agree as follows:
1.The Subject Property as described in Exhibit “A” and depicted on Exhibit “B” to DA 2-03 is hereby amended such that Exhibit “B” shall be replaced in its entirety by Exhibit “B-1” attached hereto and incorporated herein by reference.
2. Section 1.3.a of DA 2-03 is revised such that the Term of the Agreement shall extend for a period of thirty (30) years from the Effective Date of DA 2-03 thus extending the Term of DA 2-03 and any amendments thereto by an additional ten (10) years.
3. Section 3.2.c of DA 2-03 is revised such that the Developer shall limit development of the site to a total of not more than one thousand three hundred fifty (1,350) units of single family detached housing, the maximum density allowance for 12.34 acres of high density residential housing, and one hundred sixty thousand (160,000) square feet of commercial building area.
4. The Developer shall prepare improvements plans to construct the New Park in substantial conformance to the Cannery Park Site Plan attached hereto and incorporated herein as Exhibit “C” (“Park Plans”). Upon approval of the Park Plans, which approval shall not be unreasonably withheld and shall be required to comply with adopted City standards and specifications, Developer shall, prior to or in conjunction with submittal of the first final subdivision map within Large Lot 5, commence construction of the New Park as per the Park Plans. The Developer(s) of Large Lot 4, Large Lot 5, and Large Lot 6 shall mutually participate in the full cost of the design and construction of the New Park as a public benefit to the City in consideration for the City approving the Modified Project. The Developer(s) shall be entitled to receive, for costs incurred by the Developer(s), credit against any parkland fees imposed by the City at building permit within the Cannery Park Large Lot 4, Large Lot 5, and Large Lot 6 map areas (“Park Fee Credit”) up to the final documented cost to design and construct the New Park (“Park Cost”).
5. Upon submittal of a Parcel Map by the Developer, the City shall process the Parcel Map creating bulk sale only parcels for the Village I Parcel, the Village J Parcel, and the Village K Parcel, and dedication parcels for the Lot A Park/Open Space Parcel and the Lot B Basin Parcel as shown on TM 2021.
6. Pursuant to Government Code section 66452.6(a), any Tentative Subdivision Map approved within the Subject Property shall be valid until the expiration of the Term of the Agreement as amended herein.
7. All other provisions of DA 2-03 as amended by the First Amended Agreement shall remain in full force and effect.
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IN WITNESS WHEREOF, the City and Developer have executed this SECOND AMENDED AND RESTATED AGREEMENT as of the date set forth below.
CITY OF STOCKTON,
a political subdivision of the State of California
____________________________________ Date: ______________ City Manager
Attest:
____________________________________ Date: ______________ City Clerk
Approved as to Form:
_____________________________________ Date: ______________ City Attorney
HOLMAN INVESTORS, LLC,
a California limited liability company
By: H. D. Arnaiz Corporation,
a California Corporation, its Manager
By: _____________________________ Date: ______________ Matthew Arnaiz, Secretary
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LEGEND
ATTACHMENT D
Trees and low planting to
transition to creek area
8' perimeter walk / bike path
Bench seating, typ.
Turf area for active use
Bear Creek
Bear Creek
Bear Creek
20' Levee (Open Space)
20' Levee (Open Space)
20' Levee (Open Space)
20' Levee (Open Space)
20' Levee (Open Space)
Trees and sparse, low planting
to transition to creek area
8' perimeter walk / bike path
Fitness station (1 of 10)
Turf area for active use
Trees and low planting to
transition to creek area
Bench seating, typ.
Bike path to connect
to path at Bear Creek
Entry landscape with bench seating
Shade structure with picnic tables
Entry sign at primary entrance
Playground area
[email protected]
(209) 656-7177
1-31-25
PLA #4346
L1Site PlanLL i n d a F i s h
Landscape Architect
CSDNALDESNECI L
TCETIHCRA
EPA
FO
ETATS
AI NROFILACF
M.
ADNI L
6434#
HSI
Signature
Renewal Date
Date
Sheet Number:
Drawn:
Date:
Scale:
LF
1"=50-'0"
10-9-23
Revisions:
Concept Plant Legend:
0 50 100 150
Lot A, Cannery Park
Stockton, CA
Cannery Park
80' Wide Park
N.
Concept Statement:
The design objective of this 80' Wide Park Site Plan is to provide a usable green space for Cannery Park residents. The park provides ample turf for active use, and is separated from the creek by more natural drought tolerant planting. An primary path along the neighborhood edge is provided for walkers and bikers, which links to additional paths within the park and along Bear Creek for varied experiences within the site. The playground area features play equipment, a perimeter walk with bench seating, and picnic tables within a shade structure. Shade trees are used throughout the Basin Park. Trees are also used, along with low shrub and groundcover planting, to buffer neighboring residential lots while avoiding overhead irrigation along wood fences and potential safety concerns.
SHADE TREE 101
STREET TREE 79
ACCENT TREE 20
TURF 69,630 sf
PLAYGROUND BARK 4,840 sf
SPARSE WOODLAND SHRUBS & GROUNDCOVER 68,207 sf
DECOMPOSED GRANITE 750 sf
FULLY PLANTED AREA 8,209 sf
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
1 General Conditions
The owners, and developers and/or successors-in-interest (the 'ODS') who subdivide property with the Cannery Park Subdivision shall comply with the following general conditions. These general conditions may be more specifically detailed in the development scenarios presented herein. These Conditions of Approval (COAs) were updated as part of the Cannery Park Project Amendments (P21-0435).
1. Comply with all applicable F ederal, State, County, and City codes, regulations, and adopted standards and pay all applicable fees. (#1), (SPA#1)
2. Pursuant to Section 15091 and 15093 of the State CEQA Guidelines, the project shall be subject to all applicable mitigation measures identified in the City-adopted "Findings, Statement of Overriding Considerations, and Mitigation Monitoring and Reporting Program for the Cannery Park Mixed Use Project." (#2), (SPA#2)
3. Lot 5 and Lot 6 of Cannery Park Unit No. 1 Final Map shall be annexed to the Cannery Park Residential Property Protective Restrictions recorded on May 17, 2017, Document No 2017-055715, San Joaquin County (CC&Rs). The City is declared as a third party beneficiary in Section 9.01.A of the CC&R’s.
4. Based on the effective 200-Year Floodp lain Analysis Map, and the Technical Memorandum prepared by VVH Consulting Engineers dated January 23, 2024, portions of the project site have areas of potential flooding in excess of three (3) feet from a storm event that has a 1-in-200 chance of occurring in any given year, from sources other than local drainage, in urban and urbanizing areas. The finished floors of future structures shall be elevated to within three (3) feet of the 200-year base flood elevation providing an urban level of flood protection in accordance with SMC
16.90.020(A)2. All future construction will adhere to the City’s established Criteria for Development in 200-Year Floodplains, for the issuance of building permits for new residential units in master planned communities.
5. Comply with all applicable Federal, State, County, and City Codes, regulations and adopted standards and pay all applicable fees.
6. The property owners, developers, and/or successors-in-interest (ODS) shall be responsible for the City’s legal and administrative costs associated with defending any legal challenge of the approval for this project or its related environmental document.
7. To minimize any adverse financial impa ct on the City of Stockton associated development and/or use of the subject site, the ODS agrees that it will not challenge, or protest and applicable fees associated with the development of the site, but if such fees are amended or modified, the ODS agree to pay such fees as they may be amended or modified from time to time.
Traffic & Circulation (Analysis, Phasing and Dedication)
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
2 8. Conduct a queuing and traffic access analysis at proposed signalized intersections to determine appropriate intersection location and required turn pocket/lane length. (#8)
9. The ODS shall conduct a project phasing an alysis to determine the timing and level of project development that can occur before degrading the operational level of service at the Eight Mile Road/State Highway Route 99 interchange and Morada Lane/State Highway Route 99 interchange below level of service that conforms with State Urban Highway Standards. Said study shall be approved by the City and identified improvement timing shall be binding on the ODS. (#14) Traffic & Circulation (Design, Construction and/or Funding Proportionate Share)
10. The ODS shall be responsible for 100 percen t of the design and construction costs of on-site roadway and intersection improvements and roadway extensions and public utilities identified on the Tentative Map and/or included in the project EIR, project description or as mitigation measures. Improvements include but are not limited to all sewer, water and storm drain lines, traffic signals, street lighting, street paving, curb, gutter and sidewalk. (#10)
Eight Mile Road Specific Plan
11. If the improvements allowed by Specific Plan Amendment SPA1-03 are not constructed within five years, the Specific Plan Amendment shall be null and void. (SPA#6)
Domestic Water
12. Appropriately sized utilitie s and 3-phase electrical service shall be provided for all City owned or operated facilities. (#29)
Oak Tree Avoidance/mitigation
13. Removal of Oak trees shall be avoided whenever feasible. The owners, developers, and/or successors-in-interest shall coordinate the layout of project plans with the Community Development Department Director t to minimize or eliminate Oak tree removals. If removal of an Oak tree cannot be avoided, the owners, developers, and/or successors-in-interest shall be responsible for replacement of Oak trees on site, as approved by the Community Development Department Director or designated representative. If on-site planting is not possible, the owners, developers, and/or successors-in-interest shall pay the Community Development Department the estimated cost (as determined by the Community Development Department Director or designated representative for the City to have the replacement Oak trees planted by private contract on a site deemed appropriate by the Community Development Department Director of designated representative in accordance with the mitigation measures identified in the Final Environmental Impact Report (EIR1-03), as amended, and in the related CEQA Findings, Statement of Overriding Considerations, and Mitigation Monitoring/Reporting Program for the Cannery Park Mixed Use Project. (#46)
Improvement/Development Plan
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
3 In order to provide an appropriate and reliable Improvement/Development Plan for a mixed-use development with the component elements contained in the Cannery Park Subdivision, the Subdivision has been divided into five (5) Plan Areas (Exhibit 'X'). The on-site/in-tract improvements and the off-site improvements corresponding to subdivision map conditions are listed separately for each Plan Area in Exhibit B (Master Subdivision Agreement Cannery Park) to the Subdivision Agreement for the Cannery Park Unit No. 1 Final Map, Tract No. 3465.
Cannery Park Subdivision Plan Areas: The improvements associated with each Plan Area are as follows:
PLAN AREA ‘A’
Plan Area 'A' encompasses approximately 112.65± acres and includes Lot 11, Lot 12 (elementary school site), Lot 13 (neighborhood park), and Lot 14. The following general conditions are associated with development within Plan Area 'A' for Lot 11:
Morada Lane/Hwy 99 Interchange Frontage Roads
A1. Provide appropriate security, design and construct the following interim improvements to mitigate near-term impacts and enhance circulation.
A2. Design and install a traffic signal at Mo rada Lane/Hwy 99 West Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13)
a. NB - one through/left-turn shared lane, and one right-turn lane b. SB - one through/left-turn shared lane, and one right-turn lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one through, one left-tur n lane, and one right-turn lane A3. Design and install a traffic signal at th e Morada Lane/Hwy 99 East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane, one throug h lane and one right-turn lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane If the owner/subdivider of Lot 11 constructs the interim improvements identified in A21 and A22, the payment of a proportionate share of the cost of those improvements as defined in A18 above is not required.
Morada Lane Interchange Frontage Roads
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
4 A4. Design and install a traffic signal at Mo rada Lane/Hwy 99 West Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13)
a. NB - one through/left-turn shared lane, and one right-turn lane b. SB - one through/left-turn shared lane, and one right-turn lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one through, one left-tur n lane, and one right-turn lane A5. Design and install a traffic signal at th e Morada Lane/Hwy 99 East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane, one throug h lane and one right-turn lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane If the owner/subdivider of Lot 14 constructs the interim improvements identified in A39 and A40, the payment of a proportionate share of the cost of those improvements as defined in A36 above is not required.
PLAN AREA ‘B’
Plan Area 'B' encompasses approximately 99.86± acres consisting of Lot 7, Lot 8, Lot 9 and Lot
10. The following general conditions are associated with development within Plan Area 'B' Lot 7, Lot 8, Lot 9 and Lot 10:
General Conditions
Bikeway, Pedestrian Pathway & Crossings
B1. All crossings of Holman Road proposed for bikeway/pedestrian purposes (i.e., "Parkway" and Bear Creek) shall be grade separated or occur at pedestrian actuated (midblock) signals. (#22)
B2. The Final Map prepared for Lot 9 and Lo t 10 shall show those access point dedications along the south side of Bear Creek that are associated with the class one bike trail. All access points will need to be a separate lot acquired and improved by the ODS. All plans and improvements shall be subject to approval by the, the City Police Department and the City Public Works Department. (#34) B3. The owner/subdivider of Lot 10 shall prov ide appropriate security, design and install a bikeway/pedestrian walkway along the south side of the Bear Creek drainage corridor. The bikeway/pedestrian walkway shall consist of an asphalt or concrete bike path as proposed in the project environmental document. Provide a Master Plan for the bikeway/pedestrian walkway prior to approval of the Final Map. The Master Plan shall contain but not be limited to the following component plans: signage, bollards, public access, landscaping, fencing, security (including hours of operation), and maintenance (including litter removal). A consolidated maintenance district will be
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
5 responsible for litter clean-up for the Bear Creek Corridor. The master plan shall be subject to review and approval by the Community Development Director and the Public Works Director. (#40), (#48)
B4. Prior to the recording a Final Subdivision Map within Plan Area B, design and submit to the Union Pacific Railroad (UPRR) the plans necessary to obtain UPRR approval of an a bikeway/pedestrian walkway crossing of the UPRR right-of-way along the south levee bank of Bear Creek.
Easements
B5. Comply with all requirements of agencies having jurisdiction over the Woodbridge Irrigation District (WID). (#25)
B6. The Final Map for Lot 9 and Lot 10 shall include a ten (10) foot easement from the existing toe of the levee along Bear Creek for maintenance of all levee slopes. Note:
This condition is not required if the easement is already included as a component of another recorded map. (#18)
B7. Provide an accessible 10 -foot wide maintenance/access easement or license agreement from UPRR for access purposes along the westerly side and a 3-foot wide maintenance/access easement along the easterly side of the masonry soundwall/fence constructed on the western side of Lot 10. (#33) Disclosure/Notification
B8. The owner/subdivider of Lot 10 shall disclose to all prospective home buyers as a condition of sale and prior to the opening of escrow, the existence of any present or former remediation site (lead or any other contaminant) within the project boundaries. (#43)
The following on-site/in-tract improvements are necessary to support development within Plan Area 'B' Lot 7, Lot 8, Lot 9 and Lot 10:
On-site/In-tract Improvements Holman Road
B9. Prior to recording a final subdivision map wi thin Lot 7, Lot 8, or Lot 10 within Plan Area B, prepare preliminary design plans and submit permit applications with Federal and State permitting agencies for the Holman Road Bridge crossing at Bear Creek and extension of Holman Road to Eight Mile Road. If the Federal and State permitting agencies approve and issue permits for the Holman Road Bridge crossing at Bear Creek, then prior to recording any additional final subdivision maps within Plan Area B, design and submit for City approval plans for the Holman Road Bridge crossing at Bear Creek and the extension of Holman Road to Eight Mile Road. Upon approval of the Homan Road Bridge and extension plans by the City, initiate the construction of the extension of Holman Road to Eight Mile Road and the Holman Road Bridge crossing at Bear Creek. To assure adequate right- of-way is reserved to accommodate the Holman Road Bridge crossing at Bear Creek, no final subdivision map(s) shall be recorded within Lot 9 until the Federal and State permitting agencies approve and issue permits for the Holman Road Bridge crossing at Bear Creek.
Include median lighting. (#11)
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
6 B10. Concurrent with the construction of th e extension of Holman Road to Eight Mile Road, install barricades per City of Stockton standards at the intersection of Holman Road and Cannery Circle/Tri-Valley Drive.
B11. Install bus turnouts at the intersection of Holman Road and Pfc Jessie Mizener Street and Holman Road and Eight Mile Road as depicted on the tentative map. (#17) B12. The owner/subdivider of Lot 8 and Lot 9 shall construct a masonry sound wall along the east side of Holman Road from the northern boundary of the Woodbridge Irrigation District canal easement northward to The Bear Creek levee. The height of the soundwall shall be a minimum of seven feet, subject to design approval by the Community Development Director. (#47)
B13. The owner/subdivider of Lot 10 shall construct a masonry sound wall along the west side of Holman Road from the northern boundary of the Woodbridge Irrigation District canal easement northward to The Bear Creek levee. The height of the soundwall shall be a minimum of seven feet, subject to design approval by the Community Development Director. (#47)
B14. Access to Holman Road shall be restricted except at public street intersections. (#7) B15. Install landscaping and sidewalk between masonry soundwall and back of curb subject to review and approval by the Community Development Director and the Public Works Director. (#40)
Lt. Col. Mark Taylor Street
B16. The owner/subdivider of Lot 10 shall construc t the road to the full ninety-six (96) foot width (sixty-six (66) feet from curb face to curb face) from the western most curb flare at the intersection of Lt. Col. Mark Taylor Street and Street 'P' to the western boundary of Cannery Park TM8-04A&B at a time determined to be appropriate by the Public Works Director.
B17. Access to Lt. Col. Mark Taylor Street sh all be restricted except at public street intersections. (#7)
B18. Construct a masonry sound wall along the north side of Lt. Col. Mark Taylor Street beginning at the western curb flare of the intersection of Lt. Col. Mark Taylor Street and Holman Road extending westward to the property boundary. The height of the soundwalls shall be at a minimum of seven feet, subject to design approval by the Community Development Director. (#47)
B19. Install landscaping and sidewalk between masonry soundwall and back of curb subject to review and approval by the Community Development Director and the Public Works Director. (#40)
Pfc. Jessie Mizener Street
B20. The owner/subdivider of Lot 7, Lot 8 or Lot 9 shall construct Pfc Jessie Mizener Street pursuant to the following improvement conditions. Note: In the event that the
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
7 Holman Road Road/Bear Creek Bridge is not granted its environmental permits allowing for its construction, and security has been provided for the construction of the bridge and Holman Road to Eight Mile Road, then in order to accommodate the daily trips from Improvement Plan Area B, the first final map within Plan Area B (i.e., Lot 7, Lot 8, Lot 9 or Lot 10) shall include the construction of Pfc Jessie Mizener Street pursuant to the dimensions and segment length described in B26 below.
B21. Construct the road to the full seventy-eight (78) foot width (forty-eight (48) feet from curb face to curb face) from approximately one hundred (100) feet west of the western most curb flare at the intersection with Holman Road and Pfc Jessie Mizener Street to the State Route Hwy 99 Frontage Road.
B22. Install a barricade per City of Stockton standards at the intersection of Pfc Jessie Mizener Street and Collector A.
B23. Access to Pfc Jessie Mizener Street shall be restricted except at public street intersections. (#7)
B24. The owner/subdivider of Lot 9 shall construct a masonry sound wall along the north side of Pfc Jessie Mizener Street beginning at the eastern most curb flare of the intersection of Holman Road and Pfc Jessie Mizener Street eastward across the southern property boundary intersecting with the easement of the Woodbridge Irrigation District Canal; excepting appropriate access points into the subdivision.
The height of the soundwall shall be at a minimum of seven feet, subject to design approval by the Community Development Director. (#47)
B25. The owner/subdivider of Lot 8 shall construct a masonry sound wall along the south side of Pfc Jessie Mizener Street beginning at the eastern most curb flare of the intersection of Holman Road and Pfc Jessie Mizener Street eastward along the northern boundary of the property intersecting with the easement of the Woodbridge Irrigation District Canal; excepting appropriate access points into the subdivision.
The height of the soundwall shall be at a minimum of seven feet, subject to design approval by the Community Development Director. (#47)
B26. The owner/subdivider of Lot 7 shall construct a masonry sound wall along the south side of Pfc Jessie Mizener Street beginning at the eastern boundary of the Woodbridge Irrigation District canal easement (Lot GG) eastward along the northern boundary of the property intersecting with the western boundary of Lot 5; excepting appropriate access points into the subdivision. The height of the soundwall shall be at a minimum of seven feet, subject to design approval by the Community Development Director. (#47)
B27. Install landscaping and sidewalk betw een masonry soundwall and back of curb subject to review and approval by the Community Development Director and the Public Works Director. (#40)
Minor roads and Collectors
B28. Rights of ways and/or lot layouts shall be reconfigured as necessary to accommodate traffic calming measures required by City Standard including, but not limited to, roundabouts and traffic circles. (#41)
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
8 Off-site Improvements
Eight Mile Road
B29. Prior to recording a final subdivision map within Plan Area B, design and submit for City approval a traffic signal at the intersection of Holman Road and Eight Mile Road and interim intersection improvements to the satisfaction of the Public Works Director, including appropriate alignment and striping of the intersection turn lanes and the provision of transition lanes on the south side of Eight Mile Road approaching and departing Holman Road. Provide vehicle acceleration and de- acceleration lanes, as appropriate. The improvements described in this Section B31 shall be constructed concurrent with the construction of the Holman Road Bridge crossing at Bear Creek and the extension of Holman Road to Eight Mile Road in conformance with Section B10 above. (#10), (#13)
Other Intersections/Roadways
B30. Based upon the total daily trip generati on rate for Cannery Park (i.e., 48,726) compared to the total dally trip generation estimate associated with Lot 7 (i.e., 804), the owner/subdivider of Lot 7 shall pay a proportionate share (i.e., 1.65%) of the total cost of roadway improvements at the following intersections (#13), (#16):
a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Fron tage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/l-lwy 99 West Frontage Road (interim improvements); and g. Morada Lane/Hwy 99 East Frontage Road (interim improvements).
B31. The proportionate share for roadway improvements at West Lane/Arterial A intersection for the Cannery Park TM8-04A&B is two percent (2%). Based upon the total daily trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 7 (i.e., 804), the owner/subdivider of Lot 7 shall pay a proportionate share (i.e., 1.65%) of the two-percent (2%) share of the cost of roadway improvements at the West Lane/Arterial A intersection. (#16) B32. Based upon the total daily trip generati on rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 8 (i.e., 641), the owner/subdivider of Lot 8 shall pay a proportionate share (i.e., 1.32%) of the total cost of roadway improvements at the following intersections (#13), (#16):
a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Fron tage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/Hwy 99 West Frontage Road (interim improvements); and
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
9 g. Morada Lane/Hwy 99 East Frontage Road (interim improvements).
B33. The proportionate share for roadway improvements at West Lane/Arterial A intersection for the Cannery Park TM8-04A&B is two percent (2%). Based upon the total dally trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 8 (i.e., 641), the owner/subdivider of Lot 8 shall pay a proportionate share (i.e., 1.32%) of the two-percent (2%) share of the cost of roadway improvements at the West Lane/Arterial A intersection. (#16) B34. Based upon the total daily trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 9 (i.e., 842), the owner/subdivider of Lot 9 shall pay a proportionate share (i.e.,1.73%) of the total cost of roadway improvements at the following intersections (#13), (#16):
a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Fron tage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/Hwy 99 West Frontage Road (interim improvements); and g. Morada Lane/Hwy 99 East Frontage Road (interim improvements).
B35. The proportionate share for roadway improvements at West Lane/Arterial A intersection for the Cannery Park TM8-04A&B is two percent (2%). Based upon the total daily trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 9 (i.e., 842), the owner/subdivider of Lot 9 shall pay a proportionate share (i.e., 1.73%) of the two-percent (2%) share of the cost of roadway improvements at the West Lane/Arterial A intersection. (#16) B36. Based upon the total daily trip generati on rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 10 (i.e., 4,087), the owner/subdivider of Lot 10 shall pay a proportionate share (i.e., 8.39%) of the total cost of roadway improvements at the following intersections (#13), (#16):
a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Fron tage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/Hwy 99 West Frontage Road (interim improvements); and g. Morada Lane/Hwy 99 East Frontage Road (interim improvements).
B37. The proportionate share for roadway improvements at West Lane/Arterial A intersection for the Cannery Park TM8-04A&B is two percent (2%). Based upon the total daily trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 1O (i.e., 4,087), the owner/subdivider of Lot 1O shall pay a proportionate share (i.e., 8.39%) of the two- percent (2%) share of the cost of roadway improvements at the West Lane/Arterial A intersection. (#16)
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
10 Other Facilities
B38. Based upon the total gross acreage of land designated as single family residential on TM8-04A&B (i.e., 197.77 acres) compared to the total gross acreage associated with Lot 7 on TM8-04A&B (i.e., 9.01 acres), the owner/subdivider of Lot 7 shall pay a proportionate share (i.e., 4.6%) of the costs associated with the following improvements:
a. Bear Creek pedestrian/bicycle trail; and
b. Temporary Park & Ride Lot to be located on lot 17.
B39. Based upon the total gross acreage of land designated as single family residential on TM8-04A&B (i.e., 197.77 acres) compared to the total gross acreage associated with Lot 8 on TM8-04A&B (i.e., 6.59 acres), the owner/subdivider of Lot 8 shall pay a proportionate share (i.e., 3.3%) of the costs associated with the following improvements:
a. Bear Creek pedestrian/bicycle trail; and
b. Temporary Park & Ride Lot to be located on lot 17.
B40. Based upon the total gross acreage of land designated as single family residential on TM8-04A&B (i.e., 197.77 acres) compared to the total gross acreage associated with Lot 9 on TM8-04A&B (i.e., 9.29 acres), the owner/subdivider of Lot 9 shall pay a proportionate share (i.e., 4.7%) of the costs associated with the following improvements:
a. Bear Creek pedestrian/bicycle trail; and
b. Temporary Park & Ride Lot to be located on lot 17.
B41. Based upon the total gross acreage of land designated as single family residential on TM8-04A&B (i.e., 197.77 acres) compared to the total gross acreage associated with Lot 10 on TM8-04A&B (i.e., 74.97 acres), the owner/subdivider of Lot 10 shall pay a proportionate share (i.e., 37.9%) of the costs associated with the following improvements:
a. Temporary Park & Ride Lot to be located on lot 17.
Note: If development occurs within Plan Area 'B' prior to occurring in Plan Area 'A', the following on-site/in-tract improvements shall occur:
Holman Road
B42. Construct Holman Road to the full one hundred thirty-four (134) foot width (one hundred fourteen (114) feet from curb face to curb face) from southern boundary of TM8-04A&8 to the Woodbridge Irrigation canal easement. Include median lighting. (#11)
B43. Install a barricade per City of Stockton st andards at the northern curb flare of the intersection of Holman Road and Lt. Col. Mark Taylor Street/Hendrix Drive.
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
11 B44. Install bus turnouts at the intersectio n of Holman Road and Lt. Col. Mark Taylor Street/Hendrix Drive as depicted on the tentative map. (#17) B45. Access to Holman Road shall be restricted except at public street intersections. (#7) Lt. Col. Mark Taylor Street
B46. Construct the road to the full ninety-six (9 6) foot width (sixty-six (66) feet from curb face to curb face) from the western most curb flare at the intersection with Holman Road westward to a point located approximately fifty feet (50) west of the intersection of Lt. Col. Mark Taylor Street and Street 'P'. Include median lighting.
Off-site Improvements
Eight Mile Road Interchange Frontage Roads
Provide appropriate security, design and construct the following interim improvements to mitigate near-term impacts and enhance circulation.
B47. Design and install a traffic signal at the intersection of Eight Mile Road/West Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane B48. Design and construct a traffic signal at the intersection of Eight Mile Road/East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane B49. Install stop signs at the intersection of the north bound off-ramp and East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. N8 - one left-turn lane and one through/right-turn shared lane b. SB - one right-lane and one through lane
c. EB - one left-turn lane and one right-turn lane
d. WB - Not applicable
If the owner/subdivider of Lot 7, Lot 8, Lot 9 or Lot 10 constructs the interim improvements identified in B50, B51 and B52, the payment of a proportionate share of the cost of those improvements as defined in B32, B34, B36 and B38 above is not required of the owner/subdivider who constructed said improvements.
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
12 Note: If development occurs in Improvement Plan Area 'B' prior to occurring in Improvement Plan Area 'A', the following off-site improvements shall occur:
Morada Lane Interchange Frontage Roads
Provide appropriate security, design and construct the following interim improvements to mitigate near-term impacts and enhance circulation.
B50. Design and install a traffic signal at Morada Lane/Hwy 99 West Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13)
a. NB - one through/left-turn shared lane, and one right-turn lane b. SB - one through/left-turn shared lane, and one right-turn lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one through, one left-tur n lane, and one right-turn lane B51. Design and install a traffic signal at the Morada Lane/Hwy 99 East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane, one throug h lane and one right-turn lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane If the owner/subdivider of Lot 7, Lot 8, Lot 9 or Lot 10 constructs the interim improvements identified in B53 and B54, the payment of a proportionate share of the cost of those improvements as defined in B32, B34, B36 and B38 above is not required of the owner/subdivider who constructed said improvements.
PLAN AREA ‘C’
Plan Area 'C' encompasses approximately 73.52± acres of light industrial/business park uses, consisting of the Lot 1, Lot 2 and Lot 3. The following general conditions are associated with development within Improvement Plan Area 'C':
General Conditions
Easements
C1. The owner/subdivider of Lot 2 shall comply with all requirements of agencies having jurisdiction over the Woodbridge Irrigation District (WID). (#25) C2. The Final Map for Lot 1 and Lot 2 shall include a ten (10) foot easement from the existing toe of the levee along Bear Creek for maintenance of all levee slopes. Note:
This condition is not required if the easement is already included as a component of another recorded map. (#18)
C3. Provide non-exclusive access easements wi thin the industrial and commercial areas as necessary to provide all required lot accesses. (#24)
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
13 Transportation System Management
C4. The owner/subdivider of Lots 1 and 2 sha ll participate in any Transportation Systems Management (TSM) programs established by the City of Stockton and provide a permanent area for a park and ride facility as a part of the development of Lots 1, 2, 4 or 5, or a combination thereof. Lot 17 is considered an interim park & ride location that will eventually be eliminated with the reconstruction of the State Highway Route 99/Eight Mile Road interchange. The Park and Ride facility may be a stand-alone designated lot or may consist of designated spaces within a parking area in the above referenced lots. The required number of park & ride spaces shall be determined by the Public Works Director in consultation with Caltrans. (# 21) The following on-site/in-tract improvements are necessary to support development within Improvement Plan Area 'C':
On-site/In-tract Improvements
Signature Drive
C5. Dedicate the right-of-way and construct the road to the full sixty (60) foot width (forty (40) feet from curb face to curb face) from Eight Mile Road southward as depicted on TM8-04A&B.
Cannery Circle
C6. The owner/subdivider of Lot 2 shall dedica te the right-of-way and construct the road to the full seventy-eight (78) foot width (forty-eight (48) feet from curb face to curb face) from Holman Road westward approximately 365 feet as depicted on the tentative map. Dedicate the right-of-way and construct the road to the full sixty (60) foot width (forty (40) feet from curb face to curb face) as depicted on TM8-04A&B.
Off-site Improvements
Golfview Road
C7. Design and construct a traffic signal at the future intersection of Eight Mile Road/Golfview Road/Signature Drive and stripe to provide the following lane configuration (#10), (#13), (#16)
a. NB - one left-turn lane and 1through/right-turn shared lane b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and two through lanes
d. WB - one through lane and one through/right-turn shared lane Other Roadways/Intersections
C8. Based upon the total daily trip generati on rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 1 (i.e., 4,061), the owner/subdivider of Lot 1 shall pay a proportionate share (i.e., 8.33%) of the total cost of roadway improvements at the following intersections (#13), (#16):
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
14 a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Fron tage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/Hwy 99 West Frontage Road (interim improvements); and g. Morada Lane/Hwy 99 East Fronta ge Road (interim improvements).
C9. The proportionate share for roadway improvements at West Lane/Arterial A intersection for the Cannery Park TM8-04A&B is two percent (2%). Based upon the total daily trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 1 (i.e., 4,061), the owner/subdivider of Lot 1 shall pay a proportionate share (i.e., 8.33%) of the two-percent (2%) share of the cost of roadway improvements at the West lane/Arterial A intersection. (#16) C10. Based upon the total daily trip generati on rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 2 (i.e., 5,844), the owner/subdivider of Lot 2 shall pay a proportionate share (i.e., 12.00%) of the total cost of roadway improvements at the following intersections (#13), (#16):
a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Frontage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/Hwy 99 West Frontage Road (interim improvements); and g. Morada Lane/Hwy 99 East Frontage Road (interim improvements).
C11. The proportionate share for roadway improvements at West Lane/Arterial A intersection for the Cannery Park TM8-04A&B is two percent (2%). Based upon the total daily trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 2 (i.e., 5,844), the owner/subdivider of Lot 2 shall pay a proportionate share (i.e., 12.00%) of the two-percent (2%) share of the cost of roadway improvements at the West Lane/Arterial A intersection. (#16) Note: If development occurs in Improvement Plan Area 'C' prior to occurring in Improvement Plan Areas 'B' or 'D', the following on-site/in- tract improvements shall occur:
Holman Road
C12. Construct Holman Road to the full one hundred thirty-four (134) foot width (one hundred fourteen (114) feet from curb face to curb face) from Eight Mile Road southward to Bear Creek. Include median lighting. (#11) C13. Install a bus turnout at the intersection of Holman Road and Eight Mile Road as depicted on TM8-04A&B. (#17)
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
15 C14. Access to Holman Road shall be restricted except at public street intersections. (#7) Traffic Signals/Intersection Improvements
C15. Design and install a traffic signal at th e intersection of Holman Road and Cannery Circle/Tri-Valley Drive. Activation of the traffic signal shall be at the discretion of the Public Works Director. (#13)
Note: If development occurs in Improvement Plan Area 'C' prior to occurring in Improvement Plan Areas 'B', 'D' or 'E', the following off-site improvements shall occur:
Eight Mile Road
C16. Comply with all conditions of Specific Plan Amendment SPA1-03 and install all improvements required by said amendment. (#6)
C17. Install frontage improvements from the western boundary of TM8-04A&B eastward to the eastern boundary of TM8-04A&B, including but not limited to curb, gutter, sidewalk, pavement widening and street lighting along Eight Mile Road to provide a minimum 72-foot half street section. (#5)
C18. Existing points of access shall remain unrestricted until such time as the Eight Mile Road improvements are constructed or until an adjacent parcel is developed. (#12) C19. Install a continuous eleven (11) foot mi nimum width deceleration lane on the south side of Eight Mile Road for a minimum of 200 feet west of the driveway located approximately 800 feet east of the Union Pacific Railroad (formerly the SPRR). (SPA #5)
C20. The Project driveway(s) on Eight Mile Road shall be limited to a total of four (three new) driveways and shall be limited to right-turn in/right-turn out. Driveways shall be spaced a minimum distance of 300 feet from any intersection, driveway or creek and shall be a minimum of 750 feet from the Union Pacific Railroad tracks. Project driveway(s) shall be designed and constructed to prevent on-site cross traffic for a minimum distance of 100 feet from the future property line along Eight Mile Road. (SPA #3)
C21. Design and install a traffic signal at the intersection of Holman Road and Eight Mile Road. Construct interim intersection improvements to the satisfaction of the Public Works Director, including appropriate alignment and striping of the intersection turn lanes and the provision of transition lanes on the south side of Eight Mile Road approaching and departing Holman Road. Provide vehicle acceleration and de- acceleration lanes, as appropriate. (#10), (#13)
Eight Mile Road Interchange Frontage Roads
C22. Provide appropriate security, design and construct the following interim improvements to mitigate near-term impacts and enhance circulation.
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
16 C23. Design and install a traffic signal at the intersection of Eight Mile Road/West Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane C24. Design and construct a traffic signal at the intersection of Eight Mile Road/East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane C25. Install stop signs at the intersection of the north bound off-ramp and East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one right-lane and one through lane
c. EB - one left-turn lane and one right-turn lane
d. WB - Not applicable
If the owner/subdivider of Lot 1 or Lot 2 constructs the interim improvements identified in C23, C24 and C25, the payment of a proportionate share of the cost of those improvements as defined in C9 and C11 above is not required of the owner/subdivider who constructed said improvements.
PLAN AREA ‘D’
Improvement Plan Area 'D' encompasses approximately 32.09± acres of business park/commercial uses consisting of Lot 4. Improvement Plan Area 'D' encompasses approximately 18.74 ± acres of business park/commercial uses and 12.34± acres of high density residential on Lot 4 of Cannery Park Unit No. 1 Final Map. The following conditions are associated with development within Improvement Plan Area 'D', Lot 4 (Parcels GC Lot 1 through CG Lot 15 and RH Lot 1) These conditions are based on Tentative Map approval of the Cannery Park Amendments (P21-0435):
General Conditions
D1. Prior to the approval of any Final Ma p, General Plan amendment, Rezoning and Development Agreement shall be approved by the City Council.
D2. Prior to the approval of any Building Permit for new structures, future residential development is subject to obtaining a Design Review approval per SMC Section
16.120.020(A)(1)(a).
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
17 D3. The ODS shall install full frontage improvements on Eight Mile Road, within the limits of the site, including, but not limited to, sidewalks, street lighting, and driveway installation. Said improvements shall be installed prior to occupancy of any buildings/structures on this site or prior to initiation of residential use. Further, all off- site improvements shall conform to City of Stockton Standard Plans and Specifications.
D4. The property Owners, Developers, and/or Successors in Interest must provide a single master water meter for each of the high-density residential developments. The master meter will be located near the entrance of the high-density development.
D5. The future design of the commercial and high-density residential sites shall comply with the City’s Development Code and Design Guidelines. To ensure high-quality design and enhanced pedestrian/motor design, the following Design Guideline measures shall be applied to future Site Plan and Design Review submittals for any commercial and residential application:
x (3.03.070) Parking courts should be well designed, with consideration given to landscaping, lighting, building massing, and pedestrian/vehicular circulation.
x (3.03.070) Convenient pedestrian connections should be provided to adjoining residential developments, commercial projects, and other compatible land uses.
x (3.03.070) Pedestrian access to adjacent existing or planned open space areas and corridors should be provided for the development’s residents. x (3.03.070) Cross circulation between vehicles and pedestrians should be minimized. A continuous, clearly marked walkway should be provided from the parking areas to main entrances of buildings.
x (4.01.030) Provide safe, convenient, and efficient vehicular assessment, circulation, parking, loading, and maneuvering. Encourage pedestrian activity by providing convenient access and safe pedestrian routes. x (4.01.040) Ensuring that new development considers its relationship to and interface with surrounding existing development, especially residential uses.
Easements Conditions
D6. Comply with all requirements of agencies having jurisdiction over the Woodbridge Irrigation District (WID). (#25)
D7. The Final Map for Lot 4 shall include a ten (10) foot easement from the existing toe of the levee along Bear Creek for maintenance of all levee slopes. Note: This condition is not required if the easement is already included as a component of another recorded map. (#18)
Public Works/Engineering
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
18 D8. The owner/subdivider shall participate in any Transportation Systems Management (TSM) programs established by the City of Stockton and provide a permanent area for a park and ride facility as a part of the development of Lots 1, 2, 4 or 5, or a combination thereof. Lot 17 is considered an interim park & ride location that will eventually be eliminated with the reconstruction of the State Highway Route 99/Eight Mile Road interchange. The Park and Ride facility may be a stand-alone designated lot or may consist of designated spaces within a parking area in the above referenced lots. The required number of park & ride spaces shall be determined by the Public Works Director in consultation with Caltrans. (# 21) How many park and ride spaces will be required?
D9. The ODS shall design and submit offs ite improvement plans to the Community Development Department - Engineering Section for approval. Improvement Plans shall include but not be limited to traffic signal modifications, installation of roundabouts, traffic calming devices, curb, gutter, sidewalk, driveway access, wheelchair ramps, streetlight standards, and public utilities. A Neighborhood Traffic Management Plan shall be submitted with the improvement plans. Offsite improvements shall be constructed per City Standards prior to the issuance of any building permits.
D10. The ODS shall construct the private street per City standards.
D11. The ODS shall make necessary right-of-way dedications along the frontage of the project site to ensure all public improvements, including but not limited to sidewalks, wheelchair ramps, signals, and the like, are appropriated the needed public right of way.
D12. All off-site improvements proposed with the project shall require the preparation and submission of improvement plans to include but not limited to the installation of curb, gutter, sidewalk, street lighting, paving, and landscaping. The ODS shall provide proof of reclamation district approval for all improvement on, or adjacent to, the existing levees. Proof must be submitted prior to Site Improvement Plans.
D13. All improvements adjacent to Bear Creek are subject to the agency having jurisdiction of this waterway along with any dedication requirements that are required for this development.
D14. All off-site improvements proposed with the project shall require the preparation and submission of Improvement Plans and shall be subject to review and approval of the Director.
Municipal Utilities Department
D15. The property Owners, Developers, and/or Successors in Interest must provide a single master water meter for each of the high-density residential developments. The master meter will be located near the entrance of the high-density development.
D16. The property Owners, Developers, and/or Successors in Interest shall comply with any and all requirements, and pay all associated fees, as required by the City's
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
19 Storm Water Pollution Prevention Program as set forth in its NPDES Storm Water Permit.
D17. The ODS shall connect the Cannery Park (North) project to a 24-inch water main in Eight Mile Road that runs from West Lane to STATE ROUTE 99 and is connected to the 24-inch water main in West Lane from Bear Creek to Eight Mile Road and also connected to a 24-inch water main in N. STATE ROUTE 99 W. Frontage Road from Eight Mile Road to PFC Jesse Mizener Street; all of which is identified in the 2022 City Water Master Plan and will provide sufficient water supply and pressure to the project site. If the 24-inch water main is not available for the project to make said connection, then the ODS shall provide a water model identifying the improvements, if any, that are required to provide sufficient water supply and pressure to the project site and upon approval of the water model by the Director of Municipal Utilities, prepare improvement plans to be approved by the Director, and construct any required improvements. This includes any offsite approval that requires subsequent permits and environmental review. The ODS shall construct 8’ masonry walls to enclose the perimeter of the City pump and controls in the new sewer pump station.
Note: If construction occurs in Improvement Plan Area 'D' prior to occurring in Improvement Plan Area 'C', the following improvement shall occur:
On-site/in-tract Improvements
O Street Tri-Valley Drive is referenced as O Street on TM P21-0435 so all references to O Street should be changed to O Street so it correlates with TM D18. Dedicate the right-of-way and construct the road to the full width from curb face to curb face from Holman Road eastward to and including the cul-de-sac. Right of way dedication shall be for the purpose of constructing full roadway width suitable for the adjacent land use.
P Street Collector A is referenced as P Street on TM P21-0435 so all references to Collector A should be changed to P Street so it correlates with the TM D19. Dedicate the right-of-way and construct the road to the full width from curb face to curb face from Eight Mile Road southward to and including the cul-de-sac. Right of way dedication shall be for the purpose of constructing full roadway width suitable for the adjacent land use
Access to P Street shall be restricted within 300 feet from the intersection with Eight Mile Road.
D20. Install bus turnouts at the intersection of Collector A and Eight Mile Road as depicted on TM8-04A&B. (#17)
D21. A full access intersection shall be allo wed at Eight Mile Road and P Street, located 1,000 feet west of the west frontage road and a traffic signal shall be installed to use the access. (SPA#4)
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
20 Traffic Signals/Intersection Improvements
D22. Design and install a traffic signal at the intersection of Eight Mile Road and P Street.
Activation of the traffic signal shall be at the discretion of the Public Works Director. (#13)
Off-site Improvements
Other Roadways/Intersections
D23. Based upon the total daily trip generati on rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 4 (i.e., 5,914), the owner/subdivider of Lot 4 shall pay a proportionate share (i.e., 12.13%) of the total cost of roadway improvements at the following intersections (#13), (#16):
a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Fron tage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/Hwy 99 West Frontage Road (interim improvements); and g. Morada Lane/Hwy 99 East Frontage Road (interim improvements).
D24. The proportionate share for roadway improvements at West Lane/Arterial A intersection for the Cannery Park TM8-04A&B is two percent (2%). Based upon the total daily trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 4 (i.e., 5,914), the owner/subdivider of Lot 4 shall pay a proportionate share (i.e., 12.13%) of the two-percent (2%) share of the cost of roadway improvements at the West Lane/Arterial A intersection. (#16) Note: If development occurs in Improvement Plan Area 'D' prior to occurring in Improvement Plan Areas 'B' or 'C', the following on-site/in- tract improvements shall occur:
Holman Road
D25. Construct Holman Road to the full width from curb face to curb face from Eight Mile Road southward to Bear Creek. Include median lighting. (#11) D26. Install a bus turnout at the intersection of Holman Road and Eight Mile Road as depicted on the tentative map. (#17)
D27. Access to Holman Road shall be restricted except at public street intersections. (#7) Traffic Signals/Intersection Improvements
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
21 D28. Design and install a traffic signal at th e intersection of Holman Road and Cannery Circle/O Street. Activation of the traffic signal shall be at the discretion of the Public Works Director. (#13)
Note: If development occurs in Improvement Plan Area 'D' prior to occurring in Improvement Plan Areas 'B', 'C' or 'E', the following off-site improvements shall occur:
Eight Mile Road
D29. Comply with all conditions of Specific Plan Amendment SPA 1-03 and install all improvements required by said amendment. (#6) An update to the Precise Plan is ongoing where lanes and right-of-way will be reduced in conformance with the General Plan.
D30. Install frontage improvements from Holman Road eastward to the eastern boundary of TM P21-0435 including but not limited to curb, gutter, sidewalk, pavement widening and street lighting along Eight Mile Road to provide a minimum 72-foot half street section. (#5) Full width shall comply with the updated Precise Road Plan D31. Existing points of access shall remain un restricted until such time as the Eight Mile Road improvements are constructed or until an adjacent parcel is developed. (#12) D32. Install a continuous eleven (11) foot mi nimum width deceleration lane on the south side of Eight Mile Road for a minimum of 200 feet west of the driveway located approximately 800 feet east of the Union Pacific Railroad (formerly the SPRR). (SPA #5)
D33. The Project driveway(s) on Eight Mile Road shall be limited to a total of four (three new) driveways and shall be limited to right-turn in/right-turn out. Driveways shall be spaced a minimum distance of 300 feet from any intersection, driveway or creek and shall be a minimum of 750 feet from the Union Pacific Railroad tracks. Project driveway(s) shall be designed and constructed to prevent on-site cross traffic for a minimum distance of 100 feet from the future property line along Eight Mile Road. (SPA #3)
D34. Design and install a traffic signal at the intersection of Holman Road and Eight Mile Road. Construct interim intersection improvements to the satisfaction of the Public Works Director, including appropriate alignment and striping of the intersection turn lanes and the provision of transition lanes on the south side of Eight Mile Road approaching and departing Holman Road. Provide vehicle acceleration and de- acceleration lanes, as appropriate. (#10), (#13)
Eight Mile Road Interchange Frontage Roads
Provide appropriate security, design and construct the following interim improvements to mitigate near-term impacts and enhance circulation.
D35. D26. Design and install a traffic signal at the intersection of Eight Mile Road/West Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations. (#10), (#13), (#16)
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EXHIBIT 2- Cannery Park Project Amended CondiƟons
22 a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane D36. Design and construct a traffic signal at the intersection of Eight Mile Road/East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane D37. Install stop signs at the intersection of the north bound off-ramp and East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one right-lane and one through lane
c. EB - one left-turn lane and one right-turn lane
d. WB - Not applicable
If the owner/subdivider of Lot 4 constructs the interim improvements identified in D48, D49, and D50, the payment of a proportionate share of the cost of those improvements as defined in D36 above is not required.
PLAN AREA ‘E’
Plan Area 'E' encompasses approximately 67.74± acres consisting of the Lot 5 and Lot 6. The following conditions are associated with development within Improvement Plan Area 'E', Lot 5 (Lots 1-267, Lot A Park/Open Space, and Lot B Basin) and Lot 6 (Lots 268-331) These conditions are based on Tentative Map approval of the Cannery Park Amendments (P21-0435):
General Conditions
E1. Prior to the approval of any Final Ma p, General Plan amendment, Rezoning and Development Agreement shall be approved by the City Council.
E2. Prior to the approval of any building permit for the construction of new homes, future residential development is subject to obtaining a Design Review approval per SMC Section 16.120.020(A)(1)(a).
E3. Lots 181 and 43 will be required to have an 8’ tall masonry wall between Lot A and the residential lots. The wall shall be constructed on private property.
E4. In lieu of a Bike Path along the top of the south bank of Bear Creek fronting the project site, a bike path shall be included in the design of the Park/Open Space on
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EXHIBIT 2- Cannery Park Project Amended CondiƟons
23 Lot A and shall be constructed as per the Second Amended Development Agreement.
E5. ODS shall design and submit offsit e improvement plans to the Community Development Department - Engineering Section for approval. Improvement Plans shall include but not be limited to traffic signal modifications, installation of roundabouts, traffic calming devices, curb, gutter, sidewalk, driveway access, wheelchair ramps, streetlight standards, and public utilities. A Neighborhood Traffic Management Plan shall be submitted with the improvement plans. Offsite improvements shall be constructed per City Standards prior to the issuance of any building permits.
E6. The ODS shall restrict the lots represented as Lots 291-296 in Village H to single story homes.
Neighborhood Park Conditions
NOTE: The following conditions specify the park obligations outlined in the Cannery Park Project Development Agreement.
E7. The ODS shall provide a turn-key developed park/open space (Lot A) to the City at no cost to the City, designed, improved, and maintained to the satisfaction of the City via a DDA. Such developed Lot A and other adjacent easements shall be maintained through the City’s CLMAD or other entity acceptable to the City.
E8. The ODS shall maintain Lot A includin g all adjacent undeveloped easements and bike/pedestrian paths to the satisfaction of the City until the City has finally accepted the developed park/open space as completed publicly usable facilities.
Fire Department
E9. Fire hydrant locations, installation, and design shall be per COS Standards.
E10. Residential street design shall be per COS Standards.
E11. All single-family homes shall have automat ic fire sprinklers designed and installed per NFPA 13-D Standards.
E12. A minimum of 1-inch water meters shall be installed at each single-family home to accommodate the domestic water and fire sprinkler demands.
E13. Deferred submittals are required for the fire sprinkler plans (per model type).
Public Works/Engineering
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EXHIBIT 2- Cannery Park Project Amended CondiƟons
24 E14. The ODS shall make necessary right-of-way dedications along the frontage of the project site to ensure all public improvements, including but not limited to sidewalks, wheelchair ramps, and the like, are within the public right of way.
E15. The ODS shall design and submit offs ite improvement plans to the Community Development Department - Engineering Section for approval. Improvement Plans shall include but not be limited to traffic signal modifications, installation of roundabouts, traffic calming devices, curb, gutter, sidewalk, driveway access, wheelchair ramps, streetlight standards, and public utilities. A Neighborhood Traffic Management Plan shall be submitted with the improvement plans. Offsite improvements shall be constructed per City Standards prior to the issuance of any building permits.
E16. The ODS shall install full frontage improvements on PFC Jesse Mizener Street, within the limits of the site, including, but not limited to, sidewalks, street lighting, and driveway installation. Said improvements shall be installed prior to occupancy of any buildings/structures on this site or prior to initiation of residential use. Further, all off- site improvements shall conform to Cit y of Stockton Standard Plans and Specifications.
E17. Per the Stockton Municipal Code Section 16 .72, development on the site shall require site frontage improvements, including, but not limited to, the installation of curb, gutter, sidewalk, street lighting, paving, and landscaping.
E18. The property owners, developers, and/or successors-in-interest shall submit subdivision master plans, or indicate compliance of existing master plans, for water, storm, and sanitary sewer service. These plans shall show all on-site and off-site utilities necessary to provide water, storm, and sanitary sewer utility service. These plans shall be approved by the Deputy Municipal Utilities District Director of Engineering & Department Services prior to the submittal of any improvement plans.
E19. The ODS shall be responsible (at no cost to the City) for all the improvements to the open space areas (greenbelt, related landscape improvements, and connecting lots (incl. lighting) all to the satisfaction of the City representative. This includes completion of the Class 1 bike pathway along Bear Creek. Proof must be submitted prior to Site Improvement Plans.
E20. All off-site improvements proposed with the project shall require the preparation and submission of improvement plans to include but not limited to the installation of curb, gutter, sidewalk, street lighting, paving, and landscaping. The ODS shall provide proof of reclamation district approval for all improvement on, or adjacent to, the existing levees. Proof must be submitted prior to Site Improvement Plans.
E21. All improvements adjacent to Bear Creek are subject to the agency having jurisdiction of this waterway along with any dedication requirements that are required for this development.
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EXHIBIT 2- Cannery Park Project Amended CondiƟons
25 E22. All off-site improvements proposed with the project shall require the preparation and submission of Improvement Plans and shall be subject to the review and approval of the Director.
Municipal Utilities Department
E23. The property Owners, Developers, and/or Successors in Interest shall comply with any and all requirements, and pay all associated fees, as required by the City's Storm Water Pollution Prevention Program as set forth in its NPDES Storm Water Permit.
E24. The ODS shall provide a water model identifying the improvements, if any, that are required to provide sufficient water supply and pressure to the project site and upon approval of the water model by the Director of Municipal Utilities, prepare improvement plans to be approved by the Director, and construct any required improvements. This includes any offsite approval that requires subsequent permits and environmental review. The ODS shall connect the Cannery Park (North) project to a 24-inch water main in Eight Mile Road that runs from West Lane to STATE ROUTE 99 and is connected to the 24-inch water main in West Lane from Bear Creek to Eight Mile Road and also connected to a 24-inch water main in N. STATE ROUTE 99 W. Frontage Road from Eight Mile Road to PFC Jesse Mizener Street; all of which is identified in the 2022 City Water Master Plan and will provide sufficient water supply and pressure to the project site. If the 24-inch water main is not available for the project to make said connection, then the ODS shall provide a water model identifying the improvements, if any, that are required to provide sufficient water supply and pressure to the project site and upon approval of the water model by the Director of Municipal Utilities, prepare improvement plans to be approved by the Director, and construct any required improvements. This includes any offsite approval that requires subsequent permits and environmental review.
E25. The ODS shall provide a 16-foot wide all- weather access road around the detention basin and to the storm pump station.
E26. The ODS shall provide appropriately-sized utilities, including natural gas and three- phase electrical power to the storm pump station. The ODS shall provide an 8-inch waterline connection in Lot 306 and Lot A Park/Open Space that loops the water system between the internal subdivision to the external streets. A 10-foot-wide City water easement shall be dedicated on Lot 306.
E27. The ODS shall construct all sound wall s consistent with the noise analysis and original mitigation measures included in the Project EIR. .
E28. The ODS shall construct mi nimum 8’ tall masonry walls to enclose the perimeter of the City pumps and controls in the storm pump station.
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EXHIBIT 2- Cannery Park Project Amended CondiƟons
26 E29. The ODS shall construct minimum 6’ tall ornamental iron fence, a 6’ tall masonry block wall, or a combination of each as well as associated maintenance vehicle access gates along the perimeter of Lot B Basin.
E30. The ODS shall construct a minimum 8’ ta ll masonry wall between Lot 187 and Lot B Basin. Such wall shall be on private property (Lot 187).
E31. The ODS shall provide an 8-inch wate r line connection in Lot 306 and Lot A Park/Open Space that loops the water system between the internal subdivision to the external streets. A 10-foot-wide City water easement shall be dedicated on Lot 306.
Easements
E32. Comply with all requirements of agencies having jurisdiction over the Woodbridge Irrigation District (WID). (#25)
E33. The Final Map for Lot 5 shall include a ten (10) foot easement from the existing toe of the levee along Bear Creek for maintenance of all levee slopes. Note: This condition is not required if the easement is already included as a component of another recorded map. (#18
Transportation System Management
E34. The owner/subdivider shall participate in any Transportation Systems Management (TSM) programs established by the City of Stockton and provide a permanent area for a park and ride facility as a part of the development of Lots 1, 2, or 4 as shown on Cannery Park Unit No. 1 Final Map or 5, or a combination thereof. Lot 17 is considered an interim park & ride location that will eventually be eliminated with the reconstruction of the State Highway Route 99/Eight Mile Road interchange. The Park and Ride facility may be a stand-alone designated lot or may consist of designated spaces within a parking area in the above referenced lots. The required number of park & ride spaces shall be determined by the Public Works Director in consultation with Caltrans. (# 21) Lot 5 is SFR
E35. The ODS shall design and submit offs ite improvement plans to the Community Development Department - Engineering Section for approval. Improvement Plans shall include but not be limited to traffic signal modifications, installation of roundabouts, traffic calming devices, curb, gutter, sidewalk, driveway access, wheelchair ramps, streetlight standards, and public utilities. A Neighborhood Traffic Management Plan shall be submitted with the improvement plans. Offsite improvements shall be constructed per City Standards prior to the issuance of any building permits.
The following on-site/in-tract improvements are necessary to support development within Improvement Plan Area 'E' Lot 5 and Lot 6:
Off-site Improvements
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EXHIBIT 2- Cannery Park Project Amended CondiƟons
27 Other Roadways/Intersections
E36. Based upon the total daily trip generati on rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 5 (i.e., 20,126), the owner/subdivider of Lot 5 shall pay a proportionate share (i.e., 41.31%) of the total cost of roadway improvements at the following intersections (#13), (#16):
a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Fron tage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/Hwy 99 West Frontage Road (interim improvements); and g. Morada Lane/Hwy 99 East Frontage Road (interim improvements).
E37. Based upon the total daily trip generation rate for Cannery Park (i.e., 48,726) compared to the total daily trip generation estimate associated with Lot 6 (i.e., 1,517), the owner/subdivider of Lot 6 shall pay a proportionate share (i.e., 3.11%) of the total cost of roadway improvements at the following intersections (#13), (#16):
a. Eight Mile Road/Ham Lane;
b. Eight Mile Road/Leach Road;
c. Eight Mile Road/Hwy 99 West Fron tage Road (interim improvements); d. Eight Mile Road/Hwy 99 East Fron tage Road (interim improvements); e. Eight Mile Road/Hwy 99 East Frontage Road at Northbound ramp (interim improvements);
f. Morada Lane/Hwy 99 West Frontage Road (interim improvements); and g. Morada Lane/Hwy 99 East Frontage Road (interim improvements).
Note: If construction occurs in Improvement Plan Area 'E' prior to occurring in improvement Plan Area 'C' or 'D', the following improvement shall occur:
Pfc Jessie Mizener Street
E38. Access to Pfc Jessie Mizener Street shall be restricted except at public street intersections. (#7)
Eight Mile Road Interchange Frontage Roads
Provide appropriate security, design and construct the following interim improvements to mitigate near-term impacts and enhance circulation.
E39. Design and install a traffic signal at the intersection of Eight Mile Road/West Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane
ATTACHMENT D
EXHIBIT 2- Cannery Park Project Amended CondiƟons
28 b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane E40. Design and construct a traffic signal at the intersection of Eight Mile Road/East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
a. NB - one left-turn lane and one through/right-turn shared lane b. SB - one left-turn lane and one through/right-turn shared lane c. EB - one left-turn lane and one through/right-turn shared lane d. WB - one left-turn lane and on e through/right-turn shared lane E41. Install stop signs at the intersection of the north bound off-ramp and East Frontage Road and widen the intersection as appropriate, with striping to provide the following lane configurations: (#10), (#13), (#16)
e. NB - one left-turn lane and one through/right-turn shared lane f. SB - one right-lane and one through lane
g. EB - one left-turn lane and one right-turn lane
h. WB - Not applicable
If the owner/subdivider of Lot 5 or Lot 6 constructs the interim improvements identified in D114, D115, and D116, the payment of a proportionate share of the cost of those improvements as defined in D94 and D96 above is not required of owner/subdivider who constructs said improvements.
ATTACHMENT D