Agenda packet — Waterford City Council, March 5, 2026 (part 3 of 3)

ORDINANCE 2026-03
ORDINANCE NO. 2026-03

AN ORDINANCE OF THE CITY OF WATERFORD CITY COUNCIL
APPROVING AND ADOPTING REZONE TO PLANNED COMMUNITY 2025- 0002 (PC #2025-02) REZONING 3.6± ACRES; AS TO ASSESSOR PARCEL NUMBER 080-031-031 FROM RESIDENTIAL SINGLE (RS) DISTRICT TO PLANNED COMMUNITY 2025-0002 (PC #2025-02)
WHEREAS, the City of Waterford is authorized by Title 17 Chapter 17.77, to initiate a rezone whenever public necessity and convenience and the general welfare require such amendment; and
WHEREAS, the City of Waterford Planning Commission conducted a Public Hearing on January 27, 2026, to consider the proposed Rezone to PC #2025-02.

WHEREAS, the City Council for the City of Waterford has made the following findings for adoption.

1. An application has been received from FH Land Investment, LLC with a proposal to subdivide approximately 3.6± acres into nineteen (19) single-family residential lots on property assigned the following assessor parcel number: 080-031-031; and,

2. The project site is currently zoned Residential Single (RS) and has a General Plan Land Use Designation of Low Density Residential (LD); and

3. The applicant is proposing to rezone the subject property to Planned Community 2025- 0002 (PC #2025-02); and

4. Notice of the public hearing on the proposed Rezone was published in the Waterford News, a newspaper of general circulation, on February 17, 2026; and

5. Notice of the public hearing on the proposed Rezone was mailed to all property owners affected by this action on February 17, 2026; and

6. Notices of the public hearing on the proposed Rezone were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on February 17, 2026; and

7. The City finds that pursuant to the California Environmental Quality Act (CEQA), the Lead Agency (Waterford) has prepared an Initial Study and CEQA Addendum, which concludes that the proposed project is within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report, and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project.

Page 2 of 5 ends

ORDINANCE 2026-03
WHEREAS, a public hearing was held on March 5, 2026, and all comments were heard and considered by the City Council.

THE CITY COUNCIL OF THE CITY OF WATERFORD, COUNTY OF STANISLAUS, STATE OF CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. ZONING MAP. The Zoning Map of the City of Waterford is hereby amended in the area described in Exhibit A attached hereto and by reference incorporated herein, to provide for the approval of a specific plan for Development to be known as PLANNED COMMUNITY 2025-0002 (PC #2025-02), an amendment to 3.6± acres, APN 080-031-031 from property zoned RESIDENTIAL SINGLE (RS).

SECTION 2. FINDINGS. The approval of this ordinance is based on the following findings and determinations:

A. The Planning Commission, on January 27, 2026, held a noticed Public Hearing and made its written recommendation to the City Council to approve the rezoning to Planned Community 2025-0002 (PC #2025-02).

B. The proposed rezoning is consistent with the goals, policies, and implementation measures and Low Density Residential (LD) land use of the City of Waterford Vision 2025 General Plan.

C. A noticed Public Hearing before the City Council was given in the form and manner required by State statute and the Waterford Municipal Code.

SECTION 3. CONDITIONS. The development is subject to the conditions and standards adopted in the City’s Vision 2025 General Plan for development which includes the following terms and conditions:

SECTION 4. The Zoning Map of the City of Waterford, which is attached as part of Title 17 of the City Code, is hereby amended and changed, and from and after the effective date of the Ordinance, the property illustrated in Exhibit A hereof shall be referred to and described on said zoning map of the City of Waterford as Planned Community 2025-0002 (PC #2025-02).

A. Approval of Rezone to Planned Community 2025-0002 (PC #2025-02) authorizes a 19-lot single-family residential development that shall expire within two years from the date of the approval by the City Council unless acted upon or the applicant or property owner obtains a time extension for the subdivision map.

Page 3 of 5 ends

ORDINANCE 2026-03
SECTION 5. DEVELOPMENT STANDARDS. The following development standards are hereby associated with Planned Community 2025-0002 (PC #2025-02):

Development Standard Planned Community 2025-02
Lot Dimensions
Lot Size (Minimum) 3,375 square feet
Lot Width (Minimum) Interior – 45 feet
Corner – 45 feet
Lot Coverage (Maximum) 55%
Setbacks (Minimum)
Front 10 feet
Garage – 18 feet
Rear 10 feet
Side
Interior – 4 feet
Corner (Interior) – 4 feet
Corner (Street Side) – 10 feet
SECTION 6. AUTHORITY. This ordinance is adopted pursuant to the authority granted by the California Constitution and State law.

SECTION 7. If any section, subsection, subdivision, sentence, clause, phrase or portion of this Ordinance, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.

SECTION 8. To the extent the provisions of the Waterford Municipal Code as amended by this Ordinance are substantially the same as the provisions of that Code as they read immediately prior to the adoption of this Ordinance, then those provisions shall be construed as continuations of the earlier provisions and not as new enactments.

SECTION 9. The City Clerk shall certify as to the adoption of this Ordinance and shall cause a summary thereof to be published within fifteen (15) days of adoption and shall post a certified copy of this Ordinance, including the vote for and against same, in the Office of the City Clerk, in accordance with Government Code Section 36933.

SECTION 10. ENACTMENT: Prior to the expiration of fifteen (15) days from the passage and adoption thereof, this ordinance shall be published in a newspaper of general circulation printed and published in the County of Stanislaus, State of California, together with names of the members of the City Council voting for and against the same.

Page 4 of 5 ends

ORDINANCE 2026-03
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Waterford this 5 th day of March, 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

CITY OF WATERFORD
_______________________
CHARLIE GOEKIN, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ _________________________
PATRICIA KRAUSE CORBETT J. BROWNING
City Clerk City Attorney

Page 5 of 5 ends

ORDINANCE 2026-03

EXHIBIT A
PLANNED COMMUNITY 2025-0002 (PC #2025-02)
RESOLUTION 2026-13

WATERFORD CITY COUNCIL
RESOLUTION NO. 2026-13

A RESOLUTION OF THE CITY OF WATERFORD CITY

COUNCIL APPROVING A VESTING TENTATIVE
SUBDIVISION MAP NO. 2025-04 (TMAP-2025-0004);

LOCATED ON TIM BELL ROAD, WATERFORD, CA
ASSESSOR PARCEL NUMBER 080-031-031
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Mr. David J.

Hendrick) as to Assessor Parcel Number 080-031-031 to subdivide 3.60± acres into nineteen (19) residential lots located on Bentley Street. The project will connect to the City of Waterford sewer, water and storm drain services. The project site is designated by the City’s Vision 2025 General Plan as Low Density Residential (LD) and is currently zoned Residential Single (RS); and
WHEREAS, said tentative subdivision map was received in the office of the Secretary of the Planning Commission on July 23, 2025, and was accepted for filing and deemed complete on October 31, 2025, in accordance with the provisions of Title 16: Subdivisions of the Waterford Municipal Code; and
WHEREAS, copies of said vesting tentative subdivision map have been sent to the Waterford Unified School District, Modesto Irrigation District, the local utility companies, and the City Departments; and
WHEREAS, the Planning Commission has reviewed an Initial Study and CEQA Addendum prepared for the project, which determined that the proposed tentative subdivision map is consistent with and within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project; and WHEREAS, the Planning Commission held a duly noticed Public Hearing on January 27, 2026, and recommended that the City Council approve the CEQA Addendum, Rezone No. 2025-0002, and Vesting Tentative Subdivision Map No. 2025-0004; and WHEREAS, the notice of the Public Hearing on the proposed CEQA Addendum, Rezone, and Vesting Tentative Subdivision Map was published in the Waterford News, a newspaper of general circulation, on February 17, 2026; and WHEREAS, notices of the Public Hearing on the proposed CEQA Addendum, Rezone, and Vesting Tentative Subdivision Map were mailed to all property owners within 300-feet of the property, according to the most recent Assessor’s roll, on February 17, 2026; and RESOLUTION 2026-13
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Waterford makes the following findings and determinations:

1. The proposed vesting tentative subdivision map, together with the provisions for its design and improvements, and subject to the conditions is consistent with the Vision 2025 General Plan and the Subdivision Map Act of the State of California.

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

3. As per Sections 15182 and 15162 of the California Environmental Quality Act ("CEQA") Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan EIR.

4. Based on the project’s Initial Study, the City finds that all potentially significant environmental impacts of the proposed project have been adequately analyzed and addressed in the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) and Mitigation Monitoring/Reporting Program (MMRP) for the Waterstone Residential Subdivisions project, adopted by the City of Waterford in July 2024, in accordance with the California Environmental Quality Act (CEQA).

5. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.

NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD CITY COUNCIL that it approves Vesting Tentative Subdivision Map No. 2025-0004 (TMAP-2025- 0004), subject to the following conditions:

Project Authorization

1. The project shall be in conformance with all City Ordinances, rules, regulations, and policies.

The conditions listed below are particularly pertinent to this approval but shall not be construed to permit violation of other laws and polices not so listed.

RESOLUTION 2026-13

2. Approval is limited to the conformance of the land use and zoning designations. Use of the property shall be limited to those permitted in the Planned Community (PC) zoning district as applicable, as it exists now or may be amended in the future.

3. The VTSM shall expire by: two (2) years upon the effective date of the VTSM, unless a building permit is issued, or a request for an extension is received by the City prior to the expiration of the VTSM and approved by the Planning Commission.

4. The applicant and/or outside party have the right to appeal, within 10 days, any decision of the Planning Commission to the City Council per the provisions contained in the Waterford Municipal Code.

Conditions of Approval
Planning Department

1. Prior to the issuance of a Final Map, the applicant shall demonstrate conformance to the following conditions to the satisfaction of the Planning Department and Public Works Department: The applicant shall respond in writing to all conditions contained in this document and its attachments. Responses shall describe how the condition has been met and shall; where applicable, direct the plan checker to the page and/or drawing detail that demonstrates compliance with the condition. A copy of these responses shall be provided with each set of the final Site Plan and improvement plans.

2. Development shall conform to the map designated by the City Planning Department as Exhibit A. Exhibit A shall consist of the submitted map amended by the applicant to reflect any changes indicated above in the Project Specific Conditions or required by the City in the approval process. The applicant shall submit any required amended maps to the Planning Department within 90 days of project approval. Failure to submit the amended map will result in a delay in processing and/or approval of the final map.

3. The development impact fees and project processing fees due in connection with this project shall be based upon the fees in effect at the time the fee is paid unless modified by a Development Agreement or other mechanism approved by the City. All developers of property within this project site shall pay the appropriate City Capital Facilities Fees and County Public Facilities Fees, Waterford Unified School District fees, and any other applicable fees in place. These fees may be adjusted annually based on the construction cost index or other method as approved by the City.

4. The Planning Department may approve minor amendments to the permit, provided that the permit is still in substantial conformance with the original approval. A request for a minor amendment shall be submitted in writing to the Planning Department.

5. Approval of this VTSM shall not be valid until such time the Waterford City Council has approved an Ordinance rezoning the Project site from RS to PC 2025-02.

RESOLUTION 2026-13

6. Any plans associated with the permit shall be in substantial conformance to the approved site plan and the development shall be consistent with the applicable sections of the General Plan, Zoning Ordinance, and Specific Plan (if applicable). Violation of any provision(s) may result in Code Enforcement action, which may include revocation of permit and/or monetary penalties.

7. All signage shall be consistent with the standards and guidelines established in Chapter 17.60 of the Waterford Municipal Code. If applicable, a sign permit shall be obtained from the Planning Department prior to the construction of any project signage if said permit was not obtained with the original project approval.

8. Perimeter wall treatment shall include standard “good neighbor” wood fencing along the perimeter of the Project site and a six-foot-tall decorative masonry wall where lots abut the Town Siphon Lateral/Pedestrian Trail

9. The Final Map shall be in substantial compliance to the approved Vesting Tentative Subdivision Map TMAP-2025-0004 and the development shall be consistent with applicable section of the General Plan and Zoning Ordinance.

10. Prior to the approval and recordation of the Project’s Final Map, the applicant shall annex the Project into Community Facilities District No. 2019-01.

11. Consistent with the development standards of Planning Community (PC) No. 2025-02, lots developed within the Project shall contain the following development standards:

Development Standard PC 2025-02
Lot Dimensions
Lot Size (Minimum) 3,375 square feet
Lot Width (Minimum) Interior – 45 feet
Corner – 45 feet
Lot Coverage (Maximum) 55%
Setbacks (Minimum)
Front 10 feet
Garage – 18 feet
Rear 10 feet
Side Interior – 4 feet
Corner – (Street Side) – 10 feet
Interior Corner – 4 feet

12. The developer shall enter into a subdivision improvement agreement prior to the recordation of the final map. The subdivision improvement agreement shall be reviewed and approved by the City Attorney and Waterford City Council prior to the recordation and acceptance of the Final Map.

RESOLUTION 2026-13

13. The developer will defend, indemnify, and hold harmless the City, its agents, officers, employees and volunteers from and against all claims, lawsuits or causes of action (whether brought solely against the City or jointly against both City, developer, or others), damages, losses, and expenses, including attorney fees, arising in any manner out of the approval or the application approved herein, including, without limitation, all actions or proceedings to attack, set aside, void or annul the permit granted pursuant to the City’s approval of the application referenced herein, provided the City notifies the developer within a reasonable time of any such claim, action or proceeding, and cooperates in the defense of such claims, actions or proceedings.

Building Department

1. Approval of the TMAP-2025-0004 is not an authorization to commence construction.

Building construction, alterations, repairs, sign erection, or occupancy shall not be permitted without prior approval of the Building Department through issuance of any required permits.

2. Prior to the issuance of Building Permits, the applicant shall pay all applicable city fees, including, but not limited to, Capital Facilities Fees, Plan Check and Inspection Fees, etc.

3. Prior to the issuance of Building Permits, the applicant shall provide written proof that the applicable Waterford School District fees have been paid.

4. Prior to the issuance of a Building Permit, the applicant shall pay the applicable Stanislaus County Public Facilities Fee.

5. Prior to the issuance of a Building Permit, the applicant shall pay the applicable Stanislaus Consolidated Fire Protection District Capital Facilities Fee.

6. All construction shall meet the requirements of the currently adopted California Building, Fire, Mechanical, Plumbing, Electrical, and Energy Codes, as well as all Administrative, Residential and Green Building referenced standards.

7. A sprinkler system shall be required for any construction. The applicant shall mark the location of fire walls on the exterior of the building in a manner approved by the Building Department.

8. The applicant shall provide on-site restroom facilities during construction.

Public Works/Engineering

1. Improvement Plans prepared by a registered civil engineer shall be submitted to the City Engineer for review and approval. All required structures such as walls, fences, drainage facilities, water mains, sewer lines and streetlights shall be shown on the plans along with curb, gutter, sidewalk, edge of pavement and utilities. All existing structures not shown on the tentative map or shown as “to be removed” shall be removed prior to the recording of the final map.

RESOLUTION 2026-13

2. A grading and drainage plan shall be submitted to, and approved by, the City Engineer prior to the start of work at the site. No grade severance to adjacent properties greater than 12” shall be created without retaining walls. Grading strips shall not be used.

3. Encroachment permits shall be required for all work within the public right-of-way. Any work done in the public right-of-way shall be approved by the City Engineer prior to the start of construction. Bonding for those improvements will be required as specified by Public Works/City Engineer.

4. Lighting: The lighting system shall be designed to best serve the area and to minimize the length of service runs from the points of connection to the streetlights. All lighting shall be installed according to current City Standards.

5. Prior to the start of underground work/digging the developer shall contact USA (Underground Service Alert) at 1-800-642-2444.

6. Appropriate dust control shall be provided at the contractor’s expense to minimize any dust nuisance and shall be in accordance with Section 10 of Caltrans standard specifications.

7. The developer shall be responsible for all work performed by contractors or subcontractors.

8. The contractor shall provide all lights, signs, barricades, flagmen or other devices necessary for public safety in accordance with the current issue of “Manual of Traffic Controls, Warning Signs, Lights and Devices for Use in Performance of Work Upon Highways,” published by the State of California Business and Transportation Agency.

9. Materials testing required by the City Engineer for work shall be provided by the Developer and submitted to the City Engineer for approval.

10. Prior to final acceptance of the improvements, the developer shall provide a set of “as-built” drawings to the City Engineer. These drawing shall be in black ink on Mylar, meeting the requirements of Sections 66434 of the Subdivision Map Act.

Streets:

11. Public streets shall be built to City of Waterford Standards in accordance with Waterford Municipal Codes Title 16 and Title 17 and the Waterford General Plan.

12. Full frontage improvements on Bentley Street shall extend across the limits of the project frontage. Improvements shall include an asphalt concrete overlay of a minimum thickness of

0.10’ to the current crown or centerline of roadway.

13. The developer shall be responsible for obtaining soil R-value tests, specifically supervised by the City Engineer, in sufficient quantity to establish the quality of the soil and a basis for the preliminary structural section.

RESOLUTION 2026-13

14. A ten (10) foot wide Public Utility Easement shall be provided on all street frontages within the development.

15. Curbs, gutters and sidewalks shall be constructed and/or repaired in accordance with the City Standards and the requirements of Title 16 of the Waterford Municipal Code.

16. Street survey monuments and covers shall be placed on the centerline of each street at all intersections, beginnings and ends of curves, changes of direction, and other locations as directed by the City Engineer.

17. Curb ramps shall be constructed at all intersections and shall comply with Section 2-7103 in the current edition of the State Building Code and the Americans with Disabilities Act (ADA).

18. Any new piping installed in the existing pavement will require grinding to centerline of existing pavement and overlaying of a minimum depth of 0.10 feet. If service connections to both sewer and water systems require multiple cuts in the existing pavement, developer will be required to overlay either one or both sides of the existing road depending on the frequency of the cuts.

Water:

19. Individual water services shall be provided to each parcel from the public water main in all public streets.

20. Provide a looped water system, a minimum of two connections to the City water system are required throughout all phases.

21. Provide locations of all water valves and fire hydrants within the development. All water valves and fire hydrants shall have a maximum spacing in accordance with the current City Design Standards.

Sanitary Sewer:

22. A sewer service shall be installed by the developer to each lot and shall be sized to carry the quantity of sewage which will be discharged from the service area with a minimum design flow of 300 gallons/day plus infiltration. For the purpose of sewer capacity calculations, a peaking factor of 2.5 shall be used. All sewer laterals shall have a minimum cover of 3 feet, 6 inches from the top of the pipe to finished grade at center line. Sewers within 100 feet of domestic wells shall be cast iron or ductile iron. All sewer mains shall extend to the center of property frontage. Sewer mains shall be designed according to current City Standards.

23. Single family residential properties shall be served by 4-inch sewer service laterals. Other uses such as commercial and multi-family residential uses shall install laterals according to City Standard and to the satisfaction of the City Engineer.

RESOLUTION 2026-13
Storm Drainage:

24. Project design and construction shall be in compliance with the State Water Resources Control Board’s Phase II MS4 permit.

25. All storm drainage improvements shall be designed in accordance with the design criteria set forth in Chapter 4 of the Stanislaus County Standards and Specifications.

26. Storm drain capacity shall be provided with drywells. Grading design shall be such that Finns Lane is used for overland release in the event of drywell failure.

Modesto Irrigation District:

1. The Developer and/or Project Proponent shall comply with the Modesto Irrigation District letter, dated October 14, 2025. A copy of this letter can be obtained from the City’s Planning Department.

CEQA Mitigation Measures:

The Developer and/or Project Proponent shall comply with the Mitigation Monitoring/Reporting Program (MMRP), dated July 2024, prepared for the Waterstone Residential Subdivisions Mitigated Negative Declaration (SCH No. 2024050940). A copy of the MMRP is on file with the Waterford Planning Department.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Waterford this 5th day of March, 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

DATE:SCALE:DWG:CHECKED:

SHEET
OF
JOB #:
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
1 Street Scene
Note: Artist’s Conception; Colors, Materials
And Application May Vary.

Plan 3 Cottage Plan 1 Farmhouse Plan 2 Traditional
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 2 And Application May Vary.Note: Artist’s Conception; Colors, Materials And Application May Vary.
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
3 30 SC 68
2668 2668
16'-0" x 7'-0" SECT. GAR. DOOR
2468
2868
21068
2468
5068 BI-PASS
5068 BI-PASS
28 SC
68 2868
21068
6068 TEMP. GL. SLIDER
6068 TEMP. GL. SLIDER
4040 SL
5040 SL
2040 SH
2068
20'-0" x 21'-0"
2 Bay Garage

KITCHEN
10'-6" x 11'-0"
BEDROOM 2
10'-6" x 10'-0"
BEDROOM 3
12'-8" x 12'-3"
PRIM. BEDROOM
13'-8" x 16'-2"
LIVING
9'-0" x 7'-2"
DINING
SERV.

PRIM.

BA.

LINEN
COV.

ENTRY
ENTRY
BA. 2
W.
45'
90'
11'-01
2 "
36'-0"
4'-10" 20'-11
2 "
48'-6"
2'-0" 46'-6"
21'-7" 3'-0" 9'-5" 12'-6"
36'-0"
22'-91
2 " 13'-21
2 "
48'-6"
11'-7" 2'-0" 5'-7" 2'-0" 10'-7" 16'-9"
OPT.

ISLAND
18'-0"
20'-0"
23'-6"
CHS
CHS
4'-0" 5'-0"
5040 SL
OPT.

W D
6040 SL
CHS
CHS
C HS
C HS

1.2.0 1,224 SF
3 Bdrm|2 Bath
Covered Entry - 32 SF
2-Bay Garage - 450 SF
8' Plate

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16

FLOOR PLAN
Plan 1 | Traditional
P:\2023\2023360\Single-Family\Design\D_1.2.0.dwg, 1/22/2024 2:14:54 PM, _AutoCAD PDF (General Documentation).pc3 30 SC 68
2668 2668
16'-0" x 7'-0" SECT. GAR. DOOR
2468
2868
21068
2468
5068 BI-PASS
5068 BI-PASS
28 SC
68 2868
21068
6860 TEMP. GL. SLIDER
6860 TEMP. GL. SLIDER
4040 SL
5040 SL
2040 SH
2068
20'-0" x 21'-0"
2 Bay Garage

KITCHEN
10'-6" x 11'-0"
BEDROOM 2
10'-6" x 10'-0"
BEDROOM 3
12'-8" x 12'-3"
PRIM. BEDROOM
13'-8" x 16'-2"
LIVING
9'-0" x 7'-2"
DINING
SERV.

PRIM.

BA.

LINEN
COV.

ENTRY
ENTRY
BA. 2
W.
45'
90'
11'-01
2 "
36'-0"
4'-10" 20'-11
2 "
48'-6"
2'-0" 46'-6"
21'-7" 3'-0" 9'-5" 12'-6"
36'-0"
22'-91
2 " 13'-21
2 "
48'-6"
11'-7" 2'-0" 5'-7" 2'-0" 10'-7" 16'-9"
OPT.

ISLAND
18'-0"
20'-0"
23'-6"
CHS
CHS
4'-0" 5'-0"
5040 SL
OPT.

W D
6040 SL
CHS
CHS
C HS
C HS

1.2.0 1,224 SF
3 Bdrm|2 Bath
Covered Entry - 32 SF
2-Bay Garage - 450 SF
8' Plate

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16

FLOOR PLAN
Plan 1 | Traditional
P:\2023\2023360\Single-Family\Design\D_1.2.0.dwg, 1/22/2024 2:14:54 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 4 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
5 30 SC 68
2668 2668
16'-0" x 7'-0" SECT. GAR. DOOR
2468
2868
21068
2468
5068 BI-PASS
5068 BI-PASS
28 SC
68 2868
21068
6068 TEMP. GL. SLIDER
6068 TEMP. GL. SLIDER
4040 SL
5040 SL
2040 SH
2068
20'-0" x 21'-0"
2 Bay Garage

KITCHEN
10'-6" x 11'-0"
BEDROOM 2
10'-6" x 10'-0"
BEDROOM 3
12'-8" x 12'-3"
PRIM. BEDROOM
13'-8" x 16'-2"
LIVING
9'-0" x 7'-2"
DINING
SERV.

PRIM.

BA.

LINEN
COV.

ENTRY
ENTRY
BA. 2
W.
45'
90'
11'-01
2 "
36'-0"
4'-10" 20'-112
"
48'-6"
2'-0" 46'-6"
21'-7" 3'-0" 9'-5" 12'-6"
36'-0"
22'-91
2 " 13'-21
2 "
48'-6"
11'-7" 2'-0" 5'-7" 2'-0" 10'-7" 16'-9"
OPT.

ISLAND
18'-0"
20'-0"
23'-6"
CHS
CHS
4'-0" 5'-0"
5040 SL
OPT.

W D
6040 SL
CHS
CHS
C HS
C HS

1.4.0 Plan 1 | Farmhouse

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16
1,228 SF
3 Bdrm|2 Bath
Covered Entry - 32 SF
2-Bay Garage - 447 SF
8' Plate

FLOOR PLAN
1,228 SF
3 Bdrm|2 Bath
Covered Entry - 32 SF
2-Bay Garage - 447 SF
8' Plate

FLOOR PLAN
P:\2023\2023360\Single-Family\Design\D_1.4.0.dwg, 1/22/2024 5:27:18 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 6 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
7 30 SC 68
2668 2668
16'-0" x 7'-0" SECT. GAR. DOOR
2468
2868
21068
2468
5068 BI-PASS
5068 BI-PASS
28 SC
68 2868
21068
6068 TEMP. GL. SLIDER
6068 TEMP. GL. SLIDER
4040 SL
2040 SH
2068
20'-0" x 21'-0"
2 Bay Garage

KITCHEN
10'-6" x 11'-0"
BEDROOM 2
10'-6" x 10'-0"
BEDROOM 3
12'-8" x 12'-3"
PRIM. BEDROOM
13'-8" x 16'-2"
LIVING
9'-0" x 7'-2"
DINING
SERV.

PRIM.

BA.

LINEN
COV.

ENTRY
ENTRY
BA. 2
W.
45'
90'
36'-0"
4'-10" 20'-112
"
48'-6"
2'-0" 46'-6"
21'-7" 3'-0" 9'-5" 12'-6"
36'-0"
22'-91
2 " 13'-21
2 "
48'-6"
11'-7" 2'-0" 5'-7" 2'-0" 10'-7" 16'-9"
OPT.

ISLAND
20'-0"
23'-6"
CHS
CHS
4'-0" 5'-0"
5040 SL
OPT.

W D
6040 SL
CHS
CHS
C HS
C HS
5040 SL
11'-01
2 "
36'-0"

1.5.0 Plan 1 | Cottage

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16
1,228 SF
3 Bdrm|2 Bath
Covered Entry - 32 SF
2-Bay Garage - 447 SF
8' Plate

FLOOR PLAN
P:\2023\2023360\Single-Family\Design\D_1.5.0.dwg, 1/22/2024 5:27:23 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 8 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
9 RIDGE
RIDGE
VALLEY
4:12
VALLEY
4:12
4:124:12
RIDGE
RIDGE
HIP
4:12
HIP
4:12
4:12
4:124:12
HIP
HIP
HIP
HIP
VALLEY
4:12
RIDGE
RIDGE
VALLEY
4:12
VALLEY
4:12
4:124:12
PLAN 1
Roof Plans
Plan 1 | Traditional Plan 1 | Farmhouse Plan 1 | Cottage Eave 12" / Rake 6"

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16

1.6.0 Eave 12" / Rake 6" Eave 12" / Rake 6"
P:\2023\2023360\Single-Family\Design\D_1.6.0.dwg, 1/22/2024 2:15:47 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
10 Plan 2
Plan 2 Plan 2
Note: Artist’s Conception; Colors, Materials
And Application May Vary.
0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
11 15'-0"20'-0"
5068 BI-PASS
4'-0"
30 SC 68
68 210
5040 SL
4040 SL
15'-0"
5'-0"
2468
21068
2668
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
2668
2068
6068 TEMP. GL. SLIDER
6068 TEMP. GL. SLIDER
2468
2040 SH
2868
4040 SH
36'-0"
15'-101
2 " 20'-11
2 "
60'-0"
5'-0" 55'-0"
36'-0"
21'-6" 14'-6"
60'-0"
26'-9" 10'-7" 2'-0" 5'-7" 3'-6" 11'-7"
10'-9" 5'-11
2 "
20'-7" 10'-0" 11'-10" 12'-7"
45'
90'
20'-0" x 22'-11"
2 Bay Garage

KITCHEN
10'-2" x 11'-0"
BEDROOM 2
10'-2" x 10'-0"
BEDROOM 3
14'-3" x 12'-0"

PRIMARY BEDROOM
13'-0" x 17'-0"
LIVING 8'-0" x 16'-0"
DINING
SERV.

OPT. BEDROOM 4
PRIM.

BA.

COATS
BA. 2
W.

W.
14'-3" x 7'-5"

STORAGE
COV.

ENTRY
ENTRY
2468
2668
OPT.
5040 SL
2068
CHS
C HS
C HS
C HS
C HS
CHS
W D
6040 SL
LINEN
LOW
LINEN
OPT.

ISLAND
W.
11'-11" x 10'-0"
BEDROOM 4
5040 SL
BI-PASS 5068
2668
2068
SERV.

C. LINEN
2068
2868
2 WATERSTONE 2.2.0

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16
1,440 SF
3 Bdrm|2 Bath|Opt. Bd. 4
Covered Entry - 42 SF
2-Bay Garage - 569 SF
8' Plate

FLOOR PLAN
Plan 2 | Traditional
OPT. BEDROOM 4
(+150 SQ.FT.)
P:\2023\2023360\Single-Family\Design\D_2.2.0.dwg, 1/22/2024 5:27:26 PM, _AutoCAD PDF (General Documentation).pc3 15'-0"20'-0"
5068 BI-PASS
4'-0"
30 SC 68
68 210
5040 SL
4040 SL
15'-0"
5'-0"
2468
21068
2668
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
2668
2068
6860 TEMP. GL. SLIDER
6860 TEMP. GL. SLIDER
2468
2040 SH
2868
4040 SH
36'-0"
15'-101
2 " 20'-11
2 "
60'-0"
5'-0" 55'-0"
36'-0"
21'-6" 14'-6"
60'-0"
26'-9" 10'-7" 2'-0" 5'-7" 3'-6" 11'-7"
10'-9" 5'-11
2 "
20'-7" 10'-0" 11'-10" 12'-7"
45'
90'
20'-0" x 22'-11"
2 Bay Garage

KITCHEN
10'-2" x 11'-0"
BEDROOM 2
10'-2" x 10'-0"
BEDROOM 3
14'-3" x 12'-0"

PRIMARY BEDROOM
13'-0" x 17'-0"
LIVING 8'-0" x 16'-0"
DINING
SERV.

OPT. BEDROOM 4
PRIM.

BA.

COATS
BA. 2
W.

W.
14'-3" x 7'-5"

STORAGE
COV.

ENTRY
ENTRY
2468
2668
OPT.
5040 SL
2068
CHS
C HS
C HS
C HS
C HS
CHS
W D
6040 SL
LINEN
LOW
LINEN
OPT.

ISLAND
W.
11'-11" x 10'-0"
BEDROOM 4
5040 SL
BI-PASS 5068
2668
2068
SERV.

C. LINEN
2068
2868
2 WATERSTONE 2.2.0

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 12 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
13 15'-0"
20'-0"
5068 BI-PASS
4'-0"
30 SC 68
68 210
5040 SL
4040 SL
15'-0"
5'-0"
2468
21068
2668
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
2668
2068
6068 TEMP. GL. SLIDER
6068 TEMP. GL. SLIDER
2468
2040 SH
2868
4040 SH
36'-0"
15'-101
2 " 20'-11
2 "
60'-0"
5'-0" 55'-0"
36'-0"
21'-6" 14'-6"
60'-0"
26'-9" 10'-7" 2'-0" 5'-7" 3'-6" 11'-7"
10'-9" 5'-11
2 "
20'-7" 10'-0" 11'-10" 12'-7"
45'
90'
20'-0" x 22'-11"
2 Bay Garage

KITCHEN
10'-2" x 11'-0"
BEDROOM 2
10'-2" x 10'-0"
BEDROOM 3
14'-3" x 12'-0"

PRIMARY BEDROOM
13'-0" x 17'-0"
LIVING 8'-0" x 16'-0"
DINING
SERV.

OPT. BEDROOM 4
PRIM.

BA.

COATS
BA. 2
W.

W.
14'-3" x 7'-5"

STORAGE
COV.

ENTRY
ENTRY
2468
2668
OPT.
5040 SL
2068
CHS
C HS
C HS
C HS
C HS
CHS
W D
6040 SL
LINEN
LOW
LINEN
OPT.

ISLAND
WATERSTONE 2.4.0

FLOOR PLAN
Plan 2 | Farmhouse
P:\2023\2023360\Single-Family\Design\D_2.4.0.dwg, 1/22/2024 5:27:35 PM, _AutoCAD PDF (General Documentation).pc3 15'-0"
20'-0"
5068 BI-PASS
4'-0"
30 SC 68
68 210
5040 SL
4040 SL
15'-0"
5'-0"
2468
21068
2668
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
2668
2068
6860 TEMP. GL. SLIDER
6860 TEMP. GL. SLIDER
2468
2040 SH
2868
4040 SH
36'-0"
15'-101
2 " 20'-11
2 "
60'-0"
5'-0" 55'-0"
36'-0"
21'-6" 14'-6"
60'-0"
26'-9" 10'-7" 2'-0" 5'-7" 3'-6" 11'-7"
10'-9" 5'-11
2 "
20'-7" 10'-0" 11'-10" 12'-7"
45'
90'
20'-0" x 22'-11"
2 Bay Garage

KITCHEN
10'-2" x 11'-0"
BEDROOM 2
10'-2" x 10'-0"
BEDROOM 3
14'-3" x 12'-0"

PRIMARY BEDROOM
13'-0" x 17'-0"
LIVING 8'-0" x 16'-0"
DINING
SERV.

OPT. BEDROOM 4
PRIM.

BA.

COATS
BA. 2
W.

W.
14'-3" x 7'-5"

STORAGE
COV.

ENTRY
ENTRY
2468
2668
OPT.
5040 SL
2068
CHS
C HS
C HS
C HS
C HS
CHS
W D
6040 SL
LINEN
LOW
LINEN
OPT.

ISLAND
WATERSTONE 2.4.0

FLOOR PLAN
Plan 2 | Farmhouse
P:\2023\2023360\Single-Family\Design\D_2.4.0.dwg, 1/22/2024 5:27:35 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 14 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
15 15'-0"
20'-0"
5068 BI-PASS
4'-0"
30 SC 68
68 210
4040 SL
15'-0"
5'-0"
2468
21068
2668
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
2668
2068
6068 TEMP. GL. SLIDER
6068 TEMP. GL. SLIDER
2468
2040 SH
2868
4040 SH
36'-0"
1 2
" 20'-11
2 "
60'-0"
5'-0" 55'-0"
36'-0"
21'-6" 14'-6"
60'-0"
26'-9" 10'-7" 2'-0" 5'-7" 3'-6" 11'-7"
5'-11
2 "
20'-7" 10'-0" 11'-10" 12'-7"
45'
90'
20'-0" x 22'-11"
2 Bay Garage

KITCHEN
10'-2" x 11'-0"
BEDROOM 2
10'-2" x 10'-0"
BEDROOM 3
14'-3" x 12'-0"

PRIMARY BEDROOM
13'-0" x 17'-0"
LIVING 8'-0" x 16'-0"
DINING
SERV.

OPT. BEDROOM 4
PRIM.

BA.

COATS
BA. 2
W.

W.
14'-3" x 7'-5"

STORAGE
COV.

ENTRY
ENTRY
2468
2668
OPT.
5040 SL
2068
CHS
C HS
C HS
C HS
C HS
CHS
W D
6040 SL
LINEN
LOW
LINEN
OPT.

ISLAND
10'-9"
36'-0"
5040 SL
15'-101
2 "
WATERSTONE 2.5.0

FLOOR PLAN
Plan 2 | Cottage
P:\2023\2023360\Single-Family\Design\D_2.5.0.dwg, 1/22/2024 5:27:40 PM, _AutoCAD PDF (General Documentation).pc3 15'-0"
20'-0"
5068 BI-PASS
4'-0"
30 SC 68
68 210
4040 SL
15'-0"
5'-0"
2468
21068
2668
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
2668
2068
6860 TEMP. GL. SLIDER
6860 TEMP. GL. SLIDER
2468
2040 SH
2868
4040 SH
36'-0"
1 2
" 20'-11
2 "
60'-0"
5'-0" 55'-0"
36'-0"
21'-6" 14'-6"
60'-0"
26'-9" 10'-7" 2'-0" 5'-7" 3'-6" 11'-7"
5'-11
2 "
20'-7" 10'-0" 11'-10" 12'-7"
45'
90'
20'-0" x 22'-11"
2 Bay Garage

KITCHEN
10'-2" x 11'-0"
BEDROOM 2
10'-2" x 10'-0"
BEDROOM 3
14'-3" x 12'-0"

PRIMARY BEDROOM
13'-0" x 17'-0"
LIVING 8'-0" x 16'-0"
DINING
SERV.

OPT. BEDROOM 4
PRIM.

BA.

COATS
BA. 2
W.

W.
14'-3" x 7'-5"

STORAGE
COV.

ENTRY
ENTRY
2468
2668
OPT.
5040 SL
2068
CHS
C HS
C HS
C HS
C HS
CHS
W D
6040 SL
LINEN
LOW
LINEN
OPT.

ISLAND
10'-9"
36'-0"
5040 SL
15'-101
2 "
WATERSTONE 2.5.0

FLOOR PLAN
Plan 2 | Cottage
P:\2023\2023360\Single-Family\Design\D_2.5.0.dwg, 1/22/2024 5:27:40 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 16 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
17 RIDGE
RIDGE
4:12
VALLEY
4:12
4:12
4:124:12
HIP
HIP
HIP
HIP
RIDGE
RIDGE
4:12
VALLEY
4:12
4:12
4:124:12
HIP
HIP
HIP
HIP
HIP
HIP
4:12
RIDGE
RIDGE
4:12
4:124:12
PLAN 2
Roof Plans
Plan 2 | Traditional Plan 2 | Farmhouse Plan 2 | Cottage Eave 12" / Rake 6"

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16
Eave 12" / Rake 6" Eave 12" / Rake 6"

2.6.0 P:\2023\2023360\Single-Family\Design\D_2.6.0.dwg, 1/22/2024 2:16:51 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 18 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
19 30 SC 68
5'-6" 5'-6"
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
45'
90'
20'-0"
FX
TEMP. GL.
2040
TEMP. GL.
2040 SH
2468
UP
15R
2468
6068 TEMP. GL. SLIDER
20'-0" x 22'-7"
2 Bay Garage
KITCHEN 20'-4" 13'-9" x
LIVING
13'-2" 8'-4"
x
DINING
C.

COV. ENTRY
PDR.

ENTRY
34'-0"
13'-5" 20'-7"
42'-9"42'-9"
4'-91
2 "
5'-0" 32'-111
2 "
34'-0"
13'-81
2 " 20'-31
2 "
23'-1" 14'-4" 5'-4"
5'-9" 7'-7" 19'-71
2 "
27'-3"
32'-7"
PANTRY
6040 SL
CHS
CHS
CHS
6040 SL
9'-10" x 10'-0"
BEDROOM 3
10'-0" x 10'-6"
BEDROOM 4
4040 FX
2668
5068 BI-PASS
2040 SH 21068
21068
2468
2868
2668
DN
15R
5068 BI-PASS
2468
2668
4040 SL
4040 SL
4040 SL
5068 BI-PASS
2040 SH
5040 SL
FX 4040
10'-2" x 10'-0"
BEDROOM 2
14'-0" x 14'-0"

PRIMARY BEDROOM
SERV. BA. 2
W.

PRIM.

BA.

TECH. L.
34'-0"
34'-0"
37'-5"37'-5"
13'-5" 10'-51
2 " 10'-11
2 "
1'-0" 10'-5" 2'-0" 11'-5" 2'-0" 10'-7"
11'-1" 2'-0" 2'-2" 7'-7"
14'-51
2 " 3'-6" 5'-7" 10'-51
2 "

CHS C HS
C HS
D
W
14'-7"
OPT.2668
2868
5068 BI-PASS
2468
4040 SL
4040 SL
5068 BI-PASS
SERV. BA. 2

CHS C HS
D
W
TECH.

LINEN
2668
20'-0" x 10'-6"

BUNK ROOM
WATERSTONE 3.2.0

FLOOR PLAN
Plan 3 | Traditional
SECOND LEVEL FLOOR PLAN - 988 SQ.FT. FIRST LEVEL FLOOR PLAN - 742 SQ.FT.

OPT. BUNKROOM
(@ BED 3 & BED 4)
P:\2023\2023360\Single-Family\Design\D_3.2.0.dwg, 1/23/2024 3:40:43 PM, _AutoCAD PDF (General Documentation).pc3 30 SC 68
5'-6" 5'-6"
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
45'
90'
20'-0"
FX
TEMP. GL.
2040
TEMP. GL.
2040 SH
2468
UP
15R
2468
6860 TEMP. GL. SLIDER
20'-0" x 22'-7"
2 Bay Garage
KITCHEN 20'-4" 13'-9" x
LIVING
13'-2" 8'-4"
x
DINING
C.

COV. ENTRY
PDR.

PRIMARY BEDROOM
SERV. BA. 2
W.

PRIM.

BA.

TECH. L.
34'-0"
34'-0"
37'-5"37'-5"
13'-5" 10'-51
2 " 10'-11
2 "
1'-0" 10'-5" 2'-0" 11'-5" 2'-0" 10'-7"
11'-1" 2'-0" 2'-2" 7'-7"
14'-51
2 " 3'-6" 5'-7" 10'-51
2 "

CHS C HS
C HS
D
W
14'-7"
OPT.2668
2868
5068 BI-PASS
2468
4040 SL
4040 SL
5068 BI-PASS
SERV. BA. 2

CHS C HS
D
W
TECH.

LINEN
2668
20'-0" x 10'-6"

BUNK ROOM
WATERSTONE 3.2.0

FLOOR PLAN
Plan 3 | Traditional
SECOND LEVEL FLOOR PLAN - 988 SQ.FT. FIRST LEVEL FLOOR PLAN - 742 SQ.FT.

OPT. BUNKROOM
(@ BED 3 & BED 4)
P:\2023\2023360\Single-Family\Design\D_3.2.0.dwg, 1/23/2024 3:40:43 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 20 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
21 30 SC 68
5'-6" 5'-6"
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
45'
90'
20'-0"
FX
TEMP. GL.
2040
TEMP. GL.
2040 SH
2468
UP
15R
2468
6068 TEMP. GL. SLIDER
20'-0" x 22'-7"
2 Bay Garage
KITCHEN 20'-4" 13'-9" x
LIVING
13'-2" 8'-4"
x
DINING
C.

COV. ENTRY
PDR.

PRIMARY BEDROOM
SERV. BA. 2
W.

PRIM.

BA.

TECH. L.
34'-0"
34'-0"
37'-5"37'-5"
13'-5" 10'-512
" 10'-11
2 "
1'-0" 10'-5" 2'-0" 11'-5" 2'-0" 10'-7"
11'-1" 2'-0" 2'-2" 7'-7"
14'-51
2 " 3'-6" 5'-7" 10'-51
2 "

CHS C HS
C HS
D
W
14'-7"
OPT.2668

3.4.0 Plan 3 | Farmhouse

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16

FLOOR PLAN
1,730 SF
4 Bdrm|2.5 Bath|
Opt. Bunkroom |
Covered Entry - 64 SF
2-Bay Garage - 471 SF
8' Lower Plate
8' Upper Plate
SECOND LEVEL FLOOR PLAN - 988 SQ.FT. FIRST LEVEL FLOOR PLAN - 742 SQ.FT.

P:\2023\2023360\Single-Family\Design\D_3.4.0.dwg, 1/23/2024 3:40:26 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 22 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
23 30 SC 68
5'-6" 5'-6"
2868
16'-0" x 7'-0" SECT. GAR. DOOR
2868
45'
90'
20'-0"
FX
TEMP. GL.
2040
TEMP. GL.
2040 SH
2468
UP
15R
2468
6068 TEMP. GL. SLIDER
20'-0" x 22'-7"
2 Bay Garage
KITCHEN 20'-4" 13'-9" x
LIVING
13'-2" 8'-4"
x
DINING
C.

COV. ENTRY
PDR.

ENTRY
34'-0"
13'-5" 20'-7"
42'-9"42'-9"
4'-91
2 "
5'-0" 32'-111
2 "
34'-0"
13'-81
2 " 20'-31
2 "
23'-1" 14'-4" 5'-4"
5'-9" 7'-7" 19'-71
2 "
27'-3"
32'-7"
PANTRY
6040 SL
CHS
CHS
CHS
6040 SL
9'-10" x 10'-0"
BEDROOM 3
10'-0" x 10'-6"
BEDROOM 4
4040 FX
2668
5068 BI-PASS
2040 SH 21068
21068
2468
2868
2668
DN
15R
5068 BI-PASS
2468
2668
4040 SL
4040 SL
5068 BI-PASS
2040 SH
5040 SL
FX 4040
10'-2" x 10'-0"
BEDROOM 2
14'-0" x 14'-0"

PRIMARY BEDROOM
SERV. BA. 2
W.

PRIM.

BA.

TECH. L.
34'-0"
34'-0"
37'-5"37'-5"
13'-5" 10'-512
" 10'-11
2 "
1'-0" 10'-5" 2'-0" 11'-5" 2'-0" 10'-7"
11'-1" 2'-0" 2'-2" 7'-7"
14'-51
2 " 3'-6" 5'-7" 10'-51
2 "

CHS C HS
C HS
D
W
14'-7"
OPT.2668
5040 SL

3.5.0 Plan 3 | Cottage

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16

FLOOR PLAN
1,730 SF
4 Bdrm|2.5 Bath|
Opt. Bunkroom |
Covered Entry - 64 SF
2-Bay Garage - 471 SF
8' Lower Plate
8' Upper Plate
SECOND LEVEL FLOOR PLAN - 988 SQ.FT. FIRST LEVEL FLOOR PLAN - 742 SQ.FT.

P:\2023\2023360\Single-Family\Design\D_3.5.0.dwg, 1/23/2024 3:40:35 PM, _AutoCAD PDF (General Documentation).pc3 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
Note: Artist’s Conception; Colors, Materials 24 And Application May Vary. 0 2 4 8
© 2023 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA | 2023360 | 01-23-24

WATERSTONE
WATERFORD, CA ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

DESIGN SUBMITTAL
25 RIDGE
4:12
4:12
4:12
VALLEY
H
HIP 4:12

3.5:12

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

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

3.5:12
RIDGE
4:12
4:12
4:12
VALLEY
H
HIP 4:12

3.5:12

3.5:12
4:12
RIDGE
R
PLAN 3
Roof Plans
Plan 3 | Traditional Plan 3 | Farmhouse Plan 3 | Cottage Eave 12" / Rake 6"

WATERSTONE

MODESTO, CA
C 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2023360 | 01-22-24 Scale: 1/4"=1'-0"
0 2 4 8 16
Eave 12" / Rake 6" Eave 12" / Rake 6"

3.6.0 P:\2023\2023360\Single-Family\Design\D_3.6.0.dwg, 1/22/2024 2:18:07 PM, _AutoCAD PDF (General Documentation).pc3

WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-07

A RESOLUTION OF THE CITY OF WATERFORD

PLANNING COMMISSION RECOMMENDING TO THE

CITY COUNCIL APPROVAL OF THE ADDENDUM TO

THE PREVIOUSLY CERTIFIED MITIGATED NEGATIVE
DECLARATION (SCH #2024050940) FOR REZONE NO.

REZONE-2025-0002 AND VESTING TENTATIVE
SUBDIVISION MAP NO. TMAP-2025-0004; FOR
ASSESSOR PARCEL NUMBER 080-031-031 (BENTLEY

STREET)
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Mr. David J.

Hendrick) as to Assessor Parcel Number 080-031-031, for a zone change of said property from Residential Single (RS) to Planned Community 2025-0002 (PC #2025-02), to allow a singlefamily residential development and a Vesting Tentative Subdivision Map (TMAP-2025-0004) to subdivide the 3.6± acre parcel into nineteen (19) single-family residential lots, located on Bentley Street; and
WHEREAS, the proposed project is located in the Low Density Residential (LD) land use designation of the City’s General Plan Land Use Map; and WHEREAS, the proposed project is considered a “project” as defined by the California Environmental Quality Act (CEQA) and may involve potentially significant effects on the environment; and,
WHEREAS, the Lead Agency has prepared an Addendum to the previously certified Waterstone Residential Subdivisions Mitigated Negative Declaration (State Clearinghouse #2024050940) in accordance with CEQA Guidelines Section 15164; and WHEREAS, the Addendum demonstrates that the project does not result in new significant environmental effects, nor does it substantially increase the severity of impacts previously identified in the certified Mitigated Negative Declaration (State Clearinghouse #2024050940); and
WHEREAS, a Notice of Intent to adopt the Addendum to the previously certified Mitigated Negative Declaration also identifying the date of this meeting was published in the Waterford News; and,
WHEREAS, the Planning Commission has reviewed and independently considered the analysis and conclusions of the Addendum; and,
WHEREAS, a copy of the Addendum is attached hereto as Exhibit A; and, Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E WHEREAS, the Lead Agency has determined that the previously adopted Mitigation Monitoring/Reporting Program (MMRP) for the previous Waterstone Residential Subdivision remains adequate for the project; and,
WHEREAS, the notice of the special public hearing on the proposed Rezone and Vesting Tentative Subdivision Map was published in the Waterford News, a newspaper of general circulation, on December 30, 2025; and
WHEREAS, notices of the special public hearing on the proposed Rezone and Vesting Tentative Subdivision Map were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on December 23, 2025; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford makes the following findings and determinations:

1. The Proposed Project is consistent with the City of Waterford Vision 2025 General Plan, and specifically, the Low Density Residential (LD) land use designation assigned by the Vision 2025 General Plan.

2. The site is physically suitable for the density and/or intensity of the Proposed Project.

The proposed density is approximately five (5) dwelling units per acre, which is consistent with the LD land use density range of four (4) to six (6) dwelling units per acre.

3. The Proposed Project is not likely to cause substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat. a. As per Sections 15182 and 15162 of the California Environmental Quality Act (“CEQA”) Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan Final EIR.

4. Constitutionality, severability. If any section, subsection, sentence, clause, phrase, word of this resolution is for any reason held by a court of competent jurisdiction to be unconstitutional or invalid for any reason, such decision shall not affect the validity of the remaining portions of the resolution. The Planning Commission of the City of Waterford hereby declares that it would have passed this resolution and each section, subsection, sentence, clause, phrase, and word thereof, irrespective of the fact that any one or more section(s), subsection(s), sentence(s), clause(s), phrase(s), or word(s) be declared invalid.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD PLANNING COMMISSION that it recommends to the City Council to approve the Addendum to the previously certified Mitigated Negative Declaration (State Clearinghouse #2024050940) for Rezone No. REZONE-2025-0002 and Vesting Tentative Subdivision Map No. TMAP-2025- 0004.

The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a regular meeting held on January 27, 2026, moved for adoption by Commissioner Barnes and duly seconded by Commissioner Vera; passed by the following roll call vote:

AYES: Rivers, Esther, Barnes, Gray
NOES: Vera
ABSENT: None
ABSTAIN: None
ATTEST:
_______________________________ _____________________________ Chairperson Rivers Marissa Martinez, Secretary
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E EXHIBIT A – CEQA ADDENDUM
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E EXHIBIT B – MITIGATION MONITORING / REPORTING PROGRAM (MMRP) Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-08

A RESOLUTION OF THE CITY OF WATERFORD

PLANNING COMMISSION RECOMMENDING TO THE

CITY COUNCIL APPROVAL OF A REZONE FROM

RESIDENTIAL SINGLE (RS) TO PLANNED COMMUNITY
2025-0002 (PC #2025-02) TO ALLOW A SINGLE-FAMILY

HOUSING DEVELOPMENT PROPERTY LOCATED ON

BENTLEY STREET, WATERFORD, CA ASSESSOR
PARCEL NUMBER 080-031-031
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Mr. David J.

Hendrick) as to Assessor Parcel Number 080-031-031, for a zone change of said property from Residential Single (RS) to Planned Community 2025-0002 (PC #2025-02), to allow a singlefamily residential development, located on Bentley Street; and WHEREAS, the Planning Commission held a noticed public hearing on January 27, 2026, and considered staff recommendations for approval, heard public testimony and adopted the following findings; and
WHEREAS, the notice of the special public hearing on the proposed Rezone was published in the Waterford News, a newspaper of general circulation, on December 30, 2025; and
WHEREAS, notices of the special public hearing on the proposed Rezone were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on December 23, 2025; and
WHEREAS, the Planning Commission has reviewed an Initial Study and CEQA Addendum prepared for the project, which determined that the proposed Rezone is consistent with and within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford makes the following findings and determinations:

1. The proposed Zoning District is consistent with the City of Waterford Vision 2025 General Plan, and specifically, the Low Density Residential (LD) land use designation assigned by the Vision 2025 General Plan.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

2. The site is physically suitable for the density and/or intensity of the proposed Zoning District. The proposed density is approximately five (5) dwelling units per acre, which is consistent with the LD land use density range of four (4) to six (6) dwelling units per acre.

3. The proposed Zoning District is not likely to cause substantial environmental damage, or substantially and unavoidable injure fish or wildlife or their habitat. a. As per Sections 15182 and 15162 of the California Environmental Quality Act (“CEQA”) Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan Final EIR. An updated Initial Study and CEQA Addendum have been prepared for this Project, which determined that no new or more severe environmental impacts would occur. Relevant mitigation measures from the General Plan EIR still apply and have been made conditions of project approval.
b. There are no substantial changes proposed in the project, which result in new significant environmental effects, or a substantial increase in the severity of previously identified significant effects and, therefore, no major revisions to the EIR are required.
c. No substantial changes have occurred with respect to the circumstances under which the project is undertaken which will result in new significant environmental effects or a substantial increase in the severity of previously identified significant effects and therefore, no major revisions to the EIR are required. d. There is no new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence when the EIR was adopted which shows any of the following: one or more significant effects which is not discussed in the EIR; or, significant effects which were previously examined will be substantially more severe than previously shown; or, previously infeasible mitigation measures or alternatives are now feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or, mitigation measures or alternatives which are considerably different from those analyzed in the EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E e. In accordance with Section 15164 of the CEQA Guidelines, the City has prepared an updated Initial Study and CEQA Addendum, which were tiered from the City’s Vision 2025 General Plan EIR. The analysis contained in the Initial Study amd CEQA Addendum, prepared in accordance with Section 15063 of the CEQA Guidelines, confirms that a subsequent or supplemental EIR is not required and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the Project.

4. The Zoning District is required for public convenience and necessity. a. The proposed Planned Community is consistent with the Vision 2025 General Plan because the project is consistent with the Low Density Residential (LD) land use designation for the site in both type and intensity of development. b. The project will provide needed single-family residential housing for the City of Waterford and assist in accommodating the City’s regional housing need as prescribed by State Housing Law.
c. The proposed Planned Community Zone, by reason of its design and conditions of approval will be compatible with the surrounding land uses.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD
PLANNING COMMISSION that it recommends to the City Council the property be rezoned from Residential Single (RS) to Planned Community 2025-0002 (PC #2025-02).

AYES: Rivers, Esther, Barnes, Gray
NOES: Vera
ABSENT: None
ABSTAIN: None
ATTEST:
______________________________ _____________________________ Chairperson Brandon Rivers Marissa Martinez, Secretary
Attachments:

Exhibit “A” – Draft City Council Ordinance
Exhibit “B” –Planned Community 2025-0002 (PC #2025-02)
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E EXHIBIT A – DRAFT ORDINANCE
ORDINANCE NO. 2026-__

WHEREAS, the City Council for the City of Waterford has made the following findings for adoption.

2. The project site is currently zoned Residential Single (RS) and has a General Plan Land Use Designation of Low Density Residential (LD); and

3. The applicant is proposing to rezone the subject property to Planned Community 2025- 0002 (PC #2025-02); and

4. Notice of the public hearing on the proposed Rezone was published in the Waterford News, a newspaper of general circulation, on February 9, 2026; and

5. Notice of the public hearing on the proposed Rezone were mailed to all property owners affected by this action on February 9, 2026; and

6. Notices of the public hearing on the proposed Rezone were mailed to all property owners within 300-feet of the property, according to the most recent assessor’s roll, on February 9, 2026; and
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

WHEREAS, a public hearing was held on February 19, 2026 and all comments were heard and considered by the City Council.

THE CITY COUNCIL OF THE CITY OF WATERFORD, COUNTY OF STANISLAUS, STATE OF CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 2. FINDINGS. The approval of this ordinance is based on the following findings and determinations:

A. The Planning Commission, on January 27, 2026, held a noticed public hearing and made its written recommendation to the City Council to approve the rezoning to Planned Community 2025-0002 (PC #2025-02).

B. The proposed rezoning is consistent with the goals, policies, and implementation measures and Low Density Residential (LD) land use of the City of Waterford Vision 2025 General Plan.

C. A noticed Public Hearing before the City Council was given in the form and manner required by State statute and the Waterford Municipal Code.

SECTION 3. CONDITIONS. The development is subject to the conditions and standards adopted in the City’s Vision 2025 General Plan for development which includes the following terms and conditions:

A. Approval of Rezone to Planned Community 2025-0002 (PC #2025-02) authorizes a 19-lot single-family residential development shall expire within two years from the date of the approval by the City Council unless acted upon or the applicant or property owner obtains a time extension for the subdivision map.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E SECTION 5. DEVELOPMENT STANDARDS. The following development standards are hereby associated with Planned Community 2025-0002 (PC #2025-02):

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E PASSED AND ADOPTED at a regular meeting of the City Council of the City of Waterford this ____ day of _____, _____, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

CITY OF WATERFORD
_______________________

CHARLIE GOEKIN, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ _________________________
CORBETT J. BROWNING
City Clerk City Attorney
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

EXHIBIT B
PLANNED COMMUNITY 205-0002 (PC #2025-02)
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-09

A RESOLUTION OF THE CITY OF WATERFORD

PLANNING COMMISSION RECOMMENDING TO THE

CITY COUNCIL APPROVAL OF VESTING TENTATIVE
SUBDIVISION MAP NO. 2025-04 (TMAP-2025-0004);

LOCATED ON BENTLEY STREET, WATERFORD, CA
ASSESSOR PARCEL NUMBER 080-031-031
WHEREAS, a request has been submitted by FH Land Investment, LLC (4805 Sisk Road, Modesto, CA 95357) Applicant on behalf of the Property Owner of Record (Mr. David J.

Hendrick) as to Assessor Parcel Number 080-031-031 to subdivide 3.60± acres into nineteen (19) residential lots located on Bentley Street. The project will connect to the City of Waterford sewer, water and storm drain services. The project site is designated by the City’s Vision 2025 General Plan as Low Density Residential (LD) and is currently zoned Residential Single (RS); and WHEREAS, said tentative subdivision map was received in the office of the Secretary of the Planning Commission on July 23, 2025, and was accepted for filing and deemed complete on October 31, 2025, in accordance with the provisions of Title 16: Subdivisions of the Waterford Municipal Code; and
WHEREAS, copies of said vesting tentative subdivision map have been sent to the Waterford Unified School District, Modesto Irrigation District, the local utility companies, and City Departments; and
WHEREAS, the Planning Commission has reviewed an Initial Study and CEQA Addendum prepared for the project, which determined that the proposed tentative subdivision map is consistent with and within the scope of the previously certified City of Waterford Vision 2025 General Plan Environmental Impact Report and that the previously adopted Mitigated Negative Declaration (SCH No. 2024050940) remains adequate for the project; and WHEREAS, the Planning Commission held a duly noticed Public Hearing on January 27, 2026 and considered REZONE-2025-0002 and TMAP-2025-0004: and, WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford makes the following findings and determinations:

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

3. As per Sections 15182 and 15162 of the California Environmental Quality Act ("CEQA") Guidelines, this Project is within the scope of the projects covered by the Vision 2025 General Plan EIR.

NOW, THEREFORE BE IT FURTHER RESOLVED BY THE WATERFORD PLANNING COMMISSION that it recommends to the City Council to approve Vesting Tentative Subdivision Map No. 2025-04 (TMAP-2025-0004), subject to the following conditions:

Project Authorization

1. The project shall be in conformance with all City Ordinances, rules, regulations, and policies.

The conditions listed below are particularly pertinent to this approval but shall not be construed to permit violation of other laws and polices not so listed.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Conditions of Approval
Planning Department

These fees may be adjusted annually based on the construction cost index or other method as approved by the City.

5. Approval of this VTSM shall not be valid until such time the Waterford City Council has approved an Ordinance rezoning the Project site from RS to PC 2025-02.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

10. Prior to the approval and recordation of the Project’s Final Map, the applicant shall annex the Project into Community Facilities District No. 2019-01.

11. Consistent with the development standards of Planning Community (PC) No. 2025-02, lots developed within the Project shall contain the following development standards:

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Building Department

1. Approval of the TMAP-2025-0004 is not an authorization to commence construction. Building construction, alterations, repairs, sign erection, or occupancy shall not be permitted without prior approval of the Building Department through issuance of any required permits.

2. Prior to the issuance of Building Permits, the applicant shall pay all applicable city fees, including, but not limited to, Capital Facilities Fees, Plan Check and Inspection Fees, etc.

3. Prior to the issuance of Building Permits, the applicant shall provide written proof that the applicable Waterford School District fees have been paid.

4. Prior to the issuance of a Building Permit, the applicant shall pay the applicable Stanislaus County Public Facilities Fee.

5. Prior to the issuance of a Building Permit, the applicant shall pay the applicable Stanislaus Consolidated Fire Protection District Capital Facilities Fee.

7. A sprinkler system shall be required for any construction. The applicant shall mark the location of fire walls on the exterior of the building in a manner approved by the Building Department.

8. The applicant shall provide on-site restroom facilities during construction.

Public Works/Engineering

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

5. Prior to the start of underground work/digging the developer shall contact USA (Underground Service Alert) at 1-800-642-2444.

6. Appropriate dust control shall be provided at the contractor’s expense to minimize any dust nuisance and shall be in accordance with Section 10 of Caltrans standard specifications.

7. The developer shall be responsible for all work performed by contractors or subcontractors.

9. Materials testing required by the City Engineer for work shall be provided by the Developer and submitted to the City Engineer for approval.

Streets:

11. Public streets shall be built to City of Waterford Standards in accordance with Waterford Municipal Codes Title 16 and Title 17 and the Waterford General Plan.

12. Full frontage improvements on Bentley Street shall extend across the limits of the project frontage. Improvements shall include an asphalt concrete overlay of a minimum thickness of

0.10’ to the current crown or centerline of roadway.

14. A ten (10) foot wide Public Utility Easement shall be provided on all street frontages within the development.

15. Curbs, gutters and sidewalks shall be constructed and/or repaired in accordance with the City Standards and the requirements of Title 16 of the Waterford Municipal Code.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E

17. Curb ramps shall be constructed at all intersections and shall comply with Section 2-7103 in the current edition of the State Building Code and the Americans with Disabilities Act (ADA).

Water:

19. Individual water services shall be provided to each parcel from the public water main in all public streets.

20. Provide a looped water system, a minimum of two connections to the City water system are required throughout all phases.

Sanitary Sewer:

Storm Drainage:

24. Project design and construction shall be in compliance with the State Water Resources Control Board’s Phase II MS4 permit.

25. All storm drainage improvements shall be designed in accordance with the design criteria set forth in Chapter 4 of the Stanislaus County Standards and Specifications.

26. Storm drain capacity shall be provided with drywells. Grading design shall be such that Finns Lane is used for overland release in the event of drywell failure.

Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Modesto Irrigation District:

CEQA Mitigation Measures:

1. The Developer and/or Project Proponent shall comply with the Mitigation Monitoring/Reporting Program (MMRP), dated July 2024, prepared for the Waterstone Residential Subdivisions Mitigated Negative Declaration (SCH No. 2024050940). A copy of the MMRP is on file with the Waterford Planning Department.

AYES: Rivers, Esther, Barnes, Gray
NOES: Vera
ABSENT: None
ABSTAIN: None
ATTEST:
_________________________________________________________________ Chairperson Brandon Rivers Marissa Martinez, Secretary
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Exhibit A – TMAP-2025-0004
Docusign Envelope ID: F3DAA415-8BB9-419B-B972-F3310E7BDD1E Informational Items 8
March 5, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
Informational Items.

SUMMARY:

Items included in this section provide City Council with updates on business not requiring a full report.

FISCAL IMPACT:

N/A
ANALYSIS:

All items under this category are considered for informational purpose only.

ENVIRONMENTAL REVIEW:

N/A
ALTERNATIVES:

N/A
ATTACHMENTS:
8a: City Project List
8b: MyWaterford Report
Streets
Name Owner Priority Estimated Cost Update
Yosemite Ave. Pedestrian Project (Caltrans) Michael Pitcock Lonnie Statzer High $6,000,000 (SHOPP) Complete
F Street Overlay Michael Pitcock
Lonnie Statzer High $1,500,000 (Measure L) Complete
F Street Improvements at Western Michael Pitcock
Lonnie Statzer High $300,000 (STBG and CMAQ) Complete
Dorsey, Pecan and Western Pedestrian and Roadway Improvements Michael Pitcock Lonnie Statzer High $300,000 (CDBG) Complete
Yosemite Pedestrian Improvements Reinway to Eucalyptus Michael Pitcock Lonnie Statzer High $946,000 (ATP) Complete
Yosemite at Pasadena Signal Improvements Michael Pitcock Lonnie Statzer High $600,000 (CMAQ) Complete
Skyline Road Improvements Michael Pitcock
Lonnie Statzer High $450,000 (STBG) Complete
E Street Improvements Michael Pitcock
Lonnie Statzer High $600,000 (SB1) In Construction. Waiting on Streetlights G Street Improvements Michael Pitcock
Lonnie Statzer High $600,000 (CDBG) Complete
Measure L Cape Seal Project Michael Pitcock
Lonnie Statzer High $960,000 (Measure L Complete
Tim Bell Pedestrian Improvements Michael Pitcock
Lonnie Statzer High $1,993,000 (ATP) Grant was approved/awarded to Waterford Housing Development
Name Owner Priority Estimated Cost Update
Bentley Estates Michael Pitcock High NA Property was listed for sale.

Reinway North of Moon School Annexation Michael Pitcock High NA Application received. The developer is looking at a potential 98 homes
Waterstone A Michael Pitcock High NA Final Map for 27 Single Family Homes Approved. Homes in Construction
City Projects
Waterstone C Michael Pitcock High NA
Tentative Map Approve for 52 Single Family
Homes. Public Improvements are in
Construction
Waterstone D Michael Pitcock High NA Tentative Map Application received for 37 Single Family Homes
Waterstone E Michael Pitcock High NA Tentative Map Application received for 19 Single Family Homes
Moe Jawad Michael Pitcock High NA Tentative Map for 53 Single Family Homes Approved
Lake Pointe Michael Pitcock High NA Application for Phase 1 received. The developer is looking at a potential 217 homes
Economic Development
Name Owner Priority Estimated Cost Update
F St and Yosemite Fuel Station Michael Pitcock High N/A Complete E Street Public Storage Michael Pitcock High N/A In Construction Facilities / Property
Name Owner Priority Estimated Cost Update
ADA Transition Plan Implementation Lonnie Statzer Low Varies Ongoing Local Hazardous Mitigation Plan Update Lonnie Statzer Low N/A Complete Council Chambers Equipment Upgrade Patricia Krause High $52,000 Complete Public Safety
Name Owner Priority Estimated Cost Update
License Plate Reader Program Michael Pitcock High
$10,000 up front and $3,300
monthly for maintenance and
monitoring.

Complete
Utilities
Name Owner Priority Estimated Cost Update
Water Rate Study Lonnie Statzer
Tina Envia High $40,000 Study approved. Prop 218 process in progress WWTP Biosolids Screening Upgrade - Self Help Enterprises Grant
Michael Pitcock
Lonnie Statzer High $500,000 Unfunded On Hold
Water System Consolidation - Hickman Michael Pitcock
Lonnie Statzer High $3,000,000 Unfunded City approved a $1.2 million loan with Ibank and awarded a construction contract.

Biosolids Removal 2024 Michael Pitcock
Lonnie Statzer High $250,000 Complete
Drying Bed Monitoring Well Michael Pitcock
Lonnie Statzer High $50,000 Complete
Tim Bell Water and Sewer Extension to Vineyard Michael Pitcock Lonnie Statzer High $2,500,000 (ARPA) Complete
WWTP Road Repair Michael Pitcock
Lonnie Statzer High $1,100,000 (FEMA) Complete
Parks and Trails
Name Owner Priority Estimated Cost Update
Triangle Parcel - Neighborhood Park Lonnie Statzer Low Unknown Application Submitted S. Reinway Sports Complex Lonnie Statzer Low Unfunded On hold (No Funding) Dog Park (Prop 68 Per Capita Grant) Lonnie Statzer High $250,000 Grant and Park Impact Fees Complete
Beard Park Improvements (Prop 68 Competitive Grant) Lonnie Statzer Low $1,000,000 Million Unfunded Grant Denied. Waiting to see if another cycle to apply is available.

Tennis (Pickle Ball) Court Remodel Lonnie Statzer High $200,000 Budgeted In Construction Community Center Remodel Michael Pitcock
Lonnie Statzer High $800,000 (General Fund) Complete
Other Projects
Name Owner Priority Estimated Cost Update
Adding Cameras at Community Center Lonnie Statzer High Undetermined at this time Complete Request # Topic Status Date Entered Description
516 Water - Other Issue Closed 1/26/2026
Stephani called in and was wondering why her billing was so high. Her usage has seemed to be climbing since June. Could someone please take a look be sure to contact her before so all of her water in her house is off, I'm sure that's normal but she's sure it's our error. Meter#41597994 PH# (510)246-7976 517 Water - Other Issue Closed 1/26/2026
Sergio called in meter read and bill extremely high. Meter #35788118 Reread or check for leak on meter. Ph#(209)480-0056 518 Sidewalk repair Closed 1/26/2026
Sidewalk near light post on the intersection of Bonnie Brae and Ranchwood is lifted and is unsafe for people with disabilities and pedestrians.
519 Graffiti Closed 1/26/2026 remove graffiti in bathroom at s reinway park, can we also remove the paint that was used to cover the window. thanks! 520 Graffiti Closed 1/26/2026 more graffiti
521 Graffiti Closed 1/26/2026 Photo submitted
522 Graffiti Closed 1/26/2026 graffiti found several times throughout the fence 523 Illegal Dumping Closed 1/26/2026 Photo submitted
524 Facility / Park Maintenance Closed 1/26/2026 several potholes on the trail parallel to River rd 525 Facility / Park Maintenance Closed 1/26/2026 Photo submitted 526 Facility / Park Maintenance Closed 1/26/2026 Photo submitted 527 Facility / Park Maintenance Closed 1/26/2026 Photo submitted 528 Facility / Park Maintenance Closed 1/26/2026 Photo submitted 529 Facility / Park Maintenance Closed 1/26/2026 Photo submitted 530 Graffiti Closed 1/26/2026 Photo submitted
531 Graffiti Closed 1/26/2026 Photo submitted
532 Graffiti Closed 1/26/2026 Photo submitted
533 Graffiti Closed 1/26/2026 Photo submitted
534 Graffiti Closed 1/26/2026 Photo submitted
535 Graffiti Closed 1/26/2026 Photo submitted
536 Potholes Closed 1/26/2026 Photo submitted
537 Potholes Closed 1/26/2026 Photo submitted
538 Potholes Closed 1/26/2026 Photo submitted
539 Potholes Closed 1/26/2026 Photo submitted
540 Potholes Closed 1/26/2026 Photo submitted
541 Potholes Closed 1/26/2026 Photo submitted
542 Water - Other Issue Closed 1/27/2026
Please recheck meter read. Meter #12168426. First time hand read and consumption jumped from 10 units to 92. Thank you!
543 Water - Other Issue Closed 1/27/2026
Danielle called in water usage up 15 units last billing. Check meter for leaks. You will need to call customer to gain access to meter behind her front fence (209)229-3026 Meter#15480671 Please advise customer 544 Community Center Rentals Closed 1/28/2026 BIRTHDAY PARTY 545 Water leaks Closed 1/29/2026
Citizen came by to state our meter in the alley is leaking. Could you please take a look to see if there is any indication of a leak? There is a puddle of water next to the meter box, but none I can see coming out of meter. THANKYOU! 546 Graffiti Closed 1/29/2026 Behind our home on the Canal side 547 Potholes Closed 1/30/2026 Photo submitted
548 Facility / Park Maintenance Closed 1/31/2026 The cap is there but is broken and needs replacing asap. 549 Abandoned vehicle Closed 2/1/2026 12113 Fearl Drive. van has not moved in 2 weeks. 550 Illegal Food Vendors Closed 2/3/2026
511 E Street. An anonymous tip came into the county that the residents at 511 E Street are selling food from the residence Mon-Fri from 11am-2pm
551 Facility / Park Maintenance Closed 2/3/2026
There are 2 spots along the fence where dogs can get out. 1 on Big dog side and 1 on small dog side can someone please check that and put a board or something.
552 Potholes Closed 2/4/2026 Photo submitted
553 Potholes Closed 2/4/2026 not sure if this can be closed 554 Water - Other Issue Closed 2/4/2026
Please confirm meter read. Last month was a hand read due to Trimble issue. Read was at 1320 but this month it was picked up by the Trimble and it says 1234. Customer called last month due to high bill, Hector went out and customer was told he does have a small leak. Is Trimble correct or was this a hand read error? Thank you! 555 Water - Other Issue Closed 2/4/2026
PLEASE REREAD METER. READ IN DECEMBER FOR JANUARY BILLING WENT FROM 1263 TO 1627 METER# 35788118 PLEASE CALL ME WITH NEW READ. THANK YOU.
556 Graffiti Closed 2/4/2026 This is behind new community DR Horton Trestle, just walking a few minutes. Gang signs look ugly. 557 Other Closed 2/5/2026 hello, can we please get a clean up Kadota and Stein thereâ€™s a bunch of broken glass. Thank You 558 Water - Other Issue Closed 2/6/2026 Plumber is trying to locate shut off for building to do leak repair - Keith Azevedo 209.204.6389 559 Other Closed 2/8/2026 corner lot at center and Yosemite being used for storage 560 Water leaks Closed 2/9/2026 Customer states there is a leak at the meter. Meter # 241622573 561 Water - Other Issue Closed 2/9/2026
Plumber will be coming at 5:30 pm to do work on the building and will need to know where the shut off is. Could someone go by the office and ask for Shami, to show her where the value is, please? Shami 209.622.0877 thank you!! 562 Park Rentals (staff) Closed 2/9/2026 FIRST COMMUNION WITH DJ. S.L. 563 Illegal Dumping Closed 2/9/2026 Photo submitted
564 No Water Closed 2/9/2026
Water Shutoff with no warning (60 days necessary SB 998). No answer with phone number, left on the line 4 hours last week. 565 Potholes Closed 2/10/2026 Photo submitted
566 Water - Other Issue Closed 2/11/2026 Please recheck meter read when you have a chance. Meter #95831421. The read I received is way off. Thank you! 567 Water - Other Issue Closed 2/11/2026 Sorry, please recheck meter read. Meter #29767865. Meter read received is way off. Thank you! 568 Water - Other Issue Closed 2/11/2026 This meter was not found. Meter #32203062. Need meter read for billing since it is the mobile home park. Thank you! 569 Water - Other Issue Closed 2/11/2026 Sorry, this is one that was not found as well but I need the correct read for billing. Meter #75207180. Thank you! 570 Water - Other Issue Closed 2/12/2026
customer came in and said they noticed a thumping sound when they shut off their water. I informed them they would most likely need to contact a plumber, but they would still like you guys to take a look to make sure everything is okay on our side. 571 Facility / Park Maintenance Closed 2/14/2026 please replace the sign. 572 Graffiti Closed 2/14/2026 Gang related graffiti
573 Community Center Rentals Closed 2/17/2026 Entered by Samuel Lee 574 Water leaks Closed 2/18/2026
Customer came in and said there is a leak coming up through pavement near these addresses. Water stands in gutter.

Sandra (209)484-6017
575 Water - Other Issue Closed 2/19/2026
Mr. Hurst called in to get his meter box lid replaced for himself and his neighbor to the left if facing his house. Call him if you have any questions at 209-853-0246. Thank you!
576 Other Open 2/20/2026 sign in right of way at S/W corner of Hwy 132 and F Street 577 Other Open 2/20/2026 trailer blocking s/b lane
578 Water - Other Issue Closed 2/20/2026 customer noticed her billing going up substantially, she wants us to check to see if there are any leaks. 579 Street lighting (Metal Poles) Closed 2/20/2026 The street lights in fron of the McDonalds are out... security issue when going there at night and walking along the sidewalk.

Waterford City CouncilMarch 5, 2026

Waterford City Council
March 5, 2026