Waterford City Council
September 3, 2026

WATERFORD CITY COUNCIL REGULAR MEETING – September 3, 2026 - 6:30 PM AGENDA

WATERFORD CITY COUNCIL - REGULAR MEETING
WATERFORD CITY HALL, CITY COUNCIL CHAMBERS 101
“E” STREET, WATERFORD, CA

CALL TO ORDER &
FLAG SALUTE: Mayor Goeken
INVOCATION: Elder Fred Webb, Seventh Day Adventist Church ROLL CALL:

Mayor: Charlie Goeken
Vice Mayor: Jamie Hilton
Council Members: Guadalupe Gutierrez, Christine Harris, Elizabeth Talbott ADOPTION OF AGENDA:

A member of the City Council motions to accept the items on the agenda for consideration as presented, or motions for any additions, including emergency items, or items pulled from consideration.

CONFLICT OF INTEREST DECLARATION:

Declaration by City Council members who may have a direct Conflict of Interest on any scheduled agenda item to be considered.

1. 2.

This is the portion of the meeting specifically set aside to invite public comments regarding any matters not appearing on the agenda and within the jurisdiction of the City Council or the Successor Agency. Individual audience participation is limited to a maximum of 5 minutes.

We encourage you to share your name and address or submit a speaker card to the City Clerk.

3. All Matters listed under the Consent Calendar are considered routine by the Council and will be adopted by one action of the Council unless any Council Member desires to discuss any item or items separately. In that event, the Mayor will remove that item from the Consent Calendar and action will be considered separately.
3a: MOTION: Waiving all Readings of Ordinances and Resolutions, except by title. 3b: RESOLUTION: Adopting Resolution 2026-54, Approving the Warrant Register in the Amount of $343,662.20 for the Period of August 17 to August 20, 2026.

ADOPTION OF CONSENT CALENDAR

COMMUNICATIONS FROM THE AUDIENCE

PRESENTATIONS

4. 3c: MOTION: Approving Minutes of the Regular City Council Meeting held August 20, 2026. 3d: MOTION: Approving the appointment of Catherine Anglin to the Parks & Recreation Commission for 2-Year Term Ending July 2028 by the Mayor, with Approval of the City Council as Provided in Waterford Municipal Code Section 2.28.010.
3e: MOTION: Approve the Sale of City Surplus Property at 0 La Gallina Ave (APN# 134-010-064) to FH Building Company in the Amount of $150,000 for the Development of Single-Family Homes.

4. 5.
5a: RESOLUTION: Approving Planning Commission Recommendation to adopt a Resolution 2026-55, to approve a Section 15183 Consistency Checklist prepared in accordance with 15183 of the CEQA Guidelines and authorize Staff to file a Notice of Exemption; and, **Attachment ‘A’ on City website for review.

RESOLUTION: Approving Planning Commission Recommendation to adopt a Resolution 2026-56, authorizing approval of Tentative Subdivision Map (TMAP-2025-0003) to subdivide the 73.70-acre parcel into 412 single-family residential lots subject to the Conditions of Approval provided therein.(Niskanen)

6. 6a: MOTION: Discuss and Provide Direction to the City Voting Delegate on a Resolution being considered at the 2026 League of California Cities Annual Conference. (Pitcock)

7. 8.
8a: City Project List
8b: My Waterford Request Report

9. 9a: City Staff
9b: City Council

10. ADJOURNMENT / RECESS

STAFF/COUNCIL COMMENTS AND MEETING REPORTS

INFORMATIONAL ITEMS

SUCCESSOR AGENCY TO THE FORMER WATERFORD REDEVELOPMENT AGENCY

GENERAL BUSINESS
PUBLIC HEARINGS AND ELECTION:

PUBLIC HEARING - FINAL READINGS

ADJOURNMENT / RECESS

STAFF/COUNCIL COMMENTS AND MEETING REPORTS

INFORMATIONAL ITEMS

SUCCESSOR AGENCY TO THE FORMER WATERFORD REDEVELOPMENT AGENCY

GENERAL BUSINESS
PUBLIC HEARINGS AND ELECTION:

PUBLIC HEARING - FINAL READINGS

11. 12.

NOTICE
REPORTS: Copies of the staff reports or other written documentation relating to each item of business referred to on the agenda are on file in the office of the City Clerk. Any writings or documents provided to a majority of the City Council regarding any item on this agenda (other than writings legally exempt from public disclosure) will be made available for public inspection at the front counter at City Hall during normal business hours.

COMMUNICATIONS FROM THE AUDIENCE: If you wish to address the City Council or the Successor Agency on any item not on the printed agenda, prior to the start of the meeting, or prior to addressing the City Council or the Successor Agency, complete and submit a speaker card and deliver it to the City Clerk. (Please note, speaker cards are not required, however completing a speaker card enables staff to better follow up with you later, if necessary and attribute your comments to you in the minutes of the meeting). When the Mayor calls for “Communications from the Audience,” stand or raise your hand and the Mayor will ask you to approach the podium and state your name and city of residence. It is the policy of the City Council that they will not act on any matter not appearing on the posted agenda. The purpose of the discussion is to permit a member of the public to raise an issue or problem and to permit the City Council to ask questions for clarification of the issue or problem, provide information to the public, provide direction of the City Staff, or schedule the matter for a future meeting. Please hold all comments to five (5) minutes.

PUBLIC COMMENTS RELATED TO AN ITEM ON THE PRINTED AGENDA: Members of the public are entitled to directly address the City Council or the Successor Agency concerning any item that is described on the agenda during consideration of that item. If during a public hearing, the Mayor will direct when the hearing has opened for public comment. If you wish to address the City Council or the Successor Agency on any item listed on this agenda, please complete a speaker card and deliver it to the City Clerk prior to discussion of that item. (Please note, speaker cards are not required, however completing a speaker card enables staff to better follow up with you later, if necessary and attribute your comments to you in the minutes of the meeting.) When your name is called proceed to the podium and state your name and city of residence.

WRITTEN MATERIAL INTRODUCED INTO THE RECORD: Citizens wishing to introduce written material into the record at the public hearing on any item are requested to provide a copy of the written material to the City Clerk prior to the public hearing date and/or prior to the opening of the public hearing so that the material may be distributed to the City Council prior to the public hearing.

NOTICE REGARDING CHALLENGES TO DECISIONS: Pursuant to all applicable laws and regulations, including without limitation, California Government Code Section 65009 and or California Public Resources Code Section 21177, if you wish to challenge in court any decisions (regarding planning, zoning and/or environmental decisions), you may be limited to raising only those issues you or someone else raised at the public hearing(s) described in this notice/agenda, or in written correspondence delivered to the City at, or prior to, the public hearing.

LIVE AND ON-DEMAND VIDEO RECORDINGS OF THE CITY COUNCIL/SUCCESSOR AGENCY: The meeting of the Waterford City Council/Successor Agency can be watched live and on-demand from the City’s website at www.cityofwaterford.org.

AMERICANS WITH DISABILITIES ACT (ADA): In compliance with the Americans with Disabilities Act, if you are a disabled person and you need a disabilityrelated modification or accommodation to participate in this meeting, please contact the City Clerk’s Office at (209) 874-2328 ext. 101 or email:
[email protected]. Requests must be made as early as possible and at least two-full business days before the start of the meeting General Information: The Waterford City Council meets on the 1 st and 3rd Thursdays of each month at
6:30PM., unless otherwise noticed.

Council Agenda’s: Copies of City Council Agenda and agenda related writings or documents will be made available for public inspection at the front counter at City Hall located at 101 “E” Street, Waterford, CA 72 hours prior to the meeting, or at the time of the scheduled meeting. 8/26/2026
Patricia Krause, CMC, City Clerk Date

REPORT OUT OF CLOSED SESSION

CLOSED SESSION
Consent Calendar 3a
September 3, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
Motion: Waive Readings of Ordinances and Resolutions, Except by Title.

SUMMARY:

It is recommended that the City Council approve the waiver of readings of Ordinances and Resolutions, except by title.

ANALYSIS:

Pursuant to California Government Code §36934, approval of the waiver of readings will allow Ordinances and Resolutions to be introduced by title only and acted upon without the need to read the entire text of the item into the public record. The documents related to proposed Ordinances and Resolutions are available for review by the public on the City’s website and in the City Clerk’s office at City Hall.

FISCAL IMPACT:

N/A
ENVIRONMENTAL REVIEW:

N/A
ALTERNATIVES:

1. Direct the City Clerk to read the entire text of resolutions and ordinances prior to approval and adoption.

2. Take no action.

ATTACHMENTS:

N/A
Consent Calendar 3b
September 3, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
Resolution: Adopting Resolution 2026-54, Approving the Warrant Register in the Amount of $343,662.20 for the Period of August 17 to August 20, 2026.

SUMMARY:

Consider approving the Warrant Register for the period of August 17 to August 20, 2026.

ANALYSIS:

As per Government Code Section §41004, a listing of all payments the City has made for goods and services need to be approved by City Council on a regular basis. This Warrant Register includes payments and payroll made for the period of September August 17 to August 20, 2026.

FISCAL IMPACT:

Payments for this period total $343,662.20.

ENVIRONMENTAL REVIEW:

N/A
ALTERNATIVES:

1. Take no action.

2. Provide staff with further direction.

ATTACHMENTS:
• Resolution #2026-54
• Check Register Report

WATERFORD CITY COUNCIL

DATE TOTAL
PAYROLL 8/17/2026 $ 53,358.03
ACCOUNTS PAYABLE 8/17/2026 $ 27,153.81
8/20/2026 $ 263,150.36
TOTAL $ 343,662.20
Passed and Adopted by the City Council of Waterford at a regular meeting held on By the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

PATRICIA KRAUSE, CMC, CITY CLERK CHARLIE GOEKEN, MAYOR
RESOLUTION 2026-54
RESOLUTION # 2026-54
September 3, 2026
The City of Waterford does hereby reserve, determine and order as follows:

SECTION 1: That in accordance with Section 37202 of the Government Code that the City Manager hereby certifies to the accuracy of the following demands and the availability of funds for the payment thereof.

SECTION 2: That the following claims and demands are subject to audit as required by law, and that the same are hereby set forth.

User:

Printed: 08/17/2026 - 10:37AM
'trish'
Payroll
Include Partial: FALSE
ACH Check Register
Batch: 00017.08.2026
Check Date Check Number Employee No Employee Name Amount 08/17/2026 0 1002 7,521.81
08/17/2026 0 1006 3,762.23
08/17/2026 0 1008 2,413.62
08/17/2026 0 1017 2,158.94
08/17/2026 0 1018 1,649.38
08/17/2026 0 1020 937.51
08/17/2026 0 2005 2,632.64
08/17/2026 0 2006 4,124.16
08/17/2026 0 2010 1,077.02
08/17/2026 0 2012 33.69
08/17/2026 0 2020 4,181.73
08/17/2026 0 2028 1,890.60
08/17/2026 0 2030 3,271.33
08/17/2026 0 2031 3,918.46
08/17/2026 0 2033 3,241.27
08/17/2026 0 2034 3,461.14
08/17/2026 0 2035 1,939.14
08/17/2026 0 2037 1,792.03
08/17/2026 0 2043 1,297.29
08/17/2026 0 2044 1,417.26
08/17/2026 0 3002 134.65
08/17/2026 0 3010 123.92
08/17/2026 0 3013 126.07
08/17/2026 0 3014 126.07
08/17/2026 0 3015 126.07
Total Employees: 25 Total: 53,358.03
PR- ACH Check Register (08/17/2026 - 10:37 AM) Page 1
User:

Printed: 08/17/2026 - 12:13PM
trish
Computer Check Proof List by Vendor
Accounts Payable
Batch: 00017.08.2026
Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 105201 BANK OF THE WEST (IRS TAXES) Check Sequence: 1 ACH Enabled: True PR Batch 00017.08.2026 Medicare Employee Portion 1,079.76 08/17/2026 1010-000-2240 PR Batch 00017.08.2026 Medicare Employee Portion PR Batch 00017.08.2026 Federal Income Tax 6,185.42 08/17/2026 1010-000-2220 PR Batch 00017.08.2026 Federal Income Tax PR Batch 00017.08.2026 FICA Employee Portion 208.94 08/17/2026 1010-000-2240 PR Batch 00017.08.2026 FICA Employee Portion PR Batch 00017.08.2026 Medicare Employer Portion 1,079.76 08/17/2026 1010-000-2240 PR Batch 00017.08.2026 Medicare Employer Portion PR Batch 00017.08.2026 FICA Employer Portion 208.94 08/17/2026 1010-000-2240 PR Batch 00017.08.2026 FICA Employer Portion Check Total: 8,762.82
Vendor: 108350 CALIFORNIA EMPLOYMENT DEVELOPMENT DEPARTMENT Check Sequence: 2 ACH Enabled: True PR Batch 00017.08.2026 EDD TRAINING TAX 4.30 08/17/2026 1010-000-2260 PR Batch 00017.08.2026 EDD TRAINING TAX PR Batch 00017.08.2026 STATE UNEMPLOYMENT 68.65 08/17/2026 1010-000-2260 PR Batch 00017.08.2026 STATE UNEMPLOYMENT PR Batch 00017.08.2026 CALIFORNIA SDI 944.56 08/17/2026 1010-000-2260 PR Batch 00017.08.2026 CALIFORNIA SDI PR Batch 00017.08.2026 State Income Tax 2,552.95 08/17/2026 1010-000-2230 PR Batch 00017.08.2026 State Income Tax Check Total: 3,570.46
Vendor: 154101 MISSION SQUARE - 303352 Check Sequence: 3 ACH Enabled: False PR Batch 00017.08.2026 457 LOAN REPAY 589.11 08/17/2026 1010-000-2280 PR Batch 00017.08.2026 457 LOAN REPAY PR Batch 00017.08.2026 DEFERRED COMP-457 2,412.10 08/17/2026 1010-000-2280 PR Batch 00017.08.2026 DEFERRED COMP-457 PR Batch 00017.08.2026 DEFERRED COM-457 - EMPLOYER PD 245.33 08/17/2026 1010-000-2285 PR Batch 00017.08.2026 DEFERRED COM-457 - EM Check Total: 3,246.54
Vendor: 139400 PUBLIC EMPLOYEE RETIREMENT SYSTEM Check Sequence: 4 ACH Enabled: True PR Batch 00017.08.2026 EMPLOYER PAID PERS 6,486.97 08/17/2026 1010-000-2270 PR Batch 00017.08.2026 EMPLOYER PAID PERS PR Batch 00017.08.2026 EMPLOYEE PERS CONTRIBUTION 4,802.54 08/17/2026 1010-000-2270 PR Batch 00017.08.2026 EMPLOYEE PERS CONTR Check Total: 11,289.51
AP-Computer Check Proof List by Vendor (08/17/2026 - 12:13 PM) Page 1 Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 148050 STATIONARY ENGINEERS LOCAL 39 Check Sequence: 5 ACH Enabled: False PR Batch 00017.08.2026 UNION DUES 284.48 08/17/2026 1010-000-2290 PR Batch 00017.08.2026 UNION DUES Check Total: 284.48
Total for Check Run:

Total of Number of Checks:
27,153.81
5 AP-Computer Check Proof List by Vendor (08/17/2026 - 12:13 PM) Page 2 User:

Printed: 08/19/2026 - 1:50PM
tina
Computer Check Proof List by Vendor
Accounts Payable
Batch: 00019.08.2026
Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 102200 ABS DIRECT, INC Check Sequence: 1 ACH Enabled: False 143930 PAST DUE STATEMENTS FOR JUNE 54.32 08/19/2026 5070-800-7190 143930 PAST DUE STATEMENTS FOR JUNE 190.16 08/19/2026 5071-800-7190 143930 PAST DUE STATEMENTS FOR JUNE 27.16 08/19/2026 5072-800-7190 143930 PAST DUE STATEMENTS FOR JUNE 271.64 08/19/2026 5050-700-7190 Check Total: 543.28
Vendor: 105600 BAY ALARM COMPANY Check Sequence: 2 ACH Enabled: False 23113983 WWTP: ALARM MONITORING - 09/01 THROUGH 11/30/2026 202.50 08/19/2026 5050-700-7730 23139275 PW BUILDING: CAMERA MONITORING - SEPTMEBER 265.32 08/19/2026 5071-800-7730 23139275 PW BUILDING: CAMERA MONITORING - SEPTMEBER 265.33 08/19/2026 5050-700-7730 23139275 PW BUILDING: CAMERA MONITORING - SEPTMEBER 265.32 08/19/2026 5070-800-7730 23139275 PW BUILDING: CAMERA MONITORING - SEPTMEBER 265.32 08/19/2026 5072-800-7730 23153410 MUSEUM: ALARM MONITORING - 09/01 THROUGH 11/30/2026 155.61 08/19/2026 1010-550-7730 Check Total: 1,419.40
Vendor: 144410 CHARTER COMMUNICATIONS (7173) Check Sequence: 3 ACH Enabled: False 170080301080126 COMMUNITY CENTER: INTERNET 08/04 THROUGH 09/03/2026 320.00 08/19/2026 1010-560-7811 Check Total: 320.00
Vendor: 110800 CHUCK'S AUTO PARTS Check Sequence: 4 ACH Enabled: False 950957 RIVERPOINTE - REPLACE BELT 12.40 08/19/2026 5070-800-7510 951567 DITCH WITCH REPAIR 13.62 08/19/2026 5070-800-7420 951567 DITCH WITCH REPAIR 6.81 08/19/2026 5072-800-7420 951567 DITCH WITCH REPAIR 47.65 08/19/2026 5071-800-7420 AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 1 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 80.48
Vendor: 112500 CLARK PEST CONTROL Check Sequence: 5 ACH Enabled: False 39891815 JUNE PEST CONTROL: C/H - PD AND COMMUNITY CENTER 78.00 08/19/2026 1010-210-7730 39891815 JUNE PEST CONTROL: C/H - PD AND COMMUNITY CENTER 78.00 08/19/2026 1010-110-7730 39891815 JUNE PEST CONTROL: C/H - PD AND COMMUNITY CENTER 78.00 08/19/2026 1010-560-7730 40251494 AUGUST PEST CONTROL: C/H - PD AND COMMUNITY CENTER 78.00 08/19/2026 1010-560-7730 40251494 AUGUST PEST CONTROL: C/H - PD AND COMMUNITY CENTER 78.00 08/19/2026 1010-110-7730 40251494 AUGUST PEST CONTROL: C/H - PD AND COMMUNITY CENTER 78.00 08/19/2026 1010-210-7730 Check Total: 468.00
Vendor: 152772 COLUMBIA BANK Check Sequence: 6 ACH Enabled: False 07312026 SEE AP FILE FOR INVOICE BACK UP 36.65 08/19/2026 1010-210-7510 07312026 SEE AP FILE FOR INVOICE BACK UP 37.75 08/19/2026 5050-700-7510 07312026 SEE AP FILE FOR INVOICE BACK UP 59.60 08/19/2026 5072-800-7580 07312026 SEE AP FILE FOR INVOICE BACK UP 102.76 08/19/2026 2290-600-7661 07312026 SEE AP FILE FOR INVOICE BACK UP 118.59 08/19/2026 1010-110-7510 07312026 SEE AP FILE FOR INVOICE BACK UP 68.50 08/19/2026 1010-110-7732 07312026 SEE AP FILE FOR INVOICE BACK UP 199.95 08/19/2026 1010-110-7620 07312026 SEE AP FILE FOR INVOICE BACK UP 119.20 08/19/2026 5070-800-7580 07312026 SEE AP FILE FOR INVOICE BACK UP 153.04 08/19/2026 1010-110-7515 07312026 SEE AP FILE FOR INVOICE BACK UP 63.97 08/19/2026 1010-130-7510 07312026 SEE AP FILE FOR INVOICE BACK UP 505.00 08/19/2026 5071-800-7550 07312026 SEE AP FILE FOR INVOICE BACK UP 608.51 08/19/2026 1010-110-7731 07312026 SEE AP FILE FOR INVOICE BACK UP 52.26 08/19/2026 5072-800-7420 07312026 SEE AP FILE FOR INVOICE BACK UP 38.98 08/19/2026 5071-800-7540 07312026 SEE AP FILE FOR INVOICE BACK UP 280.37 08/19/2026 1010-410-7810 07312026 SEE AP FILE FOR INVOICE BACK UP 72.15 08/19/2026 5072-800-7550 07312026 SEE AP FILE FOR INVOICE BACK UP 59.61 08/19/2026 1010-310-7510 07312026 SEE AP FILE FOR INVOICE BACK UP 335.51 08/19/2026 1010-110-7730 07312026 SEE AP FILE FOR INVOICE BACK UP 51.09 08/19/2026 1010-110-7516 07312026 SEE AP FILE FOR INVOICE BACK UP 423.80 08/19/2026 1010-560-7730 07312026 SEE AP FILE FOR INVOICE BACK UP 365.81 08/19/2026 5071-800-7420 07312026 SEE AP FILE FOR INVOICE BACK UP 342.99 08/19/2026 1010-110-7540 AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 2 Invoice No Description Amount Pmt Date Acct Number Reference 07312026 SEE AP FILE FOR INVOICE BACK UP 104.52 08/19/2026 5070-800-7420 07312026 SEE AP FILE FOR INVOICE BACK UP 144.30 08/19/2026 5070-800-7550 07312026 SEE AP FILE FOR INVOICE BACK UP 417.22 08/19/2026 5071-800-7580 Check Total: 4,762.13
Vendor: 200760 CSG CONSULTANTS, INC. Check Sequence: 7 ACH Enabled: False 67426 BUILDING INSPECTIONS & PLAN REVIEW FOR JULY 7,266.00 08/19/2026 1010-410-7190 Check Total: 7,266.00
Vendor: 115743 DIRECT SECURITY & SOUND INC Check Sequence: 8 ACH Enabled: False 17541 COMMUNITY CENTER - CAMERA UPGRADE LESS CREDIT FOR OVERPAYMENT 826.66 08/19/2026 1010-580-7410 Check Total: 826.66
Vendor: 200691 DITCH WITCH WEST Check Sequence: 9 ACH Enabled: False 1066910 HYDRO EXCAVATOR REPAIRS 848.50 08/19/2026 5071-800-7420 1066910 HYDRO EXCAVATOR REPAIRS 242.42 08/19/2026 5070-800-7420 1066910 HYDRO EXCAVATOR REPAIRS 121.21 08/19/2026 5072-800-7420 1067296 HYDRO EXCAVATOR REPAIRS 121.69 08/19/2026 5071-800-7420 1067296 HYDRO EXCAVATOR REPAIRS 34.76 08/19/2026 5070-800-7420 1067296 HYDRO EXCAVATOR REPAIRS 17.38 08/19/2026 5072-800-7420 Check Total: 1,385.96
Vendor: 116108 DON'S MOBILE GLASS Check Sequence: 10 ACH Enabled: False WMOD707820 REPLACE REAR WINDOW IN DUMP TRUCK 454.00 08/19/2026 1010-310-7430 Check Total: 454.00
Vendor: 116925 TINA ENVIA Check Sequence: 11 ACH Enabled: False 08182026 TRAVEL FOR CSMFO MEETING 21.28 08/19/2026 1010-110-7750 Check Total: 21.28
Vendor: 119178 FORTILINE INC Check Sequence: 12 ACH Enabled: False 7431057 HYDRANT REPAIR IN HICKMAN TO BE PAID BY MOUNTAIN CASCADE 3,788.32 08/19/2026 5075-800-8022 Check Total: 3,788.32
AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 3 Invoice No Description Amount Pmt Date Acct Number Reference Vendor: 121000 GILTON SOLID WASTE MANAGEMENT, INC. Check Sequence: 13 ACH Enabled: False WATESS-0099 STREET SWEEPING FOR JULY 2026 2,552.00 08/19/2026 1010-310-7190 Check Total: 2,552.00
Vendor: 123381 HEALTH NET Check Sequence: 14 ACH Enabled: False 08182026 SEPTEMBER PREMIUMS 352.29 08/19/2026 1010-210-7120 08182026 SEPTEMBER PREMIUMS 638.98 08/19/2026 2210-260-7120 08182026 SEPTEMBER PREMIUMS 1,670.46 08/19/2026 1010-410-7120 08182026 SEPTEMBER PREMIUMS 860.72 08/19/2026 5072-800-7120 08182026 SEPTEMBER PREMIUMS 1,698.49 08/19/2026 1010-580-7120 08182026 SEPTEMBER PREMIUMS 7,448.41 08/19/2026 5050-700-7120 08182026 SEPTEMBER PREMIUMS 329.08 08/19/2026 5090-110-7120 08182026 SEPTEMBER PREMIUMS 7,674.24 08/19/2026 5071-800-7120 08182026 SEPTEMBER PREMIUMS 1,993.91 08/19/2026 1010-110-7120 08182026 SEPTEMBER PREMIUMS 226.95 08/19/2026 2010-210-7120 08182026 SEPTEMBER PREMIUMS 1,958.36 08/19/2026 5070-800-7120 08182026 SEPTEMBER PREMIUMS 55.04 08/19/2026 1010-550-7120 08182026 SEPTEMBER PREMIUMS 623.65 08/19/2026 1010-560-7120 08182026 SEPTEMBER PREMIUMS 129.17 08/19/2026 1010-430-7120 08182026 SEPTEMBER PREMIUMS 3,083.62 08/19/2026 1010-310-7120 Check Total: 28,743.37
Vendor: 124500 HOWK SYSTEMS Check Sequence: 15 ACH Enabled: False 0326665-IN INSTALL SMART RELAY AT WWTP 2,127.56 08/19/2026 5050-700-7420 Check Total: 2,127.56
Vendor: 124558 HUMANA INSURANCE CO Check Sequence: 16 ACH Enabled: False 581700797 SEPTEMBER PREMIUMS 594.63 08/19/2026 5050-700-7120 581700797 SEPTEMBER PREMIUMS 4.14 08/19/2026 1010-550-7120 581700797 SEPTEMBER PREMIUMS 70.31 08/19/2026 1010-410-7120 581700797 SEPTEMBER PREMIUMS 528.50 08/19/2026 5071-800-7120 581700797 SEPTEMBER PREMIUMS 15.86 08/19/2026 5090-110-7120 581700797 SEPTEMBER PREMIUMS 48.26 08/19/2026 1010-560-7120 581700797 SEPTEMBER PREMIUMS 112.43 08/19/2026 1010-110-7120 AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 4 Invoice No Description Amount Pmt Date Acct Number Reference 581700797 SEPTEMBER PREMIUMS 9.65 08/19/2026 1010-430-7120 581700797 SEPTEMBER PREMIUMS 131.68 08/19/2026 1010-580-7120 581700797 SEPTEMBER PREMIUMS 51.02 08/19/2026 5072-800-7120 581700797 SEPTEMBER PREMIUMS 233.00 08/19/2026 1010-310-7120 581700797 SEPTEMBER PREMIUMS 124.14 08/19/2026 5070-800-7120 581700797 SEPTEMBER PREMIUMS 43.43 08/19/2026 2210-260-7120 581700797 SEPTEMBER PREMIUMS 8.27 08/19/2026 2010-210-7120 581700797 SEPTEMBER PREMIUMS 20.70 08/19/2026 1010-210-7120 Check Total: 1,996.02
Vendor: UB*02047 KIMBERLY JAEKLE Check Sequence: 17 ACH Enabled: False Refund Check 013145-000, 867 I ST 53.15 08/17/2026 5072-000-2010 Check Total: 53.15
Vendor: 1001069 TIANA JAMES Check Sequence: 18 ACH Enabled: False 02282026 COMMUNITY CENTER DEPOSIT REFUND RENTAL DATE 02/28/26 150.00 08/19/2026 1010-000-2510 Check Total: 150.00
Vendor: 131898 MID VALLEY IT Check Sequence: 19 ACH Enabled: False 1515 MONTHLY IT SERVICES FOR SEPTEMBER 4,223.03 08/19/2026 1010-110-7195 Check Total: 4,223.03
Vendor: 132700 MODESTO IRRIGATION DISTRICT Check Sequence: 20 ACH Enabled: False 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 934.23 08/19/2026 1010-560-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 595.34 08/19/2026 1010-580-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 69.92 08/19/2026 2240-270-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 1,224.03 08/19/2026 5070-800-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 142.34 08/19/2026 1010-550-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 1,652.91 08/19/2026 2210-260-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 862.82 08/19/2026 5050-700-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 499.48 08/19/2026 1010-310-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 71.92 08/19/2026 2240-270-7821 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 992.94 08/19/2026 1010-210-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 20,559.12 08/19/2026 5071-800-7820 AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 5 Invoice No Description Amount Pmt Date Acct Number Reference 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 53.00 08/19/2026 1010-110-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 9,036.08 08/19/2026 5050-700-7820 08042026 SERVICE PERIOD: 07/02 THROUGH 08/04/2026 618.40 08/19/2026 2230-260-7820 Check Total: 37,312.53
Vendor: 132739 MOUNTAIN CASCADE INC Check Sequence: 21 ACH Enabled: False 004 HICKMAN WATER CONSOLIDATION - PROGRESS #004 140,388.47 08/19/2026 5075-800-8022 Check Total: 140,388.47
Vendor: 200649 NORTHSTAR CHEMICAL Check Sequence: 22 ACH Enabled: False 348966 CHLORINE: WELL #242 & #286 - RIVERPOINTE & HICKMAN 1,379.76 08/19/2026 5072-800-7510 348966 CHLORINE: WELL #242 & #286 - RIVERPOINTE & HICKMAN 947.60 08/19/2026 5070-800-7510 348966 CHLORINE: WELL #242 & #286 - RIVERPOINTE & HICKMAN 1,814.05 08/19/2026 5071-800-7510 348967 CHLORINE: WELL #302 - YOSEMITE & RIENWAY AVE 1,720.77 08/19/2026 5071-800-7510 348968 CHLORINE: WELL #303 - BONNIE BRAE & CINNABAR 1,470.36 08/19/2026 5071-800-7510 Check Total: 7,332.54
Vendor: 135350 OAK VALLEY HOSPITAL Check Sequence: 23 ACH Enabled: False 461K33563 PRE-EMPLOYMENT SCREENING 120.00 08/19/2026 1010-110-7755 Check Total: 120.00
Vendor: 1001070 RHONDA OLIVER Check Sequence: 24 ACH Enabled: False 07192026 COMMUNITY CENTER DEPOSIT REFUND RENTAL DATE 07/19/26 50.00 08/19/2026 1010-000-2510 Check Total: 150.00
Vendor: 136625 PIONEER MARKET WATERFORD Check Sequence: 25 ACH Enabled: False 08012026 BREAKROOM SUPPLIES CITY WIDE 23.31 08/19/2026 5050-700-7510 08012026 BREAKROOM SUPPLIES CITY WIDE 25.79 08/19/2026 1010-580-7510 08012026 BREAKROOM SUPPLIES CITY WIDE 2.33 08/19/2026 5072-800-7510 08012026 BREAKROOM SUPPLIES CITY WIDE 4.66 08/19/2026 5070-800-7510 08012026 BREAKROOM SUPPLIES CITY WIDE 16.32 08/19/2026 5071-800-7510 08012026 BREAKROOM SUPPLIES CITY WIDE 14.07 08/19/2026 1010-110-7510 08012026 BREAKROOM SUPPLIES CITY WIDE 25.80 08/19/2026 1010-310-7510 AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 6 Invoice No Description Amount Pmt Date Acct Number Reference Check Total: 112.28
Vendor: 139055 PROCLEAN SUPPLY Check Sequence: 26 ACH Enabled: False 617229 BATHROOM & CLEANING SUPPLIES: CITY HALL & WWTP 224.43 08/19/2026 5050-700-7510 617229 BATHROOM & CLEANING SUPPLIES: CITY HALL & WWTP 117.58 08/19/2026 1010-110-7510 617863 BATHROOM & CLEANING SUPPLIES: CH - STREETS - PARKS & CC 105.46 08/19/2026 1010-110-7510 617863 BATHROOM & CLEANING SUPPLIES: CH - STREETS - PARKS & CC 134.95 08/19/2026 1010-580-7510 617863 BATHROOM & CLEANING SUPPLIES: CH - STREETS - PARKS & CC 134.95 08/19/2026 1010-310-7510 617863 BATHROOM & CLEANING SUPPLIES: CH - STREETS - PARKS & CC 48.69 08/19/2026 1010-560-7510 Check Total: 766.06
Vendor: 142475 SHRED-IT, C/O STERICYCLE, INC. Check Sequence: 27 ACH Enabled: False 8014519481 SHREDDING SERVICES 166.39 08/19/2026 1010-110-7730 8014519481 SHREDDING SERVICES - OVER PAYMENT ON 05/04/26 -139.40 08/19/2026 1010-110-7730 8014998419 SHREDDING SERVICES 164.40 08/19/2026 1010-110-7730 Check Total: 191.39
Vendor: 1001016 DANIEL SNEDEGAR Check Sequence: 28 ACH Enabled: False 07132026 BOOT & PANT ALLOWANCE 54.04 08/19/2026 5070-800-7580 07132026 BOOT & PANT ALLOWANCE 189.16 08/19/2026 5071-800-7580 07132026 BOOT & PANT ALLOWANCE 27.02 08/19/2026 5072-800-7580 Check Total: 270.22
Vendor: 150500 THORSEN'S INC. Check Sequence: 29 ACH Enabled: False 1173228 SHERIFF'S OFFICE: COMPUTER ROOM AC UNIT 2,182.82 08/19/2026 1010-210-7420 Check Total: 2,182.82
Vendor: 131501 USA BLUEBOOK Check Sequence: 30 ACH Enabled: False INV01104523 WATER DEPARTMENT: OPERATING SUPPLIES 556.48 08/19/2026 5070-800-7510 INV01104523 WATER DEPARTMENT: OPERATING SUPPLIES 278.24 08/19/2026 5072-800-7510 INV01104523 WATER DEPARTMENT: OPERATING SUPPLIES 1,947.64 08/19/2026 5071-800-7510 INV01105633 WATER DEPARTMENT: CHLORINE PUMP REPAIRS 1,863.64 08/19/2026 5071-800-7420 INV01105633 WATER DEPARTMENT: OPERATING SUPPLIES 107.48 08/19/2026 5072-800-7510 INV01105633 WATER DEPARTMENT: OPERATING SUPPLIES 752.40 08/19/2026 5071-800-7510 AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 7 Invoice No Description Amount Pmt Date Acct Number Reference INV01105633 WATER DEPARTMENT: CHLORINE PUMP REPAIRS 266.23 08/19/2026 5072-800-7420 INV01105633 WATER DEPARTMENT: CHLORINE PUMP REPAIRS 532.46 08/19/2026 5070-800-7420 INV01105633 WATER DEPARTMENT: OPERATING SUPPLIES 214.96 08/19/2026 5070-800-7510 INV01110449 WATER DEPARTMENT: OPERATING SUPPLIES 568.35 08/19/2026 5071-800-7510 INV01110449 WATER DEPARTMENT: OPERATING SUPPLIES 81.19 08/19/2026 5072-800-7510 INV01110449 WATER DEPARTMENT: OPERATING SUPPLIES 162.38 08/19/2026 5070-800-7510 INV01115328 WATER DEPARTMENT: OPERATING SUPPLIES 26.30 08/19/2026 5070-800-7510 INV01115328 WATER DEPARTMENT: OPERATING SUPPLIES 92.04 08/19/2026 5071-800-7510 INV01115328 WATER DEPARTMENT: OPERATING SUPPLIES 13.15 08/19/2026 5072-800-7510 Check Total: 7,462.94
Vendor: 200768 VALLEY WATER COLLABORATIVE Check Sequence: 31 ACH Enabled: False 2026-60 2026 CONTRIBUTION - NITRATE CONTROL 427.31 08/19/2026 5072-800-7920 2026-60 2026 CONTRIBUTION - NITRATE CONTROL 854.62 08/19/2026 5070-800-7920 2026-60 2026 CONTRIBUTION - NITRATE CONTROL 2,991.12 08/19/2026 5071-800-7920 Check Total: 4,273.05
Vendor: 154141 VERIZON Check Sequence: 32 ACH Enabled: False 6150600910 SERVICE PERIOD: 07/09 THROUGH 08/08/2026 54.53 08/19/2026 5071-800-7810 6150600910 SERVICE PERIOD: 07/09 THROUGH 08/08/2026 56.57 08/19/2026 1010-110-7810 6150600910 SERVICE PERIOD: 07/09 THROUGH 08/08/2026 77.91 08/19/2026 5050-700-7810 6150600910 SERVICE PERIOD: 07/09 THROUGH 08/08/2026 15.58 08/19/2026 5070-800-7810 6150600910 SERVICE PERIOD: 07/09 THROUGH 08/08/2026 7.79 08/19/2026 5072-800-7810 Check Total: 212.38
Vendor: 157693 WSC Check Sequence: 33 ACH Enabled: False 154683.5239 BACK FLOW TESTING KIT 836.54 08/19/2026 5071-800-7420 154683.5239 BACK FLOW TESTING KIT 119.50 08/19/2026 5072-800-7420 154683.5239 BACK FLOW TESTING KIT 239.00 08/19/2026 5070-800-7420 Check Total: 1,195.04
AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 8 Invoice No Description Amount Pmt Date Acct Number Reference Total for Check Run:

Total of Number of Checks:
263,150.36
33 AP-Computer Check Proof List by Vendor (08/19/2026 - 1:50 PM) Page 9 Consent Calendar 3c
September 3, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
Motion: Approving Minutes of the Regular City Council Meeting held August 20, 2026.

SUMMARY:

Consider approving minutes from the August 20, 2026, Regular City Council meeting.

ANALYSIS:

Approve Minutes of the Regular City Council Meeting held on August 20, 2026.

FISCAL IMPACT:

N/A
ENVIRONMENTAL REVIEW:

N/A
ALTERNATIVES:

1. Direct the City Clerk to make amendments to the minutes and bring them back for approval at a future City Council meeting.

2. Take no action.

ATTACHMENTS:
• City Council Regular Meeting Minutes of August 20, 2026.

MINUTES

WATERFORD CITY COUNCIL - REGULAR

MEETING WATERFORD CITY HALL, CITY
COUNCIL CHAMBERS 101 “E” STREET,

WATERFORD, CA
MEETING CALLED TO ORDER BY MAYOR GOEKEN AT: 6:30 pm
FLAG SALUTE: Mayor Goeken
INVOCATION: Pastor Steve Hielle, Community Bible Church ROLL CALL PRESENT:

Mayor Goeken
Vice Mayor Hilton
Councilmember Gutierrez
Councilmember Talbott
ABSENT: Councilmember Harris
STAFF PRESENT:

Michael Pitcock, City Manager
Patricia Krause, City Clerk / Administrative Services Director ADOPTION OF AGENDA:

ACTION: Moved and seconded by motion (VM Hilton / CM Talbott / 4-0) to adopt the Agenda.

AYES: Goeken, Gutierrez, Hilton, Talbott
NAYS: None
ABSENT: Harris
ABSTAIN: None
Motion passed 4-0.

CONFLICT OF INTEREST DECLARATION:

None.

WATERFORD CITY COUNCIL REGULAR MEETING – August 20, 2026 - 6:30 PM

1. 2.

None.

3. 3a: MOTION: Waiving all Readings of Ordinances and Resolutions, except by title. 3b: RESOLUTION: Adopting Resolution 2026-53, Approving the Warrant Register in the Amount of $516,172.13 for the Period of August 3 to August 7, 2026. 3c: MOTION: Approving Minutes of the Regular City Council Meeting held August 6, 2026.

ACTION: Moved and seconded by motion (VM Hilton / CM Gutierrez / 4-0) to adopt the Consent Calendar.

AYES: Goeken, Gutierrez, Hilton, Talbott
NAYS: None
ABSENT: Harris
ABSTAIN: None
Motion passed 4-0.

4. 4a: ORDINANCE: Second Reading and Adoption of Ordinance 2026-05 Amending Waterford Municipal Code Title 9, entitled “Public Peace, Morals and Welfare,” by adding Chapter 9.25 entitled “Nudity on Public Lands.” (Pitcock)
Public Hearing Opened: 6:34 pm
A resident on Vineyard Rd spoke out against the wording of the ordinance and lack of neutrality on the guidelines of nudity regarding male vs. female anatomy. The resident stated the ordinance is addressing a non-existent issue in Waterford.

Public Hearing Closed: 6:37 pm
ACTION: Moved and seconded by motion (Mayor Goeken / VM Hilton / 2-1) To Approve the Second Reading and Adoption of Ordinance 2026-05 Amending Waterford Municipal Code Title 9, entitled “Public Peace, Morals and Welfare,” by adding Chapter 9.25 entitled “Nudity on Public Lands.”
AYES: Goeken, Hilton
NAYS: Talbott

COMMUNICATIONS FROM THE AUDIENCE

PRESENTATION

FINAL READINGS

ADOPTION OF CONSENT CALENDAR
ABSENT: Harris
ABSTAIN: Gutierrez
Motion passed 2-1.
.

5. 6.

7. 8.
8a: City Project List
8b: My Waterford Request Report

9. 9a: City Staff
City Clerk Krause had no comments.

City Manager Pitcock informed the Council that the next Council meeting will be longer and have more items to consider. Mr. Pitcock stated that there may be an item regarding the pickleball courts on the next agenda as well.
9b: City Council
Vice Mayor Hilton had no comments.

Councilmember Talbott commented that she was disappointed in the outcome of the ordinance.

Councilmember Gutierrez had no comments.

Mayor Goeken thanked everyone for coming to the meeting.

10. ACTION: By motion moved and seconded (CM Talbott / VM Hilton / 4-0) to adjourn the meeting at 6:41 pm.

AYES: Goeken, Gutierrez, Hilton, Talbott
NAYS: None
ABSENT: Harris

ADJOURNMENT / RECESS

STAFF/COUNCIL COMMENTS AND MEETING REPORTS

INFORMATIONAL ITEMS

SUCCESSOR AGENCY TO THE FORMER WATERFORD REDEVELOPMENT AGENCY

GENERAL BUSINESS

PUBLIC HEARINGS
ABSTAIN: None
Motion passed 4-0.

11. 12. 12.

PASSED AND ADOPTED by the Waterford City Council at a regular meeting held on September 3, 2026, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

CITY OF WATERFORD:
________________________
Charlie Goeken, Mayor
ATTEST:
_________________________
Patricia Krause, CMC, City Clerk

CLOSED SESSION

REPORT OUT OF CLOSED SESSION
Consent Calendar 3d
September 3, 2026
Patricia Krause, City Clerk / Administrative Services Director City Council Staff Report
MOTION: Approving the appointment of Catherine Anglin to the Parks & Recreation Commission for 2-Year Term Ending July 2028 by the Mayor, with Approval of the City Council as Provided in Waterford Municipal Code Section 2.28.010.

SUMMARY:

Consider appointing Catherine Anglin to the Parks & Recreation Commission, for a 2-Year Term Ending July 2028.

ANALYSIS:

The Parks and Recreation Commission was established pursuant to Waterford Municipal Code Chapter

2.28 and consists of five members appointed by the Mayor with approval of City Council.

The responsibilities of Parks & Recreation Commission are to make recommendations and advise City Council in matters pertaining to the creation, operation, maintenance, management and control of community recreation programs and the City’s parks.

Staff has recently received an application for appointment from Catherine Anglin to serve on the Parks and Recreation Commission. City Council may approve the Mayor’s appointment of Catherine Anglin to the Parks and Recreation Commission, for 2-year terms ending July 2028 per Municipal Code Section

2.28.010.

FISCAL IMPACT:

None.

ENVIRONMENTAL REVIEW:

Not Applicable.

ALTERNATIVES:

1. Table this item and direct Staff to solicit additional applications from interested persons.

2. Table this item and provide direction to Staff.

3. Do not approve this appointment.

ATTACHMENTS:
• Parks & Recreation Commission Application for appointment – Catherine Anglin

Consent 3e
September 3, 2026
Mike Pitcock, City Manager
City Council Staff Report
Motion: Approve the Sale of City Surplus Property at 0 La Gallina Ave (APN# 134-010-064) to FH Building Company in the Amount of $150,000 for the Development of SingleFamily Homes.

SUMMARY:

The City Council is being asked to enter into a purchase and sale agreement of City Surplus Property at 0 La Gallina Ave (APN# 134-010-064) to FH Building Company in the Amount of $150,000 for the Development of Single-Family Homes.

ANALYSIS:

The City of Waterford owns property at 0 La Gallina (APN# 134-010-064) for which it has no municipal purpose and is considered surplus. FH Building Company is developing multiple properties in Waterford and has interest in this property to build single-family homes. FH Building Company has offered $150,000 for the property and the valuation was reviewed by a City hired local real estate professional who validated the offer as fair market value.

Staff recommends council approve the sale of the property for the construction of additional housing units that are necessary for our growing population.

FISCAL IMPACT:

The sale price of $150,000 less City costs for 100% of the premium for the Title Policy up to the cost of a CLTA title policy, 50% of the escrow and closing costs, and all recording charges and county and city transfer taxes.

ENVIRONMENTAL REVIEW:

The City finds and determines with certainty that the agreement for the distribution of Measure L funds is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), as the activity is covered under the general rule that CEQA applies to only projects which have the potential for causing a significant effect on the environment. Future capital improvement projects will be required to follow CEQA guidelines.

ALTERNATIVES:

1. Not approve the purchase and sale agreement.

ATTACHMENTS:
• Purchase and Sale Agreement
1 WATERFORDPURCHASEAGT_APN#064
07/2026

REAL PROPERTY

PURCHASE AND SALE AGREEMENT
(APN# 134-010-064/Waterford, CA)
THIS REAL PROPERTY PURCHASE AND SALE AGREEMENT (“Agreement”) is made and entered into as of July __, 2026, by and between THE CITY OF WATERFORD (“Seller”), and FH BUILDING COMPANY, a California corporation (“Buyer”).

IN CONSIDERATION of the respective agreements hereinafter set forth, Seller and Buyer agree as follows:

1. Agreement of Purchase and Sale.
(a) Purchase of the Property: Seller is the owner of real property located at ___ La Gallina Avenue, Waterford, California, commonly referred to as Stanislaus County Assessor’s Parcel Number 134-010-064-000 and more particularly described on Exhibit A attached hereto and incorporated herein (the “Property”). Subject to the terms, covenants and conditions set forth herein, Seller agrees to sell to Buyer, and Buyer agrees to purchase from Seller, the Property together with any and all rights, privileges and easements appurtenant thereto owned by Seller.
(b) Lot Line Adjustment and Development of the Property:
(i) Seller and Buyer acknowledge and agree that in order for the Property to serve Buyer’s intended use (i.e., development of the Property into two (2) singlefamily homes), certain approvals may be required from the City of Waterford, Planning Commission and/or other applicable governmental agencies. These approvals may include but are not limited to, the availability of water, sewer, storm drainage, and dry utilities; and architectural, building and general approvals (collectively, the “Entitlements”). (ii) The Closing (as defined in Section 2(b)(ii) below) is expressly conditioned upon Buyer’s confirmation of the availability of Entitlements and the approval and recordation of a Lot Line Adjustment (the “LLA”) dividing the Property into two (2) lots in general accordance with the Conceptual Sketch attached hereto and incorporated here in as Exhibit B. Upon Buyer’s approval or waiver of the Feasibility Period (as defined in Section 4 below), Buyer agrees that it shall, at Buyer’s sole cost and expense, use commercially reasonable efforts to confirm the availability of Entitlements and to cause the preparation, approval and recordation of the LLA.

If, notwithstanding the diligent efforts of Buyer, Entitlements and/or the LLA is not approved within five (5) months after the Seller’s receipt of Buyer’s written approval or waiver of the Feasibility Period (the “Feasibility Approval Date”), Buyer shall have the right to terminate this Agreement upon written notice to Seller, and if this Agreement is so terminated, the Deposit plus interest accrued thereon shall be promptly returned to Buyer, and neither party shall have any further rights or obligations hereunder, except for obligations hereunder which expressly survive the expiration or termination of this Agreement. 2 WATERFORDPURCHASEAGT_APN#064
07/2026

2. Purchase Price.
(a) The purchase price of the Property shall be equal to One Hundred Fifty Thousand Dollars ($150,000) (the “Purchase Price”).
(b) The Purchase Price shall be paid as follows:
(i) Within ten (10) business days after the Effective Date (as defined in Section 17(l) below), Buyer shall deposit in escrow with First American Title Company, 3130 Crow Canyon Place, Suite 170, San Ramon, California 94583, Attn. Jules Fulop, telephone:
(925) 201-6603, Email: [email protected], Escrow Number: 628457ala ( “Title Company”), funds in the amount of Five Thousand Dollars ($5,000) (the “Deposit”). The Deposit shall be held in an insured interest-bearing account and interest accruing thereon shall be held for the account of Buyer.
(ii) Upon the closing of the purchase and sale contemplated hereunder (the “Closing”), the Deposit and interest accrued thereon shall be released to Seller, and Buyer shall pay to Seller in immediately available funds the balance of the Purchase Price.

3. Title to the Property.
(a) At the Closing, Seller shall convey to Buyer marketable and insurable fee simple title to the Property, by a duly executed and acknowledged grant deed (the “Deed”).

Evidence of delivery of marketable and insurable fee simple title shall be the issuance by Title Company to Buyer of an ALTA extended coverage owner's policy of title insurance (Form B, rev. 10/17/70 or equivalent) in the amount of the Purchase Price, at no more than the Title Company’s standard rates, insuring fee simple title to the Property in favor of Buyer, subject only to such exceptions as Buyer shall approve pursuant to Section 3(b) below (the “Title Policy”). The Title Policy shall contain such special endorsements as Buyer may reasonably require.
(b) During the Feasibility Period, Buyer shall review and approval the preliminary title report prepared by the Title Company (“Preliminary Report”), together with copies of the underlying documents, and survey, if any (“Buyer’s Title Review”). Buyer shall advise Seller, prior to the expiration of the Feasibility Period, what exceptions to title, if any, will be accepted by Buyer. Seller shall have five (5) days after receipt of Buyer’s objections to give Buyer: (i) notice that Seller will remove such objectionable exceptions on or before the Closing Date (as defined in Section 7(b) below); or (ii) notice that Seller elects not to cause such exceptions to be removed. If Seller gives Buyer notice under clause (ii), Buyer shall have until the later of (x) the expiration of the Feasibility Period, or (y) seven (7) days after receipt of Seller’s notice to elect to proceed with the purchase or terminate this Agreement (the “Title Election Date”). If Buyer shall fail to give Seller notice of its election on or before the Title Election Date, Buyer shall be deemed to have elected to terminate this Agreement. If Seller shall give notice pursuant to clause (i) and shall fail to remove any such objectionable exceptions from title prior to the Closing Date, and Buyer is unwilling to take title subject thereto, Seller shall be in default and Buyer shall have the rights and remedies set forth in Section 6(b) below. 3 WATERFORDPURCHASEAGT_APN#064
07/2026

4. Due Diligence and Time for Satisfaction of Conditions. Buyer shall have thirty (30) days after the Effective Date to review and approve in its sole discretion any and all matters related to the acquisition, financing, and development of the Property, including, but not limited to, development costs, entitlement costs, verification of water rights, financial and market feasibility, condition of title and the physical condition of the Property (“Feasibility Period”).

Within five (5) business days after the Effective Date, Seller agrees to deliver to Buyer any and all documents, agreements, reports and plans relating to the Property in Seller’s possession or reasonable control (“Seller’s Documents”).

If Buyer elects to proceed with the purchase of the Property, then Buyer shall, on or before the expiration of the Feasibility Period, notify Seller in writing that Buyer has approved or waived all of the matters relating to its due diligence review, and elected to proceed with the consummation of this purchase transaction. If before the end of the Feasibility Period, Buyer fails to give Seller such written notice, then Buyer shall be deemed to have elected to terminate this Agreement, the Deposit plus interest accrued thereon shall be promptly returned to Buyer, and neither party shall have any further rights or obligations hereunder.

Notwithstanding anything in this Agreement to the contrary, Buyer shall have the right in its sole and absolute discretion to terminate this Agreement at any time prior to the expiration of the Feasibility Period.

5. Conditions to Closing. In addition to the conditions related to Entitlements and the LLA of the Property set forth in Section 1(b) above, Buyer’s Title Review, and the Feasibility Period, the following conditions are precedent to Buyer’s obligation to purchase the Property (collectively, the “Conditions Precedent”):
(a) All of Seller’s representations and warranties contained in or made pursuant to this Agreement shall have been true and correct when made and shall be true and correct as of the day of Closing.
(b) The physical condition of the Property shall be substantially the same on the day of Closing as on the date of expiration of the Feasibility Period, reasonable wear and tear excepted (subject to the provisions of Paragraph 11 below). (c) As of the day of Closing, there shall be no restrictions or moratoriums on development, building permits, or utility services, litigation or administrative agency or other governmental proceeding of any kind whatsoever, pending or threatened, which after Closing would, in Buyer’s reasonable discretion, materially adversely affect the value of the Property or the ability of Buyer to immediately or in the future develop the Property for single family residential housing, and no proceedings shall be pending or threatened which could or would cause the redesignation or other modification of the zoning classification of, or of any building or environmental code requirements applicable to any of the Property. (d) There shall be no leases in effect or parties-in-possession of the Property.

The Conditions Precedent contained in Sections 5(a) through (d) above are intended solely for the benefit of Buyer. Subject to the provisions of Paragraph 6 below, if any of the Conditions 4 WATERFORDPURCHASEAGT_APN#064
07/2026
Precedent are not satisfied, Buyer shall have the right in its sole discretion either to waive in writing the Condition Precedent and proceed with the purchase or to terminate this Agreement.

6. Remedies.
(a) In the event the sale of the Property is not consummated because of the failure of any condition or any other reason except a default under this Agreement solely on the part of Buyer, the Deposit plus interest accrued thereon shall immediately be returned to Buyer.

If said sale is not consummated because of a default under this Agreement solely on the part of Buyer, the Deposit then in escrow shall be released to and retained by Seller as liquidated damages. THE PARTIES HAVE AGREED THAT SELLER’S ACTUAL DAMAGES, IN THE

EVENT OF A DEFAULT BY BUYER, WOULD BE EXTREMELY DIFFICULT OR IMPRACTICABLE TO DETERMINE. THEREFORE, BY PLACING THEIR INITIALS

BELOW, THE PARTIES ACKNOWLEDGE THAT THE DEPOSIT AMOUNT HAS BEEN

AGREED UPON, AFTER NEGOTIATION, AS THE PARTIES' REASONABLE ESTIMATE OF SELLER’S DAMAGES AND AS SELLER’S EXCLUSIVE REMEDY AGAINST BUYER,

AT LAW OR IN EQUITY, IN THE EVENT OF A DEFAULT UNDER THIS AGREEMENT ON THE PART OF BUYER.

INITIALS: Seller _____ Buyer _____
(b) In the event the sale of the Property is not consummated because of a default under this Agreement on the part of Seller, Buyer may either (i) terminate this Agreement by delivery of notice of termination to Seller, whereupon (x) Buyer’s Deposit plus interest accrued thereon shall be immediately returned to Buyer, and (y) Seller shall pay to Buyer any and all title, escrow, legal, inspection, and consultant fees incurred by Buyer and any other expenses reasonably incurred by Buyer in connection with this transaction, including without limitation, expenses related to its due diligence review and the LLA, and neither party shall have any further rights or obligations hereunder, or (ii) continue this Agreement pending Buyer’s action for specific performance and/or damages hereunder, including without limitation, Buyer’s costs and expenses incurred hereunder.

7. Closing and Escrow.
(a) Upon mutual execution of this Agreement, the parties hereto shall deposit an executed counterpart of this Agreement with Title Company, and this Agreement shall serve as instructions to Title Company as the escrow holder for consummation of the purchase and sale contemplated hereby (“Escrow Holder”). Seller and Buyer agree to execute such additional escrow instructions as may be appropriate to enable Escrow Holder to comply with the terms of this Agreement; provided, however, that in the event of any conflict between the provisions of this Agreement and any supplementary escrow instructions, the terms of this Agreement shall control.
(b) After the recordation of the LLA, the parties shall conduct an escrow Closing pursuant to Section 7(a) within ten (10) days after the unchallenged expiration of any and all appeal periods relating to the LLA, but in no event later than one hundred eighty (180) days after the Effective Date (the “Closing Date”). In the event the Closing does not occur on or 5 WATERFORDPURCHASEAGT_APN#064
07/2026
before the Closing Date, Escrow Holder shall, unless it is notified by both parties to the contrary within five (5) days after the Closing Date, return to the depositor thereof items which were deposited hereunder. Any such return shall not, however, relieve either party of any liability it may have for its wrongful failure to close.
(c) At or before the Closing, Seller shall deliver to Buyer the following:
(i) Deed(s) duly executed and acknowledged by Seller with updated descriptions for the Property (i.e. the two (2) lots created by the LLA) as set forth in the recorded LLA;
(ii) a FIRPTA affidavit that satisfies the requirements of Section 1445 of the Internal Revenue Code of 1986, as amended, and the regulations thereunder, and a California Form 593 to satisfy the requirements of California Revenue and Taxation Code Sections 18662(e) and 18668, each executed by Seller. If Seller does not deliver a California Form 593 to Escrow Holder or otherwise is not exempt from California withholding requirements, Escrow Holder is authorized and instructed to withhold from Seller three and onethird percent (3-1/3%) of the Purchase Price (the “Withholding Amount”) and transfer the Withholding Amount to the California Franchise Tax Board in compliance with Revenue and Taxation Code Section 18662(e)); and
(iii) a final closing statement prepared by Escrow Holder signed by Seller.

Buyer may waive compliance on Seller's part under any of the foregoing items by an instrument in writing.
(d) At or before the Closing, Buyer shall deliver to Seller the following:
(i) a final closing statement prepared by Escrow Holder signed by Buyer;
(ii) a Preliminary Change of Ownership Report executed by Buyer; (iii) funds to pay Buyer’s Closing Costs;
(iv) the Purchase Price less the Deposit and interest accrued thereon. (e) Seller and Buyer shall each deposit such other instruments as are reasonably required by Escrow Holder or otherwise required to close the escrow and consummate the purchase of the Property in accordance with the terms hereof. Seller and Buyer hereby designate Title Company as the ‘Reporting Person’ for the transaction pursuant to Section 6045(e) of the Internal Revenue Code and the regulations promulgated thereunder. (f) The following are to be apportioned as of the Closing Date, as follows:
(i) Real estate taxes and assessments, water, sewer and utility charges; annual permits and/or inspection fees (calculated on the basis of the period covered); and any 6 WATERFORDPURCHASEAGT_APN#064
07/2026
other expenses normal to the operation and maintenance of the Property shall all be prorated as of 12:01 a.m. on the date the Deed is recorded, on the basis of a 365-day year. Seller and Buyer hereby agree to determine the aforesaid prorations on or before the date that is three (3) business days before the Closing Date; provided that if any of the aforesaid prorations cannot be calculated accurately as of the date that is three (3) business days prior to the Closing Date, then the same shall be calculated and paid as soon as reasonably practicable after the Closing Date. (ii) Seller shall pay 100% of the premium for the Title Policy up to the cost of a CLTA title policy, 50% of the escrow and closing costs, and all recording charges and county and city transfer taxes.
(iii) Buyer shall pay 50% of the escrow and closing costs, and any other additional title premiums for the Title Policy to upgrade to an ALTA policy. (g) Survival. The provisions of Section 7(f) above shall survive the Closing.

8. Representations and Warranties of Seller. Seller hereby represents and warrants to and covenants with Buyer as follows:
(a) The Property is not in violation of any laws, ordinances or regulations of any applicable governmental authority having jurisdiction thereover or control thereof. Seller shall not commit or permit to occur, any action which will result in such a violation between the Effective Date and the Closing.
(b) Seller’s Documents, including without limitation any survey, reports, leases, and all other books and records relating to the Property, and other contracts or documents delivered to Buyer in connection with this Agreement are and at the time of Closing will be true, correct and complete copies of such documents.
(c) There are no condemnation, environmental, building moratoriums, zoning or other land-use regulation proceedings, either instituted or, to Seller’s knowledge, planned to be instituted, which would detrimentally affect the use, development, operation or value of the Property, nor has Seller received notice of any special assessment proceedings affecting Property (other than as set forth in the Preliminary Report). Seller shall notify Buyer promptly of any such proceedings of which Seller becomes aware.
(d) There is no litigation pending or, to the best of Seller’s knowledge threatened, against Seller that arises out of the ownership of the Property or that might detrimentally affect the value or the use or development or operation of the Property or the ability of Seller to perform its obligations under this Agreement. Seller shall notify Buyer promptly of any such litigation of which Seller becomes aware. (e) This Agreement and all documents executed by Seller which are to be delivered to Buyer at the Closing are and at the time of Closing will be duly authorized, executed and delivered by Seller, are and at the time of Closing will be legal, valid and binding obligations of Seller enforceable against Seller in accordance with their respective terms, are and at the time of Closing will be sufficient to convey title (if they purport to do so), and do not and at the time 7 WATERFORDPURCHASEAGT_APN#064
07/2026
of Closing will not violate any provision of any agreement or judicial order to which Seller or the Property is subject.
(f) At the time of Closing there will be no leases or outstanding written or oral contracts made by Seller relating to the Property. (g) Seller is not a “foreign person” within the meaning of Section 1445(f)(3) of the Code.
(h) To the best of Seller’s knowledge, the Property is not in violation of any federal, state, local or administrative agency ordinance, law, rule, regulation, order or requirement relating to environmental conditions or Hazardous Material (“Environmental Laws”). To the best of Seller’s knowledge, neither Seller, nor anyone under Seller’s control or any third party, has used, manufactured, generated, treated, stored, disposed of, or released any Hazardous Material on, under or about the Property or transported any Hazardous Material over the Property. To the best of Seller’s knowledge, neither Seller, nor any third party has installed, used or removed any storage tank on, from or in connection with the Property except in full compliance with all Environmental Laws, and to the best of Seller’s knowledge there are no storage tanks or wells (whether existing or abandoned) located on, under or about the Property, and to the best of Seller’s knowledge no storage tank has been installed on, used on or removed from or used in connection with the Property in violation of any Environmental Laws. For the purposes hereof, “Hazardous Material” shall mean any substance, chemical, waste or other material which is listed, defined or otherwise identified as “hazardous” or “toxic” under any federal, state, local or administrative agency ordinance or law, including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. §§ 9601 et seq. and the Resource Conservation and Recovery Act, 42 U.S.C. §§ 6901 et seq., or any regulation, order, rule or requirement adopted thereunder, as well as any formaldehyde, urea, polychlorinated biphenyls, petroleum, petroleum product or by-product, crude oil, natural gas, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel or mixture thereof, radon, asbestos, and “source”, “special nuclear” and “by-product” material as defined in the Atomic Energy Act of 1985, 42 U.S.C. §§ 3011 et seq.
(i) To the best of Seller’s knowledge, there are no wetlands, endangered species or protected habitat, flora or fauna on the Property. (j) Seller has not granted any option, right of first refusal, first opportunity or any other right of conveyance to any party (other than Buyer) to acquire any interest in any of the Property.
(k) Seller has not filed or been the subject of any filing of a petition under the Federal Bankruptcy Law or any federal or state insolvency laws or laws for composition of indebtedness or for the reorganization of debtors.
(l) Seller to the best of its knowledge knows no facts nor has Seller failed to disclose any fact which would prevent Buyer from using and developing the Property or any portion thereof for residential housing.
8 WATERFORDPURCHASEAGT_APN#064
07/2026

9. Representations and Warranties of Buyer. Buyer as of the Effective Date hereby represents and warrants to Seller as follows: Buyer is a duly organized and validly existing corporation under the laws of the State of California; this Agreement and all documents executed by Buyer which are to be delivered to Seller at the Closing are or at the time of Closing will be duly authorized, executed and delivered by Buyer, and are or at the Closing will be legal, valid and binding obligations of Buyer, and do not and at the time of Closing will not violate any provisions of any agreement or judicial order to which Buyer is subject.

10. Indemnification.
(a) Each party hereby agrees to indemnify the other party and defend and hold it harmless from and against any and all claims, demands, liabilities, costs, expenses, penalties, damages and losses, including, without limitation, attorneys’ fees and costs, resulting from any misrepresentation made by such party or breach of warranty made by such party or breach of covenant made by such party in this Agreement or in any document, certificate, or exhibit given or delivered to the other pursuant to or in connection with this Agreement. (b) Seller agrees to indemnify Buyer and defend and hold Buyer harmless from and against any and all claims, demands, liabilities, costs, expenses, penalties, damages and losses, including, without limitation, attorneys’ fees and costs, asserted against, incurred or suffered by Buyer resulting from any personal injury or property damage occurring in, on or about the Property or relating thereto before the Closing Date, from any cause whatsoever other than as a consequence of the acts or omissions of Buyer, its agents, employees or contractors. (c) Buyer agrees to indemnify Seller and defend and hold Seller harmless from any claims, losses, demands, liabilities, costs, expenses, penalties, damages and losses, including, without limitation, attorneys’ fees and costs, asserted against, incurred or suffered by Seller resulting from any personal injury or property damage occurring in, on or about the Property or relating thereto on and after the Closing Date, from any cause whatsoever other than as a consequence of the acts or omissions of Seller, its agents, employees or contractors. (d) The indemnification provisions of this Paragraph 10 shall survive the Closing.

11. Risk of Loss. If condemnation proceedings are commenced against the Property on or before the Closing Date, Buyer shall have the right, at its election, either to terminate this Agreement or to not terminate the Agreement and purchase the Property. Buyer shall have thirty (30) days after Seller notifies Buyer that a condemnation proceeding has been commenced to make such election by delivery to Seller of an election notice (the “Election Notice”). Buyer’s failure to deliver the Election Notice within such thirty (30) day period shall be deemed an election to terminate this Agreement. If this Agreement is terminated by delivery of notice of termination to Seller, then Buyer and Seller shall each be released from all obligations hereunder.

If Buyer elects not to terminate this Agreement, Buyer shall receive a credit against the Purchase Price at the Closing in the amount reasonably determined by Buyer and Seller (after consultation with unaffiliated experts) to be the value of any Property taken as a result of such proceeding, in which case this Agreement shall otherwise remain in full force and effect, and Seller shall be entitled to any proceeds of condemnation awards.
9 WATERFORDPURCHASEAGT_APN#064
07/2026

12. Possession. Possession of the Property shall be delivered to Buyer on the Closing Date. Prior to the Closing Date Seller shall afford Buyer and authorized representatives of Buyer reasonable access to the Property for purposes of satisfying Buyer’s due diligence investigation and with respect to the LLA as described in Section 1(b) above; provided, however, Buyer shall not proceed to undertake any drilling of test wells or taking of soil borings unless Seller provides its consent to such testing, which consent shall not be unreasonably withheld. Buyer shall indemnify and hold Seller harmless from and against any costs, damages, liabilities, losses, expenses, liens or claims (including, without limitation, reasonable attorneys’ fees and costs) arising out of and to the extent relating to any entry on the Property by Buyer, its agents, employees or contractors in the course of performing the inspections, testings, inquiries, or other matters provided for in this Agreement; provided, however, Buyer's indemnity set forth above shall not extend to any preexisting condition that is discovered by Buyer to be present on, under, or about the Property. This indemnity shall survive the termination of this Agreement or the Closing, as applicable.

13. Maintenance of the Property. Between Seller’s execution of this Agreement and the Closing, Seller shall maintain the Property in good order, condition and repair, reasonable wear and tear excepted, and otherwise operate the Property in the same manner as before the making of this Agreement, as if Seller were retaining the Property.

14. Buyer's Consent to New Contracts Affecting the Property; Termination of Existing Contracts. Seller shall terminate prior to the Closing, at no cost or expense to Buyer, any and all contracts and other agreements affecting the Property that are not to be assumed by Buyer at Closing, in Buyer’s sole discretion.

15. Insurance. Up to the Closing Date, Seller shall maintain or cause to be maintained, at Seller’s sole cost and expense, Seller’s existing policy or policies of insurance insuring the Property.

16. Cooperation. Seller and Buyer shall cooperate and do all acts as may be reasonably required or requested by the other with regard to the consummation of the transactions. Seller hereby irrevocably authorizes Buyer and its agents to make all inquiries of any third party, including any governmental authority, as Buyer may reasonably require to complete its due diligence and development of the Property.

17. Miscellaneous.
(a) Notices. All notices, demands, or other communications under this Agreement shall be in writing and shall be delivered to the appropriate party at the address set forth below (subject to change from time to time by written notice to all other parties to this Agreement in compliance with this provision) by personal delivery, overnight express delivery, United States Postal Service (postage prepaid, via certified mail and return receipt requested) or email (provided a copy is also mailed as provided above). All communications shall be deemed served upon delivery of, or if mailed, upon the first to occur of receipt or the expiration of three (3) days after the deposit in the United States Postal Service mail, postage prepaid, via certified mail and return receipt requested, and addressed to the address of Buyer or Seller at the address specified, provided, however, that non-receipt of any communication as the result of any change 10 WATERFORDPURCHASEAGT_APN#064
07/2026
of address of which the sending party was not notified or as the result of a refusal to accept delivery shall be deemed receipt of such communication.

If to Seller: The City of Waterford
101 E Street
Waterford, California 95368
Attn.: Michael Pitcock, City Manager
Email: [email protected]
If to Buyer: The Fitzpatrick Company
4805 Sisk Road
Salida, CA 95368
Attn.: Dennis Fitzpatrick
Email: [email protected]
with a copy to: The Fitzpatrick Company
535 Clark Drive
San Mateo, CA 94402
Attn.: Christine Fitzpatrick, Esq.

Email: [email protected]
(b) Brokers and Finders. The parties represent and warrant to each other that said party has not had any contact or dealings regarding the Property, or any communications in connection with the subject matter of this transaction, through any real estate broker or other person who can claim a right to a commission or finder’s fee in connection with the sale contemplated herein. If any person brings a claim for a commission or finder’s fee based upon any contact, dealings or communication with Buyer or Seller, then the party through whom such person makes his claim shall defend the other party (the “Indemnified Party”) from such claim, and shall indemnify the Indemnified Party and hold the Indemnified Party harmless from any and all costs, damages, claims, liabilities or expenses (including without limitation, reasonable attorneys’ fees and costs) incurred by the Indemnified Party in defending against the claim. The provisions of this Paragraph 17(b) shall survive the Closing or, if the purchase and sale is not consummated, any termination of this Agreement.
(c) Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of Buyer and Seller and their respective heirs, executors, personal representatives, successors and assigns. Buyer shall have the right to assign this Agreement on or before the Closing Date.
(d) Amendments. Except as otherwise provided herein, this Agreement may be amended or modified only by a written instrument executed by Seller and Buyer. (e) Continuation and Survival of Representations and Warranties, Etc. All representations and warranties by the respective parties contained herein or made in writing pursuant to this Agreement are intended to and shall remain true and correct as of the time of Closing, shall be deemed to be material, and, together with all conditions, covenants and indemnities made by the respective parties contained herein or made in writing pursuant to this 11 WATERFORDPURCHASEAGT_APN#064
07/2026
Agreement (except as otherwise expressly limited or expanded by the terms of this Agreement), shall survive the execution and delivery of this Agreement and the Closing. (f) Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California.
(g) Merger of Prior Agreements. This Agreement and the exhibits hereto constitute the entire agreement between the parties and supersede all prior agreements and understandings between the parties relating to the subject matter hereof. (h) Enforcement. If either party hereto fails to perform any of its obligations under this Agreement or if a dispute arises between the parties hereto concerning the meaning or interpretation of any provision of this Agreement, then the defaulting party or the party not prevailing in such dispute shall pay any and all costs and expenses incurred by the other party on account of such default and/or in enforcing or establishing its rights hereunder, including, without limitation, court costs and attorneys’ fees and disbursements. Any such attorneys’ fees and other expenses incurred by either party in enforcing a judgment in its favor under this Agreement shall be recoverable separately from and in addition to any other amount included in such judgment, and such attorneys’ fees obligation is intended to be severable from the other provisions of this Agreement and to survive and not be merged into any such judgment. (i) Time of the Essence. Time is of the essence of this Agreement. (j) Severability. If any provision of this Agreement, or the application thereof to any person, place, or circumstance, shall be held by a court of competent jurisdiction to be invalid, unenforceable or void, the remainder of this Agreement and such provisions as applied to other persons, places and circumstances shall remain in full force and effect. (k) Marketing. Seller agrees not to market or show the Property to any other prospective purchasers during the term of this Agreement. (l) Effective Date. As used herein, the term “Effective Date” shall mean the first date on which both Seller and Buyer shall have executed this Agreement. (m) Counterparts. The parties may execute this Agreement in one or more counterparts, each of which shall be deemed an original and all counterparts taken together shall constitute the same instrument. To facilitate execution of this Agreement, the parties may exchange executed counterparts of the signature pages by electronic signature (such as DocuSign) or email portable document format (pdf). The parties acknowledge and agree that execution of this Agreement or any amendment to this Agreement may be accomplished by electronic signature utilizing DocuSign or any similar technology, and each party waives any defenses to the enforcement of this Agreement based on the form of signature. (n) Legal Advice. Each party has received or has had the opportunity to receive independent legal advice from its attorneys with respect to the advisability of executing this Agreement and the meaning of the provisions hereof. The provisions of this Agreement shall be construed as to the fair meaning and not for or against any party based upon any attribution of that party as the sole source of the language in question. 12 WATERFORDPURCHASEAGT_APN#064
07/2026
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written.

Buyer:

FH BUILDING COMPANY,
a California corporation
By:

Dennis Fitzpatrick
Its: President
[BUYER TO INITIAL
SUBPARAGRAPH 6(a)] Dated: _________________, 2026
Seller:

THE CITY OF WATERFORD
By:

Michael Pitcock
Its: City Manager
[SELLER TO INITIAL
SUBPARAGRAPH 6(a)] Dated: _________________, 2026
Title Company agrees to act as escrow holder in accordance with the terms of this Agreement, to act as the Reporting Person (as such term is defined in this Agreement) and to execute the Escrow Agreement.

FIRST AMERICAN TITLE COMPANY
By: _________________________
Its: _________________________
Dated: __________________, 2026
13 WATERFORDPURCHASEAGT_APN#064
07/2026

EXHIBIT A
Legal Description
14 WATERFORDPURCHASEAGT_APN#064
07/2026

EXHIBIT B
Conceptual Sketch
DRAWN BY:

SHEET
CHECKED:DWG:SCALE:DATE:

OF
JOB #:

Public Hearing Item 5a
September 3, 2026
Mark Niskanen, Planning Manager
City Council Staff Report
City Council to Consider Adoption of the Following:

Resolution: Approving Planning Commission Recommendation to adopt a Resolution 2026-55, to approve a Section 15183 Consistency Checklist prepared in accordance with 15183 of the CEQA Guidelines and authorize Staff to file a Notice of Exemption; and,
Resolution: Approving Planning Commission Recommendation to adopt a Resolution 2026-56, authorizing approval of Tentative Subdivision Map (TMAP-2025-0003) to subdivide the 73.70-acre parcel into 412 single-family residential lots subject to the Conditions of Approval provided therein.

SUMMARY:

The Highland Pointe Subdivision (TMAP 2025-0002) hereto referred to as “Proposed Project” consists of subdividing 73.70-acres to allow for the development of 412 single-family residential lots, a neighborhood park, and other associated improvements on lands located within the adopted Lake Pointe Master Development Plan (MDP). The Project site consists of three (3) legal parcels with assigned Assessor Parcel Numbers as 080-002-017, 018 and 080-015-001.

A Location Map, which illustrates the Proposed Project’s location, is provided below:

The Project site is located within the existing city limits. The City’s Vision 2025 General Plan designates the subject property for Low-Density Residential (LD) land uses, and it is zoned Residential Single (RS) and Planned Community (Neighborhood Commercial).

The Project site is bounded by Vineyard Road to the north, the MID Lower Main Canal to the south, existing agricultural properties to the east, and Tim Bell Road to the west. The table below depicts the subject property’s surrounding Vision 2025 General Plan land use designations and zoning:

Land Use Zoning Designation General Plan Designation
North Residential Residential Single (RS) and
Planned Community (Residential) Low Density Residential (LD) East Residential Residential Single (RS) and
Planned Community (Residential) LD
South Residential Residential Single (RS) LD
West Residential County Jusrisdiction LD
ANALYSIS:

Background and History
The Lake Pointe MDP (Attachment 6) and associated Mitigated Negative Declaration was approved by the Waterford City Council in November 2007 and the MDP Plan Area was annexed into the city in 2008. The Lake Pointe MDP consists of 425-acres and allows for the development of up to 1,606 residential units.

A map illustrating the boundary of the Lake Pointe MDP is provided below:

The development goals of the Lake Pointe MDP are as follows:
• Create walkable, close-knit neighborhoods,
• Establish child safe walking/biking systems,
• Include generous green space for active and passive recreation and gathering including parks, open space, walkways and landscaping,
• Incorporate natural features into community design,
• Respect local community history, identity, and traditions, • Include Green construction design elements,
• Promote communication technology,
• Establish Waterford’s first lake-oriented community,
• Create high-quality community recreation facilities,
• Enhance downtown connectivity and economic viability, and • Provide family-friendly environment.

The Lake Pointe MDP allows for a variety of land uses, including residential, commercial, and parks and open space. The Planned Development (PD) land use designation allows for both residential and commercial development utilizing various development standards identified in the Lake Pointe MDP.

For residential land uses within the Plan Area, the MDP allows for the following:

Residential Type Lot Size
Custom and Semi-Custom Lots 7,000 square feet and above Traditional Single-Family Large Lots 6,000 to 7,000 square feet Single-Family Medium Lots 5,000 to 6,000 square feet
Single-Family Alley Loaded Lots 2,600 to 5,000 square feet Single-Family Small/Cluster Lots 2,600 to 4,000 square feet The Proposed Project consists of lots that would be categorized as Small Lot Medium Lots and SingleFamily Detached Small Lots.

Adoption and annexation of the Lake Pointe MDP set in motion the land use entitlements necessary to allow for mapping and development within the Plan Area, including the Proposed Project.

General Plan
As noted above, the subject property is designated for Low Density Residential (LD) land uses per the City’s Vision 2025 General Plan. The LD land use designation allows for a density range of four (4) to six (6) dwelling units per gross acre and “consists primarily of single-family detached housing, but a diversity of single-family housing types, such as condominium and zero-lot-line units can be developed.” The Proposed Project consists of an overall density of approximately 5.5 and 5.6 dwelling units per gross acre and therefore is consistent with the land use designation provided by the City’s Vision 2025 General Plan. In addition, the Proposed Project is consistent with the following Vision 2025 General Plan Policies:

Policy L-1.2 Encourage a diversity of building types, ownership, prices, designs, and site plans for residential areas throughout the City.

Policy L-1.3 Encourage a diversity of lot sizes in residential subdivisions.

Policy L-1.6 Continue to pursue quality single-family and higher density residential development.

Policy L-1.8 Create livable and identifiable residential neighborhoods.

Based on staff’s review, the Proposed Project is consistent with the City’s Vision 2025 General Plan.

Lake Pointe MDP Zoning and Development Standards
The zoning designation of the Project site varies between R-1, PD, and Neighborhood Commercial PD, as illustrated below:

The Proposed Project is proposed to be developed consistent with the zoning designations illustrated above. For the development standards identified in Table 2-1 (Residential Development Standards Summary) of the MDP, the Proposed Project is subject to the standards applicable to the Small Lot Medium Lots and the Single-Family Detached Small Lots. While the Proposed Project does propose deviations to the net density range, lot area, minimum lot depth, and minimum setback to Front-Entry Garage. It is important to note that the MDP allows for deviations as Page 15 of the MDP states, “The Lake Pointe MDP will be developed over many years and these development standards are intended as guidelines that will need to be flexible enough to address changing market conditions.” The illustration below provides the Proposed Project’s development standards in comparison to the development standards contained in Table 2-1.

City staff has reviewed the proposed development standards and recommends approval to the Planning Commission.

Vesting Tentative Subdivision Map
The Applicant is requesting a Tentative Subdivision Map (Attachment 3) as part of the overall application, which would subdivide the existing 73.70± acre parcels into 412 single family residential lots, and the Proposed Project will be developed in two (2) phases.

All utilities, including water, sewer, and storm drainage will be provided by the City of Waterford. The City Engineer has reviewed the proposed Tentative Subdivision Map and has determined that the map is complete and complies with the City’s Subdivision Ordinance (Title 16 of the City’s Municipal Code).

Circulation
Access to the Proposed Project will be provided via Tim Bell Road and Vineyard Drive. From Vineyard Drive, internal streets will be installed to allow for circulation throughout the Proposed Project. The Lake Pointe MDP designates Vineyard Drive and Tim Bell Road as Collector roadways. The MDP notes that Vineyard Drive consists of a sixty (60) foot right-of-way with one (1) travel lane in each direction, on-street parking, landscape strip, and sidewalk. Tim Bell Road’s ultimate street section consists of seventy-eight (78) feet of right-of-way with one (1) travel lane in each direction, turning lane, on-street parking, landscape strip, and sidewalk. As development occurs within the Proposed Project, improvements to both roadways will occur. The cross section of each roadway is provided below.

Vineyard Drive
Tim Bell Road
Improvements to Vineyard Drive are noted as “interim” as the Proposed Project will be installing its respective frontage improvements including sidewalk, landscape strip, curb, gutter, bicycle lane, and travel lanes. The remaining improvements required of Vineyard Drive will be installed at such time as the properties to the north are developed.

Improvements to Tim Bell Road will transition to its existing configuration south of the MID Lower Main Canal. Ultimately, Tim Bell Road will be improved to include travel lanes, turn lane, curb, gutter, and sidewalk improvements.

Utilities
Development of the Proposed Project will require the extension and installation of backbone domestic utility lines (i.e. water, sewer, and storm drainage) necessary to serve the Project site. These backbone utilities will be installed with each phase, and are generally described below:

Phase 1:
• Twelve (12) inch water line located in Vineyard Drive; • Eighteen (18) inch sewer line located in Vineyard Drive; • Installation of sewer pump station and force main; and • Installation of the retention basin portion of the Neighborhood Park.

Phase 2:
• Extension of 12-inch water line located in Vineyard Drive; • Extension of the 18-inch sewer line located in Vineyard Drive; • Removal of the existing 8-inch sewer force main and the extension of the new 12-inch sewer force main located in Tim Bell Road and upgrades to the Baker Lift Station.

The figures below illustrate the backbone improvements installed per each phase.

Phase 1 Backbone Improvements
Phase 2 Backbone Improvements
Based on City staff’s review, utility improvements installed per phase comply with City Standards.

In addition, the City Engineer has determined there is sufficient water and sewer capacity to serve the entirety of the Proposed Project.

Parks and Open Space
The Proposed Project consists of a 4.5-acre Neighborhood Park and Wellness Walk trail system amenities within the Project site, all of which will be developed in 2 phases. The phased development of the parks and open space amenities are provided below followed by an exhibit illustrating the improvements.

Phase Parks and Open Space
Amenities
Acreage Total
1 Wellness Walk/Pathways
Dual Use Area
Upland Area

1.64 1.55

0.25 3.44-Acres
2 Wellness Walk/Pathways
Dual Use Area
Upland Area

0.42 1.32

1.76 3.50-Acres
- - - 6.94-Acres
Parks and Open Space Exhibit
The Neighborhood Park consists of a dual use park and storm drain basin and will be developed in 2 phases. Phase 1 will include installation of the storm drain basin along with turf installation and Phase 2 will include the installation of the park amenities including playground equipment, etc. City staff is recommending a Condition of Approval that requires completion of the park amenities prior to the issuance of the 68th Certificate of Occupancy within Phase 2 (which consists of a total of 195 lots). An illustration of the amenities proposed at the Neighborhood Park is provided below Neighborhood Park Conceptual Exhibit
In addition, the Proposed Project recreational amenities include a wellness walk trail system designed to provide adequate bicycle and pedestrian access throughout the Project site and connecting to existing neighborhoods to the south. The wellness walk trail system includes a trail system along the MID Lower Main Canal and along Streets O and H. An illustration of the wellness walk trail system is provided below:

Wellness Walk Trail System
Waterford Unified School District Coordination
Section 6.12 of the Lake Pointe MDP states, “A K-8 school site is proposed as a possible use within the Lake Pointe MDP. Utilization of this site will be subject to the review and approval of the District and the State of California.”
During the processing and review of the Proposed Project, copies of the Proposed Project application materials were provided to the Waterford Unified School District (WUSD) for review and comment.

The WUSD provided the city written comments on November 3, 2025. In addition, city staff and the Applicant met with the WUSD to discuss the Proposed Project and confirm if a school site was needed and/or requested by the WUSD within its boundary. Additionally, on June 11, 2026, the WUSD was provided with the Proposed Project’s CEQA compliance document for review and comment.

In written correspondence to the city, dated July 6, 2026, the WUSD clarified that a school site is not requested within the Project site and they have no concerns with the Proposed Project. The Applicant and/or Project Proponent will pay the state mandated school impact fees with the issuance of each building permit within the Proposed Project.

PLANNING COMMISSION:

On July 28, 2026, the Planning Commission held a regularly scheduled public hearing to consider the Proposed Project. In attendance at the hearing were three (3) of the five (5) Planning Commissioners, City staff, the Applicant Team, and a Representative from the WUSD. Upon completion of the presentation, the Planning Commission opened the hearing for Public Comment. No public comments were received.

Subsequently, the Planning Commission voted 3-0 to adopt Resolutions 2026-13 and 2026-14, recommending to the City Council the approval of TMAP 2025-0003 and associated CEQA compliance document.

FISCAL IMPACT:

Staff time and resources have been utilized for the processing of this application. However, the Applicant has paid the applicable application fees for this Tentative Subdivision Map.

The Proposed Project will also pay the applicable Building Permit Fees at the time of Building Permit issuance, and annex into CFD 2019-01 to allow for long-term maintenance of public facilities.

ENVIRONMENTAL REVIEW:

As part of the Lake Pointe MDP approvals, the City certified a Mitigated Negative Declaration (MND) in accordance with CEQA Statute and Guidelines. The MND set forth determinations relevant to the Proposed Project’s potential environmental impacts as well as any mitigation measures necessary to reduce impacts to less than significant. The MND included mitigation measures addressing the following topics: Air Quality and Greenhouse Gas Emissions, Biology, Noise, and Transportation. The Proposed Project is applicable to these mitigation measures.

Because the Lake Pointe MDP was last evaluated in accordance with CEQA in 2007, the City commissioned the preparation of an Environmental Checklist (Attachment 1) as part of the Proposed Project. Supplemented with this IS was the preparation of a Traffic Impact Study, dated March 23, 2026, prepared by Fehr and Peers. In accordance with Section 15183.3 of the CEQA Guidelines, the IS concluded that the Proposed Project was consistent with the Lake Pointe MDP and the City’s Vision 2025 General Plan and therefore, further environmental review is not required based on the following findings:

Pursuant to Public Resources Code section 21083.3 and CEQA Guidelines section 15183, the City Council finds and determines as follows:
a. The project complies with CEQA based on the CEQA exemption/streamlining provisions contained in Public Resources Code section 21083.3 and CEQA Guidelines section 15183; b. Pursuant to the Planning Commission Staff Report and the attachments and exhibits thereto, including but not limited to, the CEQA Environmental Checklist, which are incorporated herein by reference, the proposed Project will not result in any significant impacts that: 1) are peculiar to the project or project site; 2) were not identified as significant project-level, cumulative, or off-site effects in the General Plan Update EIR; or 3) were previously identified significant effects, which as a result of substantial new information that was not known at the time that the General Plan Update EIR was certified, are determined to have a more severe adverse impact than discussed in the General Plan Update EIR. As a result, pursuant to Public Resources Code section 21083.3 and CEQA Guidelines section 15183, the proposed Project is exempt from further environmental review under CEQA.
c. All applicable General Plan Update policy and implementation actions and uniformly applied development policies, standards and/or regulations are, hereby imposed on the proposed Project and must be adhered to by the Project applicant.

To the extent the City has not previously made findings regarding any/all of these referenced General Plan policy and implementation actions and uniformly applied development policies, standards and/or regulations, the City Council finds that all of those General Plan Update policy and implementation actions and uniformly applied development policies, standards and/or regulations, were adopted, in whole or in part, to substantially mitigate the potential environmental effects to which they pertain (i.e., aesthetics, agricultural and forest resources, air quality, biological resources, cultural and tribal resources, geology and soils, greenhouse gases, climate change, and energy, hazards and hazardous materials, hydrology and water quality, land use, population, and housing, mineral resources, noise, public services and recreation, circulation, utilities and service systems, and wildfire).

Based on the findings set forth in this Resolution and the evidence in the Staff Report, the Planning Commission recommends to the City Council to hereby find the Project Exempt from Further Environmental Review Pursuant to Public Resources Code Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183 as illustrated and incorporated by reference as Attachment 1 of this Staff Report.

While the Proposed Project is exempt from further environmental review, it is important to note that the Proposed Project will be subject to the mitigation measures adopted in the Lake Pointe MDP MND.

These mitigation measures address the following topics: Air Quality and Greenhouse Gas Emissions, Biology, Noise, and Transportation.

PUBLIC NOTICE:

In accordance with Section 17.79.020(c) of the WMC, a Notice of Public Hearing was published in the Waterford News on August 25, 2026. In addition, Public Notices were distributed via U.S. Mail to residents within a 300-foot radius of the Project Site. As of the writing of this Staff Report, city staff has not received any comments.

ATTACHMENTS:
4a: City Council Resolution No. 2026-55 (CEQA Environmental Checklist) 4b: City Council Resolution No. 2026-56 (Tentative Subdivision Map) 4c: Planning Commission Resolutions 2026-13 and 2026-14 4d: Tentative Subdivision Map
4e: Phasing Plan Exhibits
4f: Parks and Open Space Exhibits
4g: Lake Pointe Master Development Plan
RESOLUTION 2026-55

WATERFORD CITY COUNCIL
RESOLUTION NO. 2026-55

A RESOLUTION OF THE CITY OF WATERFORD CITY

COUNCIL AUTHORIZING THE DETERMINATION

FINDING THE PROJECT EXEMPTION FROM FURTHER

ENVIRONMENTAL REVIEW PURSUANT TO PUBLIC
RESOURCES CODE SECTION 21083.3 AND CEQA
GUIDELINES SECTION 15183 (TMAP 2025-0003)
WHEREAS, the request is for approval of a Tentative Subdivision Map to allow the development of 416 single-family residential lots and associated site improvements on property located within the Lake Pointe Master Development Plan area as further defined below in the third recital (the proposed Project or the Project); and WHEREAS, prior to the City’s approval of the Vision 2025 General Plan, the City prepared an Environmental Impact Report (EIR) which analyzed the environmental impacts of buildout under the General Plan pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000, et. seq.), and the City of Waterford City Council certified the Final EIR in 2006; and WHEREAS, the analysis in the General Plan Update EIR allows the use of CEQA exemption/streamlining provisions for projects under the General Plan Update, including the Proposed Project; and
WHEREAS, an Environmental Checklist has been prepared for the Proposed Project, which is attached to this Resolution as Exhibit A and can also be found in the Planning Department project files located at 101 E Street, Waterford, California 95386; and
WHEREAS, the Planning Commission found that the Proposed Project is consistent with the land use goals and policies of the City of Waterford Vision 2025General Plan and is also consistent with the development standards of the Lake Pointe Master Development Plan; and
WHEREAS, the City of Waterford Planning Commission held a duly noticed public hearing on July 28, 2026, to consider the Proposed Project and after reviewing and considering all information provided and submitted, and after taking and considering all public testimony adopted a Resolution recommending City Council find the Proposed Project exempt from further environmental review pursuant to Public Resources Code Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183; and
WHEREAS, proper notice of this public hearing was given in all respects as required by law including the publishing of a legal notice of the hearing in the Waterford News on or about August 25, 2026 and mailed out to property owners located within a 300-foot radius from the project site boundary; and
RESOLUTION 2026-55
WHEREAS, the City Council has utilized its own independent judgement in reviewing and considering the Planning Commission’s recommendation by adopting this Resolution
NOW THEREFORE, BE IT RESOLVED that the City Council of the City of Waterford does hereby determines the following findings:

Section 1. California Environmental Quality Act (CEQA) Findings. Pursuant to Public Resources Code section 21083.3 and CEQA Guidelines section 15183, the City Council finds and determines as follows:
a. The project complies with CEQA based on the CEQA
exemption/streamlining provisions contained in Public Resources Code section 21083.3 and CEQA Guidelines section 15183;
b. Pursuant to the City Council Staff Report and the attachments and exhibits thereto, including but not limited to, the CEQA Environmental Checklist, which are incorporated herein by reference, the proposed Project will not result in any significant impacts that: 1) are peculiar to the project or project site; 2) were not identified as significant project-level, cumulative, or off-site effects in the General Plan Update EIR; or 3) were previously identified significant effects, which as a result of substantial new information that was not known at the time that the General Plan Update EIR was certified, are determined to have a more severe adverse impact than discussed in the General Plan Update EIR. As a result, pursuant to Public Resources Code section 21083.3 and CEQA Guidelines section 15183, the proposed Project is exempt from further environmental review under CEQA.
c. All applicable General Plan Update policy and implementation actions and uniformly applied development policies, standards and/or regulations are, hereby imposed on the proposed Project and must be adhered to by the Project applicant.

To the extent the City has not previously made findings regarding any/all of these referenced General Plan policy and implementation actions and uniformly applied development policies, standards and/or regulations, the City Council finds that all of those General Plan Update policy and implementation actions and uniformly applied development policies, standards and/or regulations, were adopted, in whole or in part, to substantially mitigate the potential environmental effects to which they pertain (i.e., aesthetics, agricultural and forest resources, air quality, biological resources, cultural and tribal resources, geology and soils, greenhouse gases, climate change, and energy, hazards and hazardous materials, hydrology and water quality, land use, population, and housing, mineral resources, noise, public services and recreation, circulation, utilities and service systems, and wildfire).

RESOLUTION 2026-55
Section 2. Based on the findings set forth in this Resolution and the evidence in the Staff Report, the City Council hereby find the Project Exempt from Further Environmental Review Pursuant to Public Resources Code Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183 as illustrated and incorporated by reference as Attachment 10 of the City Council Staff Report.

BE IT FURTHER RESOLVED that the City Council of the City of Waterford, based on substantial evidence in the administrative record of proceedings, its above findings, including the staff report and associated attachments, pursuant to its independent review and consideration, does hereby find the Project exempt from further environmental review pursuant to Public Resources Code Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183.

The foregoing Resolution was passed and adopted by the City Council of the City of Waterford, Stanislaus County, at a regular meeting held on September 3, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF WATERFORD
Charlie Goeken, Mayor
ATTEST: APPROVED AS TO FORM:

PATRICIA KRAUSE, City Clerk CORBETT J. BROWNING, City Attorney RESOLUTION 2026-55
EXHIBIT A – CEQA ENVIRONMENTAL CHECKLIST
Due to the large file size, please refer to the document posted on the City’s website at https://cityofwaterford.org/government/city-council/meeting-agendas/.

RESOLUTION 2026-56

WATERFORD CITY COUNCIL
RESOLUTION NO. 2026-56

A RESOLUTION OF THE CITY OF WATERFORD CITY

COUNCIL AUTHORIZING APPROVAL OF TENTATIVE
SUBDIVISION MAP NO. 2025-0003 (TMAP-2025-0003);

LOCATED SOUTH OF VINEYARD ROAD, WATERFORD,
CA ASSESSOR PARCEL NUMBERS 080-022-017, 018 AND
080-015-001
WHEREAS, a request has been submitted by DGS Land Group (3675 Mt. Diablo Boulevard, Suite 350, Lafayette, CA 94549) Applicant on behalf of the Property Owners of Record (Riddle Ranch Properties, LP 12013 El Pomar Avenue, Waterford, CA 95386 and Mr.

Henry Van Ruiten, P.O. Box 601, Waterford, CA 95386) as to Assessor Parcel Number 080-031- 031 to subdivide approximately 73.7 acres into 412 single residential lots and a 4.5-acre park site within the adopted Lake Pointe Master Development Plan area. 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 Planned Community (PC). The Project site is further designated for Low Density Residential land uses by the Lake Pointe Master Development Plan; and, WHEREAS, said tentative subdivision map was received in the office of the Secretary of the Planning Commission on March 13, 2026, and was accepted for filing and deemed complete in April 2026, 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, comments received by the City from agencies such as the Waterford Unified School District and MID have been incorporated into the Proposed Project as Conditions of Approval; and,
WHEREAS, the Planning Commission has reviewed a CEQA Section 15183 Environmental Checklist 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 remains adequate for the project; and
WHEREAS, the Planning Commission held a duly noticed Public Hearing on July 28, 2026 and considered TMAP-2025-0003: and,
WHEREAS, after considering public testimony, the Planning Commission, by a vote of 3-0, recommended to the City Council approval of TMAP 2025-0003; and, RESOLUTION 2026-56
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. TMAP 2025-0003, together with the provisions for its design and improvements, and subject to the conditions is consistent with the Vision 2025 General Plan and Environmental Impact Report and the Subdivision Map Act of the State of California.

2. TMAP 2025-0003 is consistent with the adopted Lake Pointe Master Development Plan (MDP) and Mitigated Negative Declaration (MND).

3. 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.

4. 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 and the Lake Pointe MDP MND.

5. Based on the project’s Environment Checklist, the City finds that all potentially significant environmental impacts of the Proposed Project have been adequately analyzed and addressed in the previously adopted General Plan EIR and Lake Pointe MDP MND and therefore, Section 15183 of the CEQA Guidelines mandates a streamlined environmental review process.

6. 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 to approve Tentative Subdivision Map No. 2025-0003 (TMAP-2025-0003), 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.

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.

RESOLUTION 2026-56

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

4. The applicant and/or outside party have the right to appeal, within ten (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. 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.

5. 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.

6. Perimeter wall treatment shall include the following:

RESOLUTION 2026-56
a. Masonry wall, six (6) feet in height, where the Project abuts Vineyard Road. b. Masonry wall, 6-feet in height, where the Project abuts the MID Lower Main Canal.
c. Masonry wall, 6-feet in height, where residential lots abut the W.I.D. Lower Main Canal.
d. Masonry wall, two (2) feet in height, with an additional four (4) feet of wrought iron fencing, where the roadway abuts the WID Lower Main Canal. e. Split rail fence, 42-inches in height, along the northern edge of Street O. f. Good neighbor fence in all other locations.

The design of the masonry wall and split rail fencing shall be reviewed and approved by the Planning Manager.

7. The Final Map shall be in substantial compliance to the approved Vesting Tentative Subdivision Map TMAP-2025-0003 and the development shall be consistent with applicable sections of the General Plan, Zoning Ordinance, and Lake Pointe Master Development Plan.

8. 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.

9. The Project shall be developed in two (2) phases. Phase 1 shall consist of 217 residential lots and Phase 2 shall consist of 195 residential lots. The backbone improvements required per phase shall be determined by the City Engineer and generally consist of the following:

Phase 1:
a. Frontage improvements to Vineyard Road, as illustrated in Condition of Approval No. 10, below.
b. Installation of the sewer pump station.
c. Installation of the retention basin component of the park site. d. Domestic water improvements including installation of a twelve (12) inch water line in Vineyard Road.
e. Sanitary sewer improvements including installation of a eighteen (18) inch gravity line in Vineyard Road. Connect 12-inch force main to eight (8) inch line located in Tim Bell Road.
f. Installation of wellness walk, including improvements along WID Lower Main Canal.
g. Improvements to Tim Bell Road between Vineyard Road and Bonnie Brea Avenue.

Phase 2:
a. Frontage improvements to Vineyard Road, as illustrated in Condition of Approval
No. 10, below.
b. Domestic water improvements including installation of a twelve (12) inch water line in Vineyard Road.

RESOLUTION 2026-56
c. Sanitary sewer improvements including installation of a eighteen (18) inch gravity line in Vineyard Road.
d. Completion of the park improvements.
e. Installation of sewer force main in Tim Bell Road connecting to the Baker Lift Station.
f. Upgrades to the Baker Lift Station including a new wet pit.

10. Frontage improvements to Vineyard Road shall be installed in accordance with City Improvement Standards, and as illustrated below:

11. Improvements to Tim Bell Road as it crosses the MID Lower Canal shall be designed and installed in accordance with the illustration below:

RESOLUTION 2026-56

12. Traffic calming measures such as bulb outs shall be located at intersections along Streets I, A, K, and X. The final location of these measures shall be reviewed and approved during the Project’s Improvement Plan review.

13. Development of the 4.5-acre Neighborhood Park shall occur in two (2) phases, as described below:
a. Phase 1: Installation of the dual use retention basin. Improvements shall be installed and accepted by the City Council concurrent to the 1st City Council acceptance of any Phase 1 improvements.
b. Phase 2: Completion of the Neighborhood Park and installation of park amenities.

Improvements shall be installed and accepted by the City Council prior to the issuance of occupancy of thirty-five (35) percent of the Phase 2 residential lots.

14. The maintenance period for any retention basin/park improvements shall by four (4) months.

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

16. 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-2025-0003 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.

RESOLUTION 2026-56

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.

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. Grade differences twelve (12) inches or less shall utilize a wood fence. Differences between 13” and 24” may utilize a grading transition with a 1.5’ bench along the fenceline and a 3 to 1 maximum slope. Any grade difference greater than 24” must utilize a retaining wall.

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, RESOLUTION 2026-56
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. 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.

13. A ten (10) foot wide Public Utility Easement shall be provided on all streets within the development with homes fronting the roadway. Collector and Arterial roadways may maintain all utilities within the street right-of-way without the use of a separate Public Utility Easement.

14. 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.

15. 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.

16. 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).

17. 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:

18. Backbone water improvements shall be as follows:
a. Twelve (12) inch water line installed in Vineyard Road and in Street H.

RESOLUTION 2026-56
As Final Maps and corresponding Improvement Plans are submitted, the City Engineer shall determine the scope in which the backbone improvements are installed.

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. Backbone sanitary sewer improvements shall be as follows:
a. Eighteen (18) inch sewer line installed in Vineyard Road. b. Eight (8) inch sewer line installed in Street H.
c. Ten (10) inch sewer line installed in Tim Bell Road along with connection to the Baker Lift Station.

As Final Maps and corresponding Improvement Plans are submitted, the City Engineer shall determine the scope in which the backbone improvements are installed.

23. 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.

24. 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.

Storm Drainage:

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

26. 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.

Modesto Irrigation District:

Irrigation
RESOLUTION 2026-56
1 Modesto Irrigation District previously responded to this project referral in November 2025 with the response below (see italicized). Revisions were made by the Applicant and must adhere to all sections that apply to the proposed subdivision. 2 Based on review of the revisions, MID has the following specific comments and requirements:
• A six-foot tall masonry wall must be constructed between the MID right-of-way and residential lots.
• A License Agreement and Consent to Common Use Agreements between MID and the City of Waterford are required for all uses within MID’s right-of-way. • The Phase 2 Plan Exhibit must include Section Detail “N”. 3 Modesto Irrigation District (MID or District) records indicate that there are various Water Operations facilities located within and /or adjacent to the proposed project area. Please refer to the attached project site exhibit for clarification purposes. • The facilities identified in the attached exhibit(s) are presented for utility verification purposes only. The project proponent must contact MID for project specific requirements based on the impact of the subject project on MID irrigation facilities. General requirements for MID irrigation, Improvement District (ID) irrigation, private irrigation, and abandoned -in-place facilities are further presented below.
• Existing irrigation facilities within or adjacent to the proposed project shall be protected, relocated, or removed as required by the District’s Civil Engineering Department. Should the proposed project impact, encroach on, or otherwise alter existing MID-owned or Improvement District irrigation infrastructure, the pipeline must be upgraded, replaced and/or relocated as required by MID. All costs associated with design, approval and analysis of relocation shall be at the Developer’s expense.
• All existing cast-in-place (CIP) pipe/culvert, corrugated metal pipe (CMP), polyvinylchloride (PVC) pipeline, disturbed pipeline, and appurtenant facilities that lie within the project limits must be replaced with rubber gasketed reinforced concrete pipe (RGRCP) that meet requirements for ASTM C-361 and AASHTO HS20-44 traffic loading conditions:
 Class C-25 RGRCP is required under all roads and must extend a minimum of 10’ each way beyond the drive path in any new development or improvement.
 Class B-25 RGRCP is required under any new location, unless otherwise required by MID representative.

RESOLUTION 2026-56
 The pipeline shall be installed with a minimum of 30” of cover from pipe bell to final grade. If 30” of cover cannot be achieved, Class C-25 RGRCP is required with a cover no less than 24” from the pipe bell to final grade.  Ground disturbing activities at or within ten (10) feet of the existing pipeline will also require the replacement of the existing pipeline. 4 All irrigation facilities that will be improved or relocated must have the facilities protected by an easement. Easements within the proposed project must be dedicated by separate instrument to MID or downstream landowners. The project proponent must provide a plat and legal description for any and all easements. All projects that require a recorded map shall show the dedicated easement with the County-recorded document referenced on the Final Map. The easement widths for irrigation facilities within the proposed project are as follows:
• 20 feet irrigation or drainage easement required for all irrigation facilities located adjacent to a roadway.
• 15 feet irrigation or drainage easement required along and adjacent to a public utilities easement (PUE).
• 30 feet irrigation or drainage easement required for all irrigation facilities routed through a property or new development.
5 MID requires a Consent to Common Use Agreement (CCUA) with public agencies when their project requires the relocation and reconstruction of MID irrigation facilities. The public agency is responsible for all maintenance of any MID facility that is replaced or relocated within a public roadway per California Water Code.
6 A License Agreement is required between MID and the project proponent for all private facilities or private utilities encroaching within MID property or right-of-way (R/W). 7 Proposed improvement plans and maps must be submitted to MID’s Civil Engineering Department for review. All design and construction is subject to the latest MID Irrigation Standard Construction Details which may be found at https://www.mid.org/water/irrigationwater/irrigation-standard-construction-details/. 8 No work shall begin without MID approval of final plans and appropriate agreements in place, including but not limited to, easement dedications, license agreements, consent to common use agreements, temporary use agreements, and facility modification agreements as required by MID. The project proponent must provide a plat exhibit and legal description for all agreements.
9 MID must review and approve any conditions regarding the impacted irrigation facilities set forth by draft resolution prior to approval by the agency’s planning commission.

RESOLUTION 2026-56
10 Please note that the locations of the irrigation facilities identified in the exhibits are approximate. The actual location, size, and depth of all impacted irrigation facilities must be located and verified in the field by the project contractor prior to the start of construction and shown on the improvement plans. Irrigation facilities exposed for potholing, crossing of a facility, or any related reason shall be located via hand -digging or vacuum excavation.

Notify USA (Toll Free 800-227-2600) before potholing, trenching, grading, excavating, drilling, pipe pushing, tree planting, post-hole digging, etc. Locating the subject irrigation facilities for the sole purpose of design by means of an “Underground Service Alert” (USA) request is unacceptable.
11 All work that may affect irrigation facilities must occur during the non-irrigation season (typically November 1 to March 1) unless approved by an MID representative. Irrigation service must not be interrupted and scheduling outages with MID engineering and operations is required. Assume all irrigation facilities are active. Please notify MID staff prior to performing any work near the irrigation facilities as described herein. 12 Please contact MID at [email protected] for assistance with coordinating project requirements. MID Water Operations staff require a pre-consultation meeting to discuss MID irrigation requirements. Please reach out to MID staff as early as possible to determine how impacts to MID’s water infrastructure may affect your project.

MID-Owned Facilities
13 Open channel canal and/or pipeline irrigation facilities distributing low-head pressure, nonpotable water are present within and adjacent to the proposed project area. 14 All MID-owned facilities that will be improved, or have their alignment changed or relocated must be protected by an easement dedicated by separate instrument to MID. The easement must be shown on the improvement plans and the County-recorded document must be referenced on the Final Map.

Private Irrigation and Improvement District Facilities
15 Irrigation to the landowners and neighboring landowners via the private facilities within the subject parcels must be maintained. If it is determined that the existing privately-owned infrastructure will be affected by the proposed project, MID requires consulting with downstream landowners to ensure their rights to water are maintained and discuss proposed improvement plans. MID will act as a liaison for privately-owned facilities but both MID and the landowner(s) must approve the plans.
16 All privately-owned facilities that will be improved, or have their alignment changed or relocated must be protected by an easement dedicated by separate instrument to the downstream landowner(s) that are served by the existing private infrastructure. The easement must be shown on the improvement plans and the County-recorded document must be referenced on the Final Map.

RESOLUTION 2026-56
17 There may be additional existing privately owned infrastructure not recorded by MID. If it is determined that any of the existing infrastructure will be affected by the proposed project, the project proponent must consult with the affected landowners and MID to discuss potential improvement plans for review and approval.

Abandoned Irrigation Facilities
18 All abandoned-in-place irrigation facilities shall be removed within a development parcel.

Abandoned pipeline facilities must be saw-cut and plugged per MID irrigation standard construction detail C 55 a minimum of five (5) feet beyond the development parcel within the adjacent parcel.
19 All existing pipeline infrastructure that will no longer be used due to the project shall be removed entirely and properly disposed of off-site at the project proponent’s expense.

Abandoning existing pipeline infrastructure in place is not allowed.

Requirements Pertaining to Subdivisions and Parcel Maps 20 If existing irrigation and/or drainage facilities exist within the subject parcel, an irrigation/drainage easement must be dedicated to the parcels downstream to maintain the historical point of connection. The easement dedication must be shown on the Final Map. 21 The project proponent shall complete and submit to MID’s Civil Engineering Department MID’s Application for Land Development for Plan Review and provide the fee payment as noted per Item 6 off the application. Please contact MID at [email protected] to receive application.
22 The project proponent shall submit to MID’s Civil Engineering Department the proposed improvement plans of the impacted facilities prior to the start of construction. 23 The project proponent must update the parcel’s MID account information by contacting MID’s Irrigation Services Department at [email protected] or (209)526-7639. 24 If the project proponent’s property lies adjacent to MID’s Canal/Lateral R/W, the following conditions apply:
• A six-foot-tall masonry wall shall be installed within the project proponent’s property along MID’s R/W. No access shall be allowed from within MID’s R/W. • The developer must construct a proper drainage system to avoid standing water or stormwater runoff from seeping or flowing from the MID lateral into the new development.
• MID will require, at a minimum but not limited to, placement of the masonry wall on a berm and construct a bioswale on the MID lateral side of the wall. MID will not be responsible for storm flooding, dust, or other impacts from its existing lateral as a result of the new development’s change in use.

RESOLUTION 2026-56
• The project proponent must install canal road access gates within MID R/W at each embankment driveway per MID Standard Detail M 15.

Sign-off Requirements
25 The developer must request and return a Signoff of Irrigation Facilities form prior to development of the parcel by contacting MID’s Water Operations Department at [email protected] or (209)526-7562. Upon development of the subject parcel, all existing irrigation facilities that will no longer be used shall be saw-cut, plugged, and/or removed within the subject parcel as determined by MID Civil Engineering Department.

Additional Requirements
26 All proposed improvement plans shall be stamped and signed by a registered Civil Engineer with a current license to practice in California. All design submittals that require major infrastructure modifications shall be accompanied by hydraulic calculations signed by a licensed Civil Engineer. MID’s Civil Engineering Manager must review and approve the proposed improvement plans prior to the start of construction. 27 The contractor must use extreme caution when operating heavy equipment or performing work near existing irrigation facilities.
28 The following MID standard signature block shall be placed on the cover sheet of the final signed plans set
• “MID AND ITS EMPLOYEES ARE NOT RESPONSIBLE FOR

VERIFICATION OF ELEVATIONS AND DIMENSIONS INDICATED ON

THE PLANS, NOR ANY ERRORS AND OMISSIONS THAT MAY BE
PRESENT. APPROVAL IS SUBJECT TO THE DATA SHOWN WHICH

APPEARS TO BE IN CONFORMITY WITH MID REQUIREMENT FOR THE

PROTECTION OF DISTRICT IRRIGATION FACILITIES SO
CONDITIONALLY APPROVED FOR IRRIGATION FACILITIES ONLY.” 29 Pressure manholes must be installed per MID standard detail C 20/P 20 and located no more than five hundred (500) feet apart.
30 MID maintains that there are currently no signs of leakage at the adjacent irrigation infrastructure. If leakage becomes apparent after work is performed and it is determined, solely by the MID Engineer, that the leakage is a result of damage to the facility in connection to the project, then repair of the facility will be performed solely at the expense of the contractor. MID shall bear no expense in relation to the project or repair.

RESOLUTION 2026-56
31 High voltage is present within and adjacent to the project area. This includes 69,000 volts overhead transmission, 12,000 volts overhead and underground primary, secondary overhead and underground secondary facilities, as well as an overhead fiber optic cable. Use extreme caution when operating heavy equipment, using a crane, ladders, scaffolding, handheld tools, or any other types of equipment near the existing MID electric lines and cables. Workers and equipment should always maintain a distance of no less than 10 feet from overhead facilities.

Assume all overhead and underground electric facilities are energized. 32 The contractor shall verify the actual depth and location of all underground utilities prior to the start of construction. Contact “Underground Service Alert” (USA) at 800-227-2600 before performing any trenching, grading, excavating, drilling, pipe pushing, tree planting, or post-hole digging. USA will notify the appropriate utility companies to mark the location of their underground facilities. In addition, the contractor is strongly advised to visually identify underground facilities where feasible to ensure accuracy and prevent damage. 33 MID requires that any trenching maintain a 1:1 horizontal distance from any existing pole, determined by the depth of the trench. If trenching encroaches on this requirement, the Contractor needs to contact the MID Electric Engineering Department to brace any affected pole during the trenching process. The cost of any required pole bracing will be assumed by the requesting party. Estimates for bracing any existing poles will be supplied upon request. 34 A minimum working clearance shall be maintained at all times. • Three feet (3’) from the existing overhead secondary lines, service lines, and service drops. (G095)
• Ten feet (10’) from the existing overhead 12kV lines. • Eleven feet (11’) from the existing overhead 69kV lines. • Thirteen feet (13’) from the existing overhead 115kV lines. • Six inches (6”) when crossing existing underground utilities. • Twelve inches (12”) when parallel to existing underground utilities. 35 The owner/developer hall dedicate to MID, at no charge to MID, electrical easements for all underground and overhead primary electrical, and all secondary electrical crossing one parcel to serve another parcel that are located on private property. Project will not be installed or energized until electrical easement has been recorded. Development projects shall have the Project Land Surveyor perform the field surveying and preparation of the easement document submittal package at the customer’s expense. Non-Development projects the field surveying and preparation of the easement document package will be provided by MID Survey staff.

All MID survey time will be charged and will be added to the cost of the project. 36 Existing MID easements for protection of overhead and underground electrical facilities are required. MID overhead secondary cables shall be protected by a minimum 20’ wide easement centered on the overhead cable. Overhead primary cable shall be protected by a minimum 30’ wide easement centered on the overhead cable. Underground secondary cable is protected by a minimum 5-foot-wide easement centered on the underground cable.

Underground primary cable is protected by a minimum 10-foot-wide easement centered on the underground cable.

RESOLUTION 2026-56
37 MID easements for protection of overhead and underground electrical facilities are required.

MID overhead secondary cable shall be protected by a minimum 20’ wide easement centered on the overhead cable. Overhead primary cable shall be protected by a minimum 30' wide easement centered on the overhead cable. MID underground secondary cable shall be protected by a minimum 5-foot-wide easement centered on the underground cable. MID underground primary cable shall be protected by a minimum 10-foot-wide easement centered on the underground cable. When underground cable is not located in the Road Right of Way or within the PUE along the street frontage a MID easement is required to protect the existing underground electrical facilities and maintain necessary safety clearances. 38 In conjunction with related site improvement requirements, existing overhead, and underground electric facilities within or adjacent to the proposed project shall be protected, relocated, or removed as required by the District’s Electric Engineering Department. Any relocation or installation shall conform to the District’s Electric Service Rules. The customer will be responsible for all MID’s costs associated with the development. 39 Due to supply chain disruptions beyond MID’s control, please contact the Engineering Design Group to ensure adequate materials are available for timely completion of the project. 40 Prior to any construction a full set of construction plans must be submitted to Electrical Engineering Design Group. Please contact Modesto Irrigation District at (209)526-7337 or (888)335-1643 and ask for the Electrical Engineering Design Group to coordinate project/cost requirements.

San Joaquin Valley Air Pollution Control District:

1. The Developer and/or Project Proponent shall comply with the conditions stated in the San Joaquin Valley Air Pollution Control District letter, dated March 26, 2026. A copy of this letter can be obtained from the City of Waterford.

Pacific Gas and Electric:

1. The Developer and/or Project Proponent shall comply with the conditions stated in the PG&E letter, dated April 6, 2026. A copy of this letter can be obtained from the City of Waterford.

CEQA Mitigation Measures:

1. The Developer and/or Project Proponent shall comply with the Mitigation Monitoring/Reporting Program (MMRP), adopted as part of the Lake Pointe Master Development Plan and Mitigated Negative Declaration.

RESOLUTION 2026-56
The foregoing Resolution was passed and adopted by the City Council of the City of Waterford, Stanislaus County, at a regular meeting held on September 3, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

CITY OF WATERFORD
Charlie Goeken, Mayor
ATTEST: APPROVED AS TO FORM:

PATRICIA KRAUSE, City Clerk CORBETT J. BROWNING, City Attorney RESOLUTION 2026-56
Exhibit A – TMAP-2025-0003

WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-13

A RESOLUTION OF THE CITY OF WATERFORD

PLANNING COMMISSION RECOMMENDING TO THE

CITY COUNCIL A DETERMINATION FINDING THE

PROJECT EXEMPTION FROM FURTHER

ENVIRONMENTAL REVIEW PURSUANT TO PUBLIC
RESOURCES CODE SECTION 21083.3 AND CEQA
GUIDELINES SECTION 15183 (TMAP 2025-0003)
WHEREAS, the City of Waterford Planning Commission held a duly noticed public hearing to consider TMAP No. 2025-0003 pursuant to the General Plan, Lake Pointe Master Development Plan, and Waterford Municipal Code; and
WHEREAS, the request is for approval of a Tentative Subdivision Map to allow the development of 416 single-family residential lots and associated site improvements on property located within the Lake Pointe Master Development Plan area as further defined below in the third recital (the proposed Project or the Project); and WHEREAS, prior to the City’s approval of the Vision 2025 General Plan, the City prepared an Environmental Impact Report (EIR) which analyzed the environmental impacts of buildout under the General Plan pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000, et. seq.), and the City of Waterford City Council certified the Final EIR in 2006; and
WHEREAS, the analysis in the General Plan Update EIR allows the use of CEQA exemption/streamlining provisions for projects under the General Plan Update, including the Proposed Project; and
WHEREAS, an Environmental Checklist has been prepared for the Proposed Project, which is attached to this Resolution as Exhibit A and can also be found in the Planning Department project files located at 101 E Street, Waterford, California 95386; and WHEREAS, the Planning Commission finds that the Proposed Project is consistent with the land use goals and policies of the City of Waterford Vision 2025General Plan and is also consistent with the development standards of the Lake Pointe Master Development Plan; and WHEREAS, the City of Waterford Planning Commission held a duly noticed public hearing on July 28, 2026, to consider the Proposed Project and after reviewing and considering all information provided and submitted, and after taking and considering all public testimony adopted a Resolution recommending City Council find the Proposed Project exempt from further environmental review pursuant to Public Resources Code Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183; and Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB WHEREAS, proper notice of this public hearing was given in all respects as required by law including the publishing of a legal notice of the hearing in the Waterford News on or about July 15, 2026 and mailed out to property owners located within a 300-foot radius from the project site boundary; and
WHEREAS, the Planning Commission has utilized its own independent judgement in adopting this Resolution.

NOW THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Waterford does hereby recommend the following findings to the City Council:

Section 1. California Environmental Quality Act (CEQA) Findings. Pursuant to Public Resources Code section 21083.3 and CEQA Guidelines section 15183, the City Council finds and determines as follows:
a. The project complies with CEQA based on the CEQA exemption/streamlining provisions contained in Public Resources Code section 21083.3 and CEQA Guidelines section 15183;
b. Pursuant to the Planning Commission Staff Report and the attachments and exhibits thereto, including but not limited to, the CEQA Environmental Checklist, which are incorporated herein by reference, the proposed Project will not result in any significant impacts that: 1) are peculiar to the project or project site; 2) were not identified as significant project-level, cumulative, or off-site effects in the General Plan Update EIR; or 3) were previously identified significant effects, which as a result of substantial new information that was not known at the time that the General Plan Update EIR was certified, are determined to have a more severe adverse impact than discussed in the General Plan Update EIR. As a result, pursuant to Public Resources Code section 21083.3 and CEQA Guidelines section 15183, the proposed Project is exempt from further environmental review under CEQA.
c. All applicable General Plan Update policy and implementation actions and uniformly applied development policies, standards and/or regulations are, hereby imposed on the proposed Project and must be adhered to by the Project applicant.

To the extent the City has not previously made findings regarding any/all of these referenced General Plan policy and implementation actions and uniformly applied development policies, standards and/or regulations, the City Council finds that all of those General Plan Update policy and implementation actions and uniformly applied development policies, standards and/or regulations, were adopted, in whole or in part, to substantially mitigate the potential environmental effects to which they pertain (i.e., aesthetics, agricultural and forest resources, air quality, biological resources, cultural and tribal resources, geology and soils, greenhouse gases, climate change, and energy, hazards and hazardous materials, hydrology and water quality, land use, population, and housing, mineral resources, noise, public services and recreation, circulation, utilities and service systems, and wildfire).

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB Section 2. Based on the findings set forth in this Resolution and the evidence in the Staff Report, the City Council hereby find the Project Exempt from Further Environmental Review Pursuant to Public Resources Code Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183 as illustrated and incorporated by reference as Attachment 10 of the City Council Staff Report.

BE IT FURTHER RESOLVED that the Planning Commission of the City of Waterford, based on substantial evidence in the administrative record of proceedings, its above findings, including the staff report and associated attachments, pursuant to its independent review and consideration, does hereby find the Project exempt from further environmental review pursuant to Public Resources Code Section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183.

The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a regular meeting held on July 28, 2026, moved for adoption by Commissioner Chris Esther and duly seconded by Commissioner Chris Barnes; passed by the following roll call vote:

AYES: Rivers, Esther, Barnes
NOES: None
ABSENT: Gray, Vera
ABSTAIN: None
ATTEST:
_______________________________ _____________________________ Chairperson Rivers Marissa Martinez, Secretary
Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB

EXHIBIT A
15183 CONSISTENCY CHECKLIST FOR THE HIGHLAND POINTE RESIDENTIAL PROJECT, DATED MARCH 27, 2026
Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB

WATERFORD PLANNING COMMISSION
RESOLUTION NO. 2026-14

A RESOLUTION OF THE CITY OF WATERFORD

PLANNING COMMISSION RECOMMENDING TO THE

CITY COUNCIL APPROVAL OF TENTATIVE
SUBDIVISION MAP NO. 2025-0003 (TMAP-2025-0003);

LOCATED SOUTH OF VINEYARD ROAD, WATERFORD,
CA ASSESSOR PARCEL NUMBERS 080-022-017, 018 AND
080-015-001
WHEREAS, a request has been submitted by DGS Land Group (3675 Mt. Diablo Boulevard, Suite 350, Lafayette, CA 94549) Applicant on behalf of the Property Owners of Record (Riddle Ranch Properties, LP 12013 El Pomar Avenue, Waterford, CA 95386 and Mr. Henry Van Ruiten, P.O. Box 601, Waterford, CA 95386) as to Assessor Parcel Number 080-031-031 to subdivide approximately 73.7 acres into 412 single residential lots and a 4.5-acre park site within the adopted Lake Pointe Master Development Plan area. 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 Planned Community (PC). The Project site is further designated for Low Density Residential land uses by the Lake Pointe Master Development Plan; and, WHEREAS, said tentative subdivision map was received in the office of the Secretary of the Planning Commission on March 13, 2026, and was accepted for filing and deemed complete in April 2026, 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, comments received by the City from agencies such as the Waterford Unified School District and MID have been incorporated into the Proposed Project as Conditions of Approval; and,
WHEREAS, the Planning Commission has reviewed a CEQA Section 15183 Environmental Checklist 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 remains adequate for the project; and
WHEREAS, the Planning Commission held a duly noticed Public Hearing on July 28, 2026 and considered TMAP-2025-0003: and,
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Waterford makes the following findings and determinations:

1. TMAP 2025-0003, together with the provisions for its design and improvements, and subject to the conditions is consistent with the Vision 2025 General Plan and Environmental Impact Report and the Subdivision Map Act of the State of California.

2. TMAP 2025-0003 is consistent with the adopted Lake Pointe Master Development Plan (MDP) and Mitigated Negative Declaration (MND).

3. 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.

4. 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 and the Lake Pointe MDP MND.

5. Based on the project’s Environment Checklist, the City finds that all potentially significant environmental impacts of the Proposed Project have been adequately analyzed and addressed in the previously adopted General Plan EIR and Lake Pointe MDP MND and therefore, Section 15183 of the CEQA Guidelines mandates a streamlined environmental review process.

6. 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 PLANNING COMMISSION that it recommends to the City Council to approve Tentative Subdivision Map No. 2025-0003 (TMAP-2025-0003), 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.

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.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB

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

5. 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.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB

6. Perimeter wall treatment shall include the following:
a. Masonry wall, six (6) feet in height, where the Project abuts Vineyard Road. b. Masonry wall, 6-feet in height, where the Project abuts the MID Lower Main Canal. c. Masonry wall, 6-feet in height, where residential lots abut the W.I.D. Lower Main Canal.
d. Masonry wall, two (2) feet in height, with an additional four (4) feet of wrought iron fencing, where the roadway abuts the WID Lower Main Canal. e. Split rail fence, 42-inches in height, along the northern edge of Street O. f. Good neighbor fence in all other locations.

The design of the masonry wall and split rail fencing shall be reviewed and approved by the Planning Manager.

7. The Final Map shall be in substantial compliance to the approved Vesting Tentative Subdivision Map TMAP-2025-0003 and the development shall be consistent with applicable sections of the General Plan, Zoning Ordinance, and Lake Pointe Master Development Plan.

8. 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.

9. The Project shall be developed in two (2) phases. Phase 1 shall consist of 217 residential lots and Phase 2 shall consist of 195 residential lots. The backbone improvements required per phase shall be determined by the City Engineer and generally consist of the following:

Phase 1:
a. Frontage improvements to Vineyard Road, as illustrated in Condition of Approval No. 10, below.
b. Installation of the sewer pump station.
c. Installation of the retention basin component of the park site. d. Domestic water improvements including installation of a twelve (12) inch water line in Vineyard Road.
e. Sanitary sewer improvements including installation of a eighteen (18) inch gravity line in Vineyard Road. Connect 12-inch force main to eight (8) inch line located in Tim Bell Road.
f. Installation of wellness walk, including improvements along WID Lower Main Canal.
g. Improvements to Tim Bell Road between Vineyard Road and Bonnie Brea Avenue.

Phase 2:
a. Frontage improvements to Vineyard Road, as illustrated in Condition of Approval No. 10, below.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB b. Domestic water improvements including installation of a twelve (12) inch water line in Vineyard Road.
c. Sanitary sewer improvements including installation of a eighteen (18) inch gravity line in Vineyard Road.
d. Completion of the park improvements.
e. Installation of sewer force main in Tim Bell Road connecting to the Baker Lift Station.
f. Upgrades to the Baker Lift Station including a new wet pit.

10. Frontage improvements to Vineyard Road shall be installed in accordance with City Improvement Standards, and as illustrated below:

11. Improvements to Tim Bell Road as it crosses the MID Lower Canal shall be designed and installed in accordance with the illustration below:

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB

12. Traffic calming measures such as bulb outs shall be located at intersections along Streets I, A, K, and X. The final location of these measures shall be reviewed and approved during the Project’s Improvement Plan review.

13. Development of the 4.5-acre Neighborhood Park shall occur in two (2) phases, as described below:
a. Phase 1: Installation of the dual use retention basin. Improvements shall be installed and accepted by the City Council concurrent to the 1st City Council acceptance of any Phase 1 improvements.
b. Phase 2: Completion of the Neighborhood Park and installation of park amenities.

Improvements shall be installed and accepted by the City Council prior to the issuance of occupancy of thirty-five (35) percent of the Phase 2 residential lots.

14. The maintenance period for any retention basin/park improvements shall by four (4) months.

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

16. 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.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB Building Department

1. Approval of the TMAP-2025-0003 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.

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. Grade differences twelve (12) inches or less shall utilize a wood fence. Differences between 13” and 24” may utilize a grading transition with a 1.5’ bench along the fenceline and a 3 to 1 maximum slope. Any grade difference greater than 24” must utilize a retaining wall.

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.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB

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. 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.

13. A ten (10) foot wide Public Utility Easement shall be provided on all streets within the development with homes fronting the roadway. Collector and Arterial roadways may maintain all utilities within the street right-of-way without the use of a separate Public Utility Easement.

14. 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.

15. 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.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB

16. 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).

17. 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:

18. Backbone water improvements shall be as follows:
a. Twelve (12) inch water line installed in Vineyard Road and in Street H.

As Final Maps and corresponding Improvement Plans are submitted, the City Engineer shall determine the scope in which the backbone improvements are installed.

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. Backbone sanitary sewer improvements shall be as follows:
a. Eighteen (18) inch sewer line installed in Vineyard Road. b. Eight (8) inch sewer line installed in Street H.
c. Ten (10) inch sewer line installed in Tim Bell Road along with connection to the Baker Lift Station.

As Final Maps and corresponding Improvement Plans are submitted, the City Engineer shall determine the scope in which the backbone improvements are installed.

23. 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 Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB 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.

24. 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.

Storm Drainage:

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

26. 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.

Modesto Irrigation District:

Irrigation
1 Modesto Irrigation District previously responded to this project referral in November 2025 with the response below (see italicized). Revisions were made by the Applicant and must adhere to all sections that apply to the proposed subdivision. 2 Based on review of the revisions, MID has the following specific comments and requirements:
• A six-foot tall masonry wall must be constructed between the MID right-of-way and residential lots.
• A License Agreement and Consent to Common Use Agreements between MID and the City of Waterford are required for all uses within MID’s right-of-way. • The Phase 2 Plan Exhibit must include Section Detail “N”. 3 Modesto Irrigation District (MID or District) records indicate that there are various Water Operations facilities located within and /or adjacent to the proposed project area. Please refer to the attached project site exhibit for clarification purposes. • The facilities identified in the attached exhibit(s) are presented for utility verification purposes only. The project proponent must contact MID for project specific requirements based on the impact of the subject project on MID irrigation facilities. General requirements for MID irrigation, Improvement District (ID) irrigation, private irrigation, and abandoned -in-place facilities are further presented below.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB • Existing irrigation facilities within or adjacent to the proposed project shall be protected, relocated, or removed as required by the District’s Civil Engineering Department. Should the proposed project impact, encroach on, or otherwise alter existing MID-owned or Improvement District irrigation infrastructure, the pipeline must be upgraded, replaced and/or relocated as required by MID. All costs associated with design, approval and analysis of relocation shall be at the Developer’s expense.
• All existing cast-in-place (CIP) pipe/culvert, corrugated metal pipe (CMP), polyvinylchloride (PVC) pipeline, disturbed pipeline, and appurtenant facilities that lie within the project limits must be replaced with rubber gasketed reinforced concrete pipe (RGRCP) that meet requirements for ASTM C-361 and AASHTO HS20-44 traffic loading conditions:
 Class C-25 RGRCP is required under all roads and must extend a minimum of 10’ each way beyond the drive path in any new development or improvement.
 Class B-25 RGRCP is required under any new location, unless otherwise required by MID representative.
 The pipeline shall be installed with a minimum of 30” of cover from pipe bell to final grade. If 30” of cover cannot be achieved, Class C-25 RGRCP is required with a cover no less than 24” from the pipe bell to final grade.  Ground disturbing activities at or within ten (10) feet of the existing pipeline will also require the replacement of the existing pipeline. 4 All irrigation facilities that will be improved or relocated must have the facilities protected by an easement. Easements within the proposed project must be dedicated by separate instrument to MID or downstream landowners. The project proponent must provide a plat and legal description for any and all easements. All projects that require a recorded map shall show the dedicated easement with the County-recorded document referenced on the Final Map. The easement widths for irrigation facilities within the proposed project are as follows:
• 20 feet irrigation or drainage easement required for all irrigation facilities located adjacent to a roadway.
• 15 feet irrigation or drainage easement required along and adjacent to a public utilities easement (PUE).
• 30 feet irrigation or drainage easement required for all irrigation facilities routed through a property or new development.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB 5 MID requires a Consent to Common Use Agreement (CCUA) with public agencies when their project requires the relocation and reconstruction of MID irrigation facilities. The public agency is responsible for all maintenance of any MID facility that is replaced or relocated within a public roadway per California Water Code.
6 A License Agreement is required between MID and the project proponent for all private facilities or private utilities encroaching within MID property or right-of-way (R/W). 7 Proposed improvement plans and maps must be submitted to MID’s Civil Engineering Department for review. All design and construction is subject to the latest MID Irrigation Standard Construction Details which may be found at https://www.mid.org/water/irrigationwater/irrigation-standard-construction-details/. 8 No work shall begin without MID approval of final plans and appropriate agreements in place, including but not limited to, easement dedications, license agreements, consent to common use agreements, temporary use agreements, and facility modification agreements as required by MID. The project proponent must provide a plat exhibit and legal description for all agreements.
9 MID must review and approve any conditions regarding the impacted irrigation facilities set forth by draft resolution prior to approval by the agency’s planning commission. 10 Please note that the locations of the irrigation facilities identified in the exhibits are approximate. The actual location, size, and depth of all impacted irrigation facilities must be located and verified in the field by the project contractor prior to the start of construction and shown on the improvement plans. Irrigation facilities exposed for potholing, crossing of a facility, or any related reason shall be located via hand -digging or vacuum excavation. Notify USA (Toll Free 800-227-2600) before potholing, trenching, grading, excavating, drilling, pipe pushing, tree planting, post-hole digging, etc. Locating the subject irrigation facilities for the sole purpose of design by means of an “Underground Service Alert” (USA) request is unacceptable.
11 All work that may affect irrigation facilities must occur during the non-irrigation season (typically November 1 to March 1) unless approved by an MID representative. Irrigation service must not be interrupted and scheduling outages with MID engineering and operations is required. Assume all irrigation facilities are active. Please notify MID staff prior to performing any work near the irrigation facilities as described herein. 12 Please contact MID at [email protected] for assistance with coordinating project requirements. MID Water Operations staff require a pre-consultation meeting to discuss MID irrigation requirements. Please reach out to MID staff as early as possible to determine how impacts to MID’s water infrastructure may affect your project.

MID-Owned Facilities
Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB 13 Open channel canal and/or pipeline irrigation facilities distributing low-head pressure, nonpotable water are present within and adjacent to the proposed project area. 14 All MID-owned facilities that will be improved, or have their alignment changed or relocated must be protected by an easement dedicated by separate instrument to MID. The easement must be shown on the improvement plans and the County-recorded document must be referenced on the Final Map.

Private Irrigation and Improvement District Facilities
15 Irrigation to the landowners and neighboring landowners via the private facilities within the subject parcels must be maintained. If it is determined that the existing privately-owned infrastructure will be affected by the proposed project, MID requires consulting with downstream landowners to ensure their rights to water are maintained and discuss proposed improvement plans. MID will act as a liaison for privately-owned facilities but both MID and the landowner(s) must approve the plans.
16 All privately-owned facilities that will be improved, or have their alignment changed or relocated must be protected by an easement dedicated by separate instrument to the downstream landowner(s) that are served by the existing private infrastructure. The easement must be shown on the improvement plans and the County-recorded document must be referenced on the Final Map.
17 There may be additional existing privately owned infrastructure not recorded by MID. If it is determined that any of the existing infrastructure will be affected by the proposed project, the project proponent must consult with the affected landowners and MID to discuss potential improvement plans for review and approval.

Abandoned Irrigation Facilities
18 All abandoned-in-place irrigation facilities shall be removed within a development parcel.

Abandoned pipeline facilities must be saw-cut and plugged per MID irrigation standard construction detail C 55 a minimum of five (5) feet beyond the development parcel within the adjacent parcel.
19 All existing pipeline infrastructure that will no longer be used due to the project shall be removed entirely and properly disposed of off-site at the project proponent’s expense.

Abandoning existing pipeline infrastructure in place is not allowed.

Requirements Pertaining to Subdivisions and Parcel Maps 20 If existing irrigation and/or drainage facilities exist within the subject parcel, an irrigation/drainage easement must be dedicated to the parcels downstream to maintain the historical point of connection. The easement dedication must be shown on the Final Map.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB 21 The project proponent shall complete and submit to MID’s Civil Engineering Department MID’s Application for Land Development for Plan Review and provide the fee payment as noted per Item 6 off the application. Please contact MID at [email protected] to receive application.
22 The project proponent shall submit to MID’s Civil Engineering Department the proposed improvement plans of the impacted facilities prior to the start of construction. 23 The project proponent must update the parcel’s MID account information by contacting MID’s Irrigation Services Department at [email protected] or (209)526-7639. 24 If the project proponent’s property lies adjacent to MID’s Canal/Lateral R/W, the following conditions apply:
• A six-foot-tall masonry wall shall be installed within the project proponent’s property along MID’s R/W. No access shall be allowed from within MID’s R/W. • The developer must construct a proper drainage system to avoid standing water or stormwater runoff from seeping or flowing from the MID lateral into the new development.
• MID will require, at a minimum but not limited to, placement of the masonry wall on a berm and construct a bioswale on the MID lateral side of the wall. MID will not be responsible for storm flooding, dust, or other impacts from its existing lateral as a result of the new development’s change in use.
• The project proponent must install canal road access gates within MID R/W at each embankment driveway per MID Standard Detail M 15.

Sign-off Requirements
25 The developer must request and return a Signoff of Irrigation Facilities form prior to development of the parcel by contacting MID’s Water Operations Department at [email protected] or (209)526-7562. Upon development of the subject parcel, all existing irrigation facilities that will no longer be used shall be saw-cut, plugged, and/or removed within the subject parcel as determined by MID Civil Engineering Department.

Additional Requirements
26 All proposed improvement plans shall be stamped and signed by a registered Civil Engineer with a current license to practice in California. All design submittals that require major infrastructure modifications shall be accompanied by hydraulic calculations signed by a licensed Civil Engineer. MID’s Civil Engineering Manager must review and approve the proposed improvement plans prior to the start of construction.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB 27 The contractor must use extreme caution when operating heavy equipment or performing work near existing irrigation facilities.
28 The following MID standard signature block shall be placed on the cover sheet of the final signed plans set
• “MID AND ITS EMPLOYEES ARE NOT RESPONSIBLE FOR

VERIFICATION OF ELEVATIONS AND DIMENSIONS INDICATED ON THE PLANS, NOR ANY ERRORS AND OMISSIONS THAT MAY BE PRESENT.

APPROVAL IS SUBJECT TO THE DATA SHOWN WHICH APPEARS TO BE

IN CONFORMITY WITH MID REQUIREMENT FOR THE PROTECTION OF

DISTRICT IRRIGATION FACILITIES SO CONDITIONALLY APPROVED FOR IRRIGATION FACILITIES ONLY.”
29 Pressure manholes must be installed per MID standard detail C 20/P 20 and located no more than five hundred (500) feet apart.
30 MID maintains that there are currently no signs of leakage at the adjacent irrigation infrastructure. If leakage becomes apparent after work is performed and it is determined, solely by the MID Engineer, that the leakage is a result of damage to the facility in connection to the project, then repair of the facility will be performed solely at the expense of the contractor.

MID shall bear no expense in relation to the project or repair. 31 High voltage is present within and adjacent to the project area. This includes 69,000 volts overhead transmission, 12,000 volts overhead and underground primary, secondary overhead and underground secondary facilities, as well as an overhead fiber optic cable. Use extreme caution when operating heavy equipment, using a crane, ladders, scaffolding, handheld tools, or any other types of equipment near the existing MID electric lines and cables. Workers and equipment should always maintain a distance of no less than 10 feet from overhead facilities.

Assume all overhead and underground electric facilities are energized. 32 The contractor shall verify the actual depth and location of all underground utilities prior to the start of construction. Contact “Underground Service Alert” (USA) at 800-227-2600 before performing any trenching, grading, excavating, drilling, pipe pushing, tree planting, or posthole digging. USA will notify the appropriate utility companies to mark the location of their underground facilities. In addition, the contractor is strongly advised to visually identify underground facilities where feasible to ensure accuracy and prevent damage. 33 MID requires that any trenching maintain a 1:1 horizontal distance from any existing pole, determined by the depth of the trench. If trenching encroaches on this requirement, the Contractor needs to contact the MID Electric Engineering Department to brace any affected pole during the trenching process. The cost of any required pole bracing will be assumed by the requesting party. Estimates for bracing any existing poles will be supplied upon request. 34 A minimum working clearance shall be maintained at all times.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB • Three feet (3’) from the existing overhead secondary lines, service lines, and service drops. (G095)
• Ten feet (10’) from the existing overhead 12kV lines. • Eleven feet (11’) from the existing overhead 69kV lines. • Thirteen feet (13’) from the existing overhead 115kV lines. • Six inches (6”) when crossing existing underground utilities. • Twelve inches (12”) when parallel to existing underground utilities. 35 The owner/developer hall dedicate to MID, at no charge to MID, electrical easements for all underground and overhead primary electrical, and all secondary electrical crossing one parcel to serve another parcel that are located on private property. Project will not be installed or energized until electrical easement has been recorded. Development projects shall have the Project Land Surveyor perform the field surveying and preparation of the easement document submittal package at the customer’s expense. Non-Development projects the field surveying and preparation of the easement document package will be provided by MID Survey staff. All MID survey time will be charged and will be added to the cost of the project. 36 Existing MID easements for protection of overhead and underground electrical facilities are required. MID overhead secondary cables shall be protected by a minimum 20’ wide easement centered on the overhead cable. Overhead primary cable shall be protected by a minimum 30’ wide easement centered on the overhead cable. Underground secondary cable is protected by a minimum 5-foot-wide easement centered on the underground cable. Underground primary cable is protected by a minimum 10-foot-wide easement centered on the underground cable. 37 MID easements for protection of overhead and underground electrical facilities are required.

MID overhead secondary cable shall be protected by a minimum 20’ wide easement centered on the overhead cable. Overhead primary cable shall be protected by a minimum 30' wide easement centered on the overhead cable. MID underground secondary cable shall be protected by a minimum 5-foot-wide easement centered on the underground cable. MID underground primary cable shall be protected by a minimum 10-foot-wide easement centered on the underground cable. When underground cable is not located in the Road Right of Way or within the PUE along the street frontage a MID easement is required to protect the existing underground electrical facilities and maintain necessary safety clearances. 38 In conjunction with related site improvement requirements, existing overhead, and underground electric facilities within or adjacent to the proposed project shall be protected, relocated, or removed as required by the District’s Electric Engineering Department. Any relocation or installation shall conform to the District’s Electric Service Rules. The customer will be responsible for all MID’s costs associated with the development. 39 Due to supply chain disruptions beyond MID’s control, please contact the Engineering Design Group to ensure adequate materials are available for timely completion of the project.

Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB 40 Prior to any construction a full set of construction plans must be submitted to Electrical Engineering Design Group. Please contact Modesto Irrigation District at (209)526-7337 or (888)335-1643 and ask for the Electrical Engineering Design Group to coordinate project/cost requirements.

San Joaquin Valley Air Pollution Control District:

1. The Developer and/or Project Proponent shall comply with the conditions stated in the San Joaquin Valley Air Pollution Control District letter, dated March 26, 2026. A copy of this letter can be obtained from the City of Waterford.

Pacific Gas and Electric:

1. The Developer and/or Project Proponent shall comply with the conditions stated in the PG&E letter, dated April 6, 2026. A copy of this letter can be obtained from the City of Waterford.

CEQA Mitigation Measures:

1. The Developer and/or Project Proponent shall comply with the Mitigation Monitoring/Reporting Program (MMRP), adopted as part of the Lake Pointe Master Development Plan and Mitigated Negative Declaration.

The foregoing Resolution was passed and adopted by the Planning Commission of the City of Waterford, Stanislaus County, at a regular meeting held on July 28, 2026, moved for adoption by Commissioner Chris Esther and duly seconded by Commissioner Chris Barnes; passed by the following roll call vote:

AYES: Rivers, Esther, Barnes
NOES: None
ABSENT: Gray, Vera
ABSTAIN: None
ATTEST:
_______________________ __________________________
Chairperson Brandon Rivers Marissa Martinez, Secretary
Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB Exhibit A – TMAP-2025-0003
Docusign Envelope ID: 0FC4D1C6-55DC-8F76-82F5-CFD862C624FB

NORTH
Sheet L1 - Open Space Amenities Plan
Wellness walk along
residential lots
M.I.D Lower Main Canal Sheet Legend
0' 50' 100' 200'scale: 1" = 100'-0"
09 March 2026 Highland Pointe - Waterford, CA
Vineyard Road
M.I.D Lower Main Canal
Street A
Street H
Street I
Street J
Street T
Street B
Street C
Street D
Street E
Street F
Street G
Street K
Street A
Street O
Street L
Street M
Street N
Street U
Street V
Street W Street X
Street S
Street P
Street Q
Street R
Canal
Wellness walk along
edge of open canal
Wellness walk over
underground canal
NeighborhoodPark, see
Sheet L2
See Sheet L3 for additional
information on each Wellness Walk
NORTH
Sheet L2 Neighborhood Park - Full Build Out
0' 15' 30' 60'scale: 1" = 30'-0"
09 March 2026 Highland Pointe - Waterford, CA
Basin suitable for
soccer, 170' x 300' (Jr.

High School size)
Half
Court
Shade Trellis
Swings
Playground Picnic
Pavilion
SHEET NOTESoccer fields shown are provided to illustrate the size of field dimensions only. Fields will not be fixed or permanent and will be up to the City or local soccer groups for goals, equipment and striping.

Seat wall with shade trellis
Half basketball court with
outdoor surfacing paint andstripes
Picnic area with shade
structure, picnic tables,and park-style BBQs
Drinking fountain
Bike racks
Playground with separate
structures for ages 2-5 and
5-12
Low fence between
playground and streets
Swing set for multiple ages
Bench seating with shade
trees on each side of play
area
Separated sidewalk around park
to provide separation between
vehicles and pedestrians
Lawn on basin side slopes
and basin bottom
Shade trees installed at
top of basin
Multi-purpose trail through
park
Open lawn
Open
lawn
Open
lawn
Open
lawn
Open
lawn
Open
lawn
Street H
Street J
Street T
Street G
Street K
Street O
Concrete mow band
between grass and planter
NORTH
Sheet L3 Neighborhood Park - Phase 1 Improvements
0' 15' 30' 60'scale: 1" = 30'-0"
09 March 2026 Highland Pointe - Waterford, CA
Lawn on basin side slopes
and basin bottom
Shade trees installed at
top of basin
Street H
Street J
Street T
Street G
Street K
Street O
Future Park Area
Phase 1 improvements include
grading and erosion control per civil
engineer's design
Basin with Turf
Size and design per civil
engineer's plans
Planting strip with
low evergreen
ground cover
Accent trees at
corner planters
Conceptual Site Plan - Sheet L4 Wellness Walks
Key Plan - nts
0' 4' 8' 16'scale: 1/8" = 1'-0"
09 March 2026 Highland Pointe - Waterford, CA

WELLNESS WALK ALONG RESIDENTIAL LOTS - SECTION

WELLNESS WALK OVER UNDERGROUND CANAL - SECTION

WELLNESS WALK ALONG RESIDENTIAL LOTS - PLAN

WELLNESS WALK ALONG EDGE OF OPEN CANAL - PLAN

WELLNESS WALK ALONG EDGE OF OPEN CANAL - PLAN

WELLNESS WALK OVER UNDERGROUND CANAL - PLAN
Low CMU Wall with tube
steel fence on top, along
rear property line of
adjacent lots
Property line, wall
installed on residentiallot property
Mix of shrubs of varying
size, shape, color andtexture to provide privacy
between walkway andlots
Masses of ground
cover plants and
hydro-seeding with a
flowering meadow mix
spaced intermittentlyalong walkway
8' wide paved wellness
walk
24" wide gravel shoulderon each side of walkway
22'-0"
12'-0"
5'-0" 9'-0"
8' wide paved wellness
walk
24" wide gravel shoulder
on each side of walkway
Shade tree at 50'+/- o.c.

Groups of tall evergreen
shrubs intermittently spaced to
provide additional screening
and varied appearance to
landscape edge
Low evergreen ground
cover in planting strip
Mix of evergreen and
deciduous shrubs with a
varying size, color, shape and
texture, planted in groups
along face of wall
Low CMU wall with tube steel
fence on top along edge of
ROW with canal
8' wide paved wellness
walk
24" wide gravel shoulder
on each side of walkway
Shade tree at 50'+/- o.c.

Low evergreen ground
cover in planting strip
Mix of evergreen and deciduous
shrubs with varying size, color,
shape and texture, planted in
groups along face of wall
Low CMU wall with tube steel
fence on top along edge of
ROW with canal
Curb and gutter
22'-0"
12'-0"
5'-0" 9'-0"
Curb and gutter
Property line /
ROW
CMU screen
wall at rear of
residential lots
5'
Planter
8'
Wellness
Walk
9' Planter Road
Property line /
ROW
Low CMU wall with
tube steel fence on top
along canal ROW
5'
Planter
8'
Wellness
Walk
9' Planter Road
Property line /ROW
Low CMU wall with
tube steel fence on topalong rear property lineof residential lots 22'-9"
Landscape area with mix of low
planting and hyrdo-seeded meadow
grasses throughout the open space
8'
Wellness
Walk
22'-9"
Landscape area with mix of low
planting and hyrdo-seeded meadow
grasses throughout the open space
Lake Pointe ● Master Development Plan
i
Lake Pointe
Master Development Plan
Waterford, California – Submittal Draft
November 4, 2015
Lake Pointe ● Master Development Plan
ii
Lake Pointe
Master Development Plan
Prepared By:

Miller Planning and Design Group, LLC
470 W. Main Street, Suite 2
Merced, CA
In Association with:

Randall Planning and Design Inc
1475 N. Broadway, Suite 290
Walnut Creek, CA
Wood Rodgers
1012 11th Street, Suite 300
Modesto, CA
Lake Pointe ● Master Development Plan
iii
The Lake Pointe Cornerstones
What sets Lake Pointe apart from other communities is the quality of our vision. We work hard to make every detail significant, every one memorable. The following Lake Pointe Cornerstones demonstrate our innovative approach to community design.

Create a Sense of Community
Create an innovative, dynamic community that encourages social, civic and leisure interaction, evokes a “pride of place” and offers a superior quality of life.

Integrate Sustainable Practices
Pursue sustainable development practices at each level of planning and implementation of the community.

Add Long-term Value
Incorporate elements and make decisions based on a long-term outlook oriented towards increasing value for the entire community over time, rather than incrementally with a short-term view.

Encourage Diversity and Balance
Encourage housing, social, economic and artistic diversity through an appropriate mix of integrated land uses that result in a vibrant community with rich experiences and conveniences.

Support the Best Educational Facilities
Provide opportunity for creation of a neighborhood school, thoughtfully integrated into the master-planned community design.

Enhance Open Space Opportunities
Use open space within and around the community as a unifying element providing places for residents to connect with each other and the outdoors. These open spaces include active, passive, formal and natural areas.

Promote Health and Wellness
Promote the health and wellness of residents through the provision of adequate space for physical activity, education and worship.

Lake Pointe ● Master Development Plan
iv
Applicant – Lakepointe Associates, LLC
c/o Russell A. Newman, Esq. c/o Jeremy White
1020 Tenth Street, Suite 310 3255 W. March Lane, Suite 400 Modesto, CA 95354 Stockton, CA 95219
Project Team
Land Use Planning / Landscape
Architecture
Randall Planning and Design Inc
1475 N. Broadway, Suite 290
Walnut Creek, Ca 94596
Biological
Moore Biological
10330 Twin Cities Road,
Suite 380
Galt, CA 95632
Fiscal
Goodwin Consulting
555 University Avenue, Suite 280
Sacramento, CA 95829
Noise
Bollard Acoustical
1293 Lincoln Way, Suite A
Auburn, CA 95603
Air Quality
EMC Planning Group
301 Lighthouse Ave., Suite C
Monterey, CA 93940
Engineering
Wood Rodgers
1012 11th Street, Suite 300
Modesto, CA 95354
Transportation
KD Anderson & Associates
3853 Taylor Road, Suite G
Loomis, CA 95650
Geotechnical
Kleinfelder Associates
1224 6th Street
Modesto, CA 95354
Cultural
L. Kyle Napton, Ph.D.

Consulting Archaeologist
2241 Aldersgate Court
Turlock, CA 95382
Lake Pointe ● Master Development Plan
v
City Representatives
City Administrator: Chuck Deschenes, CPA, MBA
City Planner: Robert Borchard, AICP
City Engineer: Tony Marshall, P. E.

City Attorney: Corbett Browning, Esq.

Lake Pointe ● Master Development Plan
vi
TABLE of CONTENTS
Chapter 1 .............................................................................................................. 1 Lake Pointe Overview ................................................................................................................ 1

1.1 Project Description ..................................................................................................................... 1

1.2 Plan Purpose and Regulatory Framework ............................................................................... 2

1.3 Location and Setting ................................................................................................................... 2

1.4 Surrounding Land Uses .............................................................................................................. 4

1.5 Development Goals .................................................................................................................... 4

1.6 Relationship to City Plans and Regulations ............................................................................. 6

1.7 CEQA Compliance ..................................................................................................................... 6 Chapter 2 .............................................................................................................. 7 Land Use..................................................................................................................................... 7

2.1 Land Use Designations .............................................................................................................. 7

2.2 Zoning Classifications ................................................................................................................ 7

2.3 Conceptual Site Development Plan .......................................................................................... 9

2.4 Land Use Overview ..................................................................................................................10

2.5 Residential Uses .........................................................................................................................11

2.6 Other Land Uses .......................................................................................................................12

2.7 Development Standards ...........................................................................................................14 Chapter 3 ............................................................................................................ 28 Community Character ............................................................................................................. 28

3.1 Residential Neighborhood Crafting .......................................................................................28

3.2 Neighborhood Commercial .....................................................................................................32

3.3 Church ........................................................................................................................................32

3.4 Schools ........................................................................................................................................32

3.5 Parks and Open Space ..............................................................................................................33

3.6 Sustainability ..............................................................................................................................33 Chapter 4 ............................................................................................................ 36 Parks and Open Space ............................................................................................................ 36

4.1 Open Space Concept ................................................................................................................36

4.2 Parks............................................................................................................................................36

4.3 Linear Parks / Greenbelt .........................................................................................................37

4.4 Neighborhood Parks ................................................................................................................38

4.5 Community Parks ......................................................................................................................39

4.6 Park and Open Space Design Guidelines ..............................................................................39 Chapter 5 ............................................................................................................ 44 Circulation ................................................................................................................................ 44 Lake Pointe ● Master Development Plan
vii

5.1 Pedestrian and Bicycle Circulation .........................................................................................44

5.2 Automobile Circulation ............................................................................................................45

5.3 Development Standards ...........................................................................................................53 Chapter 6 ............................................................................................................ 54 Public Facilities ........................................................................................................................ 54

6.1 Water ...........................................................................................................................................54

6.2 Non-Potable Water ...................................................................................................................56

6.3 Sanitary Sewer ............................................................................................................................56

6.4 Storm Drainage..........................................................................................................................57

6.5 Solid Waste ................................................................................................................................. 58

6.6 Electricity ....................................................................................................................................58

6.7 Natural Gas ................................................................................................................................59

6.8 Telephone Service/Fiber Optics.............................................................................................59

6.9 Cable Television ........................................................................................................................59

6.10 Fire...............................................................................................................................................59

6.11 Police ...........................................................................................................................................60

6.12 Schools ........................................................................................................................................60 Chapter 7 ............................................................................................................ 61 Implementation ........................................................................................................................ 61

7.1 Land Use Regulations ...............................................................................................................61

7.2 Development Review ...............................................................................................................61

7.3 Design Review ...........................................................................................................................62

7.4 Site Plan Review ........................................................................................................................62

7.5 Application Requirements........................................................................................................62

7.6 Deviation from the Development Standards ........................................................................62

7.7 Practical Difficulties or Physical Hardships ..........................................................................63

7.8 Maintenance Responsibilities ..................................................................................................63

7.9 Development Phasing ..............................................................................................................63

7.10 Land Conservation Contracts..................................................................................................64

7.11 Public Facility Financing ..........................................................................................................64

7.12 Capital Improvement Program ...............................................................................................64

7.13 Future Entitlements ..................................................................................................................65 Chapter 8 ............................................................................................................ 66 Relationship to the General Plan ............................................................................................ 66

8.1 Introduction ...............................................................................................................................66

8.2 City of Waterford General Plan – Guiding Principles .........................................................66

8.3 Urban Expansion ......................................................................................................................67

8.4 Land Use .....................................................................................................................................68

8.5 Commercial & Industrial ..........................................................................................................69

8.6 Streets & Roads .........................................................................................................................70

8.7 Alternative Transportation.......................................................................................................70

8.8 Vehicle Trip Reduction ............................................................................................................71 Lake Pointe ● Master Development Plan
viii

8.9 Public Services and Facilities ...................................................................................................72

8.10 Public Facilities - Open Space for Outdoor Recreation ......................................................73

8.11 Urban Design .............................................................................................................................73

8.12 Open Space for the Preservation of Natural Resources .....................................................74

8.13 Open Space for the Managed Production of Resources .....................................................75

8.14 Open Space for Outdoor Recreation .....................................................................................75

8.15 Open Space for Public Health and Safety .............................................................................76

8.16 Conservation of Resources ......................................................................................................76

8.17 Air Quality ..................................................................................................................................76

8.18 Cultural Resources ....................................................................................................................77

8.19 Energy Resources ......................................................................................................................77

8.20 Agricultural Resources ..............................................................................................................78

8.21 Sustainable Design ....................................................................................................................78

8.22 Housing ......................................................................................................................................79

8.23 Noise ...........................................................................................................................................81

8.24 Safety ...........................................................................................................................................82 Lake Pointe ● Master Development Plan
ix
FIGURES and TABLES
Chapter 1 .............................................................................................................. 1 Figure 1-1: Vicinity Map ............................................................................................................ 3 Figure 1-2: Boundary Exhibit ................................................................................................... 4 Chapter 2 .............................................................................................................. 7 Figure 2-1: Current Land Use Designations ........................................................................... 8 Figure 2-2: Proposed Zoning Designations ............................................................................ 9 Figure 2-3: Conceptual Site Development Plan .................................................................... 10 Figure 2-4: Custom & Semi-Custom Lots ............................................................................. 16 Figure 2-5: Traditional Single Family Large Lots ................................................................. 17 Figure 2-6: Single Family Medium Lots ................................................................................. 18 Figure 2-7: Single Family Alley-Loaded Lots ........................................................................ 19 Figure 2-8: Single Family Small Lots..................................................................................... 20 Figure 2-9: Single Family Cluster/Courtyard LotsSingle-Family Attached (SFA) .............. 21 Single-Family Attached (SFA) ................................................................................................. 22 Figure 2-10: Townhomes ........................................................................................................ 23 Table 2-1: Residential Development Standards Summary ................................................... 24 Figure 2:11: Neighborhood Commercial ................................................................................ 25 Figure 2-12: Residential / Retail Mixed-Use Example ........................................................... 27 Chapter 4 ............................................................................................................ 36 Figure 4-1: Open Space, Parks and Trails ............................................................................. 40 Figure 4-2: Typical Neighborhood Park ................................................................................. 41 Figure 4-3: Typical Canal Edge Park ..................................................................................... 42 Figure 4-4: Typical Orchard Park ........................................................................................... 43 Chapter 5 ............................................................................................................ 44 Figure 5-1: Pedestrian and Bike Path .................................................................................... 45 Figure 5-2: Circulation Plan ................................................................................................... 46 Figure 5-3: El Pomar Avenue Sections (ultimate section) .................................................... 47 Figure 5-4: Tim Bell Road Sections (interim & ultimate sections) ...................................... 48 Lake Pointe ● Master Development Plan
x
Figure 5-5: Vineyard Drive Section ......................................................................................... 49 Figure 5-6: Rorabough Parkway Section ............................................................................... 50 Figure 5-7: Interior Residential Street Sections .................................................................... 51 Figure 5-8: Lake Pointe Alley Sections ................................................................................. 52 Chapter 6............................................................................................................ 54 Figure 6-1: Potable Water Plan .............................................................................................. 55 Figure 6-2: Sanitary Sewer Plan ............................................................................................. 57 Figure 6-3: Storm Drainage Plan ........................................................................................... 58 Chapter 7............................................................................................................ 61 Chapter 8............................................................................................................ 66 Lake Pointe ● Master Development Plan
xi

APPENDICES

1. List of Property Owners

2. Assessor’s Parcel Maps
Lake Pointe ● Master Development Plan
1 Chapter 1
Lake Pointe Overview
The Lake Pointe Master Development Plan (The “MDP”), situated adjacent to the City’s northeast boundary (see Figure 1-1, Vicinity Map), offers a vision for a new community in Waterford, California incorporating the latest thinking in community design: diverse land uses, a pedestrian scale, ample open space for gathering and recreation, and well-articulated neighborhood boundaries. The Lake Pointe MDP provides for the development of up to 1,606 dwelling units, over four acres of neighborhood commercial land, a Church Planned Development (proposing new church facilities and commercial land uses), along with a recreation lake, a recreational club and acres of additional open space. The MDP also can accommodate a K-8 school site, if required. The 425-acre Lake Pointe MDP incorporates the following components:
 The 364-acre Lake Pointe Associates property;
 The 26-acre Church Planned Development; and,
 Approximately 35 acres of adjacent property included in order to establish a cohesive planning boundary (the “Added Planning Area”).

The Lake Pointe MDP envisions an attractive and inviting planned mixed-use community with a range of residential housing types and densities, and community amenities including recreational opportunities designed to complement surrounding land uses.

Development of the neighborhoods will be integrated with, and sensitive to, the surrounding natural and built environments. The Lake Pointe MDP will implement the City of Waterford’s General Plan by providing a mixed-use, master-planned community with a variety of housing types, an extensive pedestrian and bicycling network with connectivity to downtown.

1.1 Project Description

The Lake Pointe MDP, comprising approximately 425 acres of land located adjacent to the current northeast boundary of the City, is proposed as a master-planned, mixed-use, residential community featuring a wide range of housing types, generous pedestrian-friendly Lake Pointe ● Master Development Plan
2 features, downtown connectivity, a large recreation lake, parks and the public facilities necessary to serve this community.

The Lake Pointe MDP provides the opportunity for a variety of residential neighborhoods with unique community amenities, as well as mixed-use development incorporating residential and commercial uses. The MDP includes distinct neighborhoods that are interconnected by a hierarchical street system, sidewalks and a public pathway system with links to community and public facilities. Visitors and residents will have the opportunity to conveniently drive, walk or ride bicycles within the community. The maximum build out of the MDP is projected to comprise up to 1,606 residential units.

Lake Pointe is expected to include a combination of gated and non-gated neighborhoods, with large and small lot single family detached homes and attached units. The Lake Pointe plan also will provide a comprehensive open space system including a network of parks, pathways and recreational areas.

1.2 Plan Purpose and Regulatory Framework
The Lake Pointe MDP provides the framework for guiding the development of approximately 425 acres in Stanislaus County, located within the City of Waterford’s proposed Sphere of Influence. The Lake Pointe MDP describes the proposed land use, zoning and corresponding master infrastructure to guide development of the project area and to ensure the provision of adequate public facilities, improvements and services.

This MDP also establishes the criteria for evaluating and processing future specific proposals for development within Lake Pointe. The Lake Pointe MDP provides effective design solutions for this unique master planned community while remaining consistent with the planned land uses, policies, and programs of the City’s adopted General Plan. Future development applications within the MDP must demonstrate that the proposed development is consistent with the goals, objectives and policies of the Lake Pointe MDP and the City’s General Plan.

1.3 Location and Setting
The Lake Pointe MDP comprises approximately 425 acres located immediately north of Highway 132 and south of El Pomar Road. The site is bounded by Tim Bell Road on the Lake Pointe ● Master Development Plan
3 west and extends easterly just beyond the MID power transmission lines. Much of the project area is currently operated as an almond farm with gently rolling terrain. Primary access to the site is currently via Tim Bell Road running north-south along the community’s western boundary; El Pomar Road running east-west along the project’s northern boundary; Vineyard Road running east-west through the community; and via State Highway 132 running east-west along the MDP’s southern border. The property is further bisected by the Waterford Lower Main Canal extending in a northwesterly direction and Laterals 8 and 9 extending in a southeasterly direction. (See Vicinity Map, Figure 1-1).

The MDP area includes an additional seven parcels comprising approximately 35 acres that have been included to create a logical boundary and to avoid the creation of a county peninsula. As highlighted on Figure 1-2, this additional planning area is in the northwest portion of the MDP area and generally extends between Vineyard Road and El Pomar Road.

The entire MDP is situated within the City’s proposed sphere of influence. A list of the MDP property owners, assessors parcel numbers and corresponding acreage is included in Appendix 1.

Figure 1-1: Vicinity Map
Lake Pointe ● Master Development Plan
4 Figure 1-2: Boundary Exhibit

1.4 Surrounding Land Uses
Land uses in the areas surrounding the MDP include agriculture and rural ranchettes.

Similar to the project site, areas to the north, east and northwest of the site include orchards, irrigated pastures and dryland grain fields. Urban development generally extends to the south and southwest of the MDP.

1.5 Development Goals
Identified in the previously submitted Guidance Package, these guiding principles remain the Development Goals for the Lake Pointe MDP:
 Create walkable, close-knit neighborhoods
 Establish child safe walking/biking systems
 Include generous green space for active and passive recreation and gathering including parks, open areas, walkways and landscaping
Lake Pointe ● Master Development Plan
5 Incorporate natural features into community design
Respect local community history, identity and traditions Include Green construction design elements
Promote communication technology
Establish Waterford’s first lake-oriented community
Create high-quality community recreation facilities
Enhance downtown connectivity and economic viability
Provide family friendly environment
Parks and Open Space
Lake Pointe will include a comprehensive and thoughtfully organized open space system including a network of parks, pathways and recreational areas. The Parks and Open Space system will serve as an integral piece in linking the organizing elements of the community.

These concepts are illustrated in Figure 4-1, Open Space Parks and Trails Plan. A complete discussion of the open space system within the Lake Pointe MDP can be found in Chapter 4, Parks and Open Space.

Sustainability
Sustainability is an important consideration at Lake Pointe. Sustainable principles will be integrated into the community in the form of street and building design, walkability, and open space location. Where practical, efforts will be made to use sustainable landscapes including native plants, storm water capture and shading to reduce heat islands in the community. Energy conservation, natural resource conservation and improved indoor air quality will be enhanced through passive and active building design.

Public Facilities
The Lake Pointe MDP will be served by multiple agencies and utility providers including:

Water: City of Waterford
Sanitary Sewer: City of Waterford
Storm Drainage: City of Waterford
Solid Waste: Waste Management
Electricity: Modesto Irrigation District (MID)
Natural Gas: PG&E
Lake Pointe ● Master Development Plan
6 Telephone Service/Fiber Optics: AT&T
Cable Television: Charter Communications
Fire Protection: Stanislaus Consolidated
Police Protection: Stanislaus County Sheriff

1.6 Relationship to City Plans and Regulations
The Lake Pointe MDP is consistent with the goals and policies of the General Plan. Chapter 8, Relationship to the General Plan, lists the City of Waterford’s General Plan goals and policies.

The MDP will serve as the primary land use and regulatory document to guide the future development of Lake Pointe. This MDP will simplify the project planning and review processes, and is intended to implement the City’s General Plan and establish the policies and standards that both control and govern the development of Lake Pointe. The MDP also includes an implementation program in Chapter 7, Implementation. The implementation program identifies implementation measures, strategies for financing, and the phasing of public facilities and services required by the MDP.

Figure 2-1, Current Land Use Designations, indicates the land use designations currently assigned to the MDP property in the City’s recently adopted General Plan. Figure 2-2, Proposed Zoning Designations, illustrates the amendment to the City of Waterford zoning maps upon annexation of the property and adoption of this Master Development Plan.

1.7 CEQA Compliance
The project specific environmental review will include the preparation of an expanded initial study to address project specific issues not otherwise covered in the City’s General Plan Program EIR. Additional studies that are being prepared include air quality, biological resources, cultural resources, transportation, and noise.

Lake Pointe ● Master Development Plan
7 Chapter 2
Land Use
The Lake Pointe Master Development Plan area is envisioned to be developed as a mixeduse community including residential, commercial, educational, religious and recreational land uses. The mix and intensity of these uses vary based on the desired character of the area in which they are located. The MDP has a significant recreational amenity at its core with finegrained pedestrian and vehicular circulation systems providing multiple connections to the surrounding land uses. Throughout the MDP, open spaces are given priority with land uses organized around these important public gathering areas.

This Chapter describes the future location and intensity of land uses within the Lake Pointe MDP and provides development standards for the Lake Pointe Planned Community.

Residential land uses are discussed in general terms, primarily describing the locations for, and types of, single- and multi-family residences, the predominant land uses at Lake Pointe.

The remaining land uses are discussed in more location specific terms. Densities and intensities described in the MDP are based on net acres, not gross.

2.1 Land Use Designations
Based on the recently adopted General Plan, the Lake Pointe Master Development Plan area has been designated as Low Density Residential (see Figure 2-1, Current General Plan Land Use Designations). The General Plan also identifies a Neighborhood Center (includes commercial use) at the corner of Tim Bell and El Pomar Roads and a potential school site is identified at the northeast corner of Tim Bell Road and Vineyard Drive.

2.2 Zoning Classifications
Given the types of residential uses proposed, two zoning classifications will be utilized.

Conventional lots, defined as having a minimum of 6,000 square feet, will be developed in the area identified within the R-1, Single Family Residential zoning classification. In areas identified for smaller lot development or alley-loaded product, a Planned Development classification is utilized. At the northwest quadrant of the planning area, consistent with the General Plan, an area has been classified as Neighborhood Center Planned Development.

Within this area, commercial uses, attached residential units, schools and/or parks may be Lake Pointe ● Master Development Plan
8 developed. An area at the southeastern edge of the MDP has been identified as Church Planned Development. Within this area, future uses may include a church, school, assembly hall, recreational facilities, residences and neighborhood serving commercial uses (See Figure 2-2, Proposed Zoning Designations).

Figure 2-1: Current Land Use Designations
Lake Pointe ● Master Development Plan
9 Figure 2-2: Proposed Zoning Designations

2.3 Conceptual Site Development Plan
This Conceptual Site Plan is intended to serve as the framework for development, and is not a site specific design proposal. Planning areas have been established which define development areas and maximum development potential as shown in Figure 2-3. This figure is also used in the project’s conceptual design and environmental review. All future development shall be consistent with the requirements in this Chapter.

The Conceptual Site Plan represents a potential pattern of development that meets the density ranges within each Planning Area and reflects current market conditions. The Conceptual Site Plan is intended to illustrate one development scenario that meets the objectives of this Master Development Plan. However, several development patterns that comply with the criteria established are feasible.

Lake Pointe ● Master Development Plan
10 Figure 2-3: Conceptual Site Development Plan

2.4 Land Use Overview
The Lake Pointe MDP reflects a multi-use, mixed-use land use approach that is consistent with the Waterford Vision 2025 General Plan’s expressed desire to adhere to New Urbanism principles such as promoting “an urban form that integrates housing, shops, work places, schools, parks and civic facilities.” As illustrated in Figure 2-3, a diverse group of land uses are planned within the MDP including residential, parks and open space, commercial, mixed use (expected to include neighborhood commercial, higher density residential & possibly a school site), and church facilities. Minor adjustments to the amount and location of each land use can occur during approval of a development plan and/or subdivision maps, provided that such adjustments are consistent with the overall arrangement of land uses reflected in the approved MDP.

The approval of development plans and/or subdivision maps are required for specific development projects. Such development plans and subdivision maps must be consistent Lake Pointe ● Master Development Plan
11 with the approved MDP. However, minor variations from the MDP may be approved by the Planning Director or Planning Commission in conjunction with the subsequent review of such plans or maps, provided that any such changes are consistent with the intent of the Master Development Plan’s overall land use program.

2.5 Residential Uses
The most prominent land use within the Lake Pointe Master Development Plan area will be residential, including single and multi-family configurations. Consistent with the Waterford Vision 2025 General Plan (the “General Plan”), residential uses will occur in a range of lot sizes and housing configurations to address a broad range of household needs. Flexibility in plan implementation will allow for build-out of the MDP area based on the City’s needs and what the future market may bear, while at the same time providing an overall development framework. The land use categories are based on those contained in the General Plan.

Single Family Residential development (SFR) will range from generously-sized custom lots and homes to smaller courtyard or cluster lots. This mix of residences will meet the needs of a broad cross section of community members and each will have distinctive character. The variety of residential lot types is described below:

Custom & Semi-Custom Lots
Custom lots at Lake Pointe are expected to range in size from 7,000 square feet and larger (up to 6.25 dwelling units per net acre). These lots will be used for custom and semi-custom home development and will accommodate a great deal of individual expression, yet will still be designed to address the need to create visually harmonious neighborhoods.

Traditional Single-Family Large Lots
Traditional Single-Family Large Lot development at Lake Pointe is expected to range in size from 6,000 to 7,000 square feet (6.25-7.25 dwelling units per net acre). These lots will provide for large, traditional single-family detached homes. Architecture style and details are expected to vary but still should provide for an aesthetically pleasing palette when taken together.

Lake Pointe ● Master Development Plan
12 Single-Family Medium Lots
This lot type can range in size from 5,000 to 6,000 square feet (7.25-8.70 dwelling units per net acre). The number, type and distribution of these homes should be thoughtfully considered to ensure the crafting of attractive and distinctive neighborhoods.

Single-Family Alley-Loaded Lots
Alley-loaded lots ranging from 2,600-5,000 square feet (8.7-16.7 dwelling units per net acre) are expected to be developed in several neighborhoods. These homes will provide streetscape variety and will enhance the pedestrian environment by moving the garage access adjacent to an attractive alley behind the home.

Single-Family Small Lots / Cluster Lots
Single-Family Small Lots and Cluster Lots at Lake Pointe range in size from approximately 2,600 square feet up to 4,000 square feet (10.9-16.7 dwelling units per net acre). Homes in these neighborhoods may include “wide-shallow” lots, auto or green court lots, cluster lots, or narrow lots.

Single-Family Attached Residential
Single-family attached homes are expected to occur in the Mixed-Use portion of the Conceptual Site Development Plan. The density of this product may range up to 20 dwelling units per net acre. These attached homes are designed to respond to those households desiring the attached home lifestyle and to provide diversity in house size and price. Home styles in this category may include: duets, townhomes, carriage homes and condominiums.

2.6 Other Land Uses
Neighborhood Center Planned Development (Mixed Use)
Several land uses may be developed either in conjunction with or in close proximity to each other within the Neighborhood Center Planned Development category. These uses are expected to include Neighborhood Commercial, Single-Family Attached Residential, and, potentially, School and Park uses.

Lake Pointe ● Master Development Plan
13 Neighborhood Commercial
The intent of this use is to provide easily accessible facilities, thereby minimizing the amount of vehicle trips generated by development within the planning area. In addition, the neighborhood commercial area in the northwest portion of the planning area would provide convenient services for those in surrounding neighborhoods.

Specific uses could include a small grocery/market, boutique retail stores and neighborhood services (e.g., day care facilities, dry cleaners, etc.). This designation would also allow for professional offices, such as medical, dental, and legal offices, provided that the overall character of the area retains its neighborhood retail and service orientation. Residential development, particularly on the second floor or back of stores, is also permitted. This combination of uses will provide an opportunity for residents to walk to these services with the intent of reducing short distance auto trips. The maximum allowable floor area ratio (FAR) for this area is 0.5.

School Site
If it is determined that a school site is desirable and necessary at Lake Pointe, the Neighborhood Center Planned Development site will accommodate these facilities as previously identified in the City of Waterford General Plan A final site determination is ultimately the responsibility of the Waterford Unified School District and is subject to State approval. However, if it is determined that a school is not necessary and/or desirable, the Neighborhood Center Planned Development site would not include a school site and the entire Neighborhood Center Planned Development area will contain the other uses allowed under this category.

Church Planned Development (Church Facilities)
The Lake Pointe MDP includes an area fronting Highway 132 at the extension of Rorabough Parkway that has a Low Density Residential land use designation in the General Plan and is planned as the site for the new Community Baptist Church. Churches are allowed within the residential land use designation and zoning classification. Through the MDP, the conceptual plan for this project specific development is being approved. To allow flexibility for future uses the area has been designated as a planned development. Uses within the Church PD may include a church, instruction rooms, assembly hall, recreational facilities, single family residences (as described above in the Residential uses) and Lake Pointe ● Master Development Plan
14 neighborhood serving commercial uses such as a small grocery/market, boutique retail stores and neighborhood services (e.g., day care facilities, dry cleaners, etc.). The Church PD may also include professional offices, such as medical, dental, and legal offices. Final City approval will be formalized through the site plan approval process.

2.7 Development Standards
The purpose of this section is to define the character, image, and identity of the planning area through design and development standards. These standards have been formulated to ensure that the planning area will be an attractive, livable part of the Waterford community, maintaining its value over time. Areas addressed include identification of non-conforming uses, setbacks and other lot design criteria, height, noise standards, and buffers between existing and proposed land uses as appropriate.

This section includes standards for site design, landscaping, parking for residential uses and parking and signage standards for commercial areas to carry out the goals of the Master Development Plan. Architectural standards are discussed in Chapter 3.

General
Use and/or development standards not specifically addressed in this MDP or a subsequent development plan as may be required shall be governed by the corresponding zones contained in the Waterford Zoning Ordinance.

The provisions contained in the Waterford Zoning Ordinance shall govern the continued use, expansion or re-establishment of non-conforming uses. The baseline for determining nonconformity shall be the uses being carried out within the MDP area when the annexation and corresponding zoning become effective. Ongoing agricultural operations will be allowed as interim uses within the MDP until these areas are developed.

Residential Lot Types
The Lake Pointe MDP will incorporate lot types including, but not limited to, Custom and Semi-Custom homes, Traditional Single-Family Large Lot homes, Single-Family Medium Lot homes, Single-Family Alley-loaded homes, Single-Family Small Lot and Cluster Lot homes, and Single-Family Attached units. Net densities range from 3.0-20 dwelling units per Lake Pointe ● Master Development Plan
15 acre. Conceptual development standards for each lot type are described in detail in the following pages. The Lake Pointe MDP will be developed over many years and these development standards are intended as guidelines that will need to be flexible enough to address changing market conditions.

Lake Pointe ● Master Development Plan
16 Custom and Semi-Custom Lots
This product includes a variety of larger lots ranging upwards from 7,000 square feet (sf).

These larger lots provide a greater width creating an opportunity for varied garage placements and street elevations, as well as custom homes with varied elevations and architectural styles providing a unique street scene. The Development Standards for Custom and Semi-Custom Lots are provided in the following table.

Development Standards Product Type:

Custom and Semi-Custom Lots
Net Density Up to 6.25 dwelling units/acre
Lot Area (SF) 7,000 and greater
Minimum Lot Width (ft.) 70
Minimum Lot Depth (ft.) 100
Minimum front yard setback, living (ft) 12
Minimum front yard setback, porches (ft.) 7
Minimum rear yard setback (ft.) 15 (10 to attached garage) Minimum corner side yard setback (ft.) 10
Minimum side yard setback (ft.) 5
Maximum Height (ft.) 35
Minimum setback to front-entry garage (ft) 20
Figure 2-4: Custom & Semi-Custom Lots
Lake Pointe ● Master Development Plan
17 Traditional Single-Family Large Lots
This product includes a variety of larger lots ranging from 6,000 sf to 7,000 sf. These larger lots provide a greater width creating an opportunity for homes with varied elevations and architectural styles. This style can offer a unique street scene with varied garage placements and street elevations. An additional requirement of the layout of this product type is ensuring variety between floor plans; two of the same floor plan may not be located adjacent to each other. The Development Standards for Traditional Single Family Large Lots are provided in the following table.

Development Standards Development Category:

Traditional SF Large Lots
Net Density Range 6.25-7.25 dwelling units/acre
Lot Area (SF) 6,000-7,000
Minimum Lot Width (ft.) 55
Minimum Lot Depth (ft.) 100
Minimum front yard setback, living (ft.) 12
Minimum front yard setback, porches (ft.) 7
Minimum rear yard setback (ft.) 15 (10 to attached garage) Minimum corner side yard setback (ft.) 10
Minimum side yard setback (ft.) 5
Maximum Height (ft.) 35
Minimum setback to front entry garage 20
Figure 2-5: Traditional Single Family Large Lots
Lake Pointe ● Master Development Plan
18 Single Family Medium Lots
These 5,000-6,000 square foot lots include mid-size single family dwelling lots that allow opportunities for varied garage conditions, expressive architecture, and a strong street presence. Varied lots and product designs are encouraged to allow the further development of a unique streetscape. The Development Standards for Single Family Medium Lots are provided in the following table.

Development Standards Development Category
Single Family Medium Lots
Net Density Range 7.25-8.70 dwelling units/acre
Minimum Lot Area (SF) 5,000-6,000
Minimum Lot Width (ft.) 45
Minimum Lot Depth (ft.) 85
Minimum front yard setback, living (ft.) 12
Minimum front yard setback, porches (ft.) 7
Minimum rear yard setback (ft.) 15 (10 to attached garage) Minimum corner side yard setback (ft.) 10
Minimum side yard setback (ft.) 5
Maximum Height (ft.) 35
Minimum setback to front entry garage 20
Figure 2-6: Single Family Medium Lots
Lake Pointe ● Master Development Plan
19 Single-Family Alley Loaded Lots
This product type provides strong street scenes without garage impact, promoting pedestrian-friendly neighborhoods. Variable lot widths allow for improved street elevations.

Alleyways are a minimum of 24 feet from building face to building face. The Development Standards for Alley Loaded Lots are provided in the following table.

Figure 2-7: Single Family Alley-Loaded Lots
Development Standards Development Category:

Single-Family Alley Loaded Lots
Net Density Range 8.7-16.7 dwelling units/acre
Lot Area (SF) 2,600 – 5,000 SF
Minimum Lot Width (ft.) 33
Minimum Lot Depth (ft.) 60
Minimum front yard setback, living (ft.) 10
Minimum front yard setback, porches (ft.) 7
Minimum rear yard setback (ft.) 3
Minimum corner side yard setback (ft.) 8
Minimum side yard setback(ft.) 4
Maximum Height (ft.) 35
Lake Pointe ● Master Development Plan
20 Single-Family Small Lots
These single-family homes are built on compact lots which are architecture forward and derived from a conventional lot concept. The Development Standards for Single-Family Small Lots are provided in the following table.

Development Standards Development Category:

Single-Family Small Lots
Net Density Range 10.9-16.7 dwelling units/acre
Lot Area (SF) 2,600-4,000
Minimum Lot Width (ft.) 37
Minimum Lot Depth (ft.) 60
Minimum front yard setback, living (ft.) 7
Minimum front yard setback, porches (ft) 7
Minimum rear yard setback (ft.) 5
Minimum corner side yard setback (ft.) 7
Minimum side yard setback (ft.) 3
Maximum Height (ft.) 35
Garage Conditions 1-car & Tandem Garage
Allowed; 15’ front setback
Figure 2-8: Single Family Small Lots
Lake Pointe ● Master Development Plan
21 Single-Family Cluster/Courtyard Lots
These single-family homes are built on lots which are architecture forward and clustered on a common courtyard. The Development Standards for Single Family Cluster/Courtyard Lots are provided in the following table.

Development Standards Development Category: SF Cluster/Ctyd Lots
Net Density Range 10.9-16.7 dwelling units/acre
Lot Area (SF) 2,600-4,000
Minimum Lot Width (ft.) 37
Minimum Lot Depth (ft.) 60
Minimum front yard setback, living (ft.) 12.5
Minimum front yard setback, porches (ft) 7
Minimum rear yard setback (ft.) 5
Minimum corner side yard setback (ft.) 8
Minimum side yard setback (ft.) 3
Maximum Height (ft.) 35
Garage Conditions 1-car & Tandem Allowed; 15’ front setback Figure 2-9: Single Family Cluster/Courtyard Lots
Lake Pointe ● Master Development Plan
22 Single-Family Attached (SFA)
These two to three-story
townhomes and flats may be
organized around a common green,
open spaces, or surrounding
streets. Alleys may provide rear
entry garages that can be easily
sheltered from view. Raised front
porches and second story balconies
are encouraged. Attached buildings
should be well-articulated to break up the building mass. Variations in floor level, facades, roof styles, architectural details, and finishes break up the appearance of large building and bring units to a pedestrian scale. Street-facing facades of residential buildings should include stoops, porches, recessed windows, bay windows and balconies in order to provide visual interest. The Conceptual Development Standards for Single-Family Attached Residential are provided in the following table.

Development Standards Development Category:

Single-Family Attached
Residential (SFA)
Density Range 10-20 dwelling units/acre
Lot Area (SF) n/a
Lot Width (ft.) n/a
Minimum Lot Depth (ft.) 75
Minimum front yard setback, living (ft.) 8
Minimum front yard setback, porches (ft.) 5
Rear yard setback (ft.) n/a
Minimum corner side yard setback (ft.) 5
Minimum side yard bldg to bldg separation 12
Maximum Height (ft.) 40
Lake Pointe ● Master Development Plan
23 Figure 2-10: Townhomes
Lake Pointe ● Master Development Plan
24 Development Standards Custom /
SemiCustom
Lots
Traditional
Single-Family
Large Lots
Single-Family
Medium Lots
Single-Family
Alley Loaded
Lots
Single-Family
Small Lots
Single-Family
Cluster /
Courtyard Lots
Single-Family
Attached
Residential
(SFA)
Net Density Range Up to

6.25 du
/acre

6.25-7.25
dwelling
units/acre

7.25-8.70
dwelling
units/acre

8.7-16.7
dwelling
units/acre

10.9-16.7
dwelling
units/acre

10.9-16.7
dwelling
units/acre

10.9-16.7
dwelling
units/acre
Lot Area (SF)
7,000 + 6,000-7,000 5,000-6,000 2,600 – 5,000 2,600-4,000 2,600-4,000 n/a Minimum Lot
Width (ft.) 70 55 45 33 37 37 n/a
Minimum Lot
Depth (ft.) 100 100 85 60 60 60 75
Minimum front
yard setback, living (ft.) 12 12 12 10 7 12.5 10
Minimum front
yard setback, porches
(ft.)
7 7 7 7 7 7 5
Minimum rear yard
setback – living/gar (ft.) 15/10 15/10 15/10 3/3 5/5 5/5 n/a Minimum corner
side yard setback (ft.) 10 10 10 8 7 8 5
Minimum side yard
setback (ft.) 5 5 5 4 3 3 n/a
Minimum side yard
building to building
separation (ft.)
n/a n/a n/a n/a n/a n/a 12
Maximum Height (ft)**
35 35 35 35 35 35 40
Minimum Setback to
Front-Entry Garage 20 20 20 n/a 15 15 10
Table 2-1: Residential Development Standards Summary
Lake Pointe ● Master Development Plan
25 Neighborhood Commercial
Neighborhood Commercial uses are envisioned as providing land uses for the greater community, such as a small grocery/market, boutique retail stores, neighborhood services (e.g., day care facilities, dry cleaners, etc.) and professional offices. These retail and professional office uses shall be carefully designed, with emphasis placed on creating a highquality development, with a sense of identity and place within the greater community. Special attention should be paid to creating a comfortable and safe pedestrian environment, with connections between residential and neighborhood commercial uses, as well as clearly delineated and landscaped walkways from parking areas to building entrances.

Development Standards Development Category: Neighborhood Comm’l FAR Range .25-.30
Front setback • A minimum of 25’ from the main parkway
• A minimum of 15’ from other roadways
Maximum Height (ft) 2 Story (35’)
Min. Required Parking 1 space/250 square feet of building area Figure 2:11: Neighborhood Commercial
Conceptual Plan only. Specific design will be processed through Site Plan Review.

Lake Pointe ● Master Development Plan
26 Mixed-Use (MU)
The mix of uses in vertical mixed-use structures should be carefully chosen and located for maximum compatibility and mutual benefit. These buildings may occur in the Mixed-Use Land Use Category (see Figure 2-3). The design of mixed-use buildings and areas is critical in order to create a comfortable and walkable pedestrian environment. Mixed-use buildings in this context will typically be ground floor retail with one to three stories of townhomes above, or ground floor office with one to three stories of townhomes above. An additional mix of uses would be ground floor retail with one to three stories of office above.

The following development standards apply to the mixed-use development category.

Development Standards Development Category: Mixed Use (MU) FAR (includes only mixed .15-.50
commercial uses)
Density Range (includes residential) 15-20
Minimum Lot Depth (ft.)
Front setback
•
A minimum of 50% of the building frontage should be
built up to the front property line with a zero front
setback.
•
The remainder of the building may have a 10’ maximum
setback
Maximum Height (ft) 45 (4 stories)
Required Parking Townhomes: 2 spaces/unit (including garage) Restaurants: 1 space/200 square feet of bldg area
Retail and/or office: 1 space/250 square feet of building area Lake Pointe ● Master Development Plan
27 Figure 2-12: Residential / Retail Mixed-Use Example
Conceptual Plan only. Specific design will be processed through Site Plan Review.

Lake Pointe ● Master Development Plan
28 Chapter 3
Community Character
This chapter describes the community character of Lake Pointe. Specific design guidelines for the future development are provided here.

3.1 Residential Neighborhood Crafting
The residential neighborhood designs of Lake Pointe will be based on a unique and compelling character derived from timeless community building principles. Streets lined with a canopy of trees; a variety of architectural styles; well-maintained landscapes; and conveniently located and accessible parks and public buildings will be hallmarks of the Lake Pointe community. Lake Pointe neighborhoods will be more walkable, attractive, feel safer and encourage neighborliness. The following design elements ensure the Lake Pointe Neighborhoods will achieve the desired character.

Neighborhood Entries
The separation between
residential developments,
potentially built by
various builders, will be
purposefully blurred and
blended such that the
entire Lake Pointe
community conveys a
consistent image.

Distinctive, individual
entry monumentation
that is not consistent with
Lake Pointe ● Master Development Plan
29 the neighborhood design objectives will not be allowed. Temporary signage (defined as real estate signs and signs used to draw attention) may be used during sales however permanent individual builder development monument signage is not permitted.

Building Orientation
Building orientation on lots located around neighborhood parks require special attention in order for the park to achieve its intended character and role in place making and neighborhood identity. The buildings will be oriented so that the front face of the building is parallel with the curb of the street or perpendicular to the radius of a curve.

Corner Lots
In keeping with the desired character of traditional neighborhoods built in small increments, homes on corner lots should be designed for a two-sided, corner exposure. These homesites traditionally are larger and have both one- and two-story articulation on both the front and the side facing the corner. Homes on these lots provide the opportunity to embellish the elevation and possibly add square footage. Typically, corner lots are encouraged to be at least five feet wider than interior lots to allow the opportunity to wrap an architectural element, such as a porch, around the side of the house.

Variable Lot Width
Within the Lake Pointe neighborhoods, variable lot widths are permitted to allow large units to be plotted on wider lots and smaller units on narrower lots. It provides a more interesting street scene and efficient use of the land. Providing variable lot width within an individual neighborhood is encouraged but not required.

Staggered Front Yard Setbacks
In general, a variable front yard setback is desired within each block. Staggered off-sets will be measured from the standard setback, which will be established for each product type. A minimum of 50% of the homes will have a minimum of two- to five-foot front setback variation from adjacent homes. Floor plans should be designed to accentuate the added setback on standard lot depths.

Lake Pointe ● Master Development Plan
30 Driveways
Driveway widths should be minimized as much as possible. On a deep recessed garage, where driveways are greater than 30-feet in length, the driveway should taper to the sidewalk.

Hollywood drives (concrete strips separated by groundcover strip) are encouraged.

Varied Garage Setbacks and Placement
In order to create a pleasant streetscape and minimize the visual impact of the garage, frontloaded garages shall be located behind the building face by a shallow, 3- to 5-foot setback.

Front-loaded garages shall have a minimum 15-foot driveway measured from the face of garage to the back of the sidewalk (or curb when a sidewalk is not present). Mid- and rearplaced garages are also encouraged. Varied garage treatments are encouraged and include corner side plot, tandem garages, and porte-cocheres (a vehicular passageway leading through a building or screen wall into an interior courtyard).

Architecture Varied Garage Door Treatments
A variety of treatments can reduce the impact of the garage. Recessed garage doors and decorative garage treatments such as porte-cocheres and trellis elements are encouraged.

Living Space Forward
The living portions of the house shall
be pulled forward on the lot so that
animated and articulated architecture
can visually dominate the street scene.

House designs that place entries,
windows, front porches, covered
terraces, and living areas directly facing
the street are encouraged.

Porches and Covered Terraces
Unenclosed, covered architectural elements such as porches and covered terraces extend and integrate indoor living spaces with the outdoors. They provide articulation to façades and Lake Pointe ● Master Development Plan
31 transitions from two story (or higher) elements to more approachable human scale spaces.

These elements are highly encouraged and shall be located on style-appropriate plans.

Porches may be at grade but it is encouraged that porches be elevated two to three feet where conditions allow, such as grade changes between the home and the street.

Rear Architectural Treatment
Maintaining the quality of the homes visible from the rear is also important. Rear elevations visible from the public right-of-way and/or amenities such as walkways along the canals, should be designed to maximize visual appeal by using vertical and horizontal plan breaks.

Minimizing repetitive elements such as continuous gable-end, similar building silhouettes and ridge heights is encouraged.

Authentic Styles
The architectural theme and specific styles are based on and find inspiration rooted in the heritage of the Central Valley. The architecture should represent a vision of small town agricultural America but with a central California regional interpretation of styles and plant materials. Massing, roof forms, materials and details should accurately reflect these historic regional styles. Styles must be carefully matched to the floor plans so costly changes in the roof and structures can be avoided.

The expected degree of detail or
finish expressed in these guidelines
should be relative to the size of the
dwelling. Authentic representation
of historic styles is a key element of
great neighborhoods. The massing
of the building as well as the
application of details and overall
character of the architectural styles
shall be as authentic as possible.

Lake Pointe ● Master Development Plan
32 Colors and Materials
Authentic use of materials and color schemes will create a unique feel for the neighborhoods in Lake Pointe. All surface treatments or materials will be designed as an integral part of the building and not merely applied to the surface. Design treatments, colors and material will be enhanced at side and rear elevations when exposed to close public view.

3.2 Neighborhood Commercial
Neighborhood retail and professional office buildings shall meet the following requirements:
 Express primary building entries with special massing, materials and detailing.  Repeat the pattern of street front shops for all in line retail shops and provide large visually permeable windows and pedestrian scaled details.  Buildings should be located along the perimeter of the site wherever possible to reduce the visual monotony of large surface parking areas.
 Screen mechanical equipment and service bays from view.  Safe and secure bicycle parking shall be provided.

3.3 Church
The Church should be designed to be compatible with the architectural style of the community. The Church site has been located adjacent to major arterials and collectors, providing increased connectivity and reducing incompatibilities.

3.4 Schools
The potential school site has been located so as to provide easy access for students and parents. The school buildings generally will have primary facades which “front” public streets and spaces. This design will enhance public access and visibility to the school. The building architecture shall reflect the architectural theme of the community. The school site may be located near or adjacent to parks which may provide for joint use of facilities.

Lake Pointe ● Master Development Plan
33 The Lake Club

3.5 Parks and Open Space
Parks and Open Space will serve as primary
formative community elements within Lake
Pointe. Neighborhoods will be organized around
parks and open space providing unique characterdefining elements to each neighborhood. As discussed in Chapter 4, Parks and Open Space,
the Open Space System is comprised of three
types of landscape levels: (1) Parks, (2) Open Space Corridors, and (3) Trails.

Landscape
Landscaping will provide a common thread weaved throughout Lake Pointe. A sequence of landscape elements is planned to create a more natural environment for the residents or visitors to Lake Pointe. Native vegetation will be planted where feasible.

Lighting
Lighting throughout Lake Pointe will be designed to minimize glare and night lighting levels, to emphasize community amenities and to ensure the safety of residents and visitors.

Walls and Fencing
Walls and fences are important elements and help establish the character of the community.

However, it is important that walls and fences are blended into the landscape and not become the dominant visual element within the community. Long continuous lengths of community walls are to be avoided. View or agricultural fences are encouraged. Low berms shall be used to reduce the height of walls where appropriate.

3.6 Sustainability
Sustainable building is a whole systems approach to the design, construction and operation of buildings – from the early stages of development through the final finishes and ongoing Lake Pointe ● Master Development Plan
34 use. Sustainable buildings consume less energy and water, have better indoor air quality and reduce impacts on the environment. Sustainable building can be broken into three elements:
 Energy Efficiency
 Natural Resource Conservation
 Indoor Air Quality
Energy Efficiency
Energy efficiency is the key element of any sustainable building. Improving energy efficiency and using renewable energy sources are effective ways to reduce utility costs, reduce the potential of energy supply interruptions and improve outdoor air quality. Some of these energy efficient elements include:
 Increased insulation
 Double paned windows
 ENERGY STAR® appliances
 Low flow water fixtures
 More efficient lighting
Natural Resources Conservation
Conventional building practices consume large quantities of wood, plastic, cardboard, paper, water and other resources that lead to the depletion of our natural resources. There is a rapidly expanding range of environmentally preferable building materials that provide quality and durability that often exceed that of conventional materials. For example, decking material made from recycled plastic resins mixed with wood waste fibers can last up to five times longer than wood decks and it never needs to be treated or painted. Water conservation is another increasingly important issue in California. Wise water usage reduces the strain on resources while lowering expenses. Conservation elements include:
 Engineered lumber products
 Fiber-cement siding materials
Lake Pointe ● Master Development Plan
35  Built-in recycling centers
 Ultra low flush toilets
 Efficient irrigation systems
Indoor Air Quality
Indoor air quality is increasingly more important to many people. On average, people spend approximately 90% of their lives indoors, and the indoor air in conventional homes is often significantly more polluted than outdoor air. Many products in conventional homes emit offgas chemicals from synthetic building materials. Poorly designed and un-maintained heating and cooling systems can also introduce carbon monoxide into the home. Indoor air quality can be improved with the following elements:
 Outside vented range hoods
 Sealed combustion water heaters and furnaces
 Insulation that has no added formaldehyde
Lake Pointe ● Master Development Plan
36 Chapter 4
Parks and Open Space

4.1 Open Space Concept
Lake Pointe’s Open Space System serves as an integral piece in organizing elements of the community. As planned, the open space creates a framework for the community providing places for residents to interact with each other and with the outdoors. Using the existing canals and power transmission line corridor, a linear system of interconnected trails, parks and open spaces have been created. Each is discussed in more detail below.

4.2 Parks
The parks are comprised of larger open spaces where concentrated active and passive recreation can be accommodated. At the heart of Lake Pointe is the Community Recreation Center, a major amenity anchoring the east end of the lake. The Community Recreation Center offers a pool, meeting facilities, playing courts, and provides small watercraft for enjoying the lake.

In addition to the Community Recreation Center, Lake Pointe will also contain several neighborhood parks sited in a manner where all homes at Lake Pointe are within a 1000’ walk of a park or major greenbelt. These neighborhood parks may include a small pool, a playing field, tot lot, community gardens and passive open space for picnicking and relaxation.

Some of the natural and man-made landforms at Lake Pointe help to create many opportunities for linear park facilities. The MID Main Canal, the Waterford Lower Main Canal and the power transmission line corridor together create several miles of amenity that will be created to take advantage of these linear elements. Multi-purpose trailways and/or linear parks running along the canals and through the power transmission line corridor will Lake Pointe ● Master Development Plan
37 serve to interconnect the Lake Pointe MDP neighborhoods and will provide excellent park accessibility for all residents.

The Waterford General Plan indicates a standard of 5 acres of parkland for every 1,000 residents. The Lake Pointe Associates Property (“Lake Pointe”) is expected to generate approximately 4,800 new residents thereby creating a need for 24 acres of new park area.

The City’s General Plan allocates the park acreage between Community Parks (35%), Neighborhood Parks (30%), and Linear Park / Greenbelt (35%). For Lake Pointe, this translates to the following park requirements:

Community Parks: 8.4
Neighborhood Parks: 7.2
Linear Park / Greenbelt 8.4
TOTAL 24.0
A discussion of each park / open space type follows.

4.3 Linear Parks / Greenbelt
The irrigation canals and a power transmission line corridor provide excellent opportunities to create linear parks at Lake Pointe. These corridors provide areas for mini-parks where play and exercise equipment will be interspersed in addition to creating the spine for the pedestrian and bicycle trail system that will link project neighborhoods and connect to downtown Waterford (see Figure 4-3, Typical Canal Edge Park). Pedestrians and cyclists will be able to enjoy well-landscaped views along the edge of the MID Main Canal. A pedestrian bridge across the Canal will provide a direct connection to the City’s primary pedestrian trail system providing safe and easy walking or biking access to the existing junior high school and downtown.

A secondary canal running more or less east to west through the community provides another opportunity for a linear open space area and more pedestrian and biking connectivity. This secondary canal provides over a mile of linear open space from the MID Lake Pointe ● Master Development Plan
38 Main Canal on the west to the eastern boundary of Lake Pointe and will also offer “minipark opportunities.

The existing power transmission line corridor creates a unique opportunity for large community garden areas that may include a vineyard or orchard that can be tended by the Lake Pointe community. Additional tot lots, bike paths and elegant landscaped areas may be provided in this linear park.

Trails and walkways planned throughout Lake Pointe provide walking and bike access from all neighborhoods to local parks and the surrounding community creating a comprehensive trail network. The canal and easement areas provide over four miles of interconnected parks and walking/biking paths through the community
connecting to miles of existing City trails.

All told, over 19 acres of the linear park /
greenbelt will be provided at Lake Pointe
producing 200% of the General Plan standard.

4.4 Neighborhood Parks
Neighborhood parks at Lake Pointe will be strategically located in the community such that residents in each major neighborhood are afforded easy access to at least one of these parks.

These well-landscaped parks will include a variety of active recreational amenities to address the many outdoor interests of Lake Pointe residents. A total of 7 acres of neighborhood parks is planned at Lake Pointe, meeting 100% of the General Plan Standard.

Lake Pointe ● Master Development Plan
39 4.5 Community Parks
At the heart of Lake Pointe is the Community
Recreation Center, a 5-7 acre facility anchoring the
east end of a 20-acre recreational lake. The
Community Recreation Center offers a pool, meeting
facilities, playing courts, and provides small watercraft for enjoying the lake. The lake will serve as a primary recreation area and visual amenity and will also function as a central feature in the community stormwater management system. The community design will provide a variety of lake edge treatments including homes along a hard lake edge and open space landscape gently cascading to the water’s edge.

Including the 20-acre recreational lake, a total of 25-27 acres of Community Park will be provided at Lake Pointe, which is approximately 300% of the General Plan standard.

4.6 Park and Open Space Design Guidelines
The following design guidelines shall apply to the areas designated for parks.  The neighborhood parks and open space shall be privately maintained.  Active uses such as play fields, tennis and basketball courts should be located away from nearby residential units or should be surrounded by berming and landscaping to avoid land use conflicts such as noise, light, and glare.
 School facilities should be separated from the adjacent neighborhood park by active play fields.
 Lighting facilities in parks should provide sufficient illumination.  Drought tolerant plant materials should be used along with low-flow and drip irrigation systems to minimize the use of water.
 Site elements and materials should be selected to be sturdy and of simple construction to withstand abuse and to minimize maintenance.

Lake Pointe ● Master Development Plan
40  Open lawn areas should be sited for ease of mowing and groundcover/shrub planting areas sited and designed for ease of access and maintenance.

Figure 4-1: Open Space, Parks and Trails
Lake Pointe ● Master Development Plan
41 Figure 4-2: Typical Neighborhood Park
Lake Pointe ● Master Development Plan
42 Figure 4-3: Typical Canal Edge Park
Lake Pointe ● Master Development Plan
43 Figure 4-4: Typical Orchard Park
Lake Pointe ● Master Development Plan
44 Chapter 5
Circulation
The Lake Pointe MDP provides for a hierarchical circulation system which provides integrated travel routes for autos, bicycles and pedestrians for the community. The circulation elements of the MDP area reflect the goals and recommendations for auto, bicycle and pedestrian mobility defined by the City of Waterford’s General Plan Transportation and Circulation Goals.

5.1 Pedestrian and Bicycle Circulation
The Lake Pointe MDP provides accessibility for both pedestrian and bicycle movement. The pedestrian and bicycle circulation system emphasizes safe and convenient movement between the various neighborhoods, commercial areas, parks and open space elements and the possible school site while also providing connectivity to the City’s existing bicycle and pedestrian system. This is accomplished by utilizing bicycle and pedestrian trails along the planned open space adjacent to the existing canal system, power transmission line corridor and within the roadway system (See Figure 5-1, Pedestrian and Bike Path) Bicycle Paths, Lanes and Routes
Class I bike paths are proposed along the MID Main Canal and the Waterford Lower Main Canal. These bike paths transect the planning area and connect to Class 1 bike paths included within the Tim Bell Road and El Pomar Avenue rights of way. In this manner, a loop of approximately four miles is provided around the Lake Pointe MDP boundary.

Connectivity is further provided between these bicycle circulation elements and the neighborhoods through inclusion of Class III bike routes designated on Vineyard Drive and Rorabough Parkway. A bridge across the MID Main Canal will provide pedestrians and bicyclists with access from the MDP to the City’s existing trail system.

Lake Pointe ● Master Development Plan
45 Pedestrian Walks and Trails
The Class I bike paths have been designed to provide sufficient width to accommodate both pedestrian and bicycle users. This design will provide pedestrian access throughout the open space areas integrated within the existing canal system.

The Vineyard Drive and Rorabough Parkway collector streets have been designed to include six foot sidewalks to encourage pedestrian use. The multiple north/south and east/west trail system linkages provide connectivity within the project area and to the existing community. Local street design will also include a pedestrian sidewalk system as shown on the street sections in figures 5-3 through 5-7.

Figure 5-1: Pedestrian and Bike Path

5.2Automobile Circulation
The circulation system for the Lake Pointe Master Development Plan has been developed in a manner consistent with the Circulation Element of the Waterford General Plan. A hierarchy of streets has been designed following the criteria outlined in the General Plan Lake Pointe ● Master Development Plan
46 while also incorporating design elements that create unique characteristics to distinguish the Lake Pointe community (See Figure 5-2, Circulation Plan).

Figure 5-2: Circulation Plan
Arterials
Designed to accommodate the largest volume of traffic within the Lake Pointe MDP, El Pomar is planned as a multilane arterial establishing the northern boundary of the community. It will be linked to the community through connections at Tim Bell Road and Rorabough Parkway. Additional access to the MDP neighborhoods also will be provided from various locations along this east/west route. As shown in Figure 5-3, the street will be Lake Pointe ● Master Development Plan
47 Figure 5-3: El Pomar Avenue Sections (ultimate section) designed with an ultimate right-of-way of 96 feet and will include a landscaped median. The right-of-way may increase to 102 feet to accommodate turn lanes at intersections as necessary. At ultimate build-out, the roadway would contain two easterly and two westerly travel lanes. Eight-foot meandering walkways located within a landscaped corridor – providing for pedestrian and bicycle use - would be located on the north and south sides of the right-of-way. An interim improvement plan indicating that portion of the right of way to be developed with the Lake Pointe community is also identified in Figure 5-3.

Lake Pointe ● Master Development Plan
48 Collectors
The medium speed, medium volume streets within the Lake Pointe MDP are the Collectors.

These streets provide access to and circulation between neighborhoods. Following is a description of the Collector streets within the MDP.

Tim Bell Road’s ultimate section (Figure 5-4a) has been designed as a 78-foot right-of-way, including both a 12-foot north and south travel lane with on-street parking. Six-foot parkways with eight-foot sidewalks have been planned. The sidewalks are of sufficient width to accommodate both bicycle and pedestrian use. An interim improvement plan indicating that portion of the right-of-way to be developed within the Lake Pointe project is identified in Figure 5-4b.

Figure 5-4: Tim Bell Road Sections (interim & ultimate sections) Lake Pointe ● Master Development Plan
49 Vineyard Drive has been designed as a 60-foot right-of-way with two 11-foot travel lanes and on-street parking. Six-foot sidewalks and six-foot planter areas have also been included in the design. The Vineyard Drive section is depicted in Figure 5-5.

Figure 5-5: Vineyard Drive Section
Lake Pointe ● Master Development Plan
50 Rorabough Parkway, which serves as the central spine though the community, has been designed with an overall right-of-way of 70 feet to include a landscaped median. Where turn pockets are required, the right-of-way will be increased to 76 feet. As shown in Figure 5-6, the roadway contains two 12-foot travel lanes with on street parking. Six-foot sidewalks and six-foot parkways have also been included in the design.

Figure 5-6: Rorabough Parkway Section
Lake Pointe ● Master Development Plan
51 Local Streets
Tiered from the collectors will be the local or low volume residential streets, which are illustrated in Figure 5-7. These streets have been designed with a narrower street section to reduce vehicular speeds and create a more pedestrian-friendly environment. Thus, the streets have been designed to provide thirty feet of curb-to-curb width for parking and the travel ways. Two street sections are shown in Figure 5-7. One shows six-foot parkways and four-foot sidewalks while the other provides attached sidewalk on one side of the street, similar to the sections found in the recently completed River Pointe community. One or both of these sections may be used in the Lake Pointe MDP.

Figure 5-7: Interior Residential Street Sections
Lake Pointe ● Master Development Plan
52 Alleys
Alleys have been incorporated into the Lake Pointe MDP to provide alternative access to residential property. The benefits of the alley at Lake Pointe include: reducing access points along the street; creating an unencumbered pedestrian-scaled environment along the street; creating more architectural interest along the streetscape by removing garage doors; and placing utility connections and service and maintenance functions (e.g., trash pick-up) at the back of the home. The one-way alley design for Lake Pointe, shown in Figure 5-8, includes a 12-foot driving surface with an additional 6’ building setback on either side of the alley. A two-way alley design is also shown in Figure 5-8 where two 10-foot drive lanes are included with three-foot building setbacks on either side.

Figure 5-8: Lake Pointe Alley Sections
Lake Pointe ● Master Development Plan
53 5.3 Development Standards
The following standards shall be applied to internal roadway improvements within the planning area.

Developers within the Lake Pointe MDP shall be responsible for the dedication, design, financing, and construction of all internal neighborhood collectors and local streets including medians, landscaping, and sidewalks as identified in the MDP. Final design shall be subject to City approval.

Street design shall comply with the cross-sections described in this MDP subject to review of the City Planning Department and City Engineering Department.

A maintenance district or Community Association shall be established for maintenance of street lighting, landscaped medians, and sound attenuation features. The maintenance district will be created prior to or concurrent with completion of the relevant improvements.

Some or all of the arterials and major collectors identified in this MDP may also be part of the City’s circulation master plan and slated to be funded by traffic impact fees. To the extent that these road facilities are constructed through implementation of this MDP rather than by impact fees, impact fee credits and/or reimbursements shall be allocated to the MDP funding source responsible for providing the funds.

Lake Pointe ● Master Development Plan
54 Chapter 6
Public Facilities
This chapter describes the infrastructure necessary to serve the Lake Pointe project area as well as the remaining property within the Master Development Plan boundary. The narrative provides a description of where the facilities will be extended and their relationship to the existing City facilities and the planned improvements identified in the City’s recently adopted infrastructure master plans.

While the exhibits provide a conceptual level of how and where services will be extended, the actual size and location will be determined through the subsequent tentative map and improvement plan review and approval.

The Lake Pointe Master Development Plan area will be served by multiple agencies and utility providers including the following:

Water: City of Waterford
Sanitary Sewer: City of Waterford
Storm Drainage: City of Waterford
Solid Waste: Waste Management
Electricity: Modesto Irrigation District (MID)
Natural Gas: PG&E
Telephone Service/Fiber Optics: AT&T
Cable Television: Charter Communications
Fire Protection: Stanislaus Consolidated
Police Protection: Stanislaus County Sheriff (through
contract with
City)

6.1 Water
Domestic water will be provided to the MDP area by the City of Waterford. The City’s water master plan identifies the need for additional well(s) and water storage facilities to serve the Lake Pointe Master Development Plan. The need, timing of Lake Pointe ● Master Development Plan
55 construction and ultimate location of these facilities will be evaluated as a part of the tentative map and improvement plan review and approval process.

Generally, the MDP water system will comprise 12” water mains that will be extended to the northwest, northeast and southeast to distribute water service throughout the MDP. These water mains will ultimately connect to a 12” water line grid system that will be constructed in Vineyard Drive, El Pomar Avenue and Rorabough Parkway. A 16” water line will also be constructed in Tim Bell Road as a part of the master plan improvements. This water main will ultimately provide a connection to the existing City system as will the extension south on Rorabough Parkway to Highway 132. Additional 8” water lines within the interior road system will complete the necessary distribution loops to provide for adequate water supply and pressure to serve the plan area (See Figure 6-1, Potable Water Plan).

Figure 6-1: Potable Water Plan
Lake Pointe ● Master Development Plan
56 6.2Non-Potable Water
Irrigation water demand of common facilities such as parks and open space areas within Lake Pointe may be supplied with non-potable water from the adjacent waterways and the Lake Pointe lake. Any non-potable water utilized within the MDP would be pumped through a “purple pipe” distribution system to the areas to be irrigated. Reducing the demand on the City’s potable water supply will be the principle benefit of any non-potable water irrigation system utilized within the Lake Pointe MDP area and the City of Waterford. Viability of non-potable water usage will be evaluated as part of the infrastructure planning and design analysis.

6.3 Sanitary Sewer
Sanitary sewer service will be provided to the MDP area by the City of Waterford.

The sewer collection system will ultimately need to be extended to the Baker Street Pump Station for service to the MDP area. In accordance with the City’s Master Plan, this pump station will need to be expanded to serve the build out of this area.

In addition, a new pump station will need to be constructed on the north side of the MID Main Canal which will connect to a system of 10” and 12” force mains and a 21” gravity main that will convey the sewer effluent to the Baker Street station. On an interim basis, a limited amount of development can be served through a connection to the River Pointe sewer system. From the new pump station, the collection system of 12” and 15” mains will be extended parallel along the MID Main Canal and northeasterly across Rorabough Parkway to eventually connect with 10” and 12” sewer mains that will be constructed in Tim Bell Road, and 8” sewer mains that will be constructed in Vineyard Drive and portions of Rorabough Parkway. An 8” sewer main will be extended southerly across the MID Main Canal to provide service for the Church property (See Figure 6-2, Sanitary Sewer Plan).

The timing and phasing of the new pump station installation, the Baker Street pump station expansion and the new downstream force main and gravity mains will be evaluated as a part of the tentative map and improvement plan review and approval process.

Lake Pointe ● Master Development Plan
57 Figure 6-2: Sanitary Sewer Plan

6.4 Storm Drainage
Stormwater collection and disposal will be provided to the Lake Pointe MDP area, an independent water shed, by the City of Waterford. In accordance with the City’s master plan, this area will ultimately discharge to a new outfall to be constructed on the Tuolumne River. This will require the construction of a pump station and gravity lines that extend southerly along Rorabough Parkway across Highway 132 and southerly to the river.

The conceptual storm drain plan provides for a combination lake/storm drain basin that will provide the necessary detention capacity to serve the plan area. There are three gravity collection systems designed for the MDP area including a system serving the northwest, northeast and southeast portions of the project area. The conceptual storm drain plan indicates approximate sizes and locations of the storm drain main lines. As the project builds out, storm drain mains will be installed in El Pomar Avenue, Tim Bell Road, Vineyard Drive, Rorabough Parkway, as well as various internal streets. The initial build-out of the project area will be served by an Lake Pointe ● Master Development Plan
58 interim connection to the MID Main Canal through a separate pump station (See Figure 6-3, Storm Drain Plan). The need, timing of construction and ultimate location of these facilities will be evaluated as a part of the tentative map and improvement plan review and approval process.

Figure 6-3: Storm Drainage Plan

6.5 Solid Waste
Solid waste generated within Lake Pointe would be collected by the City’s franchisee, Waste Management, Inc., which has a contractual commitment with the City of Waterford to haul solid waste. Development within the MDP would be required to comply with all City and State mandated programs for the reduction of solid waste. Construction activities will participate in recycling.

6.6 Electricity
The Lake Pointe MDP is within a Modesto Irrigation District (MID) service area.

Lake Pointe ● Master Development Plan
59 6.7 Natural Gas
Natural gas is provided to the Lake Pointe MDP area by Pacific Gas and Electric (PG&E). PG&E currently provides natural gas service to adjacent urban development to the south and west of Lake Pointe and has capacity to supply the Lake Pointe MDP.

6.8 Telephone Service/Fiber Optics
Telephone service to the Lake Pointe MDP area would be provided by AT&T. The communication facilities that would be located in the street rights-of-way would include a mix of fiber optics and copper cable and their supporting facilities.

Although the trench layout has not been specified, it generally consists of multi-duct facilities within the backbone areas, and duct plus direct-buried facilities within the collector and service streets.

6.9 Cable Television
Cable television services to Waterford are provided by Charter Communications.

Charter provides digital cable TV and digital internet services in the Waterford area.

Cable services are subject to Chapter 13.12 of the Waterford Municipal Code entitled “Cable Television Franchises.”

6.10 Fire
The Stanislaus Consolidated Fire Protection District will be responsible for providing fire protection services to the Lake Pointe MDP area. Emergency medical services are coordinated by Mountain Valley Emergency Medical Services Agency and medical transport services are provided by American Medical Response (AMR). The nearest fire station is Fire Station #34 located at 321 “E” Street in Waterford.

Lake Pointe ● Master Development Plan
60 6.11 Police
The City of Waterford contracts with the Stanislaus County sheriff’s office to provide law enforcement services for the City of Waterford. The nearest police station is located at 320 “E” Street in Waterford.

6.12 Schools
The Lake Pointe MDP area is located in the Waterford Unified School District. At present, schools servicing the Lake Pointe MDP include: Moon Elementary School; Waterford Middle School; and Waterford High School. A K-8 school site is proposed as a possible use within the Lake Pointe MDP area. Utilization of this site will be subject to the review and approval of the District and the State of California.

Lake Pointe ● Master Development Plan
61 Chapter 7
Implementation
The following implementation measures apply to the Lakepointe Associates Property (“Lake Pointe”). For other properties within the MDP to develop, the property owners will need to prepare a conceptual development plan, maps, studies and exhibits, as determined by the City of Waterford Planning Director, to demonstrate compliance with the Lake Pointe MDP and applicable City codes. In addition, a project level environmental review will need to be conducted.

7.1 Land Use Regulations
Whenever this MDP refers to City codes, that reference shall be to the Waterford Municipal Codes as they apply to Lake Pointe pursuant to the Development Agreement between the City and Lakepointe Associates. The Development Agreement, with certain exceptions set forth only in the Development Agreement, limits the governing codes to provisions that were in effect upon the effective date of the Development Agreement. Nothing in this MDP shall be construed to change this limiting provision of the Development Agreement.

Whenever the Development Standards contained herein conflict with those contained in the City codes, the Development Standards contained within this MDP shall take precedence. When this Master Development Plan is silent on a particular issue, such as definitions or procedures, City codes will control.

7.2 Development Review
All development within Lake Pointe will be reviewed and approved through a two step process: 1) Lake Pointe Design Review Board review and approval and, 2) the City of Waterford’s Planning Director review and approval.

Lake Pointe ● Master Development Plan
62 7.3 Design Review
All Lake Pointe development project applications shall be submitted to and approved by The Lake Pointe Design Review Board prior to submittal to the City Planning Director. The Design Review Board for Lake Pointe shall consist of three (3) members: the Owner or designated representative, a representative from the Lake Pointe Architectural firm and a representative from the Lake Pointe Landscape Architectural firm.

7.4 Site Plan Review
As part of the Site Plan Review, the applicant will identify how the Site Plan meets the intent of the Lake Pointe MDP and is compatible with the terms of the Development Agreement.

7.5 Application Requirements
All applications for project approval shall include such construction plans, site plans, soil reports, building elevations and technical studies as, in the opinion of the Design Review Board, may be required for the applicant to demonstrate consistency of the proposed project with the Lake Pointe Master Development Plan. In addition, such applications must demonstrate the existence of the off-site infrastructure necessary to accommodate the proposed development within the terms of this Lake Pointe MDP if applicable.

7.6 Deviation from the Development Standards
When compliance with the Development Standards for a particular land use designation creates practical difficulties or unnecessary physical hardships, a deviation from the Development Standards of this Lake Pointe Plan may occur.

Both the Design Review Board and the City of Waterford Planning Director would have to approve the deviation.

Lake Pointe ● Master Development Plan
63 7.7 Practical Difficulties or Physical Hardships
Practical difficulties or physical hardships may result from, but are not limited to:

Size, shape, or dimensions of a parcel within the MDP area, or the location thereon; Size, shape dimension, or other physical condition of any adjacent or nearby parcel or facility.

7.8 Maintenance Responsibilities
Public infrastructure located within Lake Pointe is expected to be maintained as follows:

Rorabough Pkwy (asphalt): City of Waterford
Vineyard Road (asphalt): City of Waterford
All Other MDP Roads (asphalt): Privately Maintained
ROW Landscaping: Privately Maintained
Primary Recreation Center: Privately Maintained
Neighborhood Parks: Privately Maintained
Roadway Lighting: Privately Maintained
Sewer/Water Facilities: City of Waterford
Storm Drainage Facilities: Some private, some public

7.9 Development Phasing
The anticipated phasing is from south to north beginning at Highway 132 and extending north along the Rorabough Parkway transportation and utility spine to Vineyard Drive and then extending westerly to Tim Bell Road. In this way, the backbone infrastructure will be in place to allow development to radiate from these locations and allow for a variety of lot sizes and housing products.

Lake Pointe ● Master Development Plan
64 7.10 Land Conservation Contracts
Several of the parcels that make up the Lake Pointe Associates Property are currently subject to “Williamson Act” contracts with Stanislaus County. Notices of non-renewal for these contracts have been filed pursuant to California Government Code Section 51245. The contracts will expire at the end of 2013. The contracts will need to be cancelled by the City of Waterford after annexation of the property and prior to any development of the property taking place.

7.11 Public Facility Financing
It will be necessary as part of the build-out of the Lake Pointe community to construct extensive capital improvements, including roadways, sewers, water source, storage and distribution systems, a storm drainage system, and other infrastructure.

The financing option that is most viable for each improvement would be mutually agreed upon by the owner, developer, and/or successor in interest, and the City of Waterford. After the appropriate financing mechanisms are determined, the preferred programs would be incorporated into one or more subdivision agreements. Bonds or other forms of security would be required to guarantee the completion of the necessary improvements. It is anticipated that the construction and installation of public improvements would be primarily financed utilizing one or more public financing procedures, for example, The Mello Roos Community Facilities Act of 1982, California Government Code section 53311 et seq.; The Municipal Improvement Act of 1913, California Streets & Highways Code section 10000 et seq.; and/or the Improvement Bond Act of 1915, California Streets & Highways Code section 8500 et seq.

7.12 Capital Improvement Program
Along with the submittal of the first improvement plans within the MDP, a more refined funding program shall be submitted. It is generally expected that funding will be pay-as-you-go financing, although certain facilities that serve larger areas will be reimbursable.

Lake Pointe ● Master Development Plan
65 Actual impact fee distributions and responsibilities will be set forth at approval of a tentative map or as part of a development agreement which will include all fees and how they shall be paid for the entire Lake Pointe MDP.

In addition, the cost of preparation of the Master Development Plan, the Master Development Plan environmental review, and processing will be reimbursed and considered a part of the overall fee program.

7.13 Future Entitlements
Subsequent to the approval of the Pre-zoning and Master Development Plan by the City of Waterford and approval of the annexation of the property by the Stanislaus County LAFCo, the Developers anticipate processing the following land use entitlement applications:
 Vesting Tentative Map(s)
 Williamson Act Contract Cancellation
Additional land use entitlement applications related to the development of Lake Pointe which will follow the approval of the vesting tentative map(s), including but not limited to the following:
 Final Maps
 Planned Development Permits
 Subdivision Agreements
 Community Facility Districts
 Maintenance Districts
 Construction Permits
 Encroachment Permits
 Building Permits
Lake Pointe ● Master Development Plan
66 Chapter 8
Relationship to the General Plan

8.1 Introduction
The City of Waterford General Plan anticipates using “Specific Plans” or “Master Development Plans” to guide development of its growth areas. According to the General Plan, these plans are to be developed as a way of master-planning large areas under consideration for development to ensure integration of the street and utility systems with the existing City street system and utility systems.

As described in the General Plan, the Master Development Plan needs to include detailed descriptions of land use, circulation, public improvements, and open space for the area and should spell out conditions of approval regarding the developer’s obligations for installing needed infrastructure. These plans will regulate and guide future development.

This chapter will evaluate the Lake Pointe Master Development Plan in the context of the City of Waterford General Plan to ensure substantial conformance as required by the General Plan.

8.2 City of Waterford General Plan – Guiding Principles The City of Waterford’s Vision 2025 General Plan has at its foundation several guiding principles. The Lake Pointe MDP complies with these guiding principles:
 Conserve natural resource areas that give form and character to the community.  Promote an urban form that integrates housing, shops, work places, schools, parks and civic facilities.
 Reinforce the elements of the community which give Waterford its unique identity.
 Expand the city’s non-vehicular transportation network.

Lake Pointe ● Master Development Plan
67  Promote pedestrian access to work, commercial, recreation and residential places.
 Focus residential, commercial and employment center development to encourage public transit use.
 Maximize the use of city streets as public spaces.

The Lake Pointe Master Development Plan has been created to meet the applicable goals of the recently adopted City of Waterford General Plan. The applicable goals and policies of the General Plan chapters are identified below followed by a brief discussion of how they are addressed in the Master Development Plan.

8.3 Urban Expansion
 Maintain City’s Compact Urban Form
 Maintain efficient and effective cost delivery systems  An Effective Agricultural/Urban Area Interface
 Efficient Urban Expansion
Policy UE-2: The City shall designate areas for new urban development which reflect the physical characteristics and environmental constraints of the planning area.

Policy UE-4: The City shall control the timing, density, and location of new land uses within its urban expansion boundaries to reflect the availability of urban and utility services.

Policy UE-5: The City shall extend Sphere of Influence boundaries relative to all major streets and highways in the Waterford Planning Area.

Lake Pointe MDP Consistency
The Lake Pointe Master Development Plan provides for a compact urban growth, with an overall average gross density of 5.6 per acre (including interior streets & open space) and a net density of 8.3 units per acre (excluding interior streets and open space). These efficient densities reduce the amount of agricultural land that Lake Pointe ● Master Development Plan
68 would otherwise be converted for urban use. The plan further provides for a density transition from west to east reducing density along the agricultural urban edge.

8.4 Land Use
 Housing Opportunities in Balance with Jobs Created in the Waterford Urban Area
 A Wide Range of Residential Densities and Housing Types in the City  Preservation and Enhancement of Existing Neighborhoods  Quality Residential Environments
 Pedestrian Friendly Residential Environments
 A Sense of Community
Policy L-1.2: Encourage a diversity of building types, ownership, prices, designs and site plans for residential areas throughout the City.

Policy L-1.3: Encourage a diversity of lot sizes in residential subdivisions.

Policy L-1.6: Continue to pursue quality single-family developments on sites with good access to transportation, shopping, and services.

Policy L-1.7: Encourage the location of multi-family developments on sites with good access to transportation, shopping, and services.

Policy L-1.8: Create livable and identifiable residential neighborhoods.

Lake Pointe Plan Consistency
A variety of housing types will be provided and follow design standards that establish a quality development. The pedestrian and bicycle trail system both serves the master development plan area and provides a connection from the community to the downtown and allows the adjacent neighborhoods to access the public parks and open space within the plan area.

Lake Pointe ● Master Development Plan
69 The development of the MDP will enhance the tax base of the City. Connections from the community to the downtown will allow the residents to access to the downtown, as well as access to other public facilities through the City’s existing trail system.

8.5 Commercial & Industrial
 Increased Employment Opportunities for the Citizens of Waterford  A diverse and balanced Waterford economy
 Preservation/Enhancement of the City’s Economic Base
 Ready Access to Commercial Services Throughout the City  A Revitalized Downtown Area
Policy L-2.1: Encourage development of appropriate commercial and industrial uses throughout the City.

Policy L-2.6: Provide neighborhood commercial centers in proportion to residential development in the City.

Policy L-2.7: Locate and design new commercial development to provide good access from adjacent neighborhoods and reduce congestion on major streets.

Policy L-2.8: Encourage a mixture of uses and activities that will maintain the vitality of the downtown area.

Lake Pointe Plan Consistency
Lake Pointe provides neighborhood commercial sites that will create job opportunities and will offer goods and services proportional to the needs of its residential base. These sites are located such that they provide convenient vehicle and pedestrian/bike access for Lake Pointe residents as well as those living in surrounding neighborhoods.

Lake Pointe ● Master Development Plan
70 8.6 Streets & Roads
 An Integrated Road System that is Safe and Efficient
 A Circulation System that is Convenient and Flexible
 A Circulation System that Minimizes Adverse Impacts upon the Community Policy T-1.1: Design streets consistent with circulation function and affected land uses.

Policy T-1.3: Design major roads to maximize efficiency.

Policy T-1.4: Promote traffic safety.

Policy T-1.5: Minimize unnecessary travel demand on major streets.

Policy T-1.6: Minimize adverse impacts on the environment from existing and proposed road systems.

Policy T-1.7: Minimize street system impacts on residential neighborhoods and other sensitive land uses.

Lake Pointe Plan Consistency
Lake Pointe streets are designed in a manner that efficiently facilitates vehicular travel within the community and efficiently distributes traffic onto the existing road network.

8.7 Alternative Transportation
 A Comprehensive System of Safe and Convenient Bicycle Routes  A Comprehensive System of Safe and Convenient Pedestrian Ways Policy T-2.3: Encourage the use of bicycles as alternative transportation.

Lake Pointe ● Master Development Plan
71 Policy T-2.4: Provide convenient bicycle support facilities to encourage bicycle use.

Policy T-2.5: Maintain and expand the community’s existing bicycle circulation system.

Policy T-2.6: Maintain a pedestrian-friendly environment.

Policy T-2.7: Improve planning for pedestrians.

Policy T-2.8: Ensure that new development provides the facilities and programs that improve the effectiveness of transportation control measures and congestion management programs.

Lake Pointe Plan Consistency
The Lake Pointe MDP provides an integrated vehicular, bicycle and pedestrian transportation system consistent with the circulation element of the General Plan.

The entire MDP area is served by bicycle and pedestrian connections that are part of the street and open space trail system providing linkages between the existing City and the new neighborhoods within the Lake Pointe community. The neighborhood center will provide for mixed use development that is linked by both the vehicular and bicycle and pedestrian circulation systems.

8.8 Vehicle Trip Reduction
Living Environments which Encourage People to Use a Variety of Transportation Alternatives
A Compact Urban Design for New Growth Areas
Self-sustaining, Mixed Use, Pedestrian Friendly Centers Policy T-3.1: Create land use patterns that will encourage people to walk, bicycle, or use public transit for an increased number of their daily trips.

Lake Pointe ● Master Development Plan
72 Policy T-3.3: Promote site designs that encourage walking, cycling, and transit use.

Policy T-3.4: Locate and design new commercial developments to provide good access from adjacent neighborhoods and reduce congestion on major streets.

Lake Pointe Plan Consistency
Pedestrian and cyclist corridors throughout the Lake Pointe MDP will allow for easy and safe non-vehicular trips to and from any part of the community.

8.9 Public Services and Facilities
 Adequate Public Services and Facilities to Meet the Needs of the City’s Residents
 Cost Effective Public Service Delivery Systems and Facilities Policy PF-1.3: Establish and maintain a program for cost effective expansion of municipal services and facilities to meet future community growth needs.

Policy PF-1.5: Assure that expansion of the City results in the enhancement of municipal services and facilities within Waterford without increasing costs to the existing City.

Lake Pointe Plan Consistency
Sanitary sewer, water and storm drain systems will be constructed to support the Lake Pointe neighborhoods as they develop to ensure that public facilities keep pace with the need. These facilities will be built in accordance with the City’s recently adopted master plans and follow the community standards that are contained within the master plans.

Lake Pointe ● Master Development Plan
73 8.10 Public Facilities - Open Space for Outdoor Recreation  High Quality Recreational Open Space
 Adequate Public Recreation Facilities
Policy PF-2.1: Provide high-quality park and open space facilities to serve the needs of a growing population.

Policy PF-2.3: Develop a diverse and integrated system of park facilities throughout Waterford.

Lake Pointe Plan Consistency
The parks and open space within the MDP area, including a recreational lake amenity, provides ample recreational opportunities.

8.11 Urban Design
 A Rural Community with a Unique Identity
 An Integrated Community-Well Connected
Policy UD-1: Promote urban continuity and connection.

Policy UD-2: Promote neighborhood conservation and development.

Policy UD-4: Guide the development of commercial strips.

Policy UD-5: Guide the development of large-scale commercial & industrial projects.

Policy UD-6: Guide the development of new residential neighborhoods.

Policy UD-7: Guide the development of mixed-use neighborhood core areas.

Policy UD-8: Promote urban landmarks and public art.

Lake Pointe ● Master Development Plan
74 Policy UD-10: Maintain and enhance the unique community appearance of Waterford.

Lake Pointe Plan Consistency
The Lake Pointe MDP provides a planning framework that will facilitate the best and latest thinking in large-scale planned community design and development. The plan provides a mix of uses and residential densities all interconnected with an extensive pedestrian and bicycle network that also provides connection to the existing City facilities.

8.12 Open Space for the Preservation of Natural Resources  Maintain Waterford’s Biological Resources
 Maintain a High-Quality, Expanding Urban forest
 Improve and Enhance Water Quality
Policy OS-A-1: Identify and preserve wildlife habitats that support rare, endangered, or threatened species.

Policy OS-A-4: Improve and expand the City’s urban forest Policy OS-A-5: Preserve and enhance water quality.

Lake Pointe Plan Consistency
The Lake Pointe Master Development Plan will allow Waterford to meet residential housing and neighborhood commercial needs without impacting any biological resources. The high-quality streetscape standards - with generous parkways and landscaped medians - will provide for extensive street tree and parkway tree planting to enhance the City’s urban forest. The development of the recreational lake will provide for stormwater drainage and allow for the introduction of best stormwater management practices.

Lake Pointe ● Master Development Plan
75 8.13 Open Space for the Managed Production of Resources  Maintain and improve regional agricultural productivity Policy OS-B-1: Protect agricultural areas outside the City’s urban growth area from urban impacts.

Policy OS-B-2: Relieve pressures on converting areas containing large concentrations of “prime” agricultural soils to urban uses by providing adequate urban development land within the Waterford urban growth area.

Lake Pointe Plan Consistency
The Lake Pointe MDP land is within the City’s urban growth area.

8.14 Open Space for Outdoor Recreation
 High Quality Recreational Open Space
 Adequate Public Recreation Facilities
 Comprehensive Urban Trail and Bike Path System
Policy OS-C-1: Provide high-quality park and open space facilities to serve the needs of a growing population.

Policy OS-C-2: Maintain and expand the City’s bikeway and trail system.

Lake Pointe Plan Consistency
Coupled with the parks, trails and open space systems, the Lake Pointe MDP provides an enhanced level of open space recreational opportunities. The bicycle and trail system has been designed to complement the parks and open space system enhancing utilization.

Lake Pointe ● Master Development Plan
76 8.15 Open Space for Public Health and Safety
 Safe Environment for Waterford’s Citizens
Policy OS-D-1: Preserve open space areas which are necessary to maintaining public health and safety.

Lake Pointe Plan Consistency
The Lake Pointe MDP provides linear parks and open space along the entire length of MID canal frontage providing appropriate and safe buffers for these canals through placement of landscape and fencing treatments.

8.16 Conservation of Resources
 Conserve Water Resources
 Preserve and Protect Soil Resources
Policy OS-E-1: Promote water conversation throughout the planning area.

Policy OS-E-2: Protect soil resources from the erosive forces of wind and water.

Lake Pointe Plan Consistency
The development of the recreational lake will provide for stormwater drainage and allow for the introduction of best stormwater management practices. Through the use of appropriate grading measures, development within the planning area will minimize soil erosion.

8.17 Air Quality
 Clean Air, Free of Toxic Substances and Odor
 Clean Air with Minimal Particulate Content
 Effective and Efficient Transportation Infrastructure Lake Pointe ● Master Development Plan
77 Policy SD-1.1: Accurately determine and fairly mitigate the local and regional air quality impacts of projects proposed in the City of Waterford.

Policy SD-1.3: Integrate land use planning, transportation planning, and air quality planning for the most efficient use of public resources and a more livable environment.

Policy SD-1.5: Provide public facilities and operations which can serve as a model for the private sector in implementation of air quality programs.

Policy SD-1.6: Reduce emissions of PM10 and other particulates with local control potential.

Lake Pointe Plan Consistency
Development within the Lake Pointe MDP will conform to the San Joaquin Valley APCD air quality regulations to minimize particulates and enhance air quality. The mixed-use nature of the project, the efficient use of land through higher densities and the extensive pedestrian/cycling system will also reduce vehicular use thereby enhancing air quality.

8.18 Cultural Resources
 Diverse and Rich Historic and Cultural Resource Environment Policy SD-2.1: Identify and preserve the City’s archaeological resources.

Lake Pointe Plan Consistency
Development of the Lake Pointe MDP will not affect any known cultural resources.

8.19 Energy Resources
 Sustainable Energy Resource Use in the City of Waterford  Application of “Green” or High Performance Building Technology Lake Pointe ● Master Development Plan
78 Policy SD-3.1: Promote the use of solar energy technology.

Policy SD-3.2: Application of “Green” or high performance building technology.

Lake Pointe Plan Consistency
Development standards established for the Lake Pointe MDP encourage green construction techniques and sustainable practices.

8.20 Agricultural Resources
 Preserved High Value Farmland
Policy SD-4.1: Preserve the City’s Prime agricultural soil resources.

Lake Pointe Plan Consistency
The Lake Pointe MDP is planned for development on land that is considered of lesser quality soils than those in other areas surrounding the City.

8.21 Sustainable Design
 Sustainable “Green” Buildings City of Waterford
 Application of “Green” or High Performance Building Technology Policy SD-5.1: Use of sustainable or “Green” building principals in site design and layout.

Policy SD-5.2: Use of sustainable or “Green” building principals to promote water conservation.

Policy SD-5.3: Use of sustainable or “Green” building principals to promote energy conservation.

Lake Pointe ● Master Development Plan
79 Policy SD-5.4: Use of sustainable or “Green” building principals to promote interior building environmental quality.

Policy SD-5.5: Use of sustainable or “Green” building principals to assure use of efficient building materials use.

Policy SD-5.6: Use of sustainable or “Green” building principals to minimize waste generation.

Lake Pointe Plan Consistency
Development standards established for the Lake Pointe MDP encourage green construction techniques and sustainable practices.

8.22 Housing
 To develop through public and private channels sufficient new housing to ensure the availability of affordable housing for all households in Waterford  To manage housing and community development in a manner which will promote the long-term integrity and value of each new housing unit and the environment in which it is located
 To provide for a choice of housing locations for all residents  To promote equal access to safe and decent housing for all economic groups  To promote energy conservation activities in all residential neighborhoods Policy H-1-d: Accommodate and encourage development of a full range of housing types within the City.

Policy H-1-e: Maintain a sufficient inventory of developable land to accommodate timely development of needed new housing supplies.

Policy H-1-g: Promote balanced, orderly growth to minimize unnecessary developmental costs that add to the cost of housing.

Lake Pointe ● Master Development Plan
80 Policy H-2-a: Provide that new housing be constructed in accordance with design standards that will ensure the safety and integrity of each housing unit.

Policy H-2-b: Encourage application of community design standards which will provide for the development of safe, attractive, and functional housing developments.

Policy H-2-c: Manage new residential development within the context of a planning framework designed to minimize adverse impacts on the area’s natural resource base and overall living environment.

Policy H-3-b: Encourage the development of various types of housing opportunities in all residential areas.

Policy H-4-f: Support actions which foster and maintain high levels of owneroccupancy, particularly in those neighborhoods in which housing quality is declining.

Policy H-4-h: Manage development of land within and adjacent to existing neighborhoods to avoid potentially adverse impacts n the living environment.

Policy H-4-i: Encourage proper maintenance of essential public services and facilities in residential developments.

Policy H-5-a: Encourage enforcement of fair housing laws throughout the City.

Policy H-5-c: Encourage development of a range of housing for all income levels in proximity to existing and planned employment centers.

Policy H-6-b: Promote public awareness of the need for energy conservation.

Lake Pointe ● Master Development Plan
81 Lake Pointe Plan Consistency
A variety of housing types will be provided within the Lake Pointe MDP area that provides a full range of opportunities for residents of all economic groups. The development standards that are contained within this MDP provide for an enhanced quality of development within the community. The standards also provide for sustainable development recognizing the importance of energy conservation measures.

8.23 Noise
 A Quiet Environment
 Sensitive Land Use Protected from Excessive Noise
Policy N-1.1: Reduce surface vehicle noise.

Policy N-1.2: Reduce equipment noise levels.

Policy N-1.3: Reduce noise levels at the receiver where noise reduction at the source is not possible.

Policy N-1.4: Coordinate planning efforts so that noise-sensitive land uses are not located near major noise sources.

Policy N-1.5: Mitigate all significant noise impacts as a condition of project approval for sensitive land uses.

Lake Pointe Plan Consistency
Sound walls, landscaping and/or berms will be constructed as needed to protect the neighborhoods. The design standards establish criteria for locating land uses to ensure compatible development between uses.

Lake Pointe ● Master Development Plan
82 8.24 Safety
 Reasonable Safety for City Residents from the Hazards of Earthquake and Other Geologic Activity
 A City Free From Other than Street Flooding
 Reduced Criminal Activity and an Increased Feeling of Safety and Security in the Community
Policy S-2.3: Restrict urban development in all areas with potential ground failure characteristics.

Policy S-3.1: Endeavor to maintain the existing City and the Urban Growth Area out of the 100-year floodplain.

Policy S-5.1: Provide superior community-based police services.

Lake Pointe Plan Consistency
By following construction standards of the Uniform Codes residents of the Lake Pointe Community will be protected from geologic hazards. Flood hazards will be addressed through the proper design of the storm drainage collection and storage system. The level of flood protection will be enhanced by the addition of the recreational lake that will also serve for stormwater storage. Through participation in the City’s public safety fee program, public safety will be maintained.

Lake Pointe ● Master Development Plan
83 Appendices
Lake Pointe ● Master Development Plan
84 Appendix 1 – List of Property Owners
Name Parcel Number Acreage
Robert L. Riddle & Gloria E. Riddle, 080-015-001 7.80
Trustees of the Riddle 2003 Revocable
Trust u/d/t dated June 12, 2003
Riddle Ranches, Inc., a Calif. Corp. 080-015-002 106.77 Community Baptist Church 080-015-012 27.23
Riddle Ranches, Inc., a Calif. Corp. 080-015-030 5.20
Acosta Rentals, a Calif. GP 080-015-037 101.00
Robert M. Rubbert and Barbara A. 080-022-003 7.23
Rubbert, husband and wife as joint tenants
Benny A. Ward and Carol S. Ward, 080-022-004 15.00
Husband and wife as joint tenants
Lucila Jensen and Dale Jensen 080-022-011 6.94
Steve R. Marcus and Sondra G. Marcus, 080-022-013 10.00 Husband and wife as joint tenants
Henry Van Ruiten Jr. and 080-022-017 34.57
Nancy Lee Van Ruiten, husband and wife as community property Riddle Ranches, Inc., a Calif. Corp 080-022-018 31.30
Dan Petroni and Kimberly Petroni, 080-022-019 9.20
Husband and wife as joint tenants as to 50%, &
Advanced Holdings, LLC, a California LLC as to 50%
Benny A. Ward and Carol S. Ward, 080-022-023 27.10
Husband and wife as joint tenants
Subtotal: 389.34
Lake Pointe ● Master Development Plan
85 Appendix 1 (cont’d) – Property Owners in “Added Planning Area” Name Parcel Number Acreage
Diane D. McDermott 080-022-006 1.00
John A. & Carol J. Miller, Robert L. Timms 080-022-007 4.21 James A. & Heidi L. Debie 080-022-008 0.79
Debra J. Reisch 080-022-015 1.12
Darrell K. Earhart 080-022-021 0.57
John S. & Velta V. Long 080-022-022 5.09
Ronald D. & Marguerite Lemmons 080-022-023 13.18
Patrick T. Corrigan 080-022-025 9.53
Subtotal – Added Planning Area: 35.49
Total Lake Pointe Master Development Plan Area: 424.83
Lake Pointe ● Master Development Plan
86 General Business 6a
September 3, 2026
Mike Pitcock, City Manager
City Council Staff Report
Motion: Discuss and Provide Direction to the City Voting Delegate on a Resolution being considered at the 2026 League of California Cities Annual Conference SUMMARY:

Resolution 1:

This Resolution of the League of California Cities (League) calls for a working group to consider a State Constitutional Amendment or other form of Initiative to ensure final local authority over housing and land use decisions.

ANALYSIS:

Resolution 1:

The City of Murrieta (City) is sponsoring a resolution that directs the League of California Cities to establish a statewide working group to evaluate a constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use decisions. The working group would be tasked with developing a more balanced framework that preserves the State’s role in establishing broad housing goals and enforcing constitutional, civil rights, fair housing, building, life-safety, and environmental requirements, while restoring meaningful local authority to allow cities to determine how statewide housing objectives should be implemented in a manner that reflects local conditions and community priorities while continuing to support responsible housing production.

As the primary statewide organization representing California cities, the League is uniquely positioned to lead this effort. Its established policy, legal, legislative,communications, and advocacy networks enable it to convene municipalities, evaluate potential strategies, conduct legal and fiscal analyses, build consensus, engage stakeholders, and coordinate with statewide decision-makers. League leadership would help ensure that any recommendation reflects the collective interests of California municipalities and would provide the credibility, organizational capacity, and statewide reach necessary to advance a viable strategy.

FISCAL IMPACT:

No costs to the City are expected.

ENVIRONMENTAL REVIEW:

The City finds and determines with certainty that this item is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), as the activity is covered under the general rule that CEQA applies to only projects which have the potential for causing a significant effect on the environment.

ALTERNATIVES:

1. Not give direction to the Councils preference on the proposed League of California Cities resolution. Staff does not recommend this action as it would be preferred that the City of Waterford’s voting member provide the City Council’s collective opinion.

ATTACHMENTS:
• Exhibit A - 2026 League of California Cities Annual Conference Resolution Packet. 2025-2026

CAL CITIES OFFICERS
President
Gabe Quinto
Mayor
El Cerrito
First Vice President
Teresa Acosta
Council Member
Carlsbad
Second Vice President
David Cohen
Council Member
San Jose
Immediate Past President
Lynne B. Kennedy
Mayor Pro Tem,
Rancho Cucamonga
Executive Director
and CEO
Carolyn M. Coleman
1400 K Street, Suite 400, Sacramento, CA 95814 • 916.658.8200 • calcities.org August 10, 2026
TO: Cal Cities Members

RE: Cal Cities 2026 Resolution Packet
Sixty days before the Cal Cities Annual Conference and Expo, Cal Cities members may submit resolutions on issues of importance to cities. This year, Cal Cities received one resolution by the July 25 deadline.

The attached packet contains the proposed resolution, background information, supporting letters from cities and city officials, and an analysis of the resolution by Cal Cities. The packet includes detailed information on the resolution process and the next steps for the resolution.

We encourage each city council to consider the resolution and determine a position so your voting delegate can represent your city’s position on the resolution.

Voting Delegates: City councils must appoint a voting delegate to vote during the General Assembly. Each city may also appoint up to two alternate delegates. If your city has not already done so, please appoint your voting delegate by Tuesday, Sept. 1, 2026. The voting delegate packet contains more information.

The 2026 General Assembly will be held Friday, Sept. 25, at 8:30 a.m. in the Anaheim Convention Center during the Annual Conference and Expo.

For questions about resolutions, voting delegates, or the General Assembly, please contact Zach Seals.
2026
Resolution
Packet
2026 Resolution Packet
Information on 2026 Resolutions Process
Consideration by Policy Committee (pre-conference)
Per the Cal Cities bylaws, Cal Cities President Gabe Quinto has referred the submitted resolution to the Housing, Community, and Economic Development Committee. The committee will meet on Thursday, Sept. 17, at 10 a.m. via Zoom to review the resolution and make a recommendation that will be sent to the Resolutions Committee. A public comment period will be held during the meeting. Register for the meeting here.

A list of recommendations the policy committee may make during its meeting is on page two of this packet.

Consideration by Resolutions Committee (during conference) On Thursday, Sept. 24, at 1:00 p.m. the Resolutions Committee will meet to review the resolution and the recommendation of the policy committee.

The Resolutions Committee consist of one representative from each of Cal Cities caucuses, departments, divisions, and policy committees, as well as up to ten additional appointments made by the Cal Cities President. A public comment period will be held during the meeting. Refer to the onsite conference program for the location.

A list of recommendations the Resolutions Committee may make during its meeting is on page two of this packet.

Consideration by the General Assembly (during conference) The General Assembly will convene on Friday, Sept. 25, at 8:30 a.m. to consider any resolutions the Resolutions Committee has forwarded. To vote during the General Assembly, voting delegates must have checked in at the voting delegate booth.

Conference attendees will receive materials for the General Assembly on the evening of Thursday, Sept. 24. For more information on voting and discussion procedures during the General Assembly, see page three of this packet.

Petitioned Resolutions (during conference)
The petitioned resolution is an alternate method to introduce policy proposals during the annual conference. To initiate a petitioned resolution, voting delegates from 10% of member cities must sign the petition. The resolution and signatures are due at least 24 hours before the beginning of the General Assembly. Voting delegates who have checked in at the voting delegate booth can receive more information on petitioned resolutions at the booth onsite. 1 2026 Resolution Packet
Policy Committee and Resolutions Committee Actions
The submitted resolution will be heard by the policy committee to which it was assigned, and the Resolutions Committee. The table below shows what recommendations these bodies may make on the resolution.

Policy Committee Actions Resolutions Committee Actions
Approve Approve
Disapprove* Disapprove*
No Action No Action
Amend and approve Amend and approve
Refer to appropriate policy committee
for further study*
Approve as amended
Refer as amended to appropriate
policy committee for further study*
Refer to appropriate policy committee
for further study*
Refer as amended to appropriate
policy committee for further study*
Approve with additional
amendment(s)
Additional amendments and refer to
appropriate policy committee for
further study*
*If a resolution is disapproved or referred for further study by all policy committees to which it is assigned and the Resolutions Committee, it will not proceed to the General Assembly. 2 2026 Resolution Packet
General Assembly Voting and Discussion Procedures
Discussion Procedures:

Discussion procedures during the General Assembly are guided by two calendars:
the Consent Calendar and the Regular Calendar. As seen below, resolutions are calendared by the recommendations they receive from policy committees and the Resolutions Committee.

For General Resolutions:

Policy Committee
Recommendation
Resolutions Committee
Recommendation Calendar
Approve Approve Consent Calendar
Approve Disapprove or refer Regular Calendar
Disapprove or refer Approve Regular Calendar
Disapprove or refer Disapprove or refer Does not proceed to General Assembly
For Petitioned Resolutions:

Policy Committee
Recommendation Resolutions Committee Action Calendar
N/A
Approve Regular Calendar
Disapprove or Refer Regular Calendar
Disqualified Does not proceed to General
Assembly
Items on the Consent Calendar will be presented as one motion during the General Assembly from the Resolutions Committee chair. Unless an item on the Consent Calendar is set aside by the majority of the General Assembly, a vote will be taken on the whole calendar. If an item is set aside, it will be opened for discussion, followed by a vote.

Items on the Regular Calendar will be presented individually by the Resolutions Committee chair. After a recommendation is presented by the Resolutions Committee chair, the resolution will be opened for discussion by the General Assembly. A vote will take place following discussion.

Voting Procedures:

Per Cal Cities Bylaws Article XII, Sec. 2, all votes will be conducted by voice vote first. If the presiding official cannot determine the outcome, a vote will be taken by an alternative method, typically a raise of voting cards by voting delegates. A roll call vote may be called for by delegates of ten percent or more of the General Assembly.
3 2026 Resolution Packet
2026 Resolution

1. Resolution No. 1 submitted by City of Murrieta
• Letters of concurrence submitted by:
i. City of Banning;
ii. City of Calimesa;
iii. City of Canyon Lake;
iv. City of Moreno Valley;
v. City of Norco;
vi. City of Torrance;
vii. Crystal Ruiz, Mayor, City of San Jacinto;
viii. Jessica Alexander, Mayor, City of Temecula
• Referred to Housing, Community, and Economic Development Committee
• Policy Committee Recommendation:
• Resolutions Committee Recommendation:
4 2026 Resolution Packet
Resolution No. 1
Submitted by City of Murietta
5 2026 Resolution Packet

1. A RESOLUTION OF THE GENERAL ASSEMBLY OF THE LEAGUE OF CALIFORNIA CITIES

CALLING FOR A WORKING GROUP TO CONSIDER A STATE CONSTITUTIONAL

AMENDMENT OR OTHER FORM OF INITIATIVE TO ENSURE FINAL LOCAL AUTHORITY OVER

HOUSING AND LAND USE DECISIONS
Source: City of Murrieta
Concurrence of five or more cities/city officials
Cities/city officials: City of Banning; City of Calimesa; City of Canyon Lake; City of Moreno Valley; City of Norco; City of Torrance; Crystal Ruiz, Mayor, City of San Jacinto; Jessica Alexander, Mayor, City of Temecula
Referred to: Housing, Community, and Economic Development Policy Committee WHEREAS, California cities have historically been responsible for adopting general plans and zoning regulations, reviewing housing development proposals, and providing or coordinating the streets, water, wastewater, public safety, parks, transportation, and other infrastructure and services necessary to support responsible, environmentally sound, and well-planned residential growth; and
WHEREAS, the League of California Cities is dedicated to protecting and expanding local control for municipalities across the state to ensure their orderly growth and development; and
WHEREAS, the League of California Cities recognizes that local zoning is a primary function of cities and an essential component of home rule, and that a city’s general plan should guide its land use planning and strategic decision-making free from pre-emption by the state; and
WHEREAS, increasingly prescriptive statewide housing mandates and development approval requirements can override locally adopted plans, zoning standards, and public review procedures without adequately accounting for differences that exist in each unique jurisdiction in infrastructure capacity, water availability, wildfire and evacuation risks, environmental constraints, fiscal impacts, public service needs, and community priorities; and
WHEREAS, California’s housing goals can be more effectively advanced through state funding, streamlined environmental requirements, and voluntary partnerships that support housing production while preserving the authority of locally elected officials to determine how and where housing is best planned and approved; NOW, THEREFORE, BE IT RESOLVED, by the General Assembly of the League of California Cities, assembled during the Annual Conference in Anaheim, California, on September 25, 2026, that the League of California Cities support the development and advancement of a state constitutional amendment or other legislative, policy, or ballotbased strategies that restore and strengthen local authority over housing and land use matters within municipal boundaries, including general plans, housing elements, zoning, density, design and development standards, project siting, and the approval or denial of housing development applications; and
6 2026 Resolution Packet
BE IT FURTHER RESOLVED, that any constitutional amendment or alternative strategy should preserve the State’s authority to establish broad statewide housing goals and enforce constitutional and civil rights, fair housing requirements, building and life-safety standards, and generally applicable environmental protections, while protecting cities from state actions that compel, through funding conditions or state law, the approval of housing developments that are inconsistent with locally adopted requirements; override local zoning or density standards; or invalidate locally adopted housing or land use decisions when a city has planned in good faith to accommodate its regional housing needs allocation and maintains adequate capacity for housing at all income levels; and BE IT FURTHER RESOLVED, that the League of California Cities consider establishing a statewide working group or other appropriate committee(s) to evaluate and develop a proposed constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use matters including but limited to: conducting appropriate legal, fiscal, and policy analyses; engaging cities and other stakeholders; and building a statewide coalition of proponent supporters in preparation for; the November 2030 General Election, or within another reasonable time frame as determined by the working group.
7 2026 Resolution Packet
Resolution No. 1: Background
Information
8 2026 Resolution Packet
Background Information for Resolution
Source: City of Murrieta
Background:

California cities are responsible for planning residential growth, adopting general plans and zoning regulations, reviewing development proposals, and providing or coordinating the infrastructure and public services necessary to support new housing. Since 2010, the State has enacted more than 500 housing-related laws that have increasingly shifted housing and land use authority away from local governments. These laws have expanded by-right development, limited locally adopted standards and review processes, and established enforcement mechanisms, including the builder’s remedy, that may override local plans and zoning. Although these measures are frequently presented as solutions to housing affordability, many increase development capacity or restrict local review without delivering the meaningful production of housing needed to address the housing crisis.

At the same time, the State has continued to prioritize increased development capacity without adequately accounting for the infrastructure, public services, economic realities, and safety measures necessary to support housing growth.

State mandates often fail to reflect local conditions, including roadway and utility capacity, water availability, wildfire exposure, environmental limitations, fiscal impacts, and the availability of essential services. Cities are consequently required to accommodate additional housing while receiving no funding or assistance to address the resulting infrastructure and service demands.

Local elected officials are directly accountable to the residents who experience the effects of development decisions and are responsible for balancing housing production with infrastructure capacity, public safety, environmental protection, fiscal sustainability, and community needs. Cities of all types in California have been grappling with this dynamic, ranging from urban to rural, coastal to inland, small to large, northern to southern, voicing concerns to legislative representatives with minimal responsiveness. This is an issue of statewide concern that needs the strength and diversity of the League of California Cities to pursue a long-term solution.

The proposed resolution directs the League of California Cities to establish a statewide working group to evaluate a constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use decisions. The working group would be tasked with developing a more balanced framework that preserves the State’s role in establishing broad housing goals and enforcing constitutional, civil rights, fair housing, building, life-safety, and environmental requirements, while restoring meaningful local authority to allow cities to determine how statewide housing 9 2026 Resolution Packet
objectives should be implemented in a manner that reflects local conditions and community priorities while continuing to support responsible housing production.

As the primary statewide organization representing California cities, the League is uniquely positioned to lead this effort. Its established policy, legal, legislative, communications, and advocacy networks enable it to convene municipalities, evaluate potential strategies, conduct legal and fiscal analyses, build consensus, engage stakeholders, and coordinate with statewide decision-makers. League leadership would help ensure that any recommendation reflects the collective interests of California municipalities and would provide the credibility, organizational capacity, and statewide reach necessary to advance a viable strategy.
10 2026 Resolution Packet
Resolution No. 1: Letters of
Concurrence
11 12
13 July 23, 2026
President Gabe Quinto
League of California Cities
1400 K Street, Suite 400
Sacramento, CA 95814
Subject: Support for a Resolution Establishing a Working Group to Evaluate a State Constitutional Amendment or Other Initiative to Restore Local Housing and Land Use Authority Dear President Quinto,
The City of Murrieta is sponsoring a resolution for consideration by the General Assembly of the League of California Cities to establish a statewide working group to evaluate a constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use decisions.

The proposed resolution, together with the required background materials, will be submitted to Cal Cities for consideration at the 2026 Annual Conference in Orange County on September 24 and

25. The resolution would direct the League to convene a working group to evaluate potential approaches for addressing the increasingly broad and prescriptive state mandates affecting local housing, zoning, development standards, and project approval authority.

On behalf of the City of Canyon Lake, this letter confirms our support for the City of Murrieta’s submission of the proposed resolution and its consideration by the League of California Cities General Assembly at the 2026 Annual Conference.

Sincerely,
Arron Brown
City Manager
City of Canyon Lake
14 July 23, 2026
President Gabe Quinto
League of California Cities
1400 K Street, Suite 400
Sacramento, CA 95814
Subject: Support for a Resolution Establishing a Working Group to Evaluate a State Constitutional Amendment or Other Initiative to Restore Local Housing and Land Use Authority Dear President Quinto,
The City of Murrieta is sponsoring a resolution for consideration by the General Assembly of the League of California Cities to establish a statewide working group to evaluate a constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use decisions.

The proposed resolution, together with the required background materials, will be submitted to Cal Cities for consideration at the 2026 Annual Conference in Orange County on September 24 and 25. The resolution would direct the League to convene a working group to evaluate potential approaches to address increasingly broad and prescriptive state mandates affecting local housing, zoning, development standards, and project approval authority.

On behalf of the City of Moreno Valley, this letter confirms our support for the City of Murrieta’s submission of the proposed resolution and its consideration by the League of California Cities General Assembly at the 2026 Annual Conference.

Sincerely,
Brian Mohan
City Manager
City of Moreno Valley

15 July 22, 2026
President Gabe Quinto
League of California Cities
1400 K Street, Suite 400
Sacramento, CA 95814
Subject: Support for a Resolution Establishing a Working Group to Evaluate a State Constitutional Amendment or Other Initiative to Restore Local Housing and Land Use Authority
Dear President Quinto,
The City of Murrieta is sponsoring a resolution for consideration by the General Assembly of the League of California Cities to establish a statewide working group to evaluate a constitutional amendment or other legislative, policy, or ballot-based strategies to restore and strengthen local authority over housing and land use decisions.

The proposed resolution, together with the required background materials, will be submitted to Cal Cities for consideration at the 2026 Annual Conference in Orange County on September 24 and 25. The resolution would direct the League to convene a working group to evaluate potential approaches for addressing the increasingly broad and prescriptive state mandates affecting local housing, zoning, development standards, and project approval authority.

On behalf of the City of the Norco, this letter confirms our support for the City of Murrieta’s submission of the proposed resolution and its consideration by the League of California Cities General Assembly at the 2026 Annual Conference.

Sincerely,
Kevin Bash
City Council Member
(951) 768-8981
16 17
18 19
20 July 23, 2026
Mr. Gabe Quinto, President
League of California Cities
1400 K Street, Suite 400
Sacramento, CA 95814
Subject: Support for the City of Murrieta's Resolution Establishing a Working Group to Evaluate a State Constitutional Amendment or Other Initiative to Restore Local Housing and Land Use Authority Dear President Quinto:

I am writing in my individual capacity as Mayor of the City of Temecula to express my strong support for the City of Murrieta's proposed resolution for consideration by the General Assembly of the League of California Cities at the 2026 Annual Conference.

The proposed resolution presents an important opportunity to thoughtfully evaluate the appropriate balance between California's statewide housing objectives and the constitutional principle of local governance. Establishing a statewide working group to examine a potential constitutional amendment, legislative reforms, or other policy initiatives will provide a meaningful forum to assess how local authority over housing and land use decisions can be strengthened while continuing to address the State's housing challenges.

Cities are uniquely positioned to understand the needs, opportunities, and constraints of their communities. Local elected officials are accountable to the residents they serve and are best equipped to make land use decisions that reflect a community's character, infrastructure capacity, economic development goals, environmental stewardship, and long-term vision. Equally important, local governments bear the primary responsibility for protecting public safety. Decisions regarding housing density, transportation, emergency access, wildfire preparedness, evacuation routes, police and fire service capacity, water availability, and critical infrastructure are inherently local matters that require the knowledge and judgment of those who serve their communities every day.

While the State has an important role in addressing California's housing needs, a collaborative approach that respects local expertise and preserves meaningful local discretion will produce stronger, safer, and more sustainable communities. The proposed working group offers an opportunity to evaluate policies that achieve these shared objectives while restoring an appropriate balance between state direction and local authority.
21 Mr. Gabe Quinto, President
League of California Cities
July 23, 2026