HomeMy WebLinkAboutAgenda Report - January 18, 2006 K-04AGENDA ITEM 14"* q
CITY OF LODI
VW COUNCIL COMMUNICATION
TM
AGENDA TITLE: Consider Resolution authorizing the City Manager to enter into: 1) a Blue
Shield/Reynolds Ranch Annexation Application ReimbursementAgreement; and 2) a contract with
Willdan to provide engineering/planning support services for a General Plan Amendment, Pre -Zoning,
Master Plan/Development Plan, Annexation, and Environmental Impact Reportfor an approximate 220
acre area up to a half mile south of Harney Lane between State Route 99 and the Union Pacific Railroad
for a 20 acre Blue Shield office, an approximate41 acre regional/community shopping center and
approximately 134 acres of residential uses at a variety of densities and types with a potential 10 acre
school site, 29 acres of open space and a 1 acre fire station.
MEETING DATE: January 18,2006
PREPARED BY: Randy Hatch, Community Development Director
RECOMMENDED ACTION: Consider Resolution authorizing the City Manager to enter into 1) a
Blue Shield/Reynolds Ranch Annexation Application ReimbursementAgreement; and 2) a contract with
Willdan to provide engineering/planning support services for a General Plan Amendment, Pre -Zoning,
Master Plan/Development Plan, Annexation, and Environmental Impact Report for an approximate 220
acre area up to a half mile south of Harney Lane between State Route 99 and the Union Pacific Railroad.
BACKGROUND INFORMATION: The current General Plan designates the area one half mile south of
Harney Lane between State Route 99 and just west of Lower
Sacramento Road as Planned Residential Reserve (PRR). According to the General Plan, these PRR
areas "are well suited for residential development, but are not expected to develop within the time frame of
the General Plan 2007." The City is now at the end of the time frame of the General Plan 2007. The
process to prepare an updated General Plan has begun. The first expected development as part of this
proposal (Blue Shield office) is projected to start construction in fall 2006 with completion in summer -fall
2007, complying with the time frame of the current General Plan. The City, therefore, is now at the point
that the current General Plan expected development to be considered for this area. Further, this
geographic area is within the LAFCO approved "Sphere of Influence" which is a necessary pre-conditionto
consider annexation and development.
REQUEST: The Developer requests that the City Council authorize the City Manager to enter into two
agreements to allow the Blue Shield/Reynolds Ranch proposal to be evaluated for possible
approval. The major steps being requested are: a General Plan Amendment; Pre -Zoning; Master Plan for
the entire 220 acre area covering general land uses and basic infrastructure planning for roads, sewer,
water, drainage, utilities, etc.; Development Plan for the office, retail, and fire station portion of the
proposal; annexation of the entire 220 acre site; and an Environmental Impact Report. Should Council
approve this agreementthe development agreement for this proposal would be prepared and submitted for
consideration shortly. A development plan for the residential, park and potential school uses will be
APPROVED: f _Mzal� N
BlAbWg, City Manager
prepared and submitted as a separate subsequent proposal for consideration. A summary fact sheet and
a project description with project site map is attached.
The proposed ReimbursementAgreement and proposal from Willdan to provide engineering and support
services for this project are attached. Staff has been in discussionswith the project applicate about this
proposal and has determined that given the scope, detail and time frame consultant assistance is required
to provide a thorough, complete and professional review and evaluation of this proposal. Staff requested
proposals for such assistance from four qualified consultant firms. Two responsive proposals were
received and staff found Willdan's proposal to be the most complete and thorough and at the lowest cost
($323,400.00).
Staff has negotiated the proposed reimbursement agreement with the applicant. This agreementwill
assure the applicant pays for the full costs of processing and evaluating the proposed project. Costs to be
paid for by the applicant include Willdan's fees for services, all City application fees, LAFCO fees, payment
for time devoted by staff in the Community Development, Public Works, and City Attorney offices as well
as required notices, postings, maps, etc.
GENERAL PLAN UPDATE: The City is at the beginning of the General Plan update. Staff is of the
opinion based on Council discussion and the work of the Greenbelt Task
Force, that the area one half mile south of Harney Lane between State Route 99 and just west of Lower
Sacramento Road representsthe final developable area on the City's southern side. This proposed
development would not conflict with that effort and, in fact, would define how the City's southern
development would interface with the expected greenbelt/community separator area. This could be
achieved through the use of Site Plan Design, infrastructure planning, architecture, greenbelt separators
and open space. Staff would suggest that the area south of Harney Lane between State Route 99 and just
west of Lower Sacramento Road is somewhat defined in terms of broad policy direction and therefore is
the only area outside the City limits that staff would support planning studies be undertaken prior to the
completion of the General Plan Update.
IMPLICATIONS OF COUNCIL APPROVAL/NEXT STEPS: Council approval to authorize the City
Manager to execute the Reimbursement Agreement and contract with Willdan does
not commit the Council to approve the requested project. Council authorization for the Reimbursement
Agreement and consultant contract does direct staff to begin the process to evaluate the proposal and
does represent a commitment of staff time to coordinate and evaluate the work of Willdan in its review and
evaluation of this proposed project. The Council continues to have full opportunity to deny or approve the
project at the subsequent Council Public Hearings. If Council does authorize the execution of the
Reim bu rsement Agreement and contractwith Willdan, on January 18, 2006 staff will moveforward
immediately on the project. To meet the timeline, staff expects to release the Notice of Preparation (NOP)
of an EIR on Friday January 20,2006.
FISCAL IMPACT: All costs associated with this proposal will be paid by the applicant. There will be no
impact to the General Fund. Staff will closely track expenses and time to fully reimburse the City. Some of
the work done as part of this project is expected to feed into the City's efforts on its General Plan Update.
FUNDING AVAILABLE: None required
Ruby PY,6te, Interim Finance Director
Randy,ch
Community Development Director
RHlkjc
Attachments
cc:
Blue Shield/Reynolds Ranch Project
Office (Blue Shield):
Acreage: Approximately 20 Ac
Size of Building:
Sq. Ft.: 160,000 square feet initially and 200,000 sq. ft.
over time. They are also considering getting entitlements to build an
additional 250,000 sq. ft. of office space for a total of 450,000 sq.
ft.
Height and stories:
Comparison for Building Size:
Blue Shield Bldg. = 2 Stories
Blue Shield Footprint
expected to be approximately
75,000 - 100,000 square feet
Photo of the El Dorado Hills facility: See Attached
Number of Blue Shield Employees (and in what phases): Phase I - 1,000
Phase II - 600
Total: 1,600
Wage ranges for the jobs: Average wage is approximately $12.00
Estimated construction/development costs: Building construction
approximately $150/square foot - approximately $22,500,000 - 30,000,000
Annual property tax based upon 180 of the 10 of assessed valuation:
$40,500 - $54,000
Commercial:
Acreage:
Approximately 41 acres
Number of Buildings: One 100,000 square foot building and one
150,000 square foot building each on its own 20+ acre parcel
Major tenants not in the Lodi Market
Kohls
Costco, Home Depot,
Estimated construction/development costs for typical tilt up
constructions: $60 / sq. ft.
100,000 sq. ft. bldg. = 6,000,000 150,000 sq. ft. bldg. = 9,000,000
Annual property tax based upon 18% of the 1% of assessed valuation:
100,000 sq. ft. bldg. = $10,800 150,000 sq. ft. bldg. = $16,200
Sales Tax: Sales Tax will range between $300,000 - $500,000 annually
per major tenant depending upon tenant. Two major tenants will produce
approximately $600,000 - $1 million annually, plus up to $500,000
annually from additional out pads.
Residential:
Acreage: 140+ acres of residential including park and public uses
Possible number of housing units:
Senior High Density
3 Ac.
@
20.1-30 du/ac. =
Approximately
51 -
76
Dwelling Units
(Without
any density bonuses)
Senior Medium Density:
12 Ac. @
7.1-20 du/ac. =
Approximately
73 -
204
Dwelling Units
(Without
any density bonuses)
High Density Residential:
8 Ac.
@
20.1-30 du/ac. =
Approximately
12 -
204
Dwelling Units
Medium Density Residential:
35.5
Ac.
@ 7.1-20 du/ac.
= Approximately
214 -
603
Dwelling Units
Low Density Residential:
75.5
Ac.
@ 1-7.0 du/ac.
= Approximately
64 -
449
Dwelling Units
School: 10 acre site
Park: 6 acres
Fire Station: 1
PROJECT DESCRIPTION
The project involves the creation of a Development Plan of approximately 60 acres within a
larger infrastructure Master Plan of approximately 220 acres all within the southeast section of
the City of Lodi's Sphere of Influence. As the attached map describes, the entire project
boundary is bordered by the State Route 99 to the east, the Union Pacific Rail Road to the west,
Harney Lane to the North, and the property line that runs parallel and approximately 637 feet
north of Scottsdale Road to the South.
The Master Plan entails approximately 140+ acres of residential including park and public uses,
20+ acres of office, and 40+ acres of retail use. It is anticipated the Master Plan will focus
primarily on infrastructure needs to serve land uses proposed in the 60 -acre project area and
projected by the General Plan for the remaining 160 acres. The Development Plan will study
only the office and retail uses totaling 60+ acres. The office use is anticipated to be
approximately a 200,000 square foot multi -story building on a 20+ acre site employing a total of
1,600 employees at full capacity. The office user is anticipated to be a single owner -occupied
corporation operating back office services and a large call center with an expected parking need
of 900+ spaces in two shifts. The retail component is proposed to consist of one 100,000 square
foot building and one 150,000 square foot building each on its own 20+ acre parcel. Therefore,
the City is looking for a Program Level analysis for the Master Plan and Project Level analysis
for the Development Plan.
The entire project area is outside the current City boundaries but within the Planned Residential
Reserve designation of the General Plan and within the Sphere of Influence. The following tasks
are anticipated for the respective plans:
General Plan Amendment
Program Level Infrastructure Master Plan for 220+ Acres focusing primarily on:
• Traffic
• Utilities Infrastructure (Water, Sewer, and Storm Water Drainage)
• Public Safety (specifically there is a definite need for an additional fire station)
Project Level Development Plan for 60+ Acres
• Pre -Zoning Designation
• Annexation
• Site Planning
• Architectural Review
EIR
• Program level for Master Plan
• Project level for Development Plan
The City is looking for a consultant that will facilitate the entire process which includes but is
not limited to the preparation of necessary minutes, presentations, staff reports, technical studies,
required public notices, attend all public meetings, and see the entire process until all the
necessary planning entitlements are in place and the land is annexed into the City Limits.
BLUE SHIELD/REYNOLDS RANCH ANNEXATION APPLICATION
REIMBURSEMENT AGREEMENT
This Agreement is made by and between the City of Lodi, a municipal
corporation, hereafter referred to as "CITY", San Joaquin Valley Land Company, LLC, a
California limited liability company, hereafter referred to as "DEVELOPER" and Blue
Shield of California Life & Health Insurance Company, a California corporation.,
hereafter referred to as "Blue Shield".
RECITALS
A. DEVELOPER wishes to seek the annexation of certain real property to the
City of Lodi, for the purpose of future development. DEVELOPER is in negotiations
with Blue Shield for the location of its two phase 1600 employee national call center.
CITY intends to provide thorough, complete, and professional review of DEVELOPER's
various land use applications. In order to provide such thorough, complete, and
professional review, City intends to supplement its existing staff with qualified adjunct
staff secured via a consultant services agreement. DEVELOPER agrees to reimburse
CITY for all its expenses related to the thorough, complete, and professional review of
DEVELOPER's various land use applications including but not limited to contracting
with outside vendors as provided in this Agreement.
B. The property proposed for annexation is shown on Exhibit "A" which is
attached hereto and incorporated herein by this reference (the "Property").
C. State Annexation Laws and City policies and procedures require the
preparation of a comprehensive area -wide plan for all the area proposed for annexation as
currently proposed and as planned for the future. CITY seeks to obtain said
comprehensive area -wide plan via a program level Master Plan and a specific project
level Development Plan.
D. Said Plans will require an Environmental Impact Report ("EIR") to
determine the environmental impact, if any, of the proposed Master Plan and
Development Plan.
E. The parties contemplate that they may enter into a later Development
Agreement regarding the construction of the Project pursuant to the authorities set forth
in Government Code Section 65864 et seq. However, the parties acknowledge that this
agreement is not a development agreement, and does not commit them to enter into a
development agreement at some later date or provide any land use entitlements.
F. CITY's policies and procedures require that DEVELOPER bear the full
cost of processing the annexation application, including preparation of Master Plan and
Development Plan, all environmental assessment work and documentation, all payment
8882650 35890/0001 11Jan06 PDE
of CITY and LAFCO application fees, all City staff time associated with the processing
of the application, and all outside consultant services required for the processing of the
application. Subsequent preparation of a development agreement and the costs associated
therewith are not included in this Agreement.
G. The total estimated fees and costs for the processing of the application are
$476,000.00. The fees listed herein are estimates. Should the actual fees and costs
exceed the estimates, DEVELOPER shall pay the difference. Likewise should the actual
costs be less than the estimated costs, DEVELOPER's obligation shall be reduced
accordingly.
H. CITY is willing to reimburse DEVELOPER for that portion of the costs
paid by DEVELOPER which represents the proportionate share of such costs which
benefit property not owned by DEVELOPER but included in the Master Plan area to the
extent that CITY is able to establish and impose an area of benefit assessment on the
benefited property. Said reimbursement will be the subject of a separate agreement in
which CITY will make reimbursement payments to DEVELOPER from assessments
against the other benefited properties at the time such properties develop.
I. The Parties further acknowledge that the California Fair Political Practices
Act requires that DEVELOPER have no direction or control over the response times,
selection, supervision, activities, recommendations or decisions of the Contract Planner.
J. Blue Shield is executing this Agreement for the purpose of evidencing its
current intention to enter into an agreement for the purchase of an approximately 20 acre
portion of the Property for development of an approximately 200,000 square foot call
center.
NOW THEREFORE in consideration of the mutual covenants made herein, the
parties agree as follows:
1. Recitals True and Correct. The parties agree that the "RECITALS"
contained hereinabove are true and correct.
2. Expense Reimbursement. CITY will engage outside vendors and in-house
staff in its sole discretion to perform the legal, environmental and planning services
necessary for the Project. DEVELOPER will reimburse CITY for all in-house and
outside costs associated with the Project. The fees listed herein are estimates. Should the
actual fees and costs exceed the estimates, DEVELOPER shall pay the difference.
Likewise should the actual costs be less than the estimated costs, DEVELOPER'S
obligation shall be reduced accordingly.
3. DEVELOPER'S Cooperation. DEVELOPER will cooperate with CITY in
performing the legal, environmental and planning work required of the CITY to advance
the Project.
4. DEVELOPER'S Deposit. Upon execution of the Agreement,
DEVELOPER shall deposit $60,000.00 cash (or other equivalent security in a form
8882650 35890/0001 2 11Jan06 PDE
approved by the City Manager) with CITY. CITY will hold the deposit and charge
invoices received and in-house expenses incurred against the deposit. In the event that
the deposit is drawn down to a balance of less than $20,000.00, DEVELOPER shall
deposit additional funds to maintain an evergreen balance of at least $20,000.00
("Evergreen Deposit"). DEVELOPER shall deposit the Evergreen Deposit within 15
days of receiving notice from CITY. In the event that funds remain on deposit at the
conclusion of the services contemplated by this Agreement; they shall be refunded to
DEVELOPER. The deposit shall earn interest at the LAIF rate. Interest shall be credited
back to the Evergreen Account and only refunded if a positive balance remains at the
conclusion of the project.
5. Blue Shield Decision Date. On or before the date 30 days after the date
this Agreement is fully executed (the 'Blue Shield Decision Date") Blue Shield shall
notify CITY and DEVELOPER whether Blue Shield intends to pursue its purchase of a
portion of the Property to the exclusion of other possible sites in the Stockton/Lodi area
('Blue Shield Affirmative Decision").
6. Blue Shield/DEVELOPER Agreement. Blue Shield and DEVELOPER
intend to promptly negotiate the terms of an Agreement of Purchase and Sale (the
"Purchase Agreement"), pursuant to which Blue Shield will purchase an approximately
20 acre portion of the Property for development of an approximately 200,000 square foot
call center.
7. Termination of Agreement.
a. Based on Blue Shield Decision Date. If Blue Shield does not
deliver the Blue Shield Affirmative Decision by the Blue Shield Decision Date, then, on
or before the date 15 days after the Blue Shield Decision Date, DEVELOPER shall
terminate this Agreement by delivering notice to CITY, in which case CITY shall refund
to DEVELOPER any unused funds previously deposited by DEVELOPER
b. Termination after Blue Shield Decision Date. If after the Blue
Shield Decision Date, Blue Shield fails to enter into the Purchase Agreement or
terminates the Purchase Agreement, then DEVELOPER may terminate this Agreement
by delivering notice to CITY, in which case CITY shall refund to DEVELOPER any
unused funds previously deposited by DEVELOPER.
C. Post Termination Work. Notwithstanding the provisions of
Section 7(a) and (b), DEVELOPER may request that, after DEVELOPER has delivered
notice of termination, CITY complete work in progress as identified by DEVELOPER.
DEVELOPER shall reimburse CITY for the costs of completion of the identified work.
8. Payment of Costs Not Contingent on Project Approval/No Entitlements
Granted. The payment of the fees and costs identified herein is not contingent upon the
approval of the proposed annexation. DEVELOPER understands that the proposed
annexation requires the approval of LAFCO and the Lodi City Council. DEVELOPER
fully accepts all risks associated with the approval process. Nothing in this Agreement
8882650 35890/0001 3 11Jan06 PDE
shall provide DEVELOPER with any right to secure approval of any development plan or
other entitlement. In addition, DEVELOPER agrees that it will have no rights to select
the Contract Planner; or direct the work, response times, recommendations or approvals
of the Contract Planner.
9. DEVELOPER'S Failure to Pay. Should DEVELOPER fail to make any of
the payments in the amounts and at the times stated in the Section 4 of this Agreement,
CITY may, at its option, stop all further work on the project and not proceed until the
sums due are paid. Should DEVELOPER abandon the project, DEVELOPER shall be
responsible for the payment to CITY of all fees and costs incurred by CITY at the time
the project is abandoned, including such fees and costs for all work in progress but not
yet billed to CITY by its contract consultants.
10. No Damages for Delay. CITY, its officers, agents, or employees shall not
be responsible or liable to DEVELOPER for any damages of any type or description
which may result from any delays associated with the processing of the project whether
caused by the negligence of CITY, its officers, agents, employees, or otherwise.
11. California Law. This Agreement shall be construed and interpreted both
as to validity and to performance of the parties in accordance with the laws of the State of
California. Legal actions concerning any dispute, claim, or matter arising out of or in
relation to this Agreement shall be instituted in the Superior Court of the County of San
Joaquin, State of California, or any other appropriate court in such county, and
DEVELOPER covenants and agrees to submit to the personal jurisdiction of such court
in the event of such action.
12. Waiver. No delay or omission in the exercise of the right or remedy by a
non -defaulting party on any default shall impair such right or remedy or be construed as a
waiver. Any waiver by either party or any default must be in writing and shall not be a
waiver of any other default concerning the same and any other provision of this
Agreement.
13. Attorney. If either party to this Agreement is required to initiate or
defend or is made a party to any action or proceeding in any way connected with this
Agreement, the prevailing party in such action or proceeding, in addition to any other
relief which may be granted, whether legal or equitable, shall be entitled to reasonable
attorneys' fees. Attorneys' fees shall include attorneys' fees on any appeal, and in
addition a party entitled to attorneys' fees shall be entitled to all other reasonable costs for
investigating such action, taking depositions and discovery, and all other necessary costs
the court allows which are incurred in such litigation. All such fees shall be deemed to
have accrued on commencement of such action and shall be enforceable whether or not
such action is prosecuted to judgment.
14. Interpretation. The terms of this Agreement shall be construed in
accordance with the meaning of the language used and shall not be construed for or
against either party by reason of the authorship of this Agreement or any other rule of
construction which might otherwise apply.
8882650 35890/0001 4 11Jan06 PDE
15. Integration: Amendment. It is understood that there are no oral
agreements between the parties hereto affecting this Agreement and this Agreement
supersedes and cancels any and all previous negotiations, arrangements, agreements, and
understandings, if any, between the parties, and none shall be used to interpret this
Agreement. This Agreement may be amended at any time by the mutual consent of the
parties by an instrument in writing.
16. Severability. In the event that any one or more of the phrases, sentences,
clauses, paragraphs, or sections contained in this Agreement shall be declared invalid or
unenforceable by a valid judgment or decree of a court of competent jurisdiction, such
invalidity or unenforceability shall not affect any of the remaining phrases, sentences,
clauses, paragraphs, or sections of this Agreement which are hereby declared as severable
and shall be interpreted to carry out the intent of the parties hereunder unless the invalid
provision is so material that its validity deprives either party of the basic benefit of their
bargain or renders this Agreement meaningless.
17. Corporate Authority. The persons executing this Agreement on behalf of
the parties hereto warrant that (i) such parry is duly organized and existing, (ii) they are
duly authorized to execute and deliver this Agreement on behalf of said parry, (iii) by so
executing this Agreement, such party is formally bound to the provisions of this
Agreement, and (iv) the entering into this Agreement does not violate any provision of
any other Agreement to which said party if bound.
18. Indemnification, Defense and Hold Harmless.
a. DEVELOPER agrees to and shall indemnify, defend and hold
CITY, its council members, officers, agents, employees and representatives harmless
from liability for damage or claims of damage, for personal injury, including death, and
claims for property damage which may arise from CITY's hiring of a Contract Planner
and the service provided thereby.
b. DEVELOPER's obligation under this section to indemnify, defend
and hold harmless CITY, its council members, officers, agents, employees, and
representatives shall not extend to liability for damage or claims for damage arising out
of the sole negligence or willful act of CITY, its council members, officers, agents,
employees or representatives. In addition, DEVELOPER's obligation shall not extend to
any award of punitive damages against CITY resulting from the conduct of CITY, its
council members, officers, agents, employees or representatives.
C. With respect to any action challenging the validity of this
Agreement or any environmental, financial or other documentation related to approval of
this Agreement, DEVELOPER further agrees to defend, indemnify, hold harmless, pay
all damages, costs and fees, if any incurred to either CITY or plaintiff(s) filing such an
action should a court award plaintiff(s) damages, costs and fees, and to provide a defense
for CITY in any such action.
SIGNATURES FOLLOW ON NEXT PAGE
8882650 35890/0001 5 11Jan06 PDE
IN WITNESS WHEREOF, the parties have executed and entered into this
Agreement as of the date first written above.
ATTEST:
IRa
Susan Blackston, City Clerk
APPROVED AS TO FORM:
D. Stephen Schwabauer, City Attorney
THE CITY OF LODI, a municipal
corporation
By:
Blair King, City Manager
DEVELOPER:
SAN JOAQUIN VALLEY LAND
COMPANY, LLC, a California limited
liability company
LE
Name:
Title:
Address:
--AND--
8882650 35890/0001 6 11Jan06 PDE
BLUE SHIELD:
BLUE SHIELD OF CALIFORNIA LIFE
& HEALTH INSURANCE COMPANY,
California corporation
By:
Name:
Title:
Address:
888265v3 35890/0001 7 11Jan06 PDE
EXHIBIT A
MASTER PLAN AND ANNEXATION AREA
WILLDAN
Serving Public Agencies
November 14,2005
Mr. Peter Pirnejad
Planning Manager
City of Lodi
221 West Pine Street
P.O. Box 3006
Lodi, CA 95241-1910
Subject: Proposal to Provide Engineering/Planning Support Services for a General Plan
Amendment, Master Plan/Development Plan and Environmental Impact Report
for a 220 -Acre Area Located Within the City of Lodi Sphere of Influence
Dear Mr. Pirnejad:
Willdan is pleased to present this proposal to provide engineering and planning services in
support of a proposed General Plan Amendment, Master Plan/Development Plan, and
Environmental Impact Report (EIR) for a 220 -acre area located within the City of Lodi's Sphere
of Influence. In general, Willdan will perform the scope of work as outlined in your Request for
Proposal (RFP), which was received by our office on November 10,2005.
The requested services are comprised of four (4) key elements as noted below:
I. Entitlement Processina
The entire project area is located outside of the corporate limits of the City of Lodi; however, it is
located within the Planned Residential Reserve designation of the General Plan and within the
City's Sphere of Influence. The Master Plan envisions office and retail uses in addition to
residential uses, thus requiring an amendment to the City's General Plan to accommodate the
uses called out in the Master Plan. Willdan will assist the City in processing the General Plan
Amendment and annexation as well as conducting architectural and design review for the
project, Willdan, as an extension of City staff, will perform all tasks associated with entitlement
processing, including preparation of notices, staff reports, and meeting minutes and making
presentation at all required public meetings/hearings.
Develop Program Level Infrastructure Master Plan (220 Acres)
The Master Plan will address the future infrastructure needs of the area as a whole, as well as
infrastructure needed to serve land uses proposed in the 60 -acre project area which would be
developed with office/retail land uses and be subject to a more precise Development Plan.
Primary to this task will be to develop an Infrastructure Master Plan, which addresses the traffic,
utilities, and public safety needs of the area. Therefore, a program level analysis of
infrastructure needs will be developed for the Master Plan area, including an in-depth needs
assessment for traffic, circulation, water, sewer, and storm water drainage. The plan will also
address the potential need for increased fire prevention services for the area. Willdan civil
engineers, traffic engineers, and other support personnel will work with City staff in developing
the Infrastructure Master Plan.
III. Develop Proiect Level Development Plan (60 Acres)
November 14,2005
Page 2
A 60+ acres portion of the Master Plan area will require the development of a Project Level
Development Plan to address future office and retail uses. These uses would be principally
located on the eastern portion of the Plan area, adjacent to State Route 99. This work task
would include preparing site-specific development guides for the office/retail areas, and
providing design guidelines, which establish architectural criteria for the future development of
these uses.
IV. Prepare Environmental Impact Report
Finally, Willdan will prepare an Environmental Impact Report (EIR) for the Master Plan Area that
analyzes impacts of the Development Plan at the project level and the Master Plan at the
program level. Our work would include all facets of EIR preparation and processing from
preparation of an Initial Study and issuance of the Notice of Preparation (NOP) through filing the
Notice of Determination (NOD). In preparing the EIR, Willdan will analyze project impacts and
suggest mitigation measures as necessary to alleviate potentially significant impacts, such as
the payment of agricultural mitigation fees to offset the potential loss of commercially productive
agricultural land. Willdan planning and environmental staff will assume responsibility for this
portion of the work program with assistance by Willdan civil and traffic engineers, and outside
technical specialists as required.
The short timeframe required to respond to this Request for Proposals and the nature of the
work does not allow for a precise development of a fee proposal for the proposed work at this
time, However, we have provided on the enclosed spreadsheet an estimate of anticipated time -
and -materials costs per task, which include travel and other miscellaneous costs and
reproduction expenses. All work will be performed utilizing Willdan's standard Schedule of
Hourly Rates, which is attached. For budgetary purposes only, the estimated fee is
$323,400.00.
The following Willdan team will be assigned to this project. Resumes are enclosed for your
reference.
Project Manager
Robert Blaser, P.E.
Deputy Project Manager
Albert V. Warot
Project Engineer Civil Review
Ken Rukavina, P.E.
Project Engineer Traffic Review
Erik Zandvliet, P.E.
Project ManagerTraffic Support
Lew Gluesing, P.E.
Project Planner, MasterPlan/Project Plan
Dean Sherer, AICP
Project Planner, CEQA Documentation
John Bellas
In addition to these in-house personnel, the following technical specialists would likely be
utilized in assisting with preparation of the EIR:
Noise and Air Quality: Giroux & Associates
Biological Resources: Live Oak Associates
Hazardous Materials: Phase One, Inc.
Economic Impact/Urban Decay Analysis: CBRE/Sedway or Keyser Marston Associates
A tentative time schedule for completing the tasks described above is attached.
If you have any questions, please contact Mr. Robert Blaser at (916) 924-7000.
Respectfully submitted,
November 14,2005
Page 3
WILLDAN
Robert Blaser, P.E.
Senior Vice President
Enclosure
DS:mh
95610-05106-190IP05-221
RESOLUTION NO. 2006-21
A RESOLUTION OF THE LODE CITY COUNCIL AUTHORIZING
THE CITY MANAGER TO EXECUTE BLUE SHIELD/REYNOLDS
RANCH ANNEXATION APPLICATION REIMBURSEMENT
AGREEMENT, AND FURTHER AUTHORIZING THE CITY
MANAGER TO EXECUTE CONTRACT WITH WILLDAN
ENGINEERING/PLANNING SUPPORT SERVICES
NOW, THEREFORE, BE IT RESOLVED that the Lodi City Council does hereby
authorize the City Manager to enter into a Blue Shield/Reynolds Ranch Annexation
Application Reimbursement Agreement; and
BE IT FURTHER RESOLVED that the Lodi City Council hereby authorizes the
City Manager to execute a contract with Willdan to provide engineering/planning support
services for a General Plan Amendment, Pre -Zoning, Master Plan/Development Plan,
Annexation, and Environmental Impact Report for an approximate 220 -acre area up to a
half mile south of Harney Lane between State Route 99 and the Union Pacific Railroad,
and an approximate 41 -acre regional/community shopping center and approximately 134
acres of residential uses at a variety of densities and types with a potential 10 -acre
school site, 29 acres of open space, and a 1 -acre fire station.
Dated: January 18,2006
hereby certify that Resolution No. 2006-21 was passed and adopted by the Lodi City
Council in a regular meeting held January 18, 2006, by the following vote:
AYES: COUNCIL MEMBERS —Beckman, Hansen, and Johnson
NOES: COUNCIL MEMBERS — Mounce and Mayor Hitchcock
ABSENT: COUNCIL MEMBERS— None
ABSTAIN: COUNCIL MEMBERS—None
SUSAN J. BLACK ON
City Clerk
2006-21
Susan Blackston
From:
Susan Hitchcock- Comcast
Sent:
Wednesday, January 18,200612:10 AM
To:
City Council
Cc:
Steve Schwabauer; Susan Blackston; Blair King
Subject:
FW: Blue Shield Project
LA
Blue Shield
Project
�7ouncil Colleaques,
?iease see attached for your information.
Susan
--------------- Forwarded Message:
From: susanhitchcock@comcast.net (Susan Hitchcock)
Tc: rlch hapner@lodinews.com (Rich Hanner)
Subject: Blue Shield Project
Date: Tue, 17 Jan 2006 07:27:58 +0000
> Ri 7_h,
> i nave read both your thoughtful editorial on the Blue Shield project
> and Dale
,Gillespie's response and request: equal time. Would you please consider running
> .n Wednesday's paper the attached, "The General Plan Should Be Shaped by the
• Public's Vision -- Not by the Council's Approval of Premature Development
> Plans?"
> -harnk you _`or this consideration. Please call me if you have any
,questions.
> Susan
1
The General Plan Should Be Shaped by the Public's Vision —
Not by the Council's Premature Approval of Development Plans
The City of Lodi's current 1991 General Plan involved a mammoth public process, which
began in April 1987 and was completed with its adoption in May 1991. The Council is
just beginning the process for a new 20 to 30 -year General Plan. We just approved a
Request for Proposal to obtain a consultant to step us through the plan. However, the City
Council will be asked tonight to give its blessing to a project which lies outside the current
General Plan area, prior to the extensive General Plan review process, and without regard
to the comprehensiveness (city's entire planning area) required by law of a General Plan.
The 1991 Lodi General Plan process began 20 -years ago with a series of opinion surveys
and interviews to gather community input on growth issues and concerns. In January
1988 a detailed background report was prepared describing and assessing existing
conditions, constraints and opportunities for development in Lodi. In March 1988 an
evaluation was made of the City's 20 -year land needs (1987-20007) based on Lodi's 2%
Growth Management Program. In January 1989 an Options Assessment Report was
released, which evaluated three land use options for their impacts on land use, housing,
population, employment, public services and transportation. In March 1989 the three
options were submitted to the Lodi Planning Commission and the City Council for their
preferred land use recommendation. A draft of the policy was released for public review
in December 1989, followed by eight public workshops. Eight more joint general
plan/ environmental impact report hearings were held between August 1990 and
November 1990 to receive public testimony. Prior to final adoption, public hearings were
held in April and May 1991. It was a four-year public process resulting in a General Plan,
which has guided the City of Lodi well for the last 18 years.
The project facing the City Council tonight involves property located outside the City's
20 -year General Plan and the proposed use is inconsistent with the current Lodi General
Plan. The proposal will add 220 acres to the City including up to 1,500 new
hornes/apartments, the Blue Shield two-story 160,000-360,000 sq. ft. office complex
adjacent to the proposed greenbelt and two commercial buildings larger than the size of
Wal-Mart (100,000 &. 150,000 sq. ft.).
We should all be concerned with the proposed approval process for such a major project.
It is important for Lodians to direct the future of the City of Lodi with a new
"comprehensive" General Plan encompassing the public's vision — not a vision
compromised by precedent setting piecemeal development by the City Council.
A General Plan expresses current policies that will shape the future. It should challenge
and inspire us with a vision of what might be — not of what has already received a stamp
of approval. The General Plan is a guide for decision-making by the Council; premature
decision-making, however well intentioned, by the Council should not direct the General
Plan.
Susan Blackston
From:
Susan Blackston
Sent:
Wednesday, January 18,2006 8:52 AM
To:
'edward allum'
Cc:
City Council; Blair King; Steve Schwabauer; Randy Hatch
Subject:
RE: Blue Shield Agreement
Dear Edward --. Alium:
This reply is to confirm that your message was received by the City Clerk's Office and
each member of the City Council. In addition, by copy of this e-mail, we have forwarded
your message to the following departments for informational purposes: 1) City Manager, 2)
City Attorney, and 3) Community Development.
Thank you for expressing your views
/s/ Susan J. Blackston, City Clerk
-----Original Message-----
Crom: edward allum [mailto: edallum@sbcglohal. net]
Sent: Wednesday, January 18, 2006 8:44 AV
Tc: Susan Blackston; Susan Hitchcock; Bob Johnson; JoAnne Mounce; John Beckman; Larry
Hansen
Subject; Slue Shield Agreement
Dear Council Yembers
a:r4 writing to you in support of the Blue Shield Agreement, and request that you do
everything possible to, not only keep Blue Shield in Lodi, But approve the agreement for
>_xpaa�ion. we all know that in general the payroll that is generated by Blue Shield has an
economic trickle down effect of apx 10 times. Lodi needs this revenue source. Lodi needs
-e retain th:'_s type of industry, It is Clean, Professional, and a asset to the community.
We know that Blue Shield is going to build! why give this opportunity to another city. It
only makes 5-nce to support_ this agreement in every way possible. Thank you for your
onsideration, and support in this project,
Respectfully
E'dward L. Allum
2145 Jayhawk Dr
Lodi Ca 95240
209-367-8515
edall:m@sbcgL3bal.net
1