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HomeMy WebLinkAboutResolutions - No. 2006-162WHEREAS, the subject properties included within the Project are described as follows: PZ8210--04-ji�YNOLD$, OWNER ADDRESS CI'T'Y STATE ZIP A —OBEPT& CA ROLYN 'A 33 ET )—KAY—ST —LODI— CA 95240 5 1� "113.05 ifATZAKtAAN, 6H4 L S S � MELI SA PO BOX 2484 LODI —CA 9E52,0 [35I3 1'10-41 REYNCiLOS; R & C ETAL 33 E TOKAY $T LORI CA 95240 058-130-02 YARN R, SEAN & SUMMM 13475 N STOCKTON ST LON CA _ 95240 058-130-03 NEUA SAVVATN; S NGSOSO( RISACK & V 13409 IN STOCKTON ST LOO CA 95240 --658-130-05 AERATE; ISAAC R & RNNA I TR 2036 E3ESHOP ST STOCKTON CA 9&2135 06-8-130 06 ELLAAGG)6RA, DOMENICO TR ET 13323 N STOCKTON ST LORI CA 95240 058-130-6-7 PARSE$, ELISA ADELE 13322 N STOCK -TON ST L70 — CA - 95240 053-130-08 058-130-09 Pi CLEAN, JEFFREY .iOHN ETAL BRADLEY, ERMA F TR ETAL 310 KENSINGTON WAY� 310 KENSINGTON WAY LODI LODI CA CA 95242 95242 055 S3i3 11 STOCKER, PATRICK F & SANDRA H iso 673673 -_ - VICTOR mCA 95253 5$ 130 95 I i�EYNOLD S, ROBERT L & CAROLYN E 33 E TOKAY ST LODI CA 95240 058-136-1 —6 FfEYNC3L%JS> ROBERT i- & C4RQLYN E 33 E —TOKAY ST LODI CA 95240 058-13017 DigLA, i3'ku b & S K 13137 N ST RT 99 W F LORI CA 95240 Q5#3 1311-19 —D E—L CASTILLO, MARCIANOA R 13191 N E -WY 99 LORI CA� 95240 058 1.30 21 i SEEMAN, DELFORD & E TRS 13275 N STOCKTON ST LODI CA 95240 058-130-22 PELLETTI, MARIA 131 C7 S STO3 , TON ST LORI CA 95240 1350130 24 TSIJTSEJ Ai, A NEmS M TFC ET Ai_ 3725 E ARMSTRONG ISD LORI CA 952AQ 058-130-04 dRi EITTS, WILLIAM & CHERYL T 13387 N STOCKTON ST LODI CA 95240 058-130-10 STOCKAR, PATRICK F & SANDRA H PO BOX 673 VICTOR CA 95253 � 8a180-14 HELM, SHIRLEY ANN ETAL 13125 N STOCKTON ST LORI CA 95240 5& 13ti 18 _ 058-130-1 LODI MOOSE�LODGE 634 13263 N H Y 99 � LODI CA 95240 WHEREAS, a Draft Environmental Impact Report (EIR) (File No. r . R EI preparediE . + provided WHEREAS, a Notice of Availability for the Draft EIR was published in the Lodi News - Sentinel and was posted at City Hall on June 9, 2006; and WHEREAS, the Notice of Availability and copies of the Draft EIR were sent to responsible agencies and the State Office Of Planning & Research (State Clearinghouse) on ,dune 9, 2006; and WHEREAS, the City of Lod the Draft EIR from. the following Forum, 305 West Pine Street, Lodi Planning Commission received comments and testimony on ,,ndividuals on June 28, 2006, at 7-00 pm at the Carnegie , CA. WHEREAS, the City received six (6) comment letters in response to the Notice of. Availability from the following agencies/persons: Public Utilities Commission. (PUC) — June 21, 2006; California. Highway Patrol (CHP) — June 21, 2006; Jane Lea.- July12, 2006; San Joaquin. C.Pun. ty:Department of Public Works (email) — July 24, 2006 San Joaquin Valley Unified Air Pollution Control District (email) ® July 24, 2006 Osha R. Meserve, Adams Broad all Joseph & Cardozo — July 24, 2006 WHEREAS, a Final EIR was prepared in accordance with CEQA, which responds to comments received on the Draft EIR, inco rporated herein as reference; and WHEREAS, individual proposed responses to comments received on the Draft EIR were. mailed to each commenting agency/individual prior to the certification of the Final EIR; and WHEREAS, the City Council of the City of Lodi has held a noticed public meeting to. consider the Final EIR:(06-019-01); and WHEREAS, findings and a statement of overriding considerations was prepared in conjunction with the Final EIR; and WHEI EA S, a mitigation monitoring program was prepared, which includes the following mitigation measures which are imposed as conditions of approval for the project: 1. In addition to implementing the "Dust Control Measures for Construction" required by San Joaquin Valley Air Pollution Control District (SJVAPOD), construction onsite shall implement the "Enhanced and Additional Control Measures for Construction Emissions of PM -10". identified in Table 6-3 of the SJVAPCD's Guide for Assessing and Mitigating Air Quality Impacts, 2. Clearing, grubbing, and/or removal of vegetation shall not occur during the bird -nesting season (from. February 1 - September 31) unless a biologist with qualifications that meet the satisfaction o f the City of Lodi conducts a preconstruction survey for nesting special -status birds including Swainson!s hawk, western burrowing owl, white -tiled kite, California homed lark, and loggerhead shrike, If discovered, all active nests shall be avoided and provided with a buffer carte of 300 feet (500 feet for all raptor nests) or a buffer zone that otherwise meets the satisfaction of the California Department of Fish and Game (CDFG). Once buffer zones are established, work shall not commence/resume within the buffer until the biologist confirms that all fledglings have left the nest. In addition to the preconstruction survey, the biologist shall conduct weekly nesting surveys of the construction site during the clearing, grubbing, and/or removal of vegetation phase, and any discovered active nest of a special® status bird shall be afforded the protection identified above. Clearing, grubbing, and/or removal of vegetation conducted outside the bird -nesting season (from October I - January 31) will not (quire nesting birds surveys. 854271-2 2 . Development on the subject site shall participate in the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan (SJMHCP). This includes payment of Opera Space Conversion fees in accordance with the fee schedule in place at the time construction commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to Section 5.2 of the SJMHCP. 4. Regardless of whether the project develops in a Manner that is subject to the San Joaquin County tree protection ordinance (San Joaquin County Code Division 15, Natural Resources Regulations; Chapter 9-1505, Trees), the proposed project shall comply with the ordinance's "Replacement" requirements (Section 9-1505.4) and "Development Constraints" (Section 9-. 1505.5). 5. The Morse -Skinner Manch Douse and water tank, including the one -acre parcel on which it is situated, is listed on the National. Register of Historic Places (NRNP) and it is therefore a. historical resource eligible for the California Register of historical Resources (CRHR). Any adaptive reuse of the Morse -Skinner Ranch property shall comply with standards set forth by the Secretary of the Interior. 6. The residences, barn, and Moose lodge that are situated within the 60 acres included in the Development Plan shall be evaluated for the CRHR. Some of these resources, such as the Moose Lodge, were clearly constructed within the last 50 years and are unlikely to be eligible for the CRHR. However, some of the residences may be more than 50 years old and their architectural significance shall be evaluated by a qualified architectural historian prior to issuance of demolition or building permits. This process includes the recording of the buildings and structures on Department of Parks and Recreation historic Structures Forms (SPR 523). Any structures that are found to be ineligible for the CRIT warrant no further consideration. If any of those structures are determined to be CRHR eligible, the California Office of Historic Preservation (OHI') shall be consulted to determine the significance of the discovery, and any resources that are CRHR eligible shall be treated in accordance with the Secretary of Interior Standards. 7, The CRHR eligibility of existing buildings and structures within the 160 -acre Concept Flan shall be determined pricer to the issuance of building permit. This will require the services of a qualified architectural historian. This process includes the recording of the buildings and structures on Department of Parks and Recreation Historic Structures Forms (IPPR 523). Any structures that are found to be ineligible for the CRHR warrant no further consideration. If any of those structures are determined to be CRHR eligible, the OHP shall be consulted to determine the significance of the discovery, and any resources that are CRHR eligible shall be treated in accordance with the Secretary of Interior Standards. 3, The Yokuts who inhabited the project area prehistorically left no apparent archaeological remains on the ground surface within the Study /area. Previous studies in the Central Valley have shown that archaeological sites are sometimes burled (Moratto 1984). If buried Native American archaeological resources are discovered wring the project activities, work shall stop immediately in the vicinity of the discovery, until a qualified archaeologist that meets the satisfaction of the City of Lodi determines the significance of the discovery and develops plains to preserve the significance of any discovered CRHR eligible resources. Such archaeological resource preservation plans shall be implemented to the satisfaction of the City of Lodi. 854271-2 9, Should paleontological resources be encounter during construction excavation, the. project proponent shall halt excavation in the vicinity of the discovery and contact a qualified vertebrate paleontologist to evaluate the significance of the find and make recommendations for collection and preservation of discovered paleontological resources in a written report to the City of Lodi. Said recommendations shall be implemented to the satisfaction of the City of Lo& 10, The City of Lodi shall not issue permits for construction activities on the project site unless: the portion of the site involved in the requested permit has been deemed clear of recognized environmental conditions in writing by a California State Registered Environmental Assessor with HAZWOPER 40 -hour OSHA Certification. Portions of the site require further hazardous material investigations to make a determination of the presence of recognized environmental conditions. Such investigations shall be conducted in accordance with the most recent American Society for Testing and Materials (ASTM) standards, such as the ASTM's "Standard Guide for Environmental Site Assessments: Phase I [or 11) Environmental Site Assessment Process." In total, the updated hazardous material investigations of the site shall minimally evaluate the areas previously inaccessible to hazardous material investigators, the southern -most barn on the eastern portion of APIA 058-110-41, the contents of the vault in the shed on the southern portion of APIA 058-110-04, the function of the "water" basin and its previous discharges must be determined, the exact location of the 10 inch Kinder Morgan refined product pipeline, the areas adjacent to the Union Pacific Railroad right-of-way, and the onsite residential structures and buildings which were previously inaccessible. 11. A Phase 11 Environmental Site Assessment (ESA) shall be completed prior to the approval of� individual development plans within the project area. Said Phase 11 ESA report shall includa subsurface investigations and recommended remedial actions, if required, at specific locations as. recommended in the Phase I Environmental Site Assessment prepared by Kleinfelder, Inc., or any subsequent updated report, The following additional requirements shall apply. Soil sampling and analysis for pesticides shall only be conducted in those areas of the site that are still agricultural; and It levels of organochloride pesticides are found to be in excess of applicable residential or commercial Preliminary Remediation Goals/Maximum Contaminant Limits (PRGs/MCLs) then an evaluation shall be required to determine the depth and extent of these elevated concentrations. 12, If subsurface structures are encountered during site development or excavation onsite, care should be exercised in determining whether or not the subsurface structures contain asbestos. If they contain asbestos, it shall be removed, handled, transported, and disposed of in accordance with local, state, and federal laws and regulations. 13, The wells onsite shall not be used as a water supply for any of the proposed land uses unless the water fr orn said wells is tested and found to meet state and federal drinking water standards as confirmed by the City's water department, 854271-2 4 A Certified Cal -OSHA Asbestos Consultant shall conduct said surveys. it asbestos is detected, all removal shall be completed by a licensed asbestos abatement contractor; and Any lead paint that is detected and which is in poor condition shall be removed prior to. building demolition, 15, All locations of underground storage tanks (USTs) on the project site, where past releases are known or are suspected, shall be subject to further investigation and analysis to confirm or deny evidence of past releases prier to the issuance of building permits. Said investigations shall be conducted in accordance with Environmental Protection Agency (EPA) and per Leafing Underground Storage Tank (LUST) guidelines. 16. Septic systems which are associated with existing residences shall be removed and/or abandoned in accordance with local, state, and federal regulations prior to the issuance of building permits. Soil samples shall be collected in the vicinity of said septic systems and leach lines to determine the potential for hazardous materials discharged from the septic systems. Any rernoval of septic systems shall be performed with oversight provided by the San Joaquin County Environmental Health Department. 17. Miscellaneous debris located throughout the project site, and described in the Phase l ESA,; shall be removed prior to issuance of building permits. Any petroleum products and/or hazardous materials encountered should be disposed of or recycled in accordance with local, state, aid federal regulations. 18. Various sued buckets and drums containing petroleum products were noted at several locations on the project site in the Phase l ESA. All such drums and buckets shall be removed from the project site, prior to the issuance of building permits, in accordance with local, state, and federal regulations_ In addition, sail sampling shall be conducted at those bucket and drum locations where staining was noted. 19, Prior to the issuance of building permits, the vault located in the storage shed along the southern portion of APN 058-110-04 shall be investigated and its nature determined prior to development activity occurring on the project site. 0. Limited sail samples shall be talon prior to the issuance of building permits along the project site boundary adjacent to the Union Pacific Railroad right-of-way to determine the presence and levels of metals or hazardous materials associated with the railroad right-of-way. 1. Prior to the issuance of building permits and to the satisfaction of the City of Lodi Public Works Department a detailed engineering analysis for the development of a storm water collection sys tern that will serve the project and potential future development between Reynolds Ranch and the Woodbridge Irrigation District (WID) canal shall be prepared. Said analysis shall include sizing of the pipe network and sizing of the detention basins and pump station discharging to the WID canal. 22. Prior to the issuance of building permits and to the satisfaction of the City of Lodi Publi Works Department, ..ed pump station shall .. provisionsfor managing discharge flow rate to serve the needs of the City and to satisfy the terms of the dis;charg agreement. I 271-2 5 23, Prior to the issuance of building permits and to the satisfaction of the City of Lodi Public. Works Department, all drainage facilities shall be constructed in conformance with the standards and specifications of the City of Lodi, 24. Prior to the issuance of building permits and to the satisfaction of the City of Lodi Public Works Department, the detention basin shall include a low -flow facility to enhance water quality and to help manage nuisance flows. Other water quality control features shall be incorporated into the project design to improve water quality of the storm discharge to the satisfaction of the City of Lodi Public Works Department. 25. Prior to the issuance of building permits and to the satisfaction of the City of Lodi Public: Works Department, as part of the design process, a detailed drainage master plan shall be. developed to identify collection and storage facilities, phasing, and other appurtenances needed to insure that the system meets the requirements of the City drainage system. 26. Prior to the submittal of tentative tract map applications and to the satisfaction of the City of Lodi Public Works Department, the project proponents shall participate in a financing mechanism to fund the required drainage infrastructure to serve the demands of the project. Funding of drainage infrastructure in accordance with Conditions of Approval for the project shall satisfy this requirement. 27. To reduce agricultural/residential land use incompatibilities, the following shall be required prior to the issuance of building permits for individual development plans: a. The applicant shall inform and notify prospective buyers in writing, prior to purchase, about existing and on-going agricultural activities in the immediate area in the form of a disclosure statement. The notifications shall disclose that the residence is located in an agricultural area subject to ground and aerial applications of chemical and early morning or nighttime farm operations which may create. noise, dust, et cetera. The language and format of such notification shall be reviewed and approved by the City Community Development Department prior to recordation of final maps. Each disclosure statement shall be acknowledged with the signature of each prospective owner. Additionally, each prospective owner shall also be notified of the City of Lodi and the County of San Joaquin Right -to -Farm Ordinance. b, The conditions of approval for tentative maps shall include requirements ensuring the approval of a suitable design and the installation of a landscaped open space buffer area, fences, and/or walls around the perimeter ref the project site affected by the potential conflicts in land use to minimize conflicts between project residents, non-residential uses, and adjacent agricultural uses prior to occupancy of adjacent houses. c. Prior to recordation of the final maps for homes adjacent to existing agricultural opera- tions, the applicant shall submit a detailed wall and fencing plan for review and approval by the Community Development Department. 28. Prior to issuance of a building permit, the applicant shall identify agricultural acreage in. close proximity y to the project area to permanently protect. in perpetuity as an agricultural use or pay an agricultural land mitigation fee to the City of Lodi. Said fee is to be determined by the pending adoption of an ordinance of the City establishing a fee mitigation program to. offset the loss of agricultural land to future development. In the event said ordinance is not. effective at the time building permits are requested, the applicant shall pay a fee to the Central Valley Land Trust (Central Valley Program) or other equivalent entity to offset the loss of the prime farmland. The City Council, within its legislative capacity and as a matter of policy, shall determine the sufficiency of fees paid to mitigate the loss of prime farmland. 854271-2 6 29, All construction shall require a permit and shall be limited to the hours of 7 a.m. to 10 p.m. Staging areas 'shall be located away from existing residences, and all equipment shall use properly operating mufflers. 30. The project contractor shall place all stationary construction equipment so that emitted noise. is directed away from sensitive receptors nearest the project site. 31. Habitable second -story residential -space, located within 245 feet of the Harney Lane. centerline, must have upgraded structural protection including dual -paned windows and supplemental ventilation (air conditioning) to allow for window closure, in compliance wift the City of Lodi Compatibility Standards. 32. Outdoor recreational space within 145 feet of the Harney Lane centerline must be shielded' by solid perimeter walls of 6-7 feet in height of, landscape berming, or any combination of the two to achieve the desired noise attenuation. 33. New residential development both north and south of Harney Lane shall require ins.tallatio6 of 6-7 foot high sound walls or landscape berming, or any combination of the two to:achi . eve. the desired noise attenuation, Current and future homes located across Harney Lane will be. masked from noise associated with major retail uses by the already elevated ambient background freeway noise and by setback distances of approximately 300 feet, 34. Homes situated adjacent to the train tracks require either a setback distance of 430 feet or a 6 foot soundwall (above train track rails), landscape berming, or any combination of the two to mitigate train noise to 65 dB at the residential exterior and ground floor interior. This attenuation may be achieved by the design of the mini -storage facility. An interior noise.. analysis shall be submitted in conjunction with building plan check, to verify that structural noise reduction will be achieved in a livable upstairs space, at the perimeter tier of homes by the specified structural components (windows, walls, doors, roof/ceiling assembly) shown on building plans. Disclosure of the presence of the tracks should be included in all real estate transfer documents to anyone buying or leasing a property within 500 feet of the train tracks. 35, A detention basin pump system will be required to empty the detention basin. The planned proximity of homes to the basin would likely require substantial shielding if such pumps were to operate at night. To the satisfaction of the City of Lodi, and prior to the issuance of building permits, noise levels at residences in proximity to any required basin pump system shall be analyzed and attenuated to meet the City's noise standards. Said attenuation can be achieved through enclosing the pump system or using upgraded sound rating building materials in nearby residences. 36. Noisiest agricultural activities will have substantial setback from onsite residences, particularly as the site is progressively developed. Buyer notification of the presence of. possible agricultural activity noise shall be made as part of any property transfer documents, 37. A fire station shall be constructed as part of the proposed project during Phase II development of the site. 38. Prior to approval of the first tract or parcel map with the Reynolds Ranch Project, a roadway improvement plan for "A," "B," and "Loop" Streets including a detail plan for an off-street multi -use trail to be utilized within the internal network of traits and pedestrian access within the project shall be required for review and approval by the City's Public Works Department'. Additionally, the roadway improvement plan shall identify all recommended intersection controls and geometrics as noted under "Proposed Improvements" in Section 3.1 Q.7 of the EIR. 854271-2 7 39. Prior to approval of the first tract or parcel map for Reynolds Ranch Project, the City's Public Works Department shall review and approve a roadway phasing and improvement plan to ensure that .turfing of new roadway construction and improvements will be provided as necessary to serve and support new development for "Year 2008 Pre -Project Plus Phase I Project Conditions." The phasing plan shall also note completion and timing of roadway improvements by other adjacent development to coincide with proposed improvements on the same facilities by the proposed project. 409 As part of the subdivision review process, a roadway improvement plan shall include, but not be limited to providing, the following items: 1 identify all entry/access points for all future devel . opment within the project area to ensure proper intersection control and signage, 2) show adequate sight distance in consideration of grading and landscaping at all intersections. and drive entries, and 3) identify all bikeways, off-street multi -use trails and sidewalks within the project area. Submittal of the above information is intended to address any potential for vehicle and pedestrian conflicts in the development of the project roadway plan and ensure safe and adequate access for all residents and businesses within the project site. 41. Prior to the issuance of building permits for individual development plans, proponents of development.. onsite shall submit a construction Traffic Control Plan to the City's Public Works Department or review and approval prior to commencing construction on the project and any related off-site improvements. The design of the internal circulation system and vehicular access will be subject to review and approval by the City of Lodi's Police and Fire Departments prior to issuance any building permits for the project. 42. Prior to map approval and issuance of building permits, the developer shall ensure that adequate parking demand is satisfied for all proposed uses (i.e. parks, commercial and residential development, etc.) in accordance to the City of Lodi Zoning Ordinance. 43, Prior to and/or during construction activities and to the satisfaction of the City of Lodi Public, Works Department, a new well shall be added in the project to support water needs for the project area and shall be included in the first phase of development. The triangular area by the Morse -Skinner Ranch House is a recommended area, although other sites may prove acceptable. A higher fire flow can be maintained by placing the well in the east portion of the project where office and retail fire flows will be higher. 44, During development of Phase 11 and to the satisfaction of the City of Lodi Public Works Department, a second well shall be constructed as part of the second phase of development as demands indicate the need, Alternatively, since the project only necessitates a portion of a second well, the. ell could be constructed offsite and the development pay its fair share, Prior to improvement plan approval, a looped water pipeline plan will be developed for the project that will provide for fire flows within the project, connections to the existing City system and a phasing plan for pipe installation. This plan shall be reviewed and approved by the City Engineer. 45. Prior to and/orduring construction activities and to the satisfaction of the City of Lodi Public Works Department, the development shall be assessed its fair share of the cost of developing additional water sources., including but not limited to participation in acquiring additional water rights, development and construction of surface water treatment or recharge the.roundwater system, construction of water transmission facilities, and other related water. infrastructure. mmwm 46. Prior to the approval of a tentative tract map and to the satisfaction of the City of Lodi Public Works Department, as part of the design process, a detailed water master plan shall be developed to identify facilities, phasing and other facilities needed to insure that the water system for the project meets the requirements of the City water system. 47. Prior to the approval of a tentative tract map and to the satisfaction of the City of Lodi Public Works Department, the project proponents shall participate in a financing mechanism to. fund the required water infrastructure to serve the demands of the project. Funding of water infrastructure in accordance with Conditions of Approval for the project shall satisfy this requirement. 48. Prior to the approval of a tentative tract map and to the satisfaction of the City of Lodi Public Works Department, a detailed engineering analysis for the development of a collection system that will serve the project area shall be prepared. Said analysis shall include sizing of the pipe network, sizing of the pump station modifications, and establishing timing for the pump station modifications. 49. Prior to the approval of a tentative tract map and to reflect the investment that has been made by existing development and other potential developers, a financing mechanism shall: be developed and implemented to the satisfaction of the City of Lodi to fund the modification of the pump station and the station outfall force mains. Funding of the pump station in accordance with Conditions of Approval for the project shall satisfy this requirement, 50. Prior to the approval of a tentative tract map and to the satisfaction of the City of Lodi Public Works Department, and as part of the design process, a detailed sewer master plan shall be developed to identify facilities, phasing and other facilities needed to insure that the wastewater system meets the requirements of the City sewer system. 1. Prior to the approval of a tentative tract map and to the satisfaction of the City of Lodi Public Works Department, the project proponents shall participate in a financing mechanism to fund the required sewer infrastructure to serve the demands of the project. Funding of sewer infrastructure in accordance with Conditions of Approval for the project shall satisfy this requirement. Based upon the. evidence within the staff report, public testimony, and project file, the City Council of the City of Lodi makes the following determinations and findings as described in Attachment A and the Statement of Overriding Considerations (included in Exhibit A of Attachment A): 1. The City Council has reviewed and considered the information contained in said Draft and. Final lib's with respect to the Reynolds Ranch Development Project. 2. The Draft and Final Ell's represent the independent judgment of the City, 3. Although the project could have a significant effect on the environment, there will not be a signif icant effect (with the exception of air quality and agricultural land conversion impacts, both of which have been mitigated to the ement feasible) in this case because Mitigation. Measures have.been developed and incorporated into the proposal to reduce any impacts pacts to a less than significant level. 854271-2 9 5. The specific economic, legal, social, technological, or other benefits derived from the project outweigh the project -specific and cumulative air quality impacts associated with the project. NOW, THEREFORE, BE 11' FOUND, DETERMINED, AND RESOLVED that the City Council of the City of Lodi hereby certifies the adequacy of the Environmental Impact Report (06-EIR-01), and adopts findings and the statement of overriding considerations and mitigation monitoring program. Dated: August 30, 2006 I hereby certify that Resolution No. 2006-162 was passed and adopted by the OR )wing vote. Council of the City of Lodi at a special meeting hold on August 30, 2006, by the fok YES: COUNCIL MEMBERS - Beckman, Hansen, and Johnson NOES; COUNCIL MEMBERS - Mounce and Mayor Hitchcock ABSENT:. COUNCIL MEMBERS - None ABSTAIN- COUNCIL MEMBERS ®- None JE 5EA M. ERRIN Interim City Clerk 854271-2 10 8542'1-2 FINDINGS REYNOLDS RANCH PROJECT FINAL ENVIRONMENTAL ... PORT CITY OF LODI, CALIFORNIA The California Environmental Quality Act (CF A) requires that the environmental impacts of a . project be examl.ned and disclosed prior to approval of a project. CEQA Guidelines Section 15091 provides the following guidance regarding findings: "(a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless' the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding, The possible findings. are: (1) Changes or alterations have been required in, or incorporated into, the .project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. () Such changes or alterations are within the responsibility and jurisdiction..of; ,another public agency and not the agency making the finding. Such change have;,. been adopted by such other agency or can and should be adopted by such other agency. (3) Specific economic, legal, social, technological, or other considerations, including; provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final FIR," Raving received,, reviewed and considered the Final FIR for the Reynolds Ranch Project, as well as all other inform tion in the record of proceedings on this matter, the following Findings Regarding the Final El for the Reynolds Ranch Project are hereby adapted by the City of Dodi . for current and ssedent discretionary actions to be undertaken by the City and responsible agencies for the implementation of the Reynolds Ranch Project. These actions are collectively referred to herein as the "project". Legal Effect of Findings To the extent thatthes.e. Findings conclude that various proposed mitigation me su..res outlined in the FEIR are feasible arra have not been modified, superseded or withdrawn, the City hereby bunds itself to imp riser t these measures. These Findings constitute a binding set of obligations that will come into effect when City decision makers formally approve the project. The mitigation measures are referenced in the Mitigation Monitoring Program (MMP) adopted concurrently with the requested project approvals. 85-271-2 Custodial and Location of Records The documents and ether materiels which constitute the administrative record for the City's' actions rec ardir g the project are located at the Lodi City Frit City Clerk or Community Development Department, 221 W. Pine Street, Lodi, California 06240. The proposed project is located on a 220 -acre site and Includes a Development. (Project Level) for a 0 -acre retail (40 AC) and office (20 AC) development, a Concept Plan (Program Level) for planned residential uses, parks, a fire station, K-8 school, and a mini -storage facility: on the remaining 160 acres, and an Infrastructure blaster Plan (Project Level) to guide the overall development of the remaining site. A« project level analysis has been provided for the Development Plan portion of the site and the Infrastructure Master Plan, whereas a program level analysis has been prepared for the future residential, parks, school, mini -storage, and varices public facility uses to be built on the remaining portion of the site. The level of analysis performed in the EIR is as follows: Pro'ect;l evil Aril sis Development Plan • Off ice Building Infrastructure Master Plan • Circulation System • Water Supply System • Wast o at r Collection System • Drainge System • Electricity, Gas, Telephone, and Cable Service Conneotion ® F sidentlal Build -out K-8 School • Fire Station • Mini -Storage • open space 854271-2 2 REYNOLDS RANCH PROJECT Density (DU/AC) Square Feet (SF) Acre (AC) Dwelling Unit (DU) CMCIA LfEAIL 350,030 40.5 OFFICE (13SC) 200,000 20.1 MINI -STORAGE--- 5.3 RESIDENTIAL MDR 0.1 200 0 3.0 150 Subtotal .6 1.084 PARKS/OPEN BRACE Neighborhood Par 5.4 Open Space � 7 3 Subtotal 12.7 PUBLIC FACILITIES� ire 1.0 4School 14.0 Subtotal Mo DETENTION BASIN 6.0 INTERCHANGE/0WRAMP 4.5 INTERNAL STREETS 1T3 TOTAL 550,000 220.0 1,084 Land use components for the project include: ' As defined in Planned Residential category and Planned Development Low Density Zoning. Thro.0 Ibis general plan designation and zoning, the project will be developed with 1.03 residential units with an average of approximately ately five units or less of average units per gross acre and 631 units with an average. density of 10.3 units or less per gross acre with the total density for the gross acreage within the Planned Residential category ory at 7 units per grass acre or less. 854271-2 3 PT ANALYSIS. The detailed analysis cif potentially significant environmental impacts and proposed mitigation meas res for the. Reynolds Ranch Project is presented in Chapter 3;0 of the ElR. Responses to comments and any clarifications or revisions to the Draft EIR are provided in the Final ElR, The FlR evaluates 11 major environmental categories for project specific and cumulative` impacts with respect to potential significant adverse impacts. The environmental categories analyzed include the following-, • Air Quality • Biological Resources • Cultural Resources • Energyon' ery tion .an Sustainability ® Hazards and Hazardous Mai n i Hvdroloov and Vater a Noise and Vibrations • Public Services • Traffic and Circulation • UtUfties and Service Systems FINDINGS REGARDING SIGNIFICANT AND UNAV00ABLE ENVIRONMENTAL IMPACTS As described in the .Elft, the Project will result in significant and unavoidable impacts. For these.. impacts the Citycouncil hereby adopts. t "Statement of Overriding Considerations" set forth i exhibit" att ch d hereto and inoor orated; herein by reference. The Project's significant and unavoidable impacts, along with the lead agency's finding for each impact and rationale for making such finding, are described below, Impact 3.1.1 (); (Operational Emissions of Ozone Precursors) Operation of the proposed project would generate Nx and ROG, which are ozone precursors, in excess of the San Joaquin Valley Air Pollution Control District's (SJVAPCD's) yearly emission significance thresholds. Findings per State CEQA Guidelines Section 15091: 1@ Specific :economic, legal, social, technological, or other considerations; including provision of employment opportunities for highly trained workers, make infeasible the mitigation asures or project alternatives identified in the final EIR (Subd. [a][31). Rationale, The rationale for the above finding is set forth in Section 3.1 of the EI .and the Statement of Overriding Considerations in Exhibit A attached hereto. In summary, the amount of ozone precursors emitted by operation of the project annually will exceed the SJVAPCUS yearly emission significance thresholds, and while various emission reduction techniques are required to be incorporated into the project in accordance with SJVACPD Rule .9510, there are no feasible mitigation measures or alternatives available to reduce the projects emissions of ozone precursors to below the SJVAP l 's yearly emission significance thresholds. 54271- 4 Impact 3,12, (Contribution to Cumulative Criteria Air Pollutants) The project would emit ozone precursors (NOY, and ROG) at levels that are significant as cumulatively considerable net increases of non -attainment criteria pollutants for the San Joaquin Malley Air l3asin. a ' 11 111 1111 1 lZI Specific economic, legal, social, technological, or other considerations, including:: provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR ( ubd. [aj[3]). Rationale. The rationale for the above finding is set forth in Section 3.1 of the EIR and the Statement of Overriding Considerations in Exhibit A attached hereto. In summary, the amount of ozone precursors emitted by operation of the project annually will exceed the aJVAPG.D's yearly emission significance thresholds and, thus, are considered cumulatively considerable net: increases of non -attainment criteria pollutants for the San Joaquin Malley Air Basin, There are no feasible mitigation measures or alternatives available to reduce the projects emissions of ozone precursors to below the JVAPCD's yearly emission significance thresholds. Impact 3.7.2. (Conversion of Prime Farmland to non-agricultural uses) Development of the proposed project would result in the conversion of approximately 200 acres of Prime Farmland: to non-agricultural uses. Findings per Mate CEQA Guidelines Section 15091; 0 Specific economic, legal, social, technological, or +after considerations, including: provision of employment opportunities for highly trained workers, retake infeasible the: mitigation measures or project alternatives identified in the final EiR ( ubd. [aj[31). Rationale: The rationale for the above finding is set forth in the Statement of Overriding. Considerations 1n Exhibit A attached hereto. In summary, the following mitigation measure.: would substantially reduce the Project's impact to conversion of Prime Farmland to non agricultural uses by requiring preservation of agricultural land offsite, however, the City Council finds that evert with the implementation of the mitigation measure, the impact would not be reduced to a less than significant levels MM 3.7.2 Prior to issuance of a building permit, the applicant shall identify agricultural; acreage in close proximity to the project area to permanently protect in perpetuity as an agricultural use or pay an Agricultural Land Mitigati Findings per State CEGA Guidelines Section 15133, 1, G QA sections ;21033.3, subdivision (b), and Guidelines section 15133, provide that where a development project is consistent with a City's General Plan for which an previous EIR was certified, the subsequent EIR for the development project need not analyze those significant effects that were analyzed in the General Plan EIR. 2, Can Jure. 12, 1991, the City of Lodi adopted its General Plan, documenting the City's comprehensive, long-term policies for development. 3e Pursuant to the adoption of its General flan, the City Council certified an EIR which, in accordance with CEQA, properly addressed and analyzed significant and potentially significant impacts associated with the City's adoption of the General Plan. , The General Plan EIR specifically addressed and analyzed the environmental impacts associated with the conversion of prime agricultural land to urban uses, including conversion of the subject properties within the Project. 5, The General Plan EIR •• not identify any feasible mitigationt g environmental impacts associated with the conversion of prime agriculturald to urba uses. I 6. The General Plan designates the property within the Project as "Planned Residential Reserve's for future development, consistent with the Planned Residential designation, which allows for homes, residential units, parks, open space, public and quasi -public uses, as'well as other compatible uses. 7. The proposed project will consist of mixed residential, retail, office, park and open space,: s well a.$ a K-8 school, all of which are accessary to serve the residents of the development, and all of which are "compatible uses" and consistent with the Planned Residential Reserve designation, as it is defined in the General Plant and as stated among the assumptions articulated in Appendix A to the General Plan. ,5,, Under CEQA section ti. •light the certifi.0130.neral Plan EIR and the dFthe General Plan,s consistency with subsequentEIR for the Reynolds Ranch Project need not address or analyze the environmentalimpacts associated' with the conversion of prime agriculturallandto urban analyzeuses as these analyses have already been conducted and certified; nonetheless, the subsequent EIR does address and these environmentalimpacts. 9. Because the General Pian ElR did not identify or impose any feasible mitigation measures regarding environmental impacts associated with the conversion of the subject pride agricultural brad to urban uses, there are no specific mitigation measures that GEQA section 21083.3 requires be imposed as part of the subsequent Project EIR. 10 In accordance with C QA provisions, including section 210$3.3, the Project EIR addresses and analyzes these significant and potentially significant environmental impacts that are peculiar to the Project. 854271-2 FINDINGS REGARDING POTENTIALLY SIGNIFICANT ENVIRONMENTAL IMPACTS THAT` WOULD BE AVOIDED OR REDUCED TO A LESS -THAN -SIGNIFICANT LEVEL WITH THE INCORPORATION OF MITIGATION MEASURES As described in the EIR, the Project could result in significant impacts in addition to those described above-, however, with the incorporation of the mitigation measures identified in the EIR those impacts would be avoided or reduced to a less -than -significant level. The Project's potentially significant impacts that are avoided or reduced to a less -than -significant level With: the incorporation of mitigation measures, along with the lead agency's finding for each impact. and rationale for making such finding, are described below. A. Air Quality Impact 3.1.1 (A),,. (Construction Generated Air Pollutants) Construction of the proposed project would generate air pollutants, including equipment exhaust and fugitive dust. Findings per State CEA Guidelines Section 15091: 0 Changes: or alternatives have been required in, or incorporated into, the project which. avoid or sub stant . ially lessen the significant environmental effect (Subd. [a][1)). Rationale. The rationale for the above finding is set forth in Section 3.1 of the EIR. In summary,. the air pollutants emitted by construction of the project will be substantially reduced. due to: required compliance with SJVAPD Regulation Vill, Rule 9510, and incorporation of the following. mitigation measure: MM 3.1,1. In addition to implementing the "Dust Control Measures for Construction" required by San Joaquin Valley Air Pollution Control District (SJVAPCD), construction onsite. shall implement the "Enhanced and Additional Control Measures for Construction Emissions.. of PM -10" identified in Table 6-3 of the SJVAPCD's Guide for Assessing and Mitigating Air Quality Impacts. The measures identified in Table 6-3 are as follows. • Limit traffic speeds on unpaved roads to 15 mph; • Install sandbags or other erosion control measures to prevent silt runoff to public` roadways from sites with a slope greater than one percent; • Install wheel washers for all exiting trucks, or wash off all trucks and equipment: leaving the site; • Install wind breaks at windward side(s) of construction areas; • Suspend excavation and grading activity when winds exceed 20 mph; and • Limit area subject to excavation, grading, and other construction activity at any one time. Impact 3.13; (Exposure of Sensitive Receptors to Air Pollution) The proposed project would generate air pollutants that could affect sensitive receptors and the project involves siting sensitive receptors in the vicinity of air pollution generators. Findings per State CEQA Guidelines Section 15091: 0 Changes or alternatives have bee.n required in, or incorporated into, the project which avoid or substantially lessen the signifioant environrrwntal effect (Subd. [a]tl I). 854271-2 7 Rationale: The rationale for the above finding is set forth in Section 3.1 of the EIR. In summary, due to the buffers between sensitive receptors and pollutant sources designed within the project. and compliance with SJVAPb Regulation Mill, Rule 9510, and Mitigation Measure 3.1.1 has. shown below), the project would not expose sensitive receptors to substantial pollutant concentrations. MM 3.1,1: In addition to implementing the "Dust Control Measures for Construction" required by San Joaquin Valley Air Pollution Control District (SJVAPCD), construction onsite: shall it the "Enhanced and Additional Control Measures for Construction Emissions of PM -1 W identified in Table 6-3 of the SJVAPCD's Guide for Assessing and Mitigating Air Quality Impacts. The measures identified in Table 643 are as follows: * Limit traffic speeds on unpaved roads to 15 mph; * Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent; * Install wheel washers for all exiting trucks, or wash off all trucks and equipment leaving the site; * Install windbreaks at windward side(s) of construction areas; * Suspend excavation and grading activity when winds exceed 20 mph; and * Limit area subject to excavation, grading, and other construction activity at any one time. Impact 3.2.2: (Habitat Conservation Plans) The proposed project is. located within the area covered by the San Joaquin County Multk8pecies Habitat Conservation and Open Space Plan (SJM:HCP), Findings per State CEA Guidelines Section 15091: ®R Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially fessen the significant environmental effect (Subd. (a][11)• Rationale: The rationale for the above finding is set forth in Section 3.2 of the EIR. In summary, participating in the SJ HCP, as required by the following mitigation measure, would avoid . any conflicts with the habitat conservation plan - MM 3,22 Development on the subject site shall participate in the San Joaquin Coun Multi -Species Habitat Conservation and Open Space Plan (SJMHCP), This inclu.d payment of Open Space Conversion fees in accordance with the fee schedule in .-Place the time construction commences and implementation of the Plan's "Measures to Minirniz Impacts" pursuant to Section 5.2 of the SJMHCP. Impact 3.2.3(a):. (Special -Status Species — Swainson's Hawk) The proposed project has a low potential to impact the Swainson's hawk by eliminating marginal foraging habitat and marginal nesting habitat, 854271-2 8 Findings per State CCA Guidelines Section 15091: El Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1 j). Rationale, The rationale for the above funding is set forth in Section 3.2 of the EIR. In summary, participating in the S.JMHCP, as required by Mitigation Measure 3,2.2, would substantially reduce the project's impact on the species. In addition, Mitigation Measure 3.2.1 provides protection for Swainson's hawks and their nests, should the species unexpectedly inhabit the site. MM 3,2.1: Clearing, grubbing, and/or removal of vegetation shall not occur during the bird. nesting season (from February 1 - September 31) unless a biologist with qualifications that meet the satisfaction of the City of Lodi conducts a preconstruction survey for nesting special -status birds including Swainson's hawk, western burrowing owl, white-tailed kite, California horned lark, and loggerhead shrike. If discovered, all active nests shall b avoided and' provided with a buffer zone of 300 feet (500 feet for all raptor nests) or a buffer zone that otherwise meets the satisfaction of the California Department of Fish and Game. Once buffer zones are established, work shall not commence/resume within the buffer until the biologist confirms that all fledglings have left the nest. In addition to the preconstruction survey, the biologist shall conduct weekly nesting surveys of the construction site during the clearing, grubbing, and/or removal of vegetation phase, and any discovered active nest of a special -status bird shall be afforded the protection identified above. Tearing, grubbing., and/or removal of vegetation conducted outside the bird -nesting season (from October 1 - January 31) will not require nesting birds surveys. MM 3.2.2: Development on the subject site shall participate in the San Joaquin County: Multi-Speciei Habitat Conservation and Open Space Plan (SJMHCP). This includes payment of Open Space Conversion fees in accordance with the fee schedule in-place at the time construction commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to Section 5.2 of the SJMHCP. Impact 3.2.3(b):; (Special -Status Species — Western Burrowing Owl) The proposed project would eliminate virginal habitat for the western burrowing owl, including agricultural land with ground squirrel burrows that could provide nesting opportunities for the western burrowing owl. Construction of the proposed project also has the potential to impact individual burrowing owls, if any are present onsite during the time of constructions Findings per Stare COA Guidelines Section 15091: 0 Changes. or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1]). Rationale: The r ationale for the above finding is set forth in Section 4 EIR. In summary, partiolpating in the SJMHCP, as required by Mitigation would reduce the project's impact on the species. In addition to providing offsite habitat banking, the . SJMSCP requir Os a preconstruction survey be conducted onsite. It any burrowing owl. onsiteindividuals or active burrowing owl nests are found during the preconstruction survey, the additionalSJMSCP requires i be taken to protect all discovered individualsd unexpectedlynests. Mitigation Measure 3.2.1 also provides protection for westem burrowing owls and their' nests, should the species 854271-2 9 MM 3.2.1: Clearing, grubbing., and/or removal of vegetation shall not occur during the bird - nesting season (from February 1 m September 31) unless a biologist with qualifications that meet the satisfaction of the City of Lodi conducts a preconstruction survey for nesting special -status birds including Swainson's hawk, western burrowing yawl, white-tailed kite;. California horned lark, and loggerhead shrike. If discovered, all active nests shall be avoided arid. provided with a buffer zone of 300 feet (500 feet for all raptor nests) or a buffer zone that otherwise meets the satisfaction of the California Department of Fish and Game. Once buffer.ones are established, work shall not commence/resume within the buffer until the biologist confirms that all fledglings have left the nest. In addition to the preconstruction survey, the biologist shall conduct weekly nesting surveys of the construction site during the clearing, grubbing, and/or removal of vegetation phase, and any discovered active nest of a special-statd.s bird shall be afforded the protection identified above. Clearing, grubbing, and/or removal of vegetation conducted outside the bird -nesting season (from October 1 January 31) will not require nesting birds surveys. MM 3.2.2: Development on the subject site shall participate in the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan (SJMHCP). This includes payment of Open Space Conversion fees in accordance with the fee schedule in-place at the time construction commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to Section 5.2 of the SJMHCP. impact 3.2.3(c). (Special -Status Species — White -Tailed Kite) The proposed project has the potential to eliminate potential nesting and foraging habitat for the white-tailed kite. Additionally, construction of the proposed project has the potential to impact individual white-tailed kites or their nests if any are present onsite during the time of construction. Findings per State CEQA Guidelines Section 15091: El Changes or alternatives have been required in, or incorporated into, the project which.. avoid orsubstantially ntially lesson the significant environmental effect (Subd. [a][1)). Rationale: The rationale for the above finding is set forth in Section 3.2 of the EIR. In summary; participating in the SJMHCP, as required by Mitigation Measure 3.2.2, would substantially reduce the project's impact on the species. In addition, Mitigation Measure 3.2.1 provide$ protection for write -tailed kites and their nests, should the species unexpectedly inhabit the site. MM 3.2.1: Clearing, grubbing, and/or removal of vegetation shall not occur during the birdp nesting season (from February 1 - September 31) unless a biologist with qualifications that meet the satisfaction of the City of Lodi conducts a preconstruction survey for nesting special -stats birds including Swainson's hawk, western burrowing owl, white-tailed kite, California horned lark, and loggerhead shrike. If discovered, all active nests shall be avoided and provided with a buffer zone of 300 feet (500 feet for all raptor nests) or a buffer zone that otherwise meets the satisfaction of the California Department of Fish and Carne. Once buffer zones are established, work shall not commence/resume within the buffer until the biologist confirms that all fledglings have left the nest. In addition to the preconstruction survey, the biologist shall conduct weekly nesting surveys of the construction site during the clearing, grabbing, and/or removal of vegetation phase, and any discovered active nest of a special -stags bird shall be afforded the protection identified above. Clearing, grubbing, and/or removal of vegetation conducted outside the bird -nesting season (from October 1 January 31) will not require nesting birds surveys. 854271-2 10 MM 3.2.2: Development on the subject site shall participate in the San Joaquin County. Multi -Species Habitat Conservation and Open Space Plan (SJMHCP). This includes payment of Open Space Conversion fees in accordance with the fee schedule in-place at the time construction commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to Section 5,2 of the SJMHCP. Impact 3-2.3(d):. (Special -Status Species — California Horned Lark) The proposed project has.: the potential toeliminate potential foraging and nesting habitat for the California horned lark. from the site. Additionally, construction of the proposed project has the potential to impact individual California horned larks or their nests it any are present onsite during the time of construction. Findings per State CEQA Guidelines Section 15091 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1 ]). Rationale: The rationale for the above finding is set forth in Section 3,2 of the EIR. In summary,. participating in the SJMHCP, as required: by Mitigation Measure 3.2-2, would substantially. reduce the projW'.s impact on the species. In addition, Mitigation Measure provides protection for California horned larks and their nests, should the species unexpectedly inhabit: the site MM 3.2.1., Clearing, grubbing, and/or removal of vegetation shall not occur during the bird - nesting season (from February 1 - September 31) unless a biologist with qualifications that meet the satisfaction of the City of Lodi conducts a preconstruction survey for nesting special-statu§ birds including Swainson's hawk, western burrowing owl, white-tailed kite, California horned lark, and loggerhead shrike. If discovered, all active nests shall be. avoided and provided with a buffer zone of 300 feet (500 feet for all raptor nests) or a buffer zone that otherwise meets the satisfaction of the California Department of Fish and Game. Once buffer zones are established, work shall not commence/resume within the buffer until the biologist confirms that all fledglings have left the nest. In addition to the preconstruction survey, the biologist shall conduct weekly nesting surveys of the construction site during the clearing, grubbing, and/or removal of vegetation phase, and any discovered active nest of a special -status bird shall be afforded the protection identified above, Clearing, grubbing, and/or removal of vegetation conducted outside the bird -nesting season (from October 1 - January 31) will not require nesting birds surveys. MM 3.2.2., Development on the subject site shall participate in the San Joaquin County. Multi -Species Habitat Conservation and Open Space Plan (SJMHCP). This includes: payment of Open Space Conversion fees in accordance with the fee schedule in-place at: the time construction commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to Section 5.2 of the SJMHCP. 854271-2 11 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. a][1]). Rationale: The ration -ale for the above finding is set forth in Section 3,2 of the EIR. In summary, participating in the SJMHCP, as required by Mitigation Measure 3.2.2, would substantially reduce the project's impact can the species. In addition, Mitigation Measure 3.2.1 provides' protection for loggerhead shrikes and their nests, should the species unexpectedly inhabit the site. MM 3.2.1: Clearing, grubbing, and/or removal of vegetation shall not occur during the bird - nesting season (from February 1 - September 1) unless a biologist with qualifications that meet the satisfaction of the City of Lodi conducts a preconstruction survey for nesting special -status birds including awainson's hawk, western burrowing owl, white-tailed kite, California horned lark, and loggerhead shrike. if discovered, all active nests shall be avoided and provided with a buffer zone of 300 feet (500 feet for all raptor nests) or a buffer zone that otherwise meets the satisfaction of the California Department of Fish and Game. Once buffer; ones are established, work small not commence/resume within the buffer until the biologistconfirms that all fledglings have left the nest, In addition to the preconstruction survey, the biologist shall conduct weekly nesting surveys of the construction site during the clearing, grubbing, and/or removal of vegetation phase, and any discovered active nest of special -status bird shall be afforded the protection identified above. Clearing, grubbing; and/or removal of vegetation conducted outside the bird -nesting season (from October 1 January 31) will not require nesting birds surveys. MM 3.2.2: Development on the subject site shall participate in the San Joaquin County Multi -Species Habitat Conservation and Open Space Plan (SJMHCP). This includes payment of Open Space Conversion fees in accordance with the fee schedule in-place at the time con truction commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to Section 5.2 of the SJMHCP. impact 3.2A The project site contains one tree that is protected under San Joaquin County's tree protection ordinance. This tree is a valley oak that would be classified as a "heritage Oak Tree" by the County's ordinance, Development of the project site has the potential to either remove this tree or damage this tree during construction. 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. (alf1)), Rationale: The rationale for the above finding is set forth in Section 3.2 of the EIR. In summary, the following mitigation Measure would substantially reduce the project's potential to impact the oak tree onsite: MM 3.2.3: Regardless of whether . project developssubject „ the ordinanceSan Joaquin: County tree protection s s Division Natural Resources Regulations; Chapter 9-1505, Trees), the proposedprojectxcomply with the ordinance's "Replacement" requirements (Section 9-1505.4) and Constraints!':(Section 9-15055) 54271-2 12 C� Cultural Resources Impact 3.3.1: (Historic Resources) The proposed project would adaptively muse the. Morse - Skinner Ranch House and water tower, a significant historic resource listed on the National Register of Historic Places (NRNP) and eligible for listing on the California Register of Histor-ical Resources (CRHR), The proposed Development Plan and subsegment development of the balance of the 220 -acre project site could result in the demolition of a Moose Lodge facility, 12 residences, and ancillary structures. Bone of these structures are known or expected to be historically significant per Section 15064.5 of the State CEOA Guidelines. However, none of:. these structures have been evaluated by an architectural historian for historic significance. As such, it cannot be precluded that the removal, alteration, or demolition of these structures would not result in significant impacts on historical resources. JZ1 Changes or alternatives have been required in, or incorporated into, the project which' avoid or substantially lessen the significant environmental effect (Sub. a]1 ). Rationale: The rationale for the above finding is set forth in Section 3;3 of the EIA. In summary, the Mitigation Measures 3.3.1, 3.3,2, and 33.3 would substantially reduce the project's potential to impact historical resources. Mitigation 3.3.1 requires any alterations to the Morse Skinner Ranch property to be conduction in accordance with the standards set forth by the Secretary of the Interior, and Mitigation Measures 3,3.2 and 3.3.3 require alterations of any other significant historical resources discovered onsite to be conduction in accordance with the standards set forth by the Secretary of the Interior. MM 3.3.1: The gorse -Skinner Ranch House and water tank, including the one acre parcel on which it is situated, is listed on the NRHP and it is therefore a historical resource eligible. for the CRHR. Any adaptive reuse of the Morse -Skinner Ranch property shall comply with standards set forth by the Secretary of the Interior. M 3.3.2: The residences, barn, and Moose Lodge that are situated within the 60 acres included in the Development Plan shall be evaluated for the CRHR. Some of these` resources, such as the Moose Lodge, were clearly constructed within the last 50 years and are unlikely to be eligible for the CRHR. However, some of the residences may be more than 50 yews old and their architectural significance shall be evaluated by a qualified architectural historian. This process includes the recording of the buildings and structures can Department of Parks and Recreation Historic Structures Forms (DPR 523). Any structures that are found to be ineligible for the CRHR warrant no further consideration. if any of those. structures are determined to be CRHR eligible, the California Office of Historic Preservation (OHP) shall be consulted to determine the significance of the discovery, and any resources that are CRHR eligible shall be treated in accordance with the Secretary of Interior Standards. MM 3.3.3: The GRHR eligibility of existing buildings and structures within the 166 -acre Concept Plan shall be determined. This will require the services of a qualified architectural; historian. This process includes the recording of the buildings and structures on Department of Parrs and Recreation Historic Structures Forms (DPR 523). Any structures that are found to be ineligible for the CRHR warrant no further consideration. If any of those structures are determined to be CRHR eligible, the California Office of Historic Preservation (OHP) shall be consulted to determine the significance of the discovery, and any resources that are CRHR eligible shall be treated in accordance with the Secretary of interior Standards. 854271-2 13 Impact 3.3,2: (Archaeological Resources) Although not anticipated, grading and construction activities onsite could encounter previously undiscovered archaeological resources. Findings per Stale CEQA Guidelines Section 15091: 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1]). Rationale: The rationale for the above finding is set forth in Section 3.3 of the EIR. In summary,: the following mitigation measure, which requires construction activities to halt if archaeological. resources are discovered onsite, would substantially reduce the project's potential to impact archaeological resources., MM 3.3.4, The Yokuts who inhabited the project area prehistorically left no apparent.. archaeological remains on the ground surface within the Study Area. Previous studies in the Central Valley have shown that archaeological sites are sometimes buried (Moratto 1984), If buried Native American archaeological resources are discovered during the project.. activities, work shall stop immediately in the vicinity of the discovery, until a qualified archaeologist that meets the satisfaction of the City of Lodi determines the significance of: the discovery and develops plans to preserve the significance of any discovered CRHR eligible resources. Such archaeological resource preservation plans shall be implemented: to the satisfaction of the City of Lodi. Impact 3.3.3: (Paleontological and Unique Geologic Features) Although not anticipated, grading and construction activities could encounter previously undiscovered paleontological resources. Findings per State C Guidelines Section 15091: 0 Changes. or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1 ]). Rationale. The rationale for the above tindi.ng is set forth in Section 3.3 of the EIR. In summary, the following. mitigation measure, which requires construction activities to halt if paleontological resources are discovered onsite, would substantially reduce the project's potential to impact archaeological resources, M M 3.3-5: Should paleontological resources be encountered during constructiAl excavation, the project proponent shall halt excavation in the vicinity of the discovery an contact a qualified vertebrate paleontologist to evaluate the significance of the find an• make recommendations for collection and preservation of discovered paleontologic resources in a wriften report to the City of Lodi. Said recommendations shall b implemented to the satisfaction of the City of Lodi Impact 3.5.1: (On-site Hazardous Materials) The Phase I Environmental Site Assessment determined that site conditi ons at ce.rtain locations on the project site constitute potentially significant impacts or potential impediments to future development of the project site and, therefore, require mitigation. 854271-2 14 Findings per State CEQA Guidelines Section 1.5091: Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1]). SectionRationale: The rationale for the above finding is set forth in .. hazardous conditions to affect the proposed project. 3.5.1. The City of Lodi shall not issue permits for construction activities on the project. site unless the portion of the site involved in the requested permit has been deemed clear of. recognized environmental conditions in writing by a California State Registered Environmental Assessor with HA CAPER 40 -hour OSHA Certification. Portions of the site require further hazardous material investigations to make a determination of the presence of recognized environmental conditions, Such investigations shall be conducted in accordance; with the most recent American Society for Testing and Materials (ASTM) standards, such as. the ASTM's "Standard Guide for Environmental Site Assessments. Phase l or ll] Environmental Site Assessment Process". In total, the updated hazardous material investigations of the site shall minimally evaluate the areas previously inaccessible to hazardous material investigators, the southern -most barn on the eastern portion of APN 058-110-41, the contents of the vault in the shed on the southern portion of APN 058-110- 04, the function of the '`water" basin and its previous discharges must be determined, the exact location of the 10 inch Kinder Morgan refined product pipeline, the areas adjacent to the Union Pacific Railroad right-of-way. and the onsite residential structures and buildings which were previously inaccessible. MM 3.5.2. A: Phase 11 Environmental Site Assessment (ESA) shall be completed prior to the,� approval of i hdividual development plans within the project Phase I I ESA report remedialshall include' subsurface investigations and recommended orequired, specific locations as recommended in the Phase I Environmental prepared: *y Kleinfelder, Inc., or any subsequent updated report. The following additiona requirements shall apply. a. Soil sampling and analysis for pesticides shall only be conducted in those areas of: the site that are still aricultural; and i1 b. It levels i organochloride pesticides are found to be in excess of applicable.: residential Goals/Maximum Contaminant Limits. (PRGs/MCLs) then an evaluation shall be required to determine the depth and extent of these elevated concentrations. f ) lk AXW1 0 MM 3.5.4. The wells onsite should not be used as a water supply for any of the proposed land uses unless the water from said wells is tested and found to meet state and federal drinking water standards as confirmed by the City's water department. asbestos-• for structures. constructed Prior to 1980, if they are to be renovated or demolished prior to future development.on the project site. The following requirements apply: 854271-2 15 a. A Certified Cal -OSHA Asbestos Consultant shall conduct said surveys. if asbestos is detected, all removal shall be completed by a licensed asbestos abatement contractor, and b. Any Iad paint that is detected and which is in poor condition shall be removed prior to building demolition. MM 3.5.6. All locations of underground storage tanks (U Ts) on the project site, where past releases are known or are suspected, shall be subject to further investigation and analysis to confirm or deny evidence of past releases (See Mitigation Measure 3.5:3). Said investigations shall be conducted in accordance with Environmental Protection Agency. (EPA) guidelines and per Leaking Underground Storage Tank (LUST) guidelines. MM 3,5D7: Septic systems which are associated with existing residences shall be removed and/or abandoned in accordance with local, state, and federal regulations. Soil samples shall be collected in the vicinity of said septic systems and leach lines to determine the potential for hazardous materials discharged from the septic systems. Any removal of septic systems shall be performed with oversight provided by the San Joaquin County Environmental Health Department, MM 3.5.3. Miscellaneous debris located throughout the project site, and described in the Prase I ESA, shall be removed prior to development activities. Any petroleum products and/car hazardous materials encountered should be disposed of or recycled in accordance with local, state, and federal regulations. MM 3.5.9: carious sized buckets and drums containing petroleum products were noted at several locations on the project site in the Phase f ESA. All such drums and buckets shall be inventoried and removed from the project site in accordance with local, state, and federal regulations. In addition, soil sampling shall be conducted at these bucket and drum locations where staining was noted (See Mitigation Measure 3.5.3), MM 3.5.10: The vault located in the storage shed along the southern portion of APN 058- 110-04 58-11Q-04 shall be investigated and its nature determined prier to development activity occurring on the project site. MM 3.5.11: >Limited sails samples shall be taken along the project site boundary adjacent to the Union Pacific Railroad ri htmof-way to determine the presence and levels of metals or hazardous materials associated with the railroad right-of-way, E. Hydrology and Water Quality r 854271-2 1 Rationale: The rationale for the above finding is set forth in Section 3.6 of the EIR. In summary the following mitigation n measures would substantially reduce the project's potential to inipact the stormwaler drainage system. MM 3,61: To the satisfaction of the City of Lodi Public Works Department, a detailed engineering analysis for the development of a stormwater collection system that will serve the project and potential future development between Reynolds Ranch and the Woodbridge. Irrigation District (WID) canal shall be prepared. Said analysis shall include sizing of the pipe network and sizing of the detention basins and pump station discharging to the WID canal. MM 3.6.2: To the satisfaction of the City of Lodi Public Works Department, the proposed pump station shall include provisions for managing the discharge flow rate to serve the needs of the City and to satisfy the terms of the discharge agreement MM 3.6.3: To the satisfaction of the City of Lodi Public Works Department, all drainage facilities shall be constructed in conformance with the standards and specifications of the City of Lodi. MM 3.6.4,. To the satisfaction of the City of Lodi Public Works Department, the detention basin shall include a low flow facility to enhance water quality and to help manage nuisance flows. Other water quality control features shall be incorporated into the project design to improve water quality of the storm discharge to the satisfaction of the City of Lodi Public Works Department, MM 3,6.5: To the satisfaction of the City of Lodi Public Works Department, as part of the. design process, a detailed drainage master plan shall be developed to identify collection and: storage facilities, phasing and other appurtenances needed to insure that the system meets the requirements of the City drainage system. MM 3.6.6: To the satisfaction of the City of Lodi Public Works Department, the project proponents shall participate in a financing mechanism to fund the required drainage infrastructure to serve the demands of the project. Funding of drainage infrastructure in accordance with Conditions of Approval for the project shall satisfy this mitigation measure. Impact 3,6.5,. (Alteration of the Existing Drainage Pattern of the Site or Area, Including through the Alteration of:the,Course of a Stream or River, or Substantially Increase the Rate or Amount of Surface Runoff in a Manner Which Would Result in Flooding On- or Off -Site). The proposed project would alter the site's drainage pattern. However, with the proper design of the proposed drainage system, the proposed drainage pattern change would not result in on- or off-site flooding. Findings per State CEQA Guidelines Section 15091, El Changes: or alternatives have been required in, or incorporated into, the project which avoid or substa ntially lesson the significant environmental effect (Subd. faljll]). Rationale, Therationale for the above findingis set forth in Section 3.6 of the EIR. In surnmary,. the following rnifigation meaU s res would substantially reduce the project's impact on drainage patterns - 854271 -2 17 MM 3.6.1: To the satisfaction of the City of Lodi Public Works Department, a detailed' engineering analysis for the development of a storrnwater collection system that will serve the project and potential future development between Reynolds Ranch and the Woodbridge e Irrigation District (ID) canal shall be prepared. Said analysis shall include sizing of the . wipe network and sizing of the detention basins and pump statim discharging to the WI ? canal. MM 3,6.2: To the satisfaction of the City of Dodi Public Works Department, the proposed pump station shall include provisions for managing the discharge flaw rate to serve the needs of the City and to satisfy the terms of the discharge agreement. standardsMM 3.6.3, To. the satisfaction of the City of Lodi Public Works Department, all drainag"I facilities shall be constructed in conformance with the w specifications of th City of MM 3,6.4: To the satisfaction of the City of Lodi Public Works Department, the detention basin shell include`a law flow facility to enhance water quality and to help manage nuisance flows. Other water quality control features shall be incorporated into the project design to improve water quality of the storm discharge to the satisfaction of the City of Lodi Public Works Departments MM 3.6.5: To the satisfaction of the City of Lodi Public Works Department, as park of the design process, a detailed drainage master plan shall be developed to identify collection and: storage focalities, phasing and other appurtenances needed to insure that the system meets:. the requirements of the City drainage system. MM 3.6.6a To the satisfaction of the City of Lodi Public Works Department, the project proponents shall participate in a financing mechanism to fund the required drainage: infrastructure to serve the demands of the project. Funding of drainage infrastructure in accordance with Conditions of Approval for the project shall satisfy this mitigation measure. Land Use Impact 3.7.1, ('The construction of the proposed project could result in significant land use conflicts with the surrounding region) Buffer zones and other physical features have been incorporated into the design of the project to reduce potential land use conflicts; however, mitigation measures are required to lessen impacts related to surrounding agricultural uses. Findings per State CEQA Guidelines Section 15091: El Changes or alternatives have been required in, or incorporated into, the project which avoid or SUbstantially lessers the significant environmental effect (Subd. [a)[1)). Rationale: The rationale for the above finding is set forth in Section the following mitil at on.9• •. „�:0 i measures would substantially reduce the land use conflicts - 3.7 -1, To reduce agricultural/residential land use incompatibilities, the following shall required: a. The applicant shall inform and notify prospective buyers in writing, prior to pgrchas% about existing and on-going agricultural activities in the immediate area in the form of 854271-2 18 a disclosure statement. The notifications shall disclose that the residence is located in an agricultural area subject to ground and aerial applications of chemical and early. morning or nighttime farm operations which may create noise, dust, et cetera. The langu age and format of such notification shall be reviewed and approved by the City. Community Development Department prior to recordation of final maps. Each disclosure statement shall be acknowledged with the signature of each prospective owner. Additionally, each prospective owner shall also be notified of the City of Lodi and the County of San Joaquin Right -to -Farm Ordinance. b, The conditions of approval for tentative maps shall include requirements ensuring the approval of a suitable design and the installation of a landscaped open space buffer area, fences, and/or walls around the perimeter of the project site affected by the potential conflicts in land use to minimize conflicts between project residents, non- residential uses, and adjacent agricultural uses prior to occupancy of adjacent houses. c. Prior to recordation of the final maps for homes adjacent to existing agricultural operations, the applicant shall submit a detailed wall and fencing plan for review and approval by the Community Development Department. DHIMMUM Impact 3..8.1: (Temporary Noise Generation) Construction of the proposed project would temporarily generate noise above levels existing without the project. The project requires mitigation measures that will reduce the potentially significant impacts to a less than significan. t level. 121 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd, [a)[1]). Rationale: The rationale for the above finding is set forth in Section 3.8 of the EIR. In summary, the following mitigation measures would substantially reduce the project's impact from the temporary noise generation: MM 3.8.1. All construction shall require a permit and shall be limited to the hours of to 10 p.m. S taging areas shall be located away from existing residences, and all equipment shall use properly operating mufflers, MM 3.8.2: The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. Impact 3.8,2: Increased traffic would generate noise levels above levels existing without the project. Findings per State -CA Guidelines Section 15091: 1XI Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1]). 854271-2 19 Rationale. The rationale for the above finding is set forth in Section 3.8 of the EIR. in summary the fallowing mitigation measures would substantially reduce the project's impacts related to vehicular noise by requiring appropriate design and construction of the site and structures a well as requiring proper noise insulation to be installed on impacted structures: M 3.6.x: Outdoor recreational space within 145 feet of the Marney Lane centerline must. be shielded by solid perimeter walls of 6-7 feet in height or by landscape berms or any. combination of the two to achieve the desired noise attenuation. MM 3,3.5: New residential development both north and south of Hamey Lane shalf require installation of 6-7 foot high sound walls or landscape berming, or any combination of the two to achieve the desired noise attenuation. Current and future homes located across Harney Lane will be masked from noise associated with major retail uses by the already elevated ambient background freeway noise and by setback distances of approximately 300 feet. Impact 3.8.3. Location of residential uses in proximity to noise sources can result in exposure to noise levels in excess of standards. Findings per State CEQA Guidelines Section 15091 r 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (subd. [a][1]). TheTationale for the above finding is set forth in Sectionof followingthe s placis requiringsensitive receptors in the vicinity of noise sources by requiring appropriate design A const ruction of t he site and structures as well as proper noise insulation to be install. s impactedon MM 3.0.3: Habitable second -story residential space, located within 245 feet of the Marney Lane centerline, must have upgraded structural protection including dual -paned windows and supplemental ventilation (air conditioning) allowing for window closure. 854271- 20 noise reduction will be achieved in a livable upstairs space, at the.perimeter tier of homes by. the specified structural components (windows, walls, doors, roof/ceiling assembly) shown on building plans. Disclosure of the presence of the tracks should be included in all real estate transfer documents to anyone buying or leasing a property within 500 feet of the train tracks. MM 3.8.7. A detention basin pump system will be required to empty the detention basin. The planned proximity of homes to the basin would likely require substantial shielding if such pumps were to operate at night. To the satisfaction of the City of Lodi, noise levels at residences in proximity to any required basin pump system shall be attenuated to meet the City's noise standards. Said attenuation can be achieved through enclosing the pump system or using upgraded sound rating building materials in nearby residences. MM 3.8.8. Noisiest agricultural activities will have substantial setback from onsite residences, particularly as the site is progressively developed. Buyer notification of the presence of possible agricultural activity noise shall be made as part of any property transfer documents. Impact 3.8.4: The proposed project would place sensitive receptors in the vicinity of train noise. El Changes or alternatives have been required in, or incorporated into, the project which.. avoid or substantially lessen the significant environmental effect (Subd. [a][1]). Rationale. The rationale for the above finding is set forth in Section 3.8 of the EIR. In summary'. the following mitigation measure would substantially reduce the project's impact of placing: sensitive receptors in the vicinity of train noise by requiring appropriate design and construction. of the site and structures, which may include installing noise insulation on impacted structures: MM 3.8,6: Homes situated adjacent to the train tracks require either a setback distance of 430 feet or a 6 toot sound wall, landscape berming, or any combination of the two to. Mitigate train noise to 65 d13 at the residential exterior and ground floor interior. This attenuation may be achieved by the design of the mini -storage facility. An interior noise analysis should be submitted in conjunction with building plan check, to verity that structural noise reduction will be achieved in a livable upstairs space, at the perimeter tier of homes by the specified structural components (windows, walls, doors, roof/ceiling assembly) shown on building plans. Disclosure of the presence of the tracks should be included in all real estate transfer documents to anyone buying or leasing a property within 500 feet of the train tracks. Impact 3.8.5., Detention basin pump noise could result in permanent increases in ambient noise levels above levels existing without the project. lim lillilill 0 Changes or alternatives have been required in, or incorporated into, the project which. avoid or substantially lessen the significant environmental effect (Subid. [a](11). P=V111111 �ll!��ilil�lillil����ll��!�ill�,l�!!ill��ii!liiii�l�ill�,i�lI 1 1111 11 i iiiiiiiiii 1 , ! i MMMMM requiring appropkiate design and construction of the site and structures, which may include.. installing noise insulation on impa.0ted structures: 854271-2 21 MM 18.7: A detention basin pump system will be required to empty the detention basin. The planned proximity of homes to the basin would likely require substantial shielding if such pumpswere to operate at night. To the satisfaction of the City of Lodi, noise levels at residences in proximity to any required basin pump system shall be attenuated to meet the City's noise standards. Said attenuation can be achieved through enclosing the pump system or using upgraded sound rating building materials in nearby residences. Impact 3.8.6,, Agricultural noise resulting from existing on-going agricultural operations in the vicinity of the project site could impact sensitive receptors onsite. Findings per State CEQA Guidelines Section 15091: El Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1 1). Rationale: The rationale for the above finding is set. forth in Section 3.8 of the EIR. in summary, the following mitigation measure would substantially reduce the project's noise impact of placing sensitive receptors in the vicinity of agricultural operations: MM 3.3.8: Noisiest agricultural activities will have substantial setback from onsite residences, particularly as the site is progressively developed. Buyer notification of the presence of possible agricultural activity noise shall be made as part of any property tramfe r documents. Impact 3.9.3: (Fire Service) The project involves the development of an office huRding, reaR..., commercial center, a mini -storage facility, residential structures, a school, and parkland:and, as. a result, would increase the structures and population served by the Lodi Fire Department. I! I I I I I I I I I I In IM Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1 ]). Rationale,- The rationale for the above finding is set forth in Section 3.9 of the EIR. In summary, the following mitigation measure would substantially reduce the project's impact on fire service by requiring a fir IS station to be built onsite: MM 3.9.1: A fire station is proposed to be constructed as part of the proposed project and. Will be constructed during Phase if development of the site. Impact 3.10.1: The project will require roadway it as part project development for an internal roadway network as well at address impacts resulting from increased travelAernand on surrounding:. streets. As a r sult9 identified transportation improvements are need t 0 0 mit !gate the potential project traffic impacts upon project build -out. Findings per,State CEQA Guidelines Section 15091, El Changes or alternatives have been required in, or Incorporated into, the project which avoid or substantially lessen the significant environmental effect Su d. [a](1 854271-2 22 Rationale: The rationale for the above finding is set forth in Section 3.10 of the EIR. In summary, the following mitigation measure would substantially reduce the project's impact resulting from increased travel demand by requiring appropriate final design and construction of roadway improvements'. M 3.10.1: Prior to approval of the first tract or parcel reap with the Reynolds Ranch Project, a roadway improvement. plan for "A," "B," and "Loop" Streets including a detail pian for an off-street multi -use tail to be utilized within the internal network of trails and pedestrian access within the project shall be required for review and approval by the City's Public Works Department. Additionally, the roadway improvement plan shall identify all recommended d intersection controls and geometrics as noted under "Proposed lrnprovernenW' in Section 3.10.7 of this document. developmentImpact 3,10.2: A of this size and scope will likely be develoveropedperiod of time and in a phased manner, To accommodate a phased development, necessary roadway: improvements shall be provided to support the pace of development. A comprehensive and coordinated app . roach will • be needed to address concurrent development in surrounding adjacentareas a the project, 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1]). Rationale: The rationale for the above finding is set forth in Section 3.10 of the EIR. In summary, the following mitigation measure would substantially reduce the project's potential impact by requiring a coordinated roadway phasing plan: MM 3,10.2. Prior to approval of the first tract or r for Reynolds Ranch Project,: Public Works Department shall review and approve a roadway phasing and improvement plan to ensure that timing of new roadway construction and improvements will be provided as necessary to serve and support new development for "Year 2008 Pre -Project Plus Phase I Project Conditions." The phasing plan shall also note completion and timing of roadway improvements by other adjacent development to coincide with proposed improvements on: the same facilities by the proposed project publicImpact 3.10.3: Because the project has not identified a specific development plan (layout) for. the residential, school, mini�storage and •.. the interna[: Engineerroadway network by a qualified Traffic be development can be defined to ensure thatpotential accessor • -• aW • 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1]). Rationale: The rationale for the above finding. is set forth in Section 3.10 of the EIR. In summary, the following mitigation measure would substantially reduce the project's potential` impact by requiring a detailed roadway improvement plana 854271-2 23 MM 3.10-3: As part of the subdivision review process, a roadway improvement plan shall include, but not be limited to providing, the following items. 1) identify all. entry/access points for all future development within the project area to ensure proper intersection control and signage, 2) show adequate sight distance in consideration of grading and landscaping at all intersections and drive entries, and 3) identify all bikeways, off-street multi -use trails and sidewalks within the project area. Submittal of the above information is intended to address any potential for vehicle and pedestrian conflicts in the development of the project roadway plan and ensure safe and adequate access for all residents and businesses within the project site. Impact 3.10.4. Construction traffic will occur over time during project development. Because of existing and future residential fond uses located near or adjacent to the development during construction, operation of such heavy equipment vehicles need to be considered. Findings per State CEQA Guidelines Section 15091: 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1]). Rationale, The rationale for the above finding is set forth in Section 3.10 of the EIR. In summary, the following mitigation measure would substantially reduce the project's potential impact by requiring the development of a Traffic Control Plan: MM 3.10.4: Proponents of development onsite shall submit a construction Traffic Control Plan to the: Public Works Department for review and approval prior to commencing construction on the project and any related off-site improvements. Impact 3.10.5: The project serving a largely future residential population will require critical fire and police services. Emergency vehicle access is considered a vital function as part of any future roadway network to accommodate a safe and efficient access for both future residents and critical emergency services. Findings per State CEQA Guidelines Section 15091: E) Changes or alternatives have been required in, or incorporated into, the project which avoid or. substantially lessen the significant environmental affect (Subd. [a][1]). Rationale,, The rationale for the above finding is set forth in Section 3.10 of the EIR. In summary, the following mitigation measure would substantially reduce the project's :potential impact by requiring review and approval of the project's circulation system by the City of Lodi Police and Fire Departments. MM 3.10.5. The design of the internal circulation system and vehicular access will be subject to review and approval by the City of Lodi's Police and Fire Departments prior to issuance any building permits for the project. Impact 3.10.6: Future land uses for the project will be required to provide adequate off-street parking facilities. Available on -street parking on future roadways may be limited or, otherwise;' prohibited. 8'54271-2 24 • 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Subd. [a][1]). Rationale: The rationale for the above finding is set forth in Section 3.10 of the Elly. In summary, the following mitigation measure would substantially reduce the project's potential impact by requiring onsite developments to supply adequate parking: MM 3.10.6: Prior to map approval and issuance of building permits, ensure that adequate parking demand is satisfied for all proposed uses (i.e. parks, commercial and residential development, etc.) in accordance to the City of Lodi Zoning Ordinance. Impact 3.11.4: (increase in the Demand for Nater Service) The proposed project would increase water demand. The increased demand could be accommodated by a water supply' system that includes two new groundwater wells. Findings per State CEQA Guidelines Section 15091: 0 Changes:.or alternatives have been required in, or incorporated into, the project which` avoid or substantially`lessen the significant environmental effect ( ubd. [a][1]). Rationale. The rationale for the above finding is set forth in Section 3.11 of the EIR. in summary, the following mitigation measures world substantially reduce the project's impact on water service by requiring appropriate final design and construction of the project's water supply' and distribution system. MM 3.11.1 . To the satisfaction of the City of Lodi Public Department, be added in the project to support water needs for the project area and shall be included i6 the first phase of development, The triangular area by the Morse -Skinner Ranch House is a� recommended area, although other sites may prove acceptable.a •can be maintained by placing the well in the east portion of the project r retail flows will be higher. MM 3.112, To the satisfaction of the City of Codi Public Works Department, a second well shall be constructed as part of the second phase of development as demands indicate the need. Alternatively, since the prof t only necessitates a portion of a second well, the well could be constructed offsite and the development pay its fair share of the second well. MM 3.11.3: prior to improvement plan approval, a looped water pipeline plan will be developed for the project that will provide for fire flogs within the project, connections to the existing City system and a phasing plan for pipe installation. This plan shall be reviewed and approved by the City Engineer. MM 3.11.4: To the satisfaction of the City of Lodi public Works Department, the developmentshall be assessed its fair share of the cast of developing additional water sources, including but not limited to participation in acquiring additional water rights, development and construction of surface water treatment or recharge the groundwater system, construction of water transmission facilities, and ether related water infrastructure. 854271-2 2 MM 3,11.5: To the satisfaction of the City of Lodi Public Works Department, as part of the design process, a detailed Water master plan shall be developed to identify facilities, phasing andother facilities needed to insure that the water system for the project meets the requirements of the City water system. MM 3,11.6: To the satisfaction of the City of Lodi Public Works Department, the project proponents shall participate in a financing mechanism to fund the required water infrastructure to serve the demands of the project. Funding of water infrastructure in accordance with Conditions of Approval for the project shall satisfy this mitigation measure. Impact 3.11.5., (Increase in the Demand for Wastewater Service.) The proposed project would increase the demand for wastewater service. The increased demand could be accommodated by an onsite sewer system and improvements to wastewater infrastructure in the project vicinity. Findings per State CEQA Guidelines Section 15091, 0 Changes or alternatives have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect (Sub. [a)[1]). Rationale: Therationale for the above finding is set forth in Section 3.11 of the EIR. In summary, the following mitigation measures would substantially reduce the project's impact on wastewater service by requiring appropriate final design and construction of the project's wastewater system: MM 3.11.7: To the satisfaction of the City of Lodi Public Works Department, a -detailed. engineering analysis for the development of a collection system that will serve the project area shall be prepared. Said analysis shall include sizing of the pipe network, sizing of the. pump station modifications, and establishing timing for the pump station modifications. MM 3.11.8: To reflect the investment that has been made by existing development and other potential developers, a financing mechanism shall be developed and implemented to the satisfaction of the City of Lodi to fund the modification of the pump station and the station outfall force mains. Funding of the pump station in accordance with Conditions of Approval for the project shall satisfy this mitigation measure. MM 3.11.9., To the satisfaction of the City of Lodi Public Works Department, and as. part of the design process, a detailed sewer master plan shall be developed to identify facilities, phasing and other facilities needed to insure that the wastewater system meets the requirement of the City sewer system. MM 3.11,10: To the satisfaction of the City of Lodi Public Works Department, the project. proponents shall participate in a financing mechanism to fund the required sewer. infrastructure to serve the demands of the project. Funding of sewer infrastructure in accordance with Conditions of Approval for the project shall satisfy this mitigation measure. In accordance with Section 15126.6 of State CEQA Guidelines, the Elly describes a reasonable range of alternatives to the project that could reduce environmental impacts of the project. The.. EIR has evaluated the comparative merits of these alternatives and rejected them in favor of the project as summarized below. 854271-2 26 / ltemative 1: No i roj ctlNo Development Alternative The No Project No Development alternative would have less air quality, traffic, noise, and: infrastructure impacts than the proposed project. This alternative would avoid the significant' impacts of the project and, thus, was identified as the environmentally superior alterative, This alternative would also preserve the existing prime farmlands for now and negate the unavoidable impact associated with loss of the prime agricultural land (even after the mitigation is implemented). The General Plan and the Elly for the General Plan, however, anticipate development of this area and the ultimate associated loss of the farmland. In addition, Alternative 1 would leave cultural resources that have been protected through mitigation measures indud d in the Reynolds Ranch Project Elly, unprotected, and therefore, could lead. to future destruction of these notable resources. Furthermore, this alternative would eliminate potential for payment of S, MHCP mitigation fees, which would be used to purchase and collect offsite habitat and preserve land and biological resources. Finally, the No Project/Ns Development Alternative would not meet the basic project objective of providing an economically viable development to support a mix of commercial, residential and open spacelreoreational opportunities as the City gnaws and expands beyond its urban boundaries. Thus, this alternative would not attain the basic goals and objectives of the City. The lead agency finds this sufficient basis to reject this alternative. Alternative 2e Reduced Scale Residential The deduced Scale Residential alternative would reduce the residential units by apprc mmately 23%. Similar to the proposed project, Alternative 2 would develop the entire site and would require similar on� and off-site improvements. The EIR finds that this alternative would have marginally less environmental impacts on energy consumption, public services, traffic, and utilities. Air quality, biological resources, cultural resources, hazardous materials, hydrology, land use, and noise would produce similar, to negligible differences in environmental impacts. However, the Reduced Scale Residential alternative would provide less economical viability and would potentially impair the market and economic feasibility to accommodate development of the site. Alternative 2 would potentially attain the basic project objective of providing a mix of commercial, residential, and open space/recreational opportunities, but would not avoid or substantially reduce the significant impacts of the project. As such, this alternative is not environmentally superior. The lead agency finds that any one of these reasons would be sufficient basis to reject this alternative. Alternative ; Reduced Scale RetaillP rk-n-Ride The Reduced Scale Retail/Park-n-Ride alternative would reduce the proposed retail build -taut b approximately t 1f6, to be replaced with a park -n -ride facility, includin .a surface parking facility of up to 75 spaces on a 5.5 -acre site with the remainder of the proposed retail site development to remain the same as the proposed project, Alternative 3 would potentially attain the basic project objective of providing a mix of commercial, residential, and open space/recreational opportunities, The EIR finds that this alternative would have marginally less environmental impacts can air quality, energy consumption, noise, and traffic. Biological resources, cultural resources, hazardous materials, public services, and utilities would produce similar, to negligible differences in environmental impacts, Due to marginally less air quality impacts, the El identifies this alternative as environmentally superior to the project; however, Alternative would not avoid or substantially reduce any of the significant impacts of the project. This alternative is also identified as the second environmentally superior alternative given that CEQA requires identification of a second environmentally superior alternative when the first is the no - project alternative. Farther, land use and planning impacts would result in a reduction in market 854271-2 27 and economic feasibility to accommodate development of the site. The adverse impact of the� economic feasibility to develop the site would thereby affect project financing, which could inhibit the ability to provide service and facilities for the entire project site. The lead agency finds that . any one of these reasons would be sufficient basis to reject this alternative. In accordance with the requirements of Section 21081(a) and 21081.6 of the Public Resources Code, the City of Lodi makes the following additional findings: That a mitigation monitoring and reporting program shall be implemented for future developments on the project site, as adopted by the lead agency; That through covenant and agreement, prior to the recordation of a final map, certificate of occupancy, and/or building permit for the project, the City of Lodi shall identify an appropriate )icensed professional to provide certification that compliance with the required mitigation measures has been effected; Site plans and/or building, plans, submitted for approval by the responsible monitoring agency, shall include required mitigation measures/conditions; and That an accountable enforcement agency and monitoring agency shall be identified for mitigation me . asures/conditions adopted as part of the decision -makers final determination, 854271-2 28 A2191•, , Approval of the Project will result. in a significant environmental effect that cannot be completely avoided even with the adoption of all feasible mitigation measures. The following statement of overriding considerations states the City Council's reasons for adopting the Project despite.its significant and unavoidable impacts. The lead agency declares that any one of the reasons provided below would be sufficient to justify approval of the Project. The substantial evidence demonstrating the benefits of the Project are found in these findings, and in the documents found in the record of proceedings. The City Council hereby declares that, pursuant to State CEQA Guidelines, section 15093, the City Council has balanced the benefits of the Project against its unavoidable environmental. impacts in determining whether to approve the Project. The City Council chooses to approve the Project despite its significant and unavoidable environmental effect because, in its view,. the City Council finds that the benefits of the Project outweighs its unavoidable adverse environmental impacts, and thereby make those impacts "acceptable." The City Council has made a reasonable and good faith effort to elim..inate or substantially mitigate the potential impacts resulting- from the Project, and hereby binds itself to adopt the mitigation measures set forth in the Mitigation Monitoring Program. The City Council hereby declares that to the extent any mitigation measures recommended in the EIR and/or` proposed Project could not be incorporated, such mitigation Measures are infeasible because they would impose restrictions on the Project that would prohibit .the. realization of specific economic, social, and other benefits that this City Councils finds outweigh the unmitigated..impacts. The City Council further finds that except for the Project, all other alternatives set forth in the EIR are infeasible because they would prohibit the realization of Project objectives and/or of specific economic, social and other benefits that this City Council finds outweigh any environmental benefits of the alternatives. The City Council hereby declares that, having reduced the adverse significant environmental effects of the Project to the extent feasible by adopting the proposed mitigation measures; having consideted the entire administrative record on the Project, and having weighed the benefits of the Project against its unavoidable adverse impacts after mitigation, the City Council has determined that the following social, economic, and environmental benefits of the Project outweigh the potential unavoidable adverse impacts and render those potential adverse environmental impacts acceptable based upon the following overriding considerations. The build -out of the proposed project would assist the City in meeting its regional housing needs as described in the City's Housing dement, by providing a variety of housing products available to a variety of household income categories within an area designated in the City's General Plan as Planned Residential Reserve within the City's Sphere of Influence, • The project incorporates New Urbanist principles to promote a more sustainable and pedestrian -oriented community. • The project Will result in the construction of an unproved interchange from Highway 99 onto Marney Lane, as well as other transportation improvements adjacent to the project site prior to project build -out. The proposed transportation improvements will further promote traffic circulation it the City and its surrounding Sphere of Influence. 854271-2 29 The project will provide increased commercial areas, thereby increasing the employment opportunities for the City's workforce. The project will provide additional shopping and dining opportunities creating a valuable resource for residents and will promote a town development that can serve as a community gathering place. The project will increase the City's traits, recreational facilities, and open -space areas, which. will serve not only the occupants of the proposed residential areas, but also the surrounding community. The project includes a school site that would aid in meeting the projected educational needs of the project area and vicinity. 0 The project provides for the development of afire station that would improve fire service. IF The project :will generate significant revenue for the City, The City finds that local tax revenues, such as sales tax generated by retail stores and property taxes from residential areas, are critically important to the City's revenues in order to maintain a strong revenue base to provide services to the community and also to protect against erosion of the City's revenue base due to redistribution of City revenues by the State Legislature. The City Council hereby declares that the foregoing benefits provided to the public through approval and implementation of the Reynolds Ranch Project outweigh any significant adverse environmental impacts of the Project and that each of the Project benefits outweighs the adverse environmental effects identified in the EIR and, therefore, finds those impacts to be. acceptable. 854271-2 30 854271-2 The Executive Summary section of this EIR identifies the Mitigation Measures that will be implemented to offset the impacts resulting from the proposed project. Section 1081.6 of GEQA requires the public agency to adopt a monitoring program of mitigations to ensure the enforceability of the mitigations identified in the GEQA document. This section of GEQA also identifies guidelines for implementation of a monitoring programa The monitoring program is required to be completed prior to certification of a Final EIR. The following Mitigation Monitoring Program (MMP) identifies all the mitigations identified in the EIR along with the party responsible for completing the mitigations and the timeframe for implementation. This MMP satisfies the requirements of Section 21081.0 of CEQA. City Of Lodi ? Reynolds Ranch Project CITY OF LO DI REYNOLDS RAPROJECT City of Lodi 2 Reynot ds Ranch Project Mitigation anon. Monitoring RKe ortin Mitigation Measures Period of Monitoring Monitoring Procedure Comments =Date=Infflals tnn lementation Responsibility€�itcarirrg Air Quality Mitigation measure 3.1.1: In addition to implementing the During any City of Lodi City of Lodi Building Division Clust Control Measures for Construction' required by Sara construction Building Division staff, as appropriate, sham Joaquin Valley Air Pollution Control District (SJVAPCD), activities Staff periodically consult with construction c rislte shall implement the "Enhanced and construction representatives Additional Control Measures $or Gonstruction Emissions of PM - to ensure They comply with W identif€ed`in Table 6-3 of the SJVAPCii's Guide for this requirement. € ,assessing and Mifigating Air Quality Impacts. The measures identified in Table 6-3 are as follow: • Limit traffic speeds on unpaved roads to 15 mph; s Install sandbags or other erosions control measures to prevent silt run-off to public roadways from sites with a slope greater than one percent; 0 Instail wheel washers for:allexiting -trucks, or wash off all trucks and equipment leaving the site- � install wind breaks at windward side(s) of constructkon areas; (I e Suspend excavation and grading activity when winds exceed 20 mph; and * Limit area subject to excavation, grading, and other construction activity at any one time. City of Lodi 2 Reynot ds Ranch Project Mitigation Monitoring Re orcin Mitigation Measures Period ®f Monitoring MonitoringProcedure Coa�rttertts Gate Initials irrt leentatisn Res onsibili Biological Resources Mitigation Measure 3.2.1 Clearing, grubbing, and/or removal Of vegetation shall not occur during the bird -nesting season Clearing, Clearing, City of Loci City of Lodi staff, as well as (from February 1 - September 31) UnlESS a biologist with Grubbing, and/or d qualifiedlified biologist Shall qualific�tic�ns that treat the satisfaction of the City of Codi removal ofvegeta#ion Development review project construction =ducts a preconstructitin purvey for nesting special -status phaseDepartment;.activities and periodically birds including Swainson's hawk, western Wrrowing owl, white- of Construction Qualified Etiologist; consult with construction tailed kite, California horned lark, and loggerhead shrike. If CDFG representatives to ensure discovered, ail active nests shall be avoided and provided with they comply with this a buffer zone of 300 feet (500 feet for all raptor nests) or a requirement. City of Lodi bufferzone that otherwise meets the satisfaction of the staff Shah undertake Califo.mia Department of Fish and Carne (CDFG). Once buffer additional coordination with zones are established, work shall not commence/resume within the COFG, if necessary. the buffer until the biologist confirms that all fledglings have left the. rest. In addition to the preconstruction surrey, the biologist shall conduct weekly nesting surveys of the construction site during the searing, grubbing, and/or removal of vegetation phase, and any discovered active nest of a special -states bird shell be afforded the protection identified above. Clearing,1. i grubbing, and/or removal of vegetation conducted outside the bird -resting season (from Octobef 1 - January 31 ` will not require nesting birds surveys. € � a Citer cif Loci. 4 Reynolds Ranch P oject Mitigation Monitoring fie ort.In Mitigation Measures Period of Monitoring Monitoring Procedure Comments Date Initials I ides onsibili Mitigation Measure 3.2.2. Development on the subject site City of Lodi City of Lodi staff shall verify shall participate in the San Joaquin County Multi -Species Prior to the community the payment of appropriate Habitat Conservation and Open Space Plait (SJMHCP). This issuance of a Development fees by the project includes payment of Open Space Conversion fees in Building Permit Department applicants. accordance with the fee schedule in-place at the time construction commences and implementation of the Plan's "Measures to Minimize Impacts" pursuant to Section 5.2 of the JMHCP. Mitigation Measure 3.2.3 Regardless of whether the project Cid of Lodi City of Lodi staff shad review develops in a manner that is subject to the San Joaquin County Prior to the Community the project's landscaping tree protection ordinance (San Joaquin County Code Division Issuance of a Development and/or tree replacement plan € 15, Natural Resources Regulations; Chapter -1505, Trees), Building Permit Department to ensure compliance with the proposed project shall comply with the ordinance's 'Replacement" this requirement. requirements (Section 9-1505.4) and "E3e�rela ntent Cortstrair�ts" bort 9-155,5 . Cultural Resources Mitigation Measure 3.3.1. The Morse -Skinner lur=ch House City of Lodi City of Lodi shall not issue and water tank, Including the one acre parcel on which itis Prior to the communityadapiive a building permit for the sitrtate is listed on the tPFIP and it is therefore a historical resource eligible for the CPi'l. any adaptive reuse of the Morse -Skinner Ranch property shall comply with standards Sit issuance of a Building Permit Development Department reuse of the hf€orse- Skinner ranch House wsout checking project plans for ' I forth by the Secretary of the interior. compliance with the Secretary of the Inter'ior's L standards. Citer cif Loci. 4 Reynolds Ranch P oject Mitigation Measures Mitigation Monitoring Re esrfl Period of Monitoring Monitoring Procedure C�ttatt�e is tate Initials Il entation Sib€iii Mitigation Measure 3.3.2: The residences, barn, and Moose City of Lodi City of Lodi shall not issue Lodge that are situated within the Cog acres included in the Prior to the Community demolition permits until after Development Plan shall be evaluated for the CRHR. Some of Issuance of a Development the subject buildings have these resources, such as the Moose Lodge, were clearly Building Permit Department: been evaluated for their constructedwithin the last 50 years and are unlikely to be Qualified h€stork architectural and historical eligible for the CRIER. However, some of the residences may resources significance. Consultation be more than 50 years old and their architectural significance consultant with the OHP shall be shall be evaluated by a qualified architectural historian. This undertaken if any structures process includes the recording of the buildings and structures are determined to be CRHR on Department of Parks and Recreation Historic Structures ell ibie. Forms (DDR 523). Any structures that are found to be ineligible for the CRHR warrant no further consideration, If any of those structures are determined to be CRIT eligible, the California g Office of Historic Preservation (OHP) shall be consulted to determine the significance of the discovery, and any resources Haat are CRHR eligible slash be treated in accordance Mth the Secretary of Interior Standards. E � I 3 mitigation Monitoring Re ortin Period of Implementation Monitoring ��s �risibaii MonitoringProcedure Comments Date Initials Mitigation Measures Mitigation t easure 3.3.3. The CRHR eligibility of existing City of tads City df Lodi shall not issue buildings and structures Withinthe 160-acre Concept flan shall Prior to the community derrmlit€on permits until after be determined. This will require the services {3f a qualified issuance of a Development � the subject buildings have architectural historian. This process includes the recording of Building Permit Department: been evaluated for their l?uildii�gs and structures on Department of Parks and Qualified historic architectural and historical Recreation Historic Structures Forms (DPR 523). Any reso resai�ultarces significance. Consultation structures that are found to be ineligible for the CRHR warrant conundertaken with the OHP shall be no fustier consideration. if any of thoa e structures are if any structures determined to be CRHR eligible, the California Office of Historic are determined to be CRHR Preservation (i3H') shall be consulted to determine the eligible. si nificance of the discovery, and any resources that are CRHR eii ib e shall be treated in accordance with the Secretary of tnterlor Standards. :Miti tion Measure 3.3.x; The Vokuts who inhabited the During any City of Lodi City of Lod`staff shah Project area prehistoricallyleft no apparent archaeological construction CommunityPeriodicall consult with remains on the ground surface within the Study Area. Previous activities Development construction representatives studies in the Central Malley have shown that archaeological Department:; to ensure they comply with sites are sometimes buried (loratto 1934). if buried Native Qualified this requirement. Aner€can archaeological resources are discovered during the archeologist � project activities, work shall stop immediately in the vicinity of i the discovery, unW a gual ed archaeologist Haat € eets the satisfaction of the City of Lodi determines the significance of the discovery and develops plans to preserve the significance of any discovered CRHR eligible resources. Such ! ! archaeological resource preservation plans shall be €rriplernented to the satisfaction of the City car Lodi. City of Lodi 7 Reynolds Ranch Project Mitigation Monitoring � rts'rr Mitigation Measures Period of Monitoring Res oneibi. Monitoring Procedure Cs�rentsImplementation. Date . Initials Mitigation Measure 3.3.5 Should paleontological resources City of Lodi City of Lodi staff shall e encountered during Construction excavation, the project proponent shall halt excavation in the vicinity of the discovery During any construction Community periodically consult with and Contact a qualified vertebrate paleontologist to evaluate the activities Development Department:; construction representatives to ensure they comply with significance of the find and make recommendations for Qua ti€ied this requirement. collection and preservation: of discovered paleontological vertebrate resources in a written report to the City of Lodi. Said paleontologist recommendations shalt be implemented to the satisfaction of tate Ct' of Lodi. Hazards and Hazardous Materials Mrtiga br Mejs r7e 3,5.1 The City of Lodi shall not issue Citic of Lodi City of Lodi Planning and permits.:for =struclJon .activates on the project site unless the Prior to the Community Building Divisions and Fire .portion of the site involved in the requested permit has been Issuance of a Development Department shalt coordinate deemed clear of recognized environmental conditions in writing Building Permit Department with the project proponent to by a California State Registered Environmental Assessor with ensure compliance with this HAZWOPE 40 -hour OSHA Certification, Portions of the site requirement. require further hazardous material Investigations to snake a s determination of the presence of recognized environmental � conditions. Such investigations shall be conducted in nrordance with the most recent American Society for Testing I and Materials (ASTM) standards, such as the AST 's Standard Guide for Environmental Site Assessments: Phase I 190 1] ' Environmental Site. Assessment Process". In tota6, the updated hazardous material investigations of the site shalt minimally evaluate the areas previously inaccessible to hazardous material investigators, the southern -most barn on the eastern portion of APP €359-110 41, the contents of the vault.in the shed on the southem portion of APN 058-11M4, the function of the `� atee basica and its previous discharges most be determined, the exact location of the 10 inch Kinder Worg n refined: product p"spefine;theareas,adjacent to.the 4 Union Pacific Railroad right-of-way, and the onsite residential siriact res aid `buildings which were previously inaccessible. City of Lodi 7 Reynolds Ranch Project Mitigation City of Lodi Reynolds Ranch Project Mitigation Monitoring Re din Period of l 8ert�entatioxs Monitoring 9i S rsn i rtr monitoring Procedure Comments Date Initials Mitigation Measures itigation measure 3.5.2: A Phase 11 Environmental Site Prior to the City of Lod City of Lodi Planning and � Assessment (ESA) shall be completed prior to the approval of Issuance of a Community Building. Divisions and Fire individual development plans within the project area. Said Building Permit Development Department shall coordinate Phase It ESA resort shall include subsurface investigations and Individual forDevelopment Department with the project to recommended remedial actions, if required, at specific locations parent ensure compliance v�itts this ceprovAth th s as recommended in the Phase i Environmental Site Plans Plans requirement. Assessment prepared by Kleinfelder, Inc,, or any subsequent updated report. The following additional requirements shall apply: a. Soil sampling and analysis for pesticides shall only be e conducted to those areas of the site that are still agricultural; and If levels. of organochloride pesticides are found to be in excess of appjiceble residential or commercial Preliminary Remedlation Goa.W.a i�um Contaminant Limits (PRGs/ CLs) then an evaluation shaft be required: to determine the depth and extent of these elevated concentrations, Mitigation Measure 3.5.3, If subsurface structures are Daring any City of Lodi City of .a Planning and .Fire eraoourrted dtsring site development or excavation onsite, care construction Communityactivities Bi�ildinc�:t3i�isians and stroulcl exercised in deterrrrirrir�g whether or ;rot the Development sha€l coordinate subsurface structures contain asbestos. if they contain Department witty the prmect proponent to with asbestos, it strap be removed, handled, transported, acrd ensure compliance vWth this dispensed of in accordance with local, state, and federal favus requirement. � .at�d i• i�fatiorrs. Mitigation Measure 3.5.4: The wells onsite should not be During any City of Lodi Public City of Lodi Public Works used as a water supply for any of the proposed laird uses construction works Department Department shall coordinate unless ttr:e water from said wells is tested and found to meet activities„ with;the reject proponent to state and federal drinking water standards as confirmed by the Operational ensure compliance vvith this City's water department. Prase requirement. City of Lodi Reynolds Ranch Project Mfflgation Mlogatior . R rUn - Mitigation Measures Period of Monitoring Monitoring Procedure Got a to mate initials !m 1mentaillon : R . si if Mitigation Measure 3,5.5: An asbestos and lead paint City of Lodi star shall assessment shall be conducted for structures constructed prior Prior to the . City of Lodi determine the treed for to 1980, if they are to be renovated or demolished prior to Issuance of a Community asbestos and lead paint future development on the project site. The foliowing Building Permit Development assessments; Lodi staff shall requirements apply: Department coordinate with the project a.. A Certified Cal -OSHA Asbestos Consultant shall conduct proponent to ensure compliance with this said surveys. If asbestos is detected, all removal shall be requirement, completed by a licensed asbestos abatement contractor; and b. Any lead paint that is detected and which is in poor condition shall be removed prior to building demolition. Mitigation Measure 3.5.6, All locations of underground Lodidetermine Co City of Lodi staff shall storage tanks (LSTs) on the project s€tewhere past releases Prior to the Ctjof t�rr., m un'i the need for UST are known or are suspected, shall be subject to further Issuance of a Development assessments; Lodi staff shall investigation and analysis to confirm or deny evidence of past Building Permit Department coordinate with the project releases (See Mitigation Measure 3.5.3). Said investigations proponent to entire shall be conducted in.accordance with Environmental compliance with this Protection Agency (EPA) and.per Leaking Underground requirement. Storage Wank LUSTguidelines. Mitigation Measure 3.5.7. Septic systems which are City of Lodi City of Lodi Building Division associated with existing residences shall be removed and or Prior to the Community and Public Works abandoned in accordance with local, state, and federal issuance of a Development Department shall coordinate regulations, Soil samples shall be collected in the vicinity of Building Permit Department; with the project proponent to said septic systems and leach litres to determine the potential Public Forks ensure compliance with this for hazardous materials discharged from the septic systems. I Department requirement, Any removal of septic systems shalt be perforated with oversight provided by the Sari Joagua n County Environmental Health Department. mit(gation:monitoring It 4 D' City of Lodi 10 Reynolds s Ranch Proj ect Mitigation Moribring Reportig Mitigation Measures Period of Monitoring Monitoring Procedure Comments Date Initials Implementation �3 or3slili Mitigation Measure 3.5.8: Miscellaneous debris bated City of LWPrior City of Lodi .Building Division throughout the project site, and described in the Phase I ESA, to the Community Fire Department shall shaft be removed prior to development activities. Any Issuance of a Development coordinate with the project coordinate petroleumproducts and/orand/orhazardousaus materials encountered Permit C�epari; Fire Departmeentnt proponent to ansate proponent should be disposed of or recycled in accordance with local, compliance with this state, and federal reg€�latons. requirement. Mitigation Measure 3,5.9: Various sized buckets and drums City of Lodi Building Division containing petroleum products were noted at several locations Prier to the City of Lodi and Fire Department shall on the project site in the Phase I ESA. All such drums and Issuance of a Community coordinate Ah the project buckets shall be removed from the project site in accordance Building Permit Development proponent to ensure with local, state, and federal regulations, In addition, soil Department; Fire compliance with this sampling shall be conducted at those bucket and drum Department requirement. locations where staining was noted (See Mitigation Measure 3,53). Mitigation Measure 3.5.10: The vault located in the storage City of Lodiiiy City of Lodi Building Envision shed along the southern portion of APS! 458-110-04 shall be Prior to the Ccrr�rr€cairr Comm and Fire Department shall investigated and its nature determined Prior to development Issuance of a coordinate with the project activity occurring carr the project site. Building Permit e artment; Fsre Department-, proponent to ensure f Department compliance with this requirement. City of Lodi 10 Reynolds s Ranch Proj ect mitiga "$;` 3:::'#: ',gR' Air, Etl6 Ligation d onitoning R rr . ... .. Mitigation Measures er'lod of Monitoring MonitoringProcedure Comments pate Initials ! I mentation Responsibility Mitigation Measure 3.5.11 a Limited soil sarnptes shall be taken Prior to the City O l d7�t Ci of Lei Building €�€v s€bri along the project site boundary adjacent to the Union Pacific IssCr�rrasnasn4 of a and Fire Department shall Railroad right-of-way to determine the presence and levels of Buildini�ange isPermit coordinate with the project metals or hazardous materials associated with the railroad Department-, Fire proponent to ensure right-of-way. Department compliance with this f requirement. Hydrology and WaterQual!ty Mitigation ation Measure 3:6.1: To the satisfaction of the City of City of Lodi Public City of Lodi Public Works Lodi Public Works Department, a detailed engineering analysis Prior to the Works Department staff shell review the for the deve4opment of a stortriwater collection system that will Issuance of a engineering please serve the project and potential future development between Building Permit toensprojects me to ensure compliance with Reynolds Ranch and the Woodbridge laigati €strict VID) this regur,ernente canal stili be p epared..Said analysis shalt include sizing of tire PO netwo and sizing of the detention basins and pump station discharging to the WID canal, , Mitigation Measure. To the satisfaction of the City of City of Lada Public City of Lodi Public Works Lodi Public k arks Department, the proposed pump station Prier to the Works Department staff shall review the shall include rovisissirs for managing the discharge f ow rate to Issuance ofDepartmentprojects engineering playas serve the needs of the City and to satisfy the terms of the Building Permit to ensure compliance with discharge agreement. this' requirement. Mitr ati ri t ea erre 16.3.a a To thesatisfaction of the City of City of Lodi<Nblic City: sof LWi 'Public Wbft Lodi Public darks Department, all drainage facilities shall be Prior to the dories Depadment std shall review the constructed in conformance with the standards and Issuance of a project's engineering plass specifications of the City of Lodi. Building Permit to. ensure compliance with City of Lodi 12 Reynolds Bench Project Mitigation Monitoring ire orcin Mitigation Measures Period of Monitoring Procedure Comments rats tate initiate Implementation ResponsibilityMonitoring Mitigation Measure 3.6.4: 7o the sadsfaction of the City of City of Lodi Public City of Lodi Pudic Works Lodi Public Works Department, the detention basics shall Prior to the Works Department staff shall review the include a law flow facility to enhance water quality and to help Issuance of a project's engineering pians i manage nuisance flows. Other wafer quality control features Building Permit to ensure compliance with shall be incorporated into the project design to improve water this requirement. quality of the storm discharge to the satisfaction of the City of Lodi Public Marks Department. Mitigation Measure 3.6.5: To the satisfaction of the City of Prior to the City of Lodi Public of Lodi Public Works Lodi Public Works Department, as part of the design process, a Issuance of a Works Department staff shall review the staff detailed drainage master plan shall be developed to identify Building Permit projects drainage plans to collection and storage facilities, phasing and other ensure compliance vvith this appurtenances needed to insure that the system meets the re awement. requirements of the gdrainage system. E Mitigation Measure 306,6: To the satisfaction of the City of Lo&Public Works Department, the project proponents shall City of Lodi Public City of Lodi Public Works participatein a financingmechanism to fund the required Prior to Works Department shall wordinate with the drainage infrastructure to serve the demands of the project. of Tentative Tractproject Tentative proponent to ensure Funding of drainage infrastructure in accordance with Map ,Applications compliance with this Conditions of Approval for the project shall satisfy this requirement. mitigation measure. � 3 I City of Lodi 12 Reynolds Bench Project ity of L,od 1.3 ,Reynolds Ranch Project Litigation Monitoring Re ortin WIgation Measures Period of Monitoring Monitoring Procedure inn lementatio 1 Rea .onsibili Comments Date Initials Lard Use Mitigation Measure 3.7.1: To reduce Prior to the City of Lodi City of Lodi Community agricultural/residential land use incompatibilities, the Issuance of Community Development Department following shall be required: Building Permits Development shaltcoordinate with the a. The applicant shall inform and f otify prospective buyers in for Wividual Development Department project proponent to ensure nth this Mang, prior to purchase, about existing and ors -going Pians; regatisernc nt. requircomplemenncet, agricultural activities in the immediate area asp the form of a � Operational d selos.ure statement. The notifications shall disclose that Phases of Project the residence is located in an agricultural area subject to grouted and aerial applications of chemical and early ming or nighttime farm operations which may create noise, dust, et ceteris. The language and format of such notification shall be reviewed and approved by the City Community Development Department prior to recordation of final maps. Each disclosure statement shall be acknowledged with the signature of each prospective owner. Additionally, each prospective owner shall also be notified of the City of Lodi and the County of Sacs Joaquin Right -to -Farm Ordinance, b, The conditions of approval for tentative maps shall include requirements ensudrig:the approval of a suitable design and the installation of a landscaped opera space buffer area fences anthat walls around the peed eter sof the project y the potential conflicts in land use to minimize conflicts beboeen project residents, non residonlial uses, and adjacent agricultural uses prison to occupancy of adjacent houses. c. Prior to recordation of the finial reaps for homes adjacent to I existing agricultural operations, the applicant shall submit a detailed wall and fe€ drsg plan for review and approval by the Community Development Departmerst. ity of L,od 1.3 ,Reynolds Ranch Project Mitigation Monitoring R ortin Mitigation Measures Period of Monitoring MonitoringProcedure Comments date tr�itsats Implementation des onsibili. Mitigation Measure 3.7,2: Prior to issuance of a. building City of Lodi City of Lodi staff shaff verify permit, the applicant shall pay an Agricultural Land Prior to the Community the payment of appropriate Mitigation fee to the City of Lodi. Said fee is to be Issuance of Development fees by the project determined by the pending adaption of an ordinance of Building Permits Pepe t ent applicants. the laity establishing a fee mitigation program to offset the lass of agricultural land to future development. in the event said ordinance is not effective at the time building permits are requested, the applicant shall pay a fee to the .Central Valley Land Trust (Cen tral Valley Program) or other equivalent entity to offset the toss of the Prime Farmland at the time of Baailriirs Permit lssa�anee. Noise Mitigation Measure 3.8.1. All construction shall require a Pricer to and City of Lodi City of Lodi staff, as permit and shall be firnited to the hours of y a.m. to 10 p.m. during any Community appropriate shall periodically Staging areas shall be located away from existing residences, construction € evelopment consult with the pre ecfs and all equipment shall use property operating mufflers. activities Department construction representative� to ensure compliance with this requirement. Mitigation Measure 3.8.2. The project contractor shall place Prior to and City sof Lodi City of Lodi.staff, as ry construction equipment so that emitted noise is all stationary during any Community appropriate shall periodically i. . directed away from sensitive receptors nearest the project site. construction development con -suit with the Project s activities . Department constructionrepresentative to ensure compliance with this requirement. Mitigation Measure 3.8.3: Habitable second story City of Lodi City of Lodi Planning and residential space, located union 245 feet of the Harney briar to the Community Buildingivisieans shall Lane conteriirse, must have upgraded structural protection issuance of Development check project. plans for including duat-paned v�indo ss and supplemental Building Permits Cepaftent compliance with this yent:ia on (air conditioning) to alloy for window closure, I r uir�ent � in coat fiance with the City of Lodi Corsa atibilit Standards, maty of Lodi 15Reyno.Ids Rarsch Project :iiigation Monitoring ire ortin Period of Implementation. Monitoring Res o sibiii Monitoring Procedure Comments Date Initials idgation Measures Mitigations Measure 3.6.4: Outdoor recreational space within City of Lodi Planning and 145 feet of the Harney Lane centerline must be shielded by City of Lodi Building Divisions shall solid perimeter walls of 6-7 feet in height or landscape berming, Prior to the Community check project plans and or any combination of the two to achieve the desired noise Issuance of Development periodically visit the site for attenuation. Building Permits Department compliance with this requirement. Mitigation Measure 3.6.5: New residential development troth City of Ludt City of Lodi Planning and north and south of Harney Lame shall require installation of 6-7 Prior to the CommunityBuilding Divisions shall foot high sound walls or landscape bermiing, or any Issuance of e Development check project pians and combination of the two to achieve the desired noise Building Permits t Department peno€dcalty visit the site for attenuation. Current and future homes located across Harney compliance compliance with this Lane will be masked from noise associated with major retail requirement. uses by. the already elevated ambient background freeway noise and b . setback distances sofa roxiinatel 3gg feet. Mitigation Measure 3:8.6, Homes situated adjacent to the City of Lodi Planning and i train tracks require either a setback distance of 43€i feet or a 6 Pnor to the City of Lodi Building Divisions shall foot soured wall (above train track rails), laiadscape k erming, or Issuance of Community check project plans and any combination of the two to mitigate train noise to 65 dB at Building Permits Development periodically visit the site for the residential exterior and gartered floor interior. This Department compliance with this attenuation may be achieved by the design of the mini -storage requirement, facility. Ars interior noise analysis should be submitted in conjunction with building plane cheek, to verify that structural noiseraduct on will be achieved in a livable upstairs space, at the perimeter tier of homes by the specified structural components (windows, walls, doors, roof/ceiling assembly) � shown n circ building plans. Disclosure of the presence of the tracks should be included in all real estate transfer documents to anyone buying or leasing a property within 6GO feet of the train tracks. maty of Lodi 15Reyno.Ids Rarsch Project City of Lodi 16 Reynolds Ranch Project Mitigation Monitoring Re orcin Mitigation Measures Period of lrsr iertaentaiion Monitoring Byes nsibili Monitoring Procedure oru[ttertt3 Date Initials Mitigadon Measure 3.8.7: A detention basin pimp —System off City of Lod City of Lodi Community be required to empty the detention basin. The planned Prior to the Community Development Department proximity of homes to the basin would likely require substantial Issuance of Development and Public Works shielding if such pumps were to operate at night. To the Building Permits Department; Department shall check satisfaction of the City of Lodi, noise levels at residences in Public Works project pians for compliance proximity to any required basin pump system shall be Department with this requirement. attenuated to meet the City's noise standards. Said attenuation can be achieved through enclosing the pump system or using upgraded soundrating building materials in nearby residences. Mitigation Measure 3.8e8; Noisiest agr'icuftural activities vrilf Operational Prcrjeet APp€carats;�Deyvelopmento)eepartrnent City of Lodi—Community have substantial setback from onsite residences, particularly as Phases cat Project City of Lodi the site is progressively developed. Buyer notification of the Community and Project Applicants shall presence of possible agricultural activity noise shall be made as Development work cooperatively to part of any prop" transfer documents. Department achieve compliance vft this Public Services Mitigation Pleasure 3.9.1: A fire station shall be constructed During � City of Lath City of Lodi Communityas part of the proposed project during Phase It development of Deve4ment of CommunityDevelopment and Dire the site. Phase it Development Department Staff snail work cooperatively with the Department; Fire Department project applicants to develop plans and specifications to achieve compliance with this City of Lodi 16 Reynolds Ranch Project Mitigation monitoring ig ortin Mitigation Measures Period�Von Ir1ion Monitoring osibiti Monitoring �roeedcre CBlteifs Date 6rlilals Traffic and Circulation Mitigation Measure 3.10.1- Prior to approval of the first tract Prior to Approval City Lodi Public City of Lodi Trak or parcel reap with the Reynolds Ranch Project, a roadway of First Tract or Works Enginee€ing staff shall i€nprovernent plan for °A " "G3 " and "Loop" Streets including a Parcel Map Department, review the project`s roadway detaff pian fel' an off-street multi -arse trail to be €atifized within Traffic Engfneeritig improvement plans to the internal network of trails and pedestrian access within the Section entire compliance with this project shall be required for review and approval by the City's requirement Public WorksDepartment. Additionally, the roadway improvement plant shad identify all recommended intersection controls and geometr€cs as noted under 'Proposed Improvements" in Section 3.14.7 of this document. Mitigations Measure 3.90.2: Prior to approval of the first tract or parcel map for Reynolds ranch Project, the City's public Prior to Approval City Lodi Public City of Lodi Traffic Works Department shall review and approve a roadway � of First Tractor Works Engineering staff shall phasing and improvement piaci to ensure that timing of new Parcel chap Department, review the project's roadway roadway construction and improvements pili be provided as Traffic Engineering construction and phasing necessary to sense and support new development for "Year Section pians to ensure compliance 2008're-Projed Plus Phase I Project Conditions.' The with this requirement phasing piers sisal, also, mote completion and timing of roadway improvements by other adjacent development to coincide wth proposed improvements on the same facilities by the proposed project t__.......... Mitigation monitoring lie Ort .In Mitigation Measures Period of Monitoring MonitoringProcedure Comments Rate Initials lT ier . ntatio Responsibility__ Mitig terra easure 3.10.3: As part of the subdivision review , Prior to Approval City Lodi Public City of Lodi Traffic process, a roadway improvement plan shall include, but not be of Tentative Tract. Works Engineering staff shall limited to providing, the following items: 1) identify all flap Department, review the project's roadway entry/access points for all future development within the project Traffic Engineering construction and phasing area to ensure prosper intersection cmtrol and signage, 2) show Section p arcs to ensure compliance adequate sight distance in consideration of grading and with this requirement landscaping at all intersections and drive entries, and 3) identify all bikeways, off-street mul& se trails and sidewalks within the project area. Submittal of the above information is intended to address any potential for vehicle and pedestrian conflicts in the development of the project roadway plan' and ensure safe and adequate access for all residents and businesses within the project site. Mitigation Measure 3.10.4. Proponents of development to Chi�t'y..p�Lyodi P€�E�lic City of Lodi Traffic onsite shaft submit a construction Traffic Control Plan to ce o Issuance of Issuance VVV6h3 Engineering staff shall i the City's Public Works Department or review and Building Permits Department, review the projects9 roadway approval prior to commencing construction on the project for Individual Traffic Engineering construction and phasing and any related off-site improvements. Development Section plans to ensure cormpfsance Permitswith this requirement Mitigation Measure 3.10.5: The design of the internal City of Lodi Police City of Lodi Police and Fire circulation system and vehicular access Raiff be subject to f Prior to the and Eire Departments shall review review and approval by the City of Lodi's Police and Eire issuance of Departments Circulation and access Departments prior to issuance any building permits for the j project-! Building Permits i [ designs prior to permit issuance. Mitigation Measure 3.10.6: Prior to map �approval and issuance of building permits, ensure that adequate parking prior to '' Subdivision flap City of Lodi mrrrianity Community Development Department Plan shall Check demand is satisfied for all proposed uses (i.e. paries, commercial and residerifial development, etc.) in accordance to I Approval or Issuance of Development Re ar ertt project purrs for compliance with this requirement. thejt. of Lodi Zonii irdihahce. __ uilt Pernaats sf�r cit Lodi 19 Reyna€ds Ranch €� oleo tig'aticari fcsrtrtorsr€g Re ortrn Period a€lc3i8atcwrirtg Fimplemeii8Li43neS. Monitoring Procedure Carrarne€rte date initials Mitigation Measures r�iili Utilities and Service S etam$ Mitigation Measure 3.17 <1: To the satisfaction of the City of City of Lodi Pubilc Works Lodi Public Works Department, a new well shall e added in Prior to and during y Lodi Public .;Works Department shall coordinate the;project.to support water needs for the project area and shall any construction with the project pro nt to be included in the first phase of development. The triangular activities Department ensure compliance with this area by the Morse -Skinner Ranch House is a recommended requirement, area, although other sites may prove acceptable. A higher fire flow can be maintained day placing the well in the east portion of the project where office and retail fire flows will be higher. During � Development o€ City Lodi Public City of Lodi Public Works rgatiar Measure 3.11 Z: To the satisfaction of the City of Lodi Public Works Department, a second well shall be con, as part of fire second phase of development as Phase 4l Works Department Department shall mate with the project proponent to demands indicate the need. Alternatively, since the project only ensure corrapii�nce with this necessitates a portion of a second d well, the well could be � requirement. constructed offsite and the development pay its fair share of the second well. City Lath Public Ci of Lodi Public Works ` Department, ent, nganeerrng Mitigation Measure 3.11.3: Prior to improvement plan approval, a looped water pipeline pian will be developed for the project that will provide for fire flows within the project, Prior to the issuance of Work's €3epartment, Division, shall€ ordin to connections to the existing City system and a' pleasing plan r Building Permits Engineering with the project proponent to ensure compliance with this pipe installation, This plana shall e reviewed and approved by P Division a requirement the City Engineer. f €€ f. Prior fes and City Lodi Public ks City o#Lodi Public Works Mitigation Measure 3.11.4: To the satisfaction of the City of Lodi Public Wort Department, the development shall be issuance of any o s Department shall co€ardinate assesse=d its Laic share of flee cost of developing additional building permits Clepartr€ient vtith alae. project proiataent to i water sources, including but not iirnited to part�apation in acquiring additional water rights, development and arra construction ofsurface watertreatment or'recharge the.groundwater � � ensure compliance with this requirement. system, construction of water transmission facrlities, and other related water infrastructure. 1 sf�r cit Lodi 19 Reyna€ds Ranch €� oleo Cif r of Lodi 20 Reynolds Ranch Project MsttgaLionoi3rtori.n Re OP.0 Mitigation Measures Period of ImplementationResponsibility.......� Monitoring Monitoring Procedure �:t3[YEtia�Cat� �3tB iEa1$t�15 Mitigations Measure 3.11.5. To the satisfaction of the City of Prior to the City Lodi Public City ofLodi Public Works Lodi Public Torics Department, as pad of the design process, a Approval of a Works Department shall review the detailed water master plata shall be developed to identify Tentative Tract Department applicants water master appli facilities, phasing and other facilities needed to insure that the dap to ensurer aster e plant nsuremilli water syste€r, for the project meets the requirements of the City City requirements, water systema. Mitigation Measure 3.11 A* To the satisfaction of the City of Prior to the City Lodi Public City of Lodi Public Works Lodi Public Works Department, the project proponents shall Approval of a Works Department shall coordinate participate in a financing mechanism to fund the required water Tentative Tract Department with the project proponent to infrasttuct€ire to serve the demands of the project. Funding of trap ensure compliance with this water infrastructure in accordance with Conditions of ,approval requirement. for the project shall satisfy this mitigation measure. ittgation.Measure 3.14.7: To the satisfaction of the City of City Lodi Public City of Nodi Public Works Lodi Public Works Department, a detailed engineering analysis Prior to the Works Department shall review the for the development of a collection system that will serve the Approval of a Department applicant's wastewater project area shall be prepared. Said analysis shall include Tentative Tract collection plans to ensure sizing of the pipe network, sizing of the pump station Reap with City modifications, and establishing timing for the primp station requirements t�q&fiPeE?1 ritS rt odificafions, ation Measure 3.11.3: To reflect. the investment that has rb:n Prac�r to the City Lodi Public City of Lodi Public Works made by existing development and other potential developers, a financing mechanism shall be developed and Approval of a Works Department shall coordinate implemented to the satisfaction of the City of Lodi to fund the modification of the pump station and the station, outfall force mains, Funding of the pump station in accordance with Tentative Tract heap Department with the project proponent to ensure compliance with this requirement, Conditions of Approval for the project shall satisfy this mitigation measure. Cif r of Lodi 20 Reynolds Ranch Project .. ... ... .. Mitigation Measures Period of Works lw-leritatk the City of mitigation Measure 3,11,9: To the Jon 0 ity Prior to the 7sa&fa—c&tonof Lodi Public Works Department, and as part of the design �d Approval of a . process, a detailed sewer master plan shall be developed to Tentative Tract identify facliffies,phasing and other facilities needed to insure Map that the wastewater system meets the requirements of the City City of Lodi Public Works City of Department shall coordinate sewer system, �kith the project Proponent to M.MoationUeasure 3.11.10To the -iatisfadon of the City Of Prior to the LodiPublic Works Department, the project proponents shall Approval of a participate;. in a financing mechanism to fund the required sewer Tentative Tract infrastructure to serve the dernands of the project, Funding of Map sewer infrastructure in accordance with Conditions of Approval I for the project shall satisfy tfris €Hifi aticsn measarre.—LLL— City of Lodi Monitoring Procedurs MOnitOr'ng City Lodi Pubtic I City of Lodi Public Works Works Department shall review the Department applicanfs sewer master plan to ensure compliance with City requirements, City Lodi Public City of Lodi Public Works City of Department shall coordinate works �kith the project Proponent to Department ensure compliance with this 21