PROJECT MAP

Project Map

Name of Project	Type	City	Description
A & A Intermodal	Air Quality	Lathrop	J.B. Anderson Land Use Planning was retained by A&A Intermodal to assist in the preparation and filing of an Indirect Source Review (ISR) Application in accordance with Rule 9510 of the San Joaquin Valley Air Pollution Control District (SJVAPCD)for a project located in Lathrop, California. The project includes the development of a 223-lot intermodal parking area featuring short- and long-term parking, as well as storage. Preparation of the ISR included selecting conditions and mitigation measures that were imposed upon the project and presenting them in an accurate manner to the SJVAPCD.
AC by Marriott Hotel	CEQA	San Jose	On behalf of Oliver Holdings, LLC, J.B. Anderson Land Use Planning was retained to prepare an Initial Study/Mitigated Negative Declaration (IS/MND) in accordance with the CEQA Statutes and Guidelines for a hotel development in the City of San Jose. The project consisted of the demolition of an existing gas station and convenience store, and development of a new hotel with 132 rooms, underground parking, a restaurant, and associated on-site improvements including landscaping. J.B. Anderson Land Use Planning Staff prepared background research and a thorough environmental evaluation for review by the Client and City staff, as well as response to public comment letters after the public review period concluded. In addition, J.B. Anderson Land Use Planning staff commissioned the preparation of the Project’s Health Risk Assessment, Traffic Study, Shade Study, Greenhouse Gas Emissions and Air Quality Analysis, and other technical studies, of which were incorporated as part of the IS/MND. The City of San Jose City Council adopted the IS/MND in October 2018.
AMG & Associates - Annexation	Land Use	Los Banos	JBAP is retained by the City of Los Banos for a Project that consists of an Prezone and Annexation, and Pre-Annexation Development Agreement to allow for the annexation of the 28.5-acre parcel (APN: 081-110-007) into the city limits of the City of Los Banos. The annexation will include a Pre-Zoning of the Project site to Industrial, which is consistent with the Los Banos General Plan Land Use Designation for the Project site. The Project does not include a specific development. The Proposed Project consists only of an Annexation and Pre-Zone request. This Project is currently in process.
Beard Industrial District	Entitlement	Modesto	Beard Land Improvement Company retained J.B. Anderson Land Use Planning to provide assistance in securing the required entitlements from Stanislaus County as well as water and sewer “Will-Serve” commitments from the City of Modesto for lands held within the Beard Industrial District. The properties are located on south Yosemite Boulevard between McClure and Garner Roads, Modesto, California. JBAP also assisted with permitting and entitlements for Vesting Tentative Parcel Maps on 107-acres located on south Yosemite Boulevard between McClure and Garner Roads.
Cal Sierra Financial	Land Use / Entitlement	Salida	J.B. Anderson Land Use Planning is retained by Cal Sierra Financial for the support work associated with a land use entitlement package for a Project known as the Cal Sierra Financial, Inc., General Plan Amendment and Rezone Application No. PLN2019-0079, located in an unincorporated area of Stanislaus County in the Salida Community Plan Area. The Proposed Project is a general plan amendment and a rezone of a 9.6-acre site, from Commercial and Salida Community Plan General Commercial (SCP C-2) to Planned Development, to allow for development of a 4,500 square foot convenience store, electrical vehicle charging station, gas station, 4,000 square foot restaurant, and 1,500 square foot retail building. The Project is an ongoing effort.
Campus Parkway	Project Management	Merced	On behalf of Lyon’s Investments, JBAP provides project analysis and monitoring of the Campus Parkway Project in Merced, CA. JBAP staff provides the Client with summaries of the project’s associated funding and costs, timeline projections and updated project information provided by CalTrans and the County of Merced. Segment 3 is currently in the construction phase.
CenterPoint Properties	Air Quality	Manteca	JBAP was retained by CenterPoint Properties for a Project known as Project Laurie Warehouse in the City of Manteca. The Applicant requested JBAP to assist with a SJVAPCD – Rule 9510 application. JBAP strategically provided the Air District with the appropriate information regarding all truck traffic and trip length to accurately present the project to the Air District. The Application was approved by SJVAPCD in June of 2018.
Chiles Road Apartments	Land Use	Davis	On behalf of The Grupe Company, JBAP was retained to prepare Rezone documents for a project known as the Chiles Road Apartments. The proposed 3820 Chiles Road Project would re-designate and rezone the existing commercial property to a high-density residential use and demolish the existing building (an eligible historical resource) to redevelop the site with a 225-unit apartment project. The City Council of Napa approved the project in March of 2019.
Clovis Dog Park	CEQA	Clovis	On behalf of O’Dell Engineering, JBAP Staff was contracted to prepare an Initial Study/ Negative Declaration (IS/ND) in accordance with the CEQA Guidelines for submittal to the City of Clovis. The project consisted of goals establishing best practices, design standards, and planning recommendations for the long-term expansion of a dog park system in the City of Clovis. The Proposed Project also addressed funding, partnerships, and necessary revisions to the City’s Municipal Code to allow for off-leash use of municipal parks. JBAP Staff prepared background research and a thorough environmental evaluation for review by the Client and City staff, as well as response to public comment letters after the public review period concluded. The City of Clovis adopted the IS/MND in May 2019.
Coastal Dispensary	Land Use	Stockton	J.B. Anderson Land Use Planning (JBAP) was retained by Coastal Dispensary for a project known as Hammer Lane Retail Cannabis Facility within the City of Stockton. This Project entails a request for a Conditional Use Permit to authorize Coastal Dispensary to operate a Retail Cannabis Facility within an existing building. The Project also requires an Administrative Use Permit to operate a retail cannabis facility in an existing plaza. This Project is an ongoing effort.
Costa Azul Carmel Valley	CEQA	San Diego	On behalf of Oliver Holdings, LLC, J.B. Anderson Land Use Planning was retained to prepare a CEQA Notice of Exemption for submittal to the City of San Diego. The project consists of a Site Development Permit and Tentative Parcel Map to allow for the development of a 128-room hotel, 87,385 gross square feet of office space, and a 4,815 square foot fine dining restaurant on a 3.065 gross acre site. JBAP Staff provided an environmental evaluation review based on background documents and studies provided by the Client. The NOD was submitted to the City of San Diego in June 2019.
Crane Crossing	Land Use / Entitlement	Oakdale	JBAP was contracted by the City of Oakdale for a Project known as Crane Crossing. The Project generally consists of an amendment to the City’s General Plan and Crane Crossing Specific Plan (Specific Plan). The Applicant requested a proposed Specific Plan Amendment and Re-Zone to allow for the development of single-family residential homes within the Specific Plan’s General Commercial land use designation. JBAP assisted in the preparation of the land use entitlements required to support the Project. Those entitlements included a General Plan Amendment, Specific Plan Amendment, Re-Zone, Tentative Subdivision Map, Public Facilities Financing Plan, Development Agreement, and CEQA compliance documents.
Crossroads West Specific Plan	Land Use	Riverbank	JBAP was retained to facilitate and process the Crossroads West Specific Plan. JBAP worked to review specific plan drafts, monitor fee credits and reimbursements for back-bone infrastructure, and prepare refinements to the specific plan. The Crossroads West Specific Plan is approximately 380 acres and envisioned as a vibrant mixed-use community consisting of residential, retail, commercial, office, hospitality, entertainment, recreation, mixed use and/or public and civic facilities, interconnected walking and biking paths, parks and open space. The Plan has approximately 59 acres dedicated to mixed use development, which could feature a mix of commercial, retail, office, hospitality, entertainment, recreation, and residential land uses. The land use plan would permit a range between 1,524 to 2,454 residential units, from low density residential to high density residential. The Plan also has a range of permitted commercial uses within the mixed-use areas. The Project was approved by City Council on March 19, 2019 and annexed into the City of Riverbank in 2019.
Del Puerto Avenue and Sperry Avenue	Land Use	Patterson	JBAP was retained by GDR Engineering for a Project known as Del Puerto Avenue and Sperry Avenue Intersection in Patterson. GDR Engineering requested the assistance of JBAP with a Preliminary Environmental Study for the Sperry Avenue and Del Puerto Avenue Intersection. Specifically, the City proposed to install new turn lanes and reconfigure the existing intersection. The Project included handicap ramps, utilities, signage, and curb and gutter improvements. JBAP provided assistance with a Visual Impact Assessment, a Preliminary Environmental Study, a Historic Property Survey Report, and an Annual Street Report for the Project. JBAP also provided NEPA and CEQA reporting for the Project. This Project concluded in June of 2017.
Diamond Bar West	Land Use	Riverbank	On behalf of the City of Riverbank, JBAP was contracted to prepare and process a General Plan Amendment, Rezone, and Tentative Map for a project known as Diamond Bar West, to subdivide approximately 11.34± acres into fifty-eight (58) single-family detached residential lots (overall residential density of 5.11 du/acre), three (3) storm drainage basins in the project, associated street, sewer, water, and storm drainage improvements.
East F Street	Land Use	Oakdale	JBAP was retained to prepare a Specific Plan Amendment and Supplemental EIR to supplement the review and determinations made in the 2006 EIR. The Applicant proposed to modify, or amend, the Neighborhood Concept Plan to reduce the amount of acreage designated as Mixed Use, Low Density Residential, and High Density Residential, and incorporate a new land use designation known as Commercial. The Specific Plan Amendment primarily consisted of incorporating approximately 16-acres of Commercial land uses at the southeast portion of the Plan Area, in addition to replacing residential uses in that area. The Specific Plan Amendment revised park locations and other uses within the Plan Area on a limited basis. JBAP staff also evaluated the following environmental topics in the Supplemental Environmental Impact Report: Visual Resources, Greenhouse Gas Emissions, Land Use and Planning, Noise, Transportation/Traffic, and Cumulative Impacts. The Project was completed in January 2020.
Edgewater Estates	CEQA	Waterford	On behalf of the City of Waterford, JBAP was engaged to prepare an Initial Study/Negative Declaration for a single-family residential subdivision in the City of Waterford known as Edgewater Estates. The Edgewater Estates Subdivision consists of a Rezone and Subdivision Map to allow for the development of seventy-five (75) single-family residential lots. The Proposed Project’s IS/ND was adopted by the City of Waterford in 2019.
Ellis	Land Use	Tracy	JBAP was retained to assist in an Amendment to the Ellis Specific Plan in the City of Tracy. The Amendment focused on Fence Regulations and Setbacks and was approved by the City of Tracy City Council in February of 2019.
First Street	Due Diligence	Napa	On behalf of The Grupe Company, JBAP Staff was retained to research and verify the City Zoning and General Plan designations future land use considerations and any land use restrictions for a fifty-one (51) unit Apartment Complex located in Napa, CA. JBAP investigated all current entitlements on the property and other potential competing projects which had gained approvals by the City/County or State of California. JBAP defined special assessments including infrastructure limitations such as public water, sewer or storm drainage that may have adversely affected the reuse of the subject property. The City Council of Napa approved the Design Review Permit and the resolution was adopted in August of 2019.
Griffin Park Owners Association	Air Quality Project Management	Manteca	On behalf of the Griffin Park Owners Association, JBAP successfully prepared and processed an SJVPCD Rule 9510 application pursuant to Air District Application requirements and City of Manteca Policy. Griffin Park Owners Association project consisted of the construction of 1,221 single-family residential lots on a 301.35-acre site, including landscaping, and park/storm drainage basins. JBAP gathered background documentation to accurately present the Griffin Park project to the Air District and worked with the Air District to ensure all aspects of the project are presented. JBA Planning managed all communication between the Air District and the Applicant. JBAP also worked with the ownership group to develop an agreement for the Indirect Source Review fees. In addition, JBAP was asked by the Developers of the Griffin Park Master Plan area to develop an infrastructure cost sharing and implementation strategy. The main goal of this work was to devise a method to fairly divide up the backbone infrastructure obligations amongst the ownership group so that each owner pays an equal share in the agreed infrastructure items. JBAP abided to the ownership group’s developed lot allocation program to fairly divide the project into respective ownership areas for the purpose of future bulk lot sales or home construction depending on the goals of the individual owners. This project completed in February of 2020.
Hickman Water Consolidation		Waterford	J.B. Anderson Land Use Planning was contracted by the City of Waterford Public Works Department for the preparation of California Environmental Quality Act (CEQA) compliance documents and associated Biological and Cultural/Historical Technical Studies for a project known as the Hickman Water Consolidation Project. The Project will include replacement and upgrades to existing water main facilities within Hickman. The Project also consists of consolidation of the River Pointe Water System, with a connection from the River Pointe water main along State Route 132 and the northwestern border of the River Pointe Project to the City Waterford main at the intersection of Yosemite Boulevard and F Street. The effort for this Project is ongoing.
Highlands Diversified	Land Use	Avenal	J.B. Anderson Land Use Planning (JBAP) is retained by Highlands Diversified for the preparation of environmental documentation to the USDA for a Project known as The Avenal Subdivision. The Project consists of the development of 120 single-family residential homes on a site located south of Kern Avenue and east of Corcoran Avenue in the City of Avenal. The USDA requires environmental documentation in accordance with NEPA. This documentation includes Section 106 Compliance and the preparation and submittal of Attachment C – Guide for Preparing Environmental Assessments Under Section 1970-C For Projects with a CEQA Document. The USDA approval is expected in the Spring of 2021.
Housing Element 2019-2024	Public Policy	Mariposa County	J.B. Anderson Land Use Planning was obtained by the County of Mariposa to prepare an update to the County’s Housing Element. The scope of work was focused on a technical update to the then current Housing Element and the Goals and Policies contained therein. The ultimate goal of the Housing Element update process was to secure certification by the State Department of Community Development (HCD). Also, JBAP developed an approach to update the previously certified Housing Element and bring current the source data. In addition, JBAP Staff updated the goals, policies, objectives, and programs to reflect the current legislature. Mariposa County is very unique in that a significant portion of its housing demand is created by temporary or permanent employment opportunities created by Yosemite National Park. The Housing Element Update was closely coordinated with the National Park Service and their current Yosemite Valley Plan and the need for affordable employee housing. Approved by the HCD in August of 2019.
Kiernan Business Park East Apartments	Air Quality	Modesto	J.B. Anderson Land Use Planning was retained to assist in the filing of an Indirect Source Review Application (ISR) to assess the construction and operational emission fees for the construction of a 176-unit luxury apartment complex. The ISR included an operation emission fee deferral schedule which allowed the project to pay operational fees at the time of occupancy and in phases. The project is located within the Kiernan Business Park Specific Planning Area in North Modesto.
LandDesign Consulting	Land Use	Kerman	J.B. Anderson Land Use Planning (JBAP) was contracted by LandDesign Consulting for a Project located in the City of Kerman known as Tract No. 6293. The Project generally consisted of an application for Rezone and Tentative Subdivision Map to allow for the development of eighty-five (85) single-family residential homes on a 16.82-acre property. J.B. Anderson Land Use Planning (JBAP) assisted in preparing Development Application materials that focused on the Project’s compliance with the City’s General Plan and Zoning Ordinance. The Project approval was provided in the Fall of 2020.
Legends North 3	Air Quality	Turlock	J.B. Anderson Land Use Planning was retained by JKB Living to assist in the filing of an indirect Source Review Application to access the construction and operational emission fees for a single-family residential development project within the City of Turlock. The ISR includes a phasing and fee deferral schedule to delineate when operation fees would be paid to alleviate upfront costs. This Project is currently in process.
Lockeford Vista		Lockeford	JBAP was retained by JKB Living for a Project known as Lockeford Vista consisting of 159 lots on 41.9 acres in Lockeford. JKB Living requested complete Due Diligences services from JBAP. The Due Diligence effort for this Project was completed in the Spring of 2019.
Lockeford Vista	Entitlement	Lockeford	On behalf of Black Mountain Construction, JBAP Staff was retained to provide Entitlement efforts associated with Lockeford Vista. Lockeford Vista consists of 41.9 acres with the desire to develop a single-family home subdivision. JBAP will provide mitigation strategies as needed, perfection of Final Map and Implementation Plans, to include coordination of Signalization Improvements designed by Fehr & Peers, implementation of Maintenance CFD with San Joaquin County, organization of contracts with Lockeford Vista Districts and San Joaquin County to allow recording of Final Map, and any management related issues as directed by Client. This Project is an ongoing effort.
The Linde Group	Land Use	Keyes	On behalf of The Linde Group, JBAP Staff prepared a land use application package to Stanislaus County, the Keyes Community Service District (KCSD) and the Stanislaus Local Agency Formation Commission (LAFCo) for the purposes of water service and a project consisting of the development of five (5) liquid CO2 storage tanks, parking area for tanker trailers and car parking, and a 2,500 square foot building. JBAP also prepared an entitlement package for the project, met with KCSD and Stanislaus LAFCo Staff to determine the process and capacity for water service for the proposed project, and obtained copies of the necessary applications for KCSD and Stanislaus LAFCo to prepare the “Will-Serve” and “Annexation Approval.” JBAP Staff also represented The Linde Group at the Stanislaus LAFCo hearings and presented Project details, as needed.
Lower Stanislaus River Bike Trail	CEQA / Project Management	Ripon	J.B. Anderson Land Use Planning was contracted by the City of Ripon for pre-construction management, California Environmental Quality Act (CEQA) support, and coordination with the San Joaquin Council of Governments (SJCOG) regarding the county wide Habitat Conservation Plan (HCP) for the completion of a Project known as the Lower Stanislaus River Trail. The Project consisted of applying 2.5-inch asphalt surface over a native soil on an existing dirt path. The purpose of the Project was to complete a Class 1 bike/walking path that exists in the City of Ripon along the north side of the Stanislaus River. Our Firm is provided project management and the finalization of the Project CEQA compliance document (prepared by others). This Project was approved in September of 2018.
M Street Annexation	Land Use	Merced	J.B. Anderson Land Use Planning is contracted with the City of Merced to provide Initial Study to accompany an application for Annexation and Pre Zone submitted to the City of Merced. The Project generally consists of the annexation of 37.01-acres into the City of Merced in an unincorporated area of Merced County which directly abuts City of Merced city limits. As part of the Project's Initial Study, a Project Description will be prepared based upon the realistic capacity of development within the Project site in accordance with General Plan land use densities and the development standards of the City's Zoning Ordinance. This Project is currently in process.
Machado and Hat Ranch Properties	Land Use / Entitlement	Manteca	The City of Manteca contract with J.B. Anderson Land Use Planning to provide staff assistance in the processing of two large entitlement applications including: Hat Ranch and Machado Property. The Hat Ranch will require GPA/Rezone to PD/TM Applications and the Machado Property will require Annexation/Prezone/TM Applications. The efforts for these properties are ongoing.
Main Street Infrastructure	CEQA	Waterford	JBAP is contracted with the City of Waterford for a Project known as the Main Street Infrastructure. JBAP Staff will prepare the Project’s CEQA and NEPA compliance documents to support the City’s Community Development Block Grant Application, which will be administered through Stanislaus County, and submitted to HUD for review and approval. This Project is an ongoing effort.
Marini Construction	Land Use / Due Diligence	Manteca	J.B. Anderson Land Use Planning (JBAP) is retained by Marini Construction to provide Due Diligence services and prepare a Tentative Parcel Map Application for a Project known as 239 N. Walnut Avenue in the City of Manteca. JBAP will work with the contracted Engineer and the City of Manteca throughout the process of the Application development and approval. The efforts for this Project are ongoing.
Mister Car Wash	Air Quality	Turlock	J.B. Anderson Land Use Planning (JBAP) was retained by Hawkins Engineering to assist with Air Quality Permitting for a Project known as Mister Car Wash in the City of Turlock. JBAP gathered background information to accurately present the Proposed Project to the Air District. JBAP worked with the Air District to ensure all aspects of the project are presented. JBAP prepared an SJVAPCD – Rule 9510 Application pursuant to the Application requirements and managed all communication between the Air District and the Applicant. The Application was approved in the September of 2019.
Moss Landing Apartments	Due Diligence	Lathrop	JBAP was retained by JKB Living for a Project known as Moss Landing Apartments in Lathrop. JKB Living requested complete Due Diligences services from JBAP. The Due Diligence effort for this Project was completed in December of 2017.
Multi-Family and Senior Housing Design Guidelines	Public Policy	Escalon	J.B. Anderson Land Use Planning is contracted with the City of Escalon to develop Design Guidelines for Multi-Family and Senior Housing Developments. JBAP will include guidance on such areas as architecture/design, landscaping, private/public open space, parking, amenities, site planning, operations, maintenance, and other aspects of these developments. The task will be to develop guidelines that are specific to the urban character and fabric of Escalon. This effort in ongoing.
Municipal Services Review Update	Public Policy	Escalon	JBAP is retained by the City of Escalon to provide a comprehensive MSR update. The purpose of the update is to reflect the current growth and annexation considerations of the City Council in anticipation of future annexations. Based on the projected population growth which would affect the boundaries of the growth horizons, there will be a possibility of the need to adjust the adopted SOI. This Project is an ongoing effort.
Municipal Services Review Update	Public Policy	Lathrop	JBAP is contracted with the City of Lathrop to provide an MSR Update due to the City’s wishes to annex land into the City to support urban development. All studies will be prepared in accordance with the appropriate California Government Code and the Procedures and Policies adopted by San Joaquin LAFCo as well as the California Environmental Quality Act (CEQA). This effort is currently in process.
Neo Express Car Wash	Land Use	Sacramento	JBAP was retained by Parmjit Singh to provide assistance with a request for the development of a new car wash building, covered vacuum stations, vehicle parking lot, and truck parking lot within four parcels totaling approximately 3.8 acres in the Light Industrial Zone (M-1(S)-R) in the City of Sacramento. The subject parcels are proposed to be merged into two parcels; the existing gas station site will be modified to allow for new drive aisle access. The project requires staff level Site Plan and Design Review for the development of new cash wash facility and truck parking lot in the Citywide Design Review District. This effort is ongoing.
Nur Al-Huda Academy	CEQA	Manteca	J.B. Anderson Land Use was retained by the City of Manteca Community Development Department for the preparation of CEQA compliance documents for a project known as the Nur Al-Huda Academy. The project consisted of a Conditional Use Permit, Site Plan Review, and Municipal Code Amendment to allow for the development of a private school located on a 3.67-acre site, in the City of Manteca. The City of Manteca General Plan land use designation for the 3.67-acre site was Low Density Residential, and the site is located within the R-1, Single-Family Residential zone district. The Municipal Code Amendment request consisted of allowing schools to be a conditionally permitted use within the R-1 zone district. JBAP Staff finalized the Initial Study, prepared the Mitigation Monitoring and Reporting Program, and attended Public Hearings with the City’s Planning Commission. The Project was approved by the Manteca Planning Commission in 2018.
Oak Leaf Meadows Apartments	Land Use Entitlement	Oakdale	J.B. Anderson Land Use Planning was retained by the City of Oakdale for the processing of Land Use Entitlements for a project located at 1135 East J Street, named Oak Leaf Meadows Multi-Family Project. The subject property is approximately 3.29 acres in size and is bounded by the single-family homes to the north, single-family homes to the south and east, and light industrial to the west. The Oakdale General Plan designates the subject property for Low Density Residential (LDR) land uses and is located within the Single-Family residential zoning district. The Project consisted of a General Plan Amendment to Medium Density Residential (MDR), and a rezone to Multiple Family Residential (R-3). The project was approved by the Oakdale City Council in 2019.
Palm JR, LLC	Land Use CEQA	Manteca	On behalf of Palm JR., LLC, J.B. Anderson Land Use Planning Staff developed an entitlement strategy, which included the preparation of City applications and the processing of Entitlements to support Medium Density Housing for the proposed multi-family property. JBAP Staff met with the Client and the Client’s team to discuss the project and define various concepts and processing techniques that addressed the desired Residential Density and Site Layout, scope of on- and off-site improvements, parking, amenities, and definition of open space areas, architectural elevations and floor plans of the proposed units. JBAP met with the City of Manteca to discuss the project, prepared the application package including an Initial Review and CEQA Review and Analysis, as well as prepared for and represented the Client at a City Planning Commission Public Hearing.
Pereira Estates	CEQA	Ripon	J.B. Anderson Land Use Planning was obtained by the City of Ripon for the preparation of CEQA compliance documents and Annexation Plan for a project known as the Pereira Estates Subdivision consisting of an Annexation, Pre-Zone, Tentative Subdivision Map, and Development Agreement to allow for the development of forty-five (45) single-family residential lots, ranging in size from 5,501 - 14,007 square feet. As a part of the Applicant’s request, the property would be pre-zoned to R-1, R1-C, and R1-L which is consistent with the City of Ripon General Plan land use designation of High Low Density Residential (HLDR). JBAP prepared the Initial Study/Negative Declaration, the Mitigation Monitoring and Reporting Program, and will attend Public Hearings with the City’s Planning Commission and City Council. JBAP also prepared the Plan for Services for Pereira Estates which will be submitted with the City’s Annexation Application to the San Joaquin Local Agency Formation Commission (SJ LAFCO). Also, JBAP staff will attend the SJ LAFCO Public Hearing for the Project. This Project was completed in October of 2020.
Phelan Gateway	Land Use CEQA Project Management	Lathrop	The City of Lathrop solicited the professional planning services of JB Anderson Planning (JBAP) to aid in the processing of the Site Plan Review application (SPR-18-40) an industrial development proposed by Phelan Development. The subject property is within the City of Lathrop and is located north of SR 120 and south of Yosemite Blvd. westerly of McKinney within the Lathrop Gateway Specific Plan (LGSP). JBAP’s role was to act as the Staff Planner, managing the project. JBAP coordinated all communication and processing effort with the Community Development Director, Assistant Community Development Director and Senior Planner. JBAP was responsible for entitlement processing and CEQA Compliance for the SPR, including preparation of Project Referral documents, Planning Commission Staff Report and Resolution(s) and response to written and verbal public comment. J.B. Anderson Land Use Planning provided management on all conditions of approval with CEQA mitigation measures and provided an administrative staff review to process all project modification to the approved project including the drafting of new CEQA documentation (Addendum) to acknowledge said modifications.
Phenos Motor City Court	Land Use	Stanislaus County	JBAP was retained by Guaranty Holding for a Project known as Phenos. JBAP assisted in the applications required for the requested Rezone, Use Permit, and Development Agreement to consider a commercial cannabis facility in an existing building 13,948 square feet in size, located on one (1) parcel 0.67 acres in size in Stanislaus County near the City of Modesto. The commercial cannabis facility consists of distribution and cultivation components. The Stanislaus County Board of Supervisor’s executed this agreement in May of 2019.
Pilot Flying J Travel Center	Land Use Entitlement	Lathrop	The City of Lathrop solicited the professional planning help of JB Anderson Planning (JBAP) to aid in the processing of pre-zone and annexation applications, as well as entitlement processing for Pilot/Flying J in Lathrop. The subject property is outside the City limits of Lathrop and needed to be annexed before the City could take any land use actions to authorize the construction of the proposed Commercial Truck fueling station. The application processing took place under two (2) steps; Prezone and Annexation of the subject property; and, Entitlement processing such as a Conditional Use Permit and Site Plan Review once the property had been annexed to the City of Lathrop. JBAP’s acted as the staff planner managing the project and JBAP coordinated all communication and processing effort with the Community Development Director. As a result of JBAP’s service, the City of Lathrop approved the project and construction is complete.
Poquito Luxury Apartments	Land Use	Hilmar	JBAP is contracted with JKB Living for a Project known as Poquito Luxury Apartments in the town of Hilmar, County of Merced. JKB Living, Inc. has requested JBAP’s assistance with a Rezone and Conditional Use Permit for the development of a luxury apartment project. The Applicant has also proposed a Development Agreement with Merced County to memorialize the project standards and future development of the 103 luxury apartments. The efforts for this Project are ongoing.
Presidential Estates	CEQA	Los Banos	On behalf of the City of Los Banos, J.B. Anderson Land Use Planning was retained to prepare an Initial Study/Negative Declaration in accordance with CEQA Statutes and Guidelines to evaluate a General Plan Amendment, Area Plan, Pre-zone, Annexation, and Vesting Tentative Map for a project known as Presidential Estates, located in the City of Los Banos. The Initial Study included a Traffic Study, Noise Study, and the Indirect Source Review documents in compliance with the San Joaquin Valley Air Pollution Control District. This Project was completed in September of 2020.
Rafael Sandovol	SJVAPCD	Lathrop	J.B. Anderson Land Use Planning is retained by Rafael Sandovol to assist with SJVAPCD Rule 9510 compliance - Air Quality permitting for two (2) properties located in Lathrop. JBAP will gather background information to accurately present the Proposed Project to the Air District. JBAP is working with the Air District to ensure all aspects of the project are presented. JBAP is preparing an SJVAPCD – Rule 9510 Application pursuant to the Application requirements and is managing all communication between the Air District and the Applicant. The SJVAPCD - Rule 9510 Applications were approved in January of 2021.
Ripon Gardens Commercial	Land Use Entitlement	Ripon	On behalf of JKB Living, Inc., J.B. Anderson Land Use Planning proposed a General Plan change to the City of Ripon 10-acre property from Commercial to a mix of high and medium density residential density development with some land area remaining as Commercial. JBAP provided planning expertise associated with developing an entitlement strategy, preparation of City Applications and the Processing of Entitlements to support the expansion of the Ripon Garden Apartments and Medium Density Housing. JBAP represented the Client and presented the project at Planning Commission and City Council Hearings, as well as prepared and conducted Neighbor meetings to discuss the project’s design and options. As a result of JBAP’s service, the City of Ripon approved the project and construction is about 80% complete.
Ripon Gardens I and II	Air Quality	Ripon	J.B. Anderson Land Use Planning was retained to assist in the filing of an indirect Source Review Application to access the construction and operational emission fees for a mixed use project within the City of Ripon. The ISR included a phasing and fee deferral schedule to delineate when operation fees would be paid to alleviate upfront costs.
Ripon Parallel Self Storage	Land Use	Ripon	On behalf of JKB Living, JBAP Staff is retained to provide a Major Site Plan Review to facilitate the development of two (2) parcels collectively 3.24 acres in size. The Applicant is proposing to develop a 264-unit self-storage facility. Construction of the Project is estimated to begin in the summer of 2021 upon approval by the Planning Commission and City Counsel. This Project is ongoing.
River Avenue Homes	Land Use / CEQA	Oakdale	J.B. Anderson Land Use Planning was retained by the City of Oakdale for a Project known as River Avenue Homes. The City of Oakdale requested assistance with Application process for a Rezone from R-A, Residential Agricultural to PD, Planned Development and a Vesting Tentative Subdivision Map to subdivide 4.98 acres into twenty-one (21) single-family residential lots and two (2) common lots: a neighborhood oriented park/activity area and a 4,742 sq. ft. landscape area. JBAP also developed the required Initial Study Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (IS/MMRP) for this Project. The required Applications for this Project were approved in July 2017.
River Islands	Project Management	Lathrop	J.B. Anderson holds a chairperson position on the Stewart Tract Design Review Board in which he provides guidance and vital feedback to all aspects of design for each phase of River Islands.
River Islands Phase 2	Land Use / Project Management	Lathrop	The City of Lathrop contracted the professional planning services of J.B. Anderson Planning (JBAP) to aid in the processing of the applications for a General Plan Amendment, Rezone, Specific Plan Amendment, Urban Design Concept Amendment, Amendments to Project Development Agreement, and Phase 2 Vesting Tentative Map. River Islands is a mixed use, water-oriented master planned community, containing approximately 4,905 acres on Stewart Tract and Paradise Cut. The overall Project included the following development for Phase 1: 4,284 residential dwelling units, a Town Center, a portion of a Business Park, lakes, parks, schools and other open space. The approvals for Phase 2 included 10,726 residential dwelling units, the balance of the Business Park (Employment Center), a neighborhood commercial area, mixed use area, transit oriented development (TOD) adjacent to the future Valley Link Train Station, lakes, golf courses, marinas, parks, schools, and additional open space areas. This Project received the approval of the City Council of Lathrop in June of 2021.
Rose Park at Bridle Ridge	Land Use	Oakdale	J.B. Anderson Land Use Planning was contracted with the City of Oakdale for a Project known as Rose Park at Bridle Ridge to provide assistance with the Applications necessary for a Vesting Tentative Subdivision Map, Minor Variance, and Design Review Application No. 2019-07 to allow for the development of forty-eight (48) single-family residential units and associated improvements (i.e. roadway, utilities, etc.). The Project’s Applications were approved in December of 2019.
Rotten Robbie	CEQA	Manteca	J.B. Anderson Land Use Planning has been retained by the City of Manteca for the preparation of CEQA compliance documents for a project known as the Rotten Robbie fueling station and convenience store. The Project generally consists of a service station and retail space on a 2.02-acre site located on S. Airport Way in the City of Manteca. J.B. Anderson Land Use Planning staff will lead a multi-disciplinary team of environmental consultants to prepare the project’s Traffic Study, Health Risk Assessment, Noise Analysis, etc. all of which will be incorporated into the project’s CEQA compliance documents.
San Pablo Property Bailey Neff	Due Diligence	San Pablo	On behalf of Bailey Neff, JBAP Staff was retained to review Accessory Dwelling Unit (ADU) codes required by the City of San Pablo to apply to a suggested remodel to meet ADU regulations. This Project is ongoing.
Scenic Village Apartments	Land Use Entitlement	Modesto	On behalf of The Law Office of Thomas Hogan, JBAP Staff researched and verified the City and City Zoning and General Plan designations future land use considerations and any land use restrictions for a forty-nine (49) unit Apartment Complex located in Modesto, CA. JBAP investigated all current entitlements on the property and other potential competing projects which had gained approvals by the City/County or State of California. On behalf of Scenic Village Apartments, LLC, JBAP processed a zone change on the subject property from R-1 to Planned Development (P-D) Zone multi-family residential development on 2.25 acres. JBAP defined special assessments including infrastructure limitations such as public water, sewer or storm drainage that may have adversely affected the reuse of the subject property. Rezone adopted by the Modesto Planning Commission in August 2019 and approved by the Modesto City Council on September 30, 2019.
Shoemake and Gates PM	Land Use	Stanislaus County	JBAP was retained by Lyons Investments, LLC. for a Project known as Shoemake and Gates PM to assist in the Application needed for a Tentative Parcel Map to consider the division of one (1) parcel into two (2) parcels. The Project Application was approved by Stanislaus County in December of 2019.
Sierra Pointe Annexation	Land Use	Oakdale	J.B. Anderson Land Use Planning has been retained to facilitate and process the annexation of the properties within the Sierra Pointe Specific Plan, adopted by the City in 2013. The Sierra Pointe Specific Plan includes approximately 297.35 acres of land, located south of State Highway 120/East F Street and will include approximately 901 dwelling units, up to 1.2 million square feet of commercial, office, and higher educational uses and fourteen (14) acres of parks and open space. The proposed annexation includes the Specific Plan area, identified in the City’s 2030 General Plan as Area 9. The project is anticipated to be completed in 2020.
Singh Petroleum	Land Use / Project Management	Lathrop	The City of Lathrop has solicited the professional planning assistance of J.B. Anderson Planning (JBAP) to manage processing of the application for Annexation. The Subject Property is outside of the City limits of Lathrop and within the City’s Sphere of Influence (SOI) and will need to be annexed before the City can authorize the construction of the proposed Commercial Truck fueling station. JBAP’s will act as the staff planner managing the project and JBAP shall coordinate all communication and processing effort with the Community Development Director and Principal Planner. This Project is an ongoing effort.
Solaire Westbrook	Due Diligence	Roseville	JBAP was retained by Tri Pointe Homes for a Project known as Solaire Westbrook in Roseville. Tri Pointe Homes requested complete Due Diligences services from JBAP including the determination of applicable Building Permit Fees and any special assessments. The Due Diligence effort for this Project was completed in February of 2020.
South Lathrop Specific Plan	Land Use	Lathrop	JBAP was retained to facilitate and process the South Lathrop Specific Plan and annexation of the Specific Plan area. The Specific Plan area is located south State Route Highway 120, east of the San Juaquin River and north of the Union Pacific Railroad (UPRR) tracks. The South Lathrop Specific Plan includes 10 acres of commercial uses, 246 acres of limited industrial uses, 31 acres of open space and 11 acres of public facilities. The commercial and industrial uses will allow for approximately 4.3 million square feet of developable space. The South Lathrop Specific Plan was adopted by the City in 2015 and the Plan Area was annexed into the City of Lathrop in 2016.
StanCo Family Farms	Entitlement	Modesto	J.B. Anderson Land Use Planning (JBAP) was retained by StanCo Family Farms for the preparation and processing of an entitlement package for one (1) parcel located at Sullivan Road, Modesto, CA 95350. The Project consists of a Conditional Use Permit (CUP) and Development Agreement (DA) to establish a cannabis cultivation business.
Stonecreek North	Land Use	Los Banos	J.B. Anderson Land Use Planning (JBAP) is contracted with Anderson Homes for the preparation and processing of the Stonecreek North Area Plan comprised of 358-acres located in Los Banos, County of Merced. We have been requested to research and prepare an updated land plan to accommodate new land use models for the land in question. We understand a proposal is being worked on with Sutter Health to potentially occupy about 33-acres of the site for a new hospital. In this regard, the desire is to develop a current land plan that builds on health care opportunities as well as housing for an age restricted market.
Sunrise Ranch	Land Use CEQA	Los Banos	Retained by the City of Los Banos, J.B. Anderson Land Use Planning provided services to complete a land use application which included a Vesting Tentative Tract Map of approximately 43± acres. The Project area is commonly known as Sunrise Ranch. The City of Los Banos General Plan land use designation for the 43± acre site is made up of Low Density Residential, with a parallel zoning of Single Family Residential (R-1). The VTTM proposed 197 single-family residential lots. The Project included an Initial Study with a Traffic Study and AB 52 Compliance. This Project was completed in November of 2019.
Sunrise Trucking	Air Quality	Lathrop	J.B. Anderson Land Use Planning (JBAP) was retained by Sunrise Trucking to assist with Air Quality Permitting for a Project known as 15299 McKinnely Avenue Truck and Trailer Parking Center. JBAP prepared an SJVAPCD – Rule 9510 Application pursuant to the Application requirements and managed all communication between the Air District and the Applicant. The Application was approved in January of 2021.
Terra Ranch Apartments	Due Diligence / Air Quality	Manteca	JBAP was retained by JKB Living for a Project known as Terra Ranch Apartments in Manteca. JKB Living requested complete Due Diligences services from JBAP. The Due Diligence effort for this Project was completed in January of 2020. JBAP is also assisting with Air Quality Permitting for Terra Ranch. The SJVAPCD – Rule 9510 Applications are in process.
Tesoro II Homes	Land Use	Oakdale	On behalf of the City of Oakdale, J.B. Anderson Land Use Planning was contracted for the processing of a Vesting Tentative Subdivision Map and Design Review Application to allow for the development of seventy-nine (79) large lot single-family residential units, a storm drainage basin, and park for a project known as Tesoro II Homes. The Subject Property is located within the adopted East F Street Corridor Specific Plan, and is immediately west of the existing Tesoro Subdivision located on N. Stearns Road. The VTSM and Design Review was approved by the Oakdale Planning Commission in 2019.
The Avenues Neighborhood	Land Use	Tracy	On behalf of The Surland Companies, JBAP Staff prepared an application package to the San Joaquin County Local Agency Formation Commission (LAFCo) for the purposes of water service for a project in the City of Tracy known as The Avenues. The Project consists of approximately 95 acres and contains a residential neighborhood made up of a mixture of residential building types at a density of 4 to 5 dwelling units per gross acre and a four-acre public park to provide recreational uses to the community.
Trails at Bruinville	Land Use Entitlement CEQA	Riverbank	J.B. Anderson Land Use Planning (JBAP) was retained by the City of Riverbank Development Services Department for the preparation of CEQA compliance documents for a Project known as the Trails at Bruinville. The Project combined three properties into one (1) new Planned Development Zone. The Project’s land use entitlements included: A General Plan Amendment (GPA), Planned Development Rezone, Tentative Subdivision Map (TSM), and Development Agreement (DA) to allow for the development of 227 single-family residential lots. This Project was completed in August of 2019.
Trails at Manteca	Land Use	Manteca	JBAP was retained by Raymus Homes for the preparation of a Tentative Subdivision Map for a project in the City of Manteca known as the Trails of Manteca. The project consists of three (3) parcels totaling 477 acres proposed to subdivide into 1,178 single-family residences, 192 townhomes/garden apartments, and 280 apartments at full buildout.
UC Villages	Land Use	Merced	JBAP is contracted for the support work and planning services associated with the UC Villages Project, located in Merced County and within the Sphere of Influence of the City of Merced. JBAP Staff will assist in tracking the UC Merced Annexation and potential annexation of boundary properties, including the UC Villages property. This will include coordination with the City in the annexation effort for UC Merced. Upon research, tracking, and preparation, JBAP will provide an Annexation Strategy, determine the status of the Wastewater Collection System Master Plan Update and report on the impacts to the proposed UC Villages Project. This effort is ongoing.
Valley Vista Subdivision	Land Use	Jameston	J.B. Anderson Land Use Planning (JBAP) is contracted with Valley Vista, LLC. (Mr. Ron Kopf) for the support work and preparation of California Environmental Quality Act (CEQA) document(s) associated with the Valley Vista Project in the community of Jamestown, Tuolumne County. JBAP will assist Mr. Ron Kopf and work with Technical Consultants and the County of Tuolumne to demonstrate compliance with Oak Woodland Mitigation and Traffic Mitigation and to understand Phasing of the Project and compliance with project Conditions of Approval and Mitigation Measures with the goal to allow the Phasing of the project and spread compliance with Conditions of Approval and Mitigation Measure through the life of the project. JBAP will also assist to preserve entitlements for life of project construction. In Addition, JBAP will work with MVE and CALTRANS to provide proper documentation to assist in the encroachment permitting for the sewer line extension to the project and attend meetings (assuming all virtual) with Tuolumne County, Tuolumne Utilities District (TUD), and CALTRANS to discuss project implementation and compliance. This Project is an ongoing effort.
Villages of Patterson	Due Diligence	Patterson	JBAP was retained by JKB Living for a Project known as Villages of Patterson in Patterson. JKB Living requested focused Due Diligences services from JBAP. The Due Diligence effort for this Project was completed in May of 2018.
Waterford Police Station	Land Use	Waterford	J.B. Anderson Land Use Planning was retained by the Waterford Police Department to provide a NEPA assessment for a new Waterford Police Department building and location. The NEPA assessment for this Project was approved by City Council in July of 2016.
Yolanda Avenue Apartments	Due Diligence	Santa Rosa	On behalf of The Grupe Company, JBAP Staff was retained to research and verify the City and City Zoning and General Plan designations future land use considerations and any land use restrictions for a 252 unit Apartment Complex located in Santa Rosa, CA. JBAP investigated all current entitlements on the property and other potential competing projects which had gained approvals by the City/County or State of California. JBAP defined special assessments including infrastructure limitations such as public water, sewer or storm drainage that may have adversely affected the reuse of the subject property. The Zoning Administrator of Santa Rosa is considering a Mitigation Negative Declaration and Design Review.

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