The overall South of Tioga project was proposed by DBO Development that includes a hotel and residential development on six (6) newly created parcels (H1, H1A, H2, H2A, R1 & R2).  The project is located in the central portion of the City, generally referred to as the South of Tioga area.  The overall South of Tioga project is approximately 10.64 acres bounded by Tioga Avenue to the northeast, California Avenue to the southeast, East Avenue to southwest, and the Merle Street right-of-way (not improved) to the northwest.  The South of Tioga site was comprised mostly of blighted light industrial / warehouses, heavy commercial uses, undeveloped but degraded sand dunes, and several dilapidated residential structures.  Demolition commenced in 2021; and the last structures were demolished by mid-2022.

The approved Vesting Tentative and Final Maps dissolved existing public rights-of-way within the area, and introduced a new internal roadway named “Morgan’s Way” after Mr. Kelly Morgan, a retired but long-term serving City Administrator.  Morgan’s Way will provide access to all of the newly created parcels and thoroughfare connection between California Avenue and Tioga Avenue.  A segment of East Avenue within the project area was relocated to have a slightly more southerly alignment parallel to and abutting the Salvation Army building. 

The Environmental Impact Report (EIR) for the overall South of Tioga project was prepared by EMC Planning Group under contract with the City.  The City Council approved and certified the EIR as complete and adequate (including responses to comments) on June 5, 2018. The following files are linked below for viewing and download. 

• Draft EIR
• Final EIR
• Appendix A
• Appendix B - File too large to upload. Available upon request at City Hall
• Appendix C
• Appendix D
• Appendix E
• Appendix F
• Appendix G
• Appendix H
• Appendix I
• Appendix J