Manteca City Council
June 7, 2022

Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
1 Exhibit “C”
City of Manteca Development Services Department
Conditions of Approval Lumina at Machado Ranch
General Plan Amendment, Pre-Zoning, Planned Development, Tentative Subdivision Map
April 21, 2022
Project File Number: GPA20-43, PRZ20-41, PD 20-42, SDJ20-44, DA22-037 Project Name: Lumina at Machado Ranch
Project Address: 20329 South Airport Way Manteca, CA 95337 APN: 241-32-018
Property Owner: Joanne M. Kimbrough, Trustee
17529 W. Grant Line Road
Manteca, CA 95337
Project Applicant: Stephen Miller
Signature Homes
4670 Willow Road, Suite 270
Manteca, CA 95337
This list of conditions is not intended to be all-inclusive or a comprehensive list of City regulations. All conditions are referenced to the Lumina at Machado Ranch Tentative Subdivision Map (dated March 30, 2022 ) on file with the City of Manteca, Community Development Department, Planning Division.

City of Manteca Development Services Department:

This Planned Development and Tentative Subdivision Map dated March 03, 2022, are approved subject to the following Conditions:

1. Acceptance of Tentative Subdivision Map. Unless the Subdivider formally objects to these conditions prior to approval of the Tentative Subdivision Map by the City Council, the Subdivider is bound by, to comply with, and to do all things required of or by the Subdivider pursuant to all of the terms, provisions, and conditions of these Conditions of Approval. All costs associated with compliance with the conditions shall be at the owner/developer’s expense.

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2 2. Expiration of Tentative Subdivision Map. This Tentative Subdivision Map approval shall automatically expire on June 7, 2032 with the ability to extend the expiration by one year for up to five year per the Development Agreement, Fil No. DA22-037. The date of issuance is the date this Tentative Subdivision Map is approved by the City Council.

3. Vested Rights. This approval does not vest Subdivider’s rights regarding future development. Any vested rights are those preserved in the Development Agreement, File No. DA22-037.

4. Fees. The developer shall pay all applicable processing fees, permit fees, City development fees, fire fees, school fees, drainage fees, habitat conservation fees and other public entity fees in effect at the time of the issuance of the applicable permit per the Development Agreement, File No. DA22-037.

5. Outside Agency Fees. It is the responsibility of the owner/developer to contact all outside agencies and pay applicable fees associated with this project.

6. Conformance to Plans. This approval is dependent upon and limited to the proposals and plans contained, supporting documents submitted, presentations made to staff, Planning Commission and/or City Council as affirmed to by the applicant. Any variation from these plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.

7. Conformance with Subdivision Ordinance. The final map shall comply with all of the requirements for final maps in Chapter 16 of the Manteca Municipal Code and shall show and contain all of the data required by Section 16.09.

8. Substantial Conformance. Site development plans shall be in substantial conformance to the approved tentative map/site plan and must be submitted, in English units, to the City Engineering Department for review and approval. Maps shall be prepared, wet signed and sealed by a civil engineer, land surveyor, or architect registered in the State of California and licensed to prepare final maps and/or site development plans. The City Engineer will be the approving authority.

9. Subsequent Development. All activities undertaken in accordance with this approval shall comply with the City’s General Plan and Municipal Code. In cases of conflict between the City’s Municipal Code or map-specific conditions of approval, the governing priority shall be, to the extent legally permitted, as follows: 1) Municipal Code regulations; 2) project-specific conditions; 3) standard conditions. The applicant shall comply with all regulations and code requirements of the Development Services Director, City Engineer, Building Official, Fire Chief, the Police Chief and any other agencies requiring review of the project. If required, these agencies shall be supplied copies of the final maps, site plans, public improvement plans, grading plans and building plans.

10. Structure Conformance. Applicant shall ensure all future homes and/or structures will be built in compliance with the City’s Zoning Ordinance and Planned Development Standards.

11. Utility Companies. The applicant is responsible for contacting all appropriate utility companies to obtain agreements for extension and/or relocation of ATTACHMENT 12
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3 services necessary for the proposed development.

12. Other Requirements. The applicant shall secure and comply with all applicable federal, state and local licenses, permits, authorizations, conditions, agreements, and orders prior to or during construction and operation, as appropriate.

13. Failure to Comply. Should the project be found, at any time, not to be in compliance with any of the Conditions of Approval, or should the applicant construct or operate this development in any way other than specified in the Application or Supporting documents or presentations to staff, Planning Commission or City Council, as modified by the Conditions of this Approval, then the terms of this Approval shall be considered to be violated.

14. Indemnification. The applicant shall indemnify and hold harmless the City, its council members and commissioners, officers, agents, employees, and representatives from liability for any award, damages, costs and fees, including without limitation attorneys’ fees, incurred by the City and/or awarded to any plaintiff in any action related to or arising out of the City’s approval of this project or subdivision Map or any environmental or other documentation related to this project or subdivision Map. The applicant further agrees to provide a defense for the City in any such action.

15. Limits of Approval. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.

16. Compliance with Local and State Laws. The subject use shall be conducted in full compliance with all local and state laws. No part of this approval shall be construed to permit a violation of any part of the Manteca Municipal Code. This Tentative Subdivision Map shall be subject to revocation if the subject use is conducted in such a manner as to cause a nuisance.

17. Erosion Prevention. The applicant shall take all necessary measures to ensure that his activities or those of his agents do not result in measurable erosion of soils on the site, either wind or water, during the construction and operation of the project covered by this approval.

18. Building Plans. All conditions of approval for this project shall be written by the project developer on all building permit plan check sets submitted for review and approval. These conditions of approval shall be on, at all times, all grading and construction plans kept on the project site. It is the responsibility of the building developer to ensure that the project contractor is aware of, and abides by, all conditions of approval. Prior approval from the Planning Manager must be received before any changes are constituted in site design, grading, building design, building colors or materials, etc.

19. Design Requirements:
a. The development of this subdivision all comply with the Lumina at Machado Ranch Planned Development Guidelines, dated March 2022. The below items are specifically found in the Planned Development Guidelines and are included here for ease of reference. Any items specifically not highlighted ATTACHMENT 12
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4 below, but guidance and direct exists for in the Planned Development Guidelines, shall be still be applicable for future development. i. All setbacks for the various product types shall conform to the setbacks established in Chapter 3 of the PD Design Guidelines.

1. A California Rooms is an enclosed space on three sides with a shared roof structure with the main dwelling. Patio covers are not California Rooms.
ii. Plan and Elevation selection shall conform to Section 5.5 Streetscape Diversity of the PD Design Guidelines. Elevation, color scheme, and garage orientation shall be varied based on the direction of this Section. No more than two Plan elevations shall be located next to each other.
iii. Any side of the home visible from the street shall have full trim amenities on both the first and second stories. All “Visible Edges” as noted in section 5.2 Visible Edges of the PD Guidelines shall be designed to meet the criteria listed in this section.
iv. More than one plan shall be used as a corner lot plan per section

5.3 of the Design Guidelines.
v. Primary Corner lot placement shall adhere to the locations identified in the phasing plans found in Chapter 3 Product of the PD Design Guidelines. All design of Primary Corner Lots shall adhere to section

5.3.1 of the PD Design Guidelines.
vi. Garage door placement, garage door treatment, size, and staggering shall conform to section 5.6.2 through 5.7.4 of the Design Guidelines.
vii. Colors and Materials of future development will be closely compared to Section 5.8 of the Design Guidelines, and any development shall adhere to the expectations of this section.
viii. The architectural styles identified in Chapter 6 of the Planned Development Guidelines shall be adhered to. “Authentic
Adaptation” discussed in section 6.2 shall be a key component of any Master Plan submittal.
ix. All future development will be reviewed against the proposed “Menu of Common Features” for each architectural style found is Chapter 6 of the Design Guidelines.
x. All front yards must have a minimum of one tree. Corner lots shall include trees along all frontages as noted in Section 7.10.1 of the Design Guidelines.
xi. The Community Framework discussed in Chapter 1 of the Design Guidelines and mapped out on Figure 1.2 in the Guidelines shall be adhered to as closely as possible. Any deviation from this diagram ATTACHMENT 12
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5 shall require approval by the Director of Development Services.

20. Environmental Mitigation
a. Aesthetics and Visual Resources
i. Compliance with the Development Standards for lighting, landscaping, and building design, which would collectively minimize the visual impacts to the greatest extent feasible as the site transitions from agricultural to urban/suburban uses is required. b. Agricultural Resources
i. Mitigation Measure 3.2-1: Prior to the issuance of a Grading Permit, the Project applicant shall participate in the City’s agricultural mitigation fee program and the SJMSCP by paying the established fees on a per-acre basis for the loss of important farmland. Fees paid toward the City’s program shall be used to fund conservation easements on comparable or better agricultural lands to provide compensatory mitigation.
ii. Mitigation Measure 3.2-2: Prior to approval of improvement plans for each phase of the Project, the Project applicant shall demonstrate that the Project site plans include adequate measures to buffer adjacent agricultural uses from urban uses on the Project site and to reduce adverse impacts to neighboring agricultural uses; such measures shall include, but not be limited to:

1. The Project shall provide adequate and secure fencing at the interface of the Project site, or any individual phase of the Project, and adjacent agricultural uses. Said fencing shall be reviewed and approved by the Community
Development Department.

2. The Project shall provide buffers, which may include parking areas, roadways and streets, drainage channels, and landscaped corridors, to buffer adjacent agricultural uses from the Project, including any individual phase of the Project, from proposed urban uses.

3. The Project shall provide notifications to all operators of uses on the Project site that are adjacent or in the vicinity of existing agricultural land of the City’s Right-to-Farm Ordinance.
c. Air Quality
i. Mitigation Measure 3.3-1: Prior to the final discretionary approval of individual phases of development (e.g. the first final map), the Project Proponent shall coordinate with the SJVAPCD to ensure compliance with Rule 9510 for both operational and construction emissions. The intent is that each phase of development would ATTACHMENT 12
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6 demonstrate that the Project does not exceed the applicable SJVAPCD criteria pollutant thresholds for Project operations or construction. If the SJVAPCD criteria pollutant thresholds is exceeded, the Project applicant shall develop a reasonably feasible off-site mitigation strategy to reduce long-term air quality impacts to below the applicable SJVAPCD thresholds of significance. For example, this may consist of fee payments to the SJVAPCD for their use in funding offsite mitigation strategies. Each off-site mitigation strategy shall be developed with, and approved by, the SJVAPCD and the City of Manteca. Each off-site mitigation strategy is subject to the review and approval of the Air District and the City of Manteca on a phase-by-phase basis, and is intended to be in addition to offsets that are obtained through any on-site mitigation measures.

The City of Manteca is required to verify each offsite mitigation strategy and its associated reductions to ensure that the associated air quality impacts are reduced to the maximum extent feasible (i.e. to below the applicable SJVAPCD thresholds of significance, at minimum).
ii. Mitigation Measure 3.3-2: Prior to the issuance of a Grading Permit for each phase of the Project, the Project Proponent shall prepare and submit a Dust Control Plan that meets all of the applicable requirements of APCD Rule 8021, Section 6.3, for the review and approval of the APCD Air Pollution Control Officer.
iii. Mitigation Measure 3.3-3: During all construction activities, the Project Proponent shall implement dust control measures, as required by APCD Rules 8011-8081, to limit Visible Dust Emissions to 20% opacity or less. Dust control measures shall include application of water or chemical dust suppressants to unpaved roads and graded areas, covering or stabilization of transported bulk materials, prevention of carryout or trackout of soil materials to public roads, limiting the area subject to soil disturbance, construction of wind barriers, access restrictions to inactive sites as required by the applicable rules.
iv. Mitigation Measure 3.3-4: During all construction activities, the Project proponent shall implement the following dust control practices identified in Tables 6-2 and 6-3 of the GAMAQI (2002).

1. All disturbed areas, including storage piles, which are not being actively utilized for construction purposes, shall be effectively stabilized of dust emissions using water,
chemical stabilizer/suppressant, or vegetative ground
cover.

2. All on-site unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust emissions using water or chemical stabilizer/suppressant.

ATTACHMENT 12
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7 3. All land clearing, grubbing, scraping, excavation, land leveling, grading, cut and fill, and demolition activities shall control fugitive dust emissions by application of water or by presoaking.

4. When materials are transported off-site, all material shall be covered, effectively wetted to limit visible dust
emissions, or at least six inches of freeboard space from the top of the container shall be maintained.
d. Biological Resources
i. Mitigation Measure 3.4-1: Prior to commencement of any grading activities, the Project proponent shall seek coverage under the SJMSCP to mitigate for habitat impacts to covered special status species. Coverage involves compensation for habitat impacts on covered species through implementation of incidental take and minimization Measures (ITMMs) and payment of fees for conversion of lands that may provide habitat for covered special status species.

1. These fees are used to preserve and/or create habitat in preserves to be managed in perpetuity. Obtaining
coverage for a Project includes incidental take
authorization (permits) under the Endangered Species Act Section 10(a), California Fish and Game Code Section
2081, and the MBTA. Coverage under the SJMSCP would
fully mitigate all habitat impacts on covered special-status species.
e. Cultural and Tribal Resources
i. Mitigation Measure 3.5-1: Prior to the initiation of construction activities, a training session for all workers shall be conducted at the site by a qualified archeologist. The training session will provide information on recognition of artifacts, human remains, and cultural deposits to help in the recognition of potential issues. ii. Mitigation Measure 3.5-2: In concurrence with initial grading, a qualified archeologist shall be present to observe the initial land disturbance, and be able to halt work in the immediate vicinity should artifacts, exotic rock, shell or bone are uncovered during the construction. The monitor will document the finding, and determine if additional work is necessary to excavate or remove the artifacts or feature.
iii. Mitigation Measure 3.5-3: If any historical resources, cultural resources, including prehistoric or historic artifacts, or other indications of archaeological or paleontological resources, are found during grading and construction activities during any phase of the Project, all work shall be halted immediately within a 200-foot radius of the discovery until an archaeologist meeting the Secretary ATTACHMENT 12
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8 of the Interior's Professional Qualifications Standards in prehistoric or historical archaeology, as appropriate, has evaluated the find(s).

1. Work shall not continue at the discovery site until the archaeologist conducts sufficient research and data
collection to make a determination that the resource is either 1) not cultural in origin; or 2) not potentially significant or eligible for listing on the NRHP or CRHR; or 3) not a significant Public Trust Resource.

2. If Native American resources are identified, a Native American monitor, following the Guidelines for
Monitors/Consultants of Native American Cultural,
Religious, and Burial Sites established by the Native
American Heritage Commission, may also be required and, if required, shall be retained at the Project applicant’s expense.
iv. Mitigation Measure 3.5-4: If human remains are discovered during the course of construction during any phase of the Project, work shall be halted at the site and at any nearby area reasonably suspected to overlie adjacent human remains until the San Joaquin County Coroner has been informed and has determined that no investigation of the cause of death is required. If the remains are of Native American origin, either of the following steps will be taken:

1. The coroner shall contact the Native American Heritage Commission in order to ascertain the proper descendants from the deceased individual. The coroner shall make a
recommendation to the landowner or the person
responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human
remains and any associated grave goods, which may
include obtaining a qualified archaeologist or team of
archaeologists to properly excavate the human remains.

2. The landowner shall retain a Native American monitor, and an archaeologist, if recommended by the Native American monitor, and rebury the Native American human remains
and any associated grave goods, with appropriate dignity, on the property and in a location that is not subject to further subsurface disturbance when any of the following conditions occurs:
a. The Native American Heritage Commission is
unable to identify a descendent.
b. The descendant identified fails to make a
recommendation.

3. The City of Manteca or its authorized representative rejects ATTACHMENT 12
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9 the recommendation of the descendant, and the mediation by the Native American Heritage Commission fails to
provide measures acceptable to the landowner.
f. Geology, Soil, and Mineral Resources
i. Mitigation Measure 3.6-1: Prior to issuance of a Grading Permit, a certified geotechnical engineer, or equivalent, shall be retained to perform a final geotechnical evaluation of the soils at a design-level as required by the requirements of the California Building Code Title 24, Part 2, Chapter 18, Section 1803.1.1.2 related to expansive soils and other soil conditions. The evaluation shall be prepared in accordance with the standards and requirements outlined in California Building Code, Title 24, Part 2, Chapter 16, Chapter 17, and Chapter 18, which addresses structural design, tests and inspections, and soils and foundation standards. The final geotechnical evaluation shall include design recommendations to ensure that soil conditions do not pose a threat to the health and safety of people or structures, including threats from liquefaction or lateral spreading. The grading and improvement plans, as well as the storm drainage and building plans for each phase of the Project shall be designed in accordance with the recommendations provided in the final geotechnical evaluation.
ii. Mitigation Measure 3.6-2: If any paleontological resources are found during grading and construction activities of the Project, all work shall be halted immediately within a 200-foot radius of the discovery until a qualified paleontologist has evaluated the find.

1. Work shall not continue at the discovery site until the paleontologist evaluates the find and makes a
determination regarding the significance of the resource and identifies recommendations for conservation of the
resource, including preserving in place or relocating on the Project site, if feasible, or collecting the resource to the extent feasible and documenting the find with the
University of California Museum of Paleontology.
g. Greenhouse Gases and Climate Change
i. Mitigation Measure 3.7-1: Prior to the approval of individual phases of development (i.e. final maps, improvement plans, site plan review, etc.), the Project applicant(s) shall coordinate with the SJVAPCD to ensure that the Project would not exceed the applicable SJVAPCD greenhouse gas thresholds for Project construction and operations. The intent is that each phase of development would demonstrate that the Project does not exceed the applicable SJVAPCD greenhouse gas pollutant thresholds for project operations or construction. If the SJVAPCD greenhouse gas pollutant thresholds are exceeded, the project applicant shall ATTACHMENT 12
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10 develop a reasonably feasible off-site mitigation strategy to reduce long-term air quality impacts to below the applicable SJVAPCD thresholds of significance. For example, this may consistent of fee payments to the SJVAPCD for their use in funding offsite mitigation strategies. Each off-site mitigation strategy shall be developed with, and approved by, the SJVAPCD and the City of Manteca. Each offsite mitigation strategy is subject to the review and approval of the Air District and the City of Manteca on a phase-by-phase basis, and is intended to be in addition to offsets that are obtained through any on-site mitigation measures. The City of Manteca is required to verify each offsite mitigation strategy and its associated reductions to ensure that the associated greenhouse gas impacts are reduced to the maximum extent feasible (i.e. to below the applicable SJVAPCD thresholds of significance, at minimum). Examples of offsite mitigation strategies may include (but are not limited to) transportation demand management (TDM) measures and/or
financial incentives for project employees to utilize alternative transportation options such as buses, bicycles, or electric vehicles.

Measures may be designed in tandem with the mitigation
requirements incorporated into Mitigation Measure 3.3-1 (see Section 3.3: Air Quality for further detail).
h. Hazards and Hazardous Materials
i. Mitigation Measure 3.8-1: Prior to the issuance of a Grading Permit, a Soils Management Plan (SMP) shall be submitted and approved by the San Joaquin County Department of Environmental Health. The SMP shall establish management practices for handling hazardous materials, including fuels, paints, cleaners, solvents, etc., during construction. The approved SMP shall be posted and maintained onsite during construction activities and all construction personnel shall acknowledge that they have reviewed and understand the plan.
ii. Mitigation Measure 3.8-2: Prior to the issuance of a Grading Permit, the applicant shall hire a licensed well contractor to obtain a well abandonment permit from San Joaquin County Environmental Health Department, and properly abandon the on-site wells, pursuant to review and approval of the City Engineer and the San Joaquin County Environmental Health Department.
iii. Mitigation Measure 3.8-3: The applicant shall hire a qualified consultant to perform additional testing prior to the issuance of grading permits or demolition permits for construction activities in the following areas that have been deemed to have potentially hazardous conditions present:

1. The residential units and adjoining structures.

2. The soils in the area where farming equipment and above ATTACHMENT 12
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11 ground tanks have been used.

3. The intent of the additional testing is to investigate whether any of the buildings, facilities, or soils contain hazardous materials. If asbestos-containing materials and/or lead are found in the buildings, a Cal-OSHA certified ACBM and
lead based paint contractor shall be retained to remove the asbestos-containing materials and lead in accordance with EPA and California Occupational Safety and Health
Administration (Cal/OSHA) standards. In addition, all
activities (construction or demolition) in the vicinity of these materials shall comply with Cal/OSHA asbestos and lead
worker construction standards. The ACBM and lead shall
be disposed of properly at an appropriate offsite disposal facility. If surface staining is found on the Project site, a hazardous waste specialist shall be engaged to further
assess the stained area.
iv. Mitigation Measure 3.8-4: Prior to the issuance of a Grading Permit, evenly distributed soil samples shall be conducted throughout the proposed Project for analysis of pesticides and heavy metals. The samples shall be submitted for laboratory analysis of pesticides and heavy metals per DTSC and EPA protocols. The results of the soil sampling shall be submitted to the San Joaquin County Environmental Health Department. If elevated levels of pesticides or heavy metals are detected during the laboratory analysis of the soils, a soil cleanup and remediation plan shall be prepared and implemented prior to the commencement of grading activities.
v. Mitigation Measure 3.9-1: Prior to clearing, grading, and disturbances to the ground such as stockpiling, or excavation for each phase of the Project, the Project proponent shall submit a Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) to the RWQCB to obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit Order 2009-0009-DWQ amended by 2010-0014-DWQ & 2012-0006-DWQ). The SWPPP
shall be designed with Best Management Practices (BMPs) that the RWQCB has deemed as effective at reducing erosion, controlling sediment, and managing runoff. These include: covering disturbed areas with mulch, temporary seeding, soil stabilizers, binders, fiber rolls or blankets, temporary vegetation, and permanent seeding.

Sediment control BMPs, installing silt fences or placing straw wattles below slopes, installing berms and other temporary run-on and runoff diversions. These BMPs are only examples of what should be considered and should not preclude new or innovative approaches currently available or being developed. Final selection ATTACHMENT 12
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12 of BMPs will be subject to approval by City of Manteca and the RWQCB. The SWPPP will be kept on site during construction activity and will be made available upon request to representatives of the RWQCB.
vi. Mitigation Measure 3.9-2: The Project applicant shall implement the following nonstructural BMPs that focus on preventing pollutants from entering stormwater:

1. Pollution Prevention/Good Housekeeping
a. Prior to clearing, grading, and disturbances to the
ground such as stockpiling, or excavation in each
phase of the Project, the Project proponent shall
develop a spill response and prevention plan as a
component of (1) SWPPPs prepared for
construction activities, (2) SWPPPs for facilities
subject to the NPDES Stormwater Permit, and (3)
spill prevention control and countermeasure plans
for qualifying facilities. The spill response and
prevention plan shall be implemented during all
construction activities.
b. Streets and parking lots in all non-residential
portions, including the right-of-way, of the Project
site shall be swept at least once every two weeks.

2. Operation and Maintenance (O&M) of Treatment Controls a. Prior to clearing, grading, and disturbances to the
ground such as stockpiling, or excavation in each
phase of the Project, the Project proponent shall
develop an Operation and Maintenance (O&M)
Plan for the storm drainage facilities to ensure longterm performance. The O&M plan shall incorporate the manufacturers’ recommended maintenance
procedures and include (1) provisions for debris
removal, (2) guidance for addressing public health
or safety issues, and (3) methods and criteria for
assessing the efficacy of the storm drainage
system. An annual report shall be submitted to the
City certifying that maintenance of the facilities was
conducted according to the O&M plan.
vii. Mitigation Measure 3.9-3: The Project applicant shall implement the following structural BMPs that focus on preventing pollutants from entering stormwater, or alternative BMPs approved by the City of Manteca. Implementation of BMPs apply to all non-residential ATTACHMENT 12
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13 parcels, including the right-of-way, as appropriate.

1. Extended Detention Facilities: Extended detention refers to the facilities proposed for the Project site that would detain and temporarily store stormwater runoff to reduce the peak rates of discharge to the storm drainage system. Detention of stormwater allows particles and other pollutants to settle and thereby potentially reduce concentrations and mass
loading of contaminants in the discharge.

2. Grassed Swales: A swale is a vegetated, open channel management practice designed to treat and attenuate
stormwater runoff for a specified water quality volume.

Stormwater runoff flowing through these channels is
treated by being filtered through vegetation in the channel, through a subsoil matrix, and/or through infiltration into the underlying soils. Swales can be used throughout the
proposed Project area where feasible in the landscape
design to treat parking lot runoff.

3. Proprietary Devices: There are a variety of commercially available stormwater treatment devices designed to
remove contaminants from drainage once flows enter the
conveyance systems. StormFilter™ units, or equivalent
filtration-type systems, and Bioswales are recommended
for streets and parking areas. Drop inlet filters should also be used to control drainage runoff water quality.
viii. Mitigation Measure 3.9-3: The Project site is located within the City of Manteca’s F-200 zone, which makes it at risk from the 200-year flood. As such, the Project is subject to the Manteca Municipal Code Section 17.30.040 Subsection C which places construction limitations on development proposed in areas that are at risk of flooding under the 200-year storm. The Project applicant shall pay the adopted SB5 fee to go toward SJAFCA’s effort to provide urban level of flood protection for the Project site and region. In addition, the Project shall remain consistent with the finding of adequate progress by SJAFCA (the “local flood management agency”) on an annual basis.
i. Noise
i. Mitigation Measure 3.11-1A: Construction activities shall adhere to the requirements of the City of Manteca Municipal Code with respect to hours of operation. This requirement shall be noted in the improvements plans prior to approval by the City’s Public Works Department.
ii. Mitigation Measure 3.11-1B: All equipment shall be fitted with factory equipped mufflers, and in good working order. This ATTACHMENT 12
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14 requirement shall be noted in the improvements plans prior to approval by the City’s Public Works Department.
iii. Mitigation Measure 3.11-2: An 8-foot tall sound wall shall be constructed along the Woodward Avenue and South Airport Way frontages, adjacent to proposed Development Area residential uses, in order to achieve the City’s exterior noise standards. Noise barrier walls shall be constructed of concrete panels, concrete masonry units, earthen berms, or any combination of these materials that achieve the required total height. These requirements shall be included in the improvements plans prior to their approval by the City’s Public Works Department. Figure 3.11-2 shows the recommended sound wall locations.
iv. Mitigation Measure 3.11-3: For the first rows of lots on the Development Area site adjacent to the Woodward Avenue or South Airport Way right of way, second floor exterior facades with a view of Woodward Avenue or South Airport Way would need the
following noise control measures:

1. Windows shall have a sound transmission class (STC)
rating of 32.

2. Interior gypsum at exterior walls shall be 5/8”;

3. Ceiling gypsum shall be 5/8”;

4. Exterior finish shall be stucco, fiber cement lap siding, or system with equivalent weight per square foot;

5. Mechanical ventilation shall be installed in all residential uses to allow residents to keep doors and windows closed, as desired for acoustical isolation.

6. As an alternative to the above-listed interior noise control measures, the applicant may provide a detailed analysis of interior noise control measures once building plans
become available. The analysis should be prepared by a
qualified noise control engineer and shall outline the
specific measures required to meet the City of Manteca 45 dB Ldn interior noise level standard.
v. Mitigation Measure 3.11-4: To reduce traffic noise increases to less than +1.5 dB, the following roadway segments shall be paved with quiet pavement:

1. Airport Way from Atherton to Woodward Avenue (Includes Non-Development Area 2).

2. Airport Way South of Woodward Avenue.

3. Woodward Avenue west of Airport Way (includes NonDevelopment Area 1).

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15 4. The pavement would be required for any portion of roadway passing a noise-sensitive use not protected by an existing sound wall, and for a distance of 100 feet on either side of the sensitive-use. This requirement shall be noted on the Project improvement plans. Approximate pavement
locations are shown on Figure 3.11-3.
j. Transportation and Circulation
i. All Traffic Conditions are incorporated in the Engineering Conditions section below.
k. Utilities
i. Mitigation Measure 3.14-1: Prior to the issuance of a building or grading permit, the Project applicant shall submit a drainage plan to the City of Manteca for review and approval. The plan shall include an engineered storm drainage plan that demonstrates attainment of pre-Project runoff requirements prior to release at the outlet canal and describes the volume reduction measures and treatment controls used to reach attainment consistent with the Manteca Storm Drain Master Plan.
ii. Mitigation Measure 3.14-2: Prior to the issuance of a building or grading permit for each phase of the Project, the Project applicant shall pay the City’s waste connection fee which equates to the Project’s fair share contribution, consistent with section 13.02.050, Charges for solid waste collection services, of the City’s municipal code.

City of Manteca Engineering Division Conditions
General

1. All improvements shall comply with the City of Manteca Standard Plans and Specifications. Improvement plans shall be submitted to the City Engineer for approval. An encroachment permit is required for all work within the public rightof-way.

2. Developer shall provide easements, requested by the respective utility companies, within the subdivision and shall show said easements on the final subdivision map.

Any existing facilities within or adjacent to the project that are affected by this project shall be relocated and placed underground at the Developer’s expense.

3. Developer shall dedicate ten-foot (10’) wide public utility easements on all street frontages for underground facilities and appurtenances, upon approval and recordation of each final map.

4. Developer shall indicate on the improvement plans topographical information which shall include one-foot (1’) contour intervals and benchmark data based on City datum.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
16 5. Developer shall relinquish access rights to and from City right-of-way for all lots that back or have side lot access to S. Airport Way, Woodward Avenue Street MM and Peach Road.

6. During all construction phases, Developer shall comply with City Laws regarding dust control. Developer shall also comply with San Joaquin Valley Unified Air Pollution Control District Regulation VIII (Fugitive Dust Prohibitions) in an effort to reduce the amount of fine particulate matter (PM10) entrained into the ambient air from man-made sources.

7. Prior to the start of construction, all survey monuments that have the possibility of being damaged, destroyed or covered over during the course of construction for this project, shall be located and referenced by a licensed land surveyor and a corner record or record of survey shall be filed with the county surveyor. Survey monuments which are damaged, destroyed or covered over during the course of construction must be re-set at the original location with a new monument and monument box and another corner record or record of survey shall be filed with the county surveyor. All work in this condition shall be done by a licensed land surveyor.

8. Prior to approval of a Final Map for any phase of the project the following shall be submitted by the developer and approved by the Engineering Department:
a. On-site grading and drainage plan,
b. On-site utility (sanitary sewer, water and storm drain) plan, c. Off-site improvement plan,
d. Erosion control plans,
e. Stormwater Pollution Prevention Plan (SWPPP),
f. Documentation, as required in the Post-Construction Stormwater Standards Manual, showing compliance with WQO NPDES 2013-0001-DWQ, g. Joint Trench Intent plans, and
h. Dedication of required rights-of-way and easements to the City.

The plans specified in (a), (b) and (c) above shall be prepared by a Registered Civil Engineer.

The items in (d), (e) and (f) above shall be prepared by a Qualified SWPPP Developer (QSD).

9. Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.

10.All residential address numbers shall be plainly visible from the street fronting the property. Said numbers/letters shall contrast with background.

11.Developer shall enter into an Improvement Agreement for construction of the roadway and utility improvements which will be dedicated to the City. The agreement will require posting a Performance Bond in the amount of one-hundred ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
17 percent (100%), posting a Labor-Material Bond in the amount of fifty percent (50%), and payment of all required plan check, testing and inspection fees.

12.Developer shall install a benchmark on the North American Vertical Datum of 1988 vertical control system with this project. Final location shall be approved by the City Engineer and shown on the Improvement Plans. Developer shall obtain a benchmark from the City of Manteca and it shall be punched with the elevation, datum reference and benchmark number, which will be assigned by the City. A corner record shall be filed with the San Joaquin County Surveyor’s Office and shall include the language that the benchmark is being added to the City of Manteca Vertical Control Network.

13.Per City of Manteca Standard Drawing ST-1, prior to issuance of the first building permit, Developer shall install streets within the development in accordance with the “all weather road” standard. In addition to the requirements set forth in City Standard Drawing ST-1, prior to issuance of the first building permit, the Developer shall have installed all street name signs within the development.

14.Per City of Manteca Resolution No. R2008-150, which approved the City’s Residential Subdivision Partial Acceptance Policy, the Developer is eligible to receive a Partial Acceptance once all health and safety items are complete. Under the Partial Acceptance, Developer is only allowed to pull building permits for a maximum of fifty percent (50%) of the total number of dwellings within a Unit. Final acceptance of a Unit must be obtained to pull any building permits within the final fifty percent (50%). Furthermore, the partial acceptance of public improvements shall permit the occupancy of structures that front upon public streets that are included in the partially accepted public improvements. No Certificate of Occupancy will be issued until the partial acceptance has been approved by the City Council.

15.Per City of Manteca Resolution No. R2012-183, which approved the City’s Policy Relating to Timing of Construction of Park Facilities associated with Residential Development, the park improvements shall be installed and available to the public prior to the issuance of the first building permit after building permits have been issued for twenty-five percent (25%) of the total number of lots shown on this subdivision’s Tentative Map. Recognizing that this subdivision has multiple park areas and has requested to phase the project’s development, building permit issuance shall be based on the park construction schedule below. a. The northern half of the park shall be installed and available to the public prior to issuance of the 207th building permit.
b. The Improvement Plans for the southern half of the park shall be approved and the submittal process shall be started with the City’s Public Works Department, Parks Division prior to issuance of the 405th building permit. c. The southern half of the park shall be installed and available to the public prior to issuance of the 499th building permit.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
18 16.Per City of Manteca Resolution No. R2016-235, which approved the City’s Park Acquisition & Improvement Fee Update, the Developer shall pay the applicable adopted park fees.

17.Improvements which will be dedicated to the City must use a benchmark on the City of Manteca Vertical Control Network to establish the elevations of the improvements. The benchmark used shall be noted on the Improvement Plans.

18.The Engineering elements for this project shall be reviewed and finalized during the Improvement Plan review process. Designs/layouts presented with the Tentative Map are proposed to support Tentative Map approval and are not being approved with this action.

Streets

19.Cross sections for roadways that are included in the City’s adopted Public Facilities Implementation Plan (PFIP), Transportation Element shall be in accordance with that document. Unless otherwise detailed in these conditions, cross sections for roadways that are not included in the PFIP in accordance with the City of Manteca Standard Plans. An encroachment permit is required for all work within the public right-of-way.

20.Soils R-value tests shall be performed from representative soils within the proposed subdivision. A geotechnical report shall be submitted to the City Engineer with calculations determining the street pavement structural design.

Design shall conform to City of Manteca Resolution R-5633, “Street Structural Design Policy”. The minimum traffic indices shall be as follows:
a. S. Airport Way: 11.0
b. Woodward Avenue: 9.0
c. Peach Road, Bella Terra Drive, Street MM and Street NN: 6.0 d. 60’ right-of-ways: 5.0
e. 50’ right-of-ways: 4.5
f. Cul-de-sacs: 4.0

21.Woodward Avenue
a. Developer shall dedicate right-of-way along the south side of Woodward Avenue to accommodate a forty eight foot (48’) half-width street section, expanding to sixty feet (60’) at the S. Airport Way and Woodward Avenue intersection.
b. Developer shall construct full width street improvements along Woodward Avenue, including new street structural section, curb, gutter, five foot (5’) to eight foot (8’) wide sidewalk, landscaping with trees and automatic irrigation system, street lights, signage and striping. The full width street improvements do not include any improvements beyond the sidewalk on the north side of Woodward Avenue, opposite of the project. Developer shall also construct a fourteen foot (14’) wide raised landscaped median with ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
19 automatic irrigation system centered on the ultimate Woodward Avenue centerline.

22.S. Airport Way – South of Woodward Avenue
d. Developer shall dedicate right-of-way along the west side of S. Airport Way to accommodate a fifty-four foot (54’) half-width street section. e. Developer shall construct full width street improvements along S. Airport Way, including curb, gutter, eight foot (8’) meandering sidewalk, landscaping with trees and automatic irrigation system, street lights, signage and striping. The full width street improvements do not include any improvements beyond the curb on the east side of S. Airport Way, opposite of the project. Developer shall also construct a fourteen foot (14’) wide raised landscaped median with automatic irrigation system centered on the ultimate S. Airport Way centerline.
f. Developer may, in accordance with Title 16 of the Manteca Municipal Code, request City Council’s approval to construct a part-width street for S. Airport Way consisting of one twelve foot (12’) wide travel lane and a two foot (2’) wide pave shoulder on the east side of S. Airport Way, opposite of the subdivision, including transitions and striping needed to connect with existing roadway improvements. City Council must approve the request by a four-fifths (4/5ths) vote.
g. If City Council does not approve the part-width street request, the Developer shall, on behalf of the City, obtain right-of-way along the east side of S.

Airport Way to install the full width street improvements.

23.S. Airport Way – North of Woodward Avenue
a. Developer shall acquire right-of-way, on behalf of the City of Manteca, along the west side of the S. Airport Way along 19971 S. Airport Way (APN 241- 320-11), 20055 S. Airport Way (APN 241-320-12), 20077 S. Airport Way (APN 241-320-13), 20101 S. Airport Way (APN 241-320-14), 20133 S.

Airport Way (APN 241-320-15) and 4475 E. Woodward Avenue (APN 241- 320-29) to accommodate a forty-one foot (41’) half-width street section, expanding to a fifty-three foot (53’) right-of-way at the S. Airport Way/Woodward Avenue, as shown on the Tentative Map.
b. Developer shall install street improvements along 19971 S. Airport Way (APN 241-320-11), 20055 S. Airport Way (APN 241-320-12), 20077 S.

Airport Way (APN 241-320-13), 20101 S. Airport Way (APN 241-320-14), 20133 S. Airport Way (APN 241-320-15) and 4475 E. Woodward Avenue (APN 241-320-29) including a new street structural section, curb, gutter, five foot (5’) sidewalk, street lights, signage and striping on the west side of the S. Airport Way centerline. Developer shall construct one twelve foot (12’) wide travel lane and a two foot (2’) wide pave shoulder on the east side of S. Airport Way, opposite of the subdivision, including transitions, signage and striping needed to connect with existing roadway improvements.

Developer shall also construct a fourteen foot (14’) wide raised landscaped ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
20 median with automatic irrigation system centered on the ultimate S. Airport Way centerline.

This project is not required to remove and replace install a new street structural section where one was previously installed with the single family residential development project on the east side of S. Airport Way. The previously installed pavement will be subject to the surface repair condition.
c. Developer shall repair the surface of the existing roadway between the northern limits of these improvements and the existing improved roadway at the S. Airport Way/Atherton Drive intersection. The surface repair shall be as directed by the City Engineer, based on the condition of the roadway at the time of Improvement Plan submittal.

24. Developer shall install signals at the following intersections. Developer shall acquire right-of-way on behalf of the City necessary to install the traffic signal, in its ultimate location.
a. The intersection of S. Airport Way and Woodward Avenue. This signal shall be installed with the first unit of the development. This traffic signal installation shall include full width right-of-way improvements, along the Airport Way signal approach south of W. Woodward Avenue, as shown on Exhibit “INT11” of the PFIP.
b. The intersection of S. Airport Way and W. Atherton Drive. This signal shall be installed and accepted by City Council prior to issuance of the 193rd building permit, in accordance with the project’s Transportation and Circulation study.

25. Developer shall install roundabouts at the following intersections. Developer shall acquire right-of-way on behalf of the City necessary to install the roundabout, in its ultimate location. The roundabouts shall be installed as shown on the Phasing Plan included with the Tentative Map.
a. The intersection of Woodward Avenue and Bella Terra Drive. b. The intersection of S. Airport Way and Street MM.

26. Development of the project shall be in accordance the Phasing Plan included with these conditions. Deviations from the approved Phasing Plan, and which improvements shall be installed per the modified phasing, shall be reviewed and approved by the City Engineer, at his sole discretion.

27. Where offsite property acquisition is required by these conditions, if the developer has made good faith efforts to obtain the ROW, which can be shown to the City in writing, and is unable to come to an agreement with the property owner, the City will make a determination to remove this condition or begin its own negotiations with the property owner.

28. Developer shall install a Bus/Landscape Maintenance Turnout, in accordance with City Standard ST-39. The placement of the turnouts shall comply with the requirements of this project’s adopted Mitigation Monitoring and Reporting Program, if any, and the needs of the Parks and Recreation Department or the City’s Transit Authority. Final locations are subject to approval by the City Engineer and shall be shown on the Improvement Plans.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
21 29.No driveway shall be closer than twenty-feet (20’) to a curb return for all lots that side onto proposed Collector Streets (Bella Terra Drive, Street MM, Street NN, and Peach Road). Driveway locations shall be shown on Improvement Plan submittals.

Vertical curb shall be installed for 20’ past the curb return and the vertical curb shall be painted red and marked as No Parking.

30.Developer shall install a barricade in accordance with City Standard ST-20 at all streets stubbed to undeveloped land.

31.Developer shall contact the local post office for direction regarding placement of mail receptacles or any other type of mail delivery proposed.

32.Developer shall ensure the structural sections of the existing roadways in accordance with the traffic indices in these conditions. The developer may remove and replace the existing pavement with a new structural section, in accordance with the specified traffic index or the Developer may core the existing pavement and submit the results to the City Engineer for approval to leave the existing structural section in place. The surface of the roadway where the existing pavement structural section is approved to remain shall be removed and replaced with an overlay, at a minimum, which is done at the same time as the final lift of asphalt concrete on any adjacent new pavement.

This project is not required to remove and replace or core pavement that was previously installed with the single family residential development project on the east side of S. Airport Way. The previously installed pavement will be subject to the surface repair condition.

33.The electrolier locations shall be finalized during the Improvement Plan review process. Electroliers shall maintain an average foot candle coverage of 0.40 throughout the project, with a minimum allowable foot candle at any location of

0.07. Electrolier photometric plan, showing the foot candle coverage, shall be submitted with the Improvement Plans.

34.If Developer installs electrolier poles other than the City’s standard cobra head fixture on a galvanized pole, the Developer shall supply the City with one extra complete light fixture and pole, per phase/unit of the project. A maximum of four (4) additional complete light fixtures shall be supplied by the project. If applicable, this will be a condition of final acceptance of the subdivision.

35.The thickness of all sidewalks installed with the project shall be six inches (6”).

36.A sidewalk ends sign shall be installed on Woodward Avenue and S. Airport Way, where the sidewalk ends between the construction of units.

37.Accessibility ramps installed or modified with this project shall be in compliance with the latest revision of the California Building Code, Chapter 11B.

38.Motor court driveways shall be privately maintained. This shall be noted on the Final Map.

Fencing and Walls
ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
22 39.Wall heights indicated within the Tentative Map and these conditions are minimums. The installed height may be greater, if necessary to mitigate noise impacts per this project’s adopted Mitigation Monitoring and Reporting Program.

Wall heights shall be measured from the highest-grade elevation on the adjacent residential lot.

40.Developer shall construct a six foot (6’) high chain link fence along boundaries of the park which abut undeveloped land.

41.Developer shall construct a minimum six foot (6’) high wood fence along the boundaries of this subdivision which abut undeveloped land.

42.Streets stubbed onto undeveloped land shall have a six foot (6’) high chain link fence extending from building set back line to building set back line and a Type ‘B’ Barricade per City Std. Plan No. ST-20, or as otherwise approved by the City Engineer.

43.Developer shall install minimum six foot (6’) high decorative masonry sound wall along those streets where access rights have been relinquished to the City of Manteca.

44.All masonry walls shall be reinforced, solid-grout filled and constructed onsite (no prefabricated or post-tension walls), with decorative caps and pilasters, subject to review and approval of the City Engineer and Public Works Department.

Water

45.Improvements shall be constructed in conformance with the latest version of the City Water Master Plan.

46.The update of the City’s Water Master Plan, Reclaimed Water Master Plan and Groundwater Sustainability Plan, including the evaluation of a Direct/Indirect Potable Reuse Facility are currently underway. This project shall participate in expansion of the infrastructure or facilities identified in the updated Master Plans and any correlating funding programs.

47.Developer shall construct a twelve inch (12”) water main as directed by the City Engineer, to maintain the City’s water main grid system.

48.Water mains installed in stubbed streets shall extend to the property line and shall have a blowoff per City Std. Plan No. W-7.

49.A minimum ten foot (10’) separation, from outside of pipe to outside of pipe, shall be maintained between water mains and parallel sanitary sewer, storm drain, and irrigation lines.

50.Existing wells within the boundary of the proposed development which are not approved for use by the City, shall be abandoned in accordance with San Joaquin County Public Health Services requirements. Use of existing irrigation wells as landscape irrigation wells will be evaluated on a case-by-case basis and shall be approved by the Public Works Department. If conversion of the existing on-site irrigation wells are approved for use as landscape irrigation wells, or for use as construction water, the proposed improvements shall be in strict accordance with ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
23 City of Manteca plans, standards and specifications and in accordance with the requirements of the San Joaquin County Health Department.

51.Fire hydrant locations shall be as approved by the Fire Department and finalized during the Improvement Plan review process. Developer shall provide and install fire hydrant “blue dot” reflective markers prior to issuance of the first building permit.

52.Developer shall pay fees associated with the Reclaimed Water Master Plan for all houses within this subdivision for which a building permit is issued after adoption of said Reclaimed Water Master Plan by the City of Manteca.

53.Developer shall install a reclaimed water line from Woodward Avenue to the irrigation well within the park. The route of the reclaimed water line shall be approved by the City Engineer. All piping, valves and appurtenances for this system shall be purple.

54.Developer shall set aside an area the installation of a future City potable water well. This site shall be dedicated to the City.

55.Existing service connections to the City’s water mains which will not be used by this project shall be abandoned, as directed by the City of Manteca.

56.Irrigation Supply
a. A separate landscape irrigation meter shall be installed at the back of the sidewalk adjacent to a dedicated public street right-of-way for the use of irrigation of the public area landscaping.
b. Landscape irrigation water system shall be designed to operate from a single point of connection.
c. Irrigation water from potable system shall be delivered via a single meter which is no larger than 2”.
d. Piping which is installed from the potable water system for the purposes of irrigation shall be purple pipe. This includes the valve boxes.

Storm Drainage

57.Improvements shall be constructed in conformance with the latest edition of the Storm Drain Master Plan, the City’s Post-Construction Manual and City Standards.

58.A preliminary storm drainage plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plan shall be accompanied by calculations for peak flows, total runoff, pipe sizes, detention basin volume and evidence of groundwater depth.

59.All storm drainage shall drain to the basin, then discharge into the City’s South Drain. No directly connected impervious areas (DCIA) shall be allowed to drain into the storm drain system downstream of the basin. The storm drain basin discharge facilities shall be designed as a controlled pump or gated discharge with positive shut-off control. Telemetry requirements at the pump station shall include installation of hardware and software to interface with the City’s Supervisory ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
24 Control and Data Acquisition (SCADA) system. Developer’s SCADA Integrator shall coordinate with the City Water Quality Control Facility’s Chief Plant Operator.

60.All drain inlets shall be marked "No Dumping - Drains to River". Drain markers shall be purchased from the City of Manteca at cost plus 15% administrative charge, and installed by the Developer prior to acceptance of the improvements.

61.Developer shall construct the storm drain basin in accordance with the current Storm Drain Master Plan and the City’s Standards and Specifications for Landscape Development.

62.Developer shall develop, at his expense, the storm drain basin area as a landscaped park area. The improvements shall include, but not be limited to: basin grading, telemetry controlled pump station and appurtenances, curbs, gutters, sidewalks, street lights, street trees, street paving irrigation system with automatic controllers and seeding of the basin lawn.

63.All storm drain piping shall be located within the paved street area.

64.Developer shall incorporate appropriate site design measure(s) and submit the results of the Post-Construction Runoff Standards Manual. The City of Manteca approval of the proposed measures is precedent to issuance of any building, grading or construction permits.

65.Developer shall develop and submit a Project Stormwater Plan that identifies the methods to be employed to reduce or eliminate stormwater pollutant discharges through the construction, operation and maintenance of source control measures, low impact development design, site design measures, stormwater treatment control measures, and hydromodification control measures. Design and sizing requirements shall comply with the 2015 Post- Construction Stormwater Standards Manual. City of Manteca approval of the Project Stormwater Plan is precedent to issuance of any building, grading, or construction permits. Two paper copies and an electronic copy of the Project Stormwater Plan shall be provided to the City of Manteca

66.Developer shall develop a hydromodification management plan to ensure the postproject stormwater runoff flow rate shall not exceed estimated pre-project flow rate for the 2-year, 24-hour storm. The hydromodification management plan shall be incorporated into the Project Stormwater Plan.

67.Developer shall develop and submit an Operations and Maintenance Plan that identifies the operations, maintenance, and inspection requirements of all stormwater treatment and baseline hydromodification control measures identified in the approved Project Stormwater Plan. City of Manteca approval of the preliminary Operations and Maintenance Plan is precedent to issuance of any building, grading, or construction permits. Two paper copies and an electronic copy of the Maintenance Plan shall be provided to the City of Manteca.

68.City of Manteca approval of the final Operations and Maintenance Plan and recordation of the Maintenance Access Agreement is precedent to first building final inspection for this project. Two paper copies and an electronic copy of the final Operations and Maintenance Plan shall be provided to the City of Manteca.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
25 69. Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual.

70.Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized.

71.Prior to any land disturbing construction activities occurring on a project, Developer shall meet the requirements of NPDES. For sites exceeding 1 acre of disturbance area that are deemed non-exempt, contractor shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) and apply for a permit under the California General Construction NPDES permit. SWPPP shall be prepared and signed by a Qualified SWPPP Developer (QSD) certified by the State Water Resources Control Board. All modifications to SWPPP shall be implemented by a QSD in responsible charge for the project. The SWPPP shall be implemented under the supervision of a Qualified SWPPP Practitioner (QSP). For permit information, contact the State Water Resources Control Board (SWRCB) at:

21. State Water Resources Control Board
PO Box 1977, Sacramento, CA 95812-1977
Attn: Storm Water Permitting Section
Telephone: (916) 341-5537
To log in to the SWRCB Storm Water Multiple Application and Report Tracking System (SMARTS) to enter site information and apply for permit, please contact the City of Manteca Engineering Department to establish a project and authorize data entry access.

All other sites shall conform to the City of Manteca Standards, the California Green Building Standards, and Section E.10 of the NPDES permit 2013-0001-DWQ. All construction involving land disturbing activities shall submit for approval an Erosion Control and Sedimentation Plan (ESCP) prepared and signed by a QSD. All ESCP treatment measures and BMPs must be maintained at all times until construction is completed and the site is stabilized as defined under the Construction General NPDES permit.

Prior to issuance of the first grading or building permit for a project, a copy of the SWPPP or ESCP shall be submitted by the developer and approved by Authorized Signatory or Legally Responsible Person (LRP) for the City’s NPDES program.

Contact the City of Manteca Engineering Department to identify appropriate person for review and approval of plans and documents.

72.It is recognized that the design and calculations which have been submitted thus far to demonstrate this project’s compliance with the City’s Post-Construction Stormwater Standards Manual is approved for project entitlements but may require further refinement for final approval, which is precedent to issuance of any building, grading, or construction permits.

73.Bioretention areas which are adjacent to the City sidewalk shall include a one-foot (1’) wide flat area behind the sidewalk prior to the start of the bioretention area side slope.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
26 74.Developer shall pay fair-share costs for storm drainage improvements, including improvements downstream to improve capacity or water quality treatments needed to conform to current Storm Drain Master Plan, City standards and support the development.

75.Developer shall select an integrator for the pump station that is able to physically respond the project site within three (3) hours. VPN and/or remote login is not acceptable to satisfy this condition. This must be noted in the Improvement Plans and the proposed integrator must be approved by the City of Manteca Public Works Department before the pump station work commences. The integrator’s availability to respond, in accordance with this condition, is limited to the warranty period associated with the Unit of the project that is responsible for constructing the pump station.

76.Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.

Sanitary Sewer

77.Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards.

78.The update of the City’s Wastewater Master Plan is currently underway. This project shall participate in expansion of the infrastructure or facilities, including at the City’s Water Quality Control Facility, identified in the updated Master Plan and any correlating funding programs.

79.Any existing septic tank(s) on the property that will not be approved by the City shall be abandoned in accordance with the permitting requirements of the San Joaquin County Environmental Health Department prior to issuance of the first building permit.

80.A preliminary sewer plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plan shall be accompanied by calculations for peak wet weather flows showing pipe sizes and slopes for the entire development.

Public Facilities Implementation Plan

81.Reimbursement shall be based on actual quantities installed. Developer is required to have a minimum of three (3) public sealed bids opened by the City Clerk for all reimbursable improvements. Bids for reimbursable items shall be included in the total subdivision bids, however, the unit bids received for reimbursable items will be considered as a bid separate from the rest of the subdivision contract items and reimbursement will be made based on the lowest responsible bid received for reimbursable items.

In the absence of public bids, the cost may be determined by the City Engineer.

82.The City shall approve the bid sheet form and proof shall be provided that bids were solicited from a minimum of three qualified contractors.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
27 83.Reimbursement shall be in the form of credit against applicable PFIP Sanitary Sewer, Water System, Storm Drain and Transportation fees. The credit will be given when building permits are issued for construction of residences within the subdivision. The amount of the reimbursements shall be based upon the low bid received from a minimum of three (3) sealed bids opened by the City Clerk. If the cost to construct said improvements exceeds the value of PFIP credits, the remainder shall be reimbursed after the City receives sufficient PFIP fee revenue from development occurring within the same PFIP zones.

84.In the event Developer desires to exchange credits for cash reimbursement, the exchange must be approved by City Council.

City of Manteca Fire Department Conditions

1. Per Ordinance #1173, a Fire Facility Permit Fee shall be assessed to all new construction as per Manteca Municipal Code Section 15.04.060.

2. The Developer shall submit all proposed street names to the Fire Prevention Division for review and written approval prior to the submittal of a final map.

3. .Streets and Fire Department Access Drives within the subdivision shall meet City of Manteca Standard for all weather roadways prior to the issuance of any building permits.

4. Fire protection systems (fire hydrants, water mains, etc.) shall be installed, tested and approved by the City prior to the issuance of any building permit.

5. Fire hydrants shall be located and installed according to City of Manteca standards.

City of Manteca Information Technology Department Conditions

1. Notify GIS staff when the parcel has been officially annexed to the City and send GIS staff the official annexation documents when available.

2. Send GIS staff the proposed street name list, CAD file, and exhibit when available.

City of Manteca Parks Department Conditions (Lumina)
General Conditions

1. Current City of Manteca Standards and Specifications for Landscape Development shall be followed.

2. Developer shall prepare construction plans and specifications for any streetscape and basin improvements for Public Works Department – Parks Division approval, at developer’s expense.

3. The Developer shall be required to pay Fees as specified in the current Park Acquisition and Improvement Fee Policy.

4. Subdivision sound walls/masonry walls shall be a tan color to match with that of the existing Terra Ranch and other adjacent subdivisions for continuity.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
28 5. Park and Streetscape phasing shall be agreed upon by both the Public Works – Park Planning Division and Engineering Division.

6. Any landscape needs to comply with current Model Water Efficient Landscape Ordinance (MWELO) requirements.

7. Developer shall submit a final subdivision map with recommended street trees for each street within the development to the City Arborist for review and approval in tandem with the streetscape and basin construction plans.

8. A masonry wall shall be installed between any lots separating landscape areas from private lots. Height shall be as required by Engineering Department. Walls to be a tan color theme to match adjacent subdivisions unless otherwise approved by the Public Works Parks Planning and Projects division.

9. An irrigation well (and electrical connections) is required for the basin and park.

10.There shall be no City maintained landscaped areas within levee easement.

Low Impact Development:

11.Low Impact Development (LID) improvements, locations and details shall be reviewed and be approved by Engineering and Parks Department to determine impact on overall area to be maintained within the Community Facilities District (CFD). Maximum side slopes shall be 4:1 for shrubs and 6:1 for turf.

12.LID improvements shall be continuous if LID treatment includes landscaping and irrigation. Irrigation lines shall not be under private property or within street/sidewalk improvements without sleeving.

13.No Joint Trench Utilities shall be allowed within LID areas.

14.Low Impact Development (LID) improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.

15.Developer shall provide soil analysis/documentation on infiltration rate and soil fertility testing of soil after mass grading and show it complies with City and State regulations per the Post-Construction Storm Water Standards Manual.

16.Low Impact Design (LID) improvements shall have a one-year warranty period.

General Park/Storm Basin:

11.Provide minimum of 1 acre of upland area per basin (above the stormwater 48 hour/10-year flood line) for parks and recreation amenities/improvements, with shape and dimensions acceptable to the Public Works Department – Parks Division.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
29 12.Park/basin improvements and design shall follow the City of Manteca Standards and Specifications for Landscape Development and shall be approved by the Public Works Department – Parks Division.

13.Design with the goal of engineering and physical solutions to treating storm water as to not diminish the recreational function or net useable park space within the park/basin.

14.Basin configuration shall be shaped to maximize sports fields shape and sizes (full size preferable).

15.If Basin includes LID improvements, location of treatment areas are subject to approval with the Parks department prior to construction documents.

16.Sidewalks leading into the park shall be a minimum of 10 feet in width with a flush entrance and bollard.

17.Bench minimum at top of Storm Basin shall be 8 feet per current Landscape Development Standards and Specifications.

18.Basin bottom elevation shall be a minimum of two feet above the seasonal high groundwater elevation to prevent groundwater intrusion. The addition of permanent subsurface dewatering systems may also be required, if needed.

19.Basin shall have a maximum water depth of five feet.

20.Locations of in-ground and above-ground utility structures within park/basin are subject to prior review and approval of Public Works Department – Parks Division.

Above ground utilities shall be kept clear of picnic and play areas as to maintain visibility from street.

21.Locations of storm drain lift stations and future potable well sites shall follow the City of Manteca Standards and Specifications for Landscape Development and shall be approved by the Public Works Department – Parks Division.

22.Basin improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.

23.Basin improvements and maintenance funding mechanism shall be governed by the City of Manteca Parkland Construction Policy.

24.Pocket park area shall have a separate potable irrigation POC.

Streetscapes/Medians/Landscape areas:

25.Streetscape/medians/landscape improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.

26.In areas where South San Joaquin Irrigation District (SSJID) pipeline easements are located within the boundaries of streetscape, medians or landscape areas, ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
30 SSJID and the City of Manteca Public Works Department – Parks Division shall both approve landscape plans including tree variety, setbacks, root protection methods, etc. The landscape plans shall not be considered approved until they are signed by the Public Works Department – Parks Division.

27.No turf grass is permitted in any streetscapes, unless approved by the Public Works Department – Parks Division.

Community Facilities District (CFD) (Or other funding source) Formation/Annexation Requirements:

28.CFD or other approved funding source shall be formed or annexed, at the developer’s expense, to provide for the maintenance of the park/basin, streetlights, open spaces and all streetscape/median/roundabout landscape improvements. Additional services may be required if policy direction is established by the City prior to formation of district. Said CFD, or other funding source, shall be in place prior to the issuance of the first building permit for a production home and as further defined in the City of Manteca Parkland Construction Policy. Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement, direct payment to City or other means.

South San Joaquin Irrigation District

1. Any proposed disposal of storm water that will ultimately discharge into District facilities shall conform to the District's current policy relative to storm drainage.

Hydraulic calculations and plans for proposed storm system shall be provided to the District for review and approval and shall conform to the approved Storm Drainage Master Plan and Storm Drainage Agreement between the District and the City.

2. All District irrigation and drainage facilities which are determined by the District to be affected by the proposed development, shall be replaced with rubber gasket reinforced concrete pipe and shall be relocated, if necessary, to District approved locations. Facilities assumed to be affected by this development include Lateral "We" and Drain 8a. Further, hydraulic calculations to determine pipe size will be required for any design changes or relocations that are proposed on District facilities. In accordance with District standards, construction on District facilities is not allowed between February 15th and October 15th of any given year. As such, plans for pipeline improvements need to be received no later than mid-July (3 months before the end of water season), so that all construction work can be completed during the provided window period.

3. All improvements to the District facilities shall comply with the District's current standards, drawings, and policies. The developer shall enter into the necessary agreements, permits, etc., required by the District for construction of District facilities.

4. District facilities within the development, or impacted by the development, which provide storm water drainage or irrigation spill functions, shall not be abandoned, ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
31 relocated, or replaced, unless alternate provisions are made to handle such drainage in accordance with District approval.

5. The property owner and/or developer shall execute Irrigation Service Abandonment Agreements and provide for the removal of irrigation and drainage facilities and structures on property no longer requiring irrigation service. The method of abandonment and extent of such removal shall be determined by District.

6. Irrigation service is currently provided to adjacent lands south of the proposed development. Developer shall coordinate with the District to ensure service is properly maintained to those adjacent parcels.

7. Easements for all District facilities shall be dedicated on current District forms.

Additional easements shall be dedicated for access to all manholes and control structures. All District easements shall be shown on the final map together with the District's standard acknowledgment. Easements for pipelines shall be a minimum of 30 ft. in width. A title report shall be provided to District for its use in preparation of all required documents and to ascertain if the District has a fee interest in the proposed development.

8. Improvement plans for both off-site and on-site improvements shall be submitted for review and approval by the District's Board of Directors. Prior to plan submittal, the developer shall submit a retainer for plan check and inspections required for the project in accordance with the current established fee schedule.

9. Upon completion of the project, the developer shall provide one complete set of "Record Drawings" to the District for its future use.

10.The following statement shall be affixed or otherwise included within the approved development plans: 11SSJID has adopted time limits limiting the period of its approval should the landowner/developer fail to substantially complete his development project in a timely manner and as per approved development plans. a. These time limits adopted by SSJID are in most cases equal to those utilized by the governmental agency or institution responsible for development approvals. Should the time limit be exceeded, SSJID reserves the right to then apply any of its current development standards and requirements.
b. District reserves the right to apply additional conditions if development does not occur within one (1) year of the Planning Commission's approval.

San Joaquin Valley Air Pollution Control District

1. This project shall comply with all applicable requirements from the San Joaquin Valley Air Pollution Control District.

San Joaquin County Environmental Health Department

1. Open, pump, and backfill both the septic tanks located at under permit and inspection by the Environmental Health Department (San Joaquin County Development Title, Section 9~ 1110.3 & 9~1110.4).
a. Note: During site survey, two septic tanks were observed at the site. One septic tank is located west of the smaller house. The other septic tank is located northeast of the bigger house.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
32 2. Destroy the domestic well under permit and inspection by the Environmental Health Department as required by San Joaquin County Development Title, Section 9-1115.5(e).

3. Destroy the agricultural well under permit and inspection by the Environmental Health Department as required by San Joaquin County Development Title, Section 9-1115.5(e).

4. Destroy the monitoring wells permit number (SR0029946) under permit and inspection by the Environmental Health Department as required by San Joaquin County Development Title, Section 9-1115.5(e).

5. Any geotechnical drilling shall be conducted under permit and inspection by The Environmental Health Department (San Joaquin County Development Title, Section 9- 1115.3 and 9-1115.6).

Manteca Unified School District

1. Developer shall contact Manteca Unified School District Facilities Planning regarding school fees and requirements and shall provide proof of payment or waiver of such fees to the Development Services Department.

San Joaquin County Multi-Species Habitat Conservation & Open Space Plan (SJMSCP)

1. This Project is subject to the SJMSCP and is required to comply with the SJMSCP permitting process.

ATTACHMENT 12
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
33 ACKNLOWLEDGEMENT OF TERMS AND CONDITIONS

MUST BE CERTIFIED BY A NOTARY PUBLIC
The City reserves the right to withhold the finalization of the structure(s) and/or terminate City utilities (i.e., shut off water and sewer) until all conditions of the City-approved site plan have been completed. Please contact the Development Services Department if you are unable to complete the site plan improvements prior to occupancy of the project.

The fees associated with this project are payable at the time of building permit issuance.

For information on fees associated with the project, please contact the Building Safety Division at 209-456-8550.

I, as the site plan applicant, or authorized agent for the site plan applicant, have read and understand the conditions of approval and requirements for this development project. I, further, understand that this site plan runs with the ownership of the land and any transfer of ownership must include all uncompleted site plan requirements. I hereby acknowledge all conditions and requirements of the site plan approval.

Date Authorized Signature
Date Authorized Signature
ATTACHMENT 12