Cities Index.
Attachment 14 - Exhibit A to Ordinance - Development Agreement

Manteca City Council
June 7, 2022

Document
Attachment 14 - Exhibit A to Ordinance - Development Agreement
Meeting
June 7, 2022
Body
Manteca City Council
Pages
3
Original file
89.3 MB
Text extracted from the city's file for reading and search. Open the original on manteca-ca.legistar1.com. That file is the official record.

1 RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:

CITY OF MANTECA
1001 WEST CENTER STREET
MANTECA, CALIFORNIA 95337
ATTN: CITY MANAGER
APN(s): 241-32-018
__________________________________________________________________________ [Space Above For Recorder’s Use Only]
Recording Fee: Exempt pursuant to California
Government Code Section 27383

DEVELOPMENT AGREEMENT

BY AND BETWEEN THE CITY OF MANTECA AND THE

DEVELOPMENT KNOWN AS

LUMINA AT MACHADO RANCH

PREAMBLE
THIS DEVELOPMENT AGREEMENT (this "Agreement") is entered into this ______ day of __________________, 2022, by and between the CITY OF MANTECA, a municipal corporation organized and existing under the laws of the State of California ("City"), and SIGNATURE HOMES, the developer, and JOANNE M. KIMBROUGH SEPARATE PROPERTY TRUST, the property owner (herein collectively referred to as "Developer"), pursuant to the authority of Section 65864 et seq. of the California Government Code.

Developer and City are, from time to time, hereinafter referred to individually as a "party" and collectively as the "parties."

RECITALS
A. To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic costs of development, the Legislature of the State of California adopted Section 65864 et. seq. of the Government Code (the "Development Agreement Statute"), which authorizes the City to enter into a development agreement with any person or entity having a legal or equitable interest in real property providing for the development of such property and establishing certain development rights therein.

B. Pursuant to the Development Agreement Statue, the City adopted rules and regulations establishing procedures and requirements for consideration of development agreements. This Agreement has been processed, considered, approved, and executed in accordance with those City laws.

Exhibit "A"
ATTACHMENT 14
2 C. The subject of this Agreement is the development of those certain parcels of land consisting of approximately 161.19 acres as diagramed in Exhibit A (Tentative Subdivision Map) and more particularly described in Exhibit B (the "Legal Description") to be developed in phases as diagramed in Exhibit C (Phasing Map).

D. It is the intent of Developer to subdivide approximately 161.19 acres into 100.46 acres of Low-Density Residential with 827 single family lots and 12.15 acres of Parks with all related on-site and off-site infrastructure improvements and services (collectively, the "Project"), as more particularly described in this Agreement and its exhibits including, without limitation, the Tentative Subdivision Map and Conditions of Approval attached hereto as Exhibit D. Any reference in this Agreement to the Project or the development of the Project shall also mean and include the Project Site and its development.

E. Developer has applied for, and City has approved, various land use approvals, entitlements, and allocations relating to the development of the Project. These actions are collectively referred to in this Agreement as the "Approvals," and include the following:
(1) CEQA Compliance. The Project and its Approvals, Subsequent Approvals, and this Agreement have been properly reviewed and assessed by the City pursuant to the California Environment Quality Act, California Public Resources Code Section 21000 et. seq., the CEQA Guidelines, 14 California Administrative Code Section 15000 et. seq., and local regulations promulgated thereunder (collectively referred to as "CEQA"). Based on the initial study, the Environmental Impact Report (“EIR”), the comments received thereon, and the record before the City Council, the City Council hereby finds that the EIR prepared for the Project represents the independent judgment of the City and the mitigation measuresidentified in the EIR, along with the statement of overriding considerations, adequately address any environmental impacts identified for the Project. The documents and other material which constitute the record upon which this decision is based are located in the Development Services Department and will remain in the custody of the Development Services Director. (2) General Plan. The Project is consistent with the City's General Plan for this property. There is no Specific Plan applicable to this Project. (3) Zoning. The Project is consistent with the City's Zoning Code for this property. (4) Tentative Map. The Tentative Map was prepared in compliance with Section 66473.7 of the Government Code. The Project at build-out shall include a maximum of 827 new single-family homes on low-density residential property and such other facilities and amenities to the extent shown on the First Tentative Map. The homes shall be constructed consistent with conditions as included in Exhibit D.

F. Developer will benefit City by providing cash income to offset development impacts, based on the 2022 Fee Schedule.

ATTACHMENT 14
3 G. In addition to paying Fees listed in item E, Developer will also benefit City by constructing the following improvements:
(1) Installation of a traffic signal at Woodward Avenue and Airport Drive.

Installation shall be complete with Phase 1 of the project, in accordance with the City’s Partial and Final Acceptance policies.
(2) Installation of a traffic signal at Airport Drive and Atherton Way. Installation shall be complete with the Phase 2 of the project, in accordance with the City’s Partial and Final Acceptance Policies.

H. The Project will also benefit City due to the following negotiated agreements:
(1) Manteca Unified School District Community Facilities District Agreement ensuring school facilities will be available to meet the needs of students in the area.
(2) Lathrop Manteca Fire District Detachment Agreement.

I. Certain Approvals (for example, the Tentative Map) were granted by the City subject to specific "Conditions of Approval," which, for the purposes of this Agreement shall also be considered included in any reference in this Agreement to the Approvals.

J. On______________, the Planning Commission, following a duly noticed and conducted public hearing, recommended that the City Council approve this Agreement. On ___________, the City Council, following a duly noticed and conducted public hearing, introduced City Ordinance No._____, relating to the approval of this Agreement.

On______________, the City Council adopted Ordinance No. ____, thereby approving this Agreement and authorizing the Mayor to execute the same on behalf of the City. Ordinance No. ____ is attached to this Agreement as Exhibit E.

K. Development of the Project in accordance with the Approvals, Subsequent Approvals and this Agreement will provide for orderly growth consistent with the goals, policies and other provisions of the City's General Plan.

L. For the reasons recited herein, City and Developer have determined that the Project is the type of development for which this Agreement is appropriate. This Agreement will: eliminate uncertainty in planning and provide for the orderly development of the Project; provide a balanced stock of housing for a range of City's residents; and otherwise achieve the goals and purposes for which the Development Agreement Statute was enacted.

NOW, THEREFORE, in consideration of the promises, covenants, and provisions set forth herein, the parties agree as follows:

ATTACHMENT 14
4 AGREEMENT
ARTICLE 1. GENERAL PROVISIONS.

Section 1.01. Incorporation. The Preamble, the Recitals, all defined terms set forth in both, the development plan, the City’s approval of the Project, and any and all applicable regulations establishing procedures and requirements for considering development agreements are hereby incorporated into this Agreement as if set forth herein in full.

Section 1.02. Covenants. Subject to Section 7.14 herein, the provisions of this Agreement shall constitute covenants or servitudes which shall run with the land comprising the Project Site and the burdens and benefits hereof shall bind and inure to the benefit of all Successor Interests.

Section 1.03. Agreement Costs. City has incurred and will incur fees, costs, and other charges relating to the drafting, negotiation, and final documentation of the Agreement ("Agreement Costs"). Developer has paid City's application fee.

Section 1.04 Effective Date. This Agreement shall become effective upon the effective date of Ordinance No. ____ approving this Agreement or the date upon which this Agreement is executed by Developer and by City, whichever is later ("Effective Date"). Developer shall sign and execute this Agreement prior to City. Said Developer’s signature and execution shall take place no later than five (5) business days from the final reading of Ordinance No. ____. On the condition that this Agreement has been so signed and executed by Developer, City shall execute this Agreement after said final reading of Ordinance No. ____.

Section 1.05. Term. The "Term" of this Agreement shall commence upon the Effective Date and shall continue for a period of ten (10) years. Upon mutual consent of the parties confirmed in writing, this Agreement may be extended for one five (5) year period. Upon expiration of the Term or extension thereof, this Agreement shall terminate and be of no further force or effect; provided, however, such termination shall not affect any claim of any Party hereto, arising out of the provisions of this Agreement, prior to the effective date of such termination, or affect any right or duty arising from entitlements or approvals, including Project Approvals.

ARTICLE 2. DEFINITIONS.

Unless the context requires a different meaning, any term or phrase used in this Agreement, which has its first letter capitalized, shall have that meaning given to it by this Agreement; certain such terms and phrases are referenced below, others are defined where they appear in the text of this Agreement or its Exhibits.
"Acreage" shall mean total acres being developed with each final map of this project, inclusive of roads, parks, open space, public and private spaces; but exclusive of remainders or large lots which are not meant for development with the current final map. "Administrative Modification" shall have that meaning set forth in Section 5.02 of this ATTACHMENT 14
5 Agreement.
"Agreement" shall mean this Development Agreement and all of its Exhibits. "Agreement Costs" shall have that meaning set forth in Section 1.03 of this Agreement. "Alleged Default" shall have that meaning set forth in Section 6.01 of this Agreement. "Annual Review" shall have that meaning set forth in Section 6.02 of this Agreement. "Applicable Law" shall have that meaning set forth in Section 4.02 of this Agreement. "Application" shall mean an application-pursuant to City's forms, requirements and procedures in place when an Application is submitted to City for a Subsequent Approval, and shall also mean and include all applicable Processing Fees. "Approvals" shall have that meaning set forth in Recital paragraph D of this Agreement "CEQA" shall have that meaning set forth in Recital paragraph D(l) of this Agreement. "CEQA Guidelines" shall mean the regulations set forth in Section 15000, et. seq., of Title 14, Chapter 3 of the California Code of Regulations.
"Challenge" shall have that meaning set forth in Section 6.04 of this Agreement. "Changes in the Law" shall have that meaning set forth in Section 4.03(c) of this Agreement.
"City'' shall mean the City of Manteca and shall include its City Council, Planning Commission, agencies, departments, employees, consultants, officers, officials, agents, consultants, and volunteers.
"City Council" shall mean the City Council of the City of Manteca, or its designee. "City Law" shall mean all City laws, ordinances, resolutions, rules, regulations, policies, motions, directives, mitigation measures, conditions, standards, specifications, dedications, fees, taxes, assessments, liens, other exactions and impositions, or any other action, whether enacted or adopted by City, or its electorate through the initiative or referendum process. "City Manager" shall mean the City Manager of the City of Manteca or his or her designee. "City General Plan" or "General Plan" shall mean the General Plan of the City of Manteca in effect at the time of the Effective Date of this Agreement. "Community Growth Management Program" shall have that meaning set forth in Section

4.02(g) of this Agreement.

ATTACHMENT 14
6 "Conditions of Approval" shall have that meaning set forth in Recital paragraph D(8) of this Agreement.
"Curing Party" shall have that meaning set forth in Section 6.01 of this Agreement. "Cure Period" shall have that meaning set forth in Section 6.01 of this Agreement. "Default" shall have that meaning set forth in Section 6.01 of this Agreement. "Default Notice" shall have that meaning set forth in Section 6.01 of this Agreement. "Developer" shall have that meaning set forth in the preamble, and shall further mean and include Developer's Successors in Interests.
"Development Agreement Statute" shall mean Government Code Section 65864 through 65869.5.
"Due Process Exemption" shall have that meaning set forth in Section 5.01(a) of this Agreement.
"Effective Date" shall have that meaning set forth in Section 1.04 of this Agreement. "Growth Cap" shall have that meaning set forth in the City's Revised Growth Management Program."
"Impact Fees" shall have that meaning set forth in Section 4.02(f) of this Agreement. "Laws" or "Law" shall mean and include all applicable Federal, State (California), regional, district, or other public agency adopted constitutions, statutes, regulations, and controlling case law.
"Legal Action" shall mean and include (i) any administrative action or proceeding or appeal thereof, (ii) any action or proceeding in law or equity, or appeal thereof, or (iii) any other action or proceeding to enforce a Legal Right not encompassed by the preceding (i) or (ii). "Legal Rights" shall mean and include (i) all Rights given under this Agreement, (ii) all administrative rights and remedies, (iii) all rights to exhaust administrative remedies and to protest regarding any legislative or adjudicatory act, and (iv) all rights to a Legal Action and all other rights and remedies in law and equity, including, without limitation, action to cure, correct, or remedy any default, enforce any covenant or agreement herein, enjoin any threatened or attempted violation thereof, to recover damages for any default; enforce by specific performance the obligations and rights of the parties hereto, or to obtain any remedies consistent with the purpose of this Agreement.
"New City Law" shall mean any City Law which becomes operative or effective after the Effective Date.

ATTACHMENT 14
7 "Notice" shall have that meaning set forth in Article 8 of this Agreement. "Notice of Compliance" shall have that meaning set forth in Section 9.02 of this Agreement.
"Notice of Intent to Terminate" shall have that meaning set forth in Section 6.01 of this Agreement.
"Notice of Non-Compliance" shall have that meaning set forth in Section 9.02 of this Agreement.
"Noticing Party" shall have that meaning set forth in Section 6.01 of this Agreement. "Notice of Termination" shall have that meaning set forth in Section 6.01 of this Agreement.
"Oversizing" shall have that meaning set forth in Section 4.02(h) of this Agreement. "Phase 3 expansion of the Wastewater Quality Control Facility" shall mean that project that consists of Schedules A-D, increasing the plant's capacity from 6.95 MGD (million gallons per day) to 9.87 MGD, an increase of 2.92 MGD.
"Phase 4 expansion of the Wastewater Quality Control Facility" shall mean that project that expands the City's treatment plant beyond 9.87 million gallons per day (MGD) of treated wastewater.
"Planning Commission" shall mean the Planning Commission of the City of Manteca. "Processing Fees" shall have that meaning set forth in Section 4.02(e) of this Agreement. "Project" shall have that meaning set forth in Recital paragraph D of this Agreement, including any real property intending to be developed that is not yet incorporated within the territorial boundaries of the City of Manteca.
"Project Allocation" shall have that meaning set forth in Section 4.02(g) of this Agreement. "Project Allocation Application Fee" shall have that meaning set forth in Resolution No.

R2004-51, adopted by the City on February 2, 2004.
"Project Approvals" shall mean the Approvals, this Agreement and the Subsequent Approvals.
"Project Build-Out" shall mean the date on which a final inspection is completed for the last Project improvement, residential home or other structure to be constructed pursuant to the Approvals, Subsequent Approvals and this Agreement.

ATTACHMENT 14
8 "Project Site" shall have that meaning set forth in Recital paragraph C of this Agreement. "Revised Community Growth Management Program" shall have that meaning set forth in Section 4.02(g) of this Agreement.
"Right" or "Rights" shall mean a party's rights, duties, responsibilities and obligations under the terms and conditions of this Agreement.
"Subdivision Agreement" shall mean an agreement between City and Developer regarding on­ and off-site improvements relating to the Project, entered into pursuant to the Subdivision Map Act and City Law.
"Subdivision Map Act" shall mean that legislation commonly known by the same name, currently set forth in Government Code sections 66410 through 66499.58. "Subsequent Approvals" shall mean those approvals as defined in Recitals E of this Agreement.
"Subsequent Map" shall mean a subdivision map approved by City pursuant to the Subdivision Map Act and City Law, which approval occurs after City's approval of the Tentative Map.
"Successors in Interests" shall mean all success or estates and interests in the Project and the Project Site, as well as all successors in interest, heirs, assignees, and transferees of the parties.
"Tender" shall have that meaning set forth in Section 6.04 of this Agreement. "Tentative Map" shall mean any Tentative Map approved for this Project. "Term" shall have that meaning set forth in Section 1.05 of this Agreement. "Third Party" shall have that meaning set forth in Section 6.04 of this Agreement. "Transfer" shall have that meaning set forth in Section 9.01 of this Agreement. "Transferee" shall have that meaning set forth in Section 9.01 of this Agreement. "Transferred Property" shall have that meaning set forth in Section 9.01 of this Agreement.
"Void" shall refer only to this Agreement and shall mean that situation where, under the terms of this Agreement or by Legal Action or Challenge, this Agreement becomes null, void, terminated, and/or of no further force or effect.

ATTACHMENT 14
9 "Waiver" shall have that meaning set forth in Section 3.01 of this Agreement. "Zoning Regulations" shall mean the official zoning regulations of the City in effect as of the Effective Date of this Agreement.

ARTICLE 3. OBLIGATIONS OF DEVELOPER AND CITY.

Section 3.01. Obligation of Developer.
(a) Approval and execution of this Agreement by City is in consideration of, among other things, the following:
(1) Developer's acceptance of, and consent and agreement to comply with, this Agreement, the Approvals that are consistent with this Agreement, and the Subsequent Approvals; and
(2) Developer's express and implied Waiver of any Right, Legal Right, or any other right it might have to bring a Legal Action relating to this process or the terms, conditions, approvals or other entitlements or actions regarding this Agreement, or the Approvals (Developer's acceptance, consent and agreement to the provisions of this Section 3.01 are collectively referred to in this Agreement as the "Waiver"). The Waiver shall not limit Developer's ability to bring a Legal Action pursuant to Section 6.01 of this Agreement regarding a City Default.

Section 3.02. Obligation of City. In consideration of Developer entering into this Agreement, the City agrees that it will comply with this Agreement, the Approvals that are consistent with the Agreement, and the Subsequent Approvals that are consistent with the Agreement (once approved).

ARTICLE 4. DEVELOPMENT OF PROJECT AND PROJECT SITE.

Section 4.01. Vested Right to Develop. Developer shall have the vested right to develop the Project pursuant to the Applicable Law. Any Subsequent Approval shall be incorporated into this Agreement and vested hereby. Developer's vested right to develop the Project is subject to the limitation noted in Section 4.02(g)(2). In no event shall the total number of new Project Allocations granted under this agreement in any one year exceed the schedule provided for in Section 4.02(g). Any Subsequent Approval issued after the Effective Date shall be incorporated into this Agreement and vested hereby. Developer may not file a Vesting Tentative Subdivision Map covering any portion of the Project Site during the Term of this Agreement.

Section 4.02. Applicable Law.
(a) Generally.
(1) Agreement Controls. The parties hereby agree that, for the term of this ATTACHMENT 14
10 Agreement, the rules, regulations, and official policies governing permitted uses, governing density, and governing design, improvement, and specifications applicable to development of the Project, shall be those rules, regulations, and official policies in force at the time of the Effective Date, including, without limitation, the Approvals, the City Laws (including without limitation subdivision (b) through (i) of this Section 4.02), and the Subsequent Approvals (collectively the "Applicable Law"). To the extent any changes in Applicable Law are in conflict with Developer's vested rights secured by this Agreement or the Developer's tentative map, the vested rights shall prevail.
(2) Future Applications. Developer may elect at its sole discretion to make application for other land use approvals, actions, agreement, permits, or other entitlements necessary or desirable to the development of the Project ("Subsequent Approvals"), including without limitation, site plan approvals, use and grading permits, Subsequent Maps, lot line adjustments, sewer and water connections, design review, building permits, and certificates of occupancy. All conditions of approval applicable to such Subsequent Approvals shall also be considered included in any reference in this Agreement to the Subsequent Approvals.
(b) California Codes.
(1) Notwithstanding subdivision (1) of the Section 4.02 (a), development of the Project shall be subject to changes occurring from time to time in the provisions of the City's building, mechanical, plumbing, fire, and electrical regulations which are based on the recommendations of multi-state professional organizations and become applicable through the City, including, but not limited to, the California Building Code and other similar or related California codes (the "California Codes"), provided that such California Codes apply to the Project, and only to the extent the applicable code (and the applicable version or revision of the code) has been adopted by City and is in effect on a Citywide basis.
(2) Such California Codes shall be interpreted and applied to construction of the Project in a reasonable manner consistent with the provisions and limitations in the particular code provision(s) adopted by City.
(3) Unless otherwise provided by the development agreement, rules, regulations, and official policies governing permitted uses of the land, governing density, and governing design, improvement, and construction standards, and specifications, applicable to development of the property subject to a development agreement, shall be those rules, regulations, and official policies in force at the time of execution of the agreement. A development agreement shall not prevent the City, in subsequent actions applicable to the property, from applying new rules, regulations, and policies which do not conflict with ATTACHMENT 14
11 those rules, regulations, and policies applicable to the property as set forth herein, nor shall a development agreement prevent the City from denying or conditionally approving any subsequent development project application on the basis of these existing or new rules, regulations, and policies. (C) More Applicable Law.
(1) The Applicable Law is further described below in subdivisions (2) through (17) of this Section 4.02.
(2) Environmental Mitigation. In connection with City's approval of any Subsequent Approval or issuance of any other permit or approval that is subject to CEQA, and to the extent permitted or required by CEQA, City shall commence and process any and all preliminary reviews, initial studies, and other assessments pursuant to CEQA, and City shall first consider using and adopting any existing environmental impact report(s) certified for the Project, addenda thereto and other existing environmental reports and studies as adequately addressing the environmental impacts of such matter or matters before requiring new or supplemental review or documentation.
(3) No Conflicting Enactments. This Agreement shall not preclude City or the voters in City, by subsequent action, from enacting or imposing any New City Law, provided that any New City Law shall not apply to the Project to the extent it conflicts with this Agreement and the Applicable Law it describes, unless such New City Law represents an exercise of the City's reservation of powers pursuant to Section 4.06. Without limiting the generality of the foregoing, or any other provision of this Agreement, a New City Law shall be deemed to conflict with this Agreement and the Applicable Law to the extent it does any of the following: (i) prevents all or a portion of the Project from being developed or used in accordance with the terms and provisions of the Project Approvals, (ii) limits or reduces the number of lots or overall square footage which may be developed on the Property, or the overall density or intensity of the Project, or any part thereof, from that set forth in the Project Approvals, (iii) imposes any fees, exactions, conditions, or other monetary exaction other than as allowed by Applicable Law and this Agreement, (iv) limits or controls the rate, timing, phasing, or sequencing of the approval of the development or construction of all or any portion of the Project, whether by moratorium, growth restriction, or a mechanism which is tied to the availability of public services or facilities (e.g. a specified traffic level of service or water or sewer availability), except as specifically permitted by this Agreement, (v) changes any land use designation or permitted use vested by this Agreement, (vi) requires the issuance of additional permits or approvals by City other than those required by Applicable Law, or (vii) limits the processing for or the obtaining of the Subsequent Approvals.

ATTACHMENT 14
12 (4) Conditions of Approval. Developer shall be subject to those Conditions of Approval as set forth in Exhibit D to this Agreement, and are hereby incorporated by this reference as if set forth herein in full.

Developer may elect to use the Statewide Community Infrastructure Program (SCIP) to fund all or a portion of the subdivision improvements, on-site and off-site. City shall not unreasonably withhold its approval should Developer elect to utilize SCIP financing.

Developer shall be entitled to eliminate the future purple pipe improvements if said pipeline is eliminated by the City’s Master Plan. (5) Processing Fees. Developer shall pay those processing fees charged by City (for City's administrative and related costs incurred relating to the consideration of any Application for a Subsequent Approval requested by Developer) that are in existence at the time the Application is accepted as complete or deemed complete by controlling law ("Processing Fees"). (6) Impact Fees.
(a) Generally. All City fees relating to new development are collectively referred to in this agreement as "Impact Fees." Some Impact Fees are assessed on a square footage basis, while others require payment of a set amount (flat fee) regardless of square footage. In addition, the Tentative Map contains Conditions of Approval requiring the payment of certain Impact Fees. Developershall pay only those categories of Impact Fees that are in force and effect on the Effective Date as well as those Impact Fees set forth in the Conditions of Approval and the Mitigation Monitoring Program (collectively "Impact Fees") in the amount that is further described in Section

4.02(f)(2) below and as described in Exhibit F to this Agreement. Developer also agrees to pay the Regional Transportation Impact Fee at the rate and amount due at the time the fee is paid. Developer shall only be responsible to pay Impact Fees that are adopted and in effect on the Effective Date.

Developer, however, shall not be required to pay the same Impact Fee for the same Project home twice (for example, if the Impact Fee appears as a Condition of Approval as well as in this Agreement). A list of such fees presently in force and effect is set in Exhibit F to this Agreement. (b) Fees Payable Prior to Building Permit Issuance. Developer shall pay the Impact Fees at building permit issuance for each Project home and other structure unless another time is set forth in the resolution or ordinance establishing the categories of Impact Fees, Mitigation Monitoring Report Program, or the Conditions of Approval. Developer shall pay the amount of the particular category Impact Fee that is in force and effect at the time of such building permit issuance or at such other time the Impact Fee is ATTACHMENT 14
13 required to be paid as set forth in the resolution or ordinance establishing the Impact Fees, Mitigation Monitoring, and Reporting Program or the Conditions of Approval or as determined by a fair share analysis approved by the City.

Developer shall be entitled to Impact Fee Credits in accordance with the Public Facilities Implementation Plan policy in effect at the time building permits are issued. The parties agree that any and all Public Facility Implementation Plan fees paid to the City shall remain available to complete the improvements required by this Project.
(c) Development Agreement Fees.

In addition to the fees listed in Exhibit F, Developer shall pay $8,000 per home as Development Agreement Fees. This fee shall be allocated in the following way:

1. $2,500 per home for the Phase IV Sewer Expansion Fee a. The $2,500 fee will be the required fee until the formal Phase IV Sewer Expansion Fee is established by the City. If the established fee is less than $2,500, the Developer shall pay that lower amount. If the fee is more than $2,500, the
Developer shall be required to pay the $2,500 plus the
difference between the established fee and $2,500.

2. $2,500 per unit for an Infrastructure Supplemental Fee a. This fee will be collected at this rate for every home subject to this Development Agreement.

3. $598.54 per home for additional CNG waste management vehicles needed to service the new development.

4. The remaining $2,401.46 will be allocated by the City Council at its discretion.
(7) Parks. Developer shall pay City’s cost to form or annex into a community facilities district or other approved financing mechanism approved by the Parks and Recreation Department to maintain all landscaping, landscape irrigation, park areas including the storm drain basin, sound walls, street lights and associated decorative improvements within the public right-ofway. (a) Developer acknowledges 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 northern portion of the park improvements, as noted on the approved Tentative Map phasing plans, 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 ATTACHMENT 14
14 tentative map; prior to the two hundred and seventh (207th) residential unit.

The southern portion of the park improvements, as noted on the approved Tentative Map phasing plans, 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 remaining lots as shown in Phase 3 and Phase 4 of the project; prior to the four hundred and ninety-ninth (499th) residential unit.
(b) Developer acknowledges City of Manteca Resolution No. R2016-235, which approved the City’s Park Acquisition & Improvement Fee Update. The Park Acquisition & Improvement Fee Update requires that the Developer pay the applicable adopted park fees.
(8) Fee Adjustment. Notwithstanding anything to the contrary, the City shall adjust the fees noted in Section 4.02(f)(l) in January of each year during the Term of this Agreement. Such adjustment shall be based on the change of the Twenty City U.S. Average Engineering News Record Official Construction Cost Index, and Developer shall pay those fees in place at time payment is due. If such Construction Cost Index is discontinued, the Developer and the City shall agree upon a replacement construction cost index. The first year's adjustment shall reflect the annual change in the Engineering News Record Construction Cost Index from the Effective Date to January 1 of the following year. In each subsequent year, the adjustment shall reflect the change in the Construction Cost Index from January of the current year to January the following year, during the Term of this Agreement. In no event shall the fees be less than in any previous year. (9) Other Payments. Developer shall pay an additional sum of $474 per dwelling unit at the issuance of each building permit or at the time of final inspection if the Developer opts to use the Fee Deferral Program.
(10) Storm Discharge Fee. In order for the City to recover costs directly attributable to impacts caused by new development, namely new storm drain discharge requirements being placed on the City of Manteca by South San Joaquin Irrigation District, the storm drainage fee shall only be required if this project discharges storm water to a South San Joaquin Irrigation District facility, lateral, drain, or canal.
(11) San Joaquin County Capital Facilities Fee. Pursuant to the Tax Allocation Agreement with the San Joaquin County regarding the Lumina at Machado Ranch Annexation, Developer shall pay the County' s Capital Facilities Fee to County pursuant to County Ordinance No. 4252, adopted June 14, 2005.

Upon payment of this fee to the City, the City will remit the fee revenues to County on a quarterly basis.
(12) Other Fees. Developer shall be subject to and shall comply with ATTACHMENT 14
15 mitigation requirements (i.e. fees, etc.) imposed by regional, County, State, or Federal authority as if this Agreement were not in effect. The rights secured through this Agreement shall not better or worsen Developer's situation relative to such mitigation requirements.
(13) Growth Management.
(a) Project Allocations. Notwithstanding any provision to the contrary in the City's Revised Community Growth Management Program ("CGMP") as set forth in Article 18 of City's Municipal Code, and subject to the provisions set forth below, the Project is hereby granted and guaranteed 827 low-density residential sewer allocations unless otherwise provided for in this Agreement, at a minimum to the following schedule:
2022: 30 project allocations.
2023: 200 project allocations.
2024: 200 project allocations.
2025: 200 project allocations.
2026: 197 project allocations.
(b) The Parties agree that Section 18.04.010(I) of the CRGMP shall not apply to this Project as it relates to the Project Allocations. Those Project Allocations shall still be granted to this Project, and the parties further acknowledge that those Project Allocations shall still be subject to that year's

3.9% residential growth cap.
(c) Limitations. Further, said Project Allocations shall be subject to all of the following:
(i) No Project Allocation shall be used for residential dwelling units in the Project until such unit has been legally created pursuant to the Subdivision Map Act and applicable City Law.
(ii) No transferring of Project Allocations to property other than the Project Site shall be allowed.
(iii) The Project Allocations shall be granted in conformance with the City's Revised Community Growth Management Program, and Developer shall be subject to all Project Allocation Application Fees as provided for in that plan and in this Agreement. Developer shall not be required to pay a Point Rating Application Fee, nor submit a Point Rating Application as provided for in the City's Revised Growth Management Program. (iv) In the event Developer does not obtain a building permit for any Project Allocations within the time prescribed in the Revised Community Growth Management Program, any remaining Project Allocations for ATTACHMENT 14
16 which a building permit has not been obtained may be rolled over to a future year upon finding by the Development Services Director that an economic recession or processing delays related to entitlements, Improvement Plan approvals, and building permit issuance impacted the timely pulling of permits. Upon this finding, permits shall be rolled over to the term of the agreement. The effective date of the Project Allocation is the date the City provides Developer written Notice of Availability of the Project Allocations for the Project. In the event the City requires a temporary vehicular turnaround that would temporarily eliminate the use of any lots, the Project Allocation for those lots shall remain effective for a period of three (3) yearsfrom the date the City no longer requires the turnaround. In the event a building permit is not obtained for lot or lots within three (3) years of their availability, those Project Allocations shall be relinquished to the City.
(14) Overcapacity, Oversizing of Improvements, and Fee Credits. In addition to the requirements of the Approvals, Subsequent Approvals and this Agreement, City may require Developer to construct on-site and off-site improvements or amenities ("Improvement") in a manner which provides for reasonable oversizing or overcapacity ("Oversizing") so that the Improvement is able to serve property outside of the Project Site in addition to serving the Project. Any such Oversizing and any reimbursement, fee credit, or other arrangement shall be determined and implemented by City in accordance with the Subdivision Map Act and any City Law regarding the same, provided the City Law is interpreted and imposed in a manner consistent with the Subdivision Map Act and any other controlling law, or as otherwise determined by the City, which may include, without limitation, a formula for determining relative benefit.
(15) Water Conservation. The Project shall abide by all State and Local regulations regarding water conservation. All tentative subdivision maps shall comply with the requirements of Government Code Section 66473.7. (16) Precedence of Development Agreement over Project Approvals. In the event of any inconsistency between this Agreement and any Approvals and Subsequent Approvals, the provisions of this Agreement shall control. (17) Water Supply Assessment. The Parties have read and approved the Lumina at Machado Ranch Water Supply Assessment prepared by West Yost & Associates and hereby confirm that there is adequate water capacity for the allocations provided by herein.

Section 4.03. Cooperation/Implementation.
(a) Efforts of the Parties.

ATTACHMENT 14
17 (1) The parties agree to cooperate with each other pursuant to this Agreement. (b) Life of Approvals, Subsequent Approvals, and Other Entitlements. (1) Generally. Pursuant to California Government Code Section 66452.6(a), the term of the Approvals (including the Tentative Map) and Subsequent Approvals (collectively referred to in this Section only as "approval") shall automatically be extended for the longer of:
(A) The Term of this Agreement; or
(B) The term normally given the approval under controlling Law or City Law. (2) Lapse. Any approval which has gone beyond the term normally given under controlling Law or City Law shall lapse and become null and void and of no further force or effect at the same time that this Agreement lapses or otherwise becomes Void. (c) Changes in the Law. Pursuant to Government Code Section 65869.5, and notwithstanding any other provisions of this Agreement, this Agreement shall not preclude the application to the Project of any Law that is specifically mandated and required by changes in State or Federal Law ("Changes in the Law"). In the event the Changes in the Law prevent or preclude compliance with one or more provisions of this Agreement, the parties shall take the following actions:
(1) Notice and Copies. The Party which believes a Change in the Law has occurred shall provide the other Party hereto with a copy of such State or Federal Law or regulation and a statement of the nature of its conflict with the provisions of the Applicable Law and/or of this Agreement.
(2) Modification Conferences. Developer and the City staff shall, within ten (10) days, meet and confer in good faith and engage in a reasonable attempt to modify this Agreement, but only to the minimum extent necessary to comply with such Federal or State Law or regulation.
(3) Council Hearings. Thereafter, if the representatives of the Parties are unable to reach agreement on the effect of such Federal or State law or regulation and the change upon the Agreement, or if the required change which is agreed to by the Parties requires, in the judgment of the City Manager and the City Attorney, a hearing before and/or approval by the City Council, then the matter shall be scheduled for hearing before the City Council by the City Clerk at its next meeting. At least ten (10) days’ written notice of the time and place of such hearing shall be given by the City Clerk to the representative of Developer and the City Manager. The City Council, at such hearing, or at a continuation of such hearing, shall determine the exact modification, which is necessitated by such Federal or State law or regulation. Developer, and any other interested person, shall have the right to offer oral and written testimony at the hearing. The determination of the City Council shall be final and conclusive, except for judicial review thereof.

ATTACHMENT 14
18 (d) Processing. Developer shall provide City, in a timely manner, all documents, applications, plans and other information necessary or desirable for City to carry out its obligations hereunder and Developer shall cause Developer's planners, engineers, and all other agents, employees or consultants to submit, in a timely manner, all such materials and documents therefor. It is the express intent of Developer and City to cooperate and work together to implement any Applications for Subsequent Approval that are necessary or desirable in connection with the development of the Project. Upon submission of all required documents, applications, plans and other information necessary or desirable for City to carry out its obligations hereunder, City shall commence and diligently complete all steps necessary to act on the Subsequent Approval application, including without limitation, the notice and holding of all required public hearings. City may deny an application for a Subsequent Approval only if, (i) such application does not comply with Applicable Law or the terms of this Agreement, or (ii) City is unable to make the findings required for such Subsequent Approval required by State Law. City may approve an application subject to any conditions necessary to bring the Subsequent Approvals into compliance with Applicable Law or allow the City to make the finding required by State law, provided such conditions comply with Section 4.02(d) of this Agreement. If City denies such Subsequent Approval, City shall specify in making such denial the modifications required to be made to obtain approval of such application. Any such modifications must be consistent with Applicable Law and this Agreement. City shall approve such Subsequent Approval application if resubmitted with the specified modifications.
(e) Other Governmental Permits. Developer shall apply in a timely manner for such other permits, approvals, grants, agreements and other entitlements (“entitlements”) as may be required by other agencies having jurisdiction over, or in connection with the development of, or provisions of services to, the Project. City shall cooperate with Developer relative to such entitlements.
(f) Phased Maps. City acknowledges that Developer may, at its sole discretion, file phased final maps as permitted by California Government Code Section 66456.1 and City concurs in the filing of such multiple final maps. All improvements, which the City determines necessary to serve a phased final map, shall be constructed (or appropriate security shall be provided to ensure construction as provided in the Subdivision Map Act) prior to approval of that map, unless the conditions of the Tentative Map contain a specific alternative deadline by which an improvement must be constructed.

Section 4.04. Mandated Contents; General Permitted Uses. Throughout the duration of this Agreement, the permitted uses, density and intensity of uses, maximum height and size of the proposed homes, buildings and other structures, and the provisions for reservation or dedication of land and other terms and conditions of development applicable to the Project shall be those set forth in this Agreement and the Applicable Law it describes, including without limitation, the General Plan, Specific Plan, Zoning Regulations, Tentative Map, and Conditions of Approval.

Section 4.05. Timing of Project Construction. Developer shall make reports of the progress of construction in such detail and at such time as the City Manager reasonably ATTACHMENT 14
19 requests.

Section 4.06. Reservation of Powers. The City expressly reserves the right to apply to the Project any New City law (i) which is found by the City to be necessary to protect the residents of the Project or the residents of the City from a condition that is based on genuine health or safety concerns generally applicable to all properties in the City; or (ii) which arises out of a documented emergency situation, as declared by the President of the United States, Governor of California, or the Mayor or City Council of the City.

Notwithstanding Government Code 65866, new City Laws that seek to (i) control the rate of development or construction in the City in a manner inconsistent with parties' Rights under this Agreement, (ii) alter the City Laws regarding sewer, water, storm drainage or other City services and facilities in a manner inconsistent with the parties' Rights under this Agreement, (iii) limit or reduce the number of lots or square footage which may be developed on the Project pursuant to this Agreement, (iv) impose any fees, exactions, or other monetary obligations other than as permitted by this Agreement, (v) change any land use designation or permitted use vested by this Agreement, (vi) limit the processing of applications for, or the obtaining of, Subsequent Approvals, or (vii) require the issuance of additional permits or approvals by City other than those required by Applicable Law for development of the Project shall not apply to the Project during the Term.

ARTICLE 5. MODIFICATION.

Section 5.01. Modification of Agreement. After the original approval of the Approvals and this Agreement, the Developer may seek an amendment, revision, or other modification ("modification") to such Approvals. The parties desire to retain a certain degree of flexibility with respect to the details of the development of the Project and with respect to those matters covered herein only in general terms. If and when City Manager and Developer mutually find that clarifications to this Agreement are appropriate to further the intended purposes hereof, and such (a) are not materially inconsistent with the Development Approvals, (b) the City Manager elects in the his or her sole and absolute discretion not to refer such clarifications to the Planning Commission or the City Council for approval, and (c) such clarifications do not otherwise affect the Term, permitted uses, provisions for reservation and dedication of land, requirements relating to Subsequent Approvals, or other subsequent discretionary actions or monetary contributions by Developer, they may effectuate such changes, adjustments, or clarifications without prior notice, public hearing, or modifications to this Agreement through one or more operating memoranda approved by the City Manager and any corporate officer of Developer, which, after execution, shall be attached hereto and become a part hereof; provided, however, that nothing herein shall authorize the delegation of authority to the City Manager that is contrary to state or federal legal requirements.
(A) If the modification is not consistent with this Agreement or the Approvals, as they existed on the Effective Date ("Inconsistent Modification"), the Applicable Law may be subject to modification or renegotiation by the City as a condition of the City's approval of the Inconsistent Modification.
(B) If the modification is consistent with this Agreement or the Approvals, as they existed on ATTACHMENT 14
20 the Effective Date ("Consistent Modification"), the Applicable Law shall not be subject to modification, unless mutually agreed to by the parties. (C) The City Manager shall decide whether a requested modification is an Inconsistent Modification or a Consistent Modification. Any such modification shall be subject to the processing requirements under the City’s Laws.

Section 5.02 Caveat. Notwithstanding anything to the contrary in this Section, a modification of this Agreement is not required if Developer pursues alternate entitlements and provides notice to the City that Developer is waiving its vested rights acquired under this Agreement with respect to the alternate entitlements.

Section 5.03 Execution. Any modification of this Agreement shall be in writing and shall require the signature of both the City and Developer.

ARTICLE 6. DEFAULT; PERIODIC REVIEW; DELAY; LEGAL CHALLENGE Section 6.01. Default. It is acknowledged that neither party would have entered into this Agreement unless it provided that monetary damages would not be an available remedy for breach of the Agreement unless the Agreement were breached in bad faith. It is further acknowledged that the City would not have entered into this Agreement if Developer had not acknowledged that a reasonable relationship exists between all exactions imposed by this Agreement and the Project Approvals and all considerations referenced in this Agreement and the impact of the Project upon the community.

Each of the parties hereto may pursue any remedy at law or equity available for the breach of any provisions of this Agreement, except that neither party shall be liable in damages to the other party, or to any Successor Interests, or to any other person. Each party covenants not to sue for damages or claim any damages, including consequential or incidental damages, for any breach of this Agreement or for any other cause of action arising from the Agreement, for taking, impairment, or restriction of any right or interest conveyed pursuant to this Agreement or otherwise, or arising out of or connected with any dispute or issue regarding the application or interpretation or effect of the provisions of this Agreement. The parties collectively referred to herein as “Developer” may be held jointly and severally liable for a breach of any provision of this Agreement. (a) Specific Performance. The parties acknowledge that money damages and remedies at law generally are inadequate and that specific performance is an appropriate remedy for the enforcement of this Agreement and should be available to all parties for the following reasons:
(1) Money damages are unavailable as provided in this Section 6.01. (2) Due to the size, nature, and scope of the Project, it will not be practical or possible to restore the Project Site to its preexisting condition once implementation of this Agreement has begun. After such implementation, Developer may be foreclosed from other ATTACHMENT 14
21 choices it may have had to utilize the Project Site and provide for other benefits. Developer has invested significant time and resources and performed extensive planning and processing of the Project in agreeing to the terms of this Agreement, and will be investing even more significant time and resources in implementing the Project in reliance upon the terms of this Agreement. It will not be possible to determine the sum of money that would adequately compensate Developer for such efforts. By the same token, the City will have invested substantial time and resources and will have permitted irremediable changes to the land and increased demands on the surrounding infrastructure and will have committed , and will continue to commit to development in reliance upon the commitment to provide infrastructure and related improvements and other exactions to meet the needs of the Project and to mitigate its effect on the area and upon City and the public at large, all in reliance upon the terms of this Agreement, and it would not be possible to determine a sum of money which should adequately compensate City for such undertakings. For this reason, the City and Developer agree that if either party fails to carry out its obligations under this Agreement, the other party shall be entitled to, in addition to such other remedies as are available to it, the remedy of specific performance of this Agreement.
(b) Notice and Cure. The terms, provisions, and conditions of this Article 6 shall apply to any default or alleged default by either party. While this Agreement is in effect, compliance by Developer with the terms of this Agreement is hereby made a condition to the First Tentative Map and any Subsequent Map. Failure or unreasonable delay by either party to perform any term, provision, or condition of this Agreement ("Alleged Default") for a period of thirty (30) days ("Default Period" or "Cure Period") after written Notice thereof ("Default Notice") from the other party ("Noticing Party") to the party against whom the Alleged Default is made ("Curing Party") shall constitute a "Default" under this Agreement, subject to this Article 6 and to any extensions of time granted by mutual consent of the parties in writing. The Default Notice shall be given pursuant to Article 8 of this Agreement and shall specify the nature of the Alleged Default and, where appropriate, the manner ("Cure") and period of time in which said Alleged Default may be satisfactorily cured ("Cure Period"). If the nature of the Alleged Default is such that it cannot reasonably be Cured within such 30-day Default Period, the commencement of the Cure within the Default Period and the diligent prosecution to completion of the Cure (said period also considered to be the "Cure Period") shall be deemed a Cure within the Default Period. (c) Cure Period. During any Cure Period the Curing Party shall not be in Default of this Agreement for the purposes of termination, institution of a Legal Action or other action or proceeding. If the Alleged Default is Cured, then no Default by the Curing Party shall have taken place or exist and the Noticing Party shall take no further action. (d) Remedies. Subject to the foregoing provisions of this Section 6.01, after Default Notice and expiration of the 30-Day default Period without Cure, or without commencement of the Cure Period, or with commencement of the Cure but without diligent prosecution of the Cure, the Noticing Party may do the following:
(1) If the Noticing Party is the Developer, then after filing with and rejection by the City of the claim, Developer may institute a Legal Action regarding the Default against ATTACHMENT 14
22 City.
(2) If the Noticing Party is the City, it may institute a Legal Action regarding the Default against the Developer, and/or it may give a "Notice of Intent to Terminate" the Agreement pursuant to the Development Agreement Statute (e.g., Government Code Section 65868) and City Law. Said Notice of Intent to Terminate shall be given pursuant to Article 8 of this Agreement. Following said Notice of Intent to Terminate, the matter shall be scheduled for public hearing for consideration and review by the City Council in the manner set forth in the Development Agreement Statute and City Law. At that hearing, Developer shall be required to demonstrate good faith compliance with the terms and conditions of this Agreement and the Approvals and, if based on substantial evidence, the City, at its option, may give written “Notice of Termination” of the Agreement to the Developer. Said Notice of Termination shall be given pursuant to Article 8 of this Agreement; however, notwithstanding Article 8, said Notice of Termination shall be effective immediately upon the date of the Notice.
(e) Relation to Annual Review. Evidence of an Alleged Default by Developer may also arise in the course of the regularly scheduled Annual Review of this Agreement, as further described in Section 6.02 of this Agreement.
(f) No Waiver. Failure or delay by City or Developer in giving Default Notice pursuant to this Section shall not constitute a waiver by City or Developer of any Alleged Default or Default by Developer or City. Any failure or delay by City or Developer in asserting any of its Rights as to any Alleged Default or Default shall not operate as a waiver of any Alleged Default or Default or of any such Rights or deprive City or Developer of its Legal Rights or right to bring a Legal Action which City may deem necessary to protect, assert, or enforce any such Rights and Legal Rights. No waiver shall be effective or binding unless it is made in writing expressly identifying itself as a waiver of a Default under this Agreement.

Section 6.02. Periodic Review. The City may review the extent of good faith compliance by Developer with the terms of this Agreement at least every 12 months from the Effective Date ("Review"). The City Manager, in his or her sole discretion, may review such good faith compliance more often than once every 12 months. At the time of such Review (whether every 12 months or sooner) the Developer, or its Successor Interests, shall be required to demonstrate good faith compliance with the terms of this Agreement. Such Review shall be performed pursuant to Article 5 of the City's "Procedures and Requirements for Consideration of Development Agreements," provided, however, that the City Manager shall issue a Notice of Compliance or a Notice of Non-Compliance (pursuant to Section

9.02 of this Agreement), as appropriate, and may take all such other actions permitted by this Agreement that the City Manager's determination may give rise to (e.g., proceedings under Section 6.01 of this Agreement). Failure by City to conduct Review shall not be considered a waiver by City of any Alleged Default or Default of Developer, nor shall it be argued by Developer to be an Alleged Default or Default by City or Developer. The reasonable cost of each annual review conducted during the term of this Agreement shall be reimbursed to City by Developer, provided that City provides Developer with an itemization of such costs for ATTACHMENT 14
23 which reimbursement is sought. Such reimbursement shall include all direct and indirect expenses reasonably incurred in such reviews, or by fee established by the City for such reviews, or by fee established by the City for such Review.

Section 6.03 Failure to Conduct Periodic Review. The failure of City to conduct any such annual or regular periodic review shall not constitute, or be asserted by Developer or City as, a breach of this Agreement.

Section 6.04. Enforced Delay; Extension of Time Performance. In addition to other specific provisions of this Agreement, performance by either party hereunder shall not be deemed to be in Default where delays or failure to perform are due to war, insurrection, strikes, walkouts, riots, floods, earthquakes, fires, casualties, acts of God, governmental restrictions imposed or mandated by governmental entities other than City, judicial decisions, or similar basis for excused performance including economic recessions, which is not within the reasonable control of the party to be excused. A Challenge shall be deemed to create an excusable delay as to Developer. Upon the request of either party hereto (Notice of which shall be given in the means and manner set forth in Article 8 of this Agreement), an extension of time for such cause shall be granted in writing by the other party for the period of the of the enforced delay or longer as may be mutually agreed upon.

Section 6.05. Legal Action.
(a) Venue. All Legal Actions shall be initiated in the Superior Court of the County of San Joaquin, State of California.
(b) Applicable Law/Attorney's Fees. This Agreement shall be construed and enforced in accordance with the laws of the State of California. If a Legal Action by either party is brought relating to a Default under this Agreement or to enforce a provision of this Agreement, the prevailing party shall be entitled to reasonable attorneys' fees and court costs.

Attorneys' fees under this section shall include attorneys' fees on any appeal and, in addition, a party entitled to attorneys' fees shall be entitled to all other reasonable costs and expenses incurred in connection with such action. All such fees shall be deemed to have accrued on commencement of such action and shall be enforceable whether or not such action is prosecuted to a final judgment. In addition to the foregoing award of attorneys' fees to the prevailing party in any lawsuit shall be entitled to its attorneys' fees incurred in any post-judgment proceedings to collect or enforce the judgment. This provision is separate and several and shall survive the merger of this Agreement into any judgment on this Agreement.
(c) Indemnification.
(1) Generally. Developer hereby agrees to indemnify, defend, and hold harmless City from liability, damages, claims, suits, proceedings, losses, costs, or expenses of any kind, including court costs, attorneys' fees, and related costs (collectively referred to as "Claims"), arising from any personal injury, property damage or wrongful death claim caused by or resulting from or in any way attributable in whole or in part to the direct or ATTACHMENT 14
24 indirect operations of the Developer, or Developer's contractors, subcontractors, agents or employees, or any other person or entity for whom any of them is responsible, in connection with the development of the Project. The provisions of this Section apply to all Claims for damages suffered or alleged to have been suffered by reason of any actions, omissions, or operations referred to in this Section regardless of whether or not City prepared, supplied, reviewed or approved plans or specifications, or both, for the Project. Nothing in this Section shall be construed to mean that Developer shall indemnify, defend, or hold harmless City from Claims of personal injury, death, or property damage arising from, or alleged to arise from, the maintenance or repair by City of improvements that have been offered for dedication and accepted by the City for maintenance. This indemnification, defense and hold harmless requirement shall survive termination or expiration of this Agreement.

Developer's obligation to indemnify shall not extend to claims that arise from City's sole negligence.
(2) Indemnity - Third Party Challenge. In addition to Developer's responsibility for Claims, in the event of a Legal Action or other proceeding instituted by a party other than the parties to this Agreement or their Successor Interests, including without limitation another governmental entity or official ("Third Party") challenging the City's approval of any aspect of the Project or this Agreement, including but not limited to, the validity of any provision of this Agreement, the Approvals, the Subsequent Approvals the sufficiency of any and all of the past, present, or future environmental review and documentation of the Project pursuant to CEQA or any other action in which Developer is the defendant or is the real property in interest, whether named or not ("Challenge"), the parties shall cooperate in defending against the Challenge as provided in this Section. City shall tender the complete defense of the Challenge to Developer (the "Tender") and upon Developer's acceptance of the tender, the following shall apply:
(A) Developer shall indemnify and hold harmless City from any and all costs and fees, including without limitation attorneys' fees, court costs, costs of discovery, etc. and liabilities arising from the defense of the Challenge.
(B) Developer shall defend City. Developer shall control the defense of the Challenge; however, Developer shall coordinate said defense with City and shall seek and secure the City’s concurrence with any settlement proposal, which shall not be unreasonably withheld.
(C) Developer shall be responsible for the attorneys' fees and costs owing to the legal counsel that Developer chooses.
(d) Insurance. Prior to issuance of the first grading or building permit for Project, Developer shall obtain and, at all times during the during the remaining Term, at Developer's sole expense, maintain policies of general liability insurance covering any and all damages or claims for damages for injuries to persons (including death) or property in an amount not less than $5,000,000 per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit. Such policies shall be in form and substance satisfactory to the City, shall be issued by an insurer admitted to do business in the State of California and listed in ATTACHMENT 14
25 the most recent edition of Best's Insurance Guide with a minimum rating of B+ VII, shall name the City, its elected officials, officers, officials, employees, agents and volunteers as additional insureds, and shall contain provisions that prohibit cancellation or lapse without thirty (30) days' written notice first having been delivered to the City. The insurance provided shall be primary to any coverage available to the City, shall include a severability of interest clause, and shall include a contractual liability endorsement. The Developer shall maintain a certificate or certificates of insurance evidencing the coverage and provisions set forth in this paragraph on file with City during the term of this Agreement. If Developer provides insurance for the Project that meets or exceeds the requirements of this Section pursuant to a separate requirement of or agreement with the City, the Developer shall not be required by this Agreement to provide additional or duplicate insurance for the Project. (e) Statue of Limitation. Any and all claims by Developer arising out of or related to this Agreement shall be presented to the City Council by delivery to the City Clerk who shall place such claim on an agenda of a meeting of the City Council for consideration and decision. When required by this Article 6, notice and opportunity to cure shall be a condition precedent to the filing of a claim. Claims shall be presented not later than one hundred eighty (180) days after accrual of the cause of action. Causes of action (which are presented in the claim) which are based upon a City Default shall be deemed to accrue only after expiration of the Cure Period as provided in Article 6 of this Agreement. (f) Release. Developer, for itself and Successor Interests, hereby releases City from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, based solely upon the City having entered into this Agreement or the validity of the terms of this Agreement (collectively "released claims"), including, but not limited to, any released claims, based or asserted, pursuant to Article I, Section 19 of the California Constitution, the Fifth Amendment of the United States Constitution, or any other law or ordinance. Nothing in this Section shall be construed to release City from liability in the event of a breach of this Agreement. In the event of a breach of this Agreement, the parties' remedies shall be governed by the provisions of Section

6.01 of this Agreement.

ARTICLE 7. MISCELLANEOUS PROVISIONS.

Section 7.01. No Agency; Joint Venture or Partnership. It is specifically understood and agreed to by and between the parties that:
(a) The Project is a private development;
(b) City has no interest or responsibility for, or duty to, third parties concerning any improvements until such time, and only until such time, that City accepts the same pursuant to the provisions of the Agreement or in connection with the various Approvals or Subsequent Approvals;
(c) Developer shall have full power over and exclusive control of the Project herein described, subject only to the limitations and obligations of Developer under this Agreement, ATTACHMENT 14
26 the Approvals and the Subsequent Approvals; and
(d) City and Developer hereby renounce the existence of any form of agency relationship, joint venture or partnership between City and Developer and agree that nothing contained herein or in any document executed in connection herewith shall be construed as creating any such relationship between City and Developer.

Section 7.02. Severability. If any portion, part, section, subsection, subdivision, sentence, phrase, word, term, provision, covenant, or condition of this Agreement (collectively, "portion") or the application of any portion of this Agreement to a particular situation is held by a court of competent jurisdiction to be invalid, void, or unenforceable, such portion shall be considered severed from this Agreement and the remaining portions of this Agreement as to other situations, shall continue in full force and effect unless amended or modified by mutual consent of the parties. Notwithstanding the foregoing, the conditions imposed on the Tentative Map approval, and the prohibition on monetary damages are essential elements of this Agreement and City would not have entered into this Agreement but for such provisions. Therefore, in the event such provisions are determined to be invalid, void, or unenforceable, at City's option this entire Agreement shall be null and void and of no force and effect whatsoever as of the date such determination becomes final.

Section 7.03. Other Necessary Acts. Each party shall execute and deliver to the other all such other further instruments and documents as may be reasonably necessary to carry out this Agreement in order to provide and secure to the other party the full and complete enjoyment of its Rights.

Section 7.04. Construction. Each party has received independent legal advice from its attorneys with respect to the advisability of executing this Agreement and the meaning of the provisions hereof. This Agreement has been drafted through a joint effort of the parties and their counsel and therefore shall not be construed against either or the parties in its capacity as draftsperson, but in accordance with its fair meaning.

Section 7.05. Other Miscellaneous Terms. The singular includes the plural; the masculine gender includes the feminine; "shall" is mandatory; "may" is permissive. If there is more than one signer of this Agreement, the signer obligations are joint and several.

Section 7.06. Processing During Third Party Litigation. The filing of any third-party lawsuit(s) against City or Developer relating to this Agreement, the Project Approvals, any Subsequent Approvals or other development issues or approvals affecting the Project shall not delay or stop the development, processing or construction of the Project, approval of any future Subsequent Approvals or issuance of future ministerial permits, unless the third party obtains a court order preventing the activity.

Section 7.07. Record of Applicable Law. Prior to the Effective Date of this Agreement, City and Developer shall use reasonable efforts to identify two identical sets of the Applicable Law, one set for City and one set for Developer, so that if it becomes necessary in the future to refer to any of the Applicable Law, there will be a common set of the ATTACHMENT 14
27 Applicable Law available to both parties.

Section 7.08. Binding Effect. All of the terms, provisions, agreements, rights, powers, standards, covenants and conditions of this Agreement shall be binding upon and shall inure to the benefit of the City and Developer, and their respective heirs, successors (by merger, reorganization, consolidation or otherwise) assignees, successors, administrators, representatives, lessees, and all other persons acquiring the Project Site, or any portion thereof, or interest therein, whether by operation of law or in any manner whatsoever.

Whenever the term "Developer" is used herein, such term shall include any other lawfully approved successor in interest of Developer, with respect to all or any portion of the Project Site.

Section 7.09. Waiver. No waiver of any provision of this Agreement shall be effective unless in writing and signed by the party against whom enforcement of a waiver is sought.

No waiver of any right or remedy in respect to any occurrence or event shall be deemed a waiver of any right or remedy in respect to any other occurrence or event.

Section 7.10. No Third- Party Beneficiaries. The only parties to this Agreement are the City and Developer and their respective successors-in-interest. There are no third-party beneficiaries and this Agreement is not intended and shall not be construed to benefit or be enforceable by any other person whatsoever.

Section 7.11. Mortgagee Protection. The parties hereto agree that this Agreement shall not prevent or limit Developer, in any manner at Developer's sole discretion, from encumbering the Project Site or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security devise securing financing with respect to the Project Site. City acknowledges that the lender(s) providing such financing may require certain Agreement interpretations and modifications and agrees upon request, from time to time, to meet with Developer and representatives of such lender(s) to negotiate in good faith any such request for interpretation or modification. City will not unreasonably withhold its consent to any such requested interpretation or modification provided such interpretation or modification is consistent with the intent and purposes of this Agreement. Any mortgagee of a mortgage or a beneficiary of a deed of trust ("Mortgagee") of the Project Site shall be entitled to the following rights and privileges:
(a) Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish, or impair the lien of any mortgage or deed of trust on the Project Site made in good faith and for value.
(b) Any Mortgagee may give notice to City in writing that it holds a mortgage in the Project Site and may request copies of any notice of default given to Developer under the terms of this Agreement to be sent to that Mortgagee. Any such notice shall include the address to which the Mortgagee desires copies of notices to be mailed. If City timely receives a request from a Mortgagee requesting a copy of any notice of default given to Developer under the terms of this Agreement, City shall provide a copy of that notice to the Mortgagee within ten days of sending the notice of default to Developer. The Mortgagee ATTACHMENT 14
28 shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such party under this Agreement, and City shall accept such cure by or at the instance of the Mortgagee as if the same had been made by the Developer. (c) Any Mortgagee who comes into possession of the Project Site, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Project Site, or part thereof, subject to the terms of this Agreement; provided, however, in no event shall such Mortgagee be liable for any monetary obligations of Developer arising prior to acquisition of title to the Project Site by such Mortgagee, except that any such Mortgagee or its successors or assigns shall not be entitled to a building permit or occupancy certificate until all delinquent and current fees and other monetary obligations due under this Agreement for the Project Site, or portion thereof, acquired by such Mortgagee have been paid to City.

Section 7.12. Processing of Amendment or Modification. The Developer shall reimburse the City for its actual costs reasonably and necessarily incurred as a result of any amendment of modification to this Agreement initiated by the Developer or its Mortgagee, provided that the City shall use its best efforts to minimize such costs.

Section 7.13. Warranty. Developer warrants to the City that, as of the Effective Date of this Agreement, it owns the Project Site or has the right to acquire the Project Site.

Section 7.14. Covenants Run with the Land. All of the provisions, agreements, rights, powers, standards, terms, covenants and obligations contained in this Agreement shall be binding upon the parties and their respective heirs, successor (by merger, reorganization, consolidation or otherwise) and assigns, devisees, administrators, representatives, lessees, and all other persons acquiring the Project Site, or any portion, thereof, or any interest therein, whether by operation of law or in any manner whatsoever, and shall inure to the benefit of the parties and their respective heirs, successors and assigns. All of the provisions of this Agreement shall constitute covenants running with the land.

ARTICLE 8. NOTICES.

Section 8.01. Means and Manner.
(a) Generally. Any notice or communication required pursuant to this Agreement between City or Developer ("Notice") shall be in writing and be served upon the Party to whom addressed by personal service as required in judicial proceedings, or by deposit of the same in the custody of the United States Postal Service, postage prepaid to the addresses set forth in Section 8.02. A courtesy copy of such Notice may be made via email, but such transmission shall not replace the mail or personal delivery requirements of this Article.

Notice shall be deemed for all purposes, to have been given and received on the date of (i) personal services or (ii) three (3) consecutive calendar days following the deposit of the same in the United States mail as provided above.

Section 8.02. Addresses. Notices shall be given to the parties at their addresses set forth ATTACHMENT 14
29 below:

If to City, to:

City Manager
City of Manteca
1001 West Center Street
Manteca, CA 95337
Telephone: (209) 456-8017
If to Developer, to:

Signature Homes
4670 Willow Rd, Suite 270
Pleasanton, CA 94588
Joanne M. Kimbrough, Trustee
Joanne M. Kimbrough Separate Property Trust
17529 W. Grant Line Rd.

Tracy, CA 95304
Any party hereto may at any time, by giving Notice to the other party pursuant to Section 8.01 of this Agreement, designate any other address in substitution to the address to which such Notice shall be given. Thereafter, all Notices relating to this Agreement shall be addressed and transmitted to such new address.

ARTICLE 9. TRANSFER TO SUCCESSORS INTERESTS; NOTICE OF
COMPLIANCE/NON­COMPLIANCE.

Section 9.01. Transfer; Notice; Release. Developer shall have the right to sell, transfer, or assign its interest in the Project Site and/or Rights under this Agreement in whole or in part (provided that no such partial transfer shall violate the Subdivision Map Act) during the Term of this Agreement. Developer shall give at least thirty (30) days prior written Notice of its intention to transfer ("Transfer") to a Successor Interest (Transferee") any portion of the Project Site and/or Rights under this Agreement (collectively, "Transferred Property"). The Developer shall require the Transferee to assume in writing all of the obligations under this Agreement that relate to the Transferred Property. The portion of the Project Site and/or Rights not transferred to a Successor Interest shall be referred to in this Agreement as the "Remaining Property." If all or any portion of the Transferred Property is Transferred by Developer to a Transferee, such Transferee shall automatically share all Rights of Developer, past, present, and future Rights, relating to the Transferred Property. However, unless City in writing expressly consents to the Transfer and releases Developer in writing from Developer's Rights in the Transferred Property, a Transfer to a Transferee of such Transferred Property shall not release Developer from any Rights relating to such Transferred Property (or the Project as a whole).

The City shall consent to a Transfer and release if the proposed Transferee provides sufficient ATTACHMENT 14
30 evidence to the City of the financial and business ability to perform the obligations to be assumed by such Transferee. Upon such a written City consent to the Transfer and a release by City, which consent and release shall not be unreasonably withheld, conditioned or delayed, Developer shall be released from all Rights relating to such Transferred Property; however, such a City consent and release relating to a Transfer of Transferred Property shall not release Developer from its Rights relating to the Remaining Property, if any. Upon such a written release by City, the Transferee shall thereafter be the sole party to whom Rights are held and owed regarding the Transferred Property.

Section 9.02. Notice of Compliance.
(a) Request. Within forty-five (45) days following any written request-made in the mean and manner required by Article 8 of this Agreement, which either party may make from time to time, the other party to this Agreement shall execute and deliver to the requesting party a Notice certifying:
(1) Whether this Agreement is unmodified and in full force and effect or, if there have been modifications hereto, whether this Agreement is in full force and effects as modified and stating the date and nature of such modification;
(2) Whether there are any current uncured Alleged Defaults or Defaults under this Agreement and specifying the dates and nature of any such Alleged Default or Default; and (3) Any other reasonable information requested.
(b) Determination. In response, the responding party shall determine whether or not the requesting party follows this Agreement and shall issue, pursuant to Article 8 of the Agreement, a "Notice of Compliance" or a "Notice of Non-Compliance," as appropriate. (c) Relation to Default. If the responding party determines that a Notice of NonCompliance shall be issued to the requesting party, then the responding party may elect to have the Notice of Non-Compliance also serve as a Default Notice pursuant to Section 6.01 of this Agreement. If the responding party so determines, the response shall expressly state that it is also serving as such a Default Notice and the provisions of Section 6.01 of this Agreement shall apply.

ARTICLE 10. COUNTERPARTS; ENTIRE AGREEMENT; EXHIBITS.

Section 10.01. Counterparts. This Agreement may be executed in counterparts, each of which is deemed to be an original.

Section 10.02. Entire Agreement. This Agreement constitutes in full the final and exclusive understanding and agreement of the parties and supersedes all negotiations or previous agreements between the parties with respect to all or any part of the subject matter hereof. All waivers of the provisions of this Agreement shall be in writing, shall be signed by the appropriate authorities of City and the Developer, and Notice of same shall be provided ATTACHMENT 14
31 pursuant to Article 8 of this Agreement.

Section 10.03. Exhibits. The following exhibits are attached to this Agreement and are hereby incorporated herein (as if set forth in full) for all purposes:

Exhibit A – Map of the Project Site.

Exhibit B – Legal Description of the Project Site.

Exhibit C – Lumina at Machado Ranch Planned Development Design Guidelines.

Exhibit D – Tentative Map
Exhibit D1– Conditions of Approval.

Exhibit D2 – Mitigation Monitoring Program.

Exhibit E – City Council Ordinance No. _____, Approving this Agreement.

Exhibit F – Current City Fees Payable at Building Permit (or otherwise provided).

ARTICLE 11. SIGNATURES ; RECORDATION.

Section 11.01. Signature. Developer shall sign and acknowledge this Agreement pursuant to Section 1.0 of this Agreement and then deliver this Agreement to City for the Mayor to sign and acknowledge.

Section 11.02. Recordation. As provided in Government Code Section 65868.5, the City Clerk shall record a copy of this Agreement in the Official Records of the County of San Joaquin within ten (10) days following execution by the City.

IN WITNESS WHEREOF, this Agreement has been approved by City and has taken effect as of the Effective Date (the day and year first written in the preamble), and has been executed by the parties hereto as of the day and year shown on the notarial acknowledgments to this Agreement.

CITY OF MANTECA: SIGNATURE HOMES

_________________________________ By: ___________________________________ Benjamin J. Cantu, Mayor
ATTEST:

By: ___________________________________
Cassandra Candini-Tilton, City Clerk

ATTACHMENT 14
32 APPROVED AS TO FORM: JOANNE M. KIMBROUGH
David Nefouse, City Attorney SEPARATE PROPERTY TRUST
By: ___________________________ By: __________________________________ Carrie Woolley, Joanne M. Kimbrough, Trustee
Assistant City Attorney
ATTACHMENT 14

EXHIBIT A

MAP OF THE PROJECT SITE
ATTACHMENT 14

EXHIBIT B

LEGAL DESCRIPTION OF PROJECT SITE
ATTACHMENT 14

DEVELOPMENT AGREEMENT BOUNDARY

LEGAL DESCRIPTION
ALL that certain real property, lying in a portion of the Southeast Quarter of Section 12, Township 2 South, Range 6 East, Mount Diablo Meridian, County of San Joaquin, State of California, being more particular described as follows:

BEGINNING at the Southwest corner of said Southeast Quarter of Section 12; thence Northerly, along the West line of said Southeast Quarter of Section 12, North 00°17'00" East 2591.70 feet to a point which is 48.00 feet distant at right angles from the North line of said Southeast Quarter of Section 12; thence Parallel with said North line, North 89°51'05" East 2167.54 feet; thence South 85°37'21" East 152.07 feet to a point which is 60.00 feet distant at right angles from the North line of said Southeast Quarter of Section 12; thence Parallel with said North line, North 89°51'05" East 200.19 feet; thence South 46°45'44" East 109.50 feet to a point which is 54.00 feet distant at right angles from the East line of said Southeast Quarter of Section 12; thence Parallel with said East line, South 00°15'25" West 2516.07 feet to a point on the South line of said Southeast Quarter of Section 12; thence
Along said South line, North 89°53'35" West 2600.66 feet to the point of beginning.

Containing 154.87 Acres more or less.

This legal description as described is delineated on the accompanying “Plat to Accompany Legal Description” and made a part hereof for reference purposes. ____________________________________________
Nicole Cannella, P.L.S. 9099
ATTACHMENT 14
ATTACHMENT 14
K:\J18-2299 Machado Property\Documents\Design Agreement Boundary\18-2299 DA Bndy cls.docx Machado Property
Development Agreement Boundary 4/1/2022
=============================================================================== Development Agreement Boundary
------------------------------------------------------------------------------- North: 2103113.8574 East : 6341620.0704
Line Course: N 00°17'00" E 2591.70' North: 2105705.5238 East : 6341632.8876 Line Course: N 89°51'05" E 2167.54' North: 2105711.1408 East : 6343800.4233 Line Course: S 85°37'21" E 152.07' North: 2105699.5337 East : 6343952.0514 Line Course: N 89°51'05" E 200.19' North: 2105700.0525 East : 6344152.2399 Line Course: S 46°45'44" E 109.50' North: 2105625.0450 East : 6344232.0091 Line Course: S 00°15'25" W 2516.07' North: 2103108.9974 East : 6344220.7242 Line Course: N 89°53'35" W 2600.66' North: 2103113.8574 East : 6341620.0704

Perimeter: 10,337.73 AREA: 6,746,327 SF 154.874 ACRES

Mapcheck Closure - (Uses listed courses, radii, and deltas) Error Closure: 0.00070 Course: N64°39'20"W
Error North: -0.00030 East: 0.00063
Precision 1:14,741,836.26

ATTACHMENT 14

EXHIBIT C

LUMINA AT MACHADO RANCH PLANNED DEVELOPMENT DESIGN

GUIDELINES
ATTACHMENT 14
Design Guidelines March 2022
Lumina

MACHADO
RANCH
AT
ATTACHMENT 14
2 Lumina MACHADO
RANCH
AT

PREPARED FOR
680 Newport Center Dr, Suite 300
Newport Beach, CA 92660
Contact: Julia Malisos
949.250.0607

SIGNATURE HOMES

PREPARED BY
4670 Willow Rd., Suite 200
Pleasanton, CA 94588
Contact: Stephen Miller
925.872.3876
ATTACHMENT 14
March 2022 i

TABLE OF CONTENTS
CHAPTER 1 INTRODUCTION

1.1 Heart and Home ................................................. 1-1 Figure 1.1: Community Context...............................1-3

1.2 Project context and Connectivity.............................1-3

1.3 Community Framework .........................................1-4 Figure 1.2: Community Framework .........................1-5 CHAPTER 2 LAND USE

2.1 Land Use and Zoning ........................................... 2-2 Figure 2.1: Existing General Plan ...........................2-3 Figure 2.2: Proposed General Plan (No Change) ....2-3
Figure 2.3: Existing Zoning ....................................2-4 Figure 2.4: Proposed Zoning .................................2-4

2.2 Deviations...........................................................2-5

2.3 Planned Development Benefits...............................2-5 Table 2.1: Land Use Summary................................2-6

2.4 The Land Plan......................................................2-6 Figure 2.5: Land Use Allocation .............................2-7 Figure 2.6: Community Park Phasing ......................2-8 ATTACHMENT 14
ii
Lumina MACHADO
RANCH
AT
CHAPTER 3 PRODUCT

3.1 Product Criteria....................................................3-2 Table 3.1 Product Statistics Table By Phase ..............3-2

3.2 Phasing...............................................................3-2 Figure 3.1: Phasing Plan ........................................3-3 Motorcourt................................................................3-4 Figure 3.2: Motorcourt Lot Criteria..........................3-5 45’ x 75’ Lots ............................................................3-6 Figure 3.3 : 45’ x 75’ Lot Criteria ...........................3-7 50’ x 80’ Lots............................................................3-8 Figure 3.4: 50’ x 80’ Lot Criteria............................3-9 50’ x 100’ Lots........................................................ 3-10 Figure 3.5: 50’ x 100’ Lot Criteria.........................3-11 60’ x 100’ Lots........................................................ 3-12 Figure 3.6: 60’ x 100’ Lot Criteria........................ 3-13 80’ x 100’ Lots (min.) ............................................... 3-14 Figure 3.7: 10,000 SF Lot Criteria......................... 3-15 CHAPTER 4 CIRCULATION

4.1 Community Access ...............................................4-2 Figure 4.1: Community Access ...............................4-3 Figure 4.2: Community Circulation .........................4-4

4.2 Residential Streets ................................................4-4 Figure 4.3: Airport Way Section ............................4-5 Figure 4.4a: Woodward Avenue Sections...............4-6 Figure 4.5: Entry Street With Median Section ..........4-7 Figure 4.4b: Woodward Avenue Sections ...............4-7 ATTACHMENT 14
March 2022 iii
Figure 4.6: Backbone Street with Expanded
Landscape Section................................................4-8 Figure 4.7: Community Interior Street Section ..........4-9 Figure 4.8: Interior Street at Park Section .............. 4-10 Figure 4.9: Interior Streets with Wellness
Walk Sections.....................................................4-11 Figure 4.10: Motorcourt Section ........................... 4-12 Figure 4.11: Conceptual Round-about Design......... 4-13

4.3 Non Vehicular Circulation ................................... 4-14 Figure 4.12: Wellness Walks................................ 4-15 Figure 4.13: Wellness Walk Diagram
(in central park).................................................. 4-16 Figure 4.14: Wellness Walk Diagram
(along streets) .................................................... 4-16 CHAPTER 5

NEIGHBORHOOD DESIGN

5.1 Neighborhood Organization.................................5-2

5.2 Visible Edges.......................................................5-2

5.3 Corner Lots..........................................................5-3

5.4 Streetscape Design...............................................5-4

5.5 Streetscape Diversity.............................................5-5 Figure 5.1: Plan/Elevation Styles Plotting .................5-6 Figure 5.2: Color Scheme Plotting ..........................5-6

5.6 Building Form and Massing...................................5-7

5.7 Garages .............................................................5-8 Figure 5.3: Example of Staggered Front Yards
and Varied Garage Configurations/Locations..........5-9 ATTACHMENT 14
iv
Lumina MACHADO
RANCH
AT

5.8 Color and Materials........................................... 5-10

5.9 Residential Lighting............................................. 5-12

5.10 Entries............................................................. 5-13

5.11 Addresses........................................................ 5-13

5.12 Non Architectural Elements................................ 5-14

5.13 Solar............................................................... 5-14 CHAPTER 6 STYLES

6.1 Introduction .........................................................6-1

6.2 Authentic Adaptations ..........................................6-2

6.3 American Traditional ............................................6-4

6.4 California Bungalow.............................................6-6

6.5 Farmhouse ..........................................................6-8

6.6 Monterey .......................................................... 6-10

6.7 Prairie............................................................... 6-12

6.8 Spanish ............................................................ 6-14 CHAPTER 7 LANDSCAPE

7.1 Introduction.......................................................... 7-1 Figure 7.2: Conceptual Entry Elevation -
Woodward Avenue .............................................. 7-2 Figure 7.1: Conceptual Entry Plan -
Woodward Avenue .............................................. 7-2 ATTACHMENT 14
March 2022 v

7.2 Community Entries................................................ 7-2

7.3 Parks and Open Space ......................................... 7-3 Figure 7.3: Parks and Open Space ......................... 7-3

7.4 Community Park................................................... 7-4 Figure 7.4: Conceptual Park Plan............................ 7-5 Figure 7.5: Conceptual Levee Pocket Park Plan .........7-6

7.5 Levee Pocket Park .................................................7-6

7.6 Community Walls and Fencing............................... 7-7 Figure 7.6: Conceptual Wall and Fence Plan............ 7-7

7.7 Community Signage ............................................. 7-9

7.8 Lighting ..............................................................7-10

7.9 Park Furnishings...................................................7-10

7.10 Community Plant Palette......................................7-11 CHAPTER 8 DESIGN REVIEW

8.1 Design Review Process..........................................8-2 Figure 8.1: Design Review Process ..........................8-6

8.2 Application Checklist for one Home .......................8-8

8.3 Application Checklist for multiple Homes ................8-9

8.4 Self-Certified Design Guidelines Checklist.............. 8-10 Table 8.1: Self-Certified Design
Guideline Checklist ............................................. 8-10 ATTACHMENT 14
ATTACHMENT 14
CHAPTER 1 INTRODUCTION

1.1 HEART AND HOME
Finding balance between work, family, wellness and relaxation is something we all strive to achieve, and coming home to Lumina at Machado Ranch helps make that goal a little easier.

Nestled in the Central Valley, the City of Manteca brands itself as the “Family City.” Lumina at Machado Ranch is a new Manteca community that strives to support this motto. Family often lies at the heart of happiness, and the heart of this community that enhances happiness is the

10.87-acre community park.

Lumina at Machado Ranch has been designed to honor the park, making it the heart of the community and allowing people to recreate in an interactive people-centric environment.

With homes oriented towards the park or out to the neighborhood streets, Lumina at Machado Ranch will provide the warmth of a traditional community-focused neighborhood that emphasizes streets as social spaces and a park that invigorates those who live there.

The result is a residential community that encourages a superior quality of life, affordability by design, and a place people love to call home.

ATTACHMENT 14
Lumina MACHADO
RANCH
AT
Lumina at Machado Ranch offers a variety
of home options for a wide range of buyers,
wanting to live in a neighborhood that focuses on
families and activities that encourage health and
well-being.

The project implements a varied lot development
program ranging from small lots to large executive
lots, strengthening the ability to house a broad
spectrum of potential residents. Lumina will
provide much needed attainable housing for the
community along with executive housing and a
varied mix in between. The thoughtful variation
in the architectural design of the home sizes
provides a greater diversity of housing in a single
planned community. While some homes are built
with small lot standards, the benefits are vast
including private yards, full driveways, and quality
streetscenes. With beautiful California living,
backyards are provided as an extension of living
space and the central park enables an extension
of community through a large gathering space for
recreation.

From motorcourt clusters to more conventional lot
sizes, these options attract diverse buyer profiles
and price points.

The overarching vision for Lumina at Machado
Ranch is:
• Form and Function
• Health and Well-Being
• Home
1-2
ATTACHMENT 14
Chapter 1 Introduction

1.2 PROJECT CONTEXT AND

CONNECTIVITY
Lumina at Machado Ranch is proposed to be
annexed into the City of Manteca. The project site
is located at the southern end of Manteca’s city
limits, approximately a 1/2 mile south of State
Highway 120. State Highway 120 runs east/west
and when going west, connects to Interstate 5.

Eastbound, State Highway 120 connects to State
Route 99. With the project site in close proximity
to these routes, regional access is convenient by
automobile.

Lumina at Machado Ranch is intended to be
cohesive with the existing community fabric,
providing a circulation design that connects to
adjacent neighborhoods and street networks.

The project site is located near commercial
centers such as the Promenade Shops at Orchard
Valley and Stadium Center, as well as recreation
uses such as Big League Dreams and various
neighborhood parks.

Refer to Figure 1.1: Community Context.

March 2022 1-3
Figure 1.1: Community Context
Project Area
Woodward Ave
Manteca City Limits
Big League
Manteca
Stadium
Center
Single Family HomesSundance Community
Single Family Homes
Single Family Homes
Single Family HomesTerra Ranch Community
Orchard
Valley
Airport WayUnion Road
120
Peach Road
Fig Road
Oleander Ave
Atherton Drive
Gurdwara Gurmat Parkash
Single Family Homes
ATTACHMENT 14
Lumina MACHADO
RANCH
AT

1.3 COMMUNITY FRAMEWORK
When creating a community and analyzing the fine aesthetic details, the framework assists in bringing out the features for enhancement and celebration. Lumina at Machado Ranch has a number of elements that have been studied to ensure the design of the community is cohesive, unique, and visually pleasing. The framework of this community brings the following elements to attention:
• Visible Edges: Community boundaries that can be seen from outside of the project boundary. Details such as varied roof design and rear elevation architecture is of focus to ensure the community does not look monotonous from the surrounding neighborhoods.
• Project Entries: Entries are the first impression when arriving to a community.

These are visual opportunities for impact and placemaking. • Primary Corner Homes: These homes are located in highly visible areas such as the Community Park intersections or near the major entries. Design features shall be provided on both the front and the street-side elevation. • Community Parks/Open Space: Passive or active recreation spaces. These open spaces are also utilized for detention.
• Celebration Plaza: A Celebration Plaza is an opportunity to provide a designated location for community events such as food trucks, art fairs, farmer’s markets, or block parties.
• Wellness Walks: Designated streets with enhanced and extended sidewalks and landscape. These Walks are intended to encourage walking and other forms of recreation and community interaction. Features such as small markers can be installed to identify particular walking loops and benches or other respite areas can be integrated. The Community Park will also include various pedestrian paths.
1-4
ATTACHMENT 14
Chapter 1 Introduction
LEGEN
P
V
C
P
C
W

WOODWARD AVENUE

SAGE STREET

BLUE SEDGE STREET

BELLA TERRA DRIVE

BELLA TERRA DRIVENORTH LOOP

SOUTH LOOPSOUTH LOOP

AIRPORT WAY E PEACH ROAD

DIABLO VIEW DRIVE

PROJECT ENTRIES

CELEBRATION PLAZA

WELLNESS WALKS
LEGEND

PRIMARY CORNER ELEVATION

VISIBLE EDGES

COMMUNITY PARK/OPEN SPACE/WELL
Figure 1.2: Community Framework
March 2022 1-5
ATTACHMENT 14
ATTACHMENT 14
CHAPTER 2 LAND USE
To meet market needs and buyer preferences, Lumina at Machado Ranch provides community-oriented housing that is focused around a central park.

Providing recreational opportunities that both contribute to wellness and encourage social interaction is a Lumina at Machado Ranch community goal. The Levee Park and Wellness Walks in addition to the central park, work to achieve this goal. With thoughtful design, such amenities in addition to diversity in the housing stock, can be accomplished. This Chapter discusses compliance with the General Plan and requested zoning deviations in order to implement the Lumina at Machado Ranch vision.

ATTACHMENT 14
Lumina MACHADO
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2-2

2.1 LAND USE AND ZONING
The project site has an existing General Plan designation of Low Density Residential (LDR) and an existing zoning designation of AG-40. With the annexation, Lumina at Machado Ranch will continue to have the LDR General Plan designation while modifying its zoning designation to Planned Development. At buildout, Lumina at Machado Ranch will have an overall average density of 5.1 dwelling units per acre. This is within the City’s LDR designation, that permits densities between 2.1 and 8.0 dwelling units per acre.

The zoning designation has been changed from AG-40 to Planned Development. Consistent with Manteca Municipal Code Section 17.10.140, Lumina at Machado Ranch is implementing a Planned Development designation enabling greater opportunity to enhance the neighborhood and product diversity. Varied lot types and enhanced street sections strengthen the community aesthetic and provide a stronger pedestrian connection to the large central park. The Planned Development mechanism provides a process that enables the creation of interesting physical environments. This planning mechanism also encourages new development of underutilized land, allowing City needs to be addressed such as housing demand. Thus, Lumina at Machado Ranch requests the PD designation to implement unique development standards and community open spaces, giving the land its best and highest use.

The project is consistent with the General Plan and with the Planned Development requirements of the Manteca Municipal Code. The project fits with the surrounding uses and lessens intensity adjacent to farmland with lower density lots and an enhanced landscape buffer on Airport Way. This extended landscape area provides an increased building setback from existing uses to the new homes. Additionally, Lumina homes will be one and two-story, which is consistent with the surrounding neighborhoods.

Architectural elevation styles proposed are in context with existing neighborhoods, tree-lined streets will soften the built environment, and the overall Lumina at Machado Ranch aesthetic will complement the City’s existing fabric.

Any deviations from the City’s standards and all guidelines set forth in this document contribute to a quality project that is compatible with the surroundings, preserves site resources where feasible, minimizes hazards, and provides a public benefit.

ATTACHMENT 14
Chapter 2 Land Use
WB HWY 120

WAWONA ST

DANIELS ST

E FIG AV

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WB HWY 120

E FIG AV

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IMAGE DR

STAR TULIP ST

HEARTHSONG DR

COIT ST

HEARTH DR

ETTLE ST
TOY ST
Y 120 OFFRAMP

GOLDPOPPY ST
EB HWY 120 OFFRAMP

CAMBRA LN

PEREGRINE ST

LAVENDER ST

DAY LILY AV

TOSCANO DR

MOHR CI

STEPHANIE ST

LAUREL PARK CI

LOVEJOY AV

CRUZ ST

CAROGOLD LN

ANTIGUA LN

MAIDEN GRASS AV

TOYON AV

GARY OWENS ST

SILHOUETTES ST

BANISTER LN

BERMUDA LN

CHATEAU LN

BURTON WY

CACHE AV

HOMETOWN LN

WILD LILAC AV

GOLDFINCH WY

WILLOWLEAF WY

PURPLE SAGE WY

GATHERING LN

LIOTARD CT

NASCIMENTO ST

COCOMO PL

PALAZZO LN

GARDENIA ST

TEJEDA LN
COR
EB HWY 120 OFFRAMP
EB HWY 120 ONRAMP

E WOODWARD AV

S UNION RD

S MCKINLEY AV

E NILE AV

W WOODWARD AV
GENE
Figure 2.2: Proposed General Plan (No Change)
Figure 2.1: Existing General Plan
LEGEND
NC (Neighborhood Commercial)
CMU (Commercial Mixed Use)
GC (General Commercial)
VLDR (Very Low Density Res. .5 - 2 du/ac)
LDR (Low Density Res. 2.1 - 8 du/ac)
HDR (High Density Res. 15.1 - 25 du/ac)
OS (Open Space)
P (Park)
P (Public/Quasi Public)
City Limit
Project Area
LEGEND
NC (Neighborhood Commercial)
CMU (Commercial Mixed Use)
GC (General Commercial)
VLDR (Very Low Density Res. .5 - 2 du/ac)
LDR (Low Density Res. 2.1 - 8 du/ac)
HDR (High Density Res. 15.1 - 25 du/ac)
OS (Open Space)
P (Park)
P (Public/Quasi Public)
City Limit
Project Area
Low Density
Residential
March 2022 2-3
ATTACHMENT 14
Lumina MACHADO
RANCH
AT

W ATHERTON DR

WAWONA ST

DANIELS ST

E FIG AV

E PEACH AV

LOCUST AV

WINTERS DR

TINNIN RD

FISHBACK RD

MISSION RIDGE DR

OLEANDER AV

SEPHOS ST

PAGOLA AV

S TINNIN RD

SONORA AV

MARION ST

CHERRY LN

EL PORTAL AV

N WALNUT AV VIRGINIA ST

NEVADA ST

COLLINS ST
S
TAHO

GALLERIA DR

MAEHL DR

HUNT RD

LIFESTYLE ST

S TINNIN

PERIMETER DR

PARKVIEW ST

SHIDELER PK

JUNCTION DR THOMAS ST

RAIL ST

SWANSON RD

AL FONSECA LN

EL CAPITAN AV

STONUM LN

TOPIARY DR

BELLA TERRA DR

SWAN DR

GIBRALTER DR

PEACH AV

GROVE AV

MICHIGAN AV

ELLIS LN

EBBETTS AV

SHOPS LN

RED RIBBONS LN

MACEDO ST

MERIDIAN ST

PACIFIC RD

LA SCALA WY

ALMOND AV

TODD ST

IMAGE DR

STAR TULIP ST

VERNAL ST

WATSON AV

HEARTHSONG DR

SPARROWHAWK ST

COIT ST
AVO WY

HEARTH DR

MILANO ST

LAKESIDE AV

EDYTHE ST

BASS PRO DR

ETTLE ST

DILL WY

CARSON AV
TOY ST

GOLDPOPPY ST

LANGUM WY

DONATELLO ST

ELEANOR LN

SAND LN

DIABLO VIEW DR

CAMBRA LN

GRAND PRIX AV

MARY AUGUSTA ST

MILO CANDINI DR

PEREGRINE ST

LAVENDER ST

DAY LILY AV

TAPESTRY ST

TOSCANO DR

SUNFISH DR

TREVINO AV

MONTE C

ANCESTRY ST

CHENIN BLA

MOHR CI

EUCALYPTUS ST

STEPHANIE ST

DAVIS ST

BOUNTY PL

TIOGA WY

SNOWGOOSE LN

N VEACH AV

LAUREL PARK CI

CAMPHOR ST

PANTERA AV

MERCED WY

LOVEJOY AV

CRUZ ST

CAROGOLD LN

MAMMOTH DR

SAFFRON DR

MAGRATH AV

ANTIGUA LN

CORWIN DR

ASHFORD AV

MAIDEN GRASS AV

TOYON AV

ALYSSA PL

KUMARA ST

GARY OWENS ST

EL DORADO ST

CANVASBACK LN

SUN HAVEN

MAGNOLIA LN

WESTPORT ST

COBBLER ST

SILHOUETTES ST

BOX CAR DR

BANISTER LN

DAIRY LN

CAPISTRANO ST

MERCEDES AV

BERMUDA LN

JOAQUIN ST

CHATEAU LN

BURTON WY

CACHE AV

AVOCET DR

ENRICO LN

DONNER WY

HOMETOWN LN

WILD LILAC AV

JANET LN

CATALINA PL

ALEX WY

GOLDFINCH WY

MARINO WY

ST DOMINICS DR

READING WY

SALMON LN

SILVER BROOK PL
SCE

WILLOWLEAF WY

MUIR CT

PURPLE SAGE WY

COMPASS LN

PETE CT

BLUE SEDGE ST

HEMLOCK AV

SCHOONER PL

TREASURE LN

CASTILLO WY

NASCIMENTO ST

COCOMO PL

RIVER WILLOW AV

PALAZZO LN

BROOKHAVEN LN

TEJEDA LN

MILANO CT

ST CYR CT

CORREIA PL

GHIA WY

JAHNS CT

GOLDENEYE WY

HATCHCOVER PL

SAN MARCO CT

MULBERRY CI

ROCK SPRING AV

DENESE CT

FLORENCE CT

ELIA CT

ROBERT CT

S WALNUT AV

CAPRI CT

CAMARA WY

FREESIA WY

ROYALLE PL

BALMY CT

LENAY CT

GROUSE WY

S FLORENCE AV
WB HWY 120 OFFRAMP

W WOODWARD AV
EB HWY 120 ONRAMP
EB HWY 120 OFFRAMP

OREGON ST

S MCKINLEY AV
WB HWY 120 OFFRAMP
EB HWY 120 ONRAMP
WB HWY 120 ONRAMP

PIONEER AV

EAGLE LN

TINNIN RD
V

S UNION RD

E WOODWARD AV

W WOODWARD AV

VIRGINIA ST
EB HWY 120 OFFRAMP

W ATHERTON DR

E VERITAS

E FIG AV

S OLEANDER AV

E NILE AV

E PEACH AV

TINNIN RD

MISSION RIDGE DR

OLEANDER AV

SEPHOS ST

PAGOLA AV

S TINNIN RD

COLLINS ST

GALLERIA DR

MAEHL DR

HUNT RD

LIFESTYLE ST

S TINNIN

PERIMETER DR

AL FONSECA LN

TOPIARY DR

BELLA TERRA DR

GIBRALTER DR

PEACH AV

GROVE AV

SHOPS LN

RED RIBBONS LN

MACEDO ST

MERIDIAN ST

LA SCALA WY

IMAGE DR

STAR TULIP ST

HEARTHSONG DR

SPARROWHAWK ST

COIT ST

HEARTH DR

MILANO ST

LAKESIDE AV

BASS PRO DR

ETTLE ST
TOY ST

GOLDPOPPY ST

LANGUM WY

DONATELLO ST

SAND LN

DIABLO VIEW DR

CAMBRA LN

PEREGRINE ST

LAVENDER ST

DAY LILY AV

TAPESTRY ST

TOSCANO DR

MONTE C

ANCESTRY ST

MOHR CI

STEPHANIE ST

SNOWGOOSE LN

LAUREL PARK CI

LOVEJOY AV

CRUZ ST

CAROGOLD LN

SAFFRON DR

ANTIGUA LN

MAIDEN GRASS AV

TOYON AV

KUMARA ST

GARY OWENS ST

COBBLER ST

SILHOUETTES ST

BANISTER LN

DAIRY LN

CAPISTRANO ST

BERMUDA LN

CHATEAU LN

BURTON WY

CACHE AV

AVOCET DR

HOMETOWN LN

WILD LILAC AV

ALEX WY

GOLDFINCH WY

SALMON LN

WILLOWLEAF WY

PURPLE SAGE WY

BLUE SEDGE ST

NASCIMENTO ST

COCOMO PL

RIVER WILLOW AV

PALAZZO LN

TEJEDA LN

MILANO CT
CORR

GOLDENEYE WY

SAN MARCO CT

ROCK SPRING AV

CAPRI CT

CAMARA WY

FREESIA WY
E PL

BALMY CT

S TINNIN RD
WB HWY 120 OFFRAMP

W WOODWARD AV
EB HWY 120 ONRAMP

E NILE AV
EB HWY 120 OFFRAMP

S MCKINLEY AV

S AIRPORT WY
WY 120 OFFRAMP
EB HWY 120 ONRAMP
WB HWY 120 ONRAMP

TINNIN RD

S UNION RD

E WOODWARD AV

W WOODWARD AV
EB HWY 120 OFFRAMP
ZO
Figure 2.4: Proposed Zoning
Figure 2.3: Existing Zoning
LEGEND
CMU (Mixed Use Commercial)
GC (General Commercial)
R-E (Residential Estate)
R-1 (One-Family Dwelling)
R-3 ( Multiple Family Dwelling)
OS (Open Space)
P (Park)
PD (Planned Development Overlay)
City Limit
Project Area
LEGEND
CMU (Mixed Use Commercial)
GC (General Commercial)
R-E (Residential Estate)
R-1 (One-Family Dwelling)
R-3 ( Multiple Family Dwelling)
OS (Open Space)
P (Park)
PD (Planned Development Overlay)
City Limit
Project Area (SJC Existing Zoning: AG-40)
SJC Existing Zoning: AG-40
Planned
Development
Overlay
AG-40
2-4
ATTACHMENT 14
Chapter 2 Land Use
March 2022 2-5

2.2 DEVIATIONS
The Planned Development designation enables
unique housing typologies to be developed by
permitting deviations from the existing zoning
code.

The majority of the development, with the
exception of the motorcourts and minimum
driveway standards, implements lot setbacks
in accordance with the Small-Lot Single-Family
Standards (MMC Section 17.26.040).

The “Motorcourt” housing typology is being
implemented to bring a more affordable product
to Manteca. This lot arrangement is a unique home
type that is not typically found in the City, but is
successful throughout California. The architecture
will resemble the same level of quality as other
more conventional products, including front doors
along the streets, full driveways, and private
yards. This document requires that all motorcourt
homes adjacent to the Lumina public streets have
front doors only facing the street, garages must
be accessed within the motorcourt drive. This
will provide a varied and enhanced streetscene,
bringing the architecture into prominence.

The other deviation from the City’s zoning code
is the front yard setback to the garage. Lumina
at Machado Ranch states 18 - 20 feet rather
than only 20 feet in order to further encourage
movement and variation along the streetscene.

Smaller driveways minimize driveway paving,
which minimizes construction materials, costs, and
unnecessary impervious surface.

2.3 PLANNED DEVELOPMENT

BENEFITS
Implementing a Planned Development enables
creative design for the betterment of the
community. Lumina at Machado Ranch has taken
the opportunity to create more open space than is
required by Code and consolidated it into larger
parks to encourage resident interaction. This
section discusses the open space available due
to the smaller lot development as a result of the
Planned Development zoning designation.

Lumina at Machado focuses on providing
attainable housing, but most importantly, a
community that provides high quality housing
with amenities for those that live there. Thus,
the included parks and Wellness Walks provide
opportunities for residents to have a more
engaging and active lifestyle.

UPLAND PARK AREA
Based on total project area, Lumina at Machado
Ranch requires one acre of Upland Park Area.

However, since the Code permits smaller lot
configurations, Lumina at Machado Ranch is able
to provide close to five acres of Upland Park Area
and more than three acres of parkland per 1000
people.

COMMUNITY PARKS
The central park is composed of 10.87 acres.

The levee park is composed of 1.28 acres. These
two spaces are intended to be used all year
round. Additionally, there is an open space area
at the southern end of the central park area
that is considered Low Impact Development (LID)
ATTACHMENT 14
Lumina MACHADO
RANCH
AT
2-6
Table 2.1: Land Use Summary
ENCLAVE/LOT SIZE NO. OF LOTS APPROXIMATE

ACREAGE DENSITY
Motorcourt 77 7.82 9.8 du/ac
45’ x 75’ 104 9.00 11.6 du/ac
50’ x 80’ 287 30.39 9.7 du/ac
50’ x 100’ 202 26.25 7.4 du/ac
60’ x 100’ 120 18.83 6.4 du/ac
80’ x 100’ SF 37 8.17 4.5 du/ac
Central Park - 10.87 -
Levee Park - 1.28 -
Road
Dedications,
Street R/W, &
Misc. Landscape
Areas
- 48.58 -
Total 827 161.19 5.1 du/ac
area. This area is used during storm events, but
for the other times of the year, it can be used
for recreation. The LID area contributes over 8
additional open space acres.

Park furnishings and programming shall be
installed in the central park and shall include the
following:
• Benches
• Picnic Areas
• Shade Structures
• Sports Fields/Courts
• Tot Lot
• Event Lawn

2.4 THE LAND PLAN
Lumina at Machado Ranch places emphasis on
open space, welcoming residential enclaves, and
creating a public realm within the community. It
has been designed to offer a diverse mix of lot
types among its 827 homes.
• 6 product types
• 12.15 acres of programmed park (including the
Community Park and Levee Park)
• LID
Refer to Table 2.1: Land Use Summary and Figure

2.5: Land Use Allocation.

ATTACHMENT 14
Chapter 2 Land Use

WOODWARD AVENUE

SAGE STREET

BLUE SEDGE STREET

BELLA TERRA DRIVE

E PEACH ROAD

DIABLO VIEW DRIVE
PHASE 3 PHASE 4
PHASE 1 PHASE 2

AIRPORT WAY

SOUTH LOOP

CENTRAL
PARK
LEEVE
PARK

SOUTH LOOP

NORTH LOOPNORTH LOOP
March 2022 2-7
Figure 2.5: Land Use Allocation
ATTACHMENT 14
Lumina MACHADO
RANCH
AT
2-8

RECREATIONAL
FIELD
330’ X 220’

FLEXIBLE USE
LAWN
LID

STORMWATER

TREATMENT
BASIN

BELLA TERRA DRIVE

NORTH LOOP SOUTH LOOP

SOUTH LOOP

STREET II
FREEPLAY
ZONE
BASKETBALL
HALF
PICKLEBALL

WELLNESS
NODE

WELLNESS NODE

WELLNESS
NODE
ENTRY

PLAZA ENTRY
PLAZA

FLOOD BASIN
bottom of slope
high water line
top of slope

FLOOD BASIN
bottom of slope
high water line
top of slope

ACTIVE PLAY
AREA

WELLNESS
NODE

WELLNESS
NODE

WELLNESS
NODE

WELLNESS WALK

WELLNESS WALK

WELLNESS WALK

WELLNESS
WALK

WELLNESS WALK

WELLNESS WALK

WELLNESS WALK

WELLNESS WALK

HORSESHOES

FREE PLAY AREA

FAMILY PICNIC AREA

TOWN CENTER
PLAZA

PICNIC/BBQ
AREA

PICNIC/BBQ AREA
FAMILY

PLAY AREA

SHADED PROMENADE WITH SEATING AREAS
Family Picnic Area Includes:
-Metal Shade Structure
-City Standard BBQ Pits
-City Standard Picnic Tables
-Conc. Cornhole, Table Tennis and or
Horseshoe pit/
-City Standard Drinking Fountain,
benches, trash receptacles
Family Play Area Includes:
-Miracle 2-5 Play Structure
-Miracle 5-12 Play Structure
-Sand Play Area
-Shade Structure
Entry Plaza Includes:
-Welcoming signage
-Signature art or site features
-Small gathering area, benches
and picnic tables
Wellness Node Includes:
-Rubber surface Yoga patio
-Stretching and workout equipment
-Benches
-Drinking Fountain
Free-Play Zone Includes:
-Concrete paths (course) with
small knolls for small scooters
and strider bikes.

ENTRY
PLAZA
ENTRY
PLAZA
ENTRY
PLAZA
ENTRY
PLAZA

FUTURE PHASE

IMPROVEMENTS
Lumina Machado Ranch
Phase 1 Park Concept Diagram

02.22.2022
It is expected that the
Community Park will be
built in phases. Phase
1, as shown in Figure

2.6, illustrates the area
and amenities that will
be completed prior to
the 25% (207th building
permit) issuance of building
permits (per the parkland
construction policy).

Refer to Section 7.4 for
additional discussion on
the Community Park.

Figure 2.6: Community Park Phasing
ATTACHMENT 14
CHAPTER 3 PRODUCT
Architectural diversity has been implemented to help create a visually interesting community, while size and product location have been organized into construction phases. Phasing creates a strategic plan for development. Both general and specific product requirements are provided in Chapter 3 to help establish the quality and value of the phases.

ATTACHMENT 14
Lumina MACHADO
RANCH
AT
3-2

3.1 PRODUCT CRITERIA
The following sections apply to the products
proposed in this document. Any new product
proposed after the adoption of this document, shall
be reviewed by the City of Manteca Community
Development Department and the Lumina Design
Review Board (Refer to Chapter 8).

Table 3.1 Product Statistics Table By Phase

PRODUCT
TYPE
MIN. LOT

SIZE (SF)
NO. OF
HOMES
PHASE 1
50’ x 80’ 4,000 86
50’ x 100’ 5,000 49
60’ x 100’ 6,000 54
Subtotal 189
PHASE 2
50’ x 80’ 4,000 51
50’ x 100’ 5,000 83
60’ x 100’ 6,000 66
Subtotal 200
PHASE 3
Motorcourt N/A 39
45’ x 75’ 3,375 12
50’ x 80’ 4,000 150
50’ x 100’ 5,000 70
Subtotal 271
Motorcourt N/A 38
PHASE 4
45’ x 75’ 3,375 91
80’ x 100’ 8,000 37
Subtotal 167
Total Homes 827

3.2 PHASING
The community is proposed to be built out in four
phases. Such phases consist of a grouping of various
lot sizes so that variety is consistently being built
throughout construction. This is intended to minimize
unnecessary over-inundation of any one product
which avoids stagnation and reinforces buyer options
every step of the way. Phasing can be adjusted at
any time based on market conditions and buyer
preference.

Refer to Table 3.1: Product Statistics Table by Phase
and Figure 3.1: Phasing Plan.

ATTACHMENT 14
Chapter 3 Product
March 2022 3-3
Figure 3.1: Phasing Plan

WOODWARD AVENUE

SAGE STREET

BLUE SEDGE STREET

BELLA TERRA DRIVE

E PEACH ROAD

DIABLO VIEW DRIVE
PHASE 3 PHASE 4
PHASE 1 PHASE 2

AIRPORT WAY

SOUTH LOOPSOUTH LOOP

BELLA TERRA DRIVENORTH LOOP
ATTACHMENT 14
Lumina MACHADO
RANCH
AT
3-4

MOTORCOURT
Phase 3
± 39 Homes
Phase 4
± 38 Homes
Primary Corner Lot
Visible Edge
Primary Corner Wall/Pilaster
Legend
39 du
38 du

WOODWARD AVENUE

BELLA TERRA DRIVENORTH LOOP

SOUTH LOOPSOUTH LOOP

AIRPORT WAY
PHASE 1
PHASE 3 PHASE 4
PHASE 2
ATTACHMENT 14
Chapter 3 Product
March 2022 3-5
Figure 3.2: Motorcourt Lot Criteria
LEGEND
Privately Maintained Yard
HOA Maintained Yard*
*The HOA will maintain the courts/driveways and
front yard landscaping.

Front Doors (only) shall face the street,
garage doors shall be accessed in
motorcourt.

MOTORCOURT LOT REQUIREMENTS
Lot Width (min) 40’
Lot Depth (min) 45’
Setbacks (min)
Front (min)
Rear (min)
Side (min)
Building Separation (min)
From Property Line to Structure
4’ to porch; 18’ to garage
8’ min; 10’ average
4’ interior side (within court); 8’ street side
10’
Lot Coverage (max) 55% (Any portion of a lot that is covered by roof area excluding eaves.)
Outdoor Living Area
(min) 200 SF, 10’ wide dimension (min)
Garage Requirements 18’ minimum driveway apron
Drive Aisle
Width 20’ minimum
Building Height 30’
Product Diversity (min)
Up to 79 Homes:
3 floorplans
3 elevation styles
3 color schemes per elevation
80+ Homes:
3 floorplans
4 elevation styles
3 color schemes per elevation
Guest Parking

0.5 guest space/unit required (minimum)
Guest spaces permitted on driveway apron
On-street parking permitted
Encroachment (max) California Rooms may encroach 3’ into Rear Setback ATTACHMENT 14
Lumina MACHADO
RANCH
AT
45’ X 75’ LOTS
Phase 3
± 9 Homes
Phase 4
± 91 Homes
Primary Corner Lot
Visible Edge
Primary Corner Wall/Pilaster
Legend
3-6
91 du
9 du

WOODWARD AVENUE

BELLA TERRA DRIVENORTH LOOP

SOUTH LOOPSOUTH LOOP

AIRPORT WAY
PHASE 1
PHASE 3 PHASE 4
PHASE 2
ATTACHMENT 14
Chapter 3 Product
Figure 3.3 : 45’ x 75’ Lot Criteria
March 2022 3-7

SETBACKS
10’ to Porch
15’ to Living
18’ to Garage*
20’ to Garage*
*Note: Encourage undulating
garage setback for more interesting
street scene (setbacks shall range
from 18’ - 20’ at minimum).
45’ X 75’ LOT REQUIREMENTS
Lot Width (min) 45’
Lot Depth (min) 75’
Setbacks
Front (min)
Rear (min)
Side (min)
Front to Garage Face
Building Separation (min)
From Property Line to Structure
10’ to porch; 15’ to living space
10’ to living space
5’ interior side; 10’ street side
18’ - 20’ (garage frontage undulation encouraged)
10’
Lot Coverage (max) 60% (Any portion of a lot that is covered by roof area excluding eaves.)
Outdoor Living Area
(min) 300 SF, min 10’ wide dimension
Building Height 30’
Product Diversity (min)
Up to 79 Homes:
3 floorplans
3 elevation styles
3 color schemes per elevation
80+ Homes:
3 floorplans
4 elevation styles
3 color schemes per elevation
Guest Parking 2 guest spaces permitted on driveway apron On-street parking permitted
Encroachment (max) California Rooms may encroach 4’ into Rear Setback ATTACHMENT 14
Lumina MACHADO
RANCH
AT
3-8
50’ X 80’ LOTS
Phase 1
± 86 Homes
Phase 2
± 51 Homes
Phase 3
± 150 Homes
150
du
Primary Corner Lot
Visible Edge
Primary Corner Wall/Pilaster
Legend
86 du
51 du

WOODWARD AVENUE

BELLA TERRA DRIVENORTH LOOP

SOUTH LOOPSOUTH LOOP

AIRPORT WAY
PHASE 1
PHASE 3 PHASE 4
PHASE 2
ATTACHMENT 14
Chapter 3 Product
March 2022 3-9
Figure 3.4: 50’ x 80’ Lot Criteria

SETBACKS
10’ to Porch
15’ to Living
18’ to Garage*
20’ to Garage*
*Note: Encourage
undulating garage setback
for more interesting street
scene (setbacks shall range
from 18’ - 20’ at minimum).
50’ X 80’ LOT REQUIREMENTS
Lot Width (min) 50’
Lot Depth (min) 80’
Setbacks
Front (min)
Rear (min)
Side (min)
Front to Garage Face (min)
Building Separation (min)
From Property Line to Structure
10’ to porch; 15’ to living space
10’ to living space
5’ interior side; 10’ street side
18’ - 20’ (garage frontage undulation encouraged)
10’
Lot Coverage (max) 60% (Any portion of a lot that is covered by roof area excluding eaves.)
Outdoor Living Area (min) 300 SF, min 10’ wide dimension Building Height 30’
Product Diversity (min)
Up to 79 Homes:
3 floorplans
3 elevation styles
3 color schemes per elevation
80+ Homes:
3 floorplans
4 elevation styles
3 color schemes per elevation
Guest Parking 2 guest spaces permitted on driveway apron On-street parking permitted
Encroachment (max) California Rooms may encroach 5’ into Rear Setback ATTACHMENT 14
Lumina MACHADO
RANCH
AT
3-10
70 du
83 49 du
du
50’ X 100’ LOTS
Phase 1
± 49 Homes
Phase 2
± 83 Homes
Phase 3
± 70 Homes
Primary Corner Lot
Visible Edge
Primary Corner Wall/Pilaster
Legend

WOODWARD AVENUE

BELLA TERRA DRIVENORTH LOOP

SOUTH LOOPSOUTH LOOP

AIRPORT WAY
ATTACHMENT 14
Chapter 3 Product
March 2022 3-11
Figure 3.5: 50’ x 100’ Lot Criteria

SETBACKS
10’ to Porch
15’ to Living
18’ to Garage*
20’ to Garage*
*Note: Encourage undulating
garage setback for more interesting
street scene (setbacks shall range
from 18’ - 20’ at minimum).
50’ X 100’ LOT REQUIREMENTS
Lot Width (min) 50’
Lot Depth (min) 100’
Setbacks
Front (min)
Rear (min)
Side (min)
Front to Garage Face (min)
Building Separation (min)
From Property Line to Structure
10’ to porch; 15’ to living space;
15’ (min); 20’ average
5’ interior side; 10’ street side
18’ - 20’ (garage frontage undulation encouraged)
10’
Lot Coverage (max) 56% (Any portion of a lot that is covered by roof area excluding eaves.)
Outdoor Living Area (min) 400 SF, min 10’ wide dimension Building Height 30’
Product Diversity (min)
Up to 79 Homes:
3 floorplans
3 elevation styles
3 color schemes per elevation
80+ Homes:
3 floorplans
4 elevation styles
3 color schemes per elevation
Guest Parking 2 guest spaces permitted on driveway apron On-street parking permitted
Encroachment (max) California Rooms may encroach 8’ into Rear Setback ATTACHMENT 14
Lumina MACHADO
RANCH
AT
3-12
54 du
66 du
60’ X 100’ LOTS
Phase 1
± 54 Homes
Phase 2
± 66 Homes
Primary Corner Lot
Visible Edge
Primary Corner Wall/Pilaster
Legend

WOODWARD AVENUE

BELLA TERRA DRIVENORTH LOOP

SOUTH LOOPSOUTH LOOP

AIRPORT WAY
PHASE 1
PHASE 3 PHASE 4
PHASE 2
ATTACHMENT 14
Chapter 3 Product
March 2022 3-13
Figure 3.6: 60’ x 100’ Lot Criteria

SETBACKS
10’ to Porch
15’ to Living
18’ to Garage*
20’ to Garage*
*Note: Encourage
undulating garage setback
for more interesting street
scene (setbacks shall range
from 18’ - 20’ at minimum).
60’ X 100’ LOT REQUIREMENTS
Lot Width (min) 60’
Lot Depth (min) 100’
Setbacks
Front (min)
Rear (min)
Side (min)
Front to Garage Face (min)
Building Separation (min)
From Property Line to Structure
10’ to porch; 15’ to living space
15’ (min); 20’ average
5’ interior side; 10’ street side
18’ - 20’ (garage frontage undulation encouraged)
10’
Lot Coverage (max) 56% (Any portion of a lot that is covered by roof area excluding eaves.)
Outdoor Living Area (min) 600 SF, min 10’ wide dimension Building Height 30’
Product Diversity (min)
Up to 79 Homes:
3 floorplans
3 elevation styles
3 color schemes per elevation
80+ Homes:
3 floorplans
4 elevation styles
3 color schemes per elevation
Guest Parking 2 guest spaces permitted on driveway apron On-street parking permitted
Encroachment (max) California Rooms may encroach 8’ into Rear Setback ATTACHMENT 14
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80’ X 100’ LOTS (MIN.)
Phase 4
± 37 Homes
37 du
Primary Corner Lot
Visible Edge
Primary Corner Wall/Pilaster
Legend

WOODWARD AVENUE

BELLA TERRA DRIVENORTH LOOP

SOUTH LOOPSOUTH LOOP

AIRPORT WAY
PHASE 1
PHASE 3 PHASE 4
PHASE 2
ATTACHMENT 14
Chapter 3 Product
March 2022 3-15
Figure 3.7: 10,000 SF Lot Criteria

SETBACKS
10’ to Porch
15’ to Living
18’ to Garage*
20’ to Garage*
*Note: Encourage undulating
garage setback for more interesting
street scene (setbacks shall range
from 18’ - 20’ at minimum).
80’ X 100’ LOT REQUIREMENTS
Lot Width (min) 80’
Lot Depth (min) 100’
Setbacks
Front (min)
Rear (min)
Side (min)
Front to Garage Face (min)
Building Separation (min)
From Property Line to Structure
15’ to living space; 10’ to porch
10’ to living space, 20’ average
10’ interior side; 15’ street side
18’ - 20’ (garage frontage undulation encouraged)
20’
Lot Coverage (max) 50% (Any portion of a lot that is covered by roof area excluding eaves.)
Outdoor Living Area (min) 1,000 SF, min 10’ wide dimension Building Height 30’
Product Diversity (min) 3 floorplans, 4 elevation styles Guest Parking 2 guest spaces permitted on driveway apron On-street parking permitted
Encroachment (max) California Rooms may encroach 8’ into Rear Setback ATTACHMENT 14
ATTACHMENT 14
CHAPTER 4 CIRCULATION
Lumina at Machado Ranch consists of both a curvilinear
and a grid street pattern. This is to promote a more intimate neighborhood feel, identification between individual product areas, and more awareness of being in a residential
community. Encouraging social engagement on the streets is a goal of Lumina and is promoted through the incorporation of Wellness Walks, varied architecture and lots sizes, shade trees, and a destination central park.

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4.1 COMMUNITY ACCESS
Streets in Lumina at Machado Ranch will connect
into the greater Manteca community. Access
will occur from Woodward Avenue and Airport
Way as well as from the adjacent Terra Ranch
neighborhood. The street network of Lumina is
intended to contribute to the aesthetics of the
community, with residents experiencing varied
streetscenes and thoughtful street design.

The main project entrance is from Woodward
Avenue. It will connect directly to the existing Bella
Terra Drive, and provide an enhanced landscape
feature to celebrate the community entry. This
street is a direct route to the park.

The entrances off of Airport Way are designed to
reduce impacts to adjacent property owners, by
incorporating an enhanced landscape buffer and
defining entry features.

The intersection and entry point at Peach Road
is intended to be a Lumina secondary access so
as to reduce excessive visitor traffic. As such, the
entry features are de-emphasized to feel less like a
primary community entrance.

The major entrance on Airport Way will consist
of a round-a-bout that extends easterly, linking
future developments. The extended landscape
buffer along Airport Way will contribute to the
community entry presence, and consists of widths
beyond City requirement. The enhanced landscape
buffer is intended to soften the transition from the
existing easterly uses to the Lumina project.

Where there are connection points from Terra
Ranch, the Lumina streets will join, providing
roadway continuity and linkage to this adjacent
community.

Refer to Figure 4.1: Community Access.

ATTACHMENT 14
Chapter 4 Circulation
March 2022 4-3
Figure 4.1: Community Access

MAJOR PROJECT ENTRIES

SECONDARY PROJECT ENTRY
LEGEND

ENHANCED LANDSCAPE BUFFER

TERRA RANCH CONNECTIVITY

PROPOSED BUS STOP

WOODWARD AVENUE
SAGE ST.

BLUE SEDGE ST.

BELLA TERRA DRIVE

E PEACH ROAD
DIABLO VIEW DR.

AIRPORT WAY
ATTACHMENT 14
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WOODWARD AVENUE

SAGE STREET

BLUE SEDGE STREET

BELLA TERRA DRIVE

E PEACH ROAD

DIABLO VIEW DRIVE

AIRPORT WAY
Figure 4.2: Community Circulation
A
B1
C1
E2 E1
E2
E2
B2 B3 B4

4.2 RESIDENTIAL STREETS
Lumina at Machado Ranch provides a varied street
network facilitating circulation through the community
as well as connectivity beyond its boundaries. Refer to Figure 4.2: Community Circulation to identify the street sections in the following discussion.

C2
E2
D
ATTACHMENT 14
Chapter 4 Circulation
March 2022 4-5

4.1.2 STREET CLASSIFICATIONS
This section discusses street types within Lumina at Machado Ranch as well as the exterior streets along the project boundary.

Airport Way
The Manteca General Plan describes Airport Way as a fourlane Major Street. Although described as a Rural Road, it expands to become an Arterial north of Woodward Avenue.

Airport Way borders the project along the eastern boundary, and has a 108-foot future right-of-way, inclusive of travel lanes, a raised center median, and a Class II bike lane. A 20-foot extended landscape buffer and meandering sidewalk will be installed along the Lumina edge. This enhanced landscape condition will provide a pleasant walking experience and soften the community masonry wall.

Refer to Figure 4.3: Airport Way Section.

Figure 4.3: Airport Way Section
A
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Woodward Avenue
The Manteca General Plan designates Woodward
Avenue as a two-lane Major Street. Woodward
Avenue, which can also be considered a Collector
Street, is located at the northern edge of the
project. There are three sections for this street as
it moves along the project boundary. The sections
include a right-of-way range from 80 feet to 100
B1
B2
B3
Figure 4.4a: Woodward Avenue Sections
feet. Woodward Avenue has a central median or
a turn lane, and Class II bike lanes. The 20-foot
landscape buffer along the project edge provides
a pleasant walking experience and softens the
community masonry wall. Refer to Figures 4.4a
and 4.4b: Woodward Avenue Sections.

ATTACHMENT 14
Chapter 4 Circulation
March 2022 4-7
Figure 4.5: Entry Street With Median Section
C1
Project Entry Street
The Project Entry Street is classified as a Residential Street. It has a 60-foot right-of-way and 12-foot center median. There is one 16-foot travel lane in each direction and an 8-foot landscape parkway from the curb to the edge of the right-of-way. Beyond the right-of-way, there is an additional 20-foot buffer along the east side of the street that includes enhanced landscape and a 5-foot meandering sidewalk. Refer to Figure 4.5: Entry Street Section.

Figure 4.4b: Woodward Avenue Sections
B4
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Backbone Street
The Backbone Street within Lumina has a 60-foot right-of-way. It includes 10-foot travel lanes in each direction. 8 feet on each side of the curb accommodates parking. Landscape on one side is a combination of a 5-foot sidewalk, 3-foot landscape strip, and a 10 foot PUE. On the other side of the street there is 8 feet of landscaping, an 8 foot sidewalk and an 12 foot landscape area. Figure 4.6: Backbone Street with Expanded Landscape Section.

C2
Figure 4.6: Backbone Street with Expanded Landscape Section ATTACHMENT 14
Chapter 4 Circulation
March 2022 4-9
Interior Streets
There is a range of street sections in Lumina at Machado Ranch.

Depending on location, streets will contain either 38-, 48-, 50-, or 68- foot rights-of-way.

The majority of the interior streets are 50 feet wide, inclusive of 10- foot travel lanes with parking on both sides. 5-foot sidewalks will also be included on both sides, and streets will be lined with trees from residential yards. A 2-foot public utility easements will be located within the right-of-way for City utilities. Refer to Figure 4.7: Community Interior Street Section.

Figure 4.7: Community Interior Street Section
D
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This loop road circles the park and has a 48-foot right-of-way, with 10-foot travel lanes, space for a bike lane, and parking in each direction. There is also a 5-foot sidewalk that runs along the residential side of the street, while the park side relies on sidewalks designed into the open space. This street will be the hub of the Wellness Walks for which all neighborhood Wellness Walks connect to.

Refer to Figure 4.8: Interior Street at Park Section.

Figure 4.8: Interior Street at Park Section
D
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Chapter 4 Circulation
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The network that ties the Lumina at Machado Ranch neighborhood together are the Wellness Walks. Specific streets in the Lumina community have been designated as Wellness Walks. These 64 and 68-foot right-of-way streets are given enhanced treatments with a widened sidewalk. The parkways are curb adjacent and 5 to 7 feet wide. The Wellness Walk sidewalk is 8 feet wide.

This sidewalk is 3 feet wider than the other sidewalks within the community.

There is an additional 5 to 6 feet of landscaped area between the sidewalk and residential lot lines. To clearly define the Wellness Walks throughout the community, these expanded pedestrian areas only occur on one side of the street. The purpose is for wayfinding and to encourage social interaction.

Refer to Figure 4.9: Interior Streets with Wellness Walk Sections, and Figures

4.12, 4.13, and 4.14.

Figure 4.9: Interior Streets with Wellness Walk Sections E1
E2
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Motorcourts
Motorcourts provide a unique condition where private garages and homes are accessed from a shared private driveway.

Motorcourts allows for full private driveway aprons in front of each garage door, enabling convenient guest parking. Parking is prohibited on the shared driveway. Refer to Figure 4.10:

Motorcourt Section.

Figure 4.10: Motorcourt Section
Motorcourt plan view
ATTACHMENT 14
Chapter 4 Circulation
March 2022 4-13

4.2.3 ROUND-A-BOUTS
Round-abouts are traffic calming measures and a way to create entry statements. At Lumina at Machado Ranch, a round-about is proposed at the intersection of Street J and Airport Way. This design feature creates an enhanced sense of arrival and slows cars as they move through the intersection. Refer to Figure 4.11: Conceptual Round-about Design.

Figure 4.11: Conceptual Round-about Design
0’ 40’ 80’
SCALE: 1”=40’

MACHADO PROPERTY AIRPORT WAY ROUNDABOUT

SOUND WALL

ENTRY MONUMENT
(TYP.)

ORCHARD-STYLE

TREE PLANTING

DROUGHT-TOLERANT PLANTING
(GRASSES, PERENNIALS, AND
LOW SHRUBS) TYP.

SPECIMEN OAK
TREES

STREET J

AIRPORT WAY
ATTACHMENT 14
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4.3 NON VEHICULAR CIRCULATION
Lumina at Machado Ranch has been designed
to accommodate both vehicular and pedestrian
circulation. The streets are laid out in both grid
and curvilinear designs for visual interest, traffic
calming, and easy wayfinding.

A goal of Lumina at Machado Ranch is to
provide a community-oriented neighborhood
that encourages residents to be outdoors and
walk their community, not only for exercise and
recreational purposes, but for social interaction.

This community is meant for all ages and strives to
have everyone engaged in their neighborhood.

As mentioned, the circulation network includes
Wellness Walks. These designated pedestrian
ways provide 8-foot wide sidewalks and
landscaped parkways. Shade trees shall line the
Wellness Walks to create pleasing streetscapes
and greater comfort in the warmer months.

The widened sidewalks facilitate strollers,
scooters, dogs, and any toys that get people out
and moving. The Wellness Walks have been
strategically designated to encourage activity
toward and in the park. Additional pedestrian
trails are focused in the Levee Park and Trail.

The following design features shall be implemented
to enhance pedestrian activity:
• Landscape and streets trees to provide a visually
pleasing street scene and shade.
• Where possible, provide pedestrian connections
from surrounding arterials, neighborhoods, and
trails.
• Design sidewalks and paths to meet accessibility
requirements.
• Provide street lighting to enhance nighttime
visibility.
• Install street and park furniture at appropriate
resting spots or social spaces.

ATTACHMENT 14
Chapter 4 Circulation
March 2022 4-15

WOODWARD AVENUE

SAGE STREET

BLUE SEDGE STREET

BELLA TERRA DRIVE

E PEACH ROAD

DIABLO VIEW DRIVE

AIRPORT WAY
Figure 4.12: Wellness Walks
Designated Wellness Walk
(8 foot wide sidewalk)
Connecting Loop Sidewalks
(5 foot wide sidewalk)
LEGEND
ATTACHMENT 14
SCALE: 1”=16’
0’ 16’ 32’

HORSESHOE PITS
WELLNESS WALK - 8’ WIDTH

FITNESS AND STRETCHING

EQUIPMENT

SOUND PLAY AND

FREE PLAY AREA

PLANTING AREA

SHADED PICNIC AREA

LUMINA AT MACHADO RANCH WELLNESS WALK AT PARK
Figure 4.13: Wellness Walk Diagram (in central park)
SCALE: 1”=16’
0’ 16’ 32’
WELLNESS WALK - 8’ WIDTH

PLANTING AREA

STREET TREES MILE MARKER SEATING NODE

LUMINA AT MACHADO RANCH WELLNESS WALK - TYPICAL
Figure 4.14: Wellness Walk Diagram (along streets)
ATTACHMENT 14
CHAPTER 5

NEIGHBORHOOD DESIGN
High-quality architectural design is required for Lumina at Machado Ranch. These guidelines are intended to provide specific guidance to a builder and their design team. They are not intended to be restrictive, but instead encourage innovation, character, and superior design techniques.

ATTACHMENT 14
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5.2 VISIBLE EDGES
Homes located along the outside edges of Lumina
at Machado Ranch, along major roads, and
around the park have an impact on how residents
and visitors view the community. They shall be
designed to provide the following:
• Main roof span should have variety between
plans (front-to-rear, side-to-side, gables and
hipped roofs), where appropriate.
• Single-story alternative massing and other
massing offsets.
• Color and material variety consistent with
architectural style.

5.1 NEIGHBORHOOD

ORGANIZATION
The Lumina at Machado Ranch enclaves are
focused toward the street or the park, therefore the
enclaves shall:
• Provide connections to the open space using
either street trees or other identifying elements
that inform the user they are on a route leading
to the park.
• Orient homes toward the park, whenever
feasible.
• Provide all homes with an outdoor living space
such as a yard, courtyard, porch, or patio so as
to encourage outdoor living.

Visible edge conditions
ATTACHMENT 14
Chapter 5 Neighborhood Design
March 2022 5-3

5.3 CORNER LOTS
Corner lots have high visibility and are
important to the design quality of Lumina
at Machado Ranch. Typically, corner lots
are wider to accommodate the side yard
setback and allow for side porches. To
encourage variety more than one plan shall
be used as a corner plan.

5.3.1 PRIMARY CORNER LOTS
• Use one-story elements on the visible side
where possible.
• Provide the same level of architecture as
the front elevation.
• Exposure of the architecture a key
consideration, where possible expose 1/3
the length of the home.
• Consider wrap-around porches,
courtyards, or entry doors oriented
toward the side street.

Corner lot detailing
Wrapping materials and continuing
elevation details on both sides
Wrapping porch around corner
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5.4.2 MOTORCOURT TREATMENTS
The use of Motorcourts should be upgraded from
purely functional, simple garage-access ways to
a space that residents experience daily. Design
of drive courts shall address the functional and
aesthetic features of the space to create a pleasant
homecoming for residents. At least two of the
following shall be implemented along the drive court:
• Stepped massing (recessed or cantilevered)
offsets of at least 1 foot.
• Window trim, colors and appropriate details
from the front elevation.
• Rear privacy walls and pedestrian gates
designed and located for ease of unit access.
• Enhanced garage door patterns or finishes;
garage door shall complement the design
vocabulary of the home/neighborhood.
• Planting areas between garages.

5.4 STREETSCAPE DESIGN
• Orient homes toward the street with clearly
defined entries facing the street.
• Provide a direct pedestrian path between the
home and the sidewalk.
• When including front porches, create
meaningful space of at least 5 feet deep.
• Use low courtyard walls or fences of 36 inches
in height, when desired.
• Provide night-lighted home address numbers.
• Vary building massing and articulation
throughout Lumina for more interesting
streetscenes and neighborhood character.

ATTACHMENT 14
Chapter 5 Neighborhood Design
March 2022 5-5

5.5 STREETSCAPE DIVERSITY
Each enclave shall contain a number of different
plans and elevations for visual interest. Different
plans are defined as those with significant variation
in floor plans, massing, and minor variations in
size or the number of bedrooms. In order to ensure
architectural diversity, like elevations cannot be
plotted adjacent to or immediately across the street
from one another.
• Prohibit the same plan and elevation style on
two adjacent homes and on the one lot most
directly across from it.
• Prohibit the same color scheme on two adjacent
homes and on the three lots most directly across
from it.
• Provide variation in garage orientation
(paired or unpaired) in the front elevation and
massing to allow homes to undulate along the
streetscape
Refer to Figure 5.1:Plan/Elevation Style Plotting and
Figure 5.2: Color Scheme Plotting
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Figure 5.2: Color Scheme Plotting
COLOR
SCHEME 1

NO COLOR
SCHEME 1

NO COLOR
SCHEME 1

NO COLOR
SCHEME 1

NO COLOR
SCHEME 1

NO COLOR
SCHEME 1
PLAN 1

STYLE A
NO PLAN 1

STYLE A
NO PLAN 1

STYLE A
NO PLAN 1

STYLE A
Figure 5.1: Plan/Elevation Styles Plotting
ATTACHMENT 14
Chapter 5 Neighborhood Design
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5.6 BUILDING FORM AND MASSING
Larger residential buildings should be broken down into smaller components to reduce the appearance of one singular mass through a variety of architectural techniques and treatments such as:
• Varied roof forms, pitches, and heights.
• One-story elements.
• Changes in materials and color.
• Clearly defined entry features.

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5.6.2 STAGGERED FRONT YARD MASSING
In order to ensure visual interest and charm within
the streetscene, detached homes are required to
provide a staggered array of massing along the
street and varied garage locations. The techniques
used shall vary depending on product type,
ranging from massing setbacks at the second
story on smaller lots to ground floor setbacks on
moderate and large lots. The staggering should be
achieved without sacrificing backyard area.

5.7 GARAGES
Garage doors shall be considered an architectural
detail similar to lighting and fixtures. Thus, the
aesthetic of the garage doors are of high design
importance and shall be compatible and enhance
the architectural style. Providing variation in color
or style of the garage doors can enhance the
street scene. The following applies to all homes:

5.7.1 FRONT-FACING GARAGES
• Plot and reverse plans when possible so that
garages and/or entries are adjacent to each
other. Occasionally, break this pattern so that it
will not become overly repetitious or reflect the
massing directly across the street.
• De-emphasize the visual prominence of garage
doors through one of the following:
• Setback garage from the front facade.
• Side-entry garages to minimize doors facing
the street.
• Articulate the garage door with windows or
paneling.

ATTACHMENT 14
Chapter 5 Neighborhood Design
March 2022 5-9

5.7.4 GARAGE DOORS
• Recess garage doors from the wall plane.
• Design garage door patterns consistent with the
style of the home.
• Provide different style door patterns for each
architectural style.

5.7.5 THREE-CAR GARAGES
• Permit front facing three-car garages only on
lots wider than 55’.
• Consider locating garages on more than one
side of the house.

5.7.2 GARAGE SIZES
• 20’ x 20’ clear minimum 2-car garage
dimension and 16’ wide door or 2 single doors.
• Tandem garages are recommended to be
36’ deep.

5.7.3 DRIVEWAYS
• Consider colored concrete or washed concrete
to minimize glare
• Minimize widths as much as possible
• Taper driveways when garage face is more then
30 feet from back of sidewalk
Figure 5.3: Example of Staggered Front Yards and Varied Garage Configurations/Locations ATTACHMENT 14
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Material finishes should express permanence and
quality.
• Create a more solid and permanent appearance
with stone or other masonry materials, particularly
as accents;
• Avoid frequent changes in materials;
• Detail finishes properly with the architectural
style; and
• Use high-quality, durable, low-maintenance
materials.

5.8.3 STUCCO
Stucco finishes should project high quality and be
appropriate to the architectural style. Heavy Lace
and Spanish Texture stucco finishes are prohibited.

5.8 COLOR AND MATERIALS
The use of color and materials is an essential
ingredient to quality development. Successful
applications of colors and materials improve the
character and essence of the community.

The primary goal of color and materials palettes
is to further enhance and define the architectural
styles within this document. Equally important is the
balance of diversity and harmony; variety of color
and materials must be achieved within the context
of a harmonious community.

Selected colors and materials should be
appropriate to the styles they represent and used
to further differentiate from the other styles.

Architectural screens, fences and accessory
structures should be compatible in material, color
and texture to the main buildings.

5.8.1 MATERIALS & FINISHES
Specific materials shall be identified for each
architectural style. The chosen materials shall
represent the specific architectural style enhancing
the community aesthetic.
• Use complementary building materials that
promote a harmonious appearance and
provide interest and variety consistent with the
architectural styles; and
• Where possible, use style-appropriate
concrete roof tile blends; prohibit overly
dramatic blends with extreme contrast.

Smooth stucco application
ATTACHMENT 14
Chapter 5 Neighborhood Design
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5.8.4 STUCCO DETAILS
All stucco trim details (such as window surrounds,
window sills, roof eaves, column details, lintels,
etc.) must be constructed with a level of precision
and accuracy to express the authentic execution of
the style;
• Use clean, crisp and smooth stucco details.
• Use a different trim stucco finish or color from
the wall stucco finish.
• No rough, “blob”-like and uneven stucco finish. .
• Carefully locate stucco control joints if applicable
on elevation designs.

5.8.5 MATERIAL WRAPPING
Architectural elements must not end at the corner
of a building and shall wrap around the corner
and extend to a logical terminus point that is
incorporated into the overall architectural design.

5.8.6 ROOF MATERIALS
Roof materials, colors, and treatments should
correspond to the individual character or style of
the architecture and be compatible with the overall
look of the neighborhood.

5.8.7 ORNAMENTAL DETAILS
Use details that appear as functional elements and/
or match the architectural style.

Color and Material Applications
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5.8.10 SHUTTERS
All shutters shall comply with the following:
• Mount shutters on finished wall material,
embedded shutters prohibited.
• Match shutter size to the recessed opening
window width.
• Shutters not required on every window, they
should be used purposefully.

5.9 RESIDENTIAL LIGHTING
Appropriate lighting is essential in creating an
inviting evening atmosphere for the community. All
lighting shall be non-obtrusive.
• Limit all exterior lighting to the minimum
necessary for safety and tasteful design aesthetic.
• Shield all exterior lighting to minimize glare and
light spill onto adjacent properties.
• Use exterior entry lights that complement the
architectural style.
• Use low voltage lighting whenever possible in
common areas.

5.8.8 GUTTERS & DOWNSPOUTS
Integrate gutters and downspouts into the home
design when used.

5.8.9 WINDOWS
Typically the location of windows is determined
by the practical considerations of room layout,
furniture placement, views, and privacy. Design
of them should be a focus as windows play
an important role in the exterior architectural
character.

Within the appropriate style requirements, group
and coordinate windows with other design
elements to create a sense of composition and
order;
• Where appropriate to style and window
form, the use of multiple window panes is
encouraged.
• Use appropriate scale and proportion in
window design to enhance the elevation style,
using shutters, trim, or other element to help
convey character.

Lighting enhances architecture and
provides functionality Properly proportioned shutters to window size.

ATTACHMENT 14
Chapter 5 Neighborhood Design
March 2022 5-13

5.11 ADDRESSES
Addresses must be a minimum of 6” high and
clearly visible from the nearest emergency vehicle
right-of-way. Homes served by drive courts shall
also have address numbers at the rear of the
building.

Residential addresses must be mounted next to
a light source and clearly illuminated by lighting
during low-light periods.

5.10 ENTRIES
Entries should create a welcoming impression, and
identify individual unit entries.
• Wherever possible, site plans should orient the
front door image and principal access toward
the street or common area.
• Incorporate appropriate roof elements,
columns, feature windows and/or architectural
forms in the entry statement to emphasize
the building character and the location of
individual doorways.
• If front entry location is not immediately obvious
due to building configuration, direct and draw
the observer to it with added elements such as
signs, lighting and landscape.

Landscape, lighting and direct front door location make for a welcoming entry.

Address placement.

ATTACHMENT 14

5.13 SOLAR
To ensure effective solar installations while
preserving a high quality aesthetic, thoughtful
design and strategy for the homes and the
technology is recommended.

Simple Roof Forms: Provide uncomplicated
roof forms that allow adequate space to place
Photovoltaic (PV) panels in an organized pattern
and gives sufficient roof area for properly sized
installations.

Visible Edge Consideration: Minimize panel
visibility at prominent neighborhood edges, when
feasible.

Architectural Solutions: Apply elevation
styles that accommodate solar-friendly roofs.

5.12 NON ARCHITECTURAL

ELEMENTS

5.12.1 MECHANICAL EQUIPMENT
Mechanical equipment shall be screened from
view. Mechanical equipment includes:
• HVAC equipment
• Gas and electric meters
• Cable/TV panels
• Pool and spa equipment
• Exterior landscape/lighting equipment
Mechanical equipment is prohibited in patio/porch
areas. When feasible, mechanical equipment shall
be placed on the side of the home for minimal
public visibility. Other screening methods may
include but are not limited to landscaping and/or
low walls.

5.12.2 TECHNOLOGY
Homes where fiber optics are available in the
street, shall connect the fiber optics to the home.

5.12.3 SOLID WASTE
Space shall be provided for the refuse storage bins
out of view from the street.

ATTACHMENT 14
CHAPTER 6 STYLES

6.1 INTRODUCTION
The style information herein provides the tools to create attractive architectural design. This Chapter shall serve as a guide for designers and builders when creating architectural plans.

Styles have been suggested to create visually variety in the neighborhoods while encouraging a cohesive community theme.

Composition and details should hold true to the vernaculars of each style choice. As such, the provided menus of common features define typical characteristics of each recommended architectural style. These tables assist designers with making design choices that strengthen the authenticity of the elevations. The menu of common features are suggestions to enable authentic details; not all elements are needed for every home but a variety shall be used to complete the design.

Additional styles may be proposed; however, they shall follow the same principles and attention to detail as the specific styles listed in this Chapter.

Durable materials and quality construction methods are encouraged for longevity and aesthetics.

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Historically adapted elevations combine these
notions into physical reinterpretation of an
architectural style that can be executed as:
• Modern details and materials applied to
traditional architectural forms.
• Modern or progressive forms clad in traditional
materials and details.
• Exaggeration or emphasis of a prominent
characteristic with modern or progressive
expression.

6.2 AUTHENTIC ADAPTATIONS
Recognizable authentic architecture is based
on traditional forms, materials, and details that
reasonably express the heritage of a particular
style. Historically derived, or authentically adapted,
elevations continue to focus on forms and details,
but allow for the integration of modern materials,
colors, and artistic interpretation to generate a
contemporary, yet recognizable, expression of an
architectural style.

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Elevations should express a recognizable architectural style from the Lumina at Machado Ranch collection of styles but can use artistic design to incorporate new, modern or progressive forms, details and materials in the modern context of architecture. The chosen approach to adaptation, for example the use of traditional forms with contemporary materials and color, should be used as appropriate to the neighborhood in which it resides.

Any of the styles may be expressed as an authentic adapted or historically derived elevation using any, all, or a sampling of elements.

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6.3 AMERICAN TRADITIONAL
The American Traditional style is a combination
of the early English and Dutch houses found on
the Atlantic coast. Their origins were adaptations
of classical styles. Details from these original
styles are loosely combined in many examples.

Current interpretations have maintained the simple
elegance of the early prototypes with added
refinements and new design details.

Another identifying feature of this style is the
monumented entry with decorative crown
(pediment) supported by pilasters or columns
projecting forward of the otherwise flat facade to
form an entry.

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Chapter 6 Styles
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ELEMENTS MENU OF COMMON FEATURES
Roof
Components

3.5:12 to 8:12 roof pitch
0” to 24” overhang
Gable or hip roofs
Roof Materials Flat concrete shake tile or flat concrete slate tile Architectural
Components
Entry feature with traditional pediments and substantial portico stoop or surround Front porches
Wall
Materials
Medium sand float stucco finish (16/20)
Horizontal siding or brick accents
Trim & Details
Head and sill trim
Columns with base and capital trim
Shaped corbels
Shutters
Low-walled entry courtyards or porches
Cornice emphasized by dentils or decorative
molding
Exposed rafter tails
Windows Vertically proportioned windows with divided lites Doors &
Gates Garage and front door patterns to complement style Color &
Material
Palette
Concrete Roof Tile Colors: cool or warm grays, gray greens, taupes and browns Stucco & Siding Colors: whites, off-whites, gray-blues, cool or warm grays, earthy greens, taupes, beiges and light-value subdued yellows
Trim Colors: whites and off-whites
Accent Colors: dark, saturated jewel tones, grays and blacks Brick Colors: cool or warm earth tones, orange-reds and reds or used brick ATTACHMENT 14
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6.4 CALIFORNIA BUNGALOW
The Bungalow style is a derivative of the American
Craftsman style. California was first introduced
to the Bungalow style at the turn of the twentieth
century, they were particularly popular in Southern
California. Bungalows became popular in suburban
neighborhoods all throughout California and
nationwide.

Bungalows often exhibit horizontal lines, ample
porches, and lower pitched gable roofs. Common
exterior materials included shingles for the roof, and
siding and stucco on the walls. Typically, ornamentation is sparse, but wood, brick or stone accents embellish
the elevations. Current design techniques include
veneers and simulated wood materials as they are
more durable.

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ELEMENTS MENU OF COMMON FEATURES
Roof
Components
4:12 to 6:12 roof pitch
0” to 24” overhangs
Basic gabled roof - side to side with cross gables
Roof
Materials Flat concrete tile - shingle appearance
Architectural
Components Front porch
Wall
Materials
Medium sand float stucco finish (16/20)
Horizontal siding or shingle accents
Trim &
Details
Entry porches with heavy square columns
Trim at windows and doors
Gable end outlookers
Surface mounted fixtures on front elevations must complement architectural style Open eave overhangs
Windows Vertically proportioned windows with divided lites Doors &
Gates Garage and front door patterns to complement style Color &
Material
Palette
Concrete Roof Tile Colors: weathered wood tones including warm grays, taupes, browns and rusty-reds Stucco Colors: light to mid value grays, earthy greens, taupes, beiges Siding Colors: mid to dark value wood stain-like gray-blues, gray-greens, browns or rusts Trim Colors: off-whites or mid to dark value wood stain-like colors Accent Colors: slate blues, dark, earthy greens, browns, burgundies and rusts Brick & Stone Colors: cream colors, natural grays and warm earth tones ATTACHMENT 14
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6.5 FARMHOUSE
The Farmhouse style captures the spirit of the California agrarian living. Homes reflect an airy connection to the outdoors with simple forms and vertical windows. The style uses a play of materials from light to earthy stone colors and a mix of old traditional and new progressive materials. The style is based on familiar farmhouse shapes. Gable and cross gable roof forms are accented by shed dormers. Use of materials connect the style to the agricultural past with stucco, stone and siding materials and metal roof accents.

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ELEMENTS MENU OF COMMON FEATURES
Roof
Components
4:12 to 6:12 roof pitch
0” to 18” overhangs
Front facing gables
Dormers
Roof Materials Flat concrete tile
Metal standing seam roof accents
Architectural
Components
Porch or covered entry
Awnings
Wall
Materials
Medium sand float stucco finish (16/20)
Board and batten accents
Trim & Details
Porches with simple columns and railings
Fully trimmed windows
Shutters
Windows Vertical windows with simple divided lites
Square window accents
Doors &
Gates Garage and front door patterns to complement style Color &
Material
Palette
Concrete Roof Tile Colors: cool or warm grays, gray-greens, taupes, browns and rusts Metal Roofing Colors: grays, blacks, bronze-tones or galvanized-look finishes Stucco colors: whites, off-whites, grays, light blues, cool or warm grays, light greens, taupes, beiges and midvalue subdued yellows Siding Colors: whites, off-whites, grays, mid value blues, cool or warm grays, mid value greens, taupes, beiges and mid-value subdued yellows
Trim Colors: whites and off-whites
Accent Colors: mid to dark value grays, blues, greens, rusty-reds, oranges and saturated yellows Stone Colors: cream colors, natural grays and warm earth tones coordinated with palettes ATTACHMENT 14
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6.6 MONTEREY
The Monterey style is a combination of the
original Spanish Colonial adobe construction
methods with the basic two-story New England
colonial house. Prior to this innovation in
Monterey, all Spanish colonial houses were of
single-story construction.

First built by Thomas Larkin in 1835, this style
introduced two-story residential construction
and shingle roofs to California. This Monterey
style and its single-story counterpart eventually
had a major influence on the development of
modern architecture in the 1930s.

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ELEMENTS MENU OF COMMON FEATURES
Roof
Components
4:12 to 6:12 roof pitch
0” to 18” overhangs
Gables
Roof Materials Concrete “S” tile
Architectural
Components
Shutters
Upper balcony with simple railing and post elements
Wall
Materials Medium sand float stucco finish (16/20)
Trim & Details
Window trim at top and bottom may extend past the window edges at sides Brick veneer skirt or accents
Potshelves
Decorative corbels and/or outlookers
Windows Vertical windows with simple divided lites
Focal window
Doors &
Gates Garage and front door patterns to complement style Color &
Material
Palette
Concrete Roof Tile Colors: hues of terracotta and orange-red reminiscent of clay tile Stucco Colors: whites and off-whites to mid value warm tones Trim Colors: mid to dark value warm tones simulating wood stain colors Accent Colors: subdued shades of blue, green, burgundy or rust Metal Railing Colors: hues of bronze or black
Brick Colors: terracottas, orange-reds, browns or taupes and white brick, painted or slurry coated ATTACHMENT 14
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6.7 PRAIRIE
The roots of Prairie architecture began in the late 1800s with the “Oak Park” and “River Forest” houses of Frank Lloyd Wright.

The Prairie School of architecture came to California with its own unique interpretation. The style is characterized by horizontal expressions and proportions. Horizontal proportions provide an “earthy” feel while the lower pitched roof often seems to float with its deep overhangs.

The Prairie style in its vernacular form spread throughout the country, along with Wright’s belief that a building should fulfill its primary function, but also exude character, life, spirit, beauty, and a vibrant environment. This style is bold and elegant. It’s a bit contemporary but with all of the warmth and richness of form and material. Asymmetrical compositions of multiple finishes in a balanced presentation of horizontal
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ELEMENTS MENU OF COMMON FEATURES
Roof
Components
3:12 to 4:12 roof pitch
0” to 30” overhangs
Hip roof typical
Emphasize eave details
Enclosed eave soffits
Roof Materials Flat concrete tile
Architectural
Components Recessed porches or stoop entries
Wall
Materials
Medium sand float stucco finish (16/20)
Horizontal siding, stone or brick accents
Trim & Details
Heavy columns with stone or brick base accent
Tapered or double-post porch columns on brick piers
Banding or belt course on second floor
Windows
Vertically proportioned windows
Grouped windows with belt course
Wood or stucco trim
Doors &
Gates Garage and front door patterns to complement style Color &
Material
Palette
Concrete Roof Tile Colors: subtle blends of earthy browns, greens or reds Stucco & Siding Colors: light to mid value, warm, nature-based hues Trim Colors: mid to dark value warm tones simulating wood stain colors Accent Colors: dark value organic greens, browns or reds Brick & Stone Colors: light to mid value warm earth tones ATTACHMENT 14
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6.8 SPANISH
The Spanish style attained wide-spread popularity after the Panama-California exposition of 1914 in San Diego. The Spanish style’s most notable characteristics include the use of “S” or barrel tile roofs, stucco walls, feature entry doors, and porticos, highlighted ornamental iron work and carefully proportioned windows appropriate to its wall mass.

Key features of this style were adapted to the California lifestyle. Plans were informally organized around a courtyard with the front elevation very simply articulated and detailed. The charm of this style lies in the directness, adaptability, and contrast of materials and textures.

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Chapter 6 Styles
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ELEMENTS STANDARDS ENHANCEMENTS
Roof
Components

3.5:12 to 5:12 roof pitch
0” to 18” overhangs
Rafter tails, shaped tails preferred
Parapets with barrel tile caps
Gables
Roof
Materials Concrete “S” tile
Architectural
Components
Recessed openings at front and corner elevations
Porches, balconies or verandas
Wall
Materials
Medium sand float stucco finish (16/20)
Decorative ceramic tile or brick accents
Trim &
Details
Header and sill trim
Closed or exposed eaves
Decorative wrought iron details
Windows Vertically proportioned windows
Focal window
Doors &
Gates
Front entry doors without a porch, deeply recessed from front facade Rectangular or arched surrounds (following door or design) Garage and front door patterns to complement style
Color &
Material
Palette
Concrete Roof Tile Colors: hues of terracotta and orange-reds reminiscent of clay tile Stucco Colors: whites and off-whites to light value warm tones Trim Colors: mid to dark value warm tones simulating wood stain colors and warm, light to mid value colors reminiscent of precast concrete as appropriate to details Accent Colors: saturated to muted shades of blue, green, burgundy, rust or gold Brick Colors: terracottas, orange-reds, browns or taupes Decorative Metal Colors: hues of bronze or black
Decorative Ceramic Tile Colors: colors consistent with historic Malibu tiles ATTACHMENT 14
ATTACHMENT 14
CHAPTER 7 LANDSCAPE

7.1 INTRODUCTION
Landscape design strengthens streetscape appearance and makes pedestrian activity more enticing. Landscape features soften the built environment and enhance the overarching community theme.

Wellness Walks along prominent community streets connect the planning areas to the open spaces. By utilizing small lot standards and motor court design, more opportunity to give land back to the streetscape for active living is enabled.

The community plant palette shall be climate appropriate and pleasing to the eye. Irrigation shall be designed to maximize efficiency and implement water conservation measures.

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7.2 COMMUNITY ENTRIES
Community entries shall be designed as special statements reflective of the project’s character to establish identity for residents and visitors.
• Use monument signage and landscape features such as trellis and pilasters to further enhance the project entry.
• Landscape shall include flowering trees and other enhanced landscape to emphasize the community entries.
• Visibility and safety shall be considered when selecting corner and median plantings. • Accent lighting for trees and community signage shall be included for nighttime wayfinding and pleasing design.

Figure 7.1: Conceptual Entry Plan - Woodward Avenue
Figure 7.2: Conceptual Entry Elevation - Woodward Avenue Community Entry Locations
7-2
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Chapter 7 Landscape

7.3 PARKS AND OPEN SPACE
The Community Park is the focus of Lumina at Machado Ranch. Various passive and active uses are proposed for the park which also provides a destination for walking. Wellness Walks are provided throughout the community that radiant from the Community Park out into each neighborhood. Please see Sections 4.12 and 4.2 for discussion on the Wellness Walks.

The Bella Terra Drive entrance provides connectivity from Woodward Avenue to the Community Park.

The extended landscape buffer provides a visually pleasing and comfortable pedestrian route from the northern boundary to the Community Park.

Going westbound on J Street after entering through the landscaped round-about, J Street contains a median, an 8’ wellness walk, and landscape planting opportunities for a visually pleasing entrance.

This streetscape encourages pedestrian activity and with the center median, exhibits a main primary community entry.

The Levee Park provides connectivity to the Levee Trail. A short walk from the Community Park, residents and visitors can access the Levee for further pedestrian activity. Refer to Figure 7.3: Parks and Open Space. SOUTH LOOP

WELL SITE
(LOT H)

LEVEE ACCESS

POCKET PARK (LOT
G)

WOODWARD
AVE. ENTRY

BUS STOP

AIRPORT WAY

ROUNDABOUT

OPEN SPACE
(LOT C)

OPEN SPACE
(LOT D)
WOODWARD AVE. LANDSCAPE FRONTAGE

AIRPORT WAY LANDSCAPE FRONTAGE

COMMUNITY
PARK

SOUTH LOOP

BELLA TERRA DRIVE

STREET J

AIRPORT WAY
WOODWARD AVE.

Figure 7.3: Parks and Open Space
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7.4 COMMUNITY PARK
The heart and soul of Lumina at Machado Ranch
is the park located at the center of the project.

The Central Park will become the living room for
the community; where residents and visitors play,
relax, and connect with family and neighbors.

Featuring both active and passive uses, the
Community Park will bring people out in a fun and
healthy environment. All park elements shall meet
the requirements of the City of Manteca.
• A variety of play/exercise opportunities shall be
available for the residents.
• Recreation areas may be dual use with storm
water retention and filtration.
• Facilities shall be compliant with ADA and
current codes at the time of installation.
• Irrigation shall be designed to maximize
efficiency and meet the requirements of the City
Parks Maintenance Department.

Refer to Figure 7.4: Conceptual Park Plan.
7-4
ATTACHMENT 14
Chapter 7 Landscape

RECREATIONAL
FIELD
330’ X 220’

FLEXIBLE USE
LAWN
LID

STORMWATER

TREATMENT
BASIN

BELLA TERRA DRIVE

NORTH LOOP SOUTH LOOP

SOUTH LOOP

STREET II

SCOOTER
PARK
BASKETBALL

WELLNESS
NODE

WELLNESS NODE

WELLNESS NODE
ENTRY
PLAZA
ENTRY
PLAZA

FLOOD BASIN
bottom of slope
high water line
top of slope

FLOOD BASIN
bottom of slope
high water line
top of slope

ACTIVE PLAY
AREA

WELLNESS
NODE

WELLNESS NODE

WELLNESS
NODE

WELLNESS WALK

WELLNESS WALK

WELLNESS WALK

WELLNESS

WALK WELLNESS WALK

WELLNESS WALK

WELLNESS WALK

WELLNESS WALK

HORSESHOES

FREE PLAY AREA

GROUP PICNIC AREA

WITH SHADE SHELTER

TOWN CENTER
PLAZA

PICNIC/BBQ
AREA

PICNIC/BBQ
AREA
2-5 AND 5-12

PLAY AREA
ENTRY
PLAZA
ENTRY
PLAZA
ENTRY
PLAZA
ENTRY
PLAZA
Figure 7.4: Conceptual Park Plan
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7.5 LEVEE POCKET PARK
The Levee Pocket Park provides access to the
existing levee path. This park will also feature a
tot lot, seating area with orchard-style planting,
and an oak grove.

The project will construct a portion of the RD17
Levee along with a berm that runs the majority
of the project’s southern boundary. These
improvements create a natural barrier to the
adjacent farmland.

Refer to Figure 7.5: Conceptual Levee Park Plan.

MACHADO PROPERTY LEVEE ACCESS POCKET PARK - TOT LOT PRECEDENT IMAGES

NATIVE MEADOW

SEED MIX

MAINTENANCE AND

ACCESS PATH
SLOPE
(TYP.)

TOT LOT/
PICNIC
AREA +1
+6.5
SLOPE
5%
+12
+0

ACCESS PATH
4’ PARK

STANDARD

ORNAMENTAL

IRON FENCE

EXISTING

LEVEE PATH

PATH WITH
STEPS

LEVEE BUFFER LINE

STREET L
318
317
319 320
370
369
368
367
351

OAK GROVE
0’ 40’ 80’
SCALE: 1”=40’
MACHADO PROPERTY LEVEE ACCESS POCKET PARK Figure 7.5: Conceptual Levee Pocket Park Plan 7-6
ATTACHMENT 14
Chapter 7 Landscape
Figure 7.6: Conceptual Wall and Fence Plan
M
1 7'-0"
7'-6"

MACHADO PROPERTY MASONRY PRIVACY WALL
Masonry Wall Example
Good Neighbor Fence Example
LEGEND
Masonry Wall
Wood Fence
Wood Fence (Front of Lot)

7.6 COMMUNITY WALLS AND FENCING
Besides landscaping, walls can add to the character of the community. Community walls and fences shall enhance the aesthetic and provide privacy. These design elements shall enhance the Lumina at Machado Ranch design theme and add to the visual cohesiveness of the community.
• Walls adjacent to the neighborhood edge and between
landscape lots and residential lots shall be considered the Community Wall.
• Community Walls shall be split face masonry wall, with decorative pilasters and precast caps.
• Community walls shall be 6’, additional 6” permitted for cap.

Measurement shall be taken from finished grade.
• Good neighbor fences shall not exceed 6’.
• Fencing adjacent to the front yard and side yard of a corner home shall not exceed 42” in height.
• Exceptions to wall heights may be permitted based on noise analysis determination.

Refer to Figures 7.6, 7.7 and 7.8.

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MASONRY PRIVACY WALL
1/2" = 1'-0"
7'-0"
7'-6"

SPLIT FACE PROTO II MASONRY WALL

PRECAST WALL CAP

PILASTER WITH STONE VENEER

AND PRECAST CAP
P-RE-MAC-01
0’ 2’ 4’
SCALE: 1/2”=1’
WALL
Figure 7.7: Conceptual Masonry Privacy Wall Detail
Figure 7.8: Conceptual Good Neighbor Fence Detail 6’-6” 6’-0” 7-8
ATTACHMENT 14
Chapter 7 Landscape

7.7 COMMUNITY SIGNAGE
Community signage shall be provided at major community entries. Signage shall be consistent with the project theme and enhance the community streetscape.

Monument signs can either be located at the project entry corners or in a medians.

Street signage such as street signs, stop signs, etc., shall coordinate with the type and style of the streetlights and other applicable elements. Street signage shall be approved by the City of Manteca.

Example Signage/Monumention Material
Example Monument Design
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7.8 LIGHTING
Lighting shall be provided as required per the City of Manteca requirements for safe, secure, and well-lit streets and pedestrian walkways. Lighting shall be encouraged that reflects a pedestrian scale, reduces nighttime glare and light spill, and adds to the ambiance of the community. Lighting within the open space areas shall be located to minimize light spill into adjacent homes.
• Standard height for street lighting is 20’ per the MMC, lighting shall comply with City standard.

Unobtrusive lighting with soft down-lit pools of light is encouraged.

Lighting locations shall be specified on the lighting plan included in the improvements plans and additionally described in the park improvement plans.

7.9 PARK FURNISHINGS
Furnishings contribute to the community theme and character. A unified family of furnishings shall be selected for cohesiveness. All park furnishings, play equipment and components will comply with City standards.

Conceptual Park Furnishings
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Chapter 7 Landscape

7.10 COMMUNITY PLANT PALETTE
The plant palette is put in place to enhance the community aesthetic.

Landscape features shall be cohesive throughout the community so as to reflect an overall community theme, but varied to provide visual interest.

The plant palette will comply with the City’s approved Plant List. All landscape plans will be processed through the City of Manteca.

7.10.1 COMMUNITY TREES
Trees perform several functions in residential landscape. They provide shade for parked cars, pedestrians, and homes, they unify the neighborhood landscape, and they are the thread that sews the individual streets into a cohesive community.
• Corner lots shall include trees along all frontages, but not encroaching into the line of sight at corners for vehicular, bicycle and pedestrian safety.
• Trees shall be located in concert with streetlights, utility pedestals and driveways.
• Street trees shall enhance the streetscape and contribute to the community identity and character.
• Each homes is required to have one tree per front yard of each home.
• Street Trees shall vary in species along each block to provide a diverse and adaptable urban forest that can be resilient to changes in climate and disease for the long term benefit of the community. • Streets trees shall be chosen from the City Approved Plant Palette.

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ATTACHMENT 14
CHAPTER 8 DESIGN REVIEW
The Design Review process has been developed to ensure
quality homes that will stand the test of time. This process is in place to encourage elevated design standards and
employ design methods that enhance community safety.

These requirements are intended to be a road map to
develop a home or a product line that contributes to the entirety of Lumina at Machado Ranch.

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8.1 DESIGN REVIEW PROCESS
The review process of proposed plans will help to
ensure the vision of Lumina at Machado Ranch.

Design review is required for all projects requiring
a building permit in Lumina at Machado Ranch.

Production home design shall be reviewed by the
The Lumina Design Review Board (LDRB). Prior to
issuance of a building permit for any structure, two
levels of review are required; the first by the LDRB
and the second by the City.

The LDRB will review and work with the applicant
to construct a quality project. The LDRB will be
composed of three members from Signature
Homes (Master Developer). The board has the
authority to review and approve all plans and
specifications submitted to them for any proposed
improvement. They do not review and approve:
a.) engineering design, b.) compliance with
zoning and building ordinances, c.) compliance
with public utility requirements, d.) any easement
compliance, or e.) preservation of any views.

Results of the private committee’s review shall be
required before submittal to the City of Manteca
for planning or building permits.

The goal of both the City’s and the private
board’s review is to retain the cohesiveness of
the architectural and landscape architectural
character and to enhance the desirability and
attractiveness of this planned development. The
plans will be examined for compliance with the
Design Guidelines and the relationship with other
site improvements.

Model home locations, temporary sales signage,
landscaping, lighting, parking, etc. shall be
approved by the LDRB.

This process is for submittal of new home plans,
model complex site plans (including location
approval), model landscape plans and production
home landscape plans.

Once the plans have been accepted by the LDRB,
the board will schedule an applicant meeting
within 10 working days. During this session, the
submittal will be reviewed and details such as
building sighting, landscape, and community
development concepts will be discussed.
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The LDRB will review the submittal for conformance
with the intent of the Design Guidelines. A
memorandum will be prepared describing the
findings of the review. Items will be identified as
either significant or minor. Significant items will
require re-submittal; minor items require a signed
statement from the applicant that the minor items
will be corrected in the construction documents
prior to the submittal to the City of Manteca
After the review session, the LDRB will respond
to the applicant within 15 working days. The
response letter will include either an approval
or an approval with modifications. If significant
modifications are requested, a second design
review will be scheduled to work through the
remaining concerns.

Complete re-submittal is only required if the
original submittal fails to meet the intent of the
Design Guidelines, as determined by the LDRB.

For incomplete submittals only the missing or
incomplete items will be required in the resubmittal.

The LDRB will review the re-submittal. A
memorandum will be prepared describing the
board’s findings regarding the resubmittal. The
resubmittal will be reviewed at the next scheduled
meeting of the LRDB pursuant to the document
submittal timeline, unless other arrangements are
agreed upon.

Once the LDRB approves, then development plans
can be submitted to the Manteca Planning Division
for City processing.

Upon the final certificate of occupancy being
issued by the City to the developer/builder, the
design review process/responsibilities will transfer
solely to the City of Manteca’s Community
Development Department. Any modifications
post initial construction shall be reviewed and
processed by the City.

Refer to Figure 8.1: Design Review Process.

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Minor Amendments
The following are examples of what could be
considered minor amendments:
• Changes in the configuration of Master Plan
land use which does not alter the relationship to
other land uses or compromise the concept and
principles of the Master Plan.
• Minor changes to land uses which result in
changes in unit, counts, minor acreage change
of land uses, or other changes altering land
uses, which do not significantly affect the key
planning concepts set forth in the Master Plan.
• Changes to the collector street system and
alignments that do not substantially alter the
intended land use or circulation framework set
forth in the Master Plan.
• The relocation or reconfiguration of park or
open space that is not less in acreage than the
specified minimums, and does not compromise
the park and open space concept set forth in
the Master Plan
• Changes to design guidelines and/or development
standards that do not substantially change the
physical character of Lumina at Machado Ranch
as envisioned in the Master Plan.
• Modifications to informational material
contained in the Lumina at Machado Ranch
Master Plan that does not have regulatory
effect.
• Any change to the Plan that would not
significantly increase environmental impacts.

8.1.2 MODIFICATION TO DESIGN

GUIDELINES
Situations may arise where future amendments
to the adopted Master Plan can be considered
because of changing circumstances. Additionally,
because of unforeseen circumstances, some
development standards or design guidelines may
not be feasible on a particular parcel. In these
situations, the procedures listed below will be
followed to amend the adopted Master Plan.

Amendments to the adopted Master Plan should
be categorized as either minor or major. This
determination is to be made by the Community
Development Director or his/her designee. Minor
amendments, modifications, or exceptions can
be reviewed and acted upon by the Community
Development Director. Those amendments
considered major will be processed as set forth
below. Amendments to the Master Plan can
include, but are not limited to changing land use
designations, circulation plan, design criteria,
landscape criteria, development standards or
policies.

ATTACHMENT 14
Chapter 8 Design Review
March 2022 8-5
Major Amendments
The following are examples of what could be
considered major amendments:
• Introduction of a new type of land use not
specifically discussed in the Master Plan which
necessitates a General Plan Amendment and
Rezone.
• Significant changes to the collector street system
that would substantially alter the land use or
circulation concepts set forth in the Master Plan.
• Changes to design guidelines and/or
development standards which, if adopted would
substantially change the physical character of
Lumina at Machado Ranch as envisioned in the
Master Plan.
• Any change to the Plan that could significantly
increase environmental impacts.

ATTACHMENT 14
Lumina MACHADO
RANCH
AT
Figure 8.1: Design Review Process
Applicant Submits to LDRB
Applicant Pre-Meeting (if requested)
LDRB Schedules Submittal Meeting
(within 10 working days of submittal)
LDRB Provides Comment Memo
(15 working days of meeting)
Applicant Receives Comments
Application Approved (Approval
Letter issued for City Submission)
Applicant Revises Plans and
Resubmits to LDRB
If Necessary, 2nd Meeting may
be Scheduled
Revisions Addressed, Approval
Granted for City Submission
8-6
ATTACHMENT 14
Chapter 8 Design Review
March 2022 8-7

REQUIRED APPLICATION INFORMATION
Lumina at Machado Ranch Applicant Information
(include this form with each application)
Date Lot Number(s)
Proposed Project Name APN Number(s)
Size of Project (Acres) Total Units
Applicant
Contact Telephone
Address Fax
City/State/Zip E-mail
Architect
Contact Telephone
Address Fax
City/State/Zip E-mail
Landscape Architect
Contact Telephone
Address Fax
City/State/Zip E-mail
Civil Engineer
Contact Telephone
Address Fax
City/State/Zip E-mail
ATTACHMENT 14
Lumina MACHADO
RANCH
AT
A Builder may request a pre-submittal meeting with the LDRB prior to its formal submittal of plans. The purpose of this meeting is for the LDRB to provide guidance to the Builder in an effort to minimize the processing time and avoid wasted effort during the submittal process. It is not required that materials be submitted prior to the meeting, however it is recommended. The Builder and its Architect should attend the meeting and should at a minimum provide plans sets with dimensioned elevations and floor plans.

Please see the following pages for
the requirements for submission.

Basic submittal standards:
• Scaled with a graphic scale.
• 1/8 or 1/4 scale for floor plans
• 1:40 to 1:100 site plans
• North arrow
• Applicant’s name
• (2) Printed copies at 24” x 36”
• Digital files on a USB drive or
Sharefile/Dropbox
8-8

Site Plan

APN

Setbacks

Building footprints

Scale and north arrow

Fully dimensioned

Schematic Floor Plans and Elevations

Floor plans for all levels include:
- Square footage of proposed building
- Number of bedrooms and bathrooms
- Any accessory structures
- Dimensions

Front Elevations (colored)
- Dimensions
- Material Call-outs

Self-Certified Design Guidelines Checklist

8.2 APPLICATION CHECKLIST FOR ONE HOME
ATTACHMENT 14
Chapter 8 Design Review
A Builder may request a pre-submittal meeting with the LDRB prior to its formal submittal of plans. The purpose of this meeting is for the LDRB to provide guidance to the Builder in an effort to minimize the processing time and avoid wasted effort during the submittal process. It is not required that materials be submitted prior to the meeting, however it is recommended. The Builder and its Architect should attend the meeting and should at a minimum provide plans sets with dimensioned elevations and floor plans.

Please see the following pages for
the requirements for submission.

Basic submittal standards:
• Scaled with a graphic scale.
• 1/8 or 1/4 scale for floor plans
• 1:40 to 1:100 site plans
• North arrow
• Applicant’s name
• (2) Printed copies at 24” x 36”
• Digital files on a USB drive or
Sharefile/Dropbox
March 2022 8-9

8.3 APPLICATION CHECKLIST FOR MULTIPLE HOMES

Site Plan

Setbacks

Statistical summary (e.g. lot coverage, open space)

Building footprints

Driveways, walks & fencing

Scale and north arrow

Fully dimensioned

Project Map

Lot/Parcel Numbers

Schematic Floor Plans and Elevations

Building Floor Plans for all levels include:
- Square footage of proposed building(s)
- Number of bedrooms and bathrooms
- Dimensions

Front Elevations (colored)
- Of each architectural style proposed
- Dimensions with plate heights
- Material call-outs

If applicable: streetscape, enhancements, and or pocket parks

Self-Certified Design Guidelines Checklist
ATTACHMENT 14
Lumina MACHADO
RANCH
AT
8-10

8.4 SELF-CERTIFIED DESIGN GUIDELINES CHECKLIST
Intent and purpose. The purpose of this section is to provide overt and professionally appropriate standards for the evaluation of design features in Manteca. The criteria are not intended to restrict imagination, innovation or variety, but rather to assist in focusing on design principles which can result in creative solutions that will enhance real and perceived safety in Manteca, develop a satisfactory visual appearance, preserve taxable values, and promote the public health, safety and welfare.

If the project does not comply with individual criteria listed in the Design Guidelines Checklist, the applicant must present a feasible alternative design solution that meets the intent of the listed requirement.

Table 8.1: Self-Certified Design Guideline Checklist
Guideline Yes No Comments (LRDB) Comments (CITY)

NATURAL SURVEILLANCE
a. Utilizes lighting to eliminate dark spaces.
b. Utilizes walls and fencing where appropriate
to delineate public and private space.
c. Illuminated doorways that open to the outside.
d. Front door is visible from the street.
e. Install windows in living areas to provide
visibility of the property.
f. Place windows, doors, and walkways to
ensure the opportunity for easy observation of
surrounding areas.
g. Selected landscaping to allow unobstructed
views of vulnerable doors and windows from the
street and other properties.
h. Install windows on all four sides of buildings to
allow surveillance.
i. Homes adjacent to public spaces are
positioned to have visibility into the public realm.
j. Common open space and playgrounds are
visible and open to the street.
k. Proposed landscaping minimizes blind spots
or hiding spots.

ATTACHMENT 14
Chapter 8 Design Review
March 2022 8-11
Guideline Yes No Comments (LRDB) Comments (CITY)
l. Street lighting in high pedestrian traffic areas
are positioned to help recognize potential threats
at night.
m. Community parks have lighting for safety, and
avoid spaces that could create user vulnerability.
n. Discourage crime by creating an inhospitable
environment for criminals.
o. Lots, streets, and houses are designed to
encourage interaction between neighbors.
• Unobstructed view and pathway to front door.
• View window at front yard.
• Manicured landscape providing aesthetic value
while not inhibiting visibility.
• Illuminated front entry and garage.
• Visibility from homes into public space.
• Delineation between private and public space.

ATTACHMENT 14
Lumina MACHADO
RANCH
AT
8-12
Guideline Yes No Comments (LRDB) Comments (CITY)

NATURAL ACCESS CONTROL
a. Walkways and landscaping direct visitors
to the proper entrance and away from private
areas.
b. Balcony railings and patio enclosures are as
low as possible using non-opaque materials.
c. Community entrances and parks are defined
with landscaping and monumentation.
d. Community access limited without completely
disconnecting the subdivision from adjacent
subdivisions.
e. Streets designed to calm traffic and discourage
cut-through or high-speed traffic.
f. Walkways in locations safe for pedestrians,
and use them to define pedestrian realm.
• Entry monumentation.
• Defined pedestrian
walkways and
crossing.
• Low profile
landscaping and
view fence enabling
visibility into park.

ATTACHMENT 14
Chapter 8 Design Review
March 2022 8-13
Guideline Yes No Comments (LRDB) Comments (CITY)

TERRITORIAL REINFORCEMENT
a. Property boundaries, public space, and
private areas defined with plantings, pavement
treatments, porches, fences or walls.
b. Provide clearly defined entries and entryways
into front yards or porches that create an obvious
progression from public to private space.
c. Home entrances accentuated with architectural
elements, lighting and/or landscaping.
d. Homes have entry features or front doors
oriented towards the street.
e. Private outdoor spaces such as yards, decks,
and patios are delineated from public space.
f. Sidewalks, landscaping, porches or front yards
distinguish between public and private areas.
g. Addresses are clearly visible from the street.
• Public sidewalk and
path to front door is
clearly understood.
• Low-wall in front yard
distinguishing between
public realm and
private residence.
• Front door lighting.
• Windows at front of
home for visibility out
to front.

ATTACHMENT 14
Lumina MACHADO
RANCH
AT
8-14
Guideline Yes No Comments (LRDB) Comments (CITY)

RELATIONSHIP OF BUILDINGS TO SITE
a. Project reflects the character of the site upon
which it is located.
b. The site is planned to accomplish a desirable
transition with the streetscape, and to provide for
required landscaping, safe pedestrian movement,
and vehicular circulation.
c. Setback requirements and lot standards are
met per Chapter 3.
d. Fence and wall plans are consistent with the
intended use.
e. The design of fences and screen walls
give specific consideration to the relief of
monotony, such as breaking up major lengths by
landscaping or jogs.
f. Newly installed utility services, and service
revisions necessitated by exterior alterations are
underground.
g. Mechanical equipment on residential lots are
screened from public view, as much as possible.
h. Sidewalks designed to meet ADA
requirements.
• Streetscape
provides interesting
aesthetic with
varied architecture,
landscape, and
sidewalks.
• Utilities and
mechanical equipment
not visible.

ATTACHMENT 14
Chapter 8 Design Review
March 2022 8-15
Guideline Yes No Comments (LRDB) Comments (CITY)

RELATIONSHIP OF PROJECT TO ADJOINING AREA
a. Demonstrates a visual comparability and
harmony between homes along the residential
streetscape. Monotony avoided.
b. Pedestrian scale of the buildings.
c. Landscape used to soften spaces around
buildings and streets.
d. Primary building forms are the dominating
form while secondary formal elements include
porches, dormers, or other significant (and style
appropriate) design features.
e. The architectural style of the house(s) enhance
the neighborhood character.
f. The architectural style of the homes and
buildings meet the guidelines as set forth in
Chapter 6.
• Good neighbor fences installed between homes.
• Sidewalks and street lighting for pedestrian
movement.
• Colors are compatible with adjacent homes and
the surrounding landscape.
• Single-story elements create pedestrian scale.

ATTACHMENT 14
Lumina MACHADO
RANCH
AT
8-16
Guideline Yes No Comments (LRDB) Comments (CITY)

LANDSCAPE AND SITE TREATMENT
a. Preserve and enhance where natural or
existing topographic patterns contribute to
beauty and utility of a development.
b. Landscaping is an integral part of the overall
site design, not functioning simply as camouflage
for unused or unusable spaces.
c. Landscape plan addresses the functional
aspects of landscaping such as drainage,
erosion prevention, wind barriers, provisions for
shade, energy and water conservation, sound
absorption, dust abatement and glare reduction.
d. Landscape proposed enhances streetscene
and open spaces, provides shade and pleasing
aesthetic.
e. Plant materials selected for interest in its
structure, texture, and color, and for its ultimate
growth. Plants that are indigenous to the area
and others that will be hardy, harmonious to the
design, and of attractive appearance are used.
f. Parking areas and streets are enhanced with
landscape and trees.
• Defined pedestrian
walkways and
crossing.
• Parking pockets
softened with
landscape.
• Park has visibility and
shade.
• Homes have windows
and doors facing the
park and street.

ATTACHMENT 14
Chapter 8 Design Review
March 2022 8-17
Guideline Yes No Comments (LRDB) Comments (CITY)
g. Planting and selection of landscape material
allows for clear sight lines, and places of
concealment are not fostered.
h. High traffic zones, including pedestrian
walkways, have appropriate landscape
treatments to minimize maintenance and upkeep
issues.
i. Where landscaping is used as screening, it is
equally effective in winter and summer.
j. In areas where general planting will not grow
in a healthy, thriving manner, other materials
are used, such as steel tube fences, low walls,
pavement, or decomposed granite. Suitable
plants are combined with hardscape materials.
k. Landscape screening is of a height and density
so that it provides the full desired effect within
twenty-four months’ growing time.
l. Unless for screening, shrubs are limited to twofeet in height and mature trees are limbed up to six-feet above the ground.
m. Provide attractive and durable fencing
whenever possible.
• Good neighbor
fencing.
• Low profile
landscaping and
view fence enabling
visibility into park.
• Landscape
treatments along
walkways that allow
for unobstructed
paths of travel.

ATTACHMENT 14
Lumina MACHADO
RANCH
AT
8-18
Guideline Yes No Comments (LRDB) Comments (CITY)

LIGHTING
a. Site and architectural plans include the
location of fixtures, their design, and the nature
and level of the illumination they will provide.
b. Sidewalks and pathways are lit with
ornamental lighting fixtures. All pedestrian scale
lighting fixtures are a maximum height of 12 feet.
c. All exterior lighting balances the need for
energy conservation with needs for safety,
security and decoration.
d. Exterior lighting is designed as an integral
part of the building and landscape design. All
exterior lighting is prevented from projecting light
upward either by placement beneath building
eaves or by an integral shield of the fixture’s
interiors as recommended by the manufacturer.
e. Lighting is limited to illumination of surfaces
intended for pedestrians, vehicles, or key
architectural/landscape features.
f. Where decorative floodlighting is used, fixtures
are located or shielded so that their presence is
minimized.
g. All exterior lighting is part of the architectural
and landscape design concept. Fixtures,
standards and all exposed accessories are
concealed or harmonious with other project
design materials.
• Pedestrian scale light
fixtures along sidewalk.
• Pathway lighting to
facilitate wayfinding in
low-light periods.
• Low voltage lights to
enhance landscape
features.
• Lighting in public spaces.
• Energy efficient lighting
that minimizes light
trespass.

ATTACHMENT 14
Chapter 8 Design Review
March 2022 8-19
Guideline Yes No Comments (LRDB) Comments (CITY)
h. The height of exterior lighting fixtures do not
exceed the predominant height of the principal
building to which they relate.
i. Exterior lighting is not designed to permit an
adverse effect upon neighboring properties.

Light cutoff angles for all sources of illumination
prevent unnecessary glare.
j. Street lights where overnight parking is
available on-street.
k. Lighting systems provide night time vision for
motorists to increase visibility of pedestrians,
other vehicles and objects.
l. Lighting systems designed for pedestrians to
see one another, and to see risks involved in
walking at night.
m. Lighting system will enhance the ability for
surveillance and observation.
n. Lighting system minimizes glare, shadow, light
pollution and light trespass.
o. Utilizes lighting in the landscaping both for
security and aesthetics.
• Variety of lighting
including landscape
lighting and wallmounted lighting.
• Lit entry.
• Light to illuminate
address.

ATTACHMENT 14
Lumina MACHADO
RANCH
AT
8-20
Guideline Yes No Comments (LRDB) Comments (CITY)

BUILDING DESIGN
a. Appearance of project is based on quality of
its design and relationship to surroundings.
b. Buildings are in scale and harmonious with
neighboring developments.
c. Materials are in harmony with overall
neighborhood.
d. Variety of elevation styles, building materials,
and colors are used to enhance street scene.
e. Materials are of durable quality.
f. There are definite transitions between changes
of material and plane while maintaining an
overall simple geometry for the building mass.
g. Structural materials are compatible within
themselves and harmonious with the overall
neighborhood.
h. All windows across a facade are related in
design, operating type, and proportions.
i. Exterior building components such as windows,
doors, eaves, and parapets have balanced
proportions.
j. All sides of residential structures have
received design consideration and have
received appropriate amount of enhancement.

Enhancements do not need to occur on all four
sides of a home, most important is when visible
from public right-of-way.
• Details and functional
elements are consistent
with architectural style.
• Enhancements are not
overused but purposeful.
• Windows and
trim/shutters are
proportionate.
• Variety of styles and
colors.

ATTACHMENT 14
Chapter 8 Design Review
March 2022 8-21
Guideline Yes No Comments (LRDB) Comments (CITY)
k. All projections and mechanical details such
as louvers, exposed flashing, flues, vents, gutters
and downspouts are recognized as architectural
features and match the color of the adjacent
surface, or a complementary color.
l. Refuse storage areas are screened from public
view with materials compatible with the home
aesthetic.
m. Monotony of design is avoided. Variations of
detail, form, and siting is used to provide visual
interest. In multiple building projects, variable
siting of individual buildings are used to prevent
a monotonous appearance.
n. Roof profiles define the form, scale and
proportion of the home, and reduce bulk. Space
for solar has been accounted for.
o. Windows are used as architectural elements
that add relief to the façade and wall surface as
well as allows natural light into the homes.
p. Front doors and garage doors reflect the
architectural style of the home.
q. Windows employ design details, if
appropriate to the architecture, such as divided
lites or shutters.
r. A variety of roof colors is used within the
development. Multi-color complex roof tile blends
discouraged.
• Variation in homes.
• Mix of colors and
materials working
harmoniously from one
house to the next.
• Roof profile appropriate
to architectural style.
• Roofs are simple but not
monotonous.
• Defined entries.

ATTACHMENT 14
ATTACHMENT 14

EXHIBIT D

TENTATIVE MAP
ATTACHMENT 14
14 1213 1011 89 67 345 2 1 15 1617 18 19 20 21 22 23 24 25 26 27 37 36 3435 313233 2930 28 38 39 40 41 42 43 44 45 46 53 5152 47484950 55 54 56575859606162636465 6667 68 69 70 71 72 73 74 75 82 798081 7778 76 83 84 85 86 87 88 89 90 99 969798 939495 92 91 100 101 102 103 104 105 106 107 108 113114115116 111112 110 109 117 118 119 120 121 122 123 124 125 126 127 128 132 131 130 129 133 134 135 136 137 138139140 141 142 143 144145 146 148 147 149150 151 152 153 155 154 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 196 195 193194 192 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 219 217218 216 215 214 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 245 244 243 242 241 247 246 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273274 275 276 277 278 280 279 284 283 281282 285 286287288289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306 307 308 316 315 313314 312 311 310 309 317 318 319 320 321 322 323 324 326 325 327 328 329 330 331 332 334 333 335 336 337 338 339 340 341 342 343 344 345 346 347 348 349 350 351 352 353 354 355 356 357 358359360361 362 363 364 365 366 371 370 369 368 367 372 373374 375 376 377 378 379 380 381382 383 384 385 386 387 388 389 390 391 392 393 394 395 396 397 398 399 400 401 402 404 403 405 406 408 407 409 410 411412 413 414 415416 417 418 420 419 422 421 423 424 426 425 427 428 430 429 431 432 434 433 435 436 438 437 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 460 459 456457458 455 454 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 480 481 482 483 484 485 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 512 511 509510 508 507 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 537 536 532533534535 530531 529 538 539 540 541 542 543 544 545 546 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 565 566 567 568 571 570 569 572 573 574 575 576577 578 579 580581582 583 584 585 586587 588 589 590 591 592 593 594 595 596 597 598 599 600 601602603604 605 606 607 608 609 610 613 612 611 614 615 617 616 618 619 622 621 620 623 624 625 626 627 628629 630 631 632 633 634 635 636 637 638 639 640 641 642 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 658 659 660 662 661 663 664 665666 667 668 669670 671 672 674 673 675 676 678 677 679 680 682 681 683 684 686 685 687 688 690 689 691 692 694 693 695 696 698 697 699 700 701 702 703 704 705 706 707 708 709 710 711 712 713 714 715 716 717 718 719 720 721 722 724 723 725726 730 729 728 727 731 732733 734 735736737 740 739 738 741 742 743744 745 746 747 748 749 750 751 759 758 757 755756 754 753 752 760 761 762 763 764 765 766 767 775 774 772773 771 769770 768 776 777 778 779 780 781 782 783 784 785 786 787 788 789 790 791 792 793 794 795 796 797 798 799800 801 802 803 804 805 806 807 808 809 810 811 812 813814 816 815 817 818 820 819 822 821 823 824 825 826 827 LOT A

LOT B LOT C

LOT D LOT F LOT F LOT I LOT G (LEVEE ACCESS AND POCKET PARK)

LOT E LOT J LOT N

LOT L LOT K
ATTACHMENT 14
VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 P/L VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 (TYP.) C/L R/W R/W SIDE- WALK VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 (TYP.) C/L R/W R/W P.U.E. P/L P/L MASONRY WALL MASONRY WALL C/L NTS F/C SIDE- WALK SIDE- WALK R/W R/W SIDEWALK PER CITY OF MANTECA STANDARD DETAIL ST-6 & ST-7 MASONRY WALL TRAVEL LANE BIKE LANE F/C TRAVEL LANE BIKE LANE F/CF/C F/C TRAVEL LANE BIKE LANE TRAVEL PARKING LANE BIKE LANE PARKING TRAVEL PARKING LANE PARKING TRAVEL LANE F/CLANDSCAPE AREA LS AREA DRIVE OVER CURB AND SIDEWALK PER CITY OF MANTECA STANDARD DETAIL ST-10 LANDSCAPE AREA LANDSCAPE AREA LANDSCAPE AREA SIDE- WALK LANDSCAPE AREA SIDE- WALK ISLAND LANDSCAPE AREA LANDSCAPE AREA SIDE- WALK TRAVEL LANE TRAVEL LANE C/L SIDE- PARKING WALK BIKE LANE PARKING P.U.E. R/W R/W F/L F/C DRIVE OVER CURB AND SIDEWALK PER CITY OF MANTECA STANDARD DETAIL ST-10 PARK AREAPARK TRAIL WELLNESS WALK (AS PART OF PARK) TO DRAIN TOWARDS BASIN STORM WATER FACILITIES VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 C/L TRAVEL LANE SIDE- WALK BIKE LANE TRAVEL LANE BIKE LANE ISLAND LS AREA SIDEWALK LS AREA R/W R/W LS AREA F/C F/C VERTICAL CURB AND SIDEWALK PER CITY OF MANTECA STANDARD DETAIL ST-7 (TYP.) MASONRY WALL MASONRY WALL NTS LANDSCAPE LOT TO BE DEDICATED TO THE CITY OF MANTECA LANDSCAPE LOT TO BE DEDICATED TO THE CITY OF MANTECA DRIVE OVER CURB AND SIDEWALK PER CITY OF MANTECA STANDARD DETAIL ST-10 VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 C/L NTS F/C SIDE- WALK SIDE- WALK R/W R/W MASONRY WALL TRAVEL PARKING LANE PARKING TRAVEL LANE F/CLANDSCAPE AREA LS AREA DRIVE OVER CURB AND SIDEWALK PER CITY OF MANTECA STANDARD DETAIL ST-10 MASONRY WALL B2- B3 B2 - - B2- B2-
B2- B1-B1- C2- C1- D- D- D- -D W NON-POTABLE WELL C/L
R/WPUE S/B VALLEY GUTTER R/W S/B PUE NTS 6" CONCRETE MOW STRIP 6" CONCRETE MOW STRIP NTS DRIVE OVER CURB AND SIDEWALK PER CITY OF MANTECA STANDARD DETAIL ST-10 (TYP.) SIDE- WALK F/L P.U.E. R/W SIDE- WALK P.U.E. F/L R/W C/L TRAVEL PARKING LANE PARKING TRAVEL LANE 2' R/W BUFFER FOR CITY FACILITIES (LIGHTS, FH'S, METER BOXES, ETC.) ATTACHMENT 14
3825 E WOODWARD AVE. 3877 E WOODWARD AVE. 3883 E WOODWARD AVE. 3915 E WOODWARD AVE. 3939 E WOODWARD AVE. 3989 E WOODWARD AVE.

E1 4353 E WOODWARD AVE. 4395 E WOODWARD AVE. 4447 E WOODWARD AVE. 4475 E WOODWARD AVE.

E4
E2
E3 VERTICAL CURB AND SIDEWALK PER CITY OF MANTECA STANDARD DETAIL ST-7 C/L R/W EX. R/W F/L MASONRY WALL EX. R/W 14' MEDIAN EX. HOMES EXISTING IMPROVEMENTS C/L R/W EX. R/W LEFT TURN LANE OR MEDIAN EX. R/W F/L C/L
R/W
F/L EX. R/W EX. R/W
R/W EX. HOMES EX. R/W CL R/W EX. R/W
SEE BELOW - (1)
SEE ABOVE - (1)
ATTACHMENT 14
19971 S AIRPORT WAY 20055 S AIRPORT WAY 20077 S AIRPORT WAY 20101 S AIRPORT WAY 20133 S AIRPORT WAY 4475 E WOODWARD AVE.

F1
F2
F3
F4
4475 E WOODWARD AVE.

F4
F5
F5
F5 LANDSCAPE KEY NOTES 1 ALL LANDSCAPING AREAS TO BE A MINIMUM OF 3' WIDE. FINAL DESIGN OF LANDSCAPING AREAS AND WALL TO BE COMMUNICATED WITH PARKS DEPARTMENT PRIOR TO SUBMITTAL OF PLANS.

SEE BELOW 2
SEE ABOVE 2 SEE ABOVE 1
SEE BELOW 1
ATTACHMENT 14
AC

AC LOT LOT
ATTACHMENT 14
521 522 523 524 525 526 527 528 536 535 534 533 532 531 530 529 537 538 539 540 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 582 583 584 585 586 587 588 589 590 591 592 593 594 595 609 610 613 612 611 614 618 615 619 622 621 620 623 624 LOT G (LEVEE ACCESS AND POCKET PARK) LOT E A TM1.4
ATTACHMENT 14
5000 SF 5770 SF 6119 SF 6120 SF 6120 SF 6120 SF 6120 SF 6120 SF 6120 SF 6120 SF 6120 SF 6120 SF 6120 SF 6120 SF 5940 SF 11438 SF 9145 SF 6501 SF 6291 SF 6000 SF 6000 SF 6000 SF 6000 SF 6000 SF 6000 SF 6000 SF 6000 SF 6414 SF 6363 SF 6000 SF 6000 SF 6000 SF 6000 SF 6000 SF 6000 SF 6000 SF 6000 SF 6414 SF 6477 SF 9213 SF 10322 SF 5625 SF 5997 SF 6000 SF 6000 SF 6000 SF 6482 SF 6526 SF 6200 SF 5964 SF 6942 SF 7405 SF 5776 SF 5000 SF 5000 SF 5000 SF 5000 SF 5165 SF 5261 SF 5704 SF 5134 SF 5162 SF 5485 SF 5489 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5416 SF 10897 SF 8718 SF 5962 SF 5624 SF 4977 SF 5000 SF 4803 SF 6026 SF 8201 SF 5132 SF 5292 SF 5447 SF 5310 SF 5061 SF 4735 SF 4438 SF 8667 SF 12195 SF 7645 SF 5874 SF 4079 SF 4189 SF 5579 SF 4425 SF 4168 SF 5119 SF 5390 SF 4401 SF 5390 SF 6966 SF 6951 SF 5736 SF 4597 SF 4000 SF 4942 SF 4613 SF 4160 SF 4160 SF 4160 SF 4160 SF 4240 SF 4240 SF 4328 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 6700 SF 3886 SF 3915 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4601 SF 5307 SF 3972 SF 4312 SF 4320 SF 4320 SF 4320 SF 4320 SF 5058 SF 4292 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4492 SF 4337 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4450 SF 4874 SF 4149 SF 4202 SF 7401 SF 5092 SF 3999 SF 4353 SF 4367 SF 4380 SF 4393 SF 4406 SF 4951 SF 3914 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4385 SF 4260 SF 8249 SF 6228 SF 4292 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 5227 SF 4320 SF 4320 SF 4320 SF 4320 SF 5365 SF 4701 SF 4320 SF 7588 SF 5200 SF 5200 SF 5272 SF 5352 SF 5222 SF 5068 SF 4868 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5855 SF 4394 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 5214 SF 4419 SF 4419 SF 4419 SF 4419 SF 4419 SF 4419 SF 4830 SF 4395 SF 4394 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 3922 SF 3922 SF 3512 SF 4728 SF 4000 SF 4000 SF 4000 SF 4725 SF 3266 SF 3242 SF 4735 SF 4000 SF 4000 SF 4723 SF 3242 SF 4000 SF 4000 SF 4732 SF 3242 SF 3242 SF 4724 SF 4000 SF 4000 SF 4000 SF 4724 SF 3242 SF 3242 SF 4717 SF 4704 SF 3168 SF 4000 SF 4772 SF 5885 SF 3071 SF 4499 SF 3071 SF 4499 SF 3071 SF 4499 SF 3071 SF 4499 SF 4499 SF 3071 SF 3071 SF 4499 SF 4499 SF 3070 SF 2979 SF 4499 SF 7666 SF 6858 SF 5103 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5413 SF 3664 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3675 SF 3568 SF 4060 SF 3893 SF 3192 SF 3861 SF 3515 SF 3515 SF 3515 SF 3515 SF 3515 SF 3515 SF 3344 SF 4038 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 4357 SF 4040 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 4357 SF 4044 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 4357 SF 4047 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 4357 SF 3892 SF 3627 SF 3814 SF 3628 SF 4914 SF 4014 SF 3964 SF 3626 SF 3724 SF 4905 SF3978 SF 3781 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3525 SF 3525 SF 3525 SF 3527 SF 5739 SF 5052 SF 3060 SF 3068 SF 4502 SF 4502 SF 3068 SF 3068 SF 4502 SF 4502 SF 3068 SF 3068 SF 4502 SF 4502 SF 3068 SF 3068 SF 4502 SF 4885 SF 3281 SF 4892 SF 3986 SF 3375 SF 3375 SF 3068 SF 4502 SF 3068 SF 4502 SF 3375 SF 3375 SF 4502 SF 3068 SF 3068 SF 4502 SF 3375 SF 3375 SF 4502 SF 3375 SF 3068 SF 3068 SF 4502 SF 3375 SF 3375 SF 3375 SF 4502 SF 3068 SF 2955 SF 4339 SF 3451 SF 4550 SF 5572 SF 3958 SF 3968 SF 3284 SF 5713 SF 5000 SF 5000 SF 5000 SF 5000 SF 5444 SF 5814 SF 6675 SF 6463 SF 5586 SF 5586 SF 5268 SF 5001 SF 5002 SF 4951 SF 5689 SF 9913 SF 6512 SF 4833 SF 5000 SF 5000 SF 5731 SF 4658 SF 4006 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 3736 SF 4832 SF 5100 SF 4508 SF 4497 SF 4502 SF 4502 SF 4502 SF 4501 SF 4501 SF 4420 SF 4520 SF 7671 SF 5458 SF 3979 SF 3647 SF 4281 SF 4000 SF 4858 SF 6003 SF 4065 SF 5442 SF 4699 SF 4350 SF 4350 SF 4350 SF 4350 SF 4350 SF 4350 SF 4711 SF 4762 SF 4350 SF 4350 SF 4350 SF 4350 SF 4350 SF 4350 SF 4714 SF 4699 SF 4392 SF 4320 SF 4320 SF 4363 SF 4573 SF 6122 SF 5000 SF 5000 SF 5000 SF 5192 SF 5200 SF 5731 SF 6150 SF 6527 SF 6033 SF 6033 SF 6185 SF 6520 SF 6511 SF 6494 SF 6469 SF 6438 SF 6797 SF 5459 SF 5459 SF 5459 SF 5459 SF 5205 SF 5150 SF 5150 SF 5064 SF7181 SF 4952 SF 4656 SF 5013 SF 6836 SF 8530 SF 6393 SF 6015 SF 6000 SF 6000 SF 5702 SF 9061 SF 10286 SF 8262 SF 6496 SF 6465 SF 6395 SF 6020 SF 6380 SF 6284 SF 6000 SF 6544 SF 6401 SF 6000 SF 6000 SF 6613 SF 6200 SF 6581 SF 6746 SF 6677 SF 6677 SF 8477 SF 5972 SF 5633 SF 6000 SF 7031 SF 9359 SF 7201 SF 7188 SF 6875 SF 6502 SF 6472 SF 7368 SF 7182 SF 6938 SF 7939 SF 9036 SF 10608 SF 12397 SF 12525 SF 11323 SF 9405 SF 8044 SF 5942 SF 6120 SF 6120 SF 6166 SF 6691 SF 7157 SF 5500 SF 5500 SF 5938 SF 6162 SF 6162 SF 6427 SF 7400 SF 6764 SF 5889 SF 5917 SF 5939 SF 5953 SF 5454 SF 5293 SF 5293 SF 5293 SF 5837 SF 7100 SF 5300 SF 5300 SF 5300 SF 5300 SF 5300 SF 5300 SF 5300 SF 5000 SF 5000 SF 5000 SF 5221 SF 6100 SF 6100 SF 6426 SF 6728 SF 6847 SF 7233 SF 7197 SF 7308 SF 7414 SF 7512 SF 8309 SF 5000 SF 6100 SF 83'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
92'
136' 91' 80'
45'
45' 52' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 60' 41' 146' 60' 60' 60' 60' 60' 65' 60' 60' 60' 60' 60' 60' 60' 60' 65' 44' 60' 60' 60' 60' 60' 60' 60' 60' 45' 45' 60' 60' 60' 60' 60' 60' 60' 60' 45' 80' 80'
100' 100'
100' 100'
100' 100'
100' 100'
100' 100'
100' 100'
100' 100'
100' 100'
100' 100'
80' 80' 100' 99' 100' 98' 100'
90' 100' 100' 100'
100'
100'
101'
100'
100' 100' 100' 100' 100' 100' 100' 100' 100' 51' 80' 51' 52' 65' 52' 52' 59' 52' 75'
77' 80' 76'100' 80' 81' 100'
100'
84'
87'
100' 27' 90'
115'
116'
111'
83' 81' 100' 100'
103'
104'
97'
92'
108'
92'
100'
100'
98' 50' 50' 50' 89' 46' 64' 67' 62' 62' 131' 32' 50'
50' 50' 50' 50' 50' 50' 41' 95' 64' 50' 50' 50' 50' 50' 50' 55' 146' 60' 60' 60' 60' 60' 68' 60' 60' 60' 45' 90' 144'
90'
99'
100'
100'
100'
100' 58' 52' 52' 52' 52' 53' 53' 60' 55' 50' 50' 50' 50' 50' 50' 77' 80'
80'
80'
80'
80'
80'
80' 80'
80' 80'
80' 80'
80' 80'
60' 60' 35' 50' 50' 50' 50' 50' 50' 34' 39' 52' 52' 52' 52' 53' 53' 59' 74'
74'
80'
80'
80'
80'
80'
80'
106' 70' 78' 80' 80' 80' 80' 80' 55' 50' 50' 50' 50' 50' 50' 50' 57' 35' 50' 50' 50' 50' 50' 50' 50' 35' 50' 50' 50' 50' 50' 50' 50' 37' 60' 60'
25' 60' 35' 50' 50' 50' 50' 50' 50' 55' 60' 54' 54' 54' 54' 54' 77' 55' 50' 50' 50' 50' 50' 50' 52' 40' 54' 54' 54' 54' 54' 44' 80'
80'
80'
80'
80'
80'
80'
60' 60'
80'
80'
80'
80'
80'
80'
80' 80'
80' 80'
80' 80'
80' 80'
80' 80'
80' 80'
80' 80'
80' 80'
55' 50' 50' 50'
95' 73'
50'
50'
50'
52'
50' 50'
46'
50' 50' 50' 50' 59'
39' 79' 80'
55'
75' 70' 69'
39' 50' 50' 50' 50'
35' 50' 50' 50' 50' 50' 50' 50' 56' 44' 94' 53' 54' 54' 54' 54' 54' 61' 90' 76' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 36' 51' 62' 60' 60' 60'
60' 62' 54' 54' 54' 54' 42' 60' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 61'
41' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 41'
36' 50' 50' 50' 50' 50' 50' 49' 41'
40' 54' 54' 54' 54' 54' 54' 37'
74' 54' 54' 54' 54' 54' 54' 60'
56' 50' 50' 50' 50' 50' 50' 50'
39' 50' 50' 50' 50' 50' 50' 50' 36' 80' 82' 80' 82' 80' 82' 80' 82' 80' 82' 80' 82' 80' 80' 82' 56' 50' 50' 50' 50' 50' 50' 49'
41' 49' 50' 50' 50' 50' 50' 50' 36' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 100' 100' 100' 100' 100' 100' 100' 91' 111'
83'
47'
72'
80'
80'
80'
80'
80'
80'
80'
81'
81'
81'
81'
82'
71' 80' 74'
77'
97' 100' 100' 100' 80' 100' 100' 100' 100' 100' 100' 100' 106' 77' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 55'
50' 50' 50' 50' 50' 50' 50' 50' 50' 35' 50' 25'
104'
100'
100'
101'
104'
100'
100'
100'
55'
53' 70' 89' 93' 50' 50' 50' 50' 50' 50' 50' 54'
45' 50' 50' 50' 50' 50' 50' 15' 35' 49' 49' 49' 49' 49' 49' 39' 35' 49' 49' 49' 49' 49' 49' 39' 55'
55'
55'
55'
75'
75'
75'
75'
75'
75'
75' 55' 49' 49' 49' 49' 49' 49' 59' 35' 49' 49' 49' 49' 49' 49' 39' 35' 49' 49' 49' 49' 49' 49' 39' 55' 55' 55' 49' 49' 49' 49' 49' 49' 59'
55' 55'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75' 55'75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75'
75'
49' 49' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 54' 47' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 34' 34' 47' 47' 47' 47' 47' 47' 26' 34' 47' 47' 47' 47' 47' 47' 45' 56' 75'
75'
75'
75'
75'
75'
75'
71'
68' 82' 82' 82' 82' 82' 82' 82' 82' 82' 82' 79'
73'
73'
45' 45' 45' 45' 45' 45' 45' 45' 45' 45'
45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 56' 89' 117' 54' 49' 49' 54' 45'
75'
75'
75'
55'
55'
45' 32' 48' 32' 34' 48' 50' 34'
75'
75'
55' 56' 48' 52' 75' 81'
55'
51'
66'
42'
86' 47' 47' 51' 47' 46' 46' 46' 46' 46' 46' 52' 55'
32' 46' 46' 46' 46' 46' 46' 47' 47' 47' 47' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 72'
81'
80'
80'
80'
80'
80'
80' 38' 50' 50' 50' 50' 50' 50' 50' 38' 50' 50' 50' 50' 50' 50' 45'
60'
100' 39' 39'
90'
100'
100'
116'
58' 80' 59' 99' 50' 50' 50' 50' 50'
50' 50' 50' 50' 51' 58'
100'
100'
100' 100' 100' 100' 93'
102' 100' 100' 100' 100'
50' 51' 50' 50' 50' 50' 38' 80' 96'
37' 52' 52' 55'
51' 51' 51' 32'
51' 51' 51' 53'
57' 52' 52' 52'
114'
115'
115'
116'
116' 116' 116' 116' 116' 100' 100' 100' 100'
100'
100'
100'
100'
82'
95' 80' 100' 100' 80' 100' 80' 100' 80' 100' 82' 88'
100'
65' 50' 50' 50'
60' 55' 54' 54' 54'
55' 55'
54'
63'
57'
40' 55' 54' 54' 54' 54' 53'
76'
81'
34' 49' 49' 50' 50' 50' 38' 60' 67' 67'
35' 50' 50' 50' 50' 50' 50' 36' 67' 67'
35' 50' 50' 50' 50' 50' 50' 35'
55' 50' 50' 50' 50' 50' 50' 55'
50' 50' 50' 50' 50' 87' 87' 87' 87' 87' 87' 87' 87' 87' 87' 87' 87' 87' 87' 50' 50' 50' 50' 50' 50' 50' 66' 96' 63' 59' 56' 52' 50' 50' 50' 104' 33' 63' 62' 60' 60' 60' 60' 138' 14' 60' 60' 60' 62' 84' 85' 90' 90' 90' 90' 90' 90' 88'
82'
82'
70'
109'
70'
85'
80'
80'
80'
77'
96'
110' 62'
55'
56'
48'
101'
93'
88'
68'
80' 80' 60' 60' 60' 47' 62' 60' 63' 60' 67' 60'
100' 100'
100' 100'
100' 100'
100' 100'
100' 100'
101' 100'
100' 102'
102' 100'
100' 63' 60' 46'
99' 60' 60' 60' 144' 90' 99' 100' 96'
107'
110'
108'
106'
108'
114'
115'
117'
111'
111'
128'
146'
172'
173'
109' 37' 60' 90' 13' 60' 41' 60' 60' 61' 69' 70' 72' 76' 56' 78' 74' 71' 70' 70' 54' 59' 27' 83' 60' 60' 60' 60' 60'
60'
60'
60'
60'
87'
46'
60'
60'
60'
60' 60' 60' 59' 66' 63' 60' 47'
184'
154'
131'
116'
102'
102'
102'
102'
106'
111'
100'
110'
100'
109'
100'
107'
100'
106'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
101'
102'
104' 50' 50' 50' 50' 56' 61' 61' 61' 61' 61' 61'
100' 100' 50' 50' 50' 50'
105'
105'
105'
106'
106'
106'
106'
106'
106' 46' 50' 50' 50' 77' 55' 55' 48' 55' 55'
100'
100'
100'
100'
100'
100'
84'
82' 53' 50' 50' 50'
78'
87'
102'
100' 100' 100'
25' 58' 4 ' 58' 58'
55' 50' 30'
35'
20'
61'
60' 50' 39' 67'49'
31' 47' 62'
63'
32'
24'
72'
45'
80'
100'
100'
91'
133'
50' 48' 50'
51' 42' 38'
42'
26'
34'
38' 37' 45'
55' 54'
100' 26' 13' 140' 69' 68' 136' 25' 54' 54' 54' 54' 54' 54' 69' 59' 45' 40' 54' 54' 54' 54'
58'
70'
36'
32' 32'
31'
55'
64'
41'
29'
35'
32'
31'
31'
31'
31'
31'
31'
31'
42' 38' 41'
37'
25'
76'
31'
25'
55'
31'
31'
31'
31'
31'
31'
31'
31'
31'
31'
31'
31'
31' 31'
31'
56' 56'
56'
75'
75'
75'
75'
75'
75'
75'
34' 34'
76' 70' 6'
42'
42' 45'
35'
31'
31'
31'
31'
31'
27'
31'
31' 19'
31'
66'
35'
31'
32'
38' 37' 26' 50'
50' 48' 49'
30'
30'
52' 49' 49' 34' 37'
92' 95'
106'
101'
100'
100'
100'
90'
142'
47' 45'
31'
32'
84' 72' 72' 70' 73'
107' 6
9' 69' 69'
61' 61' 61' 61' 62' 62' 68' 60'
40'
7 ' 93' 23'
32' 80'
46' 53' 21'
55'
68' 60'
35'
30'
29'
34'
34' 30' 27'
60' 60' 60' 60' 79' 51' 51' 51' 51' 51' 56'
41' 49' 49' 49' 49'
49' 61' 61' 61' 61' 61'
111'
47' 32' 27'
56' 63' 63'
50' 50' 56'
50' 50' 50' 49'
52' 49' 49' 68' 83'
81' 89'
43' 38' 40'
51' 51' 52'
39'
37'
45' 51'
65'
93'
52'
72' 72' 75' 73' 73' 74' 74' 64'
44' 48' 48' 48' 48' 48' 4
8' 48'
57'
64' 64' 64' 64' 61'
53' 49' 49' 49' 49' 49' 67' 72' 72' 93'
40' 51' 51' 52'
105' 106'
65' 62' 62' 62' 62' 63' 61' 61' 61'
81' 58' 58' 58' 58' 58' 58' 58'
31'
31'
31'
31'
32'
31'
70' 61'
55' 57' 62'
51'
51' 49' 49'
56' 56'
67'
82'
45'
47' 78'
32' 46'
61' 60'
80' 58'
31'
32'
31'
31'
32'
32'
26'
66'
36' 56'
42'
41'
48'
54' 54'
81' 80' 48' 49' 51' 50' 49' 49' 55'
59' 58' 51'
50'
54'
51'
22'
102' 49' 49' 80' 65' 59' 58'
26' 45' 59' 59' 51'
50' 49' 49'
39' 37' 37' 37' 44' 55'
56'
117' 93' 41' 53' 52'
52' 54' 52' 31'
61' 61' 52' 51'
52' 48' 49'
34'
35' 14 13 12 11 10 9 8 7 6 5 4 3 2 1 15 1617 18 19 20 21 22 23 24 25 26 27 37 36 35 34 33 32 31 30 29 28 38 39 40 41 42 43 44 45 46 53 52 51 50 49 48 47 54 55 56575859606162 636465 6667 68 69 70 71 72 73 74 75 82 81 80 79 78 77 76 83 84 85 86 87 88 89 90 99 98 97 96 95 94 93 92 91 100 101 102 103 104 105 106 107 108 116 115 114 113 112 111 110 109 117 118 119 120 121 122 123 124 125 126127128 129 130 132 131 133 134 135 136 137 138 139140141 142 143 144145 146 148 147 149150 151152 153 154 155 156157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 196 195 194 193 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 218 217 216 215 219220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 244 243 242 241 245 247 246 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277278 279 284 283 282 281 280 285 286 287288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306307 308 316 315 314 313 312 311 310 309 317 318 319 320 321 322 323 324 326 325 327 328 329 330 331 332 334 333 335 336 337 338 339 340 341342 343 344 345 346 347 348 349 350 351 352 353 354 355 356 357 358 359360361362 363 364 365 366 371 370 369 368 367 372 373374 375 376 377 378 379 380 381382 383 384 385 386 387 388 389 390 391 392 393 394 395 396 397 398 399 400 401 402 403 404 405 406 407 408 409 410 412 411 413 414 416 415 417 418 420 419 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 437 438 439 440 442 443 444 445 446 447 448 449 450 451 452 453 460 459 458 457 456 455 454 461 462 463464 465 466 467 468 469 470471 472 473 474 475 476 477 478 479 480 481 482 483 484 485 486 487 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 649 650 651 652 653 654 655 656 657 658 659 660 661 662 663 664 666 665 667 668 670 669 671 672 674 673 675 676 678 677 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 698 699 700 701 702 703 704 705 706 707 708 709710 711 712 713 714 715 716 717 718 719 720 721 726 730 729 728 727 731 737 740 739 738 741 744 745 746 747 748 749 750 751 759 758 757 756 755 754 753 752 760 761 762 763 764 765 766 767 775 774 773 772 771 770 769 768 776 777 778 779 780 781 782 783 784 785 786 787 788 789 48' 45'
50'
53'
53'
31'
31'
LOT A

LOT B LOT C

LOT D LOT F LOT F LOT N
10'
27'
152'
9' 23' SEE SHEET TM 2.2
ATTACHMENT 14
5000 SF 5416 SF 5874 SF 4874 SF 4149 SF 4202 SF 7401 SF 5092 SF 3999 SF 4353 SF 4367 SF 4380 SF 4393 SF 4406 SF 4951 SF 3914 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4385 SF 4260 SF 8249 SF 6228 SF 4292 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 5227 SF 4320 SF 4320 SF 4320 SF 4320 SF 5365 SF 4701 SF 4320 SF 7588 SF 5200 SF 5200 SF 5272 SF 5352 SF 5222 SF 5068 SF 4868 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5855 SF 4394 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4491 SF 5214 SF 4419 SF 4419 SF 4419 SF 4419 SF 4419 SF 4419 SF 4830 SF 4395 SF 4394 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 3922 SF 3922 SF 4791 SF 4792 SF 4768 SF 6230 SF 4990 SF 3512 SF 4728 SF 4000 SF 4000 SF 4000 SF 4725 SF 3266 SF 3242 SF 4735 SF 4000 SF 4000 SF 4723 SF 3242 SF 4000 SF 4000 SF 4732 SF 3242 SF 3242 SF 4724 SF 4000 SF 4000 SF 4000 SF 4724 SF 3242 SF 3242 SF 4717 SF 4704 SF 3168 SF 4000 SF 4772 SF 5885 SF 3071 SF 4499 SF 3071 SF 4499 SF 3071 SF 4499 SF 3071 SF 4499 SF 4499 SF 3071 SF 3071 SF 4499 SF 4499 SF 3070 SF 2979 SF 4499 SF 7666 SF 6858 SF 5103 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5413 SF 3664 SF 6186 SF 5000 SF 5000 SF 5000 SF 5404 SF 5949 SF 5306 SF 5234 SF 4804 SF 4543 SF 4500 SF 4500 SF 4500 SF 5013 SF 5014 SF 5018 SF 5000 SF 5000 SF 5000 SF 5000 SF 5580 SF 6420 SF5985 SF 5985 SF 5955 SF 5288 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 6091 SF 7432 SF 5000 SF 5000 SF 5000 SF 5000 SF 5000 SF 93744 SF 8978 SF 4869 SF 4509 SF 5798 SF 6170 SF 4833 SF 7460 SF 5001 SF4334 SF4270 SF 4283 SF 4641 SF4651 SF 4993 SF 4848 SF 4632 SF 4418 SF 5216 SF 5855 SF 6903 SF 8006 SF 7614 SF 6615 SF 8205 SF 6841 SF 8590 SF 6888 SF 5858 SF 10330 SF 10330 SF 4991 SF 4991 SF 4991 SF 4991 SF 4991 SF 4989 SF 5020 SF 8753 SF 8983 SF 5143 SF 4915 SF 4991 SF 4991 SF 4991 SF 4991 SF 4948 SF 4927 SF 8159 SF 6109 SF 3776 SF 3952 SF 4000 SF 4492 SF 4597 SF4597 SF4632 SF 4296 SF4374 SF 5539 SF 7235 SF 5171 SF 5409 SF 4336 SF 7704 SF 4423 SF 4513 SF 4703 SF 4431 SF 5013 SF 5909 SF 6147 SF 5555 SF 6607 SF 8294 SF 5313 SF 4699 SF 4386 SF 4373 SF 4487 SF 5133 SF 6048 SF 6800 SF 7608 SF 4627 SF 4481 SF 4306 SF 4000 SF 4322 SF 4480 SF 4480 SF 5193 SF 5124 SF 4480 SF 4480 SF 4306 SF 4000 SF 4322 SF 4480 SF 4530 SF 7050 SF 7840 SF 7840 SF 9917 SF 7745 SF 9454 SF 9698 SF 9019 SF17900 SF 7763 SF 7985 SF 7985 SF 7985 SF 7985 SF 15970 SF 7984 SF 7894 SF 11545 SF 10173 SF 15216 SF 11176 SF 9978 SF 8605 SF 6651 SF 7978 SF 8427 SF 8401 SF 8000 SF 8164 SF 9657 SF 10108 SF 10403 SF 16093 SF 11521 SF 11404 SF 10602 SF 9799 SF 8848 SF 3851 SF 3487 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3693 SF 3675 SF 3568 SF 4060 SF 3893 SF 3192 SF 3861 SF 3515 SF 3515 SF 3515 SF 3515 SF 3515 SF 3515 SF 3344 SF 4038 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 4357 SF 4040 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 4357 SF 4044 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 4357 SF 4047 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 3675 SF 4357 SF 3892 SF 3627 SF 3814 SF 3628 SF 3466 SF 3653 SF 4533 SF4591 SF 4914 SF 3941 SF 4014 SF 3964 SF 3626 SF 3724 SF 3610 SF 6702 SF 4905 SF 3521 SF 3789 SF 3978 SF 3781 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3525 SF 3525 SF 3525 SF 3527 SF 5739 SF 5052 SF 3060 SF 3068 SF 4502 SF 4502 SF 3068 SF 3068 SF 4502 SF 4502 SF 3068 SF 3068 SF 4502 SF 4502 SF 3068 SF 3068 SF 4502 SF 4885 SF 3281 SF 4892 SF 3986 SF 3375 SF 3375 SF 3068 SF 4502 SF 3068 SF 4502 SF 3375 SF 3375 SF 4502 SF 3068 SF 3068 SF 4502 SF 3375 SF 3375 SF 4502 SF 3375 SF 3068 SF 3068 SF 4502 SF 3375 SF 3375 SF 3375 SF 4502 SF 3068 SF 2955 SF 4339 SF 3451 SF 4550 SF 5572 SF 3958 SF 3968 SF 4123 SF 3284 SF 5713 SF 5000 SF 9913 SF 6512 SF 4833 SF 5000 SF 5000 SF 5731 SF 4658 SF 4006 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 3736 SF 4832 SF 4508 SF 5442 SF 100' 100' 51' 80' 51' 52' 65' 52' 52' 59' 52' 60' 54' 54' 54' 54' 54' 77' 55' 50' 50' 50' 50' 50' 50' 52' 40' 54' 54' 54' 54' 54' 44' 80'
80'
80'
80'
80'
80'
80'
60' 60'
80'
80'
80'
80'
80'
80'
55' 50'
35' 50' 56' 44' 94' 53' 54' 54' 54' 54' 54' 61' 90' 76' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 36' 51' 62' 60' 60' 60'
60' 62' 54' 54' 54' 54' 42' 60' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 60' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 61'
41' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 41'
36' 50' 50' 50' 50' 50' 50' 49' 41'
40' 54' 54' 54' 54' 54' 54' 37'
74' 54' 54' 54' 54' 54' 54' 60'
56' 50' 50' 50' 50' 50' 50' 50' 52'
39' 50' 50' 50' 50' 50' 50' 50' 36' 80' 82' 80' 82' 80' 82' 80' 82' 80' 82' 80' 82' 80' 80' 82' 56' 50' 50' 50' 50' 50' 50' 49' 61'
41' 49' 50' 50' 50' 50' 50' 50' 36' 80' 80' 60' 60' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 80' 100' 100' 100' 100' 100' 100' 100' 91' 111'
83'
47'
72'
80'
80'
80'
80'
80'
80'
80'
81'
81'
81'
81'
82'
71' 80' 74'
77'
97' 100' 100' 100' 80' 100' 100' 100' 100' 100' 100' 100' 106' 77' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 55'
50' 50' 50' 50' 50' 50' 50' 50' 50' 35' 50' 25'
104' 50' 50' 50' 37' 51' 50' 50' 50' 50' 50' 57' 31' 50' 50' 50' 50' 50' 37' 80' 70'
86' 80'
100' 100'
100' 92'
100' 90'
100' 90'
100' 90'
100' 90'
70' 80' 43'
100' 62' 55'
90' 35'
91'
94'
100'
93' 50'60' 60'
106'
125'
140'
134'
113'
101'
91'
148'
102'
101'
101'
101'
101'
101'
101'
101'
101'
92'
113'
135'
169' 77' 69' 64' 59' 50' 50' 50' 50' 50' 50' 50' 62' 124' 6' 50' 50' 50' 50' 50' 50' 50' 49' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 102' 28' 117' 50' 50' 50' 50' 50' 50' 28' 96'
46'
46'
43' 3'
100'
100'
100'
99'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
37'
100' 57' 50' 50' 50' 50' 50' 50' 47' 80' 80' 55' 50' 55' 35' 50' 35' 60'
60'
80'
80'
56' 56' 42'
73' 56'
56'
56' 80' 80' 55' 50' 55'
60' 35' 50' 35'
60'
80'
80'
56'
56'
56'
56'
56' 72' 80' 83' 80' 80' 80' 80' 87' 80'
100'
100'
101'
104'
100'
100'
100'
55'
53' 70' 89' 93' 50' 50' 50' 50' 50' 50' 50' 54'
45' 50' 50' 50' 50' 50' 50' 15' 50' 50' 50' 34'
70' 50' 50' 50' 60' 64' 36'
39'
101'
115'
47'
103' 100' 100' 100' 100'
111' 29' 54' 50' 48' 47'
125' 67' 64' 68' 20' 46' 3' 84' 90' 93'
92'
83'
81'
81'
80'
82'
81' 4616 SF 50'
91'73' 51'
127'
94'
95'
100'
100'
100'
100'
100'
96'
92'
126' 107' 67' 50' 50' 50' 50' 50' 50' 60' 109'
18' 112'
107' 160'
91'
96'
72' 76' 80' 80'
80'
80'
80'
80'
80'
80'
84'
58'
112'
50' 50' 50' 50' 50' 50' 23'
9' 50' 22' 25' 80' 80' 80' 80' 80' 80'
45' 66' 86' 86' 86' 65'
86'
87'
87'
87'
67'
139'
81'
87'
106'
65'
86'
80'
63'
109'
119'
128'
137'
80' 84'
111'
124'
136' 80' 80'
82' 80' 65'
65' 80'
85' 80' 82' 100' 88' 100' 96' 100' 100' 100' 97'
125'
100'
100'
100'
100'
100'
100'
100'
94' 80' 80' 80' 80' 80' 80' 80' 80' 178'
41' 153' 100' 86' 84'
100' 34'
80'
80'
80'
80'
80'
80'
122'
98'
98'
98'
93'
124'
98'
118'
119'
101'
106'
96'
86'
98'
40'
52'
66' 59'
15' 44'
69'
61'
65' 50' 50' 63'
48' 63'
63'
64'
67'
4'
121'
51'
25'
64'
50'
111'
109'
115'
100'
80'
80'
80'
80'
80'
83'
92'
93'
100'
82'
80'
79'
81'
89'
97'
89'
111'
45'
22' 35' 49' 49' 49' 49' 49' 49' 39' 35' 49' 49' 49' 49' 49' 49' 39' 55'
55'
55'
55'
75'
75'
75'
75'
75'
75'
75' 55' 49' 49' 49' 49' 49' 49' 59' 35' 49' 49' 49' 49' 49' 49' 39' 35' 49' 49' 49' 49' 49' 49' 39' 55' 55' 55' 49' 49' 49' 49' 49' 49' 59'
55' 55'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75'
75' 55'75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75'
75'
75'
56'
52'
49' 49' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 54' 47' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 34' 34' 47' 47' 47' 47' 47' 47' 26' 34' 47' 47' 47' 47' 47' 47' 45' 56' 75'
75'
75'
75'
75'
75'
75'
71'
68' 76' 82' 82' 82' 82' 82' 82' 82' 82' 82' 82' 82' 79' 73'
73'
45' 45' 45' 45' 45' 45' 45' 45' 45' 45'
45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 56' 20'
20' 71' 75' 90' 89' 117' 54' 49' 49' 54' 89' 81'77'
86' 50' 45' 45'
75'
75'
75'
55'
55'
45' 32' 48' 32' 34' 48' 50' 34'
75'
75'
55' 56' 48' 52' 75' 81'
50'
49' 55'
51' 52'
89'
75'
76'
75'
66'
42' 44' 30'
54'
104'
10'
10'
122'
86' 47' 47' 51' 47' 46' 46' 46' 46' 46' 46' 52' 55'
32' 46' 46' 46' 46' 46' 46' 47' 47' 47' 47' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 72'
86'
81'
80'
80'
80'
80'
80'
80' 38' 50' 50' 50' 50' 50' 50' 50' 38' 50' 50' 50' 50' 50' 50' 45'
100'
60' 39' 39'
90'
100'
100'
116'
58' 80' 59' 99' 50' 50' 50' 50' 50'
50'
102' 100' 100'
50' 38'
82'
82'
70'
59'
45'
55'
64'
41'
29'
35'
32'
31'
31'
31'
31'
31'
31'
31'
37'
25'
71'
59'
32'
31'
31'
31' 60'
31'
31'
36'
25'
76'
88'
31'
31'
31'
33'
16'
48' 48'
47'
46' 47'
47'
73'
68' 49'
47'
59'39'
32'
26'
82'
40'
31'
24' 50'
58'
56' 50' 49' 45'
50'
47'
31'
31'
31'
31'
37'
29'
86'
63'
36'
30'
63'
78'
56'
27'
65'
8'
105'
109'
47'
80'
79'
22'
26'
31'
31'
31'
31'
80'
18'
41'
17'
22'
45'
23'
49'
24'
25'
38'
51' 84'
55'
31'
31'
31'
31'
31'
31'
31'
31'
31'
31'
31'
31'
31' 31'
31'
31'
32' 37'
61'
53'
47'
75'
75'
75'
75'
75'
75'
75' 6'
45'
35'
31'
31'
31'
89' 51' 52'
31'
32'
36' 56'
54' 54' 93' 41' 54'
31'
35' 51'
47' 6003 SF
38' 10'
46' 6465 6667 68 69 70 71 72 73 74 75 82 81 80 79 78 77 76 83 84 85 86 87 88 89 90 162 163 164 165 166 167 168 169 170 171 308 316 315 314 313 312 311 310 309 371 370 369 368 367 317 372 388 389 390 391 392 393 394 395 396 397 398 399 400 401 402 403 404 405 406 407 408 409 410 412 411 413 414 416 415 417 418 420 419 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 437 438 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 460 459 458 457 456 455 454 461 462 463464 465 466 467 468 469 470471 472 473 474 475 476 477 478 479 480 481 482 483 484 485 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 511 510 509 508 507 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 536 535 534 533 532 531 530 529 537 538 539 540 541 542 543 544 545 546 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 565 566 567 568 569 571 570 572 573 574 575 576 577 578 579 580 581582 583 584 585 586 587 588 589 590 591 592 593 594 595 596 597 598 599 600 601602 603 604 605 606 607 608 609 610 613 612 611 614 615 617 616 618 619 622 621 620 623 624 625 626 627 628 629 630 631 632 633 634 635 636 637 638 639 640 641 642 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 658 659 660 661 662 663 664 666 665 667 668 670 669 671 672 674 673 675 676 678 677 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 698 699 700 701 702 703 704 705 706 707 708 709710 711 712 713 714 715 716 717 718 719 720 721 722 723 724 725726 730 729 728 727 731 732733 734 735 736737 740 739 738 741 742 743744 745 746 747 748 749 750 751 759 758 757 756 755 754 753 752 760 761 762 763 764 765 766 767 775 774 773 772 771 770 769 768 776 777 778 779 780 781 782 783 784 785 786 787 788 789 790 791 792 793 794 795 796 797 798 799 800 801 802 803 804 805 806 807 808 809 810 811812 813814 816 815 817 818 819 820 821 822 823 824 825 826 827 53'
31'
31'
48' LOT F LOT I LOT G (LEVEE ACCESS AND POCKET PARK)

LOT E LOT J LOT N LOT K
LOT L POTABLE WELL SITE SEE SHEET TM 2.1
ATTACHMENT 14
14 13 12 11 10 9 8 7 6 5 4 3 2 1 15 1617 18 19 20 21 22 23 24 25 26 27 37 36 35 34 33 32 31 30 29 28 38 39 40 41 42 43 44 45 46 53 52 51 50 49 48 47 54 55 56575859606162 636465 6667 68 69 70 71 72 73 74 75 82 81 80 79 78 77 76 83 84 85 86 87 88 89 90 99 98 97 96 95 94 93 92 91 100 101 102 103 104 105 106 107 108 116 115 114 113 112 111 110 109 117 118 119 120 121 122 123 124 125 126127128 129 130 132 131 133 134 135 136 137 138 139140141 142 143 144145 146 148 147 149150 151152 153 154 155 156157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 196 195 194 193 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 218 217 216 215 219220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 244 243 242 241 245 247 246 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277278 279 284 283 282 281 280 285 286 287288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306307 308 316 315 314 313 312 311 310 309 317 318 319 320 321 322 323 324 326 325 327 328 329 330 331 332 334 333 335 336 337 338 339 340 341342 343 344 345 346 347 348 349 350 351 352 353 354 355 356 357 358 359360361362 363 364 365 366 371 370 369 368 367 372 373374 375 376 377 378 379 380 381382 383 384 385 386 387 388 389 390 391 392 416 415 417 418 420 419 421 422 423 424 451 452 453 460 459 458 457 456 455 454 461 462 657 658 659 660 661 662 663 664 666 665 693 694 695 696 697 698 699 700 701 702 703 704 705 706 707 708 709710 776 777 778 779 LOT A

LOT B LOT C
LOT D LOT F SEE SHEET TM 3.2
ATTACHMENT 14
65 6667 68 69 70 71 72 73 74 75 82 81 80 79 78 77 76 163 164 165 166 170 389 316 315 314 313 312 311 310 309 390 391 392 393 394 395 396 397 398 399 400 401 402 403 404 405 406 407 408 409 410 412 411 413 414 416 415 417 418 420 419 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 437 438 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 460 459 458 457 456 455 454 461 462 463464 465 466 467 468 469 470471 472 473 474 475 476 477 478 479 480 481 482 483 484 485 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 511 510 509 508 507 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 536 535 534 533 532 531 530 529 537 538 539 540 541 542 543 544 545 546 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 565 566 567 568 569 571 570 572 573 574 575 576 577 578 579 580 581582 583 584 585 586 587 588 589 590 591 592 593 594 595 596 597 598 599 600 601602 603 604 605 606 607 608 609 610 613 612 611 614 615 617 616 618 619 622 621 620 623 624 625 626 627 628 629 630 631 632 633 634 635 636 637 638 639 640 641 642 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 658 659 660 661 662 663 664 666 665 667 668 670 669 671 672 674 673 675 676 678 677 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 698 699 700 701 702 703 704 705 706 707 708 709710 711 712 713 714 715 716 717 718 719 720 721 722 723 724 725726 730 729 728 727 731 732733 734 735 736737 740 739 738 741 742 743744 745 746 747 748 749 750 751 759 758 757 756 755 754 753 752 760 761 762 763 764 765 766 767 775 774 773 772 771 770 769 768 776 777 778 779 780 781 782 783 784 785 786 787 788 789 790 791 792 793 794 795 796 797 798 799 800 801 802 803 804 805 806 807 808 809 810 811812 813814 816 815 817 818 819 820 821 822 823 824 825 826 827 LOT F LOT I LOT G (LEVEE ACCESS AND POCKET PARK) LOT E LOT J LOT N LOT K LOT L POTABLE WELL SITE W SEE SHEET TM 3.1
ATTACHMENT 14
170 171 172 173 174 175 176 177 178 179 180 381382 383 384 385 386 387 388 389 390 391 392 393 394 395 396 397 398 399 400 401 640 641 647 648 649 650 651 652 653 654 655 656 657 658 659 660 LOT F LOT F 1.5% - 2.0% 1.5% - 2.0% 1.5% - 2.0% 1.5% - 2.0% 1.5% - 2.0% 1.5% - 2.0% 1.5% - 2.0% 1.5% - 2.0% W NON-POTABLE WELL CBA BASIN BOTTOM NOTES: 1. PLANTING MEDIA SPECIFICATIONS PER BIORETENTION TECHNICAL SPECIFICATIONS OF CITY OF MANTECA POST CONSTRUCTION STORMWATER STANDARDS MANUAL 2. STONE TO BE 1"-2.5" DIAMETER STONE

1.5'

2.0' PLANTING MEDIA

0.25' CALTRANS CLASS II PERMEABLE MATERIAL PONDING DEPTH

4.3' STONE 12' TRAVEL LANE 13' C/L
R/WVARIABLE 1' 8' 10' TRAVEL LANE 23' C/L 4' BIKE LANE 8' PARKING R/W F/C1' F/C VARIABLE 8' VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 PARK AREA PARK AREA PARK TRAIL WELLNESS WALK (AS PART OF PARK) PARK TRAIL WELLNESS WALK (AS PART OF PARK) VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 10' TRAVEL LANE 23' 4' BIKE LANE 8' PARKING R/W1' 8' VARIABLE F/C PARK AREA PARK TRAIL WELLNESS WALK (AS PART OF PARK) VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 ±87' ±232' ±15' C/L 18' 18' 12' TRAVEL LANE 13' C/L R/W VARIABLE1' 8' F/C VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 PARK TRAIL WELLNESS WALK (AS PART OF PARK) ±57' 30' ±247' 30' PARK AREA ±28' 12' TRAVEL LANE 13' C/L R/WVARIABLE 1' F/C 8' VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 PARK AREA PARK TRAIL WELLNESS WALK (AS PART OF PARK) 12' TRAVEL LANE 13' C/L R/W VARIABLE1' 8' F/C VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 PARK TRAIL WELLNESS WALK (AS PART OF PARK) ±56' 27' ±260' 27' PARK AREA ±22' TREATMENT ELEV = 12.5' ±242' 0.25' CALTRANS CLASS II AB D- 2.0' PLANTING MEDIA PER CASQA BMP MANUAL 4.3' ROCK SECTION PER CASQA BMP MANUAL PIPE FROM STORM DRAIN SYSTEM BUBBLE-UP INLETS SET TO TOP OF TREATMENT AREA 9' 9' POTENTIAL LOCATION FOR PERMANENT DEWATERING LINES ATTACHMENT 14
14 13 12 11 10 9 8 7 6 5 4 3 2 1 15 1617 18 19 20 21 22 23 24 25 26 27 37 36 35 34 33 32 31 30 29 28 38 39 40 41 42 43 44 45 46 53 52 51 50 49 48 47 54 55 56575859606162 636465 6667 68 69 70 71 72 73 74 75 82 81 80 79 78 77 76 83 84 85 86 87 88 89 90 99 98 97 96 95 94 93 92 91 100 101 102 103 104 105 106 107 108 116 115 114 113 112 111 110 109 117 118 119 120 121 122 123 124 125 126127128 129 130 132 131 133 134 135 136 137 138 139140141 142 143 144145 146 148 147 149150 151152 153 154 155 156157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 LOT A

LOT B LOT C
LOT D LOT F 66 7 9 44 8 5 2 9 3 1 1 8 899 1010 11 55 PHASE 1 KEY NOTES 1 CONSTRUCT WOODWARD AVENUE FROM THE WESTERN PROJECT LIMITS TO THE INTERSECTION OF BELLA TERRA DRIVE. ALL IMPROVEMENTS TO BE CONSTRUCTED PER CROSS SECTIONS ON TM1.3. CONSTRUCT THE PROPOSED ROUNDABOUT AT BELLA TERRA DRIVE. PROPOSED WOODWARD AVENUE IMPROVEMENTS TO EXTEND 200' EAST OF BELLA TERRA DRIVE. CONNECT TO AND EXTEND THE ROADWAY IMPROVEMENTS AT THE WESTERN PROJECT LIMITS FOR BLUE SEDGE STREET AND DIABLO VIEW DRIVE. CONNECT TO THE EXISTING SEWER LINES IN WOODWARD AVENUE, BLUE SLEDGE STREET, AND DIABLO VIEW DRIVE WITH A PROPOSED 6"/8” SEWER MAIN. CONSTRUCT A INTERIM STORM DRAINAGE BASIN TO SERVE THIS PHASE ONLY. THIS BASIN WILL BE HYDROSEEDED ONLY AND WILL BE REMOVED AND REGRADED WITH PHASE 2. CONSTRUCT THE ULTIMATE STORM DRAINAGE PUMP STATION WHICH WILL SERVE THE ENTIRE PROJECT. IF INTERIM PUMPS ARE TO BE UTILIZED FOR THE INITIAL PHASES OF THE PROJECT, THE FINAL STORMWATER PUMPS SHALL BE IMPLEMENTED AT THE COMPLETION WITH THE FIRST UNIT ASSOCIATED WITH PHASE 2 OF THE PROJECT. CONSTRUCT AN 8” STORM DRAINAGE FORCE MAIN ALONG BELLA TERRA DRIVE AND CONNECT TO THE EXISTING 54” STORM DRAINAGE TRUNK MAIN IN WOODWARD AVENUE. CONNECT TO THE EXISTING 12” WATER LINE IN WOODWARD AVENUE AND EXTEND A 12” MAIN ALONG BELLA TERRA DRIVE TO THE SOUTHERN TERMINUS OF THIS PHASE OF THE PROJECT. NO PARK IMPROVEMENTS ARE TO BE CONSTRUCTED IN THIS PHASE OF THE DEVELOPMENT. THE FIRST PHASE OF THE PARK IS REQUIRED TO BE CONSTRUCTED PRIOR TO THE 206TH BUILDING PERMIT. INSTALL TRAFFIC SIGNALS AT THE INTERSECTION OF WOODWARD AVENUE AND AIRPORT WAY WITH THE FIRST UNIT OF THIS PHASE OF THE PROJECT. DEVELOPER SHALL ACQUIRE RIGHT-OF-WAY ON BEHALF OF THE CITY NECESSARY TO INSTALL THE TRAFFIC SIGNAL IN ITS ULTIMATE LOCATION. 234567891011 ATTACHMENT 14
190 191 192 196 195 194 193 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 218 217 216 215 219220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 244 243 242 241 245 247 246 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 277278 279 284 283 282 281 280 285 286 287288 289 290 291 292 293 294 295 296 297 298 299 300 301 302 303 304 305 306307 308 316 315 314 313 312 311 310 309 317 318 319 320 321 322 323 324 326 325 327 328 329 330 331 332 334 333 335 336 337 338 339 340 341342 343 344 345 346 347 348 349 350 351 352 353 354 355 356 357 358 359360361362 363 364 365 366 371 370 369 368 367 372 373374 375 376 377 378 379 380 381382 383 384 385 386 387 388 389 LOT F BASIN 1 BASIN 2 PARK LIMIT LINE 1 2 23 6 77777 8 8 9 10 11111111 11 12 12 1 1314 13 2 2 13131313 PHASE 2 KEY NOTES CONSTRUCT WOODWARD AVENUE FROM THE EASTERN LIMIT OF PHASE 1 TO THE INTERSECTION OF AIRPORT WAY. ALL IMPROVEMENTS TO BE CONSTRUCTED PER CROSS SECTIONS ON TM1.3. CONSTRUCT AIRPORT WAY FROM THE INTERSECTION OF ATHERTON DRIVE SOUTH TO THE MAIN PROJECT ENTRANCE AT STREET MM. ALL IMPROVEMENTS TO BE CONSTRUCTED PER CROSS SECTIONS ON TM1.4. PROPOSED AIRPORT WAY IMPROVEMENTS TO EXTEND 200' SOUTH OF STREET MM. THE DEVELOPER SHALL HAVE A WARRANT ANALYSIS DONE FOR THE PROPOSED TRAFFIC SIGNAL AT THE INTERSECTION OF ATHERTON DRIVE AND AIRPORT WAY PRIOR TO THE SUBMITTAL OF THE IMPROVEMENT PLANS FOR THE FIRST UNIT ASSOCIATED WITH THIS PHASE OF THE PROJECT. IF THE WARRANTS HAVE NOT BEEN MET, THE TRAFFIC SIGNAL WILL BE CONSTRUCTED WITH THE FIRST UNIT ASSOCIATED WITH THE NEXT (PHASE 3) OF THE PROJECT. IF THE WARRANTS HAVE BEEN MET (AS NOTED IN NOTE 4) THE DEVELOPER SHALL INSTALL THE TRAFFIC SIGNAL AT THE INTERSECTION OF AIRPORT WAY AND ATHERTON DRIVE PRIOR TO THE ISSUANCE OF THE 193RD BUILDING PERMIT. DEVELOPER SHALL ACQUIRE RIGHT-OF-WAY ON BEHALF OF THE CITY NECESSARY TO INSTALL THE TRAFFIC SIGNAL IT ITS ULTIMATE LOCATION. CONSTRUCT AN INTERIM FOUR-WAY STOP CONTROLLED INTERSECTION AT AIRPORT WAY AND STREET MM. PLAN FOR AND INSTALL THE NECESSARY CURB RETURNS TO FACILITATE THE FUTURE ROUNDABOUT AT THIS INTERSECTION. CONNECT TO THE EXISTING 36” TRUNK LINE IN WOODWARD AVENUE AND EXTEND A PROPOSED 12” SEWER MAIN SOUTH IN AIRPORT WAY TO THE LIMIT OF THIS PHASE AND STUB FOR FUTURE EXTENSION. REGRADE AND CONSTRUCT THE PERMANENT NORTHERN BASIN (BASIN 1) FOR THE PROJECT. EXCAVATE AND CONSTRUCT THE CENTRAL BASIN (BASIN 2). THIS BASIN WILL BE HYDROSEEDED ONLY AT THIS TIME AND WILL BE UTILIZED FOR OVERFLOW STORMWATER STORAGE FOR THE DRAINAGE SYSTEM. UPGRADE THE STORM DRAINAGE PUMP STATION IF THE ULTIMATE PUMPS HAVE NOT BEEN INSTALLED AT THE END OF THIS PHASE OF THE PROJECT. CONNECT TO THE EXISTING 12” WATER LINE IN WOODWARD AVENUE AND EXTEND A 12” MAIN ALONG AIRPORT WAY TO THE SOUTHERN TERMINUS OF THIS PHASE OF THE PROJECT AND PROVIDE A STUB FOR FUTURE EXTENSION. THE FULL NORTHERN PORTION OF THE PARK IMPROVEMENTS (NORTH OF THE “PARK LIMIT LINE”) SHALL BE INSTALLED AND AVAILABLE TO THE PUBLIC PRIOR TO THE ISSUANCE OF THE FIRST BUILDING PERMIT AFTER BUILDING PERMITS HAVE BEEN ISSUED FOR THE 25% OF THE TOTAL NUMBER OF LOTS SHOWN ON THE TENTATIVE MAP (206TH BUILDING PERMIT). CONSTRUCT THE COMPLETE SSJID LATERAL “WE” AND DRAIN 8 REALIGNMENT ALONG AIRPORT WAY AND WOODWARD AVENUE. RECONSTRUCT THE ACCESS HATCH / INLET FOR THE EXISTING STORM DRAINAGE PUMP STATION WHICH DISCHARGES STORMWATER WATER FROM THE EXISTING 54” STORM DRAINAGE TRUNK LINE IN WOODWARD AVENUE TO SSJID. RELOCATE THE EXISTING ELECTRICAL METER PEDESTAL AND RECONSTRUCT THE PROPOSED OUTFALL TO THE RELOCATED SSJID LATERAL “WE” AND DRAIN 8 PIPELINE. 1234567891011121314 268 269 270 271 272 273 274 27 11 11 1 13 2 245 SEE BELOW LEFT SEE ABOVE RIGHT ATTACHMENT 14
390 391 392 393 394 395 396 397 398 399 400 401 402 403 404 405 406 407 408 409 410 412 411 413 414 416 415 417 418 420 419 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 438 437 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 460 459 458 457 456 455 454 461 462 463464 465 466 467 468 469 470471 472 473 474 475 476 477 478 479 480 481 482 483 484 485 486 487 488 489 490 491 492 493 494 495 496 497 498 499 500 501 502 503 504 505 506 511 510 509 508 507 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 536 535 534 533 532 531 530 529 537 538 539 540 541 542 543 544 545 546 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 562 563 564 565 566 567 568 569 571 570 572 573 574 575 576 577 578 579 580 581582 583 584 585 586 587 588 589 590 591 592 593 594 595 596 597 598 599 600 601602 603 604 605 606 607 608 609 610 613 612 611 614 615 617 616 618 619 622 621 620 623 624 625 626 627 628 629 630 631 632 633 634 635 636 637 638 639 640 641 642 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 658 659 660 LOT F LOT G (LEVEE ACCESS AND POCKET PARK) LOT E BASIN 3 53 4 4 4 2 5 PHASE 3 KEY NOTES 1 IF THE TRAFFIC SIGNAL AT THE INTERSECTION OF ATHERTON DRIVE AND AIRPORT WAY HAS NOT BEEN CONSTRUCTED THE DEVELOPER SHALL INSTALL THE TRAFFIC SIGNAL AT THIS LOCATION WITH THE FIRST UNIT OF THIS PHASE OF THE PROJECT. DEVELOPER SHALL ACQUIRE RIGHT-OF-WAY ON BEHALF OF THE CITY NECESSARY TO INSTALL THE TRAFFIC SIGNAL IT ITS ULTIMATE LOCATION. CONNECT TO AND EXTEND THE ROADWAY IMPROVEMENTS AT THE WESTERN PROJECT LIMITS FOR SAGE STREET. EXCAVATE AND CONSTRUCT THE SOUTHERN BASIN (BASIN 3). THIS BASIN WILL BE DEVELOPED AS THE ULTIMATE BIO-RETENTION POND FOR THE PROJECT. CONNECT TO THE EXISTING 12” WATER STUB IN BELLA TERRA DRIVE AT THE TERMINUS OF PHASE 1 AND EXTEND THE LINE TO THE SOUTH AROUND THE PARK IN PEACH ROAD TO THE TERMINUS OF THIS PHASE OF THE PROJECT AND PROVIDE A STUB FOR FUTURE EXTENSION. THE FULL SOUTHERN PORTION OF 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 THE 25% OF THE REMAINING LOTS IN PHASE 3 AND PHASE 4 OF THE PROJECT (499TH BUILDING PERMIT). 2345 1 SEE BELOW LEFT SEE ABOVE RIGHT ATTACHMENT 14
662 661 663 664 666 665 667 668 670 669 671 672 674 673 675 676 678 677 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 698 699 700 701 702 703 704 705 706 707 708 709710 711 712 713 714 715 716 717 718 719 720 721 722 723 724 725726 730 729 728 727 731 732733 734 735 736737 740 739 738 741 742 743744 745 746 747 748 749 750 751 759 758 757 756 755 754 753 752 760 761 762 763 764 765 766 767 775 774 773 772 771 770 769 768 776 777 778 779 780 781 782 783 784 785 786 787 788 789 790 791 792 793 794 795 796 797 798 799 800 801 802 803 804 805 806 807 808 809 810 811812 813814 816 815 817 818 819 820 821 822 823 824 825 826 827 LOT I LOT J LOT M LOT N LOT K LOT L 2 3
3 3
1 1
1 4
4 4
5 4 PHASE 4 KEY NOTES
1 CONSTRUCT AIRPORT WAY FROM THE SOUTHERN LIMIT OF PHASE 2 AND TO THE SOUTH TO THE LIMIT OF THE PROJECT. ALL IMPROVEMENTS TO BE CONSTRUCTED PER CROSS SECTIONS ON TM1.4. CONSTRUCT THE CENTER ISLAND WITH TRUCK APRON AND THE APPROACH MEDIANS TO COMPLETE THE PROPOSED ROUNDABOUT IMPROVEMENTS AT AIRPORT WAY AND STREET MM. CONNECT TO THE EXISTING 12” SEWER STUB IN AIRPORT WAY AT THE TERMINUS OF PHASE 2 AND EXTEND A PROPOSED 12” SEWER MAIN SOUTH IN AIRPORT WAY TO THE LIMIT OF THE PROJECT. CONNECT TO THE EXISTING 12” WATER STUB IN AIRPORT WAY AT THE TERMINUS OF PHASE 2 AND EXTEND A PROPOSED 12” WATER MAIN SOUTH IN AIRPORT WAY TO THE LIMIT OF THE PROJECT. EXTEND THE 12” WATER MAIN IN PEACH ROAD TO THE WEST AND CONNECT TO THE EXISTING 12” WATER STUB AT THE TERMINUS OF PHASE 3. PROVIDE A 12” WATER STUB TO THE PROPOSED FUTURE CITY OF MANTECA WELL SITE AT LOT J.2345 ATTACHMENT 14
EXHIBIT D1

CONDITIONS OF APPROVAL
ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
1 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 perform all requirements 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.

2. Expiration of Tentative Subdivision Map. This Tentative Subdivision Map ATTACHMENT 14
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2 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 services necessary for the proposed development.

ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
3 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 shall comply with the Lumina at Machado RanchPlanned 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 below, but guidance and direction exists for in the Planned ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
4 Development Guidelines, and shall 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 Room 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 shall require approval by the Director of Development Services.

ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
5 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 demonstrate that the Project does not exceed the applicable ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
6 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.

3. All land clearing, grubbing, scraping, excavation, land ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
7 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 of the Interior's Professional Qualifications Standards in prehistoric ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
8 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 the recommendation of the descendant, and the mediation ATTACHMENT 14
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GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
9 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 develop a reasonably feasible off-site mitigation strategy to reduce ATTACHMENT 14
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10 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 ground tanks have been used.

ATTACHMENT 14
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11 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 of BMPs will be subject to approval by City of Manteca and the RWQCB. The SWPPP will be kept on site during construction ATTACHMENT 14
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12 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 parcels, including the right-of-way, as appropriate.

1. Extended Detention Facilities: Extended detention refers to ATTACHMENT 14
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13 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 requirement shall be noted in the improvements plans prior to approval by the City’s Public Works Department.

ATTACHMENT 14
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14 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).

4. The pavement would be required for any portion of
roadway passing a noise-sensitive use not protected by an ATTACHMENT 14
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15 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.

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.

ATTACHMENT 14
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16 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 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 ATTACHMENT 14
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17 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.

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.

ATTACHMENT 14
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18 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 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.

ATTACHMENT 14
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19 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 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 ATTACHMENT 14
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20 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.
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.

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.

ATTACHMENT 14
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21 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

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.

ATTACHMENT 14
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22 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 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 ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
23 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 Control and Data Acquisition (SCADA) system. Developer’s SCADA Integrator shall coordinate with the City Water Quality Control Facility’s Chief Plant Operator.

ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
24 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.

69. Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual.

ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
25 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.

74.Developer shall pay fair-share costs for storm drainage improvements, including improvements downstream to improve capacity or water quality treatments needed ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
26 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.

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 ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
27 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.

5. Park and Streetscape phasing shall be agreed upon by both the Public Works – Park Planning Division and Engineering Division.

ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
28 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.

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.

ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
29 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, SSJID and the City of Manteca Public Works Department – Parks Division shall both approve landscape plans including tree variety, setbacks, root protection ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
30 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, all streetscape/median/roundabout landscape improvements and/or public safety. 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, relocated, or replaced, unless alternate provisions are made to handle such drainage in accordance with District approval.

ATTACHMENT 14
Lumina at Machado Ranch Subdivision
GPA20-43, PRZ20-41, PD20-42, SDJ20-44, DA22-037
31 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 14
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 14
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 14
EXHIBIT D2

MITIGATION MONITORING PROGRAM
ATTACHMENT 14
Mitigation Monitoring and Reporting Program
for the
Environmental Impact Report
Lumina at Machado Project
City of Manteca, San Joaquin County, California
State Clearinghouse No. 2021010265
Prepared for:

City of Manteca
Community Development Department
1001 West Center Street
Manteca, CA 95337
209.456.8516
Contact: Lea C. Simvoulakis, Planning Manager
Prepared by:

De Novo Planning Group
1020 Suncast Lane, Suite 106
El Dorado Hills, CA 95762
916.580.9818
Contact: Steve McMurtry, Principal
April 1, 2022
ATTACHMENT 14
MITIGATION MONITORING AND REPORTING PROGRAM 2022
Lumina at Machado Ranch 2
This document is the Mitigation Monitoring and Reporting Program (MMRP) for the Lumina at Machado Ranch (Project). This MMRP has been prepared pursuant to Section 21081.6 of the California Public Resources Code, which requires public agencies to “adopt a reporting and monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment.” A MMRP is required for the proposed Project because the EIR has identified significant adverse impacts, and measures have been identified to mitigate those impacts.

The numbering of the individual mitigation measures follows the numbering sequence as found in the Draft EIR.

MITIGATION MONITORING AND REPORTING PROGRAM
The MMRP, as outlined in the following table, describes mitigation timing, monitoring responsibilities, and compliance verification responsibility for all mitigation measures identified in this Final EIR.

The City of Manteca will be the primary agency responsible for implementing the mitigation measures and will continue to monitor mitigation measures that are required to be implemented during the operation of the proposed Project.

The MMRP is presented in tabular form on the following pages. The components of the MMRP are described briefly below:
• Mitigation Measures: The mitigation measures are taken from the Draft EIR in the same order that they appear in that document.
• Mitigation Timing: Identifies at which stage of the project mitigation must be completed. • Monitoring Responsibility: Identifies the agency that is responsible for mitigation monitoring.
• Compliance Verification: This is a space that is available for the monitor to date and initial when the monitoring or mitigation implementation took place.

ATTACHMENT 14
MITIGATION MONITORING AND REPORTING PROGRAM 2022
Lumina at Machado Ranch 3
TABLE 1: MITIGATION MONITORING AND REPORTING PROGRAM

ENVIRONMENTAL IMPACT MITIGATION MEASURE

MONITORING

RESPONSIBILITY
TIMING

VERIFICATION
(DATE/INITIALS)

AESTHETICS AND VISUAL RESOURCES
Impact 3.1-3: Project
implementation may result in light
and glare impacts.

Conditions of Approval will require 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 City of Manteca
Community
Development
Department
Prior to the
approval of the
improvement
plans.

AGRICULTURAL RESOURCES
Impact 3.2-1: The proposed
Project has the potential to result
in the conversion of Farmlands,
including Prime Farmland and
Farmland of Statewide
Importance, as shown on the
maps prepared pursuant to the
Farmland Mapping and Monitoring
Program of the California
Resources Agency, to nonagricultural uses.

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.

City of Manteca
Community
Development
Department
San Joaquin
Council of
Governments
Prior to site
disturbance
Impact 3.2-3: The proposed
Project has the potential to result
in conflicts with adjacent
agricultural lands or indirectly
cause conversion of agricultural
lands.

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:
• 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.
• 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 City of Manteca
Community
Development
Department
Prior to
approval of
improvement
plans for each
phase of the
Project
ATTACHMENT 14
2022 MITIGATION MONITORING AND REPORTING PROGRAM
4 Lumina at Machado Ranch

ENVIRONMENTAL IMPACT MITIGATION MEASURE

MONITORING

RESPONSIBILITY
TIMING

VERIFICATION
(DATE/INITIALS)
individual phase of the Project, from proposed urban uses.

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.

AIR QUALITY
Impact 3.3-1: Project operation
would result in a cumulatively
considerable net increase of any
criteria pollutant for which the
Project region is in nonattainment, or conflict or obstruct implementation of the District’s air
quality plan.

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 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 phaseby-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).

San Joaquin
Valley Air
Pollution
Control District
Prior to
approval of
improvement
plans
Impact 3.3-2: Proposed Project
construction activities would not
result in a cumulatively
considerable net increase of any
criteria pollutant for which the
Project region is in nonattainment, or conflict or obstruct 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.

Mitigation Measure 3.3-3: During all construction activities, the Project Proponent shall implement dust control measures, as required by APCD Rules SJVAPCD Air
Pollution
Control Officer,
and City of
Manteca
Community
Development
Prior to the
commencement of
construction
activities
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implementation of the District’s air
quality plan.
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.

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

Department

BIOLOGICAL RESOURCES
Impact 3.4-3: The proposed
Project has the potential to have
direct or indirect effects on
special-status bird species.

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.

City of Manteca
Community
Development
Department
San Joaquin
Prior to any
ground
disturbance
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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.

Council of
Governments

CULTURAL AND TRIBAL RESOURCES
Impact 3.5-1: Project
implementation has the potential
to cause a substantial adverse
change to a significant historical or
archaeological resource, as
defined in CEQA Guidelines
§15064.5
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.

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.

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 of the Interior's Professional Qualifications Standards in prehistoric or historical archaeology, as appropriate, has evaluated the find(s).

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.

If Native American resources are identified, a Native American monitor, following the Guidelines for Monitors/Consultants of Native American City of Manteca
Community
Development
Department
Qualified
archaeologist
If any cultural
resources,
including
prehistoric or
historic
artifacts, or
other
indications of
archaeological
resources are
found during
grading and
construction
activities
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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.

Impact 3.5-3: Project
implementation has the potential
to disturb human remains,
including those interred outside of
formal cemeteries.

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:
• 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.
• 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:
o The Native American Heritage Commission is unable to
identify a descendent.
o The descendant identified fails to make a recommendation.

The City of Manteca or its authorized representative rejects the recommendation of the descendant, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.

City of Manteca
Community
Development
Department
Qualified
archaeologist
If any cultural
resources,
including
prehistoric or
historic
artifacts, or
other
indications of
archaeological
resources are
found during
grading and
construction
activities
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GEOLOGY, SOILS, AND MINERAL RESOURCES
Impact 3.6-1: The proposed
Project may directly or indirectly
cause potential substantial
adverse effects, including the risk
of loss, injury, or death involving:
rupture of a known earthquake
fault, strong seismic ground
shaking, seismic related ground
failure, or landslides.

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.

City of Manteca
Community
Development
Department
Regional Water
Quality Control
Board
Prior to clearing,
grading, and
disturbances to
the ground such
as stockpiling, or
excavation
Impact 3.6-6: The proposed
Project has the potential to
directly or indirectly destroy a
unique paleontological resource or
site or unique geologic feature
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.

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.

City of Manteca
Community
Development
Department
Certified
geotechnical
engineer
Prior to
earthmoving
activities

GREENHOUSE GASES AND CLIMATE CHANGE
Impact 3.7-1: Project
implementation would generate
greenhouse gas emissions, either
directly or indirectly, that may
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 City of Manteca
Community
Development
During
construction,
operation, and
maintenance /
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have a significant impact on the
environment to conflict with an
applicable plan, policy, or
regulation adopted for the
purpose of reducing the emissions
of greenhouse gases.
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 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 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 greenhouse gas impacts are reduced to the maximum extent feasible (i.e. to below the applicable SJVAPCD thresholds of significance, at minimum). Examples of off-site 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).

Department landscaping

HAZARDS AND HAZARDOUS MATERIALS
Impact 3.8-1: Potential to create a
significant hazard through the
routine transport, use, or disposal
of hazardous materials or through
the reasonably foreseeable upset
and accident conditions involving
the release of hazardous materials
into the environment.

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.

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 San Joaquin
County
Department of
Environmental
Health
City of Manteca
Community
Development
Prior to the
issuance of a
grading permit
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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.

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:
• The residential units and adjoining structures.
• The soils in the area where farming equipment and above ground tanks have been used.

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 asbestoscontaining 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.

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.

Department

HYDROLOGY AND WATER QUALITY
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Impact 3.9-1: The proposed
Project has the potential to violate
water quality standards or waste
discharge requirements during
construction.

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 runon 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 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.

City of Manteca
Community
Development
Department
Prior to the
issuance of a
grading permit
Impact 3.9-2: The proposed
Project has the potential to violate
water quality standards or waste
discharge requirements during
operation.

Mitigation Measure 3.9-2: The Project applicant shall implement the following nonstructural BMPs that focus on preventing pollutants from entering stormwater:
• Pollution Prevention/Good Housekeeping
o 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.

City of Manteca
Community
Development
Department
Regional Water
Quality Control
Board
Prior to
approval of
improvement
plans
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o 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.
• Operation and Maintenance (O&M) of Treatment Controls o 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 long-term 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.

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 parcels, including the right-of-way, as appropriate. • 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.
• 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 ATTACHMENT 14
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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.

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.

Impact 3.9-6 Place housing or
structures that would
impede/redirect flows within a
100-year, or 200-year flood hazard
area as mapped on a federal Flood
Hazard Boundary or Flood
Insurance Rate Map or other flood
hazard delineation map.

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.

City of Manteca
Community
Development
Department
SJAFCA
Prior to
approval of
improvement
plans
NOISE
Impact 3.11-1: The proposed
Project may generate a substantial
temporary or permanent increase
in ambient noise levels in the
vicinity of the project in excess of
standards established in the local
general plan or noise ordinance, or
applicable standards of other
agencies.

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.

Mitigation Measure 3.11-1B: All equipment shall be fitted with factory equipped mufflers, and in good working order. This requirement shall be noted in the improvements plans prior to approval by the City’s Public Works Department.

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 City of Manteca
Public Works
Department
Prior to
approval of
improvements
plans
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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.

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:

Windows shall have a sound transmission class (STC) rating of 32. • Interior gypsum at exterior walls shall be
5/8”;
• Ceiling gypsum shall be 5/8”;
• Exterior finish shall be stucco, fiber cement
lap siding, or system with equivalent weight per square foot; • Mechanical ventilation shall be installed in all
residential uses to allow residents to keep doors and windows closed, as desired for acoustical isolation.
• 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.

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:
• Airport Way from Atherton to Woodward Avenue (Includes NonDevelopment Area 2) • Airport Way South of Woodward Avenue
• Woodward Avenue west of Airport Way (includes Non-Development ATTACHMENT 14
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Area 1)
The pavement would be required for any portion of roadway passing a noisesensitive 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.

Impact 3.11-2: The proposed
Project would not generate
excessive groundborne vibration
or groundborne noise levels.

Mitigation Measure 3.11-4: Any compaction required less than twenty-six (26) feet from the adjacent residential structures shall be accomplished by using static drum rollers which use weight instead of vibrations to achieve soil compaction. As an alternative to this requirement, pre-construction crack documentation and construction vibration monitoring could be conducted to ensure that construction vibrations do not cause damage to any adjacent structures.

City of Manteca
Public Works
Department
Prior to
approval of
improvements
plans

TRANSPORTATION AND CIRCULATION
Impact 3.13-2: Project
implementation may conflict with
a program, plan, policy or
ordinance addressing the
circulation system, including
transit, bicycle, and pedestrian
facilities.

Conditions of Approval have been incorporated to ensure that the project does not conflict with policy and/or ordinances relating to the circulation system. • Traffic COA #1 - The developer shall install a traffic signal at Airport Way/W Atherton Drive prior to issuance of the 193rd building permit, unless an alternative installation plan is agreed to by the Director of Public Works or City Engineer. The design of the traffic signal and associated intersection improvements shall be reviewed and approved by the Director of Public Works or City Engineer. The developer shall pay for the total cost for the design and installation of the traffic signal but will be reimbursed by the City of Manteca for the cost less their fair share. The project contributes to approximately 12 percent of volumes at this intersection; therefore, the project’s fair share would be 12 percent.
• Traffic COA #2 - The developer shall install a traffic signal at Airport Way/Woodward Avenue prior to issuance of the 432nd building permit, unless an alternative installation plan is agreed to by the Director of Public Works or City Engineer. The design of the traffic City of Manteca
Public Works
Department
Prior to issuance
of building
permits for each
phase of the
Project
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signal and associated intersection improvements shall be reviewed and approved by the Director of Public Works or City Engineer. The developer shall pay for the total cost for the design and installation of the traffic signal but will be reimbursed by the City of Manteca for the cost less their fair share. The project contributes to approximately 22 percent of volumes at this intersection; therefore, the project’s fair share would be 22 percent.
• Traffic COA #3 – Woodward Avenue/Bella Terra Drive shall be constructed as a roundabout concurrent with the first phase of development. The developer shall be fully responsible for this improvement.

Traffic COA #4 – The developer shall pay their fair share for improvements identified in the PFIP at the Airport Way/Daniels Street and Woodward Avenue/McKinley Avenue intersections. The project’s fair share at Airport Way/Daniels Street would be three percent (3%) and the project’s fair share at Woodward Avenue/McKinley Avenue would be six percent (6%). This condition will be satisfied when the developer pays the PFIP fee, which is collected upon issuance of each home’s building permit

UTILITIES
Impact 3.14-5: The proposed
Project has the potential to
require or result in the
construction of new stormwater
drainage facilities, the
construction of which could cause
significant environmental effects.

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.

City of Manteca
Public Works
Department
Prior to issuance
of building
permits for each
phase of the
Project
Impact 3.14-6: The proposed
Project has the potential to be
served by a landfill with sufficient
permitted capacity to
accommodate the Project’s solid
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, City of Manteca
Public Works
Department
Prior to issuance
of building
permits for each
phase of the
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waste disposal needs and comply
with federal, State, and local
statutes and regulations related to
solid waste.
of the City’s municipal code. Project
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ATTACHMENT 14

EXHIBIT E
CITY COUNCIL ORDINANCE NO. ______
ATTACHMENT 14
O2017-__ Page 1 of 3 Type adopted date of ordinance here ORDINANCE O2022__

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

MANTECA APPROVING THE DEVELOPMENT

AGREEMENT BETWEEN THE CITY OF MANTECA AND
SIGNATURE HOMES AND JOANNE M. KIMBROUGH

SEPARATE PROPERTY TRUST FOR THE DEVELOPMENT

KNOWN AS LUMINA AT MACHADO RANCH
WHEREAS, The City of Manteca and Signature Homes and Joanne M. Kimbrough Separate Property Trust desire to enter into a development agreement (the “Development Agreement ” herein attached to this ordinance as Exhibit A titled DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF MANTECA AND THE
DEVELOPMENT KNOWN AS LUMIN AT MACHADO RANCH; and
WHEREAS, the Manteca City Council at their public hearing of June 7, 2022, considered a Development Agreement for the Lumina at Machado Ranch Subdivision (Project), filed by Stephen Miller, Signature Homes, 4670 Willow Road, Suite 270, Pleasanton, CA 94588; and,
WHEREAS, the overall project includes an Annexation, General Plan Amendment, Pre-Zoning, Planned Development Overlay, and Tentative Subdivision Map for a 827-unit Planned Development single-family residential subdivision, located at 20329 South Airport Way, identified by Assessor’s Parcel Number (APN) 241-32-18; and, WHEREAS, the Manteca Planning Commission at their public hearing of April 21, 2022 considered the Development Agreement and adopted a Resolution unanimously recommending City Council approval; and,
WHEREAS, Section 65867.5(b) of the State Government Code states that, “a development agreement shall not be approved unless the legislative body finds that the provisions of the agreement are consistent with the General Plan and any applicable specific plan”; and,
WHEREAS, the City as the lead agency for the Project, has prepared an Environmental Impact Report for the project pursuant to an in accordance with the California Environmental Quality Act (CEQA); and
WHEREAS, the Environmental Impact Report (EIR) was made available for the statutory 45-day public review from October 8, 2021 to November 22, 2021 and public comments received were posted and responded to in the Final EIR; and WHEREAS, the EIR identified one or more significant and unavoidable environmental effects of the project, however the City Council made certain findings regarding these effects per Resolution No. 22___-____ and has adopted a mitigation and monitoring program and a statement of overriding consideration for any impact that may ATTACHMENT 14

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