Lumina at Machado Ranch Annexation and
Subdivision Project
File Nos. ANX20-40, PRZ20-41, GPA20-43,
SDJ20-44, PD20-42, and DA22-037
June 7, 2022
City of Manteca City Council Public Hearing
ATTACHMENT 19
Project Components
1. Certification of a Final Environmental Impact Report
2. Annexation of 183.46 acres
3. Pre-zone of 183.46 acres
4. General Plan Amendment for 161.19 acres- Lumina at Machado Ranch Subdivision
5. Planned Development for 161.19 acres- Lumina at Machado Ranch Subdivision
6. Tentative Subdivision Map for 161.19 acres- Lumina at Machado Ranch Subdivision
7. Development Agreement for 161.19 acres- Lumina at Machado Ranch Subdivision ATTACHMENT 19
Annexation Map
1. Overall Annexation
Area:
183.46 acres
(Red Hashed area)
2. Non-Development Area:
19.11 acres
(Pink and Purple areas)
3. Development Area:
161.19 acres
(Yellow area)
ATTACHMENT 19
Existing Conditions
ATTACHMENT 19
Pre-Zoning Map
Non-Development Area: APN Zoning Designations
241-32-005 Single-Family Dwelling (R-1)
241-32-006
241-32-007
241-32-021
241-32-008
241-32-009
241-32-023 General Commercial (GC)
241-32-027
241-32-028
241-32-029
241-32-015
241-32-014
241-32-011
241-32-013 Commercial Mixed Use
(CMU)
241-32-012
Development Area 241-32-018 Planned Development (PD)
ATTACHMENT 19
General Plan Amendment
Figure 5: Existing Land Use Designation Figure 6: Proposed Land Use Designation ATTACHMENT 19
Planned Development
A Planned Development is required with any rezone to a PD Overlay Zone designation. • The purpose of a Planned Development is to:
• Provide a process to allow diversity in the relationship between buildings and open space;
• Create interesting physical environments; and
• Maximize the development potential of underutilized or problematic land areas. • The Planned Development must show:
• Consistency with the General Plan;
• Compatibility with surroundings;
• An overall reservation of site resources with minimal hazards; and • An overall public benefit.
ATTACHMENT 19
Planned Development
Reasons for this Planned Development:
• Allows for a variety of lot sizes
• Motorcourt home product
• Driveway size variation: 18-20 feet
ATTACHMENT 19
Planned Development Findings: Major Points
Greater Open Space and Common
Area Provided
Figure 9: Central Park Figure 10: Levee Park Central Park Levee Park ATTACHMENT 19
Planned Development Findings: Major Points
Greater Community Connectivity
ATTACHMENT 19
Planned Development Findings: Major Points
Wellness Walk Highlights
ATTACHMENT 19
Planned Development Findings: Major Points
Best Site Planning Practices for Quality Design and Compatibility with Surroundings ATTACHMENT 19
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 6 of the Design Guidelines provides six distinct architectural styles for all future homes:
1. American Traditional
ATTACHMENT 19
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 6 of the Design Guidelines provides six distinct architectural styles for all future homes:
2. California Bungalow
ATTACHMENT 19
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 6 of the Design Guidelines provides six distinct architectural styles for all future homes:
3. Farmhouse
ATTACHMENT 19
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 6 of the Design Guidelines provides six distinct architectural styles for all future homes:
4. Monterey
ATTACHMENT 19
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 6 of the Design Guidelines provides six distinct architectural styles for all future homes:
5. Prairie
ATTACHMENT 19
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 6 of the Design Guidelines provides six distinct architectural styles for all future homes:
6. Spanish
ATTACHMENT 19
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 6 of the Design Guidelines provides six distinct architectural styles for all future homes:
* Menu of Common Features
ATTACHMENT 19
Tentative Subdivision
Map
Required Street Improvements • Over 40’ of ROW dedication on Woodward and S. Airport; Full street improvements and median
construction required on Woodward; at least
half of the ROW improvements on S. Airport.
• Roundabout construction on Woodward and
Bella Terra.
• Partial Roundabout Construction at Street MM
and S. Airport Way.
• Full signal Light Installation at Woodward and
Airport ahead of signal warrants.
• Second signal installation at W. Atherton and S.
Airport Way ahead of signal warrants.
• Bus/landscape maintenance turnout on
Woodward.
• Acquisition of ROW on the west side of S.
Airport Way, north of Woodward along
annexation area to accommodate future ROW.
ATTACHMENT 19
Development Agreement
In addition to the regular Building Permit and PFIP fees the development will be required to pay, the Developer and the City are proposing to enter into an agreement that secures an additional $8,000 per unit to be allocated in the following manner:
• $2,500 per home for the Phase IV Sewer Expansion Fee
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 the lower amount. If the fee exceeds $2,500, the Developer shall be required to pay the $2,500 plus the difference between the established fee and $2,500.
• $2,500 per unit for an Infrastructure Supplemental Fee This fee will be collected at this rate for every home subject to this Development Agreement. • $598.54 per home for CNG Waste Management
This fee will go toward the purchase of waste vehicles to serve the new development. *The remaining $2,401.46 will be allocated by the City Council at their discretion.
ATTACHMENT 19
Environmental Clearance
Notice of Preparation circulated on January 22, 2021 for 30 days • Public Scoping Meeting held on February 10, 2021
Draft EIR circulated from October 8, 2021-November 22, 2021 • Two comment letters received- attached with the agenda packet Final Environmental Impact Report Sent and posted on April 8, 2021 FEIR indicates that there are several significant and unavoidable environmental impacts produced by the project.
• Council is being asked to make specific findings of Overriding Considerations. • Statement identifies the economic, social, technical, and other benefits of the project being considered.
ATTACHMENT 19
Recommendation
Staff recommends the City Council take the following actions:
1. Certify the Lumina At Machado Ranch Environmental Impact Report and make certain findings concerning significant impacts, mitigation measures, and alternatives, and adopt a statement of overriding consideration and mitigation and monitoring and reporting program; and
2. Approve the annexation of 16 parcels totaling 183.46 acres and authorize City Staff to make an application to LAFCo for annexation; and
3. Adopt a Resolution approving a General Plan Amendment to adjust and expand the Park land use designation for the Lumina at Machado Ranch Subdivision; and
4. Waive the first reading of the Ordinance approving the Pre-Zoning designations for the parcels to be annexed and the PD Planned Development Overlay for the Lumina at Machado Ranch Tentative Subdivision Map area; and
5. Adopt a Resolution recommending approval of the Lumina at Machado Ranch Tentative Subdivision Map; and
6. Waive the first reading of the Ordinance approving a Development Agreement for the Lumina at Machado Ranch Tentative Subdivision.
ATTACHMENT 19
Thank you
ATTACHMENT 19