City of Manteca Development Services Department
Conditions of Approval Yosemite Square Subdivistion
General Plan Amendment, Master Plan Amendment, Tentative Subdivision Map March 21, 2023
Project File Number: GPA22-060, SPP22-061, SDJ21-71
Project Name: Yosemite Square Subdivision
Project Address: 1992 E. Yosemite Avenue; 1071, 791, and 719 S. Austin Road APN: 228-020-32, 33, 37, and 40
Property Owner: John and Denise Van Till
24974 Kincaid Road
Manteca, CA 95337
Steven Fredriks
9500 E. Sedan
Manteca, CA 95337
Boersma Properties, LP
19959 N. Ripon Road
Ripon, CA 95366
Project Applicant: Kevin Fryer
The Yosemite Square Owner LPV, LLC
8888 San Clemente, Suite 10
Newport Beach, CA 92660
This list of conditions is not intended to be all-inclusive or a comprehensive list of City regulations. All conditions are referenced to the Yosemite Square Tentative Subdivision Map (dated July 11, 2022) on file with the City of Manteca, Development Services Department, Planning Division.
City of Manteca Development Services Department:
This Master Plan and Tentative Subdivision Map dated March 2, 2023, are approved subject to the following Conditions:
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.
Expiration of Tentative Subdivision Map. This Tentative Subdivision Map approval shall automatically expire on March 21, 2025 or 24 months from and after the date of issuance. The date of issuance is the date this Tentative Subdivision Map is approved by the City Council. Prior to the expiration date the applicant may apply for an extension not to exceed three years.
Vested Rights. This approval does not vest Subdivider’s rights regarding future development. All ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards and specifications applicable to the project and public improvements to be constructed by the Developer shall be those in force and effect at the time the applicable plan or permit approval is granted.
Vesting Fees. This approval does not vest Subdivider’s rights regarding the payment of any development impact fees, exactions and dedications, processing fees, inspection fees, plan checking fees or charges, or any other fee or charge that could have been legally imposed by the City when the original application was deemed complete. All fees and charges shall be paid at the rate in effect at the time such fees are customarily due.
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.
Outside Agency Fees. It is the responsibility of the owner/developer to contact all outside agencies and pay applicable fees associated with this project.
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.
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.
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.
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.
Structure Conformance. Applicant shall ensure all future homes and/or structures are built in compliance with the City’s Zoning Ordinance and Master Plan standards.
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.
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.
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.
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.
Limits of Approval. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.
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.
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.
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.
Disclosure Statement. The Applicant shall submit to the Development Services Director for review and approval, the below language in the form of a deed restriction, buyer disclosure, in the CC&R’s or some combination thereof prior to the issuance of a model home building permit:
“The buyer is aware that there is an existing, active truck yard located at 405 S. Vasconcellos Avenue and 541 S. Austin Road (APNS 228-02-041 and 228-02-024). The trucking business operates 24 hours a day and may produce noise, odors, and dust. Purchase of the home is acknowledgement and acceptance of this use.” In addition, all purchasers of homes or lots shall be made aware that farm animals may be kept on adjacent properties that may be outside or within the City limits.
Tentative Map Changes. The following changes shall be reflected on the Final Map for the Yosemite Square Subdivision Street A and Street M. Street A and if necessary, Street M, shall be future connections to Vasconcellos Avenue.
Street HH. Street HH shall be extended to the southern property line to allow for a future vehicular connection to the parcels to the south of the project site.
Design Requirements:
The development of this subdivision shall comply with the Yosemite Square 2022 Master Plan document, amended February 2023. The below items are specifically found in the Master Plan document and are included here for ease of reference. Any items specifically not highlighted below, but guidance and direction exists in the Master Plan document, shall still be applicable for future development.
Variable plan types and elevations shall be incorporated along streets to create visual diversity and interesting streetscapes. There shall be a minimum of three plan types for the community and each plan type shall include at least six distinct architectural styles.
A particular elevation shall not be repeated more than every third home. Only two of the same elevation styles, even on different plan types on side-by-side homes will be allowed. Adding or deleting minimal elevation treatments such as false shutters or similar types of minimal elevation changes will not change this requirement.
Homes located long the outside edges of the project, along major roads, and around the park shall have enhanced detailing around windows and doors and visible edges; the homes shall have varying roof spans and the colors and materials shall be varied.
The use and incorporation of porches, trellis, roof overhands, and patios shall be provided to add interest and a sense of community liveliness to the streetscape.
Projects and recesses shall be applied to provide shadow and depth.
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.
Garages and garage doors shall be designed to minimize the visual impact of the garage doors on the streetscape. This shall be done through changes in the setback for the garage or side-entry.
Garages shall not exceed the width of a two-car garage door.
The driveway shall be no wider than 6” wider than the width of the garage door.
The color palette for homes shall be comprised of two or more complementary options that include a base color, trim color, and accent color. Not more than four different colors may be used on an elevation.
The project shall incorporate walking trails as part of the streetscape and park design. Additional amenities shall be added along the walking paths. Amenities can include but are not limited to benches, exercise stations, picnic seating, and mile markers.
There shall be enhanced landscaping along Street H that is adjacent to the existing truck yard to the north of the project site.
Noise Conditions. The following requirements are need to achieve adequate noise level reduction:
Prior to Improvement Plan Approval:
Develop sound walls ranging in height from 14 feet to 16 feet along the SR 99 project frontage as show in Figure 9 of the IS/MND.
Develop eight foot tall sound walls along the Austin Road project frontage, and the freeway ramp at the southwest corner of the project site, as show in Figure 9 of the IS/MND.
Prepare a final acoustic analysis to ensure that the appropriate noise control measures have been incorporated into the proposed project to achieve the exterior and interior noise standards of the City of Manteca on-site.
Prior to Building Permit Approval:
Include the use of stucco with exterior sheathing and a resilient channel for hanging interior gypsum board along the building facades.
Use STC 34 minimum rated glazing.
Interior gypsum wallboards and gypsum ceiling shall be 5/8 inch.
Mechanical ventilation penetrations for exhaust fans shall not face toward SR 99.
Where feasible, vents should be routed towards the opposite side of the building to minimize sound intrusion to sensitive areas of the buildings.
Where vents must face towards SR 99, the duct work shall be increased in length and make as many “S” turns as feasible prior to exiting the dwelling, which separates the openings between the noise source and the living space with a long circuitous route. Flexible duct work is preferred ducting for this noise mitigation. Where the vent exist the building, a spring-loaded flap with a gasket should be installed to reduce sound entering the duct work when the vent is not in use.
Mechanical ventilation shall be provided to allow occupants to keep doors and windows closed for acoustic isolation.
Environmental Mitigation
Agricultural Resources
Prior to the issuance of grading permits, the project applicant shall be required to pay the applicable agricultural mitigation fee in place as calculated by the Manteca Building Division per Chapter 13.42 of the City of Manteca Municipal Code. Receipt of payment shall be submitted to the City of Manteca Development Services Department for review to ensure compliance.
Air Quality
Prior to issuance of grading permits, the project applicant shall enter into a Voluntary Emissions Reduction Agreement with the SJVAPCD sufficient to reduce ROG emissions by 0.58 tons/year, for the review and approval by the City of Manteca Community Development Department.
Biological Resources
Swainson’s Hawk
Prior to the commencement of grading activities during the nesting season for Swainson’s Hawk (between February 1 and August 31):
A qualified biologist or qualified ornithologist shall conduct two nesting surveys within 30 days prior to construction, and within three days prior to construction to determine if active Swainson's Hawk nests are present on or adjacent to the project site. If disturbance associated with the project would occur outside of the nesting season, surveys shall not be required. Results of the preconstruction survey shall be submitted to the City of Manteca Development Services Department for review. If nests are not detected, further mitigation is not required.
If Swainson’s Hawk are identified as nesting on or adjacent to the project site, a non-disturbance buffer of two times the dripline of the tree shall be established or as otherwise prescribed by a qualified ornithologist. The buffer shall be demarcated with painted orange lath or via the installation of orange construction fencing. Disturbance within the buffer shall be postponed until a qualified ornithologist has determined that the young have attained sufficient flight skills to leave the area or that the nesting cycle has otherwise completed.
If a nest tree becomes occupied at any time during construction activities, all construction activities shall remain a distance of two times the dripline of the tree, measured from the nest.
If nesting Swainson’s Hawks are present on land adjacent to the project footprint, the biologist or qualified ornithologist shall monitor the nest throughout the nesting season and determine when the young have fledged. The approved biologist shall be on-site daily while construction-related activities are taking place within the buffer zone (two times the dripline of the tree).
A qualified biologist shall conduct an environmental awareness training for all construction personnel prior to the initiation of construction activities. The training shall include identification of Swainson’s Hawk, required practices to be implemented prior to and during construction, general measures that are being implemented to conserve the species as they relate to the project, penalties for non-compliance, boundaries of the non-disturbance buffer zones, and what to do/whom to contact should a Swainson’s Hawk be observed onsite during construction. Upon completion of the training, all construction personnel shall sign a form stating that they have attended the training and understand all the measures. Proof of environmental awareness training completion shall be submitted to the City of Manteca Development Services Department.
Nesting Migratory Birds and Raptors
If project activities commence during the avian breeding season (February 1 through August 31), a qualified biologist shall conduct a pre-construction nesting bird survey within 7 days prior to initiation of project activities. The survey area shall include suitable raptor nesting habitat within 500 feet of the project boundary (inaccessible areas outside of the project area can be surveyed from the site or from public roads using binoculars or spotting scopes). Pre-construction surveys are not required in areas where project activities have been continuous since prior to February 1, as determined by a qualified biologist. Areas that have been inactive for more than 14 days during the avian breeding season must be re-surveyed prior to resumption of project activities. Results of the preconstruction survey shall be submitted to the City of Manteca Development Services Department for review. If active nests are not identified, further mitigation is not required. If active nests are identified, the following measure shall be implemented:
A species-specific buffer shall be established by a qualified biologist around active nests, and construction activities shall not occur within the buffer until a qualified biologist has determined that the nest is no longer active (i.e., the nestlings have fledged and are no longer reliant on the nest, or the nest has failed). Encroachment into the buffer may occur at the discretion of a qualified biologist. Any encroachment into the buffer shall be monitored by a qualified biologist to determine whether nesting birds are being impacted.
Cultural and Tribal Resources
If potentially significant historic or archeological resources are encountered during subsurface excavation activities, all construction activities within a 100-foot radius of the resource shall cease until a qualified archaeologist determines whether the resource requires further study. The City shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate California Department of Parks and Recreation forms and evaluated for significance in terms of California Environmental Quality Act criteria by a qualified archaeologist. Potentially significant cultural resources consist of but are not limited to stone, bone, fossils, wood, or shell artifacts or features, including hearths, structural remains, or historic dumpsites. If the resource is determined to be significant under CEQA, the City and a qualified archaeologist shall determine whether preservation in place is feasible. Such preservation in place is the preferred mitigation. If such preservation is infeasible, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan for the resource. The archaeologist shall also conduct appropriate technical analyses, prepare a comprehensive written report and file it with the appropriate information center (California Historical Resources Information System), and provide for the permanent curation of the recovered materials.
If previously unknown human remains are encountered during construction activities, Section 7050.5 of the California Health and Safety Code applies, and the following procedures shall be followed: In the event of an accidental discovery or recognition of any human remains, Public Resource Code Section 5097.98 must be followed. The City shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Once project-related ground disturbance begins and if there is accidental discovery of human remains, the following steps shall be taken:
There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the San Joaquin County Coroner’s Office is contacted to determine if the remains are Native American and if an investigation into cause of death is required. If the coroner determines the remains are Native American, the coroner shall contact the NAHC within 24 hours, and the NAHC shall identify the person or persons it believes to be the “most likely descendant” of the deceased Native American. The most likely descendant may make recommendations 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 as provided in Public Resources Code Section 5097.98.
The project developer shall retain a representative of the Northern Valley Yokuts to monitor ground disturbance activities within the project site. The Northern Valley Yokuts representative shall provide a brief pre-construction training to key excavation crew members which would describe the cultural resource sensitivity of the site with regard to buried cultural resource materials that could be encountered, potential signs of historical and pre-historic use, and the responsibility to stop work and report suspected finds.
In the event that construction encounters evidence of human remains, buried, or scattered human remains, construction in the vicinity of the encounter shall immediately halt. The project developer and or contractor shall immediately notify the County Coroner, the City of Manteca Development Department and the Northern Valley Yokuts Tribal representative. Other Federal and State agencies shall be notified as required. The project developer shall be responsible for compliance with the requirements of CEQA as to human remains as defined in CEQA guidelines, with California Health and Safety Code Section 7050.5 and as directed by the County Coroner. If the human remains are determined to be Native American, the County Coroner shall notify the Native American Heritage Commission and the Native American Heritage Commission shall appoint a Most Likely Descendant.
If other tribal cultural resources are encountered during project constriction, all construction activity in the vicinity of the encounter shall be immediately halted until a qualified archaeologist and or tribal representative can examine the material and determine their "uniqueness" or significance as tribal cultural resource as defined by CEQA. The Northern Valley Yokuts representative shall recommend mitigation measures needed to reduce potential effects to a level that is less than significant. The developer would be responsible for retaining the archaeologist and Northern Valley Yokuts representative and implementing their recommendation in a written report, which shall be submitted to the City of Manteca Community Development Department with a copy to the Northern Valley Yokuts representative Geology, Soil, and Mineral Resources
Prior to issuance of any grading permits, a Design-Level Geotechnical Exploration and Assessment shall be performed to further discuss the topics presented in the Preliminary Geotechnical Report, and address the following items:
Additional field exploration and laboratory testing to support design-level recommendations as needed.
Design-level analyses related to geologic and geotechnical hazards.
Seismic hazard analyses based on the current building code, including a detailed liquefaction analysis.
Design-level earthwork, improvements, and construction recommendations.
The Design-Level Geotechnical Exploration and Assessment shall be submitted to the City of Manteca Development Services Department for review and approval.
Prior to issuance of any grading permits, the project applicant shall be required to submit building plans to the City of Manteca Development Services Department for review and approval. The building plans shall demonstrate incorporation of all applicable recommendations and specifications included in the Preliminary Geotechnical Report prepared for the proposed project by ENGEO, as well as any additional recommendations included in the Design-Level Geotechnical Exploration and Assessment as required by Mitigation Measure VII-1(a). The building plans shall also comply with all applicable requirements of the most recent version of the California Building Standards Code. All on-site soil engineering activities shall be conducted under the supervision of a licensed geotechnical engineer or certified engineering geologist.
In the event that plant or animal fossils are discovered during subsurface excavation activities for the proposed project, all excavation within 50 feet of the fossil shall cease until a qualified paleontologist has determined the significance of the find and provides recommendations in accordance with Society of Vertebrate Paleontology standards. The City shall require that the applicant include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall notify the City of Manteca to determine procedures to be followed before construction is allowed to resume at the location of the find. If the find is determined to be significant and the City determines that avoidance is not feasible, the paleontologist shall design and implement a data recovery plan consistent with the Society of Vertebrate Paleontology standards. The plan shall be submitted to the City for review and approval. Upon approval, the plan shall be incorporated into the project.
City of Manteca Engineering Division Conditions
General
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 right-of-way.
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.
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.
Developer shall indicate on the improvement plans topographical information which shall include one-foot (1’) contour intervals and benchmark data based on City datum.
Developer shall relinquish access rights to and from City right-of-way for all lots that back to S. Austin Road.
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.
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.
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:
On-site grading and drainage plan,
On-site utility (sanitary sewer, water and storm drain) plan, Off-site improvement plan,
Erosion control plans,
Stormwater Pollution Prevention Plan (SWPPP),
Documentation, as required in the Post-Construction Stormwater Standards Manual, showing compliance with WQO NPDES 2013-0001-DWQ, Joint Trench Intent plans, and
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).
Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.
All residential address numbers shall be plainly visible from the street fronting the property. Said numbers/letters shall contrast with background.
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.
Developer shall install a benchmark on the North American Vertical Datum of 1988 vertical control system with this project. Final location shall be approved by the City Engineer and shown on the Improvement Plans. Developer shall obtain a benchmark from the City of Manteca and it shall be punched with the elevation, datum reference and benchmark number, which will be assigned by the City. A corner record shall be filed with the San Joaquin County Surveyor’s Office and shall include the language that the benchmark is being added to the City of Manteca Vertical Control Network.
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.
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.
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.
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.
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.
Prior to the approval of the Final Map which includes lots 6, 7, 26, 27 and 36-41, the developer shall process a Lot Line Adjustment with the City of Manteca to separate the un-lotted land to the east of said lots, as shown on the Tentative Map, from the subdivision and merge the land with the 837 S. Austin Road (APN 228-020-34) and 919/931 S. Austin Road (APN 228-020-38).
The detailed design of the roadway and utilities for this project shall be reviewed and finalized during the Improvement Plan review process. Designs/layouts presented with the Tentative Map are considered proposed to support the approval of the Tentative Map but are not being approved with this action.
Streets
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.
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:
S. Austin Road: 9.0
Entry roadways and Collectors: 6.0
60’ right-of-ways: 5.0
50’ right-of-ways: 4.5
Cul-de-sacs: 4.0
S. Austin Road: The improvements in this condition shall be included in the plans for the first unit of development.
Developer shall dedicate right-of-way along the west side of S. Austin Road to accommodate a fifty-four foot (54’) half-width street section.
Developer shall construct full width street improvements along the S. Austin Road frontage of the subdivision, including new street structural section, curb, gutter, eight foot (8’) wide 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 and gutter on the east side of S. Austin Road, opposite of the project.
Developer shall acquire right-of-way, on behalf of the City, along 813 S. Austin Road (APN 228-020-35), 837 S. Austin Road (APN 228-020-34) and 919/931 S. Austin Road (APN 228-020-38) to accommodate a street section in accordance with the City’s adopted PFIP.
Developer shall construct full width street improvements, in accordance with the City’s PFIP, along the frontage of 813 S. Austin Road (APN 228-020-35), 837 S. Austin Road (APN 228-020-34) and 919/931 S. Austin Road (APN 228-020-38), including new street structural section, curb, gutter, sidewalk, street lights, signage and striping. The full width street improvements do not include any improvements beyond the curb and gutter on the east side of S. Austin Road.
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. Austin Road consisting of completion of the median, one twelve foot (12’) wide travel lane and a two foot (2’) wide pave shoulder on the side 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.
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. Austin Road to accommodate full width street improvements.
Developer shall acquire right-of-way, on behalf of the City, along 2282 E. Yosemite Avenue (APN 228-020-18), 183 S. Austin Road (APN 228-020-46), 231 S. Austin Road (APN 228-020-47), 285 S. Austin Road (APN 228-020-48), 333 S. Austin Road (APN 228-020-49), 369 S. Austin Road (APN 228-020-50), 421 S. Austin Road (APN 228-020-45), 457 S. Austin Road (APN 228-020-27), 499 S. Austin Road (APN 228-020-44, 541 S. Austin Road (APN 228-020-24), 565 S. Austin Road (APN 228-020-28), 587 S. Austin Road (APN 228-020-30) and 641 S. Austin Road (APN 228-020-31) to accommodate a street section in accordance with the City’s adopted PFIP.
Developer shall construct street improvements, in accordance with the City’s PFIP, along the frontage of 2282 E. Yosemite Avenue (APN 228-020-18), 183 S. Austin Road (APN 228-020-46), 231 S. Austin Road (APN 228-020-47), 285 S. Austin Road (APN 228-020-48), 333 S. Austin Road (APN 228-020-49), 369 S. Austin Road (APN 228-020-50), 421 S. Austin Road (APN 228-020-45), 457 S. Austin Road (APN 228-020-27), 499 S. Austin Road (APN 228-020-44, 541 S. Austin Road (APN 228-020-24), 565 S. Austin Road (APN 228-020-28), 587 S. Austin Road (APN 228-020-30) and 641 S. Austin Road (APN 228-020-31), including new street structural section, curb, gutter, sidewalk, street lights, signage and striping. The street improvements include full improvements on the west side of the S. Austin Road centerline, a center double left turn lane and one twelve foot (12’) wide travel lane and a two foot (2’) wide pave shoulder on the east side of the double left turn lane.
Developer shall modify the existing traffic signal at the intersection of E. Yosemite Avenue/Austin Road, and its roadway approaches as follows. These improvements are in accordance with the Technical Memorandum dated February 28, 2023 from Fehr & Peers, Subject: Yosemite Avenue/Austin Road Intersection Analysis for the Yosemite Square Project in Manteca, CA.
Convert the eastbound right-turn lane to a shared through/right-turn lane.
Taper from two eastbound travel lanes to one eastbound travel lane approximately 450 feet east of the Yosemite Avenue/Austin Road intersection.
Modify the traffic signal timing and install upgraded controllers to optimize the traffic flow.
Improve signal coordination between SR99 and Jack Tone Road by installing hardware (GPS clocks) to improve EB/WB Yosemite Avenue (Hwy 120) traffic flow and coordination with Vasconcellos Avenue.
Developer shall construct traffic signals on S. Austin Road at its intersection with Street M and Street H, as named on the Tentative Subdivision Map.
Street RR, as named on the Tentative Subdivision Map, shall not intersect with S. Austin Road. Developer shall install a landscaped Emergency Vehicle Access between Street OO and S. Austin Road.
Developer shall grind off the top two inches (2”) of the existing full-width pavement for that segment of Austin Road requiring installation of utility trenches (water main and sanitary sewer force-main) except for that segment of Austin Road already being completely reconstructed. A uniform top lift of asphalt shall be paved back for this section of roadway.
Prior to finalization of the Improvement Plans for the improvements at the E. Yosemite Avenue/Austin Road intersection and its roadway approaches, Developer shall submit a traffic study to the City Engineer for review and approval. The study shall include analysis and design recommendations for the following items.
The installation and use of the western southbound travel lane.
Geometrics for the westbound S. Austin Road left-turn lane. The analysis shall include the length of the lane and if the installation of a second left-turn lane, as shown in the City’s PFIP, should be installed to optimize traffic flows from the subdivision.
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.
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.
Drive-over curb medians shall be installed approaching the interior roundabouts. The adjacent curbing along the residential lots shall be painted red and marked for No Parking. Driveways for houses that front interior roundabouts shall be located immediately adjacent to the property line furthest from the roundabout, with property line setbacks accounted for.
Developer shall install traffic calming measures on roadways and at intersections immediately adjacent to the park/basin. The traffic calming measures shall be reviewed and approved during the Improvement Plan submittal process.
No driveway shall be closer than twenty-feet (20’) to a curb return for all lots that side onto roadways with right-of-way width sixty-foot (60’) or greater. Driveway locations shall be shown on Improvement Plan submittals. Vertical curb shall be installed for 20’ past the curb return.
Developer shall contact the local post office for direction regarding placement of mail receptacles or any other type of mail delivery proposed.
Developer shall relocate existing mailboxes, per the direction of the City Engineer and the United States Postal Service. Mailboxes shall be constructed in conformance with the standards of the United States Postal Service.
Developer shall ensure the structural sections of the existing roadways which are adjacent to this project, 813 S. Austin Road (APN 228-020-35), 837 S. Austin Road (APN 228-020-34) and 919/931 S. Austin Road (APN 228-020-38) are 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, which is done at the same time as the adjacent new pavement.
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.
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. If applicable, this will be a condition of final acceptance of the subdivision.
The thickness of all sidewalks installed with the project shall be six inches (6”).
A sidewalk ends sign shall be installed on S. Austin Road where the sidewalk ends or at the accessibility ramp prior to the end of the sidewalk.
Accessibility ramps installed with this project shall be in compliance with the latest revision of the California Building Code, Chapter 11B.
Fencing and Walls
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 (MMRP). Wall heights shall be measured from the highest-grade elevation on the adjacent residential lot.
Developer shall construct a six foot (6’) high chain link fence along boundaries of the park which abut undeveloped land.
Developer shall construct a minimum six foot (6’) high wood fence along the boundaries of this subdivision which abut undeveloped land.
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.
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.
Developer shall construct a minimum seven foot (7’) high masonry wall along this project’s boundary with 405 S. Vasconcellos (APN 228-020-41), 641 S. Austin Road (APN 228-020-31) and 19401 S. Austin Road (APN 228-020-39). Sound wall height may be greater than seven feet (7’), if necessary to mitigate noise impacts per the project’s adopted MMRP.
All masonry walls shall be reinforced, solid-grout filled and constructed onsite (no prefabricated walls), with decorative caps and pilasters, subject to review and approval of the City Engineer and Public Works Department.
Water
Improvements shall be constructed in conformance with the latest version of the City Water Master Plan.
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.
Developer shall construct a twelve inch (12”) water main to maintain the City’s water main grid system, as shown on the Tentative Map.
Water mains installed in stubbed streets shall extend to the property line and shall have a blowoff per City Std. Plan No. W-7.
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.
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.
Fire hydrant locations shall be as approved by the Fire Department and finalized during the Improvement Plan review process. Developer shall provide and install fire hydrant “blue dot” reflective markers prior to issuance of the first building permit.
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.
Developer shall install a reclaimed water line from S. Austin Road 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.
Developer shall set aside area within the park for the installation of a future City potable water well. The well site area shall be at least 125’x150’, on flat ground, located opposite from and in addition to the upland play area and opposite from the irrigation well.
This project shall connect the existing water main stub in S. Austin Road to the existing stub in Moffat Boulevard.
Irrigation Supply
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.
Landscape irrigation water system shall be designed to operate from a single point of connection.
Irrigation water from potable system shall be delivered via a single meter which is no larger than 2”.
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
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.
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.
All storm drainage shall drain to the basin, then discharge into the South San Joaquin Irrigation District’s (SSJID) system. 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.
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.
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.
Developer shall size the storm drain basin and discharge facilities to accommodate the flows from 813 S. Austin Road (APN 228-020-35), 837 S. Austin Road (APN 228-020-34) and 919/931 S. Austin Road (APN 228-020-38). An Area of Benefit, in accordance with the City’s Area of Benefit Policy, may be formed to seek reimbursement for these improvements.
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.
All storm drain piping shall be located within the paved street area.
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.
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 Developer shall develop a hydromodification management plan to ensure the post-project 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.
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.
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.
Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual.
Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized.
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:
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.
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.
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.
Developer shall install a storm drain main and regional pump station, in accordance with the City’s Storm Drain Master Plan. The detailed design shall be finalized during the Improvement Plan review process.
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.
Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.
Sanitary Sewer
Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards.
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.
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.
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.
Developer shall size the sanitary sewer system to accommodate the flows from 813 S. Austin Road (APN 228-020-35), 837 S. Austin Road (APN 228-020-34) and 919/931 S. Austin Road (APN 228-020-38). An Area of Benefit, in accordance with the City’s Area of Benefit Policy, may be formed to seek reimbursement for these improvements.
Developer shall install a sanitary sewer main from S. Austin Road to the existing sanitary sewer manhole on E. Woodward Avenue and a regional pump station on S. Austin Road, in accordance with the City’s Wastewater Collection System Master Plan.
Developer shall also construct a thirty-six inch (36”) gravity sanitary sewer main from the existing sanitary sewer system in the Woodward Avenue/S. Main Street intersection to the existing stub east of Pagola Avenue, as shown in the City’s Wastewater Collection System Master Plan. The detailed design of these improvements shall be finalized during the Improvement Plan review process and shall be constructed with the first unit of the project. City shall reimburse developer for the construction of these improvements, in accordance with the PFIP. City shall reimburse the Developer readily upon acceptance of these improvements by City Council.
Public Facilities Implementation Plan
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.
The City shall approve the bid sheet form and proof shall be provided that bids were solicited from a minimum of three qualified contractors.
Reimbursement shall be in the form of credit against applicable PFIP Sanitary Sewer, Water System, Storm Drain and Transportation fees. The credit will be given when building permits are issued for construction of residences within the subdivision. The amount of the reimbursements shall be based upon the low bid received from a minimum of three (3) sealed bids opened by the City Clerk. If the cost to construct said improvements exceeds the value of PFIP credits, the remainder shall be reimbursed after the City receives sufficient PFIP fee revenue from development occurring within the same PFIP zones.
In the event Developer desires to exchange credits for cash reimbursement, the exchange must be approved by Council.
City of Manteca Fire Department Conditions
Fire Department Access:
Provide a diagram showing a minimum of 44’ external radius and internal radius of 25’ on all main entries, drive aisle and parking lot areas. The main drive aisle shall be designated Emergency Vehicle Access Lane and be a minimum of 26’ wide.
A diagram showing proposed “Fire Lane” shall be submitted for approval to the Office of the Fire Marshal. Fire Lanes shall be marked in accordance with California Fire Code (Appendix D103.6 SIGNS and Manteca Fire Code 15.24 Fire Hydrants: Plans and specifications for fire hydrant systems shall be submitted for review and approval prior to construction.
Fire hydrants shall be installed on a minimum 8-inch looped water main.
Fire hydrants shall be installed around all buildings at a maximum spacing of 400 feet in accordance with the City of Manteca Standards and California Fire Code. Corners should be utilized for hydrant locations when possible.
Hydrants subject to vehicular damage shall be protected in an approved manner and not be obstructed by vehicles or other obstructions.
Provide 15 feet of clearance on either side of fire hydrant from stopped or parked vehicles.
Additional fire hydrants may be required to meet the minimum spacing requirement of hydrants within 90 feet of Fire Department Connections, (FDC) for Fire Sprinkler Systems.
The on-site fire protection system (fire hydrants and associated water mains) shall be installed prior to the issuance of building permits.
Total Fire Flow (appendix B of CFC) shall be calculated and submitted as part of the permit submittal.
Underground piping for the fire sprinkler shall be approved by the Fire Department prior to permit issuance.
All above ground gas meter, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
Fire Suppression Systems: All buildings must be protected by an approved monitored automatic sprinkler system in accordance to NFPA 13, CFC, CBC, and Manteca Municipal Code Section 15.24.
Fire Alarm/Sprinkler monitoring shall be point ID.
Fire Suppression Approval. Plans and specifications for fire suppression systems shall be submitted for review and approval prior to construction. If work differs from approved plans, a set of “as built” shall be submitted to the Fire Department prior to final inspection.
Plans proposed to be listed as deferred submittals shall be clearly labeled on the cover building permit plan submittal cover sheet.
Inspections. Fire protection systems (fire hydrants, water mains, etc.) shall be installed, tested and approved by the City prior to the issuance of any building permits. The Fire Department shall witness all system and acceptance tests. Please provide 24-hour notice prior to any system or acceptance tests. 209-456-8340 A Fire Department approved “key lock box” shall be properly installed near the main entrance. A 3200 series lock box(s) can be order online directly from KNOXBOX.COM. Contact the Office of the Fire Marshal at [email protected] for additional information.
All above ground gas meters, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
Trash enclosures/dumpsters shall not be allowed within 5 feet of any combustible walls, openings, or combustible roof eaves, unless protected by an automatic fire sprinklers.
Operations that require operational permits (High Piled Storage, Hot Work, Compressed Gas, Battery Storage and all others listed in CFC 105) shall be identified on the plan submittal.
All above comments shall be listed in the Building Permit Plan Submittal in a section designated for Fire Comments. Additionally, the Authority Having Jurisdiction should be listed as:
Authority having Jurisdiction:
City of Manteca Fire Department,
Office of the Fire Marshal
Fire Inspector II
Luis “Art” Salas
1154 S. Union Road, Manteca CA 95337
[email protected]
City of Manteca Parks Department Conditions
General Conditions
Current City of Manteca Standards and Specifications for Landscape Development shall be followed.
Developer shall prepare construction plans and specifications for any streetscape and basin/park improvements for Public Works Department – Parks Division approval, at developer’s expense.
The Developer shall be required to pay Fees as specified in the current Park Acquisition and Improvement Fee Policy.
Any landscape needs to comply with current Model Water Efficient Landscape Ordinance (MWELO) requirements.
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.
Developer shall provide design and installation of concrete masonry walls to separate all public park and landscape facilities and residential lots. Height shall be as required by Engineering Department.
Vertical curb shall be installed adjacent to basin and all landscaped areas.
Maintenance turnouts shall be included along S. Austin Rd North of Street S and south of Street H. Additionally, there shall be a turnout on a turn out on Street H near Street DD adjacent to the Park.
Depending upon materials used within the basin and streetscape and layout, additional comments may be made during the construction plan phases.
Low Impact Development:
Low Impact Development (LID) improvements, locations and details shall be reviewed and be approved by Engineering and Public Works – Park Planning and Projects Division 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.
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.
No Joint Trench Utilities shall be allowed within LID areas.
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.
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.
Low Impact Design (LID) improvements shall have a one-year warranty period.
General Park/Storm Basin:
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.
Park shall have pre-manufactured restroom installed. Restroom manufacturer shall be reviewed and approved by the Public Works Department – Parks Division.
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.
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.
Basin configuration shall be shaped to maximize sports fields shape and sizes (full size preferable).
If Basin includes LID improvements, location of treatment areas are subject to approval with the Parks department prior to construction documents. LID along with side slopes if provided in basin shall be excluded from parkland acreage.
Sidewalks leading into the park shall be a minimum of 10 feet in width with a flush entrance and bollard.
Bench minimum at top of Storm Basin shall be 8 feet per current Landscape Development Standards and Specifications.
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.
Basin shall have a maximum water depth of five feet.
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.
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 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.
Park improvements and maintenance funding mechanism shall be governed by the City of Manteca Parkland Construction Policy.
Streetscapes/Medians/Roundabout:
Streetscape, medians, roundabout and 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.
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 methods, etc. The landscape plans shall not be considered approved until they are signed by the Public Works Department – Parks Division.
No turf grass is permitted in any streetscapes, unless approved by the Public Works Department – Parks Division.
Minimum of 25% of landscape areas shall be provided in non-irrigated landscape, excluding LID areas. (examples: cobble, decomposed granite, boulders, artificial turf, etc.).
Community Facilities District (CFD) (Or other funding source) Annexation Requirements:
CFD or other approved funding source shall be formed, at the developer’s expense, to provide for the maintenance of the park/basin, streetlights, open spaces and all streetscape/median/round-a-bout landscape improvements and the negative fiscal impacts associated with the provision of police protection, fire suppression and road maintenance services for new development. 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.
City of Manteca Information Technology Department Conditions Send GIS staff the proposed street name list, CAD file, and exhibit when available.
South San Joaquin Irrigation District
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.
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 "Tb”. 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.
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.
Improvement plans requiring approval include plan sets that are specific to irrigation improvements and plan sets that are specific to subdivision improvements that propose encroachments within District Easements or connections to District Facilities.
Continuous vehicular access shall be provided within the District’s easement, or immediately adjacent to the District’s easement when adjoining or overlapping a public right of way. Said condition shall be incorporated into the design of the improvements. No fences, barriers, or masonry walls shall be installed across District easements/facilities that would prevent through passage. Access gates may be permitted with District approval.
Hydraulic calculations to determine pip or culvert size will be required or any design changes or relocations that are proposed on District facilities. In accordance with District standards, centurion 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 n 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.
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.
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.
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 extend of such removal shall be determined by District. Private irrigation facilities and easements hall be provided for private use to accommodate property that will still be using District water to irrigate adjacent to the development. The proposed connection of any such private facility to District facilities shall be approved in advance of the District.
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. Easement widths for pipelines or culverts shall be determined by District based upon size of facility, but in no case less than 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. Fee interest issues shall be dealt with in accordance with the District’s standard policy.
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.
Upon completion of the project, the developer shall provide one complete set of "As- Built" drawings to the District for its future use.
The following statement shall be affixed or otherwise included within the approved development plans: "SSJID 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. 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." San Joaquin Valley Air Pollution Control District
This project shall comply with all applicable requirements from the San Joaquin Valley Air Pollution Control District.
San Joaquin County Environmental Health Department
Any existing wells or septic systems to be abandoned shall be destroyed under permit and inspection by the EHD (San Joaquin County Development Title, Section 9-1110.3 & 9-1110.4).
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
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) This Project is subject to the SJMSCP and is required to comply with the SJMSCP permitting process.
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
30 Exhibit “C”
ATTACHMENT 4