Manteca City Council
March 21, 2023

City of Manteca Planning Commission

AGENDA REPORT

MEETING DATE: September 15, 2022
PROJECT NAME: Yosemite Square
PROJECT LOCATION:

APPLICATION NUMBERS: GPA22-060, SPP22-061, and SDJ21-44 RECOMMENDATION:

Staff recommends the Planning Commission take the following actions:

1. Recommend that the City Council adopt the Yosemite Square 2022 IS/MND and adopt the Mitigation Monitoring or Reporting Program; and

2. Recommend that the City Council adopt a Resolution approving a General Plan Amendment to change the land use designation from HDR High Density Residential, a portion of LDR Low Density Residential, and BIP Business Industrial Park to MDR Medium Density Residential; and

3. Recommend the City Council waive the first reading of the Ordinance approving the Master Plan Zoning Designation for the project parcels; and

4. Recommend that the City Council adopt a Resolution recommending approval of the Yosemite Square 2022 Tentative Subdivision Map.

PROJECT INFORMATION
Applicant: Kevin Fryer, The Yosemite Square Owner LPV, LLC Property Owner: John and Denise Van Till Family Trust
Steven and Jacqueline Fredriks
Boersma Properties, LP
Existing General Plan
Designations:

Low Density Residential (LDR)
Medium Density Residential (MDR)
High Density Residential (HDR)
Business Industrial Park (BIP)
Proposed General Plan
Designations:

Low Density Residential (LDR)
Medium Density Residential (MDR)
Existing Zoning: Master Plan
Proposed Zoning: Master Plan
1992 East Yosemite Avenue 228-02-040
1071 South Austin Road 228-02-037
791 South Austin Road 228-02-032
719 South Austin Road 228-02-033
ATTACHMENT 7

Existing Use: Agricultural Uses
Proposed Use: Single-Family Residential
Parcel Size Total Acreage:137.5
Development Area: 111 Acres
Park Area: 7.7 Acres
Public Right-of-Way: 18.6 Acres
Adjacent Uses: North: Truck facility; high density and low density residential South: Agriculture
East: Golden State HWY Route No. 99/120
West: Austin Road, county estate residential uses, agriculture CEQA Determination Yosemite Square Initial Study/Mitigated Negative Declaration

PROJECT DESCRIPTION
The Yosemite Square 2022 Project consists of a General Plan Amendment, a rezoning of 137.5 acres from Master Plan to Master Plan, and a Tentative Subdivision Map for the Yosemite Square Subdivision which will consist of 814 small lot, single family homes. The Planning Commission is the recommending body to the City Council on all entitlements.

The existing General Plan designations for the 137.5 acre site are Low Density Residential (LDR), Medium Density Residential (MDR), High Density Residential (HDR), and Business Industrial Park (BIP). The proposed General Plan Amendment will change all of the HDRdesignated land, a portion of the LDR-designated land, and all of the BIP-designated land (approximately 67 acres) to MDR. After the General Plan Amendment, there will be approximately 67 acres of MDR-designated land and 42 acres of LDR-designated land. The remaining acreage for the site will be for park land, green space, circulation, and Caltrans right of way.

The site’s current zoning designation is Master Plan. The Master Plan zoning district is a zone like any other base zoning district except that the development standards are unique and specific to the site with the Master Plan designation. The Master Plan zoning district designation and corresponding Master Plan zoning document is adopted by ordinance by the City Council. Since the applicant is proposing a General Plan Amendment to change the allowable land use designations within the Master Plan area, the underlying Master Plan zoning designation has to be amended as well. The rezoning will be from Master Plan to Master Plan to establish new development and design guideline standards for the modified land uses.

The Yosemite Square Tentative Subdivision Map will subdivide the entire 137.5 acres into 814 residential lots, park area/greenspace, public rights-of-way, and future Caltrans rightof-way.

PROJECT LOCATION & EXISTING CONDITIONS
The entire 137.5-acre project areas is located on the eastern edge of the City of Manteca on five parcels with the addresses of 1992 East Yosemite Avenue, 107, 791, and 719 South ATTACHMENT 7

Austen Road (APNs: 228-02-040, -037, -032, and -033). The site is bounded by the Highway 99/120 interchange to the west, Austin Road and larger county estates to the east, high density, low density, and trucking uses to the north, and agricultural uses to the south. Figure 1 identifies the project boundary and the surrounding uses.

Figure 1: Project Boundary and Surrounding Uses
The project site is in use as agricultural land and is comprised entirely of almond orchards with a mix of mature and immature trees as shown in Figure 2.

Figure 2: Existing Conditions
ATTACHMENT 7

YOSEMITE SQUARE MASTER PLAN 2012 BACKGROUND
On March 20, 2012 the City Council
approved the original Yosemite
Square Master Plan. This Master
Plan included 106 acres for
residential development and 31
acres for business industrial park
development. At build out, the plan
anticipated the construction of 755
residential units (306 low-density
units, 103 medium density units,
346 high density units) and
475,675 square feet of business
industrial park uses. The variety in
land use designations was
intended to support a mix of larger
lot single family units, small lot
single family units, and multi-family
units. The land uses of the original
Master Plan are shown below in
Figure 3.

Figure 3: Original Yosemite Square Master Plan
Land Use Designations
The intent of the original Master
Plan was to provide a variety of forsale and rental opportunities with a mix of housing sizes and housing
types to create a diverse, wellrounded community. The inclusion of the intended BIP area was to
accommodate employment uses such as office and flex-industrial space. The 31 acres of industrial space was strategically placed to be visible from Highways 99 and 120 which would be a benefit to the businesses, as well as acting as a buffer from the freeway for the residential uses. No actual development plan or Tentative Map was submitted with this Master Plan at the time of approval.

In 2013 an application for a Tentative Subdivision Map for 342 of the 755 approved single family lots was filed by a different applicant. The 342 lots were all 6,000 square feet in size.

The City Council approved the map on November 5, 2013. The applicant never effectuated this map and it expired on November 5, 2015. In 2018 the same applicant who filed the 2013 Tentative Subdivision Map again filed for a Tentative Subdivision Map for 350 single family residential lots, all 6,000 square feet in size. This application went stale and was eventually ATTACHMENT 7

withdrawn. Both Tentative Maps were in conformance with the approved 2012 Yosemite Square Master Plan.

The original Master Plan document had provisions for both minor and major amendments.

Major Amendments could include: an introduction of a new type of land use not specifically discussed in the Master Plan; significant changes to the collector street system that would substantially alter the land use or circulation of the Master Plan; changes to design guidelines and/or development standards which, if adopted, would substantially change the physical character of Yosemite Square as envisioned. The land use changes proposed today to the Master Plan rise to the level of a major plan amendment. Major amendments need to conform to the General Plan. Given the proposed changes to the Master Plan as discussed below, a General Plan Amendment will also be required to facilitate the changes to the Master Plan.

YOSEMITE SQUARE 2022 MASTER PLAN AND GENEAL PLAN AMENDMENT Yosemite Square 2022
Master Plan
The purpose of a Master Plan
is to establish allowable uses,
development standards,
zoning regulations, design
guidelines, circulation patterns,
and to set green space
locations and quantities, all in
an effort to ensure that the area
being governed by the Master
Plan develops in a cohesive
manner. The Master Plan is
structured to serve as the
regulatory zoning document for
a specific area. Because the
Master Plan designation is an
identified zoning district, it is
adopted by City Council
Ordinance. The setbacks,
circulation requirements,
landscaping, fencing and walls
can all have standards that are
unique to the Master Plan area.

Figure 4: Yosemite
Square 2022 Master Plan
ATTACHMENT 7

The Yosemite Square 2022 Master Plan is divided into six different sections, and governs everything from land use, architecture and circulation, to community design guidelines, and plan implementation and administration.

Land Use Plan
The new land use plan for the Master Plan is shown above in Figure 4. The most notable difference between the old land use plan and the current land use plan is the removal of the HDR and BIP-designated land as well as the removal of a portion of the LDR-designated land in exchange for the MDR designation. The new land use plan now includes a mix of low and medium density housing units with lots sizes ranging from 3,290 square feet to 5,250 square feet. The LDR area in the Plan has a density range of 5.2 to 6.8 dwelling units per acre. The standard LDR dwelling units per acre requirement is 2.1 to 8.0 dwelling units per acre. The MDR area has a density range of 8.2 to 15.1 dwelling units per acre. The MDR density range is 8.1 to 15.0 dwelling units per acre, making this a truly medium density project. As noted above, the plan will yield 814 single-family residential units.

There is also 7.7 acres of Park and 18.6 acres of backbone roadways, Caltrans right-of-way dedication, and domestic well area.

Development Standards
The development standards are intended
to provide the lot size, setbacks, and
coverage standards for lots within the
Yosemite Square 2022 Master Plan
boundary. The Development Standards
Table is included in Figure 5. Where the
Master Plan does not explicitly identify
development standards, the City’s
Zoning Ordinance controls. These
development standards are intended to
be similar to those found in the Small-Lot
Single Family Development Standards in
Section 17.26.040 of the Zoning
Ordinance. Staff applies Small-Lot
standards to lots that are less than 6,000
square feet. It is important to note that the
Small-Lot width is listed as a minimum of
35 feet and the depth is listed as a
minimum of 70 feet. The lots within the
Master Plan conform to these standards
except for the few knuckle lots that may
be slightly smaller in width due to the
condition of the curved street.

Figure 5: Development Standards

ATTACHMENT 7

Architecture Design Standards
This section of the Plan focusses on the overall appearance of the homes and sets the design expectation that the proposed project area will provide quality architecture and comply with the design goals of the General Plan. This section ensures that the homes will have a variety of architectural styles and will provide a variation in building form, materials and overall character. The Plan offers both required standards and standards intended to guide design rather than direct it. Flexibility in some standards will allow for architect creativity in a focused manner.

The Street Presence and Orientation section requires there to be six distinct architectural styles that incorporate three different plan types per style. This will ensure a varied streetscape and prevent repetition. Homes located on the outside edges of the project, along major streets, and around the park will have enhanced detailing around windows and doors and visible edges.

Figure 6: Example Architecture
The Section on Elevations and Projects sets specific requirements for articulation of facades, varied rooflines, window placements and shape, and a variety of exterior finishes, detailing, and colors. This section requires that mechanical equipment not be visible from the street, and discourages any roof-mounted equipment. This section also requires that pitch, style, and materials of roofs be consistent with the chose architectural form.

Figure 7: Examples of the variety in color and form
ATTACHMENT 7

The Plan also sets requirements for garages, ensuring that they are designed to minimize the visual impact of the garage doors on the streetscape through a variation in setbacks, materials, and detailing. Three car garages will be restricted to lots larger than 55 feet in width, and no two adjacent homes will be able to use the same design, patter, and color.

The Community Section emphasizes the importance of landscaping in creating a sense of place for residents in Yosemite Square. The Plan provides thoughtful and meaningful placement of landscape features and design elements to make the neighborhood feel inviting and comfortable. Each home will have a street tree and the overall plant material will be water efficient, but still provide the green cover necessary to ensure adequate shade along public streets and green areas.

There will be approximately 7.7 acres of park and recreation space in the Plan area. The parks will be improved with active and passive areas and will include play fields, children’s play areas, picnic areas, ball courts, open lawn areas, and other amenities. The proposed project will also incorporate a series of on-site landscape improvements. All park improvements and amenities will be consistent with the 2016 City of Manteca Parks and Recreation Master Plan.

Circulation
The proposed Master Plan identities
the network of internal roadways
throughout the project site to allow for
internal and external site access. The
proposed rights-of-way serve to
define the streetscape, which when
combined with landscape corridors,
parkways, and design elements such
as walls, fences, and entry features,
help to establish the urban form and
character of the Plan area.

This circulation system will provide
convenient and safe access to all
locations within the Plan area for both
cars and pedestrians. Figure 8
identifies the varied street widths and
their classifications.

Streets within the Plan Area will be
designed with sidewalks on both
sides of the street in varying size to
encourage outdoor activity.

Figure 8: Street Widths
ATTACHMENT 7

Figure 9 identifies the varying sidewalk widths as well as the pedestrian trail that meanders throughout the 7.7 acre park.

Figure 9: Pedestrian circulation
Implementation
Section 6 of the Plan provides for the implementation procedures of the Plan. All future development will be reviewed to determine consistency with the Master Plan document. To achieve the quality of development envisioned by the Master plan, all development within the Plan Area will be subject to the procedure for Minor Site Plan and Design Review of Section 17.10.060 of the Manteca Municipal Code. This step is an extra step that no other subdivision go through during the building permit phase. Most subdivisions are submitted for review to the Planning Division as a concurrent process for building permit issuance. For homes in the Master Plan area, developers will first have to submit for Minor Site plan and Design Review to ensure conformance with the Master Plan prior to being able to apply for a Building Plan Review. This extra step in review will encourage homebuilders to submit quality plans to the City in order to avoid extending the time it takes to get to the Building ATTACHMENT 7

Permit process. The Plan also accounts for Minor and Major Amendments and identifies what qualifies as each.

In order to recommend approval of the Master Plan document to the City Council, the Planning Commission must make the following findings:

1. The proposed Master Plan is consistent with the General Plan goals, policies, and implementation programs.

Analysis: As discussed in the General Plan section below, the proposed land use designations match the proposed land use designations established with the General Plan Update. These districts are consistent with the intent of the General Plan land use designations for Low-Density Residential (LDR) and Medium-Density Residential (MDR). The proposed uses will help achieve the myriad of General Plan policies discussed below related to housing variety, affordability, circulation, and design quality. The proposed 2022 Master Plan Amendment addresses the inherent conflict that exists between the two uses and better implements the General Plan.

2. The land use and development regulations within the Master Plan are comparable in breadth and depth to similar zoning regulations contained in this Title.

Analysis: The proposed Master Plan has similar regulations to the R-1 and R-2 zoning districts. The uses and densities are consistent with these zoning districts, and the development standards almost mirror the small lot subdivision standards. The regulations related to landscaping, lighting, parking, circulation, and park acreage all conform to these zoning districts.

3. The administration and permit processes with the Master Plan are consistent with the administration and permit processes of the Zoning Ordinance.

Analysis: The Master Plan identifies the process for both minor and major amendments to the Plan. Both follow logical paths for either administrative review of an amendment, or further review by the Planning Commission and City Council. The building permit process will follow the same requirements as currently required by the Building Code and Zoning Ordinance.

4. Adequate services are available for the proposed uses, including, but not limited to, water supply, sewage disposal, roads, and utilities.

Analysis: The proposed parcels covered by the Master Plan are already incorporated into the City. Per the City’s recently approved Municipal Service Review document (MSR) the City has indicated that it can provide water, sewage disposal, roads and other utilities for the cite. Extensive work on the applicant’s behalf will be required to bring those services to the site along Austin Road, but the project has been conditioned to complete these improvements prior to the construction of any ATTACHMENT 7

residential units. The Engineering Department will approve all improvement plans for conformance with the City’s PFIP plan and to ensure conformance with all other municipal service requirements.

Based on the analysis of the above findings, staff believes that the Planning Commission can recommend approval of the Master Plan zoning designation to the City Council.

General Plan Amendment
As a zoning district designation, the Master Plan zoning designation must conform to the General Plan as it relates to allowable land uses, and the Master Plan must be supported by the goals and policies of the General Plan. The Yosemite Square 2022 Master Plan land use designations currently differ from the 2003 General Plan land use designations.

However, the land uses do conform to the proposed land uses identified in the General Plan Update. When this project was originally submitted to the City in 2021, it was anticipated that the General Plan Update would be complete, reflecting an adopted land use map that matched the proposed changes in land use for the BIP and HDR areas. However, given the delay in adopting the General Plan Update, the applicant is required to apply for a General Plan Amendment to change the lands uses to reflect the land uses of the anticipated preferred land use map.

When a General Plan Amendment is requested by a property owner, the applicant shall demonstrate that there is a substantial benefit to be derived from such an amendment. The City Council must find that the proposed amendment meets the letter and intent of the General Plan goals and policies.

While this is a privately-initiated General Plan Amendment, City staff were already contemplating changing the proposed uses on the plan to Medium Density residential. The original Master Plan mix of uses was chosen as it was thought to be a solid planning practice to mix business industrial with residential to achieve a compact, efficient city model, where people could work and live in the same location, rely on other modes of transportation to get to places within the plan area, and foster a cross utilization of green space within the plan for both residents and workers. However, the actual implementation of this theory at this location, and in Manteca generally, has not been successful. There are several examples throughout the city where industrial uses and residential uses do not coexists well. Most industrial land in the City is used for warehousing and trucking operations. The truck traffic and noise associated with these uses make them a less than ideal neighbor for residential uses. The original Master Plan contemplated a symbiotic relationship between the two, with heavy restrictions places on the type of business industrial uses that could locate on the site. However, the majority of industrial land in the City has succumbed to truck-heavy uses.

To avoid the conflict that seems to be inevitable between these land uses, the City intended to change the BIP land uses to MDR.

Staff also contemplated the removal of the HDR units due to the removal of the business industrial land. The General Plan states that multi-family uses should be located with direct access to arterial streets and should be near a neighborhood commercial center or larger ATTACHMENT 7

commercial facility. Without the BIP-designated land, the multi-family units would no longer be located near a commercial facility. Further the placement of the HDR-designated land at the back of the project site was also not ideal, as it had no easy access to Austin Road.

Therefore, a chance in land use from HDR to MDR is not only consistent with the General Plan, but also makes more sense.

While the change in 19 acres of LDR-designated land was not contemplated by the City, there is still a benefit to allowing the change from LDR to MDR in this case. Currently, the state is facing a housing crisis, and larger lot subdivision are simply not the focus of communities anymore. Further, the City recently received its Regional Housing Needs Allocations (RHNA) and is expected to provide over 8,000 housing units to be in conformance with State requirements. The LDR land use designation requires a density range of 2.1 to 8.0 dwelling units per acre. The LDR component of the site is on the higher end of this density range at 6.8 dwelling units per acres. Converting some LDR space then to MDR space is not creating a huge change in land use patterns since the MDR density is on the lower end of MDR at 8.2 and 8.7 dwelling units per acre. A change to a slightly denser land use will support the City’s housing goals, and still provide detached, singlefamily living opportunities for residents.

Per the General Plan, the LDR and MDR land use designations allow for substantial flexibility in selecting dwelling unit types and parcel configurations to suit particular site conditions and housing needs. The types of development anticipated for the Yosemite Square subdivision includes small and medium-sized residential lots for a range in housing product, making the subdivision consistent with the intent of the LDR and MDR land use designations.

Senate Bill 330 (SB 330)
Prior to recommending the change in land use designations, the Commission must evaluate the potential loss of units under Senate Bill 330. SB 330 is codified as California Government Code Section 65863. This section of the Code states that for any proposed rezoning that creates a net loss in the Housing Element Inventory, the City must identify additional, adequate, and available sites with similar acreage that mitigate the potential loss of dwelling units in the Housing Element. In this case, while the applicant is proposing the loss of 17 acres of high-density residential uses, the applicant is proposing to convert 31 acres of BIPdesignated land to MDR and increase the density of 19 acres of LDR-designated land. The density range for 17 acres of HDR is 15.1 to 25.0 dwelling units per acre. Using this density calculation per acre, the maximum number of units achievable on site would be 425 units per acre. The density range for the MDR is 8.1-15.0 dwelling units per acre. Calculating the 31 acres of BIP, the maximum achievable density would be 465 dwelling units per acre, which exceeds the 425 units per acre of the HDR-designated land. Additionally, since the LDR-designated land is being up-zoned from 2.1-8.0 dwelling units per acre to 8.1-15.0 dwelling units per acre, the applicant is increasing the maximum achievable density from 152 units per acre to 285 dwelling units per acre. Overall, there is a clear increase in units and there is no SB 330 issue related to this Master Plan Amendment and General Plan Amendment.

ATTACHMENT 7

In addition to complying with the MDR and LDR land use designations regarding density and use, the proposed project complies with the following General Plan goals and policies:

1. Community Design Policy CD-P-7: The City shall implement neighborhood design standards in the Residential districts that contribute to the overall character of the neighborhood by emphasizing traditional residential features that enhance the sense of community, ensure a safe pedestrian orientation, and minimize the visual prominence of garages.

Community Design Implementation CD-I-3: Approve and apply neighborhood design standards.

Analysis: The Yosemite Square Master Plan has detailed design and development guidelines that have clear neighborhood design standards for the overall development of this project. The Master Plan provides the framework for future development that focuses on traditional neighborhood elements like enhanced visible edges, defined project entries, open space, and well-planned circulation for both pedestrians and vehicles. The entire framework of the Master Plan focuses on creating a quality neighborhood that while more dense, still promotes elements of walkability, safety, and easy Central-Valley living.

The Master Plan require that future home builders include at least six architectural styles: There is a whole section in the Design Guidelines dedicated to ensuring appropriate architectural elements are included for each architectural style so that the homes reflect a point of view. The Land Use section sets the development standards, ensuring the homes are placed on site in the most appropriate manner.

The Plan identifies appropriate garage treatment to de-emphasize the visual prominence of the garage through setbacks, side-entry options, and articulated garage doors with windows or paneling. The Master Plan will ensure that the Yosemite Square Subdivision sets the standard for compact neighborhood development in the future.

2. Community Design Goal CD-3: Establish distinct, attractive identities for neighborhoods, gateways, and commercial areas.

Analysis: The Yosemite Square subdivision is a unique subdivision in that it is more compact than a traditional subdivision, but it still embodies Manteca’s “Family City” identity. With a large 7.7-acre park and central round-about in the center of the development, there is a distinct center or “home base” for the new community. Homes will face the park and neighborhood streets, encouraging the “eyes on the street” concept that is so important in neighborhood planning.

To ensure the overall subdivision is cohesive, unique, and visually pleasing, the Master Plan requires detailed visual edges through varied roof design and rear elevation architecture. This guarantees the community will not look monotonous or under-designed compared to surrounding neighborhoods. Moving into the project, ATTACHMENT 7

the project will have tree-lines streets, a variety of architectural styles, and required enhanced materials. The entire subdivision will have safe and efficient circulation for automobiles, pedestrians, and bicycle traffic, making this a multi-modal community.

3. Parks and Recreation Policy PF-P-46: The City shall expand the community and neighborhood park system with the goal of providing neighborhood park facilities within reasonable walking distance of all city residential areas.

Parks and Recreation Policy PF-P-47: The City shall use joint development of park and drainage detention basins in the development of neighborhood parks.

Parks and Recreation Policy PF-P-49: City park acquisition and development efforts shall be based on a goal of 5 acres of developed neighborhood and community parkland per 1,000 residents within the city limits.

Analysis: Parks space and enhanced landscape design are the foundation for this new community. There will be 7.7 acres of centralized parkland plus additional landscaping and green strips throughout the neighborhood. In addition to these open areas, there is open space provided in the form of frontage landscaping strips and a well site. The overall park area also exceeds the three acres of required parkland per 1,000 people requirement. The joint development of park and drainage detention basin will provide the practical and required use to handle storm water, but in the dry season will serves as another green space for community recreation.

4. Street System Policy C-P-15: The City shall promote infill development that completes gaps in the circulation system.

Analysis: This subdivision will complete the roadway and sidewalk improvements that are currently missing along Austin Road.

5. Community Design Policy CD-P-44: Provide minimal levels of street, parking, building, site and public area lighting to meet safety standards and provide direction.

Analysis: This subdivision is required to provide minimum levels of site lighting in compliance with the Zoning Ordinance. The improvement plans showing lighting information will also be compliant with the regulations regarding nearby sensitive users and will avoid light-spillover onto the neighboring homes not part of the subdivision area. The lighting plan for the project will provide directional shielding for all exterior lighting to minimize the annoyance of direct or indirect glare, which will be an added benefit for the neighboring residences.

Based on the above goals and policies, it is clear that the General Plan Amendment is a benefit to the City of Manteca. The increased unit count will benefit the City and its residents, and the removal of a conflicting land use designation (BIP) will create a better living environment for those around the plan area.

ATTACHMENT 7

YOSEMITE SQUARE SUBDIVISION ANALYSIS
The remaining components of this application is the Yosemite Square Tentative Subdivision Map. The map’s conformance to the General Plan has indirectly been discussed through the above analysis of the overall 2022 Master Plan. As such, the majority of the remaining staff report will analyze the project as it relates to the Subdivision Map Act, Manteca Municipal Code, and the Climate Action Plan.

Tentative Subdivision Map
The subdivision of land is governed by the Subdivision Map Act and Title 16 of the Manteca Municipal Code. The Planning Commission may recommend approval for a Tentative Subdivision Map if the Subdivision Map Act findings from Section 66474 of the Map Act cannot be made. In addition to the Title 16 findings, four more findings found in Chapter

16.09.040 of the Municipal Code must be made. The Subdivision Map Act findings and the additional findings in Chapter 16.09.040 of the Municipal Code are discussed below:

Subdivision Map Act (66474)
A legislative body of a city or county shall deny approval of a tentative map, if it makes any of the following findings:
a) That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451.

Analysis: This project is consistent with the General Plan land use designations of MDR and LDR in that the individual density range of the MDR and LDR areas conform to the required corresponding densities required by the General Plan. Further, based on the policies described above, the overall subdivision is consistent with the housing, design, and circulation policies of the General Plan in that the proposed homes will be required to adhere to the Master Plan, which establishes set design expectations. The number of homes is compliant with SB 330 and the City’s Housing Element as there is actually net increase of homes provided in the area. The circulation system, both vehicular and non-vehicular meet the requirements of the circulation element of the General Plan. The applicant is also providing the required park acreage for the number of individuals planned for the subdivision. This project is not a part of a Specific Plan. b) That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.

Analysis: The project’s subdivision design complies with the intent of the General Plan to allow a variety of housing options in the MDR and LDR land use designations.

The range in lot size and potential house size are exactly what the General Plan encourages in the LDR and MDR land use categories. This project is not part of a Specific Plan.

ATTACHMENT 7

c) That the site is not physically suitable for the type of development.

Analysis: The site is physically suitable for this type of development. It is relatively flat with no physical impediments or restrictive easements. Road infrastructure and services will be brought to the area by the developer, making it suitable for this type of development.
d) That the site is not physically suitable for the proposed density of development.

Analysis: The allowable density for this project ranges from 2.1-15.0 dwelling units per acre. Taking into account park requirements and potential rights of way, this site could actually support over 1,500 units and still be within the appropriate density range of the site. The actual project is far below this density requirement and unit maximum, proving that this site is physically suitable for the proposed density of the development.
e) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

Analysis: As the lead agency for the Yosemite Square Subdivision, the City prepared an Initial Study/Mitigated Negative Declaration in accordance with the California Environmental Quality Act (CEQA). Any potential impact from this project can be mitigated. Therefore, no substantial environmental damage will occur. There will be no injury to fish or wildlife or their habitat.
f) That the design of the subdivision or type of improvements is likely to cause serious public health problems.

Analysis: As approved and conditioned, the design of this project will not cause serious health problems. This development will be required to comply with all standards, including performance standards, and regulations pertaining to health and safety found in the General Plan and Zoning Ordinance.
g) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

ATTACHMENT 7

Analysis: This site has been found to have no conflicting easements on site. Those easements that do exist will either be abandoned or relocated by the developer.

Manteca Municipal Code Section 16.09.040
In addition to the requirements governing approval of the tentative map set forth in the Subdivision Map Act, the following considerations and findings shall be made:

A) Subject to the provisions of the California Environmental Quality Act of 1970, the State CEQA Guidelines, the City Council shall review and consider any applicable environmental documents.

Analysis: As the lead agency for the Yosemite Square Subdivision, the City prepared an Initial Study/Mitigated Negative Declaration in accordance with the California Environmental Quality Act (CEQA). Any potential impact from this project can be mitigated. Therefore, no substantial environmental damage will occur. There will be no injury to fish or wildlife or their habitat.

B) In reaching a decision upon the tentative subdivision map, the City Council shall consider the effect of that decision on the housing needs of the region and balance these needs against the public service needs of its residences and available fiscal and environmental resources.

Analysis: The project will provide the opportunity to create a significant amount of new housing in the City of Manteca. The 814 homes will provide a variety of lot sizes and housing sizes to ensure full access to housing to the public. The site is located within the City limits and City services are near the project site and will be brought to the project site by the developer. While the project site is more dense than the traditional neighborhoods in the City, the state mandated RHNA numbers, has made it clear that housing is should be a City’s number one priority. The proposed project will pay all of the necessary impact fees associated with the project, and will extend much needed infrastructure to this side of the City. These benefits should tip Council’s scale related to need and impact of the City.

C) In reaching a decision upon the tentative subdivision map, the City Council shall consider the design of the subdivision as it provides for future passive and natural heating or cooling opportunities in the subdivision, as required by Government Code Section 66473.1.

Analysis: All floor plans have windows on all facades on both stories, to optimize the potential for passive cooling. This project will also be required to comply with any applicable California Building Code requirements that may promote passive and natural heating or cooling.

ATTACHMENT 7

D) The tentative subdivision map may be approved or conditionally approved by the City Council if it finds that the proposed land division, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and all applicable provisions of this code.

Analysis: As discussed in this staff report, the project is consistent with the General Plan land use designations of LDR and MDR, and supports many General Plan goals and policies. It is also mostly consistent with the City’s current Zoning Code Requirements for One-Family Dwelling. Despite the near conformance to the regular development standards, the project is governed by the Master Plan, which by far has greater design requirements and expectations than a standard neighborhood in the City.

Based on the above findings, Staff believes that the Planning Commission is able to recommend approval of the Tentative Map to the City Council.

CLIMATE ACTION PLAN CONFORMANCE
On October 15, 2013, the Manteca City Council approved and adopted the Air Quality Element Update and Climate Action Plan in response to the passing of Assembly Bill AB32.

The intent of this plan is to reduce overall greenhouse gas emissions in both private and public sector development.

The project complies with the following Climate Action Plan strategies:

1. CAP Strategy: Compact Development CD-1: The City shall encourage projects consistent with the development densities allowed by the General Plan and are contiguous to existing development meet compact development criteria.

Analysis: This project is consistent with the development density allowed in the LDR and MDR land use designations, and it is within the City limit boundaries. The development is south of existing development and is located in an area that is next likely to experience growth with the construction and modification to the Austin Road interchange area.

2. CAP Strategy: Pedestrian Oriented Development POD-2: The City shall require sidewalks and/or pedestrian paths in all residential projects. The sidewalks should be wide enough to allow side-by-side walking and room for passing to increase comfort and convenience for walkers (5 to 6 feet).

Analysis: The pedestrian circulation plan in the Master Plan document highlights the various five foot and eight foot sidewalk widths throughout the subdivision. There are also planned bicycle paths internally and along Austin Road. There is also a mixed trail path in the park that will encourage outdoor walking and support an increase in confront and convenience for walkers. The project will also be providing public improvements on Austin Road where there are currently gaps in the network.

ATTACHMENT 7

3. CAP Strategy: Water Conservation (WC) WC-1: The City shall continue to implement water conservation measures to comply with the Model Water Efficient Landscape requirements that implement the Water Conservation in Landscaping Act of 2006 (Assembly Bill 1881, Laird).

Analysis: The front yards of the homes will utilize low-water-use planting. This project is required to comply with the Model Water Efficient Landscape Ordinance, per Assembly Bill 1881.

4. Municipal Strategies - Urban Forestry (UF) UF-2: The City of Manteca will consider the following goals and actions when revising its urban forestry program:
• Increase public and private tree plantings citywide
• Use canopy trees along new major roadways and in new developments Analysis: This project will increase the amount of both public and private tree plantings and will use flowering trees along Austin Road and throughout the subdivision. The project will require all front yards to have landscaping, including a tree, which will significant cut down on the heat-island effect.

ENVIRONEMNTAL CLEARANCE
As the lead agency for the project, the City had a consultant prepare an Initial Study/Mitigated Negative Declaration (MND) pursuant to and in accordance with the California Environmental Quality Act (CEQA) checklist in Appendix G of the CEQA Guidelines. The IS/MND identified and analyzed the potential environmental impacts of the proposed project. Where the analysis provided in this document identified potentially significant environmental effects of the project, mitigation measures were prescribed. The IS/MND is available for review on the City’s website here:
https://www.ci.manteca.ca.us/CommunityDevelopment/Planning%20Division/Pages/Planni ng-Division-Documents.aspx
The IS/MND was circulated for a 20-day public review period starting July 15, 2022 and ending August 3, 2022. Staff received one comment letter. Four comment letters were received during this time. The CEQA Guidelines do not require the City to prepare official response to public comments for IS/MNDs. However these comments letters have been provided in Attachment 5 for Commission and Council consideration.

Generally, the comments raised were not CEQA related issues. However, overall concerns were raised related to air pollution, noise impacts, and traffic. The IS/MND evaluated the project’s potential effects related to these environmental impact areas in Sections III Air Quality, XIII Noise, XIX Utilities and Service Systems, and XVII Transportation. All impacts were determined to be less than significant or less than significant with the implementation of mitigation. The letters do not suggest any information indicating that the studies performed were inadequate or insufficiently address the environmental impacts of the project.

ATTACHMENT 7

Based on the facts and finding presented in this staff report, staff believes that the Planning Commission can make the necessary recommendation to the City Council to adopt and MND, and approve the Master Plan Amendment, General Plan Amendment, and the Tentative Subdivision Map.

Report prepared by: Lea C. Simvoulakis, Planning Manager Attachments:

2. Planning Commission Resolution No. 1607
2a. Exhibit A General Plan Exhibit
2b. Exhibit B Legal Description
2c. Exhibit C Tentative Subdivision Map
2d. Exhibit D Yosemite Square Conditions of Approval

3. Yosemite Square 2022 Master Plan

4. Mitigation Monitoring and Reporting Program (MMRP)

5. MND Comment Letters
Reviewed and Approved by:
//s// Chris Erias
Chris Erias, Development Services Director Date
ATTACHMENT 7

City of Manteca
PLANNING COMMISSION RESOLUTION NO. 1607

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MANTECA MAKING

FINDINGS AND RECOMMENDING THE CITY COUNCIL APPROVE THE GENERAL PLAN

AMENDMENT, A MASTER PLAN AMENDMENT, AND TENTATIVE SUBDIVISION MAP, FOR THE YOSEMITE SQUARE 2022 PROJECT
WHEREAS, the Manteca Planning Commission at their duly noticed public hearing of August 18, 2022, considered a General Plan Amendment GPA22-060, Master Plan Amendment SPP22-061, and Tentative Subdivision Map SDJ21-044 for the Yosemite Square 2022 Project (Project) filed by Kevin Fryer with Yosemite Square Owner LPV, LLC, located at 8888 San Clemente, Suite 10, Newport Beach, CA 92660; and
WHEREAS, the Yosemite Square 2022 Project consists of five (5) parcels totaling approximately 137.7 acres; identified by Assessor’s Parcel Numbers (APNs) 228-020-32, -33, -37, and 228-020- 40; and bounded by State Route 99 to the west and Austin Road to the east; and WHEREAS, the project proponent has requested the General Plan Amendment to ensure consistency with the planned General Plan Update land use designations; and WHEREAS, the current General Plan land use for the project area is HDR High Density Residential, MDR Medium Density Residential, LDR Low Density Residential, and BIP Business Industrial Park; and
WHEREAS, the applicant has requested a General Plan Amendment for the project area, as shown in Exhibit “A” attached hereto, to change the land use designations from HDR High Density Residential, BIP Business Industrial Park, and approximately 19 acres of LDR Low Density Residential to MDR Medium Density Residential; and WHEREAS, the current zoning for the project site is Master Plan which includes development standards for low density residential uses and both the high density residential component and the Business Industrial Park component; and
WHEREAS, the applicant has requested a Master Plan Amendment which will rezone the site described by the legal description in Exhibit “B” from MP Master Plan to MP Master Plan as attached hereto. The Master Plan Amendment provides guidance for future development within the Master Plan area and ensures the future development is well designed, is sustainable and compliments the surrounding area; and
WHEREAS, the Master Plan was developed to provide clear and concise requirements and guidelines to be followed by developers to ensure the process to review future projects is streamlined; and,
WHEREAS, the pursuant to Manteca Municipal Code Section 17.28.030, the Yosemite Square 2022 Master Plan document will be adopted as part of the Manteca Municipal Code; and, ATTACHMENT 7

WHEREAS, the applicant is compliant with SB 330 in that the conversion of 31.2 BIP acres to medium density residential will account for the loss of 17.3 acres of high density residential use; and
WHEREAS, the Yosemite Square Tentative Subdivision Map proposes to subdivide the project area into 814 residential lots shown in Exhibit “C” attached hereto; and WHEREAS, an Initial Study/Mitigated Negative Declaration with Mitigation Monitoring and Reporting Program was prepared and considered by the Planning Commission in compliance with the provisions of the California Environmental Quality Act (CEQA); and WHEREAS, Title 17, Section 17.08.060 of the Manteca Municipal Zoning Ordinance mandates the transmittal of a recommendation by Planning Commission to the City Council shall be by Resolution.

NOW, THEREFORE, BE IT RESOLVED AND ORDERED that Based upon the evidence in the Staff Report, Public Testimony, and Project File, the Planning Commission recognizes the appropriateness of the Initial Study/Mitigated Negative Declaration and hereby recommends that the City Council adopt the Mitigated Negative Declaration as well as the Mitigation Monitoring Program for Yosemite Square based on the following findings:

1. The Planning Commission has reviewed the information contained in the Initial Study/Mitigate Negative Declaration for the Yosemite Square Project.

2. The Initial Study/Mitigated Negative Declaration represents the independent judgment of the City.

3. Although the project could have a significant effect on the environment, there will not be a significant effect in this case because mitigation measures have been developed and incorporated into the proposal to reduce impacts to a less than significant level.

4. All mitigation measures for the project, identified in the Mitigated Negative Declaration are hereby incorporated into this recommendation.

BE IT FURTHER RESOLVED AND ORDERED that the Manteca Planning Commission recognizes the appropriateness of the General Plan Amendment and in accordance with Chapter

17.08 of the Manteca Zoning Ordinance hereby submits a recommendation that the City Council approve the General Plan Amendment for the Project based on the following findings:

1. It is found that a change in land use designation as provided in Exhibit “A” is required for the project site to be developed.

2. It is further found that development of the project at this location is supported by the following General Plan land use policies plus those listed in the Staff Report:
• Community Design Policy CD-P-7: The City shall implement design standards in the Residential districts that contribute to the overall character of the neighborhood by emphasizing residential features that enhance the sense of community, ensure safe pedestrian orientation, and minimize the visual prominence of garages. • Community Design Implementation Policy CD-I-3: The City shall promote the establishment of neighborhood design standards.
• Park and Recreation Policy PF-P-46: The City shall expand the community an neighborhood park system with the goal of providing neighborhood park facilities with reasonable walking distance of all city residential areas.

ATTACHMENT 7

• Street System Policy C-P-15: The City shall promote infill development that completes gaps in the circulation system.

3. It is found that the General Plan Amendment is consistent with the public necessity, convenience, and general welfare in that the residential development provides various types of housing opportunities for the entire community.

BE IT FURTHER RESOLVED AND ORDERED that the Manteca Planning Commission recognizes the appropriateness of the Master Plan and in accordance with Chapter 17.10 of the Manteca Zoning Ordinance hereby submits a recommendation of approval to the City Council based on the following findings:

1. It is found that the proposed Master Plan establishes consistency with the Manteca General Plan Update, and is consistent with the General Plan goals, policies, and implementation programs as explained above.

2. It is found that the land use and development regulations within the Master Plan are comparable in breadth and depth to similar zoning regulation contained in Title 17 in that the Plan delineates development standards for setbacks, circulation, landscaping, lighting, building design, and park space.

3. It is found that the administration and permit processes within the Master Plan are consistent with the administration and permit processes of the Zoning Ordinance in that the applicant has submitted the necessary Tentative Map to subdivide the 814 lots and that the construction of homes will be subject to the City’s building permit process.

4. It is found that adequate services are available for the proposed uses, including, but not limited to, water supply, sewage disposal, roads, and utilities, and that the developer will install the necessary infrastructure improvements to ensure that utilities are in fact available for to the proposed development.

BE IT FURTHER RESOLVED AND ORDERED that the Manteca Planning Commission recognizes the appropriateness of Tentative Subdivision Map and in accordance with Chapter

17.08 of the Manteca Zoning Ordinance hereby submits a recommendation of approval to the City Council based on the following findings:

1. The proposed map was reviewed in conformance with Section 16.15.030 of the Subdivision ordinance of the City of Manteca.

2. The tentative subdivision map is in conformance with the State Subdivision Map Act, the City’s General Plan, Title 17 Zoning Ordinance, and Title 16 Land Division Ordinance.

3. The site is physically suitable for the type and density of development.

4. The design of the subdivision map and proposed improvements are not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat.

5. The design of the subdivision map is not likely to cause serious public health problems.

6. The map will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed map.

7. The map was reviewed and conditioned by the appropriate City Departments, Utilities, and Agencies.

ATTACHMENT 7

8. The Tentative Subdivision Map was reviewed and attached hereto as Exhibit “C” and conditions are incorporated with this resolution as Exhibit “D” the Yosemite Square Consolidated Conditions of Approval.

I hereby certify that Resolution No. 1607 was passed and adopted by the Planning Commission of the City of Manteca at a regularly scheduled public hearing held on August 18, 2022 by the following vote:

Roll Call:

AYES:

NOES:

ABSTAIN:

ABSENT:

Chairman Date
Attachments:

Exhibit A General Plan Exhibit
Exhibit B Rezone Map
Exhibit C Tentative Subdivision Map
Exhibit D Yosemite Square Conditions of Approval
ATTACHMENT 7

EXHIBIT A
General Plan Map Exhibit
Original Master Plan Yosemite Square 2022 Master Plan
ATTACHMENT 7
EXHIBIT “A”

LEGAL DESCRIPTIONS
Real property in the city of Manteca, County of San Joaquin, State of California, described as follows:

Parcel 1:

Beginning at the Northeast corner of the Southwest 1/4 of the Northeast 1/4 of Section 3, Township 2 South, Range 7 East, Mount Diablo Base and Meridian; running thence North 89° 30' 10" West, 32.00 feet along the Northerly line of the said 1/4 1/4 Section; thence running South 1° 10' 10" East, parallel to the Easterly line of said 1/4 1/4 Section, 660.16 feet to a point; thence running North 89° 30' 10" West, 329.96 feet to a point; thence running North 1° 10' 10" West, 660.36 feet to said Northerly line of said 1/4 1/4 Section; thence continuing along said Northerly line and its Westerly prolongation North 89° 30' 10" West, 1304.80 feet to a point on the Easterly line of State Highway U.S. No. 99; thence along said highway line South 11° 26' East, 1959.46 feet to an iron pin on the Westerly line of the American Sugar Company land described in Deed recorded on February 18, 1966, in Book 3026 of Official Records, Page 352, San Joaquin County Records; thence from said iron pin as said iron pin is shown on Record of Survey map filed June 21, 1963 in Book 12 of Surveys,

Company land, North 1° 37' 40" West, 598.10 feet to the Southwest corner of said 1/4 1/4 Section; thence running along the Southerly line thereof South 89° 28' 20" East, 1322.16 feet to the Southeast corner of said 1/4 1/4 Section; thence running along the Easterly line thereof North 1° 10' 10" West, 1320.72 feet to the point of beginning.

Except therefrom that portion as conveyed to S.S.J.E. Properties, Inc., a California Corporation, by Grant Deed recorded July 11, 2002, as Document No. 2002-117964, San Joaquin County Records.

Parcel 2:

The North 1/2 of the North 1/2 of the Southeast 1/4 of Section 3, Township 2 South, Range 7 East, Mount Diablo Base and Meridian.

Excepting therefrom the Easterly portion of said land lying within the lines of Austin Road as it was established in 1992.

Also excepting therefrom that portion of said land as conveyed to State of California by Deed recorded April 19, 1954 in Book 1624, Page 556, San Joaquin County Records.

Also excepting therefrom that portion of said land conveyed to Herman f. Weinmaster, et ux, recorded February 13, 1963 in Book 2656, Page 376, San Joaquin County Records, described as follows:

Beginning at a point on the South line of the North 1/2 of the North 1/2 of the Southeast 1/4 of said Section 3, said point also being on the West line of the 60 foot county road along the East line of said land; thence North and along the West line of said county road, 175 feet; thence West parallel with the South line of said land, 120 feet; thence South parallel with the West line ATTACHMENT 7
of said county road, 13 feet; thence West parallel with the South line of said land, 265 feet; thence South parallel with the West line of said county road, 162 feet; thence East along the South line of said land, 385 feet to the point of beginning.

Also excepting therefrom Parcel 1 as shown on that certain Parcel Map recorded April 23, 1993 in Book 19 of Parcel Maps, Page 21, San Joaquin County Records.

Parcel 3:

Parcel 1 as shown on that certain Parcel Map recorded April 23, 1993 in Book 19 of Parcel Maps, Page 21, San Joaquin County Records.

Parcel 4:

The South 1/2 of the North 1/2 of the Southeast 1/4 of Section 3, Township 2 South, Range 7 East, Mount Diablo Base and Meridian.

Excepting the East 30 feet in Austin Road.

Also excepting therefrom that portion as conveyed to South San Joaquin Irrigation District, by Deed recorded April 16, 1954, in Book 1624 of Official Records, Page 125, San Joaquin County Records.

Also excepting therefrom that portion as conveyed to State of California, by Deed recorded April 16, 1954, in Book 1624 of Official Records, Page 425, San Joaquin County Records.

Also excepting therefrom a portion of that certain parcel of land conveyed to the State of California, by Deed recorded April 9, 1975 in Book 3970 of Official Records, Page 459, San Joaquin County Records, described as follows:

Beginning at the Northeast corner of said parcel conveyed to the State of California; thence along the Easterly line thereof (1) South 0° 50' 41" East, 660.31 feet to the Southeast corner of said parcel; thence (2) along the Southerly line thereof North 89° 17' 57" West, 329.96 feet; thence (3) North 0° 50' 41" West, 660.52 feet to the Northerly line of said parcel; thence (4) along last said line South 89° 15' 48" East, 329.97 feet to the point of beginning.

Also excepting therefrom all oil, oil rights, minerals, mineral rights, natural gas, natural gas rights, and other hydrocarbons by whatsoever name known that may be within or under the parcel of land hereinabove described, together with the perpetual right of drilling, mining, exploring and operating therefor and removing the same from said land or any other land, including the right to whipstock or directionally drill and mine from lands other than those hereinabove described, oil or gas wells, tunnels and shafts into, through or across the subsurface of the land hereinabove described, and to bottom such whipstock or directionally drilled wells, tunnels and shafts under and beneath or beyond the exterior limits thereof, and to redrill, retunnel, equip, maintain, repair, deepen and operate any such wells or mines, without, however, the right to drill, mine, explore and operate through the surface or the upper 100 feet of the subsurface of the land hereinabove described or otherwise in such manner as to endanger the safety of any highway that may be constructed on said lands, as reserved in Deeds recorded April 9, 1975 in Book 3970 of Official Records, Page 459 and in Book 3970 of Official Records, Page 464, San Joaquin County Records.

ATTACHMENT 7
Parcel 5:

The North 1/2 of the South 1/2 of the Southeast 1/4 of Section 3, Township 2 South, Range 7 East, Mount Diablo Base and Meridian.

Excepting therefrom that portion as conveyed to State of California by Deed recorded April 16, 1954 in Book 1624 Page 422, San Joaquin County Records.

Also excepting therefrom that portion of land conveyed to the State of California by Deed recorded February 9, 1978 in Vol. 4360 of Official Records, Page 576, San Joaquin County Records.

Also excepting therefrom all that portion lying Southwesterly of the following described line:

Beginning at the Northwest corner of said parcel described in Deed recorded June 6, 1975, in Book 3990, Page 411, San Joaquin County Records; thence along the Westerly line of last said parcel South 11° 06' 33" East, 344.54 feet; thence from a tangent that bears South 87° 07' 45" East, along a curve concave to the Southwest having a radius of 1,000 feet, through a central angle of 45° 10' 54", an arc distance of 791.48 feet to the Southerly line of last said parcel.

APN: 228-020-400-000 (parcel 1)
228-020-320-000 (parcel 2)
228-020-330-000 (parcel 3)
228-020-370-000 (parcels 4 and 5)
ATTACHMENT 7
ATTACHMENT 7
I.N. 01190327 NON-EXCLUSIVE INGRESS/EGRESS EASEMENT 30' SSJID EASEMENT S.S.J.E. PROPERTIES TO A.B.J. PROPERTIES INGRESS-EGRESS-PUBLIC UTILITIES DOC NO. 2002-117965 S.S.J.E. PROPERTIES TO A.B.J. PROPERTIES INGRESS-EGRESS-PUBLIC UTILITIES DOC NO. 2002-117965 JULY 11, 2002 S.S.J.E. PROPERTIES TO A.B.J. PROPERTIES INGRESS-EGRESS-PUBLIC UTILITIES DOC NO. 2002-117966 JULY 11, 2002 40' SSJID EASEMENT 30' SSJID EASEMENT 30' SSJID EASEMENT SSJID TO STATE OF CALIFORNIA JULY 26, 1977 O.R., 4287-146 30' SSJID EASEMENT RESTRICTED ACCESS SECTION LINE SECTION LINE EXISTING LOT LINE (TYP.) SECTION LINE 25' SSJID EASEMENT 30' SSJID EASEMENT 1 2
3 4
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910 11 12 13 14 15 16 17 18 19 20 21 22 23 2425262728 29 30 31 32 3638 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 59 60 61 6263646566 67 79 78 77 76 75 74 73 72 70 69 68 88 87 86 85 84 83 82 81 80 92 91 90 89 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 115 124 123 122 121 120 119 116 136 135 134 133 132 131 130 129 128 127 126 125 138 137 139 140 141 142 144 145 146 147 148 149150151152153154 155 157 158 159 160 161 162 164 163 165 166 167 168 169 170 172 171 173 174 175 176 179 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 210 209 208 207 206 205 204 213 212 211 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 277 276 285 284 283 282 281 280 279 278 294 293 292 288289 287 286 295 296 297 298 299 300 301 302 303 304 305 306 307 309 310 311 312 313 314 315 316 317 318 319 320 321 329 328 327 326 325 324 323 322 337 336 334 333 332 331 330 338 339 341 342 343 344 345 346 347 348 349 350 351 352 353 361 360 359 358 357 356 355 354 369 368 366 365 364 363 362 370 371 372 373 374 375 376 377 378 379 381 380 382 383 384 385 386 387 388 389 390 391 392 393 394395 396 400 399 398 397 401 402 403 404 405 406 407 408 409 410 411 412413414415416 417 418 419 420 421 422 423 425426 427 428 429 430 431 432 433 434 435 436 437 438 439 440 441 442 443 446 447 448 449 452 453 454 455 456 457 458 459 460 461 462 463 464 465 466 469 470 471 472 473 474 475 476 477 478 479 480 481482 483 484 485 486 487 488 489 490 491 492 494 493 495496497498499500501502503504 505 506 508 509 510 511 512 513 514 517 518 520 521 522 523 524 525 526 527 528 529 530 531 532 533 534 535 536 537538539540541542543 544 545 546 547 548 549 550 551 553 552 554555556557558559560561 562 563 564 565 566 567 568 569 570 571 572 573 574576 577 578 579 580 581 582 583 584 585 586 587 588 589 590 591 592 593 594 595 596 597 598 599 600 601 602 603 604 605 606 610 609 608 607 618 617 616 614615 613 612 611 619 620 622 623 624 625 626 627 628 629 630 631 640 639 638 637 636 635 634 632633 642 641 644 645 646 647 648 649 650 651 652 653 654 655 656 657 661 660 659 658 668 667 666 665 664 663 662 669 670 671 672 673 674 675 676 677 678 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 698 699 701 700 702 703 704 705 706 707 708 709 710 714 713 712 711 724 722 721 720 719 718 717 716 715 725 726 727 728 729 730 731 732 733 735 734 736 737 738 739 740 741 743 742 744 745 746 747 748 749 751 750 752 753 754 755 756 757 759 758 760 761 762 763 764 765 767 766 769 770 771 772 773 774 777 778 779 780 782 781 783 784 785 786 787 788 789 790 791 792 793 794 795 796 798 799 800 801 802 803 804 805 806 807 808 809 810 811 812 813 814 776 LOT A LOT B LOT D LOT E

LOT F LOT K LOT R LOT Q LOT G LOT I LOT J
LOT L

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LOT O LOT P 797 775768723 643575 180177 178156 451 450 468467 516515 519 507

AUSTIN ROAD

STREET MSTREET W

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STREET II
GOLDEN STATE HWY ROUTE NO. 99/120

STREET B

STREET EE
STREET S STREET M 143 37333435 93 424 445444 252 308 335 340 367 291 290 57 58 118 117 71113 114 621 E. YOSEMITE AVENUE HIGHWAY 99 HIGHWAY 120

AUSTIN ROAD
MOFFAT BLVD.
0 1" = 200 100 200 200' SHEET INDEX 1. TM1.1 COVER SHEET 2. TM1.2 STREET CROSS SECTIONS 3. TM2.1 DIMENSION AND TOPOGRAPHIC PLAN 4. TM2.2 DIMENSION AND TOPOGRAPHIC PLAN 5. TM3.1 UTILITY PLAN 6. TM3.2 UTILITY PLAN 7. TM3.3 BASIN SHEET 8. TM4.1 OFFSITE INFRASTRUCTURE PLAN 9. TM5.1 PHASING PLAN PARCEL 1: 228-020-40 THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 3, TOWNSHIP 2 SOUTH, RANGE 7 EAST, MOUNT DIABLO BASE AND MERIDIAN. PARCEL 2: 228-020-32 THE NORTH 1/2 OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 3, TOWNSHIP 2 SOUTH, RANGE 7 EAST, MOUNT DIABLO BASE AND MERIDIAN. PARCEL 3: 228-020-33 PARCEL 1 AS SHOWN ON THAT CERTAIN PARCEL MAP RECORDED APRIL 23, 1993 IN BOOK 19 OF PARCEL MAPS, PAGE 21, SAN JOAQUIN COUNTY RECORDS. PARCEL 4: 228-020-37 THE SOUTH 1/2 OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 3, TOWNSHIP 2 SOUTH, RANGE 7 EAST, MOUNT DIABLO BASE AND MERIDIAN. PARCEL 5: 228-020-37 THE NORTH 1/2 OF THE SOUTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 3,TOWNSHIP 2 SOUTH, RANGE 7 EAST, MOUNT DIABLO BASE AND MERIDIAN. LEGAL DESCRIPTION

COVER SHEET AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 08/03/2022 09:33 PLOTTED BY: Tdemelo
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM1.1_CVR.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP TM1.1 TENTATIVE SUBDIVISION MAP YOSEMITE SQUARE SUBDIVISION MANTECA, CALIFORNIA 1. ALL IMPROVEMENTS SHALL BE CONSTRUCTED AS PER THE CITY OF MANTECA STANDARD PLANS AND SPECIFICATIONS EXCEPT AS NOTED. 2. STORM DRAINAGE TO BE CONVEYED TO AN ON-SITE STORM DRAIN BASIN AND STORM DRAINAGE METERING STATION WHICH WILL DISCHARGE TO CITY OF MANTECA STORM DRAINAGE SYSTEM, SEE TM4.1. ALL IMPROVEMENTS TO BE CONSTRUCTED TO THE CITY OF MANTECA STANDARDS. 3. ALL STORM DRAINAGE IMPROVEMENTS AS PART OF FUTURE IMPROVEMENTS PLANS AND STUDIES SHALL CONFORM TO THE REQUIREMENTS SET FORTH IN NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT 2013-0001-DWQ. 4. SANITARY SEWER TO BE CONSTRUCTED TO THE CITY OF MANTECA STANDARDS AND SPECIFICATIONS. SEE TM4.1 FOR OFFSITE INFRASTRUCTURE. 5. WATER SYSTEM TO BE CONSTRUCTED TO THE CITY OF MANTECA STANDARDS AND SPECIFICATIONS. SEE TM4.1 FOR OFFSITE INFRASTRUCTURE. 6. STREET LIGHTING SHALL BE INSTALLED PER CITY OF MANTECA STANDARD SPECIFICATIONS. 7. PUBLIC UTILITIES ARE TO BE INSTALLED UNDER GROUND IN EASEMENTS. 8. THE SUBDIVIDER HEREBY RESERVES THE RIGHT TO FILE "MULTIPLE SUBDIVISION MAPS" AS SET FORTH BY THE SUBDIVISION MAP ACT, ARTICLE 4, SECTION 66456.1., AND FILE PARCEL MAPS FOR REASON OF SALE. ALL PARCEL LINES SHALL CONFORM TO THIS TENTATIVE MAP. 9. PUBLIC UTILITY EASEMENTS WILL BE PROVIDED ALONG ALL STREET IN-TRACT FRONTAGES. 10. ALL EXISTING STRUCTURES AND TREES ARE TO BE REMOVED UNLESS OTHERWISE NOTED. SEPTIC TANKS, LEACH FIELDS, AND WELLS ON SITE WILL BE REMOVED OR ABANDONED AS PER CITY OF MANTECA REQUIREMENTS. 11. APPLICANT SHALL PROVIDE ACCESS AGREEMENT IN PERPETUITY FOR CITY TO INSPECT ALL POST-CONSTUCTION BMP'S. 12. ALL LOT SETBACK REQUIREMENTS AND LOT SIZES ARE TO BE IN ACCORDANCE WITH THE "YOSEMITE SQUARE 2022 MASTER PLAN AND DESIGN GUIDELINES" INCLUDED WITH THE APPROVAL OF THIS TENTATIVE MAP. GENERAL NOTES A. REGULATORY AGENCY: CITY OF MANTECA 1001 W CENTER STREET MANTECA, CA 95337 T: (209) 456-8000 CONTACT: LEA SIMVOULAKIS B. APPLICANT: INTEGRAL COMMUNITIES, LLC 888 SAN CLEMENTE, SUITE 100 NEWPORT BEACH, CA. 92660 T: (925) 899-5065 CONTACT: KEVIN FRYER C. ENGINEER: NORTHSTAR ENGINEERING GROUP, INC 620 12th STREET MODESTO CA, 95354 T: (209) 524-3525 CONTACT: TONY DE MELO, P.E. D. ASSESSOR'S PARCEL NUMBERS: 228-020-32, 33, 37, & 40 E. EXISTING LAND USE: HOME SITE, ROW CROPS, AND ORCHARD F. PROPOSED LAND USE: RESIDENTIAL G. EXISTING ZONING / GP: MP / LDR, MDR, HDR, BIP H. PROPOSED ZONING / GP: MP / LDR, MDR I. TOTAL PROJECT SIZE: 137.5± ACRES J. NET ACREAGE: 110.8± ACRES (AFTER DEDICATION OF PARK, WELL, CALTRANS & BACKBONE ROADS) K. TOTAL NUMBER OF LOTS: 814 N. MAXIMUM FOOTPRINT COVERAGE: 60% O. PARKING: MINIMUM TWO CAR GARAGE, AND TWO DRIVEWAY SPACES PER LOT P. SETBACKS: RESIDENTIAL SETBACKS TO BE PER CITY OF MANTECA MUNICIPAL CODE TABLE 17.26.020-02, SMALL-LOT SINGLE-FAMILY DEVELOPMENT STANDARDS Q. CONTOURS: 1.0-FOOT INTERVALS R. RETURNS: PER CITY OF MANTECA STANDARDS S. UTILITIES: WATER SYSTEM - CITY OF MANTECA SANITARY SEWER - CITY OF MANTECA STORM DRAINAGE - CITY OF MANTECA GAS - PG&E ELECTRIC - PG&E TELEPHONE - AT&T SCHOOL DISTRICT - MANTECA UNIFIED PROJECT INFORMATION LAND USE BREAKDOWN UNITS - 220 231 250 6350--- PRODUCT HDR 47' X 70' 46' X 75' 50' X 80' 55' X 90' 50' X 105' PARK AREA DOMESTIC WELL BACKBONE ROADS/ CALTRANS DEDICATIONS SIZE 10.0 AC 25.2 AC. 28.3 AC. 37.0 AC. 10.7 AC. 9.6 AC. 7.7 AC 0.5 AC 18.6 AC DENSITY 15.1-30 DU/AC 8.7 D.U./AC. 8.2 D.U./AC. 6.8 D.U./AC. 5.9 D.U./AC. 5.2 D.U./AC. --- DESIGNATION HDR MDR MDR LDR LDR LDR P/OS
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ATTACHMENT 7

AUSTIN ROAD

STREET MSTREET W

STREET Y STREET Y

STREET AA STREET Z

STREET Z

STREET FF STREET H STREET NN COURT II STREET OO

STREET S

STREET T

STREET BB

STREET CC

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AUSTIN ROAD

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STREET N STREET LL

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STREET DD STREET M STREET LL

STREET II
GOLDEN STATE HWY ROUTE NO. 99/120

STREET EE STREET M

AUSTIN ROAD

STREET S
H
- I1
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- 50' TYPICAL INTERIOR STREET
A 50' 25' 25' R/W R/W F/C F/C C/L DRIVE OVER CURB AND SIDEWALK PER C.O.M. STANDARD DETAIL ST-10 SIDE- WALK SIDE- TRAVEL LANE WALK TRAVEL LANE 10' P.U.E. 10' P.U.E. PARKING LANE PARKING LANE ALL STREETS WILL UTILIZE THIS CROSS SECTION UNLESS OTHERWISE NOTED 50' ALTERNATE INTERIOR STREET B 50' 25' 25' R/W R/W 2.0% F/C F/C C/L DRIVE OVER CURB AND SIDEWALK PER C.O.M. STANDARD DETAIL ST-10 SIDE- WALK 10' TRAVEL LANE 10' TRAVEL LANE P.U.E. LS PARKING LANE PARKING LANE 5' 8' 8' 5' 2' 10' 2.0%

2.0% 2.0% 2' 5' 8' 10' 10' 8' 5' 2' 5' N.T.S. N.T.S. DRIVE OVER CURB AND SIDEWALK PER C.O.M. STANDARD DETAIL ST-10 VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 8' P/L LS LOT 3' 2' LS 60' RW STREET WITH LANDSCAPE BUFFER F2 N.T.S. R/W F/C C/L F/C 60' MINOR COLLECTOR STREET WITH LANDSCAPE BUFFER F1SIDE- WALK PARKING LANE TRAVEL LANE TRAVEL LANE 8' PARKING LANE 8' 14' 14' 2.0% 2.0% 4' 5' 87' 60' R/W EX. PROJECT BOUNDARY MASONRY WALL N.T.S. VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 27' LANDSCAPE LOT SIDEWALK SIDEWALK PER C.O.M. STANDARD DETAIL ST-6 LS 7' 8' 5' LANDSCAPE LANDSCAPE LOT 14' 4:1
4:1 VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 6' 4' 6' 4' 1.5' 12" PLANTING MEDIA 36" PERFORATED PIPE WITHIN 9' X 4.5' ROCK FRENCH DRAIN LID SWALE W/ UNDER DRAIN (TO BE MIN 6" LOWER THEN ROADWAY FLOWLINE GRADE) R/W
F/C C/L F/C SIDE- WALK PARKING LANE TRAVEL LANE TRAVEL LANE 8' PARKING LANE 8' 14' 14' 2.0% 2.0% 4' 5' 87' 60' R/W EX. PROJECT BOUNDARY MASONRY WALL VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 27' LANDSCAPE LOT SIDEWALK SIDEWALK PER C.O.M. STANDARD DETAIL ST-6 LS 7' 8' 5' LANDSCAPE LANDSCAPE LOT 14' 4:1
4:1 VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 6' 4' 6' 4' 1.5' 12" PLANTING MEDIA 36" PERFORATED PIPE WITHIN 9' X 4.5' ROCK FRENCH DRAIN LID SWALE W/ UNDER DRAIN (TO BE MIN 6" LOWER THEN ROADWAY FLOWLINE GRADE) 10' P.U.E. 70' COLLECTOR STREET WITH LANDSCAPE BUFFER C 70' R/W R/W 4' 5' 5' 16' 16' 12' SIDE- WALK SIDEWALK 14' 22' 22' 12' C/L MASONRY WALL MASONRY WALL TRAVEL LANE TRAVEL LANE LS VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 F/C F/C 68' 5' 16' 8' LS 34' 34' C/L TRAVEL LANE TRAVEL LANE VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 F/C F/C 5' 4' LS 68' ENTRY STREET D 16' MASONRY WALL MASONRY WALL 5' SIDE- WALK SIDE- WALK VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 SIDEWALK PER C.O.M. STANDARD DETAIL ST-6 SIDEWALK PER C.O.M. STANDARD DETAIL ST-6 R/W R/W 5' 2.0% 2.0% 2.0% 2.0% 8' 4' 2' 6' 2' 6' 2' 4:1
4:1 36" PERFORATED PIPE WITHIN 9' X 4.5' ROCK FRENCH DRAIN LID SWALE W/ UNDER DRAIN (TO BE MIN 6" LOWER THEN ROADWAY FLOWLINE GRADE) B B 4' 6' N.T.S. N.T.S. SIDEWALK PER C.O.M. STANDARD DETAIL ST-6 VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 SIDEWALK PER C.O.M. STANDARD DETAIL ST-6 MEDIAN CURB PER C.O.M. STANDARD DETAIL ST-34 (TYP.) MEDIAN CURB PER C.O.M. STANDARD DETAIL ST-34 (TYP.) LS ISLAND 12' ISLAND 18' LS LOT P/L 12" PLANTING MEDIA 1.5' 52' PARK SIDE STREET E 52' 23' 29' R/W R/W F/C F/C C/L DRIVE OVER CURB AND SIDEWALK PER C.O.M. STANDARD DETAIL ST-10 SIDE- WALK TRAVEL LANE 1' 14' PARK TRAVEL LANE VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 8' PARKING LANE PARKING LANE 2' 14' 8' 5' 2.0% 2.0% N.T.S. PARK LANDSCAPING AND SIDEWALK PER FUTURE PARK DESIGNER 88' AUSTIN ROAD I1 84' R/W 20' 34' 24' DEDICATION 30' 30' C/L 2.0% VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 EX R/W EX R/W 23' EP 5' 11' 11' 16' BIKE TRAVEL LANE TRAVEL LANE LANE VARIES 3:1 MAX SIDEWALK TRAVEL LANE 7' F/C 38' 13' 25' CITY R/W R/W F/C F/C C/L 5' SIDE- WALK 10' TRAVEL LANE 1' 12' TRAVEL LANE 8' 2' PARKING LANE 4:1
4:1 6' 20'6' 6' SIDE- WALK 6' 2' INTERIOR STREET ALONG CALTRANS RIGHT OF WAY VARIES MASONRY WALL LANDSCAPE LOT EX. PROJECT BOUNDARY EX. GROUND LEVEL 5'± - 220'± PROPOSED CALTRANS FILL LINE / RW LINE H 52' INTERIOR STREET
G 52' 25' 27' R/W R/W F/C F/C C/L DRIVE OVER CURB AND SIDEWALK PER C.O.M. STANDARD DETAIL ST-10 5' SIDE- WALK 10' TRAVEL LANE 5' SIDE- WALK 10' TRAVEL LANE 10' P.U.E. 2' 8' 8' PARKING LANE PARKING LANE DRIVE OVER CURB AND SIDEWALK PER C.O.M. STANDARD DETAIL ST-10 MASONRY WALL MASONRY WALL 8' 2.0% 2.0% 2.0% 2.0% 2.0% 88' AUSTIN ROAD I2 84' FUTURE R/W 30' 30' C/L 2.0% VERTICAL CURB AND GUTTER PER C.O.M. STANDARD DETAIL ST-7 EX R/W EX R/W 23' EP 11' 11' 16' BIKE TRAVEL LANE TRAVEL LANE LANE TRAVEL LANE 7' F/C 2.0% 7' 5' 5' MIN 4' N.T.S. N.T.S. N.T.S. N.T.S. DRIVE OVER CURB AND SIDEWALK PER C.O.M. STANDARD DETAIL ST-10 SIDEWALK PER C.O.M. STANDARD DETAIL ST-6 MEANDERING SIDEWALK PER C.O.M. STANDARD DETAIL ST-6 MEDIAN CURB PER C.O.M. STANDARD DETAIL ST-34 (TYP.) LS LOT LS LOT 14' ISLAND 14' ISLAND BENCH IRREVOCABLE OFFER OF DEDICATION MEDIAN CURB PER C.O.M. STANDARD DETAIL ST-34 (TYP.) 2:1
PROPOSED 8' WIDE BERM TO BE SET 4'+/- ABOVE EXISTING GRADE. BERM TO BE CONSTRUCTED WITH SOUND WALL ALONG PROPOSED FUTURE FILL LINE PER THE PRELIMINARY CALTRANS HWY 99/120 INTERCHANGE PROJECT. FINAL HEIGHT OF THE SOUND WALL TO BE IN ACCORDANCE WITH THE SOUND STUDY. EXISTING GROUND PROP. R/W 17' DEDICATION 34' 5' LAND- SCAPE 8' SIDEWALK 7' 16' 6' MASONRY LS TRAIL EVA AREA SOUND WALL 7' LS 6' MASONRY SOUND WALL 30' 30' EVA - LANDSCAPE LOT "U" J N.T.S. BIKE PATH PER PARK STANDARDS AND SPECIFICATIONS 0 1" = 250 125 250 250'

STREET CROSS SECTIONS AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/11/2022 07:27 PLOTTED BY: Tdemelo
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM1.2_SEC.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP TM1.2
ATTACHMENT 7
42' 63'
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51' 5654 SF 5552 SF 5451 SF 5407 SF 6585 SF 5960 SF 5858 SF 5756 SF 6225 SF 5821 SF 5821 SF 5711 SF 5711 SF 5711 SF 5711 SF 5491 SF 4320 SF 4320 SF 4320 SF 4881 SF 5322 SF 3725 SF 3996 SF 4428 SF 7113 SF 4434 SF 3828 SF 4000 SF 4000 SF 4000 SF 4000 SF 10575 SF 6494 SF 4784 SF 4634 SF 4118 SF 4117 SF 3977 SF 4000 SF 4000 SF 4000 SF 3964 SF 3973 SF 4163 SF 5021 SF 3872 SF 3525 SF 4025 SF 3525 SF 3525 SF 3699 SF 3525 SF 3525 SF 3600 SF 3525 SF 3525 SF 3600 SF 3600 SF 3525 SF 3525 SF 3525 SF 3525 SF 3525 SF 3600 SF 3600 SF 3600 SF 3450 SF 3525 SF 3525 SF 3600 SF 4326 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 5200 SF 3997 SF 3768 SF 3624 SF 3542 SF 3525 SF 3525 SF 3525 SF 6279 SF 4420 SF 3450 SF 4391 SF 4320 SF 3450 SF 3786 SF 4792 SF 5109 SF 5230 SF 4874 SF 4901 SF 5384 SF 4000 SF 4000 SF 4000 SF 4168 SF 4000 SF 4000 SF 4619 SF 4712 SF 4000 SF 4692 SF 5076 SF 4692 SF 4852 SF 5603 SF 4840 SF4692 SF 4728 SF 4702 SF 4692 SF 4692 SF 4776 SF 4948 SF 4612 SF 4611 SF 5131 SF 5366 SF 4538 SF 4932 SF 4216 SF 4219 SF 4520 SF 4219 SF 4520 SF 4058 SF 4345 SF 4058 SF 4345 SF 4050 SF 4301 SF 4710 SF 5578 SF 4000 SF 4346 SF 4450 SF 4000 SF 4000 SF 4000 SF 4000 SF 4346 SF 4291 SF 4397 SF 4126 SF 4232 SF 4126 SF 4232 SF 4232 SF 4126 SF 4122 SF 4197 SF 4338 SF 4143 SF 4143 SF 4107 SF 4000 SF 4000 SF 4080 SF 4080 SF 3813 SF 4532 SF 4080 SF 4080 SF 4000 SF 4000 SF 4000 SF 4000 SF 4008 SF 8497 SF 3681 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3680 SF 3665 SF 3665 SF 3680 SF 3680 SF 5374 SF 4667 SF 4142 SF 3936 SF 3731 SF 4334 SF 5112 SF 4658 SF 4922 SF 5257 SF 3450 SF 3450 SF 3368 SF 3059 SF 5698 SF 4998 SF 3532 SF 3582 SF 3948 SF 4138 SF 3872 SF 3874 SF 3874 SF 3874 SF 4235 SF 3586 SF 3525 SF 3525 SF 3525 SF 3525 SF 3525 SF 3805 SF 3935 SF 3775 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 4109 SF 4266 SF 4120 SF 3750 SF 3750 SF 3750 SF 3750 SF 4276 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3750 SF 3935 SF 3775 SF 3750 SF 3750 SF 3608 SF 3460 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3395 SF 3450 SF 3079 SF 4831 SF 5830 SF 3525 SF 3319 SF 3361 SF 3450 SF 3450 SF 3450 SF 3450 SF 3290 SF 3290 SF 3290 SF 3290 SF 3290 SF 3371 SF 3795 SF 3525 SF 3525 SF 3525 SF 3290 SF 3290 SF 3290 SF 3525 SF 3525 SF 3290 SF 3290 SF 3713 SF 3667 SF 3525 SF 3711 SF 3752 SF 3636 SF 3858 SF 3330 SF 3306 SF 3333 SF 3333 SF 3333 SF 3615 SF3831 SF 3626 SF 3626 SF 3626 SF 3558 SF 3500 SF 3500 SF 3500 SF 3500 SF 3500 SF 3500 SF 3500 SF 4082 SF 3556 SF 3516 SF 3500 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3761 SF 3556 SF 3509 SF 3789 SF 3726 SF 3591 SF 3521 SF 3290 SF 3290 SF 3430 SF 3430 SF 3290 SF 3290 SF 3290 SF 3290 SF 3290 SF 3290 SF 3290 SF 3743 SF 3430 SF 3327 SF 3225 SF 5611 SF 4316 SF 4413 SF 4240 SF 4240 SF 3402 SF 3071 SF 4240 SF 3432 SF 4240 SF 4240 SF 3428 SF 3709 SF 4690 SF 4424 SF 3691 SF 3620 SF 4309 SF3430 SF4240 SF 3430 SF 3430 SF 4240 SF 4240 SF 3430 SF 3430 SF 4240 SF 3290 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3591 SF 3830 SF 3500 SF 3570 SF 3570 SF 3570 SF 3570 SF 3570 SF 3566 SF 3518 SF 3445 SF 3415 SF 3290 SF 3290 SF 3575 SF 3533 SF 3500 SF 3575 SF 3769 SF 90' 55'
22'
88' 107'
80'
49'
61' 91' 95' 71' 71' 71' 71' 71' 71' 71' 71'
55'
51'
50' 50'
67'
60' 77' 1
2 3
4 5
6 7
8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2728 29 30 31 32 33 343536 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 626364 6566 67 68 69 93 92 91 90 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75 74 73 72 71 70 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 136 135 137 138 139 140 141 142 143 144 145 187 188 189 190 191 192 193 194 195 222 223 240 241 482 483 484 485 486 487 488 489 490 491 492 494 493 495496497498 499500501502503 504 505 506 507 508 518 519 520 521 522 523 524 525 526 527 528 529 530 531 532 533 535 534 536537538539540541542543 544 545 546 547 548 549 550 551 552 553554 555556557558559560561 562 563 564 565 566 567 568 569 570 571 572 573 574 575 576 577 578 579 580 581 582 583 584 585 586 587 588 589 590 591 592 593 594 595 596 597 599 598 600 601 602 603 604605 606 617 616 615 614 613 612 611 610 609 608 607 618 619 620 621 622 623 624 625 626 627 628 629 630 631 642 641 640 639 638 637 636 635 634 633 632 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 667 666 665 664 663 662 661 660 659 658 668 669 670 671 672 673 674 675 676 677 678 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 698 699 701 700 702 703 704 705 706 707 708 709 710 711 713 712 722 721 720 719 718 717 716 715 714 723 724 725 726 727 728 729 730 731 732 733 735 734 736 737 738 739 740 741 743 742 744 745 746 747 748 749 751 750 752 753 754 755 756 757 759 758 760 761 762 763 764 765 767 766 768 769 770 771 772 773 774 775 777 778 779 780 781 782 783 784 785 786 787 788 789 790 791 792 793 794 795 796 797 798 799 800 801 802 803 804 805 806 807 808 809 810 811 812 813 814 776 75' 3493 SF LOT N

LOT M LOT B LOT C LOT D LOT E

LOT F LOT K

LOT G LOT H LOT I LOT J LOT A
LOT L 1490 SF 1142 SF 1143 SF 501 SF 1414 SF 1059 SF 1059 SF 1059 SF 1059 SF 33157 SF
38'
15,492 SF
17,952 SF 64'
30'
30' 39'
17'
98'
46' 47'
56'

AUSTIN ROAD STREET M STREET W

STREET Y STREET Y

STREET S

STREET T

STREET B STREET A

STREET H

AUSTIN ROAD

STREET U

STREET R

STREET Q STREET L

STREET P

STREET O

STREET N STREET K STREET J STREET I

STREET C

STREET D

STREET E

STREET F

STREET G

STREET H

STREET H

STREET N STREET M
GOLDEN STATE HWY ROUTE NO. 99/120 STREET M

STREET S
24' 3465 SF 3675 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 32939 SF 32939 SF 8978 SF 3296 SF 3610 SF 3573 SF 3125 SF 4549 SF 5216 SF 3680 SF 3680 SF 3680 SF 3680 SF 2871 SF 3689 SF 4123 SF 3680 SF 3543 SF 6205 SF 2352 SF LOT U ACCESS EASEMENT I.N. 95-063936

DIMENSION AND TOPOGRAPHIC PLAN AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/08/2022 14:49 PLOTTED BY: Cgrabar
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM2.1-2.2_DIM.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP SEE SHEET TM2.2 SEE SHEET TM2.2 TM2.1 0 1" = 100 50 100 100' LEGEND
ATTACHMENT 7
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72' 56' 56' 56' 57' 56' 58' 58' 64'
45' 58' 58' 58' 58' 58' 58' 58' 44' 70' 70'
44' 58' 58' 56' 57' 43' 56' 56' 56' 69' 75'
63' 58' 58'
64'
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69' 58' 58' 58' 58' 58' 58' 58' 64'
51' 58' 58' 58' 58' 58' 58' 58' 44' 70' 70'
44' 58' 58' 58' 58' 58' 58' 58' 47' 71' 69' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 58' 14'
59' 55' 55' 55' 55' 55' 55' 55' 58' 71' 90' 90' 90' 90' 90' 90' 90' 90' 81' 46' 60' 60' 60' 60' 60' 60' 60'
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27' 81' 67' 122' 121' 16' 26' 89' 93' 39' 6'
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32' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 90' 75'
18' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 42' 48' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 54' 66' 50' 50' 50' 48' 47' 47' 47' 47' 47' 48' 48' 48' 48' 48' 48' 48' 49' 47' 47' 54' 45' 46' 46' 46' 46' 46' 46' 46' 46' 46' 46' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 32' 82'
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70'
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111'
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73' 34' 50' 42' 46' 46' 46' 46'
85' 87' 39'
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50' 50' 49' 46' 46' 46' 46' 46' 46' 38' 34'
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45' 45' 46' 46' 46' 46' 46' 46' 46'
75'
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50' 52' 53' 53' 53' 53' 53' 53' 53' 53' 53' 55' 49'
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48' 40' 69'
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58' 53' 53' 53' 53' 53' 53' 51'
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49' 49' 49' 49' 49'
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58' 58' 56'
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37' 75' 77'
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51'
51'
44'
44'
61'
81'
50'
50'
50'
50'
50' 50' 47' 49'
61' 55' 55'
55'
53'
51'
51'
51'
51'
56'
40'
50'
50'
50'
50'
50'
50'
50'
54'
54'
54'
66'
79'
50'
58'
50'
50'
50'
50'
50'
50'
61'
55'
80'
80'
79'
70'
100'
80'
61'
50'
35'
57'
50'
50'
50'
50'
50'
50'
50'
50'
50'
50'
50'
50'
74'
39'
50'
50'
50'
50'
50'
50'
50'
50'
50'
50'
50'
77'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
80'
75'
124'
50'
50'
50'
50'
50'
50'
50'
50'
50'
50'
50'
57' 59'
50'
50'
50'
50'
50'
50'
50'
50'
50'
73'
99'
50'
50'
50'
50'
50'
50'
50'
50'
50' 49'
54' 54'
53'
50'
50'
50'
50'
50'
50'
51'
53' 53' 53'
53'
50'
50' 72'
42'
36'
51'
50'
51'
24' 66'
31'
31'
31'
33'
32'
49'
59'
67'
49'
29'
62'
51'
49'
54'
32'
57' 55' 55' 53'
53'
52'
50'
50'
56'
30'
32'
32'
31'
58' 69'
64' 58' 58' 58' 58' 58' 58'
111' 54' 52' 57'
51'
103'
104'
104'
104'
105'
105'
105'
105'
105'
105'
85' 3694 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3870 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3870 SF 3693 SF 3694 SF 3694 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3360 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3869 SF 3869 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3430 SF 3656 SF 3290 SF 3290 SF 3290 SF 3290 SF 3290 SF 3290 SF 3290 SF 3663 SF 3657 SF 3290 SF 3290 SF 3290 SF 3254 SF 2984 SF 4143 SF 5445 SF 3470 SF 3518 SF 3704 SF 3768 SF 3832 SF 3897 SF 3843 SF 4094 SF 5645 SF 5637 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 5220 SF 6050 SF 6275 SF 7028 SF 4950 SF 4950 SF 4950 SF 4950 SF 4950 SF 4950 SF 4950 SF 5744 SF 5664 SF 5657 SF 5220 SF 5220 SF 5220 SF 5220 SF 5040 SF 5220 SF 5092 SF 5220 SF 5040 SF 5220 SF 5220 SF 5040 SF 5040 SF 5220 SF 5670 SF 6135 SF 6352 SF 5942 SF 5608 SF 6137 SF 6137 SF 5606 SF 6137 SF 6137 SF 5604 SF 5604 SF 6137 SF 6137 SF 5580 SF 7008 SF 7142 SF 7839 SF 7062 SF 6679 SF 8231 SF 9315 SF 8133 SF 7208 SF 7942 SF 5654 SF 5552 SF 5451 SF 5407 SF 6585 SF 5960 SF 5858 SF 5756 SF 6225 SF 5821 SF 5821 SF 5711 SF 5711 SF 5711 SF 5711 SF 5491 SF 5459 SF 5115 SF 7324 SF 6951 SF 7043 SF 6532 SF 6079 SF5824 SF5622 SF5556 SF 5556 SF 5556 SF 5556 SF 5556 SF 5556 SF 5556 SF 5556 SF 6506 SF 5159 SF 4950 SF 4950 SF 4950 SF 4950 SF 4950 SF 4950 SF 4950 SF 5016 SF 7421 SF 3758 SF 4391 SF 3987 SF 3290 SF 3290 SF 3290 SF 4000 SF 4000 SF 4000 SF 3290 SF 3290 SF 4000 SF 4000 SF 3290 SF 3290 SF 4000 SF 3157 SF 4000 SF 8021 SF 5463 SF 4265 SF 3218 SF 3366 SF 3389 SF 3389 SF 3389 SF 3389 SF 3389 SF 3389 SF 7780 SF 6909 SF 6899 SF 5449 SF 4894 SF 4285 SF 4263 SF 4256 SF 4498 SF 5882 SF 6316 SF 6772 SF 6032 SF 5550 SF 8088 SF 4710 SF 3992 SF 4357 SF 6850 SF 4420 SF 3029 SF 3389 SF 3389 SF 3389 SF 3389 SF 3389 SF 3389 SF 3389 SF 3350 SF 5740 SF 4000 SF 4000 SF 5790 SF 4766 SF4720 SF4720 SF5228 SF 4360 SF 4000 SF 4000 SF 4000 SF 4000 SF 4598 SF 5204 SF4160 SF 4160 SF4160 SF4160 SF5732 SF 4920 SF 4160 SF 4160 SF 4160 SF 4160 SF 4703 SF 5122 SF 5064 SF 4078 SF 4225 SF 4221 SF 4078 SF 4221 SF 4078 SF 4221 SF 4221 SF 4078 SF 4221 SF 4078 SF 4078 SF 4078 SF 4078 SF 4593 SF 4078 SF 4875 SF4222 SF4222 SF4222 SF 4222 SF 5775 SF 4495 SF 4495 SF 4495 SF 4495 SF 4495 SF 4495 SF 4897 SF 4368 SF4547 SF 4000 SF 4000 SF 4000 SF4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 7706 SF 7040 SF 3580 SF 3920 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4650 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4320 SF 4320 SF 4320 SF 4881 SF 5322 SF 3725 SF 3996 SF 4428 SF 7113 SF 4434 SF 3828 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4000 SF 4409 SF 10575 SF 6494 SF 4784 SF 4634 SF 4118 SF 4117 SF 3977 SF 4000 SF 4000 SF 4000 SF 3964 SF 3973 SF 4163 SF 5021 SF 3872 SF 3525 SF 4025 SF 3525 SF 3525 SF 3699 SF 3525 SF 3525 SF 3600 SF 3525 SF 3525 SF 3600 SF 3600 SF 3525 SF 3525 SF 3525 SF 3525 SF 3525 SF 3600 SF 3600 SF 3600 SF 3450 SF 3525 SF 3525 SF 3600 SF 4326 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 3450 SF 5200 SF 3997 SF 3768 SF 3624 SF 3542 SF 3525 SF 3525 SF 3525 SF 6279 SF 4420 SF 3450 SF 4391 SF 4320 SF 3450 SF 3786 SF 4792 SF 5109 SF 5230 SF 4874 SF 4901 SF 5384 SF 4000 SF 4000 SF 4000 SF 4168 SF 4000 SF 4000 SF 4619 SF 4712 SF 4000 SF 4692 SF 5076 SF 4692 SF 4852 SF 5603 SF 4840 SF 4692 SF 4728 SF 4702 SF 4692 SF 4692 SF 4776 SF 4948 SF 4612 SF 4611 SF 5131 SF 5366 SF 4538 SF 4932 SF 4216 SF 4219 SF 4520 SF 4219 SF 4520 SF 4058 SF 4345 SF 4058 SF 4345 SF 4050 SF 4301 SF 4710 SF 5578 SF 4000 SF 4346 SF 4450 SF 4000 SF 4000 SF 4000 SF 4000 SF 4346 SF 4291 SF 4397 SF 4126 SF 4232 SF 4126 SF 4232 SF 4232 SF 4126 SF 4122 SF 4197 SF 4338 SF 4143 SF 4143 SF 4107 SF 4000 SF 4000 SF 4080 SF 4080 SF 3813 SF 4532 SF 4080 SF 4080 SF 4000 SF 4000 SF 4000 SF 4000 SF 4008 SF 4690 SF 5605 SF 85'
90'
80' 55' 55' 55' 55' 55' 55' 55' 55' 55'
22'
50' 50' 50'
48'
50'
41' 3141 SF
86'
115'
85'
125'
88' 107'
80' 6.58 AC
16,824 SF
17,650 SF 77'
70'
50'
1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 2728 29 30 31 32 33 343536 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 626364 6566 67 68 69 93 92 91 90 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75 74 73 72 71 70 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 136 135 137 138 139 140 141 142 143 144 145 146 147 148149150 151 152 153 154 155 156 157 158 159 160 161 162 164 163 165 166 167 168 169 170171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 212 211 210 209 208 207 206 205 204 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 276 293 292 291 290 289 288 287 286 285 284 283 282 281 280 279 278 277 294 295 296297 298 299 300 301 302 303 304 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 322 336 335 334 333 332 331 330 329 328 327 326 325 324 323 337 338 339 340 341 342 343 344 345 346 347 348 349 350 351 352 353 368 367 366 365 364 363 362 361 360 359 358 357 356 355 354 369 370 371 372 373 374 375 376 377 378 379 381 380 382 383 384 385 386 387 388 389 390 391 392 393 394395 396 400 399 398 397 401 402 403 404 405 406 407 408 409 410 411 412 413 414 415 416 417 418 419 420 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 437 438 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 457 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 480 481482 483 484 485 486 487 488 489 490 491 492 494 493 495496497498 499500501502503 504 505 506 507 508 509 510 511 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 529 530 531 532 533 535 534 536537538539540541542543 544 545 546 547 548 549 550 551 552 553554 555556557558559560561 562 563 564 565 566 567 568 569 570 571 572 573 574 70'
30'
70'
70'
30' LOT N
LOT M

LOT O LOT P BASIN LOT S LOT K

LOT G LOT H LOT I LOT J
LOT L 1490 SF 1142 SF 1143 SF 501 SF
38'
15,492 SF
17,952 SF 64'
30'
30' 39'
17'
98'
46' 47'
56'

AUSTIN ROAD STREET M STREET W

STREET Y STREET Y

STREET AA STREET Z

STREET Z STREET H

STREET FF STREET NN COURT II STREET OO

STREET S

STREET T

STREET BB

STREET CC

STREET DD

STREET GG

STREET HH

STREET JJ

STREET MM

STREET V

STREET H

STREET S

STREET U

STREET R

STREET Q

STREET P

STREET O

STREET N

STREET H

STREET B STREET LL

STREET X

STREET X

STREET DD STREET M STREET LL

STREET II
GOLDEN STATE HWY ROUTE NO. 99/120

STREET EE STREET M

AUSTIN ROAD

STREET S
80'
150'
147'
123'
150'
18,738 SF 1.14 AC PARK LOT Q 3.8 AC CALTRANS DEDICATION LOT T DOMESTIC WELL LOT R 3465 SF 3675 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 3686 SF 32939 SF 32939 SF 8978 SF 3296 SF 3610 SF 3573 SF 3125 SF 4549 SF 5216 SF 3680 SF 3680 SF 3680 SF 3680 SF 2871 SF 3689 SF 4123 SF 3680 SF 3543 SF 6205 SF 2352 SF LOT U

DIMENSION AND TOPOGRAPHIC PLAN AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/08/2022 14:50 PLOTTED BY: Cgrabar
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM2.1-2.2_DIM.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP TM2.2 SEE SHEET TM2.1 SEE SHEET TM2.1 LEGEND 0 1" = 100 50 100 100' BUS / MAINTENANCE TURNOUT BUS / MAINTENANCE TURNOUT BUS / MAINTENANCE TURNOUT ATTACHMENT 7
BO
BO
1 2
3 4
5 6
7 8
910 11 12 13 14 15 16 17 18 19 20 21 22 23 2425262728 29 30 31 32 33343536 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 6263646566 67 93 92 91 90 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75 74 73 72 71 70 69 68 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 135 136 137 138 139 140 141 142 143 144 187 188 189 190 191 192 193 194 482 483 484 485 486 487 488 489 490 491 492 494 493 495496497498499500501502503 504 505 506 507 520 521 522 523 524 525 526 527 528 529 530 531 532 533 534 535 536537538539540541542543 544 545 546 547 548 549 550 551 553 552 554555556557558559560561 562 563 564 565 566 567 568 569 570 571 572 573 574 575 576 577 578 579 580 581 582 583 584 585 586 587 588 589 590 591 592 593 594 595 596 597 598 599 600 601 602 603 604605 606 618 617 616 615 614 613 612 611 610 609 608 607 619 620 621 622 623 624 625 626 627 628 629 630 631 641 640 639 638 637 636 635 634 633 632 642 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 668 667 666 665 664 663 662 661 660 659 658 669 670 671 672 673 674 675 676 677 678 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 698 699 701 700 702 703 704 705 706 707 708 709 710 711 712 722 721 720 719 718 717 716 715 714 713 723 724 725 726 727 728 729 730 731 732 733 735 734 736 737 738 739 740 741 743 742 744 745 746 747 748 749 751 750 752 753 754 755 756 757 759 758 760 761 762 763 764 765 767 766 768 769 770 771 772 773 774 775 777 778 779 780 781 782 783 784785 786 787 788 789 790 791 792 793 794 795 796 797 798 799 800 801 802 803 804 805 806 807 808 809 810 811 812 813 814 776 STREET M STREET W

STREET Y

STREET Y

STREET S

STREET T

STREET B STREET A

STREET H

AUSTIN ROAD

STREET U

STREET R

STREET Q STREET L

STREET P

STREET N

STREET O STREET K STREET J STREET I

STREET C

STREET D

STREET E

STREET F

STREET G

STREET H

STREET H

STREET B

STREET N STREET M
GOLDEN STATE HWY ROUTE NO. 99/120

STREET B

STREET S STREET S STREET M
36"IRR
36"IRR
36"IRR
36"IRR LOT N

LOT M LOT B LOT C LOT D LOT E

LOT F LOT K

LOT G LOT H LOT I LOT J LOT A
LOT L8"W 8"W 8"W 8"W 8"W 8"W 12"W 12"W
8"W
8"W 8"W 8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W 8"W 8"W 8"W 8"W8"W8"W 8"W 8"W 8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
12"W
12"W
8"W
8"W
8"W 8"W 8"W
8"W 8"W
8"W
8"W
8"W
8"W
8"W
8"W 8"W
8"W
8"W
8"W 8"W
8"W
8"W
8"W 8"W
8"W 8"W 8"W
8"W
8"W 8"W
8"W 8"W 8"W
8"W 18"SD
12"SD 18"SD 18"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD 18"SD 18"SD 18"SD 18"SD 12"SD
18"SD 12"SD 12"SD 12"SD 12"SD
12"SD 12"SD 12"SD
18"SD
24"SD
24"SD
30"SD
30"SD
30"SD
24"SD
36"SD 36"SD
36"SD
36"SD
36"SD
36"SD
36"SD 36"SD 36"SD 8"SS 8"SS
8"SS 12"SS 12"SS
6"SS
8"SS 8"SS 8"SS 6"SS
8"SS
8"SS 12"SS
6"SS
6"SS
8"SS
8"SS 10"SS
10"SS
8"SS
8"SS 6"SS 8"SS 8"SS6"SS 8"SS
6"SS 8"SS 8"SS 6"SS 8"SS 8"SS 8"SS
8"SS 8"SS 6"SS 8"SS
6"SS 6"SS 8"SS 8"SS
8"SS
6"SS
6"SS
6"SS
10"SS
6"SS 8"SS 6"SS
6"SS
6"SS
6"SS 8"SS
6"SS 8"SS 6"SS 6"SS
6"SS
6"SS
6"SS
6"SS
8"SS
8"SS
8"SS
8"SS
6"SS
6"SS
6"SS
8"SS 8"SS
6"SS
6"SS
6"SS
6"SS
8"SS 8"SS 8"SS
8"SS 36"IRR LOT U EXTEND 12" WATER LINE 2,454' NORTH FROM PROPERTY ALONG AUSTIN ROAD TOWARD YOSEMITE AVENUE AND CONNECT TO EXISTING WATER LINE 12"W
18"SS
42"SD
12"W
12"SSFM
12"W
42"SD
18"SS
SEE TM4.1 FOR EXTENSION
0 1" = 100 50 100 100'

UTILITY PLAN AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/08/2022 14:50 PLOTTED BY: Cgrabar
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM3.1-3.2_UTIL.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP SEE SHEET TM3.2 SEE SHEET TM3.2 TM3.1 REGIONAL SANITARY SEWER LIFT STATION LEGEND BOUNDARY LINE CENTERLINE RIGHT-OF-WAY PARCEL LINE FLOW LINE EDGE OF PAVEMENT STORM DRAIN (MAIN) STORM DRAIN MAINTENANCE HOLE CURB INLET STORM PUMP STATION STORM OUTFALL STRUCTURE STORM DRAIN OUTLET WATER (MAIN) WATER VALVE FIRE HYDRANT SEWER MAINTENANCE HOLE SEWER (MAIN) SERVICE POLE IRRIGATION MAIN IRRIGATION MANHOLE STORM DRAINAGE PUMP STATION SANITARY SEWER LIFT STATION DISTRIBUTION BOX ATTACHMENT 7
CONNECT TO EX. IRR.

BO BO
BO
BO
1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 2425262728 29 30 31 32 33343536 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 6263646566 67 93 92 91 90 89 88 87 86 85 84 83 82 81 80 79 78 77 76 75 74 73 72 71 70 69 68 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 134 133 132 131 130 129 128 127 126 125 124 123 122 121 120 119 118 117 116 135 136 137 138 139 140 141 142 143 144 145 146 147 148149 150151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 172 171 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 213 212 211 210 209 208 207 206 205 204 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 271 272 273 274 275 277 276 293 292 291 290 289 288 287 286 285 284 283 282 281 280 279 278 294 295 296 297 298 299 300 301 302 303 304 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 337 336 335 334 333 332 331 330 329 328 327 326 325 324 323 322 338 339 340 341 342 343 344 345 346 347 348 349 350 351 352 353 369 368 367 366 365 364 363 362 361 360 359 358 357 356 355 354 370 371 372 373 374 375 376 377 378 379 381 380 382 383 384 385 386 387 388 389 390 391 392 393 394395 396 400 399 398 397 401 402 403 404 405 406 407 408 409 410 411 412 413 414 415 416 417 418 419 420 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435 436 437 438 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 457 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 480 481482 483 484 485 486 487 488 489 490 491 492 494 493 495496497498499500501502503 504 505 506 507 508 509 510 511 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 529 530 531 532 533 534 535 536537538539540541542543 544 545 546 547 548 549 550 551 553 552 554555556557558559560561 562 563 564 565 566 567 568 569 570 571 572 573 574 575 576 577 578 579 580 581 582 583 584 585 586 587 588

AUSTIN ROAD STREET M STREET W

STREET Y

STREET Y

STREET AA STREET Z

STREET Z STREET H

STREET FF STREET NN COURT II STREET OO

STREET S

STREET T

STREET BB

STREET CC

STREET DD

STREET GG

STREET HH

STREET JJ

STREET MM

STREET V

STREET H

STREET S

STREET U

STREET R

STREET Q

STREET P

STREET N

STREET O

STREET H

STREET B STREET LL

STREET X

STREET X

STREET DD STREET M STREET LL

STREET II
GOLDEN STATE HWY ROUTE NO. 99/120

STREET B

STREET EE

STREET S STREET S STREET M
36"IRR 36"IRR
36"IRR 36"IRR
36"IRR
36"IRR
36"IRR
36"IRR
36"IRR 36"IRR LOT N
LOT M

LOT O LOT P DOMESTIC WELL LOT R LOT K

LOT G LOT H LOT I LOT J
LOT L 8"W 8"W 8"W 8"W 8"W 8"W 12"W 12"W
8"W
8"W 8"W 8"W
8"W 8"W
8"W 8"W
8"W 8"W 8"W 8"W
8"W
8"W 12"W 12"W 12"W
8"W 8"W 8"W
8"W 8"W 8"W 8"W
8"W 8"W 8"W 8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W
8"W 8"W 8"W 8"W
8"W
8"W
8"W
12"W
12"W
8"W
8"W
8"W
8"W
12"W
8"W
8"W
8"W
8"W 8"W
8"W
8"W 8"W
8"W
8"W
8"W 8"W 8"W
8"W
8"W
12"W
8"W
8"W 8"W
8"W
8"W
8"W 8"W
8"W
12"W 18"SD
12"SD 18"SD 18"SD 18"SD 18"SD 18"SD 18"SD
18"SD
18"SD 12"SD
18"SD
18"SD
12"SD
18"SD
18"SD
18"SD
18"SD
18"SD
36"SD
36"SD
24"SD
24"SD
18"SD
18"SD
36"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD 18"SD 18"SD 18"SD 18"SD 12"SD
30"SD
30"SD
30"SD
24"SD
36"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD
36"SD
36"SD
36"SD
36"SD 36"SD 36"SD
36"SD
36"SD 36"SD 36"SD
6"SS 8"SS 8"SS 6"SS 6"SS
6"SS 8"SS 8"SS
6"SS
6"SS
8"SS 8"SS 8"SS 12"SS 12"SS
6"SS
8"SS 8"SS 8"SS 6"SS
8"SS
8"SS 12"SS
6"SS
6"SS
8"SS
8"SS 10"SS
10"SS
8"SS
8"SS
6"SS
6"SS
6"SS
6"SS
6"SS 8"SS 8"SS
8"SS
6"SS
6"SS 8"SS 8"SS
8"SS
8"SS 8"SS 8"SS
6"SS
6"SS
6"SS
6"SS
6"SS
6"SS
8"SS
6"SS
6"SS 8"SS
6"SS
8"SS
8"SS
8"SS
8"SS
6"SS
6"SS
6"SS
10"SS
6"SS 8"SS 6"SS
8"SS
6"SS
6"SS 8"SS
6"SS
6"SS 6"SS 6"SS 6"SS 6"SS 8"SS 6"SS 6"SS
6"SS
6"SS
6"SS
6"SS
8"SS
8"SS
8"SS
8"SS
6"SS
6"SS
6"SS
6"SS
6"SS 36"IRR
36"SD
8"SDFM
8"SDFM
8"SDFM PARK LOT Q CALTRANS DEDICATION LOT T BASIN LOT S LOT U 12"W
18"SS
42"SD
12"W
18"SS
12"SSFM
12"W
42"SD 18"SS
12"SSFM
12"W
42"SD 18"SS
42"SD
12"SSFM
12"W
18"SS
42"SD
12"SSFM
18"SS
0 1" = 100 50 100 100'

UTILITY PLAN AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/08/2022 14:51 PLOTTED BY: Cgrabar
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM3.1-3.2_UTIL.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP TM3.2 SEE SHEET TM3.1 SEE SHEET TM3.1 SEE TM4.1 FOR OFFSITE EXTENSION OF MAJOR INFRASTRUCTURE SEE TM4.1 FOR OFFSITE EXTENSION OF MAJOR INFRASTRUCTURE REGIONAL SANITARY SEWER LIFT STATION STORM DRAINAGE PUMP STATION STORM DRAIN DISTRIBUTION BOX LEGEND BOUNDARY LINE CENTERLINE RIGHT-OF-WAY PARCEL LINE FLOW LINE EDGE OF PAVEMENT STORM DRAIN (MAIN) STORM DRAIN MAINTENANCE HOLE CURB INLET STORM PUMP STATION STORM OUTFALL STRUCTURE STORM DRAIN OUTLET WATER (MAIN) WATER VALVE FIRE HYDRANT SEWER MAINTENANCE HOLE SEWER (MAIN) SERVICE POLE IRRIGATION MAIN IRRIGATION MANHOLE STORM DRAINAGE PUMP STATION SANITARY SEWER LIFT STATION DISTRIBUTION BOX ATTACHMENT 7
AUSTIN RD.

STATE HIGHWAY ROUTE NO. 99/120 52
1 2
3 4
5 6
7 8
9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2526 27 28 29 30 31 32 33343536 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 53 54 55 56 57 58 59 60 61 626364 6566 67 68 82 81 80 79 78 77 76 75 74 73 72 71 70 69 90 89 88 87 86 85 84 83 93 92 91 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 124 123 122 121 120 119 118 117 116 132 131 130 129 128 127 126 125 135 134 133 136 137 138 139 140 141 142 143 144 145 146 147 148149150 151 152 153 154 155 156 157 158 159 160 161 162 164 163 165 166 167 168 169 170 172 171 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 208 207 206 205 204 212 211 210 209 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257 258 259 260 261 262 263 264 265 266 267 268 269 270 299 300 301 302 303 304 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 336 335 334 333 332 331 330 329 328 327 326 325 324 323 322 337 370 371 372 373 374 375 387 388 389 403 404 405 406 407 408 409 410 412 413 414 415 416 417 418 419 420 421 422 423 424 425 426 427 428 429 430 431 432 433 434 435436 437 438 439 440 441 442 443 444 445 446 447 448 449 450 451 452 453 454 455 456 457 458 459 460 461 462 463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479 480 481482 483 484 485 486 487 488 489 490 491 492 494 493 495496497498499500501502503 504 505 506 507 508 509 510 511 512 513 514 515 516 517 518 519 520 521 522 523 524 525 526 527 528 529 530 531 532 533 534 535536537538539540541542543 544 545 546 547 548 549 550 551 552 553 554555556557558559560561 562 563 564 565 566 567 568 569 570 571 572 573 574 575 576 577 578 579 580 581 582 583 584 585 586 587 588 589 590 606 611 610 609 608 607 618 617 616 615 614 613 612 619 LOT H
8"SDFM
8"SDFM 18"SD
12"SD 18"SD 18"SD 18"SD 18"SD 18"SD 18"SD
18"SD
18"SD
18"SD
18"SD
12"SD
18"SD
18"SD
18"SD
18"SD
18"SD
36"SD
36"SD
24"SD
24"SD
18"SD
18"SD
36"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD 18"SD 18"SD 18"SD 18"SD 12"SD
24"SD
30"SD
30"SD
30"SD
24"SD
36"SD
18"SD
18"SD
18"SD
18"SD
18"SD
18"SD
36"SD
36"SD
36"SD
36"SD
36"SD 36"SD 36"SD
36"SD
36"SD 36"SD 36"SD
36"SD
8"SDFM
8"SDFM
8"SDFM LOT U
C
C
C
C
D
B
A 36" SD BIORETENTION SWALE SECTION
C NTS

1.0' PLANTING MEDIA STONE

4.5'

0.25'

1.5' PONDING DEPTH SWALE BOTTOM CALTRANS CLASS II PERMEABLE MATERIAL 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 9' 2' 36' 22' R/W PARK AREA VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 R/W PARK AREA 20' ±511 - 548' 36' ±257' NTS BASIN CROSS SECTION 3' C/L FC PARK AREA±94 - 247' 36' ±277' - 500' 36' R/W HWL ELEV = 42'NTS BUBBLE UP HWL ELEV = 42' 22' R/W PARK AREA VERTICAL CURB PER CITY OF MANTECA STANDARD DETAIL ST-7 20' 3' FC C/L B
A BASIN CROSS SECTION ±5 - 220' 20' 8' 36" SD BIORETENTION SWALE SECTION D NTS

1.0' STONE

4.5' PLANTING MEDIA

0.25'

1.5' PONDING DEPTH SWALE BOTTOM CALTRANS CLASS II PERMEABLE MATERIAL 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 9' 4' 589 590 591 592 593 594 595 596 597 599 598 600 601 602 603 604605 606 687 688 689 690 691 692 693 694 695 696 697 698 699 700 702 703 704 705 706 707 708 709 710 18"SD 12"SD
18"SD 24"SD 24"SD
36"SD 36"SD 36"SD 36"SD
D

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/11/2022 07:19 PLOTTED BY: Tdemelo
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM3.3 BASIN.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP TM3.3 *BASIN VOLUME CALCULATIONS PER THE FORMULA: V = [(ATOP+ABOTTOM)+ √(ATOP*ABOTTOM)]*DEPTH/3
0 1" = 120 60 120 120'

PRELIMINARY BASIN AND
STORMWATER MANAGEMENT PLAN AS SHOWN SEE BELOW LEFT SEE ABOVE RIGHT BASIN VOLUME CALCULATIONS 13,218 SF 72,459 SF 1.34 AC-FT 43,709 SF 2.23 AC-FT 3.56 AC-FT 37.0' 177,717 SF 42.0' 230.939 SF 23.39 AC-FT 26.85 AC-FT BIORETENTION SWALE BOTTOM BIORETENTION SWALE TOP BIORETENTION SWALE AREA BIORETENTION ROCK AREA BIORETENTION ROCK AREA TOTAL SDV STORAGE BASIN BOTTOM STORAGE BASIN BOTTOM STORAGE BASIN HWL STORAGE BASIN HWL STORAGE BASIN AREA TOTAL BASIN AND SDV AREA AREA VOLUME AREA VOLUME VOLUME ELEVATION AREA ELEVATION AREA VOLUME VOLUME DESCRIPTION UNIT QUANTITY ATTACHMENT 7
8"SDFM
8"SDFM 11' 5' 13' 23' 11' 5' 13'
12"W EX.12"W EX.12"W EX.12"W
42"SD
12"W
12"SSFM
12"W
42"SD
18"SS 18"SS 12"W 12"W 12"W 12"W 12"W
12"W
12"W
12"W
12"W
12"W
8"SDFM
8"SDFM
8"SDFM 11'
12"W 11' EX. Tbb EX. Tbb 11' 5' 23' 23'
17'

9.33'
EX.SSFM
12"SSFM
12"W
12"W 12"SSFM
12"W
12"SSFM
EX.12"W EX.12"W
18"SS
42"SD
12"W
12"SSFM
42"SD
12"W
12"SSFM 11' 5' 23' 13' 11'
0 1" = 200 100 200 200'

OFFSITE INFRASTRUCTURE PLAN AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/08/2022 14:05 PLOTTED BY: Cgrabar
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM4.1 INF.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP TM4.1 SEE BELOW LEFT SEE ABOVE RIGHT CONNECT TO EXISTING WATER STUB PROPOSED 12" WATER LINE EXISTING 12" WATER LINE PROPOSED REGIONAL SANITARY SEWER PUMP STATION PROPOSED SANITARY SEWER FORCE MAIN PROPOSED 12" WATER LINE PROPOSED 42" CITY STORM DRAIN LINE PROPOSED STORM DRAIN LIFT STATION PROPOSED 12" WATER LINE PROPOSED DETENTION BASIN PROPOSED STORMWATER TREATMENT AREA (LANDSCAPE) PROPOSED STORMWATER TREATMENT AREA (LANDSCAPE) PROPOSED STORMWATER TREATMENT AREA (LANDSCAPE) PROPOSED STORMWATER TREATMENT AREA (LANDSCAPE) PROPOSED STORMWATER TREATMENT AREA (LANDSCAPE) PROPOSED STORMWATER TREATMENT AREA (LANDSCAPE) PROPOSED 12" WATER LINE PROPOSED STORM DRAIN FORCE MAIN PROPOSED SANITARY SEWER FORCE MAIN PROPOSED 12" WATER LINE PROPOSED 42" CITY STORM DRAIN LINE PROPOSED REGIONAL STORM DRAIN LIFT STATION EXISTING SSJID LATERAL "TBB" PROPOSED 12" WATER LINE (EASEMENT REQUIRED) PROPOSED 12" WATER LINE (BORE AND JACK) EXISTING SANITARY SEWER FORCE MAIN UNDER HIGHWAY 99 PROPOSED SANITARY SEWER FORCE MAIN PROPOSED SANITARY SEWER FORCE MAIN CONNECT TO EXISTING WATER STUB EXISTING SSJID LATERAL "TBB" CONNECT TO EXISTING SANITARY SEWER FORCE EXISTING 12" WATER LINE EXISTING 12" WATER LINE EXISTING 12" WATER LINE PROPOSED RECONSTRUCTED SANITARY SEWER FORCE MAIN (EASEMENT REQUIRED) YOSEMITE AVENUE

AUSTIN ROAD WOODWARD AVENUE
HIGHWAY 120
HIGHWAY 99/120

AUSTIN ROAD

MOFFAT BOULEVARD
HIGHWAY 99 CONNECT TO EXISTING SEWER MANHOLE PROPOSED DISCHARGE TO SSJID LATERAL "TBB" STORM DRAIN FORCE MAIN DISTRIBUTION BOX PROPOSED SANITARY SEWER FORCE MAIN PROPOSED 18" CITY SEWER MAIN PROPOSED 18" CITY SEWER MAIN ATTACHMENT 7
PHASE 2 PHASE 1 MASONRY WALL
0 1" = 150 75 150 150'

PHASING PLAN AS SHOWN

APPROVED SHEET NUMBERDATE DESCRIPTIONS

REVISIONS
NO.

CALIFORNIA JOB #: DATE: SCALE: DRAWN: DESIGN: CHK'D:

PRELIMINARY: NOT FOR

CONSTRUCTION
PLOTTED: 07/08/2022 14:06 PLOTTED BY: Cgrabar
DWGNAME: F:\20-2756 Yosemite Square\Planning\TM\TM5.1_PHASING.dwg COPYRIGHT © 2022 NORTHSTAR ENGINEERING GROUP, INC 20-2756 TPD KM/PMH DR/TBA 07/8/2022

MANTECA, YOSEMITE SQUARE
TENTATIVE SUBDIVISION MAP TM5.1 LEGEND PRODUCT PHASE 1 PHASE 2 PARK/BASIN OPEN SPACE SIZE 47.44 AC 31.25 AC 12.5 AC UNITS 454 360 - PHASE LINE
ATTACHMENT 7
1 City of Manteca Development Services Department
Conditions of Approval Yosemite Square Subdivistion
General Plan Amendment, Master Plan Amendment, Tentative Subdivision Map August 18, 2022
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 July 11, 2022, are approved subject to the following Conditions:

ATTACHMENT 7
2 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 approval shall automatically expire on August 18, 2024 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.

3. 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.

4. 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.

5. 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.

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

7. 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.

8. 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.

9. 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 ATTACHMENT 7
3 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.

10. 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.

11. 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.

12. 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.

13. 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.

14. 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.

15. 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.

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

17. 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 ATTACHMENT 7
4 conducted in such a manner as to cause a nuisance.

18. 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.

19. 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.

20. 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.

21. Design Requirements:
a. The development of this subdivision shall comply with the Yosemite Square 2022 Master Plan document, amended July 2022. 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.
i. 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. ii. 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.

ATTACHMENT 7
5 iii. 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. iv. 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.
v. Projects and recesses shall be applied to provide shadow and depth.
vi. 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. vii. 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. viii. Garages shall not exceed the width of a two-car garage door. ix. The driveway shall be no wider than 6” wider than the width of the garage door.
x. 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.

22. Noise Conditions. The following requirements are need to achieve adequate noise level reduction:
a. Prior to Improvement Plan Approval:
i. 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. ii. 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.
iii. 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.
b. Prior to Building Permit Approval:
i. Include the use of stucco with exterior sheathing and a resilient channel for hanging interior gypsum board along the building facades.
ii. Use STC 34 minimum rated glazing.

ATTACHMENT 7
6 iii. Interior gypsum wallboards and gypsum ceiling shall be 5/8 inch. iv. Mechanical ventilation penetrations for exhaust fans shall not face toward SR 99.
v. Where feasible, vents should be routed towards the opposite side of the building to minimize sound intrusion to sensitive areas of the buildings.
vi. 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.
vii. Mechanical ventilation shall be provided to allow occupants to keep doors and windows closed for acoustic isolation.

23. Traffic Condition. The following traffic conditions is required based on the traffic report for the project:
a. An additional traffic study and/or warrant analysis shall be conducted for the project access on Austin Road to determine the intersection control. Likely control options include side-street stop control, all-way stop control, and a single-lane roundabout.

24. Environmental Mitigation
a. Agricultural Resources
i. 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.
b. Air Quality
i. 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.
c. Biological Resources
i. Swainson’s Hawk

1. Prior to the commencement of grading activities during the ATTACHMENT 7
7 nesting season for Swainson’s Hawk (between February 1 and August 31):
a. 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.
b. 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.
c. 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.
d. 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 constructionrelated activities are taking place within the buffer zone (two times the dripline of the tree).
e. 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
ATTACHMENT 7
8 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.
ii. Nesting Migratory Birds and Raptors

1. 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. 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
ATTACHMENT 7
9 whether nesting birds are being impacted.
d. Cultural and Tribal Resources
i. 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.
ii. 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:

1. 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
ATTACHMENT 7
10 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.
iii. 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
e. Geology, Soil, and Mineral Resources
ATTACHMENT 7
11 i. 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:

1. Additional field exploration and laboratory testing to support design-level recommendations as needed.

2. Design-level analyses related to geologic and geotechnical hazards.

3. Seismic hazard analyses based on the current building code, including a detailed liquefaction analysis.

4. Design-level earthwork, improvements, and construction recommendations.
a. The Design-Level Geotechnical Exploration and
Assessment shall be submitted to the City of
Manteca Development Services Department for
review and approval.
ii. 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 DesignLevel 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. iii. 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 ATTACHMENT 7
12 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

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 to S. Austin Road.

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

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

8. Prior to approval of a Final Map for any phase of the project the following shall be submitted by the developer and approved by the Engineering Department:
a. On-site grading and drainage plan,
b. On-site utility (sanitary sewer, water and storm drain) plan, ATTACHMENT 7
13 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 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 ATTACHMENT 7
14 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.

16.Per City of Manteca Resolution No. R2016-235, which approved the City’s Park Acquisition & Improvement Fee Update, the Developer shall pay the applicable adopted park fees.

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

18.The 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

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. Austin Road: 9.0
b. Entry roadways and Collectors: 6.0
c. 60’ right-of-ways: 5.0
d. 50’ right-of-ways: 4.5
e. Cul-de-sacs: 4.0

21.S. Austin Road
a. Developer shall dedicate right-of-way along the west side of S. Austin Road ATTACHMENT 7
15 to accommodate a fifty-four foot (54’) half-width street section. b. 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 far side of S. Austin Road, 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. Austin Road centerline.
c. 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.
d. Developer shall construct full width street improvements 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 shall also construct a fourteen foot (14’) wide raised landscaped median with automatic irrigation system centered on the ultimate S. Austin Road centerline. e. 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.
f. 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.

22.Prior to or with the first submittal of the Improvement Plans for the first unit of the project, Developer shall submit a Level of Service and Warrant analysis to recommend intersection controls at the intersections of S. Austin Road/Street S and S. Austin Road/Street H. The final intersection control installation shall be as approved by the City Engineer.

23.Developer shall modify the signal timing and install upgraded controllers at the intersection of E. Yosemite Avenue/S. Austin Road to optimize the traffic flow at those intersections.

24.Development of the project shall be in accordance the Phasing Plan included with these conditions. Deviations from the approved Phasing Plan, and which ATTACHMENT 7
16 improvements shall be installed per the modified phasing, shall be reviewed and approved by the City Engineer, at his sole discretion.

25.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.

26.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.

27.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.

28.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.

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

30.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.

31.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.

32.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.

33.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 ATTACHMENT 7
17 be a condition of final acceptance of the subdivision.

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

35.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.

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

Fencing and Walls

37.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.

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

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

40.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.

41.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.

42.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. Developer shall provide a two foot (2’) wall easement on the Final Map along the southern border of the project adjacent to 19401 S. Austin Road (APN 228-020-39) and provide disclosures to all future property owners notifying that a wall might be required and the wood fence will be removed and replaced with a minimum seven foot (7’) high masonry wall.

43.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

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

45.The update of the City’s Water Master Plan, Reclaimed Water Master Plan and ATTACHMENT 7
18 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.

46.Developer shall construct a twelve inch (12”) water main to maintain the City’s water main grid system, as shown on the Tentative Map.

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

48.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.

49.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.

50.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.

51.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.

52.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.

53.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.

54.This project shall connect the existing water main stub in S. Austin Road to the existing stub in Moffat Boulevard.

55.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.

ATTACHMENT 7
19 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

56.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.

57.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.

58.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.

59.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.

60.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.

61.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.

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 ATTACHMENT 7
20 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.

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:

ATTACHMENT 7
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 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.

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
ATTACHMENT 7
22 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. This plan shall include analysis of the existing Woodward Park Sanitary Sewer Pump Station showing that the pump station can accommodate flows from this project. If upgrades to the existing pump station are necessary to accommodate the flows from Yosemite Square, the Developer shall fund and install the improvements.

81.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.

82.Developer shall install a sanitary sewer main and regional pump station, in accordance with the City’s Wastewater Collection System Master Plan. The detailed design shall be finalized during the Improvement Plan review process.

Public Facilities Implementation Plan

83.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.

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

85.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 ATTACHMENT 7
23 remainder shall be reimbursed after the City receives sufficient PFIP fee revenue from development occurring within the same PFIP zones.

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

City of Manteca Fire Department Conditions

1. Fire Department Access:
a. 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.
b. 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 2. Fire Hydrants: Plans and specifications for fire hydrant systems shall be submitted for review and approval prior to construction. a. Fire hydrants shall be installed on a minimum 8-inch looped water main. b. 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. c. Hydrants subject to vehicular damage shall be protected in an approved manner and not be obstructed by vehicles or other obstructions. d. Provide 15 feet of clearance on either side of fire hydrant from stopped or parked vehicles.
e. 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.
f. The on-site fire protection system (fire hydrants and associated water mains) shall be installed prior to the issuance of building permits. g. Total Fire Flow (appendix B of CFC) shall be calculated and submitted as part of the permit submittal.

3. Underground piping for the fire sprinkler shall be approved by the Fire Department prior to permit issuance.

4. All above ground gas meter, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.

5. Fire Suppression Systems: All buildings must be protected by an approved ATTACHMENT 7
24 monitored automatic sprinkler system in accordance to NFPA 13, CFC, CBC, and Manteca Municipal Code Section 15.24.

6. Fire Alarm/Sprinkler monitoring shall be point ID.

7. 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.

8. Plans proposed to be listed as deferred submittals shall be clearly labeled on the cover building permit plan submittal cover sheet.

9. 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

10. 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.

11. All above ground gas meters, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.

12. 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.

13. 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.

14. 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:
a. 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

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

ATTACHMENT 7
25 2. 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.

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

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

5. 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.

6. 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.

7. Vertical curb shall be installed adjacent to basin and all landscaped areas.

8. 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.

9. Depending upon materials used within the basin and streetscape and layout, additional comments may be made during the construction plan phases.

Low Impact Development:

10. 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.

11. 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.

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

13.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.

14.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.

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

General Park/Storm Basin:

16.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 ATTACHMENT 7
26 shape and dimensions acceptable to the Public Works Department – Parks Division.

17.Park shall have pre-manufactured restroom installed. Restroom manufacturer shall be reviewed and approved by the Public Works Department – Parks Division.

18.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.

19.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.

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

21.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.

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

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

24.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.

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

26.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.

27.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

28.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.

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

Streetscapes/Medians/Roundabout:

ATTACHMENT 7
27 30. 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.

31. 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.

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

33. Minimum of 25% of landscape areas shall be provided in non-irrigated landscape, excluding LID areas. (examples: cobble, decomposed granite, boulders, artificial turf, etc.).

ATTACHMENT 7
28 Community Facilities District (CFD) (Or other funding source) Annexation Requirements:

34.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.

35. 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

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

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 "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.

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. 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.

ATTACHMENT 7
29 5. 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.

6. 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.

7. 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.

8. 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.

9. 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.

10.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.

11.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.

12.Upon completion of the project, the developer shall provide one complete set of "As- Built" drawings to the District for its future use.

ATTACHMENT 7
30 13.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

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. 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).

2. 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 7
31 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 7
Yosemite Square 2022
Master Plan and Design Guidelines
Integral Communities, LLC
Prepared By:

KLA, Inc.

In association with:

NorthStar Engineering

August 2022
ATTACHMENT 7
Yosemite Square 2022 2
August 2022
Prepared For:

Integral Communities, LLC
Kevin Fryer
888 San Clemente, Suite 100
Newport Beach, CA 92660
925-899-5065
Prepared By: In association with:

KLA, Inc. NorthStar Engineering
Tom Holloway Tony DeMelo
144 N. Norlin St. 620 12th Street
Sonora, CA 95370 Modesto, CA 95354
209-532-2856 209-524-3525
Table of Contents
Section 1 - Project Site and Introduction 5

1.1 Overview 5

1.2 Location 6

1.3 Existing Land Use 7
Figure 1.2 – Existing Land Uses 8

1.4 Existing Improvements 8

1.5 Existing Circulation and Access 9
Figure 1.2 – Existing Circulation and Access Map 9

1.6 Context and Vision 10

1.7 Plan Adoption and Regulation 12

1.8 Relationship to the General Plan 12
Section 2 - Land Use 13

2.1 Project 13
Figure 2.1 – Proposed Land-Use 14
Table 2.1 – Development Standards 15
Figure 2.1.1 - Lot Config. and Setback Plan - Paseo 15
Table 2.2 Allowed Uses 16
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Section 3 - Architecture 17

3.1 Overview 17

3.2 Architectural Standards and Guidelines 17

3.2.1 Street Presence and Orientation 18

3.2.2 Architectural Forms and Overall Character 19

3.2.3 Materials 21

3.2.4 Elevations and Projections 22

3.2.5 Garages and Driveways 23

3.2.6 Colors 24
Section 4 - Circulation 25

4.1 Overview 25
Figure 4.1 – Circulation Plan 26

4.2 Existing Right-of-Way (Austin Road) 27
Figure 4.2.1 – 88’ Austin Road – Adj. to Prop. Dev. 27
Figure 4.2.2 - 88’ Austin Road – Adj. to Exist. Lot 28

4.3 Proposed Rights-of-Way 28
Figure 4.3.1 – 68’ Collector St. Landscape Buffer 29
Figure 4.3.2 – 68’ Entry Street 30
Figure 4.3.3 – 60’ Minor Collector St. 31
Figure 4.3.4 – 60’ ROW Street 31
Figure 4.3.5 – 52’ Interior Street 32
Figure 4.3.6 – Interior Street along CalTrans ROW 32
Figure 4.3.7 – 50’ Alternate Interior Street 34
Figure 4.3.8 – 50’ Typical Interior Street 34
Figure 4.3.9 – 52’ Park Fronting Street 35

4.4 Non-Vehicular Circulation 36
Figure 4.4 – Non-Vehicular Circulation Plan 36

4.5 Public Transit 37
Section 5 - Community 38

5.1 Overview 38
Figure 5.1 – Community Plan 38

5.2 Streetscapes 40

5.3 Community Gateways / Entries 41

5.4 Neighborhood Entries 42

5.5 Neighborhood Basin Park 43
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5.6 Walls and Fences 44
Figure 5.6 – Wall and Fence Plan 44

5.6.1 Masonry Wall (Streetscape) 45
Figure 5.6.1a – Wall and Pilaster Materials 45
Figure 5.6.1b – Masonry Wall and Pilaster 45

5.6.2 Enhanced Fence (side yard fence) 46
Figure 5.6.2 – Example of Upgraded Fence 46

5.6.3 Lot Line Fences 46

5.7 Street Lights and Street Signs 46

5.8 Cluster Mailboxes 47

5.9 Landscape and Irrigation 47

Section 6 - Administration and Implementation 48

6.1 Implementation of the Plan 48

6.2 Adoption of the Master Plan 49

6.3 Amendments 50

6.3.1 Scope of Amendments 50

6.3.2 Minor Amendments 50

6.3.3 Major Amendments 51

6.4 Master Plan Phasing 52

6.5 Master Plan Compliance and Enforcement 52
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Section 1 - PROJECT SITE AND INTRODUCTION

1.1 Overview
This Master Plan and Design Guidelines document has been provided to establish the development and design standards for the Yosemite Square 2022 Master Plan area within the framework of City of Manteca standards and requirements. The goal is to assure a high-quality project that meets the development objectives of the City and the desire to create a valuable asset to the community through the development of a high-quality, livable community.

This document provides specific development standards to be followed for the development of Yosemite Square 2022. This document is intended to provide direction and not stifle creativity of the development of the Yosemite Square 2022 Master Plan area.

These guidelines and standards shall be applied to all development within the project boundary to ensure the project develops as a cohesive community.

Once the Master Plan has been approved, it shall be implemented.

Development shall be consistent with the Master Plan, the City of Manteca Municipal Code (Zoning Code), and all applicable City standards and specifications. Where the Master Plan provides specific direction, it shall take precedence, where it is silent, the Zoning Code shall apply.

The Master Plan and design guidelines is provided in six sections:

Section 1 – Introduction – Provides background of the project, adjacency, and goals and vision for the project.

Section 2 - Land Use – Shows the residential lots, streets, and open space. Also provides information about conformance with City zoning, setbacks, and home placement on the lots.

Section 3 - Architecture – Overall design direction, character, and style of the proposed homes with description of materials.

Section 4 - Circulation – Vehicular and non-vehicular connections through the site and connectivity to the rest of the City of Manteca. This section includes the street cross sections.

Section 5 - Community – This section provides guidelines for development of the project as a whole. It establishes the community identity through the design of walls and fences, entries, landscape (streetscape), and other community
elements such as signage, lighting, and cluster mailboxes.

Section 6 - Administration and Implementation
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Zoning Document – Once approved, the Yosemite Square 2022 Master Plan and Design Guidelines document will be the zoning document for the project area. This Master Plan provides specific allowances for permitted land uses (see Table 2.2) as well as providing the allowable design of the permitted land uses within the project area.
 This design standards and guidelines document references regulations in the Zoning Code. Where the Zoning Code is referenced, the Zoning Code that is in place at the time of a project development submittal shall be used.
 Where this design standards and guidelines document is silent on any issue, the applicable standard in the Zoning Code in place at the time of a project development submittal shall be used.
 The submittal process of a specific project development shall follow the process and requirements as spelled out in the Zoning Code and as directed by the City of Manteca. Home plans, elevations, materials and all other documents required by the Development Services Department shall be submitted in accordance with City standard processes.  Off-site improvement plans such as streetscapes and any other City/CFD-maintained landscape shall follow the standard improvement plan submittal and approval process of the City of Manteca and shall be subject to City standards and specifications.

1.2 Location
Yosemite Square 2022 is situated at the eastern edge of the City of Manteca, in the heart of the Central Valley. The Plan Area is proximate to the interstate highway system including Highway 99, Highway 120, and Interstate 5. The location of the Plan Area near major interstate highway linkages provides direct access to large metropolitan areas of the State including Sacramento, San Francisco and Los Angeles. The Plan Area has direct access to recreational opportunities of the San Joaquin Delta and the Sierra Nevada mountains.

Yosemite Square 2022 is designed to provide quality homes and community amenities in south Manteca.

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Location Maps

1.3 Existing Land Use
The proposed Yosemite Square 2022 Master Plan Area is within the City of Manteca’s city limits and has a land-use designation of High Density Residential (HDR), Medium Density Residential (MDR), Low Density Residential (LDR), and Business Industrial Park (BIP). The Plan Area remains largely in agricultural use with large underdeveloped parcels and a few ranchettes/ residences situated along Austin Road. The agricultural uses include a mix of orchard farming, vineyards and fallow fields. The topography of the Plan Area is basically flat. Currently, the main access to the Plan Area is provided by Austin Road.

ATTACHMENT 7
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Surrounding land uses include the El Rancho mobile home park, the ACT Trucking facility and a variety of other commercial uses including Manteca RV to the north along Yosemite Avenue. Highway 99 borders the Plan Area along the west and Austin Road along the east. Additional agricultural uses border the property to the south and agricultural and a few ranchettes across Austin Road to the west.

Figure 1.3 – Existing Land Uses

1.4 Existing Improvements
The Plan Area primarily consists of agricultural lands and uses. There are five existing residences situated along Austin Road that lie outside the Plan Area. Although these residences lie within Manteca’s city limits, they are currently served by individual septic and well systems and are not tied to city-maintained utility infrastructure. It is anticipated that these residences will remain and the Plan incorporates provisions that acknowledge the long-term use of these properties and opportunity to integrate with the Plan Area over time including the provision of services.

The South San Joaquin Irrigation District (SSJID) currently serves the agricultural properties with water and maintains several easements within the Plan Area for the purpose to convey irrigation water. There is a network of irrigation related improvements to serve the existing orchards. The irrigation improvements will be discontinued upon development and irrigation infrastructure will be abandoned.

Electric service is currently provided by overhead transmission lines within the Plan Area adjacent to Austin Road.

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1.5 Existing Circulation & Access
There are no existing improved on-site public or private roadways within the Plan Area, as the site currently and historically has been utilized for agricultural purposes. Austin Road borders the eastern edge of the Plan Area with approximately 2,000 linear feet of frontage.

Future access to the Plan Area will be provided by Austin Road which provides a direct link from the Plan Area to the existing Austin Road interchange at Highway 99, a vital north-south freeway that links the Central Valley. Austin Road also provides access to Yosemite Avenue / Highway 120 which leads to the heart of downtown Manteca and also provides access to Highway 99 with an existing interchange at Yosemite Avenue / Highway 120.

Figure 1.5 – Existing Circulation and Access Map
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1.6 Context and Vision
Yosemite Square 2022 provides for a continuation of Manteca’s high quality of life and family-centric residential character. The goal of the project is to create an extension of an existing community that embraces the quality of traditional central valley lifestyle while still providing necessary housing inventory for existing and future residential needs. The overall lots are smaller than traditional lots in Manteca, but this new lot size still allows for detached single-family homes while addressing the growing housing needs in the City and the State as a whole.

The Yosemite Square 2022 Master Plan includes a comprehensive land plan with design standards and guidelines to guide the development of approximately 137.5 acres of property. The 2022 Master Plan is a rezoning of the site and is accompanied by an amendment to the General Plan land use designations. The new land-use designations offer a range of lot and housing types and sizes.

The center of the site will retain the low density residential (LDR) designation with lots that are predominately 55’x90’ (5.9 DU/ac) and 50’x105’ (5.2 DU/ac). The rest of the project site is medium density residential (MDR) with lots that are predominately 47’x70’ (8.7 DU/ac), 46’x75’ (8.2 DU/ac), and 50’x80’ (6.8 DU/ac).

Site Context Plan
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Project Information
Project size: 137.5± acres
Proposed Lots 814
Density 6.09 DU/acre
Existing Zoning designation: MP Master Plan
Proposed Zoning Designation: MP Master Plan
Existing Land Use Designation: HDR, MDR, LDR, BIP
Proposed Land Use Designation: MDR, LDR
Existing Land Use: Home site, row crops, orchard
Proposed Land Use: Single Family Homes (Residential)
Assessor’s Parcel Number 228-020-32, 33, 37, & 40
Aerial photo of the site in conjunction with southeast Manteca

Project aerial – Existing conditions
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1.7 Plan Adoption and Regulation
The Yosemite Square 2022 Master Plan will be adopted by the City Council by ordinance and will serve as a tool for the City of Manteca to implement the General Plan and Zoning designations. The 2022 Master Plan supersedes the previously approved Master Plan. The adoption of the Master Plan Ordinance will take effect 30 days after the second reading of the ordinance. The 2022 Master Plan will be used by designers, developers, builders, planners, and regulators to guide development of the Plan Area. The land use, development concepts, design guidelines and standards are provided to ensure that all development remains consistent with the vision established by the Yosemite Square 2022 Master Plan as the project is built over time. The Master Plan development concepts, design guidelines, and standards are in accordance with the City’s General Plan, Municipal Ordinances, and City Standard Plan & Specifications. The Master Plan shall be used to review, process, and approve development proposals for the Plan Area including but not limited to tentative subdivision maps, site specific development applications and site improvement plans.

1.8 Relationship to the General Plan
The City of Manteca General Plan 2023 was adopted by City Council in October 2003. General Plan 2023 serves as the guiding policy document for the City of Manteca. The Yosemite Square 2022 Master Plan has been prepared to guide comprehensive development of the Plan Area in conformance with the goals and policies established in the General Plan.

Yosemite Square 2022 implements the City’s goals as expressed in the City of Manteca General Plan. The following objectives, from the City of Manteca General Plan, are provided for in the Yosemite Square 2022 Master Plan and Design Guidelines:
o Provide for an in-fill development that does not extend beyond the urban edge and fits within the existing surrounding land use. o Create a livable, walkable, and safe neighborhood that has a distinct sense of community and place.
o Create inviting and neighborly streetscapes that promote walking and neighbor interaction as well as links to the regional pedestrian and non-vehicular circulation.
o Encourage high quality architecture and community design.

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Section 2 - LAND USE

2.1 Project
The Yosemite Square 2022 Master Plan provides a comprehensive land use planning tool that will be used to implement the City of Manteca General Plan and guide development of approximately 137.5(±) acres. The intent of the Master Plan is to implement the City’s General Plan in a way that ensures a quality built-environment that is thoughtful in neighborhood design and feel, and integrates a mix of residential and landscape uses.

The Yosemite Square 2022 land use plan shown in Figure 2.1 and Table

2.1 includes a mix of uses including low and medium density residential, as well as a neighborhood park and an extensive network of streetscape spaces with separated pedestrian sidewalks. The Plan provides for a large

7.7 acre dual-use neighborhood park and storm water storage basin located near the center of the plan area. This park basin will serve the entire Plan Area and be a valued addition to the City of Manteca park system.

To promote and encourage pedestrian and bicycle access, an enhanced right-of-way with a separated multi-purpose concrete path is provided along the internal project collector streets that link to Austin Road and the rest of Manteca. With this type of landscape / open space element along with enhanced entry features at Austin Road for both Street ‘H’ and Street ‘S’, the Yosemite Square 2022 Plan creates a distinct and inviting neighborhood.

To ensure that the vision is implemented over time, Section 3 provides development standards and guidelines for architecture and Section 5 provides standards and guidelines for the common areas of the street, neighborhood park, and the linear streetscape lots.

The development standards and guidelines are intended to work in conjunction with the City’s Zoning ordinance. In some cases, the Master Plan standards my conflict with or be more restrictive than the City’s Zoning Ordinance. In these circumstances, the Yosemite Square 2022 Master Plan standards and guidelines shall prevail. Any regulations not contained or illustrated in the Master Plan are deferred to the regulations in the City of Manteca Zoning Ordinance.

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Figure 2.1 – Proposed Land-Use
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Lot Configuration
Minimum Lot Area (square feet) 3,200
Maximum Lot Coverage3 60%
X Minimum Lot Width1, Interior Lots 46’
Y Minimum Lot Width1, Corner Lots 51’
Minimum Lot Frontage along Public Streets (knuckles)4 35’ Setbacks
A Minimum Front2 Setback to Garage6 18’
B Minimum Front2 Setback to Living Area 12’
Minimum Front2
Setback to Porch or Entry 10’
C Minimum Side Setback to Public Street (corner lot) 10’ D Minimum Side Setback to Lot Line (adjacent Lot) 4’
E Minimum Rear Setback to Living Area 10’
F Minimum Rear Setback to Covered Patio 10’
Maximum Building Height 35’
Projections into yards are per the MZC5
Parking shall be provided per the MZC

1. Lot width and depth shall be measured as defined in the Manteca Zoning Code (MZC)

2. Front lot line shall be determined per the Manteca Zoning Code

3. Lot coverage shall be calculated per the Manteca Zoning Code

4. Lot width for knuckle lots shall be measured at the front yard setback line

5. Encroachments/projections into required yards shall be per the Manteca Zoning Code

6. 20’ clear between the back f sidewalk and the face of the garage.

Table 2.1 – Development Standards
Figure 2.1.1 – Lot Configuration and Setbacks Plan
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Permitted Uses
Table 2.2 below identifies allowed uses and corresponding requirements for planning entitlements for the Yosemite Square 2022 Master Plan area.

Definitions for the land uses listed below are provided in Chapter 17.24 (Allowed Use Definitions) of the Manteca Municipal Code (MMC). In the table below, an “A” indicates that the land use is permitted by right, a “C” indicates that the land use is permitted in the designated zoning district upon issuance of a Conditional Use Permit [pursuant to Section 17.10.130 (Conditional Use Permit)]. Uses not shown in the table are not permitted.

Allowed Uses within Yosemite Square 2022
Adult Day Care Home- A
Dwelling, Second Unit (ADU)- A
Dwelling, Single-Family- A
Family Day Care Home, Small- A
Home Occupations (subject to section 17.78)-A
Residential Care Home-A
Animal Keeping, Domestic Pet-A
Community Garden-A
Outdoor Community Recreation- A
Park and Public Plaza-A
Utility Facility and Infrastructure-A
Wireless telecommunication Facility-Minor-A
Wireless telecommunication Facility- Major-C
Child Day Care Center-C
Table 2.2 – Allowed Uses
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Section 3 - ARCHITECTURE

3.1 Overview
This section focuses on the overall appearance of the homes and to set the expectation that the proposed project area will provide quality architecture and comply with the design goals and policies of the General Plan. The goal of the project (as described in Section 1.6) is to create a livable community that uses a variety of materials and colors to reflect the character of Manteca. These guidelines express desired character, which in combination with the Landscape Guidelines, conveys the overall Yosemite Square 2022 essence and provides a pedestrian-friendly community of neighborhoods. Homes within Yosemite Square 2022 shall be developed with several different architectural styles and these guidelines encourage variation in building form, materials, and overall character. The standards and guidelines that follow have been developed to inspire creativity of design, encourage use of color, and require quality materials that blend with the surrounding community as a whole to promote a strong neighborhood that is safe, comfortable, and inviting. Clear and distinct architectural styles are expected. While stylistic adaptations are permissible, each architectural style shall be easily identifiable.

3.2 Architectural Standards and Guidelines
The following standards and guidelines have been developed to ensure that the architecture meets the goals as set forth in Section 1.3, provides a quality comfortable and livable neighborhood, and will be an asset to the City of Manteca. The bullets shown with an empty circle (○) are required standards and those with a filled-in circle (•) are guidelines. o Required (‘shall’, ‘must’)
• Guidelines (recommended) (‘should’, ‘may’)
The architectural design of Yosemite Square 2022 shall consist of a modern interpretation of traditional California styles such as Craftsman, Farmhouse/Ranch, and California Classic (to name a few styles) and shall provide variety in form, color, and materials while maintaining a consistency in style and character. Typical stylistic elements shall be included in each home. The elements shall include but are not limited to different materials, window treatments, decorative garage doors, interesting light fixtures, and other details that identify/enhance the specific architectural style chosen. The different architecture styles shall blend seamlessly together to form a cohesive neighborhood.

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3.2.1 – Street Presence and Orientation
Building facades constitute all vertical sides of the building: front, sides, and rear together with the roof creates a building’s mass and scale.

The mass and scale directly impact the overall streetscape of a neighborhood. To encourage a pedestrian-friendly environment and visually interesting streetscape, the following guidelines shall be incorporated:
o 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. o A particular elevation shall not be repeated more than every third home. Only two of the same elevation style, 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.
o Homes located along the outside edges of the project, along major streets, 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.
o The use and incorporation of porches, trellis, roof overhangs, and patios shall be provided to add interest and a sense of community liveliness to the streetscape.
o Common materials shall be used throughout to provide for repeating forms, colors, and textures to tie the whole community together.
o Provide projections and recesses, appropriate to the architectural style of the home, in building elevations to create shadow and depth.

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• Provide combinations of
one- and two-story forms
to help to break down
the overall scale of the
building.
• Variation in the setback
off of the street is
encouraged, but not
required.

3.2.2 – Architectural Forms and Overall Character
Homes within Yosemite Square 2022 shall provide for a variety of materials and colors to complement the overall style and character of the community.

The following photos are examples of style and character – they are not intended to be specific direction, but to offer inspiration for design and development. Creativity in form, colors, and materials are encouraged with the goal of creating a warm and inviting community that is cohesive with the existing residential communities and creates a natural progression of the overall design style of south Manteca.

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The above and preceding pages represent an example as to the variety of design styles of homes and is not intended to show exact home designs and materials. Designs shall complement the overall South Manteca style and the existing homes to the south.

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3.2.3 – Materials
o Use of high-quality, durable materials shall be provided in the main body of the homes. The following materials fit within the framework of Manteca as a whole.
 Stucco – Clean and relatively smooth, with not overly articulated and uneven surfaces
 Brick or Stone (natural or manufactured)
 Wood Siding (natural, composite, and concrete board)
 Other high-quality, durable materials may also be used, subject to City approval

o Architectural elements (veneers) must not end at the corner of the building, but shall wrap the corner and extend to a logical terminus that is incorporated into the overall architectural design. o Windows and doors shall be designed to reflect the overall architectural style of the building.
o Trim elements around windows and on the buildings shall be designed to be proportional to the element they are enhancing. o Style details include, but are not limited to: corbels, rafter tails, pipe vents, and planter boxes. Style details shall be
complementary to the architectural style and the homes, placed in installed appropriately to enhance the overall building design, and shall be made of high-quality and durable materials.
• Window shutters, when used, should be proportional to the shape and size of the window opening.

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3.2.4 – Elevations and Projections
The above is an example showing a variety of color and form and not project-specific homes o All elevations shall be made interesting by the use of articulated facades, varied roof lines, window placement and shape, and a variety of exterior finishes, detailing, and colors.
o All elevations shall be enhanced similar to the front elevation.

Window treatment, roof lines, materials, and colors shall be consistent on all elevations.
o Mechanical equipment such as air conditions, heaters, etc. shall not be placed in locations that are visible from the street. o Roof-mounted equipment is discouraged, but if used, shall be placed in areas that are not visible from public streets. o The pitch, style, and materials of the roof is to be consistent with the architectural style of the home.

• Roof lines may use gables, hips, dormers, and varied roof planes to create visual interest and diversity of form.
• The form, trim, and placement of the windows should follow the architectural character of the elevation style.

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• While diversity is encouraged, materials should be limited to no more than three on any single elevation and the materials and colors are to be carried through and consistent on all elevations.

3.2.5 – Garages and Driveways
Garages provide a sheltered space for vehicles and when thoughtfully placed and designed in the home, will de-emphasize the vehicle, and can add to the articulation of the overall building form. o Garages and garage doors shall be designed to minimize the visual impact of the garage doors on the streetscape. This shall be accomplished by variations in setbacks of the garages off the street and potential side-entry applications.
o Garages shall not exceed the width of a two-car garage door. 3- car garages with all bays fronting the street are allowed on lots 55’ of wider.
o Garage door designs shall very along the streetscape, with no more than two homes using the same design, pattern, and color next to each other,
• Deep garage door recesses into surrounding wall plans, and/or with 2nd floor above cantilever are encouraged to helpedemphasize the garage door. • Garage door window lites are allowed and should be appropriate to the architectural style of the home.

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3.2.6 – Colors
The materials and colors of a building have a direct impact on the streetscape ambience and overall neighborhood. The following guidelines are to be referenced with the materials allowed in each architectural style selection
o Color palettes for the community shall avoid monotony and provide a variety of schemes that will promote visual diversity while being within an overall community-wide harmonious range. o Material and colors shall be of high-quality and durable that will weather well and reflects the home’s architectural style. o 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. Adjacent houses and facing facades across the street must use different color schemes for street-scene variation. o Material and color blocking shall not terminate at outside corners and shall wrap to appropriate transition points of the building façade.
o Window frames shall be appropriately colored to match or complement the house or trim colors for each color scheme. • Material and colors at the base of buildings should continue to where the building meets grade, so the building is well seated into the street; avoiding a ‘floating’ look.
• Within neighborhoods, color schemes should appropriately reflect the style of a home. Variation in the colors of homes (within a palette range) on a block is encouraged.
• Gloss paints are discouraged on the body of the house.

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Section 4 - CIRCULATION

4.1 Overview
The circulation framework for Yosemite Square 2022 consists of an existing arterial road and the provision of collector streets, neighborhood streets, bikeways and pedestrian paths. The primary goal of the Yosemite Square 2022 circulation plan is to provide safe and efficient movement of vehicles, cyclist and pedestrians within the Plan Area while also facilitating safe and efficient connections to the existing street and freeway network in the City of Manteca.

Improvements within the Plan Area include the provision of new rights-ofway as well as improvements to existing street sections. The proposed circulation system will provide convenient and safe access to all locations within the Plan Area. All streets within the Plan Area are designed with sidewalks on both sides of the street. A well-integrated street and sidewalk system and generous street landscaping along the collector streets with a multi-use path on the collectors promotes pedestrian and bicycle use throughout the Plan Area – See Figure 4.4 – Non-Vehicular Circulation Plan.

Austin Road, an existing right-of-way, is classified as an arterial road in the City of Manteca’s Transportation Plan and the portion of Austin Road that borders the Plan Area will be improved as part of this Plan. New rights-ofway within the Plan Area are proposed that comply with the City standards for collector and local residential streets.

Circulation Guidelines
a. All roadway development standards and dimensions within the Yosemite Square 2022 Master Plan Area should be consistent with cross-sections shown upon the Tentative Map
b. The street layout within the Yosemite Square 2022 Master Plan Area should be generally consistent with the Vehicular Circulation exhibit (Figure 4.1).
c. All streets within the Plan Area should be lined with street trees. d. Local streets within residential areas to be specified with specific future development for these lots.

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Figure 4.1 – Circulation Plan
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4.2 Existing Right-of-Way (Austin Road)
Austin Road is the only existing right-of-way that borders the Plan Area and provides direct access. Austin Road defines the eastern boundary of the Plan Area with nearly 2,000 linear feet of frontage. Austin Road is a northsouth right-of-way and classified as a major arterial in the City of Manteca Transportation Master Plan with bike lane.

The portion of Austin Road that borders the project will be widened as shown upon the Tentative Map with two (2) southbound lanes, a bicycle lane, curb, gutter, sidewalk and a masonry sound wall (Figure 4.2.1). The existing home area will be improved with two (2) southbound lanes and provisions for widening to the same standards as the project frontage upon their development (Figure 4.2.2).

Figure 4.2.1 – 88’ Austin Road – Adjacent to Proposed Development ATTACHMENT 7
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Figure 4.2.2 – 88’ Austin Road – Adjacent to Existing Lot (NAP)

4.3 Proposed Rights-of-Way
The proposed circulation framework within the Plan Area is planned to provide safe and efficient circulation for automobile, pedestrian, and bicycle traffic. The rights-of-way also serve to define the streetscape, which when combined with landscape corridors, parkways and design elements such as walls, fences and entry features, help to establish the urban form and character. The Yosemite Square 2022 Master Plan proposed rights-of-way conform to City Standards wherever possible, and where they vary from current standards, they apply design criteria to provide additional landscaping and separated Class I bike/pedestrian path. A summary is as follows:

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68’ ROW Collector Street with Landscape Buffer
Main collectors through the plan area with travel lanes in each direction, landscape median, storm water treatment swales, and sidewalks on both sides of the street. There is an eight foot (8’) wide bike/pedestrian path on one side with landscaping. Streets trees and a combination of shrub and groundcover landscape per Parks Division requirements for City-maintained streetscape.

Figure 4.3.1 – 68’ Collector Street with Landscape Buffer ATTACHMENT 7
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68’ ROW Neighborhood Entries
These neighborhood connections between the collector and residential neighborhoods consist of a 68’ wide right-of-way with two 16’ wide travel lanes (each one way) and a 8’ wide landscaped median in the middle. 5’ wide sidewalks on both sides of the street are separated from the curb. The widened street allows for a pleasant vehicular and pedestrian entry into the neighborhood and allows sufficient space for full landscaping with large shade trees and ornamental landscape treatment. The walls at the corner of the intersection of the Neighborhood Entry and collector may include individual neighborhood signage and the landscape shall be designed to create a transition from the community-wide landscape treatment to reflect the individual character of the neighborhood.

Figure 4.3.2 – 68’ Entry Street
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60’ ROW Minor Collectors
Minor collectors include travel lanes in each direction, storm water treatment swales, and sidewalks on both sides of the street. There is an eight foot (8’) wide bike/pedestrian path on one side with landscaping.

Streets trees and a combination of shrub and groundcover landscape per Parks Division requirements for City-maintained streetscape.

Figure 4.3.3 – 60’ Minor Collector Street with Landscape Buffer – Public landscape both sides
Figure 4.3.4 – 60’ ROW Street with Landscape Buffer – Front yard landscape on one side
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52’ ROW Interior Streets
Residential streets with travel lanes, parking, and sidewalks. Driveways front on these streets. In the case of this particular street, the side of the street is adjacent to the project area boundary and includes a masonry wall and landscape.

Figure 4.3.5 – 52’ Interior Street
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Highway 99 Frontage Street
The street that runs parallel to the Highway 99 frontage is a standard residential street, but there is only parking on the residential side of the street. The side that fronts the Hwy. 99 adjacency does not have parking to allow more room for a separated sidewalk, dense landscape, and a berm to raise the wall and the landscape and create the required wall height by using a combination of wall and earth berm.

Figure 4.3.6 – Interior Street along Caltrans Right of Way ATTACHMENT 7
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50’ Interior (Residential) Streets
Residential streets with travel lanes, parking, and sidewalks. Driveways front on these streets.

Figure 4.3.7 – 50’ Alternate Interior Street
Figure 4.3.8 – 50’ Typical Interior Street
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52’ Park-Fronting Streets
Residential streets with travel lanes, parking, and sidewalks. Driveways front on one side of these streets. The other side is the park. Location of sidewalk per the final park design. May be monolithic with the curb, or may be meandering and separated from the curb. If there is a sidewalk at the back of curb, the sidewalk shall slope into the park and not toward the gutter per Parks Division requirements.

Figure 4.3.9 – 52’ Park Fronting Street
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4.4 Non-Vehicular Circulation
A comprehensive system of multi-use paths, bikeways, and sidewalks is proposed for the Plan Area to allow for safe and convenient access between land uses. The goal is to encourage pedestrian activities and bicycling. A combination of multi-purpose paths and sidewalks are provided in the Plan Area.

Figure 4.4 – Non-Vehicular Circulation Plan
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4.5 Public Transit
Existing public transit bus stops can be provided. The Plan will support the use of these facilities by providing for an enhanced, protected bus stop facility with identifying signage. Future public transit stops will be predicated on the City of Manteca and their desire to increase the level of service. Bus turn-outs will be designed and provided as requested by the City consistent with Public Works Standard ST-38.

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Section 5 - COMMUNITY

5.1 Overview
Streetscape, perimeter fencing, sidewalks, street lights, and site furnishings are all proposed to enhance the aesthetic of Yosemite Square 2022 and to create a sense of place and a livable, distinctive, and comfortable community. All of these items are proposed to create a cohesive palette that provides for a comfortable community while fitting into the existing pattern of Manteca and complementing the overall residential communities of Manteca.

Figure 5.1 – Community Plan
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The Yosemite Square 2022 Master Plan recognizes that landscape components including parks, parkways, open space elements, coordinated street tree network, and entry features are an integral factor in establishing identifiable neighborhoods. The Plan provides for thoughtful and meaningful placement of landscape features and design to not only differentiate the Yosemite Square 2022 Plan Area but to more importantly establish an inviting community. This Landscape Concept describes a character that will unify Yosemite Square 2022.

The key landscape feature areas shall be tied together with landscape corridors that represent the water-efficient landscape policies and water usage as required by the City of Manteca Parks Division while still reinforcing the overall theme of the development.

Landscape Design Guidelines
a. Provide landscaping that reflects the character of the Plan Area and is hardy and adaptable to the specific climate conditions of the site. b. Select plant material that at its mature size is appropriate for the size of the planting area. Avoid plants that will require extensive pruning or selective removal in order to be maintained within their space. c. Select plant species that do not require formal shearing and will grow together to create informal plant masses.
d. Ensure that adequate and appropriate landscaping is provided within the development and future site plan applications.
e. Ensure shade trees are planted in adequate densities throughout the Plan Area to help reduce heat gain and provide a pleasant environment for citizens.
f. Provide landscaping that functions as an aesthetic treatment throughout the Plan Area and is also incorporated whenever possible into functional processes of site development such as run-off detention, storm filtering, heat gain mitigation, etc.
g. Provide for layering of plant heights and diversity of plant groupings throughout the Plan Area. This will avoid monoculture and allow for a more healthy growing environment for under-story plants. h. Limit medium water-using plants to high focal point areas only. A majority of the landscape areas shall be limited to low water-using plant species.
i. Lawn shall be limited to functional recreation areas such as the basin park only.
j. Root barriers shall be used as needed to avoid conflict with sidewalks and curbs.
k. Use of non-irrigated groundcover such as cobble, decomposed granite, synthetic lawn, etc. is a required elements of the City Parks Division – approx. 15%-25% of landscape areas to be non-living, non-irrigated.

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5.2 Streetscapes
For purposes of these Design Guidelines, “streetscape” is defined as the publicly maintained landscape within the rights-of-way. Landscape is an important aspect of the streetscape, as it is used to create an aesthetic environment, provide shade, reduce and/or delay storm-water run-off, protect pedestrians, and set the style and character of Yosemite Square 2022. Streetscape landscape shall include:
• Street trees
• Pedestrian paths such as sidewalk and multi-use paths • Low water using shrubs and groundcover as well as non-irrigated groundcover such as decomposed granite, cobble, boulders, and other similar materials.
• Streetscapes shall be designed in accordance with City of Manteca Parks Division requirements.
• Plantings shall be low to allow for surveillance and safety of pedestrians. Taller plants may be placed adjacent to fences and walls.

Lawn is not allowed.
• Irrigation shall be efficient point-source bubblers, rotators, or other equipment as allowed by the Parks Division. Irrigation shall be designed for possible connection to a City-wide reclaimed water system where appropriate and if required by the City.

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5.3 Community Gateways / Entries
At the overall community entry streets, the landscape shall be designed as an upgraded landscape to accentuate the community entries. The landscape within the community gateways shall include:
• Enhanced wall elements such as diagonal wall sections with upgraded materials of stone, brick, tile, or stucco. These elements may also include pilasters, low walls, lighting, and other enhanced features. • Community signage
• Flowering trees and other enhanced landscape to accentuate the wall and fence entry design.
• Landscape at the corners and median shall be low to allow for clear views of vehicular traffic as well as pedestrians and bicyclists. • Sidewalks and multi-use paths shall be placed at the back of curb along the curb return corners to allow for ease of crosswalks and clear visibility.

Above are example of similar Community signage/entry features – Not specific designs for Yosemite Square 2022
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5.4 Neighborhood Entries
Within the overall Yosemite Square 2022 community there may be neighborhoods that have their own name or sense of identity. The materials and overall appearance of these smaller neighborhood signs or entry elements are to complement and be harmonious with the larger-scale Yosemite Square 2022 community walls and entry elements. The treatment of the neighborhood entries shall include:
• Smaller entry signs than the overall Community signage, but uses similar/complementary materials and colors.
• Neighborhood signage in medians or diagonal wall sections. • Landscape at the corners and median shall be low to allow for clear views of vehicular traffic as well as pedestrians and bicyclists. • Landscape shall be formal in nature.

Above are example of similar Neighborhood signage/entry features – Not specific designs for Yosemite Square 2022
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5.5 Neighborhood Basin Park
The neighborhood park is centrally located to serve all of Yosemite Square 2022 and adjacent residents. This park serves as a dual-use park and storm water basin. The play area shall be located at street level (not in the basin bottom) at the northeast corner of the park for safe and easy access to the play and picnic area from the surrounding residential areas. All Yosemite Square 2022 residential neighborhoods have easy access sidewalk connections to the park. The park shall include play equipment, park furniture, picnic areas, shade facilities, and sports fields as required by the City of Manteca for neighborhood parks. An area of picnic tables and benches shall also be provided at the southwest corner of the park for business park use (such as having lunch) that shall be separated from the main active play areas. These tables and benches shall be distributed in the area and not grouped all in one location.

Landscape Design Guidelines
a. The park shall be developed per the requirements of the City of Manteca Parks and Public Works Departments for neighborhood / storm basin park.
b. Sidewalks shall be provided for ease of access, recreation purposes, and ADA access to all up-land play area amenities.
c. Large spreading shade trees shall be provided throughout the park, but especially at play areas, benches, and tables.
d. Turf shall be used throughout most of the park. When shrubs and groundcover are used, they shall be low to allow for clear views through the park.
e. Security light(s) shall be provided at the main recreation play area (in addition to surrounding street lights).
f. Park irrigation shall be from a well and irrigation booster pump per City of Manteca standards.
g. Evergreen screen trees shall be planted along the east edge of the park to screen the adjacent land use.
h. Park infrastructural utilities, such as irrigation pump, storm drain pump, sewer pump, etc., shall be grouped together and appropriately screened from view in an area that is convenient for maintenance access, yet away from active play areas and high visibility areas.

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5.6 Walls and Fences
Walls and fences are intended to provide screening and buffering between different land uses, to define the edges of roadways and public landscape, to provide privacy and security for private homes, and to comply with the acoustical report. Masonry sound and safety walls are provided along the edges of the primary roadways and between homes. The street frontage masonry walls also provide for the entry features and potential signage that are described in preceding Section 5.2. Enhanced fencing is provided along the main entry drives within the project as well as side yards that front streets. There is also lot line fencing between homes. There is existing wood lot line fencing along the existing development to the south and that existing fencing is in good condition and may remain as is.

Figure 5.6 – Wall and Fence Plan
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5.6.1 - Masonry Wall (Streetscape)
The sound wall shall be a vine covered split-face CMU (concrete masonry unit) wall with a precast ‘regal’ cap. The spilt-face portion of the wall will be planted with clinging vines. There are enhanced stone pilasters at approximately 100’ on center. Height of wall along major roadways per the acoustic report; otherwise wall height is 6’-0”.

Figure 5.6.1a – Wall and Pilaster Materials
Figure 5.6.1b – Masonry Wall and Pilaster
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5.6.2 - Enhanced Fence (side yard fence)
The fences in visible locations at side-lots are proposed to be upgraded fencing with accent top. This fencing is to blend with landscape, provide privacy for the homes.

Figure 5.6.2 – Example of Upgraded Fence

5.6.3 – Lot Line Fences
Fencing between homes is to be provided to create private back yards and is to be installed per standard City requirements and per typical lot line fence practices of the developer. Gates that match the fences shall be provided along the garage side of the home. All fences visible from the public way shall be installed with fence boards facing the street so that the fence posts and rails are not visible from the public way.

5.7 Street Lights and Street Signs
Yosemite Square 2022 street lights shall be provided throughout the street network as needed to meet foot-candle requirements of the City. Locations shall be reviewed and approved by the City. Special consideration is to be paid to locate lights near intersections, cluster mailbox locations, and along pedestrian paths.

Street signs and regulatory signs shall be located as needed to provide for the safety of all users and aid in traveling through Yosemite Square 2022.

Street signs to be located at intersections per City standards. Regulatory signs to be kept to a minimum and only as required by the City. Locations shall not obstruct views, interfere with community elements, or compete with street tree locations.

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5.8 Cluster Mailboxes
Cluster mailboxes shall be provided
throughout the community and shall
meet the requirements of the United
States Postal Service (USPS) and shall be
approved by the local post-master.

Mailboxes to be located near street
lights and in locations that do not
compete with driveways or are too close
to street intersections (for parking). Side
lot locations are preferred. Cluster
mailboxes to match those installed with
the community to the south.

5.9 Landscape and Irrigation
Planting will create the consistent fabric that ties the community together. A cohesive palette of trees, vines, shrubs, and groundcover shall be provided in public open space and streetscape locations. Street trees shall be provided on home lot to maximize quantity of trees to create a shady overhead canopy of residential streets. Corner lots shall require two additional trees along the side yard street frontage. Trees need to be planted adequately clear of utilities and shall not impede visual safety at street intersections, but should otherwise be maximized to the greatest extent possible.

Shrubs, vines, and groundcover shall be provided throughout the community to enhance project entries, provide cover for walls (anti-graffiti), enhance safety of pedestrians at separated sidewalks, and aid in the buffering of fencing for the privacy of homes. Plantings shall not interfere with the safety of drivers and shall not create hiding places or create other safety concerns.

Irrigation and planting design shall be provided to meet the requirements of the City of Manteca and shall meet the requirements of the Water Efficient Landscape Ordinance (WELO). Plants shall be predominately low wateruse, be correctly sized and spaced for the use (to require minimal regular pruning to keep its size where desired), and shall be hardy to the climate.

Irrigation shall be highly efficient, and shall be of durable quality that meets City standards and details. Irrigation controller(s) shall be multiprogrammable and shall use a soil moisture sensor or weather sensor.

ATTACHMENT 7
Yosemite Square 2022 48
August 2022
Section 6 - ADMINIATRATION AND IMPLEMENTATION

6.1 Implementation of the Plan
The Yosemite Square 2022 Master Plan is the mechanism to ensure that all future development within the Plan Area is consistent with the City of Manteca General Plan. The Master Plan will serve as a tool for the City of Manteca to implement the Zoning of the Plan Area. Every effort has been made with the Yosemite Square 2022 Master Plan to provide policies and regulations when issues that were not anticipated arise. The Development Services Director (“Director”) is responsible for interpretation of the Master Plan.

If any situation arises in the implementation of the Master Plan that is not addressed by specific development regulations or guidelines or if an issue, condition, or situation arises that is not clearly addressed in the Master Plan, the Director shall provide an interpretation based on such City codes, goals, policies, plans and requirements as are most closely related to the subject matter of the issue or situation to be interpreted.

In some cases, the Master Plan standards my conflict with or be more restrictive than the City’s Zoning Ordinance. In these circumstances, the Yosemite Square 2022 Master Plan standards and guidelines shall prevail.

For any matters not specifically addressed by the Master Plan, the Manteca Municipal Code shall apply and shall be interpreted in a manner that is consistent with the goals and objectives of the Yosemite Square Master Plan.

Subsequent to adoption of the Master Plan, individual project applications will be reviewed to determine consistency with the Master Plan and other City of Manteca regulatory documents. All future applications including but not limited to Minor Site Plan and Design Review, Tentative Subdivision Maps, and Use Permits (“Development Applications”) within the Plan Area will be subject to the requirements of the Master Plan. To achieve the highquality development envisioned by the Master Plan, all development within the Plan Area will be subject to the procedure for Minor Site Plan and Design Review of 17.10.060 of the Manteca Municipal Code.

Development Applications will be submitted to the City of Manteca Planning Department and subject to the Fee Schedule adopted by City Council. The Planning Department will conduct an initial review of the application for completeness and consistency with the adopted Master Plan, as well as other ordinances and standards. To streamline the implementation of the Master Plan, approval by the Community Development Director is encouraged for any application that does not explicitly require Planning Commission consideration by the Manteca Municipal Code, and that is ATTACHMENT 7
Yosemite Square 2022 49
August 2022
determined consistent with the Master Plan and other regulatory documents.

The Community Development Director, acting upon any Development Application that is determined to be complete may (1) approve the application, (2) approve the application with conditions or modifications, (3) deny the application, or (4) refer the application to the Planning Commission. The Community Development Director’s determination shall be considered a final discretionary determination unless appealed to the City Council.

The Community Development Director’s (or if on referral or appeal the Planning Commission’s) determination for approval shall require a finding that the Development Application is consistent with the Master Plan, including but not limited to, the land use plan, circulation plan, site design standards, and design guidelines.

If the applicant or the City believes that an Amendment to the Master Plan is warranted, an Amendment to the Master Plan may be requested in accordance with section 6.3, Amendments. The request must provide adequate justification.

6.2 Adoption of the Master Plan
The Yosemite Square 2022 Tentative Map will be adopted by resolution of the Manteca City Council in conjunction with the General Plan Amendment. The Master Plan rezone is adopted by City Council Ordinance. Adoption of the Master Plan establishes the zoning district for the site and establishes the development standards and design guidelines for the Plan area. Approval of the General Plan Amendment Resolution and adoption of the Master Plan Ordinance by City Council implies that the Plan is consistent with the proposed land use designation of LDR and MDR and is consistent with the General Plan’s overall goals and policies.

This Master Plan establishes specific development standards, which may differ from those contained in the City of Manteca Zoning Code. The alternative standards of the Master Plan shall supersede those established by the Zoning Ordinance and apply to the development of property within the Plan Area.

The development standards and design guidelines of the Master Plan are intended for implementation in conjunction with the Manteca Zoning Code.

Where not otherwise specified by the Master Plan, the development of property shall be governed by applicable zoning standards in the City of Manteca Zoning Ordinance.

ATTACHMENT 7
Yosemite Square 2022 50
August 2022

6.3 Amendments
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.

6.3.1 Scope of Amendments
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 Development Services Director. Those amendments considered major will be processed as set forth below in 6.2.3. 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.

6.3.2 Minor Amendments
An amendment shall be considered a minor amendment when it is determined that it does not have a significant impact on the character of the plan or on the environment. A Master Plan Amendment application fee established by City Council shall accompany any applications for minor amendment. The Director or his/her designee shall administratively make a written determination as to whether or not a requested amendment is major or minor. If the Director determines that a requested amendment is minor, the Director shall either (1) approve the application, (2) approve the application with conditions or modifications or (3) deny the application.

The Director’s decision may be appealed to the Planning Commission following the procedures of the City of Manteca Municipal Code.

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.

ATTACHMENT 7
Yosemite Square 2022 51
August 2022
 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 Yosemite Square 2022 as envisioned in the Master Plan.
 Modifications to informational material contained in the Yosemite Square 2022 Master Plan that does not have regulatory effect.  Any change to the Plan that would not significantly increase environmental impacts.

Application Requirements for Minor Amendments:

Applications for minor amendments shall be submitted to the Planning Department. The materials and documents necessary to process a major amendment application should be consistent with those outlined in the City of Manteca Checklist for Amendments. A detailed justification statement shall be submitted which explains in detail why an amendment to the Master Plan is warranted. Applications for minor amendments are subject to processing fees adopted by City Council.

6.3.3 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 Yosemite Square 2022 as envisioned in the Master Plan.
 Any change to the Plan that could significantly increase environmental impacts.

Application Requirements for Major Amendments:

All Master Plan Amendments shall be consistent with the City’s General Plan. Major amendments may therefore require an accompanying General ATTACHMENT 7
Yosemite Square 2022 52
August 2022
Plan Amendment. In addition, as the Master Plan implements the zoning of the Plan Area, major amendments may also require an accompanying Master Plan Rezone application. The materials and documents necessary to process a major amendment application should be consistent with those outlined in the City of Manteca Checklist for Amendments. A detailed justification statement shall be submitted which explains in detail why an amendment to the Master Plan is warranted. Applications for major amendments are subject to processing fees adopted by City Council.

6.4 Master Plan Phasing
Development of Yosemite Square 2022 will depend on market conditions and demand. The Master Plan allows for development to occur in phases to respond to the market conditions and demand; therefore, a specific phasing plan for development is not provided.

6.5 Master Plan Compliance and Enforcement
The Development Services Director is responsible for enforcing the provisions of the Manteca Municipal Code Title 17 and the Master Plan.

The regulatory elements of the Master Plan are enforceable pursuant to the enforcement requirements of the Manteca Municipal Code.

ATTACHMENT 7
Yosemite Square Subdivision Project 1
Mitigation Monitoring and Reporting Program August 2022 Yosemite Square Subdivision Project
Mitigation Monitoring and Reporting Program
August 2022
The California Environmental Quality Act (CEQA) and CEQA Guidelines require Lead Agencies to adopt a program for monitoring the mitigation measures required to avoid the significant environmental impacts of a project. The Mitigation Monitoring and Reporting Program (MMRP) ensures that mitigation measures imposed by the City are completed at the appropriate time in the development process.

The mitigation measures identified in the Initial Study/Mitigated Negative Declaration (IS/MND) for the Yosemite Square Subdivision Project are listed in the MMRP along with the party responsible for monitoring implementation of the mitigation measure, the milestones for implementation and monitoring, and a sign-off that the mitigation measure has been implemented.

ATTACHMENT 7
Spreckels Distribution Center Project 2
Mitigation Monitoring and Reporting Program June 2021
Mitigation Monitoring and Reporting Program
Yosemite Square Subdivision Project
Timing of Verification
Measure
Complete?
(check) Mitigation Measures
Responsibility
(Implementation)
Responsibility
(Monitoring)
II. Agricultural and Forest Resources
Prior to the issuance of
building permits
Mitigation Measure II-1. Prior to the issuance of building 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.

Project Applicant City of Manteca
Development
Services
Department
III. Air Quality
Prior to the issuance of
building permits
Mitigation Measure III-1. Prior to issuance of building 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.

Project Applicant City of Manteca
Development
Services
Department
IV. Biological Resources
Within 30 days prior to the
initiation of construction
activities, and within 3 days
prior to the initiation of
construction activities
should construction occur
during the nesting season
(February 1 through August
31)
Swainson’s Hawk
Mitigation Measure IV-1. Prior to the commencement of
construction activities during the nesting season for
Swainson’s hawk (between February 1 and August 31):

1. 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.

Qualified Biologist or
Qualified Ornithologist
City of Manteca
Development
Services
Department
ATTACHMENT 7
Yosemite Square Subdivision Project 3
Mitigation Monitoring and Reporting Program August 2022 Mitigation Monitoring and Reporting Program
Yosemite Square Subdivision Project
Timing of Verification
Measure
Complete?
(check) Mitigation Measures
Responsibility
(Implementation)
Responsibility
(Monitoring)

2. 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.

3. 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.

4. 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).

5. 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 ATTACHMENT 7
Yosemite Square Subdivision Project 4
Mitigation Monitoring and Reporting Program August 2022 Mitigation Monitoring and Reporting Program
Yosemite Square Subdivision Project
Timing of Verification
Measure
Complete?
(check) Mitigation Measures
Responsibility
(Implementation)
Responsibility
(Monitoring)
With 7 days prior to initiation
of construction, should
construction activities occur
during the breeding season
(February 1 through August
31)
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
Mitigation Measure IV-2. 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). Preconstruction 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
Qualified Biologist City of Manteca
Development
Services
Department
ATTACHMENT 7
Yosemite Square Subdivision Project 5
Mitigation Monitoring and Reporting Program August 2022 Mitigation Monitoring and Reporting Program
Yosemite Square Subdivision Project
Timing of Verification
Measure
Complete?
(check) Mitigation Measures
Responsibility
(Implementation)
Responsibility
(Monitoring)
into the buffer shall be monitored by a qualified
biologist to determine whether nesting birds are being
impacted.

V. Cultural Resources
During subsurface
excavation activities
During construction
activities
Mitigation Measure V-1. 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.

Mitigation Measure V-2. If previously unknown human
remains are encountered during construction activities, Section 7050.5 of the California Health and Safety Code Project
Applicant/Developer
Qualified
Archaeologist
Project
Applicant/Developer
City of Manteca
Development
Services
Department
City of Manteca
Development
ATTACHMENT 7
Yosemite Square Subdivision Project 6
Mitigation Monitoring and Reporting Program August 2022 Mitigation Monitoring and Reporting Program
Yosemite Square Subdivision Project
Timing of Verification
Measure
Complete?
(check) Mitigation Measures
Responsibility
(Implementation)
Responsibility
(Monitoring)
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.

Services
Department
San Joaquin
County Coroner
Native American
Heritage
Commission
(NAHC)
VII. Geology and Soils
Prior to the issuance of any
grading permits
Mitigation Measure VII-1(a). 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:

Project
Applicant/Developer
City of Manteca
Development
Services
Department
ATTACHMENT 7
Yosemite Square Subdivision Project 7
Mitigation Monitoring and Reporting Program August 2022 Mitigation Monitoring and Reporting Program
Yosemite Square Subdivision Project
Timing of Verification
Measure
Complete?
(check) Mitigation Measures
Responsibility
(Implementation)
Responsibility
(Monitoring)
Prior to the issuance of any
grading permits
During subsurface
excavation activities
• 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.

Mitigation Measure VII-1(b). 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 DesignLevel 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.

Mitigation Measure VII-2. 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 Project
Applicant/Developer
Licensed
Geotechnical
Engineer or Certified
Engineering Geologist
Project
Applicant/Developer
Qualified
Paleontologist
City of Manteca
Development
Services
Department
City of Manteca
Development
Services
Department
ATTACHMENT 7
Yosemite Square Subdivision Project 8
Mitigation Monitoring and Reporting Program August 2022 Mitigation Monitoring and Reporting Program
Yosemite Square Subdivision Project
Timing of Verification
Measure
Complete?
(check) Mitigation Measures
Responsibility
(Implementation)
Responsibility
(Monitoring)
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.

XVIII. Tribal Cultural Resources
Prior to construction
activities, and during
construction
Mitigation Measure XVIII-1. 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 Project
Applicant/Developer
Northern Valley
Yokuts Representative
City of Manteca
Development
Services
Department
San Joaquin
County Coroner
Northern Valley
Yokuts
Representative
NAHC
ATTACHMENT 7
Yosemite Square Subdivision Project 9
Mitigation Monitoring and Reporting Program August 2022 Mitigation Monitoring and Reporting Program
Yosemite Square Subdivision Project
Timing of Verification
Measure
Complete?
(check) Mitigation Measures
Responsibility
(Implementation)
Responsibility
(Monitoring)
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.

ATTACHMENT 7
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1 Simvoulakis, Lea
From: kiki shaw <[email protected]>
Sent: Monday, August 1, 2022 1:30 AM
To: Simvoulakis, Lea
Cc: kiki shaw
Subject: Yosemite Square Subdivision Project- Austin Road, Manteca, CA Follow Up Flag: Follow up
Flag Status: Flagged
WARNING! This email originated from outside the city. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Hello Ms. Simvoulakis/City of Manteca Planning Manager:

I'm writing in regards to the above listed Austin Road project. My mom, Sophia Papadoulis asked that I write this email for her. Our family has lived in our residence since 1978 on Austin Road. When we first set eyes on our property, we knew this would be our forever home. We left the city and moved to the country where it was quite and better place to raise your family. The only noise was a few cars that traveled down Austin Road.

As the population of Manteca grew so did the traffic on Austin Road.

We're not opposed to expansion however; my family and I have some concerns.  We would welcome the opportunity have larger custom homes be included in the plan of new homes.  We are concerned with lower income homes coming to our neighborhood.  The neighbors on this block have been here for years.  We do not have any problems. With lower income, homes and apartments come more problems.  We moved to the county for less disturbance then we had in the city.

As the proposed map shows, there will be a four‐lane road. Is that really necessary?  We are opposed to the added street that will be located right outside my bedroom window.  The traffic going up and down that proposed street all hours of the day and night will be on going. Braking, squeaking noises as the cars are coming to the end of I believe "H Street" and (Austin Road).  There will be one accident after another from the cars turning onto Austin Road. I don’t think a stop sign or lights will make a huge difference.  You see it all the time, how many cars can slip thru a red light.

Prior to the proposed plan to build, we witnessed several accidents right in front of my home because drivers felt the need to speed.  By adding this new proposed road, right next to my bedroom is HUGE MISTAKE and will be a problem.  We ask that you take a hard look at your proposed plans and move the road away from the existing homes.  Regardless if there will be a fence or not, the future issues will still be there. Move the road down the block where there are open fields. NO HOMES.

Have some consideration for the existing and original families on the block.   If you look at the homes on Austin Road, you have over eighty years of families that have lived here. Some of the original owners passed but their children continue to enjoy and live the wonderful vision about Austin Road. This is what it is all about, happiness.

ATTACHMENT 7
2 Please put yourself in our shoes. How would you feel if it was you, your parents or grandparents in this position? Have a heart and honor some of our wishes.  Move the proposed street that takes you in and out of the subdivision to the opposite end of your new homes.  People who are moving in don't know any diffrence nor will they care where the entrance or exit of the subdivision is.  WE DO!! Imagine over 814 homes (x) an average three cars per home, do the math. Increase traffic, congestion, more noise and quality of air right. We didn't move here so we can someday feel like we're living right on the freeway or an extremely busy subdivision street.

In looking at your plan and reports we noticed that the proposed residential uses would be exposed at noise levels in excess of the City of Manteca's exterior noise level standards of 60 dBA ldn and would increase by an assumed + 1.0 dBA traffic volume per year.

The number of vehicles that travel along SR99 each day was determined by an older study three years ago.

The volume of homes and cars has increased tremendously since the 2019 study by Caltrans.  Seems you may want to review a recent one.

Sincerely,
Sophia Papadoulis
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August 1st, 2022
Ms. Lea Simvoulakis, Planning Manager
City of Manteca Planning Dept.
1215 West Center St. Suite 201
Manteca Ca 95336
RE: Yosemite Square Project on South Austin Road
Dear Ms. Simvoulakis,
My wife and I have lived at 19090 S Austin Rd for approximately 30 years.

We raised two children and started a business, which we still operate in San Joaquin County. The proposed project to build 814 single family homes will impact our quality of life dramatically. More specifically, having the new subdivisions entry and exit coming out on to S Austin, this will place undue burden on S Austin. The road is already very busy with semi-truck traffic (not a truck route) and commuters using it to avoid the backup on 99 southbound.

Adding over 7,500 more vehicle trips per day will greatly add to noise levels and particulate matter that autos and semi-trucks will create.

It would seem that a more appropriate use would be to go back to the original plan of Very low density homes along S Austin and extending Vasconcellos to the south with the subdivision homes branching off of it. Widening Austin will only serve to increase traffic congestion in the area.

Sincerely,
Mark and Teresa Orner 19090 S Austin Rd
Bill and Ann Potter 19066 S Austin Rd
ATTACHMENT 7
ATTACHMENT 7