EXHIBT “C”
City of Manteca Development Services Department
Conditions of Approval Hat Ranch
General Plan Amendment, Pre-Zoning, Planned Development, and Tentative Subdivision Map
February XX, 2023
Project File Numbers: ANX19-122, GPA19-124, PRZ19-123, PD19-126, SDJ19-125
Project Name: Hat Ranch Annexation
Project Address: 21706 and 21712 S. Manteca Road, and 9701 E. Sedan Avenue APNs: 226-12-010, 226-12-011, 226-14-004
Property Owner: Riverside LHC LTD
Kyle Masters
1508 Eureka Roade, Suite 140
Roseville, CA 95678
Project Applicant: Richland Communities, Inc.
Kyle Masters
1508 Eureka Roade, Suite 140
Roseville, CA 95678
This list of conditions is not intended to be all-inclusive or a comprehensive list of City regulations. All conditions are referenced to the Hat Ranch Tentative Subdivision Map (dated February XX, 2023) on file with the City of Manteca, Development Services Planning Division.
City of Manteca Development Services Department:
This Planned Development and Tentative Subdivision Map dated April 13, 2022, are approved subject to the following Conditions:
Acceptance of Tentative Subdivision Map. Unless the Subdivider formally objects to these conditions prior to approval of the Tentative Subdivision Map by the City Council, the Subdivider is bound by, to comply with, and to perform all requirements of or by the Subdivider pursuant to all of the terms, provisions, and conditions of these Conditions of Approval. All costs associated with compliance with the conditions shall be at the owner/developer’s expense.
Expiration of Tentative Subdivision Map. This Tentative Subdivision Map approval shall automatically expire on two years or 24 months from the date this Tentative Subdivision Map is approved by the City Council (August 15, 2023). The map may be renewed for additional time in accordance with the Subdivision Map Act.
Vested Rights. This approval does not vest Subdivider’s rights regarding future development.
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 first building permit.
Outside Agency Fees. It is the responsibility of the owner/developer to contact all outside agencies and pay applicable fees associated with this project.
Conformance to Plans. This approval is dependent upon and limited to the proposals and plans contained, supporting documents submitted, presentations made to staff, Planning Commission and/or City Council as affirmed to by the applicant. Any variation from these plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.
Conformance with Subdivision Ordinance. The final map shall comply with all of the requirements for final maps in Chapter 16 of the Manteca Municipal Code and shall show and contain all of the data required by Section 16.09.
Substantial Conformance. Site development plans shall be in substantial conformance to the approved tentative map/site plan and must be submitted, in English units, to the City Engineering Department for review and approval. Maps shall be prepared, wet signed and sealed by a civil engineer, land surveyor, or architect registered in the State of California and licensed to prepare final maps and/or site development plans. The City Engineer will be the approving authority.
Subsequent Development. All activities undertaken in accordance with this approval shall comply with the City’s General Plan and Municipal Code. In cases of conflict between the City’s Municipal Code or map-specific conditions of approval, the governing priority shall be, to the extent legally permitted, as follows: 1) Municipal Code regulations; 2) project-specific conditions; 3) standard conditions. The applicant shall comply with all regulations and code requirements of the Development Services Director, City Engineer, Building Official, Fire Chief, the Police Chief and any other agencies requiring review of the project. If required, these agencies shall be supplied copies of the final maps, site plans, public improvement plans, grading plans and building plans.
Structure Conformance. Applicant shall ensure all future homes and/or structures will be built in compliance with the City’s Zoning Ordinance and Planned Development Standards.
Utility Companies. The applicant is responsible for contacting all appropriate utility companies to obtain agreements for extension and/or relocation of services necessary for the proposed development.
Other Requirements. The applicant shall secure and comply with all applicable federal, state and local licenses, permits, authorizations, conditions, agreements, and orders prior to or during construction and operation, as appropriate.
Failure to Comply. Should the project be found, at any time, not to be in compliance with any of the Conditions of Approval, or should the applicant construct or operate this development in any way other than specified in the Application or Supporting documents or presentations to staff, Planning Commission or City Council, as modified by the Conditions of this Approval, then the terms of this Approval shall be considered to be violated.
Indemnification. The applicant shall indemnify and hold harmless the City, its council members and commissioners, officers, agents, employees, and representatives from liability for any award, damages, costs and fees, including without limitation attorneys’ fees, incurred by the City and/or awarded to any plaintiff in any action related to or arising out of the City’s approval of this project or subdivision Map or any environmental or other documentation related to this project or subdivision Map. The applicant further agrees to provide a defense for the City in any such action.
Limits of Approval. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.
Compliance with Local and State Laws. The subject use shall be conducted in full compliance with all local and state laws. No part of this approval shall be construed to permit a violation of any part of the Manteca Municipal Code. This Tentative Subdivision Map shall be subject to revocation if the subject use is conducted in such a manner as to cause a nuisance.
Erosion Prevention. The applicant shall take all necessary measures to ensure that his activities or those of his agents do not result in measurable erosion of soils on the site, either wind or water, during the construction and operation of the project covered by this approval.
Building Plans. All conditions of approval for this project shall be written by the project developer on all building permit plan check sets submitted for review and approval. These conditions of approval shall be on, at all times, all grading and construction plans kept on the project site. It is the responsibility of the building developer to ensure that the project contractor is aware of, and abides by, all conditions of approval. Prior approval from the Planning Manager must be received before any changes are constituted in site design, grading, building design, building colors or materials, etc.
Design Requirements:
The development of this subdivision shall comply with the Hat Ranch Planned Development Guidelines, dated April 2022. The below items are specifically found in the Planned Development Guidelines and are included here for ease of reference. Any items specifically not highlighted below, but guidance and direction exists in the Planned Development Guidelines, shall still be applicable to all development.
All setbacks for the various product types shall conform to the setbacks established in Chapter 2 of the PD Design Guidelines.
Development Standards from Section 2.2 of the Design Guidelines shall be met.
There shall be at least five architectural styles within the entire Hat Ranch development. The five style identified in the PD Design Guidelines are: Traditional Spanish, Modern Farmhouse, Mid-Century Modern, California Ranch, and Prairie. Additional styles may be provided subject to approval by the Hat Ranch Design Review Board discussed in Chapter 6 of the Design Guidelines.
Neighborhoods with up to 119 units of similar lot types are required to have a minimum of three plan types and three elevation styles per plan.
Neighborhoods with 120 or more units of similar lot types are required to have a minimum of four plan types and three elevation styles per plan.
Elevation, color scheme, and garage orientation shall be varied. No more than two Plan elevations shall be located next to each other.
Visible rear and side elevations shall have full trim amenities on both the first and second stories. All edge conditions as noted in section 3.3 of the PD Guidelines shall be designed to meet the criteria listed in this section.
Garage door placement, garage door treatment, size, and staggering shall conform to section 3.3 of the Design Guidelines.
Colors and Materials of future development will be closely compared to Section 3.3 of the Design Guidelines, and any development shall adhere to the expectations of this section.
The architectural styles identified in Chapter 6 of the Planned Development Guidelines shall be adhered to. “Authentic Adaptation” discussed in section 6.2 shall be a key component of any Master Plan submittal.
All future development will be reviewed against the proposed “Menu of Common Features” for each architectural style found is Chapter 6 of the Design Guidelines.
All front yards must have a minimum of one tree. Corner lots shall include trees along all frontages as noted in Section 7.10.1 of the Design Guidelines.
The Community Framework discussed in Chapter 1 of the Design Guidelines and mapped out on Figure 1.2 in the Guidelines shall be adhered to as closely as possible. Any deviation from this diagram shall require approval by the Director of Development Services.
Environmental Mitigation
Agricultural Resources
Mitigation Measure 4.2-1 and 4.2-3: Prior to the commencement of any grading activities, the Project proponent shall seek coverage under the SJMSCP to mitigate for habitat impacts to covered special status species. Coverage involves compensation for habitat impacts on covered species through implementation of Incidental Take and Minimization Measures (ITMMs) and payment of fees for conversion of lands that may provide habitat for covered special status species. These fees are used to preserve and/or create habitat in preserves to be managed in perpetuity. Obtaining coverage for a Project includes incidental take authorization (permits) under the Endangered Species Act Section 10(a). California Fish and Game Code Section 2081, and the MBTA. Coverage under the SJMSCP would fully mitigate all habitat impacts on covered special-status species.
Air Quality
Mitigation Measure 4.3-7 and 4.3-8: Prior to issuance of any grading or building permits, Project Building Plans shall demonstrate compliance with the following applicable measures included in the City’s Climate Action Plan, to the satisfaction of the City of Manteca Development Services Department:
Provide proof (through calculations or other) that the proposed project would exceed current Title 24 Energy Efficiency Standards by 10 percent. If the project design cannot meet this requirement, the project applicant shall coordinate with the City to determine alternative options (e.g., exterior lighting, water savings, etc.); and Provide proof (through calculations, notation on project plans, or other) that the proposed project shall implement a recycling or waste diversion program sufficient to exceed the State recycling and diversion targets by at least 10 percent.
Biological Resources
Mitigation Measure 4.4-1 and 4.4-6: Prior to the commencement of any grading activities, the Project proponent shall seek coverage under the SJMSCP to mitigate for habitat impacts to covered special status species. Coverage involves compensation for habitat impacts on covered species through implementation of Incidental Take and Minimization Measures (ITMMs) and payment of fees for conversion of lands that may provide habitat for covered special status species. These fees are used to preserve and/or create habitat in preserves to be managed in perpetuity. Obtaining coverage for a Project includes incidental take authorization (permits) under the Endangered Species Act Section 10(a). California Fish and Game Code Section 2081, and the MBTA. Coverage under the SJMSCP would fully mitigate all habitat impacts on covered special-status species.
Cultural and Tribal Resources
Mitigation Measure 4.5-2(a), 4.5-3, and 4.5-4: If potentially significant archaeological 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 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 dump sites. 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 4.5-2(b), 4.5-3, and 4.5-4: 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. 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.
Geology, Soils, and Mineral Resources
Mitigation Measure 4.6-1(a) and 4.6-2: Prior to approval of improvement plans for the project, the applicant shall submit to the Engineering Division, for review and approval, a design-level geotechnical engineering report that is produced by a California Registered Geotechnical Engineer and addresses the findings and recommendations of the geotechnical studies prepared for the proposed project. The design-level geotechnical report shall evaluate site soil conditions using a subsurface field investigation program consisting of both soil borings using Standard Penetration Test (SPT) sampling and Cone Penetration Tests (CPT). The report shall address and make recommendations on the following aspects of the project:
Road, pavement, and parking area design;
Structural foundations, including retaining wall design (if applicable); Grading practices;
Erosion/winterization;
Special problems discovered on-site, (i.e., groundwater, expansive/unstable soils, etc.); Slope stability (if applicable to any required trenching activities); Estimates related to ground-shaking intensity, seismic settlement, and liquefaction potential; and Site-specific geotechnical design parameters for development (allowable bearing capacity, subsidence/settlement analysis, etc.) The recommendations on the aforementioned aspects shall ensure that if implemented, all identified potential project impacts would be reduced to less-than-significant levels. All recommendations set forth in the design-level geotechnical engineering report shall be implemented into the final improvement plans for the proposed project, which shall be subject to review and approval by the City Engineer.
Mitigation Measure 4.6-1(b) and 4.6-2: All grading and foundation plans shall be reviewed and approved by the Engineering Division and the Building Safety Division, respectively, prior to issuance of building permits to ensure that all geotechnical recommendations specified in the geotechnical report(s) are properly incorporated and utilized in the design and reduce all identified potential project impacts to a less-than-significant level.
Mitigation Measure 4.6-3: Prior to grading permit issuance, the applicant shall submit plans to the City of Manteca Development Services Department for review and approval which indicate (via notation on the improvement plans) that if construction or grading activities result in the discovery of unique paleontological resources, all work within 100 feet of the discovery shall cease immediately. The applicant shall notify the City of Manteca Development Services Department, and the resources shall be examined by a qualified paleontologist at the applicant’s expense, for the purpose of recording, protecting, or curating the discovery as appropriate. The paleontologist shall submit to the Development Services Department for review and approval a report of the findings and method of curation or protection of the resources. Work may only resume in the area of discovery when the preceding work has occurred.
Hazards and Hazardous Materials
Mitigation Measure 4.7-2(a): Prior to Improvement Plan approval, the project applicant shall hire a qualified geotechnical engineer to identify the location of any groundwater wells in the East Parcel. If groundwater wells are not found, further mitigation is not required. If groundwater wells are identified within the East Parcel, the project applicant shall hire a licensed well contractor to obtain a well abandonment permit from the SJCEHD for all on-site wells in the parcel, and properly abandon the on-site wells, pursuant to Department of Water Resources Bulletin 74-81 (Water Well Standards, Part III) for review and approval by the SJCEHD.
Mitigation Measure 4.7-2(b): Prior to Improvement Plan approval, the project applicant shall hire a qualified geotechnical engineer to identify the location of any septic systems in the East Parcel. If septic systems are not found, further mitigation is not required. If septic systems are identified in the East Parcel, the project applicant shall hire a licensed contractor to abandon any on-site septic system in compliance with applicable SJCEHD standards. Verification of abandonment shall be ensured by the SJCEHD.
Hydrology and Water Quality
Mitigation Measure 4.8-1(a) and 4.8-3: Stormwater Pollution Prevention Plan Project Construction:
Prior to issuance of grading permits, the project applicant shall prepare and submit to the City Public Works Department and Central Valley RWQCB a Storm Water Pollution Prevention Plan (SWPPP) detailing measures to control soil erosion and waste discharges during construction. The SWPPP shall include an erosion control and restoration plan, a water quality monitoring plan, a hazardous materials management plan, and post-construction BMPs. The BMPs shall be maintained until all areas disturbed during construction have been adequately stabilized. .Prior to commencement of construction activities (as they are phased), including grading, the project applicant shall submit a Notice of Intent (NOI) to the SWRCB for coverage under the General Construction Permit. Specific BMPS shall be determined during the final states of project design. However, the SWPPP shall include specific practices to minimize the potential that pollutants will leave the site during construction. Such practices include, but are not limited to, establishing designated equipment staging and washing areas, protecting spoils and soil stockpile areas, and identifying equipment exclusion zones.
Mitigation Measure 4.8-1(b) and 4.8-3: Water Quality BPMs-Project Operation:
Prior to the City’s approval of final improvement plans, the applicant shall submit a master drainage plan, subject to the review and approval by the City Engineer. This plan shall address the following requirements:
Calculations of pre-development runoff conditions and post-development runoff scenarios, using appropriate engineering methods, to evaluate potential changes to runoff through specific design criteria and account for increased surface runoff; Assessment of existing drainage facilities within the project area and an inventory of necessary upgrades, replacements, redesigns, and rehabilitation; List all BMPs for water quality protection, source control, and treatment control, which shall be developed in accordance with the Multi-Agency Post-Construction Stormwater Standards Manual; A proposed maintenance program for the on-site drainage system; and Phasing standards for drainage systems to be installed on a project- and parcel-specific basis.
Drainage systems, including any detention basin(s), shall be designed in accordance with the City’s and other applicable flood control design criteria. As a performance standard, measures to be implemented from the master drainage plan shall provide for no net increase in peak stormwater discharge relative to current conditions, ensure that 10-year flooding events and their potential impacts are maintained at or below current levels, and ensure that people and structures are not exposed to additional flood risk.
Prior to issuing a grading permit for any/each phase of the project, the City shall require the project applicant to demonstrate that the portion of the project subject to the grading permit is consistent with the recommendations and conclusions of the master drainage plan and shall implement the measures identified in the plan. If the plan does not adequately address the drainage impacts of the specific development, the City shall require the applicant to prepare additional analysis and incorporate measures consistent with the scope and performance standards associated with the plan to ensure that drainage and flooding impacts are avoided.
Noise
Mitigation Measure 4.10-1(a): Noise-generating construction activities associated with the proposed project shall only occur within the hours identified in City of Manteca Municipal Code Section 17.58.050. The above language shall be included on final project improvement plans, grading plans and building plans prior to approval by the City of Manteca Development Services Department.
Mitigation Measure 4.10-1(b): To the maximum extent practical, as determined by the City of Manteca Development Services Department, the following measures shall be implemented during project construction:
All noise-producing project equipment and vehicles using internal-combustion engines shall be equipped with manufacturers-recommended mufflers and be maintained in good working condition; All mobile or fixed noise-producing equipment used on the project site that are regulated for noise output by a federal, State, or local agency shall comply with such regulations while in the course of project construction; Electrically powered equipment shall be used instead of pneumatic or internal-combustion-powered equipment, where feasible; Material stockpiles and mobile equipment staging, parking, and maintenance areas shall be located as far as practicable from noise-sensitive receptors; Project area and site access road speed limits shall be established and enforced during the construction period; and Nearby residences shall be notified of construction schedules so that arrangements can be made, if desired, to limit their exposure to short-term increases in ambient noise levels.
The above requirements shall be included via notation on project grading plans, subject to review and approval by the City of Manteca Development Services Department.
Mitigation Measure 4.10-2: Prior to the approval of improvement plans, the improvement plans shall show a six-foot-tall traffic noise barrier, which shall be subject to review and approval by the City of Manteca Development Services Department, which would ensure traffic noise levels from the road are reduced to the normally acceptable 60 dB Ldn standard at the first-floor backyard of residences along Antone Raymus Parkway. The noise barriers shall take the form of a masonry wall, earthen berm, or combination of the two. Other materials may be acceptable, and shall be reviewed by an acoustical consultant, prior to approval and construction.
Transportation and Circulation
Mitigation Measure 4.12-2 and 4.12-4: Prior to issuance of a certificate of occupancy, transportation demand management measures shall be implemented to the maximum extent feasible, subject to the approval of the City of Manteca Planning Division. Potential transportation demand management measures include, but are not limited to:
Increase residential density;
Limit residential parking supply;
Improve street connectivity;
Provide ride-share program;
Implement subsidized or discounted transit program;
Provide bicycle facilities at the proposed school;
Provide community-based travel planning;
Provide pedestrian network improvement;
Construct or improve bike facility;
Construct or improve bike boulevard;
Expand bikeway network;
Implement conventional or electric carshare program;
Implement pedal or electric bikeshare program;
Implement scooter-share program;
Extend transit network coverage or hours;
Increase transit service frequency;
Implement transit-supportive roadway treatments; and
Reduce transit fares.
City of Manteca Engineering Division Conditions
General
All improvements shall comply with the City of Manteca Standard Plans and Specifications. Improvement plans shall be submitted to the City Engineer for approval. An encroachment permit is required for all work within the public right-of-way.
Developer shall provide easements, requested by the respective utility companies, within the subdivision and shall show said easements on the final subdivision map. Any existing facilities within or adjacent to the project that are affected by this project shall be relocated and placed underground at the Developer’s expense.
Developer shall dedicate ten-foot (10’) wide public utility easements on all street frontages for underground facilities and appurtenances, upon approval and recordation of each final map.
Developer shall indicate on the improvement plans topographical information which shall include one-foot (1’) contour intervals and benchmark data based on City datum.
Developer shall relinquish access rights to and from City right-of-way for all lots that back to Pillsbury Road, Antone Raymus Parkway and Atherton Drive. Access shall also be relinquished at the following locations:
Lots 75 and 108 to and from Buena Vista Drive,
Lots 177 and 206 to and from Street D,
Lots 242 and 277 to and from Street H,
Lot 282 to and from Street K,
Lots 401, 737 and 738 to and from Street V,
Lots 563, 675, 676 to and from Street Q,
Lots 489 and 490 to and from Street H, and
Lot 483 to and from Street K.
During all construction phases, Developer shall comply with City Laws regarding dust control. Developer shall also comply with San Joaquin Valley Unified Air Pollution Control District Regulation VIII (Fugitive Dust Prohibitions) in an effort to reduce the amount of fine particulate matter (PM10) entrained into the ambient air from man-made sources.
Prior to the start of construction, all survey monuments that have the possibility of being damaged, destroyed or covered over during the course of construction for this project, shall be located and referenced by a licensed land surveyor and a corner record or record of survey shall be filed with the county surveyor. Survey monuments which are damaged, destroyed or covered over during the course of construction must be re-set at the original location with a new monument and monument box and another corner record or record of survey shall be filed with the county surveyor. All work in this condition shall be done by a licensed land surveyor.
Prior to approval of a Final Map for any unit of the project the following shall be submitted by the developer and approved by the Engineering Department:
On-site grading and drainage plan,
On-site utility (sanitary sewer, water and storm drain) plan, Off-site improvement plan,
Erosion control plans,
Stormwater Pollution Prevention Plan (SWPPP),
Documentation, as required in the Post-Construction Stormwater Standards Manual, showing compliance with WQO NPDES 2013-0001-DWQ, Joint Trench Intent plans, and
Dedication of required rights-of-way and easements to the City.
The plans specified in (a), (b) and (c) above shall be prepared by a Registered Civil Engineer.
The items in (d), (e) and (f) above shall be prepared by a Qualified SWPPP Developer (QSD).
Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.
All residential address numbers shall be plainly visible from the street fronting the property. Said numbers/letters shall contrast with background.
Developer shall enter into an Improvement Agreement for construction of the roadway and utility improvements which will be dedicated to the City. The agreement will require posting a Performance Bond in the amount of one-hundred percent (100%), posting a Labor-Material Bond in the amount of fifty percent (50%), and payment of all required plan check, testing and inspection fees.
Developer shall install a benchmark on the North American Vertical Datum of 1988 vertical control system with this project. Final location shall be approved by the City Engineer and shown on the Improvement Plans. Developer shall obtain a benchmark from the City of Manteca and it shall be punched with the elevation, datum reference and benchmark number, which will be assigned by the City. A corner record shall be filed with the San Joaquin County Surveyor’s Office and shall include the language that the benchmark is being added to the City of Manteca Vertical Control Network.
Per City of Manteca Standard Drawing ST-1, prior to issuance of the first building permit, Developer shall install streets within the development in accordance with the “all weather road” standard. In addition to the requirements set forth in City Standard Drawing ST-1, prior to issuance of the first building permit, the Developer shall have installed all street name signs within the development.
Per City of Manteca Resolution No. R2008-150, which approved the City’s Residential Subdivision Partial Acceptance Policy, the Developer is eligible to receive a Partial Acceptance once all health and safety items are complete. Under the Partial Acceptance, Developer is only allowed to pull building permits for a maximum of fifty percent (50%) of the total number of dwellings within a Unit. Final acceptance of a Unit must be obtained to pull any building permits within the final fifty percent (50%). Furthermore, the partial acceptance of public improvements shall permit the occupancy of structures that front upon public streets that are included in the partially accepted public improvements. No Certificate of Occupancy will be issued until the partial acceptance has been approved by the City Council.
Per City of Manteca Resolution No. R2012-183, which approved the City’s Policy Relating to Timing of Construction of Park Facilities associated with Residential Development, the park improvements shall be installed and available to the public prior to the issuance of the first building permit after building permits have been issued for twenty-five percent (25%) of the total number of lots shown on this subdivision’s tentative map.
Per City of Manteca Resolution No. R2016-235, which approved the City’s Park Acquisition & Improvement Fee Update, the Developer shall pay the applicable adopted park fees.
Improvements which will be dedicated to the City must use a benchmark on the City of Manteca Vertical Control Network to establish the elevations of the improvements. The benchmark used shall be noted on the Improvement Plans.
The utility layouts and connections for this project shall be reviewed and finalized during the Improvement Plan review process. Designs/layouts presented with the Tentative Map are considered preliminary to support Tentative Map approval and are not being approved with this action.
Streets
Cross sections for roadways that are included in the City’s adopted Public Facilities Implementation Plan (PFIP), Transportation Element shall be in accordance with that document. Unless otherwise detailed in these conditions, cross sections for roadways that are not included in the PFIP shall be in accordance with the City of Manteca Standard Plans. An encroachment permit is required for all work within the public right-of-way.
Soils R-value tests shall be performed from representative soils within the proposed subdivision. A geotechnical report shall be submitted to the City Engineer with calculations determining the street pavement structural design. Design shall conform to City of Manteca Resolution R-5633, “Street Structural Design Policy”. The minimum traffic indices shall be as follows:
Antone Raymus Parkway: 11.0
Atherton Drive: 11.0
Pillsbury Road: 6.0
60’ right-of-ways: 5.0
50’ right-of-ways: 4.5
Cul-de-sacs: 4.0
Antone Raymus Parkway
Developer shall dedicate right-of-way along the north side of Antone Raymus Parkway to accommodate a sixty-five and one-half foot (65.5’) half-width street section.
Developer shall construct street improvements along the north side of Antone Raymus Parkway 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 street improvements shall be installed from S. Main Street to Atherton Drive.
Atherton Drive
Developer shall dedicate right-of-way along the west side of Atherton Drive to accommodate a fifty-six foot (56’) half-width street section.
Developer shall construct street improvements along the west side of Atherton Drive 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. Developer shall also construct a seven foot (7’) wide raised landscaped median with automatic irrigation system; the eastern limit of the median shall be on the ultimate Atherton Drive centerline. The street improvements shall be installed from the existing southern terminus of Atherton Drive to Antone Raymus Parkway.
Pillsbury Road
Developer shall dedicate right-of-way along Pillsbury Road to accommodate a ninety foot (90’) full-width street section, which tapers to ninety-five feet (95’), prior to its intersection with Antone Raymus Parkway.
Developer shall construct full width street improvements along Pillsbury Road 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. Developer shall also construct a twelve foot (12’) wide raised landscaped median with automatic irrigation system centered on the Pillsbury Road centerline. The improvements shall be adjusted prior to the intersection of Pillsbury Road with Antone Raymus Parkway to accommodate a dedicated right-turn and left-turn lane.
Developer shall acquire right-of-way on the City’s behalf to accommodate a sixty-six foot (66’) full width street section along 2336 Pillsbury Road (APN 226-370-63) and 2350 Pillsbury Road (APN 226-370-64). Developer shall construct new street structural section, curb, gutter, four foot (4’) wide sidewalk, street lights, signage and striping along the Pillsbury Road frontage of the existing residences.
Prior to approval of improvements to the Antone Raymus Parkway/Atherton Drive/Sedan Avenue intersection, Developer shall submit documentation to the City to verify the right-of-way/roadway location on the east side of Atherton Drive, as it relates to the intersection design.
Development of the project shall be in accordance the Phasing Plan included with the Tentative Map. Deviations from the approved Phasing Plan, and which improvements shall be installed per the modified phasing, shall be reviewed and approved by the City Engineer, at his sole discretion.
Where offsite property acquisition is required by these conditions, if the developer has made good faith efforts to obtain the ROW, which can be shown to the City in writing, and is unable to come to an agreement with the property owner, the City will make a determination to remove the condition, begin its own negotiations with the property owner or modify/relax the condition.
No driveway shall be closer than twenty-feet (20’) to a curb return. Driveway locations shall be shown on Improvement Plan submittals. Vertical curb shall be installed for 20’ past the curb return.
Developer shall dedicate to the City an access and utility maintenance easement over the shared drive of the Half Plex Cluster Units, if City utilities are located in these areas.
Developer shall install a barricade in accordance with City Standard ST-20 at all streets stubbed to undeveloped land.
Developer shall contact the local post office for direction regarding placement of mail receptacles or any other type of mail delivery proposed.
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 in the City’s right-of-way. An electrolier photometric plan, showing the foot candle coverage, shall be submitted with the Improvement Plans.
If Developer installs electrolier poles other than the City’s standard cobra head fixture on a galvanized pole, the Developer shall supply the City with one extra complete light fixture and pole, per phase/unit of the project. If applicable, this will be a condition of final acceptance of the subdivision.
The thickness of all sidewalks installed with the project shall be six inches (6”).
Accessibility ramps installed or modified with this project shall be in compliance with the latest revision of the California Building Code, Chapter 11B.
Fencing and Walls
Wall heights indicated within the Tentative Map and these conditions are minimums. The installed height may be greater, if necessary to mitigate noise impacts per this project’s adopted Mitigation Monitoring and Reporting Program. Wall heights shall be measured from the highest-grade elevation on the adjacent residential lot.
Developer shall construct a six foot (6’) high chain link fence along boundaries of the park which abut undeveloped land.
Developer shall construct a minimum six foot (6’) high wood fence along the boundaries of this subdivision which abut undeveloped land.
Streets stubbed onto undeveloped land shall have a six foot (6’) high chain link fence extending from building set back line to building set back line and a Type ‘B’ Barricade per City Std. Plan No. ST-20, or as otherwise approved by the City Engineer.
Developer shall install minimum six foot (6’) high decorative masonry sound wall along those streets where access rights have been relinquished to the City of Manteca.
All masonry walls shall be reinforced, solid-grout filled and constructed onsite (no prefabricated walls), with decorative caps and pilasters, subject to review and approval of the City Engineer and Public Works Department.
Water
Improvements shall be constructed in conformance with the latest version of the City Water Master Plan.
The update of the City’s Water Master Plan, Reclaimed Water Master Plan and Groundwater Sustainability Plan, including the evaluation of a Direct/Indirect Potable Reuse Facility are currently underway. This project shall participate in expansion of the infrastructure or facilities identified in the updated Master Plans and any correlating funding programs.
Developer shall construct a twelve inch (12”) water main within the rights-of-way of Buena Vista Drive, Pillsbury Road and Atherton Drive, to maintain the City’s water main grid system.
Water mains installed in stubbed streets shall extend to the property line and shall have a blow-off per City Std. Plan No. W-7.
A minimum ten foot (10’) separation, from outside of pipe to outside of pipe, shall be maintained between water mains and parallel sanitary sewer, storm drain, and irrigation lines.
Existing wells within the boundary of the proposed development which are not approved for use by the City, shall be abandoned in accordance with San Joaquin County Public Health Services requirements.
Fire hydrant locations shall be as approved by the Fire Department and finalized during the Improvement Plan review process. Developer shall provide and install fire hydrant “blue dot” reflective markers prior to issuance of the first building permit.
Developer shall pay fees associated with the Reclaimed Water Master Plan for all houses within this subdivision for which a building permit is issued after adoption of said Reclaimed Water Master Plan by the City of Manteca.
Developer shall install a reclaimed water line to the irrigation well within the parks. The route of the reclaimed water line shall be approved by the City Engineer. All piping, valves and appurtenances for this system shall be purple.
Developer shall set aside area within the park for the installation of a future City potable water well. The well site area shall be at least 125’x150’, on flat ground, located opposite from and in addition to the upland play area and opposite from the irrigation well.
Irrigation Supply
A separate landscape irrigation meter shall be installed at the back of the sidewalk adjacent to a dedicated public street right-of-way for the use of irrigation of the public area landscaping.
Landscape irrigation water system shall be designed to operate from a single point of connection.
Irrigation water from potable system shall be delivered via a single meter which is no larger than 2”.
Piping which is installed from the potable water system for the purposes of irrigation shall be purple pipe. This includes the valve boxes.
Storm Drainage
Improvements shall be constructed in conformance with the latest edition of the Storm Drain Master Plan, the City’s Post-Construction Manual and City Standards.
A preliminary storm drainage plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plan shall be accompanied by calculations for peak flows, total runoff, pipe sizes, detention basin volume and evidence of groundwater depth.
All storm drainage which is tributary to the west basin shall drain to the basin, then discharge into the South San Joaquin Irrigation District’s (SSJID) Lateral X through the existing pump station in Pillsbury Park. No directly connected impervious areas (DCIA) shall be allowed to drain into the storm drain system downstream of the basin.
Developer shall make any necessary upgrades to the existing pump station to ensure the capacity and the design are in accordance with the City’s Storm Drain Master Plan requirements.
All storm drainage which is tributary to the east basin shall drain to the basin, then discharge into the South San Joaquin Irrigation District’s (SSJID) Lateral X. No directly connected impervious areas (DCIA) shall be allowed to drain into the storm drain system downstream of the basin. The storm drain basin discharge facilities shall be designed as a controlled pump or gated discharge with positive shut-off control. Telemetry requirements at the pump station shall include installation of hardware and software to interface with the City’s Supervisory Control and Data Acquisition (SCADA) system. Developer’s SCADA Integrator shall coordinate with the City Water Quality Control Facility’s Chief Plant Operator.
All drain inlets shall be marked "No Dumping - Drains to River". Drain markers shall be purchased from the City of Manteca at cost plus 15% administrative charge, and installed by the Developer prior to acceptance of the improvements.
Developer shall construct the storm drain basin in accordance with the current Storm Drain Master Plan and the City’s Standards and Specifications for Landscape Development.
Developer shall develop, at his expense, the storm drain basin areas as a landscaped park area. The improvements shall include, but not be limited to: basin grading, telemetry controlled pump station and appurtenances, curbs, gutters, sidewalks, street lights, street trees, street paving irrigation system with automatic controllers and seeding of the basin lawn.
All storm drain piping shall be located within the paved street area.
Developer shall incorporate appropriate site design measure(s) and submit the results of the Post-Construction Runoff Standards Manual. The City of Manteca approval of the proposed measures is precedent to issuance of any building, grading or construction permits.
Developer shall develop and submit a Project Stormwater Plan that identifies the methods to be employed to reduce or eliminate stormwater pollutant discharges through the construction, operation and maintenance of source control measures, low impact development design, site design measures, stormwater treatment control measures, and hydromodification control measures. Design and sizing requirements shall comply with the 2015 Post- Construction Stormwater Standards Manual. City of Manteca approval of the Project Stormwater Plan is precedent to issuance of any building, grading, or construction permits. Two paper copies and an electronic copy of the Project Stormwater Plan shall be provided to the City of Manteca Developer shall develop a hydromodification management plan to ensure the post-project stormwater runoff flow rate shall not exceed estimated pre-project flow rate for the 2-year, 24-hour storm. The hydromodification management plan shall be incorporated into the Project Stormwater Plan.
Developer shall develop and submit an Operations and Maintenance Plan that identifies the operations, maintenance, and inspection requirements of all stormwater treatment and baseline hydromodification control measures identified in the approved Project Stormwater Plan. City of Manteca approval of the preliminary Operations and Maintenance Plan is precedent to issuance of any building, grading, or construction permits. Two paper copies and an electronic copy of the Maintenance Plan shall be provided to the City of Manteca.
City of Manteca approval of the final Operations and Maintenance Plan and recordation of the Maintenance Access Agreement is precedent to first building final inspection for this project. Two paper copies and an electronic copy of the final Operations and Maintenance Plan shall be provided to the City of Manteca.
Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual.
Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized.
Prior to any land disturbing construction activities occurring on a project, Developer shall meet the requirements of NPDES. For sites exceeding 1 acre of disturbance area that are deemed non-exempt, contractor shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) and apply for a permit under the California General Construction NPDES permit. SWPPP shall be prepared and signed by a Qualified SWPPP Developer (QSD) certified by the State Water Resources Control Board. All modifications to SWPPP shall be implemented by a QSD in responsible charge for the project. The SWPPP shall be implemented under the supervision of a Qualified SWPPP Practitioner (QSP). For permit information, contact the State Water Resources Control Board (SWRCB) at:
State Water Resources Control Board
PO Box 1977, Sacramento, CA 95812-1977
Attn: Storm Water Permitting Section
Telephone: (916) 341-5537
To log in to the SWRCB Storm Water Multiple Application and Report Tracking System (SMARTS) to enter site information and apply for permit, please contact the City of Manteca Engineering Department to establish a project and authorize data entry access.
All other sites shall conform to the City of Manteca Standards, the California Green Building Standards, and Section E.10 of the NPDES permit 2013-0001-DWQ. All construction involving land disturbing activities shall submit for approval an Erosion Control and Sedimentation Plan (ESCP) prepared and signed by a QSD. All ESCP treatment measures and BMPs must be maintained at all times until construction is completed and the site is stabilized as defined under the Construction General NPDES permit.
Prior to issuance of the first grading or building permit for a project, a copy of the SWPPP or ESCP shall be submitted by the developer and approved by Authorized Signatory or Legally Responsible Person (LRP) for the City’s NPDES program. Contact the City of Manteca Engineering Department to identify appropriate person for review and approval of plans and documents.
It is recognized that the design and calculations which have been submitted thus far to demonstrate this project’s compliance with the City’s Post-Construction Stormwater Standards Manual is approved for project entitlements but may require further refinement for final approval, which is precedent to issuance of any building, grading, or construction permits.
Bioretention areas which are adjacent to the City sidewalk shall include a minimum one-foot (1’) wide flat area behind the sidewalk prior to the start of the bioretention area side slope.
Developer shall pay fair-share costs for storm drainage improvements, including improvements downstream to improve capacity or water quality treatments needed to conform to current Storm Drain Master Plan, City standards and support the development.
Developer shall select an integrator for the pump station that is located so they are able to physically respond to the project site within three (3) hours, once given notice by City staff that their presence is needed. This shall apply through the end of the one-year warranty period of the project’s improvements. Remote login and Virtual Privacy Network (VPN) access are not an acceptable substitution for in-person response. This shall be noted on the Improvement Plans and the selected integrator shall be submitted to the Public Works Department prior to start of work.
Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.
Sanitary Sewer
Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards.
The update of the City’s Wastewater Master Plan is currently underway. This project shall participate in expansion of the infrastructure or facilities, including at the City’s Water Quality Control Facility, identified in the updated Master Plan and any correlating funding programs.
Any existing septic tank(s) on the property that will not be approved by the City shall be abandoned in accordance with the permitting requirements of the San Joaquin County Environmental Health Department prior to issuance of the first building permit.
A preliminary sewer plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plan shall be accompanied by calculations for peak wet weather flows showing pipe sizes and slopes for the entire development.
Developer shall construct a thirty-six inch (36”) gravity sanitary sewer main from the Woodward Avenue/S. Main Street intersection to the existing stub east of Pagola Avenue.
Once the thirty-six inch (36”) gravity sanitary sewer main in Woodward Avenue is complete, Developer shall remove the existing pump station located on the east side of Main Street, south of its intersection with Legacy Street, and complete the necessary work so the sanitary sewer system on S. Main Street is entirely gravity flow to the sanitary sewer system in Woodward Avenue.
This work shall be completed with the first phase of the project.
Public Facilities Implementation Plan
Reimbursement shall be based on actual quantities installed. Developer is required to have a minimum of three (3) public sealed bids opened by the City Clerk for all reimbursable improvements. Bids for reimbursable items shall be included in the total subdivision bids, however, the unit bids received for reimbursable items will be considered as a bid separate from the rest of the subdivision contract items and reimbursement will be made based on the lowest responsible bid received for reimbursable items.
The City shall approve the bid sheet form and proof shall be provided that bids were solicited from a minimum of three qualified contractors.
Reimbursement shall be in the form of credit against applicable PFIP Sanitary Sewer, Water System, Storm Drain and Transportation fees. The credit will be given when building permits are issued for construction of residences within the subdivision. The amount of the reimbursements shall be based upon the low bid received from a minimum of three (3) sealed bids opened by the City Clerk. If the cost to construct said improvements exceeds the value of PFIP credits, the remainder shall be reimbursed after the City receives sufficient PFIP fee revenue from development occurring within the same PFIP zones.
In the event Developer desires to exchange credits for cash reimbursement, the exchange must be approved by Council.
Homeowners’ Association
A Homeowners’ Association (HOA) or other funding mechanism shall be formed at the developer’s expense to provide for the maintenance of the shared drives for the Half Plex Cluster Units and any other facilities that is not being maintained by the City which are located within the boundaries of the community. HOA bylaws must be submitted to the City for approval prior to issuance of the first building permit. No bylaws which are not approved by the City may be entered into.
The HOA bylaws shall include language to address the dissolution of the HOA. This language should include that dissolution of the HOA is only permitted if the City agrees to take over maintenance of all HOA maintained infrastructure. The City may agree to take over all or a portion of the HOA maintained infrastructure and may condition its agreement with items such as timing for the maintenance switch, the infrastructure condition at the time of the switch etc. This portion of the bylaws must also include language that changes to infrastructure maintenance related bylaws must be approved by the City prior the changes being approved by the HOA members.
City of Manteca Fire Department Conditions
Per Ordinance #1173, a Fire Facility Permit Fee shall be assessed to all new construction as per Manteca Municipal Code Section 15.04.060.
The Developer shall submit all proposed street names to the Fire Prevention Division for review and written approval prior to the submittal of a final map. .Streets and Fire Department Access Drives within the subdivision shall meet City of Manteca Standard for all weather roadways prior to the issuance of any building permits.
Fire protection systems (fire hydrants, water mains, etc.) shall be installed, tested and approved by the City prior to the issuance of any building permit.
Fire hydrants shall be located and installed according to City of Manteca standards.
City of Manteca Information Technology Department Conditions Notify GIS staff when the parcel has been officially annexed to the City and send GIS staff the official annexation documents when available.
Send GIS staff the proposed street name list, CAD file, and exhibit when available.
City of Manteca Parks Department Conditions
General Conditions
Streetscape plans were completed for the Atherton Drive extension (Atherton Homes at Woodward Park – Unit III), however not installed due to SSJID issues. The work should be installed by Hat Ranch with the Atherton drive extension with funds provided by Atherton Homes for the future installation of the improvements.
Current City of Manteca Standards and Specifications for Landscape Development shall be followed.
Developer shall prepare construction plans and specifications for any streetscape and basin improvements for Public Works Department – Parks Division approval, at developer’s expense.
Each Park shall have an overall style that is different and unique from other parks within the proposed development.
The Developer shall be required to pay Fees as specified in the current Park Acquisition and Improvement Fee Policy.
Any landscape needs to comply with current Model Water Efficient Landscape Ordinance (MWELO) requirements.
Developer shall submit a final subdivision map to the Parks Planning & Projects Division with recommended street trees for each street within the development to the City Arborist for review and approval. Plans shall be submitted in tandem with the streetscape and basin construction plans.
Prior to final map the final design and phasing plan for the park and streetscape improvements shall be reviewed and approved by the Parks Planning & Projects Division and Community Development Department prior to approval of first final map to ensure adequacy and phasing of facilities to be installed.
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 determined by Engineering Department.
Developer shall provide maintenance vehicle turnouts in the following locations: On Atherton north of the side street, on Antone Raymus west of the side street, on Antone Raymus east of Evans Estates and on Pillsbury midway to project.
Depending upon materials used and park layout, additional comments may be made during the construction plan phase.
Low Impact Development
Low Impact Development (LID) improvements, locations and details shall be reviewed and be approved by Engineering and Parks Department to determine impact on overall area to be maintained within the Community Facilities District (CFD). Maximum side slopes shall be 4:1 for shrubs and 6:1 for turf.
LID improvements shall be continuous if LID treatment includes landscaping and irrigation. Irrigation lines shall not be under private property or within street/sidewalk improvements without sleeving.
No Joint Trench Utilities shall be allowed within LID areas.
Low Impact Development (LID) improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.
Developer shall provide soil analysis/documentation on infiltration rate and soil fertility testing of soil after mass grading and show it complies with City and State regulations per the Post-Construction Storm Water Standards Manual.
Low Impact Design (LID) improvements shall have a one-year warranty period.
General Park/Storm Basin
Provide Provide minimum of 1 acre of upland area per basin (above the stormwater 48 hour/10-year flood line for parks and recreation amenities/improvements, with shape and dimensions acceptable to the Park Planning & Projects Division.
Park improvements and design shall follow the City of Manteca Standards and Specifications For Landscape Development and shall be approved by the Parks Planning & Projects Division.
Sidewalks leading into the park shall be a minimum of 10 feet in width with a flush entrance and bollard.
Design with the goal of engineering and physical solutions to treating storm water to not diminish the recreational function or net useable park space within the park/basin.
Basin configuration shall be shaped to maximize sports fields shape and sizes (full size preferable).
Bench minimum at top of basin shall be 8 feet per current Landscape Development Standards and Specifications.
Basin bottom elevation shall be a minimum of two feet above the seasonal high groundwater elevation to prevent groundwater intrusion. The addition of permanent subsurface dewatering systems may also be required, if needed.
Basin shall have a maximum water depth of five feet.
Locations of in-ground and above-ground utility structures within park/basin are subject to prior review and approval of the Parks Planning & Projects Division. Utilities shall not be placed near playground areas, field activities or obstruct the overall design of the upland park area. Within the bottom of basin the Engineer shall coordinate with Landscape Architect to make sure that drainage structures are outside the field of play (10’ min.). This is for safety, playability and aesthetic reasons.
Park/Basin improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.
Park improvements and maintenance funding mechanism shall be governed by the City of Manteca Parkland Construction Policy.
Traffic calming measure shall be implemented around all streets directly adjacent to parks. Examples of acceptable measure would be speed lumps, bulb outs, traffic circles or traffic tables.
West Neighborhood Park:
Dog Park exact location shall be determined during preliminary construction documents.
Active play zone shall include zip line play equipment, gravity rail play system or other approved unique play/exercise equipment.
Lawn Bowling area shall be synthetic turf.
Pickleball courts, full basketball court, playgrounds, shade shelters and other general amenities proposed in the conceptual design are acceptable. Exact locations to be determined during preliminary construction documents.
East Neighborhood Park (Possible Joint Use):
Water play zone area shall meet all state and federal guidelines.
Half basketball court, playgrounds, shade shelters, restroom/bathroom/shower and other general amenities proposed in the conceptual design are acceptable. Exact locations to be determined during preliminary construction documents.
Fence separating school property shall have a pedestrian and equipment/vehicle gate.
Provide infrastructure for LED field lighting for proposed three soccer fields. Infrastructure to include electrical point of connection and conduit around field on city property and stub to adjacent school property.
Streetscapes/Medians/Landscape areas
Streetscape//medians/roundabout/landscape improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.
In areas where South San Joaquin Irrigation District (SSJID) pipeline easements are located within the boundaries of streetscape, medians or landscape areas, SSJID and the City of Manteca Parks Planning & Projects 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 City of Manteca Parks Planning & Projects Division.
No turf grass is permitted in any streetscapes, unless approved by the Parks Planning & Projects Division.
A minimum 20% of the total square footage of streetscape shall utilize non-irrigated materials. Examples of acceptable materials would be cobble, aggregate, decomposed granite and/or artificial turf.
Community Facilities District (CFD) Formation/Annexation Requirements CFD or other approved funding source shall be formed, at the developer’s expense, to provide for the maintenance of the park/basin, streetlights, open spaces and all streetscape/median/roundabout landscape improvements and the negative fiscal impacts associated with the provision of police protection, fire suppression and road maintenance services for new development. Said CFD, or other funding source, shall be in place prior to the issuance of the first building permit for a production home and as further defined in the City of Manteca Parkland Construction Policy.
Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement, direct payment to City or other means.
South San Joaquin Irrigation District
Any proposed disposal of storm water that will ultimately discharge into District facilities shall conform to the District's current policy relative to storm drainage. Hydraulic calculations and plans for proposed storm system shall be provided to the District for review and approval and shall conform to the approved Storm Drainage Master Plan and Storm Drainage Agreement between the District and the City.
All District irrigation and drainage facilities which are determined by the District to be affected by the proposed development, shall be replaced with rubber gasket reinforced concrete pipe and shall be relocated, if necessary, to District approved locations. Facilities assumed to be affected by this development include Laterals “Xb”, “X-66dd”, and “X-66-26dd”.Further, hydraulic calculations to determine pipe size will be required for any design changes or relocations that are proposed on District facilities. In accordance with District standards, construction on District facilities is not allowed between February 15th and October 15th of any given year. As such, plans for pipeline improvements need to be received no later than mid-July (3 months before the end of water season), so that all construction work can be completed during the provided window period.
All improvements to the District facilities shall comply with the District's current standards, drawings, and policies. The developer shall enter into the necessary agreements, permits, etc., required by the District for construction of District facilities.
District facilities within the development, or impacted by the development, which provide storm water drainage or irrigation spill functions, shall not be abandoned, relocated, or replaced, unless alternate provisions are made to handle such drainage in accordance with District approval.
The property owner and/or developer shall execute Irrigation Service Abandonment Agreements and provide for the removal of irrigation and drainage facilities and structures on property no longer requiring irrigation service. The method of abandonment and extent of such removal shall be determined by District. Private irrigation facilities and easements shall be provided for private use to accommodate property that will maintain the option for District service to irrigate adjacent to the development. The proposed connection of any such private facility to district facilities shall be approved in advance by the District.
Easements for all District facilities shall be dedicated on current District forms. Additional easements shall be dedicated for access to all manholes and control structures. All District easements shall be shown on the final map together with the District's standard acknowledgment. Easements for pipelines shall be a minimum of 30 ft. in width. A title report shall be provided to District for its use in preparation of all required documents and to ascertain if the District has a fee interest in the proposed development.
Improvement plans for both off-site and on-site improvements shall be submitted for review and approval by the District's Board of Directors. Prior to plan submittal, the developer shall submit a retainer for plan check and inspections required for the project in accordance with the current established fee schedule.
Upon completion of the project, the developer shall provide one complete set of "Record Drawings" to the District for its future use.
The following statement shall be affixed or otherwise included within the approved development plans: SSJID has adopted time limits limiting the period of its approval should the landowner/developer fail to substantially complete his development project in a timely manner and as per approved development plans.
These time limits adopted by SSJID are in most cases equal to those utilized by the governmental agency or institution responsible for development approvals. Should the time limit be exceeded, SSJID reserves the right to then apply any of its current development standards and requirements.
The District reserves the right to apply additional conditions if development does not occur within one (1) year of the Planning Commission's approval.
San Joaquin Valley Air Pollution Control District
This project shall comply with all applicable requirements from the San Joaquin Valley Air Pollution Control District.
San Joaquin County Environmental Health Department
Any existing wells or septic systems to be abandoned shall be destroyed under permit and inspection by the EHD (San Joaquin County Development Title, Section 9-1110.3 & 9-1110.4).
Any geotechnical drilling shall be conducted under permit and inspection by the EHD (San Joaquin County Development Title, Section 9-1115.3 and 9-1115.6).
San Joaquin County Multi-Species Habitat Conservation & Open Space Plan (SJMSCP) This Project is subject to the SJMSCP and is required to comply with the SJMSCP permitting process. Refer to the letter from Laurel Boyd, SJGOC dated 12/17/2019 for appropriate process.
ACKNLOWLEDGEMENT OF TERMS AND CONDITIONS
MUST BE CERTIFIED BY A NOTARY PUBLIC
The City reserves the right to withhold the finalization of the structure(s) and/or terminate City utilities (i.e., shut off water and sewer) until all conditions of the City-approved site plan have been completed. Please contact the Development Services Department if you are unable to complete the site plan improvements prior to occupancy of the project.
The fees associated with this project are payable at the time of building permit issuance. For information on fees associated with the project, please contact the Building Safety Division at 209-456-8550.
I, as the site plan applicant, or authorized agent for the site plan applicant, have read and understand the conditions of approval and requirements for this development project. I, further, understand that this site plan runs with the ownership of the land and any transfer of ownership must include all uncompleted site plan requirements. I hereby acknowledge all conditions and requirements of the site plan approval.
Date Authorized Signature
Date Authorized Signature
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