Manteca City Council
September 19, 2023

City of Manteca Planning Commission

AGENDA REPORT

MEETING DATE: September 7, 2023
PROJECT NAME: Hat Ranch Development Agreement
PROJECT LOCATION: 21706 South Manteca Road- APN: 226-120-01 21712 South Manteca Road- APN: 226-120-11
9701 East Sedan Avenue- APN: 226-140-04
APPLICATION NUMBERS: DA19-127
RECOMMENDATION:

Staff recommends the Planning Commission take the following actions:

1. Recommend that the City Council approve the Development Agreement between the City of Manteca and Richland Planned Communities, Inc. for the Hat Ranch Subdivision.

PROJECT INFORMATION
Applicant: Kyle Masters, Richland Planned Communities, Inc.

Property Owner: Riverside LHC, LTD
Existing
GP Designation:

Urban Reserve-Low Density Family Residential (UR-LDR)
Park (P)
Commercial Mixed Use (CMU)
Proposed
GP Designation:

Low Density Residential (LDR)
Park (P)
Public/Quasi-Public (PQP)
Existing Zoning: No City Zoning District Designations
County Zoning: AU-20: Agriculture-Urban Reserve
Proposed
Pre-Zoning:

One-Family Dwelling (R-1)
Public/Quasi-Public (PQP)
Park (P)
Planned Development (PD) Overlay
Existing Use: Agriculture, Single-Family Residential
Proposed Use: Single-Family Residential, Park/Open Space/Basin, School Parcel Size Total Annexation Area:
- 184.7 Acres, 738 units total
Hat Ranch West:
- 81.1 acres, 331 units
- 6.9 acres of park/basin
- 6.8 acres of Pillsbury Road/Raymus Expressway Improvements ATTACHMENT 18

Hat Ranch East:
- 102.9 acres, 407 units
- 9.3 acres of park/basin
- 16.1 acres of school site
- 6.2 acres of Atherton Drive/Raymus Expressway Improvements Adjacent Uses: North: Single-Family Residential
South: Agriculture
East: Agriculture
West: Single-Family Residential
CEQA Hat Ranch Environmental Impact Report

PROJECT DESCRIPTION & LOCATION
The Hat Ranch Development Agreement is for the Hat Ranch Development Project (Project). The larger Project consists of an Environmental Impact Report (EIR), Annexation application for 184.7 acres of unincorporated land in San Joaquin County into the City of Manteca, the Pre-zoning of all 184.7 acres, a General Plan Amendment, a Planned Development Overlay, a Tentative Subdivision Map for the Hat Ranch Subdivision Project and this Development Agreement. The subdivision will have 738 units, 16.2 acres of park/basin area, a 16.1-acre school site, and over 13 acres of public right-of-way improvements.

The Annexation application, the Pre-Zoning, the General Plan Amendment, the Planned Development Overlay, and the Tentative Subdivision Map were previously heard by the Planning Commission on July 6, 2023. The item received a 2-1 vote (Blumhorst and Mendoza for, Laffranchi against, Hayes and Fiore recused) to recommend approval of these components of the Project to the City Council. The Planning Commission also recommended the certification of the Hat Ranch Environmental Impact Report to the City Council at the same meeting. The Development Agreement was contemplated in the EIR, but the terms of the agreement were not finished being negotiated by the City and the applicant by the July 6, 2023 hearing. As such, the Development Agreement did not accompany the other components of the project to the public hearing. There is no Municipal Code section that requires the Development Agreement to accompany the other components of the project. Therefore, the Development Agreement is before the Planning Commission for consideration at this time.

The annexation area is located near the southeast edge of the City of Manteca, immediately south, west, and east of existing City limit lines. The site is bounded by the future southern extension of Atherton Drive and agricultural land to the east, single family residential uses to the north and west, and the future Raymus Expressway and agricultural uses to the south.

The project will be constructing the future extension of Atherton and an east/west portion of Raymus Expressway from Atherton to Main Street. The extension of South Pillsbury Road will bisect the annexation area, essentially creating “Hat West” and “Hat East”. A future Ripon Unified School District site is located on the Hat East side. Both the East and West side will have a public park/basin area. The West Park will be an expansion of Pillsbury Park and the East Park will be adjacent to the school site but not part of the school site.

ATTACHMENT 18

There may be opportunities for joint use/cross use of the Park and school open space area, but that will be determined at a later date. Figure 1 identifies the Project area.

Figure 1: Project Area

PROJECT SITE EXISTING CONDITIONS
The project site consists of three separate parcels that are planted with vineyards and contain a large barn, an office structure, a tree-lined driveway, and a 20,000 square foot residence (Hat House).

Figure 2: Existing Conditions
ATTACHMENT 18

HAT RANCH DEVELOPMENT AGREEMENT ANALYSIS
The Development Agreement is analyzed below with respect to conformance with:

1. Manteca General Plan

2. Manteca Zoning Ordinance

GENERAL PLAN CONFORMANCE
The proposed subdivision has the existing General Plan Land use Designations of P Park, LDR Low Density Residential, CMU Commercial Mixed Use (Figure 3). The proposed General Plan designations are still LDR and P with the addition of PQP Public Quasi-Public (Figure 4). However, on the proposed project land use plan, the exact location and size of the park is different from the existing land use designation map.

Figure 3: Existing Land Use Designation
Figure 4: Proposed Land Use Designation
The Development Agreement is consistent with both the existing and proposed land use designations as well as the density of the Low Density Residential designation. The Development Agreement does not contractually obligate the applicant or the City to do anything that would be in conflict with the existing and proposed land use plan.

The Development Agreement also helps achieve multiple land use goals and policies in the General Plan as discussed below.

1. Circulation Policy C-2.3: Require new development to pay a fair share of the costs of street and their transportation improvements based on impacts in ATTACHMENT 18

conformance with the goals and policies established in the Circulation Element and the public Facilities Implementation Program (PFIP).

Analysis: The Development Agreement outlines the extensive traffic improvements the Hat Ranch subdivision will be required to install. The Project will develop Antone Ramus Parkway to the road’s interim condition; the Project will develop Atherton Drive to the road’s interim condition; sanitary sewer and water improvements located with Antone Raymus Parkway, Atherton Drive, Main Street, and Woodward Avenue will be installed; a sanitary sewer main will be installed from the Woodward Avenue/S. Main Street intersection to the existing stub east of Pagola Avenue, which will facilitate the removal of the existing pump station at Main Street and Legacy Street. These improvements are being installed at the applicant’s expense and on top of the impact fees that the applicant will be required to pay.

The applicant is also paying $10,033 in Development Agreement fees per unit, for a total of $7,404,354 in additional revenue to the City that will be used for infrastructure improvements in the City. The applicant has also been conditioned to join the City’s citywide Community Facilities District (CFD) which is an annual per unit cost that will provide funds to landscaping, street maintenance, and public safety costs and improvements.

2. Community Facilities Policy CF-1.2: Ensure that new growth and development participates in the provision and expansion of essential community services and facilities, including parks, fire and policies facilities, utilities, roads, and other needed infrastructure.

Community Facilities Policy CF-1d Periodically review the fee schedules for water and sewer connections, city facilities and major equipment, and development impact fees and revise fees as necessary to cover the cost of services and facilities.

Community Facilities Policy CF-3.2 Provide fire services to serve the existing and projected population.

Community Facilities and Services Policy CF-6.7: Ensure that all new development provides for and funds a fair share of the costs for adequate water distribution, including line extensions, easements, and plan expansions.

Community Facilities and Services Policy CF-7b: Require new development to provide for and fund a fair share of the costs for adequate sewer distribution, including line extensions, easements, and plan expansions.

Analysis: The Hat Ranch Development Agreement is requiring a Development Agreement fee of $10,033 per home ($7,404,354 total). Of that $10,033 per home, $2,000 will be used to help fund a new public safety headquarters. This fee will help serve the growing population of Manteca by providing funds to construct a new police station. $2,033 of the $10,033 will go toward the purchase of a new fire engine to serve the residents of the Project as well as the community at large. In addition to these fees, the project will be annexed into ATTACHMENT 18

the City’s new Community Facilities District that will provide yearly revenue for public safety improvements and employees.
$1,500 of the $10,033 per unit fee will go toward the Phase IV Sewer Expansion Fee which will help pay for improvements to the City’s Waste Water plan. An additional $1,500 will go toward general infrastructure improvements that will aid in the improvement of the City’s water, sewer, and street networks.

Further, $1,600 of the $10,033 will go toward the purchase of a CNG Waste Management vehicle needed to service the new development. This ensures that no resources a siphoned away from existing residents to provide services to the Project area.

Finally, $1,400 will be available for Council use at their discretion. These additional fees could go toward new infrastructure related to water, sewer, circulation, housing, etc.

The $7,404,354 in Development Agreement fees is an additional amount of money that the applicant is paying above and beyond all of the impact fees that will be assessed on the project at the time of build permit issuance. These Development Fees ensure that the project is mitigating their impact on the community.

3. Economic and Fiscal Vitality Policy EF-1d: Consider proactive annexation of targeted areas ensuring that any annexation provides a fiscal benefit to the City.

Analysis: The Development Agreement is only possible if the site is annexed into the City.

In addition to the 60/40 proposed tax sharing agreement split that will garner the City a better tax sharing split than currently exists, the Project will also generate the tax revenue by annexing into the Citywide CFD. Further, the Development Agreement will ensure an additional $7,404,354 in additional revenue for the City. This Development Agreement only enhances the fiscal benefit this overall project brings to the City.

ZONING ORIDNANCE CONFORMANCE
Development Agreement
In order to recommend approval of the Development Agreement to the City Council, the Planning Commission must make the following findings:

1. The Development Agreement is consistent with the objectives, policies, and general land uses specified in the General Plan and any applicable Specific Plan.

Analysis: As discussed in the July 6, 2023 Hat Ranch Staff Report, the proposed Hat Ranch Subdivision is consistent with the land use goals and policies of the General Plan, and the terms of the Development Agreement do not alter these findings of consistency. Further, as discussed above, the Development Agreement itself helps achieve a plethora of General Plan Policies through the $10,033 per unit fee that is secured by the agreement. With this ATTACHMENT 18

money, the City will be able to construct public infrastructure, improve public infrastructure, and purchase public vehicles that will aid in maintaining and increasing the public health, safety, and welfare of the overall Manteca community. The Hat Project and Development Agreement are not subject to a Specific Plan.

2. The Development Agreement is compatible and in conformity with public convenience, general welfare, and good land uses and zoning practice.

Analysis: The development as a whole essentially mimics the R-1 development standards, and meets all necessary General Plan requirements for the LDR and P land use designations. The Development Agreement does not change any of these development standards. The purpose of the Development Agreement is to ensure a longer map life and to secure future sewer connections for the project. These two items do not create an impact on public convenience, and the Development Agreement fee promised per unit will provide over $7 million dollars to go toward public infrastructure improvements that will benefit the general welfare of the City.

3. The Development Agreement will not be detrimental to health, safety, and general welfare of the City.

Analysis: The Development Agreement requires the applicant to pay $10,033 per home which will be allocated toward future sewer upgrades, public infrastructure improvements, a solid waste vehicle, a fire truck, and other funds distributed per the discretion of City Council.

This additional per home fee will only improve the health, safety and general welfare of the City.

4. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values.

Analysis: This Development Agreement will not adversely affect the orderly development of property or the preservation of property values, in that this agreement only pertains to the Hat Ranch subdivision, and no terms of the agreement are meant to bind surrounding development in any way. By entering into a Development Agreement, the applicant will be able to extend the map life of the project ensuring that there is ample time for the project to develop and install all necessary green space, public right of way improvements, sewer improvements, and ultimately the build out of an attractive neighborhood, which all will aid in the preservation of property values of surrounding neighborhoods. The Development Agreement may only govern the Hat Ranch Subdivision, but the benefits of the Agreement have far reaching effects into the community as a whole.

ENVIRONEMNTAL CLEARANCE
As the lead agency for the Hat Ranch Annexation project, the City prepared a Project-level EIR pursuant to and in accordance with the California Environmental Quality Act (CEQA). A Project EIR is an EIR which examines the environmental impacts of a specific development project. This type of EIR focuses primarily on the changes in the environment that would ATTACHMENT 18

result from the project. A Project EIR examines all phases of a project including planning, construction, and operation. The Project EIR allows for comprehensive consideration of the reasonably anticipated scope of the Project, including development and operation of the Project. The EIR is available for review on the City’s website here:
https://www.manteca.gov/departments/development-services/planning/planning-divisiondocuments/-folder-328 The Planning Commission already recommended approval of the certification of this document to the City Council. The EIR contained discussion of the DA. At this time, the EIR is not part of the Commission’s review.

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 approve the Development Agreement.

Report prepared by: Lea C. Simvoulakis, Deputy Director- Planning Attachments:

Attachment 2- Planning Commission Resolution No. 1635
Attachment 3- Exhibit A Development Agreement with Exhibits Reviewed and Approved by:

Chris Erias, Development Services Director Date
ATTACHMENT 18
City of Manteca
PLANNING COMMISSION RESOLUTION NO. 1635

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

STATE OF CALIFORNIA, MAKING FINDINGS AND RECOMMENDING THE CITY

COUNCIL APPROVE THE DEVELOPMENT AGREEMENT BETWEENTHE CITY OF MANTECA AND RICHLAND PLANNED COMMUNITIES, INC.
(FILE NOS. DA19-127) (SCH#2013112049)
WHEREAS, the Manteca Planning Commission, at its duly noticed public hearing on September 7, 2023, considered a Development Agreement between the City of Manteca and Richland Planned Communities, Inc. for the Hat Ranch Subdivision, filed by Kyle Masters with Richland Planned Communities, Inc.; and WHEREAS, the overall Hat Ranch Project includes an Annexation, General Plan Amendment, Pre-Zoning, Planned Development Overlay, Development Agreement, and Tentative Subdivision Map for a 738-unit single-family residential subdivision, identified by Assessor’s Parcel Numbers (APN) 226-120-001, -04, and -11; and WHEREAS, the Manteca Planning Commission at their duly noticed public hearing of July, 6 2023 considered the Hat Ranch Project, except for the Development Agreement as negotiations were not complete at that time, and recommended approval of all other components of the Project in a 2-1 vote to the City Council; and WHEREAS, two members of the Planning Commission and the Planning Commission Alternate were required to recuse themselves from the hearing on the Project given their proximity to the Project;
WHEREAS, the designated approving authority for Development Agreements is the City Council, and the Planning Commission is only the recommending body, and the City Council may, at their discretion approve or deny the project; and WHEREAS, the City as the lead agency for the Project, prepared an Environmental Impact Report (“EIR”) for the Project pursuant to and in accordance with the California Environmental Quality Act (“CEQA”); and
WHEREAS, the Draft EIR was made available for the statutory 45-day public review period from September 8, 2022 to October 24, 2022, and public comments received were posted and responded to in the Response to Comments Document; and WHEREAS, the Final EIR (consisting of the Draft EIR and Response to Comments ATTACHMENT 18
Document) identified one or more significant and unavoidable environmental effects of the project, and a statement of overriding consideration for any impact that was not reduced to a less than significant level was prepared and reviewed by Planning Commission at the July 6, 2023 meeting where the Planning Commission voted 2-1 to recommend that the City Council certify the FEIR and make the necessary findings of overriding consideration and adopt the mitigation monitoring and reporting program; and
WHEREAS, Section 65867.5(b) of the State Government Code states that, “a development agreement shall not be approved unless the legislative body finds that the provisions of the agreement are consistent with the General Plan and any applicable specific plan”; and,
WHEREAS, the Development Agreement is consistent with the General Plan of the City of Manteca and complies with its objectives and requirements as noted in the staff report dated September 7, 2023; and
WHEREAS, the Planning Commission has considered all information related to this matter, as presented at a public meeting, including any supporting reports by City Staff, and any information provided during public meetings.

NOW, THEREFORE, BE IT RESOLVED, that the Manteca Planning Commission, pursuant to the Manteca Municipal Code, upon evidence in the staff report and project file, makes the following findings to support the recommendation for approval of the Development Agreement for the Hat Ranch Subdivision, File No. DA19- 127.

Development Agreement Findings

1. 2.

3. The proposed Development Agreement is consistent with the objectives, policies, and general land uses specified in the General Plan and any applicable Specific Plan in that the Development Agreement covers a subdivision that the Planning Commission found on July 6, 2023 to be consistent in use and density with the Low Density Residential land use designation and the approval of the Development Agreement does not alter these findings. Further, the approval of the Development Agreement allocates over $7 million dollars to construct public infrastructure, improve public infrastructure, and purchase public vehicles, all of which support key goals of the General Plan.

The Development Agreement is compatible in conformity with public convenience, general welfare, and good land uses and zoning practices in that the development as a whole mimics the majority of the R-1 neighborhood development standards and meets all necessary requirements of use and density of the LDR and P land use designations. The Development Agreement does not change any of the development standards previously reviewed and approved by the Planning Commission on July 6, 2023.

The Development Agreement will not be detrimental to the health, safety, and general welfare of the City in that the approval of the Development Agreement means that over ATTACHMENT 18

4. $7 million dollars will be collected by the City for this project to support infrastructure improvements, public safety improvements, and municipal service improvements, which only aids and benefits the general welfare of the Manteca community as a whole.

The Development Agreement will not adversely affect the orderly development of property or the preservation of property values in that the terms of the agreement only impact the Hat Ranch Subdivision, and does not bind any other property or property owner to the terms of the agreement. Additionally, by entering into this Agreement, the applicant is able to secure the rights to develop the project over a sufficient period of time to allow for the develop and installation of all necessary green space, public right of way improvements, sewer improvements, and new home and park construction to create a neighborhood that will only enhance the property values of surrounding neighborhoods.

I hereby certify that Resolution No. 1635 was passed and adopted by the Planning Commission of the City of Manteca at a regularly scheduled public hearing held on September 7, 2023, by the following vote:

Roll Call:

AYES:

NOES:

ABSTAIN:

ABSENT:

Ron Laffranchi, Chairman Date
Exhibits:

Exhibit A Development Agreement with Exhibits
ATTACHMENT 18
1 RECORDING REQUESTED BY

AND WHEN RECORDED
RETURN TO:

CITY OF MANTECA
1001 WEST CENTER STREET
MANTECA, CALIFORNIA 95337
ATTN: CITY MANAGER
APN(s): 226-120-100, 226-120-110, 226-140-04, 226-370-62 [Space Above For Recorder’s Use Only]
Recording Fee: Exempt pursuant to California
Government Code Section 27383

DEVELOPMENT AGREEMENT

BY AND BETWEEN THE CITYO F MANTECA AND
RICHLAND PLANNED COMMUNITIES, INC.

PREAMBLE
THIS DEVELOPMENT AGREEMENT (this “Agreement”) is entered into this day of , 2023, by and between the CITY OF MANTECA, a municipal corporation organized and existing under the laws of the State of California (“City”), and RICHLAND PLANNED COMMUNITIES, INC., a California corporation, (referred to herein as “Developer”), pursuant to the authority of Section 65864 et seq. of the California Government Code. Developer and City are, from time to time, hereinafter referred to individually as a “Party” and collectively as the “Parties.”

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

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

C. The subject of this Agreement is the development of those certain parcels of land consisting of approximately 184.7 acres to be developed in phases as diagramed in Exhibit D and more particularly described in Exhibit B (the “Project Site”).

D. It is the intent of Developer to subdivide approximately 184.7 acres into 152.4 acres of Low-Density Residential with 634 single family homes and 104 half-plex units (for a total of 738 units), a 16.1 acre elementary/middle school site, and two neighborhood parks totaling 16.2 acres with all related on-site and off-site infrastructure improvements and services (collectively, the “Project”), as more particularly described in this Agreement and its exhibits including, without limitation, the Tentative Subdivision Map and Conditions of Approval attached hereto as Exhibit D and Exhibit D1, respectively. Any reference in this Agreement to the Project or the development of the Project shall also mean and include the Project Site and its development.

E. Developer has applied for and City has approved various land use approvals, and entitlements, relating to the development of the Project. These actions are collectively referred to in this Agreement as the “Approvals,” and include the following:
(1) CEQA Compliance. The Project and its Approvals, Subsequent Approvals, and this Agreement have been properly reviewed and assessed by the City pursuant to the California Environment Quality Act, California Public Resources Code Section 21000 et. seq., the CEQA Guidelines, 14 California Administrative Code Section 15000 et. seq., and local regulations promulgated thereunder (collectively referred to as “CEQA”). Based on the Environmental Impact Report (“EIR”), the comments received thereon, and the record before the City Council, the City Council hereby finds that the EIR prepared for the Project represents the independent judgment of the City and the Exhibit "A" ATTACHMENT 18
2 mitigation measures identified in the EIR, along with the statement of overriding considerations, adequately address any environmental impacts identified for the Project. The documents and other material which constitute the record upon which this decision is based are located in the Development Services Department and will remain in the custody of the Development Services Director. (2) General Plan. With the amendments to the General Plan approved concurrent with approval of this Agreement, the Project will be consistent with the City’s General Plan. There is no Specific Plan applicable to the Project Site.
(3) Zoning. With the prezoning approved concurrent with approval of this Agreement, the Project will be consistent with the City’s Zoning Code.
(4) Tentative Map. The Tentative Map was prepared in compliance with Section 66473.7 of the Government Code. The Project at build-out shall include a maximum of 634 single-family homes and 104 half-plex units on low-density residential property and such other facilities and amenities to the extent shown on the Tentative Map. The homes shall be constructed consistent with conditions as included in Exhibit D1.

F. Developer will benefit City by payment of fees to offset development impacts, based on the 2023 Fee Schedule as amended.

G. In addition to paying Fees listed in the Recital paragraph F, Developer and City will mutually benefit the City’s residents and visitors to the City by constructing the following improvements in the manner required by the Conditions of Approval, which are fully incorporated herein, as if fully set out in this Agreement. Said Conditions of Approval are attached hereto as EXHIIT D1.
(1) Development of Antone Raymus Parkway to the road’s interim condition.

(2) Development of Atherton Drive to the road’s interim condition. (3) Sanitary sewer and water improvements located within Antone Raymus Parkway, Atherton Drive, Main Street/Manteca Road, and Woodward Avenue.
(4) Water Well site.
(5) Sanitary sewer main from the Woodward Avenue/S. Main Street intersection to the existing stub east of Pagola Avenue and removal of the existing pump station at Main Street/Legacy Street. (6) Offsite intersection improvements.

H. The Project will also serve the City due to the following negotiated agreements:
(1) San Joaquin County Tax Sharing Agreement of 60 percent County and 40 percent City translating to a positive cash flow at build out for City.
(2) Lathrop-Manteca Fire District Detachment Agreement. (3) Ripon Consolidated Fire District Detachment Agreement. (4) San Joaquin County Resource Conservation District Detachment Agreement.

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

J. On September 7, 2023, the Planning Commission, following a duly noticed and conducted public hearing, recommended that the City Council approve this Agreement. On , 2023, the City Council, following a duly noticed and conducted public hearing, introduced City Ordinance No. , relating to the approval of this Agreement. On , the City Council adopted Ordinance No. , thereby approving this Agreement and authorizing the Mayor to execute the same on behalf of the City.

Ordinance No. ___ is attached to this Agreement as Exhibit E.

Exhibit "A" ATTACHMENT 18
3 K. Development of the Project in accordance with the Approvals, Subsequent Approvals and this Agreement will provide for orderly growth consistent with the goals, policies and other provisions of the City’s General Plan.

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

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

AGREEMENT
ARTICLE 1. GENERAL PROVISIONS.

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

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

Section 1.03. Agreement Costs. City has incurred and will incur fees, costs, and other charges relating to the drafting, negotiation, and final documentation of the Agreement (“Agreement Costs”). Developer has paid City’s application fee and agrees to pay reasonable Agreement Costs supported by invoice(s) or comparable documentation.

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

Section 1.05. Term. The “Term” of this Agreement shall commence upon the Effective Date and shall continue for a period of fifteen (15) years. Upon request of Developer, this Agreement may be extended for one five (5) year period upon approval by City, which approval shall not be unreasonably withheld provided Developer is in good faith compliance with the terms of this Agreement. Upon expiration of the Term or extension thereof, this Agreement shall terminate and be of no further force or effect; provided, however, such termination shall not affect any claim of any Party hereto, arising out of the provisions of this Agreement, prior to the effective date of such termination, or affect any right or duty arising from entitlements or approvals, including Project Approvals.

ARTICLE 2. DEFINITIONS.

Unless the context requires a different meaning, any term or phrase used in this Agreement, which has its first letter capitalized, shall have that meaning given to it by this Agreement; certain such terms and phrases are referenced below, others are defined where they appear in the text of this Agreement or its Exhibits. “Acreage” shall mean total acres being developed with each final map of this project, inclusive of roads, parks, open space, public and private spaces; but exclusive of remainders or large lots which are not meant for development with the current final map.
“Agreement” shall mean this Development Agreement and all of its Exhibits. “Agreement Costs” shall have that meaning set forth in Section 1.03 of this Agreement. “Alleged Default” shall have that meaning set forth in Section 6.01 of this Agreement. “Applicable Law” shall have that meaning set forth in Section 4.02 of this Agreement. “Application” shall mean an application pursuant to City’s forms, requirements and procedures in place when an Application is submitted to City for a Subsequent Approval, and shall also mean and include all applicable Processing Fees.

Exhibit "A" ATTACHMENT 18
4 “Approvals” shall have that meaning set forth in Recital paragraph E of this Agreement. “CEQA” shall have that meaning set forth in Recital paragraph E (l) of this Agreement. “CEQA Guidelines” shall mean the regulations set forth in Section 15000, et. seq., of Title 14, Chapter 3 of the California Code of Regulations.
“Challenge” shall have that meaning set forth in Section 6.05 of this Agreement. “Changes in the Law” shall have that meaning set forth in Section 4.03(c) of this Agreement. “City” shall mean the City of Manteca and shall include its City Council, Planning Commission, agencies, departments, employees, consultants, officers, officials, agents, consultants, and volunteers. “City Council” shall mean the City Council of the City of Manteca, or its designee. “City Law(s)” shall mean all City laws, ordinances, resolutions, rules, regulations, policies, motions, directives, mitigation measures, conditions, standards, specifications, dedications, fees, taxes, assessments, liens, other exactions and impositions, or any other action, whether enacted or adopted by City, or its electorate through the initiative or referendum process. “City Manager” shall mean the City Manager of the City of Manteca or his or her designee. “City General Plan” or “General Plan” shall mean the General Plan in effect at the time of the approval of the Project. “Conditions of Approval” shall have that meaning set forth in Recital paragraph I of this Agreement. “Cure” shall have that meaning set forth in Section 6.01 of this Agreement. “Cure Period” shall have that meaning set forth in Section 6.01 of this Agreement. “Curing Party” shall have that meaning set forth in Section 6.01 of this Agreement. “Default” shall have that meaning set forth in Section 6.01 of this Agreement. “Default Notice” shall have that meaning set forth in Section 6.01 of this Agreement. “Default Period” shall have that meaning set forth in Section 6.01 of this Agreement. “Developer” shall have that meaning set forth in the preamble, and shall further mean and include Developer’s Successors in Interest.
“Development Agreement Statute” shall mean Government Code Section 65864 through 65869.5. “Effective Date” shall have that meaning set forth in Section 1.04 of this Agreement. “Growth Cap” shall have that meaning set forth in the City’s Revised Growth Management Program.” “Housing Unit” means either one of the 634 single-family homes anticipated by the Project or one-half of the 104 halfplex units anticipated by the Project (i.e., each half-plex unit counts as two units). The Project has a total of 738 Housing Units. “Impact Fees” shall have that meaning set forth in Section 4.02(c)(6)(a) of this Agreement. “Laws” or “Law” shall mean and include all applicable Federal, State (California), regional, district, or other public agency adopted constitutions, statutes, regulations, and controlling case law. “Legal Action” shall mean and include (i) any administrative action or proceeding or appeal thereof, (ii) any action or proceeding in law or equity, or appeal thereof, or (iii) any other action or proceeding to enforce a Legal Right not encompassed by the preceding (i) or (ii).
“Legal Rights” shall mean and include (i) all Rights given under this Agreement, (ii) all administrative rights and remedies, (iii) all rights to exhaust administrative remedies and to protest regarding any legislative or adjudicatory act, and (iv) all Exhibit "A" ATTACHMENT 18
5 rights to a Legal Action and all other rights and remedies in law and equity, including, without limitation, action to cure, correct, or remedy any default, enforce any covenant or agreement herein, enjoin any threatened or attempted violation thereof, to recover damages for any default; enforce by specific performance the obligations and rights of the parties hereto, or to obtain any remedies consistent with the purpose of this Agreement.
“New City Law(s)” shall mean any City Law(s), which becomes operative or effective after the Effective Date. “Notice” shall have that meaning set forth in Article 8 of this Agreement. “Notice of Compliance” shall have that meaning set forth in Section 9.02 of this Agreement. “Notice of Intent to Terminate” shall have that meaning set forth in Section 6.01(d) of this Agreement. “Notice of Non-Compliance” shall have that meaning set forth in Section 9.02 of this Agreement. “Noticing Party” shall have that meaning set forth in Section 6.01(b) of this Agreement. “Notice of Termination” shall have that meaning set forth in Section 6.01(d)(2) of this Agreement. “Oversizing” shall have that meaning set forth in Section 4.02(c)(14) of this Agreement. “PFIP” shall mean the City’s Public Facilities Implementation Plan. “Planning Commission” shall mean the Planning Commission of the City of Manteca. “Processing Fees” shall have that meaning set forth in Section 4.02(c)(5) of this Agreement. “Project” shall have that meaning set forth in Recital paragraph D of this Agreement, including any real property intending to be developed that is not yet incorporated within the territorial boundaries of the City of Manteca. “Project Approvals” shall mean the Approvals, this Agreement and the Subsequent Approvals. “Project Build-Out” shall mean the date on which a final inspection is completed for the last Project improvement, residential home or other structure to be constructed pursuant to the Approvals, Subsequent Approvals and this Agreement. “Project Site” shall have that meaning set forth in Recital paragraph C of this Agreement. “Review” shall have that meaning set forth in Section 6.02 of this Agreement. “Review” shall have that meaning set forth in Section 6.02 of this Agreement. “Right” or “Rights” shall mean a party’s rights, duties, responsibilities and obligations under the terms and conditions of this Agreement.
“Subdivision Agreement” shall mean an agreement between City and Developer regarding on- and off-site improvements relating to the Project, entered into pursuant to the Subdivision Map Act and City Law. “Subdivision Map Act” shall mean that legislation commonly known by the same name, currently set forth in California Government Code sections 66410 through 66499.58.
“Subsequent Approvals” shall mean those approvals as defined in Section 4.02(a)(2) of this Agreement. “Successors in Interest” shall mean all successor estates and interests in the Project and the Project Site, as well as all successors in interest, heirs, assignees, and transferees of the Parties. “Tender” shall have that meaning set forth in Section 6.05 of this Agreement. “Tentative Map” shall mean the Tentative Map approved for the Project in connection with the Project Approvals. “Term” shall have that meaning set forth in Section 1.05 of this Agreement.

Exhibit "A" ATTACHMENT 18
6 “Third Party” shall have that meaning set forth in Section 6.05 of this Agreement. “Transfer” shall have that meaning set forth in Section 9.01 of this Agreement. “Transferee” shall have that meaning set forth in Section 9.01 of this Agreement. “Transferred Property” shall have that meaning set forth in Section 9.01 of this Agreement. “Void” shall refer only to this Agreement and shall mean that situation where under the terms of this Agreement or by Legal Action or Challenge this Agreement becomes null, void, terminated, and/or of no further force or effect. “Waiver” shall have that meaning set forth in Section 3.01 of this Agreement. “Zoning Regulations” shall mean the official zoning regulations of the City in effect as of the Effective Date of this Agreement.

ARTICLE 3. OBLIGATIONS OF DEVELOPER AND CITY.

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

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

0.319 acre portion of land owned by City and assigned APN No. 226-370- 062, subject to the terms and conditions discussed herein and agreed to by the Parties.

ARTICLE 4. DEVELOPMENT OF PROJECT AND PROJECT SITE.

Section 4.01. Vested Right to Develop. Developer shall have the vested right to develop the Project (excepting fees) pursuant to the Applicable Law. Any Subsequent Approval shall be incorporated into this Agreement and vested hereby.

Developer’s vested right to develop the Project is subject to the limitation noted in Section 4.03(c). Any Subsequent Approval issued after the Effective Date shall be incorporated into this Agreement and vested hereby. It is the City’s intention not to vest fees, other than those listed in Section 4.02(c)(9) Development Agreement Fees.

Section 4.02. Applicable Law.
(a) Generally.
(1) Agreement Controls. The Parties hereby agree that due to the upcoming changes to Title 16 and Title 17 of the City Law, and in anticipation of the new 2043 General Plan being effective, the Parties hereby agree, that accepting any updates to Titles 16 or 17 of the Manteca Municipal Code, or any updates to rules, regulations, official policies, or governing provisions for reservation or dedication of land for public purposes, and governing design, improvement, the applicable specifications to the development of the Project shall be those in force and effect at the time of the Effective Date. To the extent any changes in Applicable Law conflict with Developer’s vested rights secured by this Agreement or the Developer’s Tentative Map, the City’s provisions shall control.
(2) Future Applications. Developer may elect, at its sole discretion, to make application for other land use approvals, actions, agreements, permits, or other entitlements necessary or desirable to the development of the Project Exhibit "A" ATTACHMENT 18
7 (“Subsequent Approvals”), including without limitation, site plan approvals, use and grading permits, lot line adjustments, sewer and water connections, design review, building permits, and certificates of occupancy. All conditions of approval applicable to such Subsequent Approvals shall also be considered included in any reference in this Agreement to the Subsequent Approvals. (b) California Codes.
(1) Notwithstanding subdivision (1) of Section 4.02(a), development of the Project shall be subject to changes occurring from time to time in the provisions of the City’s building, mechanical, plumbing, fire, and electrical regulations which are based on the recommendations of multi-state professional organizations and become applicable through the City, including, but not limited to, the California Building Code and other similar or related California codes (the “California Codes”), provided that such California Codes apply to the Project, and only to the extent the applicable code (and the applicable version or revision of the code) has been adopted by City and is in effect on a Citywide basis. (2) Such California Codes shall be interpreted and applied to construction of the Project in a reasonable manner consistent with the provisions and limitations in the particular code provision(s) adopted by City. (3) Unless otherwise provided by this Agreement, the rules, regulations, and official policies governing permitted uses of the land, governing density, and governing design, improvement, and construction standards, and specifications, applicable to development of the Project Site shall be those rules, regulations, and official policies in force at the time of execution of the Agreement. This Agreement shall not prevent the City, in subsequent actions applicable to the Project Site, from applying new rules, regulations, and policies which do not conflict with those rules, regulations, and policies applicable to the Project Site as set forth herein, nor shall the Agreement prevent the City from denying or conditionally approving any subsequent development project application on the basis of these existing or new rules, regulations, and policies. (c) More Applicable Law.
(1) The Applicable Law is further described below in subdivisions (2) through (16) of this Section

4.02(c).
(2) Environmental Mitigation. In connection with City’s approval of any Subsequent Approval or issuance of any other permit or approval that is subject to CEQA, and to the extent permitted or required by CEQA, City shall commence and process any and all preliminary reviews, initial studies and other assessments pursuant to CEQA, and City shall first consider using and adopting any existing environmental impact report(s) certified for the Project, addenda thereto and other existing environmental reports and studies as adequately addressing the environmental impacts of such matter or matters before requiring new or supplemental review or documentation.
(3) No Conflicting Enactments. This Agreement shall not preclude City or the voters in City, by subsequent action, from enacting or imposing any New City Law, that conflicts with this Agreement. Without limiting the generality of the foregoing, or any other provision of this Agreement, a New City Law shall be deemed to conflict with this Agreement and the Applicable Law to the extent it does any of the following: (i) limits or reduces the number of lots or overall square footage which may be developed on the Project Site, or the overall density of the Project, or any part thereof, from that set forth in the Project Approvals, (ii) limits or controls the rate, timing, phasing, or sequencing of the approval of the development or construction of all or any portion of the Project, whether by moratorium, growth restriction,; this however does not apply to the availability of sewer connections for the Project (iii) changes any land use designation or permitted use vested by this Agreement, (iv) requires the issuance of additional permits or approvals by City other than those required by Applicable Law, or (v) limits the processing for or the obtaining of the Subsequent Approvals. (4) Conditions of Approval. Developer shall be subject to those Conditions of Approval as set forth in Exhibit D1 to this Agreement, and are hereby incorporated by this reference, as if set forth herein in full. Where the Conditions of Approval and the terms of this Agreement conflict, the terms of this Agreement shall take precedence. (5) SCIP. Developer may elect to use the Statewide Community Infrastructure Program (“SCIP”) to fund al or a portion of the subdivision improvements, on-site and off-site. Engineering and Development Services staff shall not unreasonably withhold its support should the Developer elect to utilize SCIP financing. (6) CFD. Participation in a Public Safety Community Facilities District (CFD) will be a requirement and will be laid out in the Conditions of Approval for this Project.

Exhibit "A" ATTACHMENT 18
8 (7) Processing Fees. Developer shall pay those processing fees charged by City (for City’s administrative and related costs incurred relating to the consideration of any Application for a Subsequent Approval requested by Developer) that are in existence at the time the Application is accepted as complete or deemed complete by controlling law (“Processing Fees”). (8) Impact Fees.
(a) Generally. All City fees relating to new development are collectively referred to in this Agreement as “Impact Fees.” Some Impact Fees are assessed on a square footage basis, while others require payment of a set amount (flat fee) regardless of square footage. In addition, the Tentative Map contains Conditions of Approval requiring the payment of certain Impact Fees. Developer agrees to pay the Impact Fees, including the Regional Transportation Impact Fee, at the rate and amount in effect at the time the fee is due. However, Developer shall not be required to pay the same Impact Fee for the same Project home twice (for example, if the Impact Fee appears as a Condition of Approval as well as in this Agreement). (b) Fees Payable Prior to Building Permit Issuance. Developer shall pay the Impact Fees at building permit issuance for each Project home and other structure unless another time is set forth in the resolution or ordinance establishing the categories of Impact Fees, Mitigation Monitoring Program, or the Conditions of Approval. The Developer shall pay the amount of the particular category of Impact Fee that is in force and effect at the time of such building permit issuance or at such other time the Impact Fee is required to be paid as set forth in the resolution or ordinance establishing the Impact Fees, Mitigation Monitoring Program, or the Conditions of Approval or as determined by a fair share analysis approved by the City.

(9) Development Agreement Fees. In addition to the fees listed in Exhibit F, Developer shall pay onetime fee of $1.5 million for a Fire Engine to serve the residents as Development Agreement Fees. The per Housing Unit fee shall be allocated in the following manner:
(a) $2,000 per Housing Unit for a Public Safety Headquarters Fee to service the growing population of Manteca with state of the art Public Safety facilities, including the significant growth anticipated by this development. (b) $1,500 per Housing Unit for the Phase IV Sewer Expansion Fee. The $1,500 fee per Housing Unit will be the required fee until the formal Phase IV Sewer Expansion Fee is established by the City. If the established fee is less than $1,500 per Housing Unit, Developer shall pay that lower amount. If the fee is more than $1,500 per Housing Unit, Developer shall be required to pay the $1,500 per Housing Unit plus the difference between the established fee and $1,500 per Housing Unit.
(c) $1,500 per unit Housing Unit for a Infrastructure Supplemental Fee. This fee will be collected at this rate for every home subject to this Development Agreement. (d) $1,600 per Housing Unit for additional CNG waste management vehicles needed to service serve the new development.
(e) $ 1,400 per Housing Unit for use by the City Council at their its discretion. (f) The total fees per Housing Unit in this agreement are: $10,033 (g) The fees, as detailed above are set out in the chart below. The chart’s inclusion is for summary purposes only and is not a duplication of the fees above.

Item Description Cost Cost/unit Explanation
1 DA Fee: PS HQ $1,476,000 $2,000 New Fee to Cover Impacts to PS HQs.
2 DA Fee: Phase IV Sewer $1,107,000 $1,500 Fee Consistent in all DAs. 3 DA Fee: Infrastructure Fee $1,107,000 $1,500 Fee Consistent with July 3, 2023 DA.
4 DA Fee: CNG waste management Vehicles $1,180,000 $1,600 Fee Consistent in all DAs. 5 DA Fee: City Council Discretion $1,033,200 $1,400 "Bonus Bucks" 6 DA Fee: Fire Engine Fee $1,500,000 $2,033 New Engine to serve new Residents
TOTAL $7,043,200 $10,033
///
Exhibit "A" ATTACHMENT 18
9 (10) Parks. Developer shall comply with any Applicable Law concerning the timing of construction of park facilities associated with residential development. Developer shall pay City’s cost to form or annex into a CFD or other approved financing mechanism approved by the Parks and Recreation Department to maintain all landscaping, landscape irrigation, park areas including the storm drain basin, sound walls, street lights and associated decorative improvements within City lands or the public right- of-way. Beyond the required Impact Fee for regional/community parks, any park two (2) acres in size or larger shall provide a park restroom.
(11) Fee Adjustment. Notwithstanding anything to the contrary, the City shall adjust the fees noted above in January of each year during the Term of this Agreement. Such adjustment shall be based on the change of the Twenty City U.S.

Average Engineering News Record Official Construction Cost Index, and Developer shall pay those fees in place at time payment is due. If such Construction Cost Index is discontinued, the Developer and the City shall agree upon a replacement construction cost index. The first year’s adjustment shall reflect the annual change in the Engineering News Record Construction Cost Index from the Effective Date to January 1 of the following year. In each subsequent year, the adjustment shall reflect the change in the Construction Cost Index from January of the current year to January the following year, during the Term of this Agreement. In no event shall the fees be less than in any previous year. (12) Other Payments. Developer shall pay an additional sum of $500 per Housing Unit at the issuance of each building permit at the time of final inspection if the Developer opts to use the Fee Deferral Program. (13) Storm Discharge Fee. Developer shall pay a Storm Discharge Fee of $1,500 per gross acre in order for the City to recover costs directly attributable to impacts of new development, namely new storm drain discharge requirements being placed on the City by South San Joaquin Irrigation District (SSJID), the storm drainage fee shall only be required if this Project discharges storm water into a South San Joaquin Irrigation District facility, lateral, drain, or canal. (14) San Joaquin County Capital Facilities Fee. Pursuant to the Tax Allocation Agreement with the San Joaquin County regarding the Hat Ranch Annexation, Developer shall pay the County’ s Capital Facilities Fee to County pursuant to County Ordinance No. 4252, adopted June 14, 2005. Upon payment of this fee to the City, the City will remit the fee revenues to County on a quarterly basis.
(15) Other Fees. Developer shall be subject to and shall comply with mitigation requirements (i.e. fees, etc.) imposed by regional, County, State, or Federal authority as if this Agreement were not in effect. The rights secured through this Agreement shall not better or worsen Developer’s situation relative to such mitigation requirements. (16) Overcapacity, Oversizing of Improvements and Fee Credits. City has conditioned the Project to require Developer to construct on site and/or off-site improvements or amenities (“backbone utility and/or street improvements within, among others, Antone Raymus Parkway, Atherton Drive, Main Street/Manteca Road, and Woodward Avenue (“Backbone Improvements”) in a manner which provides for reasonable oversizing or overcapacity (“Oversizing”) so that the Improvements are able to serve property outside the Project Site in addition to serving the Project in accordance with the City’s Master Utility Plans. Accordingly, Developer shall do the following: (i) Developer shall install a sanitary sewer main as identified in the Conditions of Approval for the Project, in accordance with the City’s Wastewater Collection System Master Plan; (ii) Developer shall also construct a thirty-six inch (36”) gravity sanitary sewer main from the existing sanitary sewer system as identified in the Conditions of Approval, as shown in the City’s Wastewater Collection System Master Plan. The detailed design of these improvements shall be finalized during the Improvement Plan review process and shall be constructed with the first unit of the Project. For these improvements, the City shall reimburse developer for the construction of these improvements, in accordance with the PFIP. As of June 28, 2023, the City has $1,118,243 set aside in a non-interest bearing account for the Antone Raymus Parkway and Atherton Drive extensions. City shall reimburse the Developer readily upon acceptance of these improvements by City Council; (iii) Any credits owed to the Developer from the City will be spread evenly across all phases of the Project; (iv) the Developer shall not receive a true-up of costs during the pendency of the Project; (v) the costs and/or credits, as identified in the City’s PFIP will be allocated to Developer per the improvements installed, and are as follows: Water Groundwater Supply (well site improvements )15%; Sanitary Sewer – Gravity & Forced Pipelines 8%; Sanitary Sewer – Pump / Lift Stations 12%; Storm Drain 12%; Transportation 2% mobilization. No additional soft costs other than those identified here will be reimbursed/credited to the Developer.
(17) Available Sewer Capacity. If the Wastewater Quality Control Facility (WQCF) Phase IV improvements have yet to be completed, but there exists sufficient sewer capacity as determined by the City to serve the development, then sewer connections will be allowed.
(18) Water Conservation. The Project shall abide by all state and local regulations regarding water conservation. All tentative subdivision maps shall comply with the requirements of Government Code Section 66473.7.

Exhibit "A" ATTACHMENT 18
10 (19) Precedence of Development Agreement over Project Approvals. In the event of any inconsistency between this Agreement and any Approvals and Subsequent Approvals, the provisions of this Agreement shall control. (20) Water Supply Assessment. The Parties have read and approved the Hat Ranch Water Supply Assessment dated November 2021 prepared by West Yost & Associates and hereby confirm that there is adequate water capacity for the allocations provided by herein.

Section 4.03. Cooperation/Implementation.
(a) Efforts of the Parties.
(1) The Parties agree to cooperate with each other pursuant to this Agreement. (b) Life of Approvals, Subsequent Approvals, and Other Entitlements. (1) Generally. Pursuant to California Government Code Section 66452.6(a), the Term of the Approvals (including the Tentative Map) and Subsequent Approvals (collectively referred to in this Section only as “approval”) shall automatically be extended for the longer of:
(A) The Term of this Agreement; or
(B) The term normally given the approval under controlling or Law or City Law. (2) Lapse. Any approval which has gone beyond the term normally given under controlling Law or City Law shall lapse and become null and void and of no further force or effect at the same time that this Agreement lapses or otherwise becomes Void.
(c) Changes in the Law. Pursuant to Government Code Section 65869.5, and notwithstanding any other provisions of this Agreement, this Agreement shall not preclude the application to the Project of any Law that is specifically mandated and required by changes in state or federal Law (“Changes in the Law”). In the event the Changes in the Law prevent or preclude compliance with one or more provisions of this Agreement, the Parties shall take the following actions:
(1) Notice and Copies. The Party which believes a Change in the Law has occurred shall provide the other Party hereto with a copy of such state or federal Law or regulation and a statement of the nature of its conflict with the provisions of the Applicable Law and/or of this Agreement. (2) Modification Conferences. Developer and the City staff shall, within ten (10) business days, meet and confer in good faith and engage in a reasonable attempt to modify this Agreement, but only to the minimum extent necessary to comply with such federal or state Law or regulation.

(3) Council Hearings. Thereafter, if the representatives of the Parties are unable to reach agreement on the effect of such federal or state law or regulation and the change upon the Agreement, or if the required change which is agreed to by the Parties requires, in the judgment of the City Manager and the City Attorney, a hearing before and/or approval by the City Council, then the matter shall be scheduled for hearing before the City Council by the City Clerk at its next meeting. At least ten (10) days’ written notice of the time and place of such hearing shall be given by the City Clerk to the representative of Developer and the City Manager. The City Council, at such hearing, or at a continuation of such hearing, shall determine the exact modification, which is necessitated by such federal or state law or regulation. Developer, and any other interested person, shall have the right to offer oral and written testimony at the hearing. The determination of the City Council shall be final and conclusive, except for judicial review thereof. (d) Processing. Developer shall provide City, in a timely manner, all documents, applications, plans and other information necessary or desirable for City to carry out its obligations hereunder and Developer shall cause Developer’s planners, engineers, and all other agents, employees or consultants to submit, in a timely manner, all such materials and documents therefor. It is the express intent of Developer and City to cooperate and work together to implement any Applications for Subsequent Approvals that are necessary or desirable in connection with the development of the Project. Upon submission of all required documents, applications, plans and other information necessary or desirable for City to carry out its obligations hereunder, City shall commence and diligently complete all steps necessary to act on the Subsequent Approval application, including without limitation, the notice and holding of all required public hearings. City may deny an application for a Subsequent Approval only if:
(i) such application does not comply with Applicable Law or the terms of this Agreement, or (ii) City is unable to make the findings Exhibit "A" ATTACHMENT 18
11 required for such Subsequent Approval required by Applicable Law. City may approve an Application subject to any conditions necessary to bring the Subsequent Approvals into compliance with Applicable Law or allow the City to make the finding required by Applicable law, provided such conditions comply with Section 4.02(c)(4) of this Agreement. If City denies such Subsequent Approval, City shall specify in making such denial the modifications required to be made to obtain approval of such Application.

Any such modifications must be consistent with Applicable Law and this Agreement. City shall approve such Subsequent Approval Application if resubmitted with the specified modifications. (e) Other Governmental Permits. Developer shall apply in a timely manner for such other permits, approvals, grants, agreements and other entitlements (“entitlements”) as may be required by other agencies having jurisdiction over, or in connection with the development of, or provisions of services to, the Project. City shall cooperate with Developer relative to such entitlements.
(f) Phased Maps. City acknowledges that Developer may, at its sole discretion, file phased final maps as permitted by California Government Code Section 66456.1 and City concurs in the filing of such multiple final maps. All improvements, which the City determines necessary to serve a phased final map, shall be constructed (or appropriate security shall be provided to ensure construction as provided in the Subdivision Map Act) prior to approval of that map, unless the Tentative Map (or conditions imposed thereon or Phasing Plan included therewith) contain a specific alternative deadline by which an improvement must be constructed.

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

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

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

Notwithstanding Government Code Section 65866, new City Laws that seek to: (i) control the rate of development or construction in the City in a manner inconsistent with Parties’ Rights under this Agreement, (ii) limit or reduce the number of lots or square footage which may be developed on the Project pursuant to this Agreement, (iii) change any land use designation or permitted use vested by this Agreement, (iv) limit the processing of applications for, or the obtaining of, Subsequent Approvals, or (v) require the issuance of additional permits or approvals by City other than those required by Applicable Law for development of the Project, shall not apply to the Project during the Term.

ARTICLE 5. MODIFICATION.

Section 5.01. Modification of Agreement. After the original approval of the Approvals and this Agreement, the Developer may seek an amendment, revision, or other modification (“Modification”) to such Approvals. The Parties desire to retain a certain degree of flexibility with respect to the details of the development of the Project and with respect to those matters covered herein only in general terms. If and when City Manager and Developer mutually find that clarifications to this Agreement are appropriate to further the intended purposes hereof, and such (a) are not materially inconsistent with the Approvals and (b) such clarifications do not otherwise affect the Term, permitted uses, provisions for reservation and dedication of land, requirements relating to Subsequent Approvals, or other subsequent discretionary actions or monetary contributions by Developer, they may effectuate such changes, adjustments, or clarifications without prior notice, public hearing, or modifications to this Agreement through one or more operating memoranda approved by the City Manager and any corporate officer of Developer, which, after execution, shall be attached hereto and become a part hereof; provided, however, that nothing herein shall authorize the delegation of authority to the City Manager that is contrary to state or federal legal requirements. Depending on the scope of the modifications, the Parties recognize, agree, and acknowledge that any modifications may need to go before the Planning Commission and/or City Council for approval.
(A) If the Modification is not consistent with this Agreement or the Approvals, as they existed on the Effective Date (“Inconsistent Modification”), the Applicable Law may be subject to modification or renegotiation by the City as a condition of the City’s approval of the Inconsistent Modification. ///
Exhibit "A" ATTACHMENT 18
12 (B) If the Modification is consistent with this Agreement or the Approvals, as they existed on the Effective Date (“Consistent Modification”), the Applicable Law shall not be subject to modification, unless mutually agreed to by the Parties.
(C) The City Manager shall decide whether a requested Modification is an Inconsistent Modification or a Consistent Modification. Any such modification shall be subject to the processing requirements under City Law.

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

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

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

The Parties hereto may pursue any remedy at law or equity available for the breach of any provisions of this Agreement, except that neither Party shall be liable in damages to the other party, or to any Successors in Interest, or to any other person except as otherwise specified herein. Each Party covenants not to sue for damages or claim any damages, including consequential or incidental damages, for any breach of this Agreement (except for bad faith breach) or for any other cause of action arising from the Agreement, for taking, impairment, or restriction of any Right or interest conveyed pursuant to this Agreement or otherwise, or arising out of or connected with any dispute or issue regarding the application or interpretation or effect of the provisions of this Agreement.
(a) Specific Performance. The Parties acknowledge that money damages and remedies at law generally are inadequate and that specific performance is an appropriate remedy for the enforcement of this Agreement and should be available to the Parties for the following reasons:
(1) Money damages are unavailable as provided in this Section 6.01. (2) Due to the size, nature, and scope of the Project, it will not be practical or possible to restore the Project Site to its preexisting condition once implementation of this Agreement has begun. After such implementation, Developer may be foreclosed from other choices it may have had to utilize the Project Site and provide for other benefits. Developer has invested significant time and resources and performed extensive planning and processing of the Project in agreeing to the terms of this Agreement, and will be investing even more significant time and resources in implementing the Project in reliance upon the terms of this Agreement. It will not be possible to determine the sum of money that would adequately compensate Developer for such efforts. By the same token, the City will have invested substantial time and resources and will have permitted irremediable changes to the land and increased demands on the surrounding infrastructure and will have committed, and will continue to commit to development in reliance upon the commitment to provide infrastructure and related improvements and other exactions to meet the needs of the Project and to mitigate its effect on the area and upon City and the public at large, all in reliance upon the terms of this Agreement, and it would not be possible to determine a sum of money which should adequately compensate City for such undertakings. For this reason, the City and Developer agree that if either Party fails to carry out its obligations under this Agreement, the other Party shall be entitled to, in addition to such other remedies as are available to it, the remedy of specific performance of this Agreement.
(b) Notice and Cure. The terms, provisions, and conditions of this Article 6 shall apply to any default or alleged default by either Party. While this Agreement is in effect, compliance by Developer with the terms of this Agreement is hereby made a condition to the Tentative Map. Failure or unreasonable delay by either Party to perform any term, provision, or condition of this Agreement (“Alleged Default”) for a period of thirty (30) days (“Default Period” or “Cure Period”) after written Notice thereof (“Default Notice”) from the other Party (“Noticing Party”) to the Party against whom the Alleged Default is made (“Curing Party”) shall constitute a “Default” under this Agreement, subject to this Article 6 and to any extensions of time granted by mutual consent of the Parties in writing. The Default Notice shall be given pursuant to Article 8 of this Agreement and shall specify the nature of the Alleged Default and, where appropriate, the manner (“Cure”) and period of time in which said Alleged Default may be satisfactorily cured (“Cure Period”). If the nature of the Alleged Default is such that it cannot reasonably be cured Exhibit "A" ATTACHMENT 18
13 within such 30-day Default Period, the commencement of the Cure within the Default Period and the diligent prosecution to completion of the Cure (said period also considered to be the “Cure Period”) shall be deemed a Cure within the Default Period. (c) Cure Period. During any Cure Period the Curing Party shall not be in Default of this Agreement for the purposes of termination, institution of a Legal Action or other action or proceeding. If the Alleged Default is Cured, then no Default by the Curing Party shall have taken place or exist and the Noticing Party shall take no further action. (d) Remedies. Subject to the foregoing provisions of this Section 6.01, after Default Notice and expiration of the 30-day Default Period without Cure, or without commencement of the Cure Period, or with commencement of the Cure but without diligent prosecution of the Cure, the Noticing Party may do the following:
(1) If the Noticing Party is the Developer, then after filing with and rejection by the City of the claim, Developer may institute a Legal Action regarding the Default against City. (2) If the Noticing Party is the City, it may institute a Legal Action regarding the Default against the Developer, and/or it may give a “Notice of Intent to Terminate” the Agreement pursuant to the Development Agreement Statute (e.g., Government Code Section 65868) and City Law. Said Notice of Intent to Terminate shall be given pursuant to Article 8 of this Agreement. Following said Notice of Intent to Terminate, the matter shall be scheduled for public hearing for consideration and review by the City Council in the manner set forth in the Development Agreement Statute and City Law. At that hearing, Developer shall be required to demonstrate good faith compliance with the terms and conditions of this Agreement and the Approvals. If Developer demonstrates good faith compliance with the terms and conditions of this Agreement and the Approvals, the City may not provide “Notice of Termination” of the Agreement to Developer. If Developer does not demonstrates good faith compliance with the terms and conditions of this Agreement and the Approvals, the City may, at its option, give written Notice of Termination of the Agreement to the Developer. Said Notice of Termination shall be given pursuant to Article 8 of this Agreement; however, notwithstanding Article 8, said Notice of Termination shall be effective immediately upon the date of the Notice. (e) Relation to Annual Review. Evidence of an Alleged Default by Developer may also arise in the course of the regularly scheduled Review of this Agreement, as further described in Section 6.02 of this Agreement. (f) No Waiver. Failure or delay by City or Developer in giving Default Notice pursuant to this Section shall not constitute a waiver by City or Developer of any Alleged Default or Default by Developer or City. Any failure or delay by City or Developer in asserting any of its Rights as to any Alleged Default or Default shall not operate as a waiver of any Alleged Default or Default or of any such Rights or deprive City or Developer of its Legal Rights or right to bring a Legal Action which City may deem necessary to protect, assert, or enforce any such Rights and Legal Rights. No waiver shall be effective or binding unless it is made in writing expressly identifying itself as a waiver of a Default under this Agreement.

Section 6.02. Periodic Review. The City may review the extent of good faith compliance by Developer with the terms of this Agreement at least every 12 months from the Effective Date (“Review”). The City Manager or their designee, in his or her reasonable discretion, may review such good faith compliance more often than once every 12 months. At the time of such Review (whether every 12 months or sooner) the Developer, or its Successors in Interest, shall be required to demonstrate good faith compliance with the terms of this Agreement. Such Review shall be performed pursuant to Article 5 of the City’s “Procedures and Requirements for Consideration of Development Agreements,” provided, however, that the City Manager shall issue a Notice of Compliance or a Notice of Non-Compliance (pursuant to Section 9.02 of this Agreement), as appropriate, and may take all such other actions permitted by this Agreement that the City Manager’s determination may give rise to (e.g., proceedings under Section

6.01 of this Agreement). Failure by City to conduct Review shall not be considered a waiver by City of any Alleged Default or Default of Developer, nor shall it be argued by Developer to be an Alleged Default or Default by City or Developer. The reasonable cost of each annual Review conducted during the term of this Agreement shall be reimbursed to City by Developer, provided that City provides Developer with an itemization of such costs for which reimbursement is sought. Such reimbursement shall include all direct and indirect expenses reasonably incurred in such Review, or by fee established by the City for such Review, or by fee established by the City for such Review.

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

Section 6.04. Enforced Delay; Extension of Time Performance. In addition to other specific provisions of this Agreement, performance by either Party hereunder shall not be deemed to be in Default where delays or failure to perform are due to war, insurrection, strikes, walkouts, riots, floods, earthquakes, fires, casualties, acts of God, governmental restrictions imposed or mandated by governmental entities other than City, judicial decisions, or similar basis for excused performance including economic recessions, which is not within the reasonable control of the Party to be excused. A “Challenge” (as defined in Section 6.05) shall be deemed to create an excusable delay as to Developer. Upon the request of either Party hereto (Notice of which shall be given in Exhibit "A" ATTACHMENT 18
14 the means and manner set forth in Article 8 of this Agreement), an extension of time for such cause shall be granted in writing by the other Party for the period of the enforced delay or longer as may be mutually agreed upon.

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

Attorneys’ fees under this section shall include attorneys’ fees on any appeal and, in addition, a Party entitled to attorneys’ fees shall be entitled to all other reasonable costs and expenses incurred in connection with such action. In addition to the foregoing, the prevailing party in any such lawsuit shall be entitled to its attorneys’ fees incurred in any post-judgment proceedings to collect or enforce the judgment. This provision is separate and several and shall survive the merger of this Agreement into any judgment on this Agreement.
(c) Indemnification. In the event of a Legal Action or other proceeding instituted by a party other than the Parties to this Agreement or their Successors in Interest, including without limitation another governmental entity or official (“Third Party”) challenging the City’s approval of any aspect of the Project or this Agreement, including but not limited to, the validity of any provision of this Agreement, the Approvals, the Subsequent Approvals the sufficiency of any and all of the past, present, or future environmental review and documentation of the Project pursuant to CEQA or any other action in which Developer is the defendant or is the real party in interest, whether named or not (“Challenge”), the Parties shall cooperate in defending against the Challenge as provided in this Section. City shall tender the complete defense of the Challenge to Developer (the “Tender”) and upon Developer’s acceptance of the Tender, the following shall apply:
(A) Developer shall indemnify and hold harmless City from any and all costs and fees, including without limitation attorneys’ fees, court costs, costs of discovery, etc. and liabilities arising from the defense of the Challenge.
(B) Developer shall defend City. Developer shall control the defense of the Challenge; however, Developer shall coordinate said defense with City and shall seek and secure the City Council’s concurrence with any settlement proposal, which shall not be unreasonably withheld. (C) Developer shall be responsible for the attorneys’ fees and costs owing to the legal counsel that Developer chooses.
(d) Statute of Limitations. Any and all claims by Developer arising out of or related to this Agreement shall be presented to the City Council by delivery to the City Clerk who shall place such claim on an agenda of a meeting of the City Council for consideration and decision. When required by this Article 6, notice and opportunity to cure shall be a condition precedent to the filing of a claim. Claims shall be presented not later than one hundred eighty (180) days after accrual of the cause of action. Causes of action (which are presented in the claim) which are based upon a City Default shall be deemed to accrue only after expiration of the Cure Period as provided in Article 6 of this Agreement. (e) Release. Developer, for itself and Successors In Interest, hereby releases City from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, based solely upon the City having entered into this Agreement or the validity of the terms of this Agreement (collectively “released claims”), including, but not limited to, any released claims, based or asserted, pursuant to Article I, Section 19 of the California Constitution, the Fifth Amendment of the United States Constitution, or any other law or ordinance. Nothing in this Section shall be construed to release City from liability in the event of a breach of this Agreement. In the event of a breach of this Agreement, the Parties’ remedies shall be governed by the provisions of Section 6.01 of this Agreement.

ARTICLE 7. MISCELLANEOUS PROVISIONS.

Section 7.01. No Agency; Joint Venture or Partnership. It is specifically understood and agreed to by and between the Parties that:
(a) The Project is a private development;
(b) City has no interest or responsibility for, or duty to, third parties concerning any improvements until such time, and only until such time, that City accepts the same pursuant to the provisions of the Agreement or in connection with the various Approvals or Subsequent Approvals;
Exhibit "A" ATTACHMENT 18
15 (c) City and Developer will endeavor to allow Developer to have control over the Project. The Developer and the City will coordinate regarding the Developer’s activities on the Project Site that impact the health, safety, and welfare of other residents of the City. Developer shall not reasonably withhold permission for the City to enter the Project Site to complete any and all necessary inspections within the City’s authority as allowed under federal, state, or City Law. (d) City and Developer hereby renounce the existence of any form of agency relationship, joint venture or partnership between City and Developer and agree that nothing contained herein or in any document executed in connection herewith shall be construed as creating any such relationship between City and Developer.

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

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

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

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

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

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

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

Section 7.09. Waiver. No waiver of any provision of this Agreement shall be effective unless in writing and signed by the Party against whom enforcement of a waiver is sought. No waiver of any right or remedy in respect to any occurrence or event shall be deemed a waiver of any right or remedy in respect to any other occurrence or event.

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

Section 7.11. Mortgagee Protection. The Parties hereto agree that this Agreement shall not prevent or limit Developer, in any manner at Developer’s sole discretion, from encumbering the Project Site or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Project Site. City acknowledges that Exhibit "A" ATTACHMENT 18
16 the lender(s) providing such financing may require certain Agreement interpretations and modifications, and City hereby agrees upon request, from time to time, to meet with Developer and representatives of such lender(s) to provide in good faith any such request for interpretation or modification. City will not unreasonably withhold its consent to any such requested interpretation or modification provided such interpretation or modification is consistent with the intent and purposes of this Agreement, but recognize that such modification may ultimately require approval by the Planning Commission and/or City Council. Any mortgagee of a mortgage or a beneficiary of a deed of trust (“Mortgagee”) of the Project Site shall be entitled to the following rights and privileges:
(a) Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish, or impair the lien of any mortgage or deed of trust on the Project Site made in good faith and for value. (b) Any Mortgagee may give notice to City in writing that it holds a mortgage in the Project Site and may request copies of any Default Notice given to Developer under the terms of this Agreement to be sent to that Mortgagee. Any such notice shall include the address to which the Mortgagee desires copies of notices to be mailed. If City timely receives a request from a Mortgagee requesting a copy of any Default Notice given to Developer under the terms of this Agreement, City shall provide a copy of that notice to the Mortgagee within ten (10) days of sending the Default Notice to Developer. The Mortgagee shall have the right, but not the obligation, to cure the Default during the remaining Cure Period allowed such Party under this Agreement, and City shall accept such Cure by or at the instance of the Mortgagee as if the same had been made by the Developer. (c) Any Mortgagee who comes into possession of the Project Site, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Project Site, or part thereof, subject to the terms of this Agreement; provided, however, in no event shall such Mortgagee be liable for any monetary obligations of Developer arising prior to acquisition of title to the Project Site by such Mortgagee, except that any such Mortgagee or its successors or assigns shall not be entitled to a building permit or occupancy certificate until all delinquent and current fees and other monetary obligations due under this Agreement for the Project Site, or portion thereof, acquired by such Mortgagee have been paid to City.

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

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

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

ARTICLE 8. NOTICES.

Section 8.01. Means and Manner.
(a) Generally. Any notice or communication required pursuant to this Agreement between City or Developer (“Notice”) shall be in writing and be served upon the Party to whom addressed by personal service as required in judicial proceedings, or by deposit of the same in the custody of the United States Postal Service, postage prepaid to the addresses set forth in Section 8.02. A courtesy copy of such Notice may be made via email, but such transmission shall not replace the mail or personal delivery requirements of this Article. Notice shall be deemed for all purposes, to have been given and received on the date of (i) personal services or (ii) three (3) consecutive calendar days following the deposit of the same in the United States mail as provided above.

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

If to City, to:

Toni Lundgren
City Manager City of Manteca
1001 West Center Street Manteca, CA 95337
Telephone: (209) 456-8017
Email: [email protected]
Exhibit "A" ATTACHMENT 18
17 If to Developer, to:

Craig Cristina
Richland Planned Communities, Inc.
3000 Lava Ridge Court, Suite 115
Roseville, CA 95661
Telephone: (949) 261-7010
Email: [email protected]
Any Party hereto may at any time, by giving Notice to the other Party pursuant to Section 8.01 of this Agreement, designate any other address in substitution to the address to which such Notice shall be given. Thereafter, all Notices relating to this Agreement shall be addressed and transmitted to such new address.

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

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

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

Section 9.02. Notice of Compliance.
(a) Request. Within forty-five (45) days following any written request made in the means and manner required by Article 8 of this Agreement, which either Party may make from time to time, the other Party to this Agreement shall execute and deliver to the requesting party a Notice certifying:
(1) Whether this Agreement is unmodified and in full force and effect or, if there have been modifications hereto, whether this Agreement is in full force and effect as modified and stating the date and nature of such modification;
(2) Whether there are any current uncured Alleged Defaults or Defaults under this Agreement and specifying the dates and nature of any such Alleged Default or Default; and (3) Any other reasonable information requested.
(b) Determination. In response, the responding party shall determine whether or not the requesting party follows this Agreement and shall issue, pursuant to Article 8 of the Agreement, a “Notice of Compliance” or a “Notice of NonCompliance,” as appropriate. (c) Relation to Default. If the responding party determines that a Notice of Non-Compliance shall be issued to the requesting party, then the responding party may elect to have the Notice of Non-Compliance also serve as a Default Notice pursuant to Section 6.01 of this Agreement. If the responding party so determines, the response shall expressly state that it is also serving as such a Default Notice and the provisions of Section 6.01 of this Agreement shall apply. ///
Exhibit "A" ATTACHMENT 18
18 ARTICLE 10. COUNTERPARTS; ENTIRE AGREEMENT; EXHIBITS.

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

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

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

Exhibit A – Map of the Project Site.

Exhibit B – Legal Description of the Project Site.

Exhibit C – Hat Ranch Planned Development Design Guidelines. Exhibit D – Tentative Map Exhibit D1– Conditions of Approval.

Exhibit D2 – Mitigation Monitoring Program.

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

ARTICLE 11. SIGNATURES; RECORDATION.

Section 11.01. Signature. Developer shall sign and acknowledge this Agreement pursuant to Section 1.04 of this Agreement and then deliver this Agreement to City for the Mayor to sign and acknowledge.

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

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

CITY OF MANTECA: RICHLAND PLANNED COMMUNITIES, INC.:
__________________________________________
Gary Singh, Mayor
By:_____________________________________________
Title: ___________________________________________
ATTEST:

By:

Cassandra Candini-Tilton
APPROVED AS TO FORM:

L. David Nefouse, City Attorney
By:

L. David Nefouse, City Attorney

Exhibit "A" ATTACHMENT 18
19 EXHIBIT A

MAP OF THE PROJECT SITE

Exhibit "A" ATTACHMENT 18

EXHIBIT A
Map of Project Site
Exhibit "A" ATTACHMENT 18
20 EXHIBIT B

LEGAL DESCRIPTION

Exhibit "A" ATTACHMENT 18
P:\25224\SRV\Mapping\Desc\Hat Ranch Annexation.doc
25224
7/26/2019

DESCRIPTION OF HAT RANCH DEVELOPMENT ANNEXATION TO THE CITY OF

MANTECA, SAN JOAQUIN COUNTY, CALIFORNIA
BEING A PORTION OF THE NORTHEAST QUARTER OF SECTION 16 AND A PORTION OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 2S, RANGE 7E, MOUNT DIABLO BASE

AND MERIDIAN, SAN JOAQUIN COUNTY, STATE OF CALIFORNIA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHEASTERLY CORNER OF THE NORTHEAST QUARTER OF SECTION 16,

THENCE ALONG THE SOUTHERLY LINE OF SAID NORTHEAST QUARTER SECTION, COURSE #1. NORTH 89°31’42” WEST, 2644.57 FEET, TO THE WESTERLY LINE OF SAID

NORTHEAST QUARTER SECTION,

THENCE ALONG SAID WESTERLY LINE,
COURSE #2. NORTH 0°04’57” WEST, 1323.41 FEET,

THENCE LEAVING SAID WESTERLY LINE AND ENTERING SAID NORTHEAST QUARTER OF SECTION 16,
COURSE #3. SOUTH 89°30’54” EAST, 2640.37 FEET, TO THE SECTION LINE COMMON TO SECTION 15 AND 16,

THENCE NORTHERLY ALONG SAID SECTION LINE,
COURSE #4. NORTH 0°15’53” WEST, 386.81 FEET,

THENCE LEAVING SAID SECTION LINE AND ENTERING SAID NORTHWEST QUARTER OF SECTION 15,
COURSE #5. SOUTH 89°30’50” EAST, 2651.47 FEET, TO THE EASTERLY LINE OF SAID

NORTHWEST QUARTER SECTION,

THENCE ALONG SAID EASTERLY LINE,
COURSE #6. SOUTH 0°16’44” EAST, 1710.07 FEET, TO THE SOUTHERLY LINE OF SAID

NORTHWEST QUARTER SECTION,

THENCE ALONG SAID SOUTHERLY LINE,
COURSE #7. NORTH 89°39’18” WEST, 2651.90 FEET, TO THE POINT OF BEGINNING.

CONTAINING 184 ACRES, MORE OR LESS

END OF DESCRIPTION
Exhibit "A" ATTACHMENT 18
P:\25224\SRV\Mapping\Desc\Hat Ranch Annexation.doc
25224
7/26/2019

PREPARED BY:
______________________________ _____________________

IAN BRUCE MACDONALD DATE
LICENSED LAND SURVEYOR NO. 8817
(EXP. 12/31/19)

STATE OF CALIFORNIA
APPROVED AS TO DESCRIPTION:

COUNTY SURVEYOR
_______________________________
JAMES E. HART, L.S. 8657
Exhibit "A" ATTACHMENT 18
21 EXHIBIT C

HAT RANCH PLANNED DEVELOPMENT DESIGN GUIDELINES

Exhibit "A" ATTACHMENT 18

HAT RANCH PLANNED DEVELOPMENT

DESIGN GUIDELINES
PREPARED FOR:

The City of Manteca
PREPARED BY:

Bassenian Lagoni- Architect
MacKay & Somps- Civil Engineer & Planning
KLA, Inc.- Landscape Architect
SUBMITTED BY:

Richland Communities
April 2022
Exhibit "A" ATTACHMENT 18
Table of Contents
CHAPTER 1 INTRODUCTION............................................................................................................................................. 2

1.1 Purpose and intent................................................................................................................................................. 2

1.2 Vision Statement And Objectives........................................................................................................................... 2

1.3 Plan Area and Community Connectivity ................................................................................................................ 2

1.4 Project Description................................................................................................................................................. 3 Chapter 2 Land Use.......................................................................................................................................................... 5

2.1 Existing Land Use Designations.............................................................................................................................. 5

2.2 Proposed Land Use Designations........................................................................................................................... 5

2.2 Development Standards......................................................................................................................................... 8

2.3 Shared park uses.................................................................................................................................................... 9 Chapter 3 Architecture Guidelines................................................................................................................................. 10

3.1 Purpose and Intent...............................................................................................................................................10

3.2 Residential elevations..........................................................................................................................................10

3.3 Residential design elements ................................................................................................................................16

3.4 Half Plex................................................................................................................................................................19 Chapter 4 Circulation .....................................................................................................................................................20

4.1 Circulation Narrative............................................................................................................................................20

4.2 Street Types .........................................................................................................................................................20

4.3 Traffic Calming .....................................................................................................................................................21 Chapter 5 Landscape......................................................................................................................................................23

5.1 Purpose ................................................................................................................................................................23

5.2 Parks and Open Space..........................................................................................................................................24

5.3 Streetscape...........................................................................................................................................................29

5.4 Community Gateway Entries ...............................................................................................................................30

5.5 neighborhood Entries...........................................................................................................................................32 Chapter 6 Implementation.............................................................................................................................................33

6.1 Purpose ..........................................................................................................................................................33

6.2 Exceptions and Revisions...............................................................................................................................33

6.3 Consistency Requirements.............................................................................................................................33

6.4 Design Review Process...................................................................................................................................33

6.5 Construction Implementation / Involvement................................................................................................35 Chapter 7 Exhibits..........................................................................................................................................................36 Exhibit "A" ATTACHMENT 18
CHAPTER 1 INTRODUCTION

1.1 PURPOSE AND INTENT
The following design guidelines provide the framework for future development within the Hat Ranch development area. The overall goal of these Guidelines is high-quality home design that promotes both visual compatibility and variety. These guidelines express the desired character of future development and address the opportunities of site planning, architecture, and landscaping. These Guidelines are intended to be flexible and illustrative in nature. The flexibility provided is meant to be able to respond to unanticipated conditions such as changes in community desire and the marketplace.

1.2 VISION STATEMENT AND OBJECTIVES
The objectives of these guidelines are to:
• Provide the City of Manteca with the assurance that the development area shall develop in accordance with the quality and character proposed in this document.
• Serve as design criteria to developers, builders, engineers, architects, landscape architects, and other design professionals to maintain the quality of the community
• Lend guidance to the City in review of future development of Hat Ranch • Provide guidance in the formulation of Covenants, Conditions, and Restrictions for the use of land in Hat Ranch

1.3 PLAN AREA AND COMMUNITY CONNECTIVITY
The project site is comprised of four parcels in San Joaquin County in the City’s sphere of influence, and the LathropManteca Fire District service area. It is currently farmed with vineyards and is improved with a large barn, office, a tree-lined driveway, and a 20,000 square foot residence constructed in the middle of the project site. It is bordered by low density residential development to the north (Pillsbury Estates and Woodward Park) and west (Evans Estates), and orchards to the south and east. The land directly south and east of the project site are designated in the City’s General Plan as low density residential. Additionally, the future Antone Raymus Parkway is proposed along the southern boundary of the project site, and the future East Atherton Drive is proposed along the eastern boundary of the project site. Pillsbury Road will continue through the project site from the north to connect to the future Antone Raymus Parkway.

Exhibit "A" ATTACHMENT 18
Vicinity Map

1.4 PROJECT DESCRIPTION
The Hat Ranch Design Guidelines outline the standards for development within the Hat Ranch project site. The project is a proposed master planned residential community located on approximately 184 acres in unincorporated San Joaquin County, within the City of Manteca’s 20-year of Sphere of Influence (SOI). The project will include up to 738 dwelling units, two neighborhood parks, and an elementary/middle (K-8) school site.

To provide a variety of housing options, the project proposes 5 different single-family detached lot types, and a unique district of “half-plex” units and “half-plex clusters”. The Site Plan Exhibit in Chapter 7 (Exhibit C.4) provides additional detail on the location of the various lot sizes and products. As the project is developed over time, the location of these home types and lot sizes may be adjusted and relocated based on demand and market conditions.

Exhibit "A" ATTACHMENT 18
The Applicant has submitted one tentative subdivision map (TSM). As part of the TSM application, the project includes the following offsite improvements:
• The extension of sewer and water mains from the project site to existing facilities located within Manteca Road and/or East Atherton Drive.
• The extension of one or more storm drain force mains to SSJID Lateral “X” located north of the project site. • Construction of the following street frontage surface improvements:
• Antone Raymus Parkway from Manteca Road to East Atherton Drive (including 27 feet of travel way, 7 feet of the ultimately 14-foot-wide median, and 20-feet of sidewalk and landscaped area); • East Atherton Drive from Antone Raymus Parkway to the end of the existing street improvements north of the project site (including 27 feet of travel way, 7 feet of the ultimately 14-foot-wide median, and 22- feet of sidewalk and landscaped frontage area).

Exhibit "A" ATTACHMENT 18
Chapter 2 Land Use

2.1 EXISTING LAND USE DESIGNATIONS
The project site is currently designated Urban Reserve- Low Density Family Residential, Park and Commercial Mixed Use.

Existing Land Use

2.2 PROPOSED LAND USE DESIGNATIONS
The Applicant proposes a General Plan Map Amendment to change the land use designations to Low Density Residential, add a PQP designation site for the school, relocate the Park designations, and eliminate the Commercial Mixed Use designation.

Proposed Land Use
Exhibit "A" ATTACHMENT 18
The project site will also need to be prezoned for purposes of annexation through LAFCO from AG-40 to Planned Development Low Density Residential (PD-R-1), Public/Quasi Public (PQP), and Park (P).

Proposed Zoning
Table 1 provides the land use summary.

TABLE 1
Land Use Number of Units Acreage Gross Density
Low Density Residential 738 152.3± 5.0 du/ac
School Site (K-8) N/A 16.1±
Parks N/A 16.2±
TOTAL 738 184.6± 4.0 du/ac
To provide a variety of housing options, the project proposes traditional single-family detached homes and a unique district of duplex or “half-plex” units. Table 2 below summarizes the lot sizes and housing product to be included in the project.

TABLE 2
Lot Type/Use Number of Units Acreage Net Density
70’x100’ (Min) 27
126.1± 5.0 du/ac
60’x100’ (Min) 131
55’x110’ (Min) 103
50’x100’ (Min 214
45’x100’ (Min) 159
Half-Plex 40 5.0 8.0 du/ac
Half-Plex Cluster 64 8.3 7.7 du/ac
TOTAL 738 139.4 5.3 du/ac
Exhibit "A" ATTACHMENT 18
Site Plan
Exhibit "A" ATTACHMENT 18

2.2 DEVELOPMENT STANDARDS
The following development standards were prepared to guide the future residential design and development at Hat Ranch. The exhibits in Chapter 7 provide additional information on lot coverage, dimensions, and elevations.

Development Standard Single Family Standards (1) Half Plex Half Plex Cluster Density (2)
Minimum 2.1 du/ac
Maximum 8.0 du/ac
Dimensions
Minimum Lot Width 45’ 50’ 46’
Minimum Lot Depth (6) 100’ 63’ 68.5’
Maximum Stories 2 2 2
Frontage along Cul-De-Sac or Knuckle 30’ 30’ 30’
Minimum Setback (8)(4)
Front(11) 18' 15' 15'
Front Porch 10' 10' 10'
Garage 20' 20' 20'
Side Loaded Garage 15’ (10) N/A N/A
Side 5' 5'/0' (5) 5'/0' (5)
Street Side 10' 10' 10'
Rear(6) 15' 10'/5' (3) 10'/5' (3)
Outdoor Living/Patio Rear-Single Story 8' - -
2nd Story Encroachments(8) (9) (9) (9)
Building Height
Maximum Height 30' 30' 30'
Lot Coverage (4)
Maximum Lot Coverage 70% 1-Story\65% 2-Story 50% 50%
(1) Single Family Standards shall apply to the following products: 70’x100’, 60’x100’, 55’x100’, 50’x100’, 45’x100’ (2) Density is averaged for entire project (less lands dedicated for public uses and ROW dedicated for arterial roads) (3) 10' Setback for Living Space & 5' Setback for Garages (4) Lot Coverage includes building area covered under a roof (includes Covered Outdoor Patios) (5) 0' Setback at Attached Unit Only
(6) At Cul-de-sacs bulbs and knuckles where single-family lot depths are less than the standards depth, minimum rear yard setback requirements may be reduced by an amount equal to the standard depth minus the actual depth of the lot (i.e., 100’- 90’=10’) In no case will the rear yard setback be reduced to less than 5’. (7) Accessory Dwelling Units and JADUs shall follow standards as provided in the Manteca Municipal Code Chapter 17.40.040 (8) Non-Livable Architectural Pop-Outs Allowed to Encroach by 1'-0" Dimension (9) Second Story overhangs may encroach the yard setbacks if fire access and California Residential Code (CRC) requirements are met. Maximum 3’ cantilever with 2’ eave encroachment is allowed. (10) Side Loaded garages are allowed on lots 55’ wide or greater (11) Front Yard setback has been adjusted from Table 17.26.020-1 of the Manteca Development standards to provide flexibility in the architecture design and create a superior street scene aesthetic.

Exhibit "A" ATTACHMENT 18

2.3 SHARED PARK USES
The project will include approximately 16.2 total acres of neighborhood park area. Specifically, there will be two public neighborhood parks, one east and one west of Pillsbury Road. The park on the east side of the project is proposed to be adjacent to the approximately 16.4-acre school site, encouraging a shared use of the park with the school. Stormwater detention and stormwater quality basins would be incorporated into both park designs for dual usage. The West Neighborhood Park is proposing to connect to and expand the existing Pillsbury Estates Park to create one large park to serve both communities. The park expansion area within the Hat Ranch project will include amenities that differ from what is currently installed and would create more outdoor activities within the park area, including pickle ball courts, gathering plazas, water activity zone, etc.

The table and images below provide a summary of the proposed park acreages. Additional park details are provided in Chapter 5.2.

EAST PARK

WEST PARK
Exhibit "A" ATTACHMENT 18
Chapter 3 Architecture Guidelines

3.1 PURPOSE AND INTENT
These guidelines in this chapter are graphic representations that address site, building, and landscape design elements. They are intended to guide development towards a unique community and a consistent quality, while allowing for diversity and variation throughout the neighborhoods.

3.2 RESIDENTIAL ELEVATIONS
Variation
The intended architectural character for Hat Ranch draws from the architectural character of the region and timeless design. The following proposed architectural styles will offer variation and create interesting streetscapes throughout Hat Ranch:
• Transitional Spanish
• Modern Farmhouse
• Mid-Century Modern
• California Ranch
• Prairie
An important goal in this community is to develop varied and interesting street scenes. In order to achieve this, the follow architectural style and plan requirements must be met:
• Neighborhoods with up to 119 units of similar lot types are required to have a minimum of 3 plan types and 3 elevation styles per plan.
• Neighborhoods with 120 or more units of similar lot types are required to have a minimum of 4 plan types and 3 elevation styles per plan.

In addition to the five styles provided, future builders of Hat Ranch may choose to use additional styles, subject to approval by the Hat Ranch Design Review Board discussed in Chapter 6.

Exhibit "A" ATTACHMENT 18
Transitional Spanish
Borrowing on this familiar and traditional style, this architecture honors the precedent while updating it to reflect modernized style. The basic design elements that identify Spanish architecture - simple, asymmetrical forms, arched entries, stucco wall finishes and gable, hipped and sometimes shallow-sloped roofs – animate the elevation.

Similarly, grouping of small accent windows and the vertical form of other openings, reinforce the character.

Material choices blend the traditional and modern in a way that enhances the overall design character.

Exhibit "A" ATTACHMENT 18
Modern Farmhouse
Farmhouses became a symbol of the rural agrarian style, its simplicity, and functionality. Originating during colonial times, early examples of the farmhouse style borrowed design elements from Cape Cod and other Colonial Styles including broad and wrapped front porches, and symmetrical massing. The farmhouse remained a popular choice due to its simplicity and ease of construction. Modification to the style over time reflected advancements in construction techniques and the availability of local materials. Symmetry became less important, and elevations included less ornamentation. Today there exists a resurgence in the popularity of this style expressed in the Modern Farmhouse, which combines the predominant design features expressed with simplified, contemporary lines and minimal but thoughtful detailing that is rustic and utilitarian in appearance.

Exhibit "A" ATTACHMENT 18
Mid-Century Modern
The Modern Style began to emerge as early as the 1930s and reflects a forwardthinking approach to design. Architects such as Frank Lloyd Wright, Richard Neutra and Rudolph Schindler believed that architecture could be a catalyst for social change by creating architecture that reflects refined simplicity and integrates with nature. By creating flexible, comfortable, and simple yet striking living spaces that focused on function and connectivity to the outdoors, residents could be influenced to interact with and better appreciate the natural spaces that surround them. The clean lines and minimal ornamentation that characterize this style allow modern homes to blend with the natural landscape and provide strong indoor-outdoor connectivity. Floor plans are spacious and open to maximize views throughout the home and fill the interior spaces with natural light. These open designs also allow multi-functional interior spaces that can be used in variety of ways and encourage families to gather and connect with one another.

Exhibit "A" ATTACHMENT 18
California Ranch
The Ranch style originated in the mid-1930s by several
California architects. It gained popularity during the 1940s to become the dominant style throughout the country during the decades of the 50s and 60s. Popularity of the “rambling” Ranch houses was made possible by the country’s increasing
automobile dependence. In the decades following World War II, the automobile replaced streetcars and buses as the principle means of personal transportation and compact
houses could be replaced by sprawling designs on much larger lots in outlying areas. The rambling form of the ranch house emphasizes this with single story floor plans and maximizing the home width. The style is loosely based on Spanish Colonial precedents of the American Southwest, modified by influences borrowed from Craftsman and Prairie modernism of the 20th century.

Exhibit "A" ATTACHMENT 18
Prairie
One of the few indigenous American styles, the Prairie style originated in Chicago in the early 1900s. A group of young architects, including one of the most notable, Frank Lloyd Wright, developed Prairie-style architecture as a reaction to the overly ornate Victorian architecture of the late 19th century. This movement distinctly defined a new architecture rooted in nature that integrates horizontal planes and simple ornamentation.

Married to the ground, the Prairie home celebrates long, low profiles and discourages vertical proportions. Spreading out over lots, these homes historically featured shallow hipped roof lines, rows of windows, deep overhangs, and bands of stone, wood or brick wrapping the facades. Yearning for simplicity and a profound relationship to the landscape, Prairie architecture endures with its clean lines and strong presence.

Exhibit "A" ATTACHMENT 18

3.3 RESIDENTIAL DESIGN ELEMENTS
Garages
Garages provide a sheltered space for vehicles and can add to the articulation of the overall building form. All homes within Hat Ranch are required to have a 2-car garage, although some may have a 3-car garage. Architecture forward design is encouraged where garage doors and placement are located behind habitable spaces. For wider lots that allow for 3-car garages, it is encouraged that the third garage is side-swing or recessed toward the back of the lot.

A minimum 6” recess at all garage doors will be required. All garage doors will be “roll-up” with a minimum of 4-panelzied rows and style appropriate.

Property Edge Conditions
The Hat Ranch site plan proposes lots with highly visible rear and side elevations from Antone Raymus Parkway, Atherton Drive, and Pillsbury Road. These lots will be required to provide enhanced, high quality material and detailing on the sides of the homes most visible by the public. These enhancements may include, but are not limited to, accent trim and color, window details, architectural projections, rafters, etc. These details shall be designed to be proportional to the element they are enhancing.

Exhibit "A" ATTACHMENT 18
The Hat Ranch site plan proposes a variety of lot sizes to encourage diversity in product type and provides
opportunities for single story and 2-story homes. When new homes within the community are plotted adjacent (rear yard to rear yard) to existing single story homes, the new home shall be either a single story or pop-top and have no windows above the first story facing the rear yard. A pop-top home has a second floor that is typically under the roof starting from the first story. Architecture and windows may protrude above the roof plane to the front of the home.

The following diagram illustrates the lots required to have Single Story/Pop Top floorplans or enhanced elevations:

Exhibit "A" ATTACHMENT 18
Materials and Colors
The materials and colors of the community have direct impacts on the streetscape and neighborhood. The following guidelines shall be referenced when selecting materials and colors for each architectural style:
• Material and colors shall be of high-quality to reflect the home’s architectural style and durability so they will weather well.
• A minimum of three different color schemes per elevation is required. Each color scheme shall consist of one body color, one trim color, and two accent colors
• Material and color shall wrap to appropriate transition points of the building façade. With the exception of Spanish elevation, 2 building materials will be required for each building façade. Below are examples of materials that could be used per style:
o Transitional Spanish – predominantly stucco with metal or decorative tile accents o Modern Farmhouse – predominantly stucco with stone and/or brick veneer and board & batten siding accents
o Mid-Century Modern - predominantly stucco with stone veneer and cementitious horizontal or vertical siding accents
o California Ranch - predominantly stucco with limited use of brick veneer and cementitious horizontal or vertical siding accents
o Prairie - predominantly stucco with limited use of brick veneer and cementitious horizontal or vertical siding accents
• Adjacent houses and facings across a street must use different color schemes for street scene variation.

The future builder(s) of Hat Ranch will propose the materials and color palettes for each product. The proposed palettes are subject to approval by the Design Review Board described in Chapter 6.

HOA
The Hat Ranch development will have a Homeowner’s Association for the entire property. The HOA will maintain community signage and common landscaping that is not maintained by the city. The HOA will maintain the private shared drive of the Half Plex Cluster Units and common landscaping along the court (Half Plex Cluster details are shown in Chapter 3.4). Front yard landscaping, private driveways, and building exterior shall be maintained by the owner unless the future builder decides otherwise. The CC&Rs and HOA will require and enforce all Hat Ranch residents utilize private garages for owner parking rather than storage, allowing the driveways and streets to remain open for visitors.

Exhibit "A" ATTACHMENT 18

3.4 HALF PLEX
Concept
The Hat Ranch project is proposing two-for-sale small lot products: Half-Plex and a Half Plex Cluster. The half plex products are plotted on their own lots and share one wall with the adjacent unit and walkways originating from the Public ROW. The Half Plex Clusters are plotted in 4-packs with a shared drive aisle down the center, and with the entries on the front cluster units facing the public street. The other Half Plex products are plotted on corner lots.

Both products elevate front entries and porches forward toward the streets, with garages recessed or facing the drive aisle. Additional details regarding lot coverage, elevations, and dimensions can be found in Chapter 7 (Exhibits A.1-A.15).

Parking
All Half Plex units will incorporate private 2-car garages as well as a full 20-foot long driveway for each unit for onlot guest parking. The Half Plex and Half Plex Cluster products may also utilize on-street parking for additional visitor parking. No parking will be allowed within the 24-foot private drive aisle of the Half Plex Cluster. A preliminary parking plan has been provided in Chapter 7 (Exhibit C.5).

HALF PLEX CLUSTER- 4 PACK

HALF PLEX
Exhibit "A" ATTACHMENT 18
Chapter 4 Circulation

4.1 CIRCULATION NARRATIVE
Existing Pillsbury Road is proposed to be extended south, through the Hat Ranch site, and connect to Future Antone Raymus as part of the Hat Ranch development. The Primary access to both east and west sides of the site will come from the future Antone Raymus Parkway through Pillsbury Road. Additional secondary access points are located directly off of the Antone Raymus and Atherton Drive. Vehicular and pedestrian connections to the adjacent residential neighborhoods are provided to the north (Pillsbury Estates and Woodward Park) and to the west (Evans Estates) to complete the circulation throughout all of the neighborhoods.

Internal street circulation incorporates a series of loops, cul-de-sacs, and through streets. Access points to Antone Raymus and Atherton Dr have been located near the school site for easy access to major thoroughfares by future students and parents outside of the Hat Ranch community. The site plan provides an east-west street that links both sides of the site plan and creates a direct route for vehicles and pedestrians of Hat Ranch to access the school site.

4.2 STREET TYPES
All residential streets within the Hat Ranch are proposed to be public and follow the City of Manteca’s street standards found on Sheet ST.2 of the Standard Street Cross Sections. Most internal streets are proposed Residential Streets and utilize the 50’ ROW Neighborhood Street standard. The central East-West Street will act as a Minor Collector and serve as a small-scale backbone road. This Street utilizes the 60’ Minor Collector standard street section. The Pillsbury Road extension is categorized as a Major Collector, and provides 2 travel lanes, a median, and sidewalks on both sides, matching the existing condition to the north of the Hat Ranch Project.

Antone Raymus and Atherton Dr are proposed Arterial Streets. The street sections of these streets are proposed to adhere to previous approvals and are important circulation segments of the City of Manteca’s street network.

The drive aisles within the Half Plex Cluster product will be privately owned and HOA maintained.

Exhibit "A" ATTACHMENT 18
The following Street Sections Exhibit illustrates the width of each street. Further details regarding street design are included within Chapter 7 (Exhibit C.6-7).

Street Widths

4.3 TRAFFIC CALMING
The proposed Hat Ranch street layout has been designed to reduce and discourage vehicle speeding through site while increasing pedestrian and bike safety. A series of stop signs, and other traffic calming features will be incorporated at key intersections to help slow down traffic. Preliminary Stop Sign locations have been provided on Exhibit C.4 in Chapter 7. Final locations of traffic calming features will be determined by the City of Manteca and the traffic analysis.

Exhibit "A" ATTACHMENT 18
Enhanced crosswalks may also be used at intersections anticipated to have higher levels of traffic and pedestrians.

Textured paving, such as stamped asphalt or pavers, could be utilized for crosswalks at key intersections to visually enhance the pedestrian path of travel.

Exhibit "A" ATTACHMENT 18
Chapter 5 Landscape

5.1 PURPOSE
The open space portion of Hat Ranch is a critical component for creating the livable and functional community and neighborhoods, and is one of the critical components that sets the character and style of Hat Ranch. Open space in the form of park and streetscape landscape is integrated throughout the plan area to provide recreational opportunities, aesthetic value, protection of non-vehicular pathways, and offer pleasant locations for non-vehicular pathways. The open space is proposed to be landscaped with native plantings grouped according to their water needs and acceptable to the City of Manteca Parks Dept.

Open space in Hat Ranch consists of:
• Parks and dual-use park basins
• Neighborhood park play areas
• Streetscape
Landscape Plant Palette
To reduce water consumption, the use of lawn grass shall be allocated only for active use recreation areas (i.e. soccer fields) and the immediate surrounding areas and access. Shrubs and low-water using plants shall be used for perimeter and non-recreation areas.

Trees shall be selected to be hardy, grow well in the climate, soil conditions, and to not require excessive maintenance. Groundcover plantings shall have similar watering requirements as the trees they are planted near. A tree plan and plant list has been provided in Chapter 7.

Plant species are to be selected based on the size of the area and space they are to be planted. Once mature they should not require more than 25% of their full size to be pruned in order to maintain the desired size.

Non-irrigated/non-living ground covering is encouraged to further reduce water demand. However, non-planted areas are to be integrally designed with the landscape and are to use appropriate materials such as decomposed granite, gravel, cobble, boulders, bark, recycled tires, etc. Large areas of bark with no plants are not allowed unless it serves a specific and justifiable purpose.

A variety of plant species shall be utilized to provide layers of landscape with a diversity of leaf color, form, and texture. Ornamental grasses, groundcover, shrubs, and vines are to be used creatively to provide for functional, easy-to-maintain, and aesthetically pleasing landscape areas.

Walls are to be planted with vines to discourage graffiti.

Exhibit "A" ATTACHMENT 18

5.2 PARKS AND OPEN SPACE
The design guidelines in this chapter are intended to provide a conceptual vision and character for the two parks provided in the site plan. The parks are located within the community where they provide the greatest value for the community: one east of Pillsbury and the other west of Pillsbury. The westerly park will connect to the existing Pillsbury Park, north of Hat Ranch. This connection will double the size of the park, creating an opportunity for diverse recreational uses for both communities. The easterly park shall have shared use with the school site. In the event the school district does not proceed with acquiring the site, the park will act as a standalone neighborhood park.

The two parks in Hat Ranch are the focus of the community and they are located to provide ease of access for each side of Hat Ranch. Pedestrian access is convenient through the sidewalks on the residential streets and via the streetscape provided with the collectors and arterials. The parks are designed to provide a wide range of amenities and activities for the residents of Hat Ranch and Manteca. They will also have a dual use for storm water storage and treatment. The designs are consistent with the Standards and Requirements of the Parks Department and no deviations are required.

Park Design Goals
• Amenities shall be provided in accordance with the requirements of the City of Manteca Parks Dept. and the current Parks Master Plan/Landscape Standards and Specifications for Landscape Development at the time of park plan submittal.
• Construct dual-use parks that allow for recreation as well as storm water retention and filtration. Size of park shall be determined by the storm water storage and treatment requirements of the neighborhood. • Maximize recreation opportunities for residents through the use of passive and active recreation facilities.
• Easy access from all homes to the neighborhood parks. • Parks and amenities shall be accessible.
• Provide park space within 2500 feet of each home within the plan area. • Locate sidewalks, paths, and trails above high-water levels around the dual-use basin parks. Walks may dip below and into the high-water level if there is a conveniently located alternate route that remains above the water level.

Exhibit "A" ATTACHMENT 18
• Most park amenities shall be provided in an upland portion of the park that is roughly at the same grade as the adjacent streets. Some amenities may be provided in lower portions of the park that are periodically flooded with the approval of the Parks Dept. • Provide a variety of play/exercise opportunities for all residents. All facilities are to be compliant with ADA and current codes at the time of installation.
• Each park within Hat Ranch shall have one or two amenities and an overall style that is different and unique from the other parks. It is encouraged to create a reason for residents to go to different parks for different reasons/amenities.

Exhibit "A" ATTACHMENT 18
West Park
The West Park is an addition to the existing park that was built with Pillsbury Estates. Play equipment for two different age groups was installed. Additional amenities proposed with the West Park include:
• Basketball court
• Pickleball court
• Volleyball and/or additional
pickleball courts
• Multi-use active play
surfacing court
• Shade structures
• Gathering plaza with shade
trees and park furnishings
• Multi-use lawn for lawn
recreation activities (lawn
bowling and events)
• Small dog park
• Meandering walking trail
• Park Furnishings such as
picnic tables, benches, grills,
trash receptacles
• Seat walls and landscape to
frame the functional use
areas
• Lawn in the basin bottom
designed as efficiently as
possible to allow for sport
recreation such as baseball,
softball, soccer, etc.

A more detailed West Park Concept
plan is provided in Chapter 7.

Exhibit "A" ATTACHMENT 18
East Park
The East Park is directly adjacent to a future school site, offering expanded open space and recreation for both the school and the community. The East Park is a more active sport-oriented park. The park amenities have been designed into a tiered slope. While most activities will occur on the street level portion, large lawn sports, such as soccer, will occur at basin bottom. Park Amenities include:
• Restroom and concession stand building
• Off-Street parking
• Large event gathering space with
perimeter fence, shade structures and
lighting (access control for rented
functions)
• Additional group gathering spaces that are
not access-controlled
• Play equipment for two different age
group users (i.e. tot lot, monkey bars, etc.)
• Water activity zone with fountains,
sprayers, pop-jets, etc. (no pools of water)
• Large full-size soccer field that can be
divided up into multiple practice fields
• Remote shade structures
• Orthogonal sidewalk and overall park
layout (not free-form and organic) to
maximize active recreation
• Park Furnishings such as picnic tables,
benches, grills, trash receptacles
• Seat walls and landscape to frame the
functional use areas
• Landscape shall be designed to support
the recreation and storm water storage of
the dual-use basins and parks and shall be
designed to provide an attractive, longlasting, low maintenance, and low water use landscape (relatively low).
• Irrigation shall be designed per the
requirements of the Parks Dept. and the
current Parks Master Plan/Landscape
Standards and Specifications for
Landscape Development at the time of
park submittal. The greatest extent
possible parks are to use non-domestic irrigation water such as from wells.

Exhibit "A" ATTACHMENT 18
A more detailed East Park Concept plan is provided in Chapter 7.

Irrigation
All parks shall be irrigated with irrigation wells. This does not include linear parks or parkways that cannot be easily connected to parks. To the greatest extent feasible, the adjacent parkways, streetscape, and open space areas shall be irrigated using water supplied by the park irrigation wells. Landscape connections to domestic water is discouraged and is only to be used if it is not feasible to connect to a park irrigation well per the determination of the Parks Department Director.

Parks and streetscapes are to be designed in compliance with the most current version of the Parks Master Plan and Public Works requirements. Irrigation shall be designed to maximize efficiency and meet the requirements of the City Parks Maintenance Department.

Exhibit "A" ATTACHMENT 18

5.3 STREETSCAPE
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 Hat Ranch. 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 Dept. 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 Dept. Irrigation shall be designed for possible connection to a City-wide reclaimed water system where appropriate and if required by the City.

Exhibit "A" ATTACHMENT 18

5.4 COMMUNITY GATEWAY 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.
• Landscape shall be formal in nature.
• 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 Hat Ranch Exhibit "A" ATTACHMENT 18
Perimeter Wall – Split-face CMU block walls with cap and pilasters to meet City of Manteca Parks Dept. requirements for materials and means of construction.

Exhibit "A" ATTACHMENT 18

5.5 NEIGHBORHOOD ENTRIES
Within the overall Hat Ranch 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 Hat Ranch 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 Hat Ranch Exhibit "A" ATTACHMENT 18
Chapter 6 Implementation

6.1 PURPOSE
The design review process of proposed plans will help to ensure the vision of Hat Ranch. The Hat Ranch Design Review Board (HRDRB) will review and work with each applicant to design a quality project. The HRDRB will consist of 3 people: a representative of the City of Manteca and two design professionals that will represent the Master Developer.

Design Review is required for all projects requiring a building permit in the Hat Ranch development for conformance with these Design Guidelines and applicable Covenants, Condition, and Restrictions (CC&Rs). The HRDRB does not guarantee approval of any permit(s) from other entities. However, the HRDRB’s recommendation to City staff is mandatory for the ultimate approval of the unit and/or neighborhood.

6.2 EXCEPTIONS AND REVISIONS
As part of its responsibility in reviewing development proposals by Builders and making recommendations to the City, the HRDRB also has the authority to recommend exceptions and revisions to the Hat Ranch Design Guidelines.

Exceptions may arise through the design review process and might include minor design changes or adjustments that are consistent with the intent of these Design Guidelines. These changes may include, but are not limited to, elevation style changes, lot size modifications, park amenities, etc. In some cases, an exception might apply to a condition not foreseen or discussed in the Design Guidelines, such as unknown physical constraints, future market demands, future environmental constraints, etc. A HRDRB recommendation to grant an exception may or may not be coupled with a Builder submittal that is being reviewed by the HRDRB. A request for revision to the Design Guidelines must be made in writing to the City of Manteca Community Development Department and be approved by the Community Development Director after review and recommendation by the HRDRB. If a proposed revision is deemed to be more than minor by the HRDRB, a PD amendment will need to be processed for the proposed revision.

6.3 CONSISTENCY REQUIREMENTS
Design plans for new construction on undeveloped and improved land must be found consistent with this document, appliable City ordinances, standards, and rules, and any CC&Rs.

6.4 DESIGN REVIEW PROCESS
The design review process described below is intended to ensure that projects developed at Hat Ranch contribute to the character and quality envisioned for the community – helping to execute a cohesive vision which creates neighborhoods of lasting value. The requirements are intended to result in a process that will move quickly and efficiently, without sacrificing the quality of available site, architectural, and landscape design opportunities. Two levels of review are required before a building permit can be issued: the first by the HRDRB, and the second by the City of Manteca.

The HRDRB is a committee initially formed and chaired by the master developer or its representative. The HRDRB has the authority to review and approve all plans and specification submitted to them for any proposed improvement. However, the HRDRB does not review or approve engineering designs, zoning or building ordinances, public utility plans, or easement compliance. The design review process is detailed step-by-step as follows.

Exhibit "A" ATTACHMENT 18
Step 1: Application to Hat Ranch Design Review Board
Review of the proposed plans will help to confirm that project conforms to the overall scope and character of Hat Ranch as described in the Design Guidelines.

The design review process will begin upon receipt of the Design Review Application – Exhibit F. The Design Review Application includes the City of Manteca Self-Certified Design Guidelines Checklist. This checklist focuses on design principles that will promote public health, safety, and welfare in the community. This checklist must be included with every Design Review Application.

Upon receipt of the application and all required submittals detailed below, each Builder will be notified within 10 working days of the date, time, and place for the Design Review Session with the HRDRB.

Required Submittals:
• Completed Design Review Application, including Self-Certified Design Guidelines Checklist. • Project Map. Project map should include lot and/or parcel numbers. • Schematic Floor Plans and Elevation. Please include:
o Building floor plans.
o Front, side, and rear elevations – per elevation, per plan. o Digital Color and Material boards
o Roof plans per elevation style
o One (1) colored front elevation per style missed within all the plans • Pre-Plotting / Lotting Plan. Please include:
o A minimum of five contiguous lots, including a corner lot (if applicable). o The footprint for proposed structures shall be shown on the lot, along with any driveways, walks, dimensioned setbacks, fencing, and any other major features. o If Applicable - Open Space, Streetscape, and/or Park Plans. Individual front yard and backyard landscape plans are not required.

All submitted floor plans and elevations shall be at a minimum 1/8” or 1/4” = 1” scale on 24”x36” paper, as well provided as an electronic file in PDF format. Electronic files can be submitted on a USB drive or via Dropbox (or similar file sharing program).

Upon acceptance of the Builder’s submittal package, the HRDRB will schedule an appointment for the Design Review Session, in which the HRDRB will meet with the Builder to review the submitted materials. During this meeting, site conditions, community development concepts, and any appropriate elements of the Design Guidelines will be discussed to establish the direction for the preparations of detailed plans (working drawings) by the Builder.

Within 15 days after the Design Review Session, the HRDRB shall prepare and submit to the Builder a written memorandum of approval or approval with modifications. In the event significant modifications are necessary, a second Design Review Session will be scheduled by the HRDRB to focus and resolve those modifications.

Step 2: Submittal of Plans to the City
Following the HRDRB written memorandum of approval, Builder can submit plans to the City.

Exhibit "A" ATTACHMENT 18
Step 3: Master Plans and Building Permit
After plans have been approved by the city, Builders can submit for building permits and, if applicable, temporary, or conditional use permits. City staff should be consulted with any questions regarding permitting process.

6.5 CONSTRUCTION IMPLEMENTATION / INVOLVEMENT
The HRDRB shall be notified if the Builder encounters conditions during construction of the project that change or alter the previously approved design(s). This also includes field changes. If the HRDRB determines that at any time during the construction phase that the Builder is not in compliance with the HRDRB approvals, Design Guidelines, appliable CC&Rs, or other required standards, the Builder shall be subject to a cease-and-desist order of the City Building Official and/or civil enforcement of applicable CC&Rs.

All projects may be subject to periodic field inspections by the HRDRB. If any non-compliance issues are identified, City Staff or the HRDRB shall immediately contact the Builder’s designated representative. The Builder will have five (5) days to respond in writing with a remedy acceptable to the HRDRB and/or City staff. The remedy shall be signed by the HRDRB or the City and the Builder.

Exhibit "A" ATTACHMENT 18
Chapter 7 Exhibits

CONTENTS
C.1 Vicinity Map
C.2 General Plan Amendment Land Use Comparison
C.3 Pre-Zone Exhibit
C.4 Site Plan Exhibit
C.5 Half Plex Cluster Parking Exhibit
C.6-7 Street Sections
C.8 Property Edge Conditions
A.1-8 Lot Coverage Exhibits
A.9-13 Conceptual Perspectives
A.14 Architecture Street Scene
L.1 Community Overall Plan
L.2 West Park Concept
L.3 East Park Concept
L.4 Landscape Sections
L.5 Open Space Streetscape
L.6 Walls, Fences, and Signage
L.7 Street Tree Exhibit
L.8 Street Tree Photos
Design Review Application
Self-Certification Checklist
Exhibit "A" ATTACHMENT 18
© 2021 Microsoft Corporation © 2021 Maxar ©CNES (2021) Distribution Airbus DS

PILLSBURY ESTATES
( LOW DENSITY

RESIDENTIAL)

EVANS ESTATES
(LOW DENSITY

RESIDENTIAL)

AUSTIN ROAD BUSINESS PARK
(CURRENT: AGRICULTURE
PROPOSED: LOS DENSITY

RESIDENTIAL)

WOODWARD PARK
(LOW DENSITY

RESIDENTIAL)

S E D A N A V E N U E
HIGHWAY 99

MOFFAT BLVD
WOODWARD AVE. PILLSBURY RD. MANTECA RD. (MAIN ST.)
(AGRICULTURE) (AGRICULTURE)

S E D A N A V E N U E
STATE ROUTE 99

MOFFAT BLVD A L I C E R O A D

S E D A N A V E N U E
WOODWARD AVE. PILLSBURY RD. EAST ATHERTON DR. MANTECA RD. (MAIN ST.)

ANTONE RAYMUS PARKWAY AUSTIN ROAD
UPRR MOFFAT BLVD.

HAT RANCH
PROJECT SITE EAST ATHERTON DR.

JOB NO.: 25224.000 DATE: 04.06.2022 HAT RANCH

MANTECA, CA VICINITY MAP
NTS
Exhibit "A" ATTACHMENT 18

URBAN RESERVE -

LOW DENSITY

RESIDENTIAL
(UD-LDR)
168.6 ± acres
PARK

4.1 ± acres COMMERCIALMIXED USE
(CMU)

7.6 ± acres
PARK

4.0 ± acres PILLSBURY RD EAST ATHERTON DR.

ANTONE RAYMUS EXPRESSWAY

LOW DENSITY

RESIDENTIAL (LDR)
152.3 ± acres
PARK

6.9 ± acres PILLSBURY RD EAST ATHERTON DR.

ANTONE RAYMUS EXPRESSWAY
PARK

9.3± acres

PUBLIC/

QUASI-PUBLIC

16.1± acres
JOB NO.: 25224.000 DATE: 04.06.2022 HAT RANCH

MANTECA, CA

LAND USE TABLE

LAND USE CURRENT GENERAL

PLAN ACREAGE

PROPOSED GENERAL PLAN

AMENDMENT AGREAGE
COMMERCIAL-MIXED USE 7.6 acres
PARK 8.1 acres 16.2± acres(2)

URBAN RESERVE - LOW
DESNSITY RESIDENTIAL 168.6 acres -- LOW DENSITY
RESIDENTIAL 152.3± acres(1)(3)
PUBLIC/QUASI PUBLIC 16.1± acres
TOTAL 184.3 acres 184.6acres

GENERAL PLAN

AMENDMENT

CURRENT GENERAL PLAN

PROPOSED GENERAL PLAN

AMENDMENT
1) Includes 13.0± acres of arterial ROW (Pillsbury, Antone Raymus Parkway and Atherton Drive)
2) Includes Water Quality Basins located within the park 3) Includes 0.3 acres of frontage along Mono St (Parcel A). Refer to Tentative Map for site plan and location
NTS
Exhibit "A" ATTACHMENT 18
EAST ATHERTON DR.

PD-R-1
152.3± acres

PD-PARK

6.9 ± acres AUSTIN ROAD BUSINESS PARK
(AGRICULTURE) (AGRICULTURE)

ANTONE RAYMUS PARKWAY PILLSBURY RD PD-PARK

9.3± acres

PUBLIC/

QUASI-PUBLIC

16.1± acres

PILLSBURY ESTATES
( LOW DENSITY RESIDENTIAL) EVANS ESTATES (LOW DENSITY RESIDENTIAL)

WOODWARD PARK
(LOW DENSITY RESIDENTIAL)

PRE-ZONE
MAP
SCALE: 1"=600'
LEGEND

PARK PD OVERLAY
R-1 PD OVERLAY

P/QP PD OVERLAY
JOB NO.: 25224.000 DATE: 04.06.2022 HAT RANCH

MANTECA, CA
Exhibit "A" ATTACHMENT 18
EAST ATHERTON DR.

ANTONE RAYMUS PARKWAY

PILLSBURY ESTATES
( LOW DENSITY RESIDENTIAL) EVANS ESTATES (LOW DENSITY RESIDENTIAL) AUSTIN ROAD BUSINESS PARK (CURRENT: AGRICULTURE PROPOSED: LOW DENSITY RESIDENTIAL) (AGRICULTURE)

PARK SCHOOL

MONO ST

PARK PILLSBURY ROAD

WOODWARD PARK
(LOW DENSITY RESIDENTIAL)
STOP
STOP

STOP STOP

STOP SITE PLAN
SCALE: 1"=600'

PLAN SUMMARY

WEST OF PILLSBURY EAST OF PILLSBURY

LOT TYPE
(MIN)
LOT
COUNT LOT % ACREAGE NET

DENSITY

LOT TYPE
(MIN)
LOT
COUNT LOT % ACREAGE NET

DENSITY
LOT

COUNT ACREAGE NET

DENSITY
70'x100' --- --- 63.0± 4.6
du/acre
70'x100' 27 Lots 7%

63.1± 5.6
du/acre
27 Lots
126.1± 5.0
du/acre
60'x100' 88 Lots 27% 60'x100' 43 Lots 10% 131 Lots
55'x100' 103 Lots 31% 55'x100' --- --- 103 Lots
50'x100' 100 Lots 30% 50'x100' 114 Lots 28% 214 Lots
45'x100' --- --- 45'x100' 159 Lots 39% 159 Units
Half-Plex 40 Units 12% 5.0± 8.0
du/acre Half-Plex --- --- --- --- 40 Units 5.0± 8.0du/acre Half-Plex
Cluster --- --- --- --- Half-PlexCluster 64 Units 16% 8.3± 7.7 du/acre 64 Units 8.3± 7.7du/acre
TOTAL 331 units 68.0± 4.1
du/acre 407 units 71.3± 3.9du/acre 738 units 139.3± 5.3du/acre School Site --- --- --- --- School Site --- 16.1± 16.1± Park (2) --- 6.9± Park(1)(2) --- --- 9.3± 16.2±
Arterial ROW --- 6.8± 6.2± 13.0±
TOTAL 81.7± 102.9± 184.6±
FUTURE
PHASE
NOTES:
(1) SITE PLAN SHOWN IS CONCEPTUAL. REFER

TO TENTATIVE MAP FOR LOT

DIMENSIONS AND LAYOUT
(2) PARK IS PROPOSED TO HAVE A SHARED USE

WITH POTENTIAL SCHOOL SITE
(3) PARK ACREAGE INCLUDES 3.2± AC OF

STORMWATER BIORETENTION BASINS

THAT ARE NOT COUNTED TOWARD PARK

REQUIREMENT
(4) FINAL ALL-WAY AND SIDE STREET STOP

SIGN LOCATIONS TO BE DETERMINED BY
CITY

AREA ALONG MONO ST INCLUDED

WITHIN DEVELOPMENT ACREAGE
JOB NO.: 25224.000 DATE: 04.06.2022 HAT RANCH

MANTECA, CA
LEGEND

PRELIMINARY ALL-WAY STOP SIGN
LOCATIONS(4) STOP
Exhibit "A" ATTACHMENT 18
ATHERTON DR. PARK SCHOOL
P
P
P
P
P
PP
PP
P
P
P
P
PP
P
P
P
P
P
PP
P
P
P
P
P
P
PP
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
PP
P
P
P
PP
P
P
PP
P
P
P
PP
P
P
P
PP
P
P
P
PP
P
P
P
PP
P
P
P
PP
P
P
P
PP
P
P
P
P
P
P
P
PP
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
PP
P
P
P
PP
P
P
P
PP
P
P
P
PP
P
P
P
PP P
P
P
P
P
P
P
P
P
P
P
P
P
P

POTENTIAL SCHOOL PARKING

LOT LOCATION POTENTIAL SCHOOL PARKING LOT AND ONSITE DROP OFF LOCATION PP
P
P
P
PP
P
P

ANTONE RAYMUS PARKWAY
P
P
PPPP

PARKING PLAN

HALF PLEX CLUSTER
SCALE: 1"=600' JOB NO.: 25224.000 DATE: 04.06.2022 HAT RANCH

MANTECA, CA

ON-STREET PARKING

OFF-STREET PARKING

HALF PLEX FRONTAGE

PARK/SCHOOL FRONTAGE

SUBTOTAL
DRIVEWAY (2/LOT @ 20' DEEP)
GARAGE (2/LOT)

SUBTOTAL
TOTAL
69 133
202
128
128
256
458*
*SCHOOL SITE TO HAVE ADDITIONAL ON-SITE

PARKING IN PARKING LOT(S)
LEGEND
ON-STREET PARKING (8'x 22')

DRIVEWAY PARKING

P HALF-PLEX CLUSTER TYPICAL
ROW
SW
Exhibit "A" ATTACHMENT 18
EAST ATHERTON DR.

ANTONE RAYMUS PARKWAY

PILLSBURY ROAD

PILLSBURY ESTATES
( LOW DENSITY RESIDENTIAL) EVANS ESTATES (LOW DENSITY RESIDENTIAL)

WOODWARD PARK
(LOW DENSITY RESIDENTIAL)
830
SECTION A.1: 50' ROW
SECTION A.2: MODIFIED 50' ROW
SECTION B: 60' ROW
SECTION C: PILLSBURY PRIMARY ENTRY ROAD: 90' ROW
SECTION D: PILLSBURY 90' ROW
SECTION E: PILLSBURY 66' ROW
SECTION F: ANTONE RAYMUS PARKWAY 108' ROW
SECTION G: EAST ATHERTON DRIVE 112' ROW
LEGEND:

STREET SECTION
KEY
JOB NO.: 25224.000 DATE: 04.06.2022 HAT RANCH
MANTECA, CA SCALE: 1"=600'
Exhibit "A" ATTACHMENT 18
2' 5' 36' 5' 2' SIDE WALK R.O.W.

RESIDENTIAL

SIDE WALK

RESIDENTIAL ROLLED

CURB ROLLED
CURB
R.O.W.
8' 10' 10' 8' TRAVEL
LANE
TRAVEL
LANE
PARKING PARKING A.1 NTS 50' ROW

TYPICAL INTERIOR STREET WITH MONOLITHIC SIDEWALK
P.U.E. P.U.E. 10' 10' 3' 5' 44' 5' 3' SIDE WALK R.O.W.

RESIDENTIAL

SIDE WALK

RESIDENTIAL ROLLED
CURB ROLLED* CURB
R.O.W. NTS B
60' ROW

TYPICAL INTERIOR COLLECTOR
P.U.E. P.U.E. 10' 60' 10' 8' 14' 14' 8' TRAVEL
LANE
TRAVEL
LANE

PARKING PARKING
90' ROW

NTS C PILLSBURY ROAD ENTRY

NTS D PILLSBURY ROAD (EXCLUDING
PILLSBURY ESTATES FRONTAGE) 66' ROW
NTS E

PILLSBURY ROAD (ALONG

PILLSBURY ESTATES FRONTAGE)

HAT RANCH WALL
112' ROW
NTS G

RESIDENTIAL

EAST ATHERTON DRIVE
(LOOKING NORTH) MEDIAN

WALL HAT RANCH
(NORTH
SIDE)

ULTIMATE IMPROVEMENTS

BY OTHERS
108' ROW
NTS F

VERTICAL CURB

RESIDENTIAL PL

VERTICAL CURB
90' ROW
12' MEDIAN
R.O.W. R.O.W.

VERTICAL CURB

VERTICAL CURB
PL
WALL
50'
5' 40' 5' SIDE WALK R.O.W.

RESIDENTIAL

SIDE WALK

RESIDENTIAL ROLLED

CURB ROLLED
CURB
R.O.W.
8' 12' 12' 8' TRAVEL
LANE
TRAVEL
LANE
PARKING PARKINGA.2 NTS 50' ROW-MODIFIED

INTERIOR STREET WITH MONOLITHIC SIDEWALK

ALONG PARK FRONTAGE
P.U.E. P.U.E. 10' 50' 10' 3' 5' TRAVEL
LANE
TRAVEL
LANE R.O.W.

SIDE WALK 7' PARKING PARKING
ROLLED
CURB

PILLSBURY

ESTATES

EXISTING

PL EX ROW

VERTICAL CURB
20'
66'
12' 12' 7' MEDIAN 12'
EX
R.O.W.

IMPROVEMENTS
90' 8' 20' VARIES VARIES

SIDE- WALK
TRAVEL
LANE 7' PARKING 12' TRAVEL
LANE
PARKING 12' 7'
50' 90' R.O.W. R.O.W.

VERTICAL CURBVERTICAL CURB WALL

PLEX WALL

LANE/MEDIAN GEOMETRICS TO BE DETERMINED BY CITY

RESIDENTIAL RESIDENTIAL
WALL
20'
*VERTICAL CURB ALONG PARK FRONTAGE
* JOINT TRENCH TO

BE LOCATED IN ROW
TRAVEL
LANE 11' BIKE
LANE 5' TRAVEL
LANE 11' 14' 11' 11' 5' 20' 20'
PFIP

IMPROVEMENTS
54' 108'
TRAVEL
LANE
TRAVEL
LANE
BIKE
LANE
8'
13' 14' TRAVEL
LANE
TRAVEL
LANE R.O.W. R.O.W.

ADJACENT PROPERTY

BY OTHERS

VERTICAL CURB
VERTICAL CURB 14' MEDIAN
PFIP

IMPROVEMENTS
PL
56' 112'
22' LANDSCAPE & MEANDERING SIDEWALK 22' LANDSCAPE & MEANDERING SIDEWALK TRAVEL
LANE 11' 11' BIKE
LANE 5' TRAVEL
LANE 8'
8'
5' SIDE WALK
HAT RANCH 3'

ANTONE RAYMUS EXPRESSWAY
(LOOKING EAST)
VARIES 8' VARIES

SIDE- WALK
8' SIDEWALK

SIDEWALK

SIDEWALK

SIDEWALK
20' VARIES 8' VARIES

SIDE- WALK
VARIES 8' VARIES

SIDE- WALK
JOB NO.: 25224.000 DATE: 04.06.2022 HAT RANCH

MANTECA, CA NTS

STREET SECTIONS
NOTE:
1) The cross sections as shown for Antone Raymus Parkway and Atherton Dr represent the ultimate condition. Refer to Tentative Map for Interim Condition cross sections.
2) Meandering sidewalk design and landscape strip widths along Pillsbury Rd, Atherton Dr., and Antone Raymus Expressway to be determined at final design.

Exhibit "A" ATTACHMENT 18
ATHERTON DR.

ANTONE RAYMUS PARKWAY EVANS ESTATES (LOW DENSITY RESIDENTIAL) AUSTIN ROAD BUSINESS PARK (CURRENT: AGRICULTURE PROPOSED: LOW DENSITY RESIDENTIAL) (AGRICULTURE)

PARK SCHOOL

MONO ST

PARK PILLSBURY ROAD

WOODWARD PARK
(LOW DENSITY RESIDENTIAL)

PILLSBURY ESTATES
( LOW DENSITY RESIDENTIAL)
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* * * * * *******************
*
*
*
*
*
*
*
*
*
*
*
* * * * * * * * * * * * * * * *
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*

PROPERTY EDGE

CONDITIONS
SCALE: 1"=600' JOB NO.: 25224.000 DATE: 04.06.2022 HAT RANCH

MANTECA, CA
*
LEGEND
1-STORY/1-STORY WITH POP TOP FLOORPLAN

ENHANCED REAR ELEVATION
NOTE:

1. REFER TO CHAPTER 3.3 "PROPERTY EDGE CONDITIONS" FOR MORE DETAILS ON ARCHITECTURAL

ENHANCEMENTS

2. HALF PLEX CLUSTER REAR UNITS SHALL HAVE STANDARD ENHANCED REAR ELEVATIONS, AS ALL UNITS

REAR ON TO ANTONE RAYMUS EXPRESSWAY OR ATHERTON DR

3. POP TOP FLOORPLANS SHALL HAVE NO WINDOWS ABOVE THE FIRST STORY FACING THE REAR YARD Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18
Exhibit "A" ATTACHMENT 18

F R O N T

R E A R
- H A L F P L E X C O U R T
Exhibit "A" ATTACHMENT 18
February 07, 2022 19-2140 A N T O N E R A Y M U S P A R K W A Y

P I L L S B U R Y R O A D

A T H E R T O N D R I V E A T H E R T O N H O M E S A T W O O D W A R D P A R K P I L L S B U R Y E S T A T E S E V A N S E S T A T E S School Park Park
P I L L S B U R Y R O A D Scale: 1" = 150'-0" Vicinity Map Not to scale Existing Pillsbury Estates Park C o m m u n i t y P l a n H a t R a n c h Manteca, CA Exhibit "A" ATTACHMENT 18
M O N O D R I V E Scale: 1" = 40'-0" W e s t N e i g h b o r h o o d P a r k H a t R a n c h Manteca, CA Existing upland park area to remain Existing trees to be removed for expansion of upland park area Basketball Court Volleyball /Pickleball, etc. Small park/development entry feature Small park/development entry feature Primary park entry feature, project signage, and accent landscape Retention basin sized for regulation soccer field Stormwater treatment Lawn at existing basin park Formal row of trees from existing park area to continue with new park expansion Non-uniform slope of basin sides in select areas for spacial function at soccer field and design aesthetic. Steep areas to be planted with no-mow fescue Gradual basin slope at corner to create sloped lawn amphitheater Formal row of trees along primary pedestrian circulation through the site Bosque of trees creates shaded multifunction space Solid roof pavilion allows for sheltered gathering/ dining space Curb bulb outs to provide pedestrian prioritized crossings Pickle ball court Raised planter and seat wall Vine covered colonnade and steel frame pavilion to create a green structure to define spaces Small park sign Continuation of bosque of trees at outdoor dining Lawn Bowling Dog Park Active play zone B E N S O N S T R E E T S A W T O O T H L A N E

I N Y O S T R E E T
J I G S A W R O A D P O L K S T R E E T P I L L S B U R Y P A R K (Existing) (Proposed) February 07, 2022 19-2140 Exhibit "A" ATTACHMENT 18
East Neighborhood Park / School Scale: 1" = 60'-0" N e i g h b o r h o o d P a r k H a t R a n c h Manteca, CA Park Basin / Soccer Fields Restroom and Snack Shack Continuous shade structure Picnic area Shade structure Large accent trees S T R E E T S T R E E T Well Site Regularly spaced row of architectural trees along primary walkway Elementary School School Parking Lot School Parking Lot School Bus Drop-off Grass Field / Soccer Fields Hard Court Area Baseball DiamondS T R E E T Shade structure Retention basin sized and shaped for maximum flexibility of soccer field layouts for various age groups Water Play Zone Formal row of trees along primary pedestrian circulation through the site Stormwater treatment Wetland style planting in stormwater treatment area Play areas with age specific structures February 07, 2022 19-2140

S T R E E T
Exhibit "A" ATTACHMENT 18
Varies 8'-0" Var. 11'-0" 11'-0" 27'-0" Var. 8'-0" Varies 20'-0" 27'-0" 20'-0" 7'-0" 7'-0" 54'-0" 54'-0" Landscape Sidewalk Land scape Travel Lane Travel Lane 11'-0" 11'-0" Travel Lane Travel Lane Land scape Sidewalk Landscape North South Future Median 5'-0" Bike Lane 5'-0" Bike Lane 24" 5'-0" 8'-0" 10'-0" 10'-0" 8'-0" 5'-0" 24" 7'-0" 18'-0" 18'-0" 7'-0" 25'-0" 25'-0" Sidewalk Parking Travel Lane Travel Lane Parking Sidewalk Homeowner maintained Homeowner maintained West East Varies 8'-0" 7'-0" 12'-0" 6'-0" 6'-0" 12'-0" 7'-0" 8'-0" 20'-0" 45'-0" 45'-0" 20'-0" Sidewalk Parking Travel Lane Travel Lane Parking Landscape Sidewalk Var. Var. Varies Landscape Landscape Median 36" 5'-0" 8'-0" 22'-0" 5'-0" 30'-0" 8'-0" 14'-0" 14'-0" 8'-0" 36" 22'-0" 8'-0" 30'-0" Sidewalk Parking Travel Lane Travel Lane Parking Sidewalk Homeowner maintained Homeowner maintained 12'-0" Varies - 5'-0" min Varies - 7'-0" 13'-0" 14'-0" 5'-0" min Multi-use Trail Varies 8'-0" Varies 11'-0" 11'-0" 7'-0" Landscape Sidewalk Landscape Travel Lane Travel Lane Median Travel Lane Travel Lane 22'-0" 27'-0" 27'-0" 56'-0" 56'-0" 22'-0" Landscape Landscape West East Future 5'-0" Bike Lane Varies 8'-0" Var. 25'-0" 25'-0" Var. 8'-0" Varies 20'-0" 45'-0" 45'-0" 20'-0" Landscape Sidewalk Landscape Travel Lane Travel Lane Landscape Sidewalk Landscape West East Perimeter sound wall S t r e e t C r o s s - S e c t i o n s H a t R a n c h Antone Raymus Parkway Pillsbury Road Entry 60' Street ROW (Typical) Scale: 1" = 10'-0" Scale: 1" = 10'-0" Scale: 1" = 10'-0" Typical Residential Street Pillsbury Road Scale: 1" = 10'-0" Scale: 1" = 10'-0" - 108' R.O.W. - Looking east - 86' R.O.W. - 60' R.O.W. - 86' R.O.W. - 50' R.O.W. Manteca, CA Atherton Drive Scale: 1" = 10'-0" - 112' R.O.W. - Looking North R.O.W
R.O.W R.O.W
R.O.W
R.O.W
R.O.W
R.O.W
R.O.W
R.O.W
R.O.W
R.O.W
R.O.W CL CL CL CL CL CL Layers of shrub and accent plants Secondary street trees Street trees in parkway strip Groundcover and low accent plants Street trees in median Perimeter sound wall Layers of shrub and accent plants Secondary street trees Street trees in parkway strip Groundcover and low accent plants Street trees in median Perimeter sound wall Layers of shrub and accent plants Secondary street trees Street trees in parkway strip Groundcover and low accent plants Perimeter sound wall Layers of shrub and accent plants Secondary street trees Street trees in parkway strip Street trees to be planted at regular spacing as part of the construction of each home Front yard landscape - maintained per the homeowner Front yard landscape (shown for reference only) Front yard landscape (shown for reference only) Street trees to be planted at regular spacing as part of the construction of each home Front yard landscape - maintained per the homeowner Front yard landscape (shown for reference only) Front yard landscape (shown for reference only) Perimeter sound wall Layers of shrub and accent plants Secondary street trees Street trees in parkway strip and median Groundcover and low accent plants Perimeter sound wall Layers of shrub and accent plants Secondary street trees Groundcover and low accent plants Final travel lanes and median width to be determined by the city. See Section F on Street Section Plan See Section D on Street Section Plan See Section B on Street Section Plan See Section G on Street Section Plan See Section C on Street Section Plan See Section A.1 on Street Section Plan Sidewalk transitions between being contiguous with curb and separated Sidewalk transitions between being contiguous with curb and separated Sidewalk transitions between being contiguous with curb and separated Sidewalk transitions between being contiguous with curb and separated Sidewalk transitions between being contiguous with curb and separated February 07, 2022 19-2140 Exhibit "A" ATTACHMENT 18

A N T O N E R A Y M U S P A R K W A Y

P I L L S B U R Y R O A D

A T H E R T O N D R I V E A T H E R T O N H O M E S A T W O O D W A R D P A R K P I L L S B U R Y E S T A T E S E V A N S E S T A T E S East Park West Park
P I L L S B U R Y R O A D Existing Pillsbury Estates Park B U E N A V I S T A D R I V E

I N Y O A V E N U E
J I G S A W A V E N U E M O N O S T R E E T School Site Scale: 1" = 150'-0" Vicinity Map Not to scale O p e n S p a c e a n d S t r e e t s c a p e E x h i b i t H a t R a n c h Manteca, CA Open Space and Streetscape Areas Park / Open Space Streeetscape School Existing Adjacent Park Future / Existing Streetscapes February 07, 2022 19-2140 Exhibit "A" ATTACHMENT 18

A N T O N E R A Y M U S P A R K W A Y

P I L L S B U R Y R O A D

A T H E R T O N D R I V E A T H E R T O N H O M E S A T W O O D W A R D P A R K P I L L S B U R Y E S T A T E S E V A N S E S T A T E S East Park West Park
P I L L S B U R Y R O A D Existing Pillsbury Estates Park B U E N A V I S T A D R I V E

I N Y O A V E N U E
J I G S A W A V E N U E M O N O S T R E E T School Site Scale: 1" = 150'-0" Vicinity Map Not to scale W a l l s, F e n c e s, a n d S i g n a g e E x h i b i t H a t R a n c h Manteca, CA Walls, Fences, and Signage Legend Perimeter Community Wall - min. 6'-0" tall masonry wall with cap and manufactured stone veneer pilaster at ±150' on center. Vines to be planted on street side for graffiti prevention. (This is a CFD owned and maintained wall with CFD maintained landscaping on the street side.) Neighborhood Entry Wall - min. 6'-0" tall masonry wall. Block pattern, cap, and/or block color. To provide enhancement that differentiates from perimeter community wall to announce neighborhood entry. (This is a CFD owned and maintained wall with CFD maintained landscaping on the street side.) Enhanced Wood or Vinyl Fence - Along side yards of key entry drives. (This is a private property fence owned and maintained by the homeowner. Side yard landscaping will be maintained by the homeowner.) Community Entry Feature and Signage- diagonal wall segment with enhanced wall, pilaster, finishes, and community signage. (Wall and signage to meet City Parks Department standard requirements for signage.) Neighborhood Entry Feature Signage- Placed in corner pilasters. Secondary version of community entry materials and signage. (Wall and signage to meet City Parks Department standard requirements for signage.) Park Sign- to meet City Parks Department standard requirements for signage. 6' - 8' tall tubular steel fence between the park and the school with controlled access gates. Final fence design, height, and picket spacing to be approved by the City Parks Dept. and the School Dist. February 07, 2022 19-2140 Exhibit "A" ATTACHMENT 18

A N T O N E R A Y M U S P A R K W A Y

P I L L S B U R Y R O A D

A T H E R T O N D R I V E A T H E R T O N H O M E S A T W O O D W A R D P A R K P I L L S B U R Y E S T A T E S E V A N S E S T A T E S East Park West Park
P I L L S B U R Y R O A D Existing Pillsbury Estates Park B U E N A V I S T A D R I V E

I N Y O A V E N U E
J I G S A W A V E N U E M O N O S T R E E T School Site Scale: 1" = 150'-0" Vicinity Map Not to scale S t r e e t T r e e E x h i b i t H a t R a n c h Manteca, CA Street Tree Legend Antone Raymus Parkway - Final species selection to be made or approved by the City of Manteca Planning and Parks Dept. Primary street trees between the curb and sidewalk - formal planting of upright deciduous street trees at 40' on center. Secondary trees between the sidewalk and perimeter wall - Average spacing at 40' - 50' on center, but in groupings o 3-7 with gaps between each group in coordination with meanders in the sidewalk. Atherton Drive - Selection of trees for Atherton Dr. are to match the species that have been selected and installed with DeJong and Atherton Homes at Woodward Estates to the north. Final species selection to be made or approved by the City of Manteca Planning and Parks Dept. Primary Street trees between the curb and sidewalk - formal planting of deciduous street trees at 40' on center in groupings in relation to the meander of the sidewalk. Secondary trees between the sidewalk and perimeter wall - Average spacing at 40' - 50' on center, but in groupings o 3-7 with gaps between each group in coordination with meanders in the sidewalk and opposite the gaps in the primary street tree groupings. Accent Trees - Smaller accent and/or flowering trees are used at the community and neighborhood signage as well as neighborhood entry drives to announce the entries and complement the change in planting and wall materials at the signage. Smaller trees in grids and/or rows and held back of the corner and the signage to allow for visibility. Pillsbury Road - Median - To match the trees in the existing medians to the north, or to match the side street species as listed above for Pillsbury street trees (final decision per the City Parks Dept.). Large spreading deciduous trees placed at 40' on center, triangularly spaced to the side street trees. Neighborhood Entry Drives - Narrow upright trees along each side of the short entry drive segments off of the arterials and collectors. These trees are to announce the neighborhood entry and create a transition from the formal streetscape landscape to the residential front yards. Primary Residential Streets - These are the main connector streets within the residential streets. One tree species is selected to connect these primary streets and reinforce their prominence. Trees provided with these streets are installed with the construction of the home and the trees are maintained by the homeowner. Pillsbury Road - Side Streets - The majority of Pillsbury Road within Hat Ranch is not the same as existing Pillsbury streetscape to the north. To the north, there are homes fronting Pillsbury. In Hat Ranch there are walls and separated sidewalk like a traditional collector. Primary street trees are upright street trees at 40' on center between the curb and sidewalk. Secondary trees - Minimal use of secondary trees were there is sufficient room between the sidewalk and wall to comply with City Parks Dept. requirements. Residential Streets - Streets shall have a consistent single species street tree on both sides of the street. Each street can/shall have a unique species from the other surrounding streets. The same species can be used more than once, but shall not be used for too close to another street that already has that species. Whichever species is selected for the Primary Residential Streets shall not be used for any of the rest of the residential streets. Trees provided with these streets are installed with the construction of the home and the trees are maintained by the homeowner. Parks and Open Space - Trees within the Parks and Open Space of Hat Ranch will be provided per the design of the specific use and per the standards and requirements of the City of Manteca Parks Dept. Where appropriate street trees may be provided around the perimeter of the parks with species that match the adjacent residential street. February 07, 2022 19-2140 Exhibit "A" ATTACHMENT 18
S t r e e t T r e e P h o t o s a n d D e s c r i p t i o n H a t R a n c h Manteca, CA Antone Raymus Parkway - Final species selection to be made or approved by the City of Manteca Planning and Parks Dept. Primary street trees between the curb and sidewalk - formal planting of upright deciduous street trees at 40' on center - Platanus ; acerifolia 'Bloodgood' - London Plane Tree Secondary trees between the sidewalk and perimeter wall - Average spacing at 40' - 50' on center, but in groupings of 3-7 with gaps between each group in coordination with meanders in the sidewalk - Acer buergerianum - Trident Maple Laurus nobilis 'Saratoga' - Saratoga Bay Laurel Magnolia grandiflora ' Little Gem' - Little Gem Magnolia Tristania laurina 'Elegant' - Water Gum Zelkova serrata ' City Sprite' - Sawleaf Zelkova Atherton Drive - Selection of trees for Atherton Dr. are to match the species that have been selected and installed with DeJong and Atherton Homes at Woodward Estates to the north. Final species selection to be made or approved by the City of Manteca Planning and Parks Dept. Primary Street trees between the curb and sidewalk - formal planting of deciduous street trees at 40' on center in groupings in relation to the meander of the sidewalk - Pistachia chinensis 'Keith Davey' - Chinese Pistache Secondary trees between the sidewalk and perimeter wall - Average spacing at 40' - 50' on center, but in groupings o 3-7 with gaps between each group in coordination with meanders in the sidewalk and opposite the gaps in the primary street tree groupings - Acer buergerianum - Trident Maple Laurus nobilis 'Saratoga' - Saratoga Bay Laurel Magnolia grandiflora ' Little Gem' - Little Gem Magnolia Tristania laurina 'Elegant' - Water Gum Zelkova serrata ' City Sprite' - Sawleaf Zelkova Accent Trees - Smaller accent and/or flowering trees are used at the community and neighborhood signage as well as neighborhood entry drives to announce the entries and complement the change in planting and wall materials at the signage. Smaller trees in grids and/or rows and held back of the corner and the signage to allow for visibility - Callistemon viminallis - Bottlebrush Cercis reniformis 'Oklahoma' - Oklahoma Redbud Crataegus phaenophyrum - Washington Thorn Cupressus sempervirens - Italian Cypress Ginkgo biloba ' Princeton Sentry' - Princeton Sentry Maidenhair Tree Lagerstroemia indica 'Tuscarorra' - Crape Myrtle Prunus cerasifera 'Purple Pony' - Flowering Cherry Pillsbury Road - Side Streets - The majority of Pillsbury Road within Hat Ranch is not the same as existing Pillsbury streetscape to the north. To the north, there are homes fronting Pillsbury. In Hat Ranch there are walls and separated sidewalk like a traditional collector. Primary street trees are upright street trees at 40' on center between the curb and sidewalk. Zelkova serrata 'Musashino' - Sawleaf Zelkova Secondary trees - Minimal use of secondary trees were there is sufficient room between the sidewalk and wall to comply with City Parks Dept. requirements. Acer buergerianum Antone Raymus Parkway Street Trees Zelkova serrata ' City Sprite' Atherton Drive- Street Trees Tristania laurina 'Elegant' Accent Trees Cercis reniformis ' Oklahoma' Pillsbury Road- Side Street Trees Zelkova serratta 'Musashino' 4uercus coccinea Pillsbury Road- Median Trees Arbutus 'Marina' Neighborhood Entry Drive Trees Ginkgo biloba 'Princeton Sentry' Platanus acerifolia 'Bloodgood' Primary Residential Street Trees Residential Street Trees Geijera parviflora Liquidambar styraciflua 'Rotundiloba' Pillsbury Road - Median - To match the trees in the existing medians to the north, or to match the side street species as listed above for Pillsbury street trees (final decision per the City Parks Dept.). Large spreading deciduous trees placed at 40' on center, triangularly spaced to the side street trees. 4uercus coccinea - Scarlet Oak Zelkova serrata 'Musashino' - Sawleaf Zelkova Neighborhood Entry Drives - Narrow upright trees along each side of the short entry drive segments off of the arterials and collectors. These trees are to announce the neighborhood entry and create a transition from the formal streetscape landscape to the residential front yards. Acer buergerianum - Trident Maple Arbutus 'Marina' - Strawberry Tree Carpinus betulus ' Fastigiata' - Upright Hornbeam Cupressus sempervirens - Italian Cypress Ginkgo biloba ' Princeton Sentry' - Princeton Sentry Maidenhair Tree Liquidambar styraciflua ' Rotundiloba' - Seedless American Sweetgum Magnolia grandiflora ' Sam Somers' - Sam Somers Magnolia Prunus cerasifera 'Purple Pony' - Flowering Cherry Zelkova serrata 'Musashino' - Sawleaf Zelkova Primary Residential Streets - These are the main connector streets within the residential streets. One tree species is selected to connect these primary streets and reinforce their prominence. Trees provided with these streets are installed with the construction of the home and the trees are maintained by the homeowner. One species from the following list shall be selected and used for all streets in this category - Acer buergerianum - Trident Maple Ginko biloba 'Princeton Sentry' - Maidenhair Tree Pistachia chinensis 'Red Push' - Chinese Pistache Platanus ; acerifolia 'Bloodgood' - London Plane Tree Ulmus x 'Frontier' - Frontier Elm Residential Streets - Streets shall have a consistent single species street tree on both sides of the street. Each street can/shall have a unique species from the other surrounding streets. The same species can be used more than once, but shall not be used for too close to another street that already has that species. Whichever species is selected for the Primary Residential Streets shall not be used for any of the rest of the residential streets. Trees provided with these streets are installed with the construction of the home and the trees are maintained by the homeowner. Acer buergerianum - Trident Maple Geijera parviflora - Australian Willow Koelreuteria bipinnata - Chinese Flame Tree Laurus nobilis 'Saratoga' - Saratoga Bay Laurel Liquidambar styraciflua ' Rotundiloba' - Seedless American Sweetgum Pistachia chinensis 'Red Push' - Chinese Pistache Platanus ; acerifolia 'Bloodgood' - London Plane Tree Ulmus x 'Frontier' - Frontier Elm Zelkova serrata 'Musashino' - Sawleaf Zelkova Parks and Open Space - Trees within the Parks and Open Space of Hat Ranch will be provided per the design of the specific use and per the standards and requirements of the City of Manteca Parks Dept. Where appropriate street trees may be provided around the perimeter of the parks with species that match the adjacent residential street. Magnolia grandiflora 'Little Gem' Lagerstroemia indica Crataegus phaenophylum Pistachia chinensis 'Keith Davey' Ulmus x 'Frontier' Laurus nobilis 'Saratoga' Zelkova serratta 'Musashino' Laurus nobilis 'Saratoga' Pistachia chinensis 'Keith Davey' Acer buergerianum February 07, 2022 19-2140 Exhibit "A" ATTACHMENT 18
HAT RANCH| DESIGN REVIEW APPLICATION
Lot Number(s): Assessor’s Parcel Number(s):

Size of Project (SF or acres): Total Number of Units:

Builder Name: Point of Contact:

Address:

Email:

Phone Number: Phone Number:

Architect Name: Point of Contact:

Address:

Email:

Phone Number: Phone Number:

IF BUILDER DOES NOT OWN PROPERTY:

Property Owner Name: Point of Contact:

Address:

Email:

Phone Number: Phone Number:

PROJECT DESCRIPTION. Describe in detail your proposed project. Attach a separate sheet if necessary.

Name of Proposed Project:

Exhibit "A" ATTACHMENT 18
REQUIRED SUBMITTALS WITH APPLICATION. Incomplete application packages will be returned.

Project Map showing lot and/or parcel numbers.

Schematic Floor Plans and Elevation, including:
• Building floor plans.
• Front, side, and rear elevations – per elevation, per plan. • Materials boards (if proposed materials are not evident on elevations) Pre-Plotting / Lotting Plan, including:
• A minimum of five contiguous lots, including a corner lot (if applicable). • The footprint for proposed structures shall be shown on the lot, along with any driveways, walks, dimensioned setbacks, fencing, and any other major features.

If Applicable - Open Space, Streetscape, and/or Park Plans.

City of Manteca Self-Certified Design Guidelines Checklist All submitted floor plans and elevations shall be at a minimum 1/8” or 1/4” = 1” scale on 24”x36” paper, as well provided as an electronic file in PDF format. Electronic files can be submitted on a USB drive or via Dropbox (or similar file sharing program).

PROPERTY OWNER’S CONSENT
I declare under penalty of perjury that I am the owner of said property or have written authority from property owner to file this application. I certify that all the submitted information is true and correct to the best of my knowledge. I understand that any misrepresentation of submitted data may invalidate any approval of this application.

Property Owner (or Authorized Representative) Signature: Date:

Exhibit "A" ATTACHMENT 18
City of Manteca

SELF-CERTIFIED DESIGN GUIDELINES CHECKLIST
Project Name: __________________________________________________________ Date: _________________________________________________________________ Sec. 17.59.020 - Intent and purposes. The purpose of the criteria in this article is to provide overt and professionally appropriate standards for the evaluation of external design features in Manteca. The criteria are not intended to restrict imagination, innovation, or variety, but rather to assist in focusing on design principles which can result in creative solutions that will enhance real and perceived safety in Manteca, develop a satisfactory visual appearance, preserve taxable values, and promote the public health, safety, and welfare.

Yes No Comments
All Uses
Natural Surveillance
a. Utilize appropriate lighting. ☐ ☐
b. Utilize low or non-opaque fencing, walls, landscaping, and paving patterns to delineate ownership and responsibility.
☐ ☐
c. Remove areas that offer concealment. ☐ ☐
d. Place windows, doors, and walkways to ensure the opportunity for easy observation of surrounding areas.
☐ ☐
e. Windows are provided in facades facing streets, parking lots, and open space comprising at least 20% of the façade area.
☐ ☐
f. All windows within a building and across a façade are related in design, operating type, proportions, and trim.
☐ ☐
Natural Access Control
a. Control access by means of fencing, landscaping, sidewalks, lighting, walkways, or signage.
☐ ☐
b. Entrances are visible, well-lit, and overlooked by windows. ☐ ☐ Territorial Reinforcement
a. Sidewalks, landscaping, and porches distinguish between public and private areas.
☐ ☐
b. Provide obvious defined entries, patios, balconies, and terraces. ☐ ☐ c. Facades are designed to include entries, porches and other architectural elements that relate to the human scale and provide a transition from public to private space.
☐ ☐
d. Front entries are accompanied by a projecting overhead element such as a dormer, arch or gable that provides roof coverage and weather protection. ☐ ☐
Building Design
a. Appearance of project is based on quality of its design and relationship to surroundings.
☐ ☐
Exhibit "A" ATTACHMENT 18
Yes No Comments
b. Buildings are in scale and harmonious with permanent neighboring developments.
☐ ☐
c. Materials are in harmony with adjoining structures. ☐ ☐ d. Different types of exterior wall materials are used. ☐ ☐ e. Materials are of durable quality. ☐ ☐
f. There are definite transitions between changes of material and plane while maintaining an overall simple geometry for the building mass. ☐ ☐
g. Structural materials are compatible within themselves and harmonious to their surroundings.
☐ ☐
h. Exterior building components such as windows, doors, eaves, and parapets have balanced proportions.
☐ ☐
i. All sides of a structure have received design consideration and are related to the rest of the building.
☐ ☐
j. Colors are harmonious and accents, if used, are compatible. ☐ ☐ k. All projections and mechanical details such as louvers, exposed flashing, flues, vents, gutters, and downspouts are recognized as architectural features and match the color of the adjacent surface, or a complementary color. ☐ ☐
l. Refuse and waste removal areas, service yards, storage yards, and exterior work areas are screened from view from public ways with materials harmonious with the building.
☐ ☐
m. Monotony of design is avoided. Variations of detail, form, and siting is used to provide visual interest. In multiple building projects, variable siting of individual buildings is used to prevent a monotonous appearance.
☐ ☐
n. Roof profiles define the form, scale and proportion of the home and building and reduce bulk.
☐ ☐
o. Windows are used as architectural elements that add relief to the façade and wall surface.
☐ ☐
p. Front doors reflect the architectural style of the building. ☐ ☐ q. Windows shall employ design details, if appropriate to the architecture, such as mullions, to break the scale of the façade into smaller components. ☐ ☐
r. A variety of roof colors is used within the development. ☐ ☐ s. A consistent pattern and application of exterior materials is used on new buildings and additions in order to enhance the appearance and character in the existing neighborhood.
☐ ☐
Relationship of Building to Site
a. Project reflects the character of the site upon which it is located. ☐ ☐ b. The site is planned to accomplish a desirable transition with the streetscape, and to provide for adequate planting, safe pedestrian movement, and parking areas.
☐ ☐
c. Consideration of the appropriateness of providing setbacks and yards in excess of zoning restrictions to enhance compatible relationships between buildings, and between buildings and adjacent streets.
☐ ☐
Exhibit "A" ATTACHMENT 18
Yes No Comments
d. Plans demonstrate a concern for the conservation of energy by their sensitivity to factors such as the orientation of a building, the use and location of glass and the use of landscape materials on the site.
☐ ☐
e. Parking areas are treated with decorative elements, building wall extensions, plantings, berms, or other means so as to minimize the impact of parked vehicles on the view from public ways and adjacent residential areas. ☐ ☐
f. Fencing plans are consistent with the intended use and zoning of the site. ☐ ☐ g. The design of fences and screening walls give specific consideration to the relief of monotony, such as breaking up major lengths by complementary landscaping.
☐ ☐
h. Unless for sound attenuation, the design of fences and walls allow for visibility with no more than a three-foot-high view obscuring foundation (does not pertain to single-family residential).
☐ ☐
i. Newly installed utility services, and service revisions necessitated by exterior alterations are underground.
☐ ☐
j. Grades of walks, parking spaces, terraces, and other paved areas, provide an inviting and stable appearance for walking and sitting. ☐ ☐
Relationship of Project to Adjoining Area
a. Demonstrated a harmony in texture, lines, and masses between all adjacent buildings. Monotony is avoided.
☐ ☐
b. The height and scale of each building is compatible with its site and existing or anticipated adjoining buildings.
☐ ☐
c. Adjacent buildings of different architectural styles are compatible by such means as screens, sight breaks and materials.
☐ ☐
d. Attractive landscape transitions to adjoining properties or compatible use characteristics are provided.
☐ ☐
e. Project features which may have negative impacts upon adjacent properties, such as parking lots, service entrances, loading zones, mechanical equipment, etc., are buffered from the adjacent properties.
☐ ☐
f. Primary building forms are the dominating form while secondary formal elements include porches, principal dormers, or other significant features. ☐ ☐
g. The architectural style of the house or building enhances the character of the neighborhood.
☐ ☐
h. The architectural form of the house or building is designed to articulate the style of the house or building.
☐ ☐
Landscape and site treatment
a. Preserve and enhance where natural or existing topographic patterns contribute to beauty and utility of a development.
☐ ☐
b. Landscaping is an integral part of the overall site design, rather than functioning as a camouflage for unused or unusable spaces or poor architectural design. ☐ ☐
c. Landscape plan addresses the functional aspects of landscaping such as drainage, erosion prevention, wind barriers, provisions for shade, energy conservation, sound absorption, dust abatement and reduction of glare. ☐ ☐
Exhibit "A" ATTACHMENT 18
Yes No Comments
d. Landscape treatment provides to enhance architectural features, strengthen vistas and important places, and to provide shade.

☐ ☐
e. Unity of design is achieved by repetition of certain plant varieties and other materials, and by correlation with adjacent developments.

☐ ☐
f. Plant materials selected for interest in its structure, texture, and color and for its ultimate growth. Plants that are indigenous to the area and others that will be hardy, harmonious to the design, and of attractive appearance are used.

☐ ☐
g. Parking areas and related traffic ways are enhanced with landscaped areas, including trees or tree groupings. ☐ ☐
h. In locations where plants will be susceptible to injury by pedestrian or motor traffic, they are protected by appropriate curbs, tree guards, or other devices. ☐ ☐ i. Where building sites limit planting, the placement of approved trees in parkways are planted. ☐ ☐
j. Where landscaping is used as screening, they are equally effective in winter and summer. ☐ ☐
k. In areas where general planting will not grow in a healthy, thriving manner, other materials are used, such as steel tube fences, low walls and pavement of brick, stone, decomposed granite, and cobbles. Suitable plants are combined with such materials.
☐ ☐
l. Landscape screening is of a height and density so that it provides the full desired effect within twenty-four months’ growing time. ☐ ☐ m. Unless for screening, shrubs are limited to two-feet in height and mature trees are limbed up to six-feet above the ground. ☐ ☐
n. Planting and selection of landscape material should be such that sight lines remain open and clear, and places of concealment are not fostered. ☐ ☐ o. Place thorny vegetation in locations to deter unwanted entry. ☐ ☐ p. Avoid blank spaces utilizing vines or planted wall coverings. ☐ ☐ q. Discourage crime by creating an inhospitable environment for criminals. ☐ ☐ r. Provide attractive and durable fencing whenever possible. ☐ ☐ Signs
a. Every sign has appropriate scale in its design and in its visual relationship to buildings and surroundings. ☐ ☐
b. Every sign is designed as an integral architectural element of the building and site to which it principally relates. ☐ ☐
c. The height of a sign does not exceed the predominant height of the principal building to which it relates. ☐ ☐
d. The colors, materials and lighting of every sign is restrained and harmonious with the building and site to which it principally relates. ☐ ☐ e. The number of colors and graphic elements on a sign is the minimum needed to convey the sign’s major message and is composed in proportion to the area of the sign face.
☐ ☐
f. Identification signs of a prototype design and corporation logos conform to the criteria for all other signs.
☐ ☐
Exhibit "A" ATTACHMENT 18
Yes No Comments
g. Each sign is compatible with signs on adjoining premises, and do not compete for attention.
☐ ☐
h. Signs within windows are limited to 15% of the windowpane. ☐ ☐ Lighting
a. Site plans and architectural plans include the location of fixtures, their design and the nature and level of the illumination they will provide. ☐ ☐
b. Sidewalks and pathways are lit with ornamental lighting fixtures. All pedestrianscale lighting fixtures are a maximum height of 12 feet. ☐ ☐
c. All exterior lighting balances the need for energy conservation with needs for safety, security, and decoration.
☐ ☐
d. Exterior lighting is designed as an integral part of the building and landscape design. All exterior lighting is prevented from projecting light upward either by placement beneath building eaves or by an integral shield of the fixture’s interiors as recommended by the manufacturer.
☐ ☐
e. Lighting is limited to illumination of surfaces intended for pedestrians, vehicles, or key architectural features.
☐ ☐
f. Where decorative floodlighting is used, fixtures are located or shielded so that their presence is minimized.
☐ ☐
g. All exterior lighting is part of the architectural and landscape design concept.

Fixtures, standards, and all exposed accessories are concealed or harmonious with other project design materials.
☐ ☐
h. The height of exterior lighting fixtures does not exceed the predominant height of the principal building to which they relate.
☐ ☐
i. Exterior lighting is not designed to permit an adverse effect upon neighboring properties. Appropriate light cutoff angles for all sources of illumination prevent unnecessary glare.
☐ ☐
j. All freestanding parking lot and internal access route lighting are LED luminaires, color corrected for compatibility.
☐ ☐
k. Provide lighting systems which provide nighttime vision for motorists to increase visibility of pedestrians, other vehicles and objects which should be seen and avoided.
☐ ☐
l. Design lighting systems for pedestrians to see one another, and to see risks involved in walking at night.
☐ ☐
m. Provide lighting systems which will enhance the ability for surveillance and observation.
☐ ☐
n. Provide lighting systems that minimize glare, shadow, light pollution, and light trespass.
☐ ☐
o. Utilize lighting in the landscaping both for security and aesthetics. ☐ ☐ Exhibit "A" ATTACHMENT 18
Residential (Single-Family, Multi-Family, Neighborhoods) Natural Access Control
a. Use walkways and landscaping to direct visitors to the proper entrance and away from private areas.
☐ ☐
b. Keep balcony railings and patio enclosures as low as possible using non-opaque materials.
☐ ☐
c. Define entrances to the site and each parking lot with landscaping, architectural design, or symbolic gateways.
☐ ☐
d. Block off dead-end spaces with fences or gates. ☐ ☐
e. Discourage loitering by non-residents. ☐ ☐
f. Use devices which automatically lock upon closing on common building entrances.
☐ ☐
g. Provide good illumination in hallways. ☐ ☐
h. Limit entrance access to the building to the minimum required. ☐ ☐ i. Limit access without completely disconnecting the subdivision from adjacent subdivisions.
☐ ☐
j. Design streets to calm traffic and discourage cut-through or high-speed traffic. ☐ ☐ k. Install plantings, and architectural design features such as columned gateway to guide visitors to desired entrances and away from private areas. ☐ ☐
l. Install walkways in locations safe for pedestrians and use them to define pedestrian bounds.
☐ ☐
Natural Surveillance
a. Fully illuminate all doorways that open to the outside. ☐ ☐ b. Place the front door to be visible from the street. ☐ ☐ c. Install windows in living areas to provide visibility of the property. ☐ ☐ d. Provide appropriate illumination to sidewalks and all areas of the yard. ☐ ☐ e. Place the driveway to be visible from either the front or back door and at least one window.
☐ ☐
f. Properly select and install landscaping so that it allows unobstructed views of vulnerable doors and windows from the street and other properties. ☐ ☐
g. Design buildings so that exterior doors are visible from the street or by neighbors.
☐ ☐
h. Use good lighting at all doors that open to the outside. ☐ ☐ i. Install windows on all four facades of buildings to allow good surveillance. ☐ ☐ j. Assign parking spaces to residents but not marked with their unit number. ☐ ☐ k. Designate visitor parking. ☐ ☐
l. Make parking areas visible from windows and doors. ☐ ☐ m. Adequately illuminate parking areas and pedestrian walkways. ☐ ☐ Exhibit "A" ATTACHMENT 18
n. Position recreation areas (pools, tennis courts, clubhouses) to be visible from many of the units’ windows and doors.
☐ ☐
o. Screen or conceal dumpsters but avoid creating blind spots and hiding places. ☐ ☐ p. Elevators and stairwells are in locations that are clearly visible from windows and doors.
☐ ☐
q. Shrubbery is no more than two feet high for clear visibility. ☐ ☐ r. Site buildings so that the windows and doors of one unit are visible from another (although not directly opposite).
☐ ☐
s. Construct elevators and stairwells to be open and well lighted. ☐ ☐ t. Place playgrounds where they are clearly visible from units, but not next to parking lots or streets.
☐ ☐
u. Avoid landscaping that might create blind spots or hiding spots. ☐ ☐ v. Locate open spaces and recreational areas so that they are visible from nearby homes and streets.
☐ ☐
w. Use pedestrian scale street lighting in high pedestrian traffic areas to help people recognize potential threats at night.
☐ ☐
x. The driveway and the garage are secondary to the livable portions of the house, landscaping and pedestrian entry as seen from the street. ☐ ☐
y. Garages are located in an area to minimize the presence of the automobile. ☐ ☐ z. On-site garages are set back from the front building façade with a minimum 20- foot driveway length from the face of the garage to the back of the sidewalk. ☐ ☐
aa. For homes with front-loaded garages, no more than 40 percent of a home’s façade facing the street is devoted to a garage.
☐ ☐
bb. Common Open Space is visible and open to the street or from dwelling units. ☐ ☐ Territorial Reinforcement
a. Use front porches or entryways to create a transitional area between the street and the home.
☐ ☐
b. Each home has a covered porch or main entry oriented towards the public realm.
☐ ☐
c. Define property lines and private areas with plantings, pavement treatments, or fences.
☐ ☐
d. Street address is clearly visible from the street and public way. ☐ ☐ e. Accentuate building entrances with architectural elements, lighting and/or landscaping.
☐ ☐
f. Design lots, streets, and houses to encourage interaction between neighbors. ☐ ☐ g. Accentuate entrances with the subdivision name, different paving material, changes in street elevation, architectural, and landscape design. ☐ ☐
h. Outdoor spaces such as yards, decks, terraces, and patios are delineated from common space.
☐ ☐
i. Duplexes located on corner lots have a garage and entryway facing each street frontage.
☐ ☐
Exhibit "A" ATTACHMENT 18
Commercial
Natural Access Control
a. Locate check-out counters at the front of the store, clearly visible from the outside.
☐ ☐
b. Clearly mark public paths. Make private areas harder for non-employees to access.
☐ ☐
c. Use signs to direct patrons to parking and entrances. ☐ ☐ d. Prevent easy access to the roof or fire escape from the ground. ☐ ☐ e. Provide rear public access to shops if rear public parking is offered. ☐ ☐ f. Clearly mark public entrances with landscape, architecture, and graphic/signage.
☐ ☐
g. Designate sidewalks and “public” areas with special paving and/or landscaping. ☐ ☐ h. Use landscaping to divide the parking areas into smaller lots. ☐ ☐ i. Separate loading zones, with designated delivery hours, from public parking areas.
☐ ☐
j. Locate ATMs to face main roads and/or high traffic areas. ☐ ☐ k. Place drive-through ordering station for a restaurant within sight of the interior and the street.
☐ ☐
l. Provide adequate lighting at both the ATM and along the queuing lane. ☐ ☐ m. Avoid fencing, landscaping, and walls whose design might provide hiding opportunities for those preying on patrons.
☐ ☐
Natural Surveillance
a. Install windows to face parking areas and streets for increased visibility. ☐ ☐ b. Window signs cover no more than 15% of windows. ☐ ☐
c. Use interior shelving and displays no higher than five feet. ☐ ☐ d. Fully illuminate the exterior of the building and grounds at night. ☐ ☐ e. Design water retention areas to be visible from the building or street. ☐ ☐ f. Place all entrances under visual surveillance. ☐ ☐
g. Avoid creating dead end alleys or blind spots in loading areas. ☐ ☐ h. Use perpendicular parking in front of stores rather than parallel to allow greater visibility between cars.
☐ ☐
i. Avoid exterior walls without windows. ☐ ☐
Territorial Reinforcement
a. Mark property boundaries, where possible, with hedges, low fences, or gates. ☐ ☐ b. Make private areas distinguishable from public areas. ☐ ☐ c. Install awnings over rear doors and windows. ☐ ☐
d. Position parking areas to be clearly visible from the building or street with neatly marked spaces.
☐ ☐
e. Mechanical equipment or other utility hardware on the roof, ground, or elevations are located so as not to be visible from any public ways or adjacent residential areas.
☐ ☐
Exhibit "A" ATTACHMENT 18
Office Buildings
Natural Access Control
a. Clearly define public entrances with architectural elements, lighting, landscaping, paving, and/or signage.
☐ ☐
b. Reduce the number of public access points to those which are watched by guards, receptionists, nearby tenants, or passing traffic. ☐ ☐
Natural Surveillance
a. Install and use good lighting at all exterior doors, common areas and hallways. ☐ ☐ b. Keep dumpsters visible and avoid creating blind spots or hiding places or place them in secured locked areas.
☐ ☐
c. Design windows and exterior doors so that they are visible from the street or by neighboring buildings.
☐ ☐
d. Install windows into all facades except where in conflict with building code. ☐ ☐ e. Place parking as to be visible from windows. ☐ ☐
f. Keep shrubbery under two feet in height for visibility. ☐ ☐ g. Do not obstruct views from windows. ☐ ☐
Territorial Reinforcement
a. Define perimeters with landscaping or decorative non-opaque fencing to maintain visibility from the street.
☐ ☐
b. Differentiate exterior private areas from public areas. ☐ ☐ c. Position security and/or reception areas at all entrances. ☐ ☐ d. Mechanical equipment or other utility hardware on the roof, ground, or elevations are located so as not to be visible from any public ways or adjacent residential areas.
☐ ☐
Exhibit "A" ATTACHMENT 18
Industrial
Natural Access Control
a. Avoid dead end driveways and design streets to increase surveillance opportunities from passing traffic and patrols. ☐ ☐
b. Use easily securable entrances. Install entrance controls to employee parking areas. ☐ ☐
c. Assign parking by shifts, and account for late night workers with close-in spaces. ☐ ☐ d. Plan storage yards for vehicular or visual access by patrol cars. ☐ ☐ e. Restrict access to roofs by way of dumpsters, loading docks, stacked items, ladders, etc. ☐ ☐
f. Keep building entrances to a minimum and monitor them. ☐ ☐ g. Use a separate, well-marked, monitored entrance for deliveries. ☐ ☐ h. Have the employee entrance close to the employee parking and workstations. ☐ ☐ i. Keep nighttime parking separate from service areas. ☐ ☐ j. Provide access to both the front and the back of the site so that the grounds can be patrolled. ☐ ☐
Natural Surveillance
a. Illuminate and define all entrances so that they are visible to the public and patrol vehicles.
☐ ☐
b. Make parking areas visible to patrol cars, pedestrians, parking attendants, and/or building personnel.
☐ ☐
c. Position parking attendants for maximum visibility of property. ☐ ☐ d. Design the reception area to have a view of parking areas. ☐ ☐ e. Avoid creating hiding places in alleys, storage yards, loading docks, etc. ☐ ☐ Territorial Reinforcement
a. Create a well-defined entrance or gateway with plantings, fences, gates, etc. ☐ ☐ b. Development is consistent with Noise Element of the General Plan. ☐ ☐ c. Define vehicle entrances with different paving materials and signage. ☐ ☐ d. Separate visitor parking from employee parking and shipping and receiving areas.
☐ ☐
e. Mechanical equipment or other utility hardware on the roof, ground, or elevations are located so as not to be visible from any public ways or adjacent residential areas.
☐ ☐
Exhibit "A" ATTACHMENT 18
22 EXHIBIT D

TENTATIVE MAP

Exhibit "A" ATTACHMENT 18

ATHERTON DRIVE BUENA INYO AVE JIGSAW AVE VISTADR

POLK STREET

STREET W

STREET X

STREET Y STREET O STREET P STREET Q STREET R

STREET U

STREET V

STREET Y STREET O STREET P VERAMONTE AVE

TANNEHILL DRIVE

PARK/ SCHOOL SITE PILLSBURY RD VERAMONTEAVE

STREET T

STREET S

POLK ST BUENA VISTA DRIVE STREET A STREET B STREET C INYO AVE STREET D JIGSAW AVE STREET E STREET F

STREET L

STREET J STREET I

STREET M STREET N

STREET K

MONO STREET

STREET H

STREET G

STREET H

STREET K VERAMONTE AVE STREET Q

MONO STREET INYO AVE JIGSAW AVE

STREET H STREET R

STREET Y

PARCEL 'A'
PARK/

PARCEL 'B'

STORMWATER BASIN

PARCEL 'C'

STORMWATER BASIN
ANTONE RAYMUS PARKWAY ANTONE RAYMUS PARKWAY DATE REVISION NO. DATE: SCALE: DRAWN BY: DESIGNED BY: CHECKED BY:

SHT
PROJECT NO.

OF CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF: 5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690 ENGINEERS PLANNERS SURVEYORS SAN JOAQUIN COUNTY 25224.000 MAY 2022
12 HAT RANCH TENTATIVE MAP- TRACT NO. 3782 CITY OF MANTECA CHRISTIAN T. RAGAN RCE # 60473 D R A F T AS SHOWN

HAT RANCH
TENTATIVE MAP - TRACT NO. 3782

VICINITY MAP
1" = 2000'

SEDAN AVE

THIS TENTATIVE MAP WAS APPROVED
WITH CONDITIONS ON ______________
1 COVER SHEET
2 EXISTING CONDITIONS
3 STREET CROSS SECTIONS (HAT RANCH WEST)
4 STREET CROSS SECTIONS (HAT RANCH EAST)
5 SITE PLAN (HAT RANCH WEST)
6 SITE PLAN (HAT RANCH EAST)
7 UTILITY PLAN (HAT RANCH WEST)
8 UTILITY PLAN (HAT RANCH EAST)
9 GRADING PLAN (HAT RANCH WEST)
10 GRADING PLAN (HAT RANCH EAST)
11 PFIP EXHIBIT
12 PRELIMINARY PHASING PLAN
GENERAL NOTES:

SHEET DESCRIPTION

SHEET INDEX

PROPOSED PUBLIC UTILITY EASEMENT

EXISTING RIGHT-OF-WAY / PROPERTY LINE

EXISTING EASEMENT

EXISTING WATER PIPE

EXISTING SEWER PIPE (GRAVITY)
LEGEND

PROJECT BOUNDARY

PROPOSED PROPERTY LINE

PROJECT SITE COVER SHEET
1 BEING A PORTION OF SECTION 15 AND 16, T.2S., R.7E., M.D.B.&M.

CITY OF MANTECA, SAN JOAQUIN COUNTY, CALIFORNIA

PROPOSED WATER PIPE

PROPOSED STORM DRAIN PIPE (GRAVITY)

PROPOSED SEWER PIPE (GRAVITY)

EXISTING CENTERLINE

PROPOSED CENTERLINE MANTECA RD
STATE ROUTE 120 (MAIN ST)
STATE ROUTE 99 AUSTIN RD

PROPOSED STORM PIPE (FORCEMAIN)

PROPOSED RIGHT-OF-WAY
AREA

LAND USE

INTERIOR PUBLIC STREET R/W

PARCEL B, PARK (PD-PARK)

LAND USE / ACREAGE SUMMARY

HALF-PLEX RESIDENTIAL

SINGLE FAMILY RESIDENTIAL
UNITS
40 291

17.1 ± AC.

3.5 ± AC.

47.5 ± AC.

PARCEL C, SCHOOL SITE (P-QP)

ATHERTON DRIVE PUBLIC STREET R/W

ANTONE RAYMUS PUBLIC STREET R/W
TOTAL 331 81.8 ± AC.

3.9 ± AC.

WOODWARD AVE PILLSBURY RD
PILLSBURY ROAD PUBLIC STREET R/W 2.9 ± AC.

EARTHWORK (CY) ESTIMATED CUT (CY)

CONSOLIDATION
(0.2' ON FILL AREA)

TRENCH SPOILS

PRELIMINARY EARTHWORK CALCULATIONS

SHRINKAGE
(20% OF CUT)

UNADJUSTED
VOLUME

ESTIMATED FILL (CY)
203,000
18,000
185,000
TOTAL
143,000
37,000
18,000
198,000
NOTE:

PRELIMINARY EARTHWORK QUANTITIES ARE SUBJECT TO CHANGE DURING FINAL DESIGN

HAT (WEST)HAT (EAST) HAT (WEST)HAT (EAST)
123,000
18,000
105,000 85,000
21,000
22,000
128,000

WEST & EAST
326,000
36,000
290,000

WEST & EAST
228,000
58,000
40,000
326,000

HALF-PLEX CLUSTER RESIDENTIAL

PARCEL A, PARK (PD-PARK)

HAT RANCH WEST

UNITS AREA
343

2.2 ± AC.

16.1 ± AC.

9.3 ± AC.

18.7 ± AC.

6.1 ± AC.

46.5 ± AC.
407

4.0 ± AC.

HAT RANCH EAST

UNITS AREA

2.2 ± AC.

16.1 ± AC.

9.3 ± AC.

35.8 ± AC.

3.5 ± AC.
94 ± AC.

7.9 ± AC.

2.9 ± AC.

TOTALS ---- 64

6.9 ± AC.
----
----
----
----
----
102.9 ± AC.
634
40 738

6.1 ± AC.

6.9 ± AC.
184.7 ± AC.
1) OWNER: APN 226-140-040
APN 226-120-100
APN 226-120-110

RIVERSIDE LHC, LTD
3161 MICHELSON DRIVE, SUITE 425
IRVINE, CA 92612
APN 226-370-062

CITY OF MANTECA
(FORMER OWNER

PILLSBURY ROAD PARTNERS)
2) APPLICANT: RICHLAND PLANNED
COMMUNITIES INC.
3000 LAVA RIDGE CT, SUITE 115
ROSEVILLE, CA 95661
3) CIVIL ENGINEER: MACKAY & SOMPS CIVIL
ENGINEERS, INC.
5142 FRANKLIN DRIVE, SUITE B
PLEASANTON, CA 94588
(925) 225-0690
4) GEOTECHNICAL ENGINEER: ENGEO INC.
17278 GOLDEN VALLEY PARKWAY
LATHROP, CA 95330
(209) 835-0610
5) ASSESSOR'S PARCEL NUMBERS: 226-140-040, 226-370-062, 226-120-100 & 226-120-110
6) TOTAL AREA: 184.6± ACRES
7) NUMBER OF RESIDENTIAL LOTS: 738
8) SUBJECT PROPERTY SHOWN TO BE IN ZONE 'X' ON THE

FEDERAL EMERGENCY MANAGEMENT AGENCY'S FLOOD
INSURANCE RATE MAP 06077C0640F (AREAS DETERMINED TO
BE OUTSIDE THE 0.2% ANNUAL CHANCE FOODPLAIN)
9) ALL STREET IMPROVEMENTS, STREET LIGHTS, WATER, SEWER

AND STORM DRAIN UTILITY SYSTEMS TO BE CONSTRUCTED IN

ACCORDANCE WITH THE CITY OF MANTECA STANDARD PLANS

AND SPECIFICATIONS AND MASTER UTILITY PLANS OR AS
OTHERWISE APPROVED BY PUBLIC WORKS DIRECTOR.

STREETS, WATER, SEWER AND STORM DRAIN SYSTEMS TO BE
PUBLICLY OWNED AND MAINTAINED.

POTABLE WATER: CONNECTION TO CITY OF MANTECA

WATER SYSTEM
SANITARY SEWER: CONNECTION TO CITY OF MANTECA

SEWER SYSTEM
STORM DRAIN: CONNECTION TO SSJID LATERAL "X"
10) GAS AND ELECTRIC SERVICE TO BE PROVIDED BY PACIFIC GAS & ELECTRIC. INSTALLATION SHALL BE UNDERGROUND IN
ACCORDANCE WITH CITY REQUIREMENTS.
11) EXISTING POWER POLES AND OVERHEAD POWER LINES THAT

CONFLICT WITH IMPROVEMENTS SHALL BE RELOCATED,
REMOVED OR UNDERGROUNDED.
12) TELEPHONE SERVICE TO BE PROVIDED BY VERIZON,

INSTALLATION SHALL BE UNDERGROUND IN ACCORDANCE WITH
CITY REQUIREMENTS.
13) PUBLIC UTILITY EASEMENTS WILL BE PROVIDED ALONG ALL

INTERIOR STREETS, UNLESS OTHERWISE NOTED OR APPROVED
BY PUBLIC WORKS DIRECTOR.
14) EXISTING GENERAL PLAN DESIGNATION: UR-LDR, CMU, AND P. 15) PROPOSED GENERAL PLAN DESIGNATION: LDR, PARK,
PUBLIC/QUASI-PUBLIC.
16) EXISTING ZONING: AG-40 (SAN JOAQUIN COUNTY)
17) PROPOSED ZONING: PD-R1, PD-PARK, PUBLIC/QUASI-PUBLIC (CITY OF MANTECA)
18) CONTOUR INTERVAL IS AS SHOWN. THE ELEVATION DATUM IS PER CITY OF MANTECA BENCH MARKS (NGVD29).
19) UTILITY LOCATIONS AND LOT DIMENSIONS ARE PRELIMINARY AND SUBJECT TO FINAL ENGINEERING DESIGN.
20) GRADING INFORMATION AS SHOWN IS PRELIMINARY AND SUBJECT TO FINAL ENGINEERING DESIGN.
21) THE PROJECT WILL BE PHASED. MULTIPLE FINAL MAPS MAY BE FILED

ON THE LANDS SHOWN ON THIS VESTING TENTATIVE MAP IN
ACCORDANCE WITH ARTICLE 4, SECTION 66.456.1 OF THE
SUBDIVISION MAP ACT.
22) THE BOUNDARY AS SHOWN IS COMPILED FROM RECORD

INFORMATION AND DOES NOT REPRESENT A SURVEY OF THE
PROPERTY.
23) UNLESS OTHERWISE SPECIFICALLY STATED IN THE CONDITIONS OF

APPROVAL, LOCAL AGENCY APPROVAL OF THIS MAP SHALL

CONSTITUTE AN EXPRESSED FINDING THAT THE PROPOSED DIVISION

AND DEVELOPMENT OF THE PROPERTY WILL NOT UNREASONABLY

INTERFERE WITH THE FREE AND COMPLETE EXERCISE OF RIGHTS DESCRIBED IN GOVERNMENT CODE SECTION 66436(a)(3)(A)(i). ----

ANTONE RAYMUS PARKWAY ATHERTON DRIVE SEDAN AVE
Exhibit "A" ATTACHMENT 18

VELDSTRA GEORGE & H
226-140-05

RIVERSIDE LHC LTD
226-120-11
226-140-07

BROCCHINI FARMS
226-140-16

BKB INVESTMENTS LLC
226-140-11
226-140-12

PLANT SCIENCES INC

RIVERSIDE LHC LTD
226-120-10
226-120-22
SILAGI

RANDALL
226-120-21

VAN VUREN

SHERWOOD
& J A
226-120-20

VAN LAAR JAMES & LYNDA
226-120-19

VAN ELDEREN DANIEL
& JUDITH
226-120-18

BURGESS

WILLIAM F JR
226-120-17
CAMBRA

KAREN ANN M
226-120-16

BS LAND COMPANY LLC
EX. DIRT ROAD
EX. DIRT ROAD
EX. FENCE
EX. DIRT ROAD
EX. FENCE
EX. DIRT ROAD
EX. FENCE
EX. FENCE
EX. DIRT ROAD
NOTE: EXISTING UTILITY POLES
NOT WITHIN EASEMENT (TYP.)

PILLSBURY ESTATES

EVANS ESTATES
EX. 30' SSJID

EASEMENT
(SEE NOTE 8)
EX. RESIDENCE
EX. CONCRETE

DRIVEWAY
EX. STRUCTURES
EX. 15' SSJID

EASEMENT
BK 3002 PG 150
EXCEPTION 6
EX. CONCRETE

DRIVEWAY SEDAN AVE

INC ETAL
226-140-08

BROCCHINI FARMS

INC ETAL
EX. SSJID STRUCTURE

SEDAN AVE

EVANS ESTATES
EX. 30' SSJID

EASEMENT
N89°31'42"W 2644.57' BNDY N0°16'44"W 1710.07' BNDY
N89°39'50"W

34.16' BNDYN0°15'53"W 386.81' BNDY
N89°39'18"W 2651.90' BNDY
SILAGI

RANDALL
226-140-04

RIVERSIDE LHC LTD
PARCELS 1 AND 2

OF PRELIMINARY

TITLE REPORT
ORDER NO.
0192-5373639 PILLSBURY RD

WOODWARD PAK
EX. 15' SSJID EASEMENT
BK 3002 PG 150
EXCEPTION 6
EX. 30' SSJID

EASEMENT
BK 3002 PG 150
EXCEPTION 6
EX. 40' ROAD RESERVATION
BK A VOL 470 PG 163
EXCEPTION 5
EX. 20' SSJID EASEMENT
BK A VOL 470 PG 163
EXCEPTION 5
226-370-062

CITY OF MANTECA (FORMER PILLSBURY ROAD PARTNERS, LLC)
PARCEL 5
OF PRELIMINARY TITLE REPORT ORDER NO. 0192-5373639

RIGHT-OF-WAY TO BE VACATED AND QUITCLAIMED TO
RICHLAND PLANNED COMMUNITIES INC.

C1
N89°40'09"W
330.16' BNDY
C2
N88°45'09"W

58.84' BNDY
C3
C4
C5
C7C9
C8
N0°20'10"E 47.75' BNDY
N89°39'50"W 2042.51' BNDY
N46°09'35"E 38.86' BNDY
C6

MONO STREET VERA
AVE

MONTE ATHERTON DRIVE
PARCEL 'A' PER TRACT MAP 3777
EXISTING IMPROVEMENTS TO BE REMOVED. CONCRETE TURNOUT

AREA TO BE REMOVED, CURB TO REMOVED, REALIGNED, & REPLACED Curve Table
Curve #
C1
C2
C3
C4
C5
C6
C7
C8
C9
Radius

20.00'
267.00'

57.00'
277.00'

57.00'

43.00'
383.00'

20.00'
275.00'
Delta
71°02'25"
0°22'30"
17°24'37"
10°37'32"
17°03'07"
12°12'42"
3°28'38"
113°19'27"
5°09'47"
Length

24.80'

1.75'

17.32'

51.37'

16.96'

9.16'

23.24'

39.56'

24.78' EXISTING CONDITIONS
2 NOTES:

1. THE BOUNDARY SHOWN IS COMPILED FROM RECORD INFORMATION AND DOES NOT REPRESENT THE RESULTS OF A FIELD SURVEY.

2. THE EASEMENTS/EXCEPTIONS SHOWN ARE PER THE PRELIMINARY TITLE REPORT BY FIRST AMERICAN TITLE COMPANY DATED JUNE 23, 2021 (ORDER NUMBER 0192-5373639).

3. REFER TO TREE REPORT BY HORTSCIENCE DATED MAY 2013 FOR EXISTING TREES.

4. EXISTING PRIVATE GAS PIPES AND / OR ELECTRICAL SYSTEMS TO BE REMOVED.

5. AERIAL TOPO WAS FLOWN ON 04-01-2013 BY GEOMAPS (NGVD 29)

6. SUPPLEMENTAL TOPO SHOTS WERE TAKEN ON 10/13/2014 BY MACKAY & SOMPS. SOME SSJID FACILITIES MAY HAVE SUBSEQUENTLY BEEN REMOVED OR RELOCATED.

7. ALL EXISTING STRUCTURES ON SITE TO BE REMOVED WITH THE APPLICABLE PHASE

OF DEVELOPMENT

8. EX. 30' SSJID EASEMENT SHOWN ON RECORD OF SURVEY RECORDED IN BOOK 26, PAGE 19. EASEMENT IS NOT LISTED AS AN EXCEPTION IN THE TITLE REPORT REFERENCED ABOVE.

9. EXISTING IMPROVEMENTS WITHIN PARCEL 'A' OF TRACT MAP 3777 TO BE REMOVED.

EXISTING CONCRETE TURNOUT AREA ADJACENT TO PARCEL 'A' TO BE REMOVED AND CURB TO BE RECONSTRUCTED.

10. ALL EX. SSJID EASEMENTS TO BE ABANDONED BASED ON PROPOSED RELOCATIONS AND NEW EASEMENTS. DATE REVISION NO. DATE: SCALE: DRAWN BY: DESIGNED BY: CHECKED BY:

SHT
PROJECT NO.

OF CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF: 5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690 ENGINEERS PLANNERS SURVEYORS SAN JOAQUIN COUNTY 25224.000 MAY 2022
12 HAT RANCH TENTATIVE MAP- TRACT NO. 3782 CITY OF MANTECA CHRISTIAN T. RAGAN RCE # 60473 D R A F T AS SHOWN Exhibit "A" ATTACHMENT 18
2' 5' 36' 50' R.O.W.SIDE WALK ROLLED CURB ROLLED CURB 8' 10' 10' 8' TRAVEL LANE TRAVEL LANE PARKING PARKING A NTS 50' ROW TYPICAL INTERIOR STREET WITH MONOLITHIC SIDEWALK (STREET A,B,C,E,F,G,I,J,K,L,M,N,INYO AVE,JIGSAW AVE NOT ALONG PARK FRONTAGE) 44' ROLLED* CURBNTS 60' ROW TYPICAL INTERIOR COLLECTOR (STREET D, STREET H, POLK, ST, BUENA VISTA DR) 8' 14' 14' 8' TRAVEL LANE TRAVEL LANE PARKING PARKING 3' 4' TRAVEL LANE TRAVEL LANE R.O.W. SIDE WALK 7' PARKING PARKING 76' ROW NTS

E ROLLED CURB PILLSBURY ESTATES PILLSBURY ROAD EXISTING CL EX ROW ROLLED CURB 90' ROW NTS
F PILLSBURY ROAD (ANTONE RAYMUS TO STREET K) 12' MEDIAN R.O.W. R.O.W. VERTICAL CURB VERTICAL CURB PL 20' 8' 66' 12' 12' 7' MEDIAN 12' 90' EX PUE 10' 10' PUE 7' 12' 12' 7' TRAVEL LANE TRAVEL LANE PARKING PARKING (STREET K TO MONO STREET) 40' 50' 8' 12' 12' 8' TRAVEL LANE TRAVEL LANE PARKING PARKING C NTS 50' ROW INTERIOR STREET WITH MONOLITHIC SIDEWALK ALONG PARK (INYO AVE,JIGSAW AVE) VARIES LAND- SCAPE VARIES LAND- SCAPE 4' SIDE- WALK R.O.W. * VERTICAL CURB ALONG PARK FRONTAGE 4' 5' 2' R.O.W. SIDE WALK PUE10' 4' 5' SIDE WALK ROLLED CURB PUE 10' 4' 5' SIDE WALK VERTICAL CURB PUE10' 4.5' R.O.W. R.O.W. 3' 5' R.O.W.SIDE WALK ROLLED CURB PUE 10' 4' 60' 5' 3' R.O.W. SIDE WALK PUE10' 4' B 3' *JOINT TRENCH TO BE LOCATED IN ROW * SSJID IRRIGATION LINE & JOINT TRENCH TO BE LOCATED IN ROW 13' 10' PUE 108' ROW (HAT RANCH FRONTAGE) D1 ULTIMATE ANTONE RAYMUS PARKWAY NTS 20' 108' 20' WALL 65.5' ROW (HAT RANCH FRONTAGE) INTERIM ANTONE RAYMUS PARKWAY (TO BE CONSTRUCTED WITH HAT RANCH) VARIES 8' LAND- SCAPE VARIES LAND- SCAPE WALL WALL S/W S/W ROW 14' TRAVEL LANE HAT RANCH (NORTH SIDE) FUTURE RIGHT-OF-WAY AND IMPROVEMENTS (BY OTHERS) VERTICAL CURB PL VERTICAL CURB 11' * SSJID & JOINT TRENCH IMPROVEMENTS TO BE LOCATED IN ROW 11' BIKE LANE 5' TRAVEL LANE TRAVEL LANE MEDIAN 11' 11' BIKE LANE 5' TRAVEL LANE ULTIMATE STRIPING & MEDIAN IMPROVEMENTS (BY OTHERS) WALL VARIES LAND- SCAPE VARIES LAND- SCAPE VARIES S/W WALL CL 11.5' PFIP IMPROVEMENTS 7' 7' 65.5' 42.5' THE EXISTING SSJID PIPE IS LOCATED HORIZONTALLY APPROXIMATELY AT THE PROPERTY LINE. THE DEPTH OF THE PIPE HAS NOT BEEN CONFIRMED 7' TRAVEL LANE HAT RANCH (NORTH SIDE) VERTICAL CURB PFIP * SSJID & JOINT TRENCH IMPROVEMENTS IMPROVEMENTS TO BE LOCATED IN ROW 20' 65.5' INTERIM STRIPING 5' LAND- SCAPE 5' LANDSCAPE 10' S/W PL 13.5' LEFT TURN LANE VARIES 1.5-13' TRAVEL LANE 12' 38.5' 11.5' *TEMP MEDIAN CURB *TEMP PVMT TEMP SLOPE EG CL ULTIMATE *TO BE REMOVED WITH CONSTRUCTION OF ULTIMATE IMPROVEMENTS 4.5' 5' LAND- SCAPE 5' LANDSCAPE 10' S/W 27' 27' 106' ROW (EVANS ESTATES FRONTAGE) D2 ULTIMATE ANTONE RAYMUS PARKWAY NTS * THE PREVIOUSLY APPROVED DESIGN OF THE PARKWAY ALONG THE EVANS ESTATES FRONTAGE SHOWS AN INVERTED CROWN (I.E. SLOPED TOWARD THE CENTER MEDIAN). THE EVANS ESTATES FRONTAGE SHALL BE REDESIGNED TO A TYPICAL CROWN SECTION. 19' 106' 14' 19' TRAVEL LANE HAT RANCH (NORTH SIDE) FUTURE RIGHT-OF-WAY AND IMPROVEMENTS (BY OTHERS) VERTICAL CURB PL VERTICAL CURB 11' * SSJID & JOINT TRENCH IMPROVEMENTS TO BE LOCATED IN ROW 11' BIKE LANE 5' TRAVEL LANE TRAVEL LANE MEDIAN 11' 11' BIKE LANE 5' TRAVEL LANE ULTIMATE STRIPING & MEDIAN IMPROVEMENTS (BY OTHERS) WALL VARIES LAND- SCAPE VARIES LAND- SCAPE VARIES S/W WALL CL 11.5' PFIP IMPROVEMENTS 7' 7' 53.0' 53.0' 5' LAND- SCAPE 5' LANDSCAPE 9' S/W 27' 27' 95' R.O.W. R.O.W. VERTICAL CURB 95' ROW ULTIMATE ENTRY ONTO PILLSBURY ROAD NTS

G VERTICAL CURB
PLEX (ALONG RIGHT TURN LANE) 20' 20' * SSJID IRRIGATION LINE TO BE LOCATED IN ROW 12' 8' LAND- SCAPE WALL WALL S/W 12' 12' 12' 19' LEFT-TURN LANE (1) TRAVEL LANE(2) RIGHT-TURN LANE TRAVEL LANE 30' 25' 19' TRAVEL LANE HAT RANCH (NORTH SIDE) VERTICAL CURB PL 13.5' * SSJID & JOINT TRENCH IMPROVEMENTS TO BE LOCATED IN ROW 13.5' TRAVEL LANE INTERIM STRIPING WALL 7' 53.0' 5' LAND- SCAPE 5' LANDSCAPE 9' S/W 27.0' 53' ROW (EVANS ESTATES FRONTAGE) INTERIM ANTONE RAYMUS PARKWAY PFIP IMPROVEMENTS MEDIAN CURB TEMP SLOPE EG THE EXISTING SSJID PIPE IS LOCATED HORIZONTALLY APPROXIMATELY 0-6' SOUTH OF THE PROPERTY LINE. THE DEPTH OF THE PIPE HAS NOT BEEN CONFIRMED 20' 25' 25' 20' VARIES 8' LAND- SCAPE VARIES LAND- SCAPE S/W *JOINT TRENCH TO BE LOCATED IN ROW 1) LEFT TURN LANE SHOWN WILL BE A STRIPED MEDIAN IN INTERIM CONDITION 2) TRAVEL LANE WILL BE LEFT TURN LANE IN INTERIM CONDITION

BUENA VISTA DRIVE

INYO AVE

JIGSAW AVE

PILLSBURY RD ANTONE RAYMUS PARKWAY

STREET A

BUENA VISTA DR

STREET B

STREET C

INYO AVE

STREET D

JIGSAW AVE

STREET E

STREET F STREET H STREET L STREET J

STREET I STREET M STREET N STREET K POLK ST STREET G

STREET CROSS SECTIONS - WEST
3 DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T

AS SHOWN
Exhibit "A" ATTACHMENT 18
B NTS 60' ROW TYPICAL INTERIOR COLLECTOR WITH MONOLITHIC SIDEWALK STREET H,Q (V TO ANTONE RAYMUS),R (V TO Y),V,Y ROLLED CURB NTS C TYPICAL MOTORCOURT 12' 12' 24'
A NTS 50' ROW TYPICAL INTERIOR STREET WITH MONOLITHIC SIDEWALK STREET O,P,S,T,U,V (S TO Q),W,X,Y (O TO Q) 13' 14' TRAVEL LANE TRAVEL LANE R.O.W. R.O.W. HAT RANCH ADJACENT PROPERTY 112' ROW NTS E VERTICAL CURB VERTICAL CURB 14' MEDIAN RESIDENTIAL PFIP IMPROVEMENTS ULTIMATE ATHERTON DRIVE PL 56' 112' ROLLED CURB * VERTICAL CURB ALONG PARK FRONTAGE 2' 5' 36' 50' R.O.W.SIDE WALK ROLLED CURB ROLLED CURB 8' 10' 10' 8' TRAVEL LANE TRAVEL LANE PARKING PARKING 44' ROLLED* CURB 8' 14' 14' 8' TRAVEL LANE TRAVEL LANE PARKING PARKING PUE 10' 4' 5' 2' R.O.W. SIDE WALK PUE10' 4' 3' 5' R.O.W.SIDE WALK ROLLED CURB PUE 10' 4' 60' 5' 3' R.O.W. SIDE WALK PUE10' 4' 8' 22' LANDSCAPE & MEANDERING SIDEWALK TRAVEL LANE 11' 11' BIKE LANE 5' TRAVEL LANE 7' WESTBOUND TRAVEL LANE HAT RANCH (NORTH SIDE) PL 13.5' 13.5' EASTBOUND TRAVEL LANE VARIES LAND- SCAPE 8' SIDE- WALK LAND- SCAPE VARIESPROPOSED RIGHT-OF-WAY & IMPROVEMENTS WITH HAT RANCH (INTERIM STRIPING WITH HAT RANCH IMPROVEMENTS)TEMPORARY LANDSCAPING 7' * SSJID & JOINT TRENCH IMPROVEMENTS TO BE LOCATED IN ROW WALL WALL 8' S/W S/W WALL ULTIMATE STRIPING (BY OTHERS) FUTURE RIGHT-OF-WAY AND IMPROVEMENTS (BY OTHERS) 56' ROW INTERIM ATHERTON DRIVE (TO BE CONSTRUCTED WITH HAT RANCH) 7' TEMPORARY GRADING & LANDSCAPING. SLOPE TO CONFORM TO EXISTING GROUND (2% MIN/3:1 MAX). CONSTRUCT RETAINING WALL WITHIN R/W IF REQUIRED. EX GROUND LAND- SCAPE VARIES VARIES LAND- SCAPE 108' ROW (HAT RANCH FRONTAGE) D1 ULTIMATE ANTONE RAYMUS PARKWAY NTS 20' 108' 20' 65.5' ROW INTERIM ANTONE RAYMUS PARKWAY (TO BE CONSTRUCTED WITH HAT RANCH) 14' TRAVEL LANE HAT RANCH (NORTH SIDE) FUTURE RIGHT-OF-WAY AND IMPROVEMENTS (BY OTHERS) VERTICAL CURB PL VERTICAL CURB 11' * SSJID & JOINT TRENCH IMPROVEMENTS TO BE LOCATED IN ROW 11' BIKE LANE 5' TRAVEL LANE TRAVEL LANE MEDIAN 11' 11' BIKE LANE 5' TRAVEL LANE ULTIMATE STRIPING & MEDIAN IMPROVEMENTS (BY OTHERS) WALL VARIES LAND- SCAPE VARIES LAND- SCAPE VARIES S/W WALL CL 11.5' PFIP IMPROVEMENTS 7' 7' 65.5' 42.5' THE EXISTING SSJID PIPE IS LOCATED HORIZONTALLY APPROXIMATELY 7' SOUTH OF THE PROPERTY LINE. THE DEPTH OF THE PIPE HAS NOT BEEN CONFIRMED 7' TRAVEL LANE HAT RANCH (NORTH SIDE) VERTICAL CURB PFIP * SSJID & JOINT TRENCH IMPROVEMENTS IMPROVEMENTS TO BE LOCATED IN ROW 20' 65.5' INTERIM STRIPING 5' LAND- SCAPE 5' LANDSCAPE 10' S/W PL 13.5' LEFT TURN LANE VARIES 1.5-13' TRAVEL LANE 12' 38.5' 11.5' *TEMP MEDIAN CURB *TEMP PVMT TEMP SLOPE EG CL ULTIMATE *TO BE REMOVED WITH CONSTRUCTION 4.5' OF ULTIMATE IMPROVEMENTS 5' LAND- SCAPE 5' LANDSCAPE 10' S/W 115.5' ROW (HAT RANCH FRONTAGE) D3 ULTIMATE ANTONE RAYMUS PARKWAY NTS RIGHT-TURN LANE ONTO PILLSBURY ROAD 15' 115.5' 20' 14' TRAVEL LANE HAT RANCH (NORTH SIDE) FUTURE RIGHT-OF-WAY AND IMPROVEMENTS (BY OTHERS) VERTICAL CURB PL VERTICAL CURB 11' * SSJID & JOINT TRENCH IMPROVEMENTS TO BE LOCATED IN ROW 11' BIKE LANE 5' TRAVEL LANE TRAVEL LANE MEDIAN 11' 11' BIKE LANE 5' TRAVEL LANE ULTIMATE STRIPING (BY OTHERS) WALL VARIES LAND- SCAPE VARIES LAND- SCAPE VARIES S/W WALL CL 11.5' PFIP IMPROVEMENTS 7' 7' 42.5' 5' LANDSCAPE 10' S/W 12.5' RIGHT-TURN LANE 14' MEDIAN 27' 27' 14' MEDIAN 40' 27' 73.0' STREET H STREET U STREET V STREET W STREET X STREET Y

STREET O

STREET P

VERAMONTE AVE

STREET Q

STREET R STREET U STREET V STREET Y

STREET O

STREET P ANTONE RAYMUS PARKWAY PARK SCHOOL

ATHERTON DRIVE

PILLSBURY ROAD KEY MAP SEE ENLARGED DETAIL HEREON STREET K STREET T

STREET S

EX SEDANAVE

ATHERTON DRIVE INTERIM EDGE OF PAVEMENT (TYP) FUTURE MEDIAN ISLAND (TYP) FUTURE MEDIAN ISLAND ANTONE RAYMUS PARKWAY

STREET CROSS SECTIONS-EAST
4 DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T

AS SHOWN INTERIM IMPROVEMENTS AT EXISTING SEDAN AVENUE INTERSECTION Exhibit "A" ATTACHMENT 18
306

INYO AVE

JIGSAW AVE
102'
53' 28' 26'
22' 32'74
157'
' 103'131'
103'
105'
113'
109' 110' 50' 59'
102'
118'
118' 152' 49' 34' 9'
117'132'
39' 4
7' 39' 57' 13'
57' 17'
34' 112'
58' 14'21' 53'26'
46' 60'
97' 1'
58'
24'37'
27'28'
67' 67'
63' 50' 31'
43' 62' 96'
34' 31' 64'
47' 39' 22'
68' 22'
164'157'
30' 52'
81'
91'
50'29'
88' 65' 27'
131'
114'
110'
110'
110'
110'
110'
110'
110'
110'
99' 11'
76' 33' 65' 65' 65' 65' 65' 65' 65' 65' 58' 12'
5 2' 64' 111' 131' 130' 130' 129' 129' 128' 128' 127' 118' 136' 129'
111'
116'
115'
114' 91' 104' 50' 50' 50' 55'
85' 165' 75'
50' 50' 50' 50' 50' 57' 60' 58' 117' 117' 117' 117' 118' 117' 118' 117' 118' 117' 64' 53' 53' 64' 106'
106'
106' 58' 57' 40' 40' 31' 31' 60' 58'
50' 117' 117' 117' 117' 117' 117' 118' 118' 118' 118' 64' 53' 53' 65' 50' 50' 50' 50' 57' 50' 50' 50' 50' 50' 50' 89' 13' 166' 58' 58' 58' 55' 60' 60' 127'126' 63'
134' 60'
55' 55' 55' 55' 55' 55' 55' 55' 57' 125' 59' 59'
105' 59' 110' 70'
129' 120' 126' 125' 125' 124' 123' 123' 122' 51' 60'
58' 111' 111'
58' 111' 111'
58' 111' 111'
58' 111' 111'
58' 111' 111'
58' 111' 111'
65'
73'
60' 60' 60' 60' 87' 111' 111'
63' 111' 111' 111' 111' 111' 111'31' 54' 63' 63' 63'
62' 118' 118'
62' 62' 117' 116'
62' 50' 31' 77'
90'
110'
110'
110'
110'
110'
110'
110'
110' 85' 65' 65' 65' 65' 65' 65' 65' 85'
148' 141' 98' 60' 102' 11'
50' 50' 50' 50' 50' 50' 65' 50' 50' 98' 53' 65' 65' 65' 65' 65' 65' 65' 75' 148' 93' 77' 65' 60' 40' 57' 40' 64' 41' 63' 60' 40' 63' 57' 57' 57' 60'
73'
73' 60' 60' 51' 51' 60' 60' 51' 50' 50'
63' 110' 110' 110' 110' 110' 110' 107' 107' 110' 110' 110' 110' 110' 110' 106' 106' 130'
104'
110'
110' 60' 50' 50' 60'
53'
53' 110' 110'
60' 110' 110'
60'
24' 110' 110'
36' 109' 110'
67' 31' 90' 27'
72'
60'
60' 60'
60' 60' 79'
63' 63' 63' 63' 54' 31' 91' 91'
74' 63' 63' 63' 63' 71' 65' 65' 65' 65' 65' 65' 65' 66' 36' 53' 33' 302 301 17 1819 20 24 57 56 55 58 54 16 25 326 324 23 21 22 12 11 10 9 8
7 6
5 4
3 2 1 1514 13 317 321 281 280 279 278 322325 327 318 275 274 276 273 272 267 268 269 270 271 291 290 289 288 287 286 285 284 283 263 264 265 257 266 258 259 261 262 260 299 298 297 296 305 295 294 293 292 63'
63'
66'
66'
53'
73'
73'
73'
53' ANTONE RAYMUS PARKWAY POLK STREET

BUENA VISTA

STREET A

BUENA VISTA DRIVE

STREET B

STREET C

INYO AVENUE

STREET D

JIGSAW AVENUE

STREET E

STREET F STREET H STREET L STREET J
STREET I STREET M STREET N STREET K MONO STREET PARCEL 'A' PARK/STORMWATER BASIN (INCLUDES 4.9± AC OF PARK USE & 2.0± AC WATER QUALITY BASIN) 218 217 216 215 214 213 210 212 219 220 221 222 223 224304 225 316 107 106 105 104 103 102 99 100 101 9392 319 98 97969594 6970 73 74 6761626364 227 228 208 229 230 231 209 308 6566 72 68 9091 320 86878889 78 77 76 82838485 323 79 8081 254 253 252 251 303256 255 250 246 245 244 243300 249 248 247 199 193 203 197 205 204 201 202 196 195 194 192 186 200 182 187 179 190 185 183 188 189 191 181 180 178 226 184 198 207 307 282 50' 50' 50' 50' 50' 50' 50'
50' 50' 50' 50' 50' 57'
50' 50' 50' 50' 50' 57' 86'
86' 45' 53' 53' 44'
50' 86' 45' 53' 53' 44'
86' 57' 50' 50' 50' 50' 50' 50' 50' 45'
82' 22'
16'
43' 31'
43'
43'
43'
106'
106'
63'
63'
63' 31'
50'
63'
63'
50' 50' 50' 57'
14' 51' 101' 101'
45'
45'
57'
57'
57'
57' 57' 65'
57' 57' 121' 121' 121' 121' 121' 121'
57' 121' 121' 121' 121'
57' 57'
57'
57'
57'
57' 57' 121'
57' 52' 71'
57' 121'
57' 72'
52' 60' 41' 90' 90'
45'
65'
45' 110'
57'
57'
57' 110' 110'
57' 57'
57' 57'
57' 57'
57' 110'
57' 110'
57' 57' 57'
57' 57'
57' 52' 60' 40'
72' 57' 50'50' 31'
52' 40' 50' 50' 40' 31' 31' 31'40' 50' 50' 40'31'
43'
43'
55' 55'
55' 55'
55' 55' 55' 55' 36'
55' 51' 51' 40'31' 40' 31'
46'
46'
58' 58' 58'
55'
58'
55'
58'
55'
58'
36'
45' 34' 91' 91' 59' 34'
27' 55'
45' 58' 58'
55'
58'
55'
58'
55'
58' 58'
55' 55' 52' 31' 40' 51' 51' 40' 31'
66'
45' STREET G 315 314 313 312 311 310 309 109 110 111 112 113 114 115 116 121 122 123 124 125 126 127 128 129 130 131 117 118 4142 40 47 46 45 44 43 33 34 35 36 37 38 39 50 49 48 31 32 30 29 282726 328 329 3305253 51 331 176 237 236 235 241 240 239 238 232 158 159 160 161 132 133 137 138 139 140 134 135 136 141 142 145 153 146 147 148 149 150 143 151 144 152 154 155 156 157 162 163 166 167 165 164 168 169 170 171 172 173 174 175 89'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
82'
100'
100'
100'
100'
100'
100'
100'
100'
90'
169'
111'
110' 110' 60' 63'50'
63'
63' 122'
60'
78'
66'
58' 50' 22'39' 21'39' 21' 39'21' 39'21' 39'21'39' 21'39' 21'39' 21' 70' 60' 60' 60' 60' 60' 54' 79' 50' 61' 60' 60' 60' 60' 60' 60' 60' 65'
79'
66' 27' 29'
47'
51' 9' 12'
58' 58' 62' 7'
43' 31' 40' 50' 65' 40' 31'
43' 40'
21' 59' 55' 2
9' 25' 7' 60' 60' 32'
53' 26' 65' 60' 110' 125'4'
59' 30' 6059
100' 45' 60' 60' 45'
100'
100'
80'
80' 125' 125' 125' 125' 125' 125' 125' 125' 125' 125' 105' 105' 125' 125' 125' 125' 125' 125' 125' 125' 125' 125' 65' 60' 60' 65' 53' 53' 53' 53' 53' 53' 53' 53' 53' 53' 40'
40' 53'
60' 53' 53'
53'
53'
53'
53'
53'
53'
53'
53'
53'
53'
53'
53'
53'
53' 53'
53' 53' 31' 31'
81'
110'
110'
110'
110'
110'
110'
110'
110'
110'
103' 50' 50' 105' 45' 50' 50' 50' 50' 50' 50' 50' 50' 22' 122'
134' 117'
87' 46' 12'
19'125'
52' 125'
52' 6'
52' 125'
52' 52' 52' 125' 6'
46'12'
40'18' 125'
52' 52' 52' 52' 125' 125' 125'
34'
24'
28' 30'
22'
36'
16'125'
52' 125'
42' 10'
52'
52' 65' 60'
80' 31' 45' 60' 60' 45'31'
100'
100'
100'
80' 60' 65' 125' 125'
62' 58' 58' 58' 125' 125' 125'
58' 58' 125' 125'
58' 58' 125'
58' 13' 115' 125'
168'
100'
110'
110'
110'
80' 58' 58' 45' 14'
76'
163' 125' 125'
72'
72' 50' 50' 71' 51' 31' 50' 50' 51' 31' 31' 50'
72'
72' 40' 50' 60'
122' 277 82' 31'
60' 119' 31'83' 242 STREET H

PILLSBURY ROAD FUTURE RIGHT-OF-WAY (BY OTHERS)
DRIVE 25'
52' 62' 62' 62' 62' 62'
26' 25'
55' 54' 55' 55' 55' 55' 55' 24' 55' 50' 24'
187'
257' 31' 483' 31'
181'
76' 200' 72'
11'586'
33' 68' 31' 21' 14' 40'
39'
47' 4' 25' 14' 75 108 71 209 211 233 234 119 177 206 120 37'18' 50' 14' 31' 25' 4'
46' 41' 43' 9'
25' 31' 31' 31' 31' 31' 31' 31'
25'
21' 57'
45' 21'25' 31' 14'
80' 31' 31' 31' 31' 31' 19' 57' 35'
19' 51' 19'
110'
110'
107' 110' 110' 110' 110' 110' 110' 110' 5'
19' 6'
51'
34'
57' 2'2
5'
2 5' 39' 1'
53' 46' 4'
25' 31' 31'
63' 31' TRANSITION R/W 11.5' 6'
28'
106'
23' 67'

SITE PLAN - WEST
5 DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T

AS SHOWN
Exhibit "A" ATTACHMENT 18

ATHERTON DRIVE ANTONE RAYMUS PARKWAY STREET H

STREET O

STREET P

STREET Q
STREET R STREET U STREET V STREET W STREET H STREET X STREET Y PARCEL 'B' PARK/STORMWATER BASIN (6.4± AC OF PARK USE, 2.5± AC WATER QUALITY BASIN, 0.4± AC WELL SITE) STREET K STREET T

STREET S

VERAMONTE AVE

VERAMONTE AVE MONO STREET
PILLSBURY ROAD FUTURE RIGHT-OF-WAY (BY OTHERS) FUTURE RIGHT-OF-WAY (BY OTHERS) 511 510 509 508 514 513 512 703 470 472 474 630 631 632 633 634 635 636 637 638 639 640 578 579 580 581 582 583 584 585 586 587 588 532 533 534 527 528 529 530 531 522 523 524 517 518 519 520 521 538 537 544 543 542 541 540 539 425 426 427 429 434 435 439 440 678 679 682 683 686 687 690 691 694 695 698 699 604 605 606 607 608 609 610 611 612 613 614 717 733 720 736 721 708 724 725 712 728 713 729 716 732 723 722 735 719734 718 731 715 730 714 727 726 416 627 626 625 624 623 622 621 620 619 618 617 601 600 599 598 597 596 595 594 593 592 591 738 402 441 629 641 628 603 615 616 602 590 577 589 479 469 526 545 502 507 575 574 573 572 571 570 569 568 567 566 565 525 535 536 576 564 675 422 421 710 702 516 515 495 494 493 492 499 491 498 497 496 485 486 487 488 484 709 685 701 505 552 562 684 700 551 561 504 681 697 550 560 503 680 696 549 558 677 693 501 548 557 692 547 556 689 546 555 688 704 506 554 737 420 419 418 417 414 413 412 411 410 408 407 406 405 404 403 345 346 347 348 349 350 351 355 358 357 352 353 354 356 359 360361362363364 654 655 365 657 656 658 659 660 661 662 663 664 665 666 667 674 673 672 671 670 669 668 369 370 371 372 467 468 647 648 649 642 650 643 651 644 645 646 335 337 336 332 334 333 652 653 460 452 453 454 455 456 457 458 459 477 481 478 475 476 480 482 471 473 553 559 423 424 415 428 430 431 432 433 409 436 437 438 343 342 341 340 339 338 344 373 374375 377 378 379 384 376 380 381 382 383 385 386 387 388 389 390 391 392 393 394 395 396 397 398 400 401 399 445 367 446 444 443 442 447 448 449 450 451 368366 461 462 463 464 465 466 483 490 711 489 563 676 705 706 707 46' 54' 54' 54' 54' 54' 44' 113' 113' 112' 112' 111' 111' 104' 133' 95' 70' 70' 31' 80' 80' 31' 44'
64'
44' 100'
54' 54' 54' 54' 66' 100' 100' 100' 100' 80' 80' 31'46' 31' 46' 54' 54' 54' 54' 54'
69' 69' 69' 68' 70' 70' 70' 70' 70' 70' 70' 70'
80'
80' 80'
100'
80' 62' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 62' 31' 31' 31' 31' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 42' 42' 52' 52' 52' 52' 31' 35' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 35'31' 40' 109' 108' 108' 107' 106' 106' 105' 105' 96' 107'
104'
108'
109'
112'
114'
115'
115'
115'
115'
115'
116'
116'
115'
115'
116'
116'
116'
115'
116'
116'
115'
85' 73' 73' 73' 73' 73' 73' 73'
14' 50' 50' 50' 50' 50' 50' 50'
55' 5'
40' 10'
35' 15'
30'
20'
25'
25'
20'
30' 15'
35' 10'
40' 5'
56' 31'80' 80' 31'
40'
35' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 50' 50' 50' 50' 50' 50' 50' 41'
36' 45' 45' 45' 45' 45' 45' 45' 45'
55' 45' 45' 45' 45' 45' 45' 45' 45' 56' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100' 31'80' 80'31' 35'
35'
45' 45' 45' 45' 45' 45' 45' 45' 36'
36' 45' 45' 45' 45' 45' 45' 45' 45'
82'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
82' 55' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 55' 82'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
102'
82' 31'35' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 35' 31' 108'
128'
128'
128'
128'
128'
128'
128'
128'
128'
128'
128'
128'
108' 55' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 55' 108' 31'
128'
128'
128'
128'
128'
128'
128'
128'
128'
128'
128'
128'
108' 31' 35' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 35' 55' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 55' 109' 110'
110'
110'
110'
110'
110'
110'
110'
110'
110'
110'
110'
90'
90'
89'
109'
109'
109'
109'
109'
109'
109'
109'
109'
109'
109'
89'31' 35' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 35'31' 31' 31' 35' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 35' 79' 68' 68' 68' 69' 68' 69' 68' 68' 68' 68' 69' 68' 69' 68' 68' 15'
69' 59' 51'
69' 52'
69' 69' 69' 59' 54' 59' 53' 59' 59' 54' 59' 55'
69' 59' 56'
69'
69' 68' 68' 69' 68' 68' 68' 59'31' 59' 57'
68' 59' 57' 59' 58' 69'
68' 68' 59' 59' 69'
69' 59' 60'
68'
69' 59' 60'
68'
69' 59' 56' 5' 61' 57' 59' 58' 69'
48'
72' 83' 73' 73' 73' 73' 73' 73' 73' 74' 73' 73' 73' 69' 73' 126' 46'
46'
46'
46'
46'
46'
46'
46'
46'
46'
46'
46'
46'
46'
46'
36' 44'
64'
64'
64'
64'
64'
64'
64'
64'
64'
64'
64'
64'
64'
62'
60'
21' 74' 73' 73' 73' 73' 68' 73' 78'116'66' 73'
116'
115' 71'31' 76' 100' 100' 100' 100' 100' 100' 100'
54'
54' 54' 54' 54' 54'
40' 50' 50' 50' 50' 50' 42' 80' 31'100' 100' 100' 100' 100' 100' 99' 92'80'31' 35' 45' 45' 45' 45' 100'
45' 100' 100' 100' 100' 100' 100' 100' 100' 100' 100'
45' 45' 45' 45' 45' 45'
45' 45' 34' 55' 40' 35' 30' 25' 20' 15' 10' 5'
25'20'30'15'35'10'
45' 11'
132'
91'
100'
100'
100'
100'
100'
100'
80' 47' 50' 50' 50' 50' 50'
51' 43' 68' 30'20' 50' 11'39' 50' 39' 11' 49'1' 59' 60' 11' 30'19' 8'17' 35'
15' 25'12' 58' 81'
96' 27' 51'
110'
110'
1 7'44' 60' 60' 60'
106'
110'
110'
132'
153'
143'
31' 31'
56' 65' 1' 66' 97' 81' 127' 98' 99'
66' 99' 100' 101'
66' 66' 66' 66' 67'
80' 33' 33' 59' 7' 66'
91' 140'
44' 108'
113'
113'
113' 124' 101' 66' 58'8' 66' 28' 38' 22'44' 16' 50' 10'69' 113'
116'
151'
70'
30'
68' 118'
137'
137'
137'
113' 37' 29' 60' 60' 69'
35'
60'
60' 104' 101'
76'
53' 6'
43'
103'
103'
31' 60'
60' 17' 43'
104'
106'
94'
29' 31' 39'21'
107'
60' 104'
53'
44' 45' 104' 104'
45' 27' 36'
103'
45' 104'
45'
45' 104'
45' 31'84'
65' 45'41' 9'
110'
110'
141'
107'
110'
110'
110'
110'
110'
110'
110'
90' 31' 49' 49' 49' 49' 49' 49' 49' 49' 49' 40' 49' 49' 23'26'19'30'16'33'13'36' 10' 39' 7'43' 3'56' 115'
115'
95'
115'
115'
115'
115' 31' 46' 46' 46' 46' 46' 36' 12' 25' 10'
51' 40' 37'
27'
10' 73' 15'27'
20' 54'
135'
51' 105'
3 7'25' 10'
111' 70'
111' 70'
111'
111' 70' 70' 70' 70'
111'
111'
111' 70'
111'
111' 70' 107'
70' 81' 30'
52' 120'
30' 35'
66' 46' 38' 113'
70' 50' 50'100' 50' 50'100' 50' 50'100' 50' 50'100' 51' 31' 31' 80' 85' 31' 31' 105' 50'
105' 50'
105' 50'
105' 50'
17' 70' 70' 70' 70' 70'
111'
111' 70' 70' 70' 70' 70' 70' 70' 70' 70' 70' 66' 70' 70' 70' 70' 70' 70' 121' 84' 111'
111'
111'
111'
111'
111'
111'
111'
111'
111'
118'
115'
51' 21' 4 ' 48' 24'112' 113'
69' 63' 31'
15' 4'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100'
100' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 52' 42' 52' 52' 31' 72' 54' 113'
54' 26' 31'
54' 54' 54' 25'
46' 42'26'
50' 50' 50' 50' 50' 50' 50' 50' 50'
1013' 31' 31'
1013' 365'
1053' 645' 73'
110'
103'
23' 66' 66' 66' 50' 46' 17' 48' 17' 11'
28'9'23'40' 48' 13' 25'82' 84' 39' 40'
74' 70' 113' 93'
48' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 47' 14' 14' 73' 25' 13'53'
32' 46'3'
2 2'32' 90' 53' 28'25' 50' 50' 25'25' 53' 50' 50' 50' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 37' 31' 31' 35' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 45' 35' 31' 31' 80' 80' 31' 31' 80' 80'31' 31'63' 73' 73' 73' 74' 73' 73' 73' 73' 73' 73' 73' 74' 50' 18' 63' 1'
59'
18'
19' 2' 31' 365' 645' 31'
28' PARCEL 'A' SCHOOL SITE (16.4± AC)

SITE PLAN - EAST
6 DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T

AS SHOWN
Exhibit "A" ATTACHMENT 18
CONNECT TO EXISTING SSJID LATERAL "XB-DD" PUMP STATION 1 PUMP TO WATER QUALITY BASIN 1 PUMP TO SSJID FORCEMAIN REFER TO PFIP EXHIBIT FOR ROAD AND UTILITY EXTENSIONS CONNECT TO EXISTING W STUB INV 36.5 UPLAND PLAY AREA 1.0± ACRES SDFM TO DISCHARGE AT EX. SD PUMP STATION TO SSJID LATERAL "X" EX 36' SSJID IRRIG INV 29.1+/- EX 36' SSJID IRRIG WATER QUALITY BASIN 2.0± ACRES 6:1 TYP SIDE SLOPE 5' EFFECTIVE DEPTH 1' FREEBOARD DETENTION BASIN 3.9± ACRES PONDING ELEV 36.5 BOTTOM ELEV 31.5 (GROUND WATER 29.5)

INYO AVE

JIGSAW AVE ANTONE RAYMUS PARKWAY

BUENA VISTA

STREET D STREET N MONO STREET

STREET A STREET M
JIGSAW

STREET E

PILLSBURY WAY POLK ST STREET I STREET J STREET L

BUENA VISTA

STREET B STREET H

STREET C

INYO STREET K
STREET F 259 219 220 221 222 223 224304 225 316 107 106 105 104 103 102 99 100 101 9392 319 98 97969594 6970 73 74 67616263646566 72 68 9091 320 86878889 78 77 76 82838485 323 79 8081 254 253 252 251 303256 255 250 246 245 244 243300 249 248 247 199 193 203 197 205 204 201 202 196 195 194 192 200 186 182 187 179 190 185 183 188 189 191 181 180 178 226 227 208 209 228 229 230 231 184 198 207 307218 217 216 215 214 213 210 212 4142 40 47 46 45 44 43 39 38 37 36 35 33 34 50 49 48 31 32 30 29 282726 328 329 3305253 51 331 311 310 309 308 PARCEL 'A' 315 314 313 312 6059 109 110 111 112 113 114 115 116 121 122 123 124 125 126 127 128 129 130 131 117 118 158 159 160 161 132 133 137 138 139 140 134 135 136 141 142 145 153 146 147 148 149 150 143 151 144 152 154 155 156 157 162 163 166 167 165 164 168 169 170 171 172 173 174 175 176 274275 276 273 272 306 305 301 263 264 265 266 298 297 296 292 293 267 268 269 270 271 295 302
294 237 236 235 241 240 239 238 232 282 17 1819 20 11 12 10 9 8
7 6
5 4
3 2 1 241514 13 317 57 56 5554 58 16 25 324 326 23 21 22 321 325 327 322 318 281 280 279 278 287 286 285 284 283 291 290 289 288 257 258 299261 262 260 EX. 36" SSJID LINE TO BE RELOCATED AS SHOWNEX SSJID PIPE TO REMAIN STREET G STREET H FUTURE WATER MAIN 242 277 1.5' PONDING DEPTH 1.5' MEDIA DEPTH 1' GRAVEL CONNECT TO EX 12"W 75 108 71 119120 177 206 211 233 234

UTILITY PLAN - WEST
7 AND UTILITY EXTENSIONS

REFER TO PFIP EXHIBIT FOR ROAD
DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T
AS SHOWN NOTES: 1. STORM WATER DETENTION AND WATER QUALITY BASINS ARE SHOWN FOR PRELIMINARY SIZING PURPOSES ONLY. ACTUAL DESIGN SQUARE FOOTAGE, SHAPE AND LOCATION ARE SUBJECT TO CHANGE AT FINAL DESIGN. 2. SSJID RELOCATIONS ARE PRELIMINARY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN Exhibit "A" ATTACHMENT 18
446 445 PUMP STATION 1 PUMP TO WATER QUALITY BASIN 1 PUMP TO SSJID FORCEMAIN 6:1 TYP SIDE SLOPE 5' EFFECTIVE DEPTH 1' FREEBOARD WATER QUALITY BASIN 2.5± ACRES 1.5' PONDING DEPTH 1.5' MEDIA DEPTH 1' GRAVEL RETENTION BASIN 5.4± ACRES PONDING ELEV 39.5 BOTTOM ELEV 34.5 (GROUND WATER 32.5) PARCEL 'B' PARCEL 'C' SCHOOL SITE 717 733 720 736 721 708 724 725 712 728 713 729 716 732 723 722 735 719 734 718 731 715 730 714 727 726 532 533 534 527 528 529 530 531 522 523 524 517 518 519 520 521 538 537 544 543 542 541 540 539 470 472 474 425 426 427 429 434 435 439 440 678 679 682 683 686 687 690 691 694 695 698 699 604 605 606 607 608 609 610 611 612 613 614 578 579 580 581 582 583 584 585 586 587 588 511 510 509 508 514 513 512 703 373 374375 377 378 379 384 376 380 381 382 383 385 386 387 388 389 390 391 392 393 394 395 396 397 398 400 401 399 367 444 447 448 449 450 451 368366 461 462 463 464 465 466 483 490 467 468 647 648 649 642 650 643 651 644 645 646 335 337 336 332 334 333 652 653 460 452 453 454 455 456 457 458 459 345 346 347 348 349 350 351 352 353 354 355 356 357 358 359 360361362363364 654 655 365 657 656 658 659 660 661 662 663 664 665 666 667668674 673 672 671 670 669 369 370 371 372 477 481 478 476 475 480 482 471 473 553 559 423 424 415 428 430 431 432 433 409 436 437 438 343 342 341 340 339 338 344 515 495 494 493 492 499 491 498 497 496 485 486 487 488 484 709 685 701 505 552 562 684 700 551 561 504 681 697 550 560 503 680 696 549 558 677 693 501 548 557 692 547 556 689 546 555 688 704 506 554 737 420 419 418 417 416 414 413 412 411 410 408 407 406 405 404 403 738 402 441 603 615 577 589 479 469 526 545 502 507 575 525 535 536 576 675 422 421 710 702 516 711 EX SSJID IRRIG LINE TO REMAIN 627 626 625 624 623 622 621 620 619 618 617 629 641 628 616 630 631 632 633 634 635 636 637 638 639 640 602 601 600 599 598 597 596 595 594 593 592 591 590 574 573 572 571 570 569 568 567 566 565 564 443 442 UPLAND PLAY AREA 1.0± AC WELL SITE 0.4± ACRES CONNECT WATER CONNECT TO EXISTING WATER CONNECT TO SEWER AND WATER FUTURE WATER MAIN WATER MAIN 489 446 445 563 676 705 500 706 STREET V

PILLSBURY ROAD HAT RANCH - WEST ANTONE RAYMUS PARKWAY STREET H

STREET Q

STREET R

VERAMONTE STREET W STREET X STREET Y

ATHERTON DRIVE STREET U

STREET CC

STREET O STREET K STREET T

STREET S

STREET P STREET H
UTILITY PLAN - EAST 8

AND UTILITY EXTENSIONS
REFER TO PFIP EXHIBIT FOR ROAD NOTES: 1. STORM WATER DETENTION AND WATER QUALITY BASINS ARE SHOWN FOR PRELIMINARY SIZING PURPOSES ONLY. ACTUAL DESIGN SQUARE FOOTAGE, SHAPE AND LOCATION ARE SUBJECT TO CHANGE AT FINAL DESIGN. 2. SSJID RELOCATIONS ARE PRELIMINARY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T

AS SHOWN
Exhibit "A" ATTACHMENT 18
2+28.83 GB 42.40 3+30.83 GB 42.81 4+32.83 GB 42.40 4+83.83 GB 42.61 5+72.29 GB 42.25 6+26.28 GB 42.79 6+76.26 GB 42.59 8+61.54 GB 43.34 10+25.19 GB 42.69 2+25.00 GB

42.57 2+25.14 GB

39.90 P39.7 P39.7 P39.9 P40.2P40.5 P40.7 P40.7 P40.5 P40.6 P40.7 P40.7 P40.0 P39.8P40.4P40.8 P39.6 P39.9 P40.2 P40.4 P40.8 P40.8 P41.0 P40.9 P41.1 P41.1 P41.0 P40.8 P41.1 P40.3 P40.6 P40.9 P40.6 P40.4 P41.1 P40.2 P40.2 P39.8 P39.7 P39.6 P39.7P39.7 P39.8 P40.3 P40.6 P40.6 P40.6 P40.6 P40.6 P40.6 P40.2 P40.7 P40.5P40.3P40.4P40.6 P39.5 P39.5 P39.3 P39.6 P39.6 P39.4P39.5 P39.7 P39.7 P39.4P39.5 P40.4 P40.6 P40.3 P40.8P40.4 P40.8 P40.7P40.4P41.5P40.8 P40.7 P40.9 P40.3 P40.6 P40.3 P40.4 P40.5 P40.5 P40.7 P40.5 P40.7 P40.5 P40.4 P40.3 P40.7P40.4P40.2 P40.6P40.5P40.4P41.1 P39.6 P39.5 P40.0 P39.6 P39.7 P39.5 P39.5 P39.3 P39.4 P39.5 P39.5 P39.4 P39.7 P39.7 P39.6 P39.5 P40.4 P40.1
P39.8 P40.0 P39.8P40.1P40.7 P40.9 P40.6 P40.4 P40.5 P40.5 P40.5 P40.3 P40.7 P40.9 P41.1 P41.1 P40.8 P40.6 P40.8 P40.9 P40.6P40.6 P40.9 P40.9 P40.9 P40.9 P40.6P40.4 P40.6 P40.8 P40.8 P40.8 P40.6 P40.5 P40.7 P41.0 P41.1 P41.1 P40.9 P41.4 P40.8 P40.5 P40.4 P40.5 P40.7 P40.8 P40.9 P40.9 P41.1 P40.9 P40.7 P40.9 P41.1 P40.8P41.1P41.1P40.9 P40.9 P40.8 P40.7 P40.6 P40.8 P40.4 P40.9 P41.1 P40.6 P40.8 P41.1 P40.9 P40.9 P40.7 P40.9 P40.7 P40.5P40.9P40.9P40.7 P40.6 P40.7 P40.8 P41.9 P40.8 P41.2 P40.4 P41.2 P40.4 P41.2 P35.0 P31.5 P41.1 P40.9 P40.9 P41.0 P41.1 P41.2 P41.1 P41.2 P40.9 P41.3 P41.2 P41.2 P40.4 P40.8 P41.3 P41.3 P41.0 P41.0P41.3 P41.3 P41.8 P41.1 P41.1 P41.0 P41.1 P40.9 P40.7 P40.8 P41.1 P41.1 P40.9 P40.4P40.2P40.5 P40.7 P40.7P40.4P40.2P40.3 P41.1 P40.9 P40.4 P40.4 P40.6 P40.6 P40.5 P40.3 P40.3 P40.6 P40.8 P40.2 P40.5 P40.5P40.9P40.9P40.7 P40.6 P40.8P40.8 P40.7P40.2 P39.9P40.1P40.2 P40.2P39.9 P39.8P40.1 P40.5 P40.1 P39.9 P40.2 P40.1 P40.4 P40.4 P40.1 P40.3 P40.5 P40.5 P40.3 P40.4 P40.7 P40.3 P41.0 P40.0 P40.2 P40.5 P40.5 P40.5 P40.3 P40.3 P40.5 P40.5 P40.4 P40.2P40.4P40.4P40.4P40.6P40.8P41.0P41.1 P41.1 P41.1 P40.9 P40.6 P40.4 P40.3 P40.5 P40.5 P40.3 P40.4 P40.4 P40.1 P40.4 P40.4 P40.2 P40.5P40.7P40.7 P40.4 P40.3 P40.6P40.6P40.4 P40.2 P39.9 P39.8P40.1 REFER TO PFIP EXHIBIT FOR ROAD AND UTILITY EXTENSIONS UPLAND PLAY AREA SDFM TO DISCHARGE AT EX. SD PUMP STATION TO SSJID LATERAL "X"

INYO AVE

JIGSAW AVE ANTONE RAYMUS PARKWAY

STREET D STREET N MONO STREET

STREET A STREET M
JIGSAW

STREET E

PILLSBURY WAY POLK ST STREET I STREET J STREET L

BUENA VISTA

STREET B STREET H

STREET C

INYO STREET K
STREET F 259 219 220 221 222 223 224304 225 316 107 106 105 104 103 102 99 100 101 9392 319 98 97969594 6970 73 74 67 6162636465 66 72 68 9091320 86878889 78 77 76 82838485 323 79 8081 254 253 252 251 303256 255 250 246 245 244 243300 249 248 247 199 193 203 197 205 204 201 202 196 195 194 192 186 200 182 187 179 190 185 183 188 189 191 181 180 178 226 227 228 208 209 229 230 231 184 198 207 307218 217 216 215 214 213 210 212 4142 40 47 46 45 44 43 33 34 35 36 37 38 39 50 49 48 31 32 30 29 282726 328 329 3305253 51 331 311 310 309 308 PARCEL A 315 314 313 312 6059 109 110 111 112 113 114 115 116 121 122 123 124 125 126 127 128 129 130 131 117 118 158 159 160 161 132 133 137 138 139 140 134 135 136 141 142 145 153 146 147 148 149 150 143 151 144 152 154 155 156 157 162 163 166 167 165 164 168 169 170 171 172 173 174 175 176 274 275 276 273 272 306 305 301 263 264 265 266 298 297 296 293 292 267 268 269 270 271 295 302 294 237 236 235 241 240 239 238 232 282 17 1819 20 11 12 10 9 8
7 6
5 4
3 2 1 24 15 1413 317 56 57 55 58 54 16 25 324 326 23 2122 321 325 327 322 318 281 280 279 278 291 290 289 288 287 286 285 284 283 257 258 299261 262 260 RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL STREET G STREET H PILLSBURY WAY 242 277 WATER QUALITY BASIN DETENTION BASIN 206 233234 119120 75 71 108 177

A RETAINING WALL
CASE 2
A CASE 2
A CASE 2 RETAINING WALLRETAINING WALL
B
CASE 1
B
CASE 1
B
CASE 1
B CASE 2
B CASE 2
A
CASE 2
A
CASE 1
*
*
*
*
*
*
*
*
*
*

GRADING PLAN - WEST
9 AND UTILITY EXTENSIONS
REFER TO PFIP EXHIBIT FOR ROAD NOTES: 1. STORM WATER DETENTION AND WATER QUALITY BASINS ARE SHOWN FOR PRELIMINARY SIZING PURPOSES ONLY. ACTUAL DESIGN SQUARE FOOTAGE, SHAPE AND LOCATION ARE SUBJECT TO CHANGE AT FINAL DESIGN. 2. UTILITY SIZES AND LOCATIONS ARE PRELIMINARY AND SUBJECT TO FINAL DESIGN 3. SSJID RELOCATIONS ARE PRELIMINARY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN 4. ALL SEWER IS ASSUMED TO BE 8" WITH A SLOPE OF 0.0034 UNLESS OTHERWISE STATED RETAINING WALLS LOCATED ALONG BOUNDARY WHERE PROPOSED PADS ARE HIGHER THAN ADJACENT EXISTING PADS OR HIGHER THAN ADJACENT STREET ELEVATION IF THERE IS INADEQUATE SPACE FOR SLOPES DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T

AS SHOWN SECTION A PAD
2:1
MAX
PL EX PAD EXISTING FENCE APPROX. LOCATED ON PROPERTY LINE CASE 1 PADPL EX PAD EXISTING FENCE APPROX. LOCATED ON PROPERTY LINE CASE 2RETAINING WALL SECTION B R/W PAD 1' OVERBUILD RETAINING WALL WHERE REQUIRED CASE 1 CASE 2 2:1 MAX PAD 1' OVERBUILD 2:1
MAX COMMUNITY WALL COMMUNITY WALL REMOVE & REPLACE EXIST. FENCE ON P/L OR CONSTRUCT NEW PARALLEL FENCE OFFSET FROM P/L ON HAT RANCH SIDE 1' OVERBUILD * R/W REMOVE & REPLACE EXIST. FENCE ON P/L OR CONSTRUCT NEW PARALLEL FENCE OFFSET FROM P/L ON HAT RANCH SIDE Exhibit "A" ATTACHMENT 18
12+76.59 GB 41.23 14+11.48 GB 42.38 15+74.83 GB 41.97 1+79.92 GB 39.45 8+21.52 GB 43.07 8+21.64 GB 43.07 P44.0 P44.0 P44.0 P44.2 P44.2 P44.1 P44.1 P44.3 P44.4 P44.4 P44.4 P43.6P43.8P44.1P44.1P43.8P43.6P43.6P43.8P43.9P43.9P43.7 P44.0 P43.7 P43.7 P43.9 P43.9 P43.7 P43.8 P44.1 P44.1 P43.9 P43.7 P43.9 P43.9 P43.5 P43.3 P43.3 P43.1 P43.0 P43.1 P43.5 P43.3P43.5P43.5P43.4P43.4P43.5P43.5P43.4P43.4P43.5P43.7P43.7P43.5 P44.3 P44.1 P44.0 P44.2 P44.2 P44.2 P44.0 P44.0 P43.9 P43.9 P44.1 P44.1 P43.8 P43.7 P43.9 P43.9 P43.7 P43.7 P44.0 P43.3P43.5P43.5P43.4P43.4P43.5P43.5P43.4P43.4P43.5P43.7P43.7P43.5 P43.6P43.4P43.4P43.6P43.8P43.8P43.6P43.4P43.4P43.6P43.6P43.4P43.2 P43.6P43.4P43.4P43.6P43.8P43.8P43.6P43.4P43.4P43.6P43.6P43.4P43.2 P43.5P43.2P43.2P43.4P43.6P43.6P43.4P43.2P43.2P43.4P43.4P43.2P43.3 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P43.7 P44.0 P44.0 P44.0 P44.0 P44.3 P44.3 P44.3 P44.3 P44.3 P44.3 P44.3 P44.3 P45.0 P45.0 P45.0 P45.0 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.5 P44.9 P45.0 P43.5P43.5 P43.9 P43.8P44.1 P44.1P43.9 P43.9P44.2P44.3 P44.3P44.2 P44.2P44.4P45.0 P45.0P44.4P44.4P45.0 P45.0P44.4 P44.5 P43.9 P44.1 P43.8P43.8P44.0P44.1P43.7P43.7P43.4P43.6P43.6P43.6P43.9P44.0P44.0P43.8P43.7P43.6P43.8P43.9P43.9P43.7P43.5P43.3 P44.2 P44.4 P44.6 P44.7 P44.7 P44.7 P44.7 P44.6 P44.4 P44.2 P44.0 P44.2 P44.4 P44.4 P44.3 P44.0 P44.2 P44.4 P43.7 P43.9 P43.9 P43.7 P43.5 P43.5 P44.4 P44.3 P44.1 P43.5 P43.6 P43.8 P43.8 P44.3 P44.1 P44.5 P44.1 P44.3 P44.3 P44.5 P44.3 P44.4 P43.1P43.8P44.3P44.3P44.1P44.0P44.2 P44.4 P43.7 P43.6 P43.6 P43.5 P43.3 P43.0 P43.7 P43.5 P43.7 P43.6P43.6 P43.6 P43.4 P43.1 P43.9 P44.1 P44.0 P44.0 P44.0 P44.1 P44.1 P43.8 P43.8 P43.1 P43.4 P42.9 P43.1 P43.4 P43.6 P43.3 P43.5 P43.6 P43.1 P43.3 P43.5 P43.6 P43.6 P43.6 P43.8 P43.8 P43.6 P43.6 P43.4 P43.4 P43.4 P43.6 P43.4P43.3P43.4P43.5P43.3P43.2P43.4P43.3P43.1P43.3 P43.3P43.1P43.1P43.6P43.9P43.9P43.8 P43.1 P43.1 P43.0 P42.8 P43.3P43.6P43.9 P42.8P43.0P43.2P43.4 P43.9P43.8 P43.5 P43.4 P43.1 P42.9 P42.9 P43.2 P43.5 P43.5 P43.7 P44.0 P43.9 P43.7P44.0P44.0 P44.0 P43.8P43.9P44.3 P44.4P44.9 P45.0P45.0P44.7P44.7P44.9 P45.1P45.1P44.9P45.0 P45.3 P45.0 P45.0 P45.4 P45.4 P45.4 P44.4 P44.8 P44.9 P44.9 P44.6 P45.0 P45.0 P44.9 P45.1 P44.0P43.9 P44.0 446 445 CONNECT WATER PARCEL 'B' PARCEL 'C' SCHOOL SITE 717 733 720 736 721 708 724 725 712 728 713 729 716 732 723 722 735 719 734 718 731 715 730 714 727 726 532 533 534 527 528 529 530 531 522 523 524 517 518 519 520 521 538 537 544 543 542 541 540 539 470 472 474 425 426 427 429 434 435 439 440 678 679 682 683 686 687 690 691 694 695 698 699 604 605 606 607 608 609 610 611 612 613 614 630 631 632 633 634 635 636 637 638 639 640 578 579 580 581 582 583 584 585 586 587 588 511 510 509 508 514 513 512 703 373 374375 377 378 379 384 376 380 381 382 383 385 386 387 388 389 390 391 392 393 394 395 396 397 398 400 401 399 367 444 447 448 449 450 451 368366 461 462 463 464 465 466 483 490 467 468 647 648 649 642 650 643 651 644 645 646 335 337 336 332 334 333 652 653 460 452 453 454 455 456 457 458 459 345 346 347 348 349 350 351 352 353 354 355 356 357 358 359 360361362363364 654 655 365 657 656 658 659 660 661 662 663 664 665 666 667 369 674 673 672 671 670 669 668 370 371 372 477 481 478 476 475 480 482 471 473 553 559 423 424 415 428 430 431 432 433 409 436 437 438 343 342 341 340 339 338 344 515 495 494 493 492 499 491 498 497 496 485 486 487 488 484 709 685 701 505 552 562 684 700 551 561 504 681 697 550 560 503 680 696 549 558 677 693 501 548 557 692 547 556 689 546 555 688 704 506 554 737 420 419 418 417 416 414 413 412 411 410 408 407 406 405 404 403 627 626 625 624 623 622 621 620 619 618 617 599 597 596 595 594 593 592 591 738 402 441 629 641 628 603 615 616 602 590 577 589 479 469 526 545 502 507 525 535 536 576 575 574 573 572 571 570 569 568 567 566 565 564 675 422 421 710 702 516 443 442 601 600 598 711 STREET V

PILLSBURY ROAD HAT RANCH - WEST ANTONE RAYMUS PARKWAY

STREET Q

STREET R

VERAMONTE AVE STREET W STREET X STREET Y

ATHERTON DRIVE STREET U

VERAMONTE AVE

STREET O STREET FF STREET T

STREET S

STREET P STREET H RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL RETAINING WALL PILLSBURY ROAD 446 445 489 WATER QUALITY BASIN DETENTION BASIN UPLAND PLAY AREA 563 676 705 706 707 500 A
CASE 2
B CASE 1
A
CASE 1
A
CASE 2 RETAINING WALL
B CASE 1
B
CASE 1
B
CASE 1
B CASE 1
B CASE 1
*
*
*
*
*
*
GRADING PLAN - EAST 10

AND UTILITY EXTENSIONS
REFER TO PFIP EXHIBIT FOR ROAD NOTES: 1. STORM WATER DETENTION AND WATER QUALITY BASINS ARE SHOWN FOR PRELIMINARY SIZING PURPOSES ONLY. ACTUAL DESIGN SQUARE FOOTAGE, SHAPE AND LOCATION ARE SUBJECT TO CHANGE AT FINAL DESIGN. 2. LOCATIONS ARE PRELIMINARY AND SUBJECT TO FINAL DESIGN 3. SSJID RELOCATIONS ARE PRELIMINARY AND SUBJECT TO CHANGE BASED ON FINAL DESIGN 4. ALL SEWER IS ASSUMED TO BE 8" WITH A SLOPE OF 0.0034 UNLESS OTHERWISE STATED RETAINING WALLS LOCATED ALONG BOUNDARY WHERE PROPOSED PADS ARE HIGHER THAN ADJACENT EXISTING PADS OR HIGHER THAN ADJACENT STREET ELEVATION IF THERE IS INADEQUATE SPACE FOR SLOPES DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T

AS SHOWN SECTION A SECTION BPAD
2:1
MAX
PL EX PAD EXISTING FENCE APPROX. LOCATED ON PROPERTY LINE CASE 1 PADPL EX PAD EXISTING FENCE APPROX. LOCATED ON PROPERTY LINE CASE 2RETAINING WALL R/W PAD 1' OVERBUILD RETAINING WALL WHERE REQUIRED CASE 1 CASE 2 2:1
MAX PAD 1' OVERBUILD 2:1 MAX COMMUNITY WALL COMMUNITY WALL REMOVE & REPLACE EXIST. FENCE ON P/L OR CONSTRUCT NEW PARALLEL FENCE OFFSET FROM P/L ON HAT RANCH SIDE 1' OVERBUILD * R/W REMOVE & REPLACE EXIST. FENCE ON P/L OR CONSTRUCT NEW PARALLEL FENCE OFFSET FROM P/L ON HAT RANCH SIDE Exhibit "A" ATTACHMENT 18

S E D A N A V E N U E
HIGHWAY 99 S E D A N A V E N U E WOODWARD AVE.

PILLSBURY RD.

MANTECA RD. (MAIN ST.)
ATHERON DR.

AUSTIN RD. (FUTURE ANTONE RAYMUS) FUTURE EXTENSION TO HIGHWAY 99 VELDSTRA GEORGE & H 226-140-05 WOODWARD AIRPORT 226-140-06 JOINT VENT LLC 226-140-07 BROCCHINI FARMS INC ETAL 226-140-09 BROCCHINI FARMS INC ETAL 226-140-10 BROCCHINI FARMS INC ETAL 226-140-08 BROCCHINI FARMS INC ETAL 226-140-16 BKB INVESTMENTS LLC 226-140-11 SILAGI RANDALL 226-140-12 PLANT SCIENCES INC 226-120-22 SILAGI RANDALL 226-120-21 VAN VUREN SHERWOOD & J A 226-120-20 VAN LAAR JAMES & LYNDA 226-120-19 VAN ELDEREN DANIEL & JUDITH 226-120-18 BURGESS WILLIAM F JR 226-120-17 CAMBRA KAREN ANN M 226-120-16 BS LAND COMPANY LLC 226-120-15 BS LAND COMPANY LLC 226-120-14 HOLMES ROLAND 226-120-13 BURGORD NORM & GLORIA 226-120-12 DE KIDOS DENNIS & HELEN 224-050-07
BONDS
U.P.R.R. EX. HIGHWAY 99/ AUSTIN RD INTERCHANGE ANTONE RAYMUS PARKWAY

MOFFATT BLVD EX PFIP SEWER EX PFIP WATER TAN
NEHILL DRIVE SSJID LATERAL "X"
ATHERON DR. TANNEHILL DR EX WATER PFIP WATER ANTONE RAYMUS PARKWAY TO EX PIPE APPROX 200 LF SOUTH OF TANNEHILL DRIVE PFIP SEWER ATHERTON DRIVE TO MANTECA ROAD PFIP SEWER LIFT STATION PFIP SEWER PIPE WITHIN MANTECA ROAD PROPOSED TO BE CONSTRUCTED WITH GRIFFIN PARK SUBDIVISION IMPROVEMENTS PFIP SEWER PIPE WITHIN WOODWARD AVENUE TO BE EXTENDED APPROX. 4050 LF TO EXISTING PIPE (APPROX. 400 LF EAST OF PAGOLA AVENUE) PFIP WATER PFIP EXHIBIT 11
AS SHOWN PFIP EXHIBIT (PUBLIC FACILITIES IMPLEMENTATION PLAN) ROADWAY POTABLE WATER SANITARY SEWER LEGEND NOTES: 1. OFFSITE UTILITY AND ROADWAY IMPROVEMENT REQUIREMENTS WILL DEPEND ON CONSTRUCTION TIMING OF ADJACENT DEVELOPMENT PROJECTS AND/OR CITY CAPITAL IMPROVEMENT PROJECTS. 2. HAT RANCH WATER SYSTEM TO CONNECT TO EXISTING CITY SYSTEM. CONNECTION POINTS TO BE IDENTIFIED AT TIME OF FINAL DESIGN. 3. HAT RANCH SEWER SYSTEM TO CONNECT TO EXISTING CITY SYSTEM. CONNECTION POINT TO BE IDENTIFIED AT TIME OF FINAL DESIGN. TEMPORARY SEWER SYSTEM MAY BE UTILIZED IF PFIP IMPROVEMENTS ARE NOT COMPLETE. 4. HAT RANCH PROJECT TO CONSTRUCT NORTH HALF OF ANTONE RAYMUS PARKWAY FROM MANTECA ROAD TO ATHERTON DRIVE AND CONSTRUCT WEST HALF OF ATHERTON DRIVE FROM ANTONE RAYMUS PARKWAY TO EXISTING ROAD APPROXIMATELY 200 LF SOUTH OF TANNEHILL DRIVE.

DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T

AS SHOWN
Exhibit "A" ATTACHMENT 18

MONO STREET

VERAMONTE

PILLSBURY ROAD MONO STREET

JIGSAW AVENUE

INYO AVENUE
BUENA VISTA DR PHASE 1 PHASE 2

PILLSBURY RD ANTONE RAYMUS PARKWAY POLK STREET
ATHERTON DRIVE 65.5' RIGHT-OF WAY AND STREET IMPROVEMENTS (NORTH HALF SECTION) TO BE CONSTRUCTED WITH HAT RANCH PHASE 1 FROM MANTECA ROAD TO PILLSBURY ROAD 42.5' FUTURE RIGHT-OF WAY AND STREET IMPROVEMENTS (SOUTH HALF SECTION) BY OTHERS 65.5' RIGHT-OF WAY AND STREET IMPROVEMENTS (NORTH HALF SECTION) TO BE CONSTRUCTED WITH HAT RANCH PHASE 2 FROM PILLSBURY ROAD TO ATHERTON DRIVE 42.5' FUTURE RIGHT-OF WAY AND STREET IMPROVEMENTS (SOUTH HALF SECTION) BY OTHERS 53' FUTURE RIGHT-OF WAY BY OTHERS 53' EXISTING RIGHT-OF-WAY PHASE 1 EXTEND NORTH HALF OF ANTONE RAMYUS PARKWAY STREET IMPROVEMENTS TO MANTECA ROAD 56' FUTURE RIGHT-OF WAY AND STREET IMPROVEMENTS (EAST HALF SECTION) BY OTHERS 56' RIGHT-OF WAY AND STREET IMPROVEMENTS (WEST HALF SECTION) TO BE CONSTRUCTED WITH HAT RANCH PHASE 2 FROM ANTONE RAYMUS PARKWAY TO EXISTING STREET 200'± SOUTH OF TANNEHILL DR 56' EXISTING RIGHT-OF-WAY 56' FUTURE RIGHT-OF-WAY BY OTHERS SEDAN AVE SEDAN AVE PHASE 2 EXTEND WEST HALF OF ATHERTON DR STREET IMPROVEMENTS TO EXISTING STREET 200'± SOUTH OF TANNEHILL DR CONFORM TO EXISTING IMPROVEMENTS AT SEDAN AVE STREET 73' RIGHT-OF WAY AND STREET IMPROVEMENTS (NORTH HALF SECTION) TO BE CONSTRUCTED WITH HAT RANCH PHASE 2 FROM PILLSBURY ROAD TO ATHERTON DRIVE PRELIMINARY PHASING PLAN 12
DATE REVISION NO.

DATE:

SCALE:

DRAWN BY:

DESIGNED BY:

CHECKED BY: SHT PROJECT NO. OF
CALIFORNIA REPRODUCTIONS OF THIS DOCUMENT THAT ARE GENERATED BY OTHERS FROM ELECTRONIC MEDIA. MACKAY & SOMPS IS NOT RESPONSIBLE FOR THE ACCURACY OR COMPLETENESS OF PLANS PREPARED UNDER THE DIRECTION OF:
5142B FRANKLIN DR, PLEASANTON, CA 94588 (925)225-0690

ENGINEERS PLANNERS SURVEYORS
SAN JOAQUIN COUNTY 25224.000
MAY 2022 12

HAT RANCH
TENTATIVE MAP- TRACT NO. 3782

CITY OF MANTECA
CHRISTIAN T. RAGAN RCE # 60473

D R A F T
AS SHOWN GENERAL NOTES: 1. THE PROJECT WILL BE PHASED. MULTIPLE FINAL MAPS MAY BE FILED ON THE LANDS SHOWN ON THIS TENTATIVE MAP IN ACCORDANCE WITH ARTICLE 4, SECTION 66.456.1 OF SUBDIVISION MAP ACT. 2. DEVELOPER RESERVES THE RIGHT TO MODIFY THE PHASING . UTILITY PHASING NOTES: PHASE 1 WATER: CONNECT TO EXISTING WATER SYSTEM AT POLK STREET, BUENA VISTA DRIVE, INYO AVENUE, JIGSAW AVENUE, AND PILLSBURY ROAD. SEWER: CONSTRUCT SEWER GRAVITY MAIN IN ANTONE RAYMUS PARKWAY AND CONNECT TO EXISTING PIPE IN MANTECA ROAD. CONSTRUCT ADDITIONAL PFIP DOWNSTREAM IMPROVEMENTS WITHIN MANTECA ROAD AND WOODWARD AVENUE, IF NOT CONSTRUCTED BY OTHERS PRIOR TO DEVELOPMENT OF PHASE 1, UNLESS ALTERNATIVE INTERIM IMPROVEMENTS ARE APPROVED BY THE CITY ENGINEER. STORM DRAIN: CONNECT TO EXISTING IMPROVEMENTS WITHIN ADJACENT PARK WHICH DISCHARGE TO SSJID LATERAL 'X' OR DIRECTLY CONNECT TO LATERAL 'X'. PHASE 2 (ASSUME PHASE 1 IS BUILT) WATER: CONNECT TO EXISTING WATER SYSTEM AT PILLSBURY ROAD, VERAMONTE AVENUE, AND ATHERTON ROAD. SEWER: CONSTRUCT SEWER GRAVITY MAIN IN ANTONE RAYMUS PARKWAY AND CONNECT TO EXISTING PIPE BUILT WITH PHASE 1. STORM DRAIN: CONNECT TO SSJID LATERAL 'X'.

Exhibit "A" ATTACHMENT 18
23 EXHIBIT D1

CONDITIONS OF APPROVAL

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
1 City of Manteca Development Services Department
Conditions of Approval Hat Ranch
General Plan Amendment, Pre-Zoning, Planned Development, and Tentative Subdivision Map
September 19, 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:

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 Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
2 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 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.

3. Vested Rights. This approval does not vest Subdivider’s rights regarding future development.

4. Fees. The developer shall pay all applicable processing fees, permit fees, City development fees, fire fees, school fees, drainage fees, habitat conservation fees and other public entity fees in effect at the time of the issuance of the first building permit.

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

6. Conformance to Plans. This approval is dependent upon and limited to the proposals and plans contained, supporting documents submitted, presentations made to staff, Planning Commission and/or City Council as affirmed to by the applicant. Any variation from these plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.

7. Conformance with Subdivision Ordinance. The final map shall comply with all of the requirements for final maps in Chapter 16 of the Manteca Municipal Code and shall show and contain all of the data required by Section 16.09.

8. Substantial Conformance. Site development plans shall be in substantial conformance to the approved tentative map/site plan and must be submitted, in English units, to the City Engineering Department for review and approval. Maps shall be prepared, wet signed and sealed by a civil engineer, land surveyor, or architect registered in the State of California and licensed to prepare final maps and/or site development plans. The City Engineer will be the approving authority.

9. Subsequent Development. All activities undertaken in accordance with this approval shall comply with the City’s General Plan and Municipal Code. In cases of conflict between the City’s Municipal Code or map-specific conditions of approval, the governing priority shall be, to the extent legally permitted, as follows: 1) Municipal Code regulations; 2) project-specific conditions; 3) standard conditions. The applicant shall comply with all regulations and code requirements of the Development Services Director, City Engineer, Building Official, Fire Chief, the Police Chief and any other agencies requiring review of the project. If required, these agencies shall be supplied copies of the final maps, site plans, public improvement plans, grading plans and building plans.

10. Structure Conformance. Applicant shall ensure all future homes and/or structures will be built in compliance with the City’s Zoning Ordinance and Planned Development Standards.

11. Utility Companies. The applicant is responsible for contacting all appropriate Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
3 utility companies to obtain agreements for extension and/or relocation of services necessary for the proposed development.

12. Other Requirements. The applicant shall secure and comply with all applicable federal, state and local licenses, permits, authorizations, conditions, agreements, and orders prior to or during construction and operation, as appropriate.

13. Failure to Comply. Should the project be found, at any time, not to be in compliance with any of the Conditions of Approval, or should the applicant construct or operate this development in any way other than specified in the Application or Supporting documents or presentations to staff, Planning Commission or City Council, as modified by the Conditions of this Approval, then the terms of this Approval shall be considered to be violated.

14. Indemnification. The applicant shall indemnify and hold harmless the City, its council members and commissioners, officers, agents, employees, and representatives from liability for any award, damages, costs and fees, including without limitation attorneys’ fees, incurred by the City and/or awarded to any plaintiff in any action related to or arising out of the City’s approval of this project or subdivision Map or any environmental or other documentation related to this project or subdivision Map. The applicant further agrees to provide a defense for the City in any such action.

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

16. Compliance with Local and State Laws. The subject use shall be conducted in full compliance with all local and state laws. No part of this approval shall be construed to permit a violation of any part of the Manteca Municipal Code. This Tentative Subdivision Map shall be subject to revocation if the subject use is conducted in such a manner as to cause a nuisance.

17. Erosion Prevention. The applicant shall take all necessary measures to ensure that his activities or those of his agents do not result in measurable erosion of soils on the site, either wind or water, during the construction and operation of the project covered by this approval.

18. Building Plans. All conditions of approval for this project shall be written by the project developer on all building permit plan check sets submitted for review and approval. These conditions of approval shall be on, at all times, all grading and construction plans kept on the project site. It is the responsibility of the building developer to ensure that the project contractor is aware of, and abides by, all conditions of approval. Prior approval from the Planning Manager must be received before any changes are constituted in site design, grading, building design, building colors or materials, etc.

19. Design Requirements:
a. The development of this subdivision shall comply with the Hat Ranch Planned Development Guidelines, dated April 2022. The below items are specifically found in the Planned Development Guidelines and are included Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
4 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.
i. All setbacks for the various product types shall conform to the setbacks established in Chapter 2 of the PD Design Guidelines.

1. Development Standards from Section 2.2 of the Design Guidelines shall be met.
ii. 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, MidCentury 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.

1. 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.

2. 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.
iii. Elevation, color scheme, and garage orientation shall be varied. No more than two Plan elevations shall be located next to each other. iv. 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.
v. Garage door placement, garage door treatment, size, and staggering shall conform to section 3.3 of the Design Guidelines. vi. 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.
vii. 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.
viii. 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.
ix. 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.
x. The Community Framework discussed in Chapter 1 of the Design Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
5 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.

20. Environmental Mitigation
a. Agricultural Resources
i. 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.
b. Air Quality
i. 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:

1. 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

2. 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.
c. Biological Resources
i. 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 Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
6 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.
d. Cultural and Tribal Resources
i. 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.
ii. 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:

1. There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
7 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.
e. Geology, Soils, and Mineral Resources
i. 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:

1. Road, pavement, and parking area design;

2. Structural foundations, including retaining wall design (if applicable);

3. Grading practices;

4. Erosion/winterization;

5. Special problems discovered on-site, (i.e., groundwater, expansive/unstable soils, etc.);

6. Slope stability (if applicable to any required trenching activities);

7. Estimates related to ground-shaking intensity, seismic settlement, and liquefaction potential; and

8. Site-specific geotechnical design parameters for
development (allowable bearing capacity,
subsidence/settlement analysis, etc.)

9. The recommendations on the aforementioned aspects
shall ensure that if implemented, all identified potential Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
8 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.
ii. 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.
iii. 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.
f. Hazards and Hazardous Materials
i. 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. ii. 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 Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
9 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.
g. Hydrology and Water Quality
i. Mitigation Measure 4.8-1(a) and 4.8-3: Stormwater Pollution Prevention Plan Project Construction:

1. 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 postconstruction BMPs. The BMPs shall be maintained until all areas disturbed during construction have been adequately stabilized.

2. .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.
ii. Mitigation Measure 4.8-1(b) and 4.8-3: Water Quality BPMsProject Operation:

1. 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:
a. 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;
b. Assessment of existing drainage facilities within
the project area and an inventory of necessary
upgrades, replacements, redesigns, and
Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
10 rehabilitation;
c. 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;
d. A proposed maintenance program for the on-site
drainage system; and
e. Phasing standards for drainage systems to be
installed on a project- and parcel-specific basis.

2. 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.

3. 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.
h. Noise
i. 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. ii. 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:

1. All noise-producing project equipment and vehicles using Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
11 internal-combustion engines shall be equipped with
manufacturers-recommended mufflers and be maintained
in good working condition;

2. 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;

3. Electrically powered equipment shall be used instead of pneumatic or internal-combustion-powered equipment,
where feasible;

4. Material stockpiles and mobile equipment staging, parking, and maintenance areas shall be located as far as
practicable from noise-sensitive receptors;

5. Project area and site access road speed limits shall be established and enforced during the construction period; and

6. 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.

7. 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.
iii. 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. i. Transportation and Circulation
i. 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:

1. Increase residential density;

2. Limit residential parking supply;
Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
12 3. Improve street connectivity;

4. Provide ride-share program;

5. Implement subsidized or discounted transit program;

6. Provide bicycle facilities at the proposed school;

7. Provide community-based travel planning;

8. Provide pedestrian network improvement;

9. Construct or improve bike facility;

10.Construct or improve bike boulevard;

11.Expand bikeway network;

12.Implement conventional or electric carshare program;

13.Implement pedal or electric bikeshare program;

14.Implement scooter-share program;

15.Extend transit network coverage or hours;

16.Increase transit service frequency;

17.Implement transit-supportive roadway treatments; and

18.Reduce transit fares.

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 Pillsbury Road, Antone Raymus Parkway and Atherton Drive. Access shall also be relinquished at the following locations:
a. Lots 75 and 108 to and from Buena Vista Drive,
Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
13 b. Lots 177 and 206 to and from Street D,
c. Lots 242 and 277 to and from Street H,
d. Lot 282 to and from Street K,
e. Lots 401, 737 and 738 to and from Street V,
f. Lots 563, 675, 676 to and from Street Q,
g. Lots 489 and 490 to and from Street H, and
h. Lot 483 to and from Street K.

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 unit of the project the following shall be submitted by the developer and approved by the Engineering Department:
a. On-site grading and drainage plan,
b. On-site utility (sanitary sewer, water and storm drain) plan, c. Off-site improvement plan,
d. Erosion control plans,
e. Stormwater Pollution Prevention Plan (SWPPP),
f. Documentation, as required in the Post-Construction Stormwater Standards Manual, showing compliance with WQO NPDES 2013-0001-DWQ, g. Joint Trench Intent plans, and
h. Dedication of required rights-of-way and easements to the City.

The plans specified in (a), (b) and (c) above shall be prepared by a Registered Civil Engineer.

The items in (d), (e) and (f) above shall be prepared by a Qualified SWPPP Developer (QSD).

9. Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
14 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 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.

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
15 18.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

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 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.

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. Antone Raymus Parkway: 11.0
b. Atherton Drive: 11.0
c. Pillsbury Road: 6.0
d. 60’ right-of-ways: 5.0
e. 50’ right-of-ways: 4.5
f. Cul-de-sacs: 4.0

21.Antone Raymus Parkway
a. 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’) halfwidth street section. b. 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.

22.Atherton Drive
a. Developer shall dedicate right-of-way along the west side of Atherton Drive to accommodate a fifty-six foot (56’) half-width street section. b. 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 Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
16 Atherton Drive centerline. The street improvements shall be installed from the existing southern terminus of Atherton Drive to Antone Raymus Parkway.

23.Pillsbury Road
a. 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. b. 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. c. 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.

24.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.

25.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.

26.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.

27.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.

28.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.

29.Developer shall install a barricade in accordance with City Standard ST-20 at all streets stubbed to undeveloped land.

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
17 30.Developer shall contact the local post office for direction regarding placement of mail receptacles or any other type of mail delivery proposed.

31.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.

32.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.

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

34.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

35.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.

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

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

38.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.

39.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.

40.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

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

42.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 Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
18 expansion of the infrastructure or facilities identified in the updated Master Plans and any correlating funding programs.

43.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.

44.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.

45.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.

46.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.

47.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.

48.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.

49.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.

50.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.

51.Irrigation Supply
a. A separate landscape irrigation meter shall be installed at the back of the sidewalk adjacent to a dedicated public street right-of-way for the use of irrigation of the public area landscaping.
b. Landscape irrigation water system shall be designed to operate from a single point of connection.
c. Irrigation water from potable system shall be delivered via a single meter which is no larger than 2”.
d. Piping which is installed from the potable water system for the purposes of irrigation shall be purple pipe. This includes the valve boxes.

Storm Drainage

52.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.

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
19 53.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.

54.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.

55.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.

56.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.

57.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.

58.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.

59.All storm drain piping shall be located within the paved street area.

60.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.

61.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 Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
20 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

62.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.

63.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.

64.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.

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

66.Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized.

67.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

68. 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.

69. 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- Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
21 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.

70. 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.

71.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.

72.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.

73.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.

74.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 inperson 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.

75.Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.

Sanitary Sewer

76.Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards.

77.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.

78.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.

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
22 79.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.

80.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

81.Reimbursement shall be based on actual quantities installed. Developer is required to have a minimum of three (3) public sealed bids opened by the City Clerk for all reimbursable improvements. Bids for reimbursable items shall be included in the total subdivision bids, however, the unit bids received for reimbursable items will be considered as a bid separate from the rest of the subdivision contract items and reimbursement will be made based on the lowest responsible bid received for reimbursable items.

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

83.Reimbursement shall be in the form of credit against applicable PFIP Sanitary Sewer, Water System, Storm Drain and Transportation fees. The credit will be given when building permits are issued for construction of residences within the subdivision. The amount of the reimbursements shall be based upon the low bid received from a minimum of three (3) sealed bids opened by the City Clerk. If the cost to construct said improvements exceeds the value of PFIP credits, the remainder shall be reimbursed after the City receives sufficient PFIP fee revenue from development occurring within the same PFIP zones.

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

Homeowners’ Association

85.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. a. The HOA bylaws shall include language to address the dissolution of the HOA. This language should include that dissolution of the HOA is only Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
23 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

1. Per Ordinance #1173, a Fire Facility Permit Fee shall be assessed to all new construction as per Manteca Municipal Code Section 15.04.060.

2. The Developer shall submit all proposed street names to the Fire Prevention Division for review and written approval prior to the submittal of a final map.

3. .Streets and Fire Department Access Drives within the subdivision shall meet City of Manteca Standard for all weather roadways prior to the issuance of any building permits.

4. Fire protection systems (fire hydrants, water mains, etc.) shall be installed, tested and approved by the City prior to the issuance of any building permit.

5. Fire hydrants shall be located and installed according to City of Manteca standards.

City of Manteca Information Technology Department Conditions

6. Notify GIS staff when the parcel has been officially annexed to the City and send GIS staff the official annexation documents when available.

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

City of Manteca Parks Department Conditions
General Conditions

1. 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.

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

3. Developer shall prepare construction plans and specifications for any streetscape and basin improvements for Public Works Department – Parks Division approval, at developer’s expense.

4. Each Park shall have an overall style that is different and unique from other parks within the proposed development.

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

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
24 6. Any landscape needs to comply with current Model Water Efficient Landscape Ordinance (MWELO) requirements.

7. 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.

8. 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.

9. 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.

10.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.

11.Depending upon materials used and park layout, additional comments may be made during the construction plan phase.

Low Impact Development

12.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.

13.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.

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

15.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.

16.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.

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

General Park/Storm Basin
Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
25 19. 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.

20. 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.

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

22. 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.

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

24. Bench minimum at top of basin shall be 8 feet per current Landscape Development Standards and Specifications.

25. 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.

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

27. 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.

28. 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.

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

30. 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:

31.Dog Park exact location shall be determined during preliminary construction documents.

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
26 32.Active play zone shall include zip line play equipment, gravity rail play system or other approved unique play/exercise equipment.

33.Lawn Bowling area shall be synthetic turf.

34.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):

35.Water play zone area shall meet all state and federal guidelines.

36.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.

37.Fence separating school property shall have a pedestrian and equipment/vehicle gate.

38.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

39.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.

40.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.

41.No turf grass is permitted in any streetscapes, unless approved by the Parks Planning & Projects Division.

42. 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

43.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 Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
27 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.

44.Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement, direct payment to City or other means.

South San Joaquin Irrigation District

1. Any proposed disposal of storm water that will ultimately discharge into District facilities shall conform to the District's current policy relative to storm drainage.

Hydraulic calculations and plans for proposed storm system shall be provided to the District for review and approval and shall conform to the approved Storm Drainage Master Plan and Storm Drainage Agreement between the District and the City.

2. All District irrigation and drainage facilities which are determined by the District to be affected by the proposed development, shall be replaced with rubber gasket reinforced concrete pipe and shall be relocated, if necessary, to District approved locations. Facilities assumed to be affected by this development include 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 midJuly (3 months before the end of water season), so that all construction work can be completed during the provided window period.

3. All improvements to the District facilities shall comply with the District's current standards, drawings, and policies. The developer shall enter into the necessary agreements, permits, etc., required by the District for construction of District facilities.

4. District facilities within the development, or impacted by the development, which provide storm water drainage or irrigation spill functions, shall not be abandoned, relocated, or replaced, unless alternate provisions are made to handle such drainage in accordance with District approval.

5. The property owner and/or developer shall execute Irrigation Service Abandonment Agreements and provide for the removal of irrigation and drainage facilities and structures on property no longer requiring irrigation service. The method of abandonment and extent of such removal shall be determined by District. 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.

6. 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 Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
28 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.

7. 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.

8. Upon completion of the project, the developer shall provide one complete set of "Record Drawings" to the District for its future use.

9. 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. a. These time limits adopted by SSJID are in most cases equal to those utilized by the governmental agency or institution responsible for development approvals. Should the time limit be exceeded, SSJID reserves the right to then apply any of its current development standards and requirements.
b. 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

8. 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 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)

9. 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.

Exhibit "A" ATTACHMENT 18
Hat Ranch Subdivision
29 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
Exhibit "A" ATTACHMENT 18
24 EXHIBIT D2

MITIGATION MONITORING PROGRAM

Exhibit "A" ATTACHMENT 18
Final EIR
Hat Ranch Project
February 2023
Chapter 4 – Mitigation Monitoring and Reporting Program