Hat Ranch Annexation and Subdivision Project
File Nos. ANX19-122, PRZ19-123, GPA19-124,
SDJ19-125, PD19-126, and DA19-127
September 19, 2023
City of Manteca City Council Public Hearing
ATTACHMENT 20
Project Components
1. Certification of a Final Environmental Impact Report
2. Annexation of 184.7 acres
3. General Plan Amendment
4. Pre-zone of 184.7 acres
5. Planned Development Overlay for the Hat Ranch Subdivision
6. Tentative Subdivision Map for 738 units
7. Development Agreement
ATTACHMENT 20
Existing Conditions
ATTACHMENT 20
Annexation Map
Annexation Area: 184.7 acre
ATTACHMENT 20
Sphere of Influence
ATTACHMENT 20
General Plan Amendment
PROPOSED:
EXISTING:
ATTACHMENT 20
Pre-Zoning Map
ATTACHMENT 20
Proposed Lot Sizes
ATTACHMENT 20
Planned Development
Zoning Code Section 17.10.140
• The purpose of a Planned Development is to:
• Provide a process to allow diversity in building type and enhanced open space; • Create interesting physical environments; and
• Maximize the development potential of underutilized or problematic land areas. • The Planned Development must show:
• Consistency with the General Plan;
• Compatibility with surroundings;
• An overall reservation of site resources with minimal hazards; and • An overall public benefit.
• Plan Development Overlay allows for deviations in standard development standards • Deviation in setbacks, minimum lot area, yard requirements, building heights, etc. • Planned Development Findings
• Extra set of findings to ensure compatibility of Overlay with underlying zoning district ATTACHMENT 20
Planned Development
Reasons for this Planned Development:
• Allows for a variety of lot sizes
• Half-plex home product
• Driveway size variation: 18-20 feet
ATTACHMENT 20
Planned Development
Half-Plex and Half-Plex Cluster Locations: 104 units or 14% of total homes ATTACHMENT 20
Planned Development
Half-plex Cluster Location:
ATTACHMENT 20
Planned Development Findings: Major Points
Greater Open Space and Common Area Provided
Hat West Park
Hat East Park
Figure 9: Hat West Park
Figure 10: Hat East Park
ATTACHMENT 20
Planned Development Findings: Major Points
Greater Open Space and Common Area Provided
ATTACHMENT 20
Planned Development Findings: Major Points
Greater Open Space and Common Area Provided
ATTACHMENT 20
Planned Development Findings: Major Points
Greater Community Connectivity
External Connectivity Connections
Internal Pedestrian Connectivity
ATTACHMENT 20
Planned Development Findings: Major Points
Best Site Planning Practices for Quality Design and Compatibility with Surroundings ATTACHMENT 20
Planned Development Findings: Major Points
Best Site Design Practices
ATTACHMENT 20
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 3 of the Design Guidelines provides five distinct architectural styles for all future homes:
1. Traditional Spanish
ATTACHMENT 20
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 3 of the Design Guidelines provides five distinct architectural styles for all future homes:
2. Modern Farmhouse
ATTACHMENT 20
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 3 of the Design Guidelines provides five distinct architectural styles for all future homes:
3. Mid-Century Modern
ATTACHMENT 20
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 3 of the Design Guidelines provides five distinct architectural styles for all future homes:
4. California Ranch
ATTACHMENT 20
Planned Development Findings: Major Points
High Quality Architectural Design and Durable Materials Chapter 3 of the Design Guidelines provides five distinct architectural styles for all future homes:
5. Prairie
ATTACHMENT 20
Tentative Subdivision Map
Required Street Improvements
• Road construction of over 1.5 miles of Raymus Expressway, including Evan’s Estate’s portion. • 1,610 sf of Atherton Drive extension.
• 7.9 acres of dedication for Raymus Expressway.
• 2.9 acres of dedication for Pillsbury Road.
• 2.2 acres of dedication for Atherton Drive.
• $23,700,000 in cost for there road improvements.
• $40,000,000 in impact fees.
• Project is conditioned to join the City’s public safety CFD.
ATTACHMENT 20
Development Agreement
Important Terms:
1. The Developer shall pay a one-time fee of $1.5 million for a Fire Engine or ($2,035.52 per unit) and the following fees per Housing Unit:
a. $2,000 Per Housing Unit for a Public Safety Headquarters Fee. b. $1,500 per unit Housing Unit for a Infrastructure Supplemental Fee. c. $1,600 per Housing Unit for additional CNG waste management vehicles needed to service serve the new development.
d. $ 1,400 per Housing Unit for use by the City Council at their its discretion.
2. Map will last 15 years with one five year extension.
3. Sewer allocations.
ATTACHMENT 20
Environmental Clearance
Notice of Preparation circulated on January 22, 2021 for 30 days • Public Scoping Meeting held on February 10, 2021
• 20 comments received
Draft EIR circulated from September 8, 2022-October 24, 2022 • Seven comment letters received- located in FEIR on website Final Environmental Impact Report Sent and posted on June 23, 2023 FEIR indicates that there are several significant and unavoidable environmental impacts produced by the project.
• Council is being asked to make specific findings of Overriding Considerations. • Statement identifies the economic, social, technical, and other benefits of the project being considered.
ATTACHMENT 20
Recommendation
Staff recommends that the City Council take the following actions:
1. Adopt a Resolution certifying the Hat Ranch Project Environmental Impact Report making certain findings concerning significant impacts, mitigation measures, and alternatives, and adopt a statement of overriding consideration and mitigation and monitoring and reporting program; and
2. Adopt a Resolution approving the annexation of three parcels totaling 184.7 acres and authorize City Staff to make an application to LAFCo for annexation; and
3. Adopt a Resolution approving a General Plan Amendment to change the land use designation of CMU Commercial Mixed Use to the LDR Low Density Residential land use designation, and change a portion of the LDR Low Density Residential land use designation to the PQP Public/Quasi-Public land use designation for the Hat Ranch Tentative Subdivision Map area and approving the Hat Ranch Tentative Subdivision Map for 738 residential units, open space, and a public school; and
4. Waive the first reading of the Ordinance and approve the Pre-Zoning designations for the parcels to be annexed and the PD Planned Development Overlay for the Hat Ranch Tentative Subdivision Map area; and
5. Waive the first reading of the Ordinance and approve the Development Agreement between the City of Manteca and Richland Planned Communities for the Hat Ranch Project.
ATTACHMENT 20
Thank you
ATTACHMENT 20