320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
City of Manteca
Community Development Department
Conditions of Approval
320 Airport Way Subdivision
Tentative Subdivision Map
November 7, 2023
Project File Number: SDJ 21-42 (original)
SDX23-087 (extension)
Project Name: 320 Airport Way Subdivision Extension
Project Address: 320 North Airport Way, Manteca, CA 95337 APN: 200-140-26
Property Owner: 320 Airport Way, LLC
3200 Danville Boulevard, Suite #200
Alamo, CA 94507
Project Applicant: 320 Airport Way, LLC
3200 Danville Boulevard, Suite #200
Alamo, CA 94507
This list of conditions is not intended to be all-inclusive or a comprehensive list of City regulations. All conditions are referenced to the 320 Airport Way Tentative Subdivision Map (dated September 1, 2021) on file with the City of Manteca, Development Services Department, Planning Division.
City of Manteca Development Services Department:
This Tentative Subdivision Map dated September 1, 2021, 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 do all things required of or by the Subdivider pursuant to all of the terms, provisions, and conditions of these Conditions of Approval. All costs associated with compliance with the conditions shall be at the owner/developer’s expense.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
2. Expiration of Tentative Subdivision Map. This Tentative Subdivision Map approval shall automatically expire on November 7, 2023 or 24 months from and after the date of issuance. The date of issuance is the date this Tentative Subdivision Map is approved by the Planning Commission. Prior to the expiration date the applicant may apply for an extension not to exceed three years.
3. Vested Rights. The applicant’s vested rights are limited to those permitted under SB 330 and the preliminary review application submitted by the applicant per Government Code Section 65589.5.
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.
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.
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.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
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 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. Environmental Mitigation:
a. AGRICULTURE AND FORESTRY RESOURCES
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
i. Mitigation Measure AG-1: Prior to the conversion of important farmland on the Project site, the Project applicant shall participate in the City’s agricultural mitigation fee program and the SJMSCP by paying the established fees on a per-acre basis for the loss of important farmland. Fees paid toward the City’s program shall be used to fund conservation easements on comparable or better agricultural lands to provide compensatory mitigation.
b. BIOLOGICAL RESOURCES
i. Mitigation Measure BIO-1: Prior to 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.
ii. Mitigation Measure BIO-2: Prior to the approval of improvement plans, the Project applicant shall provide a landscape plan that includes tree planting specifications established by the Manteca Municipal Code (17.19.060) for the replacement of any trees, excluding orchard and non-native trees, to be removed at a ratio of 1:1. Replacement trees shall be planted on-site at a location that is agreeable to the City.
c. CULTURAL RESOURCES
i. Mitigation Measure CUL-1: The Project applicant shall ensure that a training session for all workers is conducted in advance of the initiation of construction activities at the site. The training session will provide information on recognition of artifacts, human remains, and cultural deposits to help in the recognition of potential issues. ii. Mitigation Measure CUL-2: The Project applicant shall retain a qualified archaeologist to observe initial ground disturbance activities, during initial grading. If artifacts, exotic rock, shell or bone are uncovered during the construction, the archaeologist will be able to document the finding, and determine if additional work is necessary to excavate or remove the artifacts or feature. iii. Mitigation Measure CUL-3: If cultural resources (i.e., prehistoric sites, historic sites, isolated artifacts/features, and paleontological sites) are discovered during construction, work shall be halted immediately within 50 meters (165 feet) of the discovery, the City of Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
Manteca shall be notified, and a qualified archaeologist that meets the Secretary of the Interior’s Professional Qualifications Standards in prehistoric or historical archaeology (or a qualified paleontologist in the event paleontological resources are found) shall be retained to determine the significance of the discovery. The City of Manteca shall consider recommendations presented by the professional for any unanticipated discoveries and shall carry out the measures deemed feasible and appropriate. Such measures may include avoidance, preservation in place, excavation, documentation, curation, data recovery, or other appropriate measures. Specific measures are developed based on the significance of the find. iv. Mitigation Measure CUL-4: If any human remains are found during grading and construction activities, all work shall be halted immediately within 50 meters (165 feet) of the discovery and the County Coroner must be notified, according to Section 5097.98 of the State Public Resources Code and Section 7050.5 of California’s Health and Safety Code. If the remains are determined to be Native American, the coroner shall notify the Native American Heritage Commission, and the procedures outlined in CEQA Section 15064.5(d) and (e) shall be followed. Additionally, if the Native American resources are identified, a Native American monitor, following the Guidelines for Monitors/Consultants of Native American Cultural, Religious, and Burial Sites established by the Native American Heritage Commission, may also be required and, if required, shall be retained at the applicant’s expense. d. GEOLOGY AND SOILS
i. Mitigation Measure GEO-1: Prior to issuance of any building permits, the Project applicant shall be required to submit building plans to the City of Manteca for review and approval. The building plans shall also comply with all applicable requirements of the most recent California Building Standards Code. All on-site soil engineering activities shall be conducted under the supervision of a licensed geotechnical engineer or certified engineering geologist. ii. Mitigation Measure GEO-2: The Project applicant shall submit a Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) to the RWQCB in accordance with the NPDES General Construction Permit requirements. The SWPPP shall be designed to control pollutant discharges utilizing Best Management Practices (BMPs) and technology to reduce erosion and sediments. BMPs may consist of a wide variety of measures taken to reduce pollutants in stormwater runoff from the Project site. Measures shall include temporary erosion control measures (such as silt fences, staked straw bales/wattles, silt/sediment basins and traps, check dams, geofabric, sandbag dikes, and temporary revegetation or other ground cover) that will be employed to control erosion from disturbed Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
areas. Final selection of BMPs will be subject to approval by the City of Manteca and the RWQCB. The SWPPP will be kept on site during construction activity and will be made available upon request to representatives of the RWQCB.
e. HAZARDS AND HAZARDOUS MATERIALS
i. Mitigation Measure HAZ-1: The Project applicant shall hire a qualified consultant to perform soil and site testing to check whether hazardous conditions are present, prior to any grading activities. The soil sampling shall address the presence/absence of hazardous substances in the soils, including agrichemicals and/or petroleum products. A soil sampling and analysis workplan shall be shall be prepared and meet the requirements of the Department of Toxic Substances Control Interim Guidance for Sampling Agricultural Properties (2008). The soils in the area where farming equipment and/or tanks have been stored should be included in the soil sampling and analysis workplan.
If the sampling results indicate the presence of agrichemicals that exceed commercial screening levels, a removal action workplan shall be prepared in coordination with San Joaquin County Environmental Health Department. The removal action workplan shall include a detailed engineering plan for conducting the removal action, a description of the on-site contamination, the goals to be achieved by the removal action, and any alternative removal options that were considered and rejected and the basis for that rejection. A no further action letter shall be issued by San Joaquin County Environmental Health Department upon completion of the removal action. The removal action shall be deemed complete when the confirmation samples exhibit concentrations below the commercial screening levels, which will be established by the agencies.
If asbestos-containing materials and/or lead are found in the buildings, a California Occupational Safety and Health
Administration (Cal/OSHA) certified asbestos containing building materials (ACBM) and lead based paint contractor shall be retained to remove the asbestos-containing materials and lead in accordance with EPA and Cal/OSHA standards. In addition, all activities (construction or demolition) in the vicinity of these materials shall comply with Cal/OSHA asbestos and lead worker construction standards. The ACBM and lead shall be disposed of properly at an appropriate offsite disposal facility.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
ii. Mitigation Measure HAZ-2 Prior to initiation of any ground disturbance activities within 50 feet of a well, the Project applicant shall hire a licensed well contractor to obtain a well abandonment permit from San Joaquin County Environmental Health Department, and properly abandon the on-site wells, pursuant to review and approval of the City Engineer and the San Joaquin County Environmental Health Department.
f. NOISE
i. Mitigation Measure NOISE-1: The following mitigation measures shall be implemented:
1. Construction activities (excluding activities that would result in a safety concern to the public or construction workers) shall be limited to between the hours of 7:00 a.m. and 7:00 p.m.
Construction activities shall be prohibited on Sundays and federal holidays.
2. Construction equipment shall be properly maintained and equipped with noise-reduction intake and exhaust mufflers and engine shrouds, in accordance with manufacturers’
recommendations.
3. Construction equipment staging areas shall be located at the furthest distance possible from nearby noise-sensitive land uses.
ii. Mitigation Measure NOISE-2: The Project applicant shall implement the following design features, prior to project operation (it should be noted these design features are based upon an estimate of the future residence layouts. The assumptions made by Saxelby Acoustics to determine what design features would be required shall be verified by the Project applicant, once floor plans become available):
1. An 11‐foot barrier shall be constructed along the western boundary of the Project site and 8‐ foot barrier shall be constructed along a portion the northern and southern project boundaries, consistent with the modeling conducted by
Saxelby Acoustics in the environmental noise assessment and depicted in Figure 4 of the Environmental Noise
Assessment. Barriers could consist of sounds walls, earthen berms, or a combination of sound wall and earthen berm.
Sound walls should consist of concrete masonry type
construction and may include earthen berms to achieve the full barrier height relative to pad elevations;
2. Building facades shall include use of stucco with exterior sheathing and a resilient channel for hanging interior gypsum board;
3. STC 38 minimum rated glazing shall be used;
4. Carpet on pad must be used as flooring in bedrooms;
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
5. Interior gypsum wallboards and gypsum ceiling shall be 5/8”;
6. Saxelby Acoustics recommends that mechanical ventilation penetrations for exhaust fans not face toward Airport Way.
Where feasible, these vents should be routed towards the opposite side of the building to minimize sound intrusion to sensitive areas of the buildings.
7. Where vents must face toward Airport Way, it is
recommended that the duct work be increased in length and make as many “S” turns as feasible prior to exiting the dwelling. This separates the openings between the noise source and the living space with a long circuitous route. Each time the sound turns a corner, it is reduced slightly. Flexible duct work is preferred ducting for this noise mitigation. Where the vent exits the building, a spring‐loaded flap with a gasket should be installed to reduce sound entering the duct work when the vent is not in use;
8. Mechanical ventilation shall be provided to allow occupants to keep doors and windows closed for acoustic isolation;
9. In lieu of these measures, an interior noise control report may be prepared by a qualified acoustic engineer demonstrating that the proposed building construction would achieve the interior noise reduction requirement of 31 dBA.
g. PUBLIC SERVICES
i. Mitigation Measure PUBLIC-1: The Project applicant shall pay applicable park in-lieu fees or dedicate parkland in accordance with the City of Manteca Municipal Code standards outlined in Chapter
3.20. Proof of payment of the in-lieu fees shall be submitted to the City Engineer.
19. Rental Units. Subdivisions with “rent to own” components or operating as rental property communities must incorporate ongoing best property management practices, including:
a. Onsite management that is staffed normal working hours. b. Regular weekly maintenance including front yard landscaping of all properties.
c. Provide thorough background checks for all tenants of legal age residing in the subdivision.
20. Design Requirements Prior to Building Permit Issuance:
a) Windows on corner elevations shall have full trim amenities on both the first and second stories.
b) All front yards must have a minimum of one tree.
c) 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 Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
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.
d) The applicant is responsible for contacting all appropriate utility companies to obtain agreements for extension and/or relocation of services necessary for the proposed development.
e) No more than two of the same elevations may be adjacent to each other. If two of the same elevations are next to each other, each elevation must have a different color and material scheme.
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 N. Airport Way and Center Street on the subdivision’s Final Map.
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 Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
the county surveyor. All work in this condition shall be done by a licensed land surveyor.
8. Prior to approval of a Final Map for any phase of the project the following shall be submitted by the developer and approved by the Engineering Department:
a. On-site grading and drainage plan,
b. On-site utility (sanitary sewer, water and storm drain) plan, c. Off-site improvement plan,
d. Erosion control plans,
e. Stormwater Pollution Prevention Plan (SWPPP),
f. Documentation, as required in the Post-Construction Stormwater Standards Manual, showing compliance with WQO NPDES 2013-0001-DWQ, g. Joint Trench Intent plans, and
h. Dedication of required rights-of-way and easements to the City.
The plans specified in (a), (b) and (c) above shall be prepared by a Registered Civil Engineer.
The items in (d), (e) and (f) above shall be prepared by a Qualified SWPPP Developer (QSD).
9. Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.
10.All residential address numbers shall be plainly visible from the street fronting the property. Said numbers/letters shall contrast with background.
11.Developer shall enter into an Improvement Agreement for construction of the roadway and utility improvements which will be dedicated to the City. The agreement will require posting a Performance Bond in the amount of one-hundred percent (100%), posting a Labor-Material Bond in the amount of fifty percent (50%), and payment of all required plan check, testing and inspection fees.
12.Developer shall install a benchmark on the North American Vertical Datum of 1988 vertical control system with this project. Final location shall be approved by the City Engineer and shown on the Improvement Plans. Developer shall obtain a benchmark from the City of Manteca and it shall be punched with the elevation, datum reference and benchmark number, which will be assigned by the City. A corner record shall be filed with the San Joaquin County Surveyor’s Office and shall include the language that the benchmark is being added to the City of Manteca Vertical Control Network.
13.Per City of Manteca Standard Drawing ST-1, prior to issuance of the first building permit, Developer shall install streets within the development in accordance with the “all weather road” standard. In addition to the requirements set forth in City Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
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.
18.The Engineering elements for this project shall be reviewed and finalized during the Improvement Plan review process. Designs/layouts presented with the Tentative Map are preliminary to support approval of the Tentative Map and are not being approved with this action.
19.Developer shall pipe South San Joaquin Irrigation District’s (SSJID) Drain 5 pipe for the full east-west extent of the property, up to N. Airport Way. On this subdivision’s Final Map, the Developer shall dedicate a fifteen foot (15’) wide strip of land along the northern property line, for the full east-west extent of the project.
a. To support the piping of Drain 5, Developer shall obtain a twenty-five foot (25’) wide strip of land from and along the southern boundary of 380 N.
Airport Way (APN 200-130-03). This land shall be dedicated to the City of Manteca prior to the Final Map and shall be reflected on the Final Map. b. This area shall be landscaped cohesively with the existing basin to the north so that the area is a useable amenity for the adjacent subdivisions.
Improvements may include meandering walking paths, benches, decorative rock areas and various aesthetically pleasing landscaping.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
Improvements over this area shall be approved by the City Engineer and the Public Works Department, Parks Division.
c. The Developer shall receive funds that were placed on hold with the City by the Yosemite Greens subdivision to pay their share of the piping of the Drain 5 canal and landscape improvements. The Developer can form an Area of Benefit for reimbursement of the remainder of the offsite improvements for this item.
d. During the Improvement Plan review process, the plan for the improvements required along the City’s Golf Course will be explored and finalized, as determined by the City Engineer. If undergrounding of the portion of the Drain 5 canal located along the City of Manteca’s Golf Course is added to the City’s adopted Public Facilities Implementation Plan (PFIP), then the Developer will receive reimbursement for that portion of the work in accordance with the City’s PFIP reimbursement procedures.
Streets
20.Cross sections for roadways that are included in the City’s adopted Public Facilities Implementation Plan (PFIP), Transportation Element shall be in accordance with that document. Unless otherwise detailed in these conditions, cross sections for roadways that are not included in the PFIP in accordance with the City of Manteca Standard Plans. An encroachment permit is required for all work within the public right-of-way.
21.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. N. Airport Way: 11.0
b. Center Street: 6.0
c. 60’ right-of-ways: 5.0
d. 50’ right-of-ways: 4.5
22.N. Airport Way
a. Developer shall dedicate right-of-way along the east side of N. Airport Way to accommodate a sixty-five foot (65’) half-width street section. b. Developer shall construct full width street improvements along N. Airport Way, including new street structural section, curb, gutter, 10 foot (10’) wide meandering sidewalk, landscaping with trees and automatic irrigation system, street lights, signage and striping. The full width street improvements do not include any improvements beyond the curb and gutter on the west side of N. Airport Way, opposite of the project. Developer shall also construct a thirty-six foot (36’) wide raised landscaped median with Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
automatic irrigation system centered on the ultimate N. Airport Way centerline.
c. Developer may, in accordance with Title 16 of the Manteca Municipal Code, request City Council’s approval to construct a part-width street for N. Airport Way consisting of installation of an eighteen foot (18’) median, one twelve foot (12’) wide travel lane and a two foot (2’) wide pave shoulder on the side opposite of the subdivision, including transitions and striping needed to connect with existing roadway improvements. City Council must approve the request by a four-fifths (4/5ths) vote.
d. If City Council does not approve the part-width street request, the Developer shall, on behalf of the City, obtain right-of-way along the west side of N.
Airport Way to accommodate full width street improvements. e. Developer shall construct N. Airport Way street improvements prior to final inspection of the first building permit for a home that is not to be used for model purposes.
f. The required median shall be constructed across Center Street to restrict left turns to and from Center Street.
g. Striping and transitions outside the frontage of the project which are necessary for conform with existing improvements shall be installed by the Developer.
23.Final Map phasing will need to be coordinated with the timing and necessity of roadway construction. Roadway construction for each phase shall be reviewed and approved by the City Engineer and may include roads on the Tentative Map that are not immediately adjacent to the proposed Final Map.
24.Where offsite property acquisition is required by these conditions, if the developer has made good faith efforts to obtain the ROW, which can be shown to the City in writing, and is unable to come to an agreement with the property owner, the City will make a determination to remove this condition or begin its own negotiations with the property owner.
25.No driveway shall be closer than twenty feet (20’) to a curb return on lots that side onto Street “A”, east of its intersection with Half Dome Drive, or the full length of Center Street, as labeled on the Tentative Map. Driveway locations shall be shown on Improvement Plan submittals. Vertical curb shall be installed for 20’ past the curb return and the vertical curb shall be painted red and marked as No Parking.
26.Existing driveways which are not to be used by this project shall be removed and replaced with sidewalk, vertical curb and gutter.
27.Developer shall install a barricade in accordance with City Standard ST-20 at all streets stubbed to undeveloped land.
28.Developer shall contact the local post office for direction regarding placement of mail receptacles or any other type of mail delivery proposed.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
29.Developer shall ensure the structural sections of the existing roadways which are adjacent to this project are in accordance with the traffic indices in these conditions. The developer may remove and replace the existing pavement with a new structural section, in accordance with the specified traffic index or the Developer may core the existing pavement and submit the results to the City Engineer for approval to leave the existing structural section in place. The surface of the roadway where the existing pavement structural section is approved to remain shall be removed and replaced with an overlay, which is done at the same time as the adjacent new pavement.
30.The electrolier locations shall be finalized during the Improvement Plan review process. Electroliers shall maintain an average foot candle coverage of 0.40 throughout the project, with a minimum allowable foot candle at any location of
0.07. Electrolier photometric plan, showing the foot candle coverage, shall be submitted with the Improvement Plans.
31.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.
32.The thickness of all sidewalks installed with the project shall be six inches (6”).
33.Accessibility ramps installed with this project shall be in compliance with the latest revision of the California Building Code, Chapter 11B.
Fencing and Walls
34.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.
35.Developer shall construct a six foot (6’) high chain link fence along boundaries of the park which abut undeveloped land.
36.Developer shall construct a minimum six foot (6’) high wood fence along the boundaries of this subdivision which abut undeveloped land.
37.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.
38.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.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
39.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
40.Improvements shall be constructed in conformance with the latest version of the City Water Master Plan.
41.The update of the City’s Water Master Plan, Reclaimed Water Master Plan and Groundwater Sustainability Plan, including the evaluation of a Direct/Indirect Potable Reuse Facility are currently underway. This project shall participate in expansion of the infrastructure or facilities identified in the updated Master Plans and any correlating funding programs.
42.Water mains installed in stubbed streets shall extend to the property line and shall have a blowoff per City Std. Plan No. W-7.
43.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.
44.Existing wells within the boundary of the proposed development which are not approved for use by the City, shall be abandoned in accordance with San Joaquin County Public Health Services requirements. Use of existing irrigation wells as landscape irrigation wells will be evaluated on a case-by-case basis and shall be approved by the Public Works Department. If conversion of the existing on-site irrigation wells are approved for use as landscape irrigation wells, or for use as construction water, the proposed improvements shall be in strict accordance with City of Manteca plans, standards and specifications and in accordance with the requirements of the San Joaquin County Health Department.
45.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.
46.Developer shall install a reclaimed water line from N. Airport Way to the irrigation well or point of connection within the park. The route of the reclaimed water line shall be approved by the City Engineer. All piping, valves and appurtenances for this system shall be purple.
47.Existing service connections to the City’s water mains which will not be used by this project shall be abandoned, as directed by the City of Manteca.
48.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.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
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
49.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.
50.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. The plan shall include the basis for sizing for the Drain 5 culvert.
51.All storm drainage shall drain to the basin, then discharge into the existing basin to the north. No directly connected impervious areas (DCIA) shall be allowed to drain into the storm drain system downstream of the basin.
52.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.
53.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.
54.The storm drain system and basin design shall be finalized during the Improvement Plan process. The basin shall be improved and landscaped such that the basin is a leisure area for residents, while also complying with the City’s Storm Drain Master Plan and the City’s 2015 Post-Construction Manual. Compliance with this condition may include, but is not limited to, the installation of park benches, meandering walkways, decorative rock streams, elevation changes, undulations and various aesthetically pleasing landscape areas. Surface materials in the basin utilized for post-construction Stormwater management shall be in strict accordance with the City’s Post-Construction Manual. Developer shall develop, at his expense, the storm drain basin area as a landscaped park area. The improvements to the basin shall also include, but not be limited to: basin grading, curbs, gutters, sidewalks, street lights, street trees, street paving irrigation system with automatic controllers and seeding of the basin lawn. The proposed improvements shall be reviewed and approved by the City Engineer and the Public Works Department – Parks Division.
55.Developer shall incorporate appropriate site design measure(s) and submit the results of the Post-Construction Runoff Standards Manual. The City of Manteca Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
approval of the proposed measures is precedent to issuance of any building, grading or construction permits.
56.Developer shall develop and submit a Project Stormwater Plan that identifies the methods to be employed to reduce or eliminate stormwater pollutant discharges through the construction, operation and maintenance of source control measures, low impact development design, site design measures, stormwater treatment control measures, and hydromodification control measures. Design and sizing requirements shall comply with the 2015 Post- Construction Stormwater Standards Manual. City of Manteca approval of the Project Stormwater Plan is precedent to issuance of any building, grading, or construction permits. Two paper copies and an electronic copy of the Project Stormwater Plan shall be provided to the City of Manteca
57.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.
58.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.
59.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.
60. Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual.
61.Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized.
62.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:
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
State Water Resources Control Board
PO Box 1977, Sacramento, CA 95812-1977
Attn: Storm Water Permitting Section
Telephone: (916) 341-5537
To log in to the SWRCB Storm Water Multiple Application and Report Tracking System (SMARTS) to enter site information and apply for permit, please contact the City of Manteca Engineering Department to establish a project and authorize data entry access.
All other sites shall conform to the City of Manteca Standards, the California Green Building Standards, and Section E.10 of the NPDES permit 2013-0001-DWQ. All construction involving land disturbing activities shall submit for approval an Erosion Control and Sedimentation Plan (ESCP) prepared and signed by a QSD. All ESCP treatment measures and BMPs must be maintained at all times until construction is completed and the site is stabilized as defined under the Construction General NPDES permit.
Prior to issuance of the first grading or building permit for a project, a copy of the SWPPP or ESCP shall be submitted by the developer and approved by Authorized Signatory or Legally Responsible Person (LRP) for the City’s NPDES program.
Contact the City of Manteca Engineering Department to identify appropriate person for review and approval of plans and documents.
63.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.
64.Bioretention areas which are adjacent to the City sidewalk shall include a one-foot (1’) wide flat area behind the sidewalk prior to the start of the bioretention area side slope.
65.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.
66.Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.
Sanitary Sewer
67.Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards.
68.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.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
69.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.
70.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.
71.Developer shall remove and replace the existing thirty-six inch (36”) Central Manteca Sewer Trunk within the limits of the project, in accordance with the City Wastewater Collection System Master Plan. The trunk shall connect to existing sanitary sewer piping in the N. Airport Way right-of-way. The alignment shall be finalized during the Improvement Plan review process.
Upon removal and replacement of the existing thirty-six inch (36”) sewer main through the project site and dedication of an easement or right-of-way over the relocated main, the City shall abandon the existing sewer easement Public Facilities Implementation Plan
72.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.
73.The City shall approve the bid sheet form and proof shall be provided that bids were solicited from a minimum of three qualified contractors.
74.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.
75.In the event Developer desires to exchange credits for cash reimbursement, the exchange must be approved by Council.
City of Manteca Fire Department Conditions
1. Provide a second water connection to assist with a Fire Looped system.
2. Fire apparatus access road gates: Gates securing the fire apparatus access road shall comply with all of the following criteria:
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
a. Where a single gate is provided, the gate width shall be not less than 20 feet. Where a fire apparatus road consists of a divided roadway, the fate width shall be not less than 12 feet.
b. Gates shall be of the swinging or sliding type.
c. Construction of gates shall be of materials that allow manual operation by one person.
d. Gate componenets shall be maintained in an operative conditions at all times and replaved or repaired when defective.
e. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devises shall be approved by the fire code official.
f. Methods of locking shall be submitted for approval by the fire code official. g. Electric gate operators, where provided, shall be listed in accordance with UL 325.
h. Gates intended for automatic operation shall be designed, constructed, and installed to comply with the requirements of ASTM F2200.
3. Per Ordinance #1173, a Fire Facility Permit Fee shall be assessed to all new construction as per Manteca Municipal Code Section 15.04.060.
4. 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.
5. 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.
6. 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.
7. Fire hydrants shall be located and installed according to City of Manteca standards.
City of Manteca Parks Department Conditions
General Conditions:
1. Since basin does not meet the recreation or functional use program classifications to be considered a neighborhood park, the developer will be required to pay in park in lieu of fees.
2. In general, the streetscape and basin landscape shall match that of the adjacent Yosemite Greens Subdivision. Specific design comments regarding the construction documents will be provided at a later date.
3. Current City of Manteca Standards and Specifications for Landscape Development shall be followed.
4. Developer shall prepare construction plans and specifications for any streetscape Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
and basin improvements for Public Works Department – Parks Division approval, at developer’s expense.
5. The Developer shall be required to pay Fees as specified in the current Park Acquisition andImprovement Fee.
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 Public Works Department ‐ Parks Division with recommended street trees for each street within the development for review and approval by the CityArborist. Plans shall be submitted in tandem with the streetscape and basin construction plans.
8. City conditions as it relates to the common boundary between the Golf Course and the proposedproject (the north east project boundary):
a. City Objective: Protecting adjacent property and residents from damage or injury from errant golf balls; Protecting the City from any additional potential liability that this development may create; Avoiding additional operational costs for the Golf Course that may be created due to this development and the manner in which it is constructed.
b. The Developer shall match adjacent netting alignment (along north project boundary) whereadjacent to the Golf Course unless otherwise specified during the improvement plan phase. Netting shall connect to existing net along west property line of the Golf course and along the north project boundary (entire length). The Developer is to purchase, install and be responsible for all maintenance (until dedicated to the City) of a 55 foot net and 6' boundary fence (to City specifications and subject to review andapproval of City) that would run the entire length. c. The net poles shall be steel and have climbing posts to allow for maintenance of netting ifvehicular access is not available. d. Net shall be installed within the Project, along the northeastern edge of the project (Adjacent tothe back of lot and across from golf course) and all long term maintenance shall be included within the CFD. e. Net to be completely installed before the start of any other construction in development.
f. Walls, fences, nets or other type of barriers constructed by developer/owner along the back of lot/edge of easement shall be the complete responsibility of the developer/owner for all maintenance and/or replacement costs. Responsible party must agree to respond to and maintain said barrier in a satisfactory condition when notified by City/golf course of a deteriorating condition.
g. The developer/owner of proposed subdivision agrees to not hold City/golf course responsiblefor any damage/injury caused by an errant Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
golf ball. (Hold harmless agreement and golf ball easement into residential property is required).
h. The net 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.
i. Additional comments may be made if future submittals or during Improvement Plan phase.
9. A masonry wall shall be installed between any lots separating publicly maintained landscape areas from private lots. Height shall be as required by Engineering Department. Vinyl fencing shall be installed at the back of lots 12-19 and 105 through 116 within the private property line. Requirement for type and placement of fencing along Lot C shall be review during the Improvement Plan process.
10.Vertical curb shall be installed adjacent to basin/landscaped areas.
11.Walkway needs to remain adjacent to lot C per the Civil plans. Provide walkway from new basin by lot 16 and through Lot E and Lot D (meandering 8’ wide).
12. A maintenance vehicle turnout shall be added on Airport in the vicinity of Lot 12.
Minimum planter onback of walk shall be 4’ wide along Airport Way.
13.During the improvement plan process, the plan for the landscape and walkway improvements along the City’s Golf Course will be explored and finalized, as determined by the Public Works Director.
14.Minimum of 4 park lights along pathway in lots D and E shall be provided.
15.Developer shall landscape all areas and adjacent (north) of Lots D and E.
Additionally, basin expansion (Yosemite greens) will required demolition of landscaping and irrigation. Any landscaping and irrigation removed shall have new landscaping and irrigation installed. These changes shall be reflected during the improvement plan process. Depending upon materials used within the Basin and Streetscape and layout of elements, additional comments maybe made during the Improvement Plan Phase.
Low Impact Development:
16.Low Impact Development (LID) improvements, locations and details shall be reviewed and be approved by Engineering and Parks Division to determine impact on overall area to be maintained within the Community Facilities District (CFD). Maximum side slopes shall be 4:1 for shrubs and 6:1 for turf.
17.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.
18.No Joint Trench Utilities shall be allowed within LID areas.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
19.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 asper 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.
20.Developer shall provide soil analysis/documentation on infiltration rate and soil fertility testing of soilafter mass grading and show it complies with City and State regulations per the Post‐Construction Stormwater Standards Manual.
21.Low Impact Design (LID) improvements shall have a one‐year warranty period.
Storm Basin:
22.Basin improvements and design shall follow the City of Manteca Standards and Specifications for Landscape Development and shall be approved by the Public Works Department – Park Planning & Projects Division.
23.Any Basin improvements shall generally include, but not be limited to:
a. Turf (Maximum basin side slopes of 6:1), shrubs (maximum basin side slopes 4:1)
b. Cross ripping of basin bottom,
c. Irrigation system (Infrastructure, pipe type and size with shall be sized for future expansion, system shall utilized a 2” potable water meter, and have a total run time of 8 hours or less. If this cannot be accomplished, an irrigation well may be required.),
d. Finish grading and landscape soil preparation,
e. General landscaping, pumps/electrical cabinets/backflow devices (all to be screened frompublic view).
24.If Basin includes LID improvements, location of treatment areas are subject to approval with the ParksDivision prior to construction documents.
25.Bench minimum at top of Storm Basin shall be 8 feet per current Landscape Development Standardsand Specifications.
26.Basin bottom elevation shall be a minimum of two feet above the seasonal high groundwater elevationto prevent groundwater intrusion. The addition of permanent subsurface dewatering systems may alsobe required, if needed.
27.Basin bottom shall slope a minimum of 1‐1/2% to storm drain inlets.
28.Basin shall have a maximum water depth of five feet.
29.Locations of in‐ground and above‐ground utility structures within park/basin are subject to prior review and approval of Public Works Department – Parks Division.
Above ground utilities shall be keptclear of picnic and play areas as to maintain visibility from street.
30.Locations of storm drain lift stations and future potable well sites, if required, shall follow the City of Manteca Standards and Specifications for Landscape Development and shall be approved by the Public Works Department – Parks Division.
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
31.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.
32.Basin improvements and maintenance funding mechanism shall be governed by the City of MantecaParkland Construction Policy.
Streetscapes/Medians/Landscape areas:
33.Streetscape/medians/landscape improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs asper 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.
34.In areas where South San Joaquin Irrigation District (SSJID) pipeline easements are located within theboundaries of streetscape, medians or landscape areas, SSJID and the City of Manteca Public Works Department – Parks Division shall both approve landscape plans including tree variety, setbacks, rootprotection methods, etc. The landscape plans shall not be considered approved until they are signedby the Public Works Department – Parks Division.
35.No turf grass is permitted in any streetscapes, unless approved by the Public Works Department – Parks Division.
Community Facilities District (CFD) (Or other funding source) Annexation Requirements:
36.CFD or other approved funding source shall be annexed, at the developer’s expense, to provide for the maintenance of the basin, streetlights, open spaces and all streetscape/median/roundabout landscape improvements. Additional services may be required if policy direction is established by the City prior to formation/annexation of district. Said CFD, or other funding source, shall be in place prior to the issuance of the first building permit for a production home and as further defined in the City of Manteca Parkland Construction Policy. Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement,direct payment to City or other means.
City of Manteca Public Works Department
1. The turning radius clearance shall be 22 feet.
San Joaquin Valley Air Pollution Control District
1. This project shall comply with all applicable requirements from the San Joaquin Valley Air Pollution Control District.
Frontier Communications
Exhibit "B" ATTACHMENT 3
320 Airport Way Subdivision
SDJ 21-42 (original)
SDX23-087 Extension
Conditions of Approval: 320 Airport Way Subdivision - SDJ 21-42 & SDX23-087
1. This project shall comply with all applicable requirements from Frontier Communications.
San Joaquin County Environmental Health Department
1. This project shall comply with all applicable requirements from the San Joaquin County Environmental Health Department.
Manteca Unified School District
1. School Fees. Developer shall contact Manteca Unified School District Facilities Planning regarding school fees and requirements and shall provide proof of payment or waiver of such fees to the Development Services Department.
San Joaquin County Multi-Species Habitat Conservation & Open Space Plan (SJMSCP)
1. This Project is subject to the SJMSCP and is required to comply with the SJMSCP permitting process.
Exhibit "B" ATTACHMENT 3