City of Manteca Planning Commission
AGENDA REPORT
MEETING DATE January 18, 2024
APPLICATION NUMBER GPA 23-68, REZ 23-67, PD 23-69, SPA 23-70 RECOMMENDATION Adopt Resolution No. 1644 recommending the City Council find the project exempt from CEQA and approve a General Plan Amendment, a Rezone, a Planned Development Overlay, and a Site Plan and Design Review Application for a three story mixed-use development located at 905 Davis Street (File Nos. GPA 23-068, REZ 23-067, PD 23-069, and SPA 23-070) (CEQA Exempt pursuant to 14 Cal. Code Regs. § 15332 (InFill Exemption)).
PROJECT INFORMATION
APPLICANT/PROPERTY OWNER AGS Family Holdings, LLC
Existing General Plan Designation Neighborhood Commercial (NC) Existing Zoning: Neighborhood Commercial (CN)
Existing Use: Former daycare, commercial offices, and triplex Proposed General Plan Designation Commercial Mixed-Use (CMU) Proposed Zoning Designation Commercial Mixed-Use (CMU)
Proposed Use: Mixed-use residential
Parcel Size 1 acre
Adjacent Uses: N: Single-family residential
E: Department of Motor Vehicles
W: Medium density residential
S: Single-family residential
PROJECT LOCATION
The project is located on the northeast corner of North Walnut Avenue and Davis Street at 905 Davis Street: APN No. 217-600-05 (See Figure 1). The project is currently occupied by a parking lot, three multifamily apartment dwelling units, a two-story commercial office building, and a daycare/preschool with associated play yards. The site is currently accessed by two driveways along Davis Street, and three residential driveways along North Walnut Avenue.
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Figure 1: Project Site Location
PROJECT DESCRIPTION
The proposed project involves a General Plan Amendment (GPA), a Rezone, a Planned Development Overlay, and a Site Plan Design Review Application. The project is a 3-story mixed-use development containing 24 apartment units with commercial office space on the second floor and a neighborhood market on the ground floor. The proposed GPA is to change the designation of the parcel from NC to CMU and the REZ is to change the zoning from CN to CMU to allow for apartment units with the proposed commercial. The Planned Development overlay rezoning establishes the design guidelines for the proposed development, including a reduction to the parking requirements to allow the project to accommodate on-site parking. Site access will consist of a single driveway entrance on Walnut Avenue and several pedestrian walkways along Davis Street. A Planned Development Overlay requires the development of a Planned Development Guidelines document, which is included in the project (Resolution Exhibit B).
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Figure 2: Site Plan
ANALYSIS
The proposed entitlements are analyzed with respect to conformance with:
1. Manteca General Plan
2. Manteca Municipal Code
3. Manteca Climate Action Plan
4. California Environmental Quality Act (CEQA)
GENERAL PLAN CONFORMANCE
General Plan Amendment
As shown on the Proposed General Plan Re-Designation Exhibit (Figure 3), the project site currently has a General Plan Land Use designation of Neighborhood Commercial (NC). The proposed amendment will change the parcel to Commercial Mixed-Use (CMU). This designation supports a variety of uses including high density residential, employment centers, retail commercial, and professional offices. The preferred development discussed in the General Plan is a mixed use concept that integrates multiple compatible uses on a ATTACHMENT 7
single site, including sales, services, or activities which residents may need on a daily basis.
The proposed project is a mix of high density residential with professional office and commercial retail. As discussed later in this report, the CMU designation provides an appropriate transition from the commercial designations to the west and the residential designations to the north and east.
Figure 3: Proposed General Plan Re-Designation (current on the left, proposed on the right) The General Plan Amendment serves to bring the project into conformance with the following General Plan goals and policies:
LU-7: Reinforce land use and development patterns that encourage walking and the use of public transit within the community.
Analysis: The proposed project is a mixed-use development incorporating multifamily residential with a neighborhood market and offices. The close proximity of a market will encourage the residents of the project, as well as the residents of the surrounding neighborhood, to walk, rather than drive for basic goods. The proposed project is also directly adjacent to City and State services and public transit stops, further reducing the need for personal vehicle trips.
LU-P-4: The City shall encourage a development pattern that is contiguous with the boundary of the City.
Analysis: The proposed project is classified as in-fill, being within City limits and surrounded by existing commercial and residential development.
LU-P-15: Higher density housing shall be located in areas served by the full range of urban services, preferably along collector and arterial streets, and within walking distance of shopping areas.
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Analysis: The proposed project is located on a collector street – Walnut Ave – and is adjacent to City and State services. The project will provide the immediate area with a market, increasing the number of services available to both project and existing residents.
LU-P-27: The City shall monitor commercial development to balance growth in residential, commercial and industrial development.
Analysis: The proposed mixed-use project inherently balances commercial and residential growth as it provides both types of development.
LU-P-49: The City shall give priority to in-fill development and new development contiguous to existing developed areas, whenever practical.
Analysis: The proposed project is categorized as in-fill development as it is within City limits and surrounded by existing commercial and residential development.
CD-8: Upgrade and enhance the visual quality of Manteca’s arterial and collector streets.
Analysis: The proposed project includes a robust landscape plan. This landscaping, in conjunction with the building design, enhances Walnut Avenue, a collector street.
C-8: Establish reasonable parking requirements (minimum and maximum rates for uses) that limit parking encroachment while minimizing the amount of land consumed by parking lots.
Analysis: The planned development guidelines document establishes parking requirements appropriate for the proposed development.
ED-P-5: Provide appropriate buffers between commercial and residential uses to preserve both the commercial feasibility and residential quality.
Analysis: The proposed PD adds high-density residential use to a parcel that would have allowed commercial directly adjacent to existing single-family residential homes. The proposed mixed-use development lessens the possible commercial impact to the current residential uses in the area.
ED-10: Provide a variety of housing types to house all segments of the Manteca community in accordance with the Housing Element.
Analysis: The proposed project provides multi-family residential units to a parcel that previously allowed for only commercial development. The proposed residential units add to the variety of housing types available in the City.
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ED-I-47: Encourage creative approaches to encourage integration of housing production with commercial development.
Analysis: The proposed project utilizes the Planned Development process to integrate multi-family residential use with commercial use on an infill lot.
ZONING CODE CONFORMANCE
Zoning Ordinance Conformance
The project site is currently zoned Neighborhood Commercial (CN). The developer is requesting a Planned Development overlay rezone to be used in conjunction with a rezone to Commercial Mixed Use (CMU) and the General Plan Land Use re-designation. The combination of the re-designation, rezone, and the PD overlay will allow for the multi-family housing portion of the mixed-use project, which is an allowed use in the CMU zone. CMU zoning is designed to accommodate a variety of uses including high-density residential, employment centers, retail commercial, and professional offices. The purpose of Planned Development (PD) Overlay is to provide a process to allow diversity in the relationship between buildings and open spaces and to create interesting physical environments and to maximize the development potential of underutilized or problematic areas. In this instance, the PD allows for a reduction in parking so that there can be more green space on site and provide for a better site layout on the one acre site. While this entitlement allows for deviations from the zoning ordinance, the overall Planned Development must still be consistent with the General Plan and the surrounding neighborhoods.
A Planned Development Overlay requires the development of a Planned Development Guidelines document, which is included in the project. The overall intention of the proposed PD is to establish design guidelines and to reduce the required parking to accommodate onsite parking. The submitted PD guidelines document outlines the development standards that will be imposed on the parcel for the proposed project as well as any future development that may occur. The proposed project currently meets all requirements for multi-family and commercial development found in the Manteca Zoning Ordinance, as modified by the PD guidelines document. These requirements include, but are not limited to, public and private open space, lighting, landscaping, and height.
The findings for a Planned Development will have to be made in order for the Planning Commission and Council to approve the rezone to PD. A discussion of these findings is found later in this report.
SITE PLAN AND DESIGN REVIEW FINDINGS:
All new structures are subject to the Site Plan and Design Review process under the Zoning Ordinance. In order to approve a Site Plan and Design Review, Section 17.10.060 requires that the Planning Commission make the following findings:
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1. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City.
Analysis: The proposed project is consistent with several General Plan policies as listed above. Further, the project conforms to the requirements and regulations imposed by the zoning code on both multi-family and commercial development, except for as modified by the proposed Planned Development overlay zoning. The project will be conditioned to comply with all other applicable improvement standards and City regulations such as lighting, landscaping, and public improvements.
2. The proposed project will not create conflicts with vehicular, bicycle, or pedestrian transportation modes of circulation.
Analysis: The proposed project has been reviewed for appropriate ingress and egress for both vehicular, bicycle, and pedestrian access to ensure that there are no conflicts between movements of these three users. Moreover, the site design has been reviewed for appropriate internal circulation so as to avoid any conflicts on site between users as well.
3. The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting, and other development features, is compatible with and complements the existing surrounding environment and ultimate character of the area under the General Plan.
Analysis: The proposed project was reviewed to ensure compatibility with the character, scale, and quality of the surrounding area. The site design complies with all lighting and landscaping requirements and ultimately enhances the safety, access and overall aesthetic feel in the project area. The proposed multi-family dwellings are consistent with other multi-family and two-family uses on Walnut Avenue. The proposed commercial use is consistent with nearby commercial uses along Davis Street. The proposed mixed-use is an appropriate transition from the commercial areas to the West of the project and the residential uses to the East and North.
4. The proposed architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties.
Analysis: The project architect developed a building design and massing scheme that provides a pleasant street presence while addressing ease of resident use. The architecture for this project is utilizes modulated façades and gables to break up the roofline. The façade materials are primarily fiber cement and stucco, with some stone veneer wainscot on the commercial portion of the project. The developer has chosen ATTACHMENT 7
an earth tone color palette including green, grays, tans, and browns. Variations in color and depth have been used to break up the visual mass of the structures.
Windows and balconies are intermittently enhanced with steel-roofed awnings to provide visual contrast.
Figure 4a: Project Rendering
Figure 4b: Project Rendering
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Figure 5: Landscape Plan
PLANNED DEVELOPMENT FINDINGS:
The purpose of a Planned Development, pursuant to §17.10.140, is to provide a process to allow diversity in the relationship between buildings and open spaces to create interesting physical environments and to maximize the development potential of underutilized or problematic land areas. The Planned Development land use entitlement is intended to demonstrate that the development plan with any proposed deviations is consistent with the General Plan and will result in a quality project that is compatible with surroundings, preserves site resources, minimizes hazards, and provides a public benefit. The applicant has taken on the task of developing a Planned Development document, attached to this report. This document outlines the vision for the proposed development as well as uses and development standards for the project.
The main deviation from the City’s development standards found in the PD Guidelines document is parking requirements. Because of the close proximity to public transit and public services, the parking requirement has been adjusted from 2 spaces per dwelling unit to 1.25 spaces per unit. Also, due to the intent of the proposed market to be neighborhood serving, and the close proximity of medium density and high density residential in the surrounding area and ample street parking in the vicinity, the parking requirement for the grocery use has been adjusted from 3 spaces per 1,000 square feet to 1 space per 1,000 square feet. The parking requirement for the professional office square footage has not been ATTACHMENT 7
altered, and remains at 4 spaces per 1,000 square feet. In total, the parking has been reduced from 60 required spaces to 42 spaces.
The Code states that the Planning Commission must make the following findings in order to recommend approval to the City Council for the proposed Planned Development:
1. The proposed project does not exceed the total density allowed under the base Zoning District or the General Plan land use designation.
Analysis: The Commercial Mixed Use land use designation and zoning district requires a density between 15.1 and 25 dwelling units per acre. The proposed project has 24 units on a one-acre site, meeting this requirement.
2. The proposed project is superior to development that could occur under the development standards of the base district in at least two of the following ways:
a. Greater open space and common areas than required;
b. Greater landscaping than required that enhances the public street appearance (including street trees, benches, lights, special paving, water fountains, etc.) or increase landscape buffers with adjacent properties;
c. Superior site design. Utilization of the applicable commercial / industrial design standards as provided in the Manteca Community Design Handbooks to achieve a superior site design;
d. Superior subdivision design. Utilization of the applicable residential design standards to achieve a superior subdivision design; e. Greater connectivity to surrounding public streets, bike paths, pedestrian walkways, and public open spaces than required by zoning or subdivision regulations;
f. Enhanced environmental preservation by clustering development to preserve sensitive plant or wildlife habitat, biological resources, or contiguous open space;
g. Reduced impacts on surrounding properties, in terms of privacy, access to sunlight, shadow, views, building bulk, noise, or other types of negative impacts, beyond what would be achieved under existing requirements.
Analysis: The proposed development successfully meets findings 2b and 2e. Finding 2b is met by providing a 15 foot, landscaped setback from both street rights-of-way where the CMU zone and designation do not require any setback. This setback is thoroughly landscaped, incorporating a number of trees along Walnut Avenue and Davis Street (Figure 5). Finding 2e is met by the project providing pedestrian access to Davis Street for the residential units and pedestrian access to both Davis Street and Walnut Avenue for the proposed commercial uses. This pedestrian access – not required by the municipal code or the General Plan – encourages the residents to ATTACHMENT 7
utilize non-motorized modes of travel to access nearby services and residents of the larger neighborhood to access the proposed commercial uses. Traditional commercial retail provides primary access to the parking area, whereas the proposed project has primary access to the commercial retail on the streetscape, promoting local, neighborhood pedestrian access over vehicular access.
3. The proposed project incorporates best site planning practices for quality design and compatibility with surroundings.
Analysis: The proposed project has located the parking to the rear as opposed to the front of the site, away from the street view. This model of ‘sound’ site design is regarded as a strong positive within Architectural theory. The sea of parking that lies in front of so much of strip retail, big box stores, and multi-family developments is generally regarded as a necessary detriment to the community both aesthetically and functionally. In this case, the applicant has moved the structure to the front of the site, creating an active street frontage, and has hidden the parking in the rear of the site.
Locating the active areas of the site along the street frontages also has the added benefit of creating a buffer on existing residential uses to the rear of the site along its northern property lines.
4. The proposed project incorporates high quality architectural design and durable materials.
Analysis: As mentioned previously in this report, the project architect developed a building design and massing scheme that provides a pleasant street presence, and that addresses ease of resident use. The architecture for this project utilizes modulated façades and gables to break up the roofline. The façade materials are primarily fiber cement and stucco, with some stone veneer wainscot on the commercial portion of the project. Variations in color and depth have been used to break up the visual mass of the structures. Windows and balconies are intermittently enhanced with steel-roofed awnings to provide visual contrast. The proposed project will provide an aesthetic benefit to the local streetscape.
5. The proposed project shall not be substantially detrimental to adjacent property and will not materially impair the purposes of Title 17 or the public interest.
Analysis: The proposed project has been reviewed for compliance with, and conditioned to adhere to all City standards and regulations. Being on a corner, the property is directly adjacent to development on only the north and west. The property to the west is the Manteca DMV. Residential development to the rear of the DMV will not be detrimental. Development to the north of the project is residential. By locating the structures along the street frontages and placing the parking area to the rear of the site, the adjacent residential uses are effectively buffered from the proposed residential and commercial uses. In addition to this, the project is being conditioned to adhere to City noise standards.
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The proposed Planned Development Standards can be found in the attached Planned Development Guidelines. Based on the findings above, staff believes that the Planning Commission can make the recommendation of approval to the City Council for the Planned Development.
ZONING AMENDMENT FINDINGS:
The proposed project includes a rezone to CMU as well as establishing a Planned Development overlay zoning. All of the following Zoning Amendment findings found in §17.10.190 must be met before the Planning Commission may recommend approval to the City Council.
1. The proposed Zoning Amendment (text or map) is consistent with the General Plan and any applicable Specific Plan goals, policies, and implementation programs.
Analysis: As previously discussed, the proposed amendment is consistent with the General Plan. The site is not part of any Specific Plan.
2. The proposed amendment would not be detrimental to the public interest, health safety, convenience, or welfare of the City
Analysis: As previously discussed, the proposed mixed-use development will not be detrimental to the public interest, health safety, convenience, or welfare of the City as the change in zoning designation supports a use that effectively transitions the commercial areas to the west with the residential areas to the north and east of the project. The creation of a PD requires that the applicant provide a project that goes above and beyond as outlined in the Planned Development findings.
3. The amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA).
Analysis: As discussed later in this report, the proposed project is exempt from the provisions of CEQA, as it is classified as in-fill development.
4. If a map amendment, the site is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provisions of utilities) for the requested zoning designations and anticipated land uses/development.
Analysis: As discussed previously, the site in question is physically suitable for the proposed project as it meets the required density, has sufficient parking, ample landscaping, and is compatible with the adjacent commercial and residential properties.
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5. If a text amendment, the amendment is internally consistent with other applicable provisions of the Zoning Code.
Analysis: The proposed amendment is not a text amendment.
CLIMATE ACTION PLAN CONFORMANCE
On October 15, 2013, the Manteca City Council approved and adopted the Air Quality Element Update and Climate Action Plan in response to the passing of Assembly Bill AB32.
The intent of this plan is to reduce overall greenhouse gas emissions in both private and public sector development.
The proposed Planned Development Amendment, and the Planned Development overall, conforms to the following Climate Action Plan strategies:
1. Land Use Strategies, Compact Development LU-8: The City shall give priority to in-fill development and new development contiguous to existing developed areas, whenever practical.
Analysis: As previously discussed, the proposed project is classified as in-fill development.
2. CAP Strategies Pedestrian Oriented Development POD-2: The City shall require sidewalks and/or pedestrian paths in all residential projects. The sidewalks should be wide enough to allow side-by-side walking and room for passing to increase comfort and convenience for walkers (5 to 6 feet).
Analysis: The proposed project will have minimum five-foot wide sidewalks which will connect to similar sidewalks along Davis Street and Walnut Avenue.
3. CAP Strategies Water Conservation WC-1: The City shall continue to implement water conservation measures to comply with the Model Water Efficiency Landscape requirements that implement the Water Conservation in Landscaping Act of 2006 (Assembly Bill 1881, Laird):
Analysis: A required part of the formal submittal package is a completed Model Water Efficient Landscape Ordinance (MWELO) Compliance Form. This document is to accompany their landscaping planting plan. Compliance with this checklist and water efficiency requirements will be determined during construction document review.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) per §15332 of the CEQA Guidelines, Class 32, “In-Fill Development Projects.” To qualify for this exemption, the project must meet the following findings:
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a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
Analysis: As discussed above, the proposed project is consistent with the General Plan and Zoning Ordinance.
b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
Analysis: The site is one acre in size and is surrounded on all sides by developed parcels. c) The project site has no value as habitat for endangered, rare or threatened species.
Analysis: The project has been evaluated under the San Joaquin County Multiple Species Habitat Conservation Plan administered by the San Joaquin Council of Governments and was found to have no value as habitat.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
Analysis: The anticipated traffic impact is minimal, with the proposed access being on Walnut Avenue, a collector street with adequate capacity to accommodate the traffic generated by the proposed development. The small, incremental degradation to Walnut Avenue will be mitigated through the payment of the adopted Public Facilities Implementation Plan transportation fees. The routine compliance with the City’s noise ordinance will mitigate any noise impacts. Project compliance with all San Joaquin Valley Unified Air Pollution Control District rules is expected to mitigate any air quality impacts created by the project. The project is required to comply with all applicable regulations regarding the City’s storm water management system to ensure water quality is not significantly affected.
e) The site can be adequately served by all required utilities and public services.
Analysis: Being surrounded by development, all necessary utilities are available to the site and are adequately sized to accommodate the demand created by the project.
Report prepared by: Scott Speer, Associate Planner
Attachments:
Attachment 2 - Planning Commission Resolution 1644
Attachment 2a - Exhibit A- Approved Plan Set
Attachment 2b - Exhibit B- Planned Development Guidelines Attachment 2c - Exhibit C- Conditions of Approval
Attachment 3- PowerPoint Presentation
Reviewed by:
______/S/_____________________________ _12/28/23_________ Lea Simvoulakis, Deputy Director- Planning Date
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City of Manteca
PLANNING COMMISSION RESOLUTION NO. 1644
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MANTECA, STATE
OF CALIFORNIA, RECOMMENDING THE CITY COUNCIL FIND THE PROJECT EXEMPT
FROM CEQA, AND APPROVE A GENERAL PLAN AMENDMENT, A REZONE, A PLANNED
DEVELOPMENT OVERLAY, AND A SITE PLAN REVIEW APPLICATION
FOR THE AGS APARTMENTS
(FILE NOS. GPA 23-068, REZ 23-067, PD 23-069, SPA 23-070) (CEQA exempt pursuant to 14 Cal. Code Regs. § 15332 (In-Fill Exemption)) WHEREAS, the Manteca Planning Commission at their duly noticed public hearing of January 18, 2024, considered a General Plan Amendment No. GPA 23-068, Rezone No. REZ 23-067 Planned Development No. PD 23-069, and Site Plan and Design Review No. SPA 23- 070 for the AGS Apartments, filed by AGS Family Holdings, LLC; and WHEREAS, the AGS Apartments project is located at 905 Davis Street, identified by Assessor’s Parcel Number (APN) 217-600-05; and
WHEREAS, the project plans for the AGS Apartments dated November 8, 2023 are incorporated herewith and attached as Exhibit A; and
WHEREAS, the detailed Planned Development Guidelines document for the AGS Apartments are incorporated herewith and attached as Exhibit B; and WHEREAS, the project Conditions of Approval for the AGS Apartments are incorporated herewith and attached as Exhibit C; and
WHEREAS, the current General Plan land use designation of NC Neighborhood Commercial requires an amendment to the General Plan land use designation for consistency with the project proposal; and
WHEREAS, the applicant has requested a General Plan Amendment for project parcel (APN 217-600-05), to be changed from NC Neighborhood Commercial to CMU Commercial Mixed-Use; and
WHEREAS, the current zoning of CN Neighborhood Commercial requires an a change to CMU Commercial Mixed Use for consistency with the proposed General Plan land use; and WHEREAS, the applicant has also requested to establish a Planned Development Overlay to implement in accordance with the provided Planned Development Guidelines document attached as Exhibit B; and
WHEREAS, the project is consistent with multiple General Plan policies and goals such as Land Use Element policies LU-P-27, LU-P-49, and Economic Development Goals and ATTACHMENT 7
Policies ED-P-5, ED-10, and ED-I-47 in that the proposed project balances residential and commercial growth, prioritizes in-fill development, concentrates growth in an area with existing services, and integrates housing with commercial development; and WHEREAS, the project is consistent with the City’s Climate Action Plan in that the proposed project is in-fill development and will conform to all applicable Model Water Efficiency Landscape requirements (MWELO); and
WHEREAS, the project is deemed categorically exempt from the requirements of the California Environmental Quality Act (CEQA) per Article 19, 15332, Class 32, “In-Fill Development Projects” because the project is consistent with the General Plan; the site is smaller than five acres; the site has no value as habitat for endangered, rare or threatened species; and the project would not result in an significant effects related to traffic, noise, air quality, or water quality; and
WHEREAS, the Planning Commission determined that the project should be conditioned to require crosswalks to be installed at the intersection of Davis Street and Walnut Avenue, limit the operating hours of the neighborhood market to 5:00 am to 11:00 pm, limit the neighborhood market to a Type 20 ABC license (beer and wine, no spirits), and require the proposed apartment units to have, at minimum, one dedicated parking space each; and WHEREAS, Title 17, Section 17.08.060 of the Manteca Municipal Zoning Ordinance mandates the transmittal of a recommendation to the City Council by Resolution.
NOW, THEREFORE, BE IT RESOLVED that the Manteca Planning Commission recognizes the appropriateness of the General Plan Amendment GPA 23-068 and in accordance with Chapter 17.08 of the Manteca Zoning Ordinance hereby submits a recommendation that the City Council approve the General Plan Amendment for the AGS Apartments project based on the following findings:
1. It is found that a change in land use designation from NC (Neighborhood Commercial) to CMU (Commercial Mixed Use) is required for the project site to be developed as outlined in the Planned Development Guidelines document;
2. It is further found that the development of the project at this location is supported by the following General Plan land use policies, goals, and implementation measures:
a. LU-7: Reinforce land use and development patterns that encourage walking and the use of public transit within the community
b. LU-P-4: The City shall encourage a development pattern that is contiguous with the boundary of the City.
c. LU-P-15: Higher density housing shall be located in areas served by the full range of urban services, preferably along collector and arterial streets, and within walking distance of shopping areas.
d. LU-P-27: The City shall monitor commercial development to balance growth in residential, commercial and industrial development.
e. LU-P-49: The City shall give priority to in-fill development and new development contiguous to existing developed areas, whenever practical.
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f. CD-8: Upgrade and enhance the visual quality of Manteca’s arterial and collector streets.
g. C-8: Establish reasonable parking requirements (minimum and maximum rates for uses) that limit parking encroachment while minimizing the amount of land consumed by parking lots.
h. ED-P-5: Provide appropriate buffers between commercial and residential uses to preserve both the commercial feasibility and residential quality. i. ED-10: Provide a variety of housing types to house all segments of the Manteca community in accordance with the Housing Element.
j. ED-I-47: Encourage creative approaches to encourage integration of housing production with commercial development.
3. It is found that the General Plan Amendment is consistent with the public necessity, convenience, and general welfare in that the proposed mixed-use development provides shopping and housing opportunities for the entire community.
BE IT FURTHER RESOLVED AND ORDERED that the Manteca Planning Commission recognizes the appropriateness of the Rezone (REZ 23-067) and in accordance with Chapter
17.08 of the Manteca Zoning Ordinance herby submits a recommendation that the City Council approve the Rezone for the AGS Apartments project based on the following findings:
1. The proposed Zoning Amendment is consistent with the General Plan and any applicable Specific Plan goals, policies, and implementation programs in that it is consistent with several General Plan goals and policies and is not part of a Specific Plan;
2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City, in that the project has been conditioned to comply with all applicable improvement standards and City regulations such as lighting, landscaping, and public improvements;
3. The amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) in that the proposed project is exempt from CEQA, being classified as in-fill development; and
4. The site is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provisions of utilities) for the requested zoning designations and anticipated land uses/development in that the proposed project meets the required density, has sufficient parking, ample landscaping, and is compatible with the adjacent commercial and residential properties.
BE IT FURTHER RESOLVED that the Manteca Planning Commission recognizes the appropriateness of the Planned Development (PD 23-069) and in accordance with Chapter
17.08 of the Manteca Zoning Ordinance hereby submits a recommendation of approval to the City Council for the AGS Apartments project based on the following findings:
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1. The proposed project does not exceed the total density allowed under the base Zoning District or the General Plan land use designation in that the proposed density is 24 units per acre.
2. The proposed project is superior to development that could occur under the development standards of the base district in the following ways:
a. Greater landscaping than required that enhances the public street appearance (including street trees, benches, lights, special paving, water fountains, etc.) or increase landscape buffers with adjacent properties in that the project has robust landscaping and provides a landscaped setback along adjacent rights-of-way that is not required by the General Plan or the City Zoning Ordinance. b. Greater connectivity to surrounding public streets, bike paths, pedestrian walkways, and public open spaces than required by zoning or subdivision regulations in that the project provides pedestrian access for residents to the street and prioritizes pedestrian access to the commercial frontage over vehicular access.
3. The proposed project incorporates best site planning practices for quality design and compatibility with surroundings in that the project is situated to minimize the view of parking spaces from city streets.
4. The proposed project incorporates high quality architectural design and durable materials in that the proposed project has been designed to be aesthetically engaging while being compatible with the surrounding area.
5. The proposed project shall not be substantially detrimental to adjacent property and will not materially impair the purposes of Title 17 or the public interest in that the proposed project has been found to adhere to all applicable city regulations and standards.
BE IT FURTHER RESOLVED AND ORDERED RESOLVED that the Manteca Planning Commission recognizes the appropriateness of the Site Plan and Design Review (SPA 23-70) and in accordance with Chapter 17.08 of the Manteca Zoning Ordinance hereby submits a recommendation of approval to the City Council for the AGS Apartments project based on the following findings:
1. The proposed project is consistent with the objectives of the General Plan, and, as conditioned, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City in that the project is an allowable use in the CMU land use designation and conforms to all development standards and performance standards required of multi-family and commercial development, as modified by the Planned Development Guidelines;
2. The proposed project will not create conflicts with vehicular, bicycle or pedestrian transportation modes of circulation in that the on-site circulation has been reviewed for appropriate ingress and egress and it has been determined that there will be no conflict between vehicular, bicycle, and pedestrian access to the site;
3. The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting and other development features as conditioned, is compatible with and ATTACHMENT 7
compliments the existing surrounding environment and ultimate character of the area under the General Plan in that the project was reviewed to ensure compatibility with the character, scale, and quality of the existing development in this area of the city and the site design complies will all lighting and landscaping requirements per the zoning ordinance; and
4. The proposed architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements as conditioned, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties in that the architecture and massing of the project create a distinct street presence while also being consistent in design to other residential development in the surrounding area.
I hereby certify that Resolution No. 1644 was passed and adopted by the Planning Commission of the City of Manteca at a regularly scheduled public hearing held on January 18, 2024 by the following vote:
Roll Call:
AYES:
NOES:
ABSTAIN:
ABSENT:
__________ _____
Ron Laffranchi, Chairman Date:
Attachments:
“Exhibit A” Project Plans dated November 8, 2023
“Exhibit B” Planned Development Guidelines
“Exhibit C” Conditions of Approval – GPA 23-068, REZ 23-069, PD 23-067, SPA 23-070 ATTACHMENT 7
X X X X X X X X
ACCESSIBLE SITE CIRCULATION ROUTE
FENCE
ACCESSIBLE PARKING SPACE, SEE CIVIL DWGS
TWO BICYCLE RACKS
PROVIDES (4) 2' x 6' PARKING SPACES
1 PARKING SPACE COUNT
CONCRETE
ASPHALT PAVING
PROPERTY LINE
ZONING SETBACK
FIRE TRUCK
PAINTED CURB, NO PARKING
HOSE LAYPATH FROM FIRE TRUCK TO BLDG - 150' MAX
HOSE CONNECTION FROM FIRE HYDRANT TO FIRE TRUCK - 300' MAX
EXISTING FIRE HYDRANT - SEE CIVIL DWGS
EXISTING FENCE PER KEYNOTE
LANDSCAPING
PROJECT AREA - NEW BUILDING
EXISTING BUILDING - NOT A PART
COMPACT STALL STRIPING - SEE CIVIL DWGS
GENERAL NOTES
1. COMPONENTS OF THIS SITE PLAN HAVE BEEN DEPICTED WITH THE USE OF AERIAL SITE IMAGERY AND NOT FIELD SURVEY DATA. REFER TO CIVIL DWGS FOR EXACT LOCATIONS AND PLACEMENTS.
AREA SUMMARY
LOT SIZE 43,560 SF
1 ACRE
OPEN SPACE (MMC 17.26.030) 13,208 SF / 43,560 SF = 30.3% > 30% PRIVATE OPEN SPACE (MMC 17.26.030) 55 SF PATIO/DECK EA. DWELLING UNIT > 40 SF
MAX FAR N/A
TOTAL GROSS BUILDING FOOTPRINT 12,128 SF
1ST FLOOR
NEIGHBORHOOD MARKET 1,924 SF
APARTMENTS 8,462 SF
COVERED BREEZEWAY 1,350 SF
STORAGE 393 SF
2ND FLOOR
BUSINESS OFFICE 2,257 SF
APARTMENTS 8,462 SF
COVERED BREEZEWAY 1,350 SF
3RD FLOOR
APARTMENTS 8,462 SF
BUILDING SUMMARY
1 BUILDING, 3 STORIES
24 - 2BED/2BATH APARTMENTS
SEE SITE PLAN FOR APARTMENT AREAS
PARKING ANALYSIS
VEHICLE PARKING REQUIRED
24 - 2 BED/2 BATH APARTMENTS @ 1.25 SPACES EA. = 30 SPACES 1 NEIGHBORHOOD MARKET 1,924 SF @ 1 SPACES/1,000 SF = 1.9 SPACES 1 SECOND FLOOR OFFICE 2,257 SF @ 4 SPACES/1,000 SF = 9.0 SPACES TOTAL VEHICLE PARKING REQUIRED: 41 SPACES
VEHICLE PARKING PROVIDED
STANDARD PARKING SPACES 31 SPACES
COMPACT PARKING SPACES 7 SPACES
ELECTRICAL VEHICLE CHARGING SPACES 3% = 2 SPACES
ACCESSIBLE PARKING SPACES 5% = 2 SPACES
TOTAL VEHICLE PARKING PROVIDED: 42 SPACES
SOLID WASTE DISPOSAL
TRASH ENCLOSURE SHALL PROVIDE (4) 4-YARD DUMPSTERS AND (1) 96 GALLON FOOD WASTE BIN.
FREQUENCY OF SERVICE PROPOSED IS (3) TIMES PER WEEK.
1 PER STANDARDS ESTABLISHED BY PLANNED DEVELOPMENT PER CITY OF MANTECA ZONING CODE SECTION 17.30.030
EMERGENCY VEHICLE TURN AROUND
CITY OF MANTECA STADNARD ST-40, OPTION 2
NEW FIRE HYDRANT - SEE CIVIL DWGS
1 1
18'-0"
9'-0"
2'-0" OVERHANG
WHERE OCCURS
STANDARD SPACE
16'-0"
8'-0"
COMPACT SPACE
DAVIS STREET
N WALNUT AVE
TRASH
MAIL
UNIT A
2 BED 2 BA
997 SF
UNIT A
2 BED 2 BA
997 SF
PATIO
PATIO
NEIGHBORHOOD
MARKET
1,924 SF
PATIO
PATIO
UNIT A
2 BED 2 BA
997 SF
UNIT A
2 BED 2 BA
997 SF
SETBACK
15'-0"
SETBACK
10'-0"
SETBACK
15'-0"
4'-3"
26'-0"
24'-0" 24'-0" 24'-0"
AMENITY
SPACE
MAINTENANCE
UNIT A
2 BED 2 BA
997 SF
UNIT A
2 BED 2 BA
997 SF
PATIO
PATIO
PATIO
PATIO
UNIT A
2 BED 2 BA
997 SF
UNIT A
2 BED 2 BA
997 SF
11 1
12 19
20 27
28 35
36 42
217-600-050
217-600-080
217-600-060
217-600-030
217-600-040
A.01
A.04 A.02
A.03
A.04
A.05
A.05
SETBACK
10'-0"
SETBACK
10'-0"
14'-2"
16'-3"
1 PROJECT
RGA PROJECT #
DRAWN
CHECKED
PRELIM. SITE REVIEW
OWNER
PROJECT ADDRESS
ASSESSORS PARCEL
NUMBER
PLAN CHECK #
115 MEYERS STREET
SUITE 110
CHICO, CA 95928
530 342 0302
RUSSELL,
GALLAWAY
ASSOCIATES inc.
GALLAWAY
r .
www.rgachico.com
g . a
architecture + engineering
1ST ENTITLEMENTS 2023.06.21
2ND ENTITLEMENTS 2023.11.08 1
SITE
PLAN
PD1
KJE
RGA
21-610
AGS
APARTMENTS
AGS HOLDINGS,
LLC
DAVIS STREET
& WALNUT
AVENUE
MANTECA, CA
217-600-050
-
2022.09.06
KEYNOTES
A.01 EXISTING CMU FENCE, 3'-4" HEIGHT
A.02 EXISTING WOOD FENCE
A.03 STEP IN EXISTING CMU FENCE
A.04 EXISTING CMU FENCE, 5'-6" HEIGHT
A.05 EXISTING FIRE HYDRANT
SCALE : 1" = 30'-0"
AA - SITE LEGEND
SCALE : 1/16" = 1'-0"
2 - PD - SITE PLAN
N
O
R
T
H
PROJECT NORTH
25 7
ATTACHMENT 7
28.90 29.36
29.66 30.03
28.76 28.67 28.20
28.69 28.21 28.65 28.13
28.72 29.02 28.50 28.9228.60 28.52 28.98 29.0028.96 29.44 29.54
29.37 28.96 28.83 29.28 29.38 28.9928.66 28.8529.25 28.54 28.56
28.86 29.04 29.01 29.0329.46 29.19
29.02 29.31 29.30899
28.84 28.50
29.15 29.50
29.38 29.75 29.33 29.68 29.65
29.3429.00 29.3329.65 29.20 29.3429.70
29.78 29.76 29.74
29.78 29.30 29.25 29.71
29.69 29.8429.8829.83 29.90 30.62 30.06 30.54
30.55 30.20 30.5310
30.6030.71 30.56 30.52
30.77 30.68
30.49 30.3829.9229.85 30.03 30.45 30.00 29.93 29.4229.61 29.60 30.04 29.81 30.41 30.39
30.22 29.54
30.17 30.06 30.11
29.99 30.32
29.83 30.29 29.98
30.28 30.00 29.80 30.34
30.46 30.28 29.72 30.19 29.82
30.06 29.82
29.76 30.12
30.3629.80 29.64 29.99 29.77 29.40 29.51 29.43 29.65 29.14 29.02 29.15
29.52 29.43 28.91 29.05 29.77 28.99 28.96 29.4529.47
29.55 29.56
29.22 29.21 29.09 29.87
30.12 30.00
29.97 29.90
29.26 29.14 29.31
29.67 29.72
29.93 29.79
30.04 30.05
30.04 29.34 29.24 29.33 29.19
29.74 29.6229.70
30.14 29.77
29.90 29.40
29.48 29.30 29.71
29.77 30.14 30.09 30.04 29.60 29.70 29.51 29.50 29.36 29.47 29.42 29.8229.76 29.96
29.92 29.94 29.97 29.79 29.34 29.43
29.34 29.43 29.50 29.32 29.82 29.91 29.92 29.4129.47 29.56 29.42 29.83 29.9429.91
29.95 29.96 29.94 29.91
29.60 29.59 29.49 29.97
30.06 29.57 30.06
29.65 29.56 29.9530.16
30.32 30.03 30.09 29.65 29.68 29.57 30.10
30.04 30.12 29.59 29.59 29.60 29.98 30.04 30.07 29.63 30.05
29.71 30.04
29.98 29.71 29.57 30.06
29.66 29.75 29.62 29.74 30.11
29.78 30.12
29.71 29.60 30.06 30.13
30.1030.11
29.66 29.74 29.61
30.12 30.10
29.67 29.65 29.53 3000
30.40 29.75
30.39 30.63 30.65 29.99 29.81 29.73 30.20 30.30 30.17 29.73 29.84 30.24
30.15 30.14
29.82 29.70 29.80
30.17 30.09
29.70 29.97 29.56 29.68
30.07 30.09 30.11
29.96 29.99
29.99 29.69
29.59 29.73
29.97 29.56 29.72 29.65 30.01 30.1230.06
29.97 29.9530.08
30.01 30.04 29.95 29.93 29.6529.52 29.64 30.40
30.37 29.64 30.07
30.05 30.1230.0529.70 29.58 29.74
29.9829.65 30.1129.94 29.51 29.71
30.11 30.1030.0529.99 29.55 29.59 30.38
30.00 30.12 30.07
30.10 30.02
29.97 30.06
30.20 29.89 29.60 29.48 29.64
29.47 29.68 29.94 29.66
30.07 30.00 30.1130.02
30.10 30.03
30.04 30.00
30.48 29.9029.87 29.5629.37 29.55 30.39
29.74 29.88 29.47 30.03 29.62 29.71
29.96 30.06 30.06
30.20 30.08
30.04 29.99
29.85 29.99
29.96 29.90 29.5629.38 29.5729.94 29.61 29.56 30.41 30.57 29.95 30.00 30.13
29.96 29.83
29.49 29.85
29.89 29.75 29.80 29.82
30.42 30.22 30.35
29.86 29.68
29.51 29.64 29.74 29.69 29.43 29.7529.36 29.40 29.6329.5229.46 29.20 29.25 29.36 29.25 29.22
28.92 28.78
28.77 28.89 28.70
29.01 28.98
28.73 29.50 29.46 28.72
29.36 29.6229.58
28.67 29.13
29.08 29.17 29.20 29.26
29.24 29.3229.39
29.32 29.32
29.31 29.31 29.30
29.20 29.10
29.41 29.42
29.48 29.45 29.02 29.57
29.38 29.38 29.26 29.20 29.26
29.47 29.50 29.68
29.69 29.64
29.79 29.81 29.77
29.76 29.79 29.80 29.7929.96
29.96 29.76 29.81
29.82 29.74 29.80
29.67 29.71 29.69 29.76
29.46 29.67 29.4729.31
29.5329.38
28.99 28.93
28.73 28.66
28.65 28.68
30.76 30.27
30.35 30.18
29.85 29.82
30.49 30.49 30.01 30.5230.48 30.96 30.06 30.56 30.17 31.08 30.24 30.89
30.84 30.49 30.05 30.48 30.03
30.08 30.40 29.91
29.64 30.37 30.34
29.75 29.67
29.74 30.09
29.94 30.92 30.27 30.01
29.80 30.22 29.73
29.71 30.15 29.70
29.4529.75 29.40
29.80 29.37
30.02 29.84 30.13 29.76
30.20 29.79 30.22 29.74
29.04 29.86 30.36
29.78 30.24
30.20 29.78 29.75 30.35 29.92
30.43 30.48
29.89 29.91 30.02 30.4830.46
30.50 29.88 29.90
29.52 29.22 29.65
29.51 29.73
29.73 MB G (E) SSMH RIM: 30.00 4"INV.: 24.88 (W) 12"INV.: 23.40 (N) 12"INV.: 23.35 (S)
(E) SSMH RIM: 30.37 12"INV.: 23.77 (N,S)
(E) SD-DI RIM: 29.04 12"INV: 26.04 (SE)
(E) BUILDING
(E) BUILDING
(E) SHED
(E) SHED
(E) SHED
(E) SHED
(E) SHED
(E) BUILDING
(E) PP
(E) FH
(E) FDC
(E) FP M & B BRUNO FAMILY LP 217-600-080 M & B BRUNO FAMILY LP 217-600-060 AGS FAMILY HOLDINGS LLC 217-600-050 MERCADO, LUIS C & M M 217-600-040
DE LEON, VICTOR M & LORENA R
217-600-030 DAVIS STREET
N WALNUT AVENUE
(E) BUILDING
(E) SD-DI RIM: 28.50 12"INV: 24.50 (W)
(E) FH
(E) PP
(E) PP
(E) PP
(E) PP
(E) PGE BOX
(E) WALL STEP
5.55' HIGH (N)3.30' HIGH (S)
(E) WALL 5.55' HIGH(E) WALL 5.55' HIGH
12"SS 12"SS 4"SS 12"SD 6"W
6"W 8"W 28.5 29.5 29.5 29.5 30 30 30 303030 30 30 30 30 30 30 30 30 30 30 3030 30 30 30 30 30 29 29.5 29 29 29.5 29.5 29.5 30.5 29.5 30 30 30 29 29.5 (E) SD-DI RIM: 29.54 12"INV: 27.49 (SW) TØ36TØ36 TØ12 TØ12 TØ12 TØ24 TØ12 S89° 30' 30"W N89°29'47"E 105.00' 422.01' N00° 29' 30"W 222.01'
150.64'
N00° 29' 30"W
138.46' 100.00' 107.00'
N00°30'13"W
87.82'
87.82'
1" = 30' 105.00' (E) SDMH W/ PUMP RIM: 30.22 12"INV: 24.99 (NW) 12"INV: 25.88 (NE) EXISTING DRIVEWAY TO BE REPLACED WITH CURB, GUTTER & SIDEWALK EXISTING DRIVEWAY TO BE REPLACED WITH CURB, GUTTER & SIDEWALK REMOVED AND REPLACED EXISTING DRIVEWAY REMOVE EXISTING TREES (TYP) EXISTING STORM DRAIN OWNER TO APPLY WITH PG&E TO BE REMOVED LAND DEPARTMENT FOR GUY WIRE ANCHOR RELOCATION REMOVED AND REPLACED EXISTING CURB RAMP PER CALTRANS DETAIL A88A 10' PUE
REPLACE EXISTING CURB, GUTTER & SIDEWALK REPLACE EXISTING CURB, GUTTER & SIDEWALK REPLACE EXISTING CURB, GUTTER & SIDEWALK REPLACE EXISTING CURB, GUTTER & SIDEWALK REPLACE EXISTING CURB, GUTTER & SIDEWALKEXISTING DRIVEWAY TO BE REPLACED WITH CURB, GUTTER & SIDEWALK ENGINEERING w w w . m c r e n g . c o mMCR ENGINEERING, INC. 1242 DUPONT COURT MANTECA , CA 95336 TEL : FAX : ( 209 ) 239 - 6229 ( 209 ) 239 - 8839 0 NTS DAVIS STREET SANDHU APARTMENT ITEM EXISTING LEGEND WATER VALVE WATER METER FIRE HYDRANT WATER LINE CHECK VALVE, PIV, FDC AIR RELEASE VALVE BLOWOFF STORM MANHOLE STORM DRAIN DRAIN INLET CURB INLET SANITARY SEWER SEWER MANHOLE UTILITY POLE SIGNAGE CLEANOUT TYPICAL ELECTROLIER TYPICAL LUMINAIRE ORIGINAL GROUND ELECTRICAL VAULT SURVEY MONUMENT 8"W 12"SD ELEVATION DIRECTION OF FLOW 203.50TC 203.00P 204.0 CONTOUR (0.5' INTERVAL) CURB, GUTTER & SIDEWALK BARBED WIRE FENCE OUTFIELD SCREEN RETAINING WALL MASONRY WALL 12"SS NAME: CITY OF MANTECA BENCHMARK ELEV.: 27.79' DESCRIPTION: 2" BRASS CAP IN TOP OF CURB 9'± WEST OF NW RETURN ON NORTH SIDE OF YOSEMITE AVENUE, AT THE NORTHWEST CORNER UNION ROAD AND YOSEMITE AVENUE. STAMPED "CITY OF MANTECA BM #47 TREE DAVIS STREET SANDHU APARTMENT C1.0 TOPOGRAPHIC SURVEY AND LEASE AREA C2.0 AERIAL IMAGERY AND KEY PHOTOS 0 20 2.00% MANTECA, SAN JOAQUIN COUNTY, CALIFORNIA DAVIS STREET 4 1 3 21 243 SUN HAVEN PLACE DEMOLITION LEGEND EXISTING CONCRETE: (TO BE REMOVED) DEMO & REMOVE EXISTING NOTES: 1. ABANDONMENT OF EXISTING WATER AND SEWER MUST BE AT THE UTILITY MAIN. 2. DESTROY ANY ABANDONED WELL(S), SEPTIC TANKS, OR BRICK LINED SEEPAGE PITS UNDER PERMIT AND INSPECTION BY THE ENVIRONMENTAL HEALTH DEPARTMENT AS REQUIRED BY SAN JOAQUIN COUNTY DEVELOPMENT TITLE, SECTION 9-601.020(E).
ATTACHMENT
7 MB
M & B BRUNO FAMILY LP 217-600-080 M & B BRUNO FAMILY LP 217-600-060 AGS FAMILY HOLDINGS LLC 217-600-050 MERCADO, LUIS C & M M 217-600-040
DE LEON, VICTOR M & LORENA R
217-600-030
12"SS 12"SS 4"SS 6"W
6"W 8"W S89°29'47"W 132.68' S89° 30' 30"W N89°29'47"E 105.00' S89° 30' 30"W 422.01' N00° 29' 30"W 222.01'
150.64'
N00° 29' 30"W 138.46' 100.00' 107.00'
N00°30'13"W
87.82'
87.82' SCALE: 1" = 30' 105.00' BIORETENTION = 981 SF
N WALLNUT AVENUE CONNECT TO EX. 8" WATER 6"SS 6"SS INSTALL SDMH 15"INV: 22.95 INSTALL SSMH 12"INV: 23.65 (N,S,W) CONNECT TO EX. 8" WATER 6"SS 2"W 6"FS 2"W
6"SS
6"SS
6"SS INSTALL SSCO RIM: 29.67 6"INV: 23.90 (W,E) INSTALL SSCO RIM: 29.29 6"INV: 24.87 (W,E) INSTALL SSMH RIM: 29.70 6"INV: 25.84 (E) 112 LF STORM S = 0.003 104 LF 12" STORM S = 0.003 INSTALL SD-DI RIM: 29.31 12"INV: 21.95 41 LF 8" STORM S = 0.01 50 LF 8" STORM S = 0.01 111 LF 8" STORM S = 0.01 39 LF 8" STORM S = 0.01 73 LF 12" STORM S = 0.0033 INSTALL SD-DI RIM: 25.30 12"INV: 21.30 INSTALL SD-DI RIM: 29.06 12"INV: 21.64 INSTALL SDCO RIM: 29.61 8"INV: 22.52 12"INV: 22.19 AREA DRAIN RIM: 29.40 AREA DRAIN RIM: 29.75 8"INV: 23.32 AREA DRAIN RIM: 29.64 8"INV: 24.43 AREA DRAIN RIM: 29.98 8"INV: 24.93 INSTALL SDCO RIM: 29.51 8"INV: 22.93 50 LF 12" STORM S = 0.0033 INSTALL SDMH/RISER RIM: 30.47 OUT 12"INV: 23.12 97 LF 6" SEWER S = 0.01 97 LF 6" SEWER S = 0.01 12"SD 15"SD 12"SD 8"SD 8"SD
8"SD 8"SD 25 LF 6" SEWER S = 0.01 186 LF 15" STORM S=0.0023 12"SD
12"SD
96 LF STORM S = 0.003 INSTALL SD-DI (OUTLET) RIM: 26.80 12"INV: 23.41 6"PERF OWNER TO APPLY WITH PG&E LAND DEPARTMENT FOR GUY WIRE ANCHOR RELOCATION VERTICAL CURB, GUTTER AND SIDEWALK PER COM ST-7 REPLACE CURB RAMP PER CALTRANS DETAIL A88A VERTICAL CURB, GUTTER AND SIDEWALK PER COM ST-7 VERTICAL CURB, GUTTER AND SIDEWALK PER COM ST-7 COMMERCIAL DRIVEWAY PER COM ST-9 DAVIS STREET MB
M & B BRUNO FAMILY LP 217-600-080 M & B BRUNO FAMILY LP 217-600-060 AGS FAMILY HOLDINGS LLC 217-600-050 MERCADO, LUIS C & M M 217-600-040
DE LEON, VICTOR M & LORENA R
217-600-030 S89° 30' 30"W N89°29'47"E 105.00' 422.01'
N00° 29' 30"W 222.01'
150.64'
N00° 29' 30"W 138.46' 100.00' 107.00'
N00°30'13"W
87.82'
87.82'
CALE: 1" = 30' 105.00' BIORETENTION = 981 SF
N WALLNUT AVENUE 30.5
2.00%
2.00%
2.05% 2.51%
2.02%
2.08%
3.70% 3.95%
1.17%
1.90% 3.72%
2.63%
2.04%
2.32%
2.57%
2.13%
2.08%
2.06%
2.82%
2.76%
2.10%
2.01%
1.85%
3.47% 29.31 DI 29.92P 30.42TC 30.20P 30.70TC 29.54P 30.04TC 29.70P 30.20TC 29.40P 29.90TC 29.26P 29.76TC 29.01P 29.51TC 28.63P 29.13TC 30.24P 30.74TC 30.08P 30.58TC 29.89P 30.39TC 29.89P 30.39TC 29.89P 30.39TC 29.89P 30.39TC 29.55P 30.05TC 29.60P 30.10TC 29.74P 30.24TC 29.45P 29.95TC 29.56P 30.06TC 27.99FL 28.49TC 28.02FL 28.52TC 27.83 FL-LP 28.07FL 28.57TC 28.08FL 28.58TC 29.21 FL-HP 29.21 FL-HP 29.06 DI 29.89P 30.39TC 29.61P 30.11TC 29.61P 30.11TC 29.60P 30.10TC 29.62P 30.12TC 29.52P 30.02TC 29.64P 30.14TC 29.67P 30.17TC 29.59P 30.09TC 29.70P 30.20TC 29.87P 30.37TC 30.14P 30.64TC 29.59P 30.09TC 29.53P 30.03TC 29.89P 30.39TC
2.03% 28.82P 29.32TC 28.91P 29.41TC 30.47 C 30.47 C 30.47 C 30.44 C 30.47 C 30.53 C 30.53 C 30.53 C 30.53 C 30.53 C 30.53 C 30.53 C 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.55 FF 30.53 C 30.55 FF 30.55 FF 30.55 FF 30.47 C 29.79P 30.29TC 29.80P 30.30TC 28.95FL 29.45TC 28.86FL 29.36TC 30.55 FF 30.39 C 30.50 C 28.45P 28.95TC 29.77 ±C 29.45 ±MA
2.04%
2.13%
2.37%
2.17% 28.53P 29.03TC 0.54% 0.49%
3:1
5:1
5:1 3:1 28.16FL 28.66TC 28.91FL 29.41TC 27.80 TOP 27.80 TOP 27.80 TOP 27.80 TOP 27.80 TOP 28.94P 29.44TC 28.85P 29.35TC
2.64% 27.83 FL-LP 29.58 C 29.44 FL 29.51 FL 29.43 ±MA 30.20 ±MA 30.28 ±MA
1.01% 29.62 C 29.73 C 30.05 C 29.56 C 29.88 C 29.77 ±MA 29.51 ±MA
2.00% 30.07 ±MA 30.24 C 30.22 C 29.96 C 30.02 C 30.04 C 30.36 C 30.07 C 30.12 C 29.34 ±MA 28.98 ±MA 29.60 ±MA 30.03 ±MA 30.20 ±MA 29.98 ±MA 29.70 ±MA 29.47 ±MA 29.61 ±MA 29.57 ±MA 29.71 ±MA 29.55 ±MA 29.68 ±MA 29.59 ±MA 29.63 ±MA 29.64 ±MA 30.64 C-HP
1.51% 29.58FL 30.08TC
0.25% 29.89 C 29.34FL 29.84TC 29.55 FL 30.07FL 30.57TC 29.65FL 30.15TC 30.12 C 29.74P 30.24TC 29.75P 30.25TC 30.23P 30.73TC 29.20 ±MA DAVIS STREET MB 6"SS
12"SD 15"SD
12"SD
12"SD S89° 30' 30"W 422.01'
N00°30'13"W
76.90' INSTALL SDMH 15"INV: 22.95 50 LF 8" STORM S = 0.01 RIM: 29.64 8"INV: 24.43 AREA DRAIN RIM: 29.98 8"INV: 24.93 15"SD 8"SD CONNECT TO EXISTING STORM DRAIN 186 LF 15" STORM S=0.0023 OWNER TO APPLY WITH PG&E LAND DEPARTMENT FOR GUY DAVIS STREET WIRE ANCHOR RELOCATION ENGINEERING w w w . m c r e n g . c o mMCR ENGINEERING, INC. 1242 DUPONT COURT MANTECA , CA 95336 TEL : FAX : ( 209 ) 239 - 6229 ( 209 ) 239 - 8839 0 20 DAVIS STREET SANDHU APARTMENT DAVIS STREET SANDHU APARTMENT C3.0 GRADING PLAN 0 20 C4.0 UTILITY PLAN MANTECA, SAN JOAQUIN COUNTY, CALIFORNIA
SEE ABOVE FOR CONTINUATION
SEE BELOW FOR CONTINUATION
ATTACHMENT 7
DAVIS STREET
WALNUT AVENUE EXISTING RESIDENCE EXISTING SHED EXISTING DMV 6"W 6"W
8"W 4"SS 12"SD
12"SS 12"SS PRELIMINARY LANDSCAPE SITE PLAN C BFLA 2023 ALL RIGHTS RESERVED SHEET NUMBER BFLA PROJECT #: 2384 PROJECT NUMBERS NO. DATES SHEET TITLE PROJECT CONSULTANT CLIENT LICENSE 627 BROADWAY, SUITE 220, CHICO, CALIFORNIA 95928 PHONE: (530) 899-1130 www.BFLAdesign.com www.facebook.com/BFLAdesign BRIAN FIRTH LANDSCAPE ARCHITECT, INC. PRELIMINARY NOT FOR CONSTRUCTION ANNIE SANDHU AGS HOLDINGS, LLC 837 KALTHOFF COMMON LIVERMORE, CA 94550 AGS APARTMENTS AT DAVIS STREET & NORTH WALNUT AVE. MANTECA, CA -- ENTITLEMENT SUBMITTAL 5-16-23 DESCRIPTION DATE RGA PROJECT #: 21-610 -- PLAN CHECK COMMENTS 10-24-23 TOP DRESSING NOTE ALL PLANTED LANDSCAPED AREAS SHALL RECEIVE A 3" MINIMUM LAYER OF 34" BROWN LAVA ROCK TOP DRESSING. LANDSCAPE IRRIGATION THE LANDSCAPE HAS BEEN DESIGNED UTILIZING LOW WATER USE PLANT MATERIAL AND WILL BE IRRIGATED BY MEANS OF AN AUTOMATICALLY CONTROLLED LOW VOLUME DRIP IRRIGATION SYSTEM. THE CONTROLLER IS CAPABLE OF MAKING REAL TIME IRRIGATION SCHEDULE ADJUSTMENTS USING WEB BASED WEATHER DATA TO OPTIMIZE THE USE OF WATER. THE SYSTEM WILL ALSO FEATURE A FLOW SENSING/ MASTER VALVE ASSEMBLY THAT ALLOWS THE CONTROLLER TO DETECT LINE BREAKS AND SHUT DOWN THE IRRIGATION SYSTEM IN THE EVENT OF A BREAK SO AS TO MINIMIZE WATER WASTE. NORTH WEST SOLAR INFLUENCE M M W S T E R R E I NU EAST SET RISE TRUE SCALE: 1" = 16'-0" SHEET L-1 0' 16' 32' 12345 PROPERTY LINE 678910111213 BICYCLE PARKING LIMIT OF WORK EXISTING WOOD FENCE EXISTING WALL RAIN GARDEN LANDSCAPE BOULDER CLUSTER MAILBOX UTILITIES GATE FIRE HYDRANT LIGHTING IN ORDER TO REDUCE RUNOFF AND ENCOURAGE HEALTHY PLANT GROWTH, A SOIL MANAGEMENT REPORT SHALL BE COMPLETED BY THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, AS FOLLOWS: SUBMIT SOIL SAMPLES TO A LABORATORY FOR ANALYSIS AND RECOMMENDATIONS (SUNLAND ANALYTICS OR EQUAL- PHONE: 916-852-8557). SOIL SAMPLING SHALL BE CONDUCTED IN ACCORDANCE WITH LABORATORY PROTOCOL, INCLUDING PROTOCOLS REGARDING ADEQUATE SAMPLING DEPTH FOR THE INTENDED PLANTS. THE SOIL ANALYSIS SHALL INCLUDE: SOIL TEXTURE; INFILTRATION RATE DETERMINED BY LABORATORY TEST OR SOIL TEXTURE INFILTRATION RATE TABLE; PH; TOTAL SOLUBLE SALTS; SODIUM; PERCENT ORGANIC MATTER; AND RECOMMENDATIONS. IN PROJECTS WITH MULTIPLE LANDSCAPE INSTALLATIONS (I.E. PRODUCTION HOME DEVELOPMENTS) A SOIL SAMPLING RATE OF 1 IN 7 LOTS OR APPROXIMATELY 15% WILL SATISFY THIS REQUIREMENT. LARGE LANDSCAPE PROJECTS SHALL SAMPLE AT A RATE EQUIVALENT TO 1 IN 7 LOTS. THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL COMPLY WITH ONE OF THE FOLLOWING: IF SIGNIFICANT MASS GRADING IS NOT PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE LANDSCAPE DOCUMENTATION PACKAGE; OR IF SIGNIFICANT MASS GRADING IS PLANNED, THE SOIL ANALYSIS REPORT SHALL BE SUBMITTED TO THE LOCAL AGENCY AS PART OF THE CERTIFICATE OF COMPLETION. THE SOIL ANALYSIS REPORT SHALL BE MADE AVAILABLE, IN A TIMELY MANNER, TO THE PROFESSIONALS PREPARING THE LANDSCAPE DESIGN PLANS AND IRRIGATION DESIGN PLANS TO MAKE ANY NECESSARY ADJUSTMENTS TO THE DESIGN PLANS. THE PROJECT APPLICANT, OR HIS/HER DESIGNEE, SHALL SUBMIT DOCUMENTATION VERIFYING IMPLEMENTATION OF SOIL ANALYSIS REPORT RECOMMENDATIONS TO THE LOCAL AGENCY WITH CERTIFICATE OF COMPLETION. LANDSCAPE CONTRACTOR SHALL AMEND THE SOILS AS PER THE RECOMMENDATIONS OF THE SOILS REPORT OR AS PER THE MINIMUM REQUIREMENTS SET FORTH BY THE CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (WHICHEVER IS GREATER) MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO) SOILS MANAGEMENT REPORT NOTE SYMBOL CONSTRUCTION LEGEND DESCRIPTION REMARKS SEE DESIGN DEVELOPMENT SHEET (L-3) TO REMAIN. RETAIN AND PROTECT GRADE TO CREATE SHALLOW BASINS (NO DEEPER THAN 12" DEEP WHEN INUNDATED) TO ALLOW FOR RAINWATER PERCOLATION. 30"- 36" MOSS AND LICHEN COVERED FIELDSTONE BOULDER (TYPICAL SYMBOL). MATCH ADJACENT FENCING. 14 HVAC UNITS 15 PATIO WITH BISTRO STYLE SEATING SHOWN FOR REFERENCE ONLY. SEE PLANS BY CIVIL ENGINEER. SHOWN FOR REFERENCE ONLY. SEE PLANS BY CIVIL ENGINEER. TYPICAL SYMBOLS. SHOWN FOR REFERENCE ONLY. SEE PLANS BY ELECTRICAL DESIGNER. SHOWN FOR REFERENCE ONLY. SEE PLANS BY CIVIL ENGINEER. 2 TO REMAIN. RETAIN AND PROTECT NEW WOOD FENCE TO MATCH EXISTING. SEE DESIGN DEVELOPMENT SHEET (L-3) SHOWN FOR REFERENCE ONLY. SEE PLANS BY OTHERS SEE DESIGN DEVELOPMENT SHEET (L-3) 16 AMENITY SPACE WITH ADA ACCESSIBLE TABLE SEE DESIGN DEVELOPMENT SHEET (L-3) 17 TRASH ENCLOSURE SHOWN FOR REFERENCE ONLY. SEE PLANS BY OTHERS 13 21 4 3 421421 7 7 7 7 15 79 9 9 1597 7 17 16 10 56 14 14 14 14 1414 7 213 213 6 LANDSCAPE SITE ANALYSIS DESCRIPTION GROSS PARCEL AREA AREA 44,127 SF TOTAL LANDSCAPE AREA 11,354 SF PERCENT --25.7% 12 1313 13 18 EXISTING TREE TO REMAIN. RETAIN AND PROTECT 18 18 13 13 13 12 13 13 13 13 13 13 18 19 BIORETENTION TO BE PLANTED WITH BIOFILTRATION SOD. SEE CIVIL ENGINEER'S PLANS FOR SECTION. 19 19
ATTACHMENT
7 DAVIS STREET
WALNUT AVENUE EXISTING RESIDENCE EXISTING SHED EXISTING DMV 6"W 6"W
8"W 4"SS 12"SD
12"SS 12"SS 5'-0" 5'-0" 3'-0" PRELIMINARY LANDSCAPE PLANTING PLAN C BFLA 2023 ALL RIGHTS RESERVED SHEET NUMBER BFLA PROJECT #: 2384 PROJECT NUMBERS NO. DATES SHEET TITLE PROJECT CONSULTANT CLIENT LICENSE 627 BROADWAY, SUITE 220, CHICO, CALIFORNIA 95928 PHONE: (530) 899-1130 www.BFLAdesign.com www.facebook.com/BFLAdesign BRIAN FIRTH LANDSCAPE ARCHITECT, INC. PRELIMINARY NOT FOR CONSTRUCTION ANNIE SANDHU AGS HOLDINGS, LLC 837 KALTHOFF COMMON LIVERMORE, CA 94550 AGS APARTMENTS AT DAVIS STREET & NORTH WALNUT AVE. MANTECA, CA -- ENTITLEMENT SUBMITTAL 5-16-23 DESCRIPTION DATE RGA PROJECT #: 21-610 -- PLAN CHECK COMMENTS 10-24-23 SHEET L-2 SYMBOL CONTAINER SIZE GROWTH (H X W) COMMON NAME / BOTANICAL NAME SHRUBS QTY 5 GAL 90 PLANT LIST REMARKS TREES 6" X 7' 1 GAL 5 GAL 24 24" BOX 5 MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA 5 GAL 72 5 GAL 85 1 GAL 131 LAGERSTROEMIA INDICA 'TUSCARORA' 24" BOX 3 TUSCARORA CRAPE MYRTLE 5 GAL 10 "GROUNDCOVER" SHRUBS MEDIUM WATER USE. STANDARD FORM. ALL TREES WITHIN 5 FEET OR LESS OF HARDSCAPE ARE TO BE INSTALLED WITH 18" DEPTH ROOT BARRIER. ARBUTUS 'MARINA' 24" BOX 8 STRAWBERRY TREE 30' X 30' 20' X 20' LOW WATER USE. STANDARD FORM. ALL TREES WITHIN 5 FEET OR LESS OF HARDSCAPE ARE TO BE INSTALLED WITH 18" DEPTH ROOT BARRIER. LOW WATER USE. STANDARD FORM. ALL TREES WITHIN 5 FEET OR LESS OF HARDSCAPE ARE TO BE INSTALLED WITH 18" DEPTH ROOT BARRIER. 1' X 2'+ 1 GAL HETEROMELES ARBUTIFOLIA TOYON NANDINA DOMESTICA 'GULF STREAM' GULF STREAM HEAVENLY BAMBOO SALVIA GREGGII AUTUMN SAGE DIETES BICOLOR FORTNIGHT LILY TEUCRIUM CHAMAECADRYS 'PROSTRATUM' COMPACT CREEPING GERMANDER ARCTOSTAPHYLOS 'HOWARD MCMINN' HOWARD MCMINN MANZANITA 10'+ X 25'+ 6' X 6' 3' X 4' 3' X 3' 3' X 4' 1'+ X 2'+ JUNIPERUS CONFERTA SHORE JUNIPER EPILOBIUM CANUM CALIFORNIA FUCHSIA LOW WATER USE. LOW WATER USE. LOW WATER USE. LOW WATER USE. LOW WATER USE. LOW WATER USE. LOW WATER USE. PLANT @ 5' O.C. TRIANGULAR SPACING LOW WATER USE. PLANT @ 3' O.C. TRIANGULAR SPACING 2,053 SF (QTY.: 95 ) 437 SF (QTY.: 56) 50'+ X 50'+' PARKING LOT SHADE CALCULATIONS TOTAL SHADE AREA PROVIDED FULL 8,452 SF 52% 0 0 0 4 3,768 SF 23% 1 628 SF 3% 0 0 0 45 FOOT DIAMETER TREES THREE QUARTER HALF QUARTER FTQHQ 1,256 SF 942 SF 628 SF 314 SF DESCRIPTION SHADE AREA PROVIDED TOTAL TOTAL PARKING AND BACK-UP AREA FOR CALCULATIONS 16,110 SF DESCRIPTION SHADE AREA QUANTITY TOTAL PERCENT NORTH WEST SOLAR INFLUENCE M M W S T E R R E I NU EAST SET RISE TRUE SCALE: 1" = 16'-0" 0' 16' 32' 176 SF 353 SF 529 SF FULL 706 SF 30 FOOT DIAMETER TREES THREE QUARTER HALF QUARTER FTQHQ 0 0 0 7 3,703 SF 22% 1 353 SF 2% 0 0 0 BIORETENTION SOD BIOFILTRATION SOD SOD SOD PURPLE NEEDLEGRASS (NASSELLA PULCHRA), MOLATE FESCUE (FESTUCA RUBRA), CALIFORNIA BARLEY (HORDEUM CALIFORNICUM), MEADOW BARLEY (HORDEUM BRANCHYANTHERUM) MEDIUM WATER USE, TO BE IRRIGATED USING SUBSURFACE DRIPPERLINE. CONTACT DELTA BLUEGRASS COMPANY: (800) 637-8873. 830 SF
ATTACHMENT
7 ADA ACCESSIBLE TABLES BICYCLE RACK PRELIMINARY LANDSCAPE DESIGN DEVELOPMENT C BFLA 2023 ALL RIGHTS RESERVED SHEET NUMBER BFLA PROJECT #: 2384 PROJECT NUMBERS NO. DATES SHEET TITLE PROJECT CONSULTANT CLIENT LICENSE 627 BROADWAY, SUITE 220, CHICO, CALIFORNIA 95928 PHONE: (530) 899-1130 www.BFLAdesign.com www.facebook.com/BFLAdesign BRIAN FIRTH LANDSCAPE ARCHITECT, INC. PRELIMINARY NOT FOR CONSTRUCTION ANNIE SANDHU AGS HOLDINGS, LLC 837 KALTHOFF COMMON LIVERMORE, CA 94550 AGS APARTMENTS AT DAVIS STREET & NORTH WALNUT AVE. MANTECA, CA -- ENTITLEMENT SUBMITTAL 5-16-23 DESCRIPTION DATE RGA PROJECT #: 21-610 -- PLAN CHECK COMMENTS 10-24-23 SHEET L-3 BISTRO STYLE SEATING FURNITURE COLORS AVAILABLE LANDSCAPE BOULDER CLUSTER MAILBOX MAGNOLIA GRANDIFLORA SOUTHERN MAGNOLIA LAGERSTROEMIA INDICA 'TUSCARORA' TUSCARORA CRAPE MYRTLE ARBUTUS 'MARINA' STRAWBERRY TREE HETEROMELES ARBUTIFOLIA TOYON NANDINA DOMESTICA 'GULF STREAM' GULF STREAM HEAVENLY BAMBOO SALVIA GREGGII AUTUMN SAGE DIETES BICOLOR FORTNIGHT LILY TEUCRIUM CHAMAECADRYS 'PROSTRATUM' COMPACT CREEPING GERMANDER ARCTOSTAPHYLOS 'HOWARD MCMINN' HOWARD MCMINN MANZANITA JUNIPERUS CONFERTA SHORE JUNIPER EPILOBIUM CANUM CALIFORNIA FUCHSIA TREES SHRUBS 3/4" LAVA ROCK "GROUNDCOVER" SHRUBS
ATTACHMENT
7 ELECTRICAL LEGEND
SYMBOLS
CONDUIT CONCEALED OR BURIED
CROSS HATCHES W/ BARS INDICATES NUMBER OF #10 CONDUCTORS CAT 5e LIGHTING CABLE
LA-2 HOME RUN-DESTINATION SHOWN
CONDUIT DOWN
CONDUIT UP
CONNECTION POINT
TELE/DATA CONNECTION POINT; 18" TO COD AFF UNLESS
OTHERWISE NOTED. 3/4" C - STUB UP TO CEILING PLENUM
WALL SWITCH, 46" TO COD AFF UNLESS OTHERWISE NOTED
JUNCTION BOX
20A SPECIFICATION GRADE
GROUND FAULT CIRCUIT
INTERRUPTER RECEPTACLE
20A SPECIFICATION GRADE GROUND
FAULT CIRCUIT INTERRUPTER
QUADRUPLEX RECEPTACLE
208/240V RECEPTACLE 18" COD UNLESS
OTHERWISE NOTED ON PLANS
FUSED DISCONNECT
NON-FUSED DISCONNECT
FUSED SWITCH
CONDUIT EXPOSED
J
60/40 F XXA/XXF XX
30 XXXX
XXASXXAF
LAY-IN 2 FT x 2 FT.
SURFACE MOUNTED 2 FT x 4 FT FLUORESCENT LIGHT FIXTURE.SURFACE MOUNTED 1 FT x 4 FT FLUORESCENT LIGHT FIXTURE.
RECESSED LIGHT FIXTURE.
PENDANT MOUNTED LIGHT FIXTURE
SINGLE FACE ILLUMINATED EXIT SIGN
DOUBLE FACED ILLUMINATED DIRECTIONAL EXIT SIGN.
SINGLE FACED ILLUMINATED DIRECTIONAL EXIT SIGN.
LED STANDARD EMERGENCY LIGHT
ELECTRICAL LEGEND
SYMBOLS
CONDUIT CONCEALED OR BURIED
CROSS HATCHES W/ BARS INDICATES NUMBER OF #10 CONDUCTORS 1/2" C - 2# 12.1 #12G
LA-2 HOME RUN-DESTINATION SHOWN
CONDUIT DOWN
CONDUIT UP
CONNECTION POINT
TELEPHONE CONNECTION POINT; 18" TO COD AFF UNLESS
OTHERWISE NOTED. 3/4" C - STUB UP TO CEILING PLENUM
JUNCTION BOX
20A SPECIFICATION GRADE
RECEPTACLE, COORDINATE
CONFIGURATION W/ SUPPLIED
EQUIPMENT
20A SPECIFICATION GRADE
QUADRUPLEX RECEPTACLE
208/240V RECEPTACLE 18" COD UNLESS
OTHERWISE NOTED ON PLANS
FUSED DISCONNECT
NON-FUSED DISCONNECT
FUSED SWITCH
CONDUIT EXPOSED
J
60/40 F
30 XXXX
XXASXXAF
LAY-IN 2 FT x 2 FT.
SURFACE MOUNTED 2 FT x 4 FT FLUORESCENT LIGHT FIXTURE.SURFACE MOUNTED 1 FT x 4 FT FLUORESCENT LIGHT FIXTURE.
RECESSED LIGHT FIXTURE.
PENDANT MOUNTED LIGHT FIXTURE
SINGLE FACE ILLUMINATED EXIT SIGN
DOUBLE FACED ILLUMINATED DIRECTIONAL EXIT SIGN.
SINGLE FACED ILLUMINATED DIRECTIONAL EXIT SIGN.
LED STANDARD EMERGENCY LIGHT
5e
HATCHING INDICATES EMERGENCY LIGHTING.
SPLITWIRED RECEPTACLES
CR CONTACT RELAY
DATA CONNECTION POINT; 18" TO COD AFF UNLESS OTHERWISE
NOTED. 3/4" C - STUB UP TO CEILING PLENUM
TELE/DATA CONNECTION POINT; 18" TO COD AFF UNLESS
OTHERWISE NOTED. 3/4" C - STUB UP TO CEILING PLENUM
INDICATES THREE-POLE WALL SWITCH
INDICATES WALL SWITCH WITH INTEGRAL DIMMER
INDICATES WALL SWITCH WITH INTEGRAL OCCUPANCY SENSOR
INDICATES WALL SWITCHES FOR MULTIPLE LIGHTING GROUPS
INDICATES LOW VOLTAGE WALL SWITCH
INDICATES KEY-OPERATED WALL SWITCH
INDICATES WALL SWITCH WITH INTEGRAL TIMER
OC OCCUPANCY SENSOR
3DOC
b
LVKT
a c d
INDICATES MOTOR RATED SWITCH M
MOTOR RATED SWITCH M
A
AC
ACH
AFCI
AFF
AIC
ATS
BRKR
BOECEC
C/COND
CKT
COD
CT
DC
(E)
G
GFCI
J
LCP
LTR
MFRMSB
MTSNEC
NEMA
N
PB
PC
PNL
RECEPT
SWBD
T
TOD
TYP
V
W
WP
XFMR
ELECTRICAL ABBREVIATIONS
A -AMMETER, AMPERE -ALTERNATING CURRENT -ABOVE COUNTER HEIGHT -ARC FAULT CIRCUIT INTERRUPT -ABOVE FINISHED FLOOR -AMPS INTERRUPTING CAPACITY -AUTOMATIC TRANSFER SWITCH -BREAKER -BOTTOM OF EQUIPMENT -CALIFORNIA ELECTRICAL CODE -CONDUIT -CIRCUIT -CENTER OF DEVICE -CURRENT TRANSFORMER -DIRECT CURRENT -EXISTING -GROUND -GROUND FAULT CIRCUIT INTERRUPT -JUNCTION BOX -LIGHTING CONTROL PANEL -LIGHTING -MANUFACTURER -MAIN SWITCH BOARD -MANUAL TRANSFER SWITCH -NATIONAL ELECTRIC CODE -NATIONAL ELECTRIC MANUFACTURER'S ASSOCIATION -NEUTRAL -PULLBOX -PHOTOCELL -PANELBOARD -RECEPTACLE -SWITCHBOARD -THERMOSTAT OR TELE CONDUIT -TOP OF DEVICE -TYPICAL -VOLTMETER, VOLT -WATT -WEATHERPROOF (NEMA 3R) -TRANSFORMER AC ACH AFCI AFF AIC ATS BRKR BOE CEC C/COND CKT COD CT DC(E) GGFCI J LCP LTR MFR MSB MTS NEC NEMA NPBPC PNL RECEPT SWBD TTOD TYPVWWP XFMR NFSS -NON-FUSED SERVICE SWITCH FSS -FUSED SERVICE SWITCH * -FINAL FUSE SIZE ACCORDING TO MANUFACTURER
(N) -NEW(R) -RELOCATE
HAND HOLE
ALUMINUM HOUSING WITH DARK BRONZE ANODIZED FINISH
4" SQUARE STRAIGHT ALUMINUM POLE WITH DARK BRONZE ANODIZED FINISHGROUT AROUND POLE BASE AFTER PLUMB.CHAMFER ALL EXPOSED EDGES OF BASE.
FINISHED GRADE.
24"
BRANCH CIRCUIT CONDUIT.
0.75" x 17" x 3" LONG ANCHOR BOLTS WITH LARGE FLAT WASHERS, NUTS & LEVELING NUTS FURNISHED WITH POLE.CONC. BASE WITH 8 #4 VERTICAL REINF. STEEL BARS & #3 STEEL HOOPS, @ 8" O.C. 24"
3" ELEC. TRADE SHALL FURNISH & INSTALL ALL
NECESSARY CONC. & REINFORCING STEEL.
8'-0" MIN. EMBEDMENT
24"
SQUARE CONC. BASE
3-#3 TIES WITHIN
TOP 5" OF BASE.
GROUND BOND
CONDUIT TO POLE
20"
REPAIR ASPHALT PAVING OR CONCRETE TO MATCH EXISTING
BACKFILL IN 6" LAYERS. EACH
LAYER TAMPED TO 95% MAX. DRY
DENSITY PER ASTM D-1557-64T
UNDISTURBED EARTH
CLEAN SAND 6" ABOVE
AND BELOW CONDUIT
CONDUIT
6" CLEAR ALL AROUND
WARNING TAPE
12"
24" MIN.
12"
ELECTRICAL PULLBOX AND EXTENSIONS AS REQUIREDCONDUIT, TYP.PEA GRAVEL OR 3/4" CRUSHED ROCK COVER
FINISH GRADE, TYP.
24" MIN.
1"
6 "
6"
6 "
DRAWING SCALE: 1/8" = 1'-0" 05/09/23
SANDHU MANTECA APARTMENTS
ELECTRICAL LEGEND, SCHEDULE, AND ONE-LINE DIAGRAM
E100 NOT TO SCALE
1 POLE LIGHT DETAIL WITH SQUARE CONC. BASE
E100 NOT TO SCALE
2 TYPICAL UNDERGROUND CONDUIT
LUMINAIRE SCHEDULE
ID Manufacturer Model Lamp Luminous Flux
Color
Temperature Apparent Load Description
S1 LITHONIA DSX0 LED 6200 lm 3500 K 45 VA EXTERIOR POLE MOUNTED AREA FIXTURE, PERFORMANCE PACKAGE 2, TYPE T3M DISTRIBUTION, SQUARE POLE MOUNTING,MVOLT. PROVIDE WITH BUTTON-TYPE PHOTOCELL ANDEXTERNAL GLARE SHIELD. COORDINATE FINISH WITH OWNER.
S2 LITHONIA DSX0 LED 6600 lm 3500 K 45 VA EXTERIOR POLE MOUNTED AREA FIXTURE, PERFORMANCE PACKAGE 2, TYPE T5W DISTRIBUTION, BACK-TO-BACKARRANGEMENT, SQUARE POLE MOUNTING, MVOLT. PROVIDEWITH BUTTON-TYPE PHOTOCELL AND EXTERNAL GLARE SHIELD.COORDINATE FINISH WITH OWNER.
S3 LITHONIA ARC1 LED 1400 lm 3000 K 11 VA EXTERIOR WALL MOUNTED LUMINAIRE, PERFORMANCE PACKAGE 1, BUTTON TYPE PHOTOCELL, 120-277V AC. PROVIDEWITH EMERGENCY BATTERY BACKUP AT ALL LOCATIONS.
S4 LITHONIA ARC1 LED 2000 lm 3000 K 17 VA EXTERIOR WALL MOUNTED LUMINAIRE, PERFORMANCE PACKAGE 2, BUTTON TYPE PHOTOCELL, 120-277V AC. PROVIDEWITH EMERGENCY BATTERY BACKUP AT ALL LOCATIONS.
S5 LITHONIA DSXB LED 1200 lm 3000 K 16 VA EXTERIOR LED BOLLARD, ASYMMETRIC DISTRIBUTION, MVOLT.
PROVIDE WITH BUTTON TYPE PHOTOCELL AND EMERGENCYBATTERY BACKUP AT ALL LOCATIONS.
S6 LUMEC RFS LED 7200 lm 3000 K 59 VA EXTERIOR POLE ARM MOUNTED ROADWAY FIXTURE, TYPE R2M DISTRIBUTION, SENSOR READY DRIVER, 120V AC. PROVIDE WITHHOUSE SIDE SHIELD AND AND TWIST LOCK PHOTOCELL.
E100 NOT TO SCALE
3 PULLBOX - SWEEP UP
ATTACHMENT
7 DAVIS STREET
WALNUT AVENUE
EXISTING
RESIDENCE
EXISTING
SHED
12"SS 12"SS 4"SS 6"W
8"W
12"SS 12"SS 4"SS 1 2"SD 6"W
8"W
12"SS
12"SS
4"SS
12"SD
6"W
8"W
0.40.40.40.40.40.40.50.4 0.70.90.90.90.91.00.90.8
2.61.11.01.11.41.71.71.71.71.61.41.41.20.9 1.51.11.21.41.92.32.32.32.42.21.91.81.71.2
0.81.01.31.62.22.72.72.62.82.52.12.32.21.6 1.62.02.63.03.43.33.22.82.52.72.82.2
1.72.12.93.23.63.53.42.92.72.8 2.61.41.62.02.63.12.82.82.92.72.22.52.61.9
1.51.31.62.12.62.92.52.42.52.32.02.02.01.5 1.31.21.62.22.62.62.01.91.91.81.61.61.51.1
1.52.12.52.2 2.11.21.42.12.5
1.21.21.62.02.31.9 1.31.41.71.91.71.2
2.12.02.01.91.51.0 4.02.72.32.01.50.9
2.72.1 3.62.4
2.82.22.11.9 1.51.71.61.1
1.01.2 1.11.1
5.25.03.52.31.61.21.00.90.80.80.8 7.46.84.42.81.81.31.11.00.90.90.9
7.97.2 6.35.9
3.94.0 2.22.4
1.31.5 0.91.0
0.70.8 0.70.60.7
0.80.70.7 0.90.70.7
0.80.8 1.01.11.11.11.11.11.21.3
1.61.71.61.41.31.21.31.4 2.72.8
4.64.5 6.96.4
8.07.3 6.86.4
4.54.5 2.62.8
1.61.8 1.11.3
1.01.2 1.21.4
1.92.1 3.23.4
5.35.2 7.56.94.52.92.01.51.31.2
8.07.34.73.02.01.51.21.2 6.35.9
4.04.0 2.32.5
1.41.6 1.01.1
0.80.9 0.90.70.8
0.80.70.8 0.80.70.8
0.81.0 1.11.3
1.71.9 2.83.1
4.85.0 7.16.9
8.27.6 6.96.7
4.64.94.53.93.33.23.23.2 2.73.13.23.13.13.43.63.8
2.34.54.9 1.86.06.7
6.07.78.8 6.28.29.4
6.77.7 4.55.3
2.93.4 1.92.2
1.31.5 1.01.2
0.80.9 0.70.8
3.55.56.85.63.6 4.97.69.37.75.0
1.92.23.96.37.15.53.93.75.07.08.17.15.23.83.95.57.16.33.92.11.1 1.92.54.46.77.45.94.34.05.27.18.17.25.34.04.31.3
5.17.79.47.95.2 3.75.76.95.83.8
3.45.46.75.83.9 4.87.59.48.05.3
1.82.03.76.07.05.53.93.75.07.18.37.45.54.14.3 1.82.34.26.67.56.04.34.05.17.18.37.45.43.93.95.47.16.54.12.21.2
5.07.69.47.95.2 3.65.56.85.73.7
5.36.78.316.15.53.2
4.24.66.44.93.72.5 3.45.313.414.45.43.5
2.33.55.15.13.62.6 6.112.711.97.04.11.5
4.75.26.23.82.81.2 1.81.31.1
4.93.22.1 9.24.42.9
3.55.73.9 10.04.93.6
0.300.390.39
0.390.530.57
0.490.730.86
0.571.001.29
0.591.271.82
0.591.422.37
0.621.502.57
0.601.422.33
0.611.261.78
0.601.011.27
0.540.770.88
0.470.610.64
0.430.540.52
0.420.530.49
0.420.540.51
0.450.570.58
0.500.680.76
0.570.891.08
0.611.161.55
0.601.362.09
0.591.472.52
0.601.482.53
0.611.382.122.23
0.611.181.591.470.650.380.450.620.931.402.002.582.782.491.931.461.080.750.46
0.550.901.110.960.510.370.450.590.811.121.431.631.691.631.441.150.860.630.44
0.460.660.770.640.390.300.360.450.570.670.720.740.760.760.770.710.590.450.34
0.360.490.520.420.250.190.200.230.240.240.210.190.220.210.250.280.260.230.19 12"SS 12"SS 4"SS 1 2"SD 6"W
8"W
S2
S2
S1
S1
S1
TO MSB
1"C-2#10,1#10G
1"C-2#10,1#10G
1"C-2#10,1#10G
1"C-2#10,1#10G
PB#1
1"C-2#10,1#10G
UTILITY XFMR
UTILITY SECONDARY
MAIN SWITCHBOARD "MSB"
1"C-2#10,1#10G
1"C-2#10,1#10G
S4 S4 S4 S4
S3
S3 S3
S3
S5 S5
S5
S5
S4
S4
S3
S3 S3
S3
S1
S6 S6
S6
1.3 S215' - 0"
S215' - 0"
S215' - 0"
S215' - 0"
S115' - 0"
S115' - 0"
S115' - 0"
S115' - 0"
S5
S5
S5
S5
S38' - 0" S3
8' - 0"
S38' - 0"
S38' - 0"
S49' - 6"
S49' - 6"
S49' - 6"
S49' - 6"
S49' - 6"
S49' - 6"
S38' - 0"
S38' - 0"
S38' - 0"
S38' - 0"
S625' - 0"
S625' - 0"
S625' - 0"
DRAWING SCALE: 1/16" = 1'-0" 05/09/23
SANDHU MANTECA APARTMENTS
ELECTRICAL SITE PLAN
E200 1/16" = 1'-0"
1 ELECTRICAL SITE PLAN
E200 1/16" = 1'-0"
2 ELECTRICAL PHOTOMETRICS PLAN
ATTACHMENT
7 MAIN FLOOR
0' - 0"
2ND FLOOR
14' - 0"
A.10
A.12 A.17
A.16 A.22 A.11 A.09
A.12
A.10 A.20
A.23
A.22
TYP.
A.21 A.36
A.08 A.29 A.18 A.21
A.20
A.19
TYP.
A.18 A.25
TYP.
A.21 A.07
TYP.
A.28
TYP.
A.28
OVERALL HEIGHT
41' - 1"
A.21
A.17
MAIN FLOOR
0' - 0"
SECOND FLOOR
10' - 9"
THIRD FLOOR
21' - 6"
2ND FLOOR
14' - 0"
A.25 A.10 A.07
A.12
A.07 A.20 A.16
A.15
TYP.
A.08 A.20 A.09 A.25 A.11 A.09 A.22
A.13
A.07 A.26 A.25 A.26 A.07 A.07 A.25 A.20 A.25 A.09 A.08 A.11 A.20 A.16 A.09 A.24
A.18 A.27
A.12
A.18 A.27 A.32 A.32 A.27
A.26 A.07
A.18
A.20 A.28 A.07
A.20
A.15 A.28
A.11
A.27 A.16 A.28 A.07 A.19 A.33 A.34 A.28 A.16 A.27 A.28 A.28 A.20 A.30 A.28 A.12 A.34 A.33 A.31 A.28 A.07 A.15 A.16 A.20 A.11 A.25
A.15 A.07 A.28 A.19
A.29 A.25 A.09 A.25 A.29 A.18 A.20
A.20
41' - 1"
OVERALL HEIGHT
A.17
MAIN FLOOR
0' - 0"
SECOND FLOOR
10' - 9"
THIRD FLOOR
21' - 6"
2ND FLOOR
14' - 0"
A.11 A.09
A.16 A.15
A.09
A.15 A.12
A.20 A.20 A.14 A.09
A.13
A.07 A.20 A.07 A.26 A.20 A.25 A.20
A.19
A.27 A.16
A.12 A.15 A.15 A.16
A.18 A.10 A.36
A.23
A.18 A.20 A.22 A.07 A.21 A.07 A.12
A.07
A.25
A.27 A.32 A.31
A.18 A.09 A.11 A.27
A.28
A.22 A.25
A.28 A.07 A.17 A.18 A.29 A.08
A.11 A.25 A.20 A.18
A.28
A.18 A.20
A.20 A.28 A.07 A.28 A.28 A.30 A.28
A.25 A.25
A.16 A.27
A.18 A.20
A.07 A.28
A.25
A.28 A.26 A.07
A.20 A.25
A.28
A.20 A.07 A.20
A.20 A.07 A.31
41' - 1"
OVERALL HEIGHT
MAIN FLOOR
0' - 0"
2ND FLOOR
14' - 0"
A.07 A.22
A.24
A.09
A.12
TYP.
A.22 A.09
TYP.
A.07
A.15
A.16 A.11
A.09 A.37
A.20
A.16 A.19
TYP.
A.11 A.18 A.11 A.19
A.20 A.15 A.29 A.25 A.20 A.08
A.18 A.25 A.09
TYP.
A.07 A.16
A.20
TYP.
A.28 A.28 A.28
A.20
TYP.
A.20
A.20
41' - 1"
OVERALL HEIGHT
A.17
PL-1 EXTERIOR PLASTER SYSTEM: SMOOTH FINISH, OMEGAFLEX
MEDIUM ACRYLIC TOP COAT w/ INTEGRAL COLOR: SW 7045
INTELLECTUAL GRAY
PL-2 EXTERIOR PLASTER SYSTEM: SMOOTH FINISH, OMEGAFLEX
MEDIUM ACRYLIC TOP COAT w/ INTEGRAL COLOR: SW 7047
PORPOISE
PL-4 EXTERIOR PLASTER SYSTEM: SMOOTH FINISH, OMEGAFLEX
MEDIUM ACRYLIC TOP COAT w/ INTEGRAL COLOR: SW 9171
FELTED WOOL
PL-5 EXTERIOR PLASTER SYSTEM: SMOOTH FINISH, OMEGAFLEX
MEDIUM ACRYLIC TOP COAT w/ INTEGRAL COLOR: SW 7547
SANDBAR
FC-2 FIBER CEMENT SIDING: VERTICAL SMOOTH BOARD & BATTEN - PRIME & PAINT: SW 6179 ARTICHOKE
FC-1 FIBER CEMENT SIDING: VERTICAL SMOOTH BOARD & BATTEN - PRIME & PAINT: SW 7567 NATURAL TAN
STN-1 STONE WAINSCOT: CORONADO - WEATHERED BRICK: SAN
VINCENZO
MTL-1 METAL GUTTER & DOWNSPOUT: PREFINISHED COLOR: LINEN MTL-2 EXTERIOR METAL DOOR: HOLLOW METAL - PRIME & PAINT: COLOR TO MATCH PL-1
P-1 PRIME & PAINT; SW 7558 MEDICI IVORY
P-2 PRIME & PAINT; SW 6179 ARTICHOKE
FC-3 FIBER CEMENT SIDING: HARDIE SHINGLE STRAIGHT EDGE PANEL - PRIME & PAINT: SW 1015 SKYLINE STEEL
AC-1 ROOF SHINGLES: GAF TIMBERLINE HDZ SHINGLES, COLOR:
WEATHERWOOD
FG-1 FIBERGLASS EXTERIOR DOOR: PREFINISHED COLOR TO MATCH V-1 V-1 EXTERIOR WINDOW: MILGARD 250 STYLE LINE SERIES VINYL SINGLE-HUNG, COLOR; TAN
MTL-3 STAIR RAILING AND HANDRAIL: PRIME & PAINT, HIGH
PERFORMANCE COATING, SW 7047 PORPOISE
MTL-4 EXTERIOR METAL ROOF: STANDING SEAM METAL ROOF - COLOR:
DARK BRONZE ANODIZED GALVANIZED STEEL
MTL-5 STAIR PAN: PRIME & PAINT: COLOR TO MATCH PL-2
MTL-6 AWNING SUPPORT: PRIME & PAINT: COLOR TO MATCH P-1 AL-1 STOREFRONT: CLEAR ANODIZED ALUMINUM
MTL-7 METAL DRIP EDGE: PRIME & PAINT: COLOR TO MATCH PL-5 MTL-8 STAIR PAN: PRIME & PAINT: COLOR TO MATCH PL-4
CONC-1 STAIR TREAD: PRECAST CONCRETE, COLOR: NATURAL GRAY MTL-9 STAIR RISER: PRIME & PAINT: COLOR TO MATCH PL-4
GL-1 STOREFRONT GLAZING: VITRO SOLARBAN 70 (2) OVER
SOLARCOAT LOW-E ON CLEAR (4)
FC-4 FIBER CEMENT SIDING: VERTICAL SMOOTH BOARD & BATTEN - PRIME & PAINT: SW 9171 FELTED WOOL
PROJECT
RGA PROJECT #
DRAWN
CHECKED
PRELIM. SITE REVIEW
OWNER
PROJECT ADDRESS
ASSESSORS PARCEL
NUMBER
PLAN CHECK #
115 MEYERS STREET
SUITE 110
CHICO, CA 95928
530 342 0302
RUSSELL,
GALLAWAY
ASSOCIATES inc.
GALLAWAY
r .
www.rgachico.com
g . a
architecture + engineering
ENTITLEMENTS 2023.06.21
EXTERIOR
ELEVATIONS
PD2
RG
KE
21-610
AGS
APARTMENTS
AGS HOLDINGS,
LLC
DAVIS STREET
& WALNUT
AVENUE
MANTECA, CA
217-600-050
-
2022.09.06
SCALE : 1/8" = 1'-0"
OO - EAST ELEVATION
SCALE : 1/8" = 1'-0"
FF - NORTH ELEVATION
SCALE : 1/8" = 1'-0"
EE - SOUTH ELEVATION
SCALE : 1/8" = 1'-0"
GG - WEST ELEVATION
KEYNOTES
A.07 EXTERIOR WINDOW, V-1
A.08 AWNING STANDING METAL SEAM ROOF, FINISH MTL-4
A.09 FIBER CEMENT SIDING, FINISH FC-1
A.10 FIBER CEMENT SIDING, FINISH FC-2
A.11 FIBER CEMENT SIDING, FINISH FC-3
A.12 EXTERIOR PLASTER, FINISH PL-1
A.13 EXTERIOR PLASTER, FINISH PL-2
A.14 EXTERIOR PLASTER, FINISH PL-3
A.15 EXTERIOR PLASTER, FINISH PL-4
A.16 EXTERIOR PLASTER, FINISH PL-5
A.17 WAINSCOT, STN-1
A.18 GUTTER, FINISH MTL-1
A.19 DOWNSPOUT, FINISH MTL-1
A.20 FIBER CEMENT TRIM, FINISH P-1
A.21 FIBER CEMENT TRIM, FINISH P-2
A.22 FIBERGLASS ASPHALT SHINGLE ROOF, AC-1
A.23 STOREFRONT, AL-1 AND GL-1
A.24 EXTERIOR DOOR, FINISH MTL-2
A.25 FASCIA, FINISH P-1
A.26 EXTERIOR DOOR, FG-1
A.27 RAILING, FINISH MTL-3
A.28 CONTROL JOINT
A.29 AWNING SUPPORT, FINISH P-1
A.30 ALUMINUM DRIP EDGE, FINISH MTL-7
A.31 STAIR PAN, FINISH MTL-5
A.32 STAIR PAN SIDE, FINISH MTL-8
A.33 STAIR TREAD, FINISH CONC-1
A.34 STAIR RISER, FINISH MTL-9
A.36 FUTURE SIGNAGE TO BE SUBMITTED UNDER SEPARATE PERMIT A.37 FIBER CEMENT SIDING, FINISH FC-4
SCALE : NONE
AA - KEYNOTES & FINISH LEGEND
ATTACHMENT 7
ATTACHMENT 7
ATTACHMENT 7
ATTACHMENT 7
ATTACHMENT 7
115 Meyers Street, Suite 110
Chico, California 9 5 9 2 8
w w w . r g a c h i c o . c o m
STANDARDS AND GUIDELINES
PREPARED FOR:
AGS FAMILY HOLDINGS, LLC
PREPARED BY:
RUSSELL GALLAWAY, ASSOCIATES, INC.
ATTACHMENT 7
AGS APARMENTS
PLANNED DEVELOPMENT 1
PART 1 - INTRODUCTION.............................................................................................................................................................2 PART 2 - LOCATION.......................................................................................................................................................................2 PART 3 - PROJECT INFORMATION........................................................................................................................................3 PART 4 - DEVELOPMENT STANDARDS ...............................................................................................................................4
4.01 LANDSCAPE BUFFERING BETWEEN USES...........................................................................................................4
4.02 NUMBER OF PARKING SPACES REQUIRED ..........................................................................................................4 PART 5 - ANALYSIS........................................................................................................................................................................4 PART 6 - CONCLUSION................................................................................................................................................................5 ATTACHMENT 7
AGS APARMENTS
PLANNED DEVELOPMENT 2
Located between existing commercial and residential uses, the AGS Apartments Planned Development (the Planned Development) proposes to provide much-needed market-rate housing and commercial services in a mixed-use infill development. Through a combination of the applicable MZC standards as well as those contained within this document, the Planned Development intends to create a valuable asset for the community by creating a project that is compatible with the existing neighborhood and the City of Manteca’s development objectives.
This document and the development standards contained herein have been prepared in compliance with the City of Manteca Zoning Code (MZC), Section 17.30.030 for Planned Developments. The standards established within this document are intended not only to ensure compatibility with the MZC, but to also provide projectspecific development standards that allow the Planned Development to make use of a historically underutilized site.
The standards listed in this document shall be applied to all development within the Planned Development boundary, along with all applicable standards contained within the MZC, and all applicable City standards and specifications. Where this document does not establish a specific development standard, the standards contained within the MZC shall apply. Where this document prescribes specific standards, it shall take precedence over those prescribed in the MZC. This document makes reference to regulations and standards contained within the MZC. Where the MZC is referenced, the zoning ordinance that is in place at the time of this project’s development shall be used.
The AGS Apartments Planned Development is located on the northwest corner of Davis Street and North Walnut Avenue in Manteca. The neighborhood surrounding the project consists of a mixture of single-family residences, multifamily residences, professional office buildings, and public service buildings including the Department of Motor Vehicles and the Manteca Police Department. The project proposes an entrance to the development via a driveway located on North Walnut Avenue and several walkways located along Davis Street.
Figure 1 – Project Location & Vicinity Map Figure 2 - Project Aerial Map ATTACHMENT 7
AGS APARMENTS
PLANNED DEVELOPMENT 3
The project site for the Planned Development is currently occupied by a parking lot, three multifamily apartment dwelling units, a two-story commercial office building, and a daycare/preschool with associated play yards. The site is currently accessed by two driveways along Davis Street, and three residential driveways along North Walnut Avenue. The proposed boundary of the Planned Development is concurrent with the parcel boundaries of the parcel listed below.
The proposed design includes a total of 24 2-bedroom, 2-bathroom apartment units with an area of 997 square feet each. The apartment configurations and sizes were selected by the project’s design team and developer in an effort to provide market-rate housing of an appropriate size for a variety of demographics including families, working professionals, students, aging parent and child populations, etc.
Given that the Planned Development is located in a mixed community of residential and commercial uses, the project proposes to provide a neighborhood market containing a variety of goods. The contents of the proposed market have been carefully selected and vetted with the City of Manteca Planning Department to ensure a level of service appropriate for the surrounding neighborhood. The market is sized and configured to present itself as openly accessible and visible from both adjacent streets, providing market and grocery services to the surrounding neighborhood.
In a further effort to provide a truly mixed-use development, the Planned Development also proposes to provide commercial office space on the second floor. With these three elements (residential, neighborhood market, and commercial office), the Planned Development proposes to be one of the first mixed-use projects in the City of Manteca. To help ensure the success of the mixed-use nature of the project, the project includes enhanced landscaping for the benefit of all three uses. Seating areas with adjacent trees and planting have been added on the front of the Neighborhood Market to encourage public engagement and enjoyment of the services provided therein. An amenity space has also been provided for use by office and residential tenants on the rear side of the project. This space will include a pergola, as well as adjacent trees and plantings, and is provided in addition the open space required by the MZC.
Project Size Lot Size: 43,560 SF
Gross Building Footprint: 11,425 SF
Existing Zoning Designation CN Neighborhood Commercial
Proposed Zoning Designation CMU Mixed Use Commercial
Planned Development Overlay
Existing Land Use Multiple Family Dwellings, Preschool, and Commercial Office
Proposed Land Use Multiple Family Dwellings, Neighborhood Market, and Commercial Office
Existing General Plan Designation CN Neighborhood Commercial Proposed General Plan Designation CMU Commercial Mixed Use Assessor’s Parcel Number 217-600-050
Table 1 - Project Information
ATTACHMENT 7
AGS APARMENTS
PLANNED DEVELOPMENT 4
The following development standards are proposed for the AGS Apartments Planned Development.
A landscape buffer shall be provided by nonresidential and multi-family uses adjacent to singlefamily uses. Buffer areas shall include a minimum 5-foot-wide1 planter strip with shrubs and both deciduous and evergreen trees.
Minimum vehicle and parking space requirements shall be provided as follows:
Land Use Type Required Parking Spaces
Apartment 1 covered space per dwelling unit, plus
0.25 uncovered space per 2 or more bedrooms2
Grocery Stores 1 spaces per 1,000 square feet3
Business Office 4 spaces per 1,000 square feet4
Table 2 - Proposed Development Standards for Number of Parking Spaces Required Located in a mixed-use neighborhood, the Planned Development is ideally situated to provide ample access to public transit. A total of 6 different bus stops are located within a short 10-minute walk from the project site, serving a total of 3 bus routes operated by Manteca Transit as of the preparation of this report. Due to the close proximity and abundance of public transit in the local neighborhood, the proposed development standard for Number of Parking Spaces Required for Apartment includes a reduction from the MZC standard of 2 spaces per dwelling unit, to a total of 1.25 spaces per dwelling unit as shown in Table 2.
With multiple single-family and multi-family residences within walking distance, the proposed Neighborhood Market anticipates significant walking foot traffic from local patrons. Although on-street parking is not included in the analysis of this project, significant on-street parking is available in the surrounding area including 11 onstreet parking spaces directly in front of the project on Davis Street and North Walnut Avenue. As such, the proposed development standard for Number of Parking Spaces Required for Grocery Stores includes a reduction from the MZC standard of 3 spaces per 1,000 square feet to a total of 1 space per 1,000 square feet as shown in Table 2.
No modification is proposed to the MZC standard Number of Parking Spaces Required for the Business Office occupancy, as it is reasonable to assume that occupants for this portion of the project may utilize motor vehicle transit during regular use of the office space. Even though the mixed-use nature of the Planned Development could potentially allow someone to live and work in the same building, the project design team and developer embraced the MZC standard by providing parking spaces for the Business Office without reduction. 1 Proposed change to MZC standard of 10-foot-wide planter from section 17.48.050.K.1.d 2 Proposed change to MZC standard from table 17.52.050-1: 1 covered space per dwelling plus 1 uncovered space per 2 or more bedrooms 3 Proposed change to MZC standard from table 17.52.050-1: 3 spaces per 1,000 square feet 4 No change to MZC standard from table 17.52.050-1: 4 spaces per 1,000 square feet ATTACHMENT 7
AGS APARMENTS
PLANNED DEVELOPMENT 5
The Planned Development shares a border with the Manteca Department of Motor Vehicles (DMV), located to the west of the project site. An existing landscape buffer of approximately 5 feet already exists on the DMV site, and separates existing parking from proposed parking. The proposed development standard for Landscape Buffering Between Uses includes a reduction in width from the MZC standard of a 10-foot-wide planter as shown in Table 2. This proposed reduction would result in a total landscape buffer of approximately 9’-3” between adjacent nonresidential parking at the DMV and multi-family residential parking at the Planned Development.
Without this reduced landscape buffer, the Planned Development would not be able to provide a parking solution compliant with the MZC standards. This reduction in landscape buffer only occurs at parking for the Planned Development, as the proposed setback for the building included as part of the Planned Development maintains the required 10 foot setback.
The AGS Apartments Planned Development proposes to bring residential and commercial services to a neighborhood through more efficient use of an existing site. These proposed uses are not only compatible with the surrounding community but will provide a benefit to those that work and live within the local neighborhood.
Through small modifications to the requirements of the Manteca Zoning Code, the standards proposed in this document will allow for the development of the proposed project in a manner which is superior to development that could occur under the development standards of the base district.
ATTACHMENT 7
AGS Apartments GPA 23-68, PD 23-69, REZ 23-67, SPA 23-70 905 Davis Street
Conditions of Approval Page 1 of 17
City of Manteca
Development Services Department
Conditions of Approval
AGS Apartments
General Plan Amendment GPA 23-68, Planned Development PD 23-69, Rezone REZ 23-67, and Site Plan Design Review 23-70
January 18, 2024
Project Name: AGS Apartments
Project Files: GPA 23-68, PD 23-69, REZ 23-67, and SPA 23-70 Applicant: AGS Family Holdings, LLC.
837 Kalthoff Common
Livermore, CA 94550
Project Location: 905 Davis Street
Manteca, CA 95337
APN: 217-600-05
This list of conditions is not intended to be a comprehensive list of City regulations. All conditions are referenced to the plans dated November 8, 2023 which are on file with the City of Manteca, Development Services Department.
Development Services Department: Planning
1) Approval. This Site Plan Review and Planned Development is approved subject to these specific conditions. Any variation from the approved plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.
2) Conformance to Plans. This approval is dependent upon and limited to the proposals and plans contained, supporting documents submitted, and presentations made to staff, the Planning Commission, and/or City Council as affirmed to by the applicant and presented on the plans dated November 8, 2023. Any variation from these plans, proposals, supporting documents or presentations is subject to review and approval prior to implementation.
3) Expiration. The Site Plan Review and Planned Development shall expire two years from this date on January 18, 2026, unless altered and/or extended per State law.
Prior to expiration, the owner/developer may apply for an extension, to be approved ATTACHMENT 7
AGS Apartments GPA 23-68, PD 23-69, REZ 23-67, SPA 23-70 905 Davis Street
Conditions of Approval Page 2 of 17
by the Development Services Director, not to exceed a total of one (1) year from the original date of expiration.
4) Owner Obligation. All conditions of approval shall be satisfied by the owner/developer. If at any time, any of the Conditions of Approval are found to be in non-compliance, City enforcement action may be implemented pursuant to Manteca Municipal Code, Article 1, Chapter 1.10. All costs associated with compliance with the conditions shall be at the owner/developer’s expense. 5) Fees. The developer shall pay all applicable processing fees, permit fees, City development fees, fire fees, school fees, drainage fees, habitat conservation fees and other public entity fees in effect at the time of the issuance of the applicable permit.
6) CFD. CFD or other approved funding source shall be formed, at the developer’s expense, to provide for the maintenance of any park/basin, streetlights, open spaces and all streetscape/median landscape improvements and the negative fiscal impacts associated with the provision of police protection, fire suppression and road maintenance services for new development. Said CFD, or other funding sources, shall be in place prior to the issuance of the first building permit 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.
7) 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.
8) Signs. No business identification signs or any advertising signs shall be installed or displayed without the review and approval of the Development Services Department, and all proposed advertising signs shall comply with Section 20.14.20 of the Zoning Ordinance.
9) Vested Rights. This approval does not vest applicant’s rights regarding future development. All ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards and specifications applicable to the project and public improvements to be constructed by the Developer shall be those in force and effect at the time the applicable plan or permit approval is granted.
10) Responsible Agencies. The Developer is responsible for contacting all responsible and commenting agencies and ensuring compliance with any applicable fees and/or rules. This project is subject to the requirements of other agencies including but not limited to San Joaquin County Multi-Species Habitat Conservation & Open Space Plan, San Joaquin Valley Air Pollution Control District, and PG&E. 11) 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, ATTACHMENT 7
AGS Apartments GPA 23-68, PD 23-69, REZ 23-67, SPA 23-70 905 Davis Street
Conditions of Approval Page 3 of 17
the governing priority shall be, to the extent legally permitted, as follows: 1) Municipal Code regulations, 2) project-specific conditions, and 3) standard conditions. The applicant shall comply with all regulations and code requirements of the Development Services Director, City Engineer, and Building Official, the 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. 12) Building Plans. The project developer shall write all conditions of approval for this project 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.
13) Failure to Comply. Should the project be found, at any time, not to comply with any of the Conditions of Approval, or should the applicant construct or operate this development in any way other than as specified in the Application or Supporting documents or presentations to staff, the 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 Site Plan and design Review shall be subject to revocation if the subject use is conducted in such a manner as to cause a nuisance.
17) Changes in Law. This approval shall not preclude the application to development of the property of changes in City laws, regulations, plans or policies, the term of which are specifically mandated and required by changes in State or Federal laws or regulations.
18) Other entitlements. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.
ATTACHMENT 7
AGS Apartments GPA 23-68, PD 23-69, REZ 23-67, SPA 23-70 905 Davis Street
Conditions of Approval Page 4 of 17
19) Performance Standards. Developer shall ensure ongoing compliance with City of Manteca Performance Standards, pursuant to Manteca Municipal Code Chapter
17.58. 20) Parking, Loading Areas, On-Site Circulation. All on-site parking, loading areas, and on-site circulation shall conform to the approved plans dated November 8, 2023. 21) Landscaping. On-site landscaping shall conform to the approved plans dated November 8, 2023, and conform to the Manteca Municipal Code. Required planting areas shall be permanently maintained by water, clearing debris and litter, weeding, pruning, insect control, and replacement of plant materials and irrigation equipment as needed to preserve the health and appearance of plant materials. All landscaping shall be maintained in such a manner as to not restrict designated pedestrian access. All trees, shrubs, and plants which, due to accident, damage, disease, or other cause, fail to show a healthy growth shall be replaced, in kind, pursuant to the approved landscape plans within 30 days from the identified damage date.
22) Storage, Screening, and Fencing. All storage, screening, and fencing shall conform to the approved plans dated November 8, 2023, and conform to the Manteca Municipal Code.
23) Roof-mounted Equipment. Applicant/developer shall ensure all roof-mounted equipment shall remain screened from public street view. 24) Lighting. All on-site lighting for parking areas, pedestrian areas, and vehicular or pedestrian paths of travel shall be LED lighting. Any new lighting is required to submit a photometric plan for review showing it complies with section 17.50.060.D. of the Manteca Municipal Code.
25) Site maintenance. The site shall be permanently maintained in a neat and clean manner free of weeds, trash, and debris.
26) CPTED. Landscaping and lighting shall be maintained to compliance with Crime Prevention through Environmental Design (CPTED) guidelines. Shrubs shall be limited to two feet in height, and mature trees shall be limbed up to six feet above the ground. Dead or dying plants shall be replaced with materials of equal size and similar variety.
27) Planned Development Guidelines. All development on site shall conform to the approved Planned Development Guidelines Document on file with the City of Manteca Development Services Department.
Development Services Department: Building Safety Division 1) Accessible parking spaces complying with Section 1109A shall be provided. Clearly specify on the site plan whether assigned or unassigned parking spaces are to be provided. CBC Sections 1109A.4 and 1109A.5.
a. When assigned parking spaces are provided for a resident or a group of residents, at least 2 percent of the assigned parking spaces serving covered ATTACHMENT 7
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multifamily dwelling units shall be accessible in each type of parking facility.
At least one space of each type of parking facility shall be made accessible even if the number exceeds 2 percent. CBC Section 1109A.4. b. When parking is provided for covered multifamily dwellings and is not assigned to a resident or a group of residents at least 5 percent of the parking spaces shall be accessible and provide access to grade-level entrances of covered multifamily dwellings and facilities (e.g., swimming pools, club houses, recreation areas and laundry rooms) that serve covered multifamily dwellings.
c. One in every eight accessible spaces, but not less than one (1), shall be van accessible.
o Access aisle shall be on the passenger’s side.
2) At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zone; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. Where more than one route is provided, all routes must be accessible. CBC Section 1110A.1.1.
3) At least one accessible route shall connect accessible buildings, accessible facilities, accessible elements, and accessible spaces that are on the same site.
CBC Section 1110A.1.2.
4) An accessible route shall connect at least one accessible entrance of each multifamily dwelling unit with exterior spaces and facilities that serve the dwelling unit. CBC Section 1110A.1.4.
5) All ground-floor dwelling units in non-elevator buildings shall be accessible and adaptable. CBC Section 1104A.1.
6) Separate building permits shall be required for the apartment building, trash enclosure, signs etc.) per CBC Admin 104.
7) The Developer shall submit a certification prepared by a licensed land surveyor or registered civil engineer to the Chief Building Official, certifying that the building location (setbacks) is pursuant to the approved plans prior to receiving a foundation inspection.
8) Developer shall provide bike parking spaces in accordance with California Green Building Standards Code 4.106.9 for number and distance to the entrance.
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a. Provide permanently anchored bicycle racks within 100 feet of the visitor’s entrance, readily visible to passers-by, for 5 percent of visitor motorized vehicle parking capacity with a minimum of one two-bike capacity rack.
CGBSC Section 4.106.9.1
b. Provide on-site bicycle parking for at least one bicycle per every two dwelling units. CGBSC Section 4.106.9.2
9) Multifamily development projects with 20 or more dwelling units shall be subject to the following: CGBSC Section 4.106.4.2.2.
a. EV Capable – Ten (10) percent of the total number of parking spaces on a building site, provided for all types of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE.
Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical system, including on-site distribution transformer(s), have sufficient capacity to simultaneously charge all EV’s at all required EV spaces at a minimum of 40 amperes.
b. EV Ready – Twenty-five (25) percent of the total number of parking spaces shall be equipped with low power Level 2 EV charging receptacles. c. EV Chargers – Five (5) percent of the total number of parking spaces shall be equipped with Level 2 EVSE.
d. Construction documents shall indicate the location of proposed EV capable, ready and chargers.
o The EV space shall be located adjacent to an accessible parking space meeting the requirements of the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space.
o One in every 25 EV spaces, but not less than one, shall also have an 8-foot wide minimum aisle. A 5-foot wide minimum aisle shall be permitted provided the minimum width of the EV space is 12 feet. 10) The project shall comply with the more restrictive of the outdoor potable water reduction requirements of the California Green Building Standards Code 4.304 and the Manteca Water Efficient Landscape Ordinance. Please note this on the plans. 11) At time of building permit, submittal the developer shall incorporate all Conditions of Approvals from all departments and imprint into the submittal set of construction documents/plans.
City of Manteca Engineering Department
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 ATTACHMENT 7
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approval. An encroachment permit is required for all work within the public right-ofway. 2) Developer shall provide easements, requested by the respective utility companies, within the project subdivision. 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 along the Walnut Street frontage for underground facilities and appurtenances. 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) During all construction phases, the developer shall comply with City Laws regarding dust control. The 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.
6) 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.
7) Prior to, or with, the Building Permit plan set the following shall be submitted.
Review and approval of these items by the Engineering Department must occur prior to or with the issuance of the first building permit associated with this project:
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.
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The items in (d), (e) and (f) above shall be prepared by a Qualified SWPPP Developer (QSD).
8) Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.
9) All address numbers shall be plainly visible from the street fronting the property.
Said numbers/letters shall contrast with background.
10) If required by the City Engineer, the 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.
11) 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.
Site
12) On-site parking area pavement surface drainage slope shall be as follows:
Minimum cross-slope on asphalt concrete is 2% or concrete is 1% with a maximum of 5%. Concrete valley or curb gutters shall have a minimum slope of 0.25%. The pavement slope in ADA areas shall be in accordance with the California Building Code, Chapter 11B.
13) Provide City Standard Refuse/Recycling Enclosures on-site at the locations shown on the site plan. Sizing shall be in accordance with City Standards. 14) The refuse enclosure shall be graded so there is no storm drain or other flow runon or run-off from the enclosure area. The enclosure area shall have a connection to the storm system, in compliance with the City’s Post-Construction Manual. 15) On-site curbing shall conform to City of Manteca Standard ST-35, "Parking Area Curbs”.
16) Curbing shall be painted red, as require by the Fire Department, to restrict parking. 17) Developer shall ensure no buildings are constructed across property lines. 18) Landscape planting at driveway entrances/exits shall be maintained to a maximum height of three and one-half feet (3.5’).
Streets
19) The street pavement structural design shall conform to City of Manteca Resolution R-5633, “Street Structural Design Policy”. The minimum traffic indices shall be as follows:
a. 60’ rights-of-way: 8.0
b. 50’ rights-of-way: 6.0
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20) No driveway shall be closer than twenty-feet (20’) to a curb return. Driveway locations shall be shown on Improvement Plan submittals. 21) Existing driveways which are not to be used by this project shall be removed and replaced with sidewalk, vertical curb and gutter.
22) Developer shall contact the local post office for direction regarding placement of mail receptacles or any other type of mail delivery proposed. 23) 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.
24) The electrolier locations shall be finalized during the Improvement Plan review process. Electroliers shall maintain an average foot candle coverage of 0.40, with a minimum allowable foot candle at any location of 0.07, within the City’s right-of-way along the frontage of the project. Electrolier photometric plan, showing the foot candle coverage, shall be submitted with the Improvement Plans. 25) The thickness of all sidewalks installed with the project shall be six inches (6”). 26) Developer shall remove and replace the existing sidewalk, curb and gutter, and accessible ramps along the frontage of this project which is dilapidated, cracked or creates a tripping hazard. Sidewalk installed with this project shall be six inches (6”) thick.
27) Driveway(s) and accessibility ramps installed with this project shall follow the latest revision of the California Building Code, Chapter 11B and Caltrans Standard Plans, detail A88A.
Water
28) Improvements shall be constructed in conformance with the latest version of the City Water Master Plan.
29) The City’s Water Master Plan and User Rate Charges are currently being analyzed and updated by HydroScience. The update of the Master Plan is anticipated to be completed in late 2023. The Water Master Plan will identify improvement projects that need to be engineered and constructed for both the distribution system and the treatment systems. As the needed projects, both distribution and treatment, are identified, and associated costs estimated, user rates, connection charges, and Public Facilities Implementation Plan (PFIP) fees will likely increase. New development projects will have to pay the following fees, as adopted by the City Council, that are in place at the time of development/permit issuance: (1) User Rate Charges, (2) Connection Charges, and (3) PFIP fees.
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30) 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.
31) 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.
32) Fire hydrant locations shall be as approved by the Fire Department and finalized during the Improvement Plan Building Permit review process. Developer shall provide and install fire hydrant “blue dot” reflective markers prior to issuance of the first building permit.
33) Water meters for each building shall be placed directly adjacent to the existing right-of-way.
34) Developer shall install a backflow prevention device immediately downstream of the water meters. The backflow prevention device shall be maintained by the Property Owner.
35) Developer shall install double check detector check valves (DCDCV) where the fire hydrant/fire service line enters the site from the public water system. The DCDCV shall be installed on private property immediately adjacent to the City right-of-way or a dedicated City access easement and shall be maintained by the property owner.
36) 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. 37) Landscape irrigation water system shall be designed to operate from a single point of connection. Irrigation water from potable system shall be delivered via a single meter which is no larger than two (2) inch. Piping which is installed from the potable water system for the purposes of irrigation shall be purple pipe. This includes the valve boxes. Irrigation water from the potable system shall be protected with a reduced pressure backflow device.
Storm Drainage
38) 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. 39) A preliminary storm drainage plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal accompanied calculations for peak flows, total runoff, pipe sizes, bio retention volume and evidence of historical groundwater depth.
40) This project’s storm drain connection to the storm drainage system at Center Street and North Sun Haven Place. Provide verification that the existing storm drain connection has capacity for the project.
41) This project shall submit calculations, per Chapter 3, Section 3.1 of the City’s Storm Drain Master Plan, showing attenuation of the storm drain flows for this project is not required.
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42) 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. 43) 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.
44) 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.
45) 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. 46) 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. 47) Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual. 48) Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized. 49) 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:
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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.
50) 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.
51) 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.
52) Developer shall complete the CDD development memorandum, required by Storm Drainage Agreement Amendment No. 1, and submit it to SSJID for review.
Sanitary Sewer
53) Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards. 54) The City’s Sewer Master Plan and User Rate Charges are currently being analyzed and updated by Stantec. The update of the Master Plan is anticipated to be completed in late 2023. The Sewer Master Plan will identify improvement projects that need to be engineered and constructed for both the collection system and the Wastewater Quality Control Facility (WQCF). As the needed projects, both collection and at the WQCF are identified, and associated costs estimated, user rates, connection charges, and Public Facilities Implementation Plan (PFIP) fees will likely increase. New development projects will have to pay the following fees, ATTACHMENT 7
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as adopted by the City Council, that are in place at the time of development/permit issuance: (1) User Rate Charges, (2) Connection Charges, and (3) PFIP fees. 55) A manhole shall be located at the back of the sidewalk, adjacent to City right-ofway, where the sanitary sewer main enters the development. This manhole shall be the end of the City’s maintenance responsibility for the sanitary sewer system. 56) 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.
57) 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.
City of Manteca Public Works, Park Planning and Projects 1) The Developer shall be required to pay fees as specified in the current Park Acquisition and Improvement Fee Policy (both park acquisition and improvement fee and park in-lieu of fee would apply).
2) All landscaping at back of walk/curb shall be the responsibility of the Owner.
City of Manteca Public Works, Solid Waste
1) Refuse bins shall not be larger than four (4) yards.
City of Manteca Fire Department, Office of the Fire Marshal 1) Site Address: Building address numbers shall be plainly visible from the street fronting the property. Said building address numbers shall contrast with their background and be a minimum of 12” in height.
a. Building Numbers for rear buildings shall be visible from Main drive aisle.
Building numbers will be placed in a uniform position on the building façade. b. Individual units shall be numbered consecutively according to their floor. All units on the first floor shall be in the 100 series, second floor in the 200 series and third floor units in the 300 series.
c. Each building shall have a durable, all-weather sign listing the building designator and the units contained within.
2) Fire Department Access:
a. Provide a diagram showing a minimum of 44’ external radius and internal radius of 25’ on all main entries, drive aisle and parking lot areas. The main ATTACHMENT 7
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drive aisle shall be designated Emergency Vehicle Access Lane and be a minimum of 26’ wide.
b. A diagram showing proposed “Fire Lane” shall be submitted for approval to the Office of the Fire Marshal. Fire Lanes shall be marked in accordance with California Fire Code (Appendix D103.6 SIGNS and Manteca Fire Code 15.24 3) Fire Hydrants: Plans and specifications for fire hydrant systems shall be submitted for review and approval prior to construction.
a. Fire hydrants shall be installed on a minimum 8-inch looped water main. b. Fire hydrants shall be installed around all buildings at a maximum spacing of 300 feet in accordance with the City of Manteca Standards and California Fire Code. Corners should be utilized for hydrant locations when possible. c. Hydrants subject to vehicular damage shall be protected in an approved manner and not be obstructed by vehicles or other obstructions. d. Provide 15 feet of clearance on either side of fire hydrant from stopped or parked vehicles.
e. Additional fire hydrants may be required to meet the minimum spacing requirement of hydrants within 90 feet of Fire Department Connections, (FDC) for Fire Sprinkler Systems.
f. The on-site fire protection system (fire hydrants and associated water mains) shall be installed prior to the issuance of building permits. g. Total Fire Flow (appendix B of CFC) shall be calculated and submitted as part of the permit submittal.
4) Underground piping for the fire sprinkler shall be approved by the Fire Department prior to permit issuance.
5) All above ground gas meter, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
6) Fire Suppression Systems: All buildings must be protected by an approved monitored automatic sprinkler system in accordance to NFPA 13, CFC, CBC, and Manteca Municipal Code Section 15.24.
a. Fire Alarm/Sprinkler monitoring shall be point ID.
7) Fire Suppression Approval. Plans and specifications for fire suppression systems shall be submitted for review and approval prior to construction. If work differs from approved plans, a set of “as built” shall be submitted to the Fire Department prior to final inspection.
8) Plans proposed to be listed as deferred submittals shall be clearly labeled on the cover building permit plan submittal cover sheet.
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9) Inspections. Fire protection systems (fire hydrants, water mains, etc.) shall be installed, tested and approved by the City prior to the issuance of any building permits. The Fire Department shall witness all system and acceptance tests.
Please provide 24-hour notice prior to any system or acceptance tests. 209-456- 8340.
10) A Fire Department approved “key lock box” shall be properly installed near the main entrance. A 3200 series lock box(s) can be order online directly from KNOXBOX.COM. Contact the Office of the Fire Marshal at
[email protected] for additional information. 11) All above ground gas meters, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
12) Trash enclosures/dumpsters shall not be allowed within 5 feet of any combustible walls, openings, or combustible roof eaves, unless protected by an automatic fire sprinklers.
13) Operations that require operational permits (High Piled Storage, Hot Work, Compressed Gas, Battery Storage and all others listed in CFC 105) shall be identified on the plan submittal.
14) All above comments shall be listed in the Building Permit Plan Submittal in a section designated for Fire Comments. Additionally, the Authority Having Jurisdiction should be listed as:
Authority having Jurisdiction:
City of Manteca Fire Department,
Office of the Fire Marshal
Fire Inspector II Luis “Art” Salas
1154 S. Union Road, Manteca CA 95337
[email protected]
San Joaquin County Environmental Health Department
1) For the proposed Neighborhood Market, submit two (2) hardcopy sets, or one (1) electronic version, of food facility plans to the Environmental Health Department for review and approval prior to issuance of building permit(s) (California Retail Food Code, Article 1, 114380). The fee will be based on the current schedule at the time of payment.
2) A valid permit from EHD is required prior to operating food facility (California Retail Food Code, Chapter 13, Article 1, Section 14381).
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3) Any geotechnical drilling shall be conducted under permit and inspection by The Environmental Health Department (San Joaquin County Development Title, Section 9-1115.3 and 9-1115.6).
4) Destroy any abandoned well(s), septic tanks, or brick lined seepage pits under permit and inspection by the Environmental Health Department as required by San Joaquin County Development Title, Section 9-601.020(e).
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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 Cityapproved site plan have been completed. Please contact the Development Services Department if you are unable to complete the site plan improvements prior to occupancy of the project.
The fees associated with this project are payable at the time of building permit issuance.
For information on fees associated with the project, please contact the Building Safety Division at 209-456-8550.
I, as the site plan applicant, or authorized agent for the site plan applicant, have read and understand the conditions of approval and requirements for this development project. I, further, understand that this site plan runs with the ownership of the land and any transfer of ownership must include all uncompleted site plan requirements. I hereby acknowledge all conditions and requirements of the site plan approval. __________________ _______________________________________________ Date Authorized Signature
__________________ _______________________________________________ Date Authorized Signature
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