Exhibit ‘A’
City of Manteca
Development Services Department
Conditions of Approval
Union Ranch Tractor Supply and Dutch Bros
Project Name: Tractor Supply and Dutch Bros
Project Files: LLA 25-18, SPR-25-18, MUP 25-18-1 and MUP 25-18-2 Applicant: California Gold Development Corp.
c/o Nate Patterson
133 Old Wards Ferry Road
Sonora, CA 95370
Property Owners: Woodbridge Center East LLC
c/o Arthur Nunes
922 Creekside Place
Manteca, CA 95336
Project Location: 2160, 2170, and 2180 North Union Road (APNs: 197-240-04, 197-240-05, 197-240-06) Project Approval:
Project Expiration:
City of Manteca Development Services Department - Planning: (Contact: [209] 456-8000) APPROVED USE: This Site Plan and Design Review, Minor Use permit for a Drive-Through Quick Serve Restaurant, and Lot Line Adjustment is for a Dutch Bros Coffee Quick Serve Restaurant and Tractor Supply on two parcels as shown on the site plan dated February 11, 2026, and all associated attachments.
This approval is subject to the conditions set forth herein and shall be contingent upon final review and approval by the City of Manteca. (Use Types: Gardening/Landscape Supply and Drive-In and Drive-Through) Site Plan & Design Review (SPR 25-18): The project includes 3 structures totaling approximately 23,902 square feet and outdoor display areas totaling approximately 26,561 square feet.
Building 1 – Dutch Bros Quick Serve Restaurant at 950 square feet Building 2 – Tractor Supply at 21,702 square feet
Building 3 – Forage Shed accessory to Tractor Supply at 1,250 square feet Outdoor Display Areas:
Live Goods Center totaling 1,627 square feet
Fenced Outdoor Display totaling 18,570 square feet
Permanent Sidewalk Display totaling 3,792 square feet
Permanent trailer and Equipment Display totaling 2,800 square feet.
Minor Use Permit 25-18-1: The Minor Use Permit allows for the operation of a QSR with Drive-in and Drive-through Service use.
The above approval shall apply to Proposed Parcel 1 as shown on the site plan dated February 11, 2026.
This approval shall run with the land and shall not be transferable to an alternative location.
Any modification, expansion, or intensification of this approval shall be subject to separate review and approval.
Any other uses not considered as part of this approval shall be subject to separate review and approval.
Operation of the use shall be limited to Monday through Sunday between the hours of 5:00 a.m. and 11:00 p.m.
Outdoor display and storage of goods, materials, and/or equipment shall be properly secured at all times, and shall not occupy required parking, impede pedestrian or vehicular access, or be located within five feet of a public sidewalk or an ingress/egress.
The property owner and/or benefactor of this minor use permit shall be responsible for ensuring compliance with all conditions of approval at all times, including all State and Federal requirements. Failure to comply with the conditions of approval set forth shall be cause for review, modification, or possible revocation pursuant to MMC 17.08.140.
Minor Use Permit 25-18-2: The Minor Use Permit allows for the establishment and operation of a Gardening/Landscape Supply use.
The above approval shall apply to Proposed Parcel 2 as shown on the site plan dated February 11, 2026.
This approval shall run with the land and shall not be transferable to an alternative location.
Any modification, expansion, or intensification of this approval shall be subject to separate review and approval.
Any other uses not considered as part of this approval shall be subject to separate review and approval.
Outdoor display and storage of goods, materials, and/or equipment shall be properly secured at all times, and shall not occupy required parking, impede pedestrian or vehicular access, or be located within five feet of a public sidewalk or an ingress/egress immediately adjacent to City right-of-way.
Per MMC table section 17.58.050-1, maximum allowable noise levels shall not exceed 55 dB, measured at the property line between the hours of 10 pm and 7 am.
The property owner and/or benefactor of this minor use permit shall be responsible for ensuring compliance with all conditions of approval at all times, including all State and Federal requirements. Failure to comply with the conditions of approval set forth shall be cause for review, modification, or possible revocation pursuant to MMC 17.08.140.
Lot Line Adjustment: This lot line adjustment allows for the adjustment of existing parcels 197-240-05 and 197-240-06 into proposed parcel 1, totaling approximately 1.03 acres, and proposed parcel 2, totaling approximately 3.40 acres, as shown on the proposed site plan dated February 11, 2026.
Recordation of the Lot Line Adjustment shall occur prior to issuance of the first building permit.
Expiration: In the event the Lot Line Adjustment is not recorded, the approval shall expire 2 years from final action by the City Council.
Expiration: Any permit not effectuated within two years of approval shall expire and become void, except where an extension of time is approved in compliance with MMC Subsection 17.08.120(C) (MMC Section 17.08.120(A)).
Effectuation: Unless otherwise specified, effectuation of this approval shall be at building permit issuance. All Conditions of Approval and ordinance requirements shall be fulfilled prior to the establishment of the use at final building occupancy.
Minor Modifications: Any minor deviations or modifications to the site, utility, or public improvement plans necessary due to site constraints may be granted upon approval of the Development Services Director in accordance with MMC Section 17.08.130.
Fees: The developer shall be responsible for payment of all applicable processing, permit, City development, fire, drainage, and habitat conservation fees, as well as any other fees imposed by public agencies. All fees shall be paid at the rates in effect at the time of issuance of the applicable permit. All fees shall be paid prior to issuance of a Certificate of Occupancy.
Vesting Fees: This approval does not vest the Developer or Landowner’s rights regarding the payment of any development impact fees, exactions and dedications, processing fees, inspection fees, plan checking fees or charges, or any other fee or charge that could have been legally imposed by the City when the original application was deemed complete. All fees and charges shall be paid at the rate in effect at the time such fees are customarily due.
Deed Restriction: Prior to the issuance of any building permit, the property owner shall provide a covenant, conditions, and restrictions (CC&Rs) or other legal instrument, in a form acceptable to the City of Manteca, that identifies and ensures the shared use, access, and maintenance of the approved parking and access facilities serving the site. The document shall demonstrate that the approved access and parking arrangements are binding upon the property owner and any applicable tenants or parties. The document shall be submitted to the Department of Development Services, Planning Division, for review and approval prior to building permit issuance.
Plan Conformance: This approval is dependent upon and limited to the proposals and plans contained, supporting documents submitted, and presentations made to staff, Planning Commission, and/or City Council as affirmed by the applicant. Construction plans shall be reviewed for conformance with the approved site plan, floor plan, building elevations, and any other supporting documentation submitted as part of the approved project submittal. Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.
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 MMC Section 1.10. All costs associated with compliance with the conditions shall be at the owner/developer’s expense.
Utility Companies: The applicant is responsible for contacting all appropriate utility companies to obtain permits, agreements for extension, and/or relocation of services necessary for the proposed development.
Vested Rights: This approval does not vest the 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.
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 the San Joaquin County Multi-Species Habitat Conservation & Open Space Plan, San Joaquin Valley Air Pollution Control District, and PG&E.
Building Plans: The developer shall write all conditions of approval for this project on all building permit plan sets submitted for review and approval. These conditions of approval shall be included in all grading and construction plans kept on the project site at all times. 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 Development Services Director must be received before any changes are constituted in site design, grading, building design, building colors or materials, etc.
Limits of Approval: Approval of this application does not constitute approval of any other entitlement or any other necessary permit, license, or approval.
Compliance with Local and State Laws: The applicant shall secure and comply with all applicable federal, state, and local licenses, permits, authorizations, conditions, agreements, orders prior to or during construction and operation, as appropriate.
Cultural Resources: If, in the course of development, potential tribal cultural resources, including but not limited to cultural features, midden/cultural soils, artifacts, exotic rock (non-native), shell, bone, shaped stones, or ash/charcoal, are encountered, all work in the vicinity of the find shall halt until a Tribal Representative or archaeologist can evaluate the materials and make recommendations for further action. If human remains are encountered, all work shall halt in the vicinity, and the County Coroner shall be notified immediately. At the same time, a qualified archaeologist shall be contacted to evaluate the finds. If human burials are found to be of Native American origin, steps shall be taken pursuant to Section 15064.5(e) of Guidelines for California Environmental Quality Act.
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 specified in the application or supporting documents or presentations to staff, Planning Commission or City Council, as modified by the Conditions of this Approval, then the terms of this Approval shall be considered to be violated.
Changes in Law: This approval shall not preclude the application to the development of the property of changes in City laws, regulations, plans, or policies, the terms of which are specifically mandated and required by changes in State or Federal laws or regulations.
Landscaping: On-site landscaping shall conform to the approved plans dated February 11, 2026, and conform to the Manteca Municipal Code. Pursuant to MMC Section 17.48.060, 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 not to restrict designated pedestrian access. All trees, shrubs, and plants which, due to accident, damage, disease, or other cause, fail to show healthy growth shall be replaced, in kind, pursuant to the approved landscape plans within 30 days from the identified damage date.
Parking Lot Landscaping: Pursuant to MMC Section 17.48.050. K.2, Landscaping within the perimeter planter abutting any street right-of-way or abutting residential uses shall be designed and maintained for partial screening of vehicles to a minimum height of 30 inches measured from the finished grade of the parking lot. Screening materials may include a combination of plant materials, earthen berms, solid masonry walls, raised planters, or other screening devices authorized by the designated Approving Authority that meet the intent of this screening requirement. Planting materials shall be designed to ensure that planting within the clear visibility triangle at driveways, street intersections, and abutting residential uses will not exceed 30 inches in height at full maturity.
Vehicle Parking: Pursuant to MMC Section 17.52.050-1, off-street parking shall be provided and comply with the following:
Use Type
Parking Ratio
(MMC Table 17.52.050-1)
Parking Required
Parking Provided
Gardening and Landscape Supply
4/1,000 square feet of gross floor area.
87 parking stalls
96 parking stalls
Restaurants, Quick Service
1/100 square feet of gross floor area
10 parking stalls
6 parking stalls
Minimum Required Parking
97 spaces
Total Provided Parking
102 spaces
Each vehicle parking stall shall be an unobstructed rectangle, minimum 9 feet wide by 18 feet long. (MMC 17.52.090-1) Up to 30 percent of the required parking spaces may be designated for compact vehicles, with minimum dimensions of 8 feet in width by 16 feet in length.
Parking Maintenance: At all times, all parking stalls and parking lot striping shall remain in good condition and be clearly marked.
Drive Aisles: All drive aisles, entrances, and exits shall be consistent with MMC section 17.74.040 Drive-Through Design: Final drive-through design shall be consistent with MMC section 17.48.050 C.
Stacking shall be provided to accommodate 30 vehicles as shown on the site plan dated February 11, 2026.
To screen vehicles and associated headlights in a drive-through lane from view of abutting street rights-of-way, a 5-foot-wide planter shall include a minimum 3-foot-tall (maximum 4-foot-tall) landscape barrier planted with trees and other landscaping consistent with those in the parking area. At no time shall this landscape barrier be pruned in a manner that allows the vehicle headlights from the drive-through lane to be visible from abutting street rights-of-way.
Site Maintenance: At all times, the site shall be maintained in a neat and clean manner, free of trash and debris.
Fence Maintenance: At all times, all fencing for this project must remain in good condition. If at any time, the fencing for this project is found to be in unsatisfactory condition, it must be repaired or replaced to meet the satisfaction of the Development Services Director.
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 MMC Section 17.50.060.D.
CPTED: Pursuant to MMC Section 17.48.040 J., landscaping and lighting shall be maintained in compliance with Crime Prevention through Environmental Design (CPTED) guidelines. Shrubs shall be limited to two (2) feet in height, and mature trees shall be limbed up to six (6) feet above the ground. Dead or dying plants shall be replaced with materials of equal Screening of Equipment: Roof access ladders and stairs shall be located within the interior of the building. All electrical and mechanical equipment shall also be located within the interior of the building.
Signs: Sign details shall be consistent with MMC Section 17.54 of the Zoning Ordinance and be included on the Site Plan. Additionally, all portions of any sign shall be set back a minimum of 5 feet from existing and future right-of-way lines and shall not block pedestrian or vehicle rights-of-way or obstruct drivers’ visibility.
Access: The minimum driveway width shall comply with public improvement and fire safety standards (MMC Section 17-52.090 C) and shall be shown on the site plan submitted for building permit plan check.
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 site plan or any environmental or other documentation related to this project. The applicant further agrees to provide a defense for the City in any such action.
Enforcement. If at any time, any of the Conditions of Approval are found to be in non-compliance, City enforcement and corrective action may be implemented pursuant to MMC Section 1.10. All costs associated with compliance with the conditions shall be at the owner/developer’s expense.
City of Manteca Development Services Department - Building Safety Division: (Contact: [209] 456-8000) Accessible parking spaces complying with CBC § 11B-502 shall be provided in accordance with CBC Table 11B-208.2. These parking space(s) shall be located as close as possible to the primary entrance to the building. CBC § 11B-208.2 and § 11B-208.2.4.
Accessible routes shall be provided per CBC § 11B-206. At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger drop-off and loading zone; public streets and sidewalks; and public transportation stops to the accessible buildings or facility entrances they serve. Where more than one route is provided, all routes must be accessible. CBC §11B-206.2.1.
At least one accessible route shall connect accessible buildings, accessible facilities, accessible elements, and accessible spaces that are on the same site. CBC §11B-206.2.2.
All entrances and exterior ground-floor exits to buildings and facilities shall be accessible and shall comply with CBC § 11B-404. CBC § 11B-206.4.1.
Adequate sanitary facilities shall be provided per the requirements of Chapter 4 of the California Plumbing Code and CPC Table 422.1.
Construction to provide electric vehicle infrastructure and facilitate electric vehicle charging shall comply with:
EV Capable, EV Capable and EVSE spaces shall be provided in accordance with Table 5.106.5.3.1.
EV Capable, EV Ready, and EV Chargers shall be provided in accordance with 4.106.4.2.1. and 4.106.4.2.2 Accessible EVCS shall be provided in accordance with CBC Table 11B-228.3.2.1 If the new project or an addition or alteration is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors’ entrance, readily visible to passers-by, for 5 percent of new visitor motorized vehicle parking spaces being added, with a minimum of one two-bike capacity rack.
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) are pursuant to the approved plans prior to receiving a foundation inspection.
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.
At the time of building permit submittal, the developer shall incorporate all Conditions of Approval from all departments and imprint them into the submittal set of construction documents/plans.
All work shall comply with the most recent edition of the California Building Code (Title 24).
City of Manteca Engineering Department: (Contact: [209] 456-8460) see letter dated February 11, 2026.
General.
All improvements shall comply with the City of Manteca Standard Plans and Specifications. Improvement plans shall be submitted to the City Engineer for approval. An encroachment permit is required for all work within the public right-of-way.
Developer shall provide easements, requested by the respective utility companies, within the project.
Developer shall indicate on the improvement plans topographical information which shall include one-foot (1’) contour intervals and benchmark data based on City datum.
During all construction phases, Developer shall comply with City Laws regarding dust control. Developer shall also comply with San Joaquin Valley Unified Air Pollution Control District Regulation VIII (Fugitive Dust Prohibitions) in an effort to reduce the amount of fine particulate matter (PM10) entrained into the ambient air from man-made sources.
Prior to the start of construction, all survey monuments that have the possibility of being damaged, destroyed or covered over during the course of construction for this project, shall be located and referenced by a licensed land surveyor and a corner record or record of survey shall be filed with the county surveyor. Survey monuments which are damaged, destroyed or covered over during the course of construction must be re-set at the original location with a new monument and monument box and another corner record or record of survey shall be filed with the county surveyor. All work in this condition shall be done by a licensed land surveyor.
Prior to 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.
On-site grading and drainage plan,
On-site utility (sanitary sewer, water and storm drain) plan, Off-site improvement plan,
Erosion control plans,
Stormwater Pollution Prevention Plan (SWPPP),
Documentation, as required in the Post-Construction Stormwater Standards Manual, showing compliance with WQO NPDES 2013-0001-DWQ, Joint Trench Intent plans, and
Dedication of required rights-of-way and easements to the City.
The plans specified in (1), (2) and (3) above shall be prepared by a Registered Civil Engineer.
The items in (4), (5) and (6) above shall be prepared by a Qualified SWPPP Developer (QSD).
Joint trench utility installation shall be in accordance with Manteca Municipal Code Chapter 13.34 and City Standards.
All address numbers shall be plainly visible from the street fronting the property. Said numbers/letters shall contrast with background.
Developer shall enter into an Improvement Agreement for construction of the roadway and utility improvements which will be dedicated to the City. The agreement will require posting a Performance Bond in the amount of one-hundred percent (100%), posting a Labor-Material Bond in the amount of fifty percent (50%), and payment of all required plan check, testing and inspection fees.
Developer shall install a benchmark on the North American Vertical Datum of 1988 vertical control system with this project. Final location shall be approved by the City Engineer and shown on the Improvement Plans. Developer shall obtain a benchmark from the City of Manteca and it shall be punched with the elevation, datum reference and benchmark number, which will be assigned by the City. A corner record shall be filed with the San Joaquin County Surveyor’s Office and shall include the language that the benchmark is being added to the City of Manteca Vertical Control Network.
This project is a beneficiary to the Union Ranch East Storm Drain Area of Benefit, prior to issuance of a building permit that results in the physical connection to the storm drain system, the Developer shall pay the required assessment, per the approved Area of Benefit report.
The Engineering elements for this project shall be reviewed and finalized during the Building Permit review process. Designs/layouts of utilities and roadway elements presented with the proposed Site Plan are preliminary to support its approval and are not being approved with this action.
Site.
Operator of the drive-thru shall proactively provide on-site traffic control measures that prevent the drive-thru queue from backing onto the City right-of-way. This shall include, but not limited to, rerouting traffic queues on-site by use of traffic control personnel, signs, delineation, or other means to effectively prevent the drive-thru queue from backing onto the City right-of-way or otherwise inhibiting traffic flow on a public street potentially causing safety issues.
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.
Provide City Standard Refuse/Recycling Enclosures on-site at approved locations, per the Public Works Department. Sizing shall be in accordance with City Standards.
The refuse enclosure shall be graded so there is no storm drain or other flow run-on or run-off from the enclosure area. The enclosure area shall have a connection to the storm drain system, in compliance with the City’s Post-Construction Manual.
On-site curbing shall conform to City of Manteca Standard ST-35, "Parking Area Curbs”.
Developer shall ensure no buildings are constructed across property lines.
Developer shall dedicate a water main maintenance and emergency vehicle access easement, to the City of Manteca, over the existing utilities, per the Woodbridge Apartments improvement plans, if not already completed. The easement(s) shall be dedicated to the City prior to the first final inspection of a building permit for this development.
Landscape planting at driveway entrances/exits shall be maintained to a maximum height of three and one-half feet (3.5’).
Developer shall sign and stripe both sides of the drive aisle as No Parking.
Developer shall complete a lot line adjustment to merge the properties covered by this site plan application. The lot line adjustment shall record prior to the issuance of the building permit for the site work.
Streets.
Developer shall install a traffic signal at the Union Road/CMU North access intersection. This work includes, but is not limited to, signal pole installation, camera detection systems, signal timing, lighting, signage, striping, installation of ADA compliant pedestrian crossing facilities, and associated median. The signal must be complete and accepted by City Council prior to the first final inspection of a building permit for this project, unless otherwise approved by the City Engineer. City shall reimburse Developer for any costs in excess of $650,000 for the installation of the traffic signal. Reimbursement to be in accordance with the City Public Facilities Implementation Plan procedures.
The Developer shall submit all necessary off-site improvement plans to the City Engineering Department for review and approval. Off-site plan approval and ordering of traffic signal poles and appurtenances must be completed prior to commencement of vertical construction, unless otherwise approved by the City Engineer.
The existing curb and gutter along the street frontage of this project will be inspected prior to the final inspection of the site work building permit, once construction traffic is limited to project’s proposed driveway(s). The Developer shall remove and replace damaged or dilapidated sections of the curb and gutter, as instructed by the City.
Driveway(s) and accessibility ramps installed with this project shall be in compliance with the latest revision of the California Building Code, Chapter 11B and Caltrans Standard Plans, detail A88A.
Stacking or queueing outside the project’s property onto City right-of-way, at any time, is not allowed. Developer shall ensure that the drive-thru aisles are adequately designed for the business and function such that the stacking or queueing does not negatively affect or cause traffic congestion within the public right-of-way. If the operator of the drive-thru does not adequately comply with the queuing mitigation measures required per Condition 46.a. and the site is causing repeated negative impacts, such as excessive queuing on public right-of-way or unsafe traffic conditions, the operator shall cooperate with the City to find an agreeable solution that the operator will implement. The solution may include, but is not limited to, revising the queuing mitigation measures necessary to remedy the problem.
Costs associated with complying with this condition shall be paid for entirely by the operator.
Water.
Improvements shall be designed and constructed in conformance with the latest version of the City Water Master Plan.
The City’s Water Master Plan and User Rate Charges were currently analyzed and updated. The update of the Master Plan was completed in March 2024. The Water Master Plan identifies 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 developed, 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.
A minimum ten-foot (10’) separation, from outside of pipe to outside of pipe, shall be maintained between water mains and parallel sanitary sewer, storm drain, and irrigation lines.
Existing wells within the boundary of the proposed development which are not approved for use by the City, shall be abandoned in accordance with San Joaquin County Public Health Services requirements.
Fire hydrant locations shall be as approved by the Fire Department and finalized during the Improvement Plan review process.
The onsite water line shall be maintained by the Property Owner.
The onsite fire system shall be maintained by the Property Owner in perpetuity, in accordance with National Fire Protection Association (NFPA) 25 Fire Code, as amended.
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.
Developer shall install one meter for the domestic water system for this project. The meter shall be installed at an accessible location within the public utility easement, adjacent to the City’s ROW. Piping and appurtenances downstream of the water meter are private and will be maintained by the property owner.
Developer shall install a reduced pressure backflow device immediately downstream of the water meter. The backflow prevention device shall be maintained by the Property Owner.
Developer may install a separate water meter for the landscape irrigation system. The meter shall be installed at an accessible location within the public utility easement, adjacent to the City’s ROW or waterline maintenance and access easement. Irrigation water from a potable water system shall be protected with a pressure backflow device. Piping and appurtenances downstream of the water meter are private and will be maintained by the Property Owner.
Developer shall pay fees associated with the Reclaimed Water Master Plan for all building within the project for which a building permit is issued after adoption of said Reclaimed Water Master Plan and fees by the City Council of Manteca.
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.
Storm Drainage.
Improvements shall be designed and constructed in conformance with the latest edition of the Storm Drain Master Plan, the City’s Post-Construction Manual and City Standards.
A preliminary storm drainage plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plan shall be accompanied by calculations for peak flows, total runoff, pipe sizes, detention basin volume and evidence of historical groundwater depth.
All drain inlets shall be marked "No Dumping - Drains to River". Drain markers shall be purchased from the City of Manteca at cost plus 15% administrative charge, and installed by the Developer prior to acceptance of the improvements.
Developer shall incorporate appropriate site design measure(s) and submit the results of the Post-Construction Runoff Standards Manual. The City of Manteca approval of the proposed measures is precedent to issuance of any building, grading or construction permits.
Developer shall develop and submit a Project Stormwater Plan that identifies the methods to be employed to reduce or eliminate stormwater pollutant discharges through the construction, operation and maintenance of source control measures, low impact development design, site design measures, stormwater treatment control measures, and hydromodification control measures. Design and sizing requirements shall comply with the 2015 Post- Construction Stormwater Standards Manual. City of Manteca approval of the Project Stormwater Plan is precedent to issuance of any building, grading, or construction permits. An electronic copy of the Project Stormwater Plan shall be provided to the City of Manteca Developer shall develop a hydromodification management plan to ensure the post-project stormwater runoff flow rate shall not exceed estimated pre-project flow rate for the 2-year, 24-hour storm. The hydromodification management plan shall be incorporated into the Project Stormwater Plan.
Developer shall develop and submit an Operations and Maintenance Plan that identifies the operations, maintenance, and inspection requirements of all stormwater treatment and baseline hydromodification control measures identified in the approved Project Stormwater Plan. City of Manteca approval of the preliminary Operations and Maintenance Plan is precedent to issuance of any building, grading, or construction permits. An electronic copy of the Maintenance Plan shall be provided to the City of Manteca.
City of Manteca approval of the final Operations and Maintenance Plan and recordation of the Maintenance Access Agreement is precedent to first building final inspection for this project. Two paper copies and an electronic copy of the final Operations and Maintenance Plan shall be provided to the City of Manteca.
Post-Construction Management Practices shall conform to the City’s adopted Multi-Agency Post Construction Stormwater Standards Manual.
Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized.
Prior to any land disturbing construction activities occurring on a project, Developer shall meet the requirements of NPDES. For sites exceeding 1 acre of disturbance area that are deemed non-exempt, contractor shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) and apply for a permit under the California General Construction NPDES permit. SWPPP shall be prepared and signed by a Qualified SWPPP Developer (QSD) certified by the State Water Resources Control Board. All modifications to SWPPP shall be implemented by a QSD in responsible charge for the project. The SWPPP shall be implemented under the supervision of a Qualified SWPPP Practitioner (QSP). For permit information, contact the State Water Resources Control Board (SWRCB) at:
State Water Resources Control Board
PO Box 1977, Sacramento, CA 95812-1977
Attn: Storm Water Permitting Section
Telephone: (916) 341-5537
To log in to the SWRCB Storm Water Multiple Application and Report Tracking System (SMARTS) to enter site information and apply for permit, please contact the City of Manteca Engineering Department to establish a project and authorize data entry access.
All other sites shall conform to the City of Manteca Standards, the California Green Building Standards, and Section E.10 of the NPDES permit 2013-0001-DWQ. All construction involving land disturbing activities shall submit for approval an Erosion Control and Sedimentation Plan (ESCP) prepared and signed by a QSD. All ESCP treatment measures and BMPs must be maintained at all times until construction is completed and the site is stabilized as defined under the Construction General NPDES permit.
Prior to issuance of the first grading or building permit for a project, a copy of the SWPPP or ESCP shall be submitted by the developer and approved by Authorized Signatory or Legally Responsible Person (LRP) for the City’s NPDES program. Contact the City of Manteca Engineering Department to identify appropriate person for review and approval of plans and documents.
Further refinement of the project’s design and calculations are required for compliance with the City’s Post-Construction Stormwater Standards Manual, which is precedent to issuance of any building, grading, or construction permits.
Bioretention areas which are adjacent to the City sidewalk shall include a two-foot (2’) wide flat area behind the sidewalk prior to the start of the bioretention area side slope.
Sanitary Sewer.
Improvements shall be designed and constructed in conformance with the latest version of the City Wastewater Collection System Master Plan and City Standards.
The City’s Sewer Master Plan and User Rate Charges were currently analyzed and updated. The update of the Master Plan was completed in March 2024. The Sewer Master Plan identifies 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 developed, and associated costs estimated, user rates, connection charges, and Public Facilities Implementation Plan (PFIP) fees will 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.
Any existing septic tank(s) on the property that will not be approved by the City shall be abandoned in accordance with the permitting requirements of the San Joaquin County Environmental Health Department prior to issuance of the first building permit.
A preliminary sewer plan shall be submitted to the City Engineer for approval concurrently with the first improvement plan submittal. The plan shall be accompanied by calculations for peak wet weather flows showing pipe sizes and slopes for the entire development.
City of Manteca Parks, Recreation and Transit Division- Parks Planning and Development Division: (Contact: [209] 456-8636) see letter dated February 11, 2026.
General Conditions.
Current City of Manteca Standards and Specifications for Landscape Development shall be followed.
Developer shall prepare construction plans and specifications for any streetscape and basin improvements for Park Planning and Development Division approval, at developer’s expense.
Existing fencing shall be removed and replaced with city standard concrete 2 rail fence, with new 1’ concrete mow band separating right-of-way from the private development.
All landscaping installed behind existing fence shall be part of the on-site landscape, be controlled by its own irrigation system and be maintained by the property.
Streetscapes/Medians/Landscape areas.
Existing/renovated streetscape/medians/landscape improvements shall be included in the Community Facilities District (CFD), or other funding mechanism, to provide resources for landscape and park maintenance costs as per the requirements listed under the formation requirements. Developer shall be responsible for maintenance of improvements until sufficient funding is available/collected for City to maintain.
All existing landscape shall be replaced with another type of groundcover or non-irrigated materials that Park Planning and Development Division approve.
All existing landscape at back of walk to the new concrete 2 rail fence shall be removed and replaced within new landscape. All associated irrigation shall be retrofitted to the satisfaction of the Park Planning and Development Division.
New Irrigation controller shall be provided for streetscape consistent with current city standard along with new flow sensor and master valve if none is present or if the existing does not function with new controller.
All existing trees shall be reviewed by a certified arborist and recommendations given for tree pruning. Developer shall provide tree pruning by ISA certified tree pruning contractor.
In areas where South San Joaquin Irrigation District (SSJID) pipeline easements are located within the boundaries of streetscape, medians or landscape areas, SSJID and the Park Planning and Development Division shall both approve landscape plans including tree variety, setbacks, root protection methods, etc. The landscape plans shall not be considered approved until they are signed by the Park Planning and Development Division.
No turf grass is permitted in any streetscapes, unless approved by the Park Planning and Development Division.
Minimum of Twenty percent (20%) of all landscape areas shall utilize non-irrigated materials, excluding LID areas. (Examples: artificial turf, cobble, gravel, decomposed granite, etc.) Other materials not mentioned shall be submitted to Park Planning and Development Division for Approval prior to specifying in project plans.
Additional comments may be made if future submittals are provided or during improvement plan phase if different conditions are encountered or revisions to the site plan occur.
Community Facilities District (CFD) (Or other funding source) Formation/Annexation Requirements.
CFD, maintenance agreement, or other approved funding source shall be annexed/formed, at the developer’s expense, to provide for the maintenance of the streetlights, open spaces and all streetscape/median landscape improvements and the negative fiscal impacts associated with road maintenance services for new development. Said CFD, maintenance agreement, or other funding source, shall be in place prior to the issuance of the first building permit and as further defined in the City of Manteca Parkland Construction Policy.
Developer shall be responsible for maintenance of improvements until sufficient funding through the collection of full special tax revenue is available/collected for City to maintain. This may be accomplished through a maintenance agreement, direct payment to City or other means.
If Developer and/or property Owner enters into a maintenance agreement for the ongoing maintenance of all required landscape areas in a healthy, neat, and safe condition in accordance with approved plans and City standards and if, at any time, the City determines that the landscape areas are not being adequately maintained and the deficiency is not corrected within the timeframe specified in written notice, the Developer and/or Owner agrees to annex the property into the Citywide CFD for the purpose of ensuring continued maintenance. All costs associated with such annexation shall be the responsibility of the Developer and/or Owner, and this obligation shall run with the land.
City of Manteca Fire Department, Office of the Fire Marshall: (Contact J. Jimenez at [209] 456-8337) see letter dated January 26, 2026.
Project Specific comments: Conditions of approval.
Deferred submittals:
Fire alarm in compliance with NFPA72
Fire System in compliance with NFPA 13
Compressed Gases with CFC 105.6.2
Flammable and combustible liquids with CFC 105.6.8
Gas detection Systems with CFC 105.6.10
Emergency Responder Communication Coverage with CFC 510 Provide fire hydrant on sidewalk on N. Union Road north entrance.
Fire Department General Conditions.
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 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.
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.
Each building shall have a durable, all-weather sign listing the building designator and the units contained within. Example:
Bldg. A -or- Bldg. 2
Units 301-306 Units 307-313
201-206 207-213
107-113
Fire Department Access:
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 drive aisle shall be designated Emergency Vehicle Access Lane and be a minimum of 26’ wide.
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 Fire Hydrants: Plans and specifications for fire hydrant systems shall be submitted for review and approval prior to construction.
Fire hydrants shall be installed on a minimum 8-inch looped water main.
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.
Hydrants subject to vehicular damage shall be protected in an approved manner and not be obstructed by vehicles or other obstructions.
Provide 15 feet of clearance on either side of fire hydrant from stopped or parked vehicles.
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.
The on-site fire protection system (fire hydrants and associated water mains) shall be installed prior to the issuance of building permits.
Total Fire Flow (appendix B of CFC) shall be calculated and submitted as part of the permit submittal.
Underground piping for the fire sprinkler shall be approved by the Fire Department prior to permit issuance.
Fire Suppression Systems: All buildings must be protected by an approved monitored automatic sprinkler system in accordance with NFPA 13, CFC, CBC, and Manteca Municipal Code Section 15.24.
Fire Alarm/Sprinkler monitoring shall be point ID.
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.
Plans proposed to be listed as deferred submittals shall be clearly labeled on the cover building permit plan submittal cover sheet.
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. ST1 report for base shall be watered and compacted pursuant to state specifications except -95% to 0.5 feet below finished sub-grade to 2.5 feet below finished sub-grade.
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.
All above ground gas meters, regulators, and piping exposed to vehicular damage shall be protected in an approved manner.
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.
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.
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 Jesse Jimenez
1154 S. Union Road, Manteca CA 95337
[email protected]
San Joaquin Council of Governments: (Contact: [209]-235-0600) see letter dated August 19, 2025.
This project is subject to the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). The applicant must provide a Certificate of Payment prior to issuance of any grading or building permits.
San Joaquin County Environmental Health Department: (Contact Sastina Thammavongsa at [209] 616-3068) see letter dated September 9, 2025.
San Joaquin Valley Air Pollution Control District: (Contact: [559] 230-6574) see letter dated August 26, 2025.
Notes and Information Only:
See City of Manteca Public Works – Solid Waste memo dated September 18, 2025.
See South San Joaquin Irrigation District letter dated March 19, 2025.
See Pacific Gas and Electric letters dated August 21, 2025, and September 22, 2025. ***
ATTACHMENT 5
Tractor Supply and Dutch Bros
SPC 25-18, MUP 25-18-1, MUP 25-18-2, LLA 25-18
ATTACHMENT 6