PRE-ANNEXATION AGREEMENT
OAKWOOD SHORES UNIT 3 SUBDIVISION
This Pre-Annexation Agreement (“Agreement”), dated ______________, 2026 (“Effective Date”), is by and between the City of Manteca, a California municipal corporation (the “City”) and Lafferty Communities, a California Corporation, (“Developer”).
RECITALS
A. Developer owns approximately 6.25 acres of property located in Oakwood Shores Unit 3, the remaining subdivision proposed for development in the Oakwood Shores community in unincorporated San Joaquin County, as shown in Exhibit A, attached hereto and incorporated herein (the “Property”).
B. It is the intent of Developer to develop the Property as the final 32-lot residential subdivision in the Oakwood Shores master planned community (“Project”), in accordance with conditions imposed as part of the entitlements to be granted for the Property by the City. The Project is subject to the Oakwood Shores Special Purpose Plan and the County of San Joaquin (“County”) certified an EIR for the Oakwood Lake Expansion Project and the adoption of the Oakwood Shores Special Purpose Plan. The City will be the principal agency responsible for the land use approvals and entitlements associated with the Project.
C. The Property is not currently within the boundaries of the City but is within the City’s sphere of influence. Developer desires to annex the Property as part of its development Project.
D. The purpose of this Agreement is to set forth the City's and Developer’s respective responsibilities and understandings in pursuing approvals for entitlements for the Project and achieving annexation of the Property subject to the terms of this Agreement.
AGREEMENT
1. Term of Agreement. This Agreement shall be effective as of the Effective Date, and shall remain in effect until it terminates upon the last of the following dates (“Termination Date”):
a. The date that the City approves the Project Entitlements further defined below; b. The date that the San Joaquin Local Agency Formation Commission (“LAFCO”) approves annexation; and
c. The date that the last Project certificate of occupancy is issued; provided, however, that this Agreement will terminate in the event that annexation of the Property to the City has not become final (including an executed LAFCO Certificate of Completion) within twenty-four (24) months after the Effective Date of this Agreement.
2. Entitlements, Application and Project Approvals. Developer agrees to formally submit a complete development Project application package for the entitlements identified below as necessary for the development of the Project (the “Entitlements”). The City will process the Entitlements based on the City’s applicable rules, regulations, ordinances and policies and development standards in effect at the time the Project applications are deemed complete. In addition, contingent on the timing of Developer’s submittal of the Project Entitlement applications to City, the completeness of the application materials, and Developer (and its consultants)
turnaround time, the City agrees to use reasonable efforts to expedite the processing and approval of the Entitlements with the intention that the annexation/reorganization application be submitted to LAFCO by June 1, 2026.
a. CEQA. The City will be the lead agency for purposes of conducting the analysis of environmental impacts of the proposed land use pursuant to the requirements of the California Environmental Quality Act (“CEQA”). Dependent upon the submittals in Developer’s Entitlement application, the City will use reasonable efforts to expedite the environmental review of the development of the Project. The City will use the County’s prior environmental documents for Property, and will consider a statutory exemption under CEQA, if one applies. Such exemption may include, but not be limited to, the statutory exemption in Public Resources Code section 21083.3/CEQA Guidelines Section 15183.
b. Map and Zoning. The Developer’s Entitlement application package will include an application for a vesting tentative map for the Project and include a complete set of improvement plans as required by the City.
c. Pre-zoning of the Property. Because the Property currently has no zoning designation, the Developer’s Entitlement application package will include submittals for prezoning of the Property to a Planned Development (PD) with the R-1 zoning district development standards.
d. Annexation.
i. The Developer shall make the application for annexation/reorganization with LAFCO. Developer shall take the steps necessary to achieve annexation of the Property and detachment from the Oakland Lake Maintenance District and the Lathrop-Manteca Fire District at the soonest reasonable opportunity in accordance with a schedule approved by both parties. The parties agree to work together on a schedule for annexation and to cooperate in the processing of the annexation application as expeditiously as possible. In addition, the City agrees to enter into an agreement with Developer for an Out of Boundary Service Agreement during the interim period after approval of the Entitlements and before the annexation of the Property if there is a delay in annexation of the Property.
ii. Developer shall be solely responsible for all costs associated with annexation of the Property into the City, including without limitation the cost of any required environmental review, and shall promptly reimburse City for its costs upon request, including the costs of City personnel and contractors and consultants incurred in connection with the annexation.
iii. The City staff and Planning Commission shall review the development proposal and Project applications submitted under this Section 2 and make recommendations to the City Council which shall take such action thereon, and such action as to final annexation, as it deems to be in the best interests of the City.
3. Post-Annexation Services. The City will consider applicable City standards that may apply for the provision of City services upon annexation of the Property. Upon annexation, and subject to the City’s standard conditions and requirements, the City agrees to:
a. Provide all necessary City services and utilities for the Project.
d. Approve connections to all City water, sanitary sewer, and storm drainage lines to the Project.
e. Provide wastewater collection and treatment services to accommodate the amount and timing of Project effluent.
f. Provide police and fire services.
4. Fees. The Project will be subject only to the City’s normal fees and costs, including but not limited to, fees and costs for entitlement applications, environmental review, annexation, permits, and annexation in the City of Manteca Citywide CFD 2022-1. The City will provide Developer with a building permit fee estimate as part of its review of Developer’s Project applications.
5. Additional City Obligations.
a. The City agrees that it will not require Developer to enter into a development agreement, as described in Government Code section 65865, as a condition to approval of the Entitlements.
b. The City agrees to facilitate, without guarantee of any particular outcome, discussions with Oakwood Lake Water District (“OLWD”) to coordinate a resolution with OLWD and the Oakwood Shores Homeowners Association to accommodate the Project’s drainage from the Property to discharge into Oakwood Lake.
c. The City agrees to negotiate with the County, without guarantee of any particular outcome, to proceed with annexation of the Project under the terms of the existing tax sharing agreement as it applies to the Property.
d. In the event the City does not approve the Project Entitlements or the Entitlements are subject to litigation, and Developer decides to discontinue the entitlement and annexation process and complete the entitlement process in the County instead of the City, the City agrees to provide Developer with an encroachment permit for Project access at Woodward Avenue, in a location and under conditions and terms to be approved by the City, including payment of Developer’s proportionate fair share of costs.
e. The City will use reasonable efforts to expedite the issuance of grading permits and building permits.
6. Developer Obligations. In exchange for the City’s agreement to expedite the processing of the Project Entitlements, Developer agrees to the following terms:
a. Dedication of Frontage. Because the City’s storm drain project has been underway for several years and is already half-way constructed, the City is unable to alter the project plans.
Therefore, several existing utilities conflict with the new storm drain line, and the utilities will need to be relocated from the east side of Woodward Avenue to the west side to allow for the new storm drain line. Developer agrees, upon request by the City, to dedicate the Project street frontage along Woodward Avenue in order to allow PG&E to relocate its existing transmission poles, electrical lines and sway easement to accommodate the relocation. The City, however, agrees to continue to work with Developer to proceed with the alternative for the pole placement location that is consistent with Developer’s preferred location for the power poles in relation to the
proposed Project homes on Woodward Avenue as reflected in the attached Exhibit B, attached hereto and incorporated herein, to the extent feasible. b. Developer agrees to fund its proportionate fair share of the cost of the installation of a roundabout or a traffic signal at Woodward Avenue and the Project entrance. c. Developer will withdraw its applications with the County for development approvals for the 32-Lot Project following the City’s approval of the Project and LAFCO’s approval of the annexation and completion of the process.
d. Developer shall be responsible to pay all post-city entitlement fees (e.g.
LAFCo/SJLAFCO/San Joaquin County/State technical and processing fees). e. Prior to the LAFCO hearing on annexation, Developer will be responsible for payment of applicable fees for detachment from the Lathrop-Manteca Fire District and Oakwood Lake Maintenance District.
7. Notices: Any notices relating to this Agreement shall be given in writing and shall be deemed sufficiently given and served for all purposes when either (i) delivered personally; (ii) by generally recognized overnight courier services; (iii) five (5) days after deposit in the United States mail, certified or registered, return receipt requested, with postage prepaid; (iv) or via email to the email address indicated below, which will be effective at such time as it is sent, provided that acknowledgement of receipt is received, addressed as follows:
City: Toni Lundgren
City Manager
City of Manteca
1001 W Center Street
Manteca, CA 953557
209-456-8000
Developer: Rick Lafferty
CEO
Lafferty Communities
500 Executive Parkway, No. 350
San Ramon, California 94583
925-355-1305 Office
925-830-2611 Direct
Either party may change its address by written notice to the other given in the manner set forth above.
8. Entire Agreement: The terms of this Agreement, together with the exhibits to it, are intended by the parties as a final expression of their agreement with respect to such terms and exhibits as are included in this Agreement and may not be contradicted by evidence of any prior or contemporaneous agreement. This Agreement specifically supersedes any prior written or oral agreements between the parties. The language in all parts of this Agreement shall be construed as a whole in accordance with its fair meaning.
9. No Vested Rights. Nothing herein is intended to vest Developer in the policies and ordinances of the City, and references herein to City policies, including references to specific fees
and charges due pursuant to those policies, shall be read to include amendments and modifications of those policies (and fees and charges) occurring during the term of this Agreement.
10. Amendments and Waivers. No addition to or modification of this Agreement shall be effective unless set forth in writing and signed by the party against whom the addition or modification is sought to be enforced. The party benefited by any condition or obligation may waive the same, but such waiver shall not be enforceable by another party unless made in writing and signed by the waiving party.
11. Indemnification, Defense and Hold Harmless. Developer shall indemnify, defend, and hold harmless the City and its officers and employees from and against any and all claims, liability, loss, damage, expense, costs (including without limitation costs and fees of litigation) of every nature arising out of or in connection with (a) the actions described herein (including any challenge to the validity or enforceability of any provision of this Agreement) and (b) the attack on or set aside, voiding or annulment of any action by City on the subject annexation, or any of the proceedings, acts or determinations taken, done or made prior to or concurrently with said annexation. This indemnification obligation shall survive this Agreement and shall not be limited by any insurance policy, whether required by this Agreement or otherwise.
12. Assignment. This Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns.
13. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.
14. Applicable Law and Venue. This Agreement shall be construed and enforced in accordance with the laws of the State of California without regard to principles of conflicts of law.
In the event of litigation arising under this Agreement, venue shall reside exclusively in the Superior Court of the County of San Joaquin.
15. No Joint Venture or Partnership. The Parties hereby renounce the existence of any form of joint venture or partnership between any or all of the Parties and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making any or all of the Parties joint venturers or partners. Further, the Developer is not an agent of the City.
16. Cooperation in the Event of Legal Challenge. In the event of any administrative, legal or equitable action or other proceeding instituted by a third party, governmental agency or official challenging the validity of any provision of this Agreement or the integrated annexation proceedings described herein, the Parties shall cooperate in defending the action or proceeding.
17. Authority. Each Party hereto and each person executing this Agreement on behalf of any Party hereby represents and warrants that the under-signed have the authority and capacity to make the releases set forth hereinabove and have the authority to execute this document on behalf of the named principal.
(Signatures on Next Page)
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GENERAL NOTES
1. COUNTY STANDARD PLANS
ALL /MPRO";fMEI/TS, OT/1£11 Tl/AN 71/E ACCESS ROAD, SHALL BE CONSTRUCTED AS PfJI 71/f SAN JOAOUIN AND SPECIF/CA HONS AND OAKIK/00 LAKE WA /Bl ///STRICT STANDARDS, EXCEPT AS NOTED.
2. ST//1/M DRAINAGE TO BE CON'lcYED TO 71/E EX/SUNG OAK'MJOI) SHORES STORM DRAINAGE SYSTEM IN ACCORDANCE W/711 OAKIIOOD LAKE WA /Bl ///STRICT STANDARDS AND SPECIF/CA HONS.
J. SANITARY
SPEC/FICA T/Ol/5.
SDIER TO BE CONSTRUCTED TO 71/f OAKIIOOD LAKE WA /Bl ///STRICT STANOAROS AND
4. WA /Bl
SPEC/FICA T/Ol/5.
SYSTEM TO BE CONSTRUCTED TO 71/f OAKIIVOO LAKE WA /Bl DISTRICT STANDARDS AND
5. STREET L/GHUNG SHALL BE INSTALLED PfJI SAN JOAOUIN C//IJNTY STANDARD SP<C/FICA HONS.
6. PIJ8LJC UHUT1£S ARE TO BE INSTALLED 1/NDfR G/1///JND IN EASfMENTS.
Z 71/f SJJBD/VIOER HEREBY RESERVES 71/f RIGHT TO FILE "MUI. T/Plf SJJBD/�S/ON MAPS" AS SET FORTI/ BY 71/f SJJBD/�S/ON MAP ACT. ARHCLE 4, SECHON 66456.1., AND RLE PARCEL MAPS FOR REASON OF SALE.
ALL PARCEL LINES SHALL CONFORM TO 711/S TEN TA ll'lc MAP.
8. PIJ8LJC UHUTY EASfMENTS WILL BE PROWJED ALONG ALL STREET IN-T/IACT FRONTAGES.
9. NO EX/SUNG 8U/L//INGS, SEPHC TANKS, LEACH f/fl.05, OR llfl.l.S ON S/Tf. EX/SUNG MONITORING llfl.LS ON SITE WILL BE REMO'lcO OR ABANDONED AS PfJI SAN JOA(JIJIN COUNTY REQl/l/1£MfNTS. EX/SUNG /RR/GA HON FACJLIT1£S TO BE REMO'lcO OR RELOCATED.
10, AN EX/SUNG NON-EXCL/JS/'lc PfJIPETUAL EASfMENT AND RIGHT-OF-WAY EXISTS O'lc/1, 1/NDfR AND ACROSS ALL PROPERTY FOR /XiNSTRUCHON, MAINTENANCE AND OPERA HON OF OAKlll'.JOO LAKE WA /Bl DISTRICT FAC/L/7/fS.
II. FACJLIT1£S AND EASfMENTS 71/AT FALL W/71/IN 71/f PROPOSED RESIOEIIHAL LOTS SHALL BE RELOCATED OR A8A/IDON£D AS APPROPR/A 1f. ALL RELOCA HONS/ ABANOONMENTS SHALL BE APPRO'lcO BY 71/f APPROPRIATE AGENCIE5.
PROJECT INFORMATION
OM/ER: OAKWOOD LT VENTURES II, LLC
2000 CROW CANYON PLACE, SUITE 350
SAN RAMON, CA 94583
(925) 355-1305
SUBDIVIDER/APPLICANT: LAFFERTY CONSTRUCTION COMPANY
2000 CROW CANYON PLACE, SUl"TE 350
SAN RAMON, CA 94583
(925) 355-1305
ENG/NEER/SURVEYOR: NORrHSTAR ENG/NffRING GROUP, INC.
620 12th S"T/IEET
MODESTO, CA 95354
(209) 524-3525
Sl"TE ADDRESS: NONE LISTED
AP.N: 241-520--2 1
ZONING:
EX/SUNG:
PROPOSED:
GENERAL PLAN:
EXISTING:
PROPOSED:
TOTAL PROJECT AREA:
EXISTING PARCELS:
PROPOSED PARCELS:
FLOOD ZONE:
OAKWOOD SHORES
UNIT NO. 1
LOT 5 OF "OAKWOOD LAKE. UNIT NO. 1• ALEO IN BOOK J9 OF MAPS AND PLATS, AT PAGE 91, SAN JOAQUIN COUNTY RECORDS AND "NEW LOT 8" AS SHOWN ON THAT CERTAIN RECORD OF SURVEY ALEO IN BOOK J6 OF SURVEYS, AT PAGE 63, SAN JOAQUIN COUNTY RECORDS.
LYING 'NITHIN SECTIONS 2, J, 10 AND 11, T. 2 S., R. 6 £, M.D.M.
SAN JOA QUIN COUNTY. CALIFORNIA
C-R - COMMERCIAL R£CREA HON
R-L - LOW DENSITY R£S/OENHAL
C/R - COMMERCIAL RECREA HON
R/1. - LOW DENSITY R£S/DENTIAL
6.3 ACRES
1 32 R£S/DENHAL LOTS, 4 LETTERED LOTS
ZONE X. AREAS PROTEC"/ED BY LEVEES FROM
IX ANNUAL CHANCE FLOOD PER FEMA MAP
NUMBER 06077C0620F, DA T£D OCTOBER 16, 2009
SHEET INDEX
1. COVER SHEIT AND CROSS SECTIONS
2. TOPOGRAPHIC SHEIT
3. DIMENSION SHEET
4. UTILilY SHEIT
SUBDIVISION SUMMARY
RES/0£NHAL LOTS
/10ADWA Y AND UHUTY LOTS
LANDSCAPE LOTS
RIGHT-OF-WAY OED/CAHO/I
TOTAL
187,970± SF
35,988± SF
1,118± SF
6,434± SF
237,510± SF
ADJACENT PROPERTY
OWNER INFORMATION
A. LANNIE & FRANCINE DULIN APN: 241-740-20
8. SAMISONI & MAI.ENE KAI LATU APN: 241-740-19
C. CHRISTOPHER & ANGELA PATERSON APN: 241-740-18
D. JOHN & CHRISTY FLETCHER APN: 241-740-17
E. MICHAEL & FAfilN WIWAMS APN: 241-740-16
F. LEONAAD DAIJUD APN: 241-740-15
OAKWOOD SHORES
OWNERS ASSOCIATION
APN: 241-520-15
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EXISTING SEIIER LINE
EXISTING FENCE
EXISTING EDGE OF PAVEMENT
EXISTING CONTOURS
EXISTING FIRE HYDRANT
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EXISTING /RR/GA TION CONTROL BOX
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7 Attachment - 2 - Exhibit A
Attachment 2 - Exhibit A
Attachment 2 - Exhibit A
Attachment 2 - Exhibit B