Conditions of Approval Tentative Map Amendment -Shadowbrook January 11, 2016

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1 City of Manteca Community Development Department Conditions of Approval -Shadowbrook January 11, 2016 Project File Numbers: TSM Project Name: Shadowbrook Amendment Project APN: , 04, 05, 06, 07, 08, , 02, 03 & NOTE: A Mitigated Negative Declaration was completed with Mitigation Measures specific to development of this project site. The Mitigation Measures are incorporated by reference into this list of conditions. This list of conditions is not intended to be all-inclusive or a comprehensive list of City regulations. All conditions are referenced to the Shadowbrook Tentative Map (Updated 12/11/2015) on file with the City of Manteca, Community Development Department, Planning Division. This project is within a Planned Development (PDA-15-94) that authorized deviations to the City s development standards. The Planned Development Standards are incorporated by reference into this list of conditions. The project also includes a Development Agreement specific to development of this project site. The development agreement is incorporated by reference into this list of conditions. A. Community Development Department Conditions: 1. This Tentative Subdivision Map is approved, per the revision dated (December 11, 2015) and attachments, and as modified by the following conditions of approval, subject to final review and approval by the City of Manteca. 2. This Tentative Subdivision Map approval shall be effectuated within a period of two years of the City Council s approval. Prior to the expiration date the applicant may apply for an extension not to exceed three years. 3. All conditions of approval shall be satisfied by the owner/developer. All costs associated with compliance with the conditions shall be at the owner/developer s expense. 4. This project is subject to the Mitigation Measures adopted as part of the Shadowbrook Mitigated Negative Declaration. 5. Landscaping submitted with the improvement plans shall be reviewed and approved by the Parks and Recreation and Community Development Departments. Conditions of Approval Page 1 of 14

2 6. Houses shall have front and street side elevations with full trim amenities around doors and windows. 7. Any lots backing or siding to a public way shall include full trim amenities around visible doors and windows on the side and rear elevations. 8. 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. B. Engineering Division Conditions: 1. All improvements shall comply with the City of Manteca Standard Plans and Specifications. Improvement plans shall be submitted to the City Engineer for approval. An encroachment permit is required for all work within the public right-of-way. 2. Developer shall provide easements, requested by the respective utility companies, within the subdivision and shall show said easements on the final subdivision map. Any existing facilities within or adjacent to the Project that are affected by this Project shall be relocated or placed underground at the Developer s expense. 3. Developer shall dedicate ten-foot (10 ) wide public utility easements on all street frontages for underground facilities and appurtenances, upon approval and recordation of each final map. 4. Developer shall indicate on the tentative map topographical information which shall include one-foot (1 ) contour intervals and benchmark data based on City datum. 5. Developer shall obtain appropriate encroachment permit(s) for any work required within the San Joaquin county right-of-way. 6. Developer shall relinquish access rights for the following lots to the City of Manteca: a. Lots 6-22 to and from Lot C, b. Lot 23 to and from Street P, c. Lots to and from Lot M d. Lots to and from Southland Road and e. Lots to and from Street C. 7. Lots shall be constructed with driveways designed to allow vehicles to enter and leave Southland Road in a forward direction. Hammerhead or circular driveway designs are encouraged. 8. Developer shall construct all improvements within this subdivision, which will be constructed as a gated community, in accordance with the City of Manteca Standard Plans and Specifications. 9. The Developer shall create a public utility easement over the forty-six foot (46 ) right of way shown at the cross section for Interior Streets. 10. The Developer shall create public utility easements for access and the maintenance and operation of all sewer and storm drain pump stations. 11. Following City Council acceptance of the subdivision improvements the Division of Maintenance Responsibilities shall be as follows: Conditions of Approval Page 2 of 14

3 12. Streets: a. Developer, his heirs, executors, administrators, successors, and assignees, agrees to maintain all curb, gutter, sidewalk, pavement, street lights (including payment for energy usage), street signs and other related works associated with SHADOWBROOK, including replacement of pavement, curb, gutter and sidewalk, and other related works when the City is required to open up the streets to perform its maintenance responsibilities. Developer is not responsible for replacement of pavement, curb, gutter and sidewalk within the rights of way for Louise Avenue and Southland Road. Developer shall also pay for energy usage, maintenance and replacement costs for sewer and storm drain pumps and appurtenant facilities. b. City shall maintain all sewer, water and storm drain lines and appurtenances, including replacement of manhole and water valve covers, fire hydrants and storm drain grates; sewer and storm drain pump stations all located within public utility easements as shown on the SHADOWBROOK Final Map. City is responsible for replacement of pavement, curb, gutter and sidewalk within the rights of way for Louise Avenue and Southland Road. a. Soils R-value tests shall be taken in the vicinity of lots 114, 193, 258, 435 and 470. A geotechnical report shall be submitted to the City Engineer with calculations determining the street pavement structural design. Design shall conform to City of Manteca Resolution R-5633, Street Structural Design Policy. The minimum traffic indices shall be as follows: i. Louise Avenue: 9.0 ii. Southland Road: 6.0 iii. 60 right-of-ways: 5.0 iv. 50 right-of-ways: 4.5 v. Cul-de-sacs: 4.0 b. Developer shall provide a right-of-way width of sixty feet (60 ) for Street A, Street C and Street P. c. Developer shall ensure the City has the right to install a street across Lot L to Parcels with APN and , should these properties develop in the future. Shadowbrook shall grant a cross access easement for the benefit of these two parcels that is only activated by development of these parcels and connection with Street B across Lot L. These reservations shall be included on the Final Map. d. Southland Road i. Developer shall dedicate right-of-way along the south side of Southland Road to accommodate a thirty five foot (35 ) half-width large collector street section. ii. Developer shall remove and replace the existing pavement with a new street structural section along the Southland Road frontage, including the section fronting Parcels with APN and iii. Developer shall construct, for that section adjacent to each phase and adjacent to Parcels with APN and , full width street improvements along Southland Road, including vertical curb, gutter, five foot (5 ) wide sidewalk, seven foot (7 ) wide landscape strip with trees and automatic irrigation system between curb and sidewalk, pavement and ornamental street lights typical of the Tidewater bikewaystyle of lighting. The sidewalk along lots may be omitted. The developer shall Conditions of Approval Page 3 of 14

4 construct a 12 landscape buffer between the back of curb and the proposed seven foot (7 ) high masonry sound wall along the frontage of lots Improvements behind the back of curb may be excluded on the far side. The developer shall endeavor to obtain the ROW necessary to install these improvements on behalf of the City. If the developer has made good faith efforts to obtain the ROW, which can be shown to the City in writing, and is unable to come to an agreement with the property owner the City will make a determination to remove this condition or begin its own negotiations with the property owner. At any time during the negotiations, the developer can set up a meeting at which the City will be present to assist in obtaining the ROW. All processes and costs associated with condemnation of the property will be the responsibility of the City. iv. Developer may, in accordance with Title 16 of the Manteca Municipal Code, request City Council's approval to construct a part-width street. City Council must approve the request by a four-fifths (4/5ths) vote. v. If a part-width street is approved by City Council, Developer shall construct Southland Road, for that section adjacent to each phase and adjacent to Parcels with APN and , to include the following: twenty-one and one-half feet (21.5 ) of pavement from centerline to lip of gutter, vertical curb and gutter, five foot (5 ) wide sidewalk and seven feet (7 ) of landscaping with automatic irrigation system between the curb and the sidewalk on the near side of the centerline, and fourteen feet (14 ) of pavement (which includes a twelve-foot (12 ) wide travel lane and two-foot (2 ) shoulder on the far side of the centerline. vi. If City Council does not approve the part-width street request, the Developer shall, on behalf of the City, obtain right-of-way along the north side of Southland Road to attain a right-of-way line thirty five (35 ) from the centerline of Southland Road. The developer shall endeavor to obtain the ROW necessary to install these improvements on behalf of the City. If the developer has made good faith efforts to obtain the ROW, which can be shown to the City in writing, and is unable to come to an agreement with the property owner the City will make a determination to remove this condition or begin its own negotiations with the property owner. At any time during the negotiations, the developer can set up a meeting at which the City will be present to assist in obtaining the ROW. All processes and costs associated with condemnation of the property will be the responsibility of the City. vii. On-street parking will not be permitted on Southland Road during construction or west of the Southland Road entrance once the project is completed. viii. Developer shall construct a left-turn lane from Southland Road into the project access road prior to completion of the first final inspection of any homes adjacent to Southland Road unless a traffic study determines a left turn lane is not warranted. ix. Improvements on Southland Road may be deferred until the completion of the first final inspection of any home north of Street I. e. Louise Avenue Conditions of Approval Page 4 of 14

5 i. Developer shall dedicate right-of-way along the north side of Louise Avenue to accommodate a fifty two foot (52 ) half-width arterial street section plus twenty feet (20 ) for future bridge widening. ii. Developer shall construct half width roadway improvements for the north side of Louise Avenue to include curb, gutter, sidewalk and landscape strip with trees and automatic irrigation system, pavement, ornamental street lights typical of the Tidewater bikeway style of lighting, signage and striping. Developer shall also modify the existing twelve foot (12 ) wide raised landscaped median with automatic irrigation system centered on the ultimate Louise Avenue centerline to extend the median curb to create a left turn lane. Improvements behind the back of curb may be excluded on the far side. These improvements shall be in accordance with Std. Plan No. ST-3 Arterial Street and ST-37 Arterial Streetscape A. iii. Developer shall extend existing median island curb to create a center turn lane and left turn receiving lane from Louise Avenue into the project access road prior to completion of the first final inspection of any home south of Street I. iv. On-street parking shall not be permitted on Louise Avenue both during construction and once the project is completed. v. The Developer shall incorporate traffic calming device (roundabout) into the intersection of Project Entrance/Louise Avenue/Felice Way, as part of the development phase that contains these devices. Developer shall dedicate, or acquire on City s behalf, sufficient right-of-way to complete the Louise Avenue improvements, associated with the round-about. The Developer shall endeavor to obtain the ROW necessary to install these improvements on behalf of the City. If the Developer has made good faith efforts to obtain the ROW, which can be shown to the City in writing, and is unable to come to an agreement with the property owner the City will make a determination to remove this condition or begin its own negotiations with the property owner. At any time during the negotiations, the Developer can set up a meeting at which the City will be present to assist in obtaining the ROW. All costs associated with obtaining the ROW, including condemnation of the property if necessary, shall be the responsibility of the Developer. 13. A bus/landscaping Maintenance Turnout shall be provided within the project. Bus/Landscaping Maintenance Turnouts shall be constructed per the City s Standard Plan ST Fencing and Walls The heights indicated are minimums; they may be greater if necessary to mitigate noise impacts per the adopted mitigation monitoring program. a. Developer shall construct a seven-foot (7 ) high masonry sound wall along all lots where access rights have been relinquished to the City of Manteca, in accordance with City Std. Plan No. ST-37. The wall height shall step down to forty-two inches (42 ) high in the front building set back areas. b. A Caltrans Standard Concrete barrier Type 60 with a masonry sound wall mounted on top shall be installed along the State Highway Route 99 right-of-way line. The minimum height of the sound wall, as measured from the pavement grade at the edge of the traveled way, shall Conditions of Approval Page 5 of 14

6 15. Water be in conformance with the sound study for this Project, located in the Mitigated Negative Declaration document. The concrete barrier shall not encroach onto State right-of-way. The sound wall shall taper down from the required height at Highway 99 to the project access entrance at Southland Road and at Louise Avenue, as illustrated in the noise study. The soundwall along the portion of the project north of Street I shall be constructed prior to the completion of the first final inspection for the first home north of Street I and west of Street A. The soundwall along the portion of the project south of Street I shall be constructed prior to the completion of the first final inspection for the first home south of Street I and west of Street A. c. Developer shall construct a minimum six foot (6 ) high wood fence along the easterly boundary of this subdivision. d. Streets stubbed onto undeveloped land shall have a six foot (6 ) high chain link fence extending from building set back line to building set back line and a Type B Barricade per City Std. Plan No. ST-20, or as otherwise approved by the Community Development Director. All sound wall barrier heights shall be measured from the highest-grade elevation on the adjacent residential lot. All masonry walls shall be reinforced, solid-grout filled and constructed onsite (no prefabricated walls), with decorative caps and pilasters subject to review and approval of the Community Development Director and Public Works Director. a. Improvements shall be constructed in conformance with the latest version of the City Water Master Plan. b. Developer shall, in accordance with the City s Water Master Plan, construct a twelve inch (12 ) water main in Southland Road from the existing water main at State Highway Route 99 to the east boundary of this subdivision. c. Developer shall, in accordance with the City s Water Master Plan, construct a twelve inch (12 ) water main along Street C to Street A to Street F to Street H to Street I to Street K to Street P connecting to the twelve inch (12 ) water mains in Southland Road and Louise Avenue to maintain the City s water main grid system. d. Water mains installed in stubbed streets shall extend to the property line and shall have a blowoff per City Std. Plan No. W-7. e. A minimum ten foot (10 ) separation shall be maintained between water mains and parallel sanitary sewer, storm drain, and irrigation lines. f. Any existing well(s) on the property, which will not be approved by the City and the State Department of Health for use of any type, shall be abandoned in accordance with San Joaquin County Public Health Services requirements. g. Developer shall provide for a potable water well (test well) site on Lot E as shown on the Tentative Map. If irrigation well is installed at park/basin and a test well site is selected within the park/basin, these wells shall be constructed on opposite ends of the park/basin site. Conditions of Approval Page 6 of 14

7 h. Developer shall pay fees associated with the Reclaimed Water Master Plan for all houses within this subdivision for which a building permit is issued after adoption of said Reclaimed Water Master Plan by the City of Manteca or as outlined in Development Agreement. 16. Storm Drainage a. Improvements shall be constructed in conformance with the latest edition of the Storm Drain Master Plan. b. A preliminary storm drainage plan shall be submitted to the City Engineer for approval prior to final improvement plan submittal. The plan shall be accompanied by calculations for peak flows, total runoff, pipe sizes, detention basin volume and evidence of groundwater depth. c. 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. d. The storm drainage plan for this development shall be reviewed and approved by South San Joaquin Irrigation District (SSJID) in accordance with the conditions of SSJID /City of Manteca Storm Drainage Agreement. Developer shall confirm requirements and grant all required easements to SSJID for existing Lateral RD along the southern portion of the Project for access and maintenance. e. Developer shall construct the storm drain basin in accordance with the current Storm Drain Master Plan. The basin shall discharge into the SSJID Drain No. 3. f. The basin shall have a maximum side slope of 6 to 1 (horizontal to vertical). g. All storm drainage shall drain to the proposed detention basin before being discharged. The storm drain basin discharge facilities shall be designed as a controlled pump or gated discharge allowing discharge into SSJID s Drain No. 3 only when capacity is available in the SSJID system. There is an existing control station downstream which will provide telemetric control of the pump discharge. The City and SSJID shall have access to and control over the system. Telemetry requirements at the pump station shall include installation of hardware and software to interface with the City s Supervisory Control and Data Acquisition (SCADA) system. h. Prior to this development discharging into Drain No. 3, downstream improvements, in accordance with the Storm Drain Master Plan, may be required. Developer shall participate in the construction and/or maintenance of said downstream storm drain facilities in the manner prescribed by the City Council at the time of, or before, construction of any phase of this development. Drain 3 improvements downstream of this development are described in Chapter 4, Section (1) Monterey Place in the Storm Drain Master Plan. The developer will be eligible for credit against the Storm Drain PFIP for each building permit to reimburse for this work. If the developer can provide an alternate storm water discharge method that does not adversely affect Monterey Place, this condition will not apply. i. Developer shall dedicate easements to the City of Manteca on the final map for storm drainage purposes. The easements shall be for the storm drain lines carrying drainage from Louise Avenue and Southland Road to the storm drain basin and for the area of the storm drain basin. Conditions of Approval Page 7 of 14

8 j. Developer shall develop, at his expense, the storm drain basin area as a landscaped park area. The improvements shall include, but not be limited to: basin grading, telemetry controlled pump station and appurtenances, curbs, gutters, sidewalks, ornamental street lights typical of the Tidewater bikeway style of lighting, street trees, street paving irrigation system with automatic controllers and seeding of the basin lawn. The HOA shall maintain the Park/Basin landscaping. k. No directly connected impervious areas (DCIA) shall be allowed to drain into the storm drain system downstream of the basin. All storm drain piping shall be located within the paved street area. All storm drainage shall drain to the basin then be discharged into the SSJID facilities. The storm drain basin shall have positive shut off control. l. Project shall comply with requirements set forth in NPDES permit DWQ amended DWQ and DWQ, including applicable requirements under Appendix 2, as determined by the SWRQB. m. Where conflict between standards arises, the standard most-protective to water quality, to public health and safety, and against flooding shall be utilized. n. 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, Developer 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 Attn: Storm Water Permitting Section Telephone: (916) 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 Public Works Department to establish a project and authorize data entry access. 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 Public Works Department to identify appropriate person for review and approval of plans and documents. o. Developer shall pay fair-share costs according to the PFIP. 17. Sanitary Sewer a. Improvements shall be constructed in conformance with the latest version of the City Wastewater Collection System Master Plan. A preliminary sewer plan shall be submitted to the City Engineer for approval prior to final improvement plan submittal. The plan shall be accompanied by calculations for peak wet weather flows showing pipe sizes and slopes for the entire development. Conditions of Approval Page 8 of 14

9 b. In accordance with the 2012 Wastewater Collection System Master Plan, the development shall discharge all sewer to the trunk line located in Louise Avenue. c. Developer shall be responsible for contacting the San Joaquin County Utility Maintenance District regarding the existing Raymus Village Sanitary Sewer Force Main traversing this subdivision and discharging into the Louise Avenue sanitary sewer trunk line. d. All existing septic systems shall also be destroyed in accordance with San Joaquin County Environmental Health Department requirements. 18. Public Facilities Implementation Plan (PFIP) a. Developer shall pay all fees and taxes required by the Manteca Municipal Code, including those fees required by City Council Resolution No. R The fees shall be paid in the amount that is in effect at the time that the fees become due pursuant to the Manteca Municipal Code. This amount may include, but is not limited to, increases in the fees due to increases in construction costs, due to changes in growth patterns of the City or due to other unanticipated costs associated with construction of the City s PFIP improvements. Additionally, in recognition of the need for expanded public facilities to meet the demand of cumulative development, including the proposed Subdivision, the Developer agrees to comply with and participate in any additional funding mechanisms adopted for the purpose of providing adequate sewer treatment facilities, adequate water distribution facilities, and adequate sewer collection facilities to serve future development within the City. The funding mechanism shall be adopted for the purpose of allowing the City to provide adequate sewer treatment, sewer collection, and water distribution facilities and may include, but shall not be limited to, the payment of development fees, the payment of taxes, and the payment of special taxes in connection with community facilities districts. Nothing in this condition shall be interpreted as a limitation on the exercise of the City s police power or taxing power through future legislation or the imposition of development conditions. The developer shall pay fees and taxes as set forth in their Development Agreement. These fees and taxes will be paid at the rates that are current at the time of building permit except for fees outlined and agreed upon for payment in the Development Agreement. Where there is a discrepancy between the building permit fee or the Development Agreement fee, the Development Agreement shall prevail. b. In order to ensure that the successors-in-interest to the Developer are aware of (a) above, the Developer shall record a covenant, in a form satisfactory to the City Attorney, indicating that the Developer and the successors-in-interests shall comply with this condition. The covenant shall provide that the covenant shall automatically terminate upon payment of all fees owed pursuant to this condition, and that upon termination the covenant shall have no force or effect. c. However, notwithstanding anything herein to the contrary, on or after twenty four (24) months from the approval of the herein Entitlements, any fee(s) or tax(es) paid for any of the then current PFIP amounts being charged for any development permit(s) shall ensure that the development permit(s) paid for shall not be responsible or liable for any additional, new or increased fee(s) or tax(es). The developer shall pay fees and taxes as set forth in their Development Agreement. These fees and taxes will be paid at the rates that are current at the time of building permit except for fees outlined and agreed upon for payment in the Development Agreement. Where there is a discrepancy between the building permit fee or the Development Agreement fee, the Development Agreement shall prevail. d. All fees and taxes provided for herein shall be in conformance with the requirements of the Subdivision Map Act and the Mitigation Fee Act.. The developer shall pay fees and Conditions of Approval Page 9 of 14

10 taxes as set forth in their Development Agreement. These fees and taxes will be paid at the rates that are current at the time of building permit except for fees outlined and agreed upon for payment in the Development Agreement. Where there is a discrepancy between the building permit fee or the Development Agreement fee, the Development Agreement shall prevail. 19. PFIP Reimbursement Requirements and Priorities: a. Reimbursement shall be based on actual quantities installed. Developer is required to have a minimum of three (3) public sealed bids opened by the City Clerk for all reimbursable improvements. If bids for reimbursable items are included in the total subdivision bids, the unit bids received for reimbursable items will be considered as a bid separate from the rest of the subdivision contract items and reimbursement will be made based on the lowest responsible bid received for reimbursable items. b. The City shall approve the bid sheet form and proof shall be provided that bids were solicited from a minimum of three qualified contractors. c. Reimbursement shall be in the form of credit against applicable PFIP Sanitary Sewer, Water System, Storm Drain and Transportation fees. The credit will be given when building permits are issued for construction of residences within the subdivision. The amount of the reimbursements shall be based upon the low bid received from a minimum of three (3) sealed bids opened by the City Clerk. If the cost to construct said improvements exceeds the value of PFIP credits, the remainder shall be reimbursed after the City receives sufficient PFIP fee revenue from development occurring within the same PFIP zones. d. In the event Developer desires to exchange credits for cash reimbursement, the exchange must be approved by Council. 20. Prior to approval of a final map for any phase of the project, the following shall be completed by the developer and approved or accepted by the City: a. Public improvement plans for required improvements necessary to service said project phase. Extent of necessary improvements shall be approved by the City Engineer. b. An agreement with the City to construct all required public improvements for said phase specified in these conditions. 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. c. Dedication of required rights-of-way and granting of all required easements for public utilities. 21. Homeowners Association and Community Facilities District: a. A HOA shall be formed at the developer s expense to provide for the maintenance and operation of the landscaping, landscape irrigation, park improvements, sound walls, public park/basin, public open spaces, ornamental street lights typical of the Tidewater bikeway style of lighting, all public streetscape/median landscape improvements and bike paths located within the boundaries of the gated community. Funds to form the HOA shall be collected from the developer prior to the issuance of any building permit. The HOA shall include a condition so that in the event that it becomes necessary for the City to assume responsibility from the HOA for maintenance and operation of the improvements covered by the CFD, the HOA shall be required to notify the homebuyers that the City Conditions of Approval Page 10 of 14

11 has the right to continue to assess the homeowners for the continued maintenance of said improvements. C. Parks & Recreation Conditions: i. A Community Facilities District (CFD), or other financing mechanism, shall be formed under the HOA required in the previous condition, at the developer s expense, to provide for the maintenance and operation of the landscaping, landscape irrigation, sound walls, ornamental street lights typical of the Tidewater bikeway style of lighting, all public streetscape/median landscape improvements and bike paths located within, or along in the case of the soundwalls, the public right of way along the Louise Avenue and Southland Road frontages of the subdivision and parcels with APN and Funds to form said funding mechanism shall be collected from the developer prior to the issuance of any building permit. In the event a funding mechanism other than a CFD is proposed by the City, the Developer s expense for the formation shall be limited to the typical cost to establish a CFD. The CFD shall be reviewed by the Parks & Recreation and Community Development Department. 1. All landscape needs to comply with new AB1881 requirements. 2. All landscaped areas inside the gated community shall be privately maintained and not the responsibility of the City of Manteca. 3. Private park/basin, clubhouse and all interior project landscaping shall be constructed at the developers expense and shall be maintained through an appropriate funding mechanism (i.e.: Homeowners Association) acceptable to the City. 4. Park improvements shall be governed by the City of Manteca Parkland Construction Policy and appropriate codes and regulations. 5. Developer shall construct all public streetscapes, entry landscaping, roundabout landscape, paths and median landscapes to city standards. 6. Community Facilities District (CFD) or other approved funding source shall be formed, at the developer s expense, to provide for the maintenance of any public landscape, public open spaces and all public streetscape/median/roundabout/path landscape improvements. Funds to form said CFD or other funding source shall be collected from the developer prior to the issuance of any building permit. 7. Public Streetscape/Medians/Roundabouts/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. 8. The Homeowners Association, or other approved funding mechanism, shall be responsible for the maintenance of all landscape improvements located within the gated community. 9. Developer shall be responsible for the maintenance services pertaining to any City CFD area or shall pay the City for maintenance services until such time that there are sufficient final maps for the City to take over maintenance responsibility and have means in place to have sufficient special tax revenue to cover maintenance costs. The Developer may be required to enter into a License and Maintenance Agreement with the City for said maintenance services. 10. In areas where SSJID pipeline easements are located within the boundaries of streetscape, medians, roundabouts or landscape areas, SSJID and the City of Manteca Parks & Recreation Conditions of Approval Page 11 of 14

12 Department 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 City of Manteca Parks and Recreation Director. 11. Developer shall submit a final subdivision map to the City Arborist for designation of street trees for each street within the development. 12. Developer shall prepare construction plans and specifications for all public landscape improvements for Parks and Recreation Department s approval, at developer s expense. 13. No turf grass is permitted in any streetscapes, unless approved by the Parks & Recreation Department. 14. CFD or other approved funding source shall be formed, at the developer s expense, to provide for the maintenance of any public landscape, public open spaces and all public streetscape/median/roundabout/path landscape improvements. Funds to form said CFD or other funding source shall be collected from the developer prior to the issuance of any building permit. D. Fire Conditions: 1. Per Ordinance #1173, a Fire Facility Permit Fee shall be assessed to all new construction as per Manteca Municipal Code Section The Developer shall submit all proposed street names to the Fire Prevention Division for review and written approval prior to the submittal of a final map. 3. Streets and Fire Department Access Drives within the subdivision shall meet City of Manteca Standard for all weather roadways prior to the issuance of any building permits. 4. 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. 5. Fire hydrants shall be located and installed according to City of Manteca standards. ADVISORY NOTES: Requirements from outside agencies: SSJID 1. Any proposed disposal of storm water that will ultimately discharge into District facilities shall conform to the District's current policy relative to storm drainage. Hydraulic calculations and plans for proposed storm system shall be provided to the District for review and approval and shall conform to the approved Storm Drainage Master Plan and Storm Drainage Agreement between the District and the City. 2. All District irrigation and drainage facilities which are determined by the District to be affected by the proposed development shall be replaced with rubber gasket reinforced concrete pipe and shall be relocated, if necessary, to District approved locations. Facilities assumed to be affected by this development include Lateral RF, RFb and Drain 3. Further, hydraulic calculations to determine pipe size will be required for any design changes or relocations that are proposed on District facilities. In accordance with District standards, construction on District facilities is not allowed between February 15th and October 15th of any given year. As such, plans for pipeline improvements need to be received no later than mid-july (3 months before the end of water season), so that all construction work can be completed during the provided window period. Conditions of Approval Page 12 of 14

13 3. All improvements to the District facilities shall comply with the District's current standards, drawings, and policies. The developer shall enter into the necessary agreements, permits, etc., required by the District for construction of District facilities. 4. District facilities within the development, or impacted by the development, which provide storm water drainage or irrigation spill functions, shall not be abandoned, relocated, or replaced, unless alternate provisions are made to handle such drainage in accordance with District approval. 5. The property owner and/or developer shall execute Irrigation Service Abandonment Agreements and provide for the removal of irrigation and drainage facilities and structures on property no longer requiring irrigation service. The method of abandonment and extent of such removal shall be determined by District. Private irrigation facilities and easements shall be provided for private use to accommodate property that will still be using District water to irrigate adjacent to the development. The proposed connection of any such private facility to District facilities shall be approved in advance by the District. 6. Easements for all District facilities shall be dedicated on current District forms. Additional easements shall be dedicated for access to all manholes and control structures. All District easements shall be shown on the final map together with the District's standard acknowledgment. Easements for pipelines shall be a minimum of 30 ft. in width. A title report shall be provided to District for its use in preparation of all required documents and to ascertain if the District has a fee interest in the proposed development. 7. Improvement plans for both off-site and on-site improvements shall be submitted for review and approval by the District's Board of Directors. Prior to plan submittal, the developer shall submit a retainer for plan check and inspections required for the project in accordance with the current established fee schedule. 8. Upon completion of the project, the developer shall provide one complete set of "As-Built" drawings to the District for its future use. 9. The following statement shall be affixed or otherwise included within the approved development plans: "SSJID has adopted time limits limiting the period of its approval should the landowner/developer fail to substantially complete his development project in a timely manner and as per approved development plans. These time limits adopted by SSJID are in most cases equal to those utilized by the governmental agency or institution responsible for development approvals. Should the time limit be exceeded, SSJID reserves the right to then apply any of its current development standards and requirements." Furthermore, the District reserves the right to apply additional conditions if development does not occur within one (1) year of the City Council approval. San Joaquin County Multi-Species Habitat Conservation & Open Space Plan (SJMSCP): 3. This Project is subject to the San Joaquin Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). This can be a 30 day process and it is recommended that the project applicant contact SJMSCP staff as early as possible. The City of Manteca is a signatory to the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Participation in the SJMSCP satisfies requirements of both the state and federal endangered species acts, and ensures that the impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act (CEQA). Although participation in the SJMSCP is voluntary, lead agents should be aware that if project applicants choose against participating in the SJMSCP, they will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP. San Joaquin County Environmental Health Department (EHD): Conditions of Approval Page 13 of 14

14 4. The existing single family residences located on the project site is being served by an onsite sewage disposal system and an individual well for domestic and irrigation purposes. The EHD recommends that as a part of developing this property, the existing well and septic system shall be destroyed under permit and inspection with the EHD. Manteca Unified School District: 5. The developer shall contact Manteca Unified School District Facilities Planning regarding school fees and requirements prior to pulling the first building permit. Conditions of Approval Page 14 of 14