RESOLUTION NO. R2015-XXXX

RESOLUTION NO. R2015-XXXX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MANTECA MAKING FINDINGS AND APPROVING GENERAL PLAN AMENDMENT, PLANNED DEVELOPMENT AMENDMENT, TENTATIVE SUBDIVISION MAPS AND THE FILING OF A NOTICE OF DETERMINATION FOR AN ADDENDUM TO THE ENVIRONMENTAL IMPACT REPORT AS ADEQUATE ENVIRONMENTAL DOCUMENTATION FOR THE TRAILS SUBDIVISION #3 & #4, 14-75-01 WHEREAS, the Manteca City Council at its public hearing of February 17, 2015 considered a Modified Initial Study and Addendum to the Environmental Impact Report, General Plan Amendment, Planned Development Amendment and Tentative Subdivision Maps to approve The Trails Subdivision #3 & #4 (14-75-01) filed by Northstar Engineering Group, 620 12 th St., Modesto, CA 95354; and, WHEREAS, the Trails Subdivision #3 & #4 project area is located at 2368 W. Woodward Ave., identified by Assessor s Parcel Numbers (APNs) 241-260-05 and 241-240-02; and, WHEREAS, the project area is located within the Trails of Manteca Subdivision and the current General Plan land use designation for the project area is HDR (High Density Residential), which requires an amendment to the General Plan land use designation for consistency with the project proposal; and, WHEREAS, the applicant has requested a General Plan Amendment for a portion of the project area, as described in Exhibit A attached hereto, to be changed from HDR (High Density Residential) to LDR (Low Density Residential); and, WHEREAS, The Trails Subdivision #3 & #4 includes the subdivision of approximately 12.1 acres into 62 residential lots and 14.4 acres into 66 residential lots; and, WHEREAS, The Trails Subdivision #3 & #4 includes a Planned Development Amendment to amend the existing Planned Development; and, WHEREAS, a Modified Initial Study and Addendum to the Final Environmental Impact Report (EIR) for the Trails of Manteca Project considered the requested General Plan Amendment, Rezone, Planned Development Amendment, Two Tentative Subdivision Maps, & Development Agreement and was prepared and considered by the Manteca City Council in compliance with the provisions of the California Environmental Quality Act (CEQA); and,

WHEREAS, the Manteca Planning Commission at its public hearing of January 27, 2015, considered the General Plan Amendment, Rezone, Planned Development Amendment, Tentative Subdivision Maps, Development Agreement and the filing of a Notice of Determination for an Addendum to the Environmental Impact Report as adequate Environmental Documentation for The Trails Subdivision #3 & #4, 14-75-01; NOW, THEREFORE BE IT FURTHER RESOLVED AND ORDERED that the Manteca City Council recognizes the appropriateness of the Modified Initial Study and the filing of a Notice of Determination for an Addendum to the EIR as adequate Environmental Documentation for the Trails Subdivision #3 & #4 and hereby adopts the Notice of Determination for the Addendum to the EIR (14-75-01) based on the following findings: 1. The City Council has reviewed the information contained in the Modified Initial Study and Addendum to the EIR for The Trails Subdivision #3 & #4 Project. 2. The Modified Initial Study and Addendum to the Environmental Impact Report represents the independent judgment of the City. 3. The Modified Initial Study and Addendum to the Final Environmental Impact Report for the Trails of Manteca project serves as adequate environmental documentation for the project, and was prepared in conformance with the California Environmental Quality Act (CEQA). 4. An addendum is the appropriate environmental document for this project because the following conditions not calling for the preparation of a subsequent EIR have occurred: Substantial changes are not proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; Substantial changes did not occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or New information of substantial importance does not show any of the following: i. The project will have one or more significant effects not discussed in the previous EIR; ii. Significant effects previously examined will be substantially more severe than shown in the previous EIR; iii. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or

iv. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. BE IT FURTHER RESOLVED AND ORDERED that the Manteca City Council recognizes the appropriateness of the General Plan Amendment and in accordance with Chapter 17.10 of the Manteca Zoning Ordinance and hereby approves the General Plan Amendment for The Trails Subdivision #3 & #4 based on the following findings: 1. It is found that a change in land use designation, as shown in Exhibit A, is required for the project site to be developed as Low Density Residential. 2. It is further found that development of the project at this location is supported by the following General Plan land use policies: Policy LU-P-1: Growth shall mitigate its own impacts and shall provide a positive benefit to the City of Manteca. Policy LU-P-2: Growth must contribute to a strong diversified economic base and an effective balance between employment and housing opportunities for all income levels. Policy LU-P-48: Storm drainage systems within new development areas should include open drainage corridors, where feasible, that would provide bike and pedestrian paths, and visual open space within neighborhoods. The pedestrian connection should link parks and open space to residential neighborhoods. Policy LU-P-46: The City shall allow for higher density housing opportunities along major streets so as to provide residents with access to the public transit system. 3. It is found that the General Plan Amendment is consistent with the public necessity, convenience, and general welfare in that the residential development encourages the right type of residential density within the areas of the City that are far from public services. 4. The City Council determined a favorable recommendation to the Manteca City Council regarding the appropriateness of this General Plan Amendment. BE IT FURTHER RESOLVED AND ORDERED that the Manteca City Council recognizes the appropriateness of the Planned Development Amendment and in accordance with Chapter 17.10 of the Manteca Zoning Ordinance hereby approves the Planned Development Amendment for The Trails Subdivision #3 & #4 based on the following findings:

1. The Planned Development Amendment was reviewed and conditions are incorporated with this resolution as Exhibit C. 2. The proposed project does not change the boundary of the original Planned Development, Ordinance No. 1493, shown in Exhibit D. 3. It is found that the proposed project incorporates best site planning practices for quality design and compatibility with surroundings. 4. The proposed project shall not be substantially detrimental to adjacent property and will not materially impair the purpose of the Manteca Zoning Ordinance or the public interest. BE IT FURTHER RESOLVED AND ORDERED that the Manteca City Council recognizes the appropriateness of the Tentative Subdivision Maps and in accordance with Section 16.09.030 of the Manteca Municipal Code hereby approves The Trails Subdivision #3 & #4 (14-75-01) based on the following findings: 1. The proposed maps were reviewed in conformance with Section 16.15.030 of the Subdivision Ordinance of the City of Manteca. 2. The Tentative Subdivision Maps are in conformance with the State Subdivision Map Act, the City s General Plan, Title 17 Zoning Ordinance, and Title 16 Land Division Ordinance. 3. The site is physically suitable for the type and density of future development. 4. The design of the subdivision maps and proposed improvements are not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. 5. The design of the subdivision maps is not likely to cause serious public health problems. 6. The maps will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed map. 7. The maps were reviewed and conditioned by the appropriate City Departments, Utilities, and Agencies. 8. The Tentative Subdivision Maps were reviewed and conditions are incorporated with this resolution as Exhibit B. I hereby certify that Resolution NO. R2015-XXXX was passed and adopted by the Manteca City Council at a regularly scheduled public hearing held on February 17, 2015 by the following vote: DATED: ROLL CALL: AYES:

NOES: ABSENT: ABSTAIN: ATTEST: STEPHEN F. DEBRUM MAYOR JOANN TILTON, MMC CITY CLERK Exhibits: Exhibit A: General Plan Amendment Map Exhibit B: Conditions of Approval-Trails of Manteca Subdivision, including The Trails Subdivision #3 & #4, TSM 14-75-01 Exhibit C: Conditions of Approval-Planned Development Amendment, PDA 14-75-01 Exhibit D: Ordinance No. 1493, Original Planned Development Ordinance

Exhibit A: General Plan Amendment Current General Plan: Proposed General Plan:

Exhibit B TSM 14-75-01 Conditions The Trails #3 & #4 Tentative Subdivision Map City of Manteca Community Development Department Conditions of Approval Amended Trails of Manteca Project (including) Tentative Subdivsion Map TSM 14-75-01 February 17, 2015 Project File Number: Tentative Subdivision Map TSM 14-75-01 Project Name: The Trails Subdivision #3 & #4 Project Address: 2368 W. Woodward Ave., Manteca, CA 95337 APNs: 241-260-05, 241-240-02 & 241-240-03 NOTE: The project includes an Environmental Impact Report with Mitigation Measures specific to development of this project site. The Draft and Final EIR including associated Mitigation Monitoring and Reporting Program, Findings of Fact, Statements of Overriding Considerations and Trails of Manteca Addendum #1 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 Trails Subdivision #3 & #4 Tentative Subdivision Map (Rev 04/15/2014) and the Trails of Manteca Subdivision on file with the City of Manteca, Community Development Department, Planning Division. This list of conditions includes all previous Conditions of Approval applicable to the Trails of Manteca project and supersedes any previous list. 1) The Trails Subdivision #3 & #4 is approved, as shown on the exhibits (dated 04/15/2014) and attachments, and as modified by the following conditions of approval, subject to final review and approval by the City of Manteca. 2) Prior to recordation of final map, the developer shall pay the Williamson Act Contract cancellation fee as determined by the San Joaquin County Assessor s Office. Planning 3) This project is part of, and subject to, the Trails of Manteca Planned Development (Ordinance No. 1493) and PDA 14-75-01, Planned Development Amendment, and shall comply with all applicable conditions. 4) Developer shall include the City s Right-to-Farm ordinance Disclosure Statement with the sale of each property pursuant to Manteca Municipal Code Section 8.24. 5) Developer shall provide all buyers a copy of the City s ordinance regarding the storage/parking of Recreational Vehicles in a residential neighborhood. Conditions of Approval 02/17/15 Page 1 of 8

Exhibit B TSM 14-75-01 Conditions The Trails #3 & #4 Tentative Subdivision Map 6) Developer shall contact the San Joaquin County Council of Governments (SJCOG) to obtain specific requirements on participation in the San Joaquin Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Developer shall participate in the SJMSCP by scheduling a SJMSCP Biologist to perform a pre-construction survey of the project site prior to any ground disturbance, sign and return incidental take minimization measures to SJMSCP prior to issuance of any building permits. SJMSCP fees shall be paid prior to issuance of each building permit. 7) Removal of mature trees (whether native or introduced), with the exception of planted orchards, associated with this project shall adhere to tree replacement requirements in accordance with the City of Manteca Tree Preservation Guidelines. Engineering 8) Developer shall install all subdivision improvements in accordance with Title 16, Subdivision Ordinance 9) Developer shall submit improvement plans for each phase of onsite to the City Engineer for approval with each final map. 10) Developer shall provide easements, requested by the respective utility companies, within the subdivision and shall show said easements on the final map. 11) Any existing on-site facilities to the project that are affected by this project shall be relocated or placed underground at the developer s expense. 12) 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. 13) Developer shall contact the local post office for direction regarding placement of mail receptacles or any other type of mail delivery proposed. 14) Developer shall contact Manteca Unified School District Facilities Planning regarding school fees and requirements. Developer shall annex the project to a Manteca Unified School District Community Facilities District, upon approval and recordation of the first final map. 15) Developer shall obtain appropriate encroachment permit(s) for any work required within the City of Manteca or San Joaquin County rights-of-way. 16) During all construction phases, Developer shall comply with city laws regarding dust control, developer shall also comply with all applicable San Joaquin Valley Unified Air Pollution Control District Regulations as outlined in the Mitigation Monitoring and Reporting Program. 17) The following traffic indices are recommended: Woodward Ave. 9.0 60' right-of-ways 5.0 50' right-of-ways 4.5 cul-de-sacs 4.0 18) Soils R-Value tests shall be taken in the vicinity of: Lot 379 Unit 4 Lot 429 Unit 4 Lot 342 Unit 4 Lot 15 Unit 3 Conditions of Approval 02/17/15 Page 2 of 8

Exhibit B TSM 14-75-01 Conditions The Trails #3 & #4 Tentative Subdivision Map Lot 76 Unit 3 Lot 47 Unit 3 Lot numbers according to 7/28/2014 overall Lotting Plan Map. A report shall be submitted to the City Engineer with calculations determining the street structural design. Street structural design shall be in conformance with Resolution R-5633, "Street Structural Design Policy". In accordance with Conditions 4 and 5 of said Resolution R-5633, the minimum structural cross-section shall be 2 1/2 inches asphalt concrete over 4 inches of aggregate base. 19) Developer shall install all streetlights to City Standards enabling the street lighting system to be placed on the P.G.&E. LS-2A energy rate schedule prior to final occupancy of the first home. Street lighting provided within the Project along the residential streets, excluding the lighting along Woodward Avenue and Tara Park Drive, shall be decorative per the review and approval of the Public Works and Community Development Directors. The streetlight maintenance shall be included in a landscaping, lighting, and maintenance district to be reviewed and approved by the Community Development and Public Works Departments. 20) Developer shall provide bicycle facilities along Woodward Avenue in compliance with the City of Manteca's Bicycle Route Master Plan. 21) All masonry walls shall be decorative reinforced, solid grout filled and constructed at the site (No prefabricated walls). The City shall have the right to approve wall design, masonry block style and color. The wall height shall step down to forty-two (42) inches high in the front building set back areas. 22) A six-foot (6') high chain link fence, extending from building set back line to building set back line, across all streets stubbed to undeveloped land; 23) Developer shall construct a sanitary sewer pump station, at the northeast corner of the subdivision, capable of handling all flows from the Trails plus 227,000 gallons per day from other properties. The wet well pipe invert shall be no higher than -0.5 feet in elevation based on the City s datum. Developer shall also install an 18-inch diameter gravity pipeline from The Trails pump station to the Tara Park pump station. 24) Offsite improvements shall comply with the latest version of the City Wastewater Collection System Master Plan (December 2010). 25) 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. 26) Developer shall install an 8-inch diameter reclaimed water (purple pipe) pipeline stub from the in-tract reclaimed water distribution network located north of the levee and extending to Woodward Avenue. Irrigation of common areas in the area developed north of the levee shall be piped with reclaimed water (purple pipe) pipeline. With the exception of storm water, no reclaimed water, no Eckert water and no other waste water, treated or otherwise shall be applied or stored south of the RD-17 levee within the Trails Project Area. The project area includes the Trails of Manteca Subdivision (SDJ-09-9601), The Trails Subdivision #2 (TSM 14-77-04) and The Trails Subdivision #3 & #4 (TSM 14-75-01) which includes three separate parcels (APNs: 241-260-05, 241-240-02 & 241-240-03) totaling approximately 477.19 acres. Conditions of Approval 02/17/15 Page 3 of 8

Exhibit B TSM 14-75-01 Conditions The Trails #3 & #4 Tentative Subdivision Map 27) The Water System Analysis for The Trails at Manteca development has been completed. Installation of the following water system improvements are required: a) Install a twelve (12) inch water main in Woodward Avenue extending from Dutra Estates to the south boundary of the subdivision; b) Install a twelve (12) inch water main in Tara Park Drive extending from Woodward Avenue to the south boundary of the subdivision; c) Install a twelve (12) inch water main in appropriate in-tract streets extending from the well to either Woodward Avenue or Tara Park Drive. 28) A water supply analysis has been completed for this development. The analysis shows that this development will generate approximately 2200 gallons per minute (gpm) peak hour demand. Developer shall construct a 2200 gpm minimum capacity well with all appurtenant structures, including water quality treatment if needed. Developer has the option of buying part of the capacity (900 gpm) from the City s one million gallon water storage tank and pump station facility to be constructed at the City s Well 26 site. If Developer buys capacity outside of the subdivision, well size shall be adjusted accordingly. 29) All storm drain improvements shall comply with the latest edition of the City of Manteca Storm Drain Master Plan and the City of Manteca Standard Plans and Specifications. 30) Storm Drainage: a) The stormwater storage system shall be designed as a controlled pumped or gated discharge allowing discharge only when capacity is available in: A) the Walthall Slough, B) South San Joaquin Irrigation District (S.S.J.I.D) facilities, or C) other terminal land disposal facility provided by developer. Any solution other than discharge to Walthall Slough will require additional environmental approval. b) Provide a monitoring system for chosen outfall to provide a telemetric control system of the pump discharge. The City of Manteca shall have access to and control over the system. Telemetry shall include installation of hardware to interface with the City's "Supervisory Control and Data Acquisition" (SCADA) system. The property owner shall enter into a maintenance agreement with the City for the maintenance of the telemetry control facilities. c) Developer shall obtain all necessary permits for storm drain discharge d) The storm drain basin outlet, either by gravity or pump, shall empty the basin within 96 hours. The proposed basins, pumps and pipes shall be designed to handle stormwater runoff from the onsite and offsite tributary areas. e) Developer shall oversize storm drain facilities (excluding detention basins) through the project to provide for an additional 20 cubic feet per second of drainage generated offsite. 31) Developer shall obtain all necessary permits for storm drain discharge to Walthall Slough. 32) The storm drain basin outlet, either by gravity or pump, shall empty the basin with 96 hours. The proposed basins, pumps and pipes shall be designed to handle stormwater runoff from the onsite and offsite tributary areas. 33) Developer shall oversize storm drain facilities (excluding detention basins) through the project to provide for an additional 20 cubic feet per second of drainage generated offsite. 34) The maximum side slopes of the basins shall be 6 to 1 (horizontal to vertical), the basin bottom elevation shall be a minimum of two feet above the seasonal high groundwater elevation, and the basin shall have a maximum water depth of five feet. 35) Developer shall pay the cost to seed the basin lawn and install the landscape irrigation system with automatic controllers. Conditions of Approval 02/17/15 Page 4 of 8

Exhibit B TSM 14-75-01 Conditions The Trails #3 & #4 Tentative Subdivision Map 36) Prior to any construction activity on this project, the Developer shall meet the requirements of the National Pollutant Discharge Elimination System (NPDES), administered by the California State Water Resources Control Board. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be submitted to the City for acceptance. For permit information, contact the Board at: State Water Resources Control Board (SWRCB) - Division of Water Quality PO Box 1977, Sacramento, CA 95812-1977 Attn: Storm Water Permitting Section - Telephone No. (916) 341-5537 37) The SWPPP shall comply with the latest NPDES Construction General Permit (Order No. 2009-0009-DWQ, NPDES No. CAS000002). 38) The property owner shall submit Notice of Intent (NOI), Stormwater Annual Reports, Notice of Termination (NOT), and any SWPPP related documents to SWRCB through the Storm Water Multiple Application and Report Tracking System (SMARTS). 39) 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. 40) A preliminary storm drain 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, and detention basin volume. All design is to be in accordance with the City of Manteca Storm Drain Master Plan. Also include evidence of groundwater depth. 41) The developer shall include provisions for stormwater quality treatment. Locations and types of treatment facilities shall be indicated on the improvement plans. This project shall be designed to meet the water quality treatment requirements of the City of Manteca NPDES permit attachment 4 requirements. 42) Development must comply with the Design Standards in Chapter 6, Stormwater Quality, in the City of Manteca 2006 Storm Drain Master Plan Update. Copies of the Master Plan are available on a CD in the City of Manteca Public Works office. 43) Provide treatment for 85% of annual runoff (treat to remove petroleum hydrocarbons) per the Manteca 2006 Storm Drain Master Plan Update, Chapter 3, Section 4.5.2 Flow Based Treatment. Location and types of treatment facilities shall be indicated on the improvement plans. Copies of the Master Plan are available on a CD in the City of Manteca Public Works office. 44) Prior to the issuance of a building permit, property owner shall enter into an agreement with the City agreeing to maintain the onsite drainage treatment system(s) in accordance with the manufacturer's recommendations and the requirements of the State Water Resources Control Board. Said agreement shall be prepared by the City. 45) Prior to the issuance of a building permit the following shall be submitted by the developer and approved by the Public Works Department: a) On-site grading and drainage plan. b) On-site utility (sanitary sewer, water and storm drain) plan. c) Off-site improvement plan. d) Erosion control plans. e) Stormwater Pollution Prevention Plan (SWPPP). Conditions of Approval 02/17/15 Page 5 of 8

Exhibit B TSM 14-75-01 Conditions The Trails #3 & #4 Tentative Subdivision Map The plans specified in (a), (b) and (c) above shall be prepared by a Registered Civil Engineer. The SWPPP in (e) above shall be prepared by a Qualified SWPPP Developer (QSD). 46) Reimbursement shall be in the form of credit against PFIP Sanitary Sewer, Water System, Storm Drainage, and Transportation fees. The credit will be given when building permits are issued for construction of residences within The Trails at Manteca subdivision. If the cost to construct said improvements exceeds the value of PFIP credits, the remainder shall be reimbursed after the City receives sufficient PFIP Development Fee revenue from development occurring within the same PFIP financing zones. Developer shall have the right to participate in either the Public Facilities Implementation Plan (PFIP) or the Public Facilities Fee (PFF) program regarding construction and financing of infrastructure improvements. 47) Developer shall pay the City s cost to form a Community Facilities District for the maintenance of subdivision amenities to include but not limited to the following: landscaping, landscape irrigation, decorative street lights and sound walls located within the public right of way and the parks/basins. 48) Cul-de-sac lots shall have a minimum of 45 feet of frontage, measured along the arc at the street right of way line. 49) Water service provided from alley way is prohibited. Parks and Recreation General: 50) All landscape needs to comply with new AB1881 requirements. Park/Storm Basin: 51) Prior to final map the final design and phasing plan for the park improvements shall be reviewed and approved by the Parks & Recreation Department and Community Development Department prior to approval of first final map to ensure adequacy of facilities to be installed. Provide minimum of 1 acre of upland area (above the stormwater 48 hour/100-year flood line) for parks and recreation amenities/improvements, with dimensions acceptable to the Parks and Recreation Department. 52) Park improvements shall generally include, but not limited to: turf, trees, cross ripping of basin bottom, irrigation system with irrigation well, finish grading and landscape soil preparation, landscaping, pumps/electrical cabinets/backflow devices (all to be screened from public view), 8 concrete walkways, drinking fountains, site furniture (benches, trash receptacles, bike racks, picnic tables, grills, etc.), basketball court or ½ court, area security lighting, low (4 ) decorative/safety fencing, park identification signs, baseball backstop, maximum basin side slopes of 8:1, and play areas: 1 school age and 1 tot lot (separate areas in conformance with the California Public Playground Safety Regulations of 2000 and current Federal CPSC Playground Safety Guidelines. Play areas to include: excavated play pits and prepared sub-base (sized appropriately), concrete perimeter curbing, surface cushioning material and play equipment per Parks and Recreation. 53) Developer shall prepare construction plans and specifications for park improvements for Parks and Recreation Departments approval, at developer s expense. 54) Design with the goal of engineering and physical solutions to treating storm water to not diminish the recreational function or net useable park space within the park/basin. 55) Locations of in-ground and above-ground utility structures within park/basin subject to prior review and approval of Parks and Recreation Department. Conditions of Approval 02/17/15 Page 6 of 8

Exhibit B TSM 14-75-01 Conditions The Trails #3 & #4 Tentative Subdivision Map 56) Developer shall design and construct park improvements and will be provided with neighborhood park fee credits (at building permit) limited to the actual cost of park design and improvements. 57) Park improvements shall be included in the Community Facilities District to provide resources for landscape and park maintenance costs as per the requirements listed under CFD formation requirements. 58) Park improvements and maintenance funding mechanism shall be governed by the City of Manteca Parkland Construction Policy. Streetscapes/Medians/Roundabouts: 59) Developer shall construct all streetscapes, entry landscaping, roundabout landscape and median landscapes to city standards. 60) Streetscape/Median/Roundabout improvements shall be included in the Landscape Maintenance District to provide resources for landscape and park maintenance costs as per the requirements listed under CFD formation requirements. 61) 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 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. 62) Developer shall submit a final street tree plan to the City Arborist for review prior to approval of final map. 63) Developer shall prepare construction plans and specifications for all landscape improvements for Parks and Recreation Departments approval, at developer s expense. 64) No turfgrass is permitted in any streetscapes, unless approved by the Parks & Recreation Department. Community Facilities District (CFD) Formation Requirements: 65) A Community Facilities District (CFD) shall be formed, at the developer s expense, to provide for the maintenance of the park/basin, open spaces and all streetscape/median/roundabout landscape improvements. Funds to form said CFD shall be collected from the developer prior to the issuance of any building permit. Fire 72) All residential address numbers shall be plainly visible from the street fronting the property. Said numbers shall contrast with their background. 73) Per Ordinance #1173, a Fire Facility Permit Fee shall be assessed to all new construction as per Manteca Municipal Code Section 15.04.060. 74) 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. 75) 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. 76) 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. 77) Fire hydrants shall be located and installed according to City of Manteca standards. Conditions of Approval 02/17/15 Page 7 of 8

Exhibit B TSM 14-75-01 Conditions The Trails #3 & #4 Tentative Subdivision Map 78) During phase construction, any roadway that exceeds 150 with a dead-end, shall have a temporary turn around installed in accordance with the standards of the Manteca Fire Department. This temporary turn around shall be in place until written permission to remove the turn around is granted by the Fire Marshal. 79) All alleys shall be posted NO PARKING in compliance with Manteca Fire Department Standards. Fees 80) Developer is responsible for contacting all affected agencies, and for the timely payment of all applicable fees associated with this project. Reclamation District No. 17 81) All setbacks from the levee are required to meet the applicable Reclamation District No. 17 (RD17) standards. Prior to approval of final map, RD17 shall review for compliance with such standards. 82) Improvement plans shall be reviewed and approved by RD17 prior to recordation final map. Conditions of Approval 02/17/15 Page 8 of 8

Exhibit C PDA14-75-01 Conditions The Trails #3 & #4 Planned Development Amendment City of Manteca Community Development Department Conditions of Approval Planned Development Amendment PDA 14-75-01 February 17, 2015 Project File Number: Planned Development Amendment PDA 14-75-01 Project Name: Trails of Manteca Project Address: 2368 W. Woodward Ave., Manteca, CA 95337 APNs: 241-260-05 & 241-240-02 NOTE: The project includes an Environmental Impact Report with Mitigation Measures specific to development of this project site. The Draft and Final EIR including associated Mitigation Monitoring and Reporting Program, Findings of Fact, Statements of Overriding Considerations and Trails of Manteca Addendum #1 are incorporated by reference into this list of conditions. This list of conditions includes all previous Conditions of Approval applicable to the Trails of Manteca project and supersedes any previous list. The Planned Development Amenities Plan (prepared by vandertoolen Associates, dated January 3, 2011) is incorporated by reference into this list of conditions. The Planned Development Amenities Plan includes the following details: fencing details, and overall fencing plan for the project area; preliminary planting plan for open space areas; preliminary park layout and amenities plan for Lot D Park, Lot Q Park, Lot W Park; layout and amenities plan for Lot C and I entry & Park; Lot V, E and R open space areas; preliminary street tree plan; site amenities details; and preliminary landscape masterplan. Project approval is also based on Environmental Impact Report Mitigation Measures. 1) Prior to approval of the final map, final design and phasing plan for of all open space, trails, and parks improvements shall be reviewed and approved by Parks & Recreation, Public Works and Community Development Departments. This review will ensure adequacy of facilities installed and completed with each phase of development. 2) Any proposed deviations from the Planned Development Amenities Plan (prepared by vandertoolen Associate, dated January 3, 2011), shall be submitted to the Community Development Department. If it is determined that the requested deviation(s) is/are minor, and in overall compliance with the intent of the approved Planned Development for the Trails of Manteca, an application for a Minor Plan Modification can be applied for to be reviewed by the Community Development Director. If however, the requested deviation(s) from the Planned Development Amenities Plan is determined to be a major deviation from the approval, such as, requesting for removal of specific amenities, then a Planned Conditions of Approval 02/17/15 Page 1 of 2

Exhibit C PDA14-75-01 Conditions The Trails #3 & #4 Planned Development Amendment Development Amendment application shall be submitted which will require approval by City Council. 3) Prior to the issuance of the first building permit, the developer shall prepare and submit Design Guidelines to the Community Development Department under separate application for review and approval that establish the following: a. Building Design Standards shall at a minimum address the following: minimal visual prominence of garages, natural/neutral exterior color scheme; climate responsive and pedestrian-friendly architectural features such as overhangs, canopies, and awnings; building design that uses natural ventilation and is orientated to minimize solar gain and maximize daylight; visually unobstructed installation of solar collectors, etc.; and/or additional standards as determined by the Community Development Director. The approved Building Design Standards shall be incorporated into the proposed project. b. Landscape Design Standards shall be reviewed for compliance with the Planned Development Amenities Plan (prepared by vandertoolen Associates, dated January 3, 2011) and applicable city standards. The final Landscape Design Standards shall at a minimum address the following: a common landscape theme that includes primary street trees along major arterial streets; a street tree program; use of nonfruiting species such as flowering pear and plum as secondary accent trees in landscape corridors along major streets; parking lot trees, or additional standards as determined by the Community Development Department. c. Street Design Standards shall be reviewed by both the Public Works and Community Development Departments. The Street Design Standards shall at a minimum address the following: interconnection between pedestrian and bikeway system and linkage to the Citywide Pedestrian and Bikeway Trail System; street lighting; common landscape theme along major arterial streets, or additional standards as determined by the Community Development Director. d. Homes along Woodward Avenue shall have enhanced rear elevations and features, such as balconies, outdoor California rooms, enhanced roof and chimney elements, and landscaping. Masonry and iron half fences, utilizing ornamental iron as approved by the City, shall be installed at the right-of-way line. Personnel gates shall be installed in the masonry and iron half fences for each lot east of the entry road (Manteca Trails Way) to the subdivision. Personnel gates may be, but are not required to be installed in the masonry and iron half fences for each lot west of the entry road (Manteca Trails Way) to the subdivision. e. Woodward Avenue shall be designed with a five hundred (500 ) foot radius at the northwest corner of the project to accommodate design speeds on Woodward Avenue. Conditions of Approval 02/17/15 Page 2 of 2