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863 more homes up for council approval

HOUSING

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POSTED January 31, 2010 2:24 a.m.
The annexation of 240 acres immediately south of the developed neighborhoods around Woodward Park will accommodate 863 more single family homes.

It involves two new subdivisions – Evans Estates and Pillsbury Estates – stretching from South Manteca Road (South Main Street) and Pillsbury Road if it were extended southward.

The two projects are before the Manteca City Council Tuesday for consideration of environmental impact reports, general plan amendments, prezone, and annexation and for the tentative subdivision map for Evans Estates and the vesting tentative subdivision map for Pillsbury Estates. The council meets at 7 p.m. Tuesday at the Civic Center, 1001 W. Center St.

Both neighborhoods will develop from north to south with lots ranging from 6,000 to 11,000 square feet. Only three existing Woodward Park neighborhood streets will be extended south – Buena Vista Drive, Azevedo Avenue, and Pillsbury Road. All three are part of the Pillsbury project.

Evans Estates is on 160 acres on the northeast corner of South Manteca Road and Sedan Avenue. It will create 587 lots with a 7.19-acre storm retention basin and park at the center of the 160 acres. Roundabouts will be at the four corners of the park where three streets intersect at each location. They are designed to slow traffic and to make accessing the park safer.

There will be two access streets to South Main Street and one to Sedan Avenue.

Pillsbury Estates is comprised of 80 acres and will accommodate 276 homes. It has a five-acre storm retention basin and park site.

It is bordered on the east by the Sedan Estate that has a three-story home that is nearly 30,000 square feet as well as vineyards.

Currently, there is not a developer with a vested map in Manteca who expects to break ground for at least a year if not longer as the current price of new homes makes the heavy upfront investment for infrastructure and other work financially unfeasible.

Realistically the earliest homes might actually be built in the two new neighborhoods would be mid-2012.

Manteca presently has 957 finished lots where everything is in place. All the developer has to do is submit plans for a building permit. Manteca builders started 303 new single family homes in 2009, by far the largest amount of starts in San Joaquin County.

If that pace continues, it would take a little more than three years to go through the backlog of finished lots.

There are another 3,252 entitled lots. That means the developer has everything in place needed to start grading and construction of things such as streets, pipelines, and other site improvements. There are also 463 entitled apartment units.

In addition, there are 5,429 pending lots going through various stages of the planning process. That includes Evans Estates and Pillsbury Estates. There are also 2,450 pending apartment units

Between the three categories there are 12,551 housing units proposed including 8,681 single family homes and 2,912 apartment units.

That is roughly equivalent to the additional wastewater treatment capacity portion that has been added for homes. It is expected that the residential portion of the treatment plant expansion will handle growth for the next 20 or so years based on historic trends as well as the 3.9 percent growth cap that restricts sewer allocations.

The plant has been designed to allow for easy expansion in future years.

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