Airport Way between the 120 Bypass and Woodward Avenue won’t be transformed into a bottleneck for 20 years and counting as has happened on Main Street south of the freeway.
It’s because of a commitment Pleasanton-based Signature Homes has made in exchange for the right to annex 157 acres into the City of Manteca and build 877 homes on the southwest corner of Woodward Avenue and Airport Way.
Not only has the developer agreed to install traffic signals at Airport Way’s intersections with Atherton Drive and Woodward Avenue, but they will also make full street improvements — four lanes, turn lane, median, curbs, gutters, and sidewalks between the two intersections.
Historically, the city has only required street widening to the center lane bordering a development with all improvements on that side of the street including curbs, gutters, and sidewalks.
In recent years the developers of Griffin Park have committed to making improvements on the opposite side of the centerline but not curbs, gutters and sidewalks.
“It’s a privilege to build in Manteca,” noted Councilman Gary Singh as the project was being considered for approval Tuesday.
It’s a privilege that Singh’s colleagues on the council agreed Signature Homes earned as they unanimously approved the development.
Singh several weeks ago in a meeting with the developers suggested they consider doing the full street improvements.
The firm’s decision to do so will avoid bumper to bumper traffic between intersections during peak commute and weekend hours as has occurred on South Main as that part of Manteca has grown.
While the odds are the northeast corner of the Airport and Woodward intersection will develop and would have been required to make improvements on their side of the corridor, there are residential properties between Woodward and Atherton facing Airport Way that were built as rural homes and are highly unlikely to be developed into different uses that would trigger street improvements.
The plan calls for a four-lane Airport Way down to where a roundabout will provide an entrance into the project dubbed Lumina at Machado Ranch on its eastern border.
Singh hopes that the temple on the east side of Airport Way eventually ties their entrance into the roundabout.
In doing so it would reduce having numerous access points to Airport Way. That would enhance safety and traffic flow.
Other highlights of proposed
Signature Homes endeavor
Signature Homes’ 827-home Lumina at Machado Ranch includes a number of things not common for Manteca neighborhoods.
*It will have a 10-acre neighborhood park — larger than average — complete with restrooms.
*It will feature the first motor court homes built in Manteca. Four homes will share a common driveway court with no home having a garage facing the street.
*There will be six distinct styles of architecture — American traditional, California bungalow, farmhouse, Monterey, Spanish and prairie.
*The Monterey architecture will be the most unique in Manteca since the French Collection featuring Normandy architecture inspired by the French countryside was incorporated in a neighborhood built just north of Mission Ridge Drive.
*There will be a mixture of neighborhoods aimed at first-time buyers, move-up buyers, and downsizing buyers. Instead of being segregated, there will be broken into clustered segments in a patchwork-style approach to have more of a blend of neighborhoods.
*Signature Homes will pay $8,000 more per home than other nearby tract homes now under construction
*A fee of $598.54 per home will be paid to purchase a CNG solid waste collection truck powered by compressed liquid gas produced from menthane gas and food waste at the city’s wastewater treatment plant. Once all homes are built, the fees collected will cover the cost of one new truck.
*Another $2,500 per home will be paid as an infrastructure fee. It is designed to cover shortfalls in the established growth-related fees that have not been updated that the developer pays when they take out a building permit.
*They will pay a $2,500 fee per home for the Phase V wastewater treatment plant expansion. If the fee, that has yet to be established is less, the developer will pay the lower amount. If the established fee is higher, the developer will pay the higher amount.
*A $2,411.46 per home fee will be allocated for use by the City Council at their discretion.
To contact Dennis Wyatt, email dwyatt@mantecabulletin.com
Other highlights of proposed
Signature Homes endeavor
Signature Homes’ 827-home Lumina at Machado Ranch includes a number of things not common for Manteca neighborhoods.
*the following:
*It will feature the first motor court homes built in Manteca. Four homes will share a common driveway court with no home having a garage facing the street.
*There will be six distinct styles of architecture — American traditional, California bungalow, farmhouse, Monterey, Spanish and prairie.
*The Monterey architecture will be the most unique in Manteca since the French Collection featuring Normandy architecture inspired by the French countryside was incorporated in a neighborhood built just north of Mission Ridge Drive.
*The developer will install traffic signals at two key intersections — Airport Way at Woodward Avenue as well as Airport Way at Atherton Drive — at the start of construction and long before traffic volume would normally trigger their installation.
*There will be a mixture of neighborhoods aimed at first-time buyers, move-up buyers, and downsizing buyers. Instead of being segregated, there will be broken into clustered segments in a patchwork-style approach to have more of a blend of neighborhoods.
*Signature Homes will pay $8,000 more per home than other nearby tract homes now under construction
*A fee of $598.54 per home will be paid to purchase a CNG solid waste collection truck powered by compressed liquid gas produced from menthane gas and food waste at the city’s wastewater treatment plant. Once all homes are built, the fees collected will cover the cost of one new truck.
*Another $2,500 per home will be paid as an infrastructure fee. It is designed to cover shortfalls in the established growth-related fees that have not been updated that the developer pays when they take out a building permit.
*They will pay a $2,500 fee per home for the Phase V wastewater treatment plant expansion. If the fee, that has yet to be established is less, the developer will pay the lower amount. If the established fee is higher, the developer will pay the higher amount.
*A $2,4014.46 per home fee will be allocated for use by the City Council at their discretion. This is similar to the bonus bucks paid two decades ago in exchange for sewer connection certainty. More than $30 million was collected back then that went to help pay for the Union Road fire station, traffic signals at Tidewater Bikeway crossings, the skate park, soccer field lights at Woodward Park, and fireworks, among other things as well as plugging in more than $11 million in general fund budget shortfalls over the course of several years. The Lumina bonus bucks will top $2 million.
*The first roundabout will be built on Airport Way in addition to a roundabout on Woodward Avenue at Bella Terra Drive.
