Griffin Park — a residential project that will ultimately take Manteca neighborhoods to the northwest corner of Sedan Avenue and South Manteca Road as well as to the edge of the Manteca Unified high school site on Tinnin Road — has been shaved by 291 homes.
The 301 acre project before the Manteca Planning Commission on Tuesday now envisions 1,301 homes being built including Manteca’s first estate-style neighborhood where all homes will be built on lots of 10,000 square feet or larger. Escalon’s population, by contrast, is 7,600 residents.
Based on current home occupancy trends Griffin Park at build out could be home to just over 4,000 residents.
The planning commission meets at 7 p.m. at the Civic Center, 1001 W. Center St.
The estate-style gated neighborhood may have as many as 88 homes and will be located in the southeastern portion of Griffin Park where the city’s long range vision calls for a transition to agricultural uses.
Most of the homes planned will consist of 4 to 7 homes per acre. That’s typical of the current development pattern south of the 120 Bypass.
Instead of being designed as a series of subdivisions, Griffin Park is envisioned as neighborhoods tied together with a series of linear parkways interconnecting four of the five planned parks as well as to bike lanes planned on Main Street. The fifth neighborhood park will have a linear parkway connecting it to the Main Street bike lane.
The design is so every home built will allow its residents to reach parks without driving or riding bicycles on two collector streets that would crisscross Griffin Park. Every home built will be within 2,500 feet of a park.
The also will be 65,340 square feet of commercial on the corner of the east-west collector and South Main Street north of Sedan Avenue. The building design standards would require that they blend into the neighborhood much like Pleasanton required with commercial areas immediately south of the Alameda Fairgrounds on an arterial in that city.
The project borders the west side of Main Street/Manteca Road from a point just south of Atherton Drive where a shopping center is planned to Sedan Avenue in the south. Part of Griffin Park reaches the west side of Tinnin Road with a fairly large chunk at one point crossing Tinnin Road.
A water analysis shows the current land uses — 261 acres of almonds, 45 acres of row crops, and 27 acres of small ranch-style properties — consume 1,686 acre feet of water a year. By contrast, the envisioned 1,301 homes, five parks, and greenbelts will use just over half that amount of water on an annual basis. The study noted Manteca’s sandy loam soil while fertile for crops does not hold water as well as other prime farm soils in the Central Valley. As a result, current irrigation practices such as sprinklers on a non-pressurized delivery system or flood irrigation requires more water to be effective in the growing of crops.
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