Villa Burano Area Plan

The proposed Northpointe at Regency Park Subdivision, formerly part of the Villa Burano Area Plan, is a land development initiative led by Stonefield Home Inc. under the jurisdiction of the City of Los Banos, California. The project encompasses 114.5 acres of land, subdivided into 543 single-family residential lots, with additional allocations for 4.23 acres designated for future multi-family development of up to 84 units, 5.10 acres set aside as public parkland, and a one-acre site reserved for a future fire station. Development is structured to occur over a four- to five-year timeline, with initial occupancy targeted for 2008 and full build-out expected by 2012. The proposal involves rezoning approximately two acres to High-Density Residential, updating infrastructure including stormwater systems, sewer lines, and roadways, and implementing major traffic modifications such as a roundabout at Ward Road and Dove Street, signalization at the SR 165/Dove Street/Vineyard Drive intersection, and a two-lane redesign of Ward Road. All improvements adhere to city standards for utilities and Caltrans guidelines for state roadways, with environmental compliance mandated under the California Environmental Quality Act. The project is governed by a series of enforceable mitigation measures outlined in an Environmental Impact Report Addendum, not federal contract clauses. These include a $30,000 traffic mitigation fee contribution to Merced County and conditionally binding infrastructure obligations tied to traffic impact analyses, subject to adjustments based on final project scope such as unit density and square footage. The City of Los Banos acts as the lead agency for environmental review and project approval, with no formal federal procurement structures such as FAR clauses, contract line items, pricing schedules, or federal accounting identifiers present. Primary oversight and communication are coordinated through the City’s Community & Economic Development Director, Stacy Souza Elms, and the applicant’s project manager, Tiffanie Marshall. No competitive solicitation or evaluation factors were established because this is a land use entitlement process under CEQA, not a federal procurement. No standard contract administration data, inspection protocols, or delivery terms are included; instead, compliance is verified through regulatory approvals and adherence to specified mitigation conditions. The project relies on local planning authority, environmental review, and municipal conditions for implementation rather than federal contracting frameworks.