Planning Commission Agenda
Memo to: Manteca Planning Commission
From: Jesús Orozco, Deputy Director-Planning
Prepared by: Toben Barnum Associate Planner
Date: October 17, 2024
Subject: 144-490 Quintal Road Project
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Conduct a public hearing and adopt a resolution recommending the City Council make the necessary findings and adopt a Tiered Initial Study and Mitigated Negative Declaration prepared for GPA-22-66, REZ-22-91, SDJ-22-68, and SPC-22-67; adopt a resolution recommending City Council approve General Plan Amendment 22-66 changing the land use designation of approximately 32.1 acres from Mixed Use Commercial to High-Density Residential land use, approximately 7.5 acres from Mixed Use Commercial to Medium-Density Residential and approximately 23.7 acres from the Mixed Use Commercial to the Low-Density Residential; and adopt a resolution recommending City Council approve i) Rezone 22-91, changing the zoning from CMU to R-3 and R-1, ii) Tentative Subdivision Map 22-63, dividing the four existing parcels into two large multifamily lots, 48 duplex lots and 98 single-family lots, and iii) approving Site Plan Review 22-67 for an 818-unit residential development, consisting of 672 multifamily units, 48 duet homes, 98 single family homes, and 1.93 acres of public open space, all pertaining to the 144 - 490 Quintal Road project, located at 144, 292, 301 and 490 E Quintal Rd: APN Nos. 224-040-52, 06, 07 and 11 (SCH #2024080853).
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PROJECT DESCRIPTION
The project consists of a General Plan Amendment, Rezone, Tentative Subdivision Map, and a Site Plan Review on four adjacent parcels. Proposed is an 818-unit residential development, consisting of 672 multifamily units, 48 duet homes, 98 single-family homes, and 1.93 acres of public open space. The General Plan Amendment (GPA) request is to amend the City General Plan Land Use Map designation on all properties in the project to match the proposed land uses. The Rezone (REZ) serves to bring the zoning into consistency with the proposed land use designation changes. The Site Plan Review (SPC) provides architectural exhibits and design concepts for the different housing typologies. The Tentative Subdivision Map (SDJ) will divide the property at 144 E Quintal in two where it is bisected by Atherton Drive and subdivide the rest of the site into 122 parcels for the proposed duet and single-family housing types shown in the Figure 2 diagram below. Buena Vista Drive will be extended north through the development, and a traffic signal will be required at the intersection of Buena Vista and Atherton as part of the project. An existing 2.89± acre detention basin south of Atherton Drive will provide stormwater management for the project. The basin was assessed for capacity by a third-party engineering consultant. The report (Attachment 6) determined that the basin does have sufficient capacity to support the 144-490 Quintal Road project.
PROJECT ANALYSIS
For a full analysis of the project, please see Attachment 1, Planning Commission Staff Report.
ENVIRONMENTAL REVIEW
In accordance with the California Environmental Quality Act (CEQA) a Tiered Initial Study/Mitigated Negative Declaration (Tiered IS/MND) was prepared for the proposed project. It was found that although the proposed project could have a significant adverse effect on the environment, with the required mitigation measures and conditions implemented for the project, the impacts can be reduced to a less than significant level.
The full Tiered IS/MND can be reviewed here:
<https://www.manteca.gov/departments/development-services/planning/planning-division-documents/-folder-299>
PROJECT ATTACHMENTS:
1. PC Staff Report
2. CEQA Resolution
2a. Exhibit A - MMRP
3. General Plan Amendment Resolution
3a. Exhibit A - GPA Redesignations
4. Entitlements Resolution
4a. Exhibit A - Development Plan Set
4b. Exhibit B - Tentative Map and Improvement Plans
4c. Exhibit C - Architectural Guidelines
4d. Exhibit D - Conditions Of Approval
5. Draft City Council Ordinance
5a. Exhibit A - Rezoning Exhibit
6. Detention Basin Capacity Review
7. Emblem Manteca Decarbonization Memo
8. CEQA Public Comments and Responses
9. PowerPoint Presentation