City Council Agenda
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Memo to: |
Manteca City Council |
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From: |
Brad Wungluck, Director of Development Services |
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Prepared by: |
Sol Jobrack, Associate Planner |
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Date: |
November 17, 2026 |
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Subject: |
Harmony Woods Annexation Project |
Recommendation:
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Conduct a public hearing for the Harmony Woods Annexation Project and: find the Project exempt from further environmental review pursuant to Section 15183 of the California Environmental Quality Act Guidelines; adopt a resolution approving Annexation (ANX 24-49) and authorize staff to submit an application to the San Joaquin County Local Agency Formation Commission to initiate annexation proceedings; waive the first reading by substitution of the title and introduce an ordinance prezoning APN 204-100-51 with a One Family Dwelling (R1) and Park (P) prezone designation (PRZ 24-49); adopt a resolution approving Tentative Subdivision Map (SDJ 24-49) for 147 single family lots with a 4.1-acre park; and waive the first reading by substitution of the title and introduce an ordinance approving a Development Agreement (DA 24-49) between the City of Manteca and KHCZ Investments LLC for the development known as Harmony Woods Annexation project.
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Background:
The project proposal (“the Project”) entails a development application for an Annexation, Prezone, Tentative Subdivision Map, and Development Agreement (“the Application”) filed by KHCZ Investments LLC (the “Applicant”), to annex approximately 39 acres of land located at 13856 South Airport Way (APN: 204-100-51) into the City of Manteca. The Project proposes to Prezone approximately 35 acres to One-Family Dwelling (R-1) and approximately 4.1 acres to Park (P), and subdivide the property into 147 single-family residential lots, a 4.1-acre neighborhood park, a detention basin, a well site, and a water quality pond. The Project also includes a Development Agreement between the City of Manteca and the Applicant to establish the terms and obligations associated with future development, including vested development rights and community benefit contributions. Approval of the Project would facilitate the orderly expansion of City boundaries and development of a residential neighborhood consistent with the City's 2043 General Plan. A detailed analysis of the Project has been included as Attachment 1 entitled, “Planning Commission Staff Report”.
Planning Commission Action:
On October 15, 2026, The Planning Commission, in a 5-0 vote adopted Resolution 2026-39 and 2026-40 recommending the City Council approve Annexation (ANX 24-49), Prezone (PRZ 24-49), Tentative Subdivision Map (SDJ 24-49), and Development Agreement (DA 24-49). A complete video of the proceedings, along with the agenda, staff report, and supporting documents can be found at the following link:
<https://manteca-ca.granicus.com/player/clip/1242?view_id=2&redirect=true>
Environmental Determination:
A project-specific General Plan Consistency Checklist was prepared and determined exempt from further environmental review pursuant to Section 15183 of the California Environmental Quality Act (CEQA) Guidelines because the Project would not result in new or more severe environmental impacts beyond those previously analyzed in the certified 2043 General Plan Environmental Impact Report (SCH No. 2020019010).
Fiscal Impact:
The Development Agreement requires the developer to pay a Community Benefit Contribution of $12,000 per unit if prepaid by phase, or $16,000 per unit when building permits are issued. For the 147 proposed homes, this would total approximately $1.76 million to $2.35 million. Of that amount, $367,500 ($2,500 per unit) would be credited toward the City’s Phase IV Sewer Expansion Fee. The remaining contribution, along with applicable development impact fees and Community Facilities District payments, would help fund City infrastructure, facilities, public safety, parks, services, and maintenance. These payments are intended to help offset costs associated with the development.
Documents Attached:
Attachment 1 - Planning Commission Staff Report
Attachment 2 - Annexation Resolution
Attachment 3 - Exhibit ‘A’ Annexation Map and Legal Description
Attachment 4 - Prezone Ordinance
Attachment 5 - Exhibit ‘A’ Prezone Map
Attachment 6 - Tentative Map Resolution
Attachment 7 - Exhibit ‘A’ Tentative Map Conditions of Approval
Attachment 8 - Development Agreement Ordinance
Attachment 9 - Exhibit ‘A’ Development Agreement
Attachment 10 - Tentative Map Plan Set dated July 1, 2026
Attachment 11 - CEQA 15183 Consistency Checklist
Attachment 12 - Project Presentation