City Council Agenda
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Memo to: |
Manteca City Council |
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From: |
Brad Wungluck - Interim Development Services Director |
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Prepared by: |
Jesus R. Orozco - Deputy Director of Development Services - Planning |
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Date: |
April 15, 2025 |
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Subject: |
Union Ranch North Annexation Project |
Recommendation:
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Conduct a Public Hearing to adopt a resolution making the necessary findings and certify the Union Ranch North Final EIR (SCH # 2023110668), adopt a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations for the Union Ranch North Annexation Project; Adopt a Resolution authorizing the submission of an application to the San Joaquin County LAFCo for the annexation of the Union Ranch North Annexation Project consisting of eleven (11) parcels including a segment of Union Road encompassing approximately 123.30 acres; Waive the first reading and introduce by title an Ordinance to pre-zone APNs 197-020-21, -22, -23, -41, -46, and -47, to the One-Family Dwelling (R-1) and Park (P) zoning districts and pre-zone APNs: 197-020-20, -29, -30, -35, and -36, to the One-Family Dwelling (R-1) zone district, located within the Union Ranch North Annexation Project; Adopt a Resolution approving General Plan Amendment (GPA) 25-01 and Tentative Subdivision Map (SDJ) 20-142, for the Union Ranch North Annexation Project Parcels APNs: 197-020-21, -22, -23, -41, -46, and -47; and Waive the first reading and introduce by title an Ordinance for Development Agreement 25-01 for the Union Ranch North Annexation Project parcels APNs: 197-020-21, -22, -23, -41, -46, and -47.
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Background:
The Union Ranch North Annexation Project (the “Project”) is a request for the Annexation (ANX 21-34) of 123.30 acres of unincorporated land in San Joaquin County into the City of Manteca, the Pre-zoning (PRZ 21-35) of all 123.30 acres, a General Plan Amendment (GPA 25-01) and a Tentative Subdivision Map (SDJ 20-142) encompassing an approximate 102-acre portion of the annexation area, and a Development Agreement (DAA 25-01) for the SDJ. The proposed SDJ includes 455 single-family residential (SFR) lots, public improvements, and expansion of the Tidewater Bike Path. The Tentative Map area is referred to throughout the staff report as the “Development Area”. The remaining 20.41 acres is referred to as the “Non-Development Area”.
Project Location:
The entire 123.30-acre annexation area is located on the east side of N. Union Rd. at the intersection of N. Union Rd. and Shady Pines St. The annexation area is in the northern portion of the City’s Sphere of Influence, immediately north of the city limit line. Generally, the site is bounded by agricultural land to the east, agricultural uses to the north, single-family residential uses to the south (Union Ranch subdivision), and Union Road and single-family residential uses (Del Webb subdivision) to the west.
Project Analysis:
The report is divided into several discussions associated with the various entitlements being considered for this project.
For a full analysis of the project, please see Attachment 1, Planning Commission Staff Report. Information and analysis in the staff report has been revised to reflect the Planning Commission action per the adopted resolutions.
Environmental Determination:
As the lead agency for the Union Ranch North Annexation project, the City prepared a Project-level EIR in accordance with the California Environmental Quality Act (CEQA). A Project EIR is an EIR that examines the environmental impacts of a specific development project. This type of EIR focuses primarily on the changes in the environment that would result from the Project. A Project EIR examines all phases of a project including planning, construction, and operation. The Project EIR allows for comprehensive consideration of the reasonably anticipated scope of the Project, including the development and operation of the Project. The Final EIR is available for review on the City’s website here: <https://www.manteca.gov/departments/development-services/planning/planning-division-documents/-folder-370>
For further discussion on the environmental document, please review Attachment 1 and the link above.
Planning Commission Action:
On March 20, 2025, the Planning Commission voted 5-0, to recommend
Certification of the Union Ranch North EIR and recommend approval of the Annexation, Pre-Zoning, General Plan Amendment, Tentative Subdivision Map, and Development Agreement.
Staff provided a presentation reviewing the components of the Project. The applicant gave a brief presentation on the overall Project and highlighted their acceptance of the Conditions of Approval, contribution to a future Community Park in Northern Manteca (location to be determined), and the commitments to the City of Manteca in the Development Agreement.
The Commission made comments and asked questions regarding the Project. Development Services staff and Engineering Staff provided responses to the Commissioner’s questions, highlighting the Development Agreement Community Benefits, the connection to existing Brunswick Road, and other questions regarding the future and undetermined community park and Tidewater bike path. A complete video of the proceedings can be found here: <https://www.manteca.gov/departments/legislative-services-city-clerk/city-council-video>.
Documents Attached:
Attachment 1 - Planning Commission Staff Report
Attachment 2 - CEQA Resolution
Attachment 3 - Exhibit A: Mitigation Monitoring & Reporting Program
Attachment 4 - Exhibit B: Statement of Overriding Considerations
Attachment 5 - Annexation Resolution
Attachment 6 - Exhibit A: Annexation Map
Attachment 7 - Pre-zoning Ordinance
Attachment 8 - Exhibit A: Pre-zoning Map
Attachment 9 - Entitlements Resolution
Attachment 10 - Exhibit A: General Plan Amendment Map
Attachment 11 - Exhibit B: Tentative Subdivision Map
Attachment 12 - Exhibit C: TSM Conditions of Approval
Attachment 13 - Development Agreement Ordinance
Attachment 14 - Exhibit A: Development Agreement
Attachment 15 - Comment Letters
Attachment 16 - Project PowerPoint