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: |
Toben Barnum - Associate Planner |
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Date: |
June 2, 2026 |
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Subject: |
Wawona Apartments |
Recommendation:
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Conduct a public hearing and adopt a Resolution making the necessary findings and adopting an Initial Study/Mitigated Negative Declaration (SCH #2025100770) and the Mitigation Monitoring and Reporting Program prepared for the Wawona Apartments Project; adopt a Resolution approving General Plan Amendment (GPA 24-76) amending the land use designation for parcels APN: 222-100-15, -14, and -09, from the Very-Low Density Residential (VLDR) to the High-Density Residential (HDR) land use designation; waive the first reading by substitution of the title, and introduce an ordinance of the City of Manteca, State of California, Rezoning (REZ 24-77) parcels APN: 222-100-15, -14, and -09 from the Residential Estate (R-E) zone to the Multiple-Family Dwelling (R-3) zone by amending the Zoning Map set forth in section 17.20.040 of Chapter 17.20 of Title 17 of the Manteca Municipal Code; and adopt a Resolution approving Site Plan And Design Review (SPR 24-79), Lot Line Adjustment (LLA 24-78), and Minor Zone Modification (MZM 25-01) allowing for the Wawona Apartments Project located at 2005, 2019 & 2027 Wawona Street.
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Background:
The Wawona Apartments Project (the “Project”) is a request for five entitlements to construct a multifamily residential development. The requested entitlements are as follows: 1) General Plan Amendment to redesignate the property from Very Low Density Residential (VLDR) to High Density Residential (HDR) to allow for construction of a multifamily apartment building; 2) Rezone to change the zoning from Residential Estate (R-E) to Multiple-Family Dwelling (R-3), in consistency with the requested GP land use designation; 3) Lot Line Adjustment to merge three contiguous parcels into one 1.67± acre parcel to facilitate site design; 4) Site Plan and Design Review application for the construction of a single four-story 44-unit residential structure, one leasing office building, two public open space trellis areas and associated parking and landscaping; 5) Minor Zone Modification is requested due to site constraints to allow a 10% reduction in the required open space. The developer will provide 80 parking stalls and site-wide lighting, screened by landscaping buffers on all sides.
CEQA:
An Initial Study/Mitigated Negative Declaration (IS/MND) (SCH# 2025100770) dated October 2025 and Mitigation Monitoring and Reporting Program was prepared for the Project pursuant to Section 15071 of the California Environmental Quality Act (CEQA) Guidelines. The IS/MND concluded that the Project will have less-than-significant impacts on the environment with the implementation of mitigation measures as set forth in the Project’s Mitigation Monitoring and Reporting Program (MMRP).
Planning Commission Action:
On April 2, 2026, the Planning Commission, in a 5-0 vote, adopted three resolutions recommending that the City Council take the necessary actions to approve the General Plan Amendment, Rezone, Site Plan and Design Review, Lot Line Adjustment, and Minor Zone Modification for the Project. A complete video of the proceedings, along with the agenda, staff report, and supporting documents, can be found via the following link: <https://manteca-ca.granicus.com/player/clip/1201?view_id=2&redirect=true>
Subsequent to the Planning Commission’s recommendation to the City Council. Planning Staff identified a revision to Planning Condition No.1. The revision has been redlined. Said revision does not materially change the project or impose further requirements on the Project, Applicant, or Developer.
Fiscal Impact:
Approval of the project has no direct fiscal impact on the City. However, the proposed development is anticipated to generate property tax revenues, resulting in a positive fiscal benefit to the City.
Documents Attached:
Attachment 1 - Planning Commission Staff Report dated April 2, 2026
Attachment 2 - CEQA Resolution
Attachment 3 - Exhibit ‘A’ - Mitigation Monitoring & Reporting Program
Attachment 4 - General Plan Amendment Resolution
Attachment 5 - Exhibit ‘A’ - General Plan Amendment Map
Attachment 6 - Rezone Ordinance
Attachment 7 - Exhibit ‘A’ - Rezone Map
Attachment 8 - Entitlements Resolution
Attachment 9 - Exhibit ‘A’ - Conditions of Approval
Attachment 10 - Project Plan Set
Attachment 11 - Initial Study/Mitigated Negative Declaration
Attachment 12 - Project Presentation