Planning Commission Agenda
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Memo to: |
Manteca Planning Commission |
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From: |
Jesus R. Orozco, Deputy Director of Development Services - Planning |
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Prepared by: |
Toben Barnum, Associate Planner |
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Date: |
October 15, 2026 |
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Subject: |
Site Plan and Design Review (SPR-25-09) and Master Sign Program (MSP-25-09) for the PSS Apartments and Retail Development |
Recommendation:
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Planning Commission conduct a continued public hearing and find the project exempt from further environmental review pursuant to Section 15183 of the California Environmental Quality Act and adopt a resolution approving Site Plan and Design Review (SPR 25-09) to allow for a mixed-use commercial development with a multi-tenant retail and office commercial building and 164-unit multifamily apartment building and Master Sign Program (MSP 25-09) for the PSS Apartments And Retail Development Project located at 2218 W. Yosemite Avenue (APN 241-300-76)
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Background Information:
APPLICATION NO.: SPR & MSP 25-09
APPLICANT: MCR Engineering, Kevin Lang, 1242 Dupont Ct., Manteca, CA 95336
PROJECT LOCATION: 2218 W Yosemite Ave., APN 241-300-76
PROJECT DESCRIPTION:
The Applicant requests approval of a Site Plan and Design Review application and a Master Sign Program for a mixed-use development on a 4.56-acre parcel. The Project consists of three buildings: a 241,788-square-foot, 164-unit multifamily residential building; an associated community building; and a 13,913-square-foot, two-story commercial building with eight retail and office suites. The site plan also includes parking, lighting, a pool, tot lot, and public open space.
The Applicant requests a 20 percent density bonus to allow 164 residential units, 27 more than the 137 units permitted under the maximum density, and proposes to reserve 17 units for lower-income households. The request is made pursuant to Manteca Municipal Code Sections 17.72.020(A) and 17.72.040(A)(1) and Government Code Sections 65915(b)(1)(A) and 65915(f)(1). The proposed residential and commercial uses are allowed by right in the Mixed Use Commercial (CMU) zoning district, consistent with the Commercial Mixed Use General Plan designation. Staff reviewed the proposed Master Sign Program and found it consistent with the permanent on-site sign standards in Manteca Municipal Code Section 17.54.080.
ENVIRONMENTAL DETERMINATION:
The Project has been deemed statutorily exempt from further environmental review pursuant to the requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines, Article 12, section 15183 “Projects Consistent With A Community Plan or Zoning”.
Documents Attached:
Attachment 1 - Planning Commission Staff Report
Attachment 2 - Planning Commission Resolution
Attachment 3 - Exhibit ‘A’ - Conditions of Approval
Attachment 4 - Project Plan Set dated June 30, 2026
Attachment 5 - Master Sign Program dated April 4, 2025
Attachment 6 - CEQA 15183 Consistency Checklist
Attachment 7 - Project Presentation
Attachment 8 - Written Public Comments