City Council Agenda
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Memo to: |
Manteca City Council |
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From: |
Brad Wungluck, Development Services Director |
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Prepared by: |
Dave Ruby, AICP, Senior Planner |
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Date: |
March 17, 2026 |
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Subject: |
Approve a three-year extension for the Dutra Tentative Subdivision Map, SDJ-21-57 |
Recommendation:
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Adopt a resolution approving a three-year extension for the Dutra Tentative Subdivision Map, SDJ-21-57, for which an Initial Study/Mitigated Negative Declaration (IS/MND) and Mitigation Monitoring and Reporting Program (MMRP) were adopted on October 18, 2022 (SCH 2022070148).
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Background:
The Dutra Tentative Subdivision Map SDJ-21-57 (the “Project”) was approved by City Council on October 18, 2022, with a condition requiring the Final Subdivision Map to be prepared and recorded within 24 months approval. The original expiration date was October 18, 2024; however, California State Assembly Bill AB 2729 granted an automatic 18-month extension, extending the current entitlement deadline to April 18, 2026.
Section 16.09.070(B) of the Manteca Municipal Code allows a subdivider to request an extension of up to three years for an approved or conditionally approved tentative subdivision map. The Applicant has organized the subdivision into two units (or phases) for construction and delivery. A Final Map for Phase 1 has been recorded, and infrastructure construction for the first phase is well underway. Because the remaining infrastructure needed to record the Final Map for the subdivision will not be completed before the current expiration date of April 18, 2026, the Applicant submitted a request on January 6, 2026, for a Tentative Subdivision Map extension. The full three-year extension is requested to allow sufficient time to complete the required infrastructure and conditions necessary to record the Final Map. If approved, the entitlement deadline would be extended to April 18, 2029.
No revisions to the Project scope, previously approved tentative map plan set, or previously approved Conditions of Approval other than the extension of the entitlement expiration date are proposed.
Extension Findings
The subdivision of land is governed by the Subdivision Map Act and Title 16 of the Manteca Municipal Code. The Planning Commission previously recommended approval for this Tentative Subdivision Map based on Subdivision Map Act findings from Section 66474 of the Map Act being made, along with the four Title 16 findings found in Chapter 16.09.040 of the Municipal Code being made. The Subdivision Map Act findings and the additional findings in Chapter 16.09.040 of the Municipal Code which led to the original approval of the Tentative Subdivision Map are reiterated below, and are all still valid:
Subdivision Map Act (66474)
A legislative body of a city or county shall deny approval of a tentative map, if it makes any of the following findings:
a) That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451.
Analysis: This Project is consistent with the General Plan land use designations of LDR and Park in that the entire density of the site is 4.9 du/a, which is between the minimum density of 2.1 and maximum density of 8.0 du/a. The applicant is also providing more park acreage than is required in the General Plan. The design conditions placed in the Conditions of approval will ensure that future homes will comply with the LDR land use regulations. This Project is not a part of a Specific Plan.
b) That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
Analysis: The Project’s subdivision design complies with the intent of the General Plan to allow a variety of housing types in the LDR land use designation. The range in lot sizes is exactly what the General Plan encourages in the LDR land use category. This Project is not part of a Specific Plan.
c) That the site is not physically suitable for the type of development.
Analysis: The site is physically suitable for this type of development. It is relatively flat with no physical impediments or restrictive easements. Road infrastructure and services are already available at this site, making it suitable for this type of development.
d) That the site is not physically suitable for the proposed density of development.
Analysis: The required density for this parcel is 2.1 to 8.0 dwelling units per acre. This Project meets the density requirements at 4.9 dwelling units per acre. Therefore, the site is physically suitable for the proposed density of the development.
e) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
Analysis: As the lead agency for the Project, the City prepared an Initial Study/Mitigated Negative Declaration in accordance with the California Environmental Quality Act (CEQA). While some impacts were identified, through the implementation of specific mitigation measures, those impacts can be mitigated to less than significant. There will be no injury to fish or wildlife or their habitat.
f) That the design of the subdivision or type of improvements is likely to cause serious public health problems.
Analysis: As approved and conditioned, the design of this Project will not cause serious health problems. This development will be required to comply with all standards, including performance standards, and regulations pertaining to health and safety found in the General Plan and Zoning Ordinance.
g) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
Analysis: This site has been found to have no conflicting easements on site.
Manteca Municipal Code Section 16.09.040
In addition to the requirements governing approval of the tentative map set forth in the Subdivision Map Act, the following considerations and findings shall be made:
A) Subject to the provisions of the California Environmental Quality Act of 1970, the State CEQA Guidelines, the City Council shall review and consider any applicable environmental documents.
Analysis: As the lead agency for the Project, the City prepared an Initial Study/Mitigated Negative Declaration in accordance with the California Environmental Quality Act (CEQA). While some impacts were identified, through the implementation of specific mitigation measures, those impacts can be mitigated to less than significant. There will be no injury to fish or wildlife or their habitat.
B) In reaching a decision upon the tentative subdivision map, the City Council shall consider the effect of that decision on the housing needs of the region and balance these needs against the public service needs of its residences and available fiscal and environmental resources.
Analysis: The Project will provide the opportunity to create new housing in the City of Manteca. The 197 homes will provide a variety of lot sizes and housing types to ensure full access to housing to the public. City services are near the Project site and can be easily accessed for the new community. The Project is estimated to generate a total of approximately a surplus for the General Fund at buildout. There are no significant impacts on the environment expected with the buildout of this Project.
C) In reaching a decision upon the tentative subdivision map, the City Council shall consider the design of the subdivision as it provides for future passive and natural heating or cooling opportunities in the subdivision, as required by Government Code Section 66473.1.
Analysis: Future buildings will have windows on all facades on both stories, to optimize the potential for passive cooling. This Project will also be required to comply with any applicable California Building Code requirements that may promote passive and natural heating or cooling.
D) The tentative subdivision map may be approved or conditionally approved by the City Council if it finds that the proposed land division, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and all applicable provisions of this code.
Analysis: As discussed in this staff report, the Project is consistent with the General Plan land use designations of LDR and P, and supports many General Plan goals and policies. The Project will also be required to be consistent with the Zoning Code Requirements for small-lot development.
Based on the continuing validity of the above findings, Staff is recommending City Council approve the three-year extension of Tentative Subdivision Map (SDJ-21-57).
Fiscal Impact:
There is no fiscal impact associated with this action.
Documents Attached:
Attachment 1 - Resolution
Attachment 2 - Exhibit ‘A’ - Conditions of Approval
Attachment 3 - Tentative Map Plan Set dated February 16, 2022