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: |
Jesus R. Orozco - Deputy Director of Development Services |
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Date: |
January 6, 2026 |
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Subject: |
Navigation Center Conditional Use Permit Amendment |
Recommendation:
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Conduct a public hearing and adopt a resolution approving an amendment to Conditional Use Permit (UPJ) 22-101, allowing for the rehabilitation of on-site buildings and structures and expansion of shelter services at 555 Industrial Park Drive for a Low Barrier Navigation Center offering year-round shelter; and find the Project exempt from further environmental review pursuant to Section 21080.27.5. (a) of the California Public Resources Code and Section 15301 (Existing Facilities) of the CEQA Guidelines.
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Background:
The Emergency Shelter located at 555 Industrial Park Drive has been operational and gradually expanding services and shelter since 2020 through the approval of UPJ 21-12. The 4.9-acre site currently accommodates three modular dormitories, a dining hall, a communal (cooling/heating) center, and ancillary offices, which were permitted by conditional use permit 22-101 for the operation of an Emergency Shelter.
Since the 2022 approval of the Emergency Shelter, there has been an increase in need for services, therefore triggering City staff to identify resources and partnerships to expand the site. As a result, City staff has identified resources to rehabilitate the existing 56,000 sq. ft. concrete tilt-up building formerly occupied by a photographic developer (Qualex). With the rehabilitation of on-site buildings and expansion of services, the site will transition its operations, serving as a Low Barrier Navigation Center. The specific start and completion dates of the rehabilitation have not yet been determined.
Analysis:
In order to allow for the rehabilitation, expansion of services, and operation of a Low Barrier Navigation Center at 555 Industrial Park Drive, the City Council must make the necessary findings and approve an amendment to UPJ 22-101 pursuant to Section 17.08.130 of the Manteca Municipal Code.
The analysis below discusses the findings required to approve an amendment to UPJ 22-101, allowing for the expansion of shelter and services and operation of a Low Barrier Navigation Center at 555 Industrial Park Drive.
Finding (a): The proposed use is consistent with the General Plan, any applicable Specific Plan, and all applicable provisions of this Title.
Analysis: The General Plan I (Industrial) land use designation provides for “public and quasi-public uses and similar and compatible uses.” In addition, the operation of a Low Barrier Navigation Center directly implements the following policies by either providing or augmenting housing and services to disadvantaged populations within the City.
Land Use Policy: LU-9.1 - Require future planning decisions, development, and infrastructure and public projects to consider the effects of planning decisions on the overall health and well-being of the community and its residents, with specific consideration provided regarding addressing impacts to disadvantaged populations and communities and ensuring disadvantaged communities have equitable access to services and amenities and to be conducted through an open and engaging process inclusive of community residents.
Housing Goal: Goal H-3 - Address and, where appropriate and legally possible, reduce and remove governmental and nongovernmental constraints under the City’s control on the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities.
Housing Policy: H-4.9 - Collaboration with Non-Profit Organizations. Support collaborative partnerships with non-profit affordable housing organizations to facilitate greater access to affordable housing funds, to ensure housing opportunities are available for all residents and promoted throughout the community, and to promote programs that increase access to affordable and high-quality housing for disadvantaged communities and populations.
Housing Policy: H-4.15 - Housing for Homeless and At-Risk Persons and Households. Expand opportunities for supportive services, transitional and supportive housing, and emergency shelter, including low barrier navigation centers, to assist households that are homeless or are at-risk of becoming homeless.
Finding (b): The establishment, maintenance, or operation of the use applied for will not, under the circumstances of the particular case (location, size, design, and operating characteristics), be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the neighborhood of such use or to the general welfare of the city.
Analysis: The operation of a Low Barrier Navigation Center at 555 Industrial Park Drive is not expected to adversely affect the use or enjoyment of the surrounding properties, subject to the implementation of the conditions of approval, which include restrictions on hours of outdoor activities and buffers of on-site activities from surrounding properties. In addition, the use has been in operation and has not been a barrier for surrounding uses to continue operation. Compliance with all conditions of approval will ensure the site and its use(es) continue to operate harmoniously with the surrounding land uses.
Finding (c): The proposed use is consistent with the purpose of the applicable district or districts.
Analysis: The M1 (Light Industrial) zone district allows for “public and quasi-public uses and similar and compatible uses.” The Low Barrier Navigation Center is a pseudo-quasi-public facility that provides public services to any of Manteca’s homeless residents. Additionally, Section 17.02.040 of Title 17 grants leniency from the Code to City-owned, occupied, or operated property when the site is used to provide governmental service to the public.
Finding (d): The proposed use meets the minimum requirements of this Title applicable to the use and complies with all other applicable laws, ordinances, and regulations of the city and state.
Analysis: As conditioned, the use will meet all the minimum requirements if the Title 17. Additionally, approval of the amendment to UPJ 22-101 streamlines housing opportunities to underserved or disadvantaged populations that would otherwise not be available at this particular site, all of which is consistent with the numerous State Housing Laws intended to provide housing opportunities to all.
Finding (e): There are changed circumstances sufficient to justify the modification of the approval.
Analysis. The increase in need for shelter and services has shifted the site’s operation to accommodate those of a Low Barrier Navigation Center, an essential facility to service a disadvantaged community within the City.
Conclusion:
In light of all the facts and findings presented in this staff report, the Project’s cumulative design, use(s), and operations will not be a detriment to the public health, safety, peace, comfort, convenience, prosperity, and general welfare of those residing or working in proximity to the Project. Therefore, Staff recommends that the City Council conduct a public hearing and approve an amendment to UPJ 22-101, allowing for the rehabilitation of on-site buildings and structures and expansion of shelter services for a Low Barrier Navigation Center offering year-round shelter.
CEQA Determination:
Section 21080.27.5. (a) of the California Public Resources Code exempts local government actions related to leasing, financing, contracting, operating/building of Low Barrier Navigation Centers (LBNCs) from CEQA review. Therefore, any of the actions associated with the approval of this Project are not subject to further environmental review. Additionally, because activities will occur on developed land with existing structures, the Project is exempt from CEQA review pursuant to Section 15301 (Existing Facilities.
Fiscal Impact:
There is no direct fiscal impact associated with this item. Approval of the amendment to Conditional Use Permit (UPJ) 22-101 is a land use entitlement action only and does not approve or authorize funding for rehabilitation, construction, or expanded operations. Any future capital or operational costs associated with the Low Barrier Navigation Center would be subject to separate Council review and approval.
Documents Attached:
Attachment 1 - Resolution
Attachment 2 - Exhibit ‘A’to Resolution - Conditions of Approval
Attachment 3 - November 12, 2022 Staff Report
Attachment 4 - Site Plan