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 |
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Prepared by: |
Toben Barnum, Associate Planner |
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Date: |
April 2, 2026 |
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Subject: |
Wawona Apartments Project |
Recommendation:
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Conduct a public hearing for the Wawona Apartments Project and, by motion consider adoption of the following:
1. A resolution recommending City Council make the necessary findings and adopt an Initial Study/Mitigated Negative Declaration (SCH #2025100770) and the associated Mitigation Monitoring and Reporting Program prepared for the Wawona Apartments Project consisting of a development application for a General Plan Amendment (GPA 24-76), Rezone (REZ 24-77), Lot Line Adjustment (LLA 24-78), Site Plan and Design Review (SPR 24-79), and a Minor Zone Modification (MZM-25-01); and
2. A resolution recommending City Council approve a General Plan Amendment (GPA 24-76) to amend the land use designation of approximately 1.67-acres from the Very-Low Density Residential (VLDR) to the High-Density Residential (HDR) land use designation for the Wawona Apartments Project APN:222-100-15, -14, and -09; and
3. A resolution recommending City Council adopt an ordinance to i) Rezone (REZ 24-77) approximately 1.67-acres from the Residential Estate (R-E) to the Multiple-Family Dwelling (R-3) zone district; and by resolution approve; ii) Lot Line Adjustment (LLA 24-78), merging the project parcels, iii) Site Plan Review (SPR 24-79) for the physical development of the 44-unit multifamily residential development, and iv) Minor Zone Modification (MZM 25-01) allowing a 10% reduction from the open space requirements, for the Wawona Apartments Project located at 2005, 2019 & 2027 Wawona St.; APN: 222-100-15, -14, and -09.
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Background Information:
APPLICATION NO.: GPA 24-76, REZ 24-77, LLA 24-78, SPR 24-79, and MZM 25-01
APPLICANT: MCR Engineering, Shawn Samaniego, 1242 Dupont Ct., Manteca, CA
PROJECT LOCATION: 2005, 2019 & 2027 Wawona St.; APN Nos. 222-100-15, -14, and -09
PROJECT DESCRIPTION:
The Applicant proposes a development application, requesting approval of five entitlements to construct a multifamily residential development. The following entitlements will cumulatively allow for the project to move forward for consideration and final approval by the City Council. 1) The General Plan Amendment will redesignate the project property from the Very Low-Density Residential (VLDR) land use designation that allows for a maximum of 2 units per acre to the High Density Residential (HDR) land use designation, which allows for a minimum of 30 units per acre. 2) The Rezone will change the project property’s zoning from the Residential Estate (R-E) zone district, which allows for residential uses on larger lots, to the Multiple-Family Dwelling (R-3) zone district, which allows for residential uses in denser-smaller properties. The Rezone is a requisite to ensure consistency with the requested General Plan land use designation. 3) A Lot Line Adjustment will merge three contiguous parcels into one 1.67± acre parcel to facilitate the project’s development to occur on a single legal property. 4) The Site Plan and Design Review will facilitate the development standards, requirements, and conditions 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) A Minor Zone Modification (MZM) is required due to site constraints limiting the project from meeting the open space requirements. Approval of the MZM would allow a 10% reduction from the zone district’s open space requirement.
The Wawona Apartments Project (“the Project”) will bridge the commercial land use to the west gap between the existing commercial and +1.0-acre rural residential sites to the east that remain in place. The Project is composed of smaller rural estate lots that are underutilized and no longer compatible with surrounding uses. The Project’s site is constrained due to its parcel cofiguration however, the site design leverages its proximity to public transit, commercial goods and services, parks, schools, and other amenities to cumulatively meet a critical housing need within the City. The apartment complex will provide 20 one-bedroom and 24 two-bedroom units for a total of 44-units. Though on-site open space amenities will be lower than the average of other similar projects, the Wawona Apartments will provide a rooftop deck to meet the open-space requirements of the R-3 zone district standards.
Upon approval of the General Plan Amendment and adoption of the Rezone, Cumulatively, the Project’s Site Plan and Design Review, Lot Line Adjustment, and Minor Zone Modification will cumulatively implement the goals and policies of the General Plan and Housing Element, and satisfy the development standards of the Zoning Code.
ENVIRONMENTAL DETERMINATION:
In accordance with the California Environmental Quality Act Guidelines, an Initial Study/Mitigated Negative Declaration (IS/MND) (SCH #2025100770) was prepared for the Project. The IS/MND concluded that the Project would have a less-than-significant impact on the environment, with the implementation of mitigation measures identified in the IS/MND’s supporting Mitigation Monitoring and Reporting Program (MMRP).
In accordance with the California Environmental Quality Act Guidelines, an Initial Study/Mitigated Negative Declaration (IS/MND) (SCH #2025100770) was prepared for the Project. The IS/MND concluded that the Project would have less-than-significant impacts on the environment, with the implementation of environmental measures indentified the IS/MND supporting the Mitigation Monitoring and Reporting Program (MMRP).
The IS/MND and MMRP are available for public review in person at the City of Manteca, Development Services Department, or on the City’s website at the following link: https://www.manteca.gov/departments/development-services/planning/planning-division-documents/-folder-433#docfold_761_1772_216_433 <https://www.manteca.gov/departments/development-services/planning/planning-division-documents/-folder-433>
Documents Attached:
Attachment 1 - Planning Commission Staff Report
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 - Entitlements Resolution
Attachment 7 - Exhibit ‘A’ - Ordinance and Rezone Map
Attachment 8 - Exhibit ‘B’ - Conditions of Approval
Attachment 9 - Project Plan Set dated December 2, 2025
Attachment 10 - Lot Line Adjustment dated September 30, 2024
Attachment 11 - Project Floor Plans and Elevations
Attachment 12 - Initial Study/Mitigated Negative Declaration dated October 2025
Attachment 13 - Project PowerPoint