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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Date: |
May 12, 2026 |
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Subject: |
Approve a Pre-Annexation Agreement between the City of Manteca and Lafferty Communities for the Oakwood Shores Unit 3 Residential Project |
Recommendation:
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Adopt a resolution approving a Pre-Annexation Agreement with Lafferty Communities for the development and annexation of approximately 6.25 acres (Oakwood Shores Unit 3) into the City of Manteca and authorize the City Manager to execute the agreement.
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Background:
Lafferty Communities (“Developer”) owns approximately 6.25 acres of property located within the Oakwood Shores Unit 3 subdivision in unincorporated San Joaquin County southwest of the City of Manteca and immediately adjacent to the city limits. The site represents the final phase of the Oakwood Shores master planned community and is proposed to be developed as a 32-lot single-family residential subdivision. The property is currently outside the City limits but lies within the City’s Sphere of Influence.
In 2024, the City became aware that the Developer had submitted a development plan and subdivision map to San Joaquin County Community Development Department for processing and approval. Ultimately, the city commented on the proposal requesting the opportunity to meet with the Developer since the project was within the City’s Sphere of Influence and immediately adjacent to city limits. After several meetings with the developer and City staff, the Developer expressed interest in annexing the property into the City to allow for development consistent with City standards and to complete the Oakwood Shores community within the City. Annexation would result in fiscal and operational benefits to the City, including the receipt of property tax increment, development impact fees, and participation in the Citywide Community Facilities District for Public Safety and Street Maintenance. In addition, annexation would allow the City to more effectively coordinate the construction of frontage improvements along Woodward Avenue and ensure development occurs in accordance with City standards.
As part of the overall project, if the pre-annexation agreement is approved, the developer will submit applications for: a Vesting Tentative Map, Annexation, Pre-zoning to Planned Development (PD) with R-1 standards, and reorganization through LAFCO. These approvals would facilitate annexation of the Property into the City and allow development to occur under the City’s jurisdiction. The proposed 32-lot single-family residential subdivision will be developed consistent with the Oakwood Shores Special Purpose Plan.
The purpose of the Pre-Annexation Agreement is to establish mutual expectations for entitlement processing and annexation. The Agreement clarifies that the Developer will be responsible for funding all annexation-related costs while the City retains full discretion over all land use approvals. The Agreement provides a structured framework for annexation of the Property into the City of Manteca. Importantly, the proposed pre-annexation agreement does not grant any vested rights to the developer or project. Rather, the Agreement establishes a framework for processing development entitlements through the City, coordinating annexation through the San Joaquin Local Agency Formation Commission (LAFCO), defining responsibilities between the City and Developer, and facilitating efficient project delivery while protecting the City’s interests.
The Pre-Annexation Agreement is not a project under CEQA as defined by Section 15378, as it does not constitute a commitment to a specific development project and environmental review will occur at the time of entitlement processing. The City anticipates utilizing prior environmental documents and applicable CEQA streamlining provisions, as appropriate.
Overall, the proposed Pre-Annexation Agreement provides a clear and structured framework for annexation and development of the final phase of the Oakwood Shores community within the City of Manteca. The Agreement protects the City’s regulatory authority, ensures fiscal benefits to the City, and facilitates orderly growth within the City’s Sphere of Influence.
Fiscal Impact:
The Agreement is structured to ensure that the Developer bears all annexation and processing costs, the project will be subject to standard development impact fees, and no unfunded financial obligations are imposed on the City.
Future fiscal impacts associated with the residential development will be evaluated through the entitlement process and standard City review, including infrastructure capacity and service demands.
Documents Attached:
Attachment 1 - Resolution
Attachment 2 - Pre-Annexation Agreement