City Council Agenda
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Memo to: |
Manteca City Council |
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From: |
Barbara Harb, Interim Director of Development Services |
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Prepared by: |
Toben Barnum, Associate Planner |
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Date: |
November 19, 2024 |
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Subject: |
144-490 Quintal Road Project |
Recommendation:
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Conduct a public hearing and adopt a resolution making the necessary findings and adopt a Tiered Initial Study and Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program; prepared for GPA-22-66, REZ-22-91, SDJ-22-68, and SPC-22-67 (SCH #2024080853); subject to the approval of GPA 22-66 conditionally waive the first reading by substitution of the title and introduce an ordinance of the City Council of the City of Manteca, State of California, amending Section 17.20.040 of Chapter 17.20 of Title 17 of the Manteca Municipal Code relating to the City of Manteca Zoning Map by rezoning APN’s 224-040-52, 224-040-06, 224-040-07 and 224-040-11 from the Commercial Mixed-use (CMU) zone district to the Multiple-Family Dwelling (R-3) and One Family Dwelling (R-1) zone districts respectively; and subject to the approval of GPA 22-66 conditionally adopt a resolution approving Site Plan and Design Review and Tentative Subdivision Map for an 818-unit residential development all pertaining to the 144 - 490 Quintal Road project, located at 144, 292, 301 and 490 E Quintal Rd: APN Nos. 224-040-52, 06, 07 and 11 (File Nos. REZ-22-91, SPC-22-67, and SDJ-22-68).
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Background:
PROJECT DESCRIPTION:
The project consists of a General Plan Amendment, Rezone, Tentative Subdivision Map, and a Site Plan Review on four adjacent parcels. Proposed is an 818-unit residential development, consisting of 672 multifamily units, 48 duet homes, 98 single-family homes, and 1.93 acres of public open space. The General Plan Amendment (GPA) request is to amend the City General Plan Land Use Map designation on all properties in the project to match the proposed land uses which will be considered via a separate public hearing. The Rezone (REZ) serves to bring the zoning into consistency with the proposed land use designation changes. The Site Plan Review (SPC) provides architectural exhibits and design concepts for the different housing typologies. The Tentative Subdivision Map (SDJ) will divide the property at 144 E Quintal in two where it is bisected by Atherton Drive and subdivide the rest of the site into 148 parcels for the proposed duet and single-family housing types. Buena Vista Drive will be extended north through the development, and a traffic signal will be required at the intersection of Buena Vista and Atherton as part of the project. An existing 2.89± acre detention basin south of Atherton Drive will provide stormwater management for the project.
PROJECT LOCATION:
The properties in question are located near the northeast corner of South Main Street and West Atherton Drive at 144, 292, 301 and 490 E Quintal Rd: APN Nos. 224-040-52, 06, 07 and 11.
PROJECT ANALYSIS:
As described above the Project entails an 818-unit residential development, consisting of 672 multifamily units, 48 duet homes, 98 single-family homes, and 1.93 acres of public open space. The General Plan Amendment (GPA) request and Rezone (REZ) serves to bring the zoning into consistency with the proposed land use designation changes. Amending the project’s land use has also been contemplated within the City’s adopted 6th Cycle Housing Element further supporting approval of the Project. The Site Plan Review (SPC) and the Tentative Subdivision Map (SDJ) will ultimately facilitate the physical development of the project as shown in the Figure 2 diagram. For additional analysis of the project, please see Attachment 10, Planning Commission Staff Report or via the following link: <https://www.manteca.gov/departments/legislative-services-city-clerk/city-council-video>.
Update Project Conditions:
Subsequent to the Planning Commission hearing, the Applicant has agreed to additional and modified conditions of approval as outlined in red in Exhibit ‘D’ of the Entitlements Resolution prepared for the project. The updated conditions do not alter the overall character, site design, or unit count of the Project nor do they require further environmental analysis.
Public Input:
Planning staff has received both verbal and written comments regarding the Project during the project review process and leading up to the City Council meeting. Comments are generally regarding the perceived impact to the City’s overall capacity to accommodate such rapid population growth, crime, traffic, and schools as a result of approving the Project
Though the Project would contribute to population growth, the Project area has been designated by the City’s 6th Cycle Housing Element to accommodate needed housing as determined by numerous State of California legislative actions and applicable General Plan goals and policies. Based on Police Department crime data, there is no information that suggests a correlation between new residential development to an increase in property crime in nearby properties. Generally, reports of calls for service in the nearby vicinity of the Project are associated with loitering and vagrancy. While the Project will add additional traffic, the Tiered Initial Study/Mitigated Negative Declaration (Tiered IS/MND) (SCH #2024080853) includes a Mitigation Monitoring Report Program that requires the Project mitigate its traffic impacts to Less than Significant. The Project will also be required to pay into the appropriate Community Facilities District (CFD’s) that fund public safety and school development.
PLANNING COMMISSION HEARING:
At the regular Planning Commission meeting on October 17, 2024, the proposed project was considered. The Planning Commission voted 5-0 to recommend approval of the Project.
ENVIRONMENTAL REVIEW
In accordance with the California Environmental Quality Act (CEQA) a Tiered Initial Study/Mitigated Negative Declaration (Tiered IS/MND) (SCH #2024080853) was prepared for the proposed project. It was found that although the proposed project could have a significant adverse effect on the environment, with the required mitigation measures and conditions implemented for the project, the impacts can be reduced to a less than significant level.
The full Tiered IS/MND can be reviewed here:
<https://www.manteca.gov/departments/development-services/planning/planning-division-documents/-folder-299>
PROJECT RECOMMENDATION:
Staff recommend City Council conduct a public hearing and adopt a resolution making the necessary findings and adopt a Tiered Initial Study and Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program; prepared for GPA-22-66, REZ-22-91, SDJ-22-68, and SPC-22-67 (SCH #2024080853); subject to the approval of GPA 22-66 conditionally waive the first reading by substitution of the title and introduce an ordinance of the City Council of the City of Manteca, State of California, amending Section 17.20.040 of Chapter 17.20 of Title 17 of the Manteca Municipal Code relating to the City of Manteca Zoning Map by rezoning APN’s 224-040-52, 224-040-06, 224-040-07 and 224-040-11 from the Commercial Mixed-use (CMU) zone district to the Multiple-Family Dwelling (R-3) and One Family Dwelling (R-1) zone districts respectively; and subject to the approval of GPA 22-66 conditionally adopt a resolution approving Site Plan and Design Review and Tentative Subdivision Map for an 818-unit residential development all pertaining to the 144 - 490 Quintal Road project, located at 144, 292, 301 and 490 E Quintal Rd: APN Nos. 224-040-52, 06, 07 and 11 (File Nos. REZ-22-91, SPC-22-67, and SDJ-22-68).
Fiscal Impact:
The addition of 818 residential units will increase City property tax revenue, and CFDs associated with the project will mitigate any potential adverse financial impacts to the City.
Documents Attached:
Attachment 1 - CC CEQA Resolution
Attachment 2 - Exhibit A to CEQA Resolution - MMRP 144-490 Quintal Road Project
Attachment 3 - Ordinance to Rezone
Attachment 4 - Exhibit A - Rezoning Exhibit
Attachment 5 - CC Resolution - Entitlements
Attachment 6 - Exhibit A to Entitlements Resolution - Plan Set
Attachment 7 - Exhibit B to Entitlements Resolution - Architectural Guidelines
Attachment 8 - Exhibit C to Entitlements Resolution - Tentative Map
Attachment 9 - Exhibit D to Entitlements Resolution - Conditions of Approval
Attachment 10 - PC Staff Report and Attachments
Attachment 11 - CC PowerPoint for 144-490 Quintal Road Project