Planning Commission Agenda
|
Memo to: |
Manteca Planning Commission |
|
|
|
|
From: |
Jesus R. Orozco, Deputy Director of Development Services - Planning |
|
|
|
|
Prepared by: |
Toben Barnum, Associate Planner |
|
|
|
|
Date: |
September 3, 2026 |
|
|
|
|
Subject: |
Union Crossing Apartments Project Modifications |
Recommendation:
title
Planning Commission conduct a public hearing and adopt a resolution approving a modification to the Site Plan and Design Review (SPA-21-15) for the Union Crossing Apartments Project located at 1308 W. Atherton Drive. (APN 226-160-44)
body
Background Information:
APPLICATION NO.: SPA-21-15 Modification
APPLICANT: GHPR Builders Inc, 3202 W. March Lane, Suite A, Stockton, CA 95219
PROJECT LOCATION: 1308 W. Atherton Drive. (APN 226-160-44)
PROJECT DESCRIPTION:
A request for a modification to the previously approved Site Plan and Design Review (SPA-21-15) for the Union Crossing Apartments. The proposed modification would revise the exterior colors and materials of the clubhouse and fitness center, relocate the maintenance building approximately 305 feet from its approved location to a location within the gated portion of the project, and relocate the dog-washing station approximately 488 feet from its approved location to a location within the gated portion of the project. There are no proposed changes to the residential structures or any other elements or amenities approved with this project.
The approved project consists of a 300-unit multifamily residential development containing fifteen three-story apartment buildings and associated common areas and amenities, including a clubhouse, swimming pool, fitness center, dog park, and open-space areas. The project is approved for development in five phases.
The proposed architectural revisions are limited to exterior colors and materials and would not change the footprint, massing, height, orientation, windows, doors, use, or operational characteristics of the affected buildings. The relocated maintenance building and dog-washing station would remain accessory to the approved residential development and would not change their approved functions or operational characteristics. The modification would not change the approved residential unit count, project boundaries or acreage, development density or intensity, apartment-building count or height, external access, vehicle miles traveled, land use, site-wide lighting design, grading and drainage system, or overall residential operation. The relocation of the accessory facilities would maintain the approved internal vehicular and emergency-access network, maintain or improve on-site pedestrian connectivity, and increase open space from 81,926 square feet to 83,410 square feet.
Approval of the requested action would modify the project design and the terms of the existing land use entitlement as described above. The proposed changes are limited to the exterior colors and materials of the clubhouse and fitness center and the relocation of the maintenance building and dog-washing station within the approved project site. The Conditions of Approval have been revised only to identify the approved modifications and establish the applicable entitlement expiration date. Except as expressly modified, the previously approved project plans, Conditions of Approval, and mitigation measures remain in effect.
Modification Provisions
Manteca Municipal Code Section 17.08.130 allows the holder of a land use entitlement to request modifications to the entitlement’s terms, project design, or Conditions of Approval. When the Community Development Director determines that a proposed modification is not in substantial conformance with the original approval, the request must be considered by the same Approving Authority that acted on the original entitlement.
The applicant has requested modifications to the project design and associated terms of the previously approved Site Plan and Design Review SPA-21-15. Because the proposed design changes are not in substantial conformance with the original approval, the request has been referred to the Planning Commission as the original Approving Authority. Pursuant to Section 17.08.130(B), the Planning Commission may approve the modification only if it makes all findings required for the original approval and the additional finding that changed circumstances are sufficient to justify the modification.
Required Findings for Approval
The findings required for the original approval of SPA-21-15, as set forth in the Planning Commission Staff Report and approval dated June 16, 2022, remain applicable and can continue to be made for the project as modified. The proposed modification does not change the approved land use, residential unit count, development density or intensity, project boundaries, apartment-building count or height, external access, or overall residential operation.
Changed circumstances sufficient to justify the modification exist. Following the original approval and during subsequent project-design coordination, the applicant identified the need to relocate the maintenance building and dog-washing station from the project entrance to locations within the gated portion of the development. The relocations improve the relationship of these accessory facilities to internal vehicular circulation and pedestrian pathways. The applicant also refined the exterior colors and materials of the clubhouse and fitness center without changing the buildings’ footprints, massing, height, orientation, architectural configuration, uses, or operational characteristics.
The proposed modification remains consistent with the applicable development standards, would not alter the basis for the Planning Commission’s original findings, and would not authorize an increase in the approved scope or intensity of development. Staff therefore recommends that the Planning Commission approve the modification to SPA-21-15, subject to the modified project plans and revised Conditions of Approval attached to this report.
ENVIRONMENTAL DETERMINATION:
The Manteca City Council certified the Union Crossing Project Environmental Impact Report (EIR) (State Clearinghouse No. 2008092083) on October 20, 2009. Addenda to the certified EIR were subsequently prepared for the residential development of the project site, including the 2022 Addendum considered by the Planning Commission before its approval of SPA-21-15 on June 16, 2022.
Development Services Staff prepared a consistency evaluation memorandum pursuant to Section 15162 of the CEQA Guidelines for the proposed modification to SPA-21-15. Based on that evaluation and the substantial evidence contained in the administrative record, Staff recommends that the Planning Commission determine that the proposed modification would not involve substantial project changes requiring major revisions to the certified EIR or subsequent Addenda; no substantial changes have occurred in the circumstances under which the project will be undertaken; and no new information of substantial importance has been identified that would result in new or substantially more severe significant environmental effects or otherwise trigger additional review under Section 15162.
Accordingly, the certified Union Crossing Project EIR and subsequent Addenda adequately address the proposed modifications to SPA-21-15, and no subsequent or supplemental EIR, additional addendum, or other further CEQA documentation is required. All previously adopted mitigation measures remain applicable to the project.
Documents Attached:
Attachment 1 - Planning Commission Staff Report Dated June 16, 2022
Attachment 2 - Planning Commission Resolution
Attachment 3 - Exhibit ‘A’ - Revised Conditions of Approval
Attachment 4 - Project Plan Set dated January 24, 2021
Attachment 5 - Proposed Modifications
Attachment 6 - EIR Consistency Evaluation Memorandum
Attachment 7 - Project Presentation