City Council Agenda
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Memo to: |
Manteca City Council |
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From: |
Brad Wungluck, Development Services Director |
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Prepared by: |
Toben Barnum, Associate Planner |
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Date: |
September 1, 2026 |
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Subject: |
Continued Public Hearing from June 2, 2026 - Wawona Apartments Project |
Recommendation:
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Adopt a Resolution making the necessary findings and adopt an Initial Study/Mitigated Negative Declaration (SCH #2025100770) and the Mitigation Monitoring and Reporting Program prepared for the Project; adopt a Resolution approving a General Plan Amendment amending the land use designation for the Project parcels identified in GPA 24-76 from the Very-Low Density Residential (VLDR) to the High-Density Residential (HDR) land use designation; 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 the Zoning Map set forth in section 17.20.040 of Chapter 17.20 of Title 17 of the Manteca Municipal Code by rezoning the project parcels identified in REZ 24-77 from the Residential Estate (RE) to the Multiple-Family Dwelling (R3) Zone District; and adopt a Resolution approving Site Plan and Design Review (SPR 24-79), Lot Line Adjustment (LLA 24-78), and Minor Zone Modification (MZM 25-01) allowing for the development of the Wawona Apartments Project located at 2005, 2019 & 2027 Wawona Street.
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Background:
At the June 2, 2026, City Council meeting, the public hearing for the Wawona Apartments Project (the “Project”) was opened and continued to the September 1, 2026 City Council meeting. The Council instructed the applicant to conduct community outreach to address concerns voiced by the Council and adjacent property owners during the public hearing.
City Council Continuance
Staff has provided the applicant with feedback regarding revisions to the site plan, building elevations, and landscaping plan, in addition to preparing revised conditions of approval for the Project. Generally, revisions have been made to the Project that address the concerns related to water and privacy of the adjoining property owners. Other concerns mentioned included site access and presence of a fire lane, which were discussed and addressed either in the Planning Commission Staff Report (Attachment 1) or the Project Plan Set (Attachment 10). Specifics on the concerns are described in detail below.
Community Outreach
The applicant initiated contact with the surrounding residents by US Mail, phone call, and text message. The applicant met in person with the property owner of 1987 Wawona Street on Sunday, July 5. The resident did reiterate the concerns expressed at the June 2, 2026 City Council meeting. The developers also met in person with two other adjacent property owners on Sunday, July 12. In response to these meetings, the developer then met with City staff and presented proposed changes to the landscaping, fencing, and rooftop space screening. Additionally, the applicant presented Staff with a Letter of Support, signed by the property owners of nearly all of the adjacent property owners (see Attachment 13).
Water Quality
During public comment, residents of two adjacent properties expressed concern about potential contamination of their existing wells during or after the construction process. The Hydrology and Water Quality section of the IS/MND (SCH #2025100770) (Attachment 12) indicates that construction activities (including grading, excavation, and loading) could temporarily increase runoff, erosion, and sedimentation. However, a required Stormwater Pollution Prevention Plan (SWPPP), compliant with the Construction General Permit, and City-approved grading/drainage plans would significantly minimize these risks.
Section 4.10.2.b of the IS/MND addresses the project’s anticipated effect on groundwater. It states that construction excavation would be limited to utility infrastructure installation and is not expected to encounter groundwater or require dewatering. Therefore, the Project is not anticipated to substantially decrease groundwater supplies or interfere with groundwater recharge to a degree that would impede sustainable groundwater management. Furthermore, adherence to connection requirements (e.g., California Plumbing Code, efficient appliances, landscaping) and compliance with the California Green Building Standards Code (Title 24, Part 11, Section 4.304 - Outdoor Water Use) and the Model Water Efficient Landscape Ordinance (MWELO) would further limit the Project's potential impact on groundwater supplies.
Parking
As detailed on page 12 of the Staff Report (see Figure 1.3 Parking Analysis), the project proposes 80 total parking spaces. Parking requirements are determined largely by MMC Table 17.52.050-1. In the case of multifamily residential, the parking requirement is based on a breakdown of total residential units and the number of bedrooms for each unit. There is also a requirement for parking for public spaces such as the leasing office or clubhouse. The required minimum vehicle parking ratio has no requirement for overflow or guest parking. As such, the parking provided meets the minimum requirements of the MMC. A detailed analysis of the requirement is provided in the Staff Report General Plan Consistency section (see Figure 1.3: Parking Analysis of Attachment 1).
Fire Access
A standard part of every entitlement review is a comprehensive review for Fire Code compliance by the Manteca Fire Department, Office of the Fire Marshal. For this project, there were four rounds of review, all of which included Fire Department review and response. Site access and circulation were carefully assessed, and the site plan was adjusted multiple times to accommodate appropriate Fire and Police access, including red curbing in multiple areas and a designated fire lane on the main driveway by the residential structure, to serve as a staging area for critical incidents.
Neighbor Privacy
As discussed on page 17 of the Planning Commission Staff Report (Attachment 1), special consideration of the building’s height, orientation, parking, and landscaping requirements were evaluated with relation to the adequacy and compatibility with the surrounding zoning and uses. Pursuant to MMC 17.48.050.I, the project is conditioned to provide substantial vertical landscaping along the southern and western property lines, specifically including Italian Cypress trees because of their rapid vertical growth and dense foliage. A Line-Of-Sight exhibit was provided to illustrate the screening potential for these trees (see Staff Report, Figure 2.2). Typically, these trees are 8-12 feet tall when planted, growing 1-3 feet per year, and eventually reaching 40-60 feet in height at maturity. The developer has agreed to provide these trees along the northern half of the eastern property line as well. This is in direct response to a request from the property owner on the other side of that property line. All trees are required to be minimum 24” box size at initial planting to ensure maximum privacy and screening as early as possible. This condition is in the revised Conditions of Approval, attached to this Report.
The design of the residential structure concentrates the majority of the windows on the northern and southern elevations. There are some windows on the western elevation, and only four sliding glass doors on the eastern elevation. The rooftop open space includes a guardrail with glass panels on the northern and southern elevations, but no such features on the eastern or western elevations.
There are no residential uses to the north, but that property is zoned R-3 in anticipation of more multifamily residential. West of the property are two homes, which are oriented toward the front of their properties, close to S Airport Way. As a result, these homes are nearly 200 feet to the west of their rear property lines. The Wawona Apartments residential structure is set back 47’8” from this same property line, meaning the homes and the apartments are nearly 250 feet apart. This gap also includes a 10-foot-wide open space buffer with vertical landscaping. To the east is one single-family home, situated generally in the center of its property, and 50 feet from its common boundary with the Wawona site. The Wawona Apartments structure is 50’7” from this property line, giving the two structures a 100-foot gap between them. Again, a 10-foot open space buffer with vertical landscaping is required for this area.
To the south are three single-family homes. One of them (2019 Wawona St) will be demolished for this project. The other two (2031 and 2043 Wawona St) are situated 48 feet and 58 feet from their rear property lines, respectively. The multifamily structure is 39 feet from the shared property line at this point, creating an 87-foot to 97-foot separation. The open space buffer is also required here, with vertical landscaping to include Italian Cypress. The Conditions of Approval have been revised to require the Italian Cypress trees along the southern, western, and eastern property boundaries to be 24-inch box size, allowing the tallest and most mature trees possible at planting. This is consistent with the landscaping in the Line-of-Sight exhibit. As demonstrated in this exhibit, the trees will provide substantial screening at the five-year mark.
The developer also proposes adding enhanced 7’ tall wooden fencing around the entire property boundary, and has provided an updated southern elevation, replacing the rooftop glass railing with a 6’ tall opaque glass wall. This eliminates the option for a downward view from the roof on the southern side of the structure (see Attachment 10, page A7 for detail).
Aesthetics
The City of Manteca does not currently have adopted Objective Design Standards; therefore, aesthetics is a subjective matter. The General Plan does speak to articulation of all elevations and roof planes (CD-2.2) and variations in color, texture, and architectural treatments (CD-2.3). The proposed multi-family structure accomplishes those goals, while minimizing the required private open space.
To that end, the development application remains unchanged with a request for five entitlements to construct a multifamily residential development. The requested entitlements are as follows: 1) General Plan Amendment to redesignate the property from Very Low Density Residential (VLDR) to High Density Residential (HDR) to allow for construction of a multifamily apartment building; 2) Rezone to change the zoning from Residential Estate (R-E) to Multiple-Family Dwelling (R-3), in consistency with the requested GP land use designation; 3) Lot Line Adjustment to merge three contiguous parcels into one 1.67± acre parcel to facilitate site design; 4) Site Plan and Design Review application 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) Minor Zone Modification is requested due to site constraints to allow a 10% reduction in the required open space. The developer will provide 80 parking stalls and site-wide lighting, screened by landscaping buffers on all sides.
CEQA:
An Initial Study/Mitigated Negative Declaration (IS/MND) (SCH# 2025100770) dated October 2025 and a Mitigation Monitoring and Reporting Program was prepared for the Project pursuant to Sections 15063 and 15070 of the California Environmental Quality Act (CEQA) Guidelines. The IS/MND concluded that the Project will have less-than-significant impacts on the environment with the implementation of mitigation measures as set forth in the Project’s Mitigation Monitoring and Reporting Program (MMRP).
Planning Commission Action
On April 2, 2026, the Planning Commission, in a 5-0 vote, adopted three resolutions recommending that the City Council take the necessary actions to approve the General Plan Amendment, Rezone, Site Plan and Design Review, Lot Line Adjustment, and Minor Zone Modification for the Project. A complete video of the proceedings, along with the agenda, staff report, and supporting documents, can be found via the following link: <https://manteca-ca.granicus.com/player/clip/1201?view_id=2&redirect=true>
Fiscal Impact:
Approval of the project has no direct fiscal impact on the City. If developed, the project is anticipated to generate additional property tax revenue, resulting in a positive fiscal impact to the City.
Documents Attached:
Attachment 1 - Planning Commission Staff Report Dated April 2, 2026
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 - Rezone Ordinance
Attachment 7 - Exhibit ‘A’ - Rezone Map
Attachment 8 - Entitlements Resolution
Attachment 9 - Exhibit ‘A’ - Conditions of Approval
Attachment 10 - Project Plan Set - Revised
Attachment 11 - Lot Line Adjustment dated September 30, 2024
Attachment 12 - Initial Study and Mitigated Negative Declaration
Attachment 13 - Neighbor Letters of Support
Attachment 14 - Project Presentation