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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Prepared by: |
Dave Ruby, AICP, Senior Planner |
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Date: |
May 12, 2026 |
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Subject: |
Farmhouse Tentative Subdivision Map, SDJ-20-99 Extension |
Recommendation:
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Adopt a resolution approving a one-year extension for the Farmhouse Tentative Subdivision Map, SDJ-20-99, for which a Modified Initial Study/15183 Checklist was adopted on January 18, 2022.
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Background:
The Farmhouse Tentative Subdivision Map SDJ-20-99 (the “Project”) was approved by City Council on January 18, 2022, with a condition requiring the Final Subdivision Map to be prepared and recorded within 24 months approval. The original expiration date was January 18, 2024. The applicant applied for and received a two-year extension to the Tentative Subdivision Map via SDX-23-88, on November 7, 2023, extending the expiration to January 18, 2026. The Applicant since applied for an additional one-year extension.
Section 16.09.070(B) of the Manteca Municipal Code allows a subdivider to request an extension of up to three years for an approved or conditionally approved tentative subdivision map. Because the remaining infrastructure needed to record the Final Map for the subdivision will not be completed before the current expiration date of January 18, 2026, the Applicant submitted a request on January 13, 2026, for a Tentative Subdivision Map extension. The one-year extension is requested to allow sufficient time to complete the required infrastructure and conditions necessary to record the Final Map. If approved, the entitlement deadline would be extended to January 18, 2027.
No revisions to the Project scope, previously approved tentative map plan set, or previously approved Conditions of Approval other than the extension of the entitlement expiration date are proposed.
Extension Findings
The subdivision of land is governed by the Subdivision Map Act and Title 16 of the Manteca Municipal Code. The Planning Commission previously recommended approval for this Tentative Subdivision Map based on Subdivision Map Act findings from Section 66474 of the Map Act being made, along with the four Title 16 findings found in Chapter 16.09.040 of the Municipal Code being made. The Subdivision Map Act findings and the additional findings in Chapter 16.09.040 of the Municipal Code which led to the original approval of the Tentative Subdivision Map are reiterated below, and are all still valid:
Subdivision Map Act (66474)
A legislative body of a city or county shall deny approval of a tentative map, if it makes any of the following findings:
a) That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451.
Analysis: This project is consistent with the General Plan for the LDR land use designation in that it consists of mostly small-lot residential homes, as well as a few conventional sized lots. It meets the density requirements of LDR (2.1 to 8.0 dwelling units per acre) with 5.24 dwelling units per acre. This project is not a part of a Specific Plan.
b) That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
Analysis: The project’s subdivision design complies with the intent of the General Plan to allow small-lot residences in the LDR land use category, as this project consists of mostly small-lot residences, as well as a few conventional large lot detached residences. This project is not part of a Specific Plan.
c) That the site is not physically suitable for the type of development.
Analysis: The site is physically suitable for this type of development. It is relatively flat with no physical impediments or restrictive easements. Road infrastructure and services are already available at this site, making it suitable for this type of development.
d) That the site is not physically suitable for the proposed density of development.
Analysis: The required density for a parcel of this land use and zone (LDR/R-1, 9.92 acres) is 2.1 to 8.0 dwelling units per acre. This project meets the density requirements at 5.24 dwelling units per acre. Therefore, the site is physically suitable for the proposed density of the development.
e) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
Analysis: A Modified Initial Study/15183 Checklist was completed for this project. The Initial Study states that impacts conflicting with the adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional, or state habitat conservation plan have been adequately addressed in the General Plan EIR, as the General Plan EIR anticipated buildout of the project site.
The design of this project will not cause environmental damage or injure fish or wildlife or their habitat, as this project is in the ‘Urban’ designated habitat zone. However, this site is still subject to the SJCOG Habitat survey to determine if any sensitive species are present on the site. Should sensitive species be located on site, appropriate mitigation measures established by SJCOG Habitat will be followed.
f) That the design of the subdivision or type of improvements is likely to cause serious public health problems.
Analysis: As approved and conditioned, the design of this project will not cause serious health problems. This development will be required to comply with all standards, including performance standards, and regulations pertaining to health and safety found in the General Plan and Zoning Ordinance.
The Modified Initial Study/15183 Checklist states that the project will not expose any sensitive receptors to substantial concentrations of localized carbon monoxide (CO) or toxic air contaminants (TACs) during construction or operation.
g) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
Analysis: This site has been found to have no conflicting easements on site.
Manteca Municipal Code Section 16.09.040
In addition to the requirements governing approval of the tentative map set forth in the Subdivision Map Act, the following considerations and findings shall be made:
A) Subject to the provisions of the California Environmental Quality Act of 1970, the State CEQA Guidelines, the City Council shall review and consider any applicable environmental documents.
Analysis: A Modified Initial Study/15183 Checklist was prepared to disclose potential environmental effects of the proposed project. All areas of study were found to have been adequately addressed in the General Plan EIR, concluding that the criteria for requiring further CEQA review was not met.
B) In reaching a decision upon the tentative subdivision map, the City Council shall consider the effect of that decision on the housing needs of the region and balance these needs against the public service needs of its residences and available fiscal and environmental resources.
Analysis: The proposed project will provide the opportunity to create additional housing in the City on an underutilized parcel. The subdivided parcel will promote the development of 52 new homes, providing variation in the types of detached single-family housing available in Manteca. The site is located within City limits in an established neighborhood, where all utilities and City services are already located. Goal H-2 of the 2016 Housing Element Update (in effect at the time of the original project approval) states that infill residential development is listed as one type of development that the City will promote as a way to provide additional housing within City limits, without expanding the City’s physical boundaries. This project is exactly the type of project that this policy is referring to in that more housing is being provided for the Manteca community without negatively impacting the health, safety, and welfare of existing residents or straining existing city services. The project will not have a negative effect on the housing needs of the region and staff analysis has balanced the regional housing needs against the public service needs of its residents and available fiscal and environmental resources. The current 2043 General Plan in effect also lists Goal LU-2, to “Promote infill development and provide for orderly, well-planned, and balanced growth that does not exceed the City’s available infrastructure capacity and resources and is consistent with the General Plan,” to which this project conforms.
C) In reaching a decision upon the tentative subdivision map, the City Council shall consider the design of the subdivision as it provides for future passive and natural heating or cooling opportunities in the subdivision, as required by Government Code Section 66473.1.
Analysis: All floor plans have windows on all facades on both stories, to optimize the potential for passive cooling. This project will also be required to comply with any applicable California Building Code requirements that may promote passive and natural heating or cooling.
D) The tentative subdivision map may be approved or conditionally approved by the City Council if it finds that the proposed land division, together with the provisions for its design and improvement, is consistent with the general plan, any applicable specific plan, and all applicable provisions of this code.
Analysis: As discussed in this staff report, the project is consistent with the General Plan land use designation of LDR and supports many General Plan goals and policies. It is also consistent with the Zoning Code Requirements for One-Family Dwelling zoning with a Planned Development Overlay to provide for the creativity to build a unique project.
Based on the continuing validity of the above findings, Staff is recommending City Council approve the one-year extension of the Farmhouse Tentative Subdivision Map (TSM-26-09).
Fiscal Impact:
There is no fiscal impact associated with this action.
Documents Attached:
Attachment 1 - Resolution
Attachment 2 - Exhibit ‘A’ - Conditions of Approval
Attachment 3 - TSM Plan Set dated December 1, 2021