MEETING DATE October 7, 2021
APPLICATION NUMBER PDA-20-125
RECOMMENDATION Adopt Resolution No. 1558 recommending to the City Council approval of the Planned Development Amendment to remove the age qualification from Shadowbrook Neighborhood 6 and combine Neighborhood 6 with Neighborhood 7.
Project InFORMATION
APPLICANT
Trumark Homes, Heide Antonescu
PROPERTY OWNER
Trumark Homes
General Plan Designation
Low Density Residential (LDR)
Zoning:
Planned Development 04-02 Shadowbrook (PD-04-02)
Existing Use:
Residential subdivision
Proposed Use:
Residential subdivision
Parcel Size
19.74 net acres
Adjacent Uses:
North: Residential and agriculture uses
South: Residential uses
East: Residential uses
West: Residential uses
Project Description
This Planned Development Amendment will remove the age qualification from Shadowbrook Neighborhood 6 and combine Neighborhood 6 with non-age restricted Neighborhood 7. This combined neighborhood will have no pedestrian or vehicular access to Neighborhoods 1 through 5 and a new entry to Neighborhoods 6 & 7 will be added to Southland Road. This will be a privately maintained neighborhood. This community will consist of 55 single family homes and one common open space area which will double as an Emergency Vehicle Access (EVA). A second EVA will be provided through a common open space area that is located in Neighborhood 5 and separated from the new combined neighborhood with Fire Department-approved fencing.
PROJECT LOCATION AND DESCRIPTION
The Shadowbrook Subdivision project is located on the south side of Southland Road at 712, 760, and 918 Southland Road: APN Nos. 218-130-25, -26, and -27 (See Figure 1).
Figure 1: Project Site Location
Neighborhood 6 is part of the Shadowbrook Tentative Subdivision Map which included the subdivision of 122 acres into 492 residential lots in seven different neighbor areas. The Neighborhood 6 site is currently developed with roadways and public rights-of-way. Some single family home construction has begun in the Shadowbrook neighborhoods to the south of Neighborhood 6. There will be 55 homes in combined Neighborhood 6 and 7. The Tentative Map area for Neighborhoods 6 and 7 is below (See Figure 2).
Figure 2: Tentative Map for Combined Neighborhood 6 and 7 PROJECT Background
The land for the overall Shadowbrook Subdivision encompasses 156.49 acres. It was annexed into the City of Manteca on March 18, 1987. The Shadowbrook Subdivision Map and associated entitlements were approved by City Council on December 19, 2005 (See Figure 3 for Shadowbrook Subdivision layout). The entitlements included a General Plan Amendment, File No. GPA-04-02, to change the land use designation from MDR to LDR; a Planned Development Overlay zoning designation change, File No. PCD-04-02, to change the zoning district designating from R-1 to PCD-04-02; a Tentative Subdivision Map, File No. SDJ-04-07, to subdivide the 122-acre project site into 492 individual lots; and a Development Agreement, File No. DEV-04-07, to preserve the map life and secure other negotiated terms. A Development Agreement Amendment was approved on February 2, 2016 by Ordinance No. 1578.
Figure 3: Shadowbrook Subdivision
In the original development, Neighborhoods 6 and 7 were not age restricted. In 2015 Trumark Homes applied for an amendment to the Planned Development to remove the age restriction component for the entire community, and modify some of the design guidelines. The Amendment was approved by City Council in January 11, 2016. In 2018, Trumark applied for another Amendment to add the age restriction back to the homes in Neighborhoods 1-6. This was approved by City Council on October 2, 2018. With this current Amendment, the applicant is requesting that the age restriction be removed from Neighborhood 6 only. With the removal of the age restriction for Neighborhood 6, the applicant decided to then merge this neighborhood with Neighborhood 7 as they are both large lot neighborhoods and will now no longer be age restricted.
ANALYSIS
The proposed Planned Development Amendment is analyzed with respect to conformance with:
Manteca General Plan
Manteca Municipal Code
Manteca Climate Action Plan
California Environmental Quality Act (CEQA)
General Plan Conformance
As shown on the below General Plan land use Map (Figure 4), the project site has a General Plan Land Use designation of Low Density Residential. This land use designation supports a mix of dwelling unit types and character determined by the individual site and market conditions. The density range of 2.1 to 8.0 dwelling units per acre allows substantial flexibility in selecting dwelling unit types and parcel configuration to suit particular site conditions and housing needs.
Figure 4: General Plan Land Use Designation
The proposed combined neighborhood with 55 units conforms to both the density and use requirements of this land use designation. The removal of the age restriction is also in conformance with this land use designation as this land use designation allows market conditions to dictate what type of housing is constructed. Here, the market has indicated that the larger lots in these neighborhoods are better suited for non-age restricted buyers.
In addition to conforming to the LDR land use designation density and use, the Planned Development conforms to the following General Plan goals and policies:
Goal ED-10: Provide a variety of housing types to house all segments of the Manteca community in accordance with the Housing Element.
Analysis: The purpose of removing the age restriction for Neighborhood 6 is to allow more individuals looking to live and work in the Manteca area to locate here. The age restriction was hindering the ability of qualified buyers to purchase the proposed homes. Allowing this neighborhood to no longer be age restricted provides more opportunities to house families in Manteca.
Community Design Policy CD-P-7: The City shall implement neighborhood design standards in the Residential districts that contribute to the overall character of the neighborhood by emphasizing traditional residential features that enhance the sense of community, ensure a safe pedestrian orientation, and minimize the visual prominence of garages.
Analysis: The lifting of the age restriction in Neighborhood 6 and the combining of Neighborhoods 6 and 7 does not change the established Design Standards and Guidelines that were approved for the Shadowbrook Subdivision project. The same design expectations articulated in the Design Guidelines will be required of the combined neighborhood. Additionally, the change in access between the age restricted and non-age restricted communities increases the safety for the older residences by eliminating potential traffic and pedestrian conflict with the age restricted neighborhoods to the south.
Zoning Code Conformance
Zoning Ordinance Conformance
The project site is currently zoned PD-04-02 Shadowbrook, meaning this site is a Planned Development zoning district. The purpose of a Planned Development zoning district is to provide a process to allow diversity in the relationship between buildings and open spaces and to create interesting physical environments and to maximize the development potential of underutilized or problematic areas. While this entitlement allows for deviations from the zoning ordinance, the overall Planned Development must still be consistent with the General Plan and the surrounding neighborhoods. Since the current request to remove the age restriction on the 40 lots is reverting this project back to the original intent of the Planned Development, the only real change to the original zoning district is the restriction of the 40 units from being able to use the common open space and club house area limited to the age restricted residents. Now that these resident no longer have access to the amenities of the larger community, the applicant will be required to pay the Neighborhood Park In-Lieu fee. Payment of the Park In-Lieu fee allows a project to meet the code-required open space requirements. As such, the proposed Amendment is still consistent with the PD zoning district.
In addition to being consistent with the PD zoning district, the findings for an Amendment will also have to be made in order for the Planning Commission and Council to approve the Amendment. A discussion of these findings is below.
Planned Development Amendment Findings
The findings made for the original entitlement are not being changed or altered with this Amendment. The original findings indicated that the project did not exceed the total density allowed under the base zoning district or General Plan land use designation. This is still the case as the allowed density within the City’s LDR designation is 2.1 to 8 dwelling units per acre, and the removal of the age restriction and combining of the two neighborhood does not change the 2.68 dwelling unit per acre calculation for the entire Shadowbrook project area. The original PD findings also indicated that the project was providing greater landscaping than required and enhanced public street appearance. This is still the case in this area of the development. The streets will be privately maintained by an HOA and two extra green space areas are being provided due to the combination of the two neighborhoods. The project as planned will still incorporate quality design for the homes and be compatible with the surrounding neighborhoods. In particular, the single-story “Contemporary Farmhouse” and single-story “Napa Valley Classic” architectural styles that will be constructed on these larger lots are compatible styles with the homes that currently exist along Southland Road. Finally, the removal of the age-restriction and the combination of the two neighborhoods will not be detrimental to any adjacent property or impair the purposes of Title 17 or the public interest in that the development will be bordered on the southern end by a fence which will limit noise intrusion on the southern neighborhood. Access will now be solely from Southland Road which will limited traffic coming into the gated portion of the community. For these reasons, this proposed Amendment is still consistent with the existing PD findings, which will allow the Commission to recommend approval of this Amendment.
CLIMATE ACTION PLAN CONFORMANCE
On October 15, 2013, the Manteca City Council approved and adopted the Air Quality Element Update and Climate Action Plan in response to the passing of Assembly Bill AB32. The intent of this plan is to reduce overall greenhouse gas emissions in both private and public sector development.
The proposed Planned Development Amendment, and the Planned Development overall, conforms to the following Climate Action Plan strategies:
CAP Strategies Pedestrian Oriented Development POD-2: The City shall require sidewalks and/or pedestrian paths in all residential projects. The sidewalks should be wide enough to allow side-by-side walking and room for passing to increase comfort and convenience for walkers (5 to 6 feet).
Analysis: The entire community will have minimum five foot wide sidewalks which will connect to similar sidewalks along Southland Road. These sidewalks will also connect the homes in this neighborhood to the pocket park open space area toward the western end of Conrad Court.
Municipal Strategies Urban Forestry UF-2: The City of Manteca will consider the following goals and actions when revising its urban forestry program:
Increase public and private tree plantings citywide
Use canopy trees along new major roadways and in new developments Analysis: In addition to the required front yard tree for each of the 55 homes in the community, the developers are proposing to line the new access road on both sides with a total of 30 new trees, creating a substantial tree canopy and a sort of a “celebrated entry” to the neighborhood. Also, the two EVA open space areas will be planted with a total of 28 trees between them, in addition to other lower-lying landscaping.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) was previously adopted by the City Council on January 19, 2016 for the Shadowbrook Subdivision Project analyzing the environmental effects of the project. Pursuant to Section 15162 of the CEQA Guidelines, it has been determined that no subsequent environmental analysis is required. The proposed project is within the scope of the previously adopted MND and would not result in new significant environmental effects nor substantially increase the severity of previously identified significant effects discussed in the adopted MND.
Report prepared by: Toben Barnum, Assistant Planner
Attachments:
Planning Commission Resolution No. 1558
Exhibit A Project Site plan
Exhibit B Draft Conditions of Approval
City Council Ordinance
Shadowbrook Boundary
Reviewed by:
__________________________________________________ _____________ JD Hightower, Deputy Development Services Department Director Date _________________________________________________ _____________ Chris Erias, Development Services Department Director Date
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AGENDA REPORT