MEETING DATE: March 3, 2022
APPLICATION NUMBER: SDJ 21-42
STAFF RECOMMENDATION:
Conduct a public hearing and adopt Resolution No. 1585 recommending that the City Council adopt a Mitigated Negative Declaration and approve the 320 Airport Way Tentative Subdivision Map (File No. SDJ 21- 42).
Project InFORMATION
Applicant
320 Airport Way , LLC
Property Owner
Yvonne Rodrigues
Property Address and APN
320 North Airport Way, APN 200-140-26
General Plan Designation
MDR Medium Density Residential
Zoning District Designation:
R-2 Limited Multi-Family Dwelling
Existing Uses:
Single-family residence and barn structures
Proposed Use:
116 attached and detached single-family residences
Parcel Size
13.2 acres
Adjacent Uses:
North: Future Single Family Subdivision/City Gold Course South: Vacant City-owned land
East: Vacant Land
West: Airport Way and Single Family Residential uses
Project Description
This Tentative Subdivision Map is for the creation of 116 residential lots for a single-family subdivision on a 13.2 gross-acre site. The 116 parcels will predominantly be duplexes, with two detached single family homes (Figure 1).
Figure 1: 320 Airport Way Subdivision
PROJECT LOCATION AND SITE DESCRIPTION
The project site is a 13.2- acre parcel located between West Yosemite Avenue and Crom Street on North Airport Way at 320 North Airport (APN: 200-140-26). The site is mostly vacant, with a single family home and two barn structures located directly east of North Airport Way. The site has been used for agricultural purposes in the past but currently the field is left tilled, free of vegetation other than rural grasses. There are some mature trees on site near the residence. The northern boundary of the parcel is bordered by an irrigation drain (SSJID Drain #5). (See Figure 2.) Figure 2: Project Site Location
ANALYSIS
The proposed Tentative Subdivision Map is analyzed with respect to conformance with:
Manteca General Plan
Manteca Zoning Ordinance
Manteca Climate Action Plan
California Environmental Quality Act (CEQA)
Manteca General Plan
The City’s General Plan Land Use Element designation for the site is Medium Density Residential (MDR) which provides for smaller single-family homes in a diverse lot arrangement, duplex, and triplex development, smaller scale multi-family developments, townhomes, cluster housing, and mobile home parks. (See Figure 3.) The allowed density within the City’s MDR designation is 8.1 to 15 dwelling units per acre. The 116 homes create a density of 8.8 dwelling units per acre and is therefore consistent with the density requirement. The lot configuration is also consistent with the intent of this land use designation in that the lots dimension support duplex development.
Figure 3: General Plan Land Use Designation
The General Plan designation of the project site is consistent with the land use designations to the north and east of the site. There is an entitled development to the north of the site, Yosemite Greens, which was approved as a medium density development of detached single family homes. The land use designation of the parcels to the south of the project site is High Density Residential (HDR). The proposed duplex project will serve as an appropriate buffer use between the detached single family homes to the north of the project site and any future multi-family use that could be approved south of the project site.
Extending out the lens of compatibility for the block between West Yosemite Avenue and Crom Street, a clear and logical land use pattern appears (Figure 4). As the parcels move south from the single family development north of Crom Street, the different projects become more dense and the style of home product changes to fit the different land use designations. The parcels north of Crom Street are designated LDR and have detached single family homes on larger lots. South of Crom Street is the Yosemite Greens project which is a detached single-family product on smaller lots, making that project denser than the LDR-designated homes across Crom Street, but is ultimately a similar and compatible use. South of Yosemite Greens is the proposed duplex project which steps away from the detached home product, but is still a single family use with a compatible density to Yosemite Greens. The parcels south of proposed duplex project are designated HDR which will allow for future multi-family development. Finally, at the parcels at the corner of the intersection of West Yosemite and North Airport are GC General Commercial-designated parcels that will develop with commercial uses to serve the local area. The density along North Airport appropriately transitions higher as you move south away from the single family homes. Each type of use serves as a buffer to the less dense use to the north.
In addition to conforming to the MDR land use designation density and use, and the overall land use pattern of the larger area, the project conforms to the following General Plan goals and policies:
Housing Element Policy H-P-25: The City will consider new housing construction methods and dwelling unit types that encourage affordability through innovative design such as small lot subdivisions and second units.
Analysis: While the nature of a duplex is not a new housing type, the creation of a neighborhood of only duplexes is a new take on the standard subdivision the City typically sees. This duplex neighborhood structure encourages affordability through smaller home and lot sizes. The 320 Airport Way Tentative Map will maximize the development potential of an underutilized parcel.
Land Use Element Goal LU-8: Reinforce strong urban design, quality development and a compact city form.
Analysis: The proposed subdivision configuration is an infill development, which allows for the expansion of the City’s housing stock without having to sprawl into new areas of the City. The subdivision is located in an ideal area of the City where individuals will have direct access to a local hospital and other local community-service commercial services. The project also provides a link to an already approved subdivision (Yosemite Greens). The conjoining street network and shared basin promote compact development without compromising the design of the subdivision.
Community Design Policy CD-P-44: Provide minimal levels of street, parking, building, site and public area lighting to meet safety standards and provide direction.
Analysis: This subdivision is conditioned to provide minimum levels of site lighting in compliance with the Zoning Ordinance. The improvement plans showing lighting information will also be compliant with the regulations regarding any nearby sensitive users and will avoid light-spillover onto the neighboring homes to the west and south of the site. The lighting plan for the project will provide directional shielding for all exterior lighting to minimize the annoyance of direct or indirect glare, which will be an added benefit for the neighboring residences.
Manteca Zoning Ordinance
Zoning and Development Standards
The proposed subdivision is in the R-2 Limited Multi-Family Zoning District. (See Figure 5.) The R-2 zone allows for the same mix of uses allowed under the MDR General Plan land use designation, specifically duplexes. Section 17.26.020 identifies development standards for R-2 development, and the project will be conditioned to conform to these standards. The zoning designation of R-2 matches the zoning designation to the north of the site. The parcel to the east of the site that has the MDR land use designation has a PD Overlay zoning district designation for the Kaiser campus. Smaller, more affordable housing opportunities adjacent to a hospital are ideal to house the varied workforce and income level of hospital staff. The proposed use and existing zoning district is ultimately compatible with the surrounding zoning designations.
Figure 5: Zoning Designation R-2
Tentative Subdivision Map Findings:
The subdivision of land is governed by the Subdivision Map Act and Title 16 of the Manteca Municipal Code. The Planning Commission may recommend approval of a Tentative Subdivision Map if the Subdivision Map Act findings from Section 66474 of the Map Act can’t be made, in addition to the four findings in Chapter 16.09.040 of the Municipal Code. The Subdivision Map Act findings and the additional findings in Chapter 16.09.040 of the Municipal Code are discussed below:
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:
That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451.
Analysis: The proposed tentative map is consistent with the General Plan land use designation of MDR as discussed above. The subdivision meets the density requirements of the MDR land use designation with a density calculation of 8.8 dwelling units per acre. This project is not part of a Specific Plan.
That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
Analysis: The project’s duplex subdivision design complies with the intent of the General Plan to allow flexible design and layouts for single-family subdivisions so as to encourage housing and in-fill development. This project is not part of a Specific Plan.
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 available for this development to connect into.
That the site is not physically suitable for the proposed density of development.
Analysis: The General Plan has planned for this site to have MDR uses since its adoption in 2003. All necessary public infrastructure is available to facilitate the development of the subdivision and there are no known physical impediments to its development. The City is requiring that the developer install half of Center Street, but even with this requirement, there is still room to construct the proposed development.
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: The design of this project will not cause environmental damage or substantially and avoidably injure fish or wildlife or their habitat, as this project is in the ‘Urban’ designated habitat zone and development of this site has been anticipated. Further, the circulated Mitigated Negative Declaration has identified no significant or unavoidable project impact.
That the design of the subdivision or type of improvements is likely to cause serious public health problems.
Analysis: The completed IS/MND completed for this document did not identify any serious public health problems. This development will be required to comply with all mitigation measures pertaining to health and safety.
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:
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: In accordance with the California Environmental Quality Act, the City of Manteca prepared an Initial Study to determine whether the proposed project may have a significant adverse effect on the environment. The Initial Study and proposed Mitigated Negative Declaration indicates that the project could have a significant adverse effect on the environment unless the project incorporates specific provisions to reduce impacts to a less than significant level and/or the mitigation measures are imposed as conditions. All mitigation measures are listed as conditions of approval for the project and all required mitigation measures will be followed.
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 create additional housing in the City on an underutilized parcel. The subdivided parcel will promote the development of 116 new homes, providing variation in the types of 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 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.
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: The majority of the duplexes have a west east orientation, which is the optimal direction to maximize passive and natural heating and cooling opportunities. South facing windows will be encouraged to act as solar collectors that bring heat into the house in winter.
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 MDR and supports many General Plan goals and policies. It is also consistent with the Zoning Code requirements for the R-2 zoning district.
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 Residential Site Plan conforms to the following Climate Action Plan strategies:
Energy Efficient New Buildings: The City shall require developers to exceed Title 24 energy efficiency standards by at least 10%. The City recognizes that it may not be feasible for all buildings and structures to exceed Title 24 by this amount because of the form or function of the building. Projects that cannot meet the reduction level may provide solar panels or other non-building-related energy efficiency measures such as exterior lighting or water savings.
Analysis: The development of this subdivision will be required to comply with all current building codes including solar on all new homes. In addition, the project will be required by the Building Division to exceed Title 24 energy efficiency standards by at least 10%.
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 proposed project will have an eight-foot sidewalk on North Airport Way as well as a bike lane, and the internal street will have a minimum five-foot wide sidewalk on internal streets, which will match the sidewalks in the surrounding community. These sidewalks provide new circulation options to those residents north of the project site and put the City closer to having a complete street along Airport Way.
ENVIRONMENTAL REVIEW
In accordance with the California Environmental Quality Act, the City of Manteca prepared an Initial Study to determine whether the proposed project may have a significant adverse effect on the environment. The Initial Study and proposed Mitigated Negative Declaration indicated that the project could have a significant adverse effect on the environment unless the project incorporates specific provisions to reduce impacts to a less than significant level and/or the mitigation measures are imposed as conditions. All mitigation measures are listed as conditions of approval for the project and all required mitigation measure will be followed. The IS/MND can be found on the City’s website here:
https://www.ci.manteca.ca.us/CommunityDevelopment/Planning%20Division/Pages/Planning-Division-Documents.aspx Report prepared by: Lea C. Simvoulakis, Senior Planner/Acting Planning Manger Attachments:
Planning Commission Resolution No. 1585
1a. Exhibit A Tentative Map
1b. Exhibit B Conditions Of Approval
Reviewed by:
______________________________________________ _____________ Chris Erias, Development Services Department Director Date
ATTACHMENT 1
City of Manteca Planning Commission
PROJECT REPORT