MEETING DATE December 6, 2023
APPLICATION NUMBER MCA23-064
RECOMMENDATION
Conduct a Public Hearing and approve Resolution 1639, recommending that the City Council approve a Zoning Code Text Amendment amending Section 17.26.020 Development Standards (File No. MCA23-064).
Project InFORMATION
APPLICANT
City of Manteca
PROPERTY OWNER
Various
General Plan Designation
HDR, CMU, DW, BIP, C, and BP
Zoning:
R-3, CMU, BIP, CN, CG, CM
Existing Use:
N/A
Proposed Use:
N/A
Parcel Size
N/A
Project Description
The proposed Zoning Code Text Amendment will change the development standards for new projects by increasing the height limit in the R-3 Multiple-Family Dwelling Zoning District, the CMU Mixed Use Commercial Zoning District, the BIP Business Industrial Park Zoning District, the CN Neighborhood Commercial Zoning District, the CG General Commercial Zoning District, and the CM Commercial Manufacturing Zoning District. Staff was directed by the City Council to provide this height increase amendment.
Zoning District Proposed Height Increases
R-3
CMU
BIP
CN
CG
CM
Building Height (max.)
Existing
45 ft
45 ft
Proposed
55 ft
75 ft
PROJECT LOCATION
The proposed Municipal Code Amendment affects parcels within the R-3, CMU, BIP, CN, BG, and the CM zoning districts throughout the City of Manteca.
PROJECT Background
The City of Manteca Zoning Code currently limits building height in the multi-family, commercial, and industrial zoning districts to 45 feet. It was anticipated that after the General Plan was adopted, the City would begin a comprehensive Zoning Code Update that would include an increase in height to several districts throughout the City, as well as a multitude of other necessary development standard updates to facilitate the implementation of the new General Plan. Unfortunately, the comprehensive Zoning Code update is on pause while the City works through the current General Plan Referendum. While the overall update is on pause, there are two City projects that are in the early stages of development that were relying on the increased height and density allowable by the General Plan Update. As such, the City Council directed staff to amend the height in multiple zoning district ahead of the comprehensive update.
ANALYSIS
The proposed Zoning Code Amendment has been analyzed with respect to conformance with the:
Manteca General Plan
Manteca Municipal Code
Manteca Climate Action Plan
California Environmental Quality Act (CEQA)
MANTECA GENERAL PLAN CONFORMANCE
The current General Plan as well as the proposed General Plan include goals and policies that demonstrates the value and importance of development projects that reduce sprawl, preserve open space, have higher densities, and promote a mix of uses. Allowing greater flexibility in height will help achieve these desired goals and policies.
Projects that are allowed to build up rather than out assist in the preservation of important farmland within the City and the surrounding area by encouraging vertical development. In addition to the preservation of open space and ag land, an increase in height creates the opportunity for the development of new mixed-use projects and the rehabilitation of underperforming commercial sites throughout the site by integrating housing into the area. Mixed-use development creates a better pedestrian experiences, improves transportation networks by reducing the number of people on the road, and ultimately reduce the public’s reliance on the automobile which forces public improvements that facilitate the growth of the City’s public transportation system. .
It is important to note that while the allowable maximum building height is being proposed to increase the high-density residential, commercial, and industrial zones, the other development standards such as, minimum setbacks, and densities are not being proposed for modification at this time. The goal is to encourage these projects with taller building heights while still ensuring through the design review process that projects match or enhance the physical character of the community and are compatible with surrounding land uses.
In addition to the reasons stated above, the proposed amendment conforms to the following General Plan goals and policies:
Goal LU-8: To reinforce strong urban design, quality development and a compact city form.
LU-P-50: The City shall encourage and direct growth that supports the downtown as the geographic, civic, cultural, and economic center of Manteca.
Goal CD-1: Retain the compact and cohesive community form of the City.
CD-P-1: Retain the existing central city core as the geographical center of the City.
Analysis: The proposed Zoning Code amendment to Section 17.26.020 will allow for greater maximum building heights where it is compatible with the surrounding community. The amendment to the height maximums allows structures to develop in a way that promotes better urban design, improved pedestrian experience, and ultimately reduces the City’s carbon footprint. Flexibility in height will undoubtedly encourage growth and investment in the City of Manteca. This amendment will also encourage greater sustainable development projects by reducing urban sprawl, preserving open space, and promoting projects with higher densities and mixed-uses.
Goal LU-2: To provide adequate land in a range of densities to meet the housing needs of all income groups expected to reside in Manteca, and to regulate residential growth consistent with the capacities of City facilities and services and the ability of the community to assimilate new development.
LU-P-14: The City shall promote the development of a variety of housing types and prices to meet the needs of all households, including very low-, low-, and moderate-income households.
Analysis: The proposed Zoning Code amendment will ultimately encourage a greater variety of housing types in the City. This amendment is intended to promote, especially near the downtown core, mixed-use buildings, townhomes, condominiums, and other higher-density type housing products that are currently missing in much of the City of Manteca. The increased density also benefits the development of affordable housing projects, specifically supporting City projects such as 682 Main Street. These will allow and promote a variety of types and densities to ensure that all income levels and job classifications are provided the opportunity for housing within the city.
Goal LU-7: Reinforce land use and development patterns that encourage walking and the use of public transit within the community.
LU-P-46: The City shall allow for higher-density housing opportunities along major streets so as to provide residents with access to the public transit system.
Analysis: As mentioned, the proposed change to the Development Standards will allow for taller mixed-use and commercial developments. This will allow for greater increased densities in areas along major streets.
MANTECA MUNICIPAL CODE CONFORMANCE
The proposed amendment will alter the height limit in several zoning districts throughout the City. The proposed amendment will impact the R-3, CMU, BIP, CN, CG, and CM districts city-wide. In order to recommend approval of a Zoning Code Amendment to the City Council, Section 17.10.190 of the Zoning Code requires the Planning Commission to make the following findings:
The proposed amendments are consistent with the General Plan and any applicable Specific Plan goals, policies, and implementation programs.
Analysis: The proposed amendments are consistent with several General Plan policies as listed above. Further, the project seeks to align the recently adopted General Plan with the City’s Zoning Code to ensure the regulations contained with the Zoning Code carry out the General Plan policies and goals.
The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.
Analysis: The proposed amendments will not be detrimental to the public interest, health, safety, or welfare of the City. Instead, this amendment, which promotes new development in infill areas that can potentially be problematic parcels in the City, will support and enhance the health and safety of the community.
The amendment has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA).
Analysis: The proposed amendment has been reviewed and is in compliance with the California Environmental Quality Act (CEQA). The project is exempt from CEQA review pursuant to CEQA Guidelines section 15061 (b)(3). In the “general rule” exemption, CEQA exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment. Since this project does not include construction or alteration of any facilities it will not have a significant effect on the environment. Any future development will analyze its individual impacts on the environment related to the height at the time of entitlement application.
If a map amendment, the site is physically suitable (including the absence of physical constraints, access, compatibility with adjoining land uses, and provisions of utilities) for the requested zoning designations and anticipated land uses/development.
Analysis: The proposed amendment is not a map amendment. The location of the existing R-3, CMU, BIP, CN, CG, and CM zoning districts will not be altered.
If a text amendment, the amendment is internally consistent with other applicable provisions of this Zoning Code.
Analysis: The purpose of the proposed amendment to the Zoning Code is to ensure internal consistency between the General Plan and the rest of the Zoning Code.
MANTECA CLIMATE ACTION PLAN
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 project conforms to the following Climate Action Plan strategies:
Compact Development Strategies CD-2: The City shall encourage projects that are at or near the maximum densities allowed by the General Plan and zoning designation to achieve more compact development.
Analysis: Creating new and redeveloped high-density, pedestrian and transit-oriented development is the wave of future development in Manteca, and the state of California as a whole. Many redevelopment sites in the Downtown area and throughout Manteca are smaller sites that may not be of the size necessary to accommodate suburban development and the existing suburban parking standards. As such, an increase in height in these areas will allow development to capitalize on the density potential of these site and provide much needed housing to the City. Maximum density on sites can ultimately only be achieved if the City increases the height limits throughout the City.
Mixed Use Development Strategies MUD-2: The City shall encourage mixed use residential developments that either allow for sufficient population to support commercial development within the project or are constructed in an area with an existing variety of commercial development within walking distance and is already supported by surrounding residential development.
Analysis: The revitalization of struggling commercial centers will require the introduction of housing into them. When looking at built-out centers, housing will likely go vertical or into parking areas. In order to support the vertical option, the height of the zone will need to be flexible enough to make a viable project. In an effort to maintain as much parking as possible, height will also be vital to ensuring the project goes up not out. The height increase ensures that more people will be in commercial areas to spur economic activity.
Transit Oriented Development (TOD) Strategies TOD-1: The City shall encourage transit-oriented development in areas designated for high-density and mixed-use development.
Analysis: As the City awaits the pending construction of the ACE train station, it needs to start facilitating TOD developments, which are often mixed-use buildings built on smaller parcels that don’t have excess land planned for the vehicle. The entire goal of TOD development is to discourage car use and encourage public transportation. When land is not reserves for cars, parcels not normally considered for housing can be considered for housing, assuming there is the ability to construct vertical. The increase in height will encourage TOD development in the appropriate area of the City which not only achieve housing goals, but will also help achieve GHG reduction goals.
ENVIRONMENTAL REVIEW
The proposed amendment is exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines section 15061 (b)(3). In the “general rule” exemption, CEQA exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment. Since this project does not include construction or alteration of any facilities it will therefore not have a significant effect on the environment.
Report prepared by: Brad Wungluck, Deputy Director of Development Services Attachments:
Planning Commission Resolution No. 1639
Exhibit A- Redline Copy of Section 17.26.020 Development Standards PowerPoint Presentation
Reviewed by:
_______/s/______________________________________ __11/21/2023__ Lea C. Simvoulakis, Deputy Director-Planning Date ATTACHMENT 3
City of Manteca Planning Commission
AGENDA REPORT