RESOLUTION R2024-XX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MANTECA, STATE OF CALIFORNIA, FINDING THE PROJECT EXEMPT FROM CEQA AND APPROVING A GENERAL PLAN AMENDMENT (GPA 23-68), SITE PLAN AND DESIGN REVIEW (SPA 23-70) AND THE PLANNED DEVELOPMENT (PD 23-69), WITH CONDITIONS OF APPROVAL, FOR THE AGS APARTMENTS PROJECT WHEREAS, the Manteca Planning Commission at their duly noticed public hearing of January 18, 2024, approved Resolution No. 1644 recommending to the City Council approval of the Site Plan Design Review, Rezone, General Plan Amendment, and Planned Development for the AGS Apartments project; and WHEREAS, at their duly noticed public hearing of January 18, 2024, the Manteca Planning Commission reviewed and considered all written and oral comments and information regarding the project, and the Manteca Planning Commission recommended that City Council find the project exempt from CEQA per Article 19, 15332, Class 32, “In-Fill Development Projects.”; and WHEREAS, the AGS Apartments project is located at 905 Davis Street, identified by Assessor’s Parcel Number (APN) 217-600-05; and WHEREAS, the project plans for the AGS Apartments dated November 8, 2023 are incorporated herewith and attached as Exhibit “A”; and WHEREAS, the detailed Planned Development Guidelines document for the AGS Apartments are incorporated herewith and attached as Exhibit “B”; and WHEREAS, the project Conditions of Approval for the AGS Apartments are incorporated herewith and attached as Exhibit “C”; and WHEREAS, the current General Plan land use designation of NC Neighborhood Commercial requires an amendment to the General Plan land use designation for consistency with the project proposal; and WHEREAS, the applicant has requested a General Plan Amendment for project parcel (APN 217-600-05), to be changed from NC Neighborhood Commercial to CMU Commercial Mixed-Use; and WHEREAS, the current zoning of CN Neighborhood Commercial requires an a change to CMU Commercial Mixed Use for consistency with the proposed General Plan land use; and WHEREAS, the applicant has also requested to establish a Planned Development Overlay to implement in accordance with the provided Planned Development Guidelines document attached as Exhibit “B”; and WHEREAS, the City Council has considered all information related to this matter, as presented at the public meetings of the City Council identified herein, including any supporting reports by City Staff, and any information provided during public meetings.
NOW THEREFORE, BE IT RESOLVED THAT the City Council finds the project exempt from CEQA based on the following finding:
The project is exempt per Article 19, 15332, Class 32, “In-Fill Development Projects” because the project is consistent with the General Plan; the site is smaller than five acres; the site has no value as habitat for endangered, rare or threatened species; and the project would not result in any significant effects related to traffic, noise, air quality, or water quality.
NOW THEREFORE, BE IT FURTHER RESOLVED that the City Council recognizes the appropriateness of the General Plan Amendment and in accordance with Chapter 17.08 of the Manteca Zoning Ordinance hereby approve the General Plan Amendment for the North Main Commons Subdivision based on the following findings:
It is found that a change in land use designation from NC (Neighborhood Commercial) to CMU (Commercial Mixed Use) is required for the project site to be developed as outlined in the Planned Development Guidelines document.
It is further found that the development of the project at this location is supported by the following General Plan land use policies, goals, and implementation measures:
LU-7: Reinforce land use and development patterns that encourage walking and the use of public transit within the community.
LU-P-4: The City shall encourage a development pattern that is contiguous with the boundary of the City.
LU-P-15: Higher density housing shall be located in areas served by the full range of urban services, preferably along collector and arterial streets, and within walking distance of shopping areas.
LU-P-27: The City shall monitor commercial development to balance growth in residential, commercial and industrial development.
LU-P-49: The City shall give priority to in-fill development and new development contiguous to existing developed areas, whenever practical.
CD-8: Upgrade and enhance the visual quality of Manteca’s arterial and collector streets.
C-8: Establish reasonable parking requirements (minimum and maximum rates for uses) that limit parking encroachment while minimizing the amount of land consumed by parking lots.
ED-P-5: Provide appropriate buffers between commercial and residential uses to preserve both the commercial feasibility and residential quality.
ED-10: Provide a variety of housing types to house all segments of the Manteca community in accordance with the Housing Element.
ED-I-47: Encourage creative approaches to encourage integration of housing production with commercial development.
It is found that the General Plan Amendment is consistent with the public necessity, convenience, and general welfare in that the proposed mixed-use development provides shopping and housing opportunities for the entire community.
BE IT FURTHER RESOLVED AND ORDERED that the City Council recognizes the appropriateness of the Site Plan and Design Review Permit and in accordance with Chapter 17.08 of the Manteca Zoning Ordinance hereby approve the Site Plan and Design Review Permit (SPC 22-22) for the AGS Apartments project based on the following findings:
The proposed project is consistent with the objectives of the General Plan, and, as conditioned, complies with applicable zoning regulations, Planned Development, Master Plan or Specific Plan provisions, Improvement Standards, and other applicable standards and regulations adopted by the City in that the project is an allowable use in the CMU land use designation and conforms to all development standards and performance standards required of multi-family and commercial development, as modified by the Planned Development Guidelines; The proposed project will not create conflicts with vehicular, bicycle or pedestrian transportation modes of circulation in that the on-site circulation has been reviewed for appropriate ingress and egress and it has been determined that there will be no conflict between vehicular, bicycle, and pedestrian access to the site; The site layout (orientation and placement of buildings and parking areas), as well as the landscaping, lighting and other development features as conditioned, is compatible with and compliments the existing surrounding environment and ultimate character of the area under the General Plan in that the project was reviewed to ensure compatibility with the character, scale, and quality of the existing development in this area of the city and the site design complies will all lighting and landscaping requirements per the zoning ordinance; and The proposed architecture, including the character, scale, and quality of the design, relationship with the site and other buildings, building materials, colors, screening of exterior appurtenances, exterior lighting and signing, and similar elements as conditioned, establishes a clear design concept and is compatible with the character of buildings on adjoining and nearby properties in that the architecture and massing of the project create a distinct street presence while also being consistent in design to other residential development in the surrounding area.
BE IT FURTHER RESOLVED AND ORDERED RESOLVED that the Manteca City Council recognizes the appropriateness of the Planned Development and in accordance with Chapter 17.10.140 of the Manteca Zoning Ordinance hereby approves the Planned Development (PCD 22-19) for the AGS Apartments project based on the following findings:
The proposed project does not exceed the total density allowed under the base Zoning District or the General Plan land use designation in that the proposed density is 24 units per acre.
The proposed project is superior to development that could occur under the development standards of the base district in the following ways:
Greater landscaping than required that enhances the public street appearance (including street trees, benches, lights, special paving, water fountains, etc.) or increase landscape buffers with adjacent properties in that the project has robust landscaping and provides a landscaped setback along adjacent rights-of-way that is not required by the General Plan or the City Zoning Ordinance.
Greater connectivity to surrounding public streets, bike paths, pedestrian walkways, and public open spaces than required by zoning or subdivision regulations in that the project provides pedestrian access for residents to the street and prioritizes pedestrian access to the commercial frontage over vehicular access.
The proposed project incorporates best site planning practices for quality design and compatibility with surroundings in that the project is situated to minimize the view of parking spaces from city streets.
The proposed project incorporates high quality architectural design and durable materials in that the proposed project has been designed to be aesthetically engaging while being compatible with the surrounding area.
The proposed project shall not be substantially detrimental to adjacent property and will not materially impair the purposes of Title 17 or the public interest in that the proposed project has been found to adhere to all applicable city regulations and standards.
NOW, THEREFORE, BE IT RESOLVED AND ORDERED, by the City Council of the City of Manteca, as follows:
The City Council hereby finds that the facts set forth in the recitals to this Resolution are true and correct, and establish the factual basis for the City Council’s adoption of this Resolution.
This Resolution shall take effect immediately upon its adoption.
I hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Manteca at a public meeting of said City Council held on the 20th day of February, 2024, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
MAYOR: __________________________
GARY SINGH
Mayor
ATTEST: __________________________
CASSANDRA CANDINI-TILTON
City Clerk
Attachments:
“Exhibit A” Project Plans dated November 8, 2023
“Exhibit B” Planned Development Guidelines
“Exhibit C” Conditions of Approval – GPA 23-68, REZ 23-69, PD 23-67, SPA 23-70 ATTACHMENT 3
R2024-XX Page PAGE 1 of NUMPAGES 1 February 20, 2024