Proposed Zoning
Code Update
City Council
October 1, 2024
ATTACHMENT 6
October 1, 2024
City Council
Objectives
• Review Proposed Zoning Code Update
and Supplemental EIR
• Approve Proposed Zoning Code Update
and Supplemental EIR based on Planning
Commission recommendation
ATTACHMENT 6
Overview
• Update supported by the Local Early
Action Planning (LEAP) Grant
• Focused on revisions to the City’s Zoning
Code to implement the Commercial Mixed
Use (CMU) and Downtown (DW) mixed- use land use designations included in the City’s updated General Plan
• Applies to proposed new land uses or
structures in these areas.
• Supports sustainable growth and
addresses housing demands in key areas
and Manteca’s vision for Downtown and
mixed-use corridors
ATTACHMENT 6
Zoning Districts
ATTACHMENT 6
Zoning Districts
ATTACHMENT 6
Zoning Districts
ATTACHMENT 6
Purpose of Zoning
Code Update
Support Housing Production
Facilitate housing production to meet
community needs
Enhance Downtown
Revitalize Downtown Manteca with mixed-use
development
Economic Growth
Promote sustainable economic growth
through updated zoning standards
Alignment with State and Local Goals
Consistency with state and local housing
goals
ATTACHMENT 6
Revised CMU Zoning
District
• Tailored Allowed Land Uses table
• Updated zoning-level development
standards, including:
• FAR
• Building height
• Setbacks
• Stepbacks
• Revised open space requirements
• Revised off-street parking requirements
Development
Standard Revised CMU Existing CMU
Maximum Floor Area Ratio
(FAR)
Non-residential-only properties: 1.0
Residential-only properties: 1.0
Mixed-use properties that include residential and nonresidential development: 1.75 Non-residential: Up to 1.0
FAR
Density (du/ac) of 15.1 to
20.0 Maximum Site Coverage 50% (as stated in General Plan Update) None Maximum Building Height
Within 30 feet of a One-Family Dwelling Unit Property
Line: 35 feet
All Other Projects: 75 feet
75 feet
Minimum Setbacks
Front Setback 10 feet 0 feet
Side Setbacks 10 feet 0 feet
Rear Setback 10 feet 0 feet
Side and Rear setbacks for the portion of a
property adjacent to a one-family dwelling
unit property line
15 feet 0 feet
Minimum Stepback
Adjacent to a One-Family Dwelling Unit Property Line
None
Buildings from the second story and higher shall be
stepped back by at least 10 feet on the side (or sides) of a building adjacent to a one-family dwelling unit property line.
All Other Projects
Not required.
Minimum Non-Residential
Uses
25% of the gross building square footage (as stated in
General Plan Update) is required to be in non-residential use – this only applies to parcels of 2 or more net acres (existing lot size excluding any required dedications of public right-of-way improvements)
None
ATTACHMENT 6
CMU
Floor Area
Ratio (FAR)
and Site
Coverage
Residential Only (FAR 1.0) Non-Residential Only (FAR 1.0) Residential and Non-Residential
(FAR 1.75)
ATTACHMENT 6
Development Standard CMU
Front Setback 10 feet
Side Setbacks 10 feet
Rear Setback 10 feet
Side and Rear setbacks
for the portion of a
property adjacent to a
one-family dwelling unit
property line
15 feet
CMU Setbacks
Adjacent to One-Family Dwelling Units
ATTACHMENT 6
CMU Stepbacks
Development
Standard CMU
Adjacent to a OneFamily Dwelling Unit
Property Line
Buildings from the second
story and higher shall be
stepped back by at least 10
feet on the side (or sides) of
a building adjacent to a onefamily dwelling unit property line.
All Other Projects Not required
Adjacent to One-Family Dwelling Units
ATTACHMENT 6
CMU Building
Standards
• Entrances and access
• Ground floor height
• Façade treatment
• Street trees
• Awning and signs
• Fences and walls
ATTACHMENT 6
Building
Standards -
Examples
Minimum ground floor height
Recessed entrances
ATTACHMENT 6
Building
Standards -
Examples
Plane change for projected elements, Elevated ground floor residential such as windows, balconies, bays
Minimum 25 percent of ground floor to include windows
ATTACHMENT 6
CMU Parking Standards
Residential
0-1 Bedroom 0.5 per unit
2 Bedrooms 1.0 per unit
3 or more bedrooms 1.5 per unit
Boardinghouses and
Group Quarters
1.0 per sleeping room
or per 100 sf of sleeping
area
Guest Parking 1.0 per 5 units
Adult Day Care Home,
Family Day Care Home,
Residential Care
Facility, Residential
Care Home
1.0 per 3 beds
Bicycle Parking 1.0 per unit
Non-Residential
2,000 sf or less of gross
floor area None required
Above 2,000 sf of gross
floor area
1.0 per 500 sf of gross
floor area above the
initial 2,000 sf
Bicycle Parking
1.0 per 2,000 sf. A
minimum of 4 (four)
spaces shall be
provided in all cases.
ATTACHMENT 6
New DMU Zoning
District
• Tailored Allowed Land Uses table
• Zoning-level development
standards, including:
• FAR
• Building height
• Setbacks
• Stepbacks
• Open space
• No off-street parking requirements
Development Standard DMU
Maximum Floor Area Ratio (FAR)1, 2 2.5
Maximum Site Coverage 90%
Maximum Building Height
Within 30 feet of a One-Family Dwelling Unit Property Line:
35 feet
All Other Projects: 55 feet
Minimum Setbacks
Front Setback None required
Side Setbacks None required
Rear Setback 5 feet
Side setbacks for the portion of a
property adjacent to a one-family
dwelling unit property line
5 feet
Minimum Stepback
Adjacent to a One-Family Dwelling Unit Property Line:
Buildings from the second story and higher shall be stepped back by at least 10 feet on the side (or sides) of a building adjacent to a one-family dwelling unit property line.
All Other Projects: Not required
Minimum Active Ground Floor Condition 25% of total gross floor area of the total enclosed building square footage on a parcel.
ATTACHMENT 6
DMU
Floor Area
Ratio (FAR)
and Site
Coverage
Maximum FAR: 2.5
Maximum Site Coverage: 90%
ATTACHMENT 6
DMU Setbacks
Development Standard DMU
Front Setback None required
Side Setbacks None required
Rear Setback 5 feet
Side setbacks for the
portion of a property
adjacent to a one-family
dwelling unit property line
5 feet
Adjacent to One-Family Dwelling Units
ATTACHMENT 6
DMU Stepbacks
Development Standard DMU
Adjacent to a One-Family
Dwelling Unit Property Line
Buildings from the
second story and higher
shall be stepped back
by at least 10 feet on
the side (or sides) of a
building adjacent to a
one-family dwelling unit
property line.
All Other Projects Not required
Adjacent to One-Family Dwelling Units
ATTACHMENT 6
DMU Building
Standards
• Entrances and access
• Ground floor height
• Façade treatment
• Street trees
• Awning and signs
• Fences and walls
ATTACHMENT 6
Additional Standards for CMU and DMU Zoning Districts
Open Space for
Proposed Residential
Uses
Minimum project
open space and
privately-owned,
public open space
options
Mixed-Use
Performance
Standards
Noise, safety, odors,
glare, security,
access, and storage
Development
Incentives
Infill development*,
lot consolidation,
and grocery stores
and food markets
*only applies to CMU zoning district
ATTACHMENT 6
Analysis of Existing
Parking Demand
• Weekday Hot Spots
o Brief periods of high parking demand near food
establishments, retail, and services on Center
St., N. Maple Ave., N. Main St., and W. Yosemite
Ave
o High occupancy adjacent to residential areas
near Fir St. and E. North St. (close to Manteca
Unified health services)
• Weekend Hot Spots
o High occupancy near retail/services on N. Maple
Ave., N. Main St., and Yosemite Ave.
o High occupancy adjacent to residential areas
near Stewart St. and Fir St.
• Where hot spots of high occupancy occurred,
additional parking spaces were available
within 1-2 blocks
ATTACHMENT 6
Analysis of New Development
Parking Demand
• Focused on evaluating the impact of new
developments on existing parking demand
within specific Traffic Analysis Zones (TAZs) in
the downtown area
o TAZs are used to model and analyze traffic
patterns, including parking demand, by
breaking down the city into smaller
geographic areas
• Observed peak parking demand in areas that
were greater than 90% parking occupancy, this
included on-street parking and parking lots
• Peak parking demand represents the highest
number of parking spaces that were occupied
at the peak time for May 30th (a weekday) and
June 8th (a weekend)
• TAZ 280 had the highest peak parking demand
at 7 PM on the weekday and weekend
TAZ 280 is bounded by E North St, Powers Ave, E Yosemite Ave and N Fremont Ave ATTACHMENT 6
Findings
• The analysis shows a deficit of 115 spaces in
TAZ 280 after considering both existing and
new development demand during the peak
hour
• Adjacent TAZs 262 and 263 have a surplus of
216 spaces, which could accommodate the
deficit in TAZ 280
• TAZ 280 is the “worst-case” parking supply
versus demand location – other areas would
have surplus parking supply
• Would be additional surplus with multiplepurpose trips TAZ Description Weekday at
7 PM
Weekend at
7 PM
280 Existing Demand 175 spaces 127 spaces
280 New Development
Demand 455 spaces 333 spaces
280 Total Demand 630 spaces 460 spaces
280 Available Spaces 515 spaces 515 spaces
262 & 263 Existing Demand 271 spaces -
262 & 263 New Development
Demand 393 spaces
262 & 263 Total Available
Spaces 880 spaces -
262 & 263 Surplus (after New
Development) 216 spaces -
ATTACHMENT 6
California Environmental Quality
Act (CEQA)
• Supplemental Environmental Impact Report
(EIR) prepared for Zoning Code Update
• Supplement the Manteca General Plan Update
EIR (SCH # 2020019010)
• Focused on providing additional information and
analysis necessary to address proposed changes
within the proposed Zoning Code Update
• Draft Supplemental EIR circulated for public
review from August 14th
- September 13th
ATTACHMENT 6
Next Steps
APPROVE ZONING CODE UPDATE
AND SUPPLEMENTAL EIR BASED ON
PLANNING COMISSION
RECOMMENDATION
RECEIVE INPUT FROM
CITY COUNCIL
ATTACHMENT 6
Questions
ATTACHMENT 6