Union Ranch North Annexation ProjectFile Nos. ANX 21-034, GPA 25-01, PRZ 21-035, SDJ 20-142 DAA 25-01 April 15, 2025
City of Manteca City Council Public Hearing
Project Components
1. Reorganization of Boundaries
Annexation
Pre-zone
2. Project Specific Area
General Plan Amendment
Tentative Subdivision Map
Development Agreement
3. CEQA Determination
Certification of a Final Environmental Impact Report, MMRP, and Statement of Overriding Considerations
Background
Original Submittal – November of 2020
Revised Project Area
No longer includes Stagecoach
Scheduled Public Hearing in May of 2024
Revised Annexation Area in March of 2025
No longer includes parcels west of Union Rd.
Annexation Map
Annexation Area: 123.30 acres
Non-Development Area: 20.41 acres
Development Area: 102 acres
Area Total = 11 Parcels + 1,160 (± ) L.F. segment of Union Rd.
Cortese-Knox-Hertzberg Act
2043 General Plan Goals & Policies
MMC 17.10.180 Pre-zoning
Pre-Zoning Map
Area
APNs
Pre-zoning
Development Area:
197-020-21
197-020-22
197-020-23
197-020-41
197-020-46
197-020-47
One-Family Dwelling (R-1)
&
Park (P) (Trail area)
Non-Development Area 1 & 2:
197-020-20
197-020-29
197-020-30
197-020-35
197-020-36
One-Family Dwelling (R-1)
MMC 17.10.180 Pre-zoning
MMC 17.10.190 Ordinance Requirement
General Plan Amendment
Current General Plan Land Use
Proposed General Plan Land Use
2 1
2 1
MMC 17.10.200 General Plan Amendment
2043 General Plan Goals & Policies
Land Use Reconfiguration
Existing Conditions
URN
Non-Development Area:
Farmland w/existing homes & outbuildings
Remain as Existing Non-conforming
Development Area:
Farmland w/existing homes & outbuildings
Surrounding Area:
North: Agricultural
East: Agriculture / Rural Residential
South: Single-Family Residential
West: Single-Family Residential / Rural Residential
2 1
Tentative Subdivision Map
TSM Area: 101.97 Acres
Number of Lots: 455
Phasing: 8
Open Space: 0.55-acre pocket park, 4.75-acres / 0.65 linear mile path Temp. Basin: 4.75-acre basin
Lot Dimensions:
50’x80’, 50’x105’, & 70’x110’
Density: 4.5 U/A
MMC 16.09.030 Review & Approval of TSM
Subdivision Map Act
Tentative Subdivision Map
Key Development Components & Conditions of Approval:
Acquisition of Union Rd. right of way for 2-lane bi-directional improvements w/bike lanes Complete Union Rd. improvements before the issuance of the first building permit Provide a connection to Brunswick Rd.
Annex the project area into the City’s Community Facilities Districts Install a CMU perimeter wall
Adhere to specifications for the temporary basin
Right to Farm covenant
Development Agreement
Purpose:
Provides the Developer with a certainty and commitment to make best use of resources, invest in the community, and provide consumers with a lower-cost.
Provides the Developer assurance that the project will be allowed to proceed under the rules, regulations, and conditions in place at the time of project approval.
Provides the City with a financial tool to project public facility improvements.
Findings:
The DA is consistent with City goals and policies and the General Plan.
The DA is compatible and in conformity with public convenience, general welfare, and good land use & zoning practices.
The DA will not be a detriment to health, safety, and general welfare of the City.
The DA will not adversely affect the orderly development of property or the preservation of property value.
MMC 17.10.150 Development Agreements
Development Agreement
DA Terms:
15-year term; w/a 5-year extension
Subject to an annual review
Community Benefit Contributions of $11.1 million / $24,550 per unit Funds will support parkland acquisition, City infrastructure improvements, a new fire truck, an affordable housing program, solid waste programs, a new Public Safety Headquarters, and EV charging stations on the City campus for the City’s EV fleet Fees are collected at Building Permit Issuance
Why is a DA necessary?: The City is growing rapidly, it’s challenged with remaining sustainable and keeping up with the needs and demands of the community.
Future Community Park
*NOT A COMPONENT OF THE PROJECT
Park Area: City is exploring parkland acquisition options in proximity to the Project.
Purpose: buffer, broaden amenity opportunities, serve future tertiary developments, etc.
Airport Way
Lovelace Rd
Union Rd
Kiper @ Indelicato
Harmony Woods
Environmental Determination
Notice of Preparation circulated on November 28, 2023, for 30 days Draft EIR circulated from March 1, 2024, to April 15, 2024 (45 Days) One comment letter was received and responded to in the FEIR Draft EIR Changes
Minor changes did not require re-circulation of the DEIR FEIR indicates that there are several significant and unavoidable environmental impacts produced by the project Mitigation Monitoring & Reporting Program
Findings of Overriding Considerations
Planning Commission
March 20, 2025, Planning Commission Meeting
Resolution No: 2025-02 - A Resolution recommending that City Council make the necessary findings and certify the Union Ranch North Final EIR (SCH # 2023110668) and adopt a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations for the Union Ranch North Annexation Project; and Resolution No. 2025-03 - A Resolution recommending that City Council initiate annexation proceedings for 11 parcels including a segment of Union Road encompassing approximately 123.30 acres and adopt an Ordinance to pre-zone the 11 parcels for the Union Ranch North Annexation Project (amended analysis); and Resolution No. 2025-04 - A Resolution recommending that City Council approve General Plan Amendment 25-01, Tentative Subdivision Map 20-142, and adopt an Ordinance for Development Agreement 25-01 for the Union Ranch North Annexation Project parcels APNs: 197-020-21, -22, -23, -41, -46, and -47 (amended COAs and Development Agreement).
MMC 17.08.060 Approving Authority
Comment Letters
Staff received 2 comment letters leading up to the Planning Commission Public Hearing.
Recommendation
Staff recommends City Council conduct a public hearing and take the following actions:
Adopt a Resolution making the necessary findings and certify the Union Ranch North Final EIR (SCH # 2023110668), adopt a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations for the Union Ranch North Annexation Project; and Adopt a Resolution authorizing the submission of an application to the San Joaquin County LAFCo for the annexation of the Union Ranch North Annexation Project consisting of eleven (11) parcels including a segment of Union Road encompassing approximately 123.30 acres; and Waive the first reading and introduce by title an Ordinance to pre-zone APNs 197-020-21, -22, -23, -41, -46, and -47, to the One-Family Dwelling (R-1) and Park (P) zoning districts and pre-zone APNs: 197-020-20, -29, -30, -35, and -36, to the One-Family Dwelling (R-1) zone district, located within the Union Ranch North Annexation Project; and MMC 17.08.060 Approving Authority
Recommendation
Adopt a Resolution approving General Plan Amendment (GPA) 25-01 and Tentative Subdivision Map (SDJ) 20-142, for the Union Ranch North Annexation Project Parcels APNs: 197-020-21, -22, -23, -41, -46, and -47; and Waive the first reading and introduce by title an Ordinance for Development Agreement 25-01 for the Union Ranch North Annexation Project parcels APNs: 197-020-21, -22, -23, -41, -46, and -47.
Thank you