GPA 24-76, REZ 24-77, SPR 24-79, LLA 24-78, and MZM 25-01Wawona Apartments2005, 2019 & 2027 Wawona St.
June 2, 2026
City of Manteca City Council Public Hearing
Project Entitlements
The Project’s review is subject to the following entitlements.
MMC 16.19 Lot Line Adjustments
MMC 17.10.060(B)(2) Site Plan and Design Review
MMC 17.10.100 Minor Zone Modification
MMC 17.10.190 Zoning Amendment (Rezone)
MMC 17.10.200 General Plan Amendment
Project Information
Project Description: Four-story, 44-unit apartment building with associated parking, lighting and landscaping.
Project Size: ± 1.67 acres / 72,745 sq. ft.
Project Location: North side of Wawona Street, 450’ east of S. Airport Way, north of intersection with Depot Drive.
S. AIRPORT WAY
WAWONA STREET
Adjacent Uses
Single Family residential
Rotten Robbie Fueling Station
Single Family residential
Single Family Residential
Single Family residential
Single Family residential
Single Family Residential
Single Family Residential
Existing Home
Current General Plan and Zoning
GENERAL PLAN
ZONING DISTRICT
Very Low Density Residential (VLDR) Designation. Provides for residences on larger lots and small, quasi-agricultural activities, including raising and boarding livestock. Clustering is encouraged to allow continuation of agricultural uses or to provide common amenities for the development.
Residential Estate (R-E) Zoning District. Allows for large lots and flexible placement of single-family detached housing. Uses include quasi-agricultural activities, including raising and boarding livestock.
Proposed General Plan and Zoning
GENERAL PLAN
ZONING DISTRICT
High-Density Residential (HDR). Provides for multi-family apartment-style housing. The multi-family dwelling sites are typically located with direct access to arterial streets, bicycle paths, and other transit options.
R-3. Includes multi-family apartment-style housing. The multi-family dwelling sites are typically located with direct access to arterial streets, bicycle paths, and other transit options.
HDR
R-3
Land Use Compatibility
Existing adjacent land use designations are not compatible:
Commercial / CMU allow for higher intensity, higher density uses.
HDR is highest residential intensity/density of all
VLDR is the lowest intensity / density of all
GP goals want HDR close to commercial retail, services, and employment centers:
Rotten Robbie immediately to SW
Stadium Center 1/3 mile to SW
VLDR is intended for City periphery - quasi-ag uses, quiet roadways:
Wawona functions as major collector – doesn’t fit VLDR uses HDR is transitional/buffer designation from C to VLDR
Local development patterns are commercial / high-density residential Based on this pattern, the VLDR sites are underutilized GPA/REZ allows City to fulfill GP Housing Element requirements 44 units toward City’s requirement for 4,651 units (RHNA 6th cycle) HDR
C
CMU
VLDR
LDR
Site Plan
Four-story apartment building with 44, 2 bed/2bath dwelling units.
Building Area: 12,125 sq ft
Parking: 80 total spaces
Ingress/Egress: Bi-directional, Full Access off Wawona St.
Landscape & Lighting: minor reduction in the perimeter landscape buffer from 10’ to 9’ Site Features: on-site leasing office, looped circulation, roof-top open space
Building Elevations
Site Plan and Design Review
Site Design is consistent with General Plan
GP Goal LU-3.1 – 44 moderate/above-moderate units
GP Goal LU-3.4 – close to commercial/transit, on major collector GP Goal LU-8.4 – HDR as a buffer for LDR from intensive uses GP Goal C-1.2 – Improve LOS
GP Goal C-3.2 – Appropriate on-site parking
GP Goal C-4.3 – Sidewalk and bicycle route system
Site Design is consistent with Ordinance
Centrally located, max setbacks from all boundaries (39’ to 58’) Windows located mostly on N and S elevations.
Rooftop observation points on N and S elevations.
360° structure access and circulation
Landscape buffer adjacent to existing residential uses
Covered parking for most of site
Public Hearing Notice
Planning Commission adopted Resolutions 2026-13, 2026-14 and 2026-15 in favor of the Project’s approval and their April 2, 2026 meeting.
This project was duly noticed on May 13, 2026.
Staff has not received any written comments for the project as of May 21, 2026.
CEQA
An Initial Study / Mitigated Negative Declaration (SCH #2025100770) was prepared for the project pursuant to Section 21064.5 of the CEQA Guidelines.
Less than significant impact with applied mitigation measures.
Recommendations
Conduct a public hearing for the Wawona Apartments project and take the following actions:
1. Adopt a Resolution adopting an Initial Study/Mitigated Negative Declaration and MMRP.
2. Adopt a Resolution approving General Plan Amendment GPA-24-76.
3. Approve Rezone-24-77 by waiving the first reading and introduce an Ordinance to rezone the Project site from R-E to R-3 zone district.
4. Adopt a Resolution approving SPR-24-79, LLA-24-78 and MZM-25-01
Thank you