City of Manteca
City Council
Wawona
Apartments
September 1, 2026
Presented by:
Toben Barnum
Asssociate Planner
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teca Project Overview
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:
2005, 2019 & 2027 Wawona St.
APNs: 222-100-09, -14, -15
MMC Entitlement Procedures:
MMC 16.19 Lot Line Adjustments
MMC 17.10.060(B)(2) Site Plan & Design Review
MMC 17.10.100 Minor Zone Modification
MMC 17.10.190 Zoning Amendment
MMC 17.10.200 General Plan Amendment
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eca Site Plan
SpecificUses:
Four-storyapartmentbuilding
44two-bed/two-bathdwellingunits
Coveredparking
Communityopenspace
Parking:
80spaces
360°accesstoresidential structure
Bi-directional maindriveaisle
AccessfromWawonaSt.
OpenSpace&Amenities:
On-site leasingoffice
LoopedcirculationwithFDstagingarea
Enhancedperimeter landscaping
Twopublictrellisareas
Roof-topopenspace.
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teca Public Hearing Continuance
PC hearing date of April 2, 2026.
CC hearing date of June 2, 2026.
Council moved to continue to September 1, 2026.
Instruction for applicant to contact adjacent residents to discuss and address their expressed concerns:
Water Quality
On-site Parking
Fire Department Access
Privacy of neighbors
Building Aesthetics
Staff met with the applicant in one-on-one meetings
to provide feedback on how to address these topics.
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teca Applicant Outreach Effort
Text messages to site neighbors to request meetings.
Physical letter sent to site neighbors to request meetings.
Meeting in person July 5 with neighboring resident.
Meeting in person July 12 with two more neighbors.
Neighbors signed Letter Of Support (Attachment 13)
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teca Site Plan and Elevation Revisions
Newly required 24" box Italian
Cypress trees on northern half
of eastern boundary line.
Enhanced wood fencing
for entire boundary for increased
durability and privacy.
South elevation rooftop open space revised to
include 6' tall opaque glass wall instead of low
railing.
City of Manteca Conditions Revisions
City Council
Condition of Approval – Planning
9.Water Connection. In the event that site development causes the water quality or volume output of any directly abutting property to fall below pre-construction conditions that are documented in the pre-construction baseline assessment—as proven by independent testing hired by the Developer —the Developer shall be solely responsible for all costs required to correct the deficiencies. These covered costs include servicing the existing well or connecting the affected property to City water (inclusive of city fees, trenching, and connection costs required for integration into the existing water system). Developer shall have no responsibility for pre-existing conditions, deferred maintenance, normal equipment failure, or water quality or quantity issues that existed prior to commencement of construction, including conditions that are not within State/Federal drinking water standards. This obligation shall remain active during construction and extend until the date the Certificate of Occupancy is issued. The project is not responsible for upgrading, servicing, or repairing any abutting property water connection if it is determined that the pre-construction condition is not within State/Federal drinking water standards or has any underlying issues.
City of Manteca Requested Entitlements City Council
General Plan Amendment:
Changing the Land Use Designation from VLDR to HDR, allowing the proposed use.
Rezoning:
Changing the Zoning from RE to R3, in consistency with the requested General Plan Designation.
Lot Line Adjustment:
Merging three contiguous lots into one, eliminating physical constraints that otherwise would limit the site’s development.
Site Plan Review:
Allowing construction of a 44-unit, four story apartment building with associated parking, landscaping and lighting.
Minor Zone Modification:
Allowing a 10% reduction in the required 10-foot-wide perimeter landscaping buffer to accomodate required parking.
Entitlement Application
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teca Staff Recommendation
Conduct a public hearing for the Wawona Apartments project and take the following actions:
Adopt a Resolution adopting an Initial Study/Mitigated Negative Declaration and MMRP.
Adopt a Resolution approving General Plan Amendment GPA-24-76.
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.
Adopt a Resolution approving SPR-24-79, LLA-24-78 and MZM-25-01.
THANK YOU
September 1, 2026
Presented by:
Toben Barnum
Associate Planner