Manteca council approves Union Ranch North annexation, certifies final EIR and approves development agreement

The Manteca City Council on April 15 voted 5-0 to certify the final environmental impact report for the Union Ranch North annexation, adopt a mitigation monitoring and reporting program and a statement of overriding considerations, and approve related land‑use entitlements including pre‑zoning, a general plan amendment, a tentative subdivision map and a development agreement.

The action clears the way for a proposed subdivision on roughly 102 acres of the 123.3‑acre annexation area east of Union Road. The project would create about 455 single‑family lots (about 4.5 units per acre), a 0.55‑acre pocket park, roughly 4.75 acres of linear Tidewater Park and a 0.65‑mile Tidewater bike path; it also includes a temporary basin of about 4.75 acres. The council also authorized staff to submit an application to San Joaquin County LAFCO for annexation.

City staff and the applicant said the project has been under review for several years and was scaled back from an earlier, larger proposal. City project manager Jesus (staff) described the entitlements as three components: reorganization/annexation and pre‑zoning, project‑specific entitlements (general plan amendment and tentative map) and CEQA determinations, noting the project was revised during review and no recirculation of the draft EIR was required under the Public Resources Code.

Residents whose parcels lie in the non‑development portion of the annexation voiced concerns at the council hearing. Gerald Latasa, owner of one of the non‑development parcels, said “there's been a total lack of communication with these other owners that are not being put into this development but are being drug in.” He said property owners had recently learned that a bike lane and additional right‑of‑way could take more of their front yards and raised questions about compensation, tree removal and how the proposed Community Facilities District would affect long‑standing rural parcels.

Deborah Veatch Latasa, another parcel owner, asked the council to delay action or consider amendments so owners not being developed would not be annexed without clearer outreach and individual discussion.

Steve Harrim, representing Delicato Family Vineyards, asked the council to impose a traffic mitigation condition he said was feasible and recommended by the planning commission, and to dedicate part of the development agreement public‑benefit funds specifically to off‑site road improvements cumulative projects rely on. Harrim also urged fuller consideration of agricultural conflicts in any future evaluations.

Applicant representative Ron Cheek of RLC Associates told the council “we support and request your approval” and said the applicant would continue to work with property owners and staff. City staff said they have met with representatives and would continue outreach to property owners who raised concerns.

Key terms in the development agreement include a 15‑year term with a possible five‑year extension, annual reviews, and a community benefit component the staff characterized as roughly $24,550 per unit (approximately $11.2 million in total) to fund parkland acquisition, infrastructure improvements, a new fire truck, affordable housing, solid‑waste programs, a new public safety headquarters and a charging station for the city EV fleet. The agreement requires Union Road right‑of‑way acquisition and construction of road improvements, including bike lanes, prior to issuance of the first building permit.

Council members emphasized the project’s negotiated community benefits and directed staff to continue working with affected property owners on CFD and annexation details. The council approved the resolutions, waived the first readings where applicable and introduced ordinances by title; Vice Mayor Halford made the motion and Council Member Morwitt seconded. The vote was 5‑0 (Mayor Gary Singh, Vice Mayor Halford, Council Members Lackey, Morwitt and Breitenbucher).

Staff said several impacts identified in the final EIR remain “significant and unavoidable,” which is why a mitigation monitoring program and a statement of overriding considerations were adopted as part of certification.

The council’s actions authorize the city manager or designee to take steps to pursue LAFCO annexation and to implement the mitigation monitoring program and development agreement terms. Next steps include completing required entitlement paperwork, continued outreach to property owners who raised concerns and LAFCO review of the proposed annexation.

Affected neighborhoods include properties along Union Road near Shady Pines; longer‑term impacts cited at the hearing include increased traffic on adjacent roads and the need for parkland acquisition supported by the development agreement funds.