Chapter 17.26 — DEVELOPMENT STANDARDS BY ZONING DISTRICT

The purpose of this Chapter is to establish development standards for lot area, allowed density, building setbacks, height, and lot coverage as appropriate for each of the City's Base Zoning Districts as listed in Table 17.26.020-1 (Development Standards for Manteca's Base Zoning Districts). These standards, along with other development standards (e.g., fences and walls, parking, sign standards) listed in Article III (Site Planning Standards) are intended to assist property owners and project designers in understanding the City's minimum requirements and expectations for high-quality development.

(Ord. 1501 § 1, 2011)

Table 17.26.020-1 (Development Standards for Manteca's Base Zoning Districts) includes lot area, allowed density, building setbacks, height, and lot coverage requirements for each of the City's Base Zoning Districts. Section 17.26.030 (Additional Standards for Multi-Family Zoning Districts) establishes additional development standards for multi-family Zoning Districts, and Section 17.26.040 (Standards for Small-Lot Single-Family Development) establishes additional standards for small-lot single-family residential development. Additional site planning requirements (e.g., landscaping, lighting) are listed in Article III (Site Planning Standards). Development within the City of Manteca is also subject to compliance with all adopted Uniform Building and Fire Codes. Zoning District names for the Zoning District symbols used in the table are as follows:

AG Agricultural Zoning District R-E Residential Estate Zoning District R-1 One-Family Dwelling Zoning District R-2 Limited Multiple-Family Dwelling Zoning District R-3 Multiple-Family Dwelling Zoning District CMU Mixed-Use Commercial Zoning District DMU Mixed-Use Downtown Zoning District BIP Business Industrial Park Zoning District CN Neighborhood Commercial Zoning District CG General Commercial Zoning District CM Commercial Manufacturing Zoning District M1 Light Industrial Zoning District M2 Heavy Industrial Zoning District OS Open Space Zoning District A Park Zoning District PQP Public/Quasi-Public Zoning District

(click here to view the full table)

Notes:

Chapter 17.58 . Pursuant to Section 17.10.120 , a variance shall be required to reduce commercial or industrial use to less than the required setback of an adjacent residential property.

4. Garages attached to a main building may encroach into the required rear yard by not more than ten feet if: (a) it is less than six hundred square feet in area; and (b) it shares a common wall of five feet or more in length, or is located less than six feet from the main building and is connected to the main building by a roofed area (e.g., breezeway) a minimum of five feet in width.

5. Minimum thirty percent of multi-family projects shall be designed for community open space and each unit shall include forty square feet of private open space as described in Section 17.26.030 .

6. See additional standards for small-lot single-family development in Section 17.26.040 .

7. For the portion of a property adjacent to a one-family dwelling unit property line, Side and Rear Setbacks are 5 feet.

8. For the portion of a property 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.

9. Excludes square footage of structured parking.

10. Active uses are those that are accessible to the general public, generate walk-in clientele, and contribute to pedestrian activity in the public realm, including retail, commercial services, restaurants, entertainment, civic and community uses, grocery or food markets, medical and veterinary uses, educational facilities, lodging, and similar non-residential uses, as well as residential uses with patios, stoops, porches, lobby areas that are oriented to the adjacent sidewalk

11. For the portion of a property adjacent to a one-family dwelling unit property line, Side and Rear Setbacks are 15 feet.

12. Mixed-use properties that include residential and non-residential development: max FAR 1.75

13. Non-residential uses may include uses that are accessible to the general public, generate walk-in clientele, and contribute to pedestrian activity in the public realm, including retail, commercial services, restaurants, entertainment, civic and community uses, grocery or food markets, medical and veterinary uses, educational facilities, lodging, and other non-residential uses such as residential amenities.

14. 25% non-residential requirement only applies to parcels of 2 or more net acres (existing lot size excluding any required dedications of public right-of-way improvements), and the Community Development Director may waive this requirement if they determine that non-residential uses are infeasible or would introduce compatibility issues.

(Ord. 1501 § 1, 2011; Ord. O2018-6 § 1; Ord. O2020-09 § 2; Ord. O2022-14 § 1; Ord. O2022-20 § 1; Ord. O2024-02, 2/6/2024; Ord. O2024-23, 11/19/2024)

In addition to the development standards listed in Table 17.26.020-1 (Development Standards for Manteca's Base Zoning Districts), the following development standards apply to multi-family residential development.

• A. Minimum Project Open Space. A minimum of 30 percent of the total project lot area shall be provided as improved and/or landscaped open space for general use.

• B. Private Open Space. Additionally, there shall be a minimum of 400 square feet of private open space per dwelling unit (e.g., porch, balcony, courtyard).

• (Ord. 1501 § 1, 2011)

In residential Zoning Districts, new lots smaller than 6,000 square feet may be created and single-family homes constructed on those lots when the development complies with the following development standards listed in Table 17.26.020-2 (Small-Lot Single-Family Development Standards). Additionally, small-lot single-family residential development shall comply with any currently adopted small-lot single-family design standards and guidelines.

(Ord. 1501 § 1, 2011)

• A. Intent. The ground floor residential building frontage is designed to allow residential privacy while enlivening the public realm, enhance the pedestrian experience, and incorporate architectural features that reduce the perceived mass of buildings from the pedestrian's perspective. The ground floor non-residential building frontage is inviting to the general public, creates visual interest from the pedestrian's perspective, and incorporates architectural features that reduce the perceived mass of buildings from the pedestrian's perspective.

• B. Standards. The following standards address specific criteria related to the design of buildings, with a focus on the ground floor.

  1. Entrances. Separate entrances shall be required for residential and non-residential uses when occupying the same structure. This does not preclude secondary interior access between non-residential and residential uses, in addition to the required separate accesses.

  2. Residential Entry Grade and Access. Ground floor residential uses with individual entrances to the dwelling units from a sidewalk (i.e. without a common entrance) shall be elevated a minimum of four feet above the sidewalk grade to ensure privacy.

  3. Ground Floor Height. Ground-floor height (floor-to-ceiling) shall be a minimum of 13 feet.

  4. Non-Residential Access. The primary entrance to each non-residential space on the ground floor shall be located on the front facade and open onto the public frontage. Each tenant or business space located on the ground floor shall have direct access to a sidewalk, public plaza, or other type of public space with a direct pedestrian connection. Orient front entrances to face the primary frontage with a direct connection, direct pedestrian connection, or for corner properties, orient entrances to either adjoining streets or sidewalks. Storefront and lobby entrances shall have a recessed entrance of at least 30 inches, measured from the facade.

  5. Facade Treatment.

     • a. A minimum of 25 percent of the surface area of the ground floor of façades adjacent to public rights-ofway, and a minimum of 25 percent of the surface area of upper floor façades shall be occupied by windows.

     • b. At least 50 percent of the surface area of ground floor facades adjacent to public rights-of-way within 10 feet of the building floor grade shall be occupied by windows.

     • c. The maximum length of any blank wall shall be limited to 20 feet, measured horizontally. Façade articulation shall be achieved by providing material and plane changes or by providing a rhythmic pattern of bays, columns, balconies, windows, doors, and other architectural elements.

     • d. Building elements such as bays, windows, and balconies that project from facades must have at least two feet of plane change.

  6. Street Trees.

     • a. Projects shall comply with tree and shrub standards in accordance with Chapter 12.08 .

• b. Existing public sidewalks 10 feet in width or wider shall be improved with street trees in tree wells of at least four feet in width with an average tree spacing of no more than 30 feet on-center. The City may approve an alternative location for street trees within the streetscape, such as a planter that is not located in the sidewalk with the same minimum required street tree spacing.

  7. Open Space Orientation. Where open spaces areas such as courtyards, paseos, or greenways are proposed, these open spaces shall be oriented to windows, doors, and/or outdoor patios.

  8. Awning and Signs. Awnings, signs, and similar features are not required, but where provided, shall be located at least eight feet above the adjacent sidewalk and only cover individual storefronts and openings, and shall comply with standards in accordance with Chapter 17.54 .

  9. Fences and Walls. Fences, walls, and similar features shall comply with standards in accordance with Chapter 17.46 .

• (Ord. O2024-23, 11/19/2024)

• A. Intent. The DMU zoning district Open Space requirements are intended to ensure that residential developments contribute towards useable parks and open spaces for residents, such as, but not limited to, courtyards, balconies, rooftop gardens, plazas, playgrounds, trails, and public parks to enhance the quality of life and provide recreational opportunities.

• B. Minimum Project Open Space. In the DMU Zone, projects shall provide private open space on a per unit basis, and public open space based on lot size, as required in subsection C below.

• C. Open Space. Residential and mixed-use developments that include residential uses in the DMU Zone shall provide open space in accordance with the below standards in Table 17.26.060-1.

• D. Privately-Owned, Public Open Space. Private open space requirements may be fulfilled by providing a maximum of 50 percent of the private open space requirement to public open space. Open space credited as privatelyowned and maintained, public open space by this Code shall meet the following standards:

  1. Type of Open Space:

     • a. Unenclosed park, garden, or otherwise landscaped area at street grade.

     • b. Unenclosed plaza or courtyard with seating areas and landscaping with no more than 25 percent of the total floor area devoted to facilities for food or beverage services, exclusive of seating areas, at street grade.

     • c. Unenclosed pedestrian pathway with a width of at least 10 feet and provide ample pedestrian lighting to ensure pedestrian comfort and safety.

  2. Minimum Height-to-Width Ratios. In order to achieve sunlight and air circulation in required open space areas, the following minimum height to width ratios shall be provided:

     • a. Enclosed open space (i.e., open space that is enclosed on four sides, such as a courtyard). The ratio of height to width should be 2:1. For every one unit of height, there should be at least half that width of open space adjacent to the building's façade, measured perpendicular to it. This requirement applies to all sides of the enclosed open space.

• b. Open space with one or more sides open. The ratio of height to width should be 3:1. For every one unit of height, there should be at least one-third of that width of open space adjacent to the building's façade measured perpendicular to it. This requirement applies to all sides of the open space.

  3. Public Access. All privately-owned and maintained, public open spaces shall be publicly accessible, at a minimum, from 7:00 am to sunset every day.

     • a. Entrances to outdoor spaces must directly connect to a publicly accessible sidewalk or outdoor area. Informational markers or placards, positioned within six feet of each entrance, must provide details such as the public's rights to use the space, operating hours, and contact information for the responsible owner overseeing access and maintenance.

  4. Maintenance. All privately-owned and maintained, public open space shall be maintained at the expense of the property owner or other designated sponsor, and not at the expense of the public.

  5. Exceptions and conditions. Exceptions and conditions, such as those intended to assure continued maintenance of the open space for the actual lifetime of the project, may be imposed by the Director in accordance with Section 17.06.060 .

• (Ord. O2024-23, 11/19/2024)

• A. Intent. The ground floor residential building frontage is designed to allow residential privacy while enlivening the public realm, enhance the pedestrian experience, and incorporate architectural features that reduce the perceived mass of buildings from the pedestrian's perspective. The ground floor non-residential building frontage is inviting to the general public, creates visual interest from the pedestrian's perspective, and incorporates architectural features that reduce the perceived mass of buildings from the pedestrian's perspective.

• B. Standards. The following standards address specific criteria related to the design of buildings, with a focus on the ground floor.

  1. Entrances. Separate entrances shall be required for residential and non-residential uses when occupying the same structure. This does not preclude secondary interior access between non-residential and residential uses, in addition to the required separate accesses.

  2. Residential Entry Grade and Access. Ground floor residential uses with individual entrances to the dwelling units from a sidewalk (i.e. without a common entrance) shall be elevated a minimum of four feet above the sidewalk grade to ensure privacy.

  3. Ground Floor Height. Ground-floor height (floor-to-ceiling) shall be a minimum of 13 feet.

  4. Non-Residential Access. The primary entrance to each non-residential space on the ground floor shall be located on the front facade and open onto the public frontage. Each tenant or business space located on the ground floor shall have direct access to a sidewalk, public plaza, or other type of public space with a direct pedestrian connection. Orient front entrances to face the primary frontage with a direct connection, direct pedestrian connection, or for corner properties, orient entrances to either adjoining streets or sidewalks. Storefront and lobby entrances shall have a recessed entrance of at least 30 inches, measured from the facade.

  5. Facade Treatment:

     • a. A minimum of 25 percent of the surface area of the ground floor of façades adjacent to public rights-ofway, and a minimum of 25 percent of the surface area of upper floor façades shall be occupied by windows.

     • b. The maximum length of any blank wall shall be limited to 30 feet, measured horizontally. Façade articulation shall be achieved by providing material and plane changes or by providing a rhythmic pattern of bays, columns, balconies, windows, doors, and other architectural elements.

     • c. Building elements such as bays, windows, and balconies that project from facades must have at least two feet of plane change.

  6. Street Trees.

     • a. Projects shall comply with tree and shrub standards in accordance with Chapter 12.08 .

  7. Open Space Orientation. Where open spaces areas such as courtyards, paseos, or greenways are proposed, these open spaces shall be oriented to windows, doors, and/or outdoor patios.

8. Awning and Signs. Awnings, signs, and similar features are not required, but where provided, shall be located at least eight feet above the adjacent sidewalk and only cover individual storefronts and openings, and shall comply with standards in accordance with Chapter 17.54 .

   9. Fences and Walls. Fences, walls, and similar features shall comply with standards in accordance with Chapter 17.46 .

• (Ord. O2024-23, 11/19/2024)

• A. Intent. The CMU zoning district open space requirements are intended to ensure that residential developments contribute to useable parks and open spaces for residents, such as, but not limited to, courtyards, balconies, rooftop gardens, plazas, playgrounds, trails, and public parks, to enhance the quality of life and provide recreational opportunities.

• B. Minimum Project Open Space. Projects shall provide private open space on a per-unit basis, as required in subsection C below.

• C. Open Space. Residential and mixed-use developments that include residential uses in the CMU zoning district shall provide open space in accordance with the below standards in Table 17.26.080-1.

• D. Privately-Owned Public Open Space. Private open space requirements may be fulfilled by providing up to 50 percent of the private open space requirement in privately-owned and maintained public open space meeting the following standards:

  1. Type of Open Space:

     • a. Unenclosed park, garden, or otherwise landscaped area at street grade.

     • b. Unenclosed plaza or courtyard with seating areas and landscaping with no more than 25 percent of the total floor area devoted to facilities for food or beverage services, exclusive of seating areas, at street grade.

     • c. Unenclosed pedestrian pathway with a width of at least 10 feet and provide ample pedestrian lighting to ensure pedestrian comfort and safety.

  2. Minimum Height-to-Width Ratios. In order to achieve sunlight and air circulation in required open space areas, the following minimum height-to-width ratios shall be provided:

     • a. Enclosed open space (i.e., open space that is enclosed on four sides, such as a courtyard). The ratio of height to width should be 2:1. For every one unit of height, there should be at least half that width of open space adjacent to the building's façade, measured perpendicular to it. This requirement applies to all sides of the enclosed open space.

• b. Open space with one or more sides open. The ratio of height to width should be 3:1. For every one unit of height, there should be at least one-third of that width of open space adjacent to the building's façade measured perpendicular to it. This requirement applies to all sides of the open space.

  3. Public Access. All privately-owned and maintained public open spaces shall be publicly accessible, at a minimum, from 7:00 am to sunset every day.

     • a. Entrances to outdoor spaces must directly connect to a publicly accessible sidewalk or outdoor area. Informational markers or placards, positioned within six feet of each entrance, must provide details such as the public's rights to use the space, operating hours, and contact information for the responsible owner overseeing access and maintenance.

  4. Maintenance. All privately-owned and maintained, public open space shall be maintained at the expense of the property owner or other designated sponsor, and not at the expense of the public.

  5. Exceptions and Conditions. Exceptions and conditions, such as those intended to ensure continued maintenance of the open space for the actual lifetime of the project, may be imposed by the Director in accordance with Section 17.06.060 .

• (Ord. O2024-23, 11/19/2024)