Planning Commission Agenda
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Memo to: |
Manteca Planning Commission |
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From: |
Jesus R. Orozco, Deputy Director of Development Services |
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Prepared by: |
Sol Jobrack, Associate Planner |
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Date: |
March 5, 2026 |
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Subject: |
URN Tractor Supply and Dutch Bros |
Recommendation:
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Planning Commission conduct a public hearing and consider the following:
1. Adopt a Resolution recommending that the City Council find the URN Tractor Supply and Dutch Bros Project exempt from further environmental review pursuant to Section 15061(b)(3) and 15332 of the CEQA Guidelines, and approve a Specific Plan Amendment (SPP 25-18) application to adopt an ordinance amending Section C.4. (Permitted Uses and Development Standards) and C.4.1.(Permitted Land Use Summary Resources Table) of the Union Ranch Specific Plan of Subsection (C)(1) of Section 17.28.020 relating to Specific Plan (SP) Zoning District of Title 17 of The Manteca Municipal Code; and
2. Adopt a Resolution recommending that the City Council approve a Lot Line Adjustment (LLA 25-18), a Minor Use Permit (MUP 25-18-1) for a Drive-In and Drive-Through, Minor Use Permit (MUP 25-18-2) for a Gardening and Landscape Supply Retail Store, and a Site Plan and Design Review (SPR 25-18) for the development of an approximately 4.43-acre site, located at 2160, 2170, and 2180 North Union Road (APN 197-240-04, 197-240-05, 197-240-06), for the URN Tractor Supply and Dutch Bros Project
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Background Information:
APPLICATION NO.: SPP 25-18, LLA 25-18, MUP 25-18-1 MUP 25-18-2, and SPR 25-18
APPLICANT: California Gold Development Corp.
PROJECT LOCATION: 2160, 2170, 2180 North Union Road, Manteca (APN 197-240-04, 197-240-05, 197-240-06)
PROJECT DESCRIPTION:
The proposed Project includes a Specific Plan Amendment, Lot Line Adjustment, Site Plan and Design Review, and two Minor Use Permits to facilitate the development of a Dutch Bros. and a Tractor Supply on undeveloped parcels within an existing commercial shopping center.
The Specific Plan Amendment would allow Drive-in and Drive-through uses within the Union Ranch Specific Plan, subject to Minor Use Permit approval, and would change the entitlement requirement for a Gardening and Landscape Supply retail use from a Conditional Use Permit to a Minor Use Permit, streamlining the approval process for this type of retail use.
A Lot Line Adjustment would consolidate and reconfigure three existing parcels into two: Parcel 1 (approximately 32,216 square feet) and Parcel 2 (approximately 122,068 square feet). Parking and access would be shared across the parcels and the existing shopping center pursuant to an existing recorded covenant, conditions, and restrictions (CC&Rs).
The Site Plan Review proposes two new commercial buildings. Parcel 1 would include a 950-square-foot Dutch Bros. Coffee with a drive-through, walk-up service window, and outdoor seating, designed to accommodate up to 32 vehicles in the queue without affecting on-site or adjacent circulation. Parcel 2 would include a 21,702-square-foot Tractor Supply store with accessory structures and approximately 24,191 square feet of outdoor display space, integrated to avoid circulation conflicts. Both developments are anticipated to employ approximately 30 people, utilize existing infrastructure, and complement surrounding commercial uses while adding retail and service options within the Union Ranch Specific Plan area.
ENVIRONMENTAL DETERMINATION:
The Project is exempt from further environmental review pursuant to Section 15061(b)(3) (“Common Sense”) and 15332 (“Infill Development”) of the CEQA Guidelines , as it can be seen with certainty that it would not have a significant effect on the environment and because the Project involves infill development on parcels under five acres within city limits, surrounded by urban uses, served by existing utilities and public services, and would not result in significant impacts related to traffic, noise, air quality, or water quality. Further, Parcel 1 (Dutch Bros.) separately qualifies for the Class 3 (Small Structures) exemption under Section 15303(c) of the CEQA Guidelines, as it involves a small commercial building under 2,500 square feet with no significant hazardous substances. None of the exceptions under Section 15300.2 of the CEQA Guidelines apply. Therefore, no further CEQA review is required for any component of the Project.
Documents Attached:
Attachment 1: Planning Commission Staff Report
Attachment 2: Specific Plan Amendment Resolution
Attachment 3: Exhibit ‘A’ - Specific Plan Ordinance
Attachment 4: Exhibit ‘A-1’ - Amended Specific Plan Pages
Attachment 5: Entitlements Resolution
Attachment 6: Exhibit ‘A’ - Conditions of Approval
Attachment 7: Project Plan Set dated February 11, 2026
Attachment 8: Lot Line Adjustment dated January 21, 2026
Attachment 9: CEQA Memorandum dated November 6, 2025
Attachment 10: Project Power Point