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 - Planning |
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Date: |
August 6, 2026 |
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Subject: |
Fueling Stations Zoning Code Text Amendments |
Recommendation:
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Planning Commission conduct a public hearing and adopt a resolution recommending that the City Council adopt an ordinance for a Zoning Text Amendment (ZTA 26-62) to amend the entitlement requirements for fueling stations set forth in Table 17.22.020-1 of Section 17.22.020 relating to Allowed Uses and Required Entitlements and adding Chapter 17.98 relating to Fueling Stations Development and Performance Standards to Title 17 of the Manteca Municipal Code.
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Background Information:
APPLICATION NO.: Zoning Text Amendment (ZTA 26-62)
APPLICANT: City of Manteca
PROJECT LOCATION: City-Wide
PROJECT DESCRIPTION:
The proposed project consists of an application for zoning text amendments to Title 17 (Zoning) of the Manteca Municipal Code to revise Table 17.22.020-1 (Allowed Uses and Required Entitlements) and add a new Chapter 17.98 (Fueling Stations Development and Performance Standards). The amendments establish revised permitting requirements and use-specific development, design, operational, and performance standards for new and existing fueling stations.
Currently, fueling stations are permitted in four of the City's five commercial zoning districts with approval of a Minor Use Permit (MUP). The proposed amendments would permit new fueling stations in only two commercial zoning districts and require approval of a Conditional Use Permit (CUP).
The addition of Chapter 17.98 establishes use-specific development, design, operational, and performance standards intended to address concerns regarding the proliferation of fueling stations, improve compatibility with surrounding land uses, and provide objective review criteria for new fueling stations and specified modifications to existing fueling stations. Specific provisions include but are not limited to:
• Distance Separation Requirements
o Minimum 500’ separation between fueling stations
• Site and Development Standards
o Location and site area for fueling stations
o Street frontage, access location, and ingress-egress dimension requirements
o Architectural design
o Proximity restrictions to residential zones
o Outdoor storage and fueling dispenser limitations
• Performance Standards
o Management of hazardous material storage
o Noise, odor, and vibration standards
• Nonconforming (Fueling Station) Development Requirements
o Standards governing alterations, expansions, and modifications to existing nonconforming fueling stations
Collectively, the proposed amendments are intended to ensure that future fueling station development occurs in appropriate commercial locations, is compatible with surrounding land uses, and is designed and operated in a manner that promotes the public health, safety, and welfare while implementing the goals and policies of the 2043 Manteca General Plan.
ENVIRONMENTAL DETERMINATION:
The proposed Project is exempt from further environmental review pursuant to Section 15061(b)(3) (Common Sense Exemption) of the California Environmental Quality Act (CEQA) Guidelines. Under this exemption, CEQA applies only to activities that have the potential to cause a significant effect on the environment. It can be seen with certainty that there is no possibility that adoption of the proposed Zoning Text Amendment, in and of itself, may have a significant effect on the environment because it establishes a more comprehensive regulatory framework governing future fueling station development rather than approving or facilitating any specific physical development.
Documents Attached:
Attachment 1 - Planning Commission Staff Report
Attachment 2 - Planning Commission Resolution
Attachment 3 - Exhibit ‘A’ - Ordinance
Attachment 4 - Project Presentation