City Council Agenda
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Memo to: |
Manteca City Council |
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From: |
Vanessa Carrera, Deputy Director of Economic Development |
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Date: |
April 21, 2026 |
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Subject: |
PFIP Transportation Fee Deferral and Facility Use Agreement - Three Strikes Family Entertainment Center |
Recommendation:
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Adopt a resolution approving a Public Facilities Implementation Program (PFIP) Transportation Fee deferral and Facility Use Agreement with Three Strikes Family Entertainment Center and authorize the City Manager or designee to sign and take all necessary steps to effectuate the Agreement.
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Background:
The City of Manteca is proposing to enter into a Public Facilities Implementation Program (PFIP) Transportation Fee Deferral and Facility Use Agreement (Agreement) with the developer of the Three Strikes Family Entertainment Center (FEC) Project, a phased commercial development located at 1602 (APN 226-160-19) and 1710 W. Atherton Drive (APN 226-160-49).
The project includes two phases and two separate facilities:
• Phase 1: Three Strikes FEC (bowling alley)
• Phase 2: Villa Banchetta Banquet Facility (banquet hall)
The developer has requested a deferral of the PFIP Transportation Fee associated with Phase I to reduce upfront costs and support timely project delivery. Under the proposed Agreement, the City would allow deferral of the fee, with full repayment required no later than two (2) years after issuance of the Certificate of Occupancy for the bowling alley, regardless of whether the banquet hall has been constructed or occupied.
If the banquet hall (Phase 2) is completed earlier, the deferred PFIP Transportation Fee must be paid in full prior to issuance of a Certificate of Occupancy for the banquet hall. All PFIP fees associated with Phase 2 will be paid prior to permit issuance and are not eligible for deferral.
As part of the Agreement, the developer will design and construct a new traffic signal on Atherton Drive at the main entrance to the development, along with related roadway, striping, signage, and safety improvements. These improvements must be completed, inspected, and accepted by the City prior to issuance of a Certificate of Occupancy for the bowling alley.
The Agreement also provides the City with annual use of the banquet facility at no cost, including five (5) weekday uses and one (1) weekend day use per year for City-related events, functions, or community purposes, as determined by the City.
Three Strikes bowling alley will serve as a major attraction for both residents and visitors. The facility will include forty bowling lanes, a beer garden, full-service restaurant, sports bar, sky box, arcade and interactive gaming, and event spaces. With prime freeway visibility and convenient access, Three Strikes has the potential to be a strong economic driver and a high-quality amenity that enhances the City’s entertainment offerings and overall quality of life.
The Villa Banchetta Banquet Facility will provide a premier venue for weddings, corporate events, conferences, and special occasions, with capacity for up to 1,000 guests. This amenity will attract visitors to Manteca and support nearby hotels, restaurants, and retail businesses.
The project represents a significant investment in a long-vacant site, transforming it into a vibrant destination that supports economic development, enhances quality of life and entertainment opportunities, and strengthens Manteca’s regional draw.
Fiscal Impact:
The proposed Agreement does not waive the PFIP Transportation Fee but allows for deferral of the Phase 1 (bowling alley) fee for up to two (2) years or until issuance of a Certificate of Occupancy for the banquet facility, whichever occurs first. Accordingly, there will be a temporary minor delay in the receipt of transportation impact fee revenue to the City.
Documents Attached:
Attachment 1 - Resolution
Attachment 2 - Agreement