City Council Agenda
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Memo to: |
Manteca City Council |
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From: |
Brad Wungluck, Development Services Director |
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Prepared by: |
Jesus R. Orozco, Deputy Director of Development Services - Planning |
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Date: |
September 1, 2026 |
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Subject: |
Fueling Stations Zoning Text Amendment |
Recommendation:
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Conduct a public hearing for the Fueling Stations Zoning Text Amendment Project and by motion; find the Project exempt from further environmental review pursuant to Section 15061(b)(3) (Common Sense Exemption) of the California Environmental Quality Act Guidelines and waive the first reading by substitution of the title and introduce an ordinance of the City Council of the City of Manteca, State of California, amending the entitlement requirements for fueling stations set forth in Table 17.22.020-1 of Section 17.22.020 and adding Chapter 17.98 relating to Fueling Stations Development and Performance Standards to Title 17 of the Manteca Municipal Code for ZTA 26-62.
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Background:
On December 2, 2025, the City Council discussed concerns regarding the continued development of fueling stations within the City of Manteca. The discussion included the potential adoption of a temporary moratorium and amendments to the Zoning Code to address the proliferation of fueling stations and establish a long-term policy framework for their development. At its June 16, 2026, meeting, the City Council received a staff presentation outlining several policy options for addressing future fueling station development. The options presented included: a Temporary Moratorium, Zoning Code Amendments, adding Conditional Use Permit Requirement and General Plan Amendment. Following City Council discussion and public testimony, the Council directed staff to pursue a phased implementation strategy consisting of a combination of options, including amending the Zoning Code and including a Conditional Use Permit Requirement for Fueling Stations.
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:
• Minimum 500’ separation between fueling stations
Site and Development Standards:
• Location and site area for fueling stations
• Street frontage, access location, and ingress-egress dimension requirements
• Architectural design
• Proximity restrictions to residential zones
• Outdoor storage and fueling dispenser limitations
Performance Standards:
• Management of hazardous material storage
• Noise, odor, and vibration standards
Nonconforming (Fueling Station) Development Requirements:
• 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.
A complete analysis of the Project can be found in Attachment 1 - Planning Commission Staff Report dated 08 06 2026 of this report.
Planning Commission Action:
On August 6, 2026, the Planning Commission, in a vote of 5-0, adopted a resolution recommending that the City Council approve ZTA 26-62 with amendments to the Staff’s draft ordinance after considering public comment. A complete video of the proceedings, along with the agenda, staff report, and supporting documents, can be found via the following link: <https://manteca-ca.granicus.com/ViewPublisher.php?view_id=2>
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.
Fiscal Impact:
There is no direct fiscal impact to the General Fund associated with adoption of the proposed Zoning Text Amendment. Administrative costs associated with implementing the amended regulations will be absorbed within existing departmental appropriations. Future applications will be subject to the City’s applicable adopted development-processing fees.
Documents Attached:
Attachment 1 - Planning Commission Staff Report dated 08/06/2026
Attachment 2 - Ordinance Redlines - Table 17.22.020-1
Attachment 3 - Ordinance
Attachment 4 - Project Presentation