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: |
Toben Barnum, Associate Planner |
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Date: |
March 5, 2026 |
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Subject: |
Village at Villa Ticino |
Recommendation:
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Planning Commission conduct a public hearing and consider finding the Village at Villa Ticino Project exempt from further environmental review pursuant to Section 15183 of the California Environmental Quality Act and adopt a Resolution approving a Tentative Parcel Map (TPM 24-05) to subdivide the Project property, a Conditional Use Permit (CUP 25-04) to allow for a hotel use, a Minor Use Permit (MUP 24-06) to allow for a fueling station and a carwash facility use, and a Site Plan and Design Review (SPR 24-04) allowing for the development of a commercial shopping center on a 19.17± acre site consisting of nine structures including a hotel, fueling station with a carwash facility, a grocery store and three quick-services restaurants with drive-throughs located at 995 N Airport Way (APN 198-160-28).
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Background Information:
APPLICATION NO.: TPM 24-05, CUP 25-04, MUP 24-06, SPR 24-04
APPLICANT: MCR Engineering, Marshall Swift
PROJECT LOCATION: 995 N Airport Way (APN 198-160-28)
PROJECT DESCRIPTION:
A project proposal to subdivide a 9.17± acre parcel into eleven (11) parcels for the development of a commercial shopping center within the Villa Ticino West Development. The development will consist of nine (9) structures, to be developed in two phases. Phase I will be located on the corner of W. Louise Avenue and N. Airport Way, containing a 6,500 sq. ft. convenience store and gas station, a 7,000 sq. ft. fueling canopy with ten dispensers, and a 3,600 sq. ft. carwash facility. Phase II will consist of a 57,512 sq. ft., 110-room hotel, a 40,000 sq. ft. grocery store, a 6,000 sq. ft. general retail space, a 14,899 sq. ft. multi-suite general commercial space, two 4,300 sq ft Quick Serve Restaurants (QSR’s) with drive-through, and a 12,000 sq. ft. multi-suite general retail space with QSR drive-through. Parking is shared, located generally in the center of the complex, with buildings located around the perimeter of the site.
ENVIRONMENTAL DETERMINATION:
An Environmental Impact Report (EIR) (SCH #2002072115) was certified for the Villa Ticino West Development in 2004, and an EIR Addendum (SCH #2003112106) was adopted in 2015 to address modifications to the Project, including reconfigured parcels and land use adjustments. The Project was analyzed for consistency with the certified EIR and Addendum pursuant to CEQA Guidelines Sections 15162 and 15164. The analysis within a Letter of Substantial Conformance dated March 15, 2025, concluded that the proposed Project is a direct implementation of the approved Villa Ticino West Development and is consistent with the 2023 General Plan. Therefore, no additional environmental review is necessary.
Documents Attached:
Attachment 1 - Planning Commission Staff Report
Attachment 2 - CEQA Letter of Substantial Conformance dated March 14, 2025
Attachment 3 - Planning Commission Resolution
Attachment 4 - Exhibit ‘A’ Conditions of Approval
Attachment 5 - Project Plan Set dated July 1, 2025
Attachment 6 - Project Powerpoint