City Council Agenda
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Memo to: |
Manteca City Council |
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From: |
Brad Wungluck, Director of Development Services |
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Prepared by: |
Sol Jobrack, Associate Planner |
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Date: |
April 7, 2026 |
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Subject: |
Public Hearing for Union Ranch Tractor Supply and Dutch Bros Project |
Recommendation:
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City Council conduct a public hearing and find the Union Ranch Tractor Supply and Dutch Bros Project exempt from further environmental review pursuant to Section 15061(b)(3), Section 15332, and 15303(c) of the California Environmental Quality Act (CEQA) Guidelines, and waive the first reading by substitution of the title, and introduce an ordinance of the City of Manteca, State of California, amending Section 17.28.020 relating to Specific Plan (SP) Zoning Districts, Subsection (C)(1) Union Ranch Specific Plan, amending within the Specific Plan Section C.4. (Permitted Uses and Development Standards) and Table C.4.1. (Permitted Land Use Summary Resources Table); and adopt a resolution approving 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:
Application No.: SPP 25-18, LLA 25-18, MUP 25-18-1 MUP 25-18-2, and SPR 25-18
Project Location: 2160, 2170, 2180 North Union Road, Manteca (APN 197-240-04, 197-240-05, 197-240-06)
Applicant: California Gold Development Corp.
Zoning: Commercial Mixed Use (CMU) Designation within the Union Ranch Specific Plan
Project Description:
The proposed Project includes a Specific Plan Amendment (SPP), Lot Line Adjustment (LLA), Site Plan and Design Review (SPR), and two Minor Use Permits (MUP) 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.
This Project is required to install a traffic signal at the Project’s north entrance on N. Union Road, also servicing the commercial driveway on the west side of Union Road, in accordance with the Union Ranch Specific Plan. To promote the development of these vacant parcels and incentivize economic growth, the City is proposing to cost share the installation of this traffic signal with the Developer. Condition of Approval 47a states that any costs in excess of $650,000 for the installation of the traffic signal shall be reimbursed by the City. Staff estimates the City’s potential proportionate share to be approximately $350,000, though a more accurate cost will be provided when the Improvement Agreement and associated budget appropriation are brought to Council for approval at a later date.
CEQA:
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.
Planning Commission Action:
On March 5, 2026, the Planning Commission in a vote 5-0, adopted a resolution recommending City Council approve SPP 25-18, LLA 25-18, MUP 25-18-1, MUP 25-18-2, and SPR 25-18. 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/player/clip/1197?view_id=2&redirect=true>
Fiscal Impact:
Approval of the project has no direct fiscal impact on the City. However, the proposed development is anticipated to generate additional sales tax and property tax revenues, resulting in a positive fiscal benefit to the City.
Documents Attached:
1. Attachment 1 - Planning Commission Staff Report
2. Attachment 2 - Specific Plan Ordinance
3. Attachment 3 - Exhibit ‘A’ to Specific Plan Ordinance
4. Attachment 4 - Ordinance Amendment with Redlines
5. Attachment 5 - Entitlements Resolution
6. Attachment 6 - Exhibit ‘A’ - Conditions of Approval
7. Attachment 7 - Project Plan Set dated February 11, 2026
8. Attachment 8 - Lot Line Adjustment dated January 21, 2026
9. Attachment 9 - CEQA Memorandum dated November 6, 2025
10. Attachment 10 - Presentation