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: |
Dave Ruby, AICP, Senior Planner |
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Date: |
August 19, 2025 |
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Subject: |
Promenade Shops at Orchard Valley Planned Development Modification |
Recommendation:
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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 Planned Development (PDA-12-73-02) adopted by Ordinance No. 1581 incorporated by reference to the Zoning Ordinance for the Promenade Shops at Orchard Valley, APNs 224-550-01 through -04, -07 through -11, -13, -17 through -20, -22, and -24 through -41 and find the project exempt from further environmental review pursuant to Section 15061(b)(3) of the California Environmental Quality Act.
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Background:
The project entitlements for the existing Promenade Shops at Orchard Valley shopping center were approved in 2007 and at the time consisted of seven distinct actions: consideration of an EIR, a General Plan Amendment, a Rezone (REZ-05-06), a Development Agreement, a Planned Development (PCD-05-09), a Vesting Tentative Subdivision Map, and a Site Plan Review. The Planned Development was further modified in 2016 (via PDA-12-73-02) with the adoption of The Promenade Shops at Orchard Valley Design Development Standards as well as an amended set of Planned Development Conditions (dated amended February 9, 2016), memorializing a number of deviations to the City’s development standards for the project, including building height, lot sizes, coverage ratios, project site lighting, landscaping and signage specifics, architectural design, and assigned specific land uses to building locations within the layout of the shopping center, per a Site Plan. The Rezone action component of the original project entitlements (REZ-05-06) established the Planned Development Overlay zoning district boundary, attaching the applicability of the details and requirements of the Planned Development to the parcels within its footprint area.
The new owners have reviewed the entitlement documents, and are proposing a minor modification to the assigned use of a number of the (currently vacant) existing and proposed building sites, as shown on the adopted Planned Development document’s page 3.01, “Site Plan - General” to broaden some degree of allowable uses in the shopping center, within the range of allowable uses supported by the underlying Commercial Mixed Use zoning. The revision to the Site Plan simplifies and consolidates the distinct Restaurant, Retail, Office/Retail/Restaurant, and Fitness land use designations as shown on the original Site Plan of The Promenade Shops at Orchard Valley Design Development Standards (December 2015) into one unified category, as shown on the revised Site Plan.
Planning Commission Action
The City of Manteca Planning Commission heard the Project in a Public Hearing at its July 17, 2025 meeting, and unanimously voted to recommend to the City Council to find the project exempt from further environmental review pursuant to Section 15061(b)(3) of the California Environmental Quality Act, and adopt an Ordinance memorializing the Planned Development Overlay zoning mapping established by REZ-05-06 and amending Planned Development (PCD-05-09) and for the Promenade Shops at Orchard Valley, APNs 224-550-01 through -04, -07 through -11, -13, -17 through -20, -22, and -24 through -41, striking “excepting Bar/Nightclub, Convenience Store, Mobile Food Vending, Mortuary/Funeral Home, Neighborhood Market, and Tobacco Related Uses” from proposed Amended Condition #4, after further staff dialogue with the Applicant transpired.
CEQA Analysis:
The project is determined categorically exempt from the requirements of the California Environmental Quality Act (CEQA) per CEQA Guidelines, 14 Cal. Code Regs. § 15061(b)(3), the “Common Sense Exemption,” where CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This project would make minor reassignments of the existing allowable uses assigned to various specific buildings within the existing Planned Development, consistent with the underlying base zoning already in force at the location. These modifications to the Planned Development would not introduce new uses, impacts, or density not already accounted for in the prior entitlement’s environmental study and permitting and mitigated by the adopted Conditions or proposed amended Conditions and enforced by the adopted MMRP. Thus, the proposed changes would have no net adverse environmental effect versus those which were previously studied, approved, and entitled.
Fiscal Impact:
There is no fiscal impact associated with this action.
Documents Attached:
1. Attachment 1 - Planning Commission Staff Report
2. Attachment 2 - Ordinance
3. Attachment 3 - Exhibit A Revised Site Plan
4. Attachment 4 - Exhibit B Amended Planned Development Conditions
5. Attachment 5 - Presentation