Village at Villa Ticino
Summary
SCH Number
2026030380
Public Agency
City of Manteca
Document Title
Village at Villa Ticino
Document Type
NOE - Notice of Exemption
Received
Posted
3/10/2026
Document Description
Development application including a Tentative Parcel Map to subdivide the 19.17± acre site into 11 parcels; a Conditional Use Permit to allow the hotel use; a Minor Use Permit (MUP) to allow the fueling station and drive-through uses in Phase One; and Site Plan and Design Review for development of the site. The proposed commercial retail complex will include nine structures constructed in two phases. Phase One, located at the corner of W. Louise Avenue and N. Airport Way, will include a 6,500 sq ft convenience store and fueling service station, a 6,956 sq ft fueling canopy with ten dispensers, and a 3,596 sq ft car wash facility and at least one additional building from Phase II completed prior to occupancy of the fueling station (hotel, grocery store or commercial retail building). The remaining Phase Two will include the remaining 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 Service Restaurants (QSRs) with drive-through; and a 12,000 sq ft multi-suite general retail space with a drive-through.
Contact Information
Name
Toben Barnum
Agency Name
City of Manteca
Job Title
Associate Planner
Contact Types
Lead/Public Agency
Phone
Email
Name
Marshall Swift
Agency Name
MCR Engineering
Job Title
Engineer
Contact Types
Project Applicant
Phone
Email
Location
Coordinates
Cities
Manteca
Counties
San Joaquin
Regions
Citywide, Countywide, Statewide
Cross Streets
W. Louise Avenue and N. Airport Way
Zip
95337
Total Acres
19.17
Jobs
1
Parcel #
19816028
State Highways
SR120
Railways
Union Pacific Railroad
Airports
None
Schools
22
Waterways
None
Township
1 S
Range
6 E
Section
36
Base
MDM
Notice of Exemption
Exempt Status
Statutory Exemption
Type, Section or Code
15183
Reasons for Exemption
In accordance with the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was certified in 2004 for the Villa Ticino West Subdivision (SCH #2002072115). An EIR Addendum was adopted in 2015 (SCH #2003112106) to address modifications to the project, including reconfigured parcels and land use adjustments. The proposed project was reviewed for consistency with both the certified EIR and the 2015 Addendum pursuant to CEQA Guidelines Sections 15162 (Subsequent EIRs) and 15164 (Addenda to EIRs). This review concludes that the proposed project is a direct implementation of the approved Villa Ticino West Development and is consistent with the 2023 General Plan. The prior environmental review adequately addressed the development of the 19.17-acre neighborhood commercial site, including the range of commercial uses proposed. There are no substantial changes in project circumstances, no new or more severe environmental impacts, and no new mitigation measures are required. Phase I development, consisting of the fueling station, convenience store, and automated car wash, and Phase II development, including the hotel and remaining commercial uses, are fully covered by the prior environmental review. Pursuant to CEQA Section 15183 (Projects Consistent With a Community Plan or Zoning), no additional environmental review is necessary. The project, as proposed and conditioned, remains consistent with the certified EIR and 2015 Addendum for the Villa Ticino West Subdivision.
County Clerk
San Joaquin
Attachments
Notice of Exemption
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