September 1, 2026
Fueling Stations
Development and Performance Standards
ZTA 26-62
City of Manteca City Council
PROJECT BACKGROUND
City of Manteca
City Council
December 2, 2025
Council discusses growing concerns regarding continued development of fueling stations
June 16, 2026
Council received a presentation from Staff outlining several policy options for addressing continued development of fueling stations
Temporary Moratorium
Zoning Code Amendment
Conditional Use Permit Requirement
General Plan Amendment
Council Direction
Council directed Staff to pursue a phased implementation strategy August 6, 2026
Planning Commission recommended Council adopt Ordinance for ZTA 26-62 33 Existing Fueling Stations, 5 Entitled - Not Under Construction, 4 In Planning Review The majority of fueling stations are located less than 300' from a single-family residential use The majority of parcels zoned CN (Neighborhood Commercial) and DMU (Mixed-Use Commercial) are located along Yosemite Ave - formerly SR 120
Mixed-Use Commercial (CMU) Neighborhood Commercial (CN) General Commercial (CG) Mixed-Use Downtown (DMU) 4 6 19 4
EXISTING CONDITIONS
City of Manteca
City Council
ZONING TEXT AMENDMENT
City of Manteca
City Council
TABLE 17.22.020-1 ALLOWED USES AND REQUIRED ENTITLEMENTS FOR MANTECA'S BASE ZONING Mixed-Use
Commercial
(CMU)
Mixed-Use
Downtown (DMU)
Neighborhood
Commercial (CN)
General
Commercial (CG)
Manufacturing
Commercial (CM)
Current Entitlement Requirements
Fueling Station M N M M M
Proposed Entitlement Requirements
Fueling Station C N N C N
Section 12.22.020 Allowed Uses and Required Entitlements. “M” – Minor Use Permit
“C” – Conditional Use Permit
“N” – Not Allowed
ZONING TEXT AMENDMENT
City of Manteca
City Council
Chapter 17.98 Fueling Stations Development and Perfomance Standards Distance Separation Requirements
Minimum 500’ separation between fueling stations
Site and Development Standards
Location and site are 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
MANTECA
MANTECA
City of Manteca
City Council
GENERAL PLAN & ZONING CONFORMANCE
“LU-1.3 Ensure consistency and compatibility between the Land Use Map and implementing plans, ordinances, and regulations.” “LU-4.4 Ensure that all commercial and other non-residential development is compatible with adjacent land uses, particularly residential uses, based upon the location and scale of buildings, lighting, and in conformance with the noise standards of the Safety Element. When development is incompatible, require commercial uses to provide adequate buffers and/or architectural features to protect residential areas, developed or undeveloped, from intrusion of nonresidential activities that may degrade the quality of life in such residential areas.”
1. The proposed Zoning Text Amendment is consistent with the General Plan goals, policies, and implementation programs as discussed in this report.
2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City as discussed in this report.
3. The amendment has been reviewed in compliance with the California Environmental Quality Act (CEQA).
4. This finding is not applicable because the Project does not include a Zoning Map Amendment.
5. The proposed Zoning Text Amendment is internally consistent with the provisions of Title 17 of the Manteca Municipal Code as discussed in this report.
Findings
Goals & Policies
MANTECA
MANTECA
Exempt Pursuant to Section
15061(b)(3) of the CEQA
Guidelines
Noticed on the Manteca Bulletin
on August 11, 2026
Early Public Comment
Submissions
CEQA Review
Public Hearing Notice
PROJECT PREREQUISITES
City of Manteca
City Council
MANTECA
MANTECA
City of Manteca
STAFF RECOMMENDATION
City Council
1. Find the Project exempt from further environmental review; and
2. Waive the first reading by substitution of Title and introduce an ordinance amending the land use table (Table 17.22.020-1) and adding a new chapter (Chapter 17.98) to Title 17 of the Manteca Municipal Code.
City Council conduct a public hearing; and
THANK YOU
City of Manteca City Council