The Manteca City Planning Commission convened on July 17, 2025, to discuss a significant modification to the plan development for the Promenade Shops at Orchard Valley, located on South Union Road. This shopping center, one of the largest in the area, spans approximately 72 acres and currently features around 750,000 square feet of retail space.

The meeting focused on two main agenda items. The first was a minor change in the assigned uses for various buildings within the existing plan development, which remains consistent with the base zoning and current development documents. The second item addressed a housekeeping issue regarding the reestablishment of the plan development mapping overlay, which had been inadvertently omitted from the city’s official GIS mapping during a general plan update.

The Promenade Shops, originally approved in 2007 and amended in 2016, have established design standards that dictate the architectural style and amenities of the center. The proposed modifications aim to consolidate and simplify the assignment of uses within the shopping center, allowing for greater flexibility in tenant placement while maintaining the existing zoning guidelines.

Key discussions included the desire to retain anchor stores and other major facilities, such as the AMC movie theater and Hampton Inn, while allowing for a broader range of tenants in the remaining spaces. The commission noted that the proposed changes would not introduce new uses or increase density beyond what was previously approved, thus categorizing the project as exempt from further environmental review under the California Environmental Quality Act (CEQA).

Additionally, the commission considered a proposed condition that would have prohibited certain uses, such as bars and nightclubs. However, following discussions with the facility owner, it was decided to remove this condition, allowing the owner discretion over tenant selection within the existing zoning framework.

The commission conducted a public hearing on the matter, which had been publicly noticed 20 days prior, but no written comments were received. The staff recommended that the commission adopt an ordinance to memorialize the overlay zoning map and amend the plan development as discussed.

In conclusion, the meeting underscored the city’s commitment to enhancing the Promenade Shops while ensuring compliance with existing zoning regulations. The commission's recommendations will be forwarded to the city council for final approval, marking a step forward in the ongoing development of this key commercial area in Manteca.