Planning Commission - Regular Meeting

We'll call to order this regular meeting of the Planning Commission of the City of Manteca, September 17th, 2026. Roll call, please.

Commissioner Salk? Here. Paslak?

Here.

Fiore? Here. Vice Chair Jimenez? Here. Chair Coleman?

Here. All right, thanks. That takes us to flag salute. Commissioner Paslak, would you lead us today, please? Thank you. All right, that takes us to agenda review and supplemental reports. Madam Clerk, are there any changes to the agenda or supplemental reports?

Chair Coleman, there is a total of zero supplemental reports provided. Additionally, staff is requesting that, by motion, you remove item C-5 from tonight's agenda and see it moved to a future planning commission meeting. Item C-5 is 26-417. Planning Commission conduct a public hearing and adopt a resolution approving a one-year extension to site plan and design review SPC 24-02 for the Villa Ticino Apartments project located at 2298 West Louise Avenue, APN 198-160-27. All right.

Staff has requested to remove item C-5 from tonight's agenda to a future date certain. Is there a motion and a second to remove item C-5 from tonight's agenda?

Fiori moves. Second.

All right. We have a motion from Commissioner Fiori and a second from Commissioner Paslack. All those who vote in favor, say aye.

Aye.

Any opposed? All right. Motion passes 5-0. Thank you. All right. That takes us on to public comment. This portion of the agenda is reserved for persons desiring to address the commission on any matter that's now not listed on the agenda tonight, but within the subject matter jurisdiction of the planning commission. Speakers are limited to three minutes consistent with city policy regarding public comment and Brown Act meetings. Prior to public comment, the commission by motion and vote may extend or shorten the length of public comment consistent with city policy regarding public comment and Brown Act meetings. The law does not permit commission action or any extended discussion on any item that is not on the agenda. If commission action is requested, the matter may be placed on a subsequent agenda subject to commission and census. Madam Clerk.

We did not receive any early submissions for public comment. Chair, at this time, you may call for public comment via Zoom webinar or in person for items not on the agenda. Public comments can be made on Zoom webinar by using the raise your hand feature or by pressing star 9 on the line.

All right. Thank you. Madam Clerk, are there any hands raised on Zoom tonight?

Chair, there are no hands raised on Zoom, and I have received no comment cards.

Okay. Any members of the audience wish to address the Planning Commission on anything not on the agenda tonight may do so now. All right. No hands. Thank you very much. We'll close public comment. That'll take us on to disclosure of ex parte communications. Madam Clerk.

At this time, we ask the members of the Planning Commission to disclose any communications they have had with project applicants or members of the public regarding items on this evening's agenda.

All right. Do any commissioners have any ex parte communications to disclose tonight? We'll start with Commissioner Salk.

No.

Commissioner Fiore.

None.

Commissioner Paslack. None. Vice Chair Jimenez.

None.

All right. And I have none as well. Thank you. All right, that moves us on to the public hearings. Madam Clerk.

Chair, staff would like to clarify a topographical error in the address listed for item C3. The correct address is 13856 South Airport Way, not 13815 South Airport Way. This correction does not require renoticing because the affected properties were correctly identified by assessor's parcel number in the public notice. CONSISTENT WITH APPLICABLE GOVERNMENT CODE REQUIREMENTS. I'M GOING TO GO AHEAD AND READ A FEW ITEMS HERE. SO ITEM C1 26-474 IS PLANNING COMMISSION CONTINUE A NOTICED PUBLIC HEARING FOR THE PSS APARTMENTS AND COMMERCIAL DEVELOPMENT PROJECT SPR AND MSP 25-09 LOCATED 2218 WEST YOSEMITE AVENUE APN number 241-300-76 to the Planning Commission regular meeting of October 15, 2026. Item C2-26-475, Planning Commission continue a noticed public hearing for the SOMA Apartments Project SPA-21-137 located at 1574 and 1636 South Main Street. APNs 224-040-04 and-09 to the Planning Commission regular meeting on October 15, 2026. Item C326-476, Planning Commission continue a noticed public hearing for the Harmony Woods Annexation Project, Annex 24-49, PRZ 24-49, SDJ 24-49. Located at 13815 South Airport Way, Manteca, California. APN 204-100-51 to the Planning Commission regular meeting on October 15, 2026. And item C426-417, Planning Commission continue a notice public hearing for the Sedan Annexation Project. Annex 24-37, PRZ 24-38, SDJ 24-39, located at 9715 Sedan Avenue, Manteca, California. APN 226-140-12. So now at this time, staff were requesting that those items C one through C four be continued to the planning commission regular meeting of October 15 2026. No further notice will be provided. And Deputy Director Roseco is available to answer any questions on this continuance.

All right, thank you very much. So to confirm, Deputy Director, items C1 through 4 will be continued to the October 15th, 2026 regular meeting of the Planning Commission. At such time, they will be heard as public hearings where public comment will be available at that time. Is that correct?

That is correct.

Very good. Thank you very much.

Okay.

Is there any commissioners have any questions on this item for staff? All right. Is there a motion and a second to continue item C1 through C4 to the regular meeting of the Planning Commission on October 15, 2026?

Fiore moved. I second.

All right. We have a motion for approval from Commissioner Fiore and a second from Vice Chair Jimenez. All those who vote in favor say aye.

Aye. Aye.

Any opposed? OK, motion passes 5 to 0. Thank you very much. Madam Clerk, that takes us to item C6 tonight.

Item C6 26-451, planning commission conduct a public hearing and find the by any means jujitsu project exempt from further environmental review pursuant to section 15301 existing facilities of the California Environmental Quality Act guidelines and adopt a resolution approving a conditional use permit, CUP 26-61, to allow for the establishment and operation of a school, specialized education, and training studio use for the By Any Means Jiu-Jitsu project located at 136 North Main Street, APN 223-101-09. Assistant Planner Zuzi Mahunga will be presenting this item.

Good evening, Commissioners. Today I'll be presenting the By Any Means Jiu-Jitsu Project. So the project proposes a specialized education and training studio use at 136 North Main Street in an existing 7,250-square-foot building on a .17-acre parcel. The parcel is located in the mixed-use downtown zoning district, which requires a conditional use permit. Oh, sorry, we're going to pause for a moment. Sorry about that. Let's take it from the top. All right. So the By Any Means Jiu-Jitsu Project proposes a specialized education and training studio use at 136 North Main Street. The parcel is located in the mixed-use downtown zoning district, which requires a conditioner use permit for training studios. So the applicant will be moving from 125 West Louisa Avenue to this larger building, which will allow for a larger waiting area for parents and guardians and more mat space for students. The site is surrounded by a mix of commercial serving uses, notably on the corner of North Main and Yosemite, there is another martial arts studio within 100 feet of the project. On the left side of the parcel is a private parking lot with a separate address that is 142 North Main Street. It is owned by the same property owner as 136 North Main, and it will be utilized by the applicant and their patrons. and i want to highlight also that the mixed use downtown zoning district has no parking requirements but there are going to be conditions in place so that the parking lot that will be used will stay maintained so the general plan designation is the downtown general plan land use designation and the zoning district is the mixed use zoning district And then here is an image of the site plan. For clarification, the image shows 19 parking spots. And I want to clarify, there's actually 23 parking stalls on site. Again, the conditional use permit application is for the site on 136. Even though the this picture shows the parking lot is just for the building parcel. Here is a photo of the front elevation on North Main. And to go into more detail on site operations, the applicant has proposed being open from Monday to Friday, 4 PM to 8.30 PM, and on Sundays from 9.30 AM to 10.30 AM. The conditions of approval have mentioned Monday to Sunday, 8 AM to 9 PM, just so the applicant may modify the hours within the for their time frame without prior approval but any deviation would require additional review from the development services director and here's a few conditions of approval we wanted to point out any modification or intensification of this approval shall be subject to additional review and the permitted uses are just for the interior of the building and not outdoor activities So this project was noticed in the Manteca Bulletin on August 27, 2026, and no public comments were received for this project as of today. I also wanted to explain the CEQA review. It is exempt pursuant to Section 15301 of the CEQA guidelines. In this case, the Provost's project will occupy an existing commercial building and an existing developed site. No construction of new structures, no expansion of building footprint or land development will take place. CEQA does not require new uses to be identical to prior uses for the Class 1 exemption to apply. But consideration is given to whether the change would result in a significant environmental impact. The existing building has accommodated commercial activity prior. The applicant proposes scheduled class times with a finite number of students, like 20 to 40, and no activities will take place outside of the building's footprint, which is why staff has determined the project meets the requirements for the Class 1 15301 exemptions. Staff recommends that the Planning Commission conduct a public hearing and find the By Any Means Jiu-Jitsu project exempt from further environmental review pursuant to section 15301, existing facilities of the California Environmental Quality Act guidelines and adopt a resolution approving a conditional use permit to allow for the establishment and operation of a school specialized education and training studio use located at 136 North Main Street. Thank you, commissioners, and I'm happy to help answer any questions, and the applicant is also in attendance to answer any questions. Thank you.

All right, thank you very much. All right, at this time, do any commissioners have any questions for staff before we open the public hearing? Question?

Commissioner Salk.

So it's more like a clarifying question. So the operating hours are, well, actually just one hour on Saturday, 9.30 to 10.30, and it's saying that there's three sessions per day. Does that also apply for Saturday?

So from what I'm aware, there's only going to be one class on Saturday, but since the applicant is here, he may want to elaborate on that.

Thank you. Any other commissioners have any questions? Just one clarification.

Clarification. That's a new word.

Clarification tonight. The project plan set, there's two discrepancies from the staff report. I just wanted to clarify for the record. The plan set list, the square footage is 5,600. I believe the presentation referenced 7,250. Let me confirm the square footage. Do we know, is the staff report correct?

Yes, so the square footage is 7,250. The plan said, I believe, won't be finalized until the applicant applies for building permits, and that's when everything has to be accurate at that time. Okay.

And then just to confirm, the address is 136 North Main Street. Is that correct?

That is correct.

Plan set references 125 North Main Street. So just want to confirm the address is correct.

Yes.

And that is the address that was agendized and noticed. So the record is correct.

Yes.

Okay. Perfect. Thank you.

All right. All right.

Very good. There's no other questions at this time. We'll go ahead and open the public hearing at 6.18 p.m. Is the project applicant available tonight to come address the Planning Commission? Please come on up. If you could, just please state your name and title for the record. Thank you.

Hi, my name is Al Agura. I'm the co-owner and head coach at Bayani Ministry of Justice. Do I need to say anything? Oh, in regards to the project? Oh, I'm sorry. I don't know why I'm so nervous right now. You know, I've been doing this for a lot, for a long time, speaking to a lot of people in front of everybody, but for some reason, I'm just so... Anyways. Yeah, so two years ago, we opened Jiu-Jitsu at 125 Main, 125 Louise. And, you know, it kind of surprised us a little bit. And we outgrew the space really quickly. And so right now we're turning away a lot of kids and families because we just don't have the capacity to be able to accept anybody. So this is my wife Janice right here. She's the co-founder of the business, but also co-founded some kids in the last 26 years. Is there anything else that I should be? Sorry, I'm just, don't know what else. Just a thing. Yeah, so this is why we're here tonight to the space at 136 Main Street is to give us the room to do what we want to do. And, you know, but this is just not about a bigger gym, by the way. And I have a vision where what we're going to do in this, in the city is we want to build a real third space for the community. Right now, a lot of parents are outside. We have some seating in the area. And we just don't have a lot of room. So we want to be able to have parents to be inside in our gym. And one for that is I want to have a community. And the other thing is for safety. We really have this thing that a lot of the other gyms does not want parents inside. And I disagree with that because we want to be able to let parents see how the kids progression. And I think Manteca deserves that. Our kid deserves that. Our family deserves that. We are not just a gym. We are a community anchor. As you can see, these are my people. I just kind of said, I'm going. I'm not teaching tonight. I'm going to speak to the council. And if you guys want to come out and support. And yeah, they skipped training. They should be training right now. So we bring about 80 students on the daily, on Monday to Thursday, in and out, and throughout the door. So that's four days a week. within families coming in and going throughout the evening, that's foot traffic, that's energy, and that's investment in this downtown corridor, right? We believe this city deserves the facility like this, and we believe our members deserves a better than what we currently offer. By any means has always been about finding a way to get it done. That's exactly what we are doing right here. Thank you guys so much for your time.

all right thank you question for me yes just two quick questions and we'll see if there's anyone else that's questions here but just to confirm the record have you read the conditions of approval on this item as presented yes sir and are you in agreement with those conditions yes sir very good thank you do any commissioners have any questions for the applicant is not that it matters but I was just curious are you moving from the old location to the new or you're gonna have

No, sir. We're going to be moving to the new location. It doesn't make sense for us to stay there and split my staff because we're just very small staff right now.

Commissioner Salk, do we want to get an answer on your question potentially from the applicants?

Yes, can you help clarify, can you hear me, the sessions that will be offered on the Saturday being this

Yeah, we only have one class on Saturday in the morning. It's really for new kids. And the reason why we have that class on Saturday is because we can go longer if we need to a little bit. Because right now, they're only at 4 to 4.30 class, and it's very short. So we want to give them the Friday and Saturday for a little bit longer class so we can work with the kids that are new kids. Most of the kids that have been there for a while are usually on Monday to Thursday.

Just curious, how are you planning to arrange in a drop off and pick up? Obviously, North Main Street, very busy thoroughfare, you know, there's lots of sidewalk alleys and drive aisles and neighboring properties. Just curious what the plan is for that.

So currently what we have right now is we have our class, we have about 10 minute break in between classes. So usually some parents comes out and the other, the one, the other comes in. And right now some of them are just waiting outside before they even come in right now. So that's, that's what our plan is. If there's any suggestion we can, but that is we do have a 10 to 15 minute in between classes.

okay very good any other commissioners have any questions for the output all right all right thank you sir we may call you back up uh but we appreciate it thank you all right let's invite the audience to speak at this time for public comment madam clerk are there any hands raised on zoom for this item tonight chair there are no hands raised on zoom and i have received no comment cards okay All right, anyone wishing to speak in this item is not required to provide their name, but may do so for the record. Is there anyone in the audience that wishes to address the Planning Commission tonight on this item? May do so now. Come on up, sir.

Good evening, Planning Commission. My name is Scott Jorgensen, and I moved to Manteca in the year 2015. And since I've been here, I've been employed in school districts around the area. And what I have really appreciated about the By Any Means Gym is it really does feel like that third place that Coach Al mentioned, a place where families can come, learners at any age or any skill level can drop in and find a good time with good people to train with. And one of the values I see for this gym to expand and grow and offer even a higher level of instruction for Manteca's youth is that this type of education, this physical education, grows the whole person. And so when we think about how do we grow our young people to be the strongest, best people they can be, academics aren't the only part. There must be a physical education that goes with that. So I'm a bit biased, but I hope you approve. And thank you for your time.

Thank you, sir.

Thank you.

Any other members of the audience wish to speak tonight on this item? We do so now. All right. Okay. Um, there was a public comment, sir. So if you'd like to, if you'd like to say anything you're welcome to at this time, it's up to you. Is there anything else you'd like to add to the public, to the comment?

Okay.

All right. Thank you, sir. Very good. All right. Seeing no more hands and no more public commenters, we're going to go ahead and close the public hearing on this item at 626 p.m. Bring it back to the commission for any additional discussion. At this time, all questions must be directed to staff and not audience or the applicant. Are there any additional questions on the side for staff or any discussion? Commissioner Fiore.

I think earlier in the week I had questioned whether there was adequate lighting around the building for these little folks that come in and the adults as well. And I was just wondering, has staff had an opportunity to do a field review on that, check that out?

I did not, but I did have a chance to speak with building staff who said that lighting that's already on the building should be adequate unless they're planning any kind of improvements. And then at that time, they would be sent to the planning division where we would review the photometrics to ensure that the lighting would be adequate.

Great.

That's always my concern, safety for those that are hanging around and going in and out. Thank you.

Thank you. Are there any other questions for staff? Any comments? Ms. Mahunga, the restriping and the conditions of approval for the parking lot, that's just to confirm for the record, that's just literally restriping. We're not adding spaces or taking away spaces in the parking lot.

No, it's just updating the striping. They're making clear delineation so that the patrons and employees can safely park.

Okay, perfect. And then, again, just for clarification's sake, post-conditional use permit approval, come time for permitting process. There's an extensive review at that point with respect to fire safety. Is that correct?

Yes, so it is also as part of conditions. The project was reviewed by the fire department and they will review it again during the building permit phase to ensure that the applicant is compliant with health and safety.

Okay, very good. Just being an older building, very important that that condition is upheld and in the utmost interest of public safety and the safety of the individuals inside, making sure that the proper permits are obtained and the Proper sprinkler systems are upgraded if needed, and fire alarms are upgraded if needed. Very good. Thank you. And you've answered the question on CEQA in advance. Thank you so much for that. Those are all my questions. Anything else? All right. If there's no discussion or questions, I think we can call for a vote. Is there a motion and a second to find the by any means jujitsu project exempt from further environmental review pursuant to section 15301, existing facilities of the California Environmental Quality Act guidelines and adopt a resolution approving a conditional use permit CUP 26-61 to allow for the establishment and operation of a school, specialized education and training studio use for the by any means jujitsu project located at 136 North Main Street, APN 223-101-09. I motion to approve.

Fiore seconds.

All right, we have a motion for approval from Vice Chair Jimenez and a second from Commissioner Fiore. All those who vote in favor, say aye.

Aye.

Any opposed? All right. Motion passes five to zero. Thank you. Congratulations. All right. That takes us on to item D, staff comments tonight. Thank you.

Good evening, Chair, Commissioners, staff, members of the public. Just a couple updates for you. The Mirror Alley Ribbon Cutting took place earlier this evening, right before this meeting. I do encourage all of you to make your way to downtown and take a quick tour with some new furniture that's been placed and set out there along the Mero Alley. That would closely tie into Music on Maple also going on at this very time. And also the city is partner in partnership with United Way. OCA farm to form X experience event here in city Manteca on October 10th taking place in me on in the downtown maple area. There are brochures are available if you'd like more information on that. Staff will be attending the annual planners is a says Asian conference and Southern California, October 3rd to the 6th, hence the cancellation of the first Planning Commission meeting. And we will see each other again October 15th. Be prepared for a busy meeting. That concludes my staff comments. Thank you.

All right. Thank you very much. That takes us to Commissioner comments. Any comments tonight? Commissioner Saag? Commissioner Fiore?

Did anybody time this meeting? That was like the shortest one, right? Is it? Pretty much. Almost. If I just stop talking, it will be. Thank you, guys. Thank you, staff. Thank you.

Commissioner Paslack, any comments tonight?

Yeah, just thanks for the staff for all the efforts you guys put into these projects and the staff report. And as I already told you, I'm not gonna be here on that meeting in October. It sounds like it's gonna be a big one. And I'm sorry to miss you.

We're gonna miss you. All right, Vice Chair.

No.

All right.

Thanks for the question.

Thank you to the staff. We have a very robust agenda on October 15th. I can't wait. It's going to be a good one. And what's that phrase from SNL? Sweater weather? It's sweater weather almost outside, isn't it?

Almost.

It's almost fall. All right. When we come back, it will be fall efficiently. There you go. All right. Well, enjoy the planning conference, and we'll see you in October. Thanks, everybody. We'll adjourn the meeting at 6.32 p.m.