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Ground zero for retail

Union Crossing project going across from Lifestyle Outlets of Manteca

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Ground zero for retail

Union Crossing is planned for three phases.

RYAN BALBUENA/The Bulletin


POSTED September 21, 2009 2:14 a.m.

The Highway 120 Bypass and Union Road interchange will soon become ground zero for retail in the South County.

Manteca’s Planning Commission is considering an annexation and a project Tuesday when they meet that – if approved – will eventually bring over 1.3 million square feet of retail to the south side of  the interchange. That is the equivalent of 10 stores the size of the Manteca Target.

Bill Filios – representing the property owners that include him as well – is the proponent of Union Crossing. It consists of 48.5 acres of retail and restaurants proposed for the southwest corner of the Highway 120 Bypass and Union Road interchange.

It consists of three phases with 399,700 square feet of retail and 55,300 square feet of restaurant space. When coupled with The Promenade Shops at Orchard Valley across Union Road there will eventually be over 1.3 million square feet on the outside of the interchange.

The Planning Commission meets Tuesday at 7 p.m. at the Civic Center, 1001 W. Center St. The commission also will examine the environmental impact report and site review for Union Crossing.

Union Crossing is directly west of The Promenade Shops at Orchard Valley that is anchored by Bass Pro Shops and JC Penney. Poag & McEwen has partnered with Craig Realty Group to convert the vacant in-line space as well as additional space to be built at Orchard Valley into the Lifestyle Outlets of Manteca.

Craig Realty Group has 11 upscale outlet centers with excess of 3.5 million square feet of retail. They will lease the next 225,000 square feet at Orchard Valley.

Construction plans are already being processed at city hall for the first outlet stores that are due to open by spring.

By converting the bulk of Orchard Valley to an outlet mall, it opens opportunities for Union Crossing to snare other retail that wants to be located near a large draw such as Bass Pro Shops and JC Penney.

Steve Craig, who also had a hand in the designing and marketing of the outlet malls in Napa and St. Helena, noted the drawing power of Bass Pro Shops with customers traveling from a 100-mile radius, is a perfect fit to upscale malls that have the same drawing range. Making Manteca even more appealing for Craig is the fact it is the center of thee third largest 100-mile radius market in the country. Manteca has 17 million consumers within 100 miles topped only by New York and Los Angeles.

Craig, though, said the growing economic muscle and demographics of the Northern San Joaquin Valley with its 1.2 million consumers was reason enough to partner with Poag & McEwen on the Manteca retail project.

Union Crossing is being envisioned as a three-phase project with completion in 2014.

The first phase will be on the north side of the extension of Atherton Drive and will consist of 225,800 square feet of retail broken into spaces ranging from 3,500 to 31,400 square feet. There will be 987 parking stalls.

The second phase will be immediately south of the Atherton Drive extension. It will consist of178, 000 square feet with lease space from 5,000 up to 65,000 square feet to accommodate a supermarket. There are 777 parking spaces in the second phase.

The final phase has 46,200 square feet of retail with space between 5,000 and 19,700 square feet. There are 312 parking spaces.

Before a building permit is issued, Union Crossing would have to pay its fair share of widening Airport Way from two lanes to six lanes from Yosemite Avenue to Woodward Avenue. They would also pay for part of the widening of Union Road from Daniels to the Highway 120 Bypass as well as Union Road from the freeway to Woodward Avenue to four lanes. The developer would also be required to pay toward the widening of Union Road from Woodard Avenue to Peach Avenue.

The developer also will eventually have to pay for traffic signals at Daniels Drive and Union Road after the Union Road interchange is widened.


































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