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760 homes at Airport/Louise
Villa Ticino West includes commercial, apartments
Villa Ticino West is envisioned for the southwest corner of Airport Way and Louise Avenue. - photo by RYAN BALBUENA

Villa Ticino West — a 760-home neighborhood approved in 2004 — is gearing up to move forward.

The 237-acre project on the southwest corner of Airport Way and Louise Avenue also includes 14.4  acres of commercial, 12.4 acres of high density zoning plus two parks including one that could have a dog park component as well as a fire station site.

The commercial is envisioned for the southwest corner of Airport and Louise directly west of a slightly smaller commercial area on the southeast corner of the same intersection. A small, neighborhood-style commercial area has been approved on a map for another subdivision on the northeast corner of the intersection. The Manteca Unified School District’s bus parking is on the northwest corner.

The high density zoning is west of the proposed commercial and border the eastern edge of Villa Ticino Way that will connect with an existing traffic signal tying into a business park immediately west of the MUSD office complex.

No specific high density development is proposed at this time but back in 2004 the developers had envisioned 320 units.

It is the first major residential development west of the Airport Way corridor north of the 120 Bypass.

There will be three access points to the neighborhood until such time property to the south is developed. Besides at the current traffic signal on Louise Avenue they will consist of extending Geneva Way and Crom Street to the west.

The western edge of the neighborhood will border the French Camp drainage canal and the Union Pacific Railroad tracks.

The developer will be required to:

• widen portions of Louise Avenue and Airport Way.

• install a bus turnout on Airport Way as well as Louise Avenue.

• put landscaping along both arterials including a meandering sidewalk in front of a 7-foot sound wall with landscape area along Airport Way.

• provide the city with a water well site.

• put in place an irrigation well tapping higher water table to irrigate the two parks with non-portable water.

• put in a loop system of purple pipe that stubs at Airport Way and Villa Ticino Avenue to ultimately use recycled wastewater to irrigate the parks and common landscaping.

• have full trim and amenities for homes on corner lots both on the front and street side elevations.

• form a  Community Facilities District to provide for the maintenance of the landscaping, landscape irrigation, park improvements sound walls, public park/basin, public open spaces, ornamental street lights typical of the Tidewater-style, all  public streetscape/median/roundabout landscaping, and bike paths within the Louise Avenue and Airport Way right of way.

• consider putting a dog park in one of the two park basins.

Toinette Rossi  of SA. Rossi Inc. is bringing the project back for a general plan amendment, rezone and tentative subdivision map at tonight’s 7 o’clock Manteca Planning Commission meeting at the Civic Center, 1001 W. Center St.

The developer noted the housing slowdown and recession that followed made proceeding with the project earlier futile. She now believes the housing market favors moving the project to construction.