Call it the Manteca commercial development trifecta.

A gas station, a convenience store, and a car wash.

Those three uses — and a coffee purveyor — are among the users that have signed on for a 9.47-acre project on the southeast corner of Airport Way and Louise Avenue.

The project — dubbed Villa Ticino Towne Square — is now under review in the City of Manteca Development Services Department.

It consists of nine parcels with more than 70,000 square feet.

It includes a gas station and convenience store on the corner.

A separate car wash is to the east of the convenience store/gas station along Louise Avenue.

To the south of the convenience store/gas station is a 6,042-square-foot pad with a drive thru lane suitable for fast food uses as well as 6,600-square-foot pad with a 1,100-square-foot patio designed for a restaurant use.

Behind the two pads facing Airport Way are five other parcels involving two buildings.

One building is designed for four tenants. The largest space is 18,056 square feet. The other three spaces range from 8,409 square feet to 12,540 square feet.

The other parcel is designated “education” which means it could be used as a childcare facility with 10,000 square feet plus a 7,500-square-foot yard.

 Manteca has approved seven new gas stations in the past two years, including two that have already been built and are open.

An eighth has been  proposed in conjunction with the commercial project anchored by a 4-story Woodspring Suites Hotel and a car dealership on the southeast corner of Atherton Drive and Airport Way.

The Louise Avenue and Airport Way proposal would bring the number of gas stations in Manteca to 41 if all are built.

If that happens, the footprint of gas stations will have increased by 25 percent since 2021.

Six of those eight would be along the Airport Way corridor between Atherton Drive and Lathrop Road — a distance of just under three miles.

Four that are already approved but yet to be built are on the southeast corner of Lathrop Road and Airport Way, the southeast corner of Wawona Street and Airport Way, the northwest corner of Daniels Street and Airport Way, and the northeast corner of Atheron Drive and Airport Way.

Add in two existing gas stations at Airport and Yosemite Avenue plus two just off the Airport Way corridor on Daniels Street — Arco and Costco — and there will be 12 gas stations.

That’s just over 30 percent of the 41 existing, approved, or planned gas stations in Manteca.

The Airport Way corridor has major expansion of distribution centers north of Lathrop Road now underway with zoning for even more to the north.

The area around the Villa Ticino commercial project has 947 homes approved so far with more than a third of them under construction.

There is also a nearby parcel zoned for apartments plus a commercial area on the southwest corner of the Louise and Airport intersection.

South of Atherton Drive along the Airport Way three projects with more than 1,000 homes have been approved.

That is in addition to Airport Way being the “gateway” to Great Wolf, Big League Dreams, and Costco for those using the 120 Bypass.

To contact Dennis Wyatt, email dwyatt@mantecabulletin.com