Fatburger — and other consumer wants — are starting to make their way to Manteca.

And is all because of gas stations tied to small and medium sized “neighborhood” commercial endeavors.

Commercial lenders contacted by the Bulletin made it clear securing a gas station and convenience store combo — the bane of many Manteca critics on social media — provides solid cash flow and foot traffic generated by the much-maligned fuel and food pairing essential in today’s economic reality to leverage loans to build in-line space to snare a wide array of dining, retail, and services.

The bigger developments, such as the center where Food-4-Less is building their second store, only target chains including well-established franchises.

The mom-and-pop restaurants, small regional chains, and many other independent retailers many clamor for are targeted by proposed and current neighborhood and smaller retail centers such as the one anchored by the Arco AM/PM on Lathrop Road at Crestwood Avenue.

The gas station with convenience store and car wash opened in 2020 along with a Starbucks.

Now, five years later, the owner is now positioned to develop one of the remaining three pads.

Work is now underway for in-line space for a Fatburger and a pizza parlor with an additional restaurant being targeted.

While there are older established centers and “strip centers”  that will often have space available, they tend to be a ways from the path of growth.

They also have older existing footprints that may not be suited for some concerns in today’s market.

And they may have less than muscular traffic where they are located.

Gas stations are also targeted as the first in at larger endeavors such as a pair proposed along Louise Avenue straddling Airport Way.

Villa Ticino Village — the one on the west side of Airport Way — is using the gas station/convenience store/car wash trifecta to position the development to be able to eventually  snare a supermarket, a hotel, and tenants to full future in-line space.

Market and economic dynamics include not just the cash flow and the traffic a gas station involves, but in 2025 the lease terms a developer can secure often rivals that of a supermarket.

The city, for the record, does not lobby gas stations to locate in Manteca.

State law mandates gas stations be allowed if it is an accepted use for the zoning attached to a particular parcel.  And in most cases. it is the same zoning that allows supermarkets, hair care services, a long list of retail uses, and various dining options.

That said, the city has been stepping up its game to require neighborhood centers that for all practical purposes are joined at the proverbial hip with gas stations to include more “livable community” touches.

An example is the neighborhood center development going in on the southeast corner of Lathrop Road and Airport Way.

The two-phase project will include a gas station/convenience store in the initial development along with a quick serve restaurant space.

The second phase will accommodate more dining options and in-line space for retailers and services.

They will be built around an outdoor plaza with a water fountain feature with trees as well as tables and chairs for al fresco dining.

Not only is the design aimed at enhancing the neighborhood center’s appeal but also to make it more walkable for residents in nearby neighborhoods.

The city does receive projects occasionally that add in-line space near well-established retail areas.

One example is additional leasing space that had been added to a small commercial development bordering two sides of the McDonald’s at East Yosemite and Commerce Drive.

That said, they are taking advantage of the existing synergy of nearby big box retailers, established restaurants, as well as gas stations.

Such advantages do not come with undeveloped parcels zoned for neighborhood commercial where large scale housing development has been happening for the last 20 years.

It should be noted that mom and pop retail or dining, chains that rely on independent owners such as Crumbl are not positioned to buy land and then build their own space.

To contact Dennis Wyatt, email dwyatt@mantecabulletin.com