The rush hour impacts on traffic from the Yosemite Square Park project is expected to be significant enough to justify having developers make modifications to an intersection a mile away.

The 137.7-acre project envisioned on the northeast quadrant of the 120 Bypass/Highway 99 interchange includes the potential for 475,675 square feet of office space in multiple story buildings as well as 755 housing units.

Developers told the council the five parcels where office buildings could be located overlooking the freeway has already attracted the attention of concerns that site everything from medical and government operations to East Bay tech firms.

And while nothing is definite by any stretch of the imagination, developer Bill Filios said the City Council’s unanimous approval Tuesday  of the basic plan opens the door for a more aggressive courtship of potential employers.

Responding to a question about when he expected construction to start on the project, Filios cautioned that he “didn’t have a crystal ball” but ventured to guess something may happen on the property that is now an almond orchard “in two to three years.”

“We think we have a shot at (East Bay tech),” partner Art Nunes added in response to a council inquiry.

The conditions of approval included making several off-site traffic improvements. They include:

• changing north bound Commence Avenue at Yosemite Avenue from a left turn, left turn-through lane, and dual right turn to a left turn, through lane, and two dual lanes.

• extending the southbound left turn lane on westbound Yosemite Avenue at Commerce Avenue to 300 feet.

• modifying the outside right turn lane from northbound Highway 99 to eastbound Yosemite Avenue so that it would be a free movement with the other right turn lane still tied into signal. It would be similar to an off-ramp on March Lane off Interstate 5 in Stockton where the outside right lane can make an unprotected right turn due to a concrete island that sends traffic onto March Lane with its own travel lane.

• extending the westbound left turn lane from East Highway 120 at Austin Road to 465 feet.

• install a traffic signal on Austin Road at an entrance street into the Yosemite Square project.

• Install a traffic signal at Moffat Boulevard and the Highway 99 southbound off ramp.

• widen Austin Road between the project and Yosemite Avenue from two lanes to four lanes.

Ultimately, the four -lane Vasconcellos Avenue that now intersects with Yosemite Avenue would extend south to Yosemite Square.

Yosemite Square consists of 31.2 acres of business industrial park uses that would accommodate up to 475,675 square feet in multi-story buildings on five parcels. The structures would be situated for freeway exposure along what would be the future northbound ramp from the future extension of the Highway 120 Bypass to the east and Highway 99 north.

To the north of the business park would be 8.6 acres of medium density housing. The vision is for 103 attached and detached homes that share common courtyards and other configurations to offer a different housing lifestyle in Manteca.

There would be two parcels along the northern edge of the property and freeway bordering the El Ranch Mobile Home park. The 17.3 acres would accommodate 346 apartments or condos in two separate complexes.

Yosemite Square also includes 51.1 acres of single family housing between the office area and Austin Road. Some 306 traditional homes could be accommodated.

The zoning for the business industrial park is being proposed to accommodate neighborhood retail such as convenience stores, hair salons and such on the bottom floors.

The project includes two access streets to Austin Road including one heavily landscaped corridor leading directly to the business industrial park.