The City of Tracy July 20, 2006
CI T Y OF TRACY GENERAL PLAN
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TABLE OF CONTENTS
1. INTRODUCTION ........................................................................................ 1- 1
2. LAND USE ELEMENT................................................................................... 2- 1
3. COMMUNITY CHARACTER ELEMENT ............................................................ 3- 1
4. ECONOMIC DEVELOPMENT ELEMENT........................................................... 4- 1
5. CIRCULATION ELEMENT.............................................................................. 5- 1
6. OPEN SPACE AND CONSERVATION ELEMENT ............................................... 6- 1
7. PUBLIC FACILITIES AND SERVICES ELEMENT.................................................... 7- 1
8. SAFETY ELEMENT ....................................................................................... 8- 1
9. NOISE ELEMENT......................................................................................... 9- 1
10. AIR QUALITY ELEMENT............................................................................... 10- 1
11. REPORT PREPARERS AND REFERENCES .......................................................... 11- 1
12. GLOSSARY ............................................................................................... 12- 1
List of Figures
Figure 1- 1 Regional Location ................................................................. 1- 7
Figure 1- 2 City Limits, Sphere of Influence and Planning Area ........... 1- 9
Figure 1- 3 General Plan Components .................................................... 1- 18
Figure 2- 1 Existing Land Uses in Tracy.................................................. 2- 3
Figure 2- 2 General Plan Land Use Designations .................................... 2- 15
Figure 2- 3 Secondary Residential Growth Areas.................................... 2- 32
Figure 2- 4 Areas of Special Consideration.............................................. 2- 45
Figure 3- 1 Illustrative Map of Building Blocks in the Urbanized Area.. 3- 8
Figure 3- 2 Illustrative Map of Existing Neighborhoods......................... 3- 10
Figure 3- 3 Edges to the Sphere of Influence ........................................... 3- 22
Figure 5- 1 Roadway Classification and Conceptual Alignments ........... 5- 15
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Figure 8- 1 Floodplains in the Planning Area .......................................... 8- 5
Figure 9- 1 Tracy Municipal Airport Noise Contours ............................ 9- 14
Figure 9- 2 Land Use Compatibility for Community Noise Environment 9- 18
List of Tables
Table 2- 1 Existing Land Use Acreage in Tracy..................................... 2- 5
Table 2- 2 General Plan Land Use Designations.................................... 2- 14
Table 2- 3 Statistical Profile: Urban Reserve 1....................................... 2- 55
Table 2- 4 Statistical Profile: Urban Reserve 2....................................... 2- 57
Table 2- 5 Statistical Profile: Urban Reserve 3....................................... 2- 59
Table 2- 6 Statistical Profile: Urban Reserve 4....................................... 2- 61
Table 2- 7 Statistical Profile: Urban Reserve 5/ Urban Reserve 18 ........ 2- 63
Table 2- 8 Statistical Profile: Urban Reserve 6....................................... 2- 65
Table 2- 9 Statistical Profile: Urban Reserve 7....................................... 2- 67
Table 2- 10 Statistical Profile: Urban Reserve 8 ..................................... 2- 69
Table 2- 11 Statistical Profile: Urban Reserve 9 ..................................... 2- 71
Table 2- 12 Statistical Profile: Urban Reserve 10 ................................... 2- 73
Table 2- 13 Statistical Profile: Urban Reserve 11 ................................... 2- 75
Table 2- 14 Statistical Profile: Urban Reserve 12 ................................... 2- 77
Table 2- 15 Statistical Profile: Urban Reserve 13 ................................... 2- 79
Table 2- 16 Statistical Profile: Urban Reserve 14 ................................... 2- 81
Table 2- 17 Statistical Profile: Urban Reserve 15 ................................... 2- 83
Table 2- 18 Statistical Profile: Urban Reserve 16 ................................... 2- 85
Table 2- 19 Statistical Profile: Urban Reserve 17 ................................... 2- 87
* See Table 2- 7 Statistical Profile: Urban Reserve 18............................. 2- 63
Table 4- 1 Employment and Unemployment in Tracy,
San Joaquin County and the Region..................................... 4- 4
Table 5- 1 Signalized Intersection LOS Criteria .................................... 5- 8
Table 6- 1 Government Code Open Space Classifications..................... 6- 2
Table 6- 2 Farmland in the Planning Area............................................. 6- 7
Table 6- 3 Definitions of Farmland Quality Terms............................... 6- 8
Table 6- 4 Established Parks in Tracy .................................................... 6- 10
Table 6- 5 Funded Parks in Tracy .......................................................... 6- 15
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Table 6- 6 Established City Recreational and Community
Service Facilities in Tracy...................................................... 6- 16
Table 7- 1 Tracy Fire Stations, Equipment and Services ....................... 7- 3
Table 7- 2 Tracy’s Current Water Supply Sources ................................ 7- 23
Table 9- 1 Definitions of Acoustical Terms........................................... 9- 3
Table 9- 2 Typical Sound Levels Measured in the Environment .......... 9- 4
Table 9- 3 Summary of Noise Monitoring............................................. 9- 9
Table 9- 4 Traffic Noise Contour Distances .......................................... 9- 12
Table 9- 5 Train Noise Contour Distances............................................ 9- 16
Table 10- 1 Ambient Air Quality Standards for Criteria Pollutants ..... 10- 4
Table 10- 2 Attainment of Ambient Air Quality Standards
in San Joaquin County .......................................................... 10- 9
Table 10- 3 Measured Air Pollutant Concentrations in
San Joaquin County .............................................................. 10- 10
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1 INTRODUCTION
1- 1
The General Plan provides a vision for the future and establishes a
framework for how Tracy should grow and change over the next two
decades. While embracing change, this General Plan establishes goals,
objectives, policies and actions that empower the City and community
to guide this change in a desired direction.
A. Vision Statement
Through the year 2025, the City of Tracy will continue to enhance its
place as a great community in which to live, work and play. Drawing
on its small town character, the City will grow in a manner that pro-vides
a high quality of life for all current and future residents and em-ployees.
In the coming years, Tracy will:
1. Balance the development of new retail and job creating commer-cial,
office and industrial development with the development of
new housing so that residents have the opportunity to work in
Tracy.
2. Continue to provide a healthy setting for existing businesses
while actively facilitating the establishment of new businesses,
particularly those that reflect community aspirations.
3. Preserve its “ hometown feel” by creating residential neighbor-hoods
with a sense of place and that are diverse, attractive, safe,
walkable and affordable and by preserving significant historic
and cultural resources.
4. Meet the transportation challenges of the future, so that people
can travel safely and conveniently on foot or by car, air, bicycle,
and transit.
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5. Ensure that development and redevelopment adhere to basic
principles of high quality urban design.
6. Strengthen its Downtown and develop the cultural, retail and
civic amenities of a vibrant city, without losing the spirit of a
small town.
7. Protect its unique identity through the preservation of agricul-tural
lands and the creation of new park and open space lands.
8. Protect public health, safety and the environment by taking steps
to reduce noise and air pollution, conserve water and energy, and
prepare for natural and man- made disasters.
9. Provide beautiful parks, exciting cultural and recreational ameni-ties,
and civic institutions that inspire community pride.
10. Encourage high quality schools.
11. Enhance the cultural environment in the city by promoting the
arts and cultural activities.
12. Welcome people from all backgrounds, ages, income levels and
physical capabilities and invite them to put down roots and stay
awhile.
The City will achieve its vision through bold civic leadership, citizen
participation and assistance, and responsive, accountable government.
B. Purpose of this General Plan
The City of Tracy’s General Plan is the principal policy and planning
document for guiding future conservation, enhancement and devel-opment
in the City. It represents the basic policy direction of the
Tracy City Council on basic community values, ideals and aspirations
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to govern a shared environment through 2025. The General Plan ad-dresses
all aspects of development including land use, transportation,
housing, economic development, public facilities and infrastructure
and open spaces, among other topics.
California Government Code Section 65300 requires that the General
Plan must be comprehensive, internally consistent and long- term. Al-though
required to address the issues specified in State law, the Gen-eral
Plan may be organized in a way that best suits the City. The plan
must be clearly written, available to all those concerned with the com-munity's
development and easy to administer.
The City of Tracy General Plan meets these requirements. The Plan
articulates a vision for the city’s long- term physical form and devel-opment.
It also brings a deliberate overall direction to the day- to- day
decisions of the City Council, its commissions and City staff. In par-ticular,
the General Plan serves six related purposes:
1. Policy Determination. The General Plan enables the City Coun-cil
to define a set of policies that govern the future physical devel-opment
of the community and determine a general physical design
showing how the policies will be implemented.
2. Policy Effectuation. The General Plan provides a framework for
the City Council to compare and evaluate specific projects.
3. Communication. The General Plan provides a forum for the
City Council to communicate its vision for the future of the City
to citizens and key stakeholders.
4. Conveyance of Advice. The General Plan provides a coherent,
unified structure for the Planning Commission to advise the City
Council on development issues, and to allow the City to provide
advice and recommendations to County and State government.
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5. Education. The document, and the process of creating and revis-ing
it, provides a forum for the City Council to educate them-selves
and others on the problems and opportunities of the City.
6. Action Plan. The General Plan includes specific actions that the
City will take in order to meet its planning goals. These actions
constitute a work program for the Planning Commission and City
staff over the life of the General Plan.
In order to be used in the ways described above, the General Plan
must contain the following characteristics and information:
􀁩 Define a realistic vision of what the City intends to be in the long-term.
􀁩 Express the policy direction of the City in regard to the physical,
social, economic, cultural and environmental character of the city.
􀁩 Serve as a comprehensive guide for making decisions about land
use, community character, economic development, circulation,
open space, the environment, and public health and safety.
􀁩 Contain a general level of information to allow for flexibility of
future conditions and ideas. As such, the General Plan should be
designed to allow amendment in the future.
􀁩 Chart the course of coordinated development and conservation
that will preserve the character and heritage of Tracy.
􀁩 Serve as the City’s “ constitution” for land use and community de-velopment.
That is, it is to provide the legal foundation for all
zoning, subdivision and public facilities ordinances, decisions and
projects— all of which must be consistent with the General Plan.
􀁩 Be in a clear and easy to understand form that encourages public
debate and understanding.
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C. Tracy Today
Tracy began as an agricultural community centered on several rail
lines, and eventually became the San Joaquin Valley headquarters for
the Central Pacific Railroad. The City was incorporated in 1910 and
grew rapidly after the first irrigation district was established in 1915.
Towards the latter part of the twentieth century, the City transitioned
into a primarily residential community, as more people arrived from
the Bay Area seeking affordable housing, a small- town feel, and a res-pite
from the highly- urbanized San Francisco region.
Between 1990 and 2004, the population of Tracy increased from 33,500
to 74,070 residents. This growth has brought proportionally more
families to Tracy, increased diversity and increased percentages of
home ownership and household size. From 1990 to 2000, Tracy be-came
more racially and ethnically diverse, as the percentage of Cauca-sians
dropped from 68 to 56 percent and that of African Americans,
Asian or Pacific Islanders and Hispanics each increased by 3 to 5 per-cent.
During this period of growth, the percentage of owner- occupied hous-ing
increased from 60 percent to 72 percent and the average household
size increased from 3.0 to 3.29 people. This trend has been attributed
in part to the swell of families with children and the shift in racial and
ethnic composition, since Asian and Hispanic households are typically
30 percent larger than white households. Between 1990 and 2000, the
median household income also increased in real terms from $ 52,993 to
$ 62,794 and the City became proportionally more educated as the per-centage
of the population with college and graduate degrees increased
from 20 percent to 27 percent.
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As the population has grown and diversified so too has the economy,
aided in part by numerous companies that have established distribu-tion
facilities in Tracy to take advantage of inexpensive land and prox-imity
to three major freeways. Between 1990 and 2003, the number of
jobs in Tracy increased from 11,112 to 29,078. There is also a greater
diversity of job types in the City, with over 8,000 jobs in each of the
professional services and retail sectors and over 4,000 jobs in the manu-facturing
sector.
Over the next 20 years, from 2005 until 2025, similar trends are likely
to continue. Tracy’s residential population will continue to grow, al-beit
not as rapidly as in the past, due to the City’s Growth Manage-ment
Ordinance. It is also likely that the City will continue to diver-sify
and expand its economic base due to its proximity to the San
Francisco Bay area and Sacramento and major north- south interstate
highways as well as the availability of land. This General Plan is de-signed
to guide this growth in a way that benefits both existing and
future residents and businesses.
D. The City and Its Planning Area
Tracy is located in San Joaquin County, east of the Coastal Range that
separates California’s Central Valley from the San Francisco Bay Area.
The City lies 68 miles south of Sacramento and 60 miles east of San
Francisco. Interstate 205 ( I- 205) runs through the northern- most part
of the City and connects I- 580 to I- 5, a major north- south interstate
corridor east of Tracy. Figure 1- 1 shows Tracy’s regional location.
The existing incorporated area of the City of Tracy is approximately
22 square miles.
FIGURE 1- 1
P a c i f i c Oce a n
§ ¨ ¦ 5
tu101 ¦ § ¨ 80
§ ¨ ¦ 5
§ ¨ ¦ 80
§ ¨ ¦ 80
§ ¨ ¦ 80
§ ¨ ¦ 505
§ ¨ ¦ 580
§ ¨ ¦ 280
tu101
tu50
§ ¨ ¦ 680
tu101 ¦ § ¨ 880
§ ¨ ¦ 5
§ ¨ ¦ 205
Ã
Ã
Napa
Tracy
Davis
Modesto
Oakland
San Jose
Stockton
Fairfield
Sacramento
San Francisco
Lake
Yolo
Sonoma
Stanislaus
Napa
San Joaquin
Solano
Santa Clara
Sutter
Marin
Alameda
Sacramento
Contra Costa
San Mateo
Santa Cruz
0 5 10 20
Miles
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San
Francisco
Tracy
Sacramento
Los Angeles
California
Nevada
Oregon Idaho
Arizona
0 50100 200
Miles
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The State of California encourages cities to look beyond their borders
when preparing a General Plan. For this reason, the General Plan as-sesses
two delineated areas known as the Sphere of Influence and the
Planning Area, both of which are larger than the City limits. Figure
1- 2 depicts the boundaries for each area.
The Sphere of Influence ( SOI) is the area outside of the City limits that
the City expects to annex and urbanize in the future. It is the expected
physical limit of the City based on the most current information.
During the General Plan update process, revisions to the SOI were
made to more accurately reflect locations where the city may grow in
the future and locations were no urban growth is expected. The SOI is
approximately 51 square miles and is 29 square miles larger than the
City limits, which is approximately 22 square miles as of 2005; it is
approximately 2 square miles larger than the previous SOI. As in
many communities, the SOI can accommodate more growth than is
expected during the planning horizon of the General Plan. The modi-fications
to the SOI are described below.
􀁩 Holly Sugar. In 2003, the City purchased Holly Sugar property
surrounding the former sugar beet processing plant. Whereas only
a portion of this property was previously in the SOI, the entirety
is now included in the SOI. It is designated as Agriculture with
provisions to allow for the land application of treated effluent and
effluent cooling and public facilities uses. The portion of the
Holly Sugar property being added to the SOI in this General Plan
consists of approximately 350 acres.
􀁩 Cordes Ranch. This area, which has been added to the SOI, is re-ferred
to as Urban Reserve 6 and is 1,730 acres in size.
Bird Rd
Byron Rd
Chrisman Rd
Finck Rd
Canal Bl
Hansen Rd
Banta Rd
MacArthur Dr
Tracy Blvd
Corral Hollow Rd
Stewart Rd
Tracy Blvd
Bethany Rd
Grant Line Rd
W Blewe
Valpico Rd
Mountain House Pkwy
Holly Dr
Lammers Rd
Lowell Ave
Delta Ave
Von Sosten Rd
Middle Rd
W Corral Hollow Rd
Tennis Ln
East St
Grant Line Rd
Kelso Rd
MacArthur Dr
Byron Rd
Arbor Ave
Naglee Rd
Lincoln Blvd
Pescadero Ave
Lehman Rd
Alder Ave
Berry Ave
Valpico Rd
California Ave
Brichetto Rd
Larch Rd
Sixth St
Platti Rd
Cedar Ave
Eleventh St
N Hickory Ave
Chrisman Rd
Bates Rd
Third St
Clover Rd
Egret Dr
Cabe Rd
Lindy Wy
Eleventh St
Linne Rd
Eleventh St
Corral Hollow Rd
Tracy Blvd
Tracy Blvd
Lammers Rd
Schulte Rd
§ ¨ ¦ 5
§ ¨ ¦ 580
§ ¨ ¦ 205
§ ¨ ¦ 580
§ ¨ ¦ 5
§ ¨ ¦ 205
FIGURE 1- 2
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Sphere of Influence
Planning Area
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0 0.5 1Miles
50 1ac arecsre
200 acres
100 acres
640 acres
( 1 sq. mile)
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􀁩 Northeast Expansion. The General Plan includes an expansion of
the SOI in the northeast corner of the SOI, east of MacArthur
Drive and north of I- 205. This area is designated as Industrial and
represents an increase of 139 acres.
􀁩 North of Larch Clover. An expansion of 50 acres is included to
rectify the SOI line which did not follow property boundaries in
the previous SOI. The area added to the SOI is designated as Resi-dential
Very Low and will help to create a transition between the
urbanized area of Tracy and rural county land.
􀁩 South of Patterson Pass. A 575- acre area south of the Patterson
Pass Business Park was removed from the SOI in the General Plan
update because of its location between I- 580, the Delta Mendota
Canal and the California Aqueduct. As a result, it is an isolated
area that would likely be difficult and expensive to provide with
urban services.
􀁩 South of Tracy Hills. Land south of the Tracy Hills Specific Plan
area and west of I- 580 is being removed from the SOI. This land is
approximately 250 acres and contains a 44- acre former landfill; the
remaining area consists of land that is vacant or in agricultural use.
Any changes to the SOI are subject to approval by the Local Agency
Formation Commission ( LAFCo).
State law also allows cities to identify a Planning Area. This is an area
outside of city boundaries and generally outside the SOI that bears a
relation to the City’s planning and policy direction. While Tracy does
not have any regulatory authority within the Planning Area outside of
the SOI, the Planning Area is included in the General Plan as a signal
to San Joaquin County and to other nearby local and regional authori-ties
that Tracy recognizes that planning and development within this
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area has an impact on the future of the city. The community of
Mountain House lies just within the City’s Planning Area to the
northwest. Immediately north and east of the City’s Planning Area
are the City of Lathrop and the Primary Zone of the Sacramento- San
Joaquin Delta.
Under State law, the City is invited to comment on development
within the Planning Area that is subject to review by the County.
The portion of the Tracy Planning Area outside of the SOI will re-main
under the jurisdiction of San Joaquin County. The Planning
Area contains approximately 114 square miles and is 92 square miles
larger than the City limits and 63 square miles larger than the existing
SOI.
E. The General Plan Update Process
Prior to the initiation of the General Plan update, the Tracy Tomor-row
2000 project was initiated by the Tracy City Council to establish
citizen task forces to evaluate, make recommendations and propose
solutions to the challenges presented by growth. The first step in the
process was a community- wide survey that resulted in the identifica-tion
of topics of significant interest. These topics were: a) land
use/ agriculture/ open space, b) economic development, c) transporta-tion,
d) education, and e) community enrichment/ public safety. Five
task forces were formed in September of 2000 that included approxi-mately
100 citizens. Initial work included an educational process,
community forums, and information gathering. A second, more spe-cific
community survey provided a more detailed picture of the issues.
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Preliminary solutions to the issues were presented to the public in a
series of five forums in April of 2001. Public input and feedback were
obtained and the final report was completed in late May of 2001. The
final report was titled Tracy Tomorrow 2000: Citizens Shaping the Fu-ture.
A high percentage of the recommendations were for specific
modifications to the 1993 General Plan. As a result of the hard work
of many dedicated citizens during the Tracy 2000 process and the
many insightful recommendations that ensued, the City Council de-cided
to move forward with a comprehensive update of the City’s
General Plan.
One recommendation arising from the Tracy Tomorrow 2000 Pro-gram
was the desire to have an ongoing process. The intent was to
create a process managed by a citizen group that will advocate consen-sus
building in the community. The Tracy Tomorrow and Beyond
Steering Committee was established to manage the processes by which
the City Council, community and City staff come together to resolve
issues facing Tracy.
The Tracy Tomorrow and Beyond Committee played a significant
role in the General Plan update process. The Committee attended the
General Plan workshops, has provided input based on the work to the
Tracy Tomorrow Committees and acted as a “ sounding board” for
various concepts, policies, and directions. Several issues were discussed
in detail at the regularly scheduled Tracy Tomorrow and Beyond
meetings.
The General Plan Update process began in 2002. At that time the
consultant team conducted an assessment of existing conditions in the
City of Tracy and its environs on five major topic areas to help iden-tify
key issues:
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􀁩 Land Use, Population and Housing
􀁩 Environmental Conditions
􀁩 Transportation and Circulation
􀁩 Infrastructure and Services
􀁩 Assessment of the 1993 Urban Management Plan, which was the
City’s General Plan prior to adoption of this document.
To complete these assessments, the consultant team conducted field
observations, interviews, and database and archival research. Planning
documents, government laws and regulations, and City codes and or-dinances
were also reviewed.
Concurrently, City staff and the consultant team worked closely with
the City Council and Planning Commission to determine the scope
and direction on policy issues to be addressed in the General Plan.
Twenty City Council/ Planning Commission workshops were held on
the topics listed below. Members of the public were invited to com-ment
at the end of each of the workshops.
􀁩 General Plan Update Process, Urban Design Principles,
Vision Development ( April 22, 2003)
􀁩 Urban Design and Transportation ( May 12, 2003)
􀁩 Housing Element ( May 20, May 25 and October 6, 2003 and May
10, 2004)
􀁩 Community Character ( June 30 and November 3, 2003)
􀁩 Land Use Element ( December 1, 2003)
􀁩 Land Use Designations ( February 2 and March 1, 2004)
􀁩 Transportation and Circulation ( April 5 and May 3, 2004)
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􀁩 Open Space ( April 12, 2004)
􀁩 Vision Statement and Open Space and Conservation Element ( July
12, 2004)
􀁩 Presentation of City Council/ Planning Commission Review Draft
General Plan ( November 15, 2004)
􀁩 Major Policies Discussion ( December 16, 2004)
􀁩 Residential Growth Priorities ( January 11, 2005)
􀁩 Affordable Housing ( January 27, 2005)
􀁩 Jobs and Open Space ( January 31, 2005)
􀁩 Final Comments to City Council/ Planning Commission Review
Draft General Plan ( May 16, 2004)
In addition, three community workshops were held on the following
topics:
􀁩 Introduction to the General Plan Update Planning Process ( Sep-tember
17, 2003)
􀁩 Land Use Designations within the City limits ( January 13, 2004)
􀁩 Land Use Designations within the SOI ( February 18, 2004)
F. Plan Contents
1. General Plan Elements
The City of Tracy General Plan is guided by the vision statement at
the beginning of this introduction. The remainder of the General Plan
is comprised of nine separate “ elements” that set goals, objectives, poli-cies
and actions for a given subject. Five of these elements cover six
topics required by State law, while the remaining four elements have
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been prepared by the City to meet local needs and concerns. The ele-ments
that form the General Plan Update are briefly described below:
􀁩 Land Use Element. The required Land Use Element designates all
lands within the city for a specific use such as residential, office,
commercial, industry, open space, recreation or public uses. The
Land Use Element provides policy direction for each land use cate-gory,
and also provides overall land use policies for the City.
􀁩 Community Character Element. The Community Character Ele-ment
is not required by State law. However, due to the impor-tance
of maintaining and enhancing Tracy’s hometown feel and
the related importance of urban design for the City, this optional
element has been included.
􀁩 Economic Development Element. This optional element contains
goals, objectives, policies and actions to encourage the develop-ment
of desired economic activities throughout the city. The in-formation
in this element is derived from the City’s Economic
Development Strategy prepared in 2002.
􀁩 Circulation Element. This required element specifies the general
location and extent of existing major streets, level of service, tran-sit
facilities, and bicycle and pedestrian network. As required by
law, all facilities in the Circulation Element are correlated with the
land uses foreseen in the Land Use Element.
􀁩 Open Space and Conservation Element. The Open Space Element
and the Conservation Element are required under State law and
are combined in this General Plan. Issues addressed include the
preservation of open space and agricultural land, the conservation,
development and utilization of natural resources, and the provi-sion
of parks and recreational facilities. Open space goals for pub-lic
health and safety are covered in the Safety Element.
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􀁩 Public Facilities and Services Element. This optional element covers
a wide range of topics related to the provision of public services
and infrastructure in the City. Topics covered include law en-forcement,
fire protection, schools, public buildings, solid waste
and the provision of water, wastewater and stormwater infrastruc-ture.
􀁩 Safety Element. State law requires the development of a Safety Ele-ment
to protect the community from risks associated with the ef-fects
of flooding, seismic and other geologic hazards, and wildland
fires.
􀁩 Noise Element. This required element addresses noise in the com-munity
and analyzes and quantifies current and projected noise
levels from a variety of sources, such as traffic, industry, rail and
the airport. The Noise Element includes goals, objectives, policies
and actions to address current and foreseeable noise issues.
􀁩 Air Quality Element. This element, which is required for all juris-dictions
in the San Joaquin Air Pollution Control District, out-lines
goals, objectives, policies and actions to mitigate the air pollu-tion
impacts of land use, the transportation system and other ac-tivities
that occur in the City of Tracy.
In addition, the City has prepared a Housing Element under a separate
cover. Each city and county has an obligation to contribute its part by
including a Housing Element as one of the seven mandatory elements
of the General Plan. The Housing Element provides a long- term,
comprehensive plan to address the housing needs for all economic
segments of the community. The Housing Element addresses existing
and projected housing demand and establishes goals, objectives, poli-cies
and actions to assist the City in implementing the plan in accor-dance
with other General Plan policies. It is not included with the
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remainder of the General Plan because it was prepared under a sepa-rate
timeline and under detailed State criteria.
2. Organization of the Elements
Each element of this General Plan contains background information
and goals, objectives, policies and actions. Some elements also have
additional sections that are specific to them. For example, the Land
Use Element contains a series of land use designations that guide over-all
development in the City and the Circulation Element contains in-formation
on the network and hierarchy of streets in the City.
The background information section of each element describes current
conditions in the City of Tracy relative to the subject of the element.
The goals, objectives, policies and actions provide guidance to the City
on how to accommodate growth and manage its resources over the
next 20 years. The goals, objectives, policies and actions in each ele-ment
are derived from a number of sources including: the 1993 Gen-eral
Plan, the background information collected for this update, dis-cussions
with the City Council and Planning Commission, public
workshops and meetings with property owners. In addition, many of
the recommendations from the Tracy Tomorrow 2000 final report are
brought forward into this General Plan.
Goals, objectives, policies and actions are described as follows and the
relationship between each is represented in Figure 1- 3:
􀁩 A goal is a description of the general desired outcome that the City
seeks to create through the implementation of its General Plan.
􀁩 An objective is a specific condition or end that serves as a concrete
step toward attaining a goal. Objectives are intended to be clearly
achievable and, when possible, measurable.
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G E N E R A L P L A N
I N T R O D U C T I O N
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FIGURE I- 3 GENERAL PLAN COMPONENTS
􀁩 A policy is a specific statement that guides decision- making in
working to achieve an objective. Such policies, once adopted, rep-resent
statements of City regulation and require no further im-plementation.
The General Plan’s policies set out the standards
that will be used by City staff, the Planning Commission and City
Council in their review of land development projects and in deci-sion-
making about City actions.
􀁩 An action is a program, implementation measure, procedure or
technique intended to help to achieve a specified objective.
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As noted in Figure 1- 3, policies and actions are at the same level; both
policies and actions are intended to implement objectives. In most
cases, objectives have both implementing policies and actions. How-ever,
it is also possible for an objective to be implemented exclusively
through either policies or actions.
􀁩 “ Shall” means that conformance is mandatory.
􀁩 “ Should” means that conformance will be strongly encouraged by
the City and that the particular policy or action is intended to be a
recommendation about how to meet the goals and objectives of
the General Plan.
􀁩 “ May” indicates that a policy is permissive, and that the City has
latitude regarding whether the subject action will occur.
A land development project or City action is considered to be consis-tent
with this General Plan if it furthers the Plan's objectives and poli-cies
and does not obstruct from their attainment. Because objectives
and policies in this General Plan reflect a range of competing interests,
they must be balanced when applied to a specific land development
project or City action.
C I T Y O F T R A C Y
G E N E R A L P L A N
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2 LAND USE ELEMENT
2- 1
The purpose of the Land Use Element is to shape the future physical
development of the City of Tracy and to preserve, protect and en-hance
Tracy’s current quality of life.
As required by California Government Code Section 65302( a) and
Public Resources Code Section 2762( a), the Land Use Element of the
General Plan addresses the following:
􀁩 Distribution, location and extent of the uses of land for housing,
business, industry, open space, natural resources, recreation and
enjoyment of scenic beauty, education, public buildings and
grounds, solid and liquid waste disposal facilities and other cate-gories
of public and private uses of land.
􀁩 Standards of population density and building intensity for the
land use designations.
The Land Use Element sets forth specific goals, objectives, policies
and actions to guide land use for the City of Tracy. The General Plan
Land Use Map, which is also part of this element, graphically repre-sents
the City’s vision for the future development of the City and the
Sphere of Influence ( SOI), the area that the City expects to grow into
in the future. The Land Use Element also includes goals, objectives,
policies and actions for the Planning Area, the areas outside of the
City’s boundaries that bear a relation to the City’s planning but are
under the jurisdictional control of San Joaquin County.
The Element is divided into five sections.
􀁩 Background. Provides background information on existing land
uses and approved plans and Planned Unit Developments
( PUDs).
C I T Y O F T R A C Y
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􀁩 General Plan Land Use Designations. Describes the character-istics
and intensity of each land use designation and a map of the
application of these designations in the City of Tracy.
􀁩 Goals, Objectives, Policies and Actions. Provides guidance to
the City related to land use decisions.
􀁩 Areas of Special Consideration. Provides policy guidance for
areas of the City that are expected to change over the General
Plan timeframe.
􀁩 Urban Reserves. Describes policy guidance for the areas outside
the City limits with the Urban Reserve land use designation.
A. Background
1. Existing Land Uses
This section provides qualitative and quantitative descriptions of ex-isting
land use in the City of Tracy. Data on existing land use is
based on information collected by the San Joaquin County Assessor
and verified by the City of Tracy. Figure 2- 1 shows a map of the ex-isting
land uses in the City as of the end of 2003 and Table 2- 1 lists
the acreage in each category.
􀁩 Residential — Single- Family Dwelling unit. This classification
describes parcels that contain one residential unit with possible
related structures such as secondary residential units, a garage or
shed. Ninety- one percent of residential units within Tracy’s City
limits and the SOI are single- family dwellings. There are a total
of approximately 4,220 acres in this category, 3,200 in the City
limits and 1,080 in the rest of the SOI.
Bird Rd
Byron Rd
Chrisman Rd
Canal Bl
Hansen Rd
Banta Rd
MacArthur Dr
Corral H ollow Rd
Tracy Blvd
Bethany Rd
Grant Line Rd
Valpico Rd
Mountain House Pkwy
Holly Dr
Lammers Rd
Lowell Ave
elta Ave
Von Sosten Rd
Middle Rd
Tennis Ln
East St
Grant Line Rd
MacArthur Dr
Byron Rd
Arbor Ave
Naglee Rd
Lincoln Blvd
Pescadero Ave
Lehman Rd
Alder Ave
Berry Ave
Valpico Rd
California Ave
Brichetto Rd
Larch Rd
Sixth St
Cedar Ave
Eleventh St
N Hickory Ave
Chrisman Rd
Bates Rd
Third St
Clover Rd
Egret Dr
Cabe Rd
Lindy Wy
Eleventh St
Linne Rd
Eleventh St
Corral Hollow Rd
Tracy Blvd
Tracy B lvd
Lammers Rd
Schulte Rd
§ ¨ ¦ 5
§ ¨ ¦ 580
§ ¨ ¦ 205
§ ¨ ¦ 580
§ ¨ ¦ 205
FIGURE 2- 1
E X I S T I N G L AND U S E S I N T R A C Y
( A S O F 2 0 0 3 )
C I T Y O F T R A C Y
G E N E R A L P LAN
LAN D U S E E L E M E N T
0 0.5 1Miles
Residential - Single Dwelling Unit
Residential - Two or More Dwelling Units
Residential - Mobile Home Park
Motel or Hotel
Commercial
Industrial
Mixed Use
Medical
Public Facilities
Park
Vacant Building
Vacant Land
Agriculture
School
Airport
Church
Cemetery
City Limits
Sphere of Influence
50 1ac arecsre
200 acres
100 acres
640 acres
( 1 sq. mile)
C I T Y O F T R A C Y
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Insert Figure 2- 1: Existing Land Use Map ( Back)
C I T Y O F T R A C Y
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L A N D U S E E L E M E N T
2- 5
TABLE 2- 1 EXISTING LAND USE ACREAGE IN TRACY a
Land Use
Category
City
Limits
% of Total
in City
Limits SOI
% of
Total in
SOI
Total
Acres
Residential –
single unit
3,218 30% 1,002 6% 4,220
Residential –
two+ units
279 3% 140 1% 419
Residential –
mobile home
45 0.4% 13 0.1% 58
Motel/ Hotel 13 0.1% 0.8 0% 14
Commercial 480 4% 92 0.5% 572
Industrial 841 8% 1,877 12% 2,718
Mixed- Use 7 0.1% 0.5 0% 8
Medical 21 0.2% 0.0 0% 21
Park 229 2% 20 0.1% 249
Public Facility 252 2% 788 5% 1,040
Vacant Building 42 0.4% 36 0.2% 78
Vacant Land 3,110 29% 4,830 28% 7,940
Agriculture 1,618 15% 8,576 49% 10,194
School 305 3% 13 0.1% 318
Airport 302 3% 0 0% 302
Place of
Worship
52 0.5% 41 0.2% 93
Cemetery 16 0.1% 1 0.1% 17
Total 10,830 100% 17,430 100% 28,260
a Information current as of December 31, 2003. Acreages have been rounded. Acreages do not
include rights- of- way, canals or other waterways.
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􀁩 Residential — Two or More Dwelling Units. Sites containing
more than one residence, such as a duplex, apartment building or
townhouses are included in this category. In Tracy, approxi-mately
one percent of residential parcels contain more than one
dwelling unit. There are a total of approximately 419 acres in this
category, 279 in the City limits and 140 in the SOI.
􀁩 Residential — Mobile Home Park. Lands included in this cate-gory
contain mobile homes or recreational vehicles that are for
long- term residences. There are a total of approximately 58 acres
of mobile home parks, 45 within the City limits and 13 in the
SOI.
􀁩 Motel/ Hotel. This use contains commercial lodging facilities of
varying sizes. It includes bed and breakfast inns, motels and ho-tels.
There are a total of approximately 14 acres within this cate-gory,
13 within the City limits and 0.8 in the SOI. A few hotels
and motels are located along Eleventh Street close to the down-town
area, with the remainder clustered in the northwest close to
the I- 205 Regional Commercial Area.
􀁩 Commercial. Sites with one or more types of retail and office
facilities are included in this category. Typical parcels contain
restaurants, grocery stores, shopping centers and office parks.
There are approximately 571 total acres in this category, 479 in
the City limits and 92 in the SOI. Major concentrations are
along the Eleventh Street corridor and in association with the I-
205 Regional Commercial Area in the northwest corner of the
City.
􀁩 Industrial. These sites contain uses such as warehouses and dis-tribution
facilities, light manufacturing, self- storage facilities, ag-gregate
deposits and extraction operations, and automobile ga-rages.
There are approximately 2,718 acres containing industrial
C I T Y O F T R A C Y
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uses, 841 in the City limits and 1,877 in the SOI. Several concen-trations
of these uses are in and around Tracy, including the
Northeast Industrial Area, near Tracy Boulevard, West Tracy
around Mountain House Parkway, and around the Airport.
􀁩 Mixed- Use. The mixed- use category includes parcels containing
both commercial and residential uses, such as apartment units
above retail stores. Currently there are approximately eight acres
of mixed- use in Tracy.
􀁩 Medical. This classification refers to parcels containing doctor,
dentist and health care provider offices, as well as hospitals.
There are a total of approximately 21 acres of medical land uses,
all of which are within the City. Sutter Tracy General Hospital,
the City’s single hospital, is located on Tracy Blvd. approxi-mately
¼ mile north of the Eleventh Street intersection. In addi-tion,
a new medical facility for Kaiser Permanente is under con-struction
near the intersection of Grant Line Road and Tracy
Boulevard.
􀁩 Park. This category refers to established public and private open
spaces and recreational facilities, such as playing fields, mini-parks,
neighborhood and community parks. Currently there are
approximately 249 acres of park land, 229 within the City limits
and 20 in the SOI. Parks are typically moderately sized and dis-tributed
throughout the City, often in the context of playing
fields associated with schools. There is one large public sports
complex on the west side of town, south of Eleventh Street.
􀁩 Public Facility. Public facilities are government- owned parcels,
and include civic uses such as libraries, police and fire stations,
municipal offices and the court house, and utilities. There are a
total of approximately 1,194 acres in this category, 406 within the
City limits and 788 in the SOI. Large concentrations of this land
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use include the wastewater treatment facility on the north side of
town, the Defense Depot on the eastern edge of the City and the
Civic Center.
􀁩 Vacant Building. Parcels containing unoccupied structures are
classified as vacant. There are approximately 78 total acres of this
existing use, 42 in the City limits and 36 in the SOI. Several
smaller vacant buildings are located within the downtown area
and a few larger parcels are located on the northern edge of the
City limits.
􀁩 Vacant Land. This category refers to parcels without any struc-ture
or building, or that are used for agriculture. Currently there
are approximately 7,940 total acres of vacant land, 3,110 acres in
the City limits and 4,830 in the SOI. There are both large single
parcels and groupings of smaller parcels within the City limits.
􀁩 Agriculture. Working and non- working agricultural lands, for
crops, grazing, dairy farms and related production are included in
this category. A total of approximately 10,194 acres of agricul-tural
lands exist on all four sides of Tracy, 1,618 within the City
limits and 8,576 in the SOI, adjacent to the urbanized boundary.
􀁩 School. This use includes public elementary, middle and high
schools in school districts that serve the City. There are 318 total
acres for schools, 13 acres within the SOI, and 305 acres inter-spersed
throughout the City limits.
􀁩 Airport. Tracy has one regional airport within its City limits,
located on property totaling 302 acres.
􀁩 Place of Worship. This use includes churches, synagogues,
mosques, religious residences and spiritual retreat locations, but
does not include private homes used for individual or small-
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group study. There are 93 total acres of land for places of wor-ship,
52 within the City limits and 40 in the SOI.
􀁩 Cemetery. There is one cemetery within the City’s Sphere of
Influence on a 1.3- acre site and there is a 16- acre cemetery located
within the City limits.
2. Growth Management Ordinance
The City of Tracy adopted a residential Growth Management Ordi-nance
( GMO) in 1987, which was amended in 2000 by the voter-initiated
Measure A. In general terms, the goal of the GMO is to
achieve a steady and orderly growth rate that allows for the adequate
provision of services and community facilities, and includes a balance
of housing opportunities. Under the GMO, builders must obtain a
Residential Growth Allotment ( RGA) in order to secure a residential
building permit. The GMO limits the number of RGA’s and build-ing
permits to an average of 600 housing units per year for market
rate housing, with a maximum of 750 units in any single year. There
are exceptions for affordable housing. 1
1 Through implementation of this General Plan and the GMO, Tracy is
projected to have a population of approximately 109,000 people in the year 2025.
This is number is based on an estimate of the number of residential units allowed per
year multiplied by the number of years multiplied by the number of people per resi-dential
unit ( units x years x people per unit), and adding that to the population of
Tracy in 2000, which was approximately 57,000 people, according to the US Census.
Between the years 2000 and 2025, the number of residential units allowed
under the City’s Growth Management Ordinance is 15,000 units ( 600 per year times
25 years). Exceptions to allow for additional affordable housing is included. The
General Plan Housing Element has a target of 1,200 affordable units during this same
time period, bringing the total number of units to 16,200, resulting in an additional
52,000 people ( using a multiplier of 3.21 persons per household), or a total popula-tion
of 109,000 in the year 2025.
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Implementation of the GMO to meet the goals and policies of the
General Plan, including concentrated growth, infill development, and
affordable housing as high priorities, is through the Growth Man-agement
Ordinance Guidelines, which are adopted by resolution of
the City Council. The GMO Guidelines include a map that estab-lishes
an “ RGA Eligibility Area” showing the area where property
owners are eligible to apply for RGAs. The Guidelines also include
specific qualitative and quantitative criteria for the allocation of
RGAs with said criteria periodically updated as provided by the reso-lution.
3. Specific Plans and Large Planned Unit Developments
Numerous Specific Plans and large- scale PUDs have been adopted
within the Tracy City limits and SOI. Descriptions of each plan, its
geographic area and adopted uses are outlined below:
􀁩 Tracy Residential Areas Specific Plan. Created in 1987, the
Plan guides the development of 1,480 acres within the City limit.
The land is grouped into three planning areas or neighborhoods,
two on the southern side of the City and one in the northwest,
and is largely built out.
􀁩 Plan C. Formed in 1998, Plan C represents an infrastructure fi-nancing
area comprised of approximately 1,417 acres of land.
Plan C includes areas located in the west, south and southeast
portions of the City. Plan C is comprised of many separate
PUDs which are predominantly in place to guide the develop-ment
of single- family homes with accompanying parks and
schools. Plan C is largely built out, but still has several vacant
parcels which are zoned for multifamily housing and commercial
development.
C I T Y O F T R A C Y
G E N E R A L P L A N
L A N D U S E E L E M E N T
2- 11
􀁩 I- 205 Corridor Specific Plan. The I- 205 Specific Plan includes
approximately 714 acres of land on the northwest and northeast
sides of Tracy, adjacent to I- 205. The site is split into two plan-ning
areas and currently contains working and dormant agricul-tural
uses, with commercial uses close to the intersection of
Grant Line Road and I- 205. The Specific Plan has designated
835,000 square feet of shopping centers and auto plazas, 1,057,000
square feet of general commercial/ retail, 834,000 square feet of
service commercial, 165,000 square feet of freeway commercial
and 1,688,000 square feet of light industrial uses. There are also
approximately 200 acres of residential development, including
216 high density units and 733 medium and low density units.
􀁩 Northeast Industrial PUD. This PUD addresses 870 acres in
the northeast corner of the City. Anticipated land uses include a
mixture of manufacturing, warehousing, and distribution uses in-cluding
rail- dependent industries and “ flex- tech” light industrial.
􀁩 Industrial Areas Specific Plan ( ISP). The Industrial Areas Spe-cific
Plan covers approximately 685 acres of total land, mostly in
two locations: the northeast quadrant of the South Tracy Boule-vard
- Linne Road intersection, and the northeast quadrant of the
MacArthur Drive – Eleventh Street intersection. The area is des-ignated
for general, light industrial, office and “ flex- tech” uses.
The Edgewood Corporate Center and South Tracy Business
Park, which cater to small to medium sized companies, have al-ready
been developed in this Specific Plan area.
􀁩 South Schulte Specific Plan. Approved in 1998, the South
Schulte Specific Plan covers 1,844 acres located outside of the
City limits on the southwest side of the City, northwest of the
Airport. The Plan includes a mix of residential, employment and
recreational uses, including neighborhood commercial for local
C I T Y O F T R A C Y
G E N E R A L P L A N
L A N D U S E E L E M E N T
2- 12
shopping needs. Approximately 1,090 acres for residential uses
will accommodate a maximum of 5,700 dwelling units; approxi-mately
423 acres of industrial and commercial uses with up to 6.3
million square feet of space; 173 acres are designated for schools,
parks and public facilities; and the remaining 157 acres is desig-nated
for roads. Revisions to the South Schulte Specific Plan are
currently being evaluated by the City.
􀁩 Tracy Gateway PUD. The 538- acre Tracy Gateway project is
located at the western edge of the incorporated City boundary,
and south of I- 205 at the Eleventh Street off- ramp. The proposed
development consists of 5.8 million square feet of office uses,
commercial uses and retail uses that support the Tracy commu-nity
and an anticipated 20,000- person business population. The
proposed project also includes a multi- story hotel and a golf
course.
􀁩 Tracy Hills Specific Plan. The Tracy Hills Specific Plan area,
located on the southwest side of the City, covers 6,175 acres, ap-proximately
2,700 acres of which falls within the City limits and
is planned with residential, commercial, office, industrial and rec-reational
land uses, and approximately 3,550 acres located outside
the City limits and within the Sphere of Influence planned as
permanent open space for habitat conservation and managed
grazing. Of the 2,700 acres within the City limits, proposed land
uses include approximately 1,300 acres at a mixture of densities
with a maximum of 5,499 residential units. Approximately 600
acres with up to 6 million square feet of space are planned for
commercial, office and industrial uses. Roughly half of the re-maining
800 acres of the Specific Plan area within the City limits
is designated to accommodate neighborhood parks, schools, rec-
C I T Y O F T R A C Y
G E N E R A L P L A N
L A N D U S E E L E M E N T
2- 13
reational uses and other open space, while the other half is de-voted
to roads and canals.
B. General Plan Land Use Designations
The General Plan Land Use Designation Map, shown in Figure 2- 2,
illustrates the allowed types of land uses throughout the City of
Tracy. Acreages of each land use designation are presented in Table
2- 2. Land use designations represent the intended future use of each
parcel of land within the City limits and the SOI. Land use designa-tions
are developed to provide both a vision of the organization of
uses within the City in the future and a flexible structure to allow for
changes in economic conditions, community visions and environ-mental
conditions. In other words, designations should generally
state what the future use should be but are not intended to be so rigid
as to prohibit changes in the future.
For each land use designation, the uses allowed and the standards of
density and intensity are specified. Densities and intensities in all
cases are based on gross acres. Development density for residential
land use is reflected as the average number of dwelling units per acre
over the entire site and may include a mix of residential densities to
achieve that average. Densities permitted on individual sites will de-pend
on many factors, including but not limited to architectural de-sign,
the method of addressing parking needs, landscaping, street lay-out
and neighborhood compatibility. For non- residential uses, in-cluding
commercial, office and industrial uses, intensity is expressed
as an average Floor Area Ratio ( FAR). FAR is calculated based on
total building floor area in proportion to the size of the building’s lot.
Specific land use designations are described below.
Floor Area Ratio ( FAR) is calcu-lated
based on the proportion of
total building floor area to the
size of the building’s lot. Exam-ples
0.5 FAR and 1.0 FAR are
illustrated above.
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G E N E R A L P L A N
L A N D U S E E L E M E N T
2- 14
TABLE 2- 2 GENERAL PLAN LAND USE DESIGNATIONS
( CITY LIMITS AND SOI)
Land Use
Designation
City
Limits
( acres) SOI ( acres) Total
Residential Very Low 175 870 1,045
Residential Low 3,580 110 3,690
Residential Medium 1,534 31 1,565
Residential High 225 30 255
Commercial 755 475 1,230
Office 545 -- 545
Downtown 115 -- 115
Village Center 120 -- 120
Industrial 2,280 1,840 4,120
Urban Reserve 190 7,700 7,890
Public Facilities 945 475 1,420
Park 260 200 460
Open Space 80 3,550 3,630
Aggregate 10 1,030 1,040
Agriculture -- 1,230 1,230
Notes:
1. Acreages have been rounded
2. Information about the land use mix envisioned for areas with Urban Reserve designations
are provided in the descriptions and statistical profiles on pp. 54- 87.
Bird Rd
Byron Rd
Chrisman Rd
Canal Bl
Hansen Rd
Banta Rd
MacArthur D r
Corral Hollow Rd
Tracy Blvd
Bethany Rd
Grant Line Rd
Valpico Rd
Mountain House Pkwy
Holly Dr
Lammers Rd
Lowell Ave
Delta Ave
Von Sosten Rd
Middle Rd
Tennis Ln
East St
Grant Line Rd
MacArthur Dr
Byron Rd
Arbor Ave
Naglee Rd
Lincoln Blvd
Pescadero Ave
Lehman Rd
Alder Ave
Berry Ave
Valpico Rd
California Ave
Brichetto Rd
Larch Rd
Sixth St
Cedar Ave
Eleventh St
N Hickory Ave
Chrisman Rd
Bates Rd
Third St
Clover Rd
Egret Dr
Cabe Rd
Lindy Wy
Eleventh St
Linne Rd
Eleventh St
Corral Hollow Rd
Tracy Blvd
Tracy Blvd
Lammers Rd
Schulte Rd
UR 18
UR 6
UR 2
UR 1
UR 4
UR 9
UR 8
UR 7
UR 3
UR 10
UR 5
UR 13
UR 16
UR 11
UR 17
UR 14
UR 15
UR 12
FIGURE 2- 2
G E N E R A L P LAN
L A N D U S E D E S I G N A T I O N S
C I T Y O F T R A C Y
G E N E R A L P LAN
LAN D U S E E L E M E N T
0 0.5 1Miles
Residential Very Low
Residential Low
Residential Medium
Residential High
Commercial
Office
Industrial
Downtown
Village Center
Public Facilities
Park
Open Space
Agriculture
Aggregate
Urban Reserve
50 1ac arecsre
200 acres
100 acres
640 acres
( 1 sq. mile)
UR
City Limits
Sphere of Influence
Major Arterial/ Expressway/ Boulevard
Eleventh St
Sixth St
Third St
Central Ave
Downtown Area Detail 0 500 1,000 2,000 Feet
Tracy Municipal Airport
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L A N D U S E E L E M E N T
2- 16
Figure 2- 2 General Plan Land Use Designations ( back)
C I T Y O F T R A C Y
G E N E R A L P L A N
L A N D U S E E L E M E N T
2- 17
1. Residential ( VL, L, RM and RH)
The four residential land use categories allow for residential uses rang-ing
from very low- density single- family homes to multi- family build-ings
of several stories. Residential land should be developed with
well- designed mix of single- and multi- family uses forming neighbor-hoods
that are oriented around a focal point, which is a public space
such as a park or school. Neighborhoods should be physically con-nected
to one another via a series of roadways, bikeways and pedes-trian
paths, and all residents should be within a short walk, bike ride
or drive of retail and other services. Commercial uses and Village
Centers, as described later in this Element, may be located at the pe-riphery
of neighborhoods and should be integrated with, rather than
separated from, residential uses. When developing residential
neighborhoods, emphasis should be placed on high quality construc-tion
and innovative architecture that reinforces the City’s small- town
feel. All neighborhoods should be designed to provide a “ sense of
place” and preserve the City’s hometown feel while offering a choice
of densities and costs. Many of the goals, objectives, policies and ac-tions
necessary to achieve this sense of place are found in the Com-munity
Character Element.
Residential land use designations may also allow for other land use
types that serve residents of the community. Examples of uses that
may be allowed include places of worship, schools, parks and recrea-tion
facilities, fire stations, libraries, day care facilities and community
centers. The precise location of such facilities will be determined
upon the submittal of detailed plans for individual properties.
Residential land uses are divided into four designations to provide for
development of a full range of housing types.
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􀁩 Residential Very Low ( RVL) and Residential Low ( RL). Sin-gle-
family dwelling units are the principal type of housing stock
allowed in these areas. Attached units, zero lot line and clustered
housing are also permissible and are encouraged within the over-all
framework of each community. These housing types can help
to meet the City’s desire to create unique neighborhoods and en-hance
the character of the community. Allowable densities are
from 0.1 to 2.0 dwelling units per gross acre in the Residential
Very Low designation and 2.1 to 5.8 units per gross acre in the
Residential Low designation.
􀁩 Residential Medium ( RM) The characteristic housing for the
Residential Medium designation includes small lot single- family
detached homes, duplexes, triplexes, fourplexes, townhouses,
apartments and includes condominiums as an ownership type.
Densities in the Residential Medium designation are from 5.9 to
12 dwelling units per gross acre.
􀁩 Residential High ( RH). The characteristic housing for the Resi-dential
High designation includes triplexes, fourplexes, town-houses,
apartments, and includes condominiums as an ownership
type. Densities in the Residential High designation are from 12.1
to 25 units per gross acre.
Residential Medium and Residential High designations are most often
located near commercial uses and high activity areas or near or within
Village Center and the Downtown designations. These locations
provide the best access to goods and services. These designations are
also often located near transit amenities such as the ACE station and
the future multi- modal terminal in the Downtown. Issues of pedes-trian
orientation of buildings, direct and safe connections with nearby
uses, access to transit facilities and integration with residential
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neighborhoods of different densities are critical with Residential Me-dium
and Residential High designations.
2. Commercial ( C)
The Commercial designation allows for a relatively wide range of
uses but focuses primarily on retail and consumer service activities
that meet the needs of Tracy residents and employees as well as pass-through
travelers. Office uses are allowed in commercially designated
areas. Appropriately scaled and designed residential development in
the density ranges permitted in Residential High ( RH) may be al-lowed.
Regardless of configuration, there should be an attempt in
both locational criteria and design criteria to be as accessible and ap-pealing
to the pedestrian as possible to encourage walking and biking.
Commercially designated land may have a maximum FAR of 1.0.
Specific categories of commercial activity within this designation in-clude
general commercial, regional commercial and highway com-mercial.
The specific location of each type of commercial use will be
provided in the zoning code.
General commercial uses include grocery and convenience stores, sa-lons,
professional offices, restaurant, fast- food establishments, auto
service stations, drug stores, dry cleaners, day care centers, and banks.
Adequate access, compatibility with other surrounding uses, and con-sistent
design with the community are all necessary for these uses.
They should be located in centralized areas capable of serving the
greatest number of households with the least travel distance and best
access to alternate modes of transportation and freeways.
Regional commercial uses ( such as the I- 205 Regional Commercial
Area), include factory outlets, discount stores, regional shopping
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malls, automobile sales, office uses, medical facilities and home im-provement
centers. These uses should be located in areas with the
highest level of automobile access but should also contain a safe pe-destrian
environment.
Highway commercial uses serve the needs of the traveling motorist
and should be located in close proximity to freeway ramps. Appro-priate
uses include hotels and motels, restaurants, and motor vehicle
and gasoline service stations that provide services to the traveling
public and allow for convenient freeway access. Since these areas are
visible from the interstate and function as gateways to the commu-nity,
it is important to ensure that they are well designed.
Existing suburban commercial strip development is typically desig-nated
as Commercial. As these uses redevelop, they should take on
the characteristics of Village Centers and Corridors described in the
Community Character Element, including a mix of uses and support-ing
a vibrant pedestrian environment.
3. Office ( O)
The purpose of this designation is to provide for the expansion of the
job and economic base of the City of Tracy and to provide more
Tracy residents with the potential to work in the City. Office parcels
may have a maximum FAR of 1.0. The Office designation provides
sites for office and research and development uses that accommodate
high- tech, medical/ hospital, legal, insurance, government and similar
users. Commercial uses such as restaurants, excluding restaurants
with drive- thrus, retail stores, dry- cleaners, daycare centers, public
assembly and banks may be allowed within individual buildings or
projects as supports for the allowed uses.
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Generally, development in areas with Office designations is relatively
large in scale, but can accommodate smaller offices in older parts of
the City where parcel sizes and businesses tend to be smaller. Land
designated as Office should be located along major transportation
corridors. While these areas will be primarily accessible by automo-bile,
efforts should be made to integrate transit facilities into the de-sign
of the project, create a safe pedestrian environment and provide
connections to other uses such as nearby neighborhoods, commercial
uses and Village Centers.
4. Downtown ( D)
Tracy’s existing Downtown is the cultural and historical heart of the
city. The purpose of the Downtown land use designation is to pro-vide
specific policy guidance to support and reinforce the role of the
downtown area as the heart of the city. Uses allowed in the Down-town
designation include a mix of retail, office, high- density residen-tial,
cultural and public- serving uses ( such as post offices, libraries,
places of worship, museums, art centers, parks, plazas or common
space for gatherings, day care facilities, medical buildings, fire de-partments
and police sub- stations) arranged in a manner that results
in a strong sense of place for Tracy’s residents, workers and visitors.
Characteristics of the Downtown include a pedestrian- oriented envi-ronment,
vertical mixed- use development, a diverse mix of public and
private uses, streets on a grid or modified grid, multi- modal street de-sign,
and direct pedestrian and bicycle connections to residential
neighborhoods. Residential development is strongly encouraged in
the Downtown and allowed at a density of 15 to 40 units per gross
acre. Senior housing is allowed within the Downtown designation at
a density of up to 50 units per gross acre. Non- residential ( e. g., retail,
service commercial and office) may have a maximum FAR of 1.0.
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More information on the Downtown can be found in the Commu-nity
Character Element.
5. Village Center ( VC)
Village Centers are relatively small retail or mixed- use areas. This is a
new concept and designation; there are currently no Village Centers
in the City as of 2004. Areas designated for Village Centers generally
range in size from 10 to 20 acres, and are to be designed as “ Main
Streets” serving one or more neighborhoods. Connectivity to adja-cent
neighborhoods or business/ industrial development projects and
a mix of uses are defining features of Village Centers. Residential de-velopment
is strongly encouraged in Village Centers and allowed at a
density of 12.1 to 25 units per acre. Non- residential ( e. g., retail, ser-vice
commercial and office) may have a maximum FAR of 1.0. Resi-dential
and non- residential uses may be combined on individual par-cels.
A higher FAR may be permitted where upper- story housing,
off- site or structured parking, and/ or pedestrian amenities are pro-vided.
Allowable uses in Village Centers include, but are not limited to, gro-cery
stores, drug stores, banks, restaurants, retail stores for durable
goods, small- scale professional offices or services such as travel agen-cies,
beauty salons, daycare facilities, gyms, and high density residen-tial
development, along with other neighborhood- serving uses.
More information on Village Centers can be found in the Commu-nity
Character Element.
6. Industrial ( I)
Specific uses allowed in the industrial category range from flex/ office
space to manufacturing to warehousing and distribution. Industrial
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parcels should have a maximum FAR of 0.5. Ancillary uses, such as
restaurants and consumer services, may be allowed to serve the daily
needs of the workers.
Industrial uses are located to provide proper truck access, buffering
from incompatible uses and proximity with rail corridors and transit
links.
7. Urban Reserve ( UR)
The Urban Reserve designation is applied to relatively large, contigu-ous,
geographic areas where comprehensive planning must occur
prior to urbanization. The purpose of assigning the Urban Reserve
designation to these large, undeveloped areas rather than specific land
use designations to various parcels is to provide guidance regarding
the vision and types of land uses allowed while still allowing flexibil-ity
in location of these uses.
Each area with an Urban Reserve designation will require compre-hensive
planning and the preparation of a Specific Plan or PUD. In
conjunction with a Specific Plan or PUD, a General Plan amendment
will be necessary to establish specific General Plan land use designa-tions
for each parcel of land. The Specific Plan and/ or PUD shall
include a vision, goals, objectives and images that describe the most
important qualities that the built development should have when
completed. In addition, a concept plan must be included in order to
show the location and intensity of the land uses.
A brief discussion of the vision for each Urban Reserve and specific
principles for its development are provided below in Section E. A
statistical profile of the expected land uses and allowed density and
intensity of development for the Urban Reserves is also provided.
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While not included in the statistical profiles, all Urban Reserves are
likely to include schools, community facilities such as places of wor-ship,
public facilities and/ or parks and open spaces. The statistical
profiles are guidelines for the approximate mix of land uses. Detailed
land uses will be analyzed and considered at the time of approval of a
Specific Plan or PUD.
8. Public Facilities ( Pub)
The purpose of this designation is to provide locations for uses that
support government, civic, cultural, recreational, health, and infra-structure
aspects of the community. Uses that are recognized to be
consistent with this land use designation include public educational
institutions ( including colleges and schools, and their administrative
offices), cemeteries, community and group meeting centers, fire sta-tions
and libraries. Private schools are not included in this designa-tion;
rather, private schools, when not associated with places of wor-ship,
are designated as commercial uses.
This designation also includes large- scale public facilities such as the
Tracy Municipal Airport, stormwater detention/ retention facilities,
water treatment plants, solid waste transfer stations, recycling facili-ties,
multi- modal facilities, transit station, corporation yards, cemeter-ies,
landfill sites, which need to be in satellite locations to take advan-tage
of natural environmental characteristics such as topography or
winds and to avoid conflict with other land uses.
Public facilities may also be located in other land use designations.
The central location of the Downtown is the most appropriate loca-tion
for many public uses, such as City Hall, museums, an art center,
administrative offices, court house, police and fire headquarters, main
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post office and transit offices. Other appropriate locations for these
public uses are Village Centers.
9. Parks ( P)
This designation provides for current and future locations for public
parks of all sizes in the City. Examples of specific land uses that are
appropriate within this designation include active playing fields,
parks and recreation facilities, urban parks and plazas, bicycle and
walking trails, fountains, landscaped areas and corridors, natural open
space and wildlife areas, and water recharge and detention facilities
( that are also used as public parks when they are not flooded). Park
facilities and open space are also allowed in areas with Public Facili-ties
and Residential designations.
The location of park uses within these other designations occurs only
after specific site design when additional entitlements are required to
support the larger project aims and to begin development. However,
it is expected that all residential neighborhoods will be located within
¼ - to ½ - mile walking distance to one or more parks.
10. Open Space ( OS)
The Open Space designation provides for areas that have minimal or
no development and serve as visual buffers, natural open space and
wildlife corridors, water recharge and detention/ retention facilities,
recreational facilities such as hiking and biking trails and other land-scaped
areas. Some open space uses are integrated into recreation cor-ridors
along major arterials to serve for buffering and aesthetic pur-poses.
These “ recreation corridors” also serve to link the Village
Centers, the Downtown and residential areas and offer access to
schools, parks and recreation areas and other public facilities. Subject
to conditional review by the City, golf courses may be allowed in
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areas with the Open Space designation; golf courses can provide man-aged
open space and create environmental entities such as habitats for
endangered wildlife, if properly designed.
Open Space areas are generally associated with large scale projects
that have the financial capability to develop, maintain and otherwise
be responsible for the management of open space areas. Open space
areas are either owned by a public agency or a private or non- profit
entity dedicated to open space preservation, or have been dedicated
by their private owners for open space use, generally as part of a lar-ger
land development project.
11. Agriculture ( Ag)
These lands are not anticipated for any use other than agriculture dur-ing
the life of this Plan.
Allowable land uses within this general agricultural designation in-clude
livestock ranges, animal husbandry, field crops, tree crops,
nurseries, greenhouses, agricultural related residences and structures,
public parks and recreational areas, farm employee residences and
agricultural offices. Application of treated effluent is also allowed on
land with this designation.
12. Aggregate ( Agt)
Aggregate designated lands lie directly south of the existing urbanized
City of Tracy generally south of Linne Road. The geographic loca-tion
is dictated by the alluvial fan that formed at the bottom of the
Corral Hollow Canyon depositing the sands and gravels of market
quality. Under the State Mining and Reclamation Act ( SMARA),
local jurisdictions must identify reserves and take necessary steps to
preserve aggregate resources for future use. The Tracy General Plan
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designates those lands with production quality reserves with the des-ignation
of Aggregate. Once aggregate mines are no longer in use, the
land may be reused for industrial or recreational purposes.
C. Goals, Objectives, Policies and Actions
Goal LU- 1 A balanced and orderly pattern of growth in
the City.
Objective LU- 1.1 Establish a clearly defined urban form
and city structure.
Policies
P1. New development and redevelopment in existing areas
shall be organized as a series of residential Neighbor-hoods,
Employment Areas, Corridors, Village Centers,
the Downtown and the I- 205 Regional Commercial
Area. Each is defined as follows:
o Neighborhoods are residential areas of the city that
are approximately ½ mile in diameter and centered
on a focal point such as a park, school or public
open space.
o Employment Areas are the job- centers of the city
and include office districts, retail centers and indus-trial
areas.
o The Downtown provides a focal point of commu-nity
life in the City and contains a mix of uses in-
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cluding commercial, residential, public facilities and
community services.
o Village Centers are retail areas that may contain a
mix of uses, such as housing and office uses. These
areas serve several neighborhoods and are designed
to be walkable, main- streets.
o Corridors refer to several arterial streets, each with
a mix of uses.
o The I- 205 Regional Commercial Area is a special
district north of I- 205 that contains big- box retail,
automobile sales establishments and a large, regional
shopping mall.
P2. The City shall maintain a Sphere of Influence that is
consistent with the long- term land use vision in this
General Plan.
P3. The proposed general distribution and general location
and extent of land uses throughout the City and Sphere
of Influence, including Specific Plan and PUD areas is
shown on Figure 2- 2.
Actions
A1. Amend the zoning code and map for overall consistency
with the General Plan.
A2. Initiate process to adjust Sphere of Influence proposed in
this General Plan with the Local Agency Formation
Commission ( LAFCo) and with the community members
in the affected areas.
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A3. Conduct a formal review the General Plan every five
years, or more frequently if necessary. In particular, the
Land Use Designation Map should be reviewed to ensure
that the amount and location of land designated in vari-ous
categories meets community goals.
A4. Take actions necessary to ensure that Specific Plans are in
conformance with the General Plan.
Objective LU- 1.2 Comprehensively plan for new develop-ment
in the City’s Sphere of Influence.
Policies
P1. The Urban Reserve designation shall be applied to rela-tively
large, contiguous geographic areas where com-prehensive
planning is expected to occur.
P2. The City shall periodically review and modify Urban
Reserve areas as needed to ensure an adequate, long-term
supply of developable land and balance land uses.
P3. The first application for development in each Urban
Reserve shall be responsible for preparing a General
Plan amendment to establish specific land use designa-tions
for each parcel of land within the Urban Reserve
and a Specific Plan or PUD for the entire Urban Re-serve
area. When the development intended for areas
within an Urban Reserve is initiated solely to accom-modate
schools, parks, and public facilities, then the re-quirement
to prepare comprehensive Specific Plans or
PUDs for the entire area does not apply until develop-
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ment of commercial, industrial, office or residential de-velopment
is proposed.
Objective LU- 1.3 Ensure that public facilities such as
schools, parks and other community facilities are ac-cessible
and distributed evenly and efficiently
throughout the City.
Policies
P1. Schools and parks should be located and designed to
serve as focal points of neighborhood and community
life and should be distributed in response to user popu-lations.
P2. Schools and parks should be accessible by automobile
and bicycle and within walking distance from residen-tial
areas.
P3. Schools and parks should have full frontage on at least
two streets.
P4. Where possible, schools should locate and be planned
together with other public facilities, such as parks and
community centers, to increase the availability and de-crease
the costs of public facilities.
P5. Projects that provide lands for private open spaces,
parks, community service facilities, such as places of
worship and daycare facilities, and public facilities shall
be allowed to transfer density to other portions of the
site.
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Objective LU- 1.4 Promote efficient residential develop-ment
patterns and orderly expansion of residential ar-eas
to maximize the use of existing public services and
infrastructure.
Policies
P1. The City shall use guidelines for residential growth de-tailed
in the Growth Management Ordinance.
P2. The City shall prioritize the allocation of Residential
Growth Allotments ( RGAs) for new residential devel-opment
to meet the goals of the General Plan including,
but not limited to, concentrated growth, infill devel-opment,
affordable housing, senior housing, and devel-opment
with a mix of residential densities and housing
types, as a high priority.
P3. The City shall encourage residential growth that fol-lows
an orderly pattern with initial expansion targeted
for areas shown in Figure 2- 3. Applications for residen-tial
development shall only be considered in the follow-ing
instances:
o In areas designated within Figure 2- 3.
o In areas and Urban Reserves that primarily contain
land uses focused on the generation of jobs with an-cillary
residential development. However, the resi-dential
portions of such areas or Urban Reserves
shall not be considered eligible to apply for RGAs
until RGAs necessary to develop all areas within
Figure 2- 3 have been awarded, unless those RGAs
sought for projects in such areas are for affordable
Byron Rd
Chrisman Rd
Hansen Rd
Banta Rd
MacArthur Dr
Tracy Blvd
Bethany Rd
Grant Line Rd
Valpico Rd
Holly Dr
Lammers Rd
Lowell Ave
Von Sosten Rd
Middle Rd
Tennis Ln
East St
Grant Line Rd
MacArthur Dr
Byron Rd
Arbor Ave
Naglee Rd
Lincoln Blvd
Pescadero Ave
Valpico Rd
Brichetto Rd
Larch Rd
Sixth St
Eleventh St
N Hickory Ave
Chrisman Rd
Bates Rd
Third St
Clover Rd
Egret Dr
Cabe Rd
Lindy Wy
Linne Rd
Eleventh
Corral Hollow Rd
Tracy Blvd
Tracy Blvd
Lammers Rd
Schulte Rd
FIGURE 2- 3
S E C O N D A R Y R E S I D E N T I A L G R O W T H A R E A S
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G E N E R A L P LAN
LAN D U S E E L E M E N T
City Limits
Sphere of Influence
0 0.5 1Miles
Secondary Residential Growth Areas
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housing as defined by the Tracy Municipal Code, in
which cases RGAs for affordable housing may be
awarded.
P4. The City shall continue to make available RGAs for in-fill
development as a high priority.
P5. New development shall not be approved unless there is
infrastructure in place or planned to support the
growth.
Action
A1. Develop criteria or amended criteria for inclusion in the
GMO Guidelines or other implementation tools, to guide
the issuance of RGAs. Such criteria may include assign-ing
new or modified priorities to development projects or
areas based on location, mix of housing types, and other
factors.
Objective LU- 1.5 Encourage development near transit sta-tions
including the multi- modal station in Downtown,
and the Altamont Commuter Express ( ACE) station
or stations.
Policies
P1. Development with a vertical mix of uses, such as resi-dential
or office above retail is encouraged within ¼
mile of existing and proposed transit stations.
P2. The Bowtie shall include high density residential devel-opment
in close proximity to the multi- modal station.
Transit- Oriented Development
( TOD) consists of moderate- to
higher- density development,
located within an easy walk of a
major transit stop, generally
with a mix of residential, em-ployment
and shopping oppor-tunities
designed for pedestrians
without excluding the automo-bile.
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P3. A new, mixed- use, high- density Village Center should
be developed in Urban Reserves 10 and 11 along the
Union Pacific Railroad.
Goal LU- 2 Expanded economic opportunities in Tracy.
Objective LU- 2.1 Balance residential development with
jobs, retail growth and the ability to provide services.
Policy
P1. The City’s priorities for future growth, in order of pri-ority
are job- generating development, diversification of
housing types and continued growth of the retail base.
Objective LU- 2.2 Expand the City’s retail base.
Policies
P1. Regional- scale retail development, such as shopping
malls, big- box retail and auto sales, shall be primarily
located in the I- 205 Regional Commercial Area.
P2. New neighborhood- serving retail and service commer-cial
uses, such as supermarkets, dry cleaners, coffee
shops, banks and drug stores, shall be located in Village
Centers and the Downtown and be designed to meet
the principles presented in the Community Character
Element.
P3. New restaurants and specialty retail shall be encouraged
to locate in the Downtown.
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Objective LU- 2.3 Expand the City’s industrial base.
Policies
P1. The Northeast Industrial Area should contain a mix of
heavy industrial, light industrial, warehouse, and distri-bution
users to maximize rail and highway access on
large parcels of land.
P2. The Industrial Areas Specific Plan south of Valpico
Road and east of Tracy Boulevard should focus on flex
office uses since the area is in close proximity to exist-ing
residential areas. Examples of office/ flex uses in-clude
research and development centers, office, institu-tional,
day care facilities, places of worship and minimal
impact industrial uses.
P3. Consistent with goals in the Economic Development
Element, office- flex uses or higher- quality space should
be located in areas at entryways to the city such as in
Tracy Gateway, Cordes Ranch, and the Tracy Hills
Specific Plan area along I- 205 and I- 580.
Objective LU- 2.4 Ensure adequate land for office develop-ment.
Policies
P1. Large scale office buildings shall be encouraged to locate
in the Tracy Gateway area.
P2. Small- scale office uses should be located in the follow-ing
areas:
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o Tracy Boulevard south of Valpico Road
o The Downtown, with the exception of the ground
floor of buildings on Tenth Street between B Street
and D Street and on Central Avenue between Sixth
Street and Eleventh Street.
o Identified mixed- use corridors, such as Eleventh
Street, Tracy Boulevard and Grant Line Road.
o Village Centers.
P3. Medical offices should be located in Gateway, near the
intersection of Grant Line Road and Corral Hollow
Road, in the vicinity of the Sutter Tracy Hospital and
in Tracy Hills.
Goal LU- 3 Expanded cultural opportunities to enrich
quality of life of residents and visitors.
Objective LU- 3.1 Expand the City’s cultural and arts facili-ties.
Policies
P1. The City should support the development of a range of
cultural and arts facilities throughout the City, such as
museums, performing arts centers and art exhibition
spaces.
P2. The City shall support the efforts of non- profit organiza-tions
and the private sector that are working to increase
cultural arts facilities and events in Tracy.
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Goal LU- 4 Neighborhoods that support Tracy’s small-town
character.
Objective LU- 4.1 Create a mix of housing types in
neighborhoods.
Policies
P1. Residential neighborhoods should contain a mix of
housing types including single family homes on a range
of lot sizes; townhomes; duplexes, triplexes and four-plexes;
and apartments.
P2. Second units on individual parcels shall be allowed and
encouraged in existing and new neighborhoods.
P3. Within the range of allowable residential densities, in-tensities
and uses, the City shall determine the most ap-propriate
density, intensity, or use for any individual
site. Consideration may include, but is not limited to:
quality of design; implementation of the General Plan
Housing Element; mitigation of potential adverse im-pacts
such as noise and traffic; compatibility with the
character, circulation system, and general improve-ments
of adjacent neighborhoods; and the shape, con-figuration
and natural character of the site.
Objective LU- 4.2 Locate services and amenities within
walking distance of neighborhoods.
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Policies
P1. Commercial uses that provide goods and services to
support daily life should be located within walking dis-tance
to as many neighborhoods as possible.
P2. Direct, pedestrian connections shall be created between
residential areas and nearby commercial areas.
P3. New neighborhoods shall be designed to incorporate
neighborhood parks and other gathering spaces into de-velopments.
P4. Home occupations shall be restricted to those with neg-ligible
impacts on the surrounding residential uses.
Goal LU- 5 A physically, socially, and economically vi-brant
Downtown.
Objective LU- 5.1 Target new uses for the Downtown to re-inforce
its role as the heart of the City.
Policies
P1. The City shall pursue additional “ anchors” that gener-ate
significant new visitations to the downtown.
P2. Cultural uses should be concentrated in the Down-town,
including museums, theaters, art galleries, and re-gional
festivals such as the Dry Bean Festival.
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P3. New residential development or redevelopment of ex-isting
residential shall be allowed and encouraged in or
around the Downtown.
P4. Specialty retail and restaurants shall be encouraged to
locate in the Downtown.
P5. Downtown parking shall be expanded and remain con-venient.
Actions
A1. Prepare a Downtown Urban Design and Specific Plan.
A2. Continue the Central Business District ( CBD) Down-town
in- lieu parking fee and the Downtown Incentive
Area.
A3. Develop short- and long- term parking strategies to ad-dress
parking issues, including the evaluation of a parking
garage to serve the Downtown.
Objective LU- 5.2 Establish the Downtown as the govern-mental
and cultural focus for the city and the region.
Policy
P1. City government and quasi- public uses are encouraged
to establish or retain locations in the Downtown or in
close proximity to the Downtown.
P2. The Downtown Urban Design and Specific Plan shall
include an analysis of grouping of uses and key loca-tions
for desirable uses so as to continue to foster the
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Downtown “ walk, shop, eat” atmosphere as the heart
of the City. Such an analysis should include provisions
on where office uses are most desirable, and where they
should be considered for land use limitations.
Goal LU- 6 Land development that mitigates its environ-mental,
design and infrastructure impacts.
Objective LU- 6.1 Minimize the impact of industrial devel-opment
or aggregate mining on adjacent uses.
Policies
P1. New industrial or mining uses shall be designed to not
adversely impact adjacent uses, particularly residential
neighborhoods, with respect to, but not limited to,
noise, dust and vibration, water quality, air quality, ag-ricultural
resources and biological resources.
P2. All proposed development shall comply with existing
applicable County and State waste management plans
and standards.
P3. Use of berms, landscaped buffer zones, soundwalls, and
other similar measures between quarrying operations
and noise- sensitive adjacent uses is encouraged to ensure
consistency with standards established in City’s Noise
Element of the General Plan.
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Objective LU- 6.2 Ensure land use patterns that minimize
conflicts between transportation corridors and
neighboring uses.
Policies
P1. Uses that are compatible with the noise, air quality and
traffic impacts associated with freeways, such as auto-oriented
commercial and industrial uses, should be lo-cated
near and along freeway corridors whenever possi-ble.
P2. Adequate environmental protection and mitigation
shall be provided for uses that are less compatible with
development near and along freeway corridors.
Objective LU- 6.3 Ensure that development near the Tracy
Municipal Airport is compatible with airport uses and
conforms to safety requirements.
Policies
P1. New development and expansion of existing develop-ment
shall conform to the safety and development re-strictions
in the San Joaquin County Airport Land Use
Plan.
P2. All developers and land owners within San Joaquin
County Airport Land Use Plan influence area shall be
required to file avigation agreements.
P3. Uses that are compatible with the noise, air quality and
traffic impacts associated with airports, such as aviation-
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oriented commercial and industrial uses, should be lo-cated
near the airport whenever possible.
P4. Adequate environmental protection and mitigation
shall be provided for uses that are less compatible with
the development near Tracy Municipal Airport.
Goal LU- 7 A citizenry that is involved in the City’s plan-ning
process.
Objective LU- 7.1 Provide opportunities for participation in
the City’s planning processes.
Policies
P1. The City shall provide opportunities for individuals,
organizations and neighborhood associations to partici-pate
in the planning process.
P2. Sponsors of new development projects should have
early and frequent communication with affected citi-zens
and stakeholders.
Goal LU- 8 No urbanization in unincorporated County
areas as defined by this General Plan or the
San Joaquin County General Plan, whichever
is more restrictive, without annexation to the
city, a pre- annexation agreement, or a letter of
support from the City.
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Objective LU- 8.1 Participate proactively in land use deci-sion
making within Tracy’s Planning Area in pursuit
of the above- stated goal.
Policies
P1. The City shall strongly oppose all development in the
area defined by Goal LU- 8 unless the property is an-nexed,
unless there is a pre- annexation agreement, or
unless San Joaquin County receives a letter of support
from the City of Tracy.
P2. The City shall not make new commitments to provide
water and wastewater services to areas outside the City
limits unless such commitment is accomplished by a
pre- annexation agreement and approved by LAFCO if
required.
P3. The City shall support existing San Joaquin County ag-ricultural
land use designations in the Planning Area
and strongly oppose changes that result in increased ur-banization.
P4. The City shall take all steps necessary to encourage the
County to preserve significant agricultural lands outside
of Tracy’s Sphere of Influence.
Action
A1. Provide written comments to San Joaquin County on all
proposed significant development projects in the Planning
Area in accordance with the above- stated policies.
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A2. Testify in opposition to development proposals that are
not consistent with the policies stated herein at all San
Joaquin County public hearings.
A3. Pursue an intergovernmental agreement with San Joaquin
County to the extent legally permissible to implement the
above- stated goals.
D. Areas of Special Consideration
In addition to land use designations and goals, objectives, policies and
actions, the General Plan identifies numerous Areas of Special Con-sideration.
These are specific areas of the city where more detailed
design and development guidance shall be applied. These Areas of
Special Consideration are shown in Figure 2- 4 and are discussed be-low.
1. The Bowtie
This vacant land, approximately 45 acres in size, is located at the in-tersection
of two Union Pacific Railroad lines in the southern part of
the Downtown. Development in the Bowtie area can help to revital-ize
the Downtown.
The Bowtie Area shall be developed as an extension of the Down-town
to make it a destination for Tracy residents, workers and visi-tors.
1a. Portions of the Bowtie should be developed with a vertical
mixed- use component with either residential or office uses
above retail uses.
Byron Rd
Chrisman Rd
Can
Hansen Rd
Banta Rd
MacArthur Dr
Tracy Blvd
Bethany Rd
Grant Line Rd
Valpico Rd
Mountain House Pkwy
Holly Dr
Lammers Rd
Lowell Ave
Delta Ave
Von Sosten Rd
Middle Rd
Tennis Ln
East St
Grant Line Rd
MacArthur Dr
Byron Rd
Arbor Ave
Naglee Rd
Lincoln Blvd
Pescadero Ave
Valpico Rd
C
Brichetto Rd
Larch Rd
Sixth St
Platti Rd
Eleventh St
N Hickory Ave
Chrisman Rd
Bates Rd
Third St
Clover Rd
Egret Dr
Cabe Rd
Lindy Wy
Linne Rd
Eleventh St
Corral Hollow Rd
Tracy Blvd
Tracy Blvd
Lammers Rd
Schulte Rd
FIGURE 2- 4
A R E A S O F S P E C I A L C O N S I D E R A T I O N
C I T Y O F T R A C Y
G E N E R A L P LAN
LAN D U S E E L E M E N T
City Limits
Sphere of Influence
1. The Bowtie
2. Valpico Road bet. Tracy Blvd. and MacArthur Dr. Area
3. Grantline Road and Corral Hollow Road Area
4. Larch Clover
7. Holly Sugar Agricultural Area
6. Potential Village Centers
5. I- 205 Entryways
8. Tracy Hills Specific Plan
5
5
3 6
7
4 5
6
6
1
2
8
0 0.5 1Miles
5
5
9
9. Chrisman Road Property
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1b. Higher density residential uses shall be located in the Bowtie
area in an effort to increase housing opportunities in the
Downtown area. In the western part of the Bowtie, multi-story
residential uses are encouraged as mixed- use develop-ments.
1c. Buildings in the area should be oriented towards the pedes-trian-
network.
1d. A park, pedestrian trail or similar amenity should be located
in the Bowtie area to serve the Downtown and surrounding
neighborhoods.
1e. The street network of the Bowtie should be a continuation of
the Downtown street grid.
1f. The western half of the Bowtie Area shall be comprehensively
planned either with a Specific Plan or PUD zoning.
2. Valpico Road between Tracy Boulevard and MacArthur Drive
Area
The overall vision for this area is for a mix of commercial and multi-family
land uses that builds upon the envisioned Village Center at the
intersection of Tracy Boulevard and Valpico Road.
2a. Developments with a mix of uses, such as office and residen-tial
in close proximity to retail, are encouraged.
2b. A park should be built in this area to serve new residential
uses.
2c. New residential development should have direct pedestrian
access to the Village Center without accessing Valpico Road.
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3. Grant Line Road and Corral Hollow Road Area
The vision for this area is for a medical office area that takes ad-vantage
of the proximity of the Kaiser Medical Center.
3a. Ancillary commercial uses that support the medical industry
may be allowed in areas designated as Office.
3b. High density residential development, including projects for
senior citizens, may be allowed on a case- by- case basis to take
advantage of the close proximity to medical and retail ser-vices.
4. Larch Clover
This area of approximately 364 acres is divided into 189 assessor par-cels.
The majority of the area ( approximately 85 percent) is devel-oped
with residential ranchettes, numerous scattered businesses and
several places of worship. Due to the area’s visibility and access from
the I- 205 and its proximity to other existing commercial develop-ment,
the long term vision for the Larch Clover area is that it will
gradually transition to commercial uses. However, given the existing
deficiencies in public infrastructure in the area, new commercial de-velopment
is not expected to occur in this area for some time into the
future.
When development does occur, the following additional General Plan
policies apply:
4a. No commercial or more intense development or subdivision
of property shall occur in this area without necessary infra-structure
studies and review of development proposals by the
Planning Commission and City Council.
4b. Landscaping should be provided along I- 205 to provide a vis-ual
amenity to the City.
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5. I- 205 Entryways
Areas around I- 205 off- ramps, including areas on Eleventh Street,
Grant Line Road, Tracy Boulevard and MacArthur Drive, serve as
entryways to the City. Special attention should be given to the types
of uses and design of these areas to ensure that development is visu-ally
attractive.
5a. Entryway locations include, but are not limited to: Paradise
Road, Chrisman Road, Lammers Road, MacArthur Drive,
Grant Line Road and Eleventh Street, where these streets in-tersect
I- 205.
5b. Follow the guidance for entryways in the City’s Civic Art
Plan.
6. Potential Village Centers
As described in Section B of this Element and in the Community
Character Element, Village Centers are intended to be designed as
“ Main Streets” that consist of small pedestrian- oriented retail or
mixed- use areas that serve surrounding neighborhoods. Three areas
have been given the Village Center land use designation, as shown on
the General Plan Land Use Designation map ( Figure 2- 2). Three
other areas have been identified as potential future Village Centers
and specific guidance on the futures uses of these areas is presented
below. Three potential Village Center locations are listed below and
shown in Figure 2- 3.
􀁩 Tracy Boulevard and Schulte Road
􀁩 Eleventh Street and Corral Hollow Road
􀁩 Tracy Boulevard and Grant Line Road
The potential Village Centers areas have existing, viable commercial
uses, however, they do not necessarily exhibit all of the qualities that
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define a Village Center. Over time, these areas can be redeveloped as
Village Centers with a mix of uses including retail, office and high-density
housing. The following policy guidance is provided for these
areas:
6a. If any of the areas are substantially or completely redeveloped
in the future, they should be designed in accordance with Vil-lage
Center principles, as detailed in the Community Charac-ter
Element, and contain a mix of uses to the extent possible.
6b. In the absence of large- scale redevelopment, all future retail
and service commercial uses should be designed to create a
pedestrian- oriented and walkable environment.
6c. Modifications to the existing commercial uses alone, without
substantially redeveloping the potential Village Center area,
including the adding new buildings or refurbishing existing
buildings, shall not necessarily trigger the conversion of the
parcel to the Village Center designation.
7. Holly Sugar Agricultural Area
The Holly Sugar site was purchased by the City in 2003 and consists
of approximately 1,200 acres. The site was purchased for the land
application of treated effluent, effluent cooling, and public facility
uses.
7a. Activities related to the application of treated effluent are al-lowed
on this parcel.
7b. Farming is allowed on the site.
7c. The portion of the site with existing structures may be used
for public facilities uses such as service yards.
7d. The City shall consider using part of this site as a publicly-accessible
open space area, as long as public access does not
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negatively affect adjacent properties, such as levees that sup-port
farming operations.
7e. This site shall not be developed with commercial or residen-tial
uses.
8. Tracy Hills Specific Plan Area
As described in section A. 3 above, the Tracy Hills Specific Plan area,
located on the southwest side of the City, covers 6,175 acres with ap-proximately
2,700 acres falling within the City limits, which are
planned with of residential, commercial, office, and industrial and
recreational land uses. Approximately 3,550 acres located outside the
City limits and within the Sphere of Influence planned as permanent
open space for habitat conservation and managed grazing.
8a. Of the 2,700 acres falling within the City limits, the Tracy
Hills development shall include approximately 185 acres of
land for open space, which will generally be located in the
southwestern portion of this area.
8b. The land use designations shown on Figure 2- 2 represent the
current land use designations within the Tracy Hills Specific
Plan area. At the time of updating the Tracy Hills Specific
Plan, the exact location of General Plan land use designations
within the Specific Plan area shall be established in such a
way as to achieve the goals, objectives, and policies of the
General Plan, especially those related to Community Charac-ter
and Open Space, provided that the overall characteristics
and intensities of urban land uses within the entire Tracy
Hills Specific Plan shall be generally consistent with the char-acteristics
and intensities of the urban land use designations as
depicted on Figure 2- 2. The relocation of any designated land
use within the Tracy Hills Specific Plan area that otherwise
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implements the goals, objectives, and policies of the General
Plan, and does not exceed the overall development intensity
established for the Specific Plan area shall not be construed to
mean that such relocated land uses are inconsistent with the
land use designations shown on Figure 2- 2.
9. Chrisman Road Property
The Chrisman Road property represents approximately 113 gross
acres on the northeast corner of Chrisman Road and Eleventh Street.
The property is envisioned to develop as a public- private educational
focused project with mixed use commercial, public and private educa-tional
facilities, recreational, hospitality, and office elements enhanc-ing
and complementing the educational experience. The following
policy guidance is provided for these areas:
9a. Public – Private partnerships with regard to funding and
shared- use facilities are encouraged to maximize site utiliza-tion.
9b. Educational, recreational and commercial developments shall
create pedestrian linkages enhancing site utilization.
9c. Educational institutions locating within the project site shall
participate, to the extent possible, in efforts to connect course
programming with local business needs.
9d. The City shall consider developing a portion of the site as a
future multi- modal station for regional connections to ACE,
BART, High Speed Rail or other future passenger rail oppor-tunities.
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E. Urban Reserves
As discussed above, this General Plan assigns an “ Urban Reserve” desig-nation
to undeveloped areas at the city’s periphery instead of specific
land use designations to various parcels. The Urban Reserve designation
is intended to provide guidance regarding the vision and mix of land uses
while allowing flexibility in the location of these uses.
Areas with the Urban Reserve designation will require comprehensive
planning. A General Plan amendment with specific land use designa-tions
will be required as each of these Urban Reserves develops in order
to reflect the appropriate land use. The preparation of a Specific Plan
and/ or PUD will also be required prior to development.
Eighteen Urban Reserves have been identified in Tracy, as shown in Fig-ure
2- 2, the land use designation map. A brief discussion of the vision
for each Urban Reserve, specific principles for its development and a sta-tistical
profile of the expected land uses are provided below. The statisti-cal
profiles are guidelines for the approximate mix of land uses. The
acreages assigned to land uses in the statistical profile for each Urban Re-serve
are intended as guidelines; the overall distribution and mixture of
residential densities and commercial/ industrial intensities may change.
Detailed land uses will be analyzed and considered at the time of ap-proval
of a Specific Plan or PUD. Modifications are expected in the Spe-cific
Plan/ PUD process. Schools, community facilities, such as places of
worship, and other public facilities and/ or open spaces are likely to be
included in the Urban Reserves but are not included in the statistical
profiles. In addition, the statistical profiles include estimates of the as-sumed
density or FAR and the approximate number of homes and non-residential
square feet. These numbers are not intended to reflect the
exact amount of development allowed in each Urban Reserve.
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1. Urban Reserve 1
This area, located on the eastern side of the City of Tracy, is ap-proximately
780 acres. The vision for this area includes primarily
residential uses, with a small amount of commercial uses, parks and
public schools to support the residential neighborhoods. When de-velopment
does occur, the following additional General Plan policies
apply:
1a. Higher density residential uses should be located close to
MacArthur Drive in order to take advantage of proximity to
the Downtown.
1b. The density of residential development shall feather towards
the eastern boundary of this Urban Reserve at Chrisman
Road, where the designation should be Residential Very Low.
1c. The use of cluster development on the eastern side of this
Urban Reserve is encouraged to create a soft edge to the City.
1d. Commercial uses should be located and designed in a way to
serve new neighborhoods and should not compete with the
Downtown.
1e. Siting and layout of uses at the interface of the eastern edge of
Urban Reserve 1 and the Defense Depot ( e. g., south of
Schulte Road on Chrisman Road) should be designed with
appropriate landscaped buffers and/ or setbacks such that resi-dential
uses are not negatively impacted visually by their adja-cency
to the Defense Depot.
In the future, the City should explore using the area along the
Union Pacific Railroad corridor as a neighborhood amenity such
as a bicycle and pedestrian trail to Downtown.
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TABLE 2- 3 STATISTICAL PROFILE: URBAN RESERVE 1
Land Use Designationa Acres
Adjusted
Gross
Acresb
% of
Total
Land
Assumed
Density
or FARc
Approximate #
of Homes/ Non-residential
Square feet ( sf.) d
Residential Very Low 350 298 45% 1.5 450
Residential Low 300 255 38% 4.35 1,110
Residential Medium 65 55 8% 9 500
Residential High 25 21 3% 18.75 400
Commercial 10 9 1% 0.3 111,000
Parke 30 4%
Total Acres 780 663
2,460 d. u./
111,000 sf.
aDoes not include land for Public Facility or Open Space designations. Distribution of land uses
may change as a result. These uses will be determined at the time of a Specific Plan or PUD.
b The adjusted gross acres reduces the total acres by 15 percent to account for infrastructure such
as roads and utility easements.
c Assumed density ( du/ acre) and development intensity ( FAR) is less than maximum allowed in
a particular land use designation. For purposes of analysis, assumed density, a factor of 0.75 has
been applied to the maximum allowed density/ intensity.
d Dwelling units ( d. u.) and square footage ( sf.) numbers have been rounded to the nearest 10 and
1,000, respectively.
e The amount of park space was calculated at 4 acres per 1,000 people.
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2. Urban Reserve 2
This area is commonly known as “ Banta” is situated around the exist-ing
agricultural town at the intersection of Grant Line Road and the
Union Pacific Railroad. The entire area encompasses approximately
1,480 acres. The vision for this area includes a Village Center, pri-marily
low density residential neighborhoods, limited industrial uses,
and some public uses, schools and parks to enhance community life.
Development is not expected to begin in this Urban Reserve in the
20- year horizon of this General Plan. When development does occur,
the following additional General Plan policies apply:
2a. A Village Center should be developed at intersection of Grant
Line Road the Union Pacific Railroad line near the town of
Banta.
2b. A park and other public uses should be considered around the
proposed Village Center site and/ or near the intersection of
Eleventh and Chrisman Road.
2c. Expansion of industrial uses should occur east of the North-east
Industrial Area and adjacent to I- 5.
2d. Properties adjacent to I- 5 should have industrial and commer-cial
development to take advantage of access to the Interstate
highway.
Definitions and policy guidance
on the terms “ feathering,” “ clus-ter
development,” “ soft edge,”
and “ hard edge can be found in
the Community Character Ele-ment.
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TABLE 2- 4 STATISTICAL PROFILE: URBAN RESERVE 2
Land Use Designationa Acres
Adjusted
Gross
Acresb
% of
Total
Land
Assumed
Density
or FARc
Approximate #
of Homes/
Non- residential
Square feet ( sf.) d
Residential Very Low 700 595 47% 1.5 900
Residential Low 450 383 30% 4.35 1,660
Residential Medium 80 68 5% 9 610
Residential High 25 21 2% 18.75 400
Commercial 50 43 3% 0.3 555,000
Village Center 25 21 2% 0.3 278,000
Industrial 100 85 7% 0.4 1,481,000
Parke 50 3%
Total Acres 1,480 1,256
3,570 d. u./
2,314,000 sf.
aDoes not include land for Public Facility or Open Space designations. Distribution of land uses
may change as a result. These uses will be determined at the time of a Specific Plan or PUD.
b The adjusted gross acres reduces the total acres by 15 percent to account for infrastructure such
as roads and utility easements.
c Assumed density ( du/ acre) and development intensity ( FAR) is less than maximum allowed in
a particular land use designation.
d Dwelling units ( d. u.) and square footage ( sf.) numbers have been rounded to the nearest 10 and
1,000, respectively.
e The amount of park space was calculated at 4 acres per 1,000 people.
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3. Urban Reserve 3
Located to the west of the I- 205 Regional Commercial Area, this 260-
acre Urban Reserve is envisioned as a mix of higher density residen-tial
uses and commercial uses. When development occurs, the follow-ing
additional General Plan policies apply:
3a. Residential Medium and Residential High uses should be lo-cated
near the I- 205 Regional Commercial Area to create a
concentration of uses within walking and bicycling distance
of shopping.
3b. Direct pedestrian, bicycle and vehicular connections shall be
provided to and from residential areas to the I- 205 Regional
Commercial Area.
3c. Residential Low and Residential Very Low uses should be lo-cated
further from the commercial areas, with a feathering of
intensities moving toward more rural areas.
3d. To the extent feasible, soft edges should be designed along the
northern and western edge of this Urban Reserve.
3e. Cluster development on the northern and western edges is en-couraged
in order to provide public and private open space
areas.
3f. No development shall take place in areas within the 100- year
floodplain, as established by the Federal Emergency Manage-ment
Agency ( FEMA), until appropriate mitigations are in
place to avoid future flood damage.
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TABLE 2- 5 STATISTICAL PROFILE: URBAN RESERVE 3
Land Use Designationa Acres
Adjusted
Gross
Acresb
% of
Total
Land
Assumed
Density
or FARc
Approximate #
of Homes/ Non-
Residential
Square footage
( sf.) d
Residential Very Low 50 43 19% 1.5 60
Residential Low 70 60 27% 4.35 260
Residential Medium 25 21 10% 9 190
Residential High 25 21 10% 18.75 400
Commercial 75 64 29% 0.3 833,000
Parke 15 6%
Total Acres 260 221
910 d. u./
833,000 sf.
aDoes not include land for Public Facility or Open Space designations. Distribution of land uses
may change as a result. These uses will be determined at the time of a Specific Plan or PUD.
b The adjusted gross acres reduces the total acres by 15 percent to account for infrastructure such
as roads and utility easements.
c Assumed density ( du/ acre) and development intensity ( FAR) is less than maximum allowed in
a particular land use designation.
d Dwelling units ( d. u.) and square footage ( sf.) numbers have been rounded to the nearest 10 and
1,000, respectively.
e The amount of park space was calculated at 4 acres per 1,000 people.
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4. Urban Reserve 4
This Urban Reserve, which is commonly referred to as the Catellus
property, consists of approximately 700 acres. It is located to the
north of I- 205 and to the northwest of the developed portion of
Tracy. The vision for this area is for industrial and office uses with
some low- density residential uses. When development occurs, the
following additional General Plan policies apply:
4a. Industrial, office and commercial uses shall be located closest
to I- 205.
4b. Office uses should be located closest to the I- 205 Regional
Commercial Area.
4c. Residential Very Low uses should be located in the north and
west of the area, away from industrial and commercial areas
and near the adjacent existing single family residential uses in
San Joaquin County. An alternative is to create a significant
landscape buffer on the west and north of at least 100 feet
outside of the public right- of- way with low maintenance
landscaping and equestrian trails. Structures on the western
and northern edges of the areas should not be more than one
story in height.
4d. Due to limited access from Urban Reserve 4 as a result of I-
205, the Union Pacific Railroad line, a loop street network
should be created southwest of Byron Road.
4e. Development along Byron Road should incorporate urban de-sign
features that enhance this area as an entryway to the city.
C I T Y O F T R A C Y
G E N E R A L P L A N
L A N D U S E E L E M E N T
2- 61
TABLE 2- 6 STATISTICAL PROFILE: URBAN RESERVE 4
Land Use Designationa Acres
Adjusted
Gross
Acresb
% of
Total
Land
Assumed
Density
or FARc
Approximate #
of
Homes/ Non-
Residential
Square footage
( sf.) d
Residential Very Low 75 64 10% 1.5 100
Commercial 80 68 11% 0.3 889,000
Office 125 106 17% 0.3 1,388,000
Industrial 415 353 58% 0.4 6,146,000
Parke 5 1%
Total Acres 700 595
100 d. u./
8,423,000
sf.
a Does not include land for Public Facilities or Open Space designations. Distribution of land
uses may change as a result. These uses will be determined at the time of a Specific Plan or
PUD.
b The adjusted gross acres reduces the total acres by 15 percent to account for infrastructure such
as roads and utility easements.
c Assumed density ( du/ acre) and development intensity ( FAR) is less than maximum allowed in
a particular land use designation.
d Dwelling units ( d. u.) and square footage ( sf.) numbers have been rounded to the nearest 10 and
1,000, respectively.
e The amount of park space was calculated at 4 acres per 1,000 people.
C I T Y O F T R A C Y
G E N E R A L P L A N
L A N D U S E E L E M E N T
2- 62
5. Urban Reserve 5/ Urban Reserve 18
Located just west of the current City limits, this 190- acre area bounded
by I- 205, Eleventh Street and Lammers Road has been designated as Ur-ban
Reserve 5 and Urban Reserve 18.
As shown in Figure 2- 2, Urban Reserve 5 is approximately 40 acres and
is located to the east of the future freeway interchange at Lammers Road
and Urban Reserve 18 is approximately 150 acres and is located to the
west of the future interchange. These two Urban Reserves share one
statistical profile to allow for flexibility as the Lammers freeway inter-change
project moves forward, yet still allow for comprehensive plan-ning
to occur in the area. Future intended uses in these two Urban Re-serves
include high density residences and office supported by commer-cial
uses. When development occurs, the following additional General
Plan policies apply:
5a. Appropriate setbacks and landscaping along I- 205 should be de-veloped
in order to provide an aesthetically pleasing entryway to
the city and to protect residents and workers from the negative
impacts of traffic.
5b. Appropriate setbacks and landscaping shall be provided along the
Eleventh Street edge of this Urban Reserve to provide an attrac-tive
visual entryway to the city.
5c. Highway- oriented Commercial uses should be located near the I-
205 interchange to serve the needs of travelers.
5d. Residential High uses should be located along Lammers Road.
5e. Office and Commercial uses should be located along Eleventh
Street and I- 205 to take advantage of visibility and access.
5f. The Lammers Road extension shall be located to ensure that
parcels are large enough to create viable commercial areas and
residential neighborhoods.
C I T Y O F T R A C Y
G E N E R A L P L A N
L A N D U S E E L E M E N T
2- 63
TABLE 2- 7 STATISTICAL PROFILE: URBAN RESERVE 5/ URBAN
RESERVE 18
Land Use Designationa Acres
Adjusted
Gross
Acresb
% of
Total
Land
Assumed
Density
or FARc
Approximate #
of Homes/ Non
Residential
Square footage
( sf.) d
Residential High 80 68 42% 18.75 1,280
Commercial 44 37 23% 0.3 489,000
Office 50 43 26% 0.3 555,000
Parke 16 8%
Total Acres 190 162
1,280 d. u./
1,044,000 sf.
aDoes not inclu