[{"_1":2,"_86":-5,"_87":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6606675,"mediaKeyId","2962502-c2968bf1b7ba212f344d0b24c207d02b","parentId",2962502,"title","Planning commission continues review of 1.7 million‑sq‑ft Tracy Hills Commerce Center after wide public turnout","audioSeconds",11941,"startMs",1409000,"endMs",13350000,"viewUrl","/Search/View?dp=1&key=2962502-c2968bf1b7ba212f344d0b24c207d02b&start=1409&end=13350","thumbnailUrl","https://assets.pipeline.soar.com/2962502-c2968bf1b7ba212f344d0b24c207d02b/thumbnail_1409000.jpg","articleUrl","/articles/6606675/Tracy/San-Joaquin-County/California/Planning-commission-continues-review-of-17-millionsqft-Tracy-Hills-Commerce-Center-after-wide-public-turnout","mediaUrl","https://secure.pipeline.soar.com/6606675-41023b3055f15f73cfceed0d889da46f/orig.mp4?Expires=1771205148&Signature=ADpj72dpd1vFohHkhS4SqjLOcr7hQv5nZYqEPvz-0ITB6aVbuAYdBlsmV38-skpt2ghpDK~qGY7xQ6XegB9iOPUwkcGmXe64qAVv3Vy496g7V-eJ77HLgzqDhq6hr8DFGGcWJ0quN5QG-3q5by~dD8uc-WczbtJLCQn1T3dCfTYHfT46zW97R4xzB844~i8jeq~gwqDn91a1-ZjXhLPPABpfCWlAuYjxlJqR7BjbhpaSBcmL0Hf5WtSmdUPcce~lU8f0~HH9UtvweRH8nogKZFV-4H07wiSgoE9GyAzgiElfWJL7~cxpZjUci8Ov3qO5u-~G2EMTOXYDeKJEKf3jJQ__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-10T18:14:42Z","article","The Tracy Planning Commission voted to continue consideration of the Tracy Hills Commerce Center project to allow additional review after an extended public hearing and more than 100 written comments from residents.

Staff and the applicant described the proposal as a multimillion‑square‑foot, multi‑building industrial business park on land in the Tracy Hills specific plan area. Scott Clare, planning manager, summarized the project as seven warehouse buildings ranging from roughly 117,000 to 355,000 square feet, totaling approximately 1.7 million square feet, with associated parking, landscaping, public‑street improvements and a vesting tentative map to subdivide roughly 194 acres into 16 parcels plus remainder. The Commerce Center site is on the west side of Corral Hollow Road between the Delta Mendota Canal and the California Aqueduct; staff said the property has been designated industrial under the general plan and the Tracy Hills specific plan since the site’s annexation in 1998.

Ridgeline Property Group, the applicant, presented revised plans and said it had reduced the original project footprint and eliminated higher‑throughput “cross‑dock” buildings during design review. “We reduced the project size by just under 50%… converted to seven buildings on 1,700,000 square feet,” said Steven Arthur, a partner with Ridgeline. The applicant described landscaping perimeter buffers, internal truck courts oriented away from public rights‑of‑way, LEED‑oriented building elements, solar‑ready roofs, and voluntary traffic improvements including two traffic signals and an extended public road. The applicant said it will fund approximately $15–$17 million in public improvements, primarily on Corral Hollow Road and on a new public street serving the project.

Staff presented CEQA analysis: the project was evaluated through a consistency analysis and environmental checklist that compared the proposal to the Tracy Hills specific plan EIR certified in 2016. City consultant staff stated that the project’s impacts are within the scope of that EIR and that no additional EIR is required under CEQA Guidelines §§15162 and 15168(c)(2).

More than two dozen residents and stakeholders spoke during the public comment period. Opposition points focused on traffic, air quality, safety, proximity to sensitive receptors (including an elementary school), light and noise pollution, and cumulative impacts from ongoing buildout in South Tracy. Speakers described local traffic congestion on Corral Hollow Road and the 580 interchange and questioned whether the project’s traffic analysis and modeling reflected current traffic patterns and recent local growth. Multiple speakers urged the Planning Commission to solicit or wait for a broader policy review before recommending large new warehouse projects in the area.

Labor and union representatives testified in support of the project, citing local construction and permanent jobs and commitments to hiring apprentices and local workers. Raul Hernandez, representing local construction trades, said the project would bring family‑supporting construction wages and apprenticeship opportunities. A Sheet Metal Workers representative also urged commission approval to bring jobs closer to local residents.

Commissioners questioned the applicant and staff about photo simulations, the elevation points used for visual simulations, the truck circulation plan inside the site, whether the project provides spaces to drop 53‑foot trailers, EV charging and “EV‑ready” conduit in parking stalls, the timing and phasing of roadway improvements on Corral Hollow Road, and the adequacy of the project‑level traffic study (prepared in 2022). The applicant said the road improvements shown on project plans would be completed with the initial phase and that the project had volunteered signal installation and other roadway work beyond typical nexus requirements.

After public comment and discussion, Commissioner English moved to continue the item so commissioners could review additional materials and receive further clarification on traffic, air quality and related policy issues. The motion was seconded and passed on roll call. The continuance gives commissioners additional time to examine the specific traffic and environmental analyses, as requested by several commissioners who said they wanted to ensure CEQA conclusions, mitigation measures and traffic modeling reflected current conditions. The Planning Commission’s continuation is a procedural recommendation; the City Council will make the final legislative decision if the application advances.

Commission staff recorded receiving more than 100 letters and emails on this item; the record will be forwarded to any future council hearing. The applicant said it would continue to coordinate with the city on phasing, the design guidelines appendix to the Tracy Hills specific plan, and project mitigation implementation.","mediaType","Video","parentTitle","April 9, 2025 - Planning Commission Meeting","oneSentenceSummary","The Tracy Planning Commission voted to continue action on the proposed Tracy Hills Commerce Center — a seven‑building, approximately 1.73‑million‑square‑foot industrial development on roughly 97 acres — after an extended public hearing that produced more than two dozen speakers and over 100 written comments.","taxTitle","Tracy, San Joaquin County, California","taxId",3940,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6606680,"Planning commission approves conditional use permit for 37‑foot freeway sign on North Tracy Boulevard",707,762000,1469000,"/Search/View?dp=1&key=2962502-c2968bf1b7ba212f344d0b24c207d02b&start=762&end=1469","https://assets.pipeline.soar.com/2962502-c2968bf1b7ba212f344d0b24c207d02b/thumbnail_762000.jpg","/articles/6606680/Tracy/San-Joaquin-County/California/Planning-commission-approves-conditional-use-permit-for-37foot-freeway-sign-on-North-Tracy-Boulevard","https://secure.pipeline.soar.com/6606680-7887ebfc6a7a5a7460c31fe320cdba50/orig.mp4?Expires=1771205148&Signature=iEJLgrpgLrnB2-5SGeSyj865ceFxnb28K301Q9JNp1Ru9mHkbCcQ8ULQ0vQV7kyxjXIAONLZvMRzIqVexy7Z-jOZUEYfmuaOk07wC~TbWZ8MZYeaeOGOIw6-aqrLvcLvGJKP2c66YA13JXZUKDzbHnRnEUoBYB6pH~WUUsHqyrTySwHU0kTDMdEpOznabwPCuNZfZy9iiGSlZCWBi4p-1aYfwL2wUhy8wATeTR9j8Cpv5X3rM4p9mGHXy3eycaMboLdRLsHDEzOjj~wioD1OE4ZYJvxAGLDy-ekRE6L~vTrAcMwKHlomythaKmnxqAJXDoemWRfF42hyozd89eIwvg__&Key-Pair-Id=KUT5TJCACFTXG","The Tracy Planning Commission voted to adopt a resolution approving a conditional use permit for a freeway sign at 3788 North Tracy Boulevard (CUP23‑0005) and determined the project to be categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines §15332.

City planning staff said the proposed sign would be located on the Triangle Plaza site on the southeast corner of Tracy Boulevard and Larch Road, near the I‑205 overpass. Genevieve Federighi, project planner with the Community and Economic Development Division, described the proposal as a 300‑square‑foot sign — the maximum allowed for a freeway sign in the city — with a 37‑foot height, matching materials used on the adjacent gas station and convenience store. “The proposed sign is an LED illuminated sign,” Federighi said, noting the design package restricts flashing billboard‑style display.

Commissioners asked staff and the public about visual and safety factors. Commissioners raised concerns about tree screening, sign orientation parallel to Tracy Boulevard and whether the sign would be visible from the freeway when mature landscaping is in place. Federighi said the applicant did not provide a separate visibility study and the applicant would be responsible for determining whether the sign is feasible to be seen from freeway traffic. On whether the city reviews sign content, staff said the conditional use permit covers the sign’s size, materials and illumination; messages to be displayed on the electronic face are governed by the property and do not require separate City review.

The Planning Commission’s motion to adopt the resolution passed on a roll‑call vote. Commissioners voting yes were: Commissioner Atwal, Commissioner English, Chair Orcutt, Vice Chair Penning and Commissioner Boa‑Chay Boateng. The permit applicant is Tracy Signs Incorporated; the property owner is listed as Hamed Amini Filabadi.

The commission approved both the design‑level aspects (height, area, materials, LED illumination) and the CEQA exemption finding for infill development. Staff will process building permits and the usual construction inspections to verify structural and circulation requirements during the permit and building‑permit stage.

The commission moved on to a separate, larger item on the agenda concerning the Tracy Hills Commerce Center after the vote.","The Tracy Planning Commission voted to grant a conditional use permit for a 37‑foot, 300‑square‑foot freeway sign at 3788 North Tracy Boulevard. Staff recommended approval and found the project categorically exempt under CEQA §15332; commissioners asked about lighting, visibility and sign content control during the hearing.","actionData","errors"]

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Planning commission continues review of 1.7 million‑sq‑ft Tracy Hills Commerce Center after wide public turnout

Planning commission approves conditional use permit for 37‑foot freeway sign on North Tracy Boulevard