Planning Commission approves permit to expand modular classrooms at Tracy Community Church

The Tracy Planning Commission voted on June 11, 2025 to adopt a resolution granting a conditional use permit (CUP24-0011) and a development review permit (D24-0025) allowing Tracy Community Church to retain six existing modular classrooms and add four new modular classrooms and one additional storage container at 1790 Sequoia Boulevard. The commission also approved planting six trees as screening and shade. The vote was recorded with Chair Orcutt, Vice Chair Don Penning, Commissioner Boce Boateng and Commissioner English voting yes; Commissioner Atwal was not present for the vote. The resolution number was not specified in the staff report.

Staffer Kenny Lippage, Community and Economic Development, told the commission the site is an 8.89-acre parcel in the low-density residential zone where school and church uses are conditionally permitted. Lippage said the application includes a request to retroactively permit six modular classrooms and related restroom and storage facilities that had previously been installed under temporary approvals and not removed at permit expiration, and to authorize four additional modular classrooms in phases. "This site is located at 1790 Sequoia Boulevard," Lippage said, noting the location is across from the Safeway and west of the McDonald’s. He described the modulars' elevations, proposed paint and siding to match existing buildings and new modular ramps to connect to existing concrete walkways.

The staff report recommended a three-year approval period tied to the project phasing and cited the municipal code provision discussed in the meeting materials. Staff also recommended the commission find the project categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines section 15314 (minor additions to schools).

Commissioners asked whether the previously installed modulars should have had development review permits when placed and whether retroactive fees could be imposed. Lippage said historical records were incomplete and staff "do not have enough information to to place those kind of fees on this applicant at this time." He added that prior temporary approvals had conditions that were not met, that ownership changes complicated the records, and that the current approach is to address the prior unpermitted units alongside the new additions so the site will be brought into current compliance and will go through building permit review for the proposed units.

Pastor Sam Carvelo, representing Tracy Community Church, confirmed the storage containers will be used for general accessory storage and not for refrigeration. "There's no plans of making cold storage at this time," Carvelo said.

There were no public speakers. Commissioners discussed tree placement and screening; staff confirmed the six trees are to be planted on private property along the front of the sanctuary and not in the public right-of-way, and that details and timing of planting will be submitted with building permit plans and must be shown prior to issuance.

Motion and vote: Chair Orcutt moved to approve the conditional use permit and development review permit as described in the staff recommendation, including the six trees and the CEQA exemption. The motion was seconded (not specified in the public record) and passed by roll call with four yes votes and one absent. The resolution number and some administrative tracking numbers were not specified in the verbal motion or staff presentation.

Why this matters: The decision allows the school use to remain and expand on an established church site while formalizing conditions—screening trees, building elevations and accessibility ramps—and requires the applicant to obtain building permits for the new modular units. Because the approval includes retroactive legalization of units that were installed under temporary permits that lapsed, staff emphasized the building-permit and plan-submittal steps that will follow.

No additional conditions or appeal dates were read into the public record during the hearing.

Closing note: Staff said the proposed modular buildings will be painted and finished to match existing site buildings and that the applicant will submit construction-level plans for review prior to building-permit issuance.