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Planning Commission recommends small‑lot zoning, approves 324‑unit Tri Way project
Summary
The Planning Commission voted to recommend city council approval of a zoning text amendment, rezone and entitlements for the Tri Way project — a 324‑unit small‑lot residential development with a 3.5‑acre park and frontage improvements on Valpico Road.
The City of Tracy Planning Commission recommended that the City Council adopt a new “Small Lot Residential (RSL)” zoning district and approved entitlements for the Tri Way project, a 22.6‑acre development proposing 275 homes plus 49 junior accessory dwelling units (JADUs) for a total of 324 residential units.
Staff presented the project as a mix of 96 semi‑attached duet homes, 113 alley‑loaded single‑family homes and 66 front‑loaded homes, at about 12.2 dwelling units per acre. The project includes a 3.5‑acre public park (larger than the 2.6 acres required), a public loop road with two east‑west connections to Valpico Road, frontage improvements on Valpico, approximately 2.1 acres of expanded regional city basin area and a pump station. Staff recommended the Planning Commission find the zoning text amendment exempt from the California Environmental Quality Act (CEQA) under the “common sense” exemption (CEQA Guidelines §15061(b)(3)) and that the rezone and project were categorically exempt under CEQA Guidelines §15183 as consistent with the certified Tracy General Plan Environmental Impact Report (EIR).
The Planni…
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