Planning Commission recommends small‑lot zoning, approves 324‑unit Tri Way project

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 Planning Commission heard questions from commissioners about park siting, park construction timing, bike/pedestrian connections, basin and pump‑station needs, and whether the proposed “small lot” zone was consistent with other nearby jurisdictions. Staff explained that parks and recreation staff requested the park be located closer to Valpico to ensure public access, and that a condition requires the park to be completed by the time 50% of homes are built; frontage improvements and Valpico widening are part of the project’s mitigation and frontage obligations; and that the new RSL zone was proposed as a citywide district to allow a consistent small‑lot product in multiple locations rather than a site‑specific planned unit development. The applicant, Brookfield Residential Properties, described the site plan, building typologies, and public benefits including the park, trail connections and pump station.

Public comment at the hearing included one speaker expressing general support and raising traffic questions; staff noted they had received four letters of support for the project (from the Law Offices of Stephen Hassing, the Building Industry Association of the Bay Area, and the property owner W. Tadros and the current on‑site business).

Following deliberations, the commission moved and seconded a recommendation that the City Council approve: (1) a zoning text amendment creating Article 9.5 (Small Lot Residential RSL) in the Zoning Code; (2) a rezone of four parcels from Light Industrial to Small Lot Residential; (3) a vesting tentative subdivision map to create 275 residential lots and common areas; and (4) a development review permit for the 324 units. Commissioners voted in favor of the motion. The staff‑recommended memorandum included minor condition modifications (C1, C3.13, C3.14, C3.15, C4.21, and F2(3)) and a correction clarifying that the public park parcel is to be dedicated to the City rather than to the HOA.

The project team and staff said they will take the Planning Commission recommendation to City Council for final action.

Votes at the Planning Commission (item 1A): The motion to recommend approval passed on roll call (5–0). Recorded roll call: Chair Orcutt — yes; Vice Chair Penning — yes; Commissioner English — yes; Commissioner Atwal — yes; Commissioner Bache Bateng — yes.

Why it matters: The RSL zone creates a new citywide option for “missing middle” and small‑lot ownership housing that staff said would help Tracy meet its higher‑density General Plan designation and accommodate the state’s housing goals while providing a neighborhood park and trail connections. Conditions require the park and frontage improvements be constructed as the project is built, and CEQA findings rely on existing General Plan EIR coverage.

What’s next: The Planning Commission’s recommendation is forwarded to the City Council, which will consider the ordinances and resolutions needed to adopt the zoning amendment, rezone and entitlements. City staff said the park dedication correction and the memorandum changes will be included in the materials sent to Council.

Ending note: The project team and staff emphasized coordination efforts with agencies (BBID for a larger trail connection) and that some long‑range circulation projects tied to Valpico will be completed as growth occurs and as additional right‑of‑way improvements permit wider configurations.