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Public Notice

07 19 18 Notice of Intent to Adopt Mitigated Negative Declaration - Avenues Specific Plan

Posted: Jul 18, 2018

Notice of Intent to Adopt a Mitigated Negative Declaration/Initial Study for the Avenues Specific Plan Project

July 19, 2018

Lead Agency: City of Tracy
333 Civic Center Plaza Tracy, CA 95376
209-831-6400

Project Title: Avenues Specific Plan

Project Location: The Avenues Specific Plan (ASP) is located within the southwestern portion of Tracy, California. The specific plan area (Plan Area) is located south of Interstate 205 and north of Interstate 580. The Plan Area is approximately 95 acres and bounded by Valpico Road on the north, the Ellis Specific Plan area to the south, Wilkinson Road on the east, and undeveloped land to the east and west. The Plan Area is comprised of two parcels; Assessor’s Parcel Numbers 240-140-05 and 240-140-06.

Project Description: The Avenues Specific Plan (ASP) proposes a specific plan to serve as a comprehensive land use plan for the development of approximately 95 acres. The ASP proposes a residential neighborhood made up of a mix of residential building types and recreational uses. The ASP would allow for a maximum of 480 dwelling units and a minimum of 380 units, for a total density of 4 to 5 dwelling units per gross acre.

Future homes within the ASP would be designed consistent with the architectural standards provided in the Avenues Specific Plan Pattern Book. This Pattern Book serves as the basis for Development Review and implementation. Six architectural styles are included within the Pattern Book for residential development: Avenues Craftsman, Avenues Farmhouse Victorian, Avenues Revival, Avenues European Country, Avenues Mediterranean Revival, and Avenues Spanish Colonial.

Access: The main entry into the Specific Plan area would be from Valpico Road onto Summit Drive, the main street through the Plan Area. Summit Drive would bisect the Plan Area and continue to a secondary access at the southern boundary of the Specific Plan area directly connecting to the Ellis Specific Plan subdivision. Sidewalks are proposed on all streets, and a multi-purpose path is proposed on Summit Drive and along the Plan Area frontage of Valpico Road. All streets would be publicly owned and maintained and would be built to the standards established by the ASP.


Parks: The ASP proposes a neighborhood park of approximately 4 acres. Anticipated uses would be oriented around two tree-lined promenades and include a picnic area with shade structure, play areas for both 2- to 5-year-olds and 5- to 12-year-olds, a basketball court, and a multi-use youth soccer/ballfield. Smaller lawn areas would be available for informal play, picnicking, and passive recreation with restroom.

Utilities:
Water: The proposed water improvements for the ASP area would consist of a conventional on-site water system with mains, services and fire hydrants designed in accordance with the City of Tracy Design Standards.

Recycled Water: The proposed recycled water improvements would consist of an 8" recycled water main in Summit Drive that would provide a connection from the 8" recycled water main at the southern end of the Plan Area, under construction by the Ellis Specific Plan development, to the proposed recycled water main in Valpico Road. The recycled water main would be connected to the potable water system until recycled water is available.

Wastewater: The proposed wastewater improvements for the Plan Area would consist of a conventional on-site gravity sanitary sewer system with mains, manholes, and laterals designed in accordance with the City of Tracy Design Standards. The proposed wastewater improvements would also include an off-site sanitary sewer main in Valpico Road that would convey wastewater from the proposed project and connect to the extension of the proposed Corral Hollow Road Sewer as described in the Tracy Wastewater Master Plan.

Storm Drain: The proposed storm drain system for the ASP would consist of a conventional onsite storm drain system with mains, catch basins, and manholes designed in accordance with the City’s Storm Drain Master Plan and City of Tracy design standards.

The Project would be served by the City of Tracy for water, wastewater services, and stormwater collection. The Pacific Gas and Electric Company would provide gas and electricity.

Implementation of the ASP requires the following actions:

• Annexation into the City of Tracy;
• Approval of the Avenues Specific Plan (including Avenues Pattern Book and Sign Program);
• Approval of a Tentative Map and Final Map
• Approval of Development Review Permit(s);
• Approval of Improvement Plans and Building Permits

Findings/Determination: The City has reviewed and considered the proposed project and has determined that the project will not have a significant effect on the environment, with substantial supporting evidence provided in the Initial Study. The City hereby prepares and proposes to adopt a Mitigated Negative Declaration for this project.

Public Review Period: A 30-day public review period for the Mitigated Negative Declaration/Initial Study will commence on July 19, 2018 and will end on August 18, 2018 for interested individuals and public agencies to submit written comments on the document. Any written comments on the Initial Study/Mitigated Negative Declaration should be sent to the attention of Andrew Malik, Development Services Director, and must be received at the City of Tracy, Development Services Department, 333 Civic Center Plaza, Tracy, CA 95376 by 5:00 PM on August 20, 2018. The project file and copies of the Mitigated Negative Declaration/Initial Study are available for review at the City of Tracy at the address listed above or on the City’s website: www.ci.tracy.ca.us/?navid=595.

Questions regarding the City of Tracy’s review of the project or Draft Mitigated Negative Declaration may be directed to Andrew Malik, Development Services Director at the address above or at (209) 831-6400 or Andrew.Malik@cityoftracy.org.

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