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4) The 3-acre Public Facilities(P)Transit Center in the Town Center would be relocated from the site adjacent to Byron Road, immediately north of the Community Commercial (C/C) area, to a location near the realigned northeast intersection of De Anza Boulevard and north of Main Street. 5) The above changes would require conforming changes to Master Plan map figures, as follows: Figure is Community Concept Diagram; Figure 1.4: Ownership Map; Figure 3.1: Community Concept Diagram; Figure 3.2: Residential Neighborhood Boundaries Diagram; Figure 3.3: Community Subareas Map; Figure 3.5: Master Plan Designations; Figure 3.7: Master Plan Designations--Central Area; Figure 3.12: Town Center Concept; Figure 4.1: Community Walls Location Plan; Figure 4.3: Community Edge Treatment Key Map; Figure 4.18: Community Entries Location Plan; Figure 4.24: Landscape Concept Diagram; Figure 7.1: Recreation and Open Space Plan; Figure 7.2: Open Space Designations and Linkages Plan; Figure 7.4(B): Mountain House Creek Park Plan; Figure 7.4(C): Mountain House Creek Park Plan; Figure 9.2: Gateway with Allowed Level of Service D; Figure 9.3: Intersection Signalization and Channelization; Figure 9.4: Roadway Classification Diagram; Figure 9.5: Cross Section Index; Figure 9.14: Main Street(De Anza Boulevard to Central Parkway); Figure 9.27A: Town Center Collector; Figure 9.30: Bicycle and Pedestrian Network; Figure 9.31: Bicycle and Pedestrian Walk and Path Standards; Figure 9.32: Transit Routes and Facilities Plan; and Figure 9.33: Railroad Crossing Concept. 6) The above changes would also require conforming changes to Master Plan tables, as follows: Table 3.1: Land Use Summary; Table 3.2: Land Use by Neighborhood; Table 7.1: Recreation and Open Space Areas; Table 9.3: Signalization at County Arterial Intersections, Table 9.4 Signalization at Community Arterial Intersections; and Table 9.6 Mountain House Road Classifications and Standards Specific Plan 11 Amendment: The Specific Plan II Amendment (PA-1700004) would make changes to the Specific Plan to conform to the proposed Master Plan changes and to conform to the proposed Final Map for the Town Center. These changes, which are similar to those described for the Master Plan Amendment(PA-1700002), are as follows. 1) Changes to map figures include: Figure 1.1: Mountain House Master Plan; Figure 1.2: Specific Plan Areas; Figum 3. 1. SPH Land Use, Mquie 3.2. SPI1 Zoning, Figure 3.3. Neighborhood boundaries; Figure . : 1 own Center& Neighborhood 'H' Land Use; Figure 3.8: Mineral Rights Map; Figure 4.2: SPII Entries and Intersections; Figure 4.4: SPI] Illustrative Concept [Neigh. 'H' &Town Center]; Figure 4.11: Town Center Illustrative Concept; Figure 4.15: Town Center Community Commercial; Figure 7.1: SPIT Recreation and Open Space System; Figure 7.3: Central Community Park Concept; Figure 7.6: SPII Mountain House Creek Park; Figure 9.1: SPI] roadway System; Figure 9.2: SPII Bicycle and Pedestrian System; and Figure 9.3: SPIT Transit System. 2) Changes to tables include: Table 3.1 -SPII Land Use Summary; Table 3.2-SPII Land Use by Neighborhood. Specific Plan I and Specific Plan III: The Specific Plan I (PA-1700003) and Specific Plan III (PA-1700005)would make changes to conform to the proposed Town Center project Master Plan Amendment and Specific Plan II Amendment. Most of the changes in the Specific Plan I and Specific Plan 111 documents are graphics and figures only. ENVIRONMENTAL DETERMINATION: A Mitigated Negative Declaration is being proposed for adoption. Copies of the Initial Study and proposed Mitigated Negative Declaration are available at the Community Development Department. APPLICATION REVIEW: If you have any recommendations or comments on this project, please submit them to the Community Development Department no later than February 21, 2017. Comments or recommendations received after that date would not be used in staffs analysis and recommendation for this application. NOTE TO SURROUNDING PROPERTY OWNERS: The Planning Commission will hold a public hearing on this project. You will receive notice of the date, time, and place of the public hearing at a later date. NOTE TO REVIEW AGENCIES: If you wish to be notified of the Planning Commission hearing date for this project, inform the contact person noted above, and you will be placed on the mailing list. Any public agency which comments on the proposed project or negative declaration will automatically be placed on the Planning Commission mailing list. AGENCY REFERRALS MAILED ON: January25, 2017 TO: MH CSD, PW, EHD, ALUC BLDG/PLAN CK, ENFORCEMENT FIRE PREVENTION BUREAU TRACY FIRE DEPARTMENT COUNTY SHERIFF, CHP COUNTY COUNSEL, SIERRA CLUB LAMMERSVILLE SCHL DIST TRACY PUBLIC SCHLS, SJCOG SJ DELTA COMMUNITY COLLEGE TRACY CITY MANAGER TRACY PLANNING, PG&E, SBC BYRON-BETHANY IRRIGATION DIST