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south. Residential housing is located beyond the agricultural lands surrounding the WQCF site along Yosemite
<br /> Avenue,McKinley Avenue,Airport Way, and SR 120. These areas consist primarily of single-family homes.
<br /> Wastewater Collection System, Recycled-Water System, and Outfall Pipeline Areas
<br /> As discussed in Chapter 3, "Project Description,"implementation of the proposed project would result in
<br /> construction of a wastewater collection system consisting of three trunk sewers, a new 14,000-foot effluent outfall
<br /> pipeline, and a recycled-water distribution system. Proposed project implementation would also result in the
<br /> construction of several permanent and interim wastewater pumping stations. The collection system,recycled-
<br /> water system, and outfall pipelines would be installed below grade throughout the project area, and would be
<br /> primarily located along roadways within existing City right-of-way. Land uses along proposed pipeline
<br /> alignments include a variety of residential, commercial, open space, agricultural, and industrial uses,including
<br /> Medium Density Residential,Low Density Residential, High Density Residential, Open Space, General
<br /> Commercial,Light Industrial, and Commercial Mixed Use general plan land use designations (Exhibit 4.1-2).
<br /> Permanent and interim pumping stations would be located within or adjacent to residential subdivisions,would
<br /> typically be one-quarter acre or less, and would be mainly below grade(as described in Section 4.2, "Visual
<br /> Resources"). Design features and landscaping would allow the pumping stations to visually blend and
<br /> inconspicuously integrate with surrounding land uses.
<br /> REGULATORY SETTING
<br /> The land use planning and zoning authority of local jurisdictions in California are set forth in the state's planning
<br /> laws. The WQCF property is under the planning jurisdiction of the City. A summary of land use policies and
<br /> policies and goals related to agricultural land uses is provided below.
<br /> Federal Plans, Policies, Regulations, and Laws
<br /> No federal plans,policies,regulations, or laws are applicable to the proposed project.
<br /> State Plans, Policies, Regulations, and Laws
<br /> Planning and Zoning Laws
<br /> California Government Code(GC) Section 65300 et seq. establishes the obligation of cities and counties to adopt
<br /> and implement general plans. The general plan is a comprehensive, long-term, and general document that
<br /> describes plans for the physical development of a city or county and of any land outside its boundaries that, in the
<br /> city's or county's judgment,bears relation to its planning. The general plan addresses a broad range of topics,
<br /> including, at a minimum, land use, circulation,housing, conservation, open space,noise, and safety. In addressing
<br /> these topics,the general plan identifies the goals,objectives,policies,principles, standards, and plan proposals
<br /> that support the city's or county's vision for the area. The general plan is a long-range document that typically
<br /> addresses the physical character of an area over a 20-year period. Finally, although the general plan serves as a
<br /> blueprint for future development and identifies the overall vision for the planning area, it remains general enough
<br /> to allow for flexibility in the approach taken to achieve the plan's goals.
<br /> The State Zoning Law(GC Section 65800 et seq.) establishes that zoning ordinances,which are laws that define
<br /> allowable land uses within a specific district, are required to be consistent with the general plan and any
<br /> applicable specific plans. When amendments to the general plan are made, corresponding changes in the zoning
<br /> ordinance may be required within a reasonable time to ensure the land uses designated in the general plan would
<br /> also be allowable by the zoning ordinance(GC Section 65860[c]).
<br /> Manteca WQCF and Collection System Master Plans EIR EDAW
<br /> City of Manteca 4.1-3 Land Use and Agricultural Resources
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