SU0014807 - Laserfiche WebLink

Home Browse Search

Project Description The International Park of Commerce Phase 2 Specific Plan (IPC2SP) establishes the land uses, zoning, development standards and regulations for an approximately 284-acre area of land located in the southwest region of San Joaquin County("County') and adjacent to the City of limits of Tracy. The Specific Plan Area is at the crossroads of two major transportation corridors, making it ideal for businesses which require large parcels for use as warehousing, manufacturing, research and development, processing, fabrication, and construction related uses. It is bordered by the extension of Promontory Parkway to the north, Pavilion Parkway to the East, with Schulte Road bisecting the site with an additional parcels and development extending south of the road, and vacant property to the east. The IPC2SP envisions the development of a variety of uses but not limited to warehouse and distribution buildings and uses. Development of the project will include interior site circulation,vehicle parking, and truck and trailer parking and in general will include general warehousing; distribution; logistics and fulfillment uses. a. Vision The vision for the IPC2SP is to create land use policies and standards supportive of high-quality development and is specifically intended to encourage a variety of industrial and warehouse uses to develop within San Joaquin County. b. Buildout Land Use Summary The IPC2SP is intended to allow for flexibility in development. Table 1.1 of the Specific Plan presents the approximate acreage within the proposed zoning district and total building square footage envisioned for buildout. The IPC2SP includes a variety of land uses which may include but not be limited to warehouse and distribution, ancillary office,technology, pharmaceutical, manufacturing, processing, business service and accessory land uses. The proposed zoning district is IPCSP2 with County General Plan land use designation of General Industrial to replace the General Agriculture, see Figure 1.4. The Project will attract a wide variety of businesses that will generate jobs and provide for business development needs within San Joaquin County over the project buildout. c. General Development Concept The general development concept envisions a state-of-the-art business park developed on the parcels with associated parking and circulation for vehicles and trucks. All new roads on-site will be private; the project does not propose any new public roads. Utility services required for development of the site will include groundwater wells, an on-site water treatment facility,fire system, an on-site wastewater treatment facility, and bio-treatment and detention basins to provide for the treatment and storage of storm water. Water generated by the treatment of the wastewater will be recycled and used for the on-site irrigation of the landscape. The following utility infrastructure requirements are intended to implement the necessary improvements required for the development of the Project. The central location of the public water, sewer, and fire utilities was chosen to provide screening for both the fire and the recycled water tanks. By locating these facilities behind buildings and utilizing generous landscape screening will assist to reduce the visual impacts of these tank and other improvements. Centralizing the water and wastewater facilities also provides for additional security where facilities on the edge of the project make them potentially more exposed to vandalism.The centralized location also provides for multiple pipe corridors to access the water, sewer, and fire services. By having multiple connections to these facilities limits the potential impacts of a pipe break which may potentially affect all buildings rather than a single building. Page 3 of 7