De Novo Planning Group
City Council
September 19, 2022
De Novo Planning Group
De Novo Planning Group
Meeting Objective
• City Council to consider the following:
• Certify the General Plan Environmental Impact
Report (EIR), and
• Adopt the General Plan Update to replace the
existing General Plan.
De Novo Planning Group
Meeting Overview
• Summary of Process and Outreach
• General Plan Summary
• Environmental Review (CEQA)
• Community Input and Key Issues, and how the
General Plan addresses these issues
• Discussion and feedback
De Novo Planning Group
• Define a long-term vision for future growth and
resource management within the City over the
next 20 years
• Reflect the goals and values of the City
• Build on recent City planning efforts (Specific
Plans, etc.)
• Include extensive public outreach and community
participation
• Balance growth, conservation, and quality of life
Purpose of the General Plan
De Novo Planning Group
• Adopted in 1991. Hasn’t been comprehensively
updated in over 30 years.
• Numerous changes to State law
– Climate change
– Environmental justice
– Complete streets
– Flood protection
• Lathrop has grown substantially, and faces new
housing and economic development challenges
Existing General Plan
De Novo Planning Group
Summary of the Process
Identify Community Priorities
Existing Conditions Report
Preferred Land Use Map
General Plan Goals, Policies, and
Programs
Draft General Plan
Environmental Impact Report
Public Hearings - General Plan
and EIR (Planning Commission
favorable recommendation)
Public Participation
Issues, Opportunities & Vision
De Novo Planning Group
• Existing Conditions
Report
• Community Profile
Magazine
• Community Outreach
Summary Report
• Environmental Justice
Summary Report
• Community Vision
Report
Milestone Documents
• Preferred Draft Land Use
Map
• Draft General Plan
• Draft EIR
• Final General Plan
• Final EIR
• CEQA Findings of Fact
De Novo Planning Group
• Project Website
(lathrop.generalplan.org)
• Newsletters
• Visioning Workshops (4)
• Online Survey
• Property Owner Parcel Change
Request Applications
• NOP Scoping Meeting
• Open House Workshop (Draft
General Plan and Draft EIR)
• Planning Commission Hearings
and Study Sessions
Public Outreach and Participation
• City Council Hearings and Study
Sessions
• Interested parties email updates
• City social media posts
• Direct mailers to affected
property owners
• Staff meetings with interested
parties
• Manteca Bulletin articles
• City of Lathrop (Spotlight Page)
De Novo Planning Group
Required Elements
• Land Use
• Circulation
• Conservation
• Open Space
• Public Safety
• Noise
• Environmental Justice
• Housing*
Optional Elements
• Economic Development
• Public Facilities and
Services
• Implementation
General Plan Content
General Plan Elements
De Novo Planning Group
General Plan Content
Goals
Broad statements of community desires, preferences, and the General Plan’s purpose
Policies
Guides to decision-makers with respect to
development proposals, future growth and resource
allocation
Actions
Implementation steps to ensure goals and
policies are carried out
De Novo Planning Group
Land Use Map
• The Land Use map assigns a designation to each parcel within the City limits and Sphere of Influence.
• Determines what types of development and land use may occur on each parcel, as well as the density and/or
intensity of development.
• Land use designations are provided on pages LU-7 thru LU20. • The Map was developed with input from the community,
the Steering Committee, Planning Commission, and City
Council.
De Novo Planning Group
Land Use Map
De Novo Planning Group
Land Use Map
• The Land Use Map was developed with the
following input and priorities:
– Respond to community input received during the
outreach process
– Consideration of parcel change requests submitted by
land owners
– Corrections and clean-up items identified by staff
– Position Lathrop to be economically competitive
– Implement the City’s Guiding Principles
De Novo Planning Group
Land Use Map
• Overview of Notable Map Changes
– Most changes are minor “clean ups” to
reconcile inconsistencies and correct mapping
errors from past versions.
– Approximately 675 acres in the CLSP, north of
Dos Reis Road, has changed from Residential
and Commercial to Limited Industrial.
De Novo Planning Group
Environmental (CEQA) Review
• Notice of Preparation (NOP)
– Public Comment Period: Oct 8– Nov 8, 2021
– Scoping Meeting: Oct 27, 2021
– 5 comment letters received, all were addressed in Draft EIR
• Draft Environmental Impact Report (DEIR)
– Public Comment Period: May 27 – July 11, 2022
– 7 comment letters received, all are addressed in Final EIR • Final Environmental Impact Report (FEIR)
– Includes Findings of Fact and Statement of Overriding Considerations
– The DEIR is incorporated by reference
De Novo Planning Group
Community Input
• The most notable topic of community input and
feedback is the proposed change in land use to the
675 acres of land located north of Dos Reis, within
the northern portion of the Central Lathrop Specific
Plan.
• The change is from Variable Density Residential and
Commercial to Limited Industrial.
De Novo Planning Group
Land Use Changes
Existing Proposed
De Novo Planning Group
Aerial Map
De Novo Planning Group
Limited Industrial Uses
LI-CL- LIMITED INDUSTRIAL (MAX FAR 1.0)
The Limited Industrial designation accommodates a wide range of jobs-generating uses, including business parks; clean light industrial; research and development (R&D); science,
technology, engineering, and math (STEM); tech/biotech
manufacturing; high-tech services that incorporate some combination of assembly, warehousing, and/or sales, hospitals and other health care-related uses, warehouses and
distribution centers.
De Novo Planning Group
Land Use Map Review
(June & July 2021)
• The Planning Commission & City Council expressed
support for the Draft Land Use Map.
• The Planning Commission & City Council spent the
majority of time discussing the potential change
from Residential/Commercial to Limited Industrial
in the Central Lathrop Specific Plan Area, north of
Dos Reis Road.
• The Planning Commission & City Council were
supportive of this change, but did identify concerns
related to truck access, open space buffers, impacts
to the high school and existing residents.
De Novo Planning Group
Community Input
• During the Draft General Plan Open House
workshop, members of the community raised
similar issues as the Planning Commission.
– Increased truck traffic (noise, safety, air quality,
health, neighborhood compatibility, etc.)
– Proximity to Lathrop High School and residences
– Need for setbacks and buffers
• Similar issues were also raised in one comment
letter on the Draft EIR.
De Novo Planning Group
General Plan Mitigation
• The General Plan includes numerous policies and actions that were specifically included in order to reduce potential land use conflicts between new limited industrial development and existing/future sensitive receptors, including Lathrop High School and residences in the CLSP area.
• Some of the most relevant policies and actions are described on the following slides. The policies provide general
guidance, and the actions identify specific tangible steps the City will implement if/when development applications are received.
• These policies and actions are based on emerging best practices in California, and were derived from guidance provided by the CA Attorney General’s Office.
De Novo Planning Group
GP Policies that Reduce
Impacts
Policy LU-5.4: In industrial areas located within 1,000 feet of existing and planned sensitive receptors, promote industrial uses that are environmentally sustainable with limited potential to create nuisances such as noise and odors.
Policy LU-5.5: Ensure that industrial development projects, including warehouse, distribution, logistics, and fulfillment projects, mitigate adverse impacts (including health risks and nuisances) to nearby residential land uses and other existing and planned sensitive receptors.
Policy RR-6.2: Sensitive Receptors. Minimize the community’s exposure to toxic and harmful air emissions and odors by requiring an adequate buffer or distance between residential and other sensitive receptors and industrial-type uses that typically generate air pollutants, toxic air contaminants, and/or obnoxious fumes or odors.
De Novo Planning Group
GP Policies that Reduce
Impacts
Policy N-1.2: Noise Mitigation. Require new development to mitigate excessive noise to the standards indicated in Tables N-1, N-2, and N-3 through best practices, including building location and orientation, building design features, placement of noise-generating equipment away from sensitive receptors, shielding of noisegenerating equipment, placement of noise-tolerant features between noise sources and sensitive receptors, and use of noise-minimizing materials.
Policy N-1.4: Acoustical Studies. Require acoustical studies for new discretionary developments and transportation improvements that have the potential to affect existing noise-sensitive uses such as schools, hospitals, libraries, care facilities, and residential areas; and for projects that would introduce new noise-sensitive uses into an area where existing noise levels may exceed the thresholds identified in this element.
Policy N-1.10: Truck Traffic. Limit local truck traffic, including loading and unloading, to specific routes, times, and speeds appropriate to each zoning district.
Design development so that automobile and truck access to industrial and commercial properties abutting residential properties is located at the maximum practical distance from residential zones.
De Novo Planning Group
GP Actions that Reduce
Impacts
Action LU-5.c: When industrial projects, including
warehouse projects, fulfillment centers, and other projects that may generate high volumes of truck trips and/or air quality emissions are proposed within 1,000 feet of
existing or planned residential uses or other sensitive receptors, the City shall require the preparation of a Health Risk Assessment (HRA) that meets the standards
established by the Office of Environmental Health Hazard Assessment (OEHHA), and the San Joaquin Valley Air
Pollution Control District (SJVAPCD). Projects shall not be approved until it can be demonstrated that the project would not result in an exceedance of the established
thresholds of significance for public health risks at nearby sensitive receptors.
De Novo Planning Group
GP Actions that Reduce
Impacts
Action LU-5.d: When industrial projects, including warehouse projects, fulfillment centers, and other projects that may generate high volumes of truck trips and/or air quality emissions are proposed within 1,000 feet of existing or planned residential uses or other sensitive receptors, the City shall require the implementation of best management practices (BMPs) to reduce pollution exposure to sensitive receptors, particularly diesel particulate matter (DPM).
The appropriate BMPs shall be established on a case-by-case basis, and should consider the following tools, methods, and approaches:
• Creating physical, structural, and/or vegetative buffers that adequately prevent or substantially reduce pollutant dispersal between warehouses and any areas where sensitive receptors are likely to be present, such as homes, schools, daycare centers, hospitals, community centers, and parks. • Providing adequate areas for on-site parking, on-site queuing, and truck check-in that prevent trucks and other vehicles from parking or idling on public streets.
• Placing facility entry and exit points from the public street away from sensitive receptors, e.g., placing these points on the north side of the facility if sensitive receptors are adjacent to the south side of the facility.
Exceptions can be made for emergency vehicle access (EVA) points. • Locating warehouse dock doors and other onsite areas with significant truck traffic and noise away from sensitive receptors.
• Screening dock doors and onsite areas with significant truck traffic and noise with physical, structural, and/or vegetative barriers that adequately prevent or substantially reduce pollutant dispersal from the facility towards sensitive receptors.
• Posting signs clearly showing the designated entry and exit points from the public street for trucks and service vehicles.
• Posting signs indicating that all parking and maintenance of trucks must be conducted within designated on-site areas and not within the surrounding community or public streets.
De Novo Planning Group
GP Actions that Reduce
Impacts
Action LU-5.e: Update the Lathrop Municipal Code to include Good Neighbor Guidelines for Warehouse Distribution Facilities. The new Good Neighbor Guidelines should include:
a. A definition of the type and size of facility that is subject to the Guidelines;
b. Standards to minimize exposure to diesel emissions to sensitive receptors that are situated in close proximity to the proposed facility; c. Standards and practices that eliminate diesel trucks from unnecessarily traversing through residential neighborhoods;
d. Standards and practices that eliminate trucks from using residential areas and repairing vehicles on the streets;
e. Strategies to reduce and/or eliminate diesel idling within the facility’s site.
De Novo Planning Group
GP Actions that Reduce
Impacts
Action LU-5.f: Update the Central Lathrop Specific Plan (CLSP) to accomplish the following objectives:
a. Bring the Specific Plan’s land use map into consistency with the General Plan Land Use Map (Figure LU-1) b. Establish a circulation network that keeps future truck trips as far from existing and planned sensitive receptors as feasible; this includes, but is not limited to, the following requirements, which shall be incorporated into the Specific Plan:
i. Trucks shall be prohibited on Dos Reis Road, west of Golden Valley Parkway. ii. Future truck dependent development projects shall be prohibited from providing driveway access points off of Dos Reis Road, west of Golden Valley Parkway, other than emergency vehicle access (EVA).
iii. Truck traffic within the Limited Industrial Area of the Central Lathrop Specific Plan shall be limited to De Lima Road, and any future roadways north of Dos Reis Road, to connect to Manthey Road, Roth Road, and Interstate 5.
c. Establish site design standards for new industrial projects; d. Identify financing and cost-recovery methods to fund roadway and infrastructure improvements. e. Circulation design standards that promote safe transportation routes that limit impacts to developed areas to the south, and connectivity enhancements to provide better connectivity to I-5. f. Infrastructure improvements to improve roadway operations g. Opportunities to provide employee-serving amenities onsite, such as parks and plazas, outdoor seating areas, fitness facilities, and daycare centers as a means to reduce vehicle trips, while supporting air quality, public health, and sustainability goals.
De Novo Planning Group
GP Actions that Reduce
Impacts
Action LU-5.g: During the interim period following adoption of this General Plan, and the adoption of the updates to the Central Lathrop Specific Plan, identified in Action LU-5.f, the City shall enforce the following requirements for all Limited Industrial development projects, including warehouse, distribution, and logistics projects, within the Central Lathrop Specific Plan Area:
a. Trucks shall be prohibited on Dos Reis Road, west of Golden Valley Parkway.
b. Future truck dependent development projects shall be prohibited from providing driveway access points off of Dos Reis Road, west of Golden Valley Parkway, other than emergency vehicle access (EVA). c. Truck traffic within the Limited Industrial Area of the Central Lathrop Specific Plan shall be limited to De Lima Road, and any future roadways north of Dos Reis Road, to connect to Manthey Road, Roth Road, and Interstate 5.
De Novo Planning Group
Summary
• Staff recommends the City Council consider the
following :
• Certify the General Plan Environmental Impact Report
(EIR), and
• Adopt the General Plan Update to replace the existing General Plan.
De Novo Planning Group
Questions and Discussion
De Novo Planning Group
De Novo Planning Group
Airport Way (Manteca)
De Novo Planning Group
Spreckels Ave (Manteca)
De Novo Planning Group
D’Arcy Pkwy (Crossroads)