ADMINISTRATIVE REPORT
MEETING DATE: October 21, 2026 AGENDA CATEGORY: Hearings TO: Honorable Mayor and City Council
FROM: Phillips Burns, Development Services Director
DATE: October 16, 2026
SUBJECT: Continued Public Appeal Hearing of Planning Commission’s Approval of Vesting Tentative Tract Map No. 7451 (Phased)
and its Mitigated Negative Declaration.
McIntosh & Associates, representing Diamond Farming Company, is proposing to subdivide 40.77 acres into 313 single-family residential lots, 1 multi-use trail lot, and 1 park lot in the R-2 (Small Lot Single-Unit Dwelling) zone located generally southeast of Olive Drive and Santa Fe Way. (Ward 4)
Consideration of a resolution adopting the Mitigated Negative Declaration pursuant to the California Environmental Quality Act and approving Vesting Tentative Tract Map No. 7451 (Phased).
Sierra Club submitted an appeal to the Planning Commission’s approval of the request.
Sierra Club and McIntosh & Associates are requesting an additional continuance.
RECOMMENDATION:
City staff recommends continuing the appeal hearing to the regularly scheduled meeting on November 18, 2026, City Council meeting.
BACKGROUND:
Project Description. Vesting Tentative Tract Map (VTTM) No. 7451 consists of 313 single-family residential lots, 1 multi-use trail lot, and 1 park lot on 40.77 acres. Residential lots range in size from 3,440 square feet to 3,600 square feet, with the typical lot size 40 feet wide x 86 feet deep (3,440 square feet). The density is 8.65 units per net acre, which is consistent with the LR designation of the project of less than or equal to 7.26 dwelling units per net acre.
Access to this subdivision would be from Firridge Way (local) on the east boundary and Poplar Spring Avenue (local) on the subdivision's south boundary. As such, the applicant has requested 8 deviations from City standards to allow a storm drain that collects runoff from Olive Drive through Lot 116, a 300- foot radius on a local street where 500 feet is required, reduction of lot frontage, reduction of lot width, reduction of lot depth, double frontage lots, allow clear sight view, and allow traffic calming measures installed on block lengths for local streets. Staff has reviewed deviation requests and recommends approval.
City Council Continuance. The project was scheduled to be heard at the regularly scheduled City Council meeting on August 26, September 16, and October 21, 2026. The item was opened on August 26th and continued to the September 16, 2026 and October 21, 2026 City Council meetings. The applicant/developer requested that the hearing be continued because they stated they may be settling the matter with the appellant, the Sierra Club, which would result in the withdrawal of the appeal. The appellant, Sierra Club agreed to continue to the November 18, 2026 hearing.
Planning Commission Decision. On June 4, 2026, the Planning Commission considered VTTM No. 7451 (Phased). Three comment letters were received related to the proposed Mitigated Negative Declaration (MND). At the meeting, there were five speakers in favor and no speakers in opposition to the map. The Planning Commission unanimously approved the request with Vice Chair Martin and Commissioner Kaur absent. The Planning Commission’s findings are contained in Resolution No. 55-26 (attached).
Appeal to Planning Commission’s Decision. On June 9, 2026, the Sierra Club filed an appeal to the Planning Commission’s decision to approve VTTM No. 7451 (Phased). A copy of the appeal letter is attached. The appeal letter dated June 9, 2026 references the Sierra Club letter dated March 9, 2026 submitted to the Planning Commission that states the City does not adequately address concerns regarding cumulative climate change and air pollution impacts, habitat loss, and affordable housing requirements.
The applicant’s consultants submitted responses to the Sierra Club letter of March 9, 2026 (attached) and responded to the Sierra Club’s comments. Based on the information provided, no additional environmental review is required.
Environmental Review. Based upon an initial study, Staff determined the proposed project, with mitigation, would not have a significant effect on the environment. Therefore, a Mitigated Negative Declaration (“MND”) was prepared for this project in accordance with the California Environmental Quality Act (“CEQA”). The MND was circulated for public and agency review from February 5, 2026, to March 9, 2026. The following special studies were submitted: biological resources, cultural resources and air quality analysis.
Public Notification. All required public notices have been given for both the Planning Commission public hearing held on June 4, 2026, and the City Council public hearing of August 26, 2026.
CITY COUNCIL OPTIONS:
The City Council may sustain, modify, reject, or overrule any ruling of the Planning Commission for this subdivision of land. The following options have been provided for Council’s consideration regarding the appeal:
1. Continue the Public Hearing. Continue the project to the regularly scheduled City Council meeting of November 18, 2026.
2. Deny the Appeal and Approve VTTM No. 7451 (Phased). If the City Council were to deny the appeal and uphold the Planning Commission's approval, the Vesting Tentative Tract Map would be conditionally approved and would facilitate construction of 313 single-family residential lots, 1 multi-use trail lot, and 1 park lot on 40.77 acres and adopt the Mitigated Negative Declaration (Resolution attached).
3. Approve the Appeal and Deny VTTM No. 7451 (Phased). If the City Council were to approve the appeal and overturn the Planning Commission's approval, the project site could not be developed as proposed and would retain its current condition. The Mitigated Negative Declaration would not be adopted.
CONCLUSION:
Staff believes the proposed subdivision of land is consistent with applicable general and specific plans; the site is physically suitable for the type of development; the design of the subdivision is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat; the design of the subdivision will not likely cause serious public health problems; and the design of the subdivision will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.
Overall Recommendation. Staff finds that the applicable provisions of CEQA have been complied with, and the proposal is compatible with the surrounding area, land use designation, and zoning ordinance.
Therefore, staff recommends City Council to consider the whole of the record, to include the appellant’s concerns, and deny the appeal and uphold the Planning Commission's decision to approve Vesting Tentative Tract Map No. 7451 (Phased).
FISCAL IMPACT:
No fiscal impact with the proposed subdivision of land. Development which will occur as a result of Vesting Tentative Tract Map No. 7451 (Phased) will be subject to the appropriate application processing fees that have been determined to be sufficient to cover all operational expenses related to processing projects.
COUNCIL GOAL:
Community Character & Quality of Life
Reliable Infrastructure
ATTACHMENTS:
None