Joint Special Council/BFPD
02/3/25 05:00 PM
Planning Commission
Genesis Jordan
Tract Maps
Doc ID: 5862
COUNCIL AGENDA ITEM
AGENDA MATTER:
SECOND READING - ORDINANCE NO. 1027-2025 APPROVING A DEVELOPMENT AGREEMENT WITH LEWIS LAND DEVELOPERS, LLC FOR A 146-UNIT SINGLE-FAMILY RESIDENTIAL HOUSING
PROJECT LOCATED AT THE SOUTHWEST CORNER OF RIMROCK ROAD AND HIGGINS ROAD EXECUTIVE SUMMARY:
EXECUTIVE SUMMARY:
Staff recommends the City Council conduct a second reading of Ordinance No. 1027-2025 approving a Development Agreement with Lewis Land Developers, LLC, for the development of a housing project. The proposed project consists of 146 single-family residential units, and two infrastructure lots, on an approximately 36.06 acre site at the southwest corner of Rimrock Road and Higgins Road. The City’s Planning Commission previously approved the project in 2013, extending a prior approval from 2006.
Lewis Land Developers, LLC intends to take over and complete the long-stalled project, given improved market conditions, and requests the City Council approve the proposed Development Agreement extending the project’s Vesting Tentative Map No. 17713 and modifying certain traffic improvements conditions. The Planning Commission recommends the Development Agreement pursuant to Resolution 565-2024.
Ordinance No. 1027-2025 was introduced and the First Reading approved by the City Council January 21. 2025.
The City’s approval of the proposed Development Agreement and related Planning Commission Resolution and City Council Ordinance do not require further review under the California Environmental Quality Act as the proposed vesting tentative tract map extension and project conditions modifications approved by the Development Agreement are consistent with the project’s previously adopted Negative Declaration and Initial Study, which satisfied CEQA’s requirements.
DISCUSSION:
DISCUSSION:
Joint Special Council/BFPD
02/3/25 05:00 PM
Planning Commission
Genesis Jordan
Tract Maps
Doc ID: 5862
COUNCIL AGENDA ITEM
The City previously approved a 146-unit single-family residential project for this approximately
36.06 acre site located at the southwest corner of Rimrock Road and Higgins Road. Specifically, on August 21, 2006, the City Council approved a General Plan Amendment #06-03 and a Zone Change #06-03 changing the zoning designation from Mixed Land Use to former Single-Family Residential (RS-6). The Tentative Tract Map (TTM) #17713 was approved by the Planning Commission on June 12, 2006, and the Mitigated Negative Declaration (MND) was adopted on August 21, 2006. The MND recertified the TTM to create 148 parcels from 9 parcels. The MND reaffirmed the 2006 approval of the projects proposed 148 lot subdivision– divided into 146 single-family dwelling unit residential lots and 2 non-residential infrastructure lots. The Planning Commission later approved a Vesting Tentative Tract Map for the project on March 11, 2013, relying on the 2006 MND, and reaffirming the project’s approved 146 single-family residential lots and two non-residential lettered lots (non-buildable, used for infrastructure such as drainage control).
This proposed density of approximately 4 units per acre is less than the maximum allowed density in the Diverse Use zone per Barstow Municipal Code section 19.12.020. The proposed lots are also consistent with the minimum lot sizes identified in Barstow Municipal Code Chapter
19.10.040.
The proposed Development Agreement:
Extends the life of the project’s existing Vesting Tentative Map approval, which approved a project of 146 single-family residential units on approximately 36.06 acres. Extends the vesting tentative tract map for an additional ten (10) year period, plus an option to extent for one five (5) year period.
Modifies certain roadway improvements conditions to be consistent with the City’s Circulation Element and updated traffic improvements planning. Removes the Higgins Road developments.
Joint Special Council/BFPD
02/3/25 05:00 PM
Planning Commission
Genesis Jordan
Tract Maps
Doc ID: 5862
COUNCIL AGENDA ITEM
The Higgins Road developments were also removed from this project for several reasons.
There is an existing raised center median in Rimrock Road which would need to be removed and modified to permit access onto Higgins Road. Higgins Road is also not a through street on the north side of Rimrock Road because it is segmented between Rimrock Road and Forane Street.
Furthermore, Southern California Edison is on the south side of Rimrock Road while the Desert Heights Apartments are on the north side of Rimrock Road; the proximity of Higgins Road to these two location would potentially cause traffic turning and moving conflicts at these two locations. Finally, there is a high-voltage, electrical transmission line within an easement on Higgins Road. This transmission line crosses over Rimrock Road from the north and continues south for approximately one mile where it connects to another major transmission line. Any improvements to Higgins Road would require the relocation and undergrounding of the line which is extremely costly.
Montara Road is the preferred point of access, and it is approximately 1,200 feet east of the project site. Future development in this area will include local streets connecting to the future extension of Montara Road—which is a four lane, primary high capacity road able to support development in this area—a better alternative to Higgins Road, which is a two lane collector street. Montara Road provides better access for this project as well as future development of the vacant land south of Rimrock Road.
Surrounding Uses
Figure 1 includes an aerial photograph of the project site and shows surrounding land uses.
Properties to the north include residential neighborhoods and a park; to the south properties are vacant; to the east uses include Southern California Edison Offices and vacant properties; and properties to the west include residential neighborhoods.
Figure 1: Aerial Photo of Tentative Tract Area
Joint Special Council/BFPD
02/3/25 05:00 PM
Planning Commission
Genesis Jordan
Tract Maps
Doc ID: 5862
COUNCIL AGENDA ITEM
Since 1969, California has required that all cities and counties adequately plan to meet the housing needs of everyone in their communities. This is accomplished through the adoption of a Housing Element of the General Plan. The Development Agreement and its proposed Project is consistent with the actions, goals, objectives, and policies of the City's General Plan and Zoning Regulations because the site is zoned Diverse Use, which allows single-family residential development and is within the maximum density allowed in the Diverse Use zone. The proposed project is also consistent with the Housing Element.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act ("CEQA") based on an Initial Study and previously certified Mitigated Negative Declaration (MND) in 2006 for the Tentative Tract Map, and the MND was amended on March 11, 2013. The project’s current scope is the same as the project for which the MND was certified in 2006. The proposed Joint Special Council/BFPD
02/3/25 05:00 PM
Planning Commission
Genesis Jordan
Tract Maps
Doc ID: 5862
COUNCIL AGENDA ITEM
Development Agreement and related Planning Commission Resolution and City Council Ordinance do not require further review under the California Environmental Quality Act (“CEQA”) as the proposed vesting tentative tract map extension and project conditions modifications are consistent with the project’s previously adopted Negative Declaration and Initial Study, which satisfied CEQA’s requirements.
This project is a permitted use within the Diverse Use zone under the BMC Chapter 19.46 and in accordance with the General Plan and Housing Element. This City adoption of the ordinance is exempt from review under the California Environmental Quality Act ("CEQA") because the ordinance approving the Development Agreement extending the life and modifying certain conditions for the Project is consistent with an Initial Study and previously certified Mitigated Negative Declaration in 2006 for the Tentative Tract Map, and the related, later amended Mitigated Negative Declaration approved on March 11, 2013.
The project’s current scope is the same as the project for which the Mitigated Negative Declaration was previously approved. The proposed Development Agreement and related Planning Commission Resolution and City Council Ordinance do not require further review under CEQA as the proposed vesting tentative tract map extension and project conditions modifications approved by the Development Agreement are consistent with the project’s previously adopted Negative Declaration and Initial Study, which satisfied CEQA’s requirements.
This project is a permitted use within the Diverse Use zone under the BMC Chapter 19.12 and in accordance with the General Plan, Housing Element, and Zoning Map. The project proposes 146 single-family units, and two infrastructure lots, across an approximately 36.06 acre site and will not create any environmental impacts beyond those impacts already analyzed under the existing Mitigated Negative Declaration.
GENERAL PLAN CONFORMITY FINDINGS
Before the City Council can approve a development agreement, the City Council must find the terms of the development agreement are consistent with the General Plan and any applicable specific plan (BMC section 19.46.040(b)(2)).
The General Plan consists of 13 elements. Each element of the General Plan carries the same authority concerning land use issues. The Planning Commission reviewed this project’s Joint Special Council/BFPD
02/3/25 05:00 PM
Planning Commission
Genesis Jordan
Tract Maps
Doc ID: 5862
COUNCIL AGENDA ITEM
consistency with all elements of the General Plan, and the proposed development agreement was found to be in conformance with all applicable elements. A review of the relevant elements of the General Plan that apply to the development agreement and findings of consistency for those General Plan elements are presented below.
General Plan. The Development Agreement is consistent with the objectives, policies, general land uses and programs specified in the General Plan as it focuses on the establishment of newly developed land which serves existing residents and entices new residents to the community.
Land Use Element. The Development Agreement is consistent with the Land Use Element because a goal of the Land Use Element is to develop “lands immediately south of Rimrock Road, that could accommodate an additional 500 or more single‐family residences.” This project accommodates 146 lots designated for single family residences. Housing Element. The Development Agreement is consistent with the Housing Element because the project aids the unmet single-family residential housing needs in the City and helps the City meet its Regional Housing Needs Assessment allocation requirements by adding an addition 146 single-family residential units.
The site is also zoned Diverse Use, which allows single-family residential development and is within the maximum density allowed in the Diverse Use zone. The proposed Development Agreement extends the life of the project’s existing Vesting Tentative Map approval, which approved a project of 146 single-family residential units on approximately 36.06 acres. This proposed density of approximately 4 units per acre is less than the maximum allowed density in the Diverse Use zone. The proposed lots are also consistent with the minimum lot applicable to the site given it is zoned Diverse Use.
Circulation Element. The Development Agreement is consistent with the Circulation Element as it removes of Higgins Road as the preferred point of access. On Rimrock Road, both Southern California Edison (south side) and Desert Heights Apartments (north side) have entrances. Using Higgins Road as the point of access would likely cause congestion and conflicts with traffic turning movements because it is a two-lane street with low to moderate capacity. Conversely, Montara Road’s future extension is a four-lane, primary thru-road. Future development in the subject site’s area will include local streets connecting Joint Special Council/BFPD
02/3/25 05:00 PM
Planning Commission
Genesis Jordan
Tract Maps
Doc ID: 5862
COUNCIL AGENDA ITEM
to the future extension of Montara, which aligns with the City’s updated traffic improvements planning. This increased traffic capacity improves convenience and general welfare.
FISCAL IMPACT:
There will be no cost to the City associated with this recommendation. This recommendation has no staffing impact beyond the normal budgeted scope of duties.
RECOMMENDED ACTION:
RECOMMENDED ACTION:
Staff recommends that the City Council adopt Ordinance No. 1027-2025 approving a development agreement with Lewis Land Developers, LLC for a 146-unit single family residential housing project located on the southwest corner of Rimrock Road and Higgins Road, as recommended by the Planning Commission at its December 9, 2024 meeting.