City of Patterson Page 1 Updated 5/24/2022 10:06 AM
AMENDED
Agenda
City of Patterson
City Council Special Meeting (Workshop)
August 8, 2022
6:00 PM
Council Chambers
1 Plaza
Patterson, CA 95363
To minimize the spread of the COVID-19 virus, this hybrid meeting will be held in accordance with certain requirements of the Ralph M. Brown Act, Patterson City Council Resolution No. 2022-50, and the Federal Americans with Disabilities Act. If you would like to attend the Council meeting in person, it is strongly recommended to wear a face covering and maintain appropriate social distancing.
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In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk at (209) 895-8012. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28 CFR 35.102-35.104 ADA Title II] The City Council agenda and supporting public documents are available for viewing in City Hall, Administration Department, 1 Plaza, 2nd Floor, Patterson, California, during normal business hours. The City Council agenda and supporting public documents are also available online on the City web site www.ci.patterson.ca.us listed under Popular Links “City Council Agendas” or please call or email the City Clerk at (209) 895-8012 or [email protected]
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1. Call to Order
2. Pledge of Allegiance
3. Statements of Conflict
4. Items from the Public
Any member of the audience desiring to address the Council regarding a matter on the agenda, please raise your hand or step to the podium, or if using the zoom app by pressing *9 on you cell phone at the time the item is announced by the Mayor. The public wishing to address the Council on items that do not appear on the agenda may do so; however, Council will take no action other than referring the item to staff for study and analysis and may place the item on a future agenda (Resolution 92-25)
In order that all interested parties have an opportunity to speak, any person addressing the Council will be limited to a maximum of five (5) minutes unless the Mayor grants a longer period of time (Resolution 92-25)
Please State Your Name and City for the Record.
5. Presentation
5.1. Zacharias Annexation
6. Other Matters
7. Adjournment
DECLARATION OF POSTING
I, Aracely Alegre, City Clerk of the City of Patterson, California do hereby declare that the foregoing notice was posted on the Bulletin Board at City Hall, 1 Plaza, Patterson, California on August 3, 2022.
The Agenda is also posted for public view on the Bulletin Boards of the Hammon Senior Center, 1033 W. Las Palmas, Patterson, the Patterson Branch Library, 46 N. Salado Avenue, Patterson, and the City of Patterson City Web Site www.ci.patterson.ca.us Aracely Alegre, City Clerk
City of Patterson
Direct No. (209) 895-8012
Email [email protected]
1 CITY OF PATTERSON
City Council Staff Report
Zacharias and Baldwin Ranch Master Plan
General Plan Amendment, Pre – Zone, Annexation, Master Plan August 8, 2022, Study Session
PROJECT SUMMARY
At this study session, staff will introduce the City Council to the project and no formal actions are required. At the public hearing on August 16, 2022, the City Council will be asked to consider entitlements for the Zacharias and Baldwin Ranch Master Plan, consisting of the 1,296- acre Zacharias Project Area and the 66-acre Baldwin Ranch Project Area, for a total of 1,361 acres. The City Council will be asked to take the following actions:
1. Adopt a Resolution to Annex the Master Plan area and inclusion into the City’s Sphere of Influence
2. Adopt a Resolution amending the City of Patterson General Plan a. Amend the Land Use Diagram:
• Zacharias Project Area: From Low Density Residential to Low Density, Medium Density, and High Density Residential, Community Commercial, Light Industrial, Mixed Use, Parks and Open Space
• Baldwin Ranch Project Area: from Low Density Residential to Medium Density Residential and Parks
b. Amend Figures II-1 and II-2 and Tables II-1 and II-6 to add the Master Plan project areas to the City’s Sphere of Influence
c. Amend the General Plan Circulation Plan to add the roadway system to the circulation network d. Amend various other text language to reflect the Master Plan
3. Adopt a Resolution to approve Pre-Zoning
• Zacharias Project Area: From Agriculture and General Agriculture (A-2-40 and A-2-10) County of Stanislaus to various designations in the Master Plan • Baldwin Ranch Project Area: From Agriculture (A-2-40) County of Stanislaus to various designations in the Master Plan
4. Adopt a Resolution approving the Zacharias and Baldwin Ranch Master Plan
5. Adopt a Resolution certifying the Final Environmental Impact Report (FEIR) and approving a Statement of Facts and Overriding Considerations.
The City Council will be asked to take future action on the Development Agreement (DA) and the Public Facilities Financing Plan (PFFP).
2 PROPERTY OWNER AND SITE INFORMATION
Primary Property Owner
Representatives
Zacharias Project Area:
• Keystone Ranch, LLC
• Zacharias Ranch
• Lakeside Hills, LLC
• TPF Development
Baldwin Ranch Project Area:
• Baldwin/ SWP
Property Owners: Various
Environmental Review: Environmental Impact Report
SCH# 2018122052
Location: See above
Assessor Parcel Numbers: Various
General Plan Designation: Low Density Residential (Holding Designation)
Zoning: Zacharias: A-2-40 and A-2-10
Baldwin Ranch: A-2-40
Surrounding Land Uses Zacharias:
East: California Northern Railroad right-ofway; State Route 33 (unincorporated Stanislaus County); Ward
Avenue; single-family residential uses (City of
Patterson)
West: Rogers Road; Arambel Business Park
(City of Patterson)
North: Zacharias Road; agricultural land
(unincorporated Stanislaus County)
South: Keystone Pacific Business Park; single
family residential uses (City of Patterson)
Baldwin Ranch
East: Baldwin Road; agricultural land
(unincorporated Stanislaus County)
West: Delta-Mendota Canal; agricultural
Land (unincorporated Stanislaus County)
North: Tank Road; City of Patterson
Corporation Yard; fallow agricultural land
(City of Patterson)
South: Agricultural land (unincorporated
Stanislaus County)
3 PROJECT SITE
The Master Plan is comprised of two project areas. The Zacharias project area is 1,296 acres located on the north end of the City of Patterson generally bounded by Rogers Road (west), Zacharias Road (north), the California Northern Railroad tracks and Ward Avenue (east), and existing residential and business park uses (south). The project area also includes the 30.1 acre Recharge Basin located on the north side of Zacharias Road to the west of the project area, and the 39.4 acre FEMA flood retention area on the north side of Zacharias Road and west of Baldwin Road.
The Baldwin Ranch project area is 66 acres located at the south end of Baldwin Road and is contiguous to the Delta-Mendota Canal (west), the City of Patterson Corporation Yard (north), and agricultural uses (east and south).
BACKGROUND
Both the Zacharias and Baldwin Ranch areas are included in the 2010 General Plan, adopted on November 20, 2010, as areas for future urban expansion. Planning for these areas began in 2018. The Planning Commission and City Council held workshops in 2018 to review site constraints and opportunities. The Planning Commission endorsed a set of Guiding Principles to set the direction for planning of these areas. These Guiding Principles are summarized below.
In late 2018, the developer stakeholder group submitted development plans for both project areas; thus, initiating the formal process for consideration of the Master Plan. The goal was for the developer-initiated plans to serve as the basis for the comprehensive Master Plan under the oversight and direction of the City. Upon review, the City also included the “Ivy-Rose Ranchette Area” (discussed in further detail below) in the master plan area to prevent the creation of an unincorporated peninsula, which could pose a potential conflict for the annexation process through the Local Agency Formation Commission. The Notice of Preparation for the start of the Environmental Impact Report was issued on December 21, 2018.
The City Planning Commission held a public hearing on August 12, 2021, and recommended approval of the above entitlements. The Planning Commission also held a Study Session on July 22, 2021. The Planning Commission will consider the Development Agreement at a later date prior to action by the City Council. The Planning Commission hearing focused on the following topics:
• Amount of park acreage. The Master Plan was amended to confirm the project meets parkland dedication requirements.
• Bicycle/pedestrian connections west of Baldwin Road. The Master Plan was amended to show links to the north-south collector the north-south collector street to the west, Baldwin Road and Zacharias Road.
4 • Stormwater drainage areas. One Commissioner commented that the drainage areas on the eastern portion of the business park area be public parks/open space available for passive or active recreation. Staff is of the opinion that these drainage areas are not suitable as public parks/open space due to their location next to industrial uses and unsafe access for users from the neighborhoods to the east. The Commission as a whole did not make this change. • Zacharias Road crossing to the community park and high school. The Master Plan was amended to add a grade separated crossing facility either over or under Zacharias Road. The crossing will require additional right-of-way to be dedicated by the project proponents for landing area to meet ADA requirements. The final location of the over/undercrossing will be determined at a later time.
• Ivy-Rose ranchette area: Commissioners and the public commented on phasing, nonconforming uses, fencing, utilities, and street ends in this area. The Master Plan was amended to clarify that the southern portion may not be in Phase I. Staff provided clarifications on nonconforming uses, how fencing will be constructed in a phased manner, and how utility connections will be handled in the future. The Master Plan was amended to clarify that cul-desacs at the end of Ivy and Rose Avenues would only be required when the properties develop.
Since the Planning Commission Public Hearing, city staff have been involved in discussions on the following topics:
• Refinement of the Infrastructure Plan and Fee Schedule • Discussions with the Patterson Unified School District regarding school fees and school locations.
• Discussions with project proponents on the formation of the Community Facilities District (CFD)
• Preparation of a draft Development Agreement
In summary, key milestones of project consideration are summarized below:
Event Date
Community Workshop #1 May 1, 2018
Initial workshops at the Planning
Commission and City Council
August 23, 2018 (PC)
November 6, 2018 (CC)
Submittal of development plans
from the stakeholder group
December 2018
Notice of Preparation for the EIR December 21, 2019
Community Workshop #2 January 9, 2019
Community Workshop #3 December 10, 2020
Release of the Draft EIR December 3, 2020
Comments due on the Draft EIR February 4, 2020
Community Workshop #4 July 14, 2021
Release of the FEIR July 27, 2021
Planning Commission Study
Session
July 22, 2021
5 Planning Commission Public
Hearing
August 12, 2021
PROJECT OVERVIEW
The Master Plan results in a significant expansion of City limits. The Master Plan implements the vision, goals, and policies of the Patterson General Plan by creating communities with complete neighborhoods, complete streets, and employment opportunities. The Master Plan provides land use regulations, development standards and implementation measures to develop a master planned community. The Master Plan also provides guidelines and standards for infrastructure, amenities and services needed to serve the development. The Master Plan ensures that the area develops in a comprehensive and coordinated manner using “smart growth” principles of mix of land uses, range of housing opportunities and choices, walkable neighborhoods, a sense of place, preservation of open space, and transportation choices.
The overall vision is to create a master-planned community that provides a quality environment for work, play, and living as a harmonious and logical extension of the Patterson community.
The Master Plan provides a place for people that work in Patterson to live near their jobs, with diverse housing types and places to recreate. The Master Plan will have regional benefits to the community by providing flood and stormwater facilities that extend beyond its boundaries.
The project will maintain sustainable groundwater levels.
Master Plan Structure
The Master Plan contains the following sections:
Chapter 1: Introduction
Chapter 2: Community Character and Design
Chapter 3: Circulation
Chapter 4: Community Facilities and Services
Chapter 5: Infrastructure and Public Facilities
Chapter 6: Implementation
Following is brief description of the contents of each Chapter.
Chapter 1: Introduction
Chapter 1 describes the project setting, and the overall vision and the guiding principles. The Guiding Principles for the Master Plan are summarized below:
A. Complete Streets. Create a well-connected network that supports multimodal transportation within and outside of the Plan Area,
6 B. Open space. Provide an accessible, high-quality network of multipurpose open spaces that are connected with a system of bicycle/pedestrian pathways with a goal of every house to be located within 0.25 mile of open space.
C. Land use. Promote land uses that support economic development and City growth.
D. Flexibility. Provide flexibility in land uses and housing densities when suitable.
E. Housing types. Provide a diversity of housing types for different lifestyles, household sizes, ages, and income levels.
F. Neighborhood hub. Establish a neighborhood hub with a mix of active uses including commercial, high density residential, schools, parks, and trails G. Place. Create a distinct sense of place that builds on Patterson’s built and natural heritage.
H. Transition area. Create context-sensitive transition areas that preserve existing and proposed uses.
I. Infrastructure. Integrate cost-efficient infrastructure systems.
J. Maintenance. Establish long-term maintenance requirements, in particular for the design of open spaces.
Chapter 2: Community Character and Design
Chapter 2 provides the overall Land Use Plan for each project area and then provides a complete set of development standards and design guidelines for all aspects of the Master Plan.
Land Use
A. Zacharias Project Area
The Zacharias project area proposes a 1,296.4-acre master-planned community with the following main components:
▪ Residential neighborhoods with a mix of densities ranging from 3 to 25 dwelling units per acre
▪ A mixed-use town center with a lake feature as a focal point ▪ A commercial center for local and community retail needs ▪ A business park area to provide for employment opportunities ▪ The Ivy/Rose “ranchette” area with potential for future residential development ▪ A “complete streets” network with bicycle and pedestrian trails connecting the community
▪ Public schools
▪ An interconnected network of parks and open space for both passive and active recreation
▪ A recharge basin and flood retention area
7 A total of up to 5,086 residential units, 855,000 square feet of retail uses, and 6,910,000 square feet of business park uses are proposed.
The eastern portion of the Zacharias Project Area includes the “ranchette” area known as the Ivy/Rose Avenue area. This 149-acre area consisted of parcels ranging in size from 2-20 acres with agricultural uses and small farms. The Land Use Plan projects this area will eventually be converted to Low Density Residential.
B. Baldwin Ranch Project Area
The Baldwin Ranch project area proposes a 66-acre residential community in the southern part of Patterson with 305 single family dwelling units and five acres of parks. Lowmedium density residential uses are planned at densities averaging five dwelling units per acre. The Land Use Plan shows the area with a Medium Density Residential category in order to allow smaller lot sizes or alternative housing types (alley-loaded, cluster) than what typically occurs in low-density residential areas. The total unit count would not exceed 305 dwelling units.
Development Standards and Design Guidelines: Chapter 2 provides robust standards and guidelines addressing design of neighborhoods, housing diversity, mixed use development, commercial and industrial development, gateways, and affordable housing.
Chapter 3: Circulation
The purpose of the Circulation Plan of the Master Plan is to establish the general layout and design standards for road, bicycle and pedestrian facilities in the Plan Area and to implement a “Complete Streets” network with an integrated roadway and trail system including walking and bicycling pathways, which extend the City’s existing circulation routes throughout the Plan Area.
The concept of a Complete Street is about developing routes for all transportation modes.
Chapter 4: Community Facilities and Services
Chapter 4 addresses parks and open space, schools, and police and fire services.
Parks and Open Space. The Master Plan includes a comprehensive network of parks and open space to meet the recreational needs of the community and to connect the Master Plan to the remainder of the community. The Zacharias Project Area provides a total of 59.7 acres of neighborhood parks ranging in size from 3.0 – 10 acres. The Plan provides a series of small parks and linear parkway to create an interesting focal point adjacent to the lake feature.
The Baldwin Ranch Project Area provides a two-acre neighborhood park central to the neighborhood.
Schools. Two schools are planned for the Zacharias project area. First, a 14-acre Elementary School will be constructed east of Baldwin Road adjacent to a planned neighborhood park.
Second, a 14-16 acre middle school is planned west of Baldwin Road. The final location of both 8 schools will be determined based on a set of school siting guidelines and based on feedback and requirements of the school district.
A new 40-acre High School is planned for the northwest corner of Zacharias Road and Baldwin Road. Construction of the high school is likely 20 years in the future depending on buildout of the Zacharias Master Plan and the Villages of Patterson.
A new school site is not planned for the Baldwin Ranch area. The Apricot Valley Elementary School is located approximately one mile to the north.
Police Services. The Master Plan will be required to annex to the Police and Fire Community Services District (CFD) in order to fund the appropriate share of future public safety personnel and facilities.
Fire Services. The Master Plan will be required to annex to the Police and Fire Community Services District (CFD) in order to fund the appropriate share of future public safety personnel and facilities.
Chapter 5: Infrastructure and Public Facilities
Chapter 5 describes how necessary infrastructure improvements will be provided to comply with the Infrastructure Master Plans adopted by the City to ensure improvements meet future demand.
Transportation. Buildout of the Master Plans would contribute new trips to intersections, roadways, and freeways forecast to operate at unacceptable levels. The project is required to participate in fair share funding programs to address off-site traffic impacts. The Master Plan will contribute to off-site transportation improvements for a host of intersections throughout the City and in the unincorporated County. In addition, the project will contribute toward the construction of the new I-5 interchange.
Water. The City of Patterson derives all of its water supply from groundwater pumping of the Delta-Mendota Groundwater Subbasin. To meet anticipated water needs, two (2) new additional wells will need to be completed as part of the water system which will serve the Project Area.
For non-potable supply, the Zacharias Project Area will connect to the existing non-potable mains on Rogers Road and Baldwin Road.
The project is contributing to long-term water supply needs by installing facilities to recharge both groundwater basins. The project will dedicate land and construct facilities (e.g. collection ponds, pumping stations, and transmission facilities) to allow for surface waters to be captured and routed to a basin that will allow for recharge of the lower aquifer.
Stormwater. The storm drainage control facilities will be implemented within the Zacharias Project Area to address two goals: storm drain recharge, and flood control. The system is comprised of three main elements:
• Recharge Basin.
• 100-year FEMA Flood Protection.
9 • Detention and Retention Basins, and Lakes.
The Baldwin Ranch project area will connect to the City’s storm drain detention system and will include a detention basin at the northeast corner.
Sewer. The Zacharias project area will be phased to coincide with planned expansions of the City’s Water Quality Control Facility, and with the construction of the North Patterson Trunk Sewer. The Baldwin Ranch project area will be served by a sewer main in Baldwin Road connecting to the South Sperry Trunk Line.
Solid Waste. Solid waste will be hauled to Fink Road Landfill which has ample capacity. The project will implement a construction and demolition recycling program.
Chapter 6: Implementation
Chapter 6 provides a roadmap for funding and administration of the Master Plan as the area develops over a period of 20+ years. The Plan allows for minor adjustments at the staff level, and major adjustments to be approved by the Planning Commission and City Council.
Infrastructure will be funded by a variety of funding sources as outlined in the Public Facilities Financing Plan (PFFP). The majority of the backbone infrastructure will be funded by a new Community Facility District (CFD). Funding will also be provided by impact fees, regional fees, the Maintenance CFD, Police and Fire CFD, and private investment. .
ENVIRONMENTAL IMPACT REPORT
A Draft Environmental Impact Report (DEIR) was prepared in accordance with the California Environmental Quality Act (CEQA) to evaluate the potential environmental impacts associated with the implementation of the Baldwin Master Plan / Zacharias Master Plan Project (State Clearinghouse No. 2018122052). The DEIR was released for public review on December 3, 2020 with a 45-day review period, which was extended to February 4, 2021. A total of nine comments were received. The Final EIR (FEIR) responds to the comments and modifies language in the DEIR to respond to the comments. The FEIR was released on July 2, 2021. The City Council must certify the FEIR after a recommendation from the Planning Commission.
The EIR concludes that several significant project impacts are “Significant Unavoidable Adverse Impacts” meaning the impact cannot be reduced to less than significance with mitigation. These significant unavoidable impacts are outlined on page ES-2 of the DEIR and include Important Farmland, Air Quality, Greenhouse Gas Emissions, and Traffic. The DEIR explains the reasons these impacts cannot be fully mitigated with proposed mitigation, largely due to the fact that City or developer doesn’t have the jurisdiction or ability to fully mitigate. In order for a project to be approved with unavoidable impacts, the City must make findings and statements that there are overriding economic, legal, social, technological, or other benefits that outweigh the unavoidable adverse impacts.
10 The EIR also outlines potentially significant impacts that can be reduced to less than significant with mitigation. Impacts in this category include:
• Biological Resources
• Cultural Resources and Tribal Cultural Resources
• Geology, Soils, and Seismicity
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Noise
• Public Services and Recreation
CONCLUSION
The purpose of the study session is to familiarize the City Council and the public with the proposed Master Plan, and to ask questions and make comments. No action is required at this time. A public hearing on the project is scheduled for August 16, 2022.
ATTACHMENTS
1. Land Use Plans
Figure 5: Zacharias Land Use Plan
10 • ZACHARIAS & BALDWIN RANCH MASTER PLAN • City of Patterson Figure 7: Baldwin Land Use Plan
12 • ZACHARIAS & BALDWIN RANCH MASTER PLAN • City of Patterson