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General Plan Consistency Table
General Plan Policy Compliance
Land Use Element
The Patterson General Plan Land Use Element
designates areas surrounding the City for additional
urban development. These expansion areas are shown
on Figure LU-1. Each expansion area is described in
general terms. The Zacharias Master Plan is a portion
of the overall Northern Expansion Area., the
Expansion Area extends north of Zacharias Road and
west of Rogers Road. The General Plan provides the
following guidance for the Northern Expansion Area:
The Master Plan addresses all the
issues outlined in this policy.
Northern Expansion Area
The Northwest Expansion Area is the area generally
west of Highway 33, east of the Delta Mendota Canal
and north of the Patterson Business Park, and consists
of land designated for Low Density Residential and
industrial development. Issues to be addressed in the
development of this expansion area include:
Land use compatibility issues between the high school
site and surrounding industrial operations;
The proposed high school site is
located to the north of Zacharias
Road and would not be impacted by
industrial operations.
Safety issues relating to access to the high school site from the south side of Zacharias Road;
Zacharias Road will have
appropriate and safe crossings.
The appropriate alignment and roadway
configuration for the South County Corridor;
The street sections for Zacharias
Road address future alignment for
the South County Corridor.
Land use compatibility issues between existing
businesses in the West Patterson Business Park and
future Low Density Residential development;
A storm drainage retention buffer
area is proposed between business
park and residential uses.
The timing and location of a future interchange with
Interstate 5 in the vicinity of Zacharias Road;
Potential flooding impacts associated with Del Puerto
Creek;
The Infrastructure Plan addresses
flooding impacts.
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The integration of roadway, bicycle, and pedestrian
circulation systems with existing neighborhoods to the
south.
The circulation system integrates
with neighborhoods to the south.
• Southern Expansion Area
The Southern Expansion Area generally includes land
east of the Delta Mendota Canal, north of Marshal
Road, west of Highway 33 and south of the current
City limits. This area consists of land designated for
Low Density Residential and Estate Residential
development within. Issues to be addressed in the
development of this expansion area include:
The integration of roadway, pedestrian, bicycle and
pedestrian circulation systems with existing
neighborhoods to the north, especially in light of the
status of the existing irrigation canal;
Baldwin Ranch connects to the
existing circulation system on
Baldwin Road.
The treatment of development along Ward Avenue,
Baldwin Road and State Route 33 and the mitigation
of potential noise impacts from roadway noise on
adjacent Low Density Residential development;
Not applicable.
Development of a community college and supporting
educational center south of the Patterson Sports Park;
Not applicable.
Establishment of a permanent buffer between urban
development within the City and agricultural lands to
the south;
Not applicable. The area to the south
of Baldwin Ranch is within the
City’s Sphere of Influence.
Development restrictions associated with the Airport
Land Use Plan for the Crows Landing Airfield.
Not applicable.
LU-1.1 Development strategy.
Development strategy. The development strategy
embodied in the Patterson General Plan is based on
the premise that the outward urban expansion of the
City will occur through the incremental annexation
and development of “complete” neighborhoods,
incorporating the following characteristics:
a. A mix of housing products and densities serving
the broadest range of households, incomes and
ages;
a. The Master Plan provides for a
mix of housing products.
b. A neighborhood center containing higher density
residential development, retail, restaurants,
entertainment, office, and public uses within a
b. The Mixed Use Center is central
to the project and provide for a
full range of neighborhood
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short walk or bicycle ride of surrounding
residences;
services. The commercial center
on Zacharias and Baldwin
Roads also provides
neighborhood services.
c. Parks, schools and other public/quasi-public uses
within a short walk or bicycle ride;
c. Parks and schools are located
adjacent to a robust pedestrian
and bicycle system. See pg ___
d. A complete and interconnected system of mobility
consisting of roadways, bicycle and pedestrian
paths, and transit stops;
d. A complete interconnected
mobility system is provided.
e. Short blocks with a substantial tree canopy shading
the street and sidewalk;
e. Standards for block length are
included, as well as a street tree
program for every lot.
f. Connectivity to surrounding neighborhoods,
regional retail centers and employment;
f. See Chapter 3
g. A sense of personal safety; g. Personal safety is enhanced by standards for “eyes on the
street”, open public spaces,
lighting.
h. Elements that foster the sustainable use of scarce
or non-renewable resources.
h. The Plan promotes non-auto
trips, water conservation,
groundwater reclamation, and
use of renewable energy.
i. Mixed-use development in which complementary
uses are placed on a single building site one about
the other (vertically) or in close proximity
(horizontally).
i. A robust mixed-use center is a
focal point of the Plan.
LU-1.2 Residential expansion areas.
To achieve the objectives described in Policy LU-1.1,
the General Plan applies the Low Density Residential
designation to areas contemplated for new, residential
development outside the current (2010) City limits. In
such instances Low Density Residential designation is
considered a “holding” category which will apply
until such time as a general plan amendment
accompanied by a planned development is approved
by the City, as required by Policy LU-1.3.
This project implements this policy
by amending the General Plan.
LU-1.3 Planned development requirement –
Residential Expansion Areas.
Development of areas outside the current (2010) City
limits designated Low Density Residential shall be
accompanied by an application for a general plan
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amendment, tentative subdivision map, pre-zoning
and reorganization, as necessary, consistent with a
planned development which sets forth the following:
a. Land use plan. Each planned development
application shall include a land use diagram that
clearly identifies the uses allowed in each
neighborhood based on the land use designations
described in Part I – Land Use Diagrams and
Standards. The qualities desired in residential
expansion areas shall include, but are not limited
to, the following: (Same as LU-1.1)
The appropriate qualities for a given project will
be determined by the City Council on a case-bycase basis consistent with the policies and implementation measures of the General Plan.
a. The Plan includes a
comprehensive land use plan
with development standards for
each proposed use.
b. A description of housing products. Each planned
development application shall describe the range
of housing products allowed within the project.
The description shall include:
i. Building type (single-family detached,
single family attached, apartments,
townhome, etc.);
ii. Gross residential density for each product
type;
iii. Building elevations;
iv. Number of bedrooms;
v. Colors and materials; Tenure (for-sale, for
rent);
vi. Target income group by product type.
b. The Plan includes a range of
housing products including a full
array of non-standard types, such
as alley-loaded, cluster, and
townhome products. Details on
building elevations, bedrooms,
color and materials, and target
income groups will be submitted
with individual subdivision
applications.
c. General development standards. These standards
shall be applied to all development regardless of
land use category and shall address such topics as
site access, energy efficiency and sustainability,
fences/screening, noise mitigation, outdoor lighting
standards, and the placement of utilities.
c. The Plan includes general
development standards that
address these elements.
d. Land use-specific development standards. The
planned development application shall describe the
site development standards to be applied to new
development by each land use category.
d. Land use specific development
standards are also included.
e. Services and infrastructure plans. Infrastructure
plans for water supply, wastewater collection and
treatment, storm water runoff, and circulation shall
be required. In addition, the planned development
shall describe the provision of necessary facilities,
e. Chapters 3 and 4 include
mobility and infrastructure plans.
The Community Services
Chapter addresses parks,
schools, and fire and police
protection.
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equipment and staffing for police and fire
protection, parks and recreation, and schools.
f. Infrastructure financing program. Each planned
development shall be accompanied by an
infrastructure financing program which sets forth
the method of revenue generation (e.g., special
district, etc.), the obligations of the project and the City towards the cost of infrastructure necessary to
serve the project.
f. The Plan includes a Public
Facilities and Financing Plan that
addresses fees, community
facilities districts, and other
means of financing infrastructure.
g. Phasing plan. Each planned development
application shall be accompanied by a phasing plan
which describes the following:
− The boundaries of each phase reflecting a logical
order of development.
− The number of dwelling units in each phase by
tenure and target income group, and the acreage
and estimated building floor area for each nonresidential land use type; − Infrastructure plans for each phase, including water
supply, wastewater collection, storm drainage and
circulation, along with the location and acreage
designated for other public facilities required for
each phase. Such facilities may include, but is not
limited to, school sites, police and fire protection
facilities and parks.
g. The Plan includes a Phasing Plan.
LU-1.8 Managing the pace of
development.
The City shall link the rate of growth in Patterson to
the provision of adequate services and infrastructure,
including schools. The City shall, through specific
plans and/or planned development plans for major
projects, ensure that urban development proceeds in
an orderly fashion and in pace with the expansion of
public facilities and services.
The Plan ensures that urban
development proceeds in an orderly
fashion given the needs for
expansion of public facilities.
LU-1.10 Fiscal impact of new
development.
The City shall use a fiscal impact model to inform
decisions relating to new major development projects
as defined by Municipal Code Section 18.08.020 and
other new development as determined by the City
Council. The purpose of a fiscal impact analysis is
such and to ensure that the designation of areas for
urban development and the approval of development
A Fiscal Impact Analysis has been
prepared that concludes that the
project will have no negative fiscal
impact on the City.
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projects do not hinder efforts to maintain a positive
fiscal balance for the City.
LU-1.15 Provision of public services.
Consistent with the policies and implementation
measures of this General Plan, the City shall
consider the adequacy of public services prior to
approving new development.
The adequacy of public services is
central to the phasing plan for this
Plan. The Plan is phased based on
needs to upgrade the sewer
treatment plant, for example.
LU-8.2 Clustering of public facilities/
joint use.
The City shall promote the clustering of public and
quasi-public uses such as schools, parks, libraries,
child care facilities, and community activity centers.
Joint-use of public facilities shall be promoted, and
agreements for sharing costs and operational
responsibilities among public service providers shall
be encouraged.
Public and quasi-public community
facilities are focused in the mixeduse center. Schools and parks are located in close proximity to allow
for joint use.
Community Design Element
CD-1.1 Qualities desired in new residential
neighborhoods. (Same as LU1.1)
See above
CD-1.8 Green building practices.
Green building practices. The City supports the use of
green building practices in the planning, design,
construction, management, renovation, operations,
and demolition of all private buildings and projects,
including:
▪ Land planning and design techniques that preserve
the natural environment and minimize disturbance
of the land.
▪ Site development to reduce erosion, minimize
paved surfaces and runoff and protect vegetation,
especially trees.
▪ Water conservation indoors and outdoors.
▪ Energy efficiency in heating/cooling systems,
appliances, lighting and the building envelope.
▪ Selection of materials based on recyclability,
durability and the amount of energy used to create
the material.
▪ Waste reduction, reuse and recycling during
construction and throughout the life of the project.
▪ Other new aspects of green design and
construction included in LEED™ or other
certification programs.
The project address green building
practices by:
• Promotes compact, mixed-use
and pedestrian/bicycle friendly
development.
• Promotes direct connections to
activity centers.
• Provides a “complete”
community with housing,
recreation, retail services and
employment that encourages
people to live close to where
they work.
• Ensure that all construction will
conform with Green Building
Standards to maximize energy
efficiency.
• Solar facilities are required for
all industrial buildings, with a
target of 30 –50 percent roof
coverage for solar panels.
See page 59 of the Master Plan.
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▪ Control nighttime lighting to lower energy use,
reduce glare, and prevent illumination of the night
sky.
CD-3.2 Neighborhood design.
The City shall promote the creation of well-defined
residential neighborhoods in newly developing areas.
Each of these neighborhoods shall have a clear focal
point, such as a park, school, or other open space and
community facility, and shall be designed to promote
pedestrian convenience. To this end, the City shall
encourage the use of existing Patterson
neighborhoods, including the grid street system, as
models for the planning and design of new residential
neighborhoods.
Neighborhoods have clear focal
points such as parks and the central
lake. Extensive bicycle and
pedestrian paths run throughout the
Plan area, connecting
neighborhoods, schools, parks and
neighborhood services.
CD-3.4 Site design.
The City shall encourage site design that increases the convenience, safety and comfort of people using
transit, walking or cycling.
The Plan includes an extensive
pedestrian and bicycle network.
Future bus stops are projected once
transit service is available to the
area.
CD-4.2 Extending the established
pattern of landscaping.
The City shall require that all new development
incorporate the planting of trees and other vegetation
that extend the vegetation pattern of older adjacent
neighborhoods into new development.
The planting pallet for entryway
emphasis the use of trees and
vegetation consistent with the
character of Patterson, including the
use of canary palms.
CD-4.3 Boulevard planting.
The City shall extend and reinforce major street
tree/boulevard plantings to enhance the visual
character of special and important streets within
Patterson.
Major streets will include
median/boulevard plantings
consistent with other streets in
Patterson. All collector streets will
have separated sidewalks with tree
lined landscaped buffer.
CD-4.4 Landscaped medians.
The City shall identify appropriate streets for
inclusion of landscaped medians.
Arterials and Major Collector streets
will have landscaped medians.
Housing Element
Goal 3. Provide And Maintain An Adequate Supply
Of Sites For The Development Of New Affordable
Housing. It is the goal of the City of Patterson to
provide adequate, suitable sites for residential use and development or maintenance of a range of housing
that varies sufficiently in terms of cost, design, size, location, and tenure to meet the housing needs of all
economic segments of the community at a level which
can be supported by the infrastructure
Affordable housing will be included
within the Plan area consistent with
the City’s Inclusionary Housing
Ordinance. Precise sites for
affordable housing will be identified
as subdivisions are submitted.
The range of housing products
provide for townhomes, duplexes,
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accessory dwelling units that are
“affordable by design.”
Objective 3-2: Provide opportunities for mixed-use
developments
Policy 3-2-1 Provide opportunities for mixed-use
developments.
To ensure the development of housing that has, to the
extent possible, a support structure of shopping,
services, open space, and jobs within easy access.
The Plan includes a mixed-use focal
point that provides for neighborhood
retail and personal services,
gathering places, restaurants with
open spaces facing onto the lake,
along with various housing types
such as live-work units. The Plan is
in close proximity to major
employment opportunities.
Objective3-3: Provide a sufficient amount of zoned
land to accommodate development for all housing
types and income levels.
Policy 3-3-1
Monitor the amount of land zoned for all types of
housing and initiate zone changes if necessary.
The Plan supports this policy by
requiring a mix of housing types for
all income levels.
Economic Development Element
Goal ED-3 To promote a diverse and balanced mix
of employment and housing opportunities.
ED-3.1 Jobs-to-housing ratio.
The City shall maintain an adequate retail, business,
and industrial land supply to meet a jobs-to-housing
ratio of at least 1.0.
ED-3.3 Housing choices.
The City shall provide for and encourage a range of
housing choices—including live/work units—through
land use designations and zoning ordinances.
A range of housing choices is a
primary theme of the Master Plan.
Transportation Circulation Element
Goal T-1 To create and maintain a roadway
network that will ensure the safe and efficient
movement of people and goods throughout the city.
Overall, the Plan provides for
“Complete Streets” that integrate the
public and private realms and
accommodates all transportation
modes.
T-1.2 Level of service standard. A Traffic Impact Study has been prepared that concludes, with
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The City shall endeavor to maintain a minimum Level
of Service “D”, as defined by the 2000 Highway
Capacity Manual or subsequent revisions, on all
streets and intersections within the city. To identify
the potential impacts of new development on traffic
service levels, the City shall require the preparation of traffic impact analyses at the sole expense of the
developer for developments determined to be large
enough to have potentially significant traffic impacts.
This standards does not apply to freeways which are
governed by the standards established by Caltrans.
mitigation, a Level of Service “D”
will be maintained for the vast
majority of impacted streets.
T-1.3 Hierarchy of streets.
The City shall implement a hierarchical street system
in which each street serves a specific, primary
function and is sensitive to the context of the land
uses served. The hierarchy of streets shall be based on the existing one square mile backbone grid system of
streets along section lines and the traditional
circulation pattern established in the City’s
downtown. Development of residential
neighborhoods within the backbone grid may employ
a more circuitous street pattern with cul-de-sacs,
traffic circles, roundabouts and other traffic calming
features to help reduce traffic speeds.
The Plan provides for a hierarchy of
arterial, major and minor collector
and local streets. The Plan has a
basic backbone grid system
compromised of north-south streets
Baldwin Road, Ward Avenue, and
Rodgers Road with new collector
streets in between. The east-west
system includes Zacharias Road and
a new east-west collector running
from Rodgers Road to Highway 33.
T-1.6 South County Corridor.
The City shall promote efforts of Stanislaus County,
StanCOG and other stakeholders in the development
of the South County Corridor to connect W. Main
Avenue to Interstate 5. The City’s preference for the
alignment of the South County Corridor is shown on
the Circulation Plan (Figure II-4 of Chapter II. Land
Use/Circulation Diagrams And Standards). However,
the final alignment should be decided through a
cooperative effort among stakeholders, and informed
by a comprehensive feasibility study that assesses at
least the following:
o The appropriate right-of-way width and location;
o Environmental and regulatory constraints,
especially as they relate to agricultural and
biological resources;
o The need for, and economic/environmental
feasibility of, constructing a second bridge over
the San Joaquin River;
o An estimate of relevant costs; and
o An analysis of alternatives;
Zacharias Road accommodates the
South County Corridor by providing
a right-of-way based on the County
arterial standards. The Infrastructure
Plan addresses contributions
towards financing the South County
Corridor.
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T-1.10 Funding of traffic improvements.
The City shall ensure through a combination of traffic
impact fees and other funding mechanisms that new
development fully mitigates its impact on traffic
facilities by paying its share of the costs of circulation improvements. New development shall pay a
proportional share of costs of required improvements
necessitated by the new development.
The Plan includes a comprehensive
financing plan that fully mitigates
traffic impacts by either paying for
improvements directly or paying fair
share contributions towards citywide and regional facilities.
T-1.12 Traffic calming encouraged.
Traffic calming techniques, including roundabouts,
traffic circles, ‘chokers’ and chicanes, shall be
considered as an alternative to traditional intersection controls. Where cul-de-sacs are employed,
consideration should be given to establishing
connections between the cul-de-sac and other streets,
parks, bicycle paths and pedestrian trails.
Traffic calming measures are found
throughout the Plan area, including
extensive use of roundabouts. See
Chapter 3.11.
Goal T-7 To promote pedestrian, bicycle and rail
travel as alternatives to automobile use.
T-7.1 Safe pedestrian and bike pathways.
The City shall create and maintain a safe and
convenient system of pedestrian and bicycle pathways
that encourages walking and bicycling as an
alternative to driving. New development shall be
required to pay its fair share of the costs for
development of this pathway system.
The Plan has an extensive network
of Class I, II, and III bicycle and
pedestrian paths and lanes. See
Chapter 3.10.
T-7.2 Pedestrian access.
All new development shall be reviewed to ensure safe
pedestrian access is provided from the street, within
parking areas and between new development and
surrounding neighborhoods.
See Chapter 3.10.
T-7.3 Bike routes.
The City shall establish a safe and convenient
network of identified bicycle routes connecting new
residential areas by the shortest possible routes with
recreation, shopping, and employment areas within
the city. The City shall cooperate with surrounding
jurisdictions in designing and implementing an areawide bikeway system.
See Chapter 3.10. The Plan
addresses the regional bicycle plan.
T-7.4 Separation of bike routes from motor
vehicles.
Bicycle routes shall emphasize paths separated from
vehicle traffic (Class I) to the maximum extent
possible, but shall also include bicycle lanes within
public streets (Class II and III). The City shall limit onstreet bicycle routes to those streets where the
See Chapter 3.10.
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available roadway width and traffic volumes permit
safe coexistence of bicycle and motor vehicle
T-7.5 Include pathways in open space.
To the extent practicable, bicycle and pedestrian
pathways shall be included within open space areas.
Of special note, the Plan includes a
pathway within the north-south PID
canal paseo.
T-7.9 Coordination with schools.
The City shall collaborate with the School District to
promote bike use and shall actively pursue Safe Route
to School grants to fund programs that facilitate safe
bike routes.
A system of Class I and II bike
routes connect the proposed schools.