City Council Agenda Report
TO: Mayor Clauzel and Members of the City Council
FROM: Ken Irwin, City Manager
BY: Ken Irwin, City Manager
MEETING DATE: May 2, 2023
ITEM NO: 5.8
SUBJECT: Adopt Resolution No. 2023-23 approving a Memorandum of Understanding (“MOU”) between Stanislaus County (“County”) and City of Patterson (“City”), regarding the Reorganization of the Zacharias and Baldwin Ranch South Master Plan area.
RECOMMENDATION
Motion to Adopt Resolution No. 2023-23 approving a Memorandum of Understanding (“MOU”) between Stanislaus County (“County”) and City of Patterson (“City”), regarding the Reorganization of the Zacharias and Baldwin Ranch South Master Plan area.
BACKGROUND
On April 16, 2022, the City Council approved a package of resolutions and ordinances relating to the Zacharias and Baldwin Ranch South Master Plan (“Master Plan”). The Master Plan provides a comprehensive development and regulatory framework for the Master Plan area, including annexation of 1,297 gross acres into City limits. The resolutions and ordinances included the following:
(1) Certification of an Environmental Impact Report and other actions in accordance with the California Environmental Quality Act (“CEQA”);
(2) Adoption of the Master Plan, a General Plan Amendment, and Conditions of Approval;
(3) Prezoning of the properties within the Master Plan area; (4) Authorization to file an application with the Stanislaus Local Agency Formation Commission (“Stanislaus LAFCO”), to expand City’s Sphere of Influence (“SOI”) and annex the Master Plan area into City limits.
MEMORANDUM OF UNDERSTANDING BETWEEN CITY & COUNTY
This item pertains to a requirement for City’s reorganization application to Stanislaus LAFCO.
There are specific application requirements before Stanislaus LAFCO can process the application and bring City’s reorganization proposal to a hearing. These application requirements include, for example, all City approvals relating to the Master Plan, environmental review documents, an analysis of how municipal services will be provided, a plan for agricultural preservation, and registered voter information in the annexation area.
As part of the reorganization application, City also must consult with the County regarding development standards, planning and zoning requirements, and other conditions relating to development of the annexation area. City representatives have met with County representatives to discuss development of the Master Plan. The parties have agreed to the attached MOU. The MOU requires approval from the County Board of Supervisors and the City Council before Stanislaus LAFCO can continue processing City’s reorganization application.
The following provides a summary of terms contained in the MOU:
1. Financing of Infrastructure Construction. Financing of the infrastructure required to develop the Master Plan (e.g., water, sewer, storm drainage, transportation) will occur through formation of a new Mello-Roos Community Facilities District (“CFD”). The projected infrastructure costs determine the special tax rates imposed on each parcel within the CFD boundaries. Prior to City forming the CFD for the Master Plan, County will review and approve the projected infrastructure costs for facilities that will be located in County jurisdiction (e.g., Recharge Basin, Regional Park, transportation improvements).
2. Approval of Recharge Basin. One of the infrastructure items included in the Master Plan is a stormwater drainage basin that will provide groundwater recharge (“Recharge Basin”). The Recharge Basin will be approximately 30 acres, located west of the Master Plan area along Zacharias Road near the Delta Mendota Canal and Del Puerto Creek. If the Recharge Basin is developed for any purpose that would allow public access to the site (e.g., recreation), development of the Recharge Basin will need to meet certain standards. Such development standards include the following: (i) 150-foot buffer between site boundaries and turf areas, and (ii) fencing and landscaping between the site boundary and County lands.
3. FEMA Flood Retention Area / Regional Park. The Master Plan includes a regional park which will also serve as a flood retention area, located north of Zacharias Road, between Rogers Road and Baldwin Road (“Regional Park”). The same development standards will apply to the western and northern boundaries of the Regional Park: (i) 150-foot buffer between site boundaries and turf areas, and (ii) fencing and landscaping requirements between the site boundary and County lands. The site will also remain restricted to agricultural use until development of the Regional Park.
4. South County Corridor & Zacharias Road. The South County Corridor is a planned east- west expressway connecting SR-99 to I-5 in southern Stanislaus County. Zacharias Road is contemplated as one of the routes for the redesigned South County Corridor. If Zacharias Road is selected, the MOU provides that City must require Master Plan developers to dedicate sufficient right-of-way area along Zacharias Road to accommodate a six (6) lane roadway. If Zacharias Road is not selected, the MOU requires Zacharias Road to serve as the urban-rural interface between City and County lands. Improvements to Zacharias Road will need to include adequate setbacks, fencing, and landscaping to provide a 150-foot buffer between City lands and County agricultural lands.
5. Baldwin Ranch South Area. The Master Plan also includes the Baldwin Ranch area, which is approximately 65 acres located south of City limits, bounded between the Delta Mendota Canal and Baldwin Road. The southern boundary of the Baldwin Ranch area will serve as the urban-rural interface between City and County lands. Improvements to Baldwin Road will need to include adequate setbacks, fencing, and landscaping to provide a 150-foot buffer between City lands and County agricultural lands.
City has complied with the LAFCO requirement to meet with County representatives to discuss planning and development standards for the Master Plan. Discussions led to the proposed MOU for City Council’s approval, which would be included in City’s reorganization application.
FISCAL IMPACT
None. There is no fiscal impact associated with the City-County MOU. The MOU establishes certain agreements between City and County regarding planning and development standards for the Master Plan, as well as other terms for development of the Master Plan. This MOU satisfies an application requirement for City’s reorganization application to Stanislaus LAFCO and contains no new financial obligations for City.
ALTERNATIVE ACTIONS
The City Council’s options regarding the Resolution include:
1. Adopt the Resolution No. 2023-23 approving the MOU between Stanislaus County and City of Patterson;
2. Continue the item to a later meeting of the City Council and provide direction to staff for modifications to propose to County representatives; or
3. Reject the Resolution No. 2023-23.
ATTACHMENTS
1. Resolution No. 2023-23
2. MOU between Stanislaus County and City of Patterson