City Council Agenda Report
TO: Mayor Clauzel and Members of the City Council
FROM: Ken Irwin, City Manager
BY: Bryan Stice, Community Development Director
MEETING DATE: December 5, 2023
ITEM NO: 7.2
SUBJECT: Approve Resolution No. 2023-55, approving a Vesting Tentative Subdivision Map consisting of 247 lots on 46.23 acres of land, also known as The Villages of Patterson - Sycamore Ranch II.
RECOMMENDATION
Motion to Approve Resolution No. 2023-55, approving a Vesting Tentative Subdivision Map consisting of 247 lots on 46.23 acres of land, also known as The Villages of Patterson - Sycamore Ranch II.
BACKGROUND
A public hearing to consider a vesting tentative subdivision map (VTSM) encompassing approximately 46.23 acres of land. The map would result in 247 lots proposed for development of single-family housing, along with streets and other infrastructure facilities. Project was reviewed by the Planning Commission at the October 26, 2023 meeting, receiving a 4-0 approval vote.
In June 2007, the City Council approved the Villages of Patterson Master Development Plan along with related entitlements. The plan provided a framework for the development of approximately 680 acres of land in the northeast area of the City and included 3,100 housing units, parkland, space for schools, as well as some industrial and neighborhood-serving commercial areas. Key elements of the plan include a diversity of lot sizes and housing types that are predominately street oriented, with an emphasis on pedestrian, bicycle and public transportation options, and the provision of green spaces to connect neighborhoods and provide easy access to parks.
The original Villages of Patterson Master Plan approval included several tentative subdivision maps, primarily along Walnut Avenue and Sycamore Avenue, as the initial phases of the development. These maps initiated the development of single-family residences still under construction in those areas and nearing build-out. The present VTSM represents the first map presented to the Planning Commission for the Villages of Patterson Area, since initial review of the Master Plan in 2007.
ANALYSIS
The project site is bounded by Olive Avenue to the south, the future Wimbley Parkway to the west, future English Oak Avenue to the north, and Sycamore Avenue to the east. Per the City of Patterson General Plan and the Master Plan, the project site designated for Medium-Density and Low-Density Residential development.
The project site is currently used for, and generally surrounded by, agricultural uses with a single residence located near the northeast corner. The project site will surround two existing singlefamily dwellings located along Olive Avenue.
The proposed map includes lots for 247 single-family dwellings with minimum lot widths of 45- feet and minimum lot depths of 90-feet for an average lot size of 4,610 square feet, a density of
5.34 units per acre. The applicant proposes to develop the property in accordance with the standards established in the Medium Density Residential District which require 5.1 to 12 units per acre. The proposal includes street circulation providing access to and around the lots, including sidewalk, curbs, gutters, streetlights, etc. To encourage bicycle and pedestrian circulation around the site and taking into consideration the future park sites to the north, a pedestrian connection (Lots “B” & “C”) is provided on the northern end of Ashwood Avenue along English Oak Avenue (future road).
Six-foot soundwalls have been constructed in previous subdivisions within the Villages of Patterson. With required changes in lot grading, staff has determined that six-foot sound walls are not sufficient to provide privacy to the dwellings. Staff recommends as a condition of the project to construct seven-foot sound walls along English Oak Avenue, Ashwood Avenue, Olive Avenue, and Sycamore Avenue. Additionally, these sound walls shall also extend and be provided around Lots “B” and “C”. Wall design and complete layout is subject to additional review and approval by the City Engineer and Community Development Director.
The infrastructure improvements proposed by the applicant are consistent with the Villages of Patterson Master Plan. Sycamore Avenue will be fully constructed on the westside of the street within an 83-foot right-of-way. English Oak Avenue will be fully constructed from centerline to the south within a right-of-way ranging from 69-feet to 82-feet with 14-foot westbound travel lanes, 8-foot bike lane, 7-foot landscaping and 5-foot-wide sidewalk. The proposed project includes a 12-foot-wide bike trail, that connects from Street K along the north side of Ashwood Lane, to the intersection of English Oak Avenue. This section of bike trail is an extension of bikeway trails within the Development Plan Bike Way system allowing for pedestrian accessibility and connectivity within the neighborhoods.
ENVIRONMENTAL REVIEW/CEQA COMPLIANCE
An environmental impact report (EIR) was adopted for the Villages of Patterson Development Plan Project in 2007, SCH# 2006032043. The EIR concluded that buildout of the area could result in a number of significant adverse impacts. Mitigation measures recommended by the EIR reduce many of these potentially significant environmental impacts to a less than significant level. Impacts for which no feasible mitigation was available were subject to Findings of Overriding Consideration.
Staff reviewed the proposed project for consistency with the EIR and consistency with CEQA.
Based on that review, the project is consistent with the EIR and would not result in any new or increased impacts outside of those outlined in the EIR.
FISCAL IMPACT
The Project should have no impact to the City’s general fund, as the established residential maintenance CFD will offset long-term maintenance costs.