RESOLUTION NO. 2023-55
A RESOLUTION OF THE PATTERSON CITY COUNCIL 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 WHEREAS, the City of Patterson has received an application from VOP North LLC for a Vesting Tentative Subdivision Map on 46.23 acres, for 247 lots, streets, and other improvements on APN 047-025-069, 047-025-019 and a portion of 047-025-036, located north of Olive Avenue and west of Sycamore Avenue; and
WHEREAS, in 2007, the City Council of the City of Patterson approved the Villages of Patterson Master Development Plan, and the proposed map is located within the plan area boundaries; and
WHEREAS, an Environmental Impact Report was adopted in 2007 for the Villages of Patterson Development Plan Project (SCH No. 2006032043), including a mitigation and monitoring and reporting plan;
WHEREAS, Patterson City staff reviewed the project in accordance with the California Environmental Quality Act (CEQA), and determined that the project would not result in any new substantial changes to the Villages of Patterson EIR;
WHEREAS, Patterson City staff conducted a full analysis of the project to ensure compliance with the City’s General Plan, Zoning Code, the Villages of Patterson Master Development Plan, and other applicable laws, regulations, and standards; WHEREAS, on October 26, 2023, the Planning Commission held a duly noticed public hearing on the subject application, and considered evidence presented by City staff, the applicant, and public testimony, and recommended approval to the City Council; WHEREAS, on November 21, 2023, the City Council held a duly noticed public hearing on the subject application, and considered evidence presented by City staff; the applicant, and public testimony; and
WHEREAS, based on the staff analysis and oral and written testimony, the City Council finds, after due study, deliberation and public hearing, and based on its independent judgement that the project meets the criteria outlined below:
1. That the proposed Map and its design is consistent with the Patterson General Plan and applicable Master Development Plan.
2. That the site is physically suitable for the proposed type and density of development.
3. That the design of the proposed map and improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
4. That the design of the proposed map and improvements are not likely to cause serious public health problems.
5. That the design of the proposed map and improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed land division.
6. That the proposed tentative subdivision map is consistent with the California Subdivision Map Act.
7. That pursuant to Section 15152 of the California Environmental Quality Act, the underlying CEQA document certified for the West Patterson Projects augmented by a project specific traffic study, covered issues and topics in great enough detail to be relied upon in addressing the impacts associated with the subject proposal.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Patterson as follows:
The City Council of the City of Patterson hereby approves Vesting Tentative Subdivision Map No. 23-01 in furtherance of developing a subdivision, known as Sycamore Ranch II, based on the findings and subject to the conditions of approval adopted by the Planning Commission:
1. The development of the project shall be in accordance with the approved plan, as modified by these conditions and as may be modified by the development agreement between the City and developer. In the event of any conflict between these conditions and the terms of any development agreement between the City and developer, the terms of the development agreement will control, and these conditions will be deemed modified.
2. Prior to issuance of any building permit, the applicant shall enter into an agreement with the City of Patterson which shall specify the improvements to be installed to serve the applicable phase of the development, in accordance with the approved improvement phasing plan.
3. That the Villages of Patterson conditions of approval (City Council Resolution 2006-122) are incorporated herein as conditions of approval, as applicable.
4. Developer agrees to and shall hold the City, its officers, agents, employees, and representatives harmless from liability for damage or claims for personal injury, including death, and claims for property damage which may arise from the direct operations of the developer or those of its contractors, subcontractors, agents, employees or other persons acting on its behalf with respect to the project. The Developer agrees to and shall defend the City and its officers, agents, employees, and representatives from actions for damages caused or alleged to have been caused by reason of developer’s activities in connection with the project. This hold harmless agreement applies to all damages and claims for damages suffered or alleged to have been suffered by reason of the operations referred to above, regardless of whether or not the City prepared, supplied or approved plans or specifications or both for the project. The Developer further agrees to indemnify, hold harmless, pay all costs and provide a defense for City in any action challenging the validity of the development agreement. Developer may elect to, but shall not be obligated to, pay for a separate defense for City if City elects to retain independent legal counsel.
5. The applicant shall pay all applicable AB1600 impact fees including the general government impact fee, the community facilities impact fee, the street improvement impact fee, fees relating to sewer, water and storm drainage, and the public safety impact fee in accordance with applicable provisions of the Patterson Municipal Code except as the payment of required fees may be amended by a development agreement executed between the City and the developer. In addition, the City shall grant credit toward the payment of these fees for projects undertaken by the developer, in accordance with adopted improvement plans and/or the terms identified in a development agreement, to the extent that such projects would otherwise be funded by these fees.
6. Community wall design shall be subject to review and approval of the City Engineer and Community Development Director. Soundwall to be installed shall be minimum of 7-ft in height, have pilasters/columns evenly spaced, and have a 45-degree angle wall segment at entry streets: Ashwood Ave./English Oak Ave., Ashwood Ave./ Street K, Ashwood Ave./Street J, English Oak Ave./Street G, English Oak Ave./Street O, Sycamore Avenue/English Oak Avenue, Sycamore Avenue/Street D, Olive Ave./Ashwood Ave., Olive Ave./Street A, and Olive Avenue/Street R, Sycamore Avenue/Olive Avenue shall have a primary entry monument.
7. That the soundwall shall be installed at the pedestrian inlets on Lot “B” and Lot “C”.
8. Olive Ave shall be fully constructed from centerline to the northside, have a 14-ft median installed and a 14-ft west bound land on the northside, an 8-ft bike lane, landscaping, and sidewalk per cross-section C & D of VTSM.
9. English Oak Avenue shall be fully constructed from centerline to the south and partially constructed to the north with a 14-ft paved travel lane, a minimum of a 2-ft shoulder of compacted Class 2AB and adjacent ground to be graded so that no stormwater runoff creates ponding at any portion of English Oak Avenue.
10. Sycamore Avenue shall be fully constructed on the west side of the street and partially constructed on the east side with a 14-ft paved travel lane, a minimum of a 2-ft shoulder of compacted Class 2 AB and adjacent ground to be graded so that no stormwater runoff creates ponding at any portion of Sycamore Avenue and have an 83-ft right-of-way per cross-section E of the VTSM.
11. All frontage streets and medians shall have complete landscaping and irrigation.
12. That proposed fire hydrants at cul-de-sacs shall be located in the middle and not at end of Streets B, C, D, E, and F.
13. That proposed fire hydrants on Olive Avenue shall be adequately spaced per California Fire Code.
14. That any deed of trust encumbering the parcels of land shall be properly referenced with the recordation of this subdivision map.
15. That the subdivision map does not impact existing utility services (i.e., water meter box, sewer clean-out, etc.).
16. Any easements of record shall remain in effect and shall be recorded on the new deeds.
17. The project will be required to participate/annex into the City’s existing CFDs for Infrastructure (CFD2018-1); Public Safety/Fire (CFD 2022-1); Maintenance (CFD 2018-2); and West Patterson Business Park (CFD 2005-1) once the project develops. All costs associated with the annexation/formation must be paid for by the developer. The Unanimous Approvals/Waivers for all CFDs must be signed and recorded prior to permit issuance.
18. That it is the Owner/Developer’s responsibility to coordinate all frontage improvements along Olive Avenue with property owners at APN’s 047-025-008, 047-025-036 & 047-025-037 prior to approval of improvement plans.
19. Capacity calculations for storm, sewer and water will be required to submit for review and approval with the submittal of improvement plans.
20. Sewer lift pumping station shall be approved by City Engineer and Public Works Director’s to be fully operational through SCADA system and all materials and pumps to meet City requirements.
21. The intersection of Street D and Street A shall have a raised round-a-about, subject to review and approval by the City Engineer.
22. That the intersection of Ashwood Avenue and English Oak Avenue shall include a round-about, subject to review and approval by the City Engineer.
23. Project site stormwater runoff shall drain to the existing Olive stormwater basin.
24. Prior to recordation of any Final Map within this project, Developer/Builder shall dedicate one (1) acre of land for the Patterson Fire Station near the Villages of Patterson.
25. A Geotechnical Soils Report must be submitted as part of the improvement plans with required recommendations for all structural elements of this project.
26. Full length non-movable street barricades per City Standard TC-7 shall be installed at the west-end of Street K and Street Q.
27. Roadway transition for Olive Ave at the north side of the westerly project limits and for English Oak Ave at the south side of the westerly project limits shall be properly designed and installed. Road width transition barricade shall be installed per City Standards TC-9.
28. All public streets shall be designed to meet the minimum City Standards and have a uniform 2% cross-slope from street crown or median to lip of gutter.
29. Traffic control and flow analysis at the following intersections will be required; Sycamore Ave./Olive Ave., Sycamore Ave./English Oak Ave., Olive Ave./Ashwood Ave., and English Oak Ave./Ashwood Ave.
30. A photometrics plan may be required by the City Engineer to assure the placement of streetlights has the minimum lumen requirement coverage.
31. Project must conform to all City Standards, Specifications and applicable State, Local and Federal regulations and/or requirements.
32. That no exterior elevation, wall or porch shall be constructed within three feet of the P.U.E., subject to review and approval by the Community Development Department.
The foregoing resolution was passed by the City Council at a regular meeting held on the 5
th day of December 2023, by , who moved its adoption, which motion was duly seconded by , and the resolution adopted by the following roll call vote:
AYES:
NOES:
EXCUSED:
APPROVED:
_____________________________________
Michael Clauzel
Mayor of the City of Patterson
ATTEST:
______________________________________
Aracely Alegre
City Clerk of the City of Patterson
I hereby certify that the foregoing is a full, correct, and true copy of a resolution passed by the City Council of the City of Patterson, a Municipal Corporation of the County of Stanislaus, State of California, at a regular meeting held on the 5 th day of December 2023, and I further
certify that said resolution is in full force and effect and has never been rescinded or modified.
DATE:
__________________________
City Clerk of the City of Patterson