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: April 2, 2024
ITEM NO: 7.1
SUBJECT: Approve Resolution No. 2024-19, approving the Delta Marketplace project, including General Plan Amendment/Rezone #24-01, Planned Development #22-03, and Tentative Parcel Map #22-02.
RECOMMENDATION
Motion to Approve Resolution No. 2024-19, approving the Delta Marketplace project, including General Plan Amendment/Rezone #24-01, Planned Development #22-03, and Tentative Parcel Map #22-02.
PROJECT SITE
The project site is a vacant, roughly triangular-shaped lot of approximately 18.42 acres, located south of Sperry Avenue and north and west of the Delta Mendota Canal, east of, the not yet complete, Haggerty Drive, about ½ mile west of Baldwin Road. A large embankment runs along the property’s interface with the Delta Mendota Canal. Beyond the embankment, the property slopes down gradually from the southwest to northeast. An access easement run along the eastern edge of the property from the Calvinson Parkway/Haggerty Drive intersection to the southern tip of the property. This easement provides access to properties south of the project site, across the Delta Mendota Canal
The area to the east is predominantly zoned for General Commercial use, with residences approved for the southern-most 600-feet of interface, with an under-construction masonry wall separating the two areas. To the north, across Sperry Avenue, are the existing corn maze and the non-operational airport. Those sites, in combination are approved for a distribution center. The areas to the south and west, across the Delta Mendota Canal, are zoned for commercial development.
GENERAL PLAN AMENDMENT / REZONE
Currently, the project site is designated as Light Industrial (LI), with a West Patterson Industrial Business Park (IBP) zoning designation. These designations were established at the time the West Patterson Business Park Master Development Plan was approved in 2003 and continued since the time the project area was annexed into the city. Subsequent project approvals in the area have left the project site as the last site, in the master plan area, on the south side of Sperry Avenue, with the potential for light industrial development. Due to those changes and potential conflicts that might occur between future commercial and residential development approved surrounding the project, staff supports the change to a General Commercial (GC) General Plan and Zoning designation, consistent with the zoning east and west of the project site.
The LI general plan and IBP zoning designations are applied to areas intended for light industrial and business park development, such as low-intensity manufacturing and assembly processes, research and development uses, and offices. The GC General Plan and zoning designations are applied to areas intended for commercial businesses, such as stores, shops and offices to supply commodities and services to residents.
The change would continue to be consistent with the Master Development Plans goals, including the following:
- To promote the establishment, maintenance, and expansion of businesses in Patterson that generate high retail sales taxes as important contributors to the local economy; - To promote and assist with the maintenance and expansion of Patterson’s commercial sector to meet the needs to Patterson residents, employees, and visitors; and - To encourage efforts to attract major commercial and office tenants to Patterson.
PLANNED DEVELOPMENT
A Planned Development application is required for commercial development projects with over 15,000 square feet of building space and/or a minimum of 1.5 acres. The Planned Development requirement provides a framework for future development of the site to limit situations where the development of a single parcel could hinder development of other parcels in the area.
The project site consists of one parcel (APN 021-098-001). Historically, the site was utilized as irrigated agricultural land. The project site is located within the West Patterson Business Park Master Development Plan, and subject to mitigation strategies adopted within the West Patterson Projects EIR.
Site Plan, Access, and Circulation
Site design includes a range of retail/restaurant type uses. Office uses would be located near the southern end of the project, so as to limit potentially loud/busy land uses near residences. While the site plan includes labels for land uses, all uses should be considered as prospective. Any new building/land use would be subject to additional review prior to approval. A condition has been included prohibiting vehicular serving uses, such as gas stations, carwashes, and vehicle maintenance facilities, on lots fronting Sperry Avenue. As the gateway to the city, staff propose to limit this frontage area to land uses that are more attractive from the street.
Consistent with the Community Design Guidelines, buildings are generally located around the perimeter of the site with parking located within the interior of the shopping center. The site plan shows 13 buildings (the “grocery market” and “pet supply” buildings would be zero lot line structures, so they would appear as a single building, but would be built as standalone structures.) Buildings would range in size from 3,500 sq. ft. to 20,000 sq. ft. Buildings could include multiple tenants, but actual building design would be determined at a later time, subject to review and approval.
Four points of access, two at the intersection of Haggerty Drive and Calvinson Parkway (off of the roundabout), one further north on Haggerty Drive, and one right-in, right-out only driveway on Sperry Avenue. Sperry Avenue would also include an additional acceleration/deceleration lane to accommodate vehicles merging into, without hindering through traffic.
Key drives in the site include a north/south drive aisle from Sperry Avenue to a “central” roundabout, an east/west drive aisle from Haggerty Drive to the roundabout, and a drive aisle extending from the roundabout to the southern Haggerty Drive driveway entrance. The roundabout is intended to provide a welcoming entry point for the project.
The site plan provides several pedestrian pathways which would ensure good pedestrian circulation within the site. Bicycle infrastructure will also be required as a condition of approval.
Architecture
Building elevations included with the application materials are provided for preliminary planning purposes. The architectural concept for the retail center is clean and contemporary. The building massing and materials would blend well with the surrounding uses. The building forms are horizontally and vertically articulated with variation in color and materials, which include a mixture of plaster, wood composite,wainscotting, metal canopies, decorative lighting, and aluminum store fronts. Again, architecture for any new building would be subject to additional review and approval.
Community Design Guidelines Consistency Analysis
Projects with an aggregate area of 30,000 square feet or more are subject to “major development project” review under the Patterson Municipal Code. Major development projects are required to be “fully consistent with the Community Design Guidelines.” Such projects, once constructed, are also required “to be maintained and kept in appearance as if in full operation, notwithstanding any cessation of business, abandonment or change in operation or ownership.” (PMC 18.42.150)
This project meets the criteria of a major development project and therefore is subject to the associated requirements. As future projects are brought forward, site plans and architecture will be required to be consistent with the Community Design Guidelines, and internally consistent as a shopping center development.
Parking
Using general requirements for retail and offices uses, the project would trigger the need for 388 parking spaces. The proposed site plan includes 432 parking spaces, well in excess of the required minimum. Since, parking requirements may vary depending on the use, a condition of approval has been included requiring that subsequent projects within the master plan area provide adequate parking as required.
Landscaping
A condition of approval has been included requiring proposed landscape plans for the entire site prior to approval of the first building permit, consistent with Municipal Code requirements, with special attention paid to landscaping at project entrances and at the corner of Sperry Avenue and Haggerty Drive. Street trees will be required along the project perimeter adjacent to the sidewalks within the public right of way. The municipal code also requires shade trees within the parking lot.
TENTATIVE PARCEL MAP
The applicant proposes the parcel be divided into 13 parcels, ranging in size from 0.62 to 1.97 acres. The parcel map would provide the applicant with a mechanism to build and finance the retail center in phases. Proposed lot sizes and configurations are consistent with the minimum standards outlined for the General Commercial Zone.
ENVIRONMENTAL REVIEW
In 2003, the City Council certified the Environmental Impact Report (EIR) for the West Patterson Projects (State Clearinghouse Nos. 2001022031 and 2001032037), which included review of the project site. City staff worked with the City’s traffic engineer to prepare a traffic analysis (attached AMG Technical Memorandum – Dec. 7, 2023) comparing the project’s traffic impacts compared with the impacts outlined in the EIR. City staff also reviewed the project in other areas for consistency with the EIR. Staff has determined that the project, as proposed, would not generate any new or increased impacts, beyond those addressed in the EIR. The project would be subject to the mitigation measures outlined in the EIR.
PLANNING COMMISSION RECOMMENDATION
On March 14, 2024, the Planning Commission considered the proposed project and recommended approval to the City Council with a 4-0 vote.
FISCAL IMPACT
N/A
ATTACHMENTS
City Council Resolution No. 2024-20
Conditions of Approval
Vicinity Map
Existing General Plan Designation Exhibit
Proposed General Plan Designation Exhibit
Existing Zoning Designation Exhibit
Proposed Zoning Designation Exhibit
Proposed Master Plan
Tentative Parcel Map
Conceptual Architectural Rendering 1
Conceptual Architectural Rendering 2
West Patterson Projects EIR Mitigation Monitoring and Reporting Program AMG Technical Memorandum – Dec. 7, 2023
Planning Commission Resolution No. 2024-01