City Council Agenda Report
TO: Mayor Clauzel and Members of the City Council
FROM: Fernando Ulloa, Interim City Manager
BY: Bryan Stice, Community Development Director
MEETING DATE: December 3, 2024
ITEM NO: 8.1
SUBJECT: Approve the First Reading and Introduction of Ordinance No. 875 revising the maximum height section of Table 18.46.040-1 of the Patterson Municipal Code, “Development Standards for Industrial Districts.”
RECOMMENDATION
Motion to Approve the First Reading and Introduction of Ordinance No. 875 revising the maximum height section of Table 18.46.040-1 of the Patterson Municipal Code, “Development Standards for Industrial Districts.”
BACKGROUND
This item, regarding a zoning code amendment that would raise the maximum height in the West Patterson Light Industrial Zone from 120 feet to 150 feet, was continued from the August 20, 2024 City Council meeting. During the public hearing, Councilmembers and the public expressed concerns about the proposed ordinance that focused around two potential concerns:
Keeping large buildings away from residences and maintaining views of the Diablo Range.
ANALYSIS
Distances from Homes
The West Patterson Light Industrial Zone is the only zone where the code amendment would apply. Restricting the height exception to the West Patterson Light Industrial Zone ensures that such heights are restricted to larger, more intense uses, in a location that includes other larger, more intense land uses.
As currently constituted, the West Patterson Light Industrial Zone is buffered from residential uses by less intense zones, with the minimum distance being 500 feet from residentially zoned districts. In fact, based on the requirements proposed, no new building could be built that would take advantage of the maximum height within one-half mile of a residentially zoned district.
This does not account for the potential for the rezoning of land, or demolition and reconstruction of an existing building, but does provide some level of protection. City staff noted that changing the requirements of subsection (b) from 1:3 to a 1:5 ratio would provide additional measures to minimize potential aesthetic / visual impacts that could arise otherwise. The originally proposed zoning language reads as follows:
b) Building projections above 60 feet shall maintain, at a minimum, a 1:3 setback from any residentially designated zone or General Plan designation.
This change would ensure that the peak of a building reaching 150 feet in height would be at least 750 feet away from a residentially zoned property.
Protecting Viewsheds
The Diablo Range, located west of Patterson provides scenic vistas from many locations in and around Patterson. In the Patterson area, elevations increase from the river toward the Diablo Range with a sharp grade increase starting near the eastern side of the California Aqueduct.
Hilltops just east of the freeway crest at about 500 feet above sea level. Within two miles of the city of Patterson, hilltops crest at over 1500 feet with one rising more than 1700 feet.
Land where tall buildings could be built under the proposed amendment to the ordinance range from 140 to 200 feet in elevation, with the most reasonable places for these to be built at 140-180 feet above sea level. The freeway sits about 300 feet above sea level west of Patterson. Under the most extreme example possible, a 150-foot building constructed at a 200-foot elevation would be 350 feet above sea level. At this height, the building would have the potential to block full views of the hills but would crest above the skyline from residences within the city.
Requiring the 1:5 ratio noted above would further ensure hill views are maintained.
Comparison Cities
The following table provides the maximum height allowed in equivalent zoning designations for cities in our region. Cities in southern Stanislaus County are included for context of the local region. The cities of Lathrop, Manteca, and Tracy are included because these cities are regular competitors with the city of Patterson for job centers looking for a potential location.
City Maximum Height
Newman 50 ft (75 with Planning Commission approval)
Ceres No limit
Turlock No limit
Modesto 90 ft (projections up to 105), 45 ft adjacent to residences Lathrop 76 ft (95 with Planning Commission approval)
Manteca No limit
Tracy No limit
FISCAL IMPACT
N/A
ATTACHMENTS
Ordinance No. 875
August 20, 2024 City Council Staff Report “Business Park Maximum Height Ordinance July 25, 2024 Planning Commission Staff Report “Business Park Maximum Height Ordinance Patterson Quadrangle Topographical Map