City Council Agenda Report
TO: Mayor Clauzel and Members of the City Council
FROM: Fernando Ulloa, City Manager
BY: Bryan Stice, Community Development Director
MEETING DATE: April 1, 2025
ITEM NO: 8.1
SUBJECT: Adopt Resolution No. 2025-17, of the City Council of the City of Patterson, Approving Vesting Tentative Subdivision Maps “A” and “B”, and the associated Conditions of Approval, over 95.08 Acres of Land, consisting of 506 Lots, one High-Density Parcel, and Multiple Remainder Parcels for Public Dedication, Also Known as the Keystone Ranch Development Area.
RECOMMENDATION
Motion to Adopt Resolution No. 2025-17, approving Vesting Tentative Subdivision Maps “A” and “B”, and the associated Conditions of Approval, over 95.08 acres of land, consisting of 506 lots, one high-density parcel, and multiple remainder parcels for public dedication, also known as the Keystone Ranch Development Area.
BACKGROUND
On August 16, 2022, the City of Patterson City Council approved the Zacharias / Baldwin Ranch Master Plan (the “Master Plan”), which comprehensively planned, designed, and prescribed development of residential, commercial, mixed-use, industrial, and public land uses over approximately 1,297 acres, comprising the City’s northern future growth area. At the same meeting, the City Council certified the Environmental Impact Report (SCH No. 2006032043), for the Zacharias / Baldwin Ranch Master Plan and amended the City of Patterson General Plan land use map to correspond with those land uses established within the Master Plan.
In November 2023, Keystone Ranch, LLC (the “Applicant”) submitted an SB-330 preliminary development, which is further discussed below. The Applicant subsequently filed a tentative map application on April 26, 2024. City staff expressed various concerns of map / plan deficiency and application incompleteness. City staff met in person on multiple occasions with the Applicant and their engineering consultant to collaborate and consider each other’s positions concerning the design of the Project. Keystone representatives were actively involved in the development of the Master Plan, and it was City staff’s hope to reach an agreement with regard to Project features.
In May of 2024, the Stanislaus Local Agency Formation Commission (“Stanislaus LAFCO”) recorded a Certificate of Completion formally annexing the Master Plan area into the City of Patterson, culminating several years of deliberations and study to bring the Master Plan area into the City of Patterson.
The Applicant filed another SB-330 preliminary development application in September 2024, followed by another formal development application for Vesting Tentative Maps “A” and “B” with the City over 95.08 acres (the “Site”), with Map “A” creating 12 “maxi-parcels,” and Map “B” creating 506 single-family-residential medium-density lots, one 12.09-acre parcel for highdensity residential development, and multiple remainder parcels for streets, park, drainage, irrigation, utilities, pathways, and other related improvements (collectively, the “Tentative Map”).
On February 20, 2025, the City of Patterson Planning Commission conducted a public hearing to consider a vesting tentative subdivision application to subdivide two parcels (021-023-026, and - 027) totaling approximately 95 acres, on property located along the east side of Baldwin Road north of Keystone Pacific Parkway, into 506 single-family medium-density residential lots, and one approximately 12-acre parcel for high-density residential development of approximately
17.1 units per acre, plus new streets, parks, storm basin, and utility infrastructure (the “Project”).
The location, characteristics, and development of the Project were previously reviewed in the Environmental Impact Report (SCH No. 2006032043) for the Zacharias / Baldwin Ranch Master Plan.
In this subdivision application, the applicant has filed two vesting tentative subdivision maps: (1) Map “A” creating 12 “maxi-parcels,” and (2) Map “B” creating the 506 lots described above.
The review and recommendations described in this report apply to both Map “A” and Map “B.” Project Site
The Project site, Assessor Parcel Numbers 021-023-026 and 021-023-027, is bounded by Baldwin Road to the west, a low-density residential subdivision to the south, agriculture to the north, and a Patterson Irrigation District (PID) canal to the east. The current General Plan designation is MR, Medium Density Residential and HR, High Density Residential. The zoning designation is currently Zacharias/Baldwin Ranch Master Plan Area Medium Density Residential and
High Density Residential.
The Project site is currently used for agricultural production situated in an area of transition from urban to rural land uses, located immediately adjacent to the Creekside neighborhood. Park sites within Creekside are indirectly accessible from Cliff Swallow Drive further to the south of the Project. There are no stubbed roadways from the Creekside neighborhood to which the Project would connect. The northwest 12 acres of the Project site is designated for high-density residential development.