RESOLUTION NO. 2025-17
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PATTERSON APPROVING VESTING TENTATIVE SUBDIVISION MAPS “A” AND “B” 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
WHEREAS, on August 16, 2022, the City of Patterson (“City”) City Council adopted Resolution 2022-60 approving the Zacharias / Baldwin Ranch Master Plan (the “Master Plan”), which comprehensively planned, designed, and prescribed development of residential, commercial, mixed-use, industrial, and public dedication land uses over approximately 1,297 acres, comprising the City’s northernmost future growth area; and WHEREAS, on August 16, 2022, the City of Patterson City Council adopted Resolution 2022-62, certifying a Final Environmental Impact Report (“Final EIR”) (SCH#: 2018122052), with accompanying findings regarding Significant Environmental Impacts, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program applicable to development of the Master Plan area, and in support of its eventual annexation; and WHEREAS, on November 6, 2023, Keystone Ranch, LLC (the “Applicant”) filed a Senate Bill (“SB”) 330 Preliminary Application with the City, prior to a formal annexation of the Master Plan area into City limits; and
WHEREAS, on April 26, 2024, the Applicant filed an application with the City, for a Vesting Tentative Subdivision Map over 95.08 acres (APNs: 021-023-026, 021-023-027), for 503 single-family-residential medium-density lots, one parcel designated for high-density residential dwellings, and multiple remainder parcels for streets, park, drainage, irrigation, pathways, and related improvements; and
WHEREAS, on May 13, 2024, the Stanislaus Local Agency Formation Commission (“Stanislaus LAFCO”) recorded a Certificate of Completion formally annexing the Master Plan area into the City; and
WHEREAS, on May 23, 2024, the City delivered a Letter of Incompleteness to the Applicant indicating specific deficiencies with the project application filed, including incomplete application materials and inconsistencies with various City requirements and standards; and WHEREAS, on September 11, 2024, the Applicant filed another SB 330 Preliminary Application with the City; and
WHEREAS, on October 11, 2024, the Applicant filed an application for Vesting Tentative Maps “A” and “B” with the City over 95.08 acres (APNs: 021-023-026, 021-023-027) (hereafter, the “Site”), with Map “A” creating 12 lots, and Map “B” creating 506 single-family-residential medium-density lots, one 12.09-acre parcel for high-density residential development, and multiple remainder parcels for streets, park, drainage, irrigation, pathways and other related improvements (collectively, the “Tentative Map”); and
WHEREAS, City staff conducted a thorough analysis of the Tentative Map, and evaluated it for compliance with the City’s General Plan, the Master Plan, the Patterson Municipal Code, the Patterson Zoning Code, Patterson’s Subdivision Ordinance, and other applicable laws, regulations, and standards; and
WHEREAS, on December 20, 2024, City staff deemed the Tentative Map application complete; and
WHEREAS, the City distributed the Tentative Map application to other responsible agencies to solicit their comments as required under the Subdivision Map Act and the Patterson Municipal Code, which are hereby incorporated into the record of proceedings; and WHEREAS, on February 20, 2025, the Planning Commission of the City conducted a duly noticed public hearing and considered the Tentative Map application for recommendation to the City Council; and
WHEREAS, the Planning Commission adopted Resolution No. 2025-01, recommending the City Council approve the Tentative Map Application along with enumerated conditions of approval (the “Conditions of Approval”); and
WHEREAS, in accordance with Subdivision Map Act § 66474, the legislative body of a city or county shall deny approval of a tentative map, or a parcel map for which a tentative map was not required, if it makes any of the following findings:
(a) That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451.
(b) That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.
(c) That the site is not physically suitable for the type of development. (d) That the site is not physically suitable for the proposed density of development. (e) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat.
(f) That the design of the subdivision or type of improvements is likely to cause serious public health problems.
(g) That the design of the subdivision or the type of improvements will conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public.
This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
WHEREAS, the City hereby finds that none of the conditions described in Government Code § 66474 exist, subject to the Applicant’s compliance with the Conditions of Approval attached and incorporated hereto, and that the findings can be made for conditional approval of the Tentative Map; and
WHEREAS, the Sustainable Groundwater Management Act (“SGMA”) declares that the people of the state have a primary interest in the protection and management of water resources and that properly managed groundwater resources will help protect communities, and mandates the sustainable management of groundwater resources through the development and implementation of Groundwater Sustainability Plans (“GSP”) (Water Code §10720 et seq.); and WHEREAS, the City and the Site are located within the Delta-Mendota Subbasin which is designated as a critically-over drafted groundwater basin, by the California Department of Water Resources (“DWR”), and therefore required to be sustainably managed by a GSP pursuant to SGMA; and
WHEREAS, the Final EIR relied upon the 2022 Delta-Mendota North-Central GSP (“2022 GSP”), which was in effect at the time the Final EIR was being prepared, in evaluating the following hydrologic impacts associated with the Master Plan:
Impact HYD-2: Would buildout of the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
Impact HYD-5: Buildout of the Master Plans would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan; and WHEREAS, the Department of Water Resources adopted regulations for the evaluation of GSPs, which the California Legislature has declared to be “necessary for the immediate preservation of the public peace, health and safety, or general welfare” (Water Code § 10733.2); and
WHEREAS, on March 2, 2023, DWR issued a statement of factual findings and determination that, pursuant to DWR regulations for the evaluation of GSPs, that the Plan for the Delta-Mendota Subbasin, including the 2022 GSP, was “Inadequate” and initiated state intervention proceedings pursuant to Water Code § 10735 et seq.; and WHEREAS, in an effort to avoid the Delta-Mendota Subbasin being placed on Probationary Status pursuant to Water Code § 10735.2(a) an updated, single GSP was developed for the Delta-Mendota Subbasin and adopted in 2024 (the “2024 GSP”); and WHEREAS, the 2024 GSP, compared to the 2022 GSP, introduced additional and updated measures for achieving sustainable management, including a basin-wide pumping reduction plan which requires the basin to reduce groundwater pumping by 42,000 acre feet per year (“AFY”), by 2030 to achieve sustainable conditions based on historical overdraft; and WHEREAS, pursuant to the 2024 GSP, the City will be required to implement the following measures:
(1) Effective January 1, 2025, the City is responsible for implementing the pumping reduction pumping plan by incrementally reducing its groundwater pumping from the lower aquifer by 92 AFY in 2025 and increasing that reduction to 460 AFY by 2030. (2) Construction of a Recharge Basin Facility to capture stormwater and recharge it to the lower aquifer to offset groundwater pumping.
(3) Implementation of Supply Portfolio No. 4 from City’s 2018 Water Management Plan which achieves a low reliance on groundwater through purchase of a long-term surface water transfer agreement, conservation efforts, the Recharge Basin Facility, and use of recycled water for non-potable reuse; and
WHEREAS, the Final EIR was the subject of litigation in Patterson Irrigation District, et al. v. City of Patterson, et al. Alameda County Superior Court (Case No. 23CV028091) in which petitioners challenged the Final EIR’s analysis of the Master Plan’s increased groundwater demand, its consistency with the GSP, and the adequacy of the hydrologic impacts; and WHEREAS, a settlement agreement for Patterson Irrigation District, et al. v. City of Patterson, et al. was executed by the City on March 18, 2025 (“Settlement Agreement”), and said Settlement Agreement requires the City to implement the Master Plan and the Final EIR as follows:
• The City will require developers of the Master Plan Area to fully fund and construct the Del Puerto Creek Capture and Recharge Project (“Recharge Project”) before building permits are issued for the Master Plan Project (Settlement Agreement, hereinafter “Settlement Agreement,” section 4(A)(i).);
• Developers must purchase surface water deliveries for the Recharge Project to offset the increased water demands of their projects (Settlement Agreement section 4(A)(ii).); • The City will use best efforts to ensure completion of the Recharge Project by 2030 (consistent with the timeline for the 2024 GSP’s pumping reduction targets) (Settlement Agreement section 4(A)(iii).);
• The City will recharge the total amount of purchased and delivered surface water to meet increase in demand on basin from new development in the City, including the Master Plan Project (Settlement Agreement section 4(A)(iv).);
• The City will require all development projects which increase potable water demand to contribute to an evaluation of revisions to the existing storm drain system to divert the captured storm water for recharge (Settlement Agreement section 4(B).); and WHEREAS, the Settlement Agreement terms and corresponding 2024 GSP requirements have been incorporated into the Conditions of Approval; and WHEREAS, the California Legislature has declared that properly managed groundwater resources will help protect communities and that DWR’s regulations regarding GSP sufficiency are necessary for the protection of health and safety, and general welfare; and WHEREAS, the Tentative Map has been reviewed, and the map as conditioned through the Conditions of Approval to address significant impacts related to water, wastewater, and transportation, is within the scope of the Final EIR (SCH#: 2018122052), with accompanying findings regarding Significant Environmental Impacts, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program applicable to development of the Zacharias /Baldwin Rach Master Plan area.
NOW, THEREFORE, BE IT RESOLVED that the City Council, based on its independent review, analysis, oral and written testimony, and all documents and materials in the record, and after due study and deliberation, hereby approves Vesting Tentative Subdivision Map 2024-01 (Keystone Ranch), consisting of Vesting Tentative Maps “A” and “B” attached and incorporated hereto as Exhibit A, subject to the Conditions of Approval attached and incorporated hereto as Exhibit B, based on the following findings:
1. That the proposed map is consistent with applicable general and specific plans as specified in Section 65451.
The planned uses, lots, roadway layout, and improvements of the Tentative Map are overall consistent with the standards of the Master Plan, subject to the conditions of approval attached hereto.
2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans.
The design of the Tentative Map and public improvements described therein are consistent with the standards of the Master Plan, subject to the conditions of approval attached hereto.
3. That the site is physically suitable for the type of development.
The Tentative Map has been comprehensively planned and evaluated under the Master Plan and Final EIR. All mitigation measures under the Final EIR, and as set forth in the conditions of approval will apply to development of the site.
4. That the site is physically suitable for the proposed density of development.
The Tentative Map has been comprehensively planned and evaluated under the Master Plan and Final EIR. This Tentative Map Application only involves the review and approval of the Tentative Map. Future development of the lots will be subject to the standards of the General Plan, Master Plan, Patterson Municipal Code, state laws and regulations, and all other requirements, as may be applicable.
5. That the design of the subdivision or the proposed improvements are unlikely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The Tentative Map has been comprehensively planned and evaluated under the Master Plan and Final EIR. All mitigation measures under the Final EIR, and as set forth in the conditions of approval will apply to development of the site.
6. That the design of the subdivision or type of improvements is likely to cause serious public health problems.
The Tentative Map has been comprehensively planned and evaluated under the Master Plan and Final EIR. All mitigation measures under the Final EIR, and the conditions necessary to address serious public health concerns related to groundwater as set forth in the Conditions of Approval will apply to development of the site.
7. That the design of the subdivision or the type of improvements will conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
There is no conflict with public easements for access through or use of the site.
Upon undergrounding of the Patterson Irrigation Canal (PID), PID will retain all necessary easements for operation of the canal.
Further, regarding the temporary sewer connection along Roxanne Drive and N. 4th Street (described in Section 5.5.A the Master Plan), the Applicant will be responsible for acquisition of the necessary easements for construction and long-term operation of the sewer line. The City shall have no obligation to initiate condemnation of the area required for construction and operation of the planned sewer improvements.
8. That as required through the Conditions of Approval and pursuant to Government Code Section 65589.5(o)(2)(C), the City finds that interpretation and application of the Final EIR is subject to the requirements set forth in the Settlement Agreement and that such interpretation and application is necessary in order to find that the Project is fully within the scope of the Final EIR, and none of the conditions described in CEQA Guidelines § 15162 have occurred which would require the preparation of a subsequent environmental document.
9. That as required through the Conditions of Approval and pursuant to Government Code § 65589.5(o)(2)(C) the City hereby finds that interpretation and application of the Final EIR subject to the requirements set forth in the Settlement Agreement is further necessary in order to avoid or substantially lessen impacts of the project under CEQA.
10. That as required through the Conditions of Approval and pursuant to Government Code § 65589.5(o)(2)(C), the Project must be subject to the requirements of the 2024 GSP as set forth in the Settlement Agreement.
The foregoing resolution was introduced at a regular meeting of the City Council of the City of Patterson held on the 1st day of April 2025, by ______________, who moved its adoption, which motion was duly seconded by __________________, and it was upon roll call carried 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 1 st day of April 2025, and I further certify
that said resolution is in full force and effect and has never been rescinded or modified.
DATED:
______________________________________
City Clerk of the City of Patterson
EXHIBIT A
Vesting Tentative Maps “A” and “B”
EXHIBIT B
Conditions of Approval