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: August 19, 2025
ITEM NO: 7.1
SUBJECT: Approve a tentative subdivision map application to subdivide one parcel (047-025-014) totaling approximately 36.3 acres, located at the northwest corner of Olive Avenue and the future Hartley Street, within the Villages of Patterson (VOP) Master Plan area, into 162 single-family residential lots (80 of which measure a min. of 45 feet by 100 feet; and 82 of which measure a min. of 50 feet by 100 feet), two remainder parcels for future multi-family and commercial land uses, plus new street, parks, storm basin and utility infrastructure.
RECOMMENDATION
Motion to approve a tentative subdivision map application to subdivide one parcel (047-025-014) totaling approximately 36.3 acres, located at the northwest corner of Olive Avenue and the future Hartley Street, within the Villages of Patterson (VOP) Master Plan area, into 162 single-family residential lots (80 of which measure a min. of 45 feet by 100 feet; and 82 of which measure a min. of 50 feet by 100 feet), two remainder parcels for future multi-family and commercial land uses, plus new street, parks, storm basin and utility infrastructure.
PROJECT SITE
The Project is planned over 36.3-acres located along the north side of Olive Avenue midway between N. 1st Street and Sycamore Avenue on APN 047-025-014 (the “Site”). The Site is currently developed with existing rural residential dwellings, ag/ranch ancillary facilities, and agricultural uses. It is surrounded by agricultural field crops, facilities and some rural single-family dwellings to the north, south, east, and west. An existing PID agriculture canal channels water along the Site’s northwest boundary.
The Project Site represents the northwestern center of the VOP Master Plan Area and a continuation of the residential development pattern consistent with previous VOP phases as developed and/or mapped immediately south of Olive Avenue. Additional future development is planned for all sides surrounding the Site.
BACKGROUND
In June 2007, the City Council approved the Villages of Patterson Master Development Plan along with related entitlements. The plan provided a framework for the development of approximately 680 acres of land in the northeast area of the City and included 3,100 housing units, parkland, space for schools, as well as some industrial and neighborhood-serving commercial areas. Key elements of the plan include a diversity of lot sizes and housing types that are predominately street oriented, with an emphasis on pedestrian, bicycle and public transportation options, and the provision of green spaces to connect neighborhoods and provide easy access to parks.
The original Villages of Patterson Master Plan approval included several tentative subdivision maps, primarily along Walnut Avenue and Sycamore Avenue, as the initial phases of the development. These maps initiated the development of single-family residences still under construction in those areas and nearing build-out. The present subdivision represents only the second map presented to the Planning Commission for the Villages of Patterson Area, since initial review of the Master Plan and initial map approvals in 2007.
ANALYSIS
The proposed Tentative Map (attached) would subdivide the 36.3-acre Site into 162 single-family lots with remainder areas for future multi-family and commercial land uses. Lots A through D represent open spaces intended to serve as a paseo linking future neighborhoods as originally called for within the Master Plan. Lot E provides pedestrian/bike connectivity beyond the subdivision’s northeast boundaries. The map illustrates a conceptual logical layout beyond the Site’s northwestern boundary at the future southeast corner of Logan Way and Open space and trail plans would be prepared and reviewed after potential approval of this tentative subdivision map.
Proposed lots are designed rectangularly in two predominant sizes of either 45 feet by 100 feet; or a minimum of 50 feet by 100 feet. Lot measure approximately 4,500 to 5,400 square feet. Several (approximately 25) lots exceed this range measuring up to 9,093 square feet. Correspondingly, the overall residential density is 5.02 units per acre within the single-family component of the subdivision.
A 4.6-acre multi-family / neighborhood commercial parcel (Lot F) is planned at the southeast corner of the Site, consistent with the intent of the VOP Master Plan. As such, this component of the Project will complement similar planned and approved land uses across Olive Avenue.
Primary roadway access into the Site would initially be provided via “Street G” north off of Olive Avenue. “Street G” would gradually curve northeasterly to ultimately connect with the future northerly extension Hartley Avenue also off of Olive Avenue. To ensure pedestrian and vehicular safety, staff requires red curbing along the street frontages of Lots 7 through 12 as a condition of Project approval.
FINDINGS
The following findings for approval are included:
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 VOP 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 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, 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 will apply to development of the Site.
6. That the design of the subdivision or type of improvements are unlikely 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 will apply to development of the Site.
7. That the design of the subdivision or the type of improvements will not 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.
ENVIRONMENTAL REVIEW/CEQA COMPLIANCE
An environmental impact report (EIR) was adopted for the Villages of Patterson Development Plan Project in 2007, SCH# 2006032043. The EIR concluded that buildout of the area could result in a number of significant adverse impacts. Mitigation measures recommended by the EIR reduce many of these potentially significant environmental impacts to a less than significant level.
Impacts for which no feasible mitigation was available were subject to Findings of Overriding Consideration.
Staff reviewed the proposed project for consistency with the EIR and consistency with CEQA.
Based on that review, the project is consistent with the EIR and would not result in any new or increased impacts outside of those outlined in the EIR.
PLANNING COMMISSION ACTION
During their regular meeting on July 24, 2025, the City of Patterson Planning Commission voted 4-0 to recommend City Council approval of Tentative Subdivision Map #25-01, with recommended conditions of approval applying to the subject subdivision.
ATTACHMENTS:
1. VOP Olive Avenue - Tentative Map
2. Conditions of Approval
3. Comment Letters / Public Comments
4. Public Notice