February 4, 2025
TO: City Council
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: McLeish Ranch Planned Development Permit & Tentative Tract Map 38203 (P22-022)
RECOMMENDATION:
The Planning Commission recommends that the City Council take the following actions:
1. Determine that this proposed Project is Exempt from environmental review in accordance with the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines 15183 - Projects Consistent with a General Plan, Community Plan or Zoning and adopt a Notice of Exemption (NOE);
2. Approve a Planned Development Permit to modify the Residential Low Density (RL) Development Standards subject to the Recommended Conditions of Approval.
3. Approve Tentative Tract Map (TTM) 38203 to subdivide three parcels totaling 96 gross acres into 424 single-family residential lots and nine lettered lots for a future detention basin, a sports park, linear park, landscaping, and open space, subject to the recommended Conditions of Approval.
DISCUSSION:
On December 10, 2024, the Planning Commission, after holding a Public Hearing, unanimously adopted PC Resolution 24-05, recommending that the City Council approve the McLeish Ranch Project (P22-022). McLeish Ranch is a Planned Development that includes a subdivision of two parcels totaling 96 acres into 424 single-family residential lots and nine lettered lots, with a density of 4.24 dwelling units. The project will include the development of on-site roadways, off-site road improvements, a detention basin, parks, and on-site landscaping. (“Project”).
The site is located west of the intersection of Lyon Avenue and De Anza Drive. The project site is currently vacant and has been historically used for agricultural type crop production. The General Plan Land Use Designation for the site is LDR – Low Density Residential and the Zoning is RL – Residential, Low Density. The LDR and RL designations allow for 2.1 to 7 dwelling units per acre.
Background
In 2004, the City approved Tentative Tract Map, TTM31282 on the project site, which allowed for the subdivision of the subject 96-acre site into 297 residential lots. The applicant has since filed for a new map, Tentative Tract Map 38203, which takes advantage of the General Plan 2040 and associated Development Code Updates to allow for a higher density, though still single-family residential, project.
Tentative Tract Map 38203
Tentative Tract Map 38203 includes 424 lots that vary in size from 3,200 square feet to 19,919 square feet with an average of approximately 5,000 square feet. The subdivision includes a 3.9- acre remainder parcel at the southeastern portion of the site that is expected to be developed in the future, in coordination with adjacent properties to the south. In addition, nine-lettered lots for the development of a detention basin, sports park, linear park, open space, infrastructure, and landscaped areas are proposed with the tract.
Access/Circulation
Primary access to the project will be provided from the extension of De Anza Drive, east of the project site, through the property, to the western boundary of the site. The General Plan classifies De Anza Drive as a Collector Roadway, that will transition from a southeast-northwest oriented road to an east-west orientated road within the project site. To accomplish those requirements, De Anza Drive is proposed to include 78 feet of right-of-way and meander through the property in a manner that will allow for an east-west alignment of De Anza Drive at the western portion of the site. The project will also connect to Ranch View Lane, which is an existing north-south oriented road located north of the site to serve as a secondary access point.
Lyon Avenue will also be improved with the additional paving, curb, gutter, sidewalk, and the construction of a Class I Multipurpose Trail. In addition, the Tentative Map also proposes a network of new streets that will be connected to De Anza Drive and provide access to all the proposed single-family residential lots.
Traffic Impacts
A Traffic Study was prepared for the project, which analyzed 14 intersections and determined 5 of the intersections require improvements. Therefore, the project has been conditioned to install a traffic signal at the intersection of De Anza Drive and Lyon Avenue and to pay fair share contributions or construct improvements at the following intersections: Sanderson Avenue at Ramona Expressway, Warren Road at Ramona Expressway, Lyon Avenue at Ramona Boulevard, and Lyon Avenue at Cottonwood Avenue.
Drainage & Basin
The project will contain a series of catch basins and storm drains that convey surface water flows to a 1.38-acre bio-retention basin located at the northwest corner of the project site. The basin has been preliminarily designed to treat all impervious surfaces in the project including streets, concrete surfaces, and roofs. To further minimize runoff, the project has been designed with landscape areas and planters in key areas.
Planned Development Permit (PDP)
To facilitate the master planned residential development, the applicant submitted a Planned Development Permit. The purpose of the Planned Development Permit (PDP) is to ensure efficient use of the land and a better living environment, ensure high standards of environmental quality, and provide for enhanced amenities. The PDP includes Architectural Styles to promote a cohesive, harmonious, and intriguing community theme. The product types proposed include three (3) different architectural styles with nine (9) color schemes for the 424 dwellings. The variation in elevation styles will reduce the possibility of having homes with the same elevation next to or directly across from each other. The proposed homes range in size between 1,770 square feet and 3,085 square feet.
Parks and Open Spaces
In addition to homes, the PDP includes the construction of a sports park with various amenities.
The 7.55-acre park (Lot A) is located at the northwest corner of the project site adjacent to the basin. The park area will be designed to provide large active and passive recreation opportunities. The active recreation areas proposed include a baseball field, youth soccer fields, basketball courts, tennis/pickleball courts, a tot lot, a multi-purpose lawn, jogging trails, restrooms, picnic tables, and shade structures. In addition, the park will be designed in a manner to capture on-site flows for water management during significant rain events.
A 1.36-acre linear park (Lots B, C, D, E and F) is proposed within an existing 80-foot-wide easement that currently traverses the site in a north/south direction. The proposed linear park will allow passive use of this area with walking paths that promote walking and mental relaxation for future residents. Small seating areas would be provided throughout the park to allow users to rest during their walks/runs/strolls.
Modified Designed Standards
To meet the project objectives of this Master Plan Community, the applicant proposed a Planned Development Permit (PDP) that will modify some of the development standards of the Residential, Low Density (RL) Zone. The modifications to the development standards proposed ensure a more efficient use of the project site, while remaining consistent with the Goals of the General Plan, and market trends. Specifically, the modifications allow the applicant to increase the density of the project by reducing the minimum lot size, minimum lot dimensions, and building setbacks in exchange for superior design elements. The table below identifies the RL Development Standards and the proposed Development Standards of the PDP. Items that are underlined are standards that would be modified.
Development
Standard RL – Zone Project Meets Standard?
Minimum Parcel Dimensions
Parcel Area (Net) 5,000 sq. ft. 3,200 sq. ft. Modified
Parcel Width Corner Parcel = 70 ft.
Interior Parcel = 50 ft.
≥37 ft.
≥45 ft.
Modified
Parcel Depth 100 ft. 80 ft. Modified
Minimum Setbacks
Front 20 ft. 10 ft. Modified
Interior Side 5 ft. 5 ft. Yes
Street Side 10 ft. 10 ft. Yes
Rear 20 ft. 15 ft. Modified
Garage 20 ft. 20 ft Yes
Lot Coverage 45% 50% Modified
Height 35 ft. 35 ft. Yes
A more thorough analysis of the Project is provided in the attached Planning Commission Staff Report.
ENVIRONMENTAL ASSESSMENT
CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies.
Pursuant to CEQA Guidelines Section 15183(d), a project exemption applies under the following conditions:
1. The project is consistent with:
a. A community plan adopted as part of the general plan, b. A zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development, or c. A general plan of a local agency, and
2. An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.
A project is consistent with a general plan if (1) the density of the proposed project is the same or less than the standard expressed for the involved parcel in the general plan for which an EIR has been certified, and (2) the project complies with the density-related standards contained in that plan (CEQA Guidelines section 15183(i)(2)).
As required by CEQA, the city prepared a Final EIR, which analyzed the environmental impacts of the General Plan 2040 Update. On November 15, 2023, the City Council certified the GP EIR as meeting the requirements of CEQA. Therefore, Section 15183 exemption applies because the project is consistent with the density development standards contained in the GP EIR and Development Code, as measured in dwelling units per acre. The proposed project would have a density of 4.24 units per acre, where 7 per acre (672 units) is the maximum allowed.
An additional EIR, or other environmental document need not be prepared for a project solely on the basis of an impact that is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards (CEQA Guidelines §15183(c)). An impact is not considered peculiar if uniformly applied development standards or procedures have been previously adopted by the city, with a finding that the development standards or procedures will substantially mitigate that environmental impact (CEQA Guidelines §15183(f)).
Accordingly, the Section 15183 exemption applies because the proposed project is consistent with the City of San Jacinto General Plan, the GP EIR, and all feasible mitigation measures identified in the GP EIR as being applicable, as further discussed in the Exemption Checklist.
PUBLIC NOTICE AND COMMENTS
The public hearing for this Project was advertised on or before January 24, 2024. Additionally, notices were directly mailed to property owners within 300 feet of the project site. As of the writing of this report, no correspondence or comments have been received.
CONCLUSION
The proposed Project (P22-022) is consistent with the General Plan and meets the requirements of the Development Code and standards of the Municipal Code, based on the above findings and conclusions of this staff report. Given the comprehensive environmental review and the project's adherence to regulatory requirements, the Planning Commission recommends approval to the City Council, subject to the conditions of approval.
FISCAL IMPACT:
There is no impact on the General Fund by approving the project. As is typical with subdivisions, the project is conditioned to provide a funding mechanism for the ongoing maintenance of roads, sidewalks, landscaping, and parks within the project boundary. The funding mechanism is typically accomplished by annexation into a Community Facility District (CFD). The funding mechanism will ensure that the project does not rely on the General Fund to provide these services.
In addition, the project will also provide a funding mechanism to support public safety throughout the Project and City.
ATTACHMENTS:
PC Resolution No. 24-05
TTM 38203
Findings
Conditions of Approval
Location Map
General Plan Land Use Map
Zoning Map
McLeish Ranch Planned Development Permit
Planning Commission Staff Report