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REQUEST FOR A SECOND ONE-YEAR TIME EXTENSION FOR AN APPROVED VESTING TENTATIVE MAP FOR TRA VIGNE WEST PROJECT SITE (APPLICATION NO. P23-0345)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving a second one-year time extension for the Tra Vigne West Vesting Tentative Map.
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Summary
The project site is located at the southeast corner of Eight Mile Road and West Lane consisting of 200.16± acres (APNs: 120-020-01, -02, -03, -17, -18, -19, -20, -22, -23). (Attachment A - Location, General Plan, and Zoning Maps).
On June 23, 2020, the City Council approved the Tra Vigne Mixed-Use Development Project (P16-0052) which included a Vesting Tentative Map for the “Tra Vigne West” project site. The Tra Vigne Project also consisted of an Annexation, which was completed and officially annexed into the City of Stockton on February 17, 2021. Pursuant to SMC 16.188.100(B), the Vesting Tentative Map approval of the project was set to expire on February 17, 2023, two (2) years after the date of annexation. On January 26, 2023, the Planning Commission approved the request establishing February 17, 2024, as the new expiration date.
On December 11, 2023, the Planning Department received an application requesting a second one-year time extension, due to the recovering residential market conditions. This extension would extend the Vesting Tentative Map expiration date to February 17, 2025.
Staff recommends that the Planning Commission approve the second one-year time extension as all required findings can be made for approval.
DISCUSSION
Background
On June 23, 2020, the City Council approved a Vesting Tentative Map (“Approved Map”) for a project known as “Tra Vigne West” as part of the Tra Vigne Mixed-Use Development Project (P16-0052) (Attachment B - City Council Resolution 2020-06-23-1502-03). The approved project (P16-0052) included a General Plan Amendment, Annexation, Prezoning, Vesting Tentative Maps, and Environmental Impact Report that subdivided a 205-acre site to accommodate 655 lots for single-family residential units, 340 multi-family residential units, and commercial development (Attachment C - Approved Vesting Tentative Map). Additionally, the project would establish a 14.7-acre K-8 school site to be developed by the Lodi Unified School District. The project also included expansion of the existing vehicular and non-vehicular circulation system and utility improvements.
Since the project required annexation, the Vesting Tentative Map did not become effective until the annexation was approved on February 17, 2021 (Attachment D - LAFCo Certificate); therefore, the original Tentative Map approvals were due to expire on February 17, 2023, per SMC 16.92.090(B)(2) (Effective Date; Annexation). SMC 16.92.090(B)(2) states that: “If a permit or other application, other than a General Plan amendment or prezoning, is approved for a parcel of land located outside the jurisdiction of the City, that approval shall only become effective upon the recordation of the LAFCo certificate of completion annexing the property to the City.”
On January 26, 2023, the Planning Commission approved a Vesting Tentative Map time extension to extend the expiration date of the Map associated with the Tra Vigne Development Project. The expiration date was extended to February 17, 2024 (Attachment E - Resolution 2023-01-26-0303). Pursuant to SMC Section 16.188.100(C)(1)(a), the Planning Commission has the ability to grant multiple 12-month extensions, for a maximum of six (6) years.
Present Situation
On December 11, 2023, the applicant, John Tomasello, submitted an application requesting a second, one-year time extension for the subject Vesting Tentative Map (Attachment F - Applicant Request). The applicant is requesting the second extension due to the current recovering residential market conditions in Stockton. The request does not include any modifications to the approved Vesting Tentative Map or Conditions of Approval.
In accordance with SMC 16.188.040(D)(3), the Development Review Committee (DRC) reviewed the requested time extension and concurs with the Community Development Director’s recommendation, as presented to Planning Commission.
Staff recommends that the Planning Commission approve a second, one-year, time extension, subject to the conditions in the Proposed Resolution. If approved, the Tentative Map expiration date would be extended to February 17, 2025.
Environmental Review
The environmental consequences of this Vesting Tentative Map have been analyzed in accordance with the provisions of Section 15070 of the State California Quality Act (CEQA) Guidelines, the project shall be subject to all applicable mitigation measures identified in the city-adopted Environmental Impact Report (SCH #2016022061; Tra Vigne Development Project EIR) and the “Final Mitigation Monitoring and Reporting Program” for the Project. All mitigation measures for the approved Vesting Tentative Map remain applicable. No further environmental review is required to approve the requested time extension.
Attachment A - Location, General Plan, and Zoning Maps
Attachment B - City Council Resolution
Attachment C - Approved Vesting Tentative Map
Attachment D - LAFCo Certificate
Attachment E - Planning Commission Resolution
Attachment F - Applicant Request
The staff report was prepared by Arturo Carrasco, Associate Planner, (209) 937-8955; arturo.carrasco@stocktonca.gov.