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REQUEST FOR A TENTATIVE MAP TO SUBDIVIDE A 1.34± ACRE PARCEL INTO EIGHT (8) LOTS AT 4424 IJAMS ROAD (APN 096-050-12) (APPLICATION NO. P23-0233)
recommended action
RECOMMENDATION
Staff recommends the Planning Commission:
1. Find no further environmental review is necessary from the California Environmental Quality Act (CEQA) as the project is categorically exempt pursuant to CEQA Guidelines Section 15332, (In-fill Development Projects); and
2. Adopt a Resolution approving the proposed Tentative Map based on findings and subject to conditions of approval herein.
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Summary
Daniel Patneaude (“Applicant”), on behalf of property owner Pam Lee Matlock, submitted a Tentative Map application to subdivide a ±1.34-acre parcel into eight (8) parcels, at 4424 Ijams Road (APN 096-050-12), herein referred to as the “Project”.
The subdivision occurs on an undeveloped infill site and is surrounded by existing single-family homes, Calaveras River Bike Path, and Union Pacific right of way. The General Plan Land Use Map and Zoning Map designate the site for low density residential use that permit single-family residential development. The Project will construct all necessary on- and off-site improvements including, but not limited to, frontage improvements (sidewalk, curb, and gutter), utility connections, fire hydrant, onsite stormwater detention system, and a sound wall along property line shared with Union Pacific property to the east. This proposal does not include any design plans for development of new homes; therefore, any future development will require Design Review and the appropriate permits prior to construction.
The proposed subdivision conforms to all applicable standards (e.g., lot area, width), necessary infrastructure (e.g., water, sewer, access), and is available to serve the proposed residential use; therefore, Staff recommends the Planning Commission approve the proposed Tentative Map based on findings provided herein and subject to conditions shown in the proposed resolution.
DISCUSSION
Background
As shown in Attachment A (Vicinity Map), the Project site is located on a ±1.34-acre vacant lot located at the southern end of Ijams Road. The site was annexed into the City of Stockton in January 2005 as part of the Riverbend & Riverbend West Annexation. Ijams Road connected with McAllen Road which ran east, along the Calaveras River Levee, to Wilson Way. The development of the Riverbend Subdivision, east side of the Union Pacific Right-of-way, eliminated through access along the levee. McAllen Road was terminated at Holman Road and Ijams Road was converted to a cul-de-sac.
Today, the Project site is surrounded by single-family residential uses to the north and west, Union Pacific Right-of-way to the east, and Calaveras River Bike Path to the south.
As shown in Attachment B (Zoning Map), the site is zoned Residential, Low Density (RL) and is surrounded by:
- Low Density Residential (RL) to the north and west.
- Public Facilities (PF), Calaveras River and Bike path, to the south.
- Union Pacific Railroad tracks (Right-of-way) to the east.
The 2040 General Plan Land Use Map designates the Project site as Low Density Residential with Low Density Residential and Institutional designations surrounding the site as shown in Attachment C (General Plan Land Use Map).
Project Description
Tentative Map
The applicant is proposing to subdivide a ±1.34 parcel into eight (8) lots; seven (7) for future residential development and one (1) for a proposed storm water infiltration basin, as shown in the proposed Tentative Map (Exhibit 1 of the attached proposed Resolution). The proposed parcels range from 5,044.85 - 11,887.19 square feet. Lots 1 and 2 will be accessed from Ijams Road and the remaining lots will be accessed from a shared non-exclusive access easement (NEAE). The NEAE will also serve as a Public Utility Easement (PUE) which will carry sewer, water, and dry utility lines to lots 2-7. Storm drains located within the NEAN will drain to Lot 8. The NEAE will also accommodate a hammerhead turnaround lane for emergency vehicles at the back of the site. The southern end of the hammer head will also serve as access to the existing Water line easement located in the abandoned Ijams Road rights-of-way. A 10-foot PUE along the lot frontage on Ijams Road is proposed. A homeowners association (HOA) will be established to maintain the PUE/NEAE and shared stormwater infiltration system.
Stormwater
There is currently no public stormwater collection infrastructure accessible to the Project site. The closest storm sewer catch basins are located ±280 feet north of the Project site at Ijams Road/Court and Bonaire Circle intersection. Therefore, to control stormwater discharge, the Project is proposing to install a shared stormwater detention basin on a 6,105.72± square-foot portion of the site, shown as Lot 8 in the proposed Tentative Map (Exhibit 1). Lots 2-7 will be designed to drain into the proposed onsite storm water detention basin. Lot 1 fronts Ijams Road and is not accessed through the NEAE, therefore it will include a separate infiltration basin.
Noise
The project is a noise sensitive land use that will locate next to a noise generating use, an active rail throughfare (Union Pacific Railroad). Therefore, pursuant to SMC Section 16.60(C) (Noise Standards - Standards for Infill Sites), noise sensitive uses on noise-impacted infill sites are “required to mitigate the existing and projected noise levels from those sources so that the resulting noise levels within the interior of the noise-sensitive land use do not exceed the indoor space standards in Table 3-7, Part II”.
The applicant commissioned a preliminary acoustical memorandum to preliminary analyze noise impacts to the project (Attachment D). The memorandum found that lots 5 and 6, closest to the tracks, are expected to have the highest noise decibels and that all other lots will experience lower levels due to distance attenuation and shielding from development of the other lots. The memorandum provided the following preliminary recommendations to address noise impacts to the project: construction of an 8-foot-tall sound wall along the rear (east) side of the site, enhanced exterior wall assemblies, avoid locating noise sensitive rooms (i.e., bedrooms, living rooms, dining rooms) along the eastern façade of the lots, and avoid, where possible, placing windows within line of sight of the existing train tracks. The Project will be conditioned to confirm conformance with the Noise Standards by preparing and submitting a final acoustical memorandum at the time subsequent planning submittals or building permit plan review.
Ultimate connections of Sanitary Sewer and Water Service exist at Ijams Road and will be designed in accordance with City standards. Any existing electrical, natural gas, and telecommunication lines along these roadways would be utilized as needed to provide these services to the project site.
STAFF ANALYSIS
Environmental Clearance
The proposed subdivision is categorically exempt pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15332, Class 32 for In-fill Development Projects, as the project is (a) consistent with all applicable general plan policies and zoning regulations, (b) under five acres and within the city limits, (c) does not have any apparent value as a habitat for endangered, rear, or threatened species, (d) would not result in any significant effects relating to traffic, noise, air or water quality, and (e) can be adequately served by all required utilities and public services.
Development Review Committee (DRC)
Per SMC 16.212.050(C)(1), the DRC is required to review the proposed Project and forward a recommendation to the Director. On June 12, 2025, the DRC reviewed the project and recommended approval of the Project to the Director.
Tentative Map
Per the SMC, the Planning Commission is the Review Authority for Tentative Map requests. When evaluating applications for a Tentative Map, the proposed project must be evaluated against the standards set forth in SMC 16.188.030 (Preparation and contents) and comply with the findings of fact in SMC 16.188.060 (Findings and decision) which are summarized below.
The proposed Project consists of a Tentative Map to subdivide a ±1.34 gross / ±1.20 net acre parcel (APN 096-050-12) into eight (8) lots, seven (7) residential lots and one (1) ±0.14-acre stormwater basin (lot 8), as shown in Exhibit 1 in the proposed Resolution. The acreage used to calculate density is ±1.20-acres, which reflects the reduction of the ±0.14-acre stormwater basin from the gross acreage. The maximum gross density for the RL zone is 6.1 units per acre and 8.7 units per net acre based. At seven (7) residential lots on ±1.20 acre site, the Project has a net density of 5.83 units per acre. The number of proposed residential lots is consistent with the density of the RL (Residential, Low Density) zoning district.
The Project will install on-site and off-site improvements, sidewalks, curbs, gutters, landscaping, etc. and a private street (PUE/NEAE) with curbs, gutters, pavement and utilities. The available utilities (e.g., water and sewer) will be extended to the subject site from the existing utility network adjacent to the site and comply with the City’s Standard Plans and Specifications. The Project is consistent with all applicable standards in the SMC and General Plan policies; therefore, as reflected by the findings in the attached resolution, staff recommends all findings can be made for approval of the Project.
As detailed further in the Findings for the Project’s proposed resolution, the proposed Project is consistent with the General Plan Low Density Residential designation and the zoning designation of Residential, Low (RL) for subdivision design, lot sizes, and lot configurations. The subdivision also furthers the following General Plan policies:
- Policy LU-6.2: Prioritize development and redevelopment of vacant, underutilized, and blighted infill area; and,
- Goal and Policy, HE-2: Provide a range of housing types, densities, designs, and meet existing and projected housing needs for all economic segments of Stockton.
All necessary services and facilities can be provided for within the Project site. Additionally, the design of the subdivision and its proposed improvements are not expected to cause environmental impacts. Therefore, the site is physically suitable for the development as the Project is consistent with the use requirements and has been conditioned to comply with all applicable development standards.
Required Findings
When considering the Tentative Map to allow the subdivision, the Planning Commission’s action is guided by the following criteria:
Tentative Parcel Map Findings - SMC 16.188.060(A)(1)
1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan (Map Act Section 66473.5), and any applicable Specific Plan, Precise Road Plan, or Master Development Plan.
The proposed subdivision is consistent with all applicable Stockton Municipal Code and is consistent with the 2040 General Plan designation of Low Density Residential. The Project furthers General Plan Policy LU-6.2, which aims to prioritize development and redevelopment of vacant, underutilized, and blighted infill area; and, Goal and Policy, HE-2 which calls for the development of a range of housing types, densities, designs, and meet existing and projected housing needs for all economic segments of Stockton.
2. None of the eight (8) findings for tentative map or tentative parcel map disapproval listed under SMC Section 16.188.060(B) can be made, as shown in the attached proposed resolution.
The proposed project is consistent with the Stockton Municipal Code and the General Plan, is on a physically suitable site, is unlikely to cause substantial environmental damage or serious public health or safety problems, is not in conflict with easement(s), and meets all Local, State, and Federal laws.
3. The proposed subdivision is exempt under the California Environmental Quality Act (CEQA).
The proposed subdivision is exempt under CEQA Guidelines Section 15332 (In-Fill Development) as the project is an urban lot under five (5) acres and will not result in any significant effects relating to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services.
In addition to the above-noted findings required for approval of a Tentative Map, the Commission shall make the following (supplemental) findings (SMC 16.188.060(A)(2):
4. Construction of Improvements. It is in the interest of public health and safety, and it is necessary as a prerequisite to the orderly development of the surrounding area, to require the construction of improvements within a specified time after recordation of a parcel map of four (4) or fewer parcels where improvements are required.
This Project proposes eight (8) lots; therefore, this finding is not applicable. However, the Project is conditioned to provide the construction of improvements on the parcels.
5. Condominiums. Any applicable findings required by Section 16.196.030 for condominium conversions.
This finding is not applicable.
6. Dedications or Exactions. Any applicable findings required by Section 16.72.060(A) (Findings required for dedications and exactions), if dedications or exactions are required.
Consistent with SMC Section 16.72.060(A) and as indicated on the proposed subdivision map, there are no existing easements that have been acquired through, or use of, the property within the proposed subdivision of the parcel. An existing 12 in water line easement exists along the southern boundary of the site and will remain. A new ten-foot (10’) Public Utility Easement (PUE) will be created along the Ijams Road, as well as a twenty-foot (20’) PUE, doubling as a Non-exclusive Access Easement (NEAE) through the subdivision perpendicular to Ijams Road.
7. Waiver of Parcel Map. The findings required by Section 16.192.020(A)(1) (Waiver of parcel map), if waiver of a Parcel Map has been requested with the tentative map application.
This is not applicable to the project as no waiver of the map has been requested.
SMC Charter 16.90 (Floodplain Management Findings)
The applicable review authority shall not approve the execution of a development agreement, a tentative map or a parcel map for which a tentative map that would result in the construction of a new residence for property that is located within a flood hazard zone unless the review authority finds, based on substantial evidence in the record, that there is adequate flood protection available.
Based on the effective 200-Year Floodplain Analysis Map, the property is located in an area of potential flooding in excess of three (3) feet from a storm event that has a 1-in-200 chance of occurring in any given year, from sources other than local drainage, in urban and urbanizing areas. The finished floor elevation of all future structures and equipment shall be elevated to within three (3) feet of the 200-year base flood elevation, providing an urban level of flood protection in accordance with SMC 16.90.020(A)2.
Public Noticing
Notice for the Planning Commission public hearing for this request was published in The Record on June 30, 2025, and mailed notice was sent to all property owners within a 300-foot radius, at least ten (10) days prior to the scheduled hearing, in accordance with the review procedures outlined in Section 16.88.050(B)(3). As of the writing of this staff report, no written comments have been submitted.
Attachment A - Vicinity Map
Attachment B - General Plan Land Use Map
Attachment C - Zoning Map
Attachment D - Preliminary Acoustical Memorandum
This staff report was prepared by Arturo Carrasco, Senior Planner, (209) 937-8955; Arturo.Carrasco@Stocktonca.gov <mailto:Arturo.Carrasco@Stocktonca.gov>.