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RESOLUTION TO APPROVE A TENTATIVE SUBDIVISION MAP TO ESTABLISH A 224 LOT SUBDIVISION FOR THE DEVELOPMENT OF 211 LOTS FOR SINGLE-FAMILY RESIDENTIAL HOMES AND 13 COMMON AREA LOTS AT 4849 CAROLYN WESTON BOULEVARD (APNS 166-030-05 AND -33) (P21-0999)
recommended action
RECOMMENDATION
Staff recommends the Planning Commission:
1. Find no further environmental review is required for the proposed tentative subdivision map per the California Environmental Quality Act (CEQA) pursuant to 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of Title 14 of the California Code of Regulations (State CEQA Guidelines); and
2. Adopt a Resolution approving a 224 lot Tentative Subdivision Map, consisting of 211 lots for single family homes and 13 lots for common area space subject to conditions.
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Summary
TTLC Stockton Asano LLC (“Applicant”), proposes to develop a residential project on two (2) vacant parcels located south of Henry Long Boulevard between the Pacific Gas and Electric Company (PG&E) easement and the San Joaquin River levee. The project consists of a tentative map subdividing the existing 44.2-acre site into 211 lots ranging approximately between 5,000 square feet to 11,776 square feet in size, and additional 13 common area lots for the purposes of a, landscaping, stormwater basins, and open space. The common area public space will be dedicated to the City of Stockton.
The proposed project site is designated for Low-Density Residential and zoned RL (Residential, Low) as the General Plan anticipated single-family homes for the project area. This includes the anticipated cancellation of the Williamson Act (WA) contract for the project site described in the General Plan Environmental Impact Report (EIR). As the applicant is currently in discussion with San Joaquin County regarding the cancellation, a condition of approval has been added to require completion of the WA cancellation prior to Final Map or the development of the site. The City Council is the approving authority on the WA Cancellation requests.
As the project is consistent with the General Plan land use map and policies aimed at infill development and does not result in environmental impacts beyond what was anticipated in the City’s General Plan EIR, no further environmental analysis is required per CEQA guidelines section 15183 (Consistency with General Plan).
DISCUSSION
Background
The subject site consists of two (2) vacant parcels identified as Assessor’s Parcel Numbers (APNs) 166-030-05 and -33 which are located south of Henry Long Boulevard between the Pacific Gas and Electric Company (PG&E) easement and the San Joaquin River levee (Attachment A - Location Map & Aerial Photo). The site is bounded to the:
• North: single-family residential and the George Y. Komure Elementary School.
• East: open space and pedestrian trails.
• South: existing single-family residential properties
• West: open space lands along the San Joaquin River levee.
In the Zoning Map, the subject parcels are located within the Residential, Low Density (RL) zoning district (Attachment B - Zoning Map). The 2040 General Plan Land Use Map designates the subject site as Low Density Residential (Attachment C - General Plan Land Use Map).
Project Description
TTLC Stockton Asano LLC, has applied for all required entitlements to establish a residential development. The Project Plans illustrate the overall proposed subdivision of the two (2) existing parcels totaling 44.2-Acres into 224 lots. Of the total 224 lots, 211 will be for single family homes, 13 lots for bike paths adjacent to the levee and through the subdivision, a neighborhood park with play equipment, and a detention basin for stormwater drainage. The map proposes to connect Carolyn Weston Boulevard which currently ends at the project site in addition to constructing new street and bike ways though the subdivision. Improvements to provide sewer, storm drain, and water service are also proposed and conditioned in addition to all public frontage improvements within the project area.
The subject parcels are currently under a Williamson Act (WA) contract. The Williamson Act of the US State of California (officially, the California Land Conservation Act of 1965) is a California law that provides relief of property tax to owners of farmland and open-space land in exchange for a ten-year agreement that the land will not be developed or otherwise converted to another use. The cancellation of the Williamson Act (WA) contract for the project site was already anticipated in the General Plan EIR to accommodate the single-family designation. Due to the appraisal not being completed in time for this report, the cancellation has been included as a condition of approval to be completed before construction or final map can occur. Cancellation of the contract has been conditioned and requires approval from the Stockton City Council, San Joaquin County, and the State.
While the proposed residential lots will have space to accommodate the required parking (i.e., garage and guest), a subsequent Design Review permit approval will be required before construction of the new homes can begin. The home builder would be required to apply for Design Review for the proposed residential models, which would be reviewed by the City’s Architectural Review Committee, who would provide a recommendation to the Director for approval, per SMC 16.120.040(C)(3).
STAFF ANALYSIS
Per SMC Section 16.188.020, the Planning Commission is the Review Authority for the Tentative Map requests. To develop the project, the Planning Commission is asked to consider approval of the Tentative Map, subject to conditions and analysis included below.
Environmental Clearance
California Environmental Quality Act (CEQA) State Guidelines Section 15183 provides a streamlined environmental review of projects which are consistent with the anticipated development established by existing zoning, community plan, or general plan for which an environmental impact report (EIR) has been certified. In 2018, an EIR was prepared and certified by the City Council as part of the Envision Stockton General Plan (SCH# 2017052062). To indicate compliance with CEQA Section 15183, the applicant prepared an initial study (Attachment D- CEQA Initial Study) to analyze the proposed map. The analysis concluded that there were no project specific impacts beyond what was analyzed in the General Plan EIR. As the Project is consistent with the Envision Stockton 2040 General Plan and development anticipated in the General Plan EIR, no further environmental review is required per CEQA Guidelines Section 15183.
Tentative Map
The proposed Project consists of a Tentative Map to subdivide the combined 44.2-acre project parcels (APNs 166-030-05 and -33) into 224 total lots (Exhibit 1). Of the total 224 lots, 211 lots will be for single family homes while the remaining 13 lots will be used for other common area space including a neighborhood park along the levee and a detention basin for drainage improvements and open space. The applicant will also be required to complete the existing levee Class 1 bike path and proposes a new multiuse trail through the subdivision (east to west) to connect the levee bike trail to the PG&E open space Class 1 trail to the east of the project site. The map also proposes a detention basin for drainage, landscaping, lighting, new public streets and will connect to Carolyn Weston Boulevard which currently ends at the project site.
The proposed single-family homes are consistent with the Low Density Residential designation on the Envision Stockton 2040 General Plan Land Use Map. The maximum gross density is 6.1 units per acre; the project has a gross density of 4.8 dwelling units per acre. The subject development will also further the following General Plan policies for infill (Policy LU-6.2) and providing additional housing. In addition, the proposed project in consistent with the City’s Housing Element by providing moderate and above moderate single-family housing.
The Project will install on-site and off-site improvements, including public streets, sidewalks, parks, curbs, gutters, sidewalk, landscaping, and street lighting. All proposed utilities (e.g., water, sewer, storm drainage) will be extended to the subject site from the existing subdivisions to the north and south, as well as comply with the City’s Standard Plans and Specifications. Since the proposed neighborhood park is approximately 0.46 acres less than the required 2.06 acres, a condition has been added that the applicant pay an-lieu fee per SMC Section 16.72.060 (Dedications and exactions) or build the park prior to completion of the surrounding subdivision. This is reflected conditions of approval in the attached resolution.
Development Review Committee
The Development Review Committee (DRC) is required to review the proposed tentative map and forward a recommendation to the Community Development Director. On November 13, 2023, the DRC reviewed the project merits and recommended approval of the project to the Director.
Public Comments
Notice for the Planning Commission public hearing for this request was published in The Record on December 4, 2023, and mailed notice was sent to all property owners within a 300-foot radius at least ten (10) days prior. As of the writing of this staff report, no written comments have been submitted.
Attachment A - Location Map and Aerial Photo
Attachment B - Zoning Map
Attachment C - General Plan Land Use Map
Attachment D - CEQA Initial Study
This staff report was prepared by Anson Lihosit, AICP, Project Planner; anson.lihosit@stocktonca.gov <mailto:anson.lihosit@stocktonca.gov>.