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ADOPT A RESOLUTION APPROVING A FINAL MAP AND SUBDIVISION AGREEMENT FOR THE WESTLAKE VILLAGES, UNIT NO. 1C (LARGE LOT MAP) TRACT NO. 3728 PROJECT
recommended action
RECOMMENDATION
It is recommended that the City Council adopt a resolution to:
1. Approve the final map for Westlake Villages, Unit No. 1C (Large Lot Map) - Tract No. 3728;
2. Authorize the City Manager to execute the subdivision agreement, accept on behalf of the public all offers of dedication, and record the final map for Westlake Unit No. 1C (Large Lot Map) - Tract No. 3728; and
3. Authorize the City Manager to take appropriate and necessary actions to carry out the purpose and intent of the resolution.
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Summary
The proposed resolution approves the final map and authorizes the City Manager to execute the Subdivision Agreement with Stockton Westlake Investment LLC, accept all offers of dedication, and record the map for Westlake Villages Unit No. 1C (Large Lot Map) - Tract No. 3728. The subdivision contains 164.58 acres divided into 14 large lots for the construction of residential units, one lot for a man-made lake, two lots for drainage ditches that will be granted to the Reclamation District, and one lot for future marina use.
Review and approval of the Final Map and Subdivision Agreement are necessary to ensure the conditions of the Development Agreement and Tentative Map have been fulfilled. If the Final Map is approved by the City Council, the City will transmit the map and Subdivision Agreement to the County Recorder for recordation. It is recommended that the Council adopt the proposed resolution, as Stockton Westlake Investment LLC has fulfilled all necessary conditions.
DISCUSSION
Background
On September 14, 2004, the City Council approved development applications for Spanos Family Partnership for an approximate 681-acre project site located south of Eight Mile Road, west of Spanos Park West and Interstate 5, north of Pixley and Disappointment Sloughs, and east of Bishop Cut bridge and Rio Blanco Road (Attachment A - Vicinity Map). Council approvals included an Environmental Impact Report, General Plan Amendment, Development Agreement, Prezoning for mixed-use, Annexation application, and a Master Development Plan to facilitate a residential community consisting of 2,630 single-family residential homes, commercial space, a school, parks, and a fire station within a setting of man-made lakes. The Project was annexed into the Stockton City limits on January 10, 2005.
On October 14, 2004, the City Planning Commission approved two Tentative Maps (TM 18-04 A & B) for a proposed property subdivision of the Westlake Villages Project site. Tentative Map 18-04A showed how the proposed site would be divided up into smaller parcels, creating the 2,630 residential lots (792 of which were intended for an active adult community) and lots for the fire station, parks, school, landscaping, lake, and various accessory lots. Tentative Map 18-04B proposed how the site would be divided up into 30 large lots to provide the developer an opportunity to sell off larger blocks of developable land while site development is underway. The tentative maps were approved subject to specified conditions to be met upon subdivision of the project site.
In 2018, the City Council approved the formation of Community Facilities District (CFD) No. 2018-2 for Westlake Villages II to levy Special Taxes within the CFD to finance the construction of capital infrastructure and ongoing services related to police, fire, parks, roads, and open space. To date, the City Council has approved eighteen (18) final maps, creating 1,779 residential parcels, eight (8) private parks, and public rights-of-way and easements.
In March 2025, a Minor Amendment to the Westlake at Spanos Park West Master Development Plan was approved by the Community Development Director, removing “active adult” language, allowing for conventional market-rate development, and redesignating streets from “private, gated” to “public, non-gated”.
Present Situation
Stockton Westlake Investment LLC submitted a final map for Unit No. 1C (Large Lot Map) to complete the subdivision process for the earlier approved Tentative Maps. The final map will subdivide an approximately 164.58-acre project site into 14 large lots for the construction of residential units, a man-made lake, two lots for drainage ditches that will be granted to the Reclamation District, one lot for future marina use, and public streets (see Exhibit 2 to the proposed resolution).
Staff reviewed the Final Map and Subdivision applications and determined that all conditions necessary for approval have been met. This includes preparing improvement plans for all proposed public streets and utilities to be constructed within the subdivision, dedicating right-of-way easements, paying proportionate share fees towards off-site improvement costs, and providing financial security to guarantee the subdivision improvements.
The City Engineer reviewed the Final Map for technical accuracy and substantial conformance with approved tentative maps and recommends forwarding the final map, subdivision agreement, and any offers of dedication to the City Council for consideration and approval.
The subdivision agreement (see Exhibit 1 to the proposed resolution) contains the developer’s obligations for project site development. The proposed resolution authorizes the City Manager to execute the subdivision agreement, accept on behalf of the public all offers of dedication, and authorize the recordation of the Final Map.
FINANCIAL SUMMARY
Development fees will be assessed when the Large Lot Map is developed into smaller subdivision lots to create residential parcels.
Westlake Villages, Unit No. 1C (Large Lot Map) will be incorporated into CFD No. 2018-2, which provides funding for the necessary subdivision infrastructure improvements and ongoing City services to support project development. There is no financial impact to the City because of the execution of the subdivision agreement. The costs to construct the required infrastructure improvements and develop the subdivision are borne by the developer and addressed with the formation of the community facilities district.
Attachment A - Vicinity Map