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REQUEST FOR A THIRD ONE-YEAR TIME EXTENSION FOR AN APPROVED VESTING TENTATIVE MAP FOR TRA VIGNE EAST PROJECT SITE (APPLICATION NO. P25-0031)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving a third one-year time extension for the Tra Vigne East 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 98.02± acres (APN 120-020-15) (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 Vesting Tentative Maps for “Tra Vigne West” and “Tra Vigne East” sites. 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 Section 16.188.100(B), the Vesting Tentative Maps were set to expire on February 17, 2023, two (2) years after date of annexation.
However, the Vesting Tentative Map for Tra Vigne East has received two (2) one-year time extensions; on January 26, 2023, and February 22, 2024, as described in this report.
On February 12, 2025, the Planning Department received an application requesting a third, one-year time extension, due to the recovering residential market conditions. Approval of this extension request would extend the Vesting Tentative Map for Tra Vigne East expiration date to February 17, 2026. This approval encompasses only the Tra Vigne East Vesting Tentative Map aspect of the project. Tra Vigne West Vesting Tentative Map time extension is being considered concurrently under P24-0260.
Staff recommends that the Planning Commission approve the third, one-year time extension for the Tra Vigne East Vesting Tentative Map as all required findings can be made for approval.
DISCUSSION
Background
On June 23, 2020, the City Council approved a Vesting Tentative Map (VTM) (“Approved Map”) for a project known as “Tra Vigne East” as part of the Tra Vigne Mixed-Use Development Project (P16-0052) (Attachment B - City Council Resolution 2020-06-23-1502-04). 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 for Tra Vigne East 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 Section 16.92.090(B)(2) (Effective Date; Annexation) “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.”
Pursuant to SMC Section 16.188.100(C)(1)(a), the Planning Commission has the ability to grant multiple 12-month extensions, for maximum of six (6) years. The Planning Commission has approved two (2), one year time extensions, summarized in the table below with Resolution 2023-01-26-0302 (see Attachment E) and Resolution 2024-02-22-0303 (see Attachment F).
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Tra Vigne West Time Extensions Log |
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Date applied |
Date action taken |
Expiration date |
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LAFCo annexation certification |
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2/17/2021 |
2/17/2023 |
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1st time extension (P22-0328) |
4/11/2022 |
01/26/2023 |
02/17/2024 |
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2nd time extension (P24-0010) |
01/16/2024 |
2/22/2024 |
2/17/2025 |
Present Situation
On February 12, 2025, the applicant, David Beretta, submitted an application requesting a third, one-year time extension for the subject Vesting Tentative Map for Tra Vigne East (Attachment G - Applicant Request). The applicant is requesting the third extension due to current cooled residential market conditions for new single-family housing in Stockton. The request does not include any modifications to the approved Vesting Tentative Map for Tra Vigne East or Conditions of Approval.
Pursuant to SMC Section 16.188.100(C)(1)(a), the Planning Commission may
Grant 12-month extensions to the initial time limit, up to a maximum total of six years, only after finding that:
i. There have been no changes to the provisions of the General Plan or any applicable specific plan, precise road plan, or master development plan that would cause the tentative map or tentative parcel map or vesting tentative map or vesting tentative parcel map to no longer be in conformity with the General Plan, specific plan, or master development plan;
ii. There have been no changes to the provisions of this Development Code that would cause the tentative map or tentative parcel map to no longer be in conformity with this Development Code;
iii. There have been no changes in the character of the site or its surroundings that affect how the policies of the General Plan or other standards of this Development Code apply to the project; and
iv. There have been no changes to the capacities of community resources, including roads, schools, sewage treatment or disposal facilities, or water supply, so that there is no longer sufficient remaining capacity to serve the project.”
As shown in the proposed resolution, staff can affirm that the required findings in SMC Section 16.188.100(C)(1)(a) stated above can be made in the affirmative.
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 third, 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, 2026.
Environmental Review
The environmental impacts of the 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.
In addition, this time extension for the Vesting Tentative Map for Tra Vigne East has been determined to be exempt from CEQA pursuant to Section 15061(b)(3) “Common Sense” exception, as there is no possibility that the time extension of an approved project may have a significant effect on the environment. .
Attachment A - Location, General Plan, and Zoning Maps
Attachment B - City Council Resolution
Attachment C - Approved Vesting Tentative Map for Tra Vigne East
Attachment D - LAFCo Certificate
Attachment E - Resolution 2023-01-26-0302
Attachment F - Resolution 2024-02-2022-0303
Attachment G - Applicant Request
The staff report was prepared by Arturo Carrasco, Senior Planner, (209) 937-8955; arturo.carrasco@stocktonca.gov.