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REQUEST FOR A SECOND TWO-YEAR TIME EXTENSION FOR AN APPROVED VESTING TENTATIVE MAP (CRYSTAL BAY, VTM 17-05/P19-0195)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving a second two-year time extension for an approved vesting tentative map, for property located on the south side of Eight Mile Road, east of Rio Blanco Road and west of Westlake Drive (Crystal Bay, VTM17-05/P19-0195).
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Summary
On April 10, 2008, the Planning Commission approved this vesting tentative map (VTM) to subdivide a 173.7-acre site into 1,343 residential lots for the single-family and multi-family residential development. The map was due to expire on April 10, 2010. However, due to a prolonged economic downturn, the State granted four automatic time extensions (for a total of seven years) and which the map qualified for. On November 16, 2017, the Planning Commission granted, via resolution No. 2017-11-16-0304, a time extension to April 10, 2019. The subject of the current request is an additional two-year extension.
In review of the requested extension, the VTM has no change to the provision of General Plan designations for Low-Density Residential, Medium-Density Residential, High-Density Residential, Parks and Recreation, and Open Space/Agriculture; the character of the site and it surroundings; and the capacities of community resources, including roads, schools, and public utilities. Staff supports the request and recommends that the Commission approve the second extension based upon the findings as specified in the Resolution.
DISCUSSION
Background
The subdivision, known as Crystal Bay Residential Project, was originally approved by the Planning Commission on April 10, 2008. Approvals included a vesting tentative map to subdivide 173.7 acres into 1,343 residential lots for single-family and multi-family residential development and 89 non-residential lots to be used for public parks, landscaping lots, a lake, and public streets. The vacant site is zoned RL (Residential, Low Density), RM (Residential, Medium-Density), RH (Residential, High-Density), OS (Open Space) and PF (Public Facilities) and is bounded to the:
• North across Eight Mile Road in the jurisdiction of San Joaquin County;
• East and south by single-family residential lots zoned MX (Mixed Use District); and
• West across Rio Blanco Road by farmland within the jurisdiction of San Joaquin County (Attachment A - Location Map and Aerial Photography)
In response to a prolonged economic downturn, the State legislature granted four automatic time extensions (a total of seven years) for tentative maps, vesting tentative maps, and tentative parcel maps since 2008. The four extensions granted by the State are listed below:
• SB1185- GC 66452.21 - A 12-month extension for map valid on 07/15/2008 and expiring before 01/01/2011;
• AB 333, CG 66452.22 - A 24-month extension for map valid on 07/15/2009 and expiring before 01/01/2012;
• AB 208, GC 66452.23 - A 24-month extension for maps valid on 07/15/2011 and expiring before 01/01/2014; and
• AB 116, GC 66452.24 - A 24-month extension for maps that were approved on or after 01/01/2000.
The approved VTM qualified for all four of the time extensions and, therefore, was due to expire on April 10, 2017. Prior to that expiration date, the applicant submitted a time extension request. The Planning Commission approved the first two-year extension and was due to expire on April 10, 2019 (Attachment B - Vesting Tentative Map).
Present Situation
Dean A. Spanos Trust submitted an application requesting a second two-year extension prior to the expiration date. Pursuant to Section 16.188.100.C.1.b of the Stockton Municipal Code (SMC), in granting an extension, the Review Authority, in this case, the Planning Commission, may add, modify, or eliminate conditions of approval on the approved VTM. In response to the project’s application referral, the Administrative Services Department is recommending that a new condition of approval be imposed to address approved City Council policy that requires new residential development to annex into a citywide services and maintenance Community Facilities District (Attachment C - Resolution 2018-07-17-1301).
In accordance with Development Code Section 16.188.040(D)(3), the Development Review Committee reviewed the requested time extension and concurs with the Community Development Director recommendation, subject to the additional condition noted above. Therefore, staff recommends that the Planning Commission approve a second two-year time extension, subject to the original Conditions of Approval and the new Condition, based on the findings in the attached resolution (Attachment D -Conditions of Approval (Redline Version)).
The extension request, if approved, would extend the expiration date of the approved vesting tentative map to April 10, 2021.
Environmental Review
The potential environmental effects of this vesting tentative map (VTM17-05/P19-0195) were addressed in conformance with the California Environmental Quality Act (CEQA) under a certified Environment Impact Report (EIR6-05) for the residential development project. All mitigation measures for the approved VTM are still applicable. No additional environmental review is required to approve the requested time extension.
VOTES REQUIRED
A vote of a majority, four (4), of the total authorized membership of the Planning Commission is required for the Commission to take action on this matter.
Attachment A - Location Map and Aerial Photography
Attachment B - Vesting Tentative Map
Attachment C - Resolution 2018-07-17-1301
Attachment D - Redline Version for Condition of Approval
The staff report was prepared by Senior Planner Jenny Liaw, (209) 937-8316; jenny.liaw@stocktonca.gov.