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REQUEST FOR APPROVAL OF A TENTATIVE MAP TO CREATE A TWENTY-ONE (21) LOT SUBDIVISION FOR THE DEVELOPMENT OF TWENTY (20) SINGLE-FAMILY DWELLINGS AND PUBLIC PARK AT 2955 JULIET ROAD (APN 173-040-07) (APPLICATION NO. P20-0614)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a Resolution approving the proposed Tentative Map, based on findings and subject to conditions.
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Summary
The applicant, Sucha Sihota, proposes a Tentative Subdivision Map to subdivide one (1) approximately 5.32-acre parcel into 20 parcels for single-family development, and one (1) parcel for the development of a public park (“Project”). The site is located at 2955 Juliet Road (APN 173-040-07). The subdivision would occur on an infill location and is surrounded by existing single-family homes. The General Plan Land Use Map and Zoning Map designate the site for single-family residential development. The proposed subdivision will construct drainage facilities, street lighting, curb, gutter, sidewalk, and a roadway segment. At this time, home construction is not proposed.
The proposed subdivision conforms to all applicable standards (e.g., lot area, width) and necessary infrastructure (e.g., water, sewer, access) is available to serve the proposed residential use. Staff recommends the Planning Commission approve the requested Tentative Map, according to the findings and subject to the conditions within the proposed resolution.
DISCUSSION
Background
The site is currently vacant and surrounded on the south, east and west by existing single-family homes located within the City of Stockton jurisdiction, as well as lands owned by the City of Stockton for a future public park (Attachment A - Location Map). The site is designated Low Density Residential by the General Plan Land Use Map and zoned Residential, Low Density (RL). See Attachments B and C for General Plan Land Use Map and Zoning Map.
This parcel had a prior tentative map that was approved by the Planning Commission on November 20, 2006 to subdivide the parcel into twenty-three (23) single-family residential lots. However, after receiving multiple time extensions allowed by State regulation and approved by the Planning Commission, the map ultimately expired on November 20, 2020 and no further time extensions were available to the Applicant.
The Applicant subsequently submitted a new application for a Tentative Map in accordance with the requirements provided in Stockton Municipal Code (SMC) Chapter 16.188 Tentative Map and Tentative Parcel Map Filing and Processing.
Present Situation
Tentative Map
The applicant is proposing to subdivide 5.32-acre site into 20 lots for the purposes of single-family residential homes, and one (1) lot for a future public park. The proposed single-family residential lots range in size from 5,201 to 6,690 square feet and result in a density of 3.75 units per gross acre.
The subdivision includes the construction of the final segment of Susan Way, an existing street, that will connect Braden Avenue to Madrid Drive. As proposed, 16 of the 20 single-family lots will be served by a new public residential street, built to City standards, and dedicated to the City. The remaining 4 single-family lots will be served from the existing Juliet Road.
The project would be supported by necessary utilities and right-of-way improvements, including, but not limited to curb, gutter, sidewalk, landscaping and street lighting along the project frontage of Susan Way, Juliet Road and the proposed new street.
The proposed Tentative Map is included as Exhibit 1 to the proposed Resolution.
Staff Analysis
The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and applicable zoning standards. Each residential lot will provide for a residential use consistent with the Low Density Residential General Plan designation.
The Zoning Map provides a Residential, Low Density (RL) Zone designation to the site. The RL Zone has a required density range between 0 to 6.1 units per gross acre. The subdivision is a compliant 3.75 units per gross acre.
In accordance with SMC Section 16.188.050(A)(2), on March 29, 2021 the Development Review Committee (DRC) reviewed the proposed tentative map and recommended an approval to the Community Development Director. The Director has evaluated the conclusions of the map and is recommending that the Commission approve the proposed Tentative Map request, subject to conditions.
Environmental Clearance
The proposed subdivision’s environmental consequences have been analyzed and considered for the purposes of the California Environmental Quality Act (CEQA) under an approved Initial Study/Mitigated Negative Declaration (IS16-06). All mitigation measures contained within the Initial Study/Mitigated Negative Declaration titled “Findings and Mitigation Monitoring Program for the Susan Way Residential Project” are applicable and incorporated as Conditions of Approval in the attached resolution. No further environmental review is required to approve the requested tentative map.
Public Comments
On April 13, 2021, at least 10 days prior to the Planning Commission hearing, public notice for this item was published in the Record and mailed notice was sent to all property owners within a 300-foot radius of the project site, in accordance with SMC Section 16.88.030. To date, staff has not received any written comments.
Attachment A - Location Map
Attachment B - General Plan Land Use Map
Attachment C - Zoning Map
The staff report was prepared by Nicole Moore, Planning Manager (209) 937-8195 or Nicole.Moore@stocktonca.gov.