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REQUEST FOR APPROVAL OF A TENTATIVE MAP TO CREATE A SEVEN (7) LOT SUBDIVISION AT THE EXISTING ROBINHOOD PLAZA SHOPPING CENTER AT 5756 AND 5606 PACIFIC AVENUE (APNS 102-270-060; -070; -080; -090; -100) (APPLICATION NO. P20-0237)
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, HPC Robinhood Investors, LP, proposes a Tentative Subdivision Map to re-subdivide three (3) existing parcels (approximately 8.155-acres) into seven (7) parcels that would place each of the existing retail buildings onto separate parcels. The General Plan Land Use Map and Zoning Map designate the site for commercial development. There are no other proposed modifications to the existing shopping center. 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 known as the Robinhood Plaza shopping center, which is fully developed and operational. The site is surrounded to the north and east by existing single-family homes located within the City of Stockton jurisdiction, and to the south and west by other retail commercial areas such as the Sherwood Mall and Stonecreek Village (Attachment A - Location Map). The site is designated Commercial by the General Plan Land Use Map and zoned Commercial, Large-Scale (CL). See Attachments B and C for General Plan Land Use Map and Zoning Map.
The Applicant 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 re-subdivide the existing 8.155-acre site into seven (7) lots that would place each of the existing retail buildings on separate parcels. The current configuration of the map includes property lines that occur through buildings, and remnant public utility easements and public road right-of-way that will be abandoned with recordation of the new map.
As described below, the proposed Tentative Map distributes the seven (7) parcels accordingly:
Parcel 1: 2.11-acres, includes main retail building.
Parcel 2: .52-acres, includes existing retail building on the north.
Parcel 3: .67-acres, includes existing retail building south of the main entry off Pacific Avenue.
Parcel 4: .45-acres, includes existing building at the corner of Pacific Avenue and Robinhood Drive.
Parcel 5: .40-acres, includes existing building off Robinhood Drive.
Parcel 6: 4.01-acres, includes main parking field.
Parcel 7: .10-acres, includes main entry off Pacific Avenue.
The proposed Tentative Map is supported by existing utilities and right-of-way improvements and is included as Exhibit 1 to the proposed Resolution.
Staff Analysis
The existing subdivision is consistent with the General Plan and applicable zoning standards. The intent of the re-subdivision of the shopping center is to place property lines appropriately, where they no longer run through buildings, and to abandon remnant public utility easements and right-of-way. The new property lines provide for a 10’ building setback to the existing buildings, where appropriate, and visually represent current easements that aren’t shown on the original map.
In accordance with SMC Section 16.188.050(A)(2), on April 26, 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 Robinhood Plaza shopping center received a Use Permit on June 3, 1980 (UP037-80) for a community shopping center. The proposed re-subdivision of the existing shopping center’s environmental consequences has been analyzed and considered for the purposes of the California Environmental Quality Act (CEQA). It has been determined that the project is exempt from CEQA as the project is covered under the “common sense exemption” (Section 15061) since it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Therefore, no further environmental review is needed to approve the requested tentative map.
Public Comments
On May 3, 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.