Agenda Item Wording:
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Second reading and adoption of Ordinance No. 2023-10 pertaining to Specific Plan No. 2021-13 and entering into a development agreement: A request to establish a new specific plan (Carleton Acres Specific Plan) consisting of approximately 507 acres, including districts for low, medium, and high density residential, commercial mixed use, neighborhood commercial, parks / open space, and public institutional. Full buildout of the plan will accommodate approximately 3,262 dwelling units, approximately 205,000 square feet of leasable commercial area, 17 acres of parks / trails / recreational facilities, 17 acres for a drainage basin, and a future elementary school site, to be developed across Urban Development Boundary Tiers I, II, and III. A development agreement has been prepared with the specific plan in accordance with General Plan Policy LU-P-22 to address development terms for the project, including development within the Urban Growth Boundary Tier III. The proposed Project is located on approximately 507 acres, generally bound by West Riggin Avenue to the south, North Akers Street to the east, North Shirk Road to the west and Avenue 320 (West Kibler Avenue) to the north (APN 077-100-108 and 077-100-105).
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Deadline for Action: 11/6/2023
Submitting Department: Community Development
Contact Name and Phone Number:
Brandon Smith, Principal Planner, (559) 713-4636, brandon.smith@visalia.city;
Paul Bernal, Community Development Director, (559) 713-4025, paul.bernal@visalia.city
Department Recommendation:
Staff recommends that the City Council conduct the second reading and adopt Ordinance No. 2023-10 for Specific Plan No. 2021-13 and the development agreement.
Summary:
On October 2, 2023, the City Council held a public hearing to consider the Carleton Acres project, consisting of the adoption of a Specific Plan, approval of a General Plan Amendment, initiation of an annexation, and certification of an Environmental Impact Report (EIR). The entire project is a request to establish a new 507-acre neighborhood consisting of up to 3,262 dwelling units, up to 205,000 square feet of leasable commercial space, and spaces for parks, open space, a drainage basin, and an elementary school.
During the item’s public hearing, only representatives from the applicant team spoke to the item to address questions. The City Council voted (5-0) to certify the EIR, approve the General Plan Amendment, initiate the Annexation, and to conduct the First Reading of Ordinance No. 2023-10 for the Specific Plan, which includes authorization to enter into a Development Agreement.
The second reading of the Ordinance is the final action the City Council takes for Specific Plan No. 2021-13 to take effect. Following the second reading and Council adoption, the ordinance will go into effect 30 days following adoption of the second reading.
Background Discussion:
The Specific Plan, along with the General Plan Amendment and Annexation, will facilitate the development of the Carleton Acres master-planned development (see Attachment “1” which includes the project’s master land use plan), including a 375-unit tentative subdivision map and eight-parcel commercial parcel map previously approved by the Planning Commission.
A Development Agreement has been prepared by staff to accompany the proposed project (see Attachment ”2”) based upon the proposal of a master-planned site that spans between Urban Development Boundary Tiers II and III. General Plan Land Use Policy LU-P-22 allows for master-planned sites that are under a single ownership or unified control to be annexed and developed, subject to the City Council approval of a master plan (in this case, a specific plan) and a development agreement. The Development Agreement further includes a clause addressing the size of the Commercial Mixed Use (C-MU) designation in the unanticipated circumstance that no anchor tenant is secured and includes terms for the timely construction and reimbursement of costs associated with Riggin Avenue widening improvements.
Fiscal Impact:
None.
Prior Council Action:
On October 2, 2023, Council voted (5-0) to certify an EIR, approve General Plan Amendment No. 2021-14, initiate Annexation No. 2021-05, and to conduct the First Reading of Ordinance No. 2023-10 for Specific Plan No. 2021-13, which includes authorization to enter into a Development Agreement.
Committee/Commission Review and Action:
The Planning Commission conducted a public hearing on September 11, 2023, to consider the project and requests for a tentative subdivision map and tentative parcel map on the project site. Planning Commissioners made a motion for each individual entitlement, and each item passed on a 5-0 vote, resulting in approval of the tentative subdivision map and tentative parcel map as proposed and recommendations that the City Council certify the EIR, approve the Specific Plan and General Plan Amendment, and initiate the Annexation request. No neighbors spoke in opposition or with concerns to the proposed project at the meeting.
Alternatives: None.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to approve the second reading of Ordinance No. 2023-10 for Specific Plan No. 2021-13.
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Environmental Assessment Status:
A Draft and Final Environmental Impact Report (EIR) (State Clearinghouse Number 2021050418), incorporated herein by reference, was prepared in association with the Carleton Acres Specific Plan project, in accordance with the California Environmental Quality Act (CEQA). The City Council adopted the Environmental Impact Report on October 2, 2023. No further action is needed for the 2nd reading.
CEQA Review:
A Draft and Final Environmental Impact Report (EIR) (State Clearinghouse Number 2021050418), incorporated herein by reference, was prepared in association with the Carleton Acres Specific Plan project, in accordance with the California Environmental Quality Act (CEQA). The City Council adopted the Environmental Impact Report on October 2, 2023. No further action is needed for the 2nd reading.
Attachments:
1. Ordinance No. 2023-10 for Specific Plan No. 2021-13
2. Attachment 1: Carleton Acres Specific Plan
3. Attachment 2: Development Agreement
4. Aerial Photo