Agenda Item Wording:
title
Second reading and adoption of Ordinance No. 2023-08 pertaining to Specific Plan No. 2021-06 and entering into a development agreement: A request to establish a new specific plan (Pratt Family Ranch Specific Plan) on 95.56 acres, including districts for low density residential, medium density residential, and parks and open space, and establishment of lots below minimum lot size. Full buildout of the plan will accommodate approximately 541 dwelling units and 8.3 acres of parks & open space, to be developed across Urban Development Boundary Tiers 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 project site is located North of Riverway Drive on the west and east sides of North Mooney Boulevard. (APN: 078-010-025, 028, 029; 078-110-022, 023)
body
Deadline for Action: 10/2/2023
Submitting Department: Community Development
Contact Name and Phone Number:
Brandon Smith, Principal Planner, (559) 713-4636, brandon.smith@visalia.city <mailto: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. 2023-08 for Specific Plan No. 2021-06 and the development agreement.
Summary:
On September 5, 2023, the City Council held a public hearing to consider General Plan Amendment No. 2021-05, Specific Plan No. 2021-06, and Annexation No. 2021-04. The entire project is a request to establish a new residential community on 95 acres, consisting of a 541-lot single-family residential neighborhood with both public and private streets, along with 8.3 acres of parks and open space. The Specific Plan was requested to establish a master land use plan and planned residential development for the entire site and serve as a policy document which addresses development standards, infrastructure planning, and street/trail development.
During the item’s public hearing, only the applicant’s representative spoke to the item to address questions. The City Council voted (5-0) to approve the General Plan Amendment, initiate the Annexation, and to conduct the First Reading of Ordinance No. 2023-08 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. 2021-06 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 Pratt Family Ranch master-planned development (see Attachment “1” which includes the project’s master land use plan), including a 247-unit tentative subdivision map previously approved by the Planning Commission.
A Development Agreement has been prepared by staff to accompany the proposed project (see Attachment “4”) 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 has been updated to reflect the change requested by the applicant to Article 2.2 of the agreement, wherein the requirement to issue 85% of building permits in the subdivision applies to the entire subdivision within Tier II, and does not require the building out of Sub Phases 1 and 2. This change was accepted by staff, as discussed in the September 5, 2023 agenda item staff report.
Fiscal Impact:
None.
Prior Council Action:
On September 5, 2023, Council voted (5-0) to approve the General Plan Amendment, initiate the Annexation, and to conduct the First Reading of Ordinance No. 2023-08 for Specific Plan No. 2021-06, which includes authorization to enter into a Development Agreement.
Committee/Commission Review and Action:
The Planning Commission conducted a public hearing on August 14, 2023, to consider the project and request for the Pratt Family Ranch Tentative Subdivision Map on the project site. Planning Commissioners made a motion for each individual entitlement, and each item passed on a 4-0 vote (Commissioner Hansen absent), resulting in approval of the tentative subdivision map as proposed and recommendations that the City Council approve the Specific Plan and General Plan Amendment, and initiate the Annexation request. Three 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. 2023-08 for Specific Plan No. 2021-06.
end
Environmental Assessment Status:
An Initial Study and Mitigated Negative Declaration were prepared for the proposed project. Initial Study and Mitigated Negative Declaration No. 2023-37 disclosed that environmental impacts are determined to be less than significant with the incorporation of mitigation to address significant impacts to the following resources: Agricultural, Biological Resources, Cultural Resources, Geology, Noise, and Traffic. With the mitigation incorporated into the project, staff concludes that Initial Study and Mitigated Negative Declaration No. 2023-37 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level. The City Council adopted this environmental review on September 5, 2023. No further action is needed for the 2nd reading.
CEQA Review:
An Initial Study was prepared for this project, consistent with the California Environmental Quality Act (CEQA), which disclosed that environmental impacts are determined to be not significant with the inclusion of mitigation measures. Staff concluded that Initial Study / Mitigated Negative Declaration No. 2023-37 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level. The City Council adopted this environmental review on September 5, 2023. No further action is needed for the 2nd reading.
Attachments:
• Ordinance No. 2023-08 for Specific Plan No. 2021-06
• Attachment 1: Pratt Family Ranch Specific Plan
• Attachment 2: Gated Lot Model Floor Plans
• Attachment 3: Gated Lot Model Elevations
• Attachment 4: Development Agreement
• Aerial Photo