Agenda Item Wording:
title
Cameron Ranch Estates Subdivision Annexation - Public hearing and consideration of the following actions:
1. Adopt Initial Study / Mitigated Negative Declaration No. 2024-19 for Annexation No. 2024-02 and Cameron Ranch Estates Tentative Subdivision Map No. 5598 (Resolution No. 2024-41 required); and
2. Initiation of Proceedings for Annexation No. 2024-02, a request by Artemis Partners, LLC to annex 46.01 acres of Residential Low Density land from the County of Tulare to the City Limits of Visalia. Upon annexation the site will be zoned R-1-5 (Single-Family Residential, 5,000 square feet minimum lot area). The property is located on the south side of East Caldwell Avenue between the future South Ben Maddox Way alignment and South Pinkham Street within the jurisdiction of the County of Tulare (APNs: 124-010-005 and 124-010-007) (Resolution No. 2024-42 required); and
3. Authorize the detachment from County Service Area No. 1 in accordance with State and County requirements; and
4. Authorize the City Manager to sign and enter into a Pre-Annexation Agreement.
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Deadline for Action: 8/5/2024
Submitting Department: Community Development
Contact Name and Phone Number:
Paul Bernal, Community Development Director, 559-713-4025, paul.bernal@visalia.city <mailto:paul.bernal@visalia.city>
Department Recommendation:
Staff recommends that the City Council initiate annexation proceedings for the subject parcel by taking the following actions:
1. Certify Initial Study / Mitigated Negative Declaration No. 2024-19 for Annexation No. 2024-02 and Cameron Ranch Estates Tentative Subdivision Map No. 5598 (Resolution No. 2024-41); and
2. Initiate proceedings on Annexation No. 2024-02 with the Tulare County Local Agency Formation Commission (LAFCO) (Resolution No. 2024-42); and
3. Authorize the detachment of the property from County Service Area No. 1 in accordance with State and County requirements; and
4. Authorize the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and property owners.
If approved by the City Council, staff will file the Annexation application with Local Agency Formation Commission (LAFCO).
Summary:
Annexation No. 2024-02 is recommended by Planning Commission and staff to be submitted to LAFCO based on the finding wherein the project is consistent with General Plan Policy LU-P-21 that allows and directs development to occur in the City’s Tier II Urban Development Boundary (UDB).
The annexation (see Exhibit ‘A’) is a request to annex a 46.01-acres of land containing General Plan land use designations of Residential Low Density to facilitate development of the Cameron Ranch Estates Tentative Subdivision Map (see Exhibit ‘B’). The project was conditionally approved by the Planning Commission on June 24, 2024 (see Attachment 2 - November 13, 2023, Planning Commission Staff Report). Upon annexation, the project site will be zoned R-1-5 (Single Family Residential, 5,000 square foot minimum), consistent with the applicable land use designation for the site.
The Cameron Ranch Estates Tentative Subdivision Map No. 5598 will subdivide 43.6-acres into a 178-lot single-family residential subdivision, with a 0.77-acre pocket park. The subdivision will be developed to R-1 development standards (see Exhibit ‘B’). Additional amenities will include landscape outlots, an outlot for riparian open space and a pocket park park/ use, and a walking trail along the existing Modoc Ditch. Outlots will be maintained by a Landscape and Lighting District (LLD).
Project Overview:
Subdivision
The annexation will facilitate the development of the Cameron Ranch Estates Tentative Subdivision Map No. 5598, a request to subdivide 43.6-acres into a 178-lot single-family residential subdivision at a density of 4.08 dwelling units per gross acre (see Exhibit “A”). The subdivision map covers the entirety of the single-family residential area that is within Tier II, along with a remainder lot that is developed with a single-family home.
The proposed single-family subdivision will be serviced by 60-foot wide public local streets containing full improvements (curb, gutter, parkway landscaping, sidewalks, and streetlights), sewer lines, storm drainage, and other public infrastructure, utilities, and services (i.e., electricity and water). Primary access to the subdivision will be from the new Ben Maddow Way street extension and Caldwell Avenue, both arterial streets. Both streets will be improved to their ultimate right-of-way width within the boundaries of the Cameron Ranch Estates subdivision. Improvements along these major streets include construction of curb, gutter, parkway landscaping, sidewalks, block wall, installation of park strip landscaping, streetlights, median islands and street paving.
The proposed lots will conform to the zoning standards required within the R-1-5 zoning district for lot sizes of 5,000 square feet or greater. The development of the single-family residential lots will conform to the setbacks prescribed by the R-1-5 zoning district. The subdivision map will also create lettered out lots for a 0.77-acre Pocket Park (Lot J) and Landscaping and Lighting District (LLD) lots. The LLD lots will contain landscaping and the block walls along Ben Maddox Way and Caldwell Avenue.
The subdivision will be developed in two phases (Phase 1 and Phase 2) as depicted in Exhibit “A”. Phase 1 is proposing to develop 117 lots along with the pocket park, while Phase 2 will develop the remaining 61 lots. The entire project site is currently undeveloped with an active orchard and an existing single-family home located on the Remainder lot. The home will remain, and the orchard will continue to operate until the site is ready for development. The parcel is surrounded by a residential subdivision to the north and west, and orchards to the south and east. The project site also abuts a canal belonging to the Tulare Irrigation District to the east.
Development Standards
The Cameron Ranch Estates tentative subdivision map will develop per the codified standards contained in the Zoning Ordinance regarding lot size and setbacks for R-1-5 zoned property. The subdivision does not propose the utilization of small lots or private streets with this single-family residential subdivision.
The setbacks within the R-1-5 zone for lots 5,000 square feet or greater are as follows:
|
Minimum Lot Area |
Front |
Side |
Street Side |
Rear |
|
5,000 sq. ft. |
15-ft. to habitable space. 22-ft. to garage, except on curvilinear lots 20-ft. to garage. |
5-ft. |
10-ft. |
25-ft. City standard rear yard setbacks are 25 feet with allowance for one-story structure to go to 20-feet subject to open space requirements. |
Annexation Information:
To facilitate the development of the Cameron Ranch Estates subdivision, the applicant submitted Annexation No. 2024-02, a request to annex 46.01-acres located beyond the city limits, and within the Tier II urban development boundary. Upon annexation, the Zoning designation for the area will be R-1-5 for the entire project site consistent with the underlying General Plan land use designation of Residential Low Density. The annexation request includes authorizing the detachment from County Service Area No. 1 in accordance with State and County requirements and authorizing the City Manager to sign and enter into a Pre-Annexation Agreement.
The Annexation is supported on the basis that the proposed use is consistent with Visalia General Plan Land Use Element Policy LU-P-21, which allows for the annexation and development of residential land to occur within the Tier II Urban Development Boundary when it is consistent with the City’s Land Use Diagram. The site will have access to requisite utility and infrastructure services, which will be readily available for connection upon development of the project. Cities have the authority to approve tentative map proposals prior to final approval of an annexation by a local agency formation commission (LAFCO). However, “final maps” for such applications cannot be approved until after an annexation is completed and recorded through the Tulare County Recorder.
Providing of City Services:
The project will require improvements to the following infrastructure:
• Water Service: Water service to the subdivision will be provided by the California Water Service Company. A Will Serve Letter from the California Water Service Company shall be provided prior to issuance of any residential building permit for the project site.
• Sanitary Sewer: The sewer system will have to be extended to the boundaries of the development where future connection and extension is anticipated. The sewer system will be sized in order to service the entire subdivision. The developer will be required to coordinate with City staff on design and construction requirements for the sanitary sewer. The sanitary sewer master plan for the entire development will be required to be submitted for review prior to approval of any portion of the system.
A sewer analysis, which is included in the attached Initial Study / Mitigated Negative Declaration, has been prepared for the site consistent based upon a request from the Public Works Department. After a thorough review of the analysis, the Wastewater Treatment Facility possesses the capacity to effectively accommodate this tier of development.
• Storm Drainage: Currently, there is no storm drainage infrastructure south of Caldwell Avenue. The applicant has identified improvements to address storm-drainage infrastructure improvements. The plan is to require the use of a temporary onsite retention facility depicted in the southern area of the subdivision (see Exhibit “A”, Lots 9 through 17). The onsite basin is required because there is no regional basin designed and/or installed for the southeast area.
The stormwater master plan for the southeast area indicates the need for a series of regional detention basins; however, it is unlikely that such a stormwater management system could be constructed prior to this development due to the cost associated with developing the system for the southeast area. However, over time, it is anticipated that most if not all of the regional stormwater management system for the future southeast area will be constructed with combinations of capital improvement projects and incremental facilities construction.
• Canal: The existing Tulare Irrigation Ditch (TID) canal runs along the eastern portion of the project site. Outlots H and I will be created and will serve as lots to contain the canal and the maintenance roadway. Furthermore, the crossing of the Tulare Irrigation canal will require the installation of a culvert crossing. The installation of the culvert is not required at this time; however, the developer shall pay their fair share for the design and construction cost of the culvert structure. Future development to the east will require the culvert structure be installed to facilitate local street connectivity and will be reimbursed per the in-lieu fee collected. The in-lieu fee amount shall be established by the City’s Engineering and Building Director and/or their designee. This requirement was included as a condition of project approval for the Cameron Ranch Estates subdivision.
• Pocket Park: Approximately 0.77 acres of the project site will be devoted to a pocket park. The park is intended to provide an open space amenity adjacent to the TID canal.
The full complement of city services and programs, including Police and Fire protection, public parks usage, and Solid Waste collection, will be provided to the project site and future occupants of the project site upon annexation.
Detachment for Service Area No. 1:
The subject site is part of Tulare County Service Area No. 1. Services provided in Service Area No. 1 include domestic water and sewer. Detachment of the project area from Service Area No. 1 is required upon annexation as future development will receive domestic water and sanitary sewer services from the California Water Service Company and the City of Visalia, respectively. Annexations submitted to LAFCO require that the City include a request to detach the annexed area from the County’s service area. Though detachments were previously an automatic process conducted as part of annexations, a 2009 law change now requires Cities to explicitly request detachment.
Pre-Annexation Agreement:
The annexation will be subject to the terms of a Pre-Annexation Agreement which must be signed by the property owners requesting the annexation. The agreement is included as Attachment 1 in the staff report.
City Council Districts:
If the annexation area is approved, the parcel will be annexed into Voting District 2, as identified in the Election District Map adopted by the City Council on February 22, 2022, per Resolution No. 2022-11.
General Plan Consistency:
The Planning Commission and staff support the annexation based on the project’s consistency with the Land Use Element of the General Plan. Specifically, Annexation No. 2024-02 will facilitate a new community on a 43.6-acre site in a manner that is consistent with the General Plan land use designations that exist within the project site and will complement existing development to the north and west.
The annexation can be supported on the basis that the proposal is consistent with Land Use Policy LU-P-21, which allows for the annexation and development of residential land to occur within the Tier II Urban Development Boundary consistent with the City’s Land Use Diagram.
The subdivision’s design pattern and lot pattern consisting of a minimum lot size of 5,000 square feet is consistent with the site’s Residential Low Density land use designation. The entire site has been designated for residential land uses since the adoption of the Visalia General Plan in 2014.
The subdivision is further consistent with General Plan Land Use Policy LU-P-55, which allows for residential development consistent with the Low Density Residential designation at a density range between 2 to 10 dwelling units per gross acre. The Cameron Ranch Estates subdivision is developing the site at a density of 4.08 units per acre, which is consistent with the density range as noted above.
Land Use Policy LU-P-55 states: “this designation is intended to provide for single-family subdivisions.” Compatibility with the surrounding area is required by the General Plan in the decision to approve the proposed subdivision. The proposed subdivision meets all codified standards contained in the Zoning and Subdivision Ordinances, as well as all General Plan policies pertaining to residential development. Staff finds that the proposed tentative subdivision map is compatible with existing residential development within the Low Density Residential land use designation situated south of East Caldwell Avenue and east of the future Ben Maddox Way street alignment.
Traffic Circulation and Street Improvements:
Street improvements to arterial and local roadways will be required within the project area. Street improvements will be completed in two phases, with the first phase of development to occur on the north portion of the project area.
Arterial Streets. Ben Maddox Way and Caldwell Avenue are designated 110-foot wide arterial streets with four travel lanes at full buildout. Ben Maddox Way is not constructed south of the Ben Maddox and Caldwell intersection. The development of the Cameron Ranch Estates subdivision will require the development of Ben Maddox Way which includes frontage improvements consisting of block wall, landscaping, sidewalk, parkway landscaping, street lights, curb, gutter, median island, and street paving. Curb and gutter exists on the west side of Ben Maddox Way which was constructed as part of the Diamond Oaks subdivision site improvements. In addition to the improvements to Ben Maddox Way across the subdivision’s frontage, the developer of the subdivision will also construct street improvements (i.e., curb, gutter, parkway landscape and sidewalk) across the frontage of the property located on the immediate southeast corner of the Ben Maddox / Caldwell intersection noted on the subdivision map as “Not A Part”. A cross-section of the Ben Maddox Way improvement is depicted on Exhibit ‘A’ (subdivision map). Reimbursement for improvements to Ben Maddox Way that exceed the developers required obligations will be reimbursed back to the developer.
Caldwell Avenue improvements are part of the City’s Capital Improvement Program (CIP). The Caldwell Avenue widening project is managed by the City’s Capital Improvement Program Engineering Division who is overseeing the widening of Caldwell Avenue within the jurisdictional boundaries of Visalia while Tulare County staff is managing Caldwell /Ave. 280 widening in the County areas. The entire widening project includes the area from Highway 99 to the City of Exeter.
The City’s CIP project for Caldwell Avenue (Santa Fe to Lovers Lane) includes the construction of curb, gutter, streetlights, 10-foot sidewalk, median island, street paving, and full signalization of the Ben Maddox/Caldwell intersection. The developer of the subdivision will be required to install landscaping and the block wall across the subdivision frontage. To facilitate timing of the Caldwell Avenue improvements, the developer of the subdivision shall coordinate with City staff. Presently, the CIP project plans are 95% complete and bidding for construction is anticipated for August of this year. In the unlikely event City’s Caldwell Avenue CIP is extensively delayed, the developer of the subdivision will be required to install all required Caldwell Avenue street improvements across their project frontage. This requirement is noted in the City’s Engineering Development Divisions Site Plan Review comments (SPR No. 2023-225), which were incorporated as conditions of project approval for the Cameron Ranch Estates subdivision.
Local Streets. All local streets will be developed per the City’s 60-foot wide local street standard. The subdivision is conditioned to provide a local street connection to the east as depicted on Exhibit “A” to comply with the City’s superblock connectivity standard. The crossing of the Tulare Irrigation canal will require the installation of a culvert crossing. The installation of the culvert is not required at this time; however, the developer shall pay their fair share for the design and construction cost of the culvert structure. Future development to the east will require the culvert structure be installed to facilitate local street connectivity and will be reimbursed per the in-lieu fee collected. The in-lieu fee amount shall be established by the City’s Engineering and Building Director and/or their designee. This requirement was included as a condition of project approval for the Cameron Ranch Estates subdivision.
Agricultural Preservation Ordinance Requirements:
The 43.6-acre project site is in the City’s Tier II urban development boundary and is designated as Prime Farmland as defined per the Tulare County Farmland Mapping and Monitoring Program. As a result, the development of this site is subject to the City’s recently adopted Agricultural Preservation Ordinance. This code creates an Agricultural Preservation Ordinance (APO) to implement Visalia General Plan Land Use Policy LU-P-34. The preserved land obligation shall be satisfied prior to issuance of any permit directly authorizing or resulting in disturbance to the project site.
Planning Commission Review and Action:
At its meeting on June 24, 2024, the Planning Commission considered Annexation No. 2024-02 and the Cameron Ranch Estates subdivision. Public testimony in favor of the proposal was provided at the public hearing from the applicant. No other public comment was received.
The Planning Commission noted that the project was consistent with the General Plan land use policies, in particular, policies LU-P-21 and LU-P-55 and voted 5-0 to recommend approval of the annexation to the Visalia City Council (see Attachment 3). The Planning Commission also voted 5-0 to approve the Cameron Ranch Estates Tentative Subdivision Map included with the annexation. The Planning Commission’s recommendation and findings to support the annexation request are included in the resolution for the City Council’s consideration. If the City Council adopts the resolution initiating the annexation, staff will prepare an annexation application and file it with the LAFCO for consideration. The Planning Commission staff report is included as Attachment 2 of this report.
Fiscal Impact:
Future development of the property will require the developer to pay development impact fees which include Transportation, Trunk Line Capacity, Strom Drainage Acquisition, Park Acquisition and Development, Waterways Acquisition, Public Safety, and Groundwater Overdraft Mitigation.
Alternative Motions:
The City Council may, in lieu of the recommended motion specified above, consider any of the following alternatives:
1. Deny the Annexation; or
2. Refer the matter back to the Planning Commission; or,
3. Continue the matter to a future City Council hearing for additional information.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to approve the following Resolution No. 2024-41, adopting Initial Study / Mitigated Negative Declaration No. 2024-19; and
I move to approve Resolution No. 2024-42, to initiate proceedings for Annexation No. 2024-02, authorize the detachment of property from County Service Area No. 1, and authorize the City Manager to enter into a Pre-Annexation Agreement between the City of Visalia and the property owners.
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Environmental Assessment Status:
An Initial Study and Mitigated Negative Declaration were prepared for the proposed project (see Attachment 4). Initial Study and Mitigated Negative Declaration No. 2024-19 (State Clearinghouse 2024051257) disclosed that environmental impacts are determined to be less than significant with the incorporation of mitigation to address significant impacts to the following resources:
• One (1) mitigation measure pertaining to Agricultural and Forestry Resources to mitigate impacts for loss of Prime Farmland and Farmland of Statewide Importance on a 1:1 ratio.
• Two (2) mitigation measures pertaining to Biological Resources to reduce impacts of the Project to special-status wildlife species.
• Two (2) mitigation measures pertaining to Cultural Resources to reduce the impacts of the Project on the potential of exposing historical or archaeological materials during construction.
• Three (3) mitigation measures pertaining to Hydrology and Water Quality to address impacts to surface and groundwater resources.
A 20-day review and comment period through the State Clearing House for the Initial Study began on May 30, 2024, and ended on June 19, 2024.
The City received one comment letter in response to the Initial Study / Mitigated Negative Declaration circulated for this project. This letter was shared with the project applicant. The letter was received from the Department of Toxic Substances Control (DTSC) and is included with the Initial Study / Mitigated Negative Declaration. Upon reviewing the letter with the project applicant, the applicant provided a copy of the Phase 1 Environmental Site Assessment, which was performed by Krazan & Associates, Inc. on July 13, 2022. The results of the Phase 1 noted that no Recognized Environmental Conditions (RECs) were identified. In addition, no structures, mixing/loading/storage, drainage ditches, farmhouses, outbuildings, smudge pots, or any other chemical of concerns were identified on the site. To further address the comments raised in DTSC’s letter the following condition is incorporated in the project’s conditions of approval as follows:
a. That prior to site disturbance, the developer/homebuilder will consult with Krazan & Associates, Inc. on recommendation for obtaining soil samples to test for OCP’s and arsenic. If suggested to be performed, developer/homebuilder shall have Krazan & Associates, Inc. perform the soil sampling per Interim Guidance for Sampling Agricultural Properties from DTSC. The developer/homebuilder shall provide the Planning and Community Preservation Director with a copy of all correspondence between the developer/homebuilder and Krazan & Associates, Inc. that details the required direction/recommendation on soil samples to test for OCP’s and arsenic.
b. All imported soil and fill material shall be tested to ensure that any contaminants are with DTSC’s and the US Environmental Protection Agency’s (USEPA’s) Regional Screening Levels (RSLs).
Based on the letter and the inclusion of the two additional project conditions as noted above, the City concludes that the findings and conclusions of the Initial Study / Mitigated Negative Declaration are still applicable. No other formal comments were received as of the publication of this report.
CEQA Review:
An Initial Study and Mitigated Negative Declaration were prepared for the proposed project. Initial Study and Mitigated Negative Declaration No. 2024-19 (State Clearinghouse 2024051257) disclosed that environmental impacts are determined to be less than significant with the incorporation of mitigation to address significant impacts.
Attachments:
1. Resolution No. 2024-41 certifying Initial Study and Mitigated Negative Declaration No. 2022-39.
2. Resolution No. 2024-42 initiating the Proceedings for Annexation No. 2024-02 and Detachment from County Service Area No. 1.
3. Exhibit “A” - Annexation Area and Legal Description
4. Exhibit “B” - Cameron Ranch Estates Tentative Subdivision Map
5. Attachment 1 - Pre-Annexation Agreement
6. Attachment 2 - June 24, 2024, Planning Commission Staff Report
7. Attachment 3 - Planning Commission Resolution No. 2022-14 recommending initiation of Annexation No. 2022-02
8. Attachment 4 - Initial Study and Mitigated Negative Declaration No. 2024-19
9. General Plan Land Use Map
10. Zoning Map
11. Aerial Map
12. Location Map