General Plan Amendment, Rezone, and Tentative Map Application No. PLN2021-0040 - Lazares Companies

Summary

SCH Number
2021060171
Lead Agency
Stanislaus County
Document Title
General Plan Amendment, Rezone, and Tentative Map Application No. PLN2021-0040 - Lazares Companies
Document Type
CON - Early Consultation
Received
Present Land Use
Agricultural production and Single-family dwelling
Document Description
Request to amend the Denair Community Plan from Estate Residential to Residential-Low, rezone from Rural Residential (R-A) to Planned Development (P-D), and to subdivide an 18.6 ± acre parcel into 73 total lots, for development of a residential subdivision. Of the 73 total lots created, 69 will be created for development of single-family dwellings. The remaining four lots will be used as a dual use stormwater basin/park, two landscaped stormwater swales, and a well site. Each lot used for residential development will be a minimum of 7,223 square feet in size. An amendment of the Denair Community Plan to Residential-Low is proposed to allow for a higher density of single family development. The proposed density will be consistent with the existing General Plan Designation of Low Density Residential. The proposed Planned Development zoning district will include all uses and development standards permitted in the R-1 zoning district with the exception of lot coverage. The applicant has proposed the resulting parcels to be permitted to develop building space of up to 50% of the total lot size, an increase of 10% from the current R-A zoning district. The applicant has requested this to achieve a greater flexibility in siting the housing product offered. The proposed lots will be served by the Denair Community Service District (CSD) for public water and sewer services. The applicant will construct a domestic well that will be integrated into the CSD water system, ultimately to be dedicated to the CSD for continued operation. The well site will be located on a separate parcel and in enclosed by a six-foot-tall masonry wall. The project site fronts E. Monte Vista Avenue and proposes to develop interior residential streets for the development. The frontage along E. Monte Vista Avenue and each interior street will be developed with curb, gutter, and sidewalk. The sidewalks will also be developed with street lighting at various points throughout the development. The E. Monte Vista Avenue intersection will serve as the main entry into the development, however, the applicant has proposed a stub out near the northwest boundary of the project site, to provide connectivity for any future residential development on the two adjacent parcels designated as Estate Residential in the Denair Community Plan. The applicant proposes to develop a 1.5± acre dual use storm water basin and park, to be developed on the northeastern boundary of the parcel. The basin will be planted in grass as well as perimeter landscaping consisting of trees, shrubs and groundcover. The northern boundary of the basin park will include a row of evergreen trees and a chain-link fence to act as an agricultural buffer from the adjacent A-2 (General Agriculture) property. Additionally, the applicant proposes to install a meandering sidewalk and benches around the perimeter of the basin/park. Additionally, the applicant has proposed two landscaped stormwater swales running east to west along the E. Monte Vista Avenue frontage. The swales will be a continuation of the swale developed on the adjacent parcel to the west. The swales will be bordered on the northern end, by a masonry wall with landscaping on the south side of the wall. Lastly, the applicant proposes to install sidewalks along the frontage of the adjacent Denair Unified School District, linking to the existing sidewalk that has only been developed on a portion of the parcel and the proposed development.

Contact Information

Name
Jeremy Ballard, Associate Planner
Agency Name
Stanislaus County Planning & Community Development Department
Contact Types
Lead/Public Agency

Location

Cities
Denair
Counties
Stanislaus
Regions
Citywide, Countywide
Cross Streets
N. Waring and Lester Roads
Zip
95316
Parcel #
024-012-009
Railways
B.N. & S.F.
Schools
Denair Unified
Township
5
Range
11
Section
6
Base
MDB&M

Notice of Completion

Review Period Start
Review Period End
Development Types
Residential (Units 69, Acres 18.6)
Local Actions
General Plan Amendment, Community Plan, Rezone, Land Division (Subdivision, etc.)
Project Issues
N/A
Reviewing Agencies
California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Fish and Wildlife, Bay Delta Region 3 (CDFW), California Department of Fish and Wildlife, Central Region 4 (CDFW), California Department of Fish and Wildlife, North Central Region 2 (CDFW), California Department of Parks and Recreation, California Department of Transportation, District 10 (DOT), California Department of Water Resources (DWR), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Public Utilities Commission (CPUC), California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB), Central Valley Flood Protection Board, Office of Historic Preservation, State Water Resources Control Board, Division of Water Rights, Department of Toxic Substances Control
Reviewing Agency Comments
Department of Toxic Substances Control

Attachments

Draft Environmental Document [Draft IS, NOI_NOA_Public notices, OPR Summary Form, Appx,]
Notice of Completion [NOC] Transmittal form
State Comment Letters [Comments from state reviewing agencies]

Disclaimer: The Governor’s Office of Planning and Research (OPR) accepts no responsibility for the content or accessibility of these documents. To obtain an attachment in a different format, please contact the lead agency at the contact information listed above. You may also contact the OPR via email at state.clearinghouse@opr.ca.gov or via phone at (916) 445-0613. For more information, please visit OPR’s Accessibility Site.

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