WCP Developers, LLC (Applicant/Property Owner) proposes TTM No. 939, Major Site Plan Review No. 2022-02, and Planned Unit Development No. 2022-01 to facilitate the development of a residential subdivision consisting of 280 single-family lots to occupy one (1) parcel totaling approximately 52.61 acres (6.05 du/acre).
The Project site currently contains a single-family residence and a shed on the northwest corner of the site. The single-family residence is proposed to be demolished as part of the Project. The remainder of the site south of a
man-made irrigation canal, the “Fox Ditch” is currently under cultivation as an orchard. The orchard would be removed as part of site preparation and development. The Fox Ditch is proposed to be rerouted and piped undergrounded within the subdivision, creating a pedestrian trail.
Street frontage is limited to East Bush Street, which is a 2-lane, east-west arterial with existing curb, gutter, and sidewalk. A PG&E easement is located adjacent to the single-family residence, along the site’s western boundary. SR-198, an east-west state highway, forms the site’s southern boundary.
TTM No. 939 would facilitate the subdivision of the Project site into 280 single-family lots that range with an average
lot area of 3,977 sf. The Project also proposes approximately 3.54 acres of park/trail area (Outlot A, B, C, D, and E) and 2.03 acres for an onsite detention basin (Outlot F). The onsite detention basin was sized to adequately capture stormwater runoff resulting from the proposed Project and the projected rainfall depth pursuant to the City ’s rainfall data. The Project also proposes an internal network of local streets that would connect to the existing circulation system including East Bush Street (arterial), Oporto Street (local), and Athens Street (local). Connections to Oporto Street and Athens Street would provide access between the proposed subdivision and the existing subdivision (Tract No. 700) adjoining the Project site to the east. All future local roads within the subdivision are proposed in accordance with City Standards. Approximately 6.55 acres of the Project site (Remainder) would remain undeveloped.
Planned Unit Development No. 2022-01 and Major Site Plan Review No. 2022-02 requests a deviation from minimum site development standards under LMC Section 9-5A-4 specific to 1) lot size, 2) lot width, 3) lot depth, and 4) front yard setback. The minimum lot size proposed is 2,809 sf. (7,000-sf. minimum permitted) and the
maximum lot size proposed is 15,401 sf. (15,000-sf. maximum permitted). In addition, the Project proposes a minimum lot width of 42 ft. (60-ft. minimum permitted) and minimum lot depth of 70 ft. (100-ft. minimum permitted). Lastly, the Project proposes a general front yard setback of 10 ft. (18 ft.-minimum permitted), front yard setback to garage of 18 ft. (20 ft.-minimum permitted). The deviations are requested in order to build at the required density for the Low Density Single Family Residential land use designation that allows a density range of 3 to 7 du/acre. In addition, smaller lots allow for reduced landscaping and therefore greater water conservation.
The Project site is within city limits and thus, would be required to connect to water, wastewater, and stormwater services. The City provides water service and wastewater collection services. The Lemoore Canal and Irrigation Company is responsible for stormwater management. Natural gas, electricity, telecommunications, and solid waste services would be provided by private companies. Minor trenching and digging activities would be required for the
installation of necessary pipelines and infrastructure connections. All utility plans would be required to be reviewed
and approved by the appropriate agency and/or department to ensure that installation occurs to pertinent codes and regulations. Other infrastructure would include fire hydrants spaced throughout the development as required by the City Fire Department.