The Waterford City Council approved measures to allow a 53‑unit, privately maintained subdivision on a 3.61‑acre parcel that fronts Washington Road and Pasadena Avenue, voting to adopt a mitigated negative declaration and to approve rezoning and the vesting tentative subdivision map.

City contract planner Mike Arroyo told the council the proposal would create a gated subdivision with two full access points (one on Washington Road and one on Pasadena Avenue), 53 detached single‑family lots, two‑car garages on each unit and 22 guest parking spaces. The project would require frontage improvements including widened Washington Road, curb, gutter and sidewalk, installation of a six‑foot decorative masonry wall along Washington Road and annexation into a community facilities district for long‑term maintenance.

The project team said the development fits Waterford’s Vision 2025 general plan designation for “multifamily” land uses and that the proposed density — about 14.7 dwelling units per acre — is on the low end of the multifamily range listed in the general plan (12–36 units per acre). A CEQA initial study prepared for the project concluded impacts would be less than significant with mitigation and staff brought a mitigated negative declaration and related ordinances and resolutions for council action.

At the planning commission hearing in April the commission recommended approval by a 4‑1 vote. BuildCo representative Stephanie Dietz told the council the homes would be owner‑occupied, come in three floor plans, be governed by an HOA and include infrastructure improvements consistent with city standards and with the city’s active transportation grant work.

Neighborhood residents urged the council to reconsider elements of the design. Jessica Craft, who said she lives on Clarks Mill Court near the project, said her primary concern is increased traffic and children’s safety: “There is traffic. There’s going to be 53 homes. …I’m worried about my child. I’m worried about his friends.” Another nearby resident, Jill Weichart, asked about the western fence line and whether farming irrigation or property lines would be affected; staff said irrigation rights would not be disturbed and that a wood perimeter fence meeting city standards would be built and maintained by the HOA.

Planning manager Mark Niskinen and staff clarified that the rezone is needed because the site’s existing planned‑community zoning reflected a previously approved senior housing project and must be amended to match the specific single‑family proposal now before the city. Staff and the applicant also described pedestrian and traffic improvements the developer would construct along the project frontage and noted the city will construct additional ATP‑funded sidewalk/curb improvements in adjacent segments as part of a separate grant‑funded project.

Council members debated neighborhood impacts and infrastructure. Council member Talbot said she was “relieved” to see the second entrance added and welcomed sidewalks where children currently walk; Council member Gutierrez urged earlier neighborhood engagement on future projects. Mayor Gokin moved approval of the resolutions and ordinance; the three related actions (certifying the mitigated negative declaration, introducing the rezone ordinance, and approving the vesting tentative subdivision map) passed on 3‑2 votes.

The decisions authorize the project entitlements and direct staff to implement the conditions of approval, including the listed frontage and public‑safety conditions; they do not by themselves approve building permits, which will follow after the applicant meets final map and plan submittal requirements.

Community members who spoke at the hearing were told the full public‑hearing packet — including a letter from the Waterford Unified School District referenced by the applicant — is available in the council packet and online.

The project will be privately maintained by the HOA and the developer must satisfy the subdivision and building permit requirements, annex to a CFD for long‑term utility maintenance and comply with the conditions incorporated from referrals such as Stanislaus Consolidated Fire Protection District.