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Council approves introduction of ordinance for Ridge Estates rezone, advancing 141‑lot subdivision plan
Summary
Council opened a public hearing and voted to introduce an ordinance approving a general plan amendment and rezoning for the Ridge Estates subdivision on El Margarita Road to allow about 141 single‑family lots; a developer‑proposed mitigation limits new lots until intersection improvements or a restriction on northbound left turns is in place.
The council held a public hearing on the Ridge Estates project and voted to introduce an ordinance approving a general plan amendment and rezoning that would allow a proposed subdivision of roughly 141 single‑family lots on about 20.76 acres west of El Margarita Road.
Planning staff said the proposal changes roughly 4.21 acres from office/office park to medium‑density residential and would rezone parcels from R‑3 and CO to Planned Development (PD‑21) to align zoning with the general plan. The proposed density is about 7.12 units per acre—within the 6–14 unit/acre range for medium density. The tentative map (contingently approved by the Planning Commission) includes traffic‑calming measures such as interior bulb‑outs, a center median on Escalante Drive to prevent left turns, and a pedestrian crossing with a refuge island to connect to River Valley High School.
Traffic was a central issue. The project’s traffic study estimates the development will generate vehicle trips that worsen peak‑hour operations at the El Margarita/State Route 20 intersection. Staff and the developer proposed mitigation: limiting new development to no more than 80 single‑family residences on the corridor until the El Margarita/SR‑20 intersection is signalized or until northbound left turns are restricted (right‑out only for northbound), and conducting a fair‑share funding analysis for required improvements. Council members noted signalization is expensive and that Caltrans has authority over SR‑20; limiting left turns or phasing lots was the feasible interim mitigation discussed.
Staff reported public sewer and water are available at the site and will be extended along the project frontage. An environmental assessment was completed and staff recommended adoption of a mitigated negative declaration with required mitigation measures.
Following discussion, the council introduced an ordinance by title approving the general plan amendment and rezoning (first reading). The developer’s representative said the project would pay its fair share of off‑site improvements through standard mitigation and impact fees.
Council did not finalize the subdivision map at this hearing; rezoning and environmental determinations will proceed through the city’s ordinance adoption and implementing conditions.
