Lincoln planners recommend City Council approve Lehi Ranch tentative maps, certify EIR addendum

The Lincoln Planning Commission on Wednesday voted 4-0-3 to recommend the City Council adopt an addendum to the certified 2012 Village 1 specific plan Environmental Impact Report and to approve both a large-lot and a small-lot tentative subdivision map for the Lehi Ranch project, a proposed subdivision of roughly 241 acres in Village 1 that would produce about 1,050 homes, 48 acres of open space and roughly 9 acres of parks.

Staff said the Lehi Ranch project would be developed in three phases from west to east and would include roughly 923 village low-density units and 127 village medium-density units for a total of about 1,050 residential units. Residential lot sizes would range from about 2,800 square feet to 18,000 square feet depending on zoning. Mikaela Noble, associate planner with the Community Development Department, told commissioners the project area is approximately 241 acres and that the proposed maps were analyzed against the certified 2012 Village 1 specific plan EIR. "Because the project would not create any new significant impacts or make any impacts more severe, we concluded that the Village 1 EIR adequately addresses the Lehi Ranch project," Noble said.

The project would locate parks and trails through the open-space network, staff said, and the small-lot map proposes about 40 open-space lots and eight park lots connected by a trail system that links to approved trails in Heartland at Hidden Hills, Stardust and to trail connections leading into the Catavadera area and Sun City Lincoln Hills. Tony Frasier, a project representative, said the applicant has tried to go "beyond" the specific plan by increasing open space and park acreage and by adding trail connections that do not rely on gated access. "The oak trees are important," Frasier said, noting the design preserves significant stands and that many of the larger trees are planned to remain within open space.

Public commenters raised concerns about traffic, water supply and tree loss. Victoria Orr, a Hidden Hills Lane homeowner, said Highway 65 and Sierra College Boulevard already feel congested and asked where additional water for new houses will come from. "It's just gonna be crowded, more crowded. It's just sad. It makes me cry," Orr said. Another commenter urged the city to avoid development patterns that would later resemble Folsom and asked planners to show topography and long-term maintenance plans for new open space.

Commissioners asked staff and the applicant about sewer connections and an existing lift station serving Catavadera Village 19. City staff and project representatives said there is an operational lift station in that area and that the city prefers gravity sewer where feasible because lift stations add ongoing maintenance, electrical and staffing costs. Staff said decommissioning the Catavadera Village 19 lift station is under discussion but that who would pay to decommission it is undetermined and likely subject to negotiation, potential agreement terms and the city's infrastructure financing planning. A city staff member said the city is coordinating an Infrastructure Financing Plan (IFP) for Village 1; Frasier said JMC and other developers have been meeting with city staff about financing and phasing and that developers generally expect to carry most development costs, including upsizing sewer mains when required.

After discussion the commission adopted three resolutions by roll call: a recommendation that the City Council adopt the addendum to the 2012 Village 1 specific plan EIR (state clearinghouse number referenced in the record), and recommendations that the City Council approve the large-lot and small-lot tentative subdivision maps for Lehi Ranch. Each motion passed on a 4-0-3 vote (four yes, zero no, three absent). Commissioners voting yes were Commissioner Jackson, Commissioner Hutchinson, Vice Chair Johnson and Chairman Gilbert. The record shows Commissioners Herzog, Jerry Johnson and Manning were absent with notification.

Staff noted the project still requires a development agreement and separate City Council actions; the development agreement is under negotiation and will return to the council for approval if the council adopts the commission's recommendations. The applicant indicated it hopes to begin some construction activity on infrastructure as soon as fall, and that a development agreement and final map approvals would follow the council process.

The commission packet and staff report identify project details, conditions of approval and mitigation measures. Staff said all mitigation measures in the Village 1 EIR mitigation monitoring plan would apply and be included in the project's conditions of approval. The parcel identifiers listed in the staff report include assessor's parcel numbers 021-274-066 and 021-274-067. The commission received no formal written public comments in advance of the hearing; three people spoke at the public hearing.

The commission chair closed the hearing and deferred final decisions to the City Council, noting that the Planning Commission's motions were recommendations only and that City Council action is required before construction permits or development agreements take effect.