Modesto council approves rezoning for 89‑lot Lennar single‑family development at Pelendale and American

The Modesto City Council unanimously approved a rezone of about 22.6 acres at the northwest corner of Pelendale Avenue and American Avenue to Planned Development Zone P‑D 617 for an 89‑lot single‑family subdivision developed by Lennar Homes.

Jessica Hill, the city’s director of community and economic development, told the council the proposal would convert an area that was previously part of the Kiernan Business Park specific plan to a planned development to allow smaller lot setbacks and a small‑lot product consistent with recent Modesto projects. Hill said the overall Bridges tentative subdivision map includes 35 acres divided into single‑family lots and a separate 12‑acre multi‑family site; the 89 lots before the council are the single‑family component.

Hill said staff prepared an initial study and a mitigated negative declaration for the project and that the Planning Commission recommended approval on Feb. 3, 2025, by a 7‑0 vote. Lennar representative Steve Garrett said the homes are planned to be market‑sized for the area, with home footprints the company expects to range roughly from 1,600 to 2,400 square feet and an average around 2,000 square feet, and that the design emphasizes porches and living space at the front of homes rather than a “sea of garage doors.” Garrett described typical lot and parking plans, saying the community would generally include two‑car garages and driveways about 18 feet long.

The development as presented will be gated, with private internal streets, common‑area lots and a park/storm‑drain basin lot. Hill said the proposal also includes smaller front and side setbacks and an 8‑foot minimum separation between adjacent homes in many areas; edge lots facing Pelendale and American would have about 10 feet of total separation (5 feet each side). She also noted an already‑approved apartment project occupying roughly 12 acres immediately north of the single‑family site, with building permits in place and anticipated construction later this year.

A resident, Kevin McLarty (District 1), asked whether improvements would affect a farmhouse on Bangs Avenue; staff replied that improvements along Bangs Avenue will be part of a community facilities district (CFD) coming to council next week and that planned road work includes roundabouts at American/Bangs and at Bangs/future Bruno Parkway.

Council members speaking in support praised the product and its potential to add housing supply. Council Member Escudia Brayton moved to approve the resolution adopting the development plan for P‑D 617; Council Member Wright seconded. The motion passed on a roll call vote with all members voting aye.

Council then adopted the mitigated negative declaration for the rezone (motion by Vice Mayor Bavaro, second by Council Member Wright) and introduced and waived the first reading of the ordinance amending the zoning map to P‑D 617 (motion by Council Member Williams, second by Council Member Scudia Brayton). All votes were unanimous.

Because the council approved a planned development zoning designation and a mitigated negative declaration, the project will proceed to the drafting of final maps, improvement plans and subsequent permit approvals. City staff and the applicant indicated additional public‑facing improvements along Bangs Avenue and other frontage work will be addressed through the upcoming CFD and related improvement plans.

Planning background: staff emphasized parallels between this small‑lot approach and recent Modesto projects such as Tivoli and The Crossings, and said Lennar has used similar setbacks and separation standards in other Northern California communities.

The council’s action covered three formal items: approval of the development plan for Planned Development Zone P‑D 617, adoption of the mitigated negative declaration for the rezone, and introduction/waiver of first reading of the zoning ordinance to effect the rezone.