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Commission backs Stardust 12 specific plan amendment and 84‑unit small‑lot map
Summary
The Planning Commission recommended city council approval of the Stardust 12 specific plan amendment, a rezone to village medium density residential, and a small‑lot tentative map for 84 single‑family lots after hearing staff and consultant presentations and engineering responses on grading, drainage basins, and edge‑of‑county buffers.
The Planning Commission voted to recommend that the City Council approve amendments to the Village 1 specific plan and adopt a small‑lot tentative map for the Stardust 12 project, which proposes 84 single‑family lots and related site improvements.
Adrian Graham, a planning consultant standing in for staff, described the requested entitlements: rezoning portions of the site to village medium density residential (VMDR) to accommodate 84 units, an amendment to the general development plan to increase rear yard setbacks on lots adjacent to the county line, and adoption of an addendum to the Village 1 EIR. Graham said the applicant proposes larger lots along the eastern edge and mitigation measures from the existing EIR to minimize conflicts with rural uses to the east.
Commissioners pressed the project team on grading and drainage, slope transitions, and whether new basins or off‑site work would alter existing drainage patterns. Jason Reed, principal civil engineer for the applicant’s team (Wood Rogers), said existing slopes on the site ranged 5–10 percent but proposed grading would generally produce finished grades of about 0.5–3 percent, with two water‑quality basins located at existing depressions and use of bioretention swales to treat stormwater before conveying it under McBean Park Drive. Reed said the basins do not increase the degree of cut beyond existing conditions and that maintenance would be handled by the project’s CFD (Community Facilities District) when formed.
Commissioners also asked about noise buffering and fencing along the county boundary and housing diversity. Staff and consultant said the specific plan and mitigation require providing right‑to‑farm information to future homeowners, increased rear setbacks and larger lots on the east edge, and a six‑foot block wall called for in the specific plan cross section. On housing mix, staff noted that other Village 1 components (waterfront, high‑density pockets) provide higher‑density housing types; this application is for single‑family medium density within that larger framework.
No public comments were received on Stardust 12. A motion to recommend adoption of the CEQA addendum, the specific plan amendment, general development plan amendment, and approval of the small‑lot tentative map was moved, seconded and carried on roll call, 5‑1.
Staff will forward the commission’s recommendation and the draft resolutions and conditions of approval to the City Council for final action.
