Planning commission recommends council approve Windsor Cove subdivision, requests mid‑block pedestrian access

The City of Lincoln Planning Commission voted June 17 to recommend that the City Council approve amendments and tentative subdivision maps for the Windsor Cove project, a proposed 90‑acre subdivision in the Village 5A area that would create 165 residential lots and roughly 33 acres of open space.

Michaela Noble, associate planner with the Community Development Department, told commissioners the applicant, Ron Smith, seeks amendments to the Village 5 general development plan and approval of large‑ and small‑lot tentative subdivision maps. Noble said the plans show 113 village low‑density residential lots, 52 village country estate lots, and about 33 acres of open space and parks — nearly three times the open space previously shown in the specific plan.

"The proposed project consists of approximately 90 acres within the Village 5A plan area," Noble said. She added staff concluded the entitlements are consistent with the city’s general plan and the Village 5 specific plan and recommended that the commission determine no additional environmental review is required under the California Environmental Quality Act (CEQA).

Applicant representatives said the extra open space reflects environmental and regulatory constraints. "This has been a long journey, nine years," said Tony Frasier of Frey Design Group, noting the team reduced lots to preserve wetlands and riparian ravine areas and that much of the open space will be conveyed to the city with some areas maintained by a homeowners association.

Commissioners focused discussion on site circulation and neighborhood connectivity. "One of the things that bothers me with this plan is that this neighborhood seems to be isolated from the rest of the village," said Commissioner Jerry Johnson, urging an additional pedestrian connection across the project rather than only two vehicle access points. Staff and the applicant said constraints including drainage, floodplain and wetland permitting, and airport overlay requirements shaped the layout but that the applicant would study a mid‑block pedestrian/trail connection.

The commission approved a grouped motion to adopt staff recommendations (including the CEQA determination and resolutions recommending council approval of the general development plan amendment and the large‑ and small‑lot tentative subdivision maps). Separately, the commission approved an added resolution that asks for the inclusion of a mid‑parcel pedestrian/pathway "as long as it's allowable" and contingent on not interfering with drainage or wetland permits.

The project also shows an onsite sewer lift station in the southwest corner as a contingency if a gravity sewer alignment proves infeasible; the applicant said it is attempting to design for gravity sewer but included the lift station to avoid returning for an amendment later.

Next steps: the commission recommended the items to city council; the development agreement will be negotiated separately and future entitlements (final maps, design reviews and permits) will follow if council approves the recommendations.