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Analysis
<br /> Background
<br /> On September 11, 2007, the Board of Supervisors approved Special Purpose Plan PA-0600644 and Major
<br /> Subdivision Application PA-0600641 (also referred to as the 'Tentative Map Tracts 3670 and 3671', or
<br /> 'Tentative Map'). Both the Tentative Map and the Special Purpose Plan address Subareas D2, D3; and D4
<br /> of Specific Plan III, Neighborhood D(east). Both encompass only a portion of the original Tract 3479 Tentative
<br /> Map, which was approved by the Board of Supervisors on November 22, 2005.
<br /> Special Purpose Plan PA-0600644 provides a more detailed development framework for residential and open
<br /> space uses within Subareas D2, D3, and D4, including specifying requirements relative to uses, locations,
<br /> access, physical relationships, landscaping and architectural design.
<br /> Major Subdivision Application PA-0600641 subdivides the area of the Special Purpose Plan into 10.7 acres
<br /> of R-MH (Residential, Medium-High density) development for 130 dwelling units, 13.2 acres of R-M
<br /> (Residential, Medium density) development for 99 single family lots, 4.9 acres of Open Space (to be
<br /> developed as a linear park), and parcels for private streets, landscaped common areas, and private
<br /> courtyards. The density of development is 9.3 units per acre for the R-M-area, and 12.6 units per acre for the
<br /> R-MH area.
<br /> On May 8,2018,the final map for Subarea D3 was approved by the Board of Supervisors, notably as a small-
<br /> lot, detached single family development. As part of this approval, Community Development Department
<br /> (CDD)staff determined that the final map was in substantial compliance with the approved Tentative Map. It
<br /> also found that the final map was consistent with the Tentative Map, the Master Plan, Specific Plan III, and
<br /> the Special Purpose Plan.This consistency finding was based on the premise-that the final maps for Subareas
<br /> D2 and D4 would need to be developed with a combination of detached single family dwellings, duplex and
<br /> triplex units, since this mix of housing types is required by the Special Purpose Plan for the area that it
<br /> encompasses.
<br /> Subsequently, after the final map for Subarea D3 was submitted for processing, Shea Homes LP ('Shea')
<br /> notified the CDD that it would be submitting its proposed final maps for Subareas D2 and D4. Shea desired
<br /> to build an exclusively small-lot, detached single family development in Subareas D2 and D4 because of the
<br /> change in the consumer housing market. However, CDD staff concluded that it could not make the required
<br /> consistency finding noted above without amending the Special Purpose Plan. As a result of CDD staffs
<br /> determination, Shea submitted this application to ensure consistency with the Special Purpose Plan and
<br /> conformance with the proposed final maps for Subareas D2 and D4.
<br /> Impact on Affordable Housing Opportunities and Amendments
<br /> The Special Purpose Plan Amendment would have minimal impact, if any, on housing affordability and
<br /> choice within the project area (i.e., Subareas D2, D3, and D4). It would have no affect on the market's
<br /> determination of price points for various housing products. Although, it eliminates the requirement that
<br /> residential development contain a 'mix' of single family detached dwellings, duplex and triplex units, it
<br /> provides that residential development shall consist exclusively of single family detached dwellings, with
<br /> 'optional' duplexes and attached single family products. The Special Purpose Plan Amendment also
<br /> maintains the requirement that at least one floorplan contain a second unit dwelling option and that said
<br /> floorplan be plotted on a minimum of 10%of the residential lots within the project area.Additionally, it leaves
<br /> unaltered the requirement that at least one floorplan within the project area have a livable area(i.e., interior
<br /> of the house, not including the garage) of not more than 1,500 square and that said floorplan be plotted on
<br /> 10% of the lots within the project area.
<br /> San Joaquin County (PA-1800030)\(Shea Homes, LP)
<br /> Community Development Page 7
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