Council upholds Planning Commission approval for 604-unit Vernola Ranch development

The City Council conducted a public hearing on an appeal of the Planning Commissions approval of a multifamily project in the Vernola Ranch specific plan area and voted to uphold the commissions decision.

Principal Planner Rob Gonzales outlined the project: a 24.1-acre, two-phase condominium-style development providing 604 market-rate units (226 units in Phase 1 and 378 in Phase 2), with site amenities including two recreational hubs, pools, fitness areas and three dog parks. Gonzales noted the project relied on the Vernola Ranch specific plan environmental review (previous environmental determination) and said no further CEQA review was required.

The appeal (filed by Councilmember Carmona) raised concerns about a variance requested by the applicant for minimum one-bedroom unit size (a reduction of about 21 square feet for 56 units from the 750-square-foot minimum) and a requested reduction in some end-stall parking widths. The staff report explained the variance was sought to meet the specific-plan density target (20 25 du/acre) and to accommodate required right-of-way improvements and other site constraints.

The developers representative said the unit-size adjustment affects primarily circulation and hallway layout within stacked-flat buildings and asserted the small reduction does not change building heights or setbacks. The council debated precedent risk and livability concerns, with one councilmember saying smaller units at for-sale scale could set a problematic trend and another emphasizing the citys RHNA/density obligations. The council also confirmed that in-lieu affordable-housing fees will be collected at $2.50 per square foot and that the project will provide frontage and right-of-way improvements along Pat's Ranch Road.

After deliberation the council voted to uphold the Planning Commission and to adopt the previous environmental determination and approving entitlements; the recorded outcome was the motion carried with a 3-1-1 result (three yes, one no, one abstention). Staff will process final maps, engineering plans and building permits in accordance with conditions of approval.