The Ceres City Council voted 4-1 to approve the Environmental Impact Report and amendments to the General Plan to not only allow develop approximately 535 acres south of Ceres but also annex to the city a 146-acre county pocket north of Service Road.

The next step is for the Stanislaus County Local Agency Formation Commission (LAFCO) to consider and likely approve the Copper Trails Master Plan area.

With the exception of the county pocket north of Service Road, the proposed annexation area is bordered by Service Road at the north, the Union Pacific Railroad tracks, Highway 99 and Mitchell Road to the east, the TID Lower Lateral No. 2 canal to the south, and Blaker Road to the west. The project area encompasses Central Valley High School, Hanline Elementary School, and Hidahl Elementary School, along with rural homes and farmland.

At full buildout, Copper Trails could result in the development of approximately 2,392 dwelling units, nearly 1.2 million square feet of commercial uses, five park/open space sites and a trail network. A large regional shopping area of 107 acres is designated along the west side of Highway 99 between Service Road and E. Redwood Road. That could result in shopping centers, hotels, office uses in proximity to Highway 99 for visibility.

The Copper Trails Specific Plan designates the development of:

• 988 single-family residential units on approximately 178 acres designated as low density residential;
• 338 single-family residential units on approximately 38 acres designated as medium density residential;
• 336 residential units on approximately 17 acres designated as medium-high density residential;
• 730 multi-family units on approximately 29 acres designated as high density residential;
• Nearly 1.2-million square feet of non-residential uses on approximately 107 acres designated as Regional Commercial;
• Five neighborhood parks and several greenbelt corridors on approximately 42 acres designated as parks and open space;
• Community facilities that could include a new fire station on approximately three acres.

Vance Jones with lead consultant Wood Rogers explained that the plan addresses all aspects of land use and circulation, public services, public facilities, financing of improvements and implementation. It also includes development standards for residential uses and commercial uses. It includes design guidelines for just the visual character and design of streetscapes and neighborhoods and even residential and commercial architecture.

The plan also spells out all of the costs of any public improvements like and roadway widenings, and includes funding mechanisms that would be used to ensure that there is money available to construct those improvements.

“The benefits … include just for the city, economic growth, new jobs, additional revenue streams from both sales and property taxes, new recreational facilities for city residents and consisting of parks and trails and green belts, and then housing, not only an increased supply of housing but a diverse supply of housing and the ability to help the city meet its state mandated requirements for the construction of new housing,” said Jones.

Jim Piatt, a property owner within the plan area, asked for approval, saying, “I believe it’s time that the city of Ceres puts more housing in, and I believe that is the ideal, perfect place with the schooling that was put there.”

Dan Nichols, a developer who is considering buying land in Copper Trails, asked what it would cost for Service Road to be widened and who will pay for it. He was told developer fees would cover the cost.

Ceres builder Harinder Toor urged the council to approve the plan which had origins dating back to 2005.

“The state has actually made it very clear that the cities in the state of California definitely need more housing, so we need to meet the obligations or faces the consequences,” said Toor. “And approving this subdivision helps the city of Ceres stay compliant and main control over its own growth. This project is much needed. It’ll basically help stabilize rising home prices. And also generate fees and property income tax, which the city is much, much needed. This project’s already gone through years of planning or visions and investments.”

Others were not supportive. Tim Pittman, who lives on a small ranch south of Service Road, said, “to be annexed into the city after 50 years would be devastating to my lifestyle and way of living.”

Farming and ranching can still continue in the plan area until the land is ultimately sold for development.

Kristi Britton, the assistant superintendent of Business Services for Ceres Unified School District, said an agreement between the property owners and the school district has been ironed out to ensure that CUSD has the adequate funding to increase classes for the additional students that development would bring to the city.

John Warren argued that Copper Trails is not needed and that buildout likely won’t develop in 30 years.

“We have West Landing out here that has building space for 4,000 homes,” said Warren. “That’s a whole bunch of people, at four people per home, figure that out with what the population would increase. Nobody is clamoring to go build over there at West Landing. They want to go someplace that’s not in the city. We don’t need that. It would probably be a good thing, but the city can’t afford that.

He went on to suggest the project would financially burden the city, especially taking in an impoverished area of the county pocket.

Land use attorney George Petrulakis said it’s normal for a city to hear complaints about development spreading into rural areas but said the land has been designated for future growth in the Ceres General Plan for three decades.

Petrulakis said development – and the ultimate buyers of homes – eventually pays for all the costs of infrastructure.

“When I started this, 30 years ago, in the land use law, really nobody cared about housing in California,” said Petrulakis. “It was fairly affordable. It’s not that way anymore. Housing’s a high priority for all communities and even the state that tries their best to do something useful.”

He also said it gives Ceres a great opportunity to create another retail area west of Highway 99.

In terms of housing, said Petrulakis, Copper Trails will provide for a variety, from starter to modest to retirement housing.

Jones clarified that the plan does not dictate the type of housing that is built, only providing the framework for such uses. The market will drive those types of housing.

“I’m excited for more homes,” said Vice Mayor Daniel Martinez. “It’s a requirement for cities to increase their housing numbers. Along with the additional homes, we’re bringing in additional jobs, we’re expanding our parks. We have more need for public works and for street workers. The school district will get more use of Hidahl and of Central Valley High School, be able to recruit more families to live in the area.”

Councilwoman Cerina Otero said Copper Trails “is a major growth opportunity because it’s going to bring housing and parks and more economic development. So I think that’s a good thing as we go into the future. I just want to ensure that we’re protecting today’s community while we’re planning responsibly because I’ve seen approval for other housing developments that just haven’t broke ground yet.”

Mayor Javier Lopez called the council’s decision “historic” and noted that “we’re trying everything in our power as this council to provide more housing for the Central Valley and … part of this solution.”

Councilman James Casey voted no on all three agenda items related to Copper Trails.