GALT, CA (MPG) - The Planning Commission on April 9 advanced two residential developments, recommending approval of the Dry Creek West project and signing off on final design review for the Sheffield subdivision. Both items moved forward with unanimous votes following extensive discussion on design details.

The meeting opened with the Dry Creek West project, a 28.39-acre mixed-use development planned south of Boessow Road and east of Crystal Way near the Dry Creek Ranch Golf Course. The undeveloped site sits next to the Dry Creek Oaks senior community.

Plans include 160 row homes (for sale), 68 senior triplex units (for rent) and a parcel of 4.2 acres reserved for a future assisted living facility. The project will also feature at least four two-story mixed-use buildings with apartments above ground-floor commercial space, along with a plaza and dining patio.

There are a proposed total of 442 parking spaces for the project, with additional street parking available.

Staff outlined key entitlements, including an addendum to the 2015 Dry Creek Oaks environmental review, a General Plan amendment shifting part of the site from high-density to medium-high density residential with a rezone, design review and a conditional use permit for residential use in a commercial zone.

Commissioners focused much of their discussion on the project’s affordability and the assisted living component.

Commissioner Mark Jackson asked whether the project qualified as affordable housing. Staff responded that it is not proposed as a state-defined affordable housing development, though the homes would be sold at market rates with an emphasis on more economic pricing compared to other developments.

Commissioner Dan Denier questioned whether the assisted living facility would ultimately be built.

“To me, that’s an important part of the project and I just want to make sure that there’s some kind of guarantee that we’re actually going to get it,” said Denier, adding that he was “gun-shy” about approving projects that include notable amenities without assurances they will be ultimately delivered.

City planner Kristyn Bitz said that the assisted living facility is required as part of the project’s final buildout and was included as a condition in the original design review.

Project developer Tanner Judkins of Riverland Homes then stepped in and said his team is not the original applicant but that they took over the project after the previous developer was unable to move forward. Riverland is also developing the nearby Dry Creek Oaks community.

Judkins assured commissioners the assisted living component will be delivered as part of the Dry Creek West development. He added that they are actively marketing the site to an outside operator, who will manage the facility, with the adjacent senior rentals expected to help attract interest.

Jackson urged the developer to ensure the operator for the facility is qualified, referencing concerns tied to conditions at an affordable senior apartment complex in town. Bitz confirmed that the management of that property would not be involved.

“They’re not involved in this project; they’re not a partner in this project,” she said. “I understand there’s some concern and rumors out there, so I just want to get ahead of that.”

During public comment, Helping Hand Association (HHA) President Paul Salinas said the group supports efforts to expand affordable and assisted living options for seniors, noting about 20 percent of Galt residents are age 60 and older.

“HHA is in support of any development that provides affordable housing and security to those that have limited incomes,” Salinas said. He added that the group remains neutral on the project while emphasizing the need for added safety measures such as bright lighting for better accessibility and visibility for seniors.

 

The currently undeveloped site planned for the future Dry Creek West project sits across from the Dry Creek Oaks senior community, which still has homes actively under construction. Housing developer Riverland Homes is leading both projects.

Commissioner Keith Jones called for nine-foot-wide garage doors for the row homes and senior units to align with emerging city standards and requested added materials such as stone or brick at senior housing entryways.

The commission recommended approval to the City Council with added design input, approving the environmental addendum, General Plan amendment, rezone, tentative map, design review and conditional use permit.

Commissioners then moved on to the Sheffield subdivision, a 9.5-acre, 65-home single-family development north of Ashboro Lane near Highway 99 off East Stockton Boulevard. The project, which includes an extension of Lyonia Drive, was recommended for approval in December 2025 and is currently moving toward construction.

As part of the December 2025 approval, staff said applicant agreed to build only single-story homes on lots 1 through 11 to better align with the existing neighborhood to the north. In addition, 30 percent of homes will include extended walkways from the sidewalk to the front door. The project, zoned R2PD, features a mix of one- and two-story homes in Spanish, farmhouse and prairie styles, along with varied fencing, internal walkways and sound walls along major roadways.

Commissioner Keith Jones pushed for a design change, requesting eight-foot-tall garage doors instead of the proposed seven-foot-tall design.

The project applicant, Fieldstone Homes, said the change would require additional engineering and add both cost and time, making it unfeasible at the current stage.

“It would have significant cost and delay impact on the project,” a representative with Fieldstone Homes said. “It would substantially set back this project.”

“I’m still going to have to disagree and ask for those eight-foot-doors. We’ve asked many other developers, and everyone said ‘fine,’” Jones said. 

Bitz said staff did not raise the issue earlier because the discussion around taller garage doors is recent and still evolving. She noted the topic was discussed during a special joint City Council and Planning Commission meeting March 30 as part of an effort to establish clearer housing design standards for the city.

“In the developer’s defense… staff didn’t get the chance to advocate for that during the design review,” Bitz said. “We certainly know that’s an issue and it’s going to be a condition of projects moving forward.”

After discussion, commissioners opted not to require the change, citing cost and timing concerns, and approved the project unanimously. The project developer closed by praising city staff for their efficiency.

“I don’t get the opportunity to say this very often, but your city staff is just phenomenal,” the applicant said.