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Villages of Patterson


Site Details

  • City: Patterson
  • County: Stanislaus
  • Acres: 148.3 acres.
  • Zoning: Low Density (1-5 units per ace). Med. Density (5.1-12 units per ace). VC Density (12.1-20 per ace).
  • Lots: Over 800 lots.
  • School: 9 schools in town includes Walnut Grove School (K-8) Patterson High School (9-12).
  • Entitlements: The lots have been approved with vesting tentative subdivision map, fully entitled for proposed uses with development magreement approved in 2006.
  • Ownership: VOP North, LLC is the largest land owner in the VOP Master Development. We have lived and worked in Patterson since 1957.


Development Overview

Villages of Patterson is a 650 acre Master Planned Community. It is annexed and entitled for the development of 3,100 housing units. There is no other approved development site in Patterson. The current population is 21,000 with new industries exploding in town including Amazon 1 million SF facility, Restoration Hardware 1.5 million SF site, CVS, Kohls, Grainger distribution centers, Traina Foods and other major employers. Grading has started for 256 single family homes for two national public builders. Additionally, SHE is building out over 200 units of affordable housing. There are also 98 single family rental units and 434 units made up of a 125 unit apartment building, triplexes and duplexes preparing to start construction.


Patterson Marketplace



City of Patterson Demographics




Patterson Schools

The Patterson Unified School District includes 5 elementary, 1 middle school and 2 high schools. Also located in Patterson is Sacred Heart Catholic School, a private facility offering classes from kindergarten through the eighth grade. Apricot Valley Elementary is on the southwest side of Patterson.
An additional school is planned for the VOP area.


Fee Summary

Villages of Patterson (Current Fees) As of 9/10/18
Fees Due at Final Map Recordation:

The first 50 units shall pay at Final Map for the Specific Plan Reimbursement Fee and Affordable Housing Fee Thereafter, the both fees shall be due at building permit.

Fees Due at Building Permit (“BP”):
Water Connection Fee: $ 7,567 per unit
School Fee**(Currently due at Final Map but may be changed to BP): $17,921 per unit
Per Unit Fees (misc. City AB 1600 and mitigation fees): $ 5,233 per unit
Per Acre Fees (GP/DA Fee): $ 171 per unit ($856 per acre)
County PFF (AB 1600 Fee): $ 8,113 per unit
Specific Plan Reimbursement Fee (“SPRF”)*: $ 1,500 per unit
Affordable Housing Fee (“AHF”)*: $ 3,500 per unit
Total Rounded Estimated Fees due:
$45,000 per unit
Ongoing Fees (CFD Fees for Infrastructure and Maintenance):
CFD Infrastructure Fee: $ 1,645 per unit per year
CFD Maintenance Fee: $ 1,200 per unit per year
(The Maint. Fee is figured exactly at the time of Improvement Plan/Final Map)

Improvements Costs

Improvement costs need to be figured separately. Some may possibly be subject to reimbursement. There may also be an AOB fee to cover oversizing.

* The SPRF & AHF shall be due at Final Map Recordation, thereafter the balance
shall be due at Building Permit. There shall be a 2% annual escalation to these two

** School fee shall have an annual escalation provision.
The above information is for discussion purposes only and should be independently


Conceptual Site Plan



Site 2-52 final map lots



Patterson Development



Current Market Conditions



Master Plan Overview

  • VOP project approved and vested.
  • 650 Acres Master Planned Development.
  • 3,100 approved housing units in VOP.
  • Flexible Low, Medium & Village Circle density which allows for a variety of housing types.
  • No competitive projects approved in Patterson or the surrounding area.
  • Two of the three planned schools are completed within VOP.
  • $67M CFD formation for overall infrastructure and additional school investment is completed.
  • Patterson maintains its small town atmosphere and family orientated values.


Country: United States
Open In Google Maps
Property Id : 19688
Property Size: 148,00 ft2
Property Lot Size: 800,00 ft2
Year Built: 1990
gas heat
ocean view
wine cellar
basketball court
lake view
back yard
front yard
fenced yard
washer and dryer
private space
roof deck

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