HomeMy WebLinkAboutReso 2005-085 - Shastina Ranch Subdivision Project0 •
RESOLUTION NO. 2005-85
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
ADOPTING FINDINGS TO APPROVE TENTATIVE SUBDIVISION
MAP APPLICATION S-7-03 AND PLANNED DEVELOPMENT
APPLICATION PD -5-04 FOR THE SHASTINA RANCH SUBDIVISION
PROJECT
WHEREAS, on April 5, 2005, the City Council considered Environmental Impact Report EIR-1-03 and its
supporting documentation and the staff report and other information in the record for Tentative Subdivision
Map Application S-7-03 and Planned Development Application PD -5-04 for the Shastina Ranch Subdivision
project, and considered all testimonial and written evidence submitted prior to and during the public hearing;
NOW, THEREFORE, IT IS RESOLVED by the City Council of the City of Redding that the following
findings are appropriate and proper to support the approval of Tentative Subdivision Map Application S-7-03
and Planned Development Application PD -5-04.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FINDINGS
The project is within the scope of the project defined in Final Environmental Impact Report EIR-1-03,
certified by the Redding City Council on April 5, 2005, by Resolution 2005-48.
2. Changes or alternations have been required in or incorporated into the project which avoid or
substantially lessen the significant environmental effects identified in Final Environmental Impact
Report EIR-1-03 .
3. The City Council adopts the Mitigation Monitoring and Reporting Program included in Final
Environmental Impact Report EIR-1-03.
TENTATIVE MAP FINDINGS
(Government Code Section 66474)
To approve a tentative subdivision map application, the approving body must find that none of the
circumstances as set forth in the Government Code of the State of California Chapter 66474.61(a) through
(g) exists, specifically:
That the proposed map is not consistent with applicable general and specific plans as specified in
Section 65451. The project density falls within the range anticipated by the property's General Plan
designation of "Residential, 2 to 3.5 dwelling units per acre." The project design furthers General Plan
Goals CDD2, CDD3, CDD5, CDD9, CDD 10, CDD 11, CDD 12, CDD 16, CDD 16; NR3, NR5 through
NR 10; T3, T5, T6, T8, T9; HS2; R4, R5, R10, R11; PF 1, PF2, PF 15 as follows:
a. The project will provide an aesthetic master planned community of five "villages" distinguished
by lot and home size, but also sharing certain common neighborhood site and architectural design
elements and a neighborhood park, fostering neighborhood cohesiveness. Features include quality
architecture, project entrance features, streetscape landscape, integration of open space, and
distinctive streetlighting. (General Plan Goals CDD9, CDD10, CDD12)
Shastina Ranch, S-7-03 and PD -5-04 Page 1 of
b. The project provides a range of lot sizes and well-designed housing products, including
neighborhood units with homes specifically designed for small lots, fostering efficient use of land.
(General Plan Goals CDD 10, CDD 11)
C. The development will preserve approximately 61 acres, or 27 percent, of the total project land area
in public and private open space. This land encompasses areas for active recreation (public park),
passive recreation (public trail), preservation of sensitive habitat (vernal pools), and public
protection (floodplain). (General Plan Goals CDD3, CDD5, CDD10, NR3, NR5 through NR10,
HS2, R2)
d. Immediate recreation opportunities will be provided to residents through dedication of land and
construction of a public neighborhood park and public trail system in conjunction with subdivision
development. (General Plan Goals T8, R4, R5, R10, R11, P1715)
e. The project design transfers residential density rights within the project boundaries to avoid
sensitive wetland habitat (approximately 24 acres). (General Plan Goals NR3, NR5 through
NR 10)
f. The subdivision design promotes pedestrianism through: (General Plan Goals CDD 10, CDD 16,
CDD 17, T5, T6, T8)
i. Provision of a ten -foot -wide pedestrianibicycle path within 35 -foot -wide landscaped
parkways along Shasta View Drive.
ii. Provision of sidewalks separated from the vehicle lanes by a landscaped parkway along all
internal streets.
iii. Provision of landscaped sidewalk connections between internal streets and Shasta View
Drive.
iv. Provision of connections between the internal street system and the open -space trail system.
g. The project will enhance the aesthetics of the public -street system by incorporation of a landscaped
traffic circle, landscape median, and widened landscaped parkways in Shasta View Drive.
(General Plan Goals CDD 16, CDD 17, T3)
h. Subdivision improvements promote the use of public transit through incorporation of bus stop
improvements on Shasta View Drive and pedestrian connections between internal streets and
Shasta View Drive. (General Plan Goals CDD 10, T3, T9)
The subdivision is located in proximity to existing employment centers along Airport Road and
the future Stillwater Business Park. (General Plan Goal CDD 10)
The subdivision is in an area of invested and planned public infrastructure. The site is within the
Clover Creek Sewer Trunk Line Assessment District, in which the property is invested. The
project will result in the dedication of land for a public well site and construction of a 24 -inch
water main between Rancho Road and Airport Road as specified by the City's Master Water Plan.
(General Plan Goals CDD2, PF 1)
Shastina Ranch, S-7-03 and PD -5-04 Page 2 of 5
2. That the design or improvement of the proposed subdivision is not consistent with applicable general
and specific plans. The project's street and lot design conform to the standards of the General Plan and
Zoning Ordinance. All utility and service infrastructures are immediately available to the site.
3. That the site is not physically suitable for the type of development. The property will accommodate
creation of the proposed lots and residential structures without the need for any unusual grading or
construction practices.
4. That the site is not physically suitable for the proposed density of development. The site is readily
accessible by a planned street network and serviceable by City utility infrastructure. The terrain is level
and does not contain any geologic hazards. Areas of steep slope and floodplain are being avoided and
placed in open space. Areas of jurisdictional waters are being avoided to the extent practicable. The
project density is at the low end of the density range allowed by the General Plan. Adequate street- and
utility -service capacity is available to accommodate the project.
That the design of the subdivision or the proposed improvements is likely to cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat. An
environmental impact report, EIR-1-03, has been prepared for the project. The EIR identifies feasible
mitigations that will reduce all potential effects on the environment, including fish and wildlife habitat
to a level of less than significant.
6. That the design of the subdivision or type of improvements is likely to cause serious public health
problems. The project does not present any adverse impacts to public health subject to compliance with
all recommended conditions of approval.
7. That the design of the subdivision or the type of improvements will conflict with easements acquired by
the public at large for access through, or use of, property within the proposed subdivision. In this
connection, the governing body may approve a map if it finds that alternate easements for access or for
use will be provided and that these will be substantially equivalent to ones previously acquired by the
public. This subsection shall apply only to easements of record or to easements established by judgment
of a court of competent jurisdiction, and no authority is hereby granted to a legislative body to
determine that the public at large has acquired easements for access through or use of property within
the proposed subdivision. There are no public -access easements through the property.
PLANNED DEVELOPMENT PLAN FINDINGS
(Redding Zoning Ordinance Chapter 18.53.060)
To approve an application for a Planned Development Plan, Chapter 18.53.060 of the Redding Municipal
Code stipulates that the approving body must make the following findings:
The proposed development is consistent with the goals, objectives, policies, standards, and programs
of this code and of the General Plan and any applicable specific plan, including density and intensity
limitations that apply. The project density falls within the range anticipated by the property's General
Plan designation of "Residential, 2 to 3.5 dwelling units per acre." The project design furthers General
Plan Goals CDD2, CDD3, CDD5, CDD9, CDD 10, CDD 11, CDD 12, CDD 16, CDD 16; NR3, NR5
through NR 10; T3, T5, T6, T8, T9; HS2; R4, R5, R 10, R 11; PF 1, PF2, PF 15, as further described under
the Tentative Map Findings above:
Shasrina Ranch, S-7-03 and PD -5-04 Page 3 of 5
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2. The site for the proposed development is adequate in size and shape to accommodate said use and all
yards, open spaces, setbacks, walls and fences, parking area, loading areas, landscape, and other
features required. The project design satisfies all site standards and residential feature requirements of
the City Zoning Ordinance within the guidelines and purpose of the "PD" District.
The site.for the proposed development has adequate access considering the limitations of existing and
planned streets and highways. The project includes and access will be provided by an extension of
Shasta View Drive between Rancho Road and Airport Road. This street link has been identified on the
City's General Plan as a future necessary street link since 1985.
4. Adequate public services exist or will be provided in accordance with the conditions of development
plan approval, to serve the proposed development; and the approval of the proposed development will
not result in a reduction of such public services to properties so as to be a detriment to public health,
safety, or welfare. Adequate public-service and utility capacity is available to accommodate the project
without adversely affecting overall service levels.
The proposed development, as conditioned, will not have a substantial adverse effect on surrounding
property or the permitted use thereof and will be compatible with the existing and planned land use
character of the surrounding area. The project site is surrounded by other developed and undeveloped
residential neighborhoods and properties. The project is consistent with applicable noise and safety
policies of the Redding Municipal Airport Comprehensive Land Use Plan (CLUP).
6. The improvements required and the manner of development adequately address all natural and
manmade hazards associated with the proposed development and the project site, including, but not
limited to, flood, fire, and slope hazards. The project completely avoids development on steep slopes
and within the Clover Creek floodplain, which are to be placed in open space. The project conditions
of approval apply access and General Plan fire -safety guidelines.
7. The proposed development carries out the intent of the Planned Development provisions by providing
a more efficient use of the land and an excellence of architecture andsite design greater than that which
could be achieved through the application of the base district regulations. The project provides a more
efficient use of land through provision of a range of lot sizes, minor deviations to lot width, area, and
setback standards to allow for greater streetscape enhancements and provision of open space and model
homes designed to fit small lots, while maintaining quality architectural features.
BE IT FURTHER RESOLVED, the City Council of the City of Redding hereby finds and declares that the
above Findings are in evidence and approves Tentative Subdivision Map S-7-03 subject to the conditions of
approval and Planned Development Plan PD -5-04.
BE IT FURTHER RESOLVED, by the City Council of the City of Redding that this resolution shall not
have the force and effect of law and shall not become effective unless and until Ordinance No. 2349,
approving the Development Agreement by and between the City of Redding and Shasta Ranch Development
Company, Inc., shall be introduced, adopted, and thereafter becomes legally effective pursuant to the terms
provided for in that ordinance.
Shastina Ranch, S-7-03 and PD -5-04 Page 4 of
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I HEREBY CERTIFY that the foregoing resolution was introduced, read, and adopted at a regular meeting
of the City Council on the 5`h day of July 2005, by the following vote:
AYES:
COUNCIL MEMBERS:
Dickerson, Murray, Pohlmeyer, Stegall, and Mathena
NOES:
COUNCIL MEMBERS:
None
ABSENT:
COUNCIL MEMBERS:
None
ABSTAIN:
COUNCIL MEMBERS:
None
Attest:
-&W, �' 8z44 -
CONNIE STROHMAYFdk, City Clerk
Shastina Ranch, S-7-03 and PD -5-04
JOJIN R. MATHENA, Mayor
Form Approved:
RICHARD A. DUVERNAY, City Attorney
Page 5 of 5
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SOURCE: GIS DIVISION
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DWG. NO: DATE PRODUCED:
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PROPOSED ZONING MAP
SHASTINA RANCH SUBDIVISION ITEM:
AND FACILITY PLAN AREA ATTACHMENT:
EIR-1-03, S-7-03, GPA -4-03 & RZ-8-03