HomeMy WebLinkAboutReso 2009-036 - Highland Park Subdivision
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RESOLUTION NO. 2009 - 36
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
ADOPTING FINDINGS TO APPROVE TENTATIVE SUBDIVISION MAP
APPLICATION S-18-05 AND PLANNED DEVELOPMENT APPLICATION PD-9-05
FOR THE HIGHLAND PARK SUBDIVISION PROJECT
WHEREAS, on April 21, 2009, the City Council considered Environmental Impact Report EIR-3-06 and
its supporting documentation and the staff report and other information in the record for Tentative Subdivision
Map Application S-18-05 and Planned Development Application PD-9-05 for the Highland Park 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-18-05
and Planned Development Application PD-9-05.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FINDINGS
I. The project is within the scope of the project defined in Final Environmental Impact Report FEIR-3-06,
certified by the Redding City Council on April 21 , 2009, by Resolution 2009-35.
2. Changes or alterations have been required in or incorporated into the project which avoid or substantially
lessen the significant environmental effects identified in Final Environmental Impact Report FEIR-3-06.
3. The City Council adopts the Mitigation Monitoring and Reporting Program included in Final
Environmental Impact Report FEIR-3-06.
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:
I. 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
designations of "Residential, 3.5 to 6 dwelling units per acre"; "Residential, 6 to 10 dwelling units per
acre"; and "Residential, 10 to 20 dwelling units per acre." The project design furthers General Plan
Goals CDD2, CDD3, CDD5, CDD6, CDD9, CDDlO, CDDlI, CDDI2, CDDI6, CDDI7; NR3, NR5,
NR6, NR8, NR9, NRlO; N2; H4; T3, T5, T6, T8; R2, R4, R5, RIO, Rll; PFI, PF5, PFI5 as follows:
a. The project will provide a diverse mix of housing types within an aesthetic master planned
community 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, and integration of open space. (General Plan Goals CDD9, CDDl 0, CDD II, CDD 12)
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Highland Park, 5+18-05 and PD-9-05
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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 ofland.
(General Plan Goals CDDlO, CDDll)
c. The development will preserve approximately 33 acres, or 35 percent, ofthe total project land area
in public and private open space. This land encompasses areas for active recreation (public park),
passive recreation (public trail), and preservation of sensitive habitat (vernal pools). (General Plan
Goals CDD3, CDD5, CDDlO, NR3, NR5, NR6, NR8, NR9, NRI0, and R2)
d. 1mrnediaterecreation opportunities will be provided to residents through the dedication ofland and
the construction of a public neighborhood park and public trail system, in conjunction with
subdivision development. (General Plan Goals T8, R4, R5, RIO, Rll, PFI5)
e. The project design transfers residential density rights within the project boundaries to avoid
sensitive wetland habitat (approximately 0.4 acre). (General Plan Goals NR3, NR5, NR6, NR8,
NR9, and NRIO)
f. The subdivision design promotes pedestrianism through: (General Plan Goals CDD 1 0, CDD 16,
CDDl7, T5, T6, T8)
1. Provision of an eight-foot-wide pedestrianlbicycle path within a landscaped parkway along
Mission de Oro Drive.
11. Provision of sidewalks separated from the vehicle lanes by a landscaped parkway along the
majority of the internal streets.
iii. Provision oflandscaped sidewalk connections between internal streets and Hilltop Drive via
Mission de Oro Drive.
IV. Provision of connections between the internal street system and public parks (Vista Ridge
Park and the proposed six-acre public park).
v. Provision of connections between the internal street system and the citywide trail system.
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 gently
rolling and does not contain any geologic hazards. The majority of the steep-slope areas are being
avoided and placed in open space. Areas of jurisdictional waters are being avoided to the extent
Highland Park, 5-18-05 and PD-9-Q5
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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.
5. 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, FEIR -3-06, has been prepared for the project. The FEIR identifies feasible
mitigations that will reduce all potential effects on the environment, including fish and wildlife habitat
to a level ofless 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 ifit 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:
I. 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 designations of "Residential, 3.5 to 6 dwelling units per acre," "Residential, 6 to 10 dwelling units
per acre," and "Residential, 10 to 20 dwelling units per acre." The project design furthers General Plan
Goals CDD2, CDD3, CDD5, CDD6, CDD9, CDOlO, CDOlI, CD0l2, CD0l6, CD0l7; NR3, NR5,
NR6, NR8, NR9, NRlO; N2; H4; T3, T5, T6, T8; R4, R5, RIO, Rl1; PFI, PF5, PFI5, as further
described under the Tentative Map Findings above.
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 areas, 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 ofthe "PD" Planned Development District.
3, The site for the proposed development has adequate access considering the limitations of existing and
planned streets and highways. The project site has adequate public-street access by way of the various
interconnecting streets within the project site, which is accessible via six access points: Mission de Oro
Drive, Tanglewood Drive, Domain Way, Montcrest Drive, Rollingview Drive, and Reddington Drive,
in accordance with City standards.
Highland Park, 5-18-05 and PD-9-Q5
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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.
5. 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 residential
neighborhoods and properties. The project design proposes similar home designs, both in architecture
and size, to the abutting neighborhoods and, therefore, is compatible.
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 conditions of approval include measures to reduce
potential fire hazards and to ensure adequate emergency access and response. The site is not affected
by a regulatory floodplain. Additionally, the project avoids development on a majority of the steep
slopes, which are to be placed in open space. Conditions of approval also sufficiently address necessary
improvements and maintenance for the detention pond and dike on-site.
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 and site 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 homes
designed to fit small lots, while maintaining quality architectural features. The planned development
plan illustrates common amenities proposed for the development. A homeowners' association and
landscape maintenance district will be formed to own and maintain the common amenities, detention
pond, open-space areas, and all common road and utility facilities. Final site-development, architectural,
and landscape plans are subject to approval by the Development Services Director under a final plan-
review process.
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-18-05 subject to the conditions
of approval and Planned Development Plan PD-9-05.
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. 2433,
approving the Development Agreement by and between the City of Redding and Palomar Builders, Inc. and
MCG LP, shall be introduced, adopted, and, thereafter, becomes legally effective pursuant to the terms
provided for in that ordinance.
Highland Park, S-18-05 and PD-9-05
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I HEREBY CERTIFY that the foregoing resolution was introduced, read, and adopted at a regular meeting
ofthe City Council on the 21" day of April, 2009, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
Attest:
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Highland Park, 5-18-05 aOO PD-9-05
Dickerson, Jones, McArthur, Stegall, and Bosetti
None
None
None
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RICK BOSETTI, Mayor
Form Approved:
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RICHARD A. DUVERNAY ity Attorney
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