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Meeting Date: June 12, 2001

Subject/Title: Discussion concerning the processing of tentative subdivision maps above the mid-range density allowed by the General Plan

Submitted by: Community Development, (Oshinsky/Leana)

Approved by: Jon Elam, City Manager

Staff is seeking direction from the City Council on a recent tentative subdivision map application that was filed with the City.

At some point during the past 1 ˝ years, the City Council directed the Planning Division to reject any new tentative map that came in that exceeded the mid-range density based upon the current land use designation for the property. 

In February, 2001, Matt Ellison submitted a tentative subdivision map to create 
18 single family lots on the 4.34 acres (4.15 du/ac.) he owns on the east side of Guthrie Lane across from the BUSD offices. Based upon the City Council’s previous directive, his application was rejected since it exceeded the mid-range density of 3 du/ac. by 5 lots.

After further discussions with Mr. Ellison and his architect, Ralph Strauss, a revised tentative map was submitted which included 15 single family lots and a 0.57-acre lot for a future office building. Although this revision reduced the number of residential lots by three, the reduction in residential acreage (due to the proposed office building) still resulted in a map exceeding the mid-range (e.g.- 15 lots on 3.77 acres yields a density of 3.97 du/ac.) by 4 lots.

Based upon the existing City Council directive, staff has no recourse other than to reject the revised application. 

Per the General Plan, density above mid range can be considered, subject to provision of significant community amenities. Prior to the existing Council directive, City staff would process applications that exceeded the mid-range only if such “amenities” were proposed by the applicant. The KB Homes and Ryder Homes projects off Walnut Blvd. are two recent projects that were processed in this manner.

This same procedure could be followed with the Ellison application, if the City Council so desires, but the previous directive would have to be changed. Over the past 1 ˝ years, several tentative map applications have been modified by applicants in order to adhere to the “mid-range” directive. If the City Council desires to change the current directive, staff could come back with a list of potential “community wide” benefits that this current applicant, and future applicants, could select from if they desired to exceed the mid-range density policy. 

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