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HomeMy WebLinkAbout7713 RESOLUTION NO. 7713 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING THE CONVERSION OF AGRICULTURAL LAND TO RESIDENTIAL LAND PURSUANT TO SECTION 4.40s OF THE REDLANDS GENERAL PLAN WHEREAS, by ballot initiative in 1997, Measure "U" was enacted by the residents of the City to amend the Redlands General Plan and establish comprehensive growth management principles to preserve, enhance and maintain the quality of life in the Redlands cominunity, and WHEREAS, applications have been filed with the City for Annexation No 94, Zone Change No 454, and Tentative Tract Map No 19942 (collectively, the Sam-Redlands Entitlements) (the "Project")' WHEREAS, the Project site currently contains active agricultural production, thus making the provisions of Measure "U" applicable to the Project, and WHEREAS, pursuant to Measure "U, the number of residential units allowed by the R-E density on the 11 97 net acres of the Project site would be 35 units, and WHEREAS, the purpose of the following analysis is to determine whether the increased density permitted by designating the property as R-I (Single Family Residential) which would allow approximately six units per gross acre, in contrast with R-E (Residential Estate) which would permit approximately three units per gross acre, would be consistent with the mandatory findings required by Measure "U," as Tentative Tract Map No 19942 (the "Tract Map"), proposes to design the subdivision at a density of only 2 85 units per gross acre, NOW, THEREFORE, be it resolved by the City Council of the City of Redlands as follows Section 1 In accordance with Section 4 40s of the Redlands General Plan, the City Council of the City of Redlands hereby approves the re-zoning of lands designated "Urban Reserve" in the Redlands General Plan (as of June 1, 1987) or in active agricultural production (as of November 3, 1986) to permit residential density greater than the Residential Estate (R-E) classification as the same existed as of June 1, 1987, based upon the following findings A There are substantial and overridina economic or social benefits to the City and its residents and taxvavers from the proposed density The subject site consists of 11 97 gross acres Utilizing the Residential-Estate PRD density guidelines' permitted 3 0 dwelling units per gross acre, the subject property would be permitted a density of 35 dwelling units Tentative Tract Map No 19942 proposes 34 dwelling units, thus, the actual density is less than permitted by the above Geneial Plan policy The design of the Project incorporates an extension of the Zanja Mill Creek trail system which will align with a portion of the trail proposed by the City, west of Wabash Avenue As part of that trail extension, the Tract Map incorporates a 1 59 open space lot with diought tolerant landscaping and shade trees, as a buffei along the northern side of Sylvan Boulevard 1 1\eel erk\Resolutlons\Res 7700-779917713_Reso Sec 4.40s Rezoning AG land to District with Density more than RE.doc Furthermore, the City's General Plan anticipated future residential development on the site, up to a density of 6 units per gross acre, by designating the property as Low Density Residential The proposed Tract Map, and the zoning district requested for pre-zoning, is consistent with the General Plan designation and would actually result in a density substantially lower than originally anticipated, through the design of 2 85 units per gross acre, rather than 6 units per gross acre The Project would accomplish the following objectives Provide a pleasing urban landscape that would enhance the aesthetic and visual quality of the area and provide recreational opportunities for residents ■ Provide employment opportunities for City residents near residential development in order to reduce miles traveled and air pollution ■ Provide an extension of the Zanja Mill Creek trail ■ Locate new development on a site that does not have a Wilhamson Act contract and/or is not reserved by the City for agricultural use ■ Expand the City economic base by increasing property and sales tax revenues ■ Transition the site to urban land uses that are economically feasible ■ Provide the infrastructure necessary to incet Project needs in an efficient and cost-effective manner ■ PIace an emphasis on corm-non open space rather than private open space in individual yards m order to bolster a sense of coininunty B The 1)rovosed density increase will not cause adverse einvironnental nnDacts either individually or cumulatively directly or indirectly The City's General Plan states in Guiding Policy 4 40s that land once m agricultural production on November 3, 1986 shall not be re-designated or rezoned to pernnt residential density greater than the Residential Estate (R-E) classification, unless the proposed density increase will not cause adverse environmental impacts, either individually or cumulatively, directly or indirectly Although the Single Family Residential (R-1) classification has a potential of a density increase, in this specific case such increased density will not occur because of the design of the Project, which would result in a density consistent with the Residential Estate classification In addition, an initial study has been prepared with forty one (41) mitigation measures that have been incorporated as Conditions of Approval, referencing technical studies prepared for the Project, to ensure the project will not have a significant impact on the environment, either individually or cumulatively, directly or indirectly C The brobosed densitv increase will not convert viable a:_3ricultural land to non- auicultural uses The proposed density increase would not convert viable agricultural land to non-agricultural uses The area surrounding the Project is becoming urbanized, urban development on all sides z 1 1cc1erk\Reso1utions\Rcs 7700 7799/7713 Reso Sec 4 40s Rezoning AG land to District with Density more than RE.doc Aerial photography indicates that the groves on the property have been increasingly removed since the 1980s, and less than half of the groves remain The existing groves represent a fragmented area of citrus, separated by urban development A mitigation measure, incorporated as a condition of approval on the Project, requires a total of 2 75 acres of prime agricultural land or conservation easement over 2 75 acres of prime agricultural land be acquired and permanently protected, based on a ratio of 0 5011 and a remaining citrus area on the property of 5 5 acres D The proposed density will not have a l7rowth-iiducm2 effect on other property The subject property is surrounded by urban development of similar or denser housing, and as such, there is little potential for growth on other surrounding properties without substantial removal of existing development and is essentially an in-fill parcel No growth- inducmg effects will occur as a result of the development of the property E The resultmiz use will be compatible with uses on adiacent land The subdivision proposes single family residential lots The Project site abuts single family residences to the north, east, south, and southwest As a similar use, the use of the land for single family residences will be compatible with the uses on adjacent land F The proposed density or height increase will not require substantial exi_mnsion of public infrastructure facilities or services The Project area is currently served by water, sewer, storm, drain, electrical, natural gas, and telephone infrastructure The Project would be required to extend some of the pipes to connect to the Project site, but would not require substantial expansion of public infrastructure The Project also would not require substantial additional fire protection, police protection, school, or library services The Project developer would be required to pay the appropriate development impact fees for transportation and infrastructure improvements, and the developer would be required to pay school, park, and library impact fees into the City's General Fund These developer impact fees represent the new development's fair share of planned facilities and are not intended to address any needed facilities required to serve existing development Therefore, the additional residential density alone would not require substantial expansion of public infrastructure, facilities or services Section 2 In accordance with Measure "U," this resolution has been adopted by a 4/5ths vote of the membership of the City Council 3 1 1ecicrk\Reso1utions\Res 7700 7799/7713 Reso Sec 4 40s Rezoning AG land to District with Density more than RL.doc ADOPTED, SIGNED AND APPROVED this 21 st day of March, 2017 Paul W Foster, Mayor ATTEST 4e Donaldson, City Clerk 4 1 lcclerkaesolutlons%Res 7700 779917713_Reso Sec 4.40s Rezoning AG land to District with Density more than RE.doe I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof held on the 21st day of March, 2017 by the following vote AYES Councilmembers Harrison, Gilbreath, Barich, Tejeda, Mayor Foster NOES None ABSENT None ABSTAIN None J nne Donaldson, City Clerk s 1 lcclerklResolutionslRes 7700-779917713_Reso Sec 4.40s Rezoning AG land to District with Density more than RE.doc