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HomeMy WebLinkAbout7886RESOLUTION NO 7886 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING ONE-YEAR EXTENSIONS TO THE EXPIRATION DATES FOR CONDITIONAL USE PERMIT NO 945 AND TENTATIVE PARCEL MAP NO 19060, TO DEVELOP A 256,614 SQUARE -FOOT SHOPPING CENTER INCLUDING A WALMART STORE LOCATED AT THE SOUTHEAST CORNER OF SAN BERNARDINO AVENUE AND TENNESSEE STREET, AND RESCINDING RESOLUTION NO 7738 WHEREAS, WALMART STORES, INC, has subiritted an application for a one-year extension of time for Conditional Use Permit No 945 and Tentative Parcel Map No 19060 to subdivide 45 acres into eleven (11) parcels and one lettered lot for a proposed 256,614 square --foot retail and commercial center located on the southeast corner of San Bernardino Avenue and Tennessee Street in the East Valley Corridor Specific Plan, Concept Plan No 4, and WHEREAS, the Redlands Municipal Code provides for the extensions of expiration dates of tentative subdivision maps and conditional use permits in accordance with Redlands Municipal Code Sections 17 07 120 and 18 192 090, respectively, and WHEREAS, the applicant intends to develop the project, and requests the extension to allow additional time to resolve engineering and civil permitting issues, as well as obtain an encroachment permit from the California Department of Transportation for roadway and infrastructure improvements, and WHEREAS, on October 16, 2012, the City Council held a public hearing, certified the project Environmental Impact Report, adopted Resolution No 7194 approving Conditional Use Permit No 945, and adopted Resolution No 7198 approving Tentative Parcel Map No 19060, and WHEREAS, on July 17, 2018, the City Council held a hearing and considered the staffreport, oral report, the testimony and the written evidence submitted by and on behalf of the applicant and by members of the public, and WHEREAS, Public Resources Code § 15162(a) provides that a subsequent Enviroiunental Impact Report is not required if a project meets all criteria contained in Public Resources Code §15162(x), and the proposed extension meets all criteria and therefore requires no additional environmental analysis, and WHEREAS, following the hearing for the extension of time for Conditional Use Permit No 945 and Tentative Parcel Map No 19060, the City Council determined that approval ofthe requested one-year extension of tine is in the best interests of the public health, safety and general welfare NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS 11Resolutionsaes 7800 7899/7886 Council Reso Walmart EOT doe SECTION 1 CALIFORNIA ENVIRONMENTAL QUALITY ACT The proposed one-year extension of time meets all criteria contained in Public Resources Code §I5162(a), and the proposed extension of tune does not require additional environmental analysis, based on the following findings a) The proposed Extension of Time would not result in new significant environinental effects or a substantial increase in the severity of previously identified effects because the project has not changed and remains within the scope of the environinental analysis and Mitigation Monitoring Program adopted for the project, b) No substantial changes ,have occurred with respect to the circumstances under which the project will be undertaken because the project would be constructed in accordance with the Mitigation Monitoring/Reporting Program adopted for the project, and, c) There is no new information of substantial importance with respect to the project's environmental consequences that was not known at the time the previous Final Environmental Impact Report (FEIR) was adopted as no new information of substantial importance has come to light since certification of the FEIR SECTION 2 FINDINGS FOR TENTATIVE MAP EXTENSION The proposed one-year extension of time for Tentative Parcel Map No 19060 is hereby approved based upon the following findings 1 The proposed map is consistent with the City's General Plan, applicable Specific Plans, and Municipal Code 2 The site is physically suitable for the type of development 3 The site is physically suitable for the proposed density of development 4 The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably mjure fish or wildlife or their habitat The design of the subdivision or type of improvements is not likely to cause serious public health problems 6 The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision 7 That pursuant to California Government Code Section 66474 4, of the Subdivision Map Act the land is not subject to a contract entered into pursuant to the California Land Conservation Act of 1965 S The applicant will pay all applicable impact fees in effect at the time of future permit issuance, and the proposed extension of trine will not impact or have any effect on applicable development fees which may have increased since the date of the approval or conditional approval of the tentative map 2 I 1Resoiutions\Rcs 7800 7899/7886 Council Reso Walmart EOT doe SECTION 3. CONDITIONAL USE PERMIT EXTENSION The proposed one-year extension of tune for Conditional Use Permit No 945 is hereby approved in accordance with Redlands Municipal Code Section 18 192 090, the conditions of approval, and based upon the following findings A THE PROJECT WILL NOT ADVERSELY AFFECT THE APPLICABLE LAND USE PLANS OF THE CITY The Project will not adversely affect the applicable land use plans of the City because the Project is consistent and in full compliance with the goals and policies contained in the Redlands General Plan, and is consistent and in full compliance with the goals and polices and development standards of the EVCSP and Concept Plan No 4 The Project entails the development of a retail and coirunercial center on 32 97 acres The General Plan land use designation for the site on which the Project will be constructed is "Commercial," which is intended for a variety of commercial activities ranging from shopping centers to business parks The Project site is within the EVCSP, which was adopted by the City Council to implement the General Plan policies for this area of the City The EVCSP is consistent with the Land Use Element of the Redlands General Plan As such, the Project will not adversely affect the applicable land use plans of the City B THE PROJECT WILL NOT BE DETRIMENTAL TO THE PUBLIC HEALTH, SAFETY AND WELFARE The Project is conditioned so as to not be detrimental to the public health, safety and welfare An Envrrom-rental Impact Report ("EIR") was prepared for the Project, pursuant to the California Environmental Quality Act, and all identified Project -direct unpacts are mitigated to a level of less than significance, and all mitigation measures have been incorporated into the Project's conditions of approval Although cumulative Project impacts relative to regional air quality and future traffic conditions cannot be mitigated, and are considered s>gruficant and unavoidable, all feasible instigation measures have been applied to reduce the cumulative effects as best as possible The ETR contains initigation measures addressing construction activities that will sufficiently ensure that the construction will not endanger, jeopardize or otherwise constitute a menace to the public convenience, health, interest, safety, or the general welfare of persons residing or working in the vicinity of the Project The Project is designed in a manner that will not be detrimental to the public health, safety and welfare nor the adjacent residential property uses to the east, because the Project does not connect the new segment of Pennsylvania Avenue to the existing terminus of Pennsylvania Avenue thereby avoiding traffic through residential neighborhoods, and incorporates a substantial landscape buffer, large setbacks and a future office development between the adjacent residences to the east and the Project Segregating the Project from the residences to the east with these design features will avoid any potentially conflicts with one another The Project has been configured in a way that nLnim»es impacts generated by the proximity of a commercial development with the adjacent residences to the east All structures and associated amenities will meet the City's Building Code requirements C THE PROJECT COMPLIES TO THE MAXIMUM EXTENT FEASIBLE WITH 3 I 1Resolutions\Res 7800 7899/7886 Council Resp Walinart EOT doc THE REGULATIONS OF THE CITY'S GENERAL PLAN, THE APPLICABLE ZONING DISTRICT AND THE CITY'S DEVELOPMENT STANDARDS The Project complies to the maximum extent feasible with the regulations ofthe City's General Plan The City's General Plan includes the following Guiding and Implementation Policies regarding commercial development in the East Valley Corridor (a) Guiding Policy 4 62g "Promote high quality development in the East Valley Corridor by protecting and enhancing existing amenities in the area, creating an identifiable comimunnty character, and adopting development standards and guidelines to ensure aesthetically pleasing design and maximum land use compatibility " The Project site is located within Concept Plan No 4 which has been developed to implement this General Plan Policy by creating a plan that provides for a i fixture of retail, commercial and administrative professional uses which optimize the quality of development while being sensitive to surrounding properties The Project is consistent with the requirements of Concept Plan No 4, and implements this General Plan Policy by designing an attractive retail and commercial center that provides maximum land use compatibility, and creates through architecture and landscaping an aesthetically pleasing portal into the City from the 210 Freeway The rune (9) outparcels will place the buildings along San Bernardino Avenue and Tennessee Street, and provide high visibility for retailers and restaurants near the 210 Freeway The Project seeks to attract high-quality tenants that will serve the growing needs of the existing neighborhoods and households moving to the area (b) Implementing Policy 4 621 "Maximize generation of employment opportunities in a region, which has a significant imbalance of housing versus employment opportunities " The Project will create approximately 206 new jobs, which includes the creation of 85 new jobs at the new Walmart store and approximately 121 new jobs from Parcels 1 to 9 In addition, 230 of the existing jobs at the Wahnart store on Redlands Boulevard would be moved to the proposed new Wahmart store located within the Project Construction jobs would also be generated by the Project which will generate short-term employment opportunities (c) Implementing Policy 4 62m "Facilitate location in the project area of a wide range of commercial uses to serve the region, local industry, and residential neighborhoods " The Project will contain a wide range of coiimercial uses consisting of general merchandise, groceries, retail, restaurants, specialty commercial, automotive tire and lube service, automotive fueling, and garden and landscaping supplies which will serve the surrounding residential neighborhoods, as well as a 3 to 6 mile trade area (d) Implementing Policy 4 62ee "Encourage effective use of landscaping within the East Valley Corridor " The Project provides an attractive landscape design that covers 7 25 acres of the 32 97 acre project site, this equates to 22% coverage The Project's landscape plan includes the planting of 1,065 trees that will substantially add to the City's urban forest, and create an attractive northern gateway 4 1 1Resolutionsl11es 7800 7899/7886 Council Reso Waimart EOT doe into the City from the 210 Freeway {e) Guiding Policy 4 62ff "Ensure compatibility between adjacent land use types within the Corridor area " Section EV4 0225 of the EVCSP and Concept Plan No 4 contains development and compatibility standards that ensure an orderly transition from commercial uses to adjacent residential uses The Project has been configured in a way that ensures an orderly transition and minimizes impacts by the proximity of commercial uses of the Project to the adjacent residential uses to the east through the use of significant setbacks, a substantial landscape buffer along Karon Street and a future office development between the Project and the residences By implementing the street design in Concept Plan No 4, which does not connect the new segment of Pennsylvania Avenue with the existing terminus, vehicles trips generated by the commercial uses will not impacts the residential neighborhoods to the east Impacts relating to light and glare, noise, and air quality impacts will also be limited by orienting the Project to the west and providing a substantial setback from the adjacent residences to the cast Further, a sound wall and landscaping buffer along Karon Street will shield residential uses from any noise impacts Restaurant uses with drive through service have been placed furthest away along Tennessee Street and San Bernardino Avenue where they will have better access and visibility and generate less noise and traffic impacts to the east of the site where the residences are located (f) Guiding Policy 9 Os "Require mitigation to ensure that indoor noise levels for residential living spaces not exceed 45 dB LDN/CNEL due to the combined effect of all exterior noise sources " A noise study was prepared for the project which evaluated potential impacts from increases in exterior and interior ambient noise levels caused by permanent and temporary sources across property within the vicinity The noise study determined that the project may temporarily impact interior noise levels of the existing residences to the east and southeast Mitigation to require noise attenuation measures during construction activities was shown to reduce potential impacts to a less than significant level and would not exceed the 45 dB LDN/CNEL standard established in the Redlands General Plan Noise Element (g) Guiding Policy II Oa "Promote a climate conducive to economic growth and rejuvenation to enhance employment and investment opportunities without sacrificing environmental standards " Through implementation of the Project, the City will receive several tangible assets, not the least of which are the creation of job opportunities and the increases in property and sales tax values over the current vacant land Compliance with Zoning District The Project site is designated as General Commercial District in Concept Plan No 4 with an underlying EVCSP designation of Special Development District The Special Development District 5 11ResolutionARes 7800-7899\7886 Council Resp Walmart EOT doc provides an alternative, more flexible site planning process which encourages creative and imaginative plannu-ig of retail, coinimercial, restaurant, admiiustrativelprofessional, or a mixture of such uses, within the framework of a single cohesive Concept Plan In addition, the EVCSP states that "where determined to be appropriate, a special buffer area shall be established adjacent to existing single family residential homes which abut the Special Development District, in order to ensure a logical transition of uses " The Project is designed to meet all required development standards of Concept Plan No 4 and the EVCSP, including a substantial buffer and transition with the adjacent residential uses to the east through the use of significant setbacks, a substantial landscape buffer and sound wall along Karon Street and a future office development transition between the Project and the residences D That the proposed development is appropriate at the proposed location Land uses surrounding the Project include single family residential uses to the east and southeast, the 210 Freeway and San Bernardino Avenue Interchange the west with Citrus Plaza Shopping Center beyond, and vacant land to the north and south that are designated Special Development District in the EVCSP and planned for future commercial development The Project represents a key site within the EVCSP area due to its proximity to the 210 Freeway and San Bernardino Avenue Interchange, and as such has the unique ability to create a highly accessible and visible development witlun contiguous property boundaries without the limitations imposed by property ownership patterns and existing street systems seen throughout most of the EVCSP area The Project creates a fully integrated development of commercial uses on the Redlands Crossing site, rather than development of less desirable fragmented land uses spread out over several locations This site is more than adequate to accommodate the 256,614 square foot commercial floor area on 32 97 acres, and associated improvements required by the EVCSP, including parking, landscaping, and off-site improvements The Project is appropriate at the proposed location as it has a unique freeway -oriented location that will attract a large market area, and forams an adequate and well planned transition from surrounding residential uses to the east and the 210 Freeway SECTION 4. EXPIRATION DATE The new expiration date for Conditional Use Permit No 945 and Tentative Parcel Map No 19060 shall be October 16, 2019 The project shall remain subject to all original conditions of approval contained in City Council Resolution Nos 7194 and 7198 6 I 1Resolutions\Res 7800 7899/7885 - Council Reso Walmart EOT doe SECTION 5 EFFECTIVE DATE Tlus Resolution shall become effective upon adoption ADOPTED, SIGNED AND APPROVED thus 17th day of July, 2018 ATTEST nne Donaldson, City Clerk 7 1 1Resolutionsu2es 7800-789917886 Council Reso Walmart EOT doc I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof, held on the 17f day of July, 2018, by the following vote AYES Tejeda, Momberger, James, Mayor Foster NOES None ABSTAIN None ABSENT Councilmember Banch Je onaldson, City Clerk