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HomeMy WebLinkAbout8099 RESOLUTION NO 8099 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING THE REDESIGNATION OF LAND PRESENTLY IN AGRICULTURAL PRODUCTION TO A RESIDENTIAL LAND USE PURSUANT TO SECTION 4 40s OF THE REDLANDS GENERAL PLAN FOR PROPERTY LOCATED ON THE NORTH SIDE OF SAN BERNARDINO AVENUE, SOUTH SIDE OF PIONEER AVENUE, AND WEST SIDE OF TEXAS STREET PURSUANT TO MEASURE "U" WHEREAS, in 1997, Measure "U," a voter-approved initiative ordinance, amended the Redlands General Plan to establish comprehensive growth management principles to preserve, enhance and maintain the quality of life m the Redlands community, and WHEREAS, Griffin Residential, LLC ("Applicant") has filed applications for General Plan Amendment No 141, Specific Plan No 40 Amendment No 45 (East Valley Corridor Specific Plan), Specific Plan No 62, and Tentative Tract Map No 20257 for a 207-lot single family residential development located on the north side of San Bernardino Avenue, south side of Pioneer Avenue, and west side of Texas Street (APNs 0167-091-02-0000, 0167-091-04-0000, 0167-091-05-0000, and 0167-091-08-0000) (the "Project"), and WHEREAS, the Project site currently contained active agricultural production on June 1, 1987, thus making the provisions of Measure "U" applicable to the Project, and WHEREAS, the Project mvolves the adoption of a new Specific Plan for a 207-lot single family residential development at a density of 5 7 units per acre, which exceeds the Residential Estate (R-E) density of 3 0 units per acre, and WHEREAS, on May 1, 2020, notice of the Planning Commission's public hearing for the Project was published in the Redlands Daily Facts, and WHEREAS, on May 12, 2020, the Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or in opposition to, the Project, and at which the Planning Commission considered the Project, and WHEREAS, on May 12, 2020, the Planning Commission recommended to the City Council that Project be approved, and WHEREAS on June 5, 2020, notice of the City Council's public hearing for the Amendment was published in the Redlands Daily Facts by the City Clerk, and WHEREAS, on June 16, 2020, the City Council held a public hearing and considered the staff written and oral reports, the recommendation of the Planning Commission, the testimony and written evidence submitted by and on behalf of the Applicant, and testimony by members of the public, and WHEREAS, the purpose of the following analysis is to determine whether the increased density permitted by designating the property as Specific Plan No 62 which would allow 1 1 1Resolutions\Res 8000 8099\8099 Gnffin Residential Measure U Agricultural.docx approximately 5 7 units per gross acre would be consistent with the mandatory findings required by Measure "U," 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 m 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 overriding economic or social benefits to the City and its residents and taxpayers from the proposed density. Under the existing zoning designation, the East Valley Corridor Specific Plan contains goals and policies aimed at preserving agricultural uses within the East Valley Corridor as long as this type of land use remains realistic and financially feasible As continued agricultural production on the site has been determined to be infeasible in the long term, through the removal of the remaining citrus groves in 2018, the conversion of the site to development would be consistent with the EVCSP's intent The additional 207 units would substantially add to the tax revenue accruing to the City that helps fund infrastructure and public services, which is a direct economic benefit to the City, particularly because the project would connect to existing infrastructure in the project area and would significantly improve the infrastructure through street widening, new curbs, gutters and sidewalks, roadway striping, a non-potable water line, and new street lights As part of the project, the developer will also pay development impact fees for transportation and other infrastructure, as well as police, fire, parks and open space, and for the library From a social benefit standpoint, the project will include common open space through numerous pocket parks, a paseo, and a large central park for gathering, recreation and socialization of project residents and the increase density benefits additional persons than would occur if only 111 single family homes were built In addition, the construction of new homes on small lots provides to the variety of housing types and affordability levels in the City of Redlands, which is consistent with the policies contained within the City's General Plan B The proposed density increase will not cause adverse environmental impacts, either individually or cumulatively, directly or indirectly The project has been analyzed through the drafting of an Initial Study/Mitigated Negative Declaration, with fourteen (14) mitigation measures that have been incorporated as conditions of 2 i\Resolutions\Res 8000 8099\8099 Gnffin Residential Measure U Agncultural.docx 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 proposed density increase will not convert viable agricultural land to non- agricultural uses The proposed density increase would not convert viable agricultural land to non- agricultural uses The area surroundmg the project site is becoming urbanized, with development to the north and east, an approved Concept Plan for commercial development to the south, and commercial zoned property located to the west Aerial photograph indicates that the agricultural uses, which once utilized this area of the City, have been removed over time as citrus groves have become less economically viable The IS/MND, Section II (regarding Agriculture and Forestry Resources), discusses that the loss of prime farmland at the site was evaluated m the 2035 General Plan Environmental Impact Report ("EIR") in the larger context of the General Plan This specific site is one of many locations identified in the General PIan EIR as having prime farmland and farmland of statewide importance that has a land use designation that would convert the property to non-agricultural use The City adopted findings and a Statement of Overriding Considerations for the General Plan EIR In addition, the conversion of this agricultural site was anticipated by the Environmental Impact Report (EIR) prepared for the East Valley Comdor Specific Plan, which evaluated the impacts to Agriculture and adopted a Statement of Overriding Consideration, as well Therefore, the increase m density from 3 0 units per acre to 5 7 units per acre will not convert viable agricultural lands to non-agricultural uses D The proposed density will not have a growth-inducing effect on other property The subject property abuts an area of designated in the City's General Plan as Low Density Residential, with the same 0-6 unit per acre density, to the east and would be considered a continuation of this same designation The property is surrounded by urban development with a high school to the north, developed residential as well as open space and commercially designated property to the east, and commercially designated property to the south and west As such, the density increase is not expected to have any growth-inducing effect on other property, as there are no residentially designated properties adjacent to the project site that have not already been developed E The resulting use will be compatible with uses on adjacent land The project has been designed to be compatible with the existing residential uses to the east, the high school to the north, and the commercial area, through the use of landscaped buffers, attractive decorative screen walls, and a focus on pedestnan connectivity The development of Citrus Valley High School within a commercially zoned area changed the context of the area, and residential uses adjacent to the high school would be a compatible use The design of the project as a small-lot subdivision provides a more urbanized character over traditional single-family residential development, in a way that can serve as a transition 3 11Resolutions\Res 8000 8099/8099 Griffin Residential Measure U Agricultural.docx between the traditional single family developments to the east and northeast, and commercial developments to the south and west F The proposed density or height increase will not require substantial expansion of public infrastructure, facilities or services The project is located adjacent to existing development and would connect and enhance the existing infrastructure in the area and would not require substantial infrastructure improvements to accommodate project demands This area is currently served by water, sewer, electrical, gas and telephone infrastructure The developer would be required to pay the appropriate development impact fees for transportation and infrastructure improvements as well as school fees, and development impact fees for public safety, parks and open spaces and the library 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 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 total membership of the City Council Section 3 This Resolution shall become effective upon adoption ADOPTED, SIGNED AND APPROVED this 16t day of June, 2020 ATTEST aul W Foster, Mayor e Donaldson, City Clerk 4 I\Resolutions\Res 8000 8099\8099 Griffin Residential Measure U Agncultural.doex I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregomg Resolution was duly adopted by the City Council at a regular meetmg thereof, held on the 16th day of June, 2020, by the following vote AYES Councilmembers Tejeda, Momberger, Davis, Mayor Foster NOES Councilmember Barich ABSTAIN None ABSENT None AC-PX4,06."J Je onaldson, City Clerk 5 1.1Resolutions\Res 8000-8099\8099 Griffin Residential Measure U Agricultural.docx