HomeMy WebLinkAbout8252RESOLUTION NO 8252
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 FOR PROPERTY LOCATED ON THE EAST SIDE OF
INTERSTATE 210 AND THE NORTH SIDE OF DOMESTIC AVENUE (APNs
0167-031-02-0000, 0167-031-03-0000, 0167-031-04-0000, 0167-031-05-0000,
0167-031-06-0000, 0167-031-07-0000, AND 0167-031-16-0000)
WHEREAS, MLC Holdings, LLC ("Applicant") has filed applications for Amendment No
46 to the East Valley Corridor Specific Plan (Specific Plan 40), Specific Plan No 64, Tentative
Tract Map No 20336, and Commission Review and Approval No 992 for a 317 lot single-family
residential development on properties located generally on the east side of Interstate 210 and the
north side of Domestic Avenue, and approximately 625 feet west of Texas Street, consisting of
county of San Bernardino Assessor Parcel Nos. 0167-031-02-0000, 0167-031-03-0000, 0167-031-
04-0000, 0167-031-05-0000, 0167-031-06-0000, 0167-031-07-0000, and 0167-031-16-0000
(collectively, the "Project"), and
WHEREAS, in 1997, Measure "U," a voter -approved initiative ordinance, amended the
Redlands General Plan and establish comprehensive growth management principles to preserve,
enhance and maintain the quality of life in the Redlands community; and
WHEREAS, section 4 40s of Measure "U" specifically provides that: "No land
undeveloped as of March 1, 1997 and designated in whole or in part as "Urban Reserve" or "Urban
Reserve" (Agricultural)" in the Redlands general plan in effect as of June 1, 1987, and/or any land
parcel that was in active agricultural production on November 3, 1986 regardless of zoning, shall
be re -designated or rezoned to permit residential density greater than the Estate Residential (R-E)
classification, as the same existed on June 1, 1987, in the Redlands City Zoning Ordinance, unless
the following mandatory findings are made and the re -designation or rezoning is approved by four -
fifths (4/5) vote of the total authorized membership of the City Council.
1 There are substantial and overriding economic or social benefits to the City and its
residents and taxpayers from the proposed density increase;
2 The proposed density increase will not cause adverse environmental impacts, either
individually or cumulatively, directly or indirectly;
3 The proposed density increase will not convert viable agricultural land to non-
agricultural uses,
4 The proposed density increase will not have a growth -inducing effect on other property;
5 The resulting use will be compatible with uses on adjacent land, and
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6 The proposed density increase will not require substantial expansion of public
infrastructure, facilities or services."
WHEREAS, the Project site contained citrus groves and active agricultural production on
June 1, 1987, thus making the provisions of Measure "U" applicable to the Project; and
WHEREAS, the Project involves the adoption of new Specific Plan No 64 for a 317 lot
single-family residential development at a density of 5 4 units per acre, which exceeds the Estate
Residential (R-E) density of 3 0 units per acre; and
WHEREAS, on August 10, 2021, the Planning Commission held a 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, the City Council held a public hearing on September 21, 2021, at which
interested persons had the opportunity to provide verbal and written testimony for the Project;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
REDLANDS AS FOLLOWS
Section 1. In accordance with Measure "U," 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 a
residential density greater than the Estate Residential (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 INCREASED DENSITY FOR THE PROJECT SITE.
The East Valley Corridor Specific Plan ("EVCSP") 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. Because continued agricultural production on the
site has been determined to be infeasible for the long term, the conversion of the site to
residential development would be consistent with the EVCSP's intent, as well as the site's
current Low Density General Plan designation, which specifies densities higher than those
allowed by the Estate Residential (R-E) zoning designation.
The additional 317 units would substantially add to the tax revenue accruing to the City
which funds infrastructure improvements and public services, which are direct economic
benefits to the City As part of the Project, the developer will also pay development impact
fees for transportation and other infrastructure, as well as police, fire, and for the library
From a social benefit standpoint, the Project will include common open space through
pocket parks, a paseo, and a public sports park for gathering, recreation and socialization
of residents of the whole City, filling a recognized public need.
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In addition, the construction of new homes on small lots provides a variety of housing
types and affordability levels in the City of Redlands, which is consistent with the policies
contained within the City's current 2035 General Plan and will contribute an additional 317
new housing units that will help the City meet its overall housing goals.
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 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 PROPOSED DENSITY INCREASE WILL NOT CONVERT VIABLE
AGRICULTURAL LAND TO NONAGRICULTURAL USES
The proposed density increase would not convert viable agricultural land to non-
agricultural uses. The area surrounding the Project site is becoming urbanized, with
development to the east and south and the existing Citrus Valley High School to the south.
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, discusses Agriculture and Forestry Resources, and how the loss of farmland
at the site was evaluated in 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 Plan EIR as having prime farmland 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 EVCSP, which evaluated the impacts to Agriculture and adopted a Statement of
Overriding Consideration, as well. Therefore, the increase in density from 3 0 units per
acre to 5 4 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 Project 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. It is anticipated that this adjacent property will build
out with similar density The City's General Plan designates this property as low density
residential which accommodates densities higher than what is allowed by the R-E zoning
designation. The development of this property as well as those of the adjacent properties
with residential land use designations was anticipated by the City's most recent General
Plan update. While the adjacent parcels may develop in the future, the proposed Project's
density is consistent with its land use designation and the development of this property on
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its own would not be considered to contribute to growth -inducing effects on adjacent
properties
E THE RESULTING USE WILL BE COMPATIBLE WITH USES ON ADJACENT
LAND
The Project has been designed to be compatible with the anticipated future development of
the adjacent vacant parcels as well as the Citrus Valley High school located to the south
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 Project incorporates pedestrian facilities to accommodate safe routes
to the nearby high school by providing a Class 3 bike trail, sidewalks and an enhanced
cross walk at the corner of Domestic Avenue and Texas Street
F THE PROPOSED DENSITY OR HEIGHT INCREASE WILL NOT REQUIRE
SUBSTANTIAL EXPANSION OF PUBLIC INFRASTRUCTURE, FACILITIES OR
SERVICES
The Project would connect and enhance the existing infrastructure in the area and would
not require substantial infrastructure improvements to water and sewer service to
accommodate Project demands Sewer service is located adjacent to the Project area and
water service will be extended to the Project from Texas Street The existing water
treatment facilities within the City are capable of serving the proposed Project, and no
substantial expansion would be required 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 space,
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
existmg 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 membership of the City Council
Section 3 This Resolution shall become effective upon adoption
ADOPTED, SIGNED AND APPROVED this 5th ay of Octobe , 2021
Paul T Banch, Mayor
ATTEST
nne Donaldson, City Clerk
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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 5th day
of October, 2021
AYES Councilmembers Foster, Tejeda, Davis, Guzman -Lowry, Mayor Banch
NOES None
ABSENT None
ABSTAINED None
anne Donaldson, City Clerk
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