HomeMy WebLinkAbout8531RESOLUTION NO. 8531
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 14.62 ACRES LOCATED AT THE NORTHEAST
CORNER OF INTERSTATE 210 AND PIONEER AVENUE AT 1160 WEST
PIONEER AVENUE (APN: 0167-061-01-0000 and 0167-061-03-0000).
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 community; and
WHEREAS, MLC Holdings, LLC, has filed applications for General Plan Amendment No.
145, Specific Plan No. 40 Amendment No. 49 (East Valley Corridor Specific Plan), Specific Plan
No. 64 Amendment No. 1 (Bergamot Specific Plan), Tentative Tract Map No. 20528 and
Commission Review and Approval No. 945 for a 117-lot single family residential development
located at the northeast corner of Interstate 210, and West Pioneer Avenue at 1160 West Pioneer
Avenue (APNs: 0167-061-01-0000 and 0167-061-03-0000) (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 involves the adoption of a new Specific Plan for a 117-lot single
family residential development at a density of 8.1 units per acre, which exceeds the Residential
Estate (R-E) density of 3.0 units per acre; and
WHEREAS on November 3, 2023, notice of the Planning Commission's public hearing for
the Project and related Project Entitlements was published in the Redlands Daily Facts and notices
were mailed to property owners within a 300 foot radius; and
WHEREAS, on November 14, 2023, the Planning Commission held a public hearing and
considered the staff report, oral report, the testimony, and the written evidence submitted by and
on behalf of the applicant and by members of the public; and
WHEREAS, on November 14, 2023, the Planning Commission recommended approval
of the Project to the City Council; and
WHEREAS, 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 December 19, 2023, 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
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WHEREAS, the purpose of the following analysis is to determine whether the increased
density permitted by designating the property as Specific Plan No. 64 which would allow
approximately 8.1 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 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 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 (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. 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 2009, the conversion of the site to development would be
consistent with the EVCSP's intent.
The additional 117 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. 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, and a public open space for
gathering, recreation and socialization of residents of the whole City of Redlands, filling a
recognized public need.
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 117 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 thirteen 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.
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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 north and south and the existing Citrus Valley High School to the east. 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 8.1 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 property is surrounded by urban development with a freeway and commercial
development to the west, high school to the east, residential to the north and southeast, as well as
commercially designated property to the south and west. The development of this property as well
as those of the adjacent properties with residential land use designations was anticipated when
Citrus High School was proposed in 2004 and in 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
proposed land use designation of Medium Density Residential and the development of this
property on its own would not be considered to contribute to growth -inducing effects on adjacent
properties. 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 current residential development
in the Bergamot Specific Plan area to the north, 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, sidewalks and an extension of the Santa Ana River Trail on
the west side of the property.
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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 and water service will be extended to the project from Texas Street
with the development to the north and located adjacent to the project site. The existing water
treatment facilities within the City, are capable of serving the proposed project and not 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 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 membership of the City Council.
Section 3. This Resolution shall become effective upon adoption.
ADOPTED, SIGNED AND APPROVED this 19th day of
ATTEST:
e Donaldson, City Clerk
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Eddie Tejeda, Mayor
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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 19th
day of December, 2023, by the following vote:
AYES: Councilmerbers Barich, Davis, Guzman -Lowery, Saucedo; Mayor Tejeda
NOES: None
ABSENT: None
ABSTAINED: None
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e Donaldson, City Clerk
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