HomeMy WebLinkAbout8577RESOLUTION NO. 8577
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 9.01 ACRES LOCATED AT THE NORTHWEST
CORNER OF COLTON AVENUE AND WABASH AVENUE (APN: 0168-291-
02-0000).
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, Vanita Soni Puri (the "Applicant"), has filed applications for General Plan
Amendment No. 147, Specific Plan No. 66 (Madera at Citrus Trail Specific Plan), Tentative Tract
Map No. 20571 and Commission Review and Approval No. 965 for a 102-unit single family
residential development located at the northwest corner of Colton Avenue and Wabash Avenue
(APN: 0168-291-02-0000) (the "Project"); and
WHEREAS, the Project site 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 102-unit single
family residential development at a density of 11.3 units per acre, which exceeds the Residential
Estate (R-E) density of 3.0 units per acre; and
WHEREAS, on March 12, 2024, 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 March 12, 2024, the Planning Commission recommended approval of
the Project to the City Council; and
WHEREAS, notice of the City Council's public hearing for the Project was published in a
newspaper of general circulation by the City Clerk; and
WHEREAS, on May 7, 2024, 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, on May 7, 2024, the City Council adopted a Resolution approving and
adopting a Mitigated Negative Declaration for the proposed project including a Mitigation
Monitoring & Reporting Program in accordance with the applicable provisions of the California
Environmental Quality Act; 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. 66 which would allow
approximately 11.3 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.
The project site previously supported agricultural uses (citrus groves) in 1980's, however
the site does not currently support agricultural operations. The 2035 General Plan incorporated
potential impacts to agricultural resources into its respective analysis. The property is currently
designated as Low Density Residential (allowing up to six units per acre). The current zoning
designation is Single Family Residential (R-1) District. The existing designations anticipated the
conversion of the property from agriculture to non-agricultural uses, at a density higher than R-E
zoning district.
The additional 102 units on the 9.01-acre site, which produce an overall density of 11.3 units
per acre, 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 contribute approximately $1.5 million dollars in
fees the will go toward the development of affordable housing for the City of Redlands. As
demonstrated by the City's 2021-2029 Housing Element, there is a significant need for affordable
housing in the City. Further, the project will include common open space through pocket parks,
and enhance the public right-of-way, creating a more pedestrian friendly condition along sidewalks
and roadways and creating a "gateway" to the City of Redlands through enhance landscaping and
landscape features. These factors benefit the whole City of Redlands, and fill 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 102 new
housing units that will help the City meet its overall housing goals.
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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 fifteen 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 urbanized, with commercial, industrial
and residential development an all sides, and the project is an infill project. Aerial photographs
indicate that the agricultural uses in this area, including those on the subject property, have been
removed over time as citrus groves have become less economically viable. The California
Important Farmland Finder prepared by the California Department of Conservation does not
identify the project site as being located on prime farmland, unique farmland, or farmland of
Statewide Importance.5 The project site is not zoned for agricultural uses. The City of Redlands
General Plan does identify portions of the northeastern city for Agricultural and Open Space uses,
however, the project site is located away from any land zoned for agricultural uses. There would
be no conversion of farmlands to non-agricultural uses, and as a result no such impacts would
occur. Therefore, the increase in density 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 residential development to the west,
residential to the north, residential to the south, and industrial development to the east. The
development the adjacent properties with residential land use designations preceded the
construction of Redlands East Valley High School, which has further created a growth -inducing
effect on the area. As the surrounding area has already developed, 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 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
to the north, west and south of the site. Further, walls and landscaping near eastern perimeter of
the project form appropriate barriers and buffers from the industrial development to the east. The
development of Redlands East Valley High School further east changed the context of the area,
and the single-family residential use proposed by the project is a continuation of the surrounding
single-family residential uses. The project incorporates pedestrian facilities to accommodate safe
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routes to the nearby schools and sidewalks, and compliments the Orange Blossom Trail with design
features that enhance the nearby facility.
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 brought to the project from available
connections currently in place on Wabash Avenue. 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 4/5 vote
of the membership of the City Council.
Section 3. This Resolution shall become effective upon adoption.
ADOPTED, SIGNED AND APPROVED this 7th day of M
ATTEST:
nne Donaldson, City Clerk
Y,
ddie Tejeda, May
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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 7th day
of May, 2024, by the following vote:
AYES: Councilmembers Davis, Guzman -Lowery, Saucedo; Mayor Tejeda
NOES: None
ABSENT: Councilmember Barich
ABSTAINED: None
e Donaldson, City Clerk
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