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HomeMy WebLinkAbout6800_CCv0001.pdf RESOLUTION NO. 6800 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING THE SOCIO-ECONOMIC COST/BENEFIT STUDY FOR THE REDLANDS COMMONS PROJECT WHEREAS, the Planning Commission has adopted its Resolution No, 1170 recommending to the City Council approval of the Socio-Economic/Cost Benefit Study for the Redlands Commons Project; and WHEREAS, a certified copy of Resolution No. 1170 and related materials adopted by the Planning Commission have been forwarded to this City Council; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS: SECTION 1. The City Council of the City of Redlands hereby approves the Socio- Economic Cost/Benefit Study for the Redlands Commons Development Project (the "Project") based upon the following findings: A. THE PROJECT WILL NOT CREATE UNMITIGATED PHYSICAL BLIGHT WITHIN THE CITY OR OVERBURDEN PUBLIC SERVICES, INCLUDING WITHOUT LIMITATION THE SUFFICIENCY OF POLICE AND FIRE PROTECTION, The Project will not create unmitigated physical blight within the City or overburden public services, including without limitation police and fire protection. The Project includes a retail-commercial component, an office component, a residential component, utility and circulation infrastructure improvements, physical amenities, site development amenities, signage and lighting. The Project will be developed on a "keystone" site within the East Valley Corridor Specific Plan ("EVCSP") because of its location along San Bernardino Avenue and proximity to I-210. As such, the Project has the unique ability to create a highly accessible and visible development within contiguous property boundaries without the limitations imposed by property ownership patterns and existing street systems seen throughout much of the EVCSP area. The Project would help establish the development as an important ,gateway into the East Valley Corridor. Also, the Project would provide a well-planned community to attract major businesses to the area in order to provide a job base for the East Valley Corridor and strengthen the local economy, while ensuring high-quality development through design guidelines and standards. To this end, the Project will locate new commercial, retail, restaurant, office, and neighborhood services uses along a major arterial and in close proximity to a freeway exit/entrance, and will facilitate a logical and orderly development of the City. The Project will not create physical blight. The Project's design enhances community connectivity, provides artwork and fountains, and increases pedestrian and vehicular connections between the Project site and the surrounding community, including to the new Citrus Valley High School on the north side of Pioneer. The Project does not conflict with the predominant L',,ccicrklResolu#ionsAcs 6800-6879+.6800 SECB Redlands Commons January 6,2009.dac I uses present in the surrounding areas, and provides a development with amenities that blend in with the surrounding community through the use of architectural features (e.g., scale, massing), open space and landscaping. Although the Project does not require significant regional public infrastructure upgrades for any utility or service, the Project developer will make improvements to facilitate implementation of the Project. These improvements include the widening of roads and signalization of appropriate intersections. The Project developer will also pay transportation impact fees to the City as its fair share of cost of improvements to the roadway system. Additionally, the Project is located in an area that includes existing residential and commercial uses that are served by existing utility and roadway infrastructure. The Project would upgrade water, sewer, and storm drain infrastructure and provide connections to existing City and County infrastructure. Utilities will be placed underground. The Project developer is required to fund the fair share allocation of any necessary public infrastructure associated with development of the Project. The residential units to be developed within the Project site will be moderately priced and will provide increased property tax revenues to the City. The Project will generate over 100 new long-term employment positions in the City. The anticipated jobs include office workers, sales clerks, maintenance personnel, restaurant personnel, management positions and business ownerships. The Project also provides the City with increased property and sales taxes. As determined in the Socio-Economic Cost/Benefit Study, annually, the commercial portion of the Project will provide approximately $276,887 in revenue and approximately $66,374 in cost and have a positive balance of$210,513. For every dollar the City spends, it will receive $4.17 in revenue. For the residential portion of the Project, annually, $198,532 in revenue will be provided, the Project will cost approximately $137,855 and have a positive balance of $60,677. This means that for every dollar the City spends it receives $1.44 in revenue. Commercial and retail centers generally provide the largest source of revenue for the City and greatly assist in funding the high quality of services and infrastructure in the City. Because the Project will expand the City economic base by increasing property and sales tax revenues; provide jobs; provide the infrastructure necessary to meet Project needs in an efficient and cost effective manner; and place an emphasis on more common open space rather than private open space in order to bolster a sense of community, the City finds that the Project will not create physical blight within the City or overburden public services, including without limitation police and fire protection. B. THE BENEFITS TO THE CITY RESULTING FROM DEVELOPMENT OF THE PROJECT OUTWEIGH ANY DIRECT COST TO THE CITY THAT MAY RESULT. The Socio-Economic Cost/Benefit Study demonstrates that, annually, the commercial portion of the Project will generate approximately $276,887 in revenue and approximately l:tccle&Resnlutions\Res 6800-6879'.6800 SECB Redlands Commons January 6,2009Aoc 2 $66,374 in cost and have a positive balance of $210,513. For every dollar the City spends in providing services to the Project, the City will receive $4.17 in revenue. For the residential portion of the Project, annually, $198,532 in revenue will be provided, the Project will cost approximately $137,855 and have a positive balance of $60,677. This means that for every dollar the City spends it receives $1.44 in revenue. The Project would provide a commercial center with large plazas, including art and decorative elements, such as fountains and copious landscaping and a residential development with large open space areas, sidewalks and trails; these architectural and cultural enhancements are benefits to the City. The Project as a whole enhances the open space within the City by providing an abundance of it, in the form of plazas, landscaped buffers, usable open space and a trail. Schools will be enhanced with the payment of school fees. Further, with the additional revenue provided to the City through increased property tax assessment, business license tax,. sales tax and other revenue services, indirect funding will be provided for cultural enhancements, downtown district enhancements, park enhancements, public safety (Police and Fire) enhancements, and traffic enhancements. The EVCSP calls for conversion of agricultural land to commercial and industrial development. Throughout the County, agricultural land is continuing to be converted into other land uses as the economic feasibility of farming in the area decreases. The conversion of agricultural land to alternative uses is representative of the lack of its viability in the region due to the globalization of the industry. As a result, citrus groves on the Project site are no longer viable. Agricultural uses on-site are not capable of success or continuing effectiveness, nor are they practicable. The closure of the Sunkist Packing Plant which was located adjacent to the Project, proposed for commercial development, is indicative of the transition of the area to more intensive uses. Implementation of the Project will bring economic benefits to the City, including an expanded economic base and additional sources of employment. As stated in the EIR and the Socio-Economic Cost/Benefit Study, implementation of the Project will generate over 100 jobs. In addition, construction employees would also be needed to construct the Project. It is anticipated that the construction of the Project will generate a number of short-term employment opportunities. The maximum number of anticipated jobs associated with construction of the Redlands Commons portion of the Project will be 410 jobs. Commercial and retail centers generally provide the largest source of revenue for the City and greatly assist in funding the high quality of services and infrastructure in the City, and the vitality of the City's commercial centers are directly related to the fiscal health of the City. The City is committed to maintaining the fiscal health of these centers, ensuring an ongoing source of income to continue supporting these services. The Project would develop compatible commercial and residential uses that are complementary to adjacent uses, including residential neighborhoods, planned commercial development, and the new high school. The Project will also establish and reinforce physical, aesthetic, pedestrian, and activity linkages between new uses. This will increase the area's retail sales potential by bringing more activity and buyers to L-tderk1%Reso1u6onslRes 6800-6879,6800 SECB Redlands Commons January 6,2009.dm 3 the area. As a result, the City finds benefit of the development proposal to the City outweighs any direct cost to the City that may result. ADOPTED, SIGNED AND APPROVED this 6th day of January, 2009. Mayop/of the City`of Redlands ATTEST: �� 6 t yt Jerk I, Lorrie Poyzer, City Clerk of the City of Redlands, Califon-iia, do hereby certify that the foregoing Resolution No. 6800 was duly adopted by the City Council at a regular meeting thereof held on the 6th day of January, 2009, by the following vote: AYES: Councilmembers Gilbreath, Gallagher, Aguilar, Mayor Harrison NOES: Councilmember Bean ABSENT: None ABSTAIN: None Lorrie oyzer, Ciperk City of Redlands, al' nia 1:tecierk\Reso1utiansl[Les 0800-6879\6800 sECB Redlands Commons January 6,20W.doc 4