Vol. 2, No. 4 – March 2019 (II)
As MM stated in its last OpEd, the Redlands City Council voted to approve the Annexation “Agreement” submitted by the developer of the Dollar General on Mentone Boulevard, which agreement was recorded in the San Bernardino County Recorder’s office on March 3, 2019. Raul Madrid, another developer, but who is based in Southern California and does not want to annex his Mentone property, had called the Dollar General developer, located in northwest Texas, on Wednesday, March 13; that person appeared not to know much about the proceedings on his project but referred Madrid to the person doing the paperwork, Madrid said. He added that he had talked to that person a year or two ago, and they were only interested in doing what they had to do to get the project finished. Apparently it was begun in 2017. Madrid obtained, and provided to Mentone Matters shortly thereafter, the City’s staff report, a portion of which is embedded here, with some areas highlighted:
“OSC17-50
PROJECT DETAILS
“PROJECT SUMMARY AND LOCATION MAP
OSC 17-50 is located east of Agate Avenue and south of Mentone Boulevard (APN 299-221-06). The project is located approximately ½ mile south of the city limits. Staff review indicates the project is consistent with the City’s General Plan.
“DISCUSSION OF SUBSECTION H. CRITERIA – RMC 13.060.050 H
(H.1.) Relationship of the property and its proposed use to the city’s General Plan and zoning ordinances.
The City of Redlands General Plan Land Use Map shows the subject property as designated for ‘Commercial’ uses. The existing lot of record is approximately 4.53 net acres in size, of which the proposed Dollar General store would occupy approximately one acre. The applicant is proposing to connect to the water system in the Mentone Boulevard right-of-way (at the front of the subject property) for the proposed retail store. If this property were to be annexed in the future, the subject property would likely be zoned General Commercial (C-3) District, and the majority of existing development in the vicinity appears to be consistent with General Plan Land Use Map as well as the C-3 District.
(H.2.) Relationship of the property and its proposed use to the City’s Water Master Plans, and the City’s Water Capital Improvement Programs:
The 1998 Water Master Plan included the area of the property in their service area study, and the incremental demand was included in sizing the existing water mains that serve the area. There are no water CIP (Capital Improvement Program) projects programmed for this area.
(H.3.) Proximity of the property to the city’s boundaries and existing utility infrastructure:
The project is within the city’s Sphere of Influence as defined by LAFCO. The project is located approximately ½ mile south of the Redlands city limits.
The project is subject to meeting utilities development requirements. The development requirements for water infrastructure are contained within this staff report.
(H.4.) The Proposed Potential for New Revenue Sources for the city to Pay for City Services Provided to the Project as a Result of Annexation and Development of the Property:
Staff has examined two factors of potential revenue to the city given the provision that the project is annexed into the city and the site is developed.
“POTENTIAL REVENUE FROM DEVELOPMENT
If the property were annexed into the city with the existing development of the site, the following is an estimate of revenues per unit that are in excess of utility impact fee revenue:
• Sewer Lateral Inspection
• Solid Waste Capital Improvement Charge (per unit)
• Transportation (per unit)
• Fire Facilities (per unit)
• General Government Facilities (per unit)
• Library Facilities (per unit)
• Open Space/Park Facilities (per unit)
• Police Facilities (per unit)
• Development Impact Storm Drain (per unit)
“COSTS OF SERVICES TO BE PROVIDED:
Services relative to Factor A:
The majority of revenue collected under factor A are impact fees established to offset development impacts and do not have a direct impact upon city services. Fees collected for building and safety plan check and permits would require services from the city of Redlands. The additional services required for building and safety services can be accommodated by existing building and safety personnel and facilities.
Services relative to Factor B general observations. Generally revenues collected for low density single family residential areas are about equal to costs. This is an area however that is distant from the current police, fire, and other city facilities and it can be anticipated that the costs would be somewhat higher for this project given its location. While this project by itself would not require the addition of more A detailed evaluation of services would be provided upon annexation. For the purposes of this evaluation, staff has made some
staff or facilities, if other annexations of similar projects in the Mentone area were annexed to the city the cumulative impacts could require additional staffing and or facility expansion.
(H.5.) The Proposed Standards for Development of the Property:
The subjectproperty is currently vacant and unimproved, an existing lot of record, and the proposed land use is consistent with the General Plan Land Use Map and the suggested zoning district. Should this property be annexed in the future, the proposed land use would be consistent with the General Plan and General Commercial (C-3) zoning. The standards for the C-3 District are outlined in the table below and the proposed improvements appear to be consistent with these City development standards.
“DRAFT DEVELOPMENT REQUIREMENTS
The following items are required prior to approval of APPLICATION FOR WATER AND SEWER SERVICE CONNECTION and prior to WATER METER INSTALLATION.
1. Pay the Water Capital Improvement Charge.
2. Pay the Water Source Acquisition Charge
3. Pay the Water Meter Charge
4. Install an approved backflow device on the proposed domestic water service because of the use of a separate irrigation system on the property.
5. Pay the Sewer Capital Improvement Charge
6. Pay all Amounts Equivalent to Development Fees for Pre-Annexation Agreement”
As also stated in MM’s last OpEd, at the February 19 Redlands City Council meeting, just before voting to approve the Annexation “Agreement,” Mayor Foster expressed a disinterest in annexing Mentone “in the foreseeable future.” Readers are invited to look at the language showing Redlands’ intention that this project be in the City Limits, particularly its No. 6 on the last page.
The new store is, of course, adjacent to the historic Dodge/William Winter home whose history (with some re-formatting for this program) is included elsewhere in this edition of Mentone Matters (courtesy of Marie Reynolds, Vice President of the Redlands Area Historical Society, and whose late grandfather-in-law published the Mentone News in the 1930s and ’40s).