Planning Commission backs Venue at Orange density-bonus plan, omits $1.5M subsidy from its recommendation

The Redlands Planning Commission on June 25 recommended that City Council approve a revision to Commission Review & Approval No. 914, tentative parcel map No. 20796 and a density bonus agreement for the Venue at Orange project, but instructed staff to exclude language authorizing direct financial assistance and related loan/subordination terms from the commission’s recommendation.

Senior planner Sean Riley told the commission the request would allow construction of 164 additional density-bonus units on a 3.2‑acre portion of the site on the south side of Orange Avenue, bringing the project’s total entitlement to 492 units. "A total of 50 residences within the project would be restricted for rental only to very low income households," Riley said, and staff concluded the project qualifies for a state density bonus and a CEQA infill exemption. Riley also described multiple requested concessions and waivers: increasing allowed stories from three to four, raising a perimeter fence height, reductions in building separation and setbacks, and reduced landscaped and outdoor open space compared with the specific-plan standards.

Director Desatnick told the commission that financial assistance in the density-bonus agreement is within the City Council’s authority and recommended the commission avoid deliberating on cash assistance. "If you look at the motion itself, it just says density bonus agreement," he said, and suggested the commission approve the land‑use elements while omitting the financial assistance terms for the council to decide.

Applicant architect Gary Miller said the new buildings are designed to be a "logical extension" of the existing Venue at Orange development with Spanish‑mission–inspired architecture and amenities including a pool and outdoor space. Morgan Gallagher, land-use counsel for the applicant, confirmed the 50 affordable units would come online concurrently with the market‑rate units.

Public commenters at the hearing urged approval. Bob Yarity said Redlands needs more housing, and Katrina Choudhry, who identified herself as a lifelong Redlands resident, said higher-density housing is appropriate near planned transit.

Commissioners praised the project’s design but raised concerns about the deal’s economics and the scope of concessions. Several members said they were unwilling to endorse the $1.5 million cash assistance without stronger substantiation. Commissioner (speaker 2) urged that council examine whether the subsidy is necessary given the concessions and increased density, while other commissioners asked staff to highlight issues such as the reduced open‑space and landscaping percentages and where on‑site standards were not met.

Vice Chair Inslee moved, and Commissioner (speaker 14) seconded, a resolution recommending City Council approve the CRA revision, parcel map and the density-bonus agreement and affordable-covenants declaration "less any language resulting from discussions within on financial assistance, loan agreements or subordination." The motion passed on roll call; the commission recorded that the motion carried and closed deliberations.

What’s next: The Planning Commission’s recommendation will be forwarded to the City Council, which must approve the density-bonus agreement and any financial assistance or loan terms. The commission’s action does not itself authorize funding; it recommends approval of the land‑use and covenants while leaving cash assistance and loan/subordination issues to the council.