Heritage
Project Facts
- 207 Lots
- Redlands, San Bernadino County, CA
- 37 Acres
Project Description
Heritage is a 37 acre master planned community located in the City of Redlands and approved for 207 detached residential lots. The community is ideally located in proximity to employment, schools, services, and shopping in the desirable City of Redlands. Heritage was strategically designed with two lot sizes and a road network that connects the community’s amenities, which include an open lawn area, multiple tot lots, BBQ stations, shade shelters, benches, and a pathway with exercise stations.
Background
The property was historically an orange orchard and was purchased by the existing owner in 2006 after the previous owner failed to gain entitlement approvals for a mixed-use project. The existing owner demolished the orchard and was viewing the property as a long term investment hold. When Griffin approached the existing owner, the property was general planned as commercial and the owner had no plans to sell.
Value Added
The City of Redlands has historically been viewed as a slow/no growth jurisdiction and previous developers/builders had been unsuccessful in rezoning the subject property to residential use. Griffin saw an opportunity and believed that the property was no longer viable as a high-intense commercial use based on the construction of a high school directly adjacent to the property. They also correctly anticipated that the newly elected City Council would be more open to residential use based on the combination of the school construction and the severe housing shortage in the Southern California housing market. Through months of negotiations with neighborhood groups, City Staff, Planning Commissioners, and the City Council/Mayor, Griffin created a unique and well-designed land plan for the property supported by all stakeholders. Even with a strong land plan, the entitlements were complicated with the need for a rezoning, specific plan amendment, new specific plan, and general plan amendment. Over the course of 18 months, Griffin was successful in obtaining all necessary approvals for the community
