Agenda packet — Redlands City Council, May 10, 2022 (part 1 of 3)

CITY OF REDLANDS

CITY COUNCIL

A G E N D A
MAY 10, 2022
PAUL T. BARICH
Mayor

EDDIE TEJEDA
Mayor Pro Tempore

DENISE DAVIS
Council Member
JENNA

GUZMAN-LOWERY
Council Member

MICK GALLAGHER
Council Member
***

JEANNE DONALDSON
City Clerk

ROBERT DAWES
City Treasurer
CHARLES M.

DUGGAN, JR.

City Manager
DANIEL J. McHUGH
City Attorney

NOTICE OF JOINT SPECIAL MEETING OF THE

CITY COUNCIL AND PLANNING COMMISSION

CITY OF REDLANDS, CALIFORNIA
TUESDAY, MAY 10, 2022
6:00 p.m. Open Session (Public Meeting)
* * *
City Council Chambers
Civic Center, 35 Cajon Street, Redlands, California
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In accordance with California Government Code Section 54956, Mayor Barich and Chairman Frasher have called a joint special meeting of the City Council and Planning Commission to be held on MAY 10, 2022 at 6:00 p.m. in the Council Chambers, Civic Center, 35 Cajon Street, Redlands.

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A. Call Joint Special Meeting to Order
B. Public Comments - City Council
(At this time, the City Council and Planning Commission will provide an opportunity for the public to address them on any subject, within the jurisdiction of either the City Council or Planning Commission, which is not already scheduled on this agenda. However, any matter that requires action will be referred to staff for a report and possible action at a subsequent meeting. Comments will be limited to three {3} minutes.) C. Public Hearings

1. Proposed State Street Village project by Applicant Village Partners Ventures, LLC, and VPV State Street Village, LLC.
(Mayor to declare meeting open as a public hearing.)
PUBLIC HEARING to consider the following applications for the properties located at 101 Redlands Mall (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171-251-09-0000,
0171-251-10-0000) and the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171-251-09-0000, 0171-251-10-0000) in the C-3, General Commercial land use district, and associated California Environmental Quality Act determination:

1. City Council Resolution No. 8337 / Planning Commission Resolution No. 1574– Consideration of an Initial Study and Sustainable Communities Environmental Assessment document prepared for the proposed project in accordance with the California Environmental Quality Act.

2. City Council Resolution No. 8338 / Planning Commission Resolution No. 1575 (General Plan Amendment No. 142) – A request for the Planning Commission's recommendation and City Council approval to amend Figure 4-1, General Plan Land Use Map, and change the land use designation to “Commercial” for five parcels totaling approximately 1.1 acres at the southeast corner of East Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000 through 0171-251-10-0000).

3. City Council Resolution No. 8339 / Planning Commission Resolution No.1576 (Conditional Use Permit No. 1155 and Commission Review & Approval No. 933) – A request for the Planning Commission's recommendation and City Council approval of the proposed redevelopment of the Redlands Mall site on approximately 11.15 acres with a mixed use project that includes residential and commercial uses Recycled Paper
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within five new multi-tenant buildings, to include the following:

Construct five mixed-use buildings up to four (4) stories high; Construct up to 700 multifamily dwelling units (apartments and condominiums), to include studio, one-bedroom, two-bedroom, and three-bedroom, and live/work units;
Construct an approximately 6,000 square-foot recreational amenity building including pool, and other private courtyards;
Construct up to 71,778 square-feet of commercial floor area on ground floors to include retail and restaurant uses, as well as a rooftop restaurant;
Construct up to 12,328 square-feet of office space;
Construct a five-level above ground parking structure with 686 spaces;
Construct two subterranean parking garages with 415 and 225 spaces;
Construct public and private open space areas to include plaza area, landscaping, shade trees, street trees, and pedestrian improvements; and
Construct related site improvements to include sidewalks, driveways, landscape, lighting and street lights, storm drains, flood prevention features, and public and private utility connections.

4. City Council Resolution No. 8340 / Planning Commission Resolution No. 1576 (Conditional Use Permit No. 1156 and Commission Review & Approval No. 934) – A request for the Planning Commission's recommendation and City Council approval to construct a 14,500 square-foot single tenant retail building with one lane for a drive-through pharmacy window on approximately 1.1 acres located at the southeast corner of East Citrus Avenue and Eureka Street (APNs:
0171-251-06-0000 through 0171-251-10-0000).

5. City Council Resolution No. 8341 / Planning Commission Resolution No. 1576 (Tentative Tract Map No. 20425) – A request for the Planning Commission's recommendation and City Council approval for a proposed subdivision map to: consolidate multiple parcels on the Mall site, and create a total of seven parcels for development purposes plus condominium dwelling units within the proposed mixed use project on the 11.15-acre Mall site (APNs: 0171-053-01 through
0171-053-06-0000); and merge five parcels located at the southeast corner of East Citrus Avenue and Eureka Street (APNs:
0171-251-06-0000 through 0171-251-10-0000) into one new parcel for development purposes.
(Development Services Director Desatnik)
D. Adjournment
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D. Adjournment
If you challenge any proposed development entitlement listed on this agenda in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at or prior to this public hearing.

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact Goutam Dobey, of Municipal Utilities/Engineering Department at (909) 798-7584 ext. 2. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.
(28 CFR 35.102-35.104 ADA Title II)
Any writings or documents distributed to a majority of the City Council regarding an open session agenda item less than 72 hours before this meeting are available for public inspection at the City Clerk's Office.

Staff reports or other written documentation relating to items referred to on the agenda are available at the A. K. Smiley Public Library, 125 West Vine Street, Redlands, California, and on the City’s website referenced below.

Regular meetings are televised live on Redlands TV Channel 3 (Spectrum) and Channel 35 (Frontier) and re-broadcasted at 7:00 P.M. the following Wednesday, Friday and Sunday; and at 9:00 A.M. Thursday, Saturday and Monday. Agendas, staff reports and minutes of the City Council of the City of Redlands are available on the Internet:
http://www.cityofredlands.org
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Joint Special City Council and Planning Commission Meeting C. 1.

DATE: 05/10/2022
TO: Honorable Mayor and City Council Members
Honorable Chair and Planning Commission Members
SUBJECT: Proposed State Street Village project by Applicant Village Partners Ventures, LLC, and VPV State Street Village, LLC.
(Mayor to declare meeting open as a public hearing.)
PUBLIC HEARING to consider the following applications for the properties located at 101 Redlands Mall (APNs: 0171-251-06-0000, 0171-251-07-0000, 0171-251-08-0000, 0171-251-09-0000,
0171-251-10-0000) and the southeast corner of West Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000,
0171-251-07-0000, 0171-251-08-0000, 0171-251-09-0000,
0171-251-10-0000) in the C-3, General Commercial land use district, and associated California Environmental Quality Act determination:

3. City Council Resolution No. 8339 / Planning Commission Resolution No.1576 (Conditional Use Permit No. 1155 and Commission Review & Approval No. 933) – A request for the Planning Commission's recommendation and City Council approval of the proposed redevelopment of the Redlands Mall site on Redlands Joint Special Meeting of the
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approximately 11.15 acres with a mixed use project that includes residential and commercial uses within five new multi-tenant buildings, to include the following:

Construct five mixed-use buildings up to four (4) stories high; Construct up to 700 multifamily dwelling units (apartments and condominiums), to include studio, one-bedroom,
two-bedroom, and three-bedroom, and live/work units;
Construct an approximately 6,000 square-foot recreational amenity building including pool, and other private courtyards; Construct up to 71,778 square-feet of commercial floor area on ground floors to include retail and restaurant uses, as well as a rooftop restaurant;
Construct up to 12,328 square-feet of office space;
Construct a five-level above ground parking structure with 686 spaces;
Construct two subterranean parking garages with 415 and 225 spaces;
Construct public and private open space areas to include plaza area, landscaping, shade trees, street trees, and pedestrian improvements; and
Construct related site improvements to include sidewalks, driveways, landscape, lighting and street lights, storm drains, flood prevention features, and public and private utility connections.

1.1 acres located at the southeast corner of East Citrus Avenue and Eureka Street (APNs: 0171-251-06-0000 through
0171-251-10-0000).

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(Development Services Director Desatnik)
PROCEDURE FOR PUBLIC HEARING:

1. Mayor declares the meeting open as a public hearing.

2. Mayor calls upon Department Director for report.

Mayor calls for questions/comments from members of the City Council and the Planning Commission.

3. Mayor calls upon applicant, or his/her representative, for comments and testimony.

4. Mayor calls for comments/questions/testimony from members of the public
(3 minutes per speaker).

5. Mayor calls upon City Clerk to note any written comments received.

6. Mayor calls upon the applicant, or representative, for rebuttal comments (5 minutes).

7. Mayor calls for final questions/comments from members of the City Council and the Planning Commission.

8. 9. Mayor closes the public hearing.

10. Planning Commission considers the motions and votes.

11. Planning Commission Adjourns

12. City Council considers the motion and votes.

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MOTION(S):

Planning Commission Recommendation:

If the Planning Commission deems it appropriate, staff recommends the following motions.

I move to adopt Resolution No. 1574 recommending that the City Council adopt the Sustainable Communities Environmental Assessment document prepared for the proposed project in accordance with the California Environmental Quality Act;
I move to adopt Resolution No. 1575 recommending that the City Council approve General Plan Amendment No. 142 for approximately 1.1 acres located at the southeast corner of West Citrus Avenue and Eureka Street; I move to adopt Resolution No. 1576 recommending that the City Council approve the following entitlements for the proposed project:

Commission Review and Approval No. 933;
Commission Review and Approval No. 934;
Conditional Use Permit No. 1155;
Conditional Use Permit No. 1156; and,
Tentative Tract Map No. 20425. City Council Motions:

If the City Council deems it appropriate, staff recommends the following motions.

I move to adopt Resolution No. 8337 and adopt the Sustainable Communities Environmental Assessment document prepared for the project in accordance with the California Environmental Quality Act;
I move to adopt Resolution No. 8338 and approve General Plan Amendment No. 142 for approximately 1.1 acres located at the southeast corner of West Citrus Avenue and Eureka Street; and
I move to adopt Resolution Nos. 8339, 8340, and 8341, and approve Commission Review and Approval No. 933 and No. 934, Conditional Use Permit No. 1155 and No. 1156, and Vesting Tentative Tract Map No. 20425 for the proposed project.

COMMISSION RECOMMENDATION:

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On April 12, 2022, the Planning Commission reviewed the proposed projects plans, received the applicant’s presentation, reviewed written public comments, and received verbal public comments and testimony on the proposed project. A total of 26 written public comments were reviewed, of which 22 were in support and two opposed (see Attachment A). A total of 20 speakers attended the public hearing on April 12, 2022 (click here to go to the meeting video). The written and verbal comments focused on the opportunity to redevelop the vacant Redlands Mall with a mixed use project, the desire for a compact and walkable downtown, compliments about the pedestrian-oriented design, some concerns about specific aspects of the proposed architectural design, general concerns about parking constraints in the downtown area, and questions about the Development Agreement. The Commission voted unanimously to continue the public hearing to a joint Planning Commission and City Council meeting to be scheduled at a future date.

BACKGROUND:

Redlands Passenger Rail: For more than two decades, the City has planned cooperatively with the San Bernardino County Transportation Authority (formerly known as the San Bernardino Associated Governments), other local public authorities, and private interests to establish a Metrolink rail line, Arrow passenger rail line, and train stations to serve the citizens, employees, and visitors in Redlands. On June 19, 2012, the City Council adopted Resolution No. 7173 determining that the creation of a General Plan “Transit Village Overlay” land use classification was exempt from Measure “U” to promote the development of high density residential and non-residential uses within walking distance of Metrolink stations to reduce vehicular usage, improve air quality, provide health benefits, and provide economic development opportunities, among other public benefits. These actions laid the foundation for the General Plan Update adopted in 2017.
2035 General Plan: On December 5, 2017, the City Council adopted the 2035 General Plan and certified the related Environmental Impact Report. The 2035 General Plan implements the Transit Village Concept and strategy, and contains more than 100 Principles and Actions that are designed to implement transit-oriented developments in the core areas of the City and around the three new train stations in Redlands. The benefits of the Transit Village Concept and strategy include: slowing and preventing sprawl type development; reduce vehicle miles traveled; enable alternative modes of transportation (such as walking, biking, and transit options); reduce greenhouse gas emissions and improve local air quality; preserve existing agricultural land and open space around the periphery of the City; and reduce the need for expanding public infrastructure as well as reduce potential future costs of maintaining public infrastructure and facilities. The City has also drafted (but not yet adopted) a “Transit Villages Specific Plan” to fully implement the community’s vision as articulated in the 2035 General Plan.

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articulated in the 2035 General Plan.

Climate Action Plan: The Climate Action Plan was adopted with the 2035 General Plan, and encourages infill development in the core areas of the City to include the transit village areas in conjunction with multiple transportation options. The overarching goal is to reduce motor vehicle trips locally and regionally (i.e., Vehicle Miles Traveled or “VMT”) which results in lowering greenhouse gas emissions and improving air quality. To accomplish this, future development and housing in Redlands should be more compact, energy efficient, and generate fewer motor vehicle trips. This can be achieved with smaller dwelling units in the transit village areas, compared to traditional single-family development and sprawl, and locating housing near other services -- retail, office and government.

Measure U: On May 18, 2021, the City Council adopted Resolution No. 8215 determining the proposed project (as mixed use and transit-oriented development) was exempt from Measure “U.” The language of Measure “U” as approved in 1997 includes a specific provision that declares future development directly related to the train stations as being exempt from the provisions of Measure “U.” This exemption was included at the time to encourage the construction and operation of passenger trains in Redlands, as higher numbers of people living and working in close proximity to the train stations would be a critical component of its future success in terms of potential transit ridership as well as constructing new transit-oriented developments around the train stations.

Housing Crisis Act of 2019: The Housing Crisis Act of 2019, also referred to as Senate Bill 330 (SB 330), became effective on January 1, 2020. This new State law imposes several new limitations on cities and counties with regard to proposed housing development projects, including the provisions listed below.

The City may conduct no more than five (5) public hearings or meetings on the project (including any Commission or Board meetings, workshops, subcommittee meetings, etc.).

The City may still use its Architectural Design Guidelines that were previously adopted in 2009, provided the City does not: a) deny the project based on nonconformance with subjective design criteria, or b) reduce the number of dwelling units based on nonconformance with subjective design criteria.

Requires any potential disapproval of a project that complies with objective General Plan and zoning standards (or approve it on the condition that it be developed at a lower density) to base its decision upon written findings supported by substantial evidence in the record, and places the burden of proof on the local agency.

Prohibits the City from changing the zoning or development standards that would: change the allowable land use to a less intensive use or reducing the intensity of use below that which was in effect on January 1, 2018; impose or enforce a moratorium on housing development within all or a portion of the jurisdiction of the City; and, impose or enforce new design Redlands Joint Special Meeting of the
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portion of the jurisdiction of the City; and, impose or enforce new design standards established on or after January 1, 2020, that are not objective design standards, as defined.
“Housing development project” is defined as a use consisting of: residential units only; mixed-use developments consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use; and supportive or transitional housing.

The proposed project is a mixed-use development consisting of residential and non-residential uses with at least two-thirds of the square-footage designated for residential use.

The applicant for this project has filed a SB 330 Preliminary Housing Application pursuant to the Housing Crisis Act of 2019, which means that the above provisions are in effect for this project. Further discussion of the City Council alternatives with respect to the SB 330 constraints is detailed in the Alternatives section of this staff report.

ANALYSIS:

A) Project Description
The project proposes to redevelop the Redlands Mall site in the heart of downtown Redlands (see Attachment B, Location Map & Aerial Photo). The primary features of the proposed project are mixed uses (i.e., residential combined with commercial uses) and transit-oriented development located less than one-quarter (1/4) mile from the downtown Santa Fe Depot train station. The mixed use proposal consists of five new buildings, four of which will have retail and restaurant uses on the ground floor with multifamily residential units on upper floors (see Attachment C-1, Site Plan). For a detailed description of the residential and commercial components of the project, please refer to the Planning Commission staff report (click here).

In order to implement the mixed use project, it will be necessary to relocate one existing long-term anchor tenant on the Mall site, which is the CVS Pharmacy.

To facilitate a timely relocation for CVS and allow the entire project to move forward, the proposed project includes a new 14,500 square-foot single tenant retail building with pharmacy drive-thru window across the street at the southeast corner of Citrus Avenue and Eureka Street (see Attachment C-2, Site Plan).

A complete set of project development plans are provided including: Floor Plans (Attachment D); Architectural Elevations, Color Renderings, and storefront sample elevations (Attachment E); Landscape Plan, Hardscape Plan, and Lighting Plan (Attachment F); Street Striping Plan (Attachment G); and Tentative Tract Map for parcel consolidations and for condominium purposes, plus civil plans (Attachment H).

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plans (Attachment H).

B) General Plan
Land Use Designation: The 11.15-acre Mall site is currently designated as “Commercial” on the General Plan Land Use Map (Attachment J-1) and the existing C-3, General Commercial zoning is consistent with the General Plan.

General Plan Amendment: The five parcels totaling approximately 1.1 acres located on the south side of East Citrus Avenue (for the CVS store site) are currently designated as “Public/Institutional” and a General Plan Amendment is necessary to change the land use designation to “Commercial” (see Attachment J-2). The amendment would be consistent with the existing Commercial designations for properties to the north, east, and west, and the existing zoning as C-3, General Commercial will be consistent.

General Plan Policies: A primary strategy of the 2035 General Plan is to encourage more transit-oriented development in close proximity to the three train stations in the core areas of Redlands, rather than continuing the pattern of subdivisions and sprawling development around the periphery of the city. This strategy is referred to as the “Transit Village Concept” and emphasizes mixing of land uses (such as residential with retail, restaurant, office, and similar commercial uses) and higher density/intensity of uses around the train stations for the intended purposes of supporting transit use, enhancing walkability and pedestrian orientation around the station areas, and reducing use of automobiles within the pedestrian-friendly station areas and downtown area.

There are more than 100 Principles and Actions relating to the Transit Village Concept, and more than 60 of which pertain to the proposed project specifically.

The proposed project and land use would be consistent with the 2035 General Plan including the concept for a transit village in the downtown. For a detailed analysis of the applicable General Plan policies, please see Attachment J-3. The project, if approved, will also help the City achieve its goals in the new 2021-2029 Housing Element, construct more units to fulfill the city's Regional Housing Needs Assessment allocation, as well as provide a greater variety of housing unit types and affordability levels.

C) Zoning and Development Standards
The project site is within the C-3, General Commercial land use district (Attachment K-1). The proposed project complies with all applicable development standards including: maximum building height, floor-area ratio, building setbacks, landscaping, resident parking, commercial parking, and other standards. For a detailed analysis of the applicable zoning standards, please refer to the Planning Commission staff report and the attached tables of C-3 Redlands Joint Special Meeting of the
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development standards (Attachment K-2 and Attachment K-3).

Building Heights: The C-3, General Commercial district does not have a stated height limitation. The mixed use buildings will be up to three- and four-stories high, with the corner tower elements on Buildings 1, 2 and 3 projecting slightly higher. It should be noted that the applicant previously modified their original proposal, and removed the residential fifth floors of some buildings that would have been up to five stories high. The CVS store will be one and one-half stories.

Floor-Area Ratio: The C-3 district allows a maximum Floor-Area Ratio of 4.0 for commercial and mixed use projects. Floor-Area Ratio (or “FAR”) is one way to measure the intensity of a land use using the total floor area of buildings divided by the lot size. The proposed mixed use project will have a FAR of 2.85 and is less than the maximum permitted for the C-3 zoning district.

D) Commission Review & Approval No. 933 and Conditional Use Permit No. 1155 (Mixed Use Project)
New Streets: A key feature of the proposed Site Plan is the re-establishment of the historic street grid through the project site. In this case, a new extension of West State Street (in the East-West direction) would begin at Orange Street and proceed westerly to a new extension of Third Street (in the North-South direction between W. Redlands Blvd. and W. Citrus Ave.). The proposed streets would be privately owned and maintained. When the Mall was built in the mid-1970s, it consolidated six square blocks and removed entire segments of West State Street, Third Street, and Fourth Street through the site. The proposed streets will break up the “megablock” and create shorter block lengths that are more pedestrian-friendly. The proposed configuration will be generally consistent with the city’s plans for the area. The developer also proposes re-striping Orange Street and West Citrus Avenue along the project’s street frontages (see Attachment G).

Pedestrian Connectivity: At the “T” intersection of West State Street at Third Street within the project site, a pedestrian plaza would be constructed at the terminus of the new State Street/Third Street extensions at the westerly side of the intersection. The plaza would provide a focal point at the terminus of State Street as well as provide an informal area for outdoor dining, recreation, plus organized events. A pedestrian path approximately 270 feet in length would continue west from the pedestrian plaza to connect to Eureka Street. In addition, a new pedestrian paseo approximately 230 feet in length would be constructed in the southeast quadrant of the project site between the State Street extension and Citrus Avenue (dividing the new block and new buildings).

Building Placement: Proposed new buildings on the 11.15 acre Mall site would be placed at or near the front sidewalks. This would be consistent with the design intent of other Planning documents such as the Downtown Specific Plan Redlands Joint Special Meeting of the
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as well as the draft Transit Villages Specific Plan. Storefronts, residential entrances, and building frontages placed close to the sidewalks will create an active, engaging, and safe pedestrian environment. Building lengths suggest proportional increments ranging between approximately 100 to 180 feet in total length along primary street frontages, which would be appropriate for walkability and pedestrian orientation.

Mix of Land Uses: The proposed style and intended mix of land uses will be consistent with existing C-3 zoning as well as the draft Transit Villages Specific Plan. Conceptual floor plans emphasize retail and restaurant uses on the ground-floors (Buildings 1, 2, 4-A and 4-B) plus office space on the upper floors in Building 2. Residential units are provided on the upper floors of all buildings, plus at ground-level in Building 1 fronting on Citrus Avenue and Eureka Street (see Attachment D, Floor Plans). Ground-floor suites are predominantly retail and commercial along the State Street extension, Third Street extension, Orange Street, and around the central pedestrian plaza.

The number of residential units is also important because it supports the nearby commercial, retail, and restaurant uses. For example, someone living in a residential unit upstairs can easily make multiple stops at a coffee shop, restaurant, bank, medical office, neighborhood grocery, pharmacy, Post Office, or other personal services all within a half-mile radius and about a 5- to 10-minute walk. While many residents can be expected to own an automobile, it would not be necessary to utilize a motor vehicle to access nearby household goods and personal services. Some households within these types of mixed use developments may choose to not own any automobiles. The key feature of mixed use projects in a downtown or transit-oriented development is the ability for residents and others to conveniently walk or bike to nearby stores and services (in other words, they are not forced to drive and create vehicle trips every time they want to access common household goods or services).

Resident Parking: Sufficient on-site parking will be provided for all residential units in compliance with current code requirements (770 resident spaces required, and 777 spaces provided, plus 175 residential guest spaces). All mixed use buildings will have either a subterranean garage (Buildings 1, 3, 4-A and 4-B) or an above-ground parking structure (Building 2) that provides parking for the units within each separate building. A detailed analysis of the proposed resident parking is provided in the Planning Commission staff report.

Commercial Parking: Sufficient on-site parking will be provided for all commercial suites in compliance with current code requirements (274 resident spaces required, and 364 spaces provided) plus sharing up to 100% of the 175 residential guest spaces as permitted by RMC Section 18.92.080(B) for mixed use projects within a half-mile radius of a train station. Parking for the commercial floor space (retail, restaurants, and office suites in all buildings) will be provided in the above-ground structure within Building 2. A Phasing Plan is also included to ensure adequate parking is provided for each phase as different Redlands Joint Special Meeting of the
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buildings are constructed at different times.

Public and Private Open Space: For further description of the proposed public and private open space and amenities, please refer to the Planning Commission staff report.

Architectural Design Guidelines: The proposed designs of the buildings comply with the City’s Architectural Design Guidelines that are applicable to new projects. A description of the proposed architecture is provided in the Planning Commission staff report, and the table of Architectural Design Guidelines (Attachment L-1) explains how the proposed project will meet the guidelines.

The applicant’s architect has also provided a narrative describing their design (see Attachment L-2).

Architectural Revisions after Planning Commission: Following the Planning Commission public hearing held on April 12, 2022, the applicant made several revisions and provided additional details regarding the exterior architectural treatments as listed below and summarized in the following table (see Attachment E-1).

Additional details and exhibits showing proposed treatments on exterior plaster and brick walls (such as decorative tile, score lines, soldier courses of brick, etc.);
Additional exhibits showing details for window and door treatments (such as inset dimensions, frames, sills, transoms, muntins or mullions, etc.); Changed the west side of Building 1 facing Eureka Street to have more details, additional patios at ground-level for active private space (i.e., not predominantly solid walls along Eureka St.), and more openings and features at pedestrian level;
Changed the style of the tower roof on Building 1 (northeast corner of Eureka St/Brookside Ave.) to resemble a dome shape, which would be more consistent with the historic Post Office and dome directly across the street;
Provided two more options for the style of tower roof on Building 2 (northwest corner at Redlands Blvd. and Third Street extension); Changed Building 3 facing the corner of Redlands Blvd. and Eureka Street (the south side facing Eureka St.) to have the appearance of smaller building sections and slightly reduce the towering appearance along Eureka Street.

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Building
No.

Major Changes Minor Changes
1 Roofline facing Eureka St. omits the
two circular medallions centered on the
interior façades;
Tower element (northeast corner of
Brookside Ave./Citrus Ave.) has revised
roof to resemble a dome shape utilizing
oxidized copper sheeting;
Additional patios at ground-level facing
Eureka St. now provide doors and
railings for enclosure, active private
space, and pedestrian scale.

Additional details shown for
brick siding, window frames,
and roofline treatments.
2 Tower element (northeast corner of
Redlands Blvd./Third St.) has revised
roof shapes and different options
presented, such as a gable roof option
and a flat pyramid hip roof option.

Additional details shown for
brick façades, decorative
tiles, columns at ground
level, window and door
frames and depths, railings
and balconies, and roofline
treatments and eaves.
3 “Lantern Building” (southeast corner of
Eureka St./Redlands Blvd.) has revised
massing facing south toward Eureka
St., and now includes arch shapes on
the lower floors and two balconies on
upper floors (which slightly reduces the
scale and decreases the towering
appearance).

Additional details shown for
tile trim, window frames,
roofline treatments, and
ornamental iron and railing
elements.
4-A
and
4-B
No major changes Additional details shown for
brick siding, window frames,
and roofline treatments.

Table 1: Summary of Architectural Changes
E) Commission Review & Approval No. 934 and Conditional Use Permit No. 1156 (Retail Store/Pharmacy)
The proposed Site Plan places a new 14,500 square-foot retail building (to relocate CVS Pharmacy) with a new surface parking lot, and the building placed with frontage along West Citrus Avenue. Currently, the CVS Pharmacy on the Mall site is open 24 hours daily, and the pharmacy closes at 10:00 PM. The proposed parking lot has 43 spaces is on the west side of the store, and a smaller parking lot with 18 spaces as well as the drive-through lane are on the east side of the store. The proposed drive-through lane will be entered from the Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
17 of 1044
rear alley, and the alley is accessed directly from Eureka Street, as well as indirectly from Citrus Avenue (by driving through the parking lot to access the alley).

Development Standards: The proposal will meet all applicable development standards of the C-3, General Commercial zone (see Attachment K-3, Table of Development Standards). The drive-through lane will be partially screened by the orientation of the building, a section of low screen wall in front of the drive-through (within the front planter area), and perimeter landscaping around the parking lot.

Drive-Through Lane: The placement of the pharmacy window on the easterly side of the building is toward a minor side street (Fourth Street). The drive-through lane is situated on the east the building and will be fully screened from view along Eureka Street, and partially screened from view along westbound Citrus Avenue. A condition of approval is included to require the drive-through lane to be adequately screened (to a height equal to or greater than that of standard vehicular headlights) as required by RMC Section

18.156.370(G). This may be achieved through installation of a low decorative wall (e.g., minimum 3’0” high) in front of the drive-through lane plus appropriate hedge-type landscaping (or equivalent plantings) along the Citrus Avenue frontage.

Architectural Design: The proposed architectural design blends elements of the new mixed use project (e.g., plaster cement stucco exterior) proposed for the Mall site to the north across Citrus Avenue with other elements of nearby existing structures. The most prominent adjacent structure with historical characteristics is the two-story Post Office building located at 201 Brookside Avenue (the southwest corner of Brookside Ave./Eureka St.), directly to the west of the CVS site, and is listed on the National Register.

The proposed CVS store architecture reflects certain design elements of the Post Office building, most notably with the series of arches on the front elevations (north and west sides), use of blue-glazed ceramic tile around the main entry and within the arches, and small circular coin-type features placed between arches. One clearly inconsistent design element is the use of the Copper Patina (faux oxidized) metal roof atop the tower feature; this clashes with the dome on the Post Office approximately 250 feet to the west (although it would be more consistent with the proposed towers of the new mixed use development on the Mall site). The CVS store tower as proposed would be 45 feet high and is obviously designed to attract attention. Staff recommends changing the tower top to a dome design with plaster.

F) Development Agreement
The proposed Development Agreement is a legislative act, and can be considered and approved at a later date (subsequent to a decision on the Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
18 of 1044
proposed project entitlements). Final terms are still being negotiated at this time, and the completed Development Agreement will be brought to the Planning Commission and City Council separately at a later date.

G) Findings
The relevant Findings for all requested entitlements are included in Resolution Nos. 8339, 8340, and 8341 attached to this staff report.

ENVIRONMENTAL REVIEW:

Initial Study & Sustainable Communities Environmental Assessment: The Initial Study (Attachment M-1) prepared for the project is based on Appendix G of the CEQA Guidelines, and includes all the standard topics of analysis including:
aesthetics; air quality; cultural resources; energy; geology and soils; greenhouse gas emissions; hazards and hazardous materials; hydrology and water quality; land use and planning; noise; population and housing; public services; transportation; tribal cultural resources; and utilities and service systems. The document was prepared using the appropriate criteria and thresholds for a Sustainable Communities Environmental Assessment (SCEA) in compliance with CEQA, which is similar in appearance to a Mitigated Negative Declaration used for many types of development projects.

Public Review & Comment Period: The required 30-day public review and comment period began on November 5, 2021, and ended on December 6, 2021.

The Notice of Intent was published in a local newspaper as well as posted to OPR’s State Clearinghouse website for CEQA documents (SCH No. 2021110117). The Initial Study and related documents are also posted on the City’s webpage for environmental documents at
https://www.cityofredlands.org/post/environmental-documents.

Mitigation Measures: The Mitigation Monitoring/Reporting Program (Attachment M-3) includes a total of eight (8) mitigation measures pertaining to Biological Resources, Cultural Resources, Geology & Soils, and Tribal Cultural Resources.

All mitigation measures and project design features pertain to the construction phases of the project, and will ensure that the environmental effects of the project will remain less than significant. No mitigation measures are necessary for any operational aspects of the project or will need future monitoring. After mitigation, no potentially significant impacts were identified as a result of the project, and the mitigation measures will be incorporated into the project as mandatory Conditions of Approval.

Public Comments: The City received a total of three (3) public comment letters during the 30-day public review/comment period. One letter was received from the Gabrieleno Band of Mission Indians-Kizh Nation, one letter from an attorney representing the Southwest Regional Council of Carpenters, and one letter from Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
19 of 1044
an attorney representing Supporters Alliance for Environmental Responsibility.

All comments have been reviewed by the City’s environmental consultant, and the consultant has prepared a Response to Comments document that includes all comments and detailed responses (see Attachment M-4). There is no information or substantial evidence before the City indicating any potentially significant environmental effects may occur as a result of the proposed project.

The proposed mitigation measures are adequate to address all environmental impacts of the project, and the Sustainable Communities Environmental Assessment (SCEA) is the appropriate environmental document and determination for the project.

ALTERNATIVES:

The City Council may approve, conditionally approve, or deny the proposed project. This joint meeting of the Planning Commission and City Council on May 10, 2022, will be the fifth meeting held for the proposed project, and five (5) public hearings or meetings are the maximum that may be held for any housing project in accordance with the Housing Crisis Act of 2019 (SB 330). Therefore, the City Council may approve or conditionally approve the housing project with the proposed Findings as written.

Failure to act on the housing development project within the limit of five (5) hearings or meetings would constitute a disapproval of the project, according to Government Code Section 65589.5(h)(6).

Should the Council desire to disapprove the proposed project in its entirety, then specific findings must be made in accordance with the Housing Crisis Act of 2019 (SB 330). According to Government Code Section 65589.5(j)(1), when a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria (including design review standards) in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision upon written findings supported by a preponderance of the evidence in the record that both of the following conditions exist:
(A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified above, other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
20 of 1044
lower density.

SUBMITTED BY:

Brian Desatnik, Development Services Director
RECOMMENDED BY:

Charles M. Duggan Jr., City Manager
REVIEWED BY:

Daniel J. McHugh, City Attorney
Janice McConnell, Assistant City Manager
Danielle Garcia, Management Services Director
PREPARED BY:

Brian Foote, City Planner/Planning Manager
Attachments
Attachment A: List of Public Comments from April 12, 2022 Attachment B: Location Map & Aerial Photo
Attachment C-1: Site Plan for State Street Village
Attachment C-2: Site Plan for Retail Store
Attachment D: Floor Plans
Attachment E-1: Architectural Elevations (Revised)
Attachment E-2: Color Renderings
Attachment E-3: Retail Store Elevations
Attachment E-4: Materials & Colors Board
Attachment E-5: Storefront Sample Elevations
Attachment F-1: Preliminary Landscape Plan
Attachment F-2: Hardscape Plan
Attachment F-3: Lighting Plan
Attachment F-4: Plaza Concepts
Attachment G: Street Striping Plan
Attachment H: Tentative Tract Map No. 20425 and Civil Plans Attachment I-1: Mall Site Historical Images
Attachment I-2: Downtown Redlands Historical Images
Attachment J-1: General Plan Land Use Map
Attachment J-2: General Plan Amendment (proposed)
Attachment J-3: Table of General Plan Policies
Attachment K-1: Zoning Map
Attachment K-2: Table of C-3 Development Standards (State Street Village) Attachment K-3: Table of C-3 Development Standards (Retail Store/Pharmacy) Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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Attachment L-1: Table of Architectural Design Guidelines Attachment L-2: Architect's Design Description
Attachment M-1: Initial Study (SCEA)
Attachment M-2: Environmental technical studies
Attachment M-3: Mitigation Monitoring & Reporting Program Attachment M-4: Comments and Responses to Comments
Attachment N-1: Planning Commission Resolution No. 1574 (Environmental Recommendation)
Attachment N-2: Planning Commission Resolution No. 1575 (GPA No. 142 Recommendation)
Attachment N-3: Planning Commission Resolution No. 1576 (Project Recommendation)
Attachment O: City Council Resolution No. 8337 (Environmental Determination) Attachment P: City Council Resolution No. 8338 (GPA No. 142) Attachment Q-1: City Council Resolution No. 8339 (CUP No. 1155 and CRA No. 933)
Attachment R-1: City Council Resolution No. 8340 (CUP No. 1156 and CRA No. 934)
Attachment S-1: City Council Resolution No. 8341 (Tentative Tract Map No. 20425)
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
22 of 1044
List of Written Comments
submitted for April 12, 2022, Planning Commission Hearing No. Comment
Letter Date
Name(s) For or Against
project
1 4-05-2022 Carole Beswick, Bill Hatfield, Patty
Holohan, Janet Greenfield, Deborah
Barmack, Peter Davis, Howard Fites,
Neal Waner, Garry Cohoe, Stan Weisser,
Scott Welsh, June Heppenstall, Shirley
Harry, Kasey Hawes, Brett Waterman,
Sabine Robertson-Phillips, Thelma MuroDittes, Serena Davis, Andrew Hartzell Not stated
2 4-08-2022 Kaitlyn Dodson-Hamilton For
3 4-08-2022 Paul G. For
4 4-10-2022 Lauren Roos For
5 4-11-2022 Lisa Olson For
6 4-11-2022 Greg Bedell For
7 4-11-2022 Chalmer McClure Against
8 4-11-2022 Richelle Banas For
9 4-11-2022 Frank Chau For
10 4-11-2022 Azhar Khan For
11 4-11-2022 Robert Merchant Not stated
12 4-11-2022 Zaul For
13 4-11-2022 Georgie Trebizo For
14 4-12-2022 Anne Surdzial For
15 4-12-2022 Kathryne W. For
16 4-12-2022 Dan Otter For
17 4-12-2022 “?” For
18 4-12-2022 Michael Fuller For
19 4-12-2022 Brenda Spoelstra Neither
20 4-12-2022 Brad Thomas For
21 4-12-2022 Kaitlyn Creasy For
22 4-12-2022 Crista Hatfield Neither
23 4-12-2022 Amanda Otter For
24 4-12-2022 Justin Messmore For
25 4-12-2022 Richard Beall Against
26 4-12-2022 Citabria Gernetzke For
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
23 of 1044
List of Commenters at the April 12, 2022, Planning Commission Hearing No. Date of
Testimony
Name(s) For or Against
project
27 4-12-2022 Brett Waterman For
28 4-12-2022 Andy Hoder
29 4-12-2022 Garry Cohoe
30 4-12-2022 Neal Waner
31 4-12-2022 Shirley Harry
32 4-12-2022 Carole Beswick
33 4-12-2022 Jacob Kleskie For
34 4-12-2022 Chalmer McClure Against
35 4-12-2022 John Beihl
36 4-12-2022 Erin Hankstrom For
37 4-12-2022 Ruth Cook For
38 4-12-2022 Matt Salz For
39 4-12-2022 Evan Sanford For
40 4-12-2022 Kathleen Beihl
41 4-12-2022 Victoria Yundt Against
42 4-12-2022 Maddie Jordan For
43 4-12-2022 Christian Farmer For
44 4-12-2022 Larry Leonard Against
45 4-12-2022 Lynette Banda
46 4-12-2022 Richard O’Donnell Against
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
24 of 1044

ORANGE ST
E OLIVE AVE N 6TH ST

N CHURCH ST
S C
HU
R
C
H
S
T

W CITRUS AVE

S CENTER ST

CAJON ST
N

CENTER ST TEXAS ST

BROOKSIDE AVE

W COLTON AVE

W REDLANDS BLVD

E REDLANDS BLVD

E CITRUS AVE
1ST ST

RUIZ ST

DALE LN
N 5TH ST
8TH ST

E UNION AVE

E SUN AVE
10TH ST

E STATE ST

CENTE R PL
S 6TH ST
3RD ST

E VINE ST

HIBISCUS DR
7TH ST
9TH ST

E CLARK ST

SYLVAN BLVD

W HOME PL

W VINE ST

CARRIE LN

LILAC CT

W CLARK ST

DIVISION ST

OXFORD DR

CALHOUN ST

COLUMBIA ST

LOMBARD DR

BERKELEY DR

WEBSTER ST

OHIO ST

CLAY ST

ALTA ST

HERALD ST

TRIBUNE ST
11TH ST

STILLMAN AVE

PINE AVE

MELBURY PL

POST ST

SHOPPERS LN

W PEARL AVE

WSUN A VE

LAWTON ST
E 10 FRWY
K
E

N DALL ST

N EUREKA ST

E STUART AVE

E HOME PL

ROMA ST

S ASH ST

LA PALOMA ST

PARKWOOD
DR

LA VERNE ST

ALVARADO ST

CAMPUS AVE

COLLEGE AVE

S MICHIGAN ST

S BUENA VISTA ST

MYRTLE ST

SONORA ST

NORDINA ST

E HIGH AVE

GRANT ST

W PARK AVE

PAL MB R OOK
DR
S 4TH ST

N MICHIGAN ST

LINDA PL

W STATE ST

NORWOOD ST
W 10 TO 210 FRWY

S EUREKA ST
E 210 TO 10 FRWY

CENTRAL AVE
W 10 FRWY

W STUART AVE

N BUENA VISTA ST

NEW YORK ST

SAN GORGONIO DR
E 10 FRWY

THE TERRACE

ORIENTAL AVE
Location Map
OneStop.mxd
0 490 980
Feet
Scale
This map was produced by the City of Redlands,
Geographic Information System.

The City of Redlands assumes no warranty or
legal responsibility for the information contained
on this map.

The data used to generate this map is dynamic
in nature, therefore the information shown may
or may not be the most current.

September 14, 2021
.

Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
25 of 1044

ORANGE ST
N 6TH ST

E REDLANDS BLVD

E CITRUS AVE

CAJON ST

BROOKSIDE AVE

W REDLANDS BLVD

W CITRUS AVE

W CITRUS AVE
S 5TH ST

KENDALL ST
1ST ST
3RD ST

GRANT ST
N 5TH ST
S
4 T
H
ST

S EUREKA ST

E STATE ST
S
6 T
H
ST

W STATE ST

E VINE ST

ORIENTAL AVE

W VINE ST
N

EUREKA ST
Aerial Photo
OneStop.mxd
0 125 250
Feet
Scale
This map was produced by the City of Redlands,
Geographic Information System.

The City of Redlands assumes no warranty or
legal responsibility for the information contained
on this map.

The data used to generate this map is dynamic
in nature, therefore the information shown may
or may not be the most current.

September 14, 2021
.

PROJECT SITE

PROJECT SITE
Redlands Joint Special Meeting of the
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05-10-22
26 of 1044
1 2
3 4
5 6
7 8
9 10
11 12
13 14
1516
17 18
19 20
21 2223
2425
26 32 2728293031 34 33
36 35
37 38
39 40
41 42
43 44
45 46
47 48
49 50 51 52 53 54
58 57 56 55 61 60 59
C
38 52
4141

45.68 47.84 50

9.44 45.52 47.68 49.84

43.52 43.36

41.36 41.2

39.6 DN

GATE AND KNOX BOXLOCATION
8'-11"
3'-2"
10,229 SF

COURTYARD
9,568 SF
PASEO
8,185 SF

COURTYARD
PLAZA

GARDEN WALK
7,492 SF

COURTYARD
4201 SF

COURTYARD

POOL DECK &

RECREATION AREA
POOL

PARKING
ENTRY

PARKING
ENTRY
BUILDING 2
LOT 2
BUILDING 4A
(LOT 3)
BUILDING 4B
(LOT 5)
BUILDING 1
(LOT 1)
BUILDING 3
LOT 6
BUILDING 5
(LOT 8)

PARKING
ACCESS
8'-11"
2'-11" 4' PROPOSED PUBLIC R/W DEDICATION
7' PROPOSED PUBLIC R/W DEDICATION
34'-0" 34'-0"
60'-0"
4' PROPOSED PUBLIC R/W DEDICATION
BUILDING 1
(LOT 1)
2'-8"
7'-0"
13'-1"
3'-1"
9'-0"
9'-0"
3'-3"
30'-0"
8'-11"
10'-2"
8'-1"
7' PROPOSED PUBLIC R/W DEDICATION
4'-7"
+1341
+1353
+1340
+1340
+1353
+1353
+1354.7 +1357
+1355
+1348
+1353
+1353
+1351.5 +1356
+1347'-6"

PARKING
ENTRY
+1355
+1348
+1353
+1355+1356+1356
+1357
+1355 +1355
+1348

LOADING LOADING

LOADING LOADING
SEE A-1.02 FOR ADDITIONALSITE DETAIL
3'-0"
92'-0"

PARKING
ACCESS

DRIVE-THRU
ENTRY

PARKING
ACCESS
28'-11" 8'-2" 28'-11"
34'-1" 15'-11"
165'-10"
7'-0"
4'-0"
3'-0"
30'-0"51'-6"
78'-6"
120'-9"
58'-6"
118'-9"
EUREKA ST.
4TH ST.

W. CITRUS AVE.

EUREKA ST.

THIRD ST.
2'-7"
15'-0"
W. REDLANDS BLVD.

ORANGE ST.

STATE ST.
"LOADING SPACE" OR "LOADING ZONE" MEANS THE SPACE ADJACENT TO A CURB OR EDGE OF A ROADWAY RESERVED FOR THE EXCLUSIVE USE OF VEHICLES DURING THE LOADING OR UNLOADING OF PASSENGERS OR MATERIALS (PER TVSP 4.12.C-4)LOADING ZONE REQUIREMENTS PER TABLE 18.164.340:1 = 3,000 - 15,000 SF COMMERCIAL AREA2 = 15,001- 45,000 SF COMMERCIAL AREALOADING SPACESFAR SUMMARY

ARCHITECTURAL SITE PLAN LEGEND
PLANTING AREAS (SEE L-SERIES FOR DETAILS)TYPICAL LOADING ZONE10' W X 20' L X 14' HRESIDENTIAL ENTRYRETAIL / COMMERCIAL ENTRYPARKING ENTRY SEATTLE / Pier 56, 1201 Alaskan Way, #200 Seattle, WA 98101 / 206.623.3344SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688LOS ANGELES / 5837 Adams BlvdCulver City, CA 90232 / 323.937.2150mithun.com ®

All information contained in this electronic data prepared by Mithun, Inc. as instruments of service are the property of Mithun, Inc., which expressly reserves all ownership rights including any common law, statutory or copyrights. This electronic data is intended for use on the project specified, and shall not be used or relied upon in part or in whole, for any future work on the same building(s) or site(s) or for any other project. The recipient of this information shall not copy, use or modify this information without the prior written authorization of Mithun, Inc. The drawings and/or data contained herein conform to Mithun, Inc.'s standard specification for software and file format. Mithun, Inc. will review any request for providing data in a different file format(s) if such a request is made in writing by the original recipient. Such a request may be considered to be a change in services.

The recipient agrees, to the fullest extent permitted by law, to defend, indemnify, and hold Mithun, Inc., its shareholders and employees, harmless from and against any claim, liability, demands, losses, damages, penalties or cost (including attorney's fees and defense costs, whether or not a suit is filed) arising or allegedly arising out of any unauthorized use, reuse or modification or in any way connected with, the incompatibility, readability, or durability of the information contained herein by the recipient or any person or entity that acquires or obtains this information thereon from the recipient without written authorization from Mithun, Inc. This agreement to defend, indemnify and hold Mithun, Inc. harmless also applies to the use of this information on any project or construction site without the involvement of Mithun, Inc. in the construction phase services normally associated with such a project.

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGERPROJECT ARCHITECTPROJECT TEAM MEMBERSPROJECT DESIGNERCHECK TITLE
PROJECT NO.DATE
SHEET NUMBER© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECTLOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 6:05:18 PM
DSDVMMYB, GY, CH, MFJEA1.001.20.221921300

ARCHITECTURAL SITEPLAN
CONDITIONAL USE PERMIT NO. 1155 & 1156COMMISSION REVIEW & APPROVALS 933 & 934 STATE STREET VILLAGERedlands, CA
1 1" = 40'-0" ARCHITECTURAL SITE PLAN
Redlands Joint Special Meeting of the
City Council and Planning Commission 05-10-22
27 of 1044
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 2425
26 32 2728293031 34 33
36 35
37 38
39 40
41 42
43 44
45 46
47 48
49 50 51 52 53 54
58 57 56 55 61 60 59
C
DN
14504 SF
RETAIL
6'-6" 7'-0" 1'-6"
147'-11"
120'-0"

LOADING ZONE

PARKING
ACCESS

DRIVE-THRU
ENTRY

PARKING
ACCESS

PAD MOUNTEDTRANSFORMER TRASH ENCLOSURE
W/ 7'-0" SPLIT-FACECMU BLOCK WALL
18'-6"
12'-2"
EUREKA ST.
4TH ST.

ONE WAY ALLEY
W. CITRUS AVE.
87'-7" 58'-9"
12'-6"
1350' - 6"
97'-0" 20'-0" 6'-0"
8'-0" 18'-0" 26'-0" 18'-0" 5'-0" 18'-0" 26'-0"
26'-0"
26'-0" 18'-0" 13'-3"
109'-8" 38'-0" 26'-0" 30'-2"
18'-0" 26'-0" 18'-0" 12'-2"
26'-0" 38'-11"
SEATTLE / Pier 56, 1201 Alaskan Way, #200 Seattle, WA 98101 / 206.623.3344SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688LOS ANGELES / 5837 Adams BlvdCulver City, CA 90232 / 323.937.2150mithun.com ®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGERPROJECT ARCHITECTPROJECT TEAM MEMBERSPROJECT DESIGNERCHECK TITLE
PROJECT NO.DATE
SHEET NUMBER© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECTLOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 2:32:17 PM
DSDVMMYB, GY, CH, MFJEA1.021921300
LOT 8 DETAILED SITEPLAN
CONDITIONAL USE PERMIT NO. 1155 & 1156COMMISSION REVIEW & APPROVALS 933 & 934 STATE STREET VILLAGERedlands, CA
1 1" = 20'-0" LOT 8 SITE PLAN

1.20.22 Redlands Joint Special Meeting of the
City Council and Planning Commission 05-10-22
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A3.17 1
A3.17 1
A3.17 2
A3.17 2
A3.15 1
A3.15 1A3.15 2
A3.15 2
A3.16 1A3.16 1
26'-0" 26'-0"
26'-0" 26'-0"
26'-0"
28'-0"
SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344
SAN FRANCISCO / 660 Market Street, #300
San Francisco, CA 94104 / 415.956.0688
LOS ANGELES / 5837 Adams Blvd
Culver City, CA 90232 / 323.937.2150
mithun.com
®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER
© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 4:32:15 PM
DS
DV
MM

YB, GY, CH, MF
JE
A2.00a
1921300
LEVEL P2 BUILING PLAN
CONDITIONAL USE PERMIT NO. 1155 & 1156
COMMISSION REVIEW & APPROVALS 933 & 934

STATE STREET VILLAGE
Redlands, CA
1 1" = 40'-0"
LEVEL P2 - OVERALL PLAN

PARKING LEGEND
9'-0"
15'-0"
9'-0"
19'-0"
9'-0" 8'-0"19'-0"

COMPACT PARKING STALL

STANDARD PARKING STALL

ADA PARKING STALL

1.20.22 Redlands Joint Special Meeting of the
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05-10-22
29 of 1044
A3.17 1
A3.17 1
W. CITRUS AVE.

REDLANDS BLVD.

STATE ST.

ORANGE ST.

EUREKA ST.
3RD ST.

S 4TH ST.

CAJON ST.
699 SF
1B
801 SF
1B
1007 SF
2B
917 SF
2B
868 SF
LOBBY
991 SF
0B-L/W
1007 SF
0B-L/W
982 SF
0B-L/W
1007 SF
0B-L/W
TRASH
26'-0" 26'-0" 26'-0"
28'-0"
28'-0"
26'-0"
0" 28'-0"
27'-0" 26'-0"
26'-2"
26'-0"
26'-8"26'-0"
24'-10"
26'-0"
2 26'-0"
6'-0"
A3.17 2
A3.17 2
A3.15 1
A3.15 1A3.15 2
A3.15
74'-9"
2 106'-5" 118'-6" 50'-0" 265'-6"
355'-0"
190'-0" 166'-0" 122'-4"
450'-0"
231'-0"
LEGEND

CIRCULATION

COMMUNITY

BUILDING

MECHANICAL

PARKING

RESIDENTIAL
26'-0"
26'-0"
26'-0"26'-0"
26'-6"
110 SF T
TRASH
99 SF T
99 SF T
A3.16 1A3.16 1
1073 SF
YOGA
1341 SF
GYM
658 SF
WOMENS

LOCKER ROOM
610 SF

MENS LOCKER
ROOM
DN
1341' - 0"
5 %

PARKING LEGEND
9'-0"
15'-0"
9'-0"
19'-0"
9'-0" 8'-0"19'-0"

COMPACT PARKING STALL

STANDARD PARKING STALL

ADA PARKING STALL
SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344
SAN FRANCISCO / 660 Market Street, #300
San Francisco, CA 94104 / 415.956.0688
LOS ANGELES / 5837 Adams Blvd
Culver City, CA 90232 / 323.937.2150
mithun.com
®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

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PROJECT NO.

DATE

SHEET NUMBER
© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 4:32:50 PM
DS
DV
MM

YB, GY, CH, MF
JE
A2.00b
1921300
LEVEL P1 BUILDING
PLAN
CONDITIONAL USE PERMIT NO. 1155 & 1156
COMMISSION REVIEW & APPROVALS 933 & 934

STATE STREET VILLAGE
Redlands, CA
1 1" = 40'-0"
LEVEL P1 - OVERALL PLAN

1.20.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
30 of 1044
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
32 2728293031
34 33
36 35
37 38
39 40
41 42
43 44
45 46
47 48
49 50 51 52 53 54
58 57 56 55 61 60 59
C
38 52
41 41

45.68 47.84 50

9.44 45.52 47.68 49.84

43.52 43.36

41.36 41.2

39.6 DN
A3.17
1 A3.17
1 LEGEND

AMENITY

CIRCULATION

COMMUNITY

BUILDING

MECHANICAL
OFFICE

PARKING

PRIVATE

OUTDOOR

LIVING SPACE

RESIDENTIAL
RETAIL

RETAIL TRASH
B2
B4A B4B
1266 SF
3B
642 SF
1B
1095 SF
2B
565 SF
0B-ST
4200 SF
B1 - RETAIL
652 SF
1B
906 SF
1B
1003 SF
2B
1273 SF
3B
1273 SF
3B
4200 SF
B3 - RETAIL
PASEO
POOL
B1
B3
BIKES
BIKES
B6
2455 SF

AMENITY
910 SF
LOBBY
3222 SF

AMENITY
362 SF
S
2983 SF
B2 - RETAIL
7652 SF
B2 - RETAIL
10548 SF
B2 - RETAIL
1174 SF
LOBBY
2180 SF
B2 - RETAIL
1938 SF
B2 - RETAIL
1332 SF
TRASH
673 SF
OFFICE
874 SF

SERVICE
367 SF

SERVICE
STANDARD 86
COMPACT 15
TOTAL 101
454 SF
B2 - RETAIL
DN 3.6
UP 2.1
1748 SF UP 2.5
B2 - RETAIL
18' - 0" 26' - 0" 18' - 0" 18' - 0" 26' - 0" 18' - 0"
27' - 0" 9' - 0" 8' - 0" 9' - 0" 27' - 0"
1003 SF
2B
701 SF
1B
701 SF
1B
1209 SF
2B
559 SF
0B-ST
1209 SF
2B
986 SF
1B
846 SF
1B
844 SF
1B
848 SF
1B
642 SF
801 SF 1B
1B
935 SF
2B
935 SF
2B
1139 SF
2B
1041 SF
2B
791 SF
1B
722 SF
1B
935 SF
2B
801 SF
1B
642 SF
1B
935 SF
2B
642 SF
1B
642 SF
1B
707 SF
1114 SF 1B
2B
1100 SF
3B
543 SF
1B
657 SF
1B
662 SF
1B
662 SF
1B
672 SF
1B
623 SF
1B
881 SF
1B
518 SF
0B-ST
929 SF
2B
1276 SF
3B
452 SF
0B-ST
452 SF
0B-ST
634 SF
0B-ST
559 SF
0B-ST
634 SF
0B-ST
841 SF
2B
2131 SF
B3 - RETAIL
1185 SF
1B
563 SF
0B-ST
935 SF
2B
707 SF
1B
1209 SF
2B
1100 SF
3B
543 SF
1B
657 SF
1B
662 SF
1B
662 SF
1B
652 SF
1B
672 SF
1B
618 SF
1B
935 SF
2B
642 SF
1B
1003 SF
2B
472 SF
0B-ST 445 SF
0B-ST
579 SF
0B-ST
494 SF
0B-L/W
494 SF
0B-L/W
621 SF
0B-L/W
2131 SF
B1 - RETAIL
13056 SF
RETAIL
540 SF
TRASH
325 SF
MAIL
718 SF
TRASH
727 SF
1B
534 SF
0B
718 SF
1B
671 SF
0B
718 SF
1B
727 SF
1B
740 SF
1B
974 SF
2B
974 SF
2B
740 SF
1B
727 SF
1B
671 SF
0B
718 SF
1B
534 SF
0B
727 SF
1B
735 SF
1B
11330 SF
RETAIL
325 SF
MAIL
735 SF
1B
718 SF
1B
671 SF
0B
740 SF
1B
974 SF
2B
726 SF
1B
534 SF
0B
727 SF
1B
1151 SF
2B
727 SF
1B
534 SF
0B
727 SF
1B
718 SF
TRASH
718 SF
1B
671 SF
0B
718 SF
1B
740 SF
1B
717 SF
TRASH
215 SF
MAIL
1210 SF
2B
2349 SF
B1- RETAIL
14504 SF
RETAIL
2'-8"
3'-2"
450'-0"
236'-0" 3'-0" 68'-0"
450'-0"
221'-0"
10'-2"
3'-1"
8'-11" 357'-5"
257'-6" 8'-0" 50'-0" 8'-0" 110'-6"
189'-6" 167'-0" 163'-6"
A3.17
2 A3.17
2 A3.15
1 A3.15
1 A3.15
2 A3.15
2 50'-0" 18'-0" 30'-0" 18'-0" 50'-0"
97'-5"
97'-5"
146 SF
T
122 SF
T
476 SF
BIKE
537 SF
BIKE
144 SF
T
135 SF
T

PARKING
ENTRY

LOADING
A3.16
1 A3.16
1 726 SF
1B
726 SF
1B
727 SF
1B
726 SF
1B
1138 SF

CO-WORKING
953 SF
LOUNGE
973 SF
CLASS
ROOM
5%
735 SF
0B
735 SF
0B
SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344
SAN FRANCISCO / 660 Market Street, #300
San Francisco, CA 94104 / 415.956.0688
LOS ANGELES / 5837 Adams Blvd
Culver City, CA 90232 / 323.937.2150
mithun.com
®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER
© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 4:32:57 PM
DS
DV
MM

YB, GY, CH, MF
JE
A2.01a
1921300
LEVEL 1 BUILDING PLAN
CONDITIONAL USE PERMIT NO. 1155 & 1156
COMMISSION REVIEW & APPROVALS 933 & 934

STATE STREET VILLAGE
Redlands, CA
1 1" = 40'-0"
LEVEL 01 - OVERALL PLAN

1.20.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
31 of 1044
Redlands Joint Special Meeting of the
City Council and Planning Commission 05-10-22
32 of 1044
A3.17
1 A3.17
1 760 SF
1B
495 SF
0B
699 SF
1B
495 SF
0B
495 SF
0B
699 SF
1B
495 SF
0B
706 SF
1B
1091 SF
2B
1028 SF
2B
657 SF
0B
667 SF
0B
671 SF
0B
449 SF
0B
980 SF
2B
984 SF
2B
1087 SF
2B
751 SF
1B
457 SF
1B 721 SF
1B
669 SF
1B
669 SF
1B
669 SF
1B
669 SF
1B
687 SF
1B
669 SF
1B
1016 SF
2B 463 SF
0B
818 SF
1B
754 SF
1B
885 SF
1B
820 SF
1B
690 SF
1B
733 SF
1B
686 SF
1B
739 SF
1B
684 SF
1B
756 SF
1B
754 SF
1B
1282 SF
3B
482 SF
0B
530 SF
0B
4557 SF
OFFICE
STANDARD109
COMPACT 23
TOTAL 132
UP 4.4
DN 4.6 UP 4.6
STOR

STOR STOR
STO
STOR
TRASH
888 SF
1B
662 SF
0B
18' - 0" 26' - 0" 18' - 0" 18' - 0" 26' - 0" 18' - 0"
27' - 0" 9' - 0" 8' - 0" 9' - 0" 27' - 0"
1307 SF
3B
642 SF
1B
1095 SF
2B
698 SF
1B
908 SF
1B
1003 SF
2B
999 SF
2B
1004 SF
2B
1003 SF
2B 701 SF
1B
701 SF
1B
1209 SF
2B
562 SF
0B-ST
1209 SF
2B
986 SF
2B
846 SF
1B
844 SF
1B
848 SF
1B
642 SF
1B 801 SF
1B
935 SF
2B
935 SF
2B
1139 SF
2B
1045 SF
2B
791 SF
1B
742 SF
1B
935 SF
2B
801 SF
1B
642 SF
1B
935 SF
2B
770 SF
642 SF 1B
1B
641 SF
1B
707 SF
1236 SF 1B
2B
1188 SF
3B
566 SF
1B
703 SF
1B
708 SF
1B
708 SF
1B
718 SF
1B
1330 SF
2B
929 SF
2B
518 SF
0B-ST
881 SF
1B
1276 SF
3B
452 SF
0B-ST
457 SF
0B-ST
634 SF
0B-ST
562 SF
0B-ST
634 SF
0B-ST
841 SF
2B
1185 SF
2B
563 SF
0B-ST
935 SF
2B
707 SF
1B
1228 SF
2B
1188 SF
3B
566 SF
1B
703 SF
1B
708 SF
1B
708 SF
1B
698 SF
1B
718 SF
1B
1330 SF
2B
770 SF
1B
935 SF
2B
642 SF
1B
1003 SF
2B
472 SF
0B-ST
890 SF
2B
879 SF
2B
1201 SF
3B
825 SF
2B
1284 SF
3B
653 SF
1B
702 SF
1B
642 SF
1B 452 SF
0B-ST
642 SF
1B 1087 SF
2B
1049 SF
2B
588 SF
1B
989 SF
2B
828 SF
1B
1378 SF
3B
585 SF
0B-ST
576 SF
0B-ST
573 SF
0B-ST
574 SF
0B-ST
570 SF
0B-ST
645 SF
0B-ST
546 SF
1B
1166 SF
2B
672 SF
1B
693 SF
1B
1378 SF
3B
989 SF
2B
588 SF
1B
1049 SF
3B
1056 SF
2B
828 SF
1B
793 SF
2B 524 SF
1B
452 SF
0B-ST
639 SF
1B
716 SF
2B
987 SF
1B
773 SF
0B
993 SF
1B
993 SF
1B
773 SF
0B
1285 SF
2B
1088 SF
2B
773 SF
0B
992 SF
1B
1095 SF
1B
953 SF
2B
1197 SF
2B
735 SF
1B
727 SF
1B
534 SF
0B
713 SF
1B
671 SF
0B
713 SF
1B
727 SF
1B
859 SF
1B
1205 SF
2B
1205 SF
2B
736 SF
1B
548 SF
0B
726 SF
1B
671 SF
0B
714 SF
1B
534 SF
0B
727 SF
1B
735 SF
1B
833 SF
2B
1104 SF
2B
706 SF
0B
664 SF
0B
666 SF
0B
722 SF
1B
899 SF
1B
813 SF
1B
990 SF
2B
833 SF
0B
779 SF
1B
1380 SF
2B
1299 SF
2B
713 SF
1B
671 SF
0B
543 SF
0B
736 SF
1B
970 SF
2B
726 SF
1B
534 SF
0B
727 SF
1B
1210 SF
2B
1151 SF
2B
727 SF
1B
534 SF
0B
727 SF
1B
735 SF
1B
714 SF
1B
668 SF
0B
714 SF
1B
736 SF
1B
924 SF
2B
A3.17
2 A3.17
2 A3.15
1 A3.15
1 A3.15
2 A3.15
2 450'-0"
257'-6" 8'-0" 50'-0" 8'-0" 110'-6"
189'-6" 167'-0"
357'-5"
231'-0"
LEGEND

CIRCULATION

MECHANICAL
OFFICE

PARKING

PRIVATE

OUTDOOR

LIVING SPACE

RESIDENTIAL
735 SF
1B
709 SF
0B
1117 SF
2B
A3.16
1 A3.16
1 726 SF
1B
727 SF
1B
727 SF
1B
726 SF
1B
230'-0"
86'-0" 27'-0" 86'-6" 30'-0" 220'-0"
45'-0" 55'-6" 134'-1"
202'-6" 49'-6" 105'-5"
168'-0"
48'-1" 234'-6"
84'-1"
78'-5" 156'-1" 61'-3"
SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344
SAN FRANCISCO / 660 Market Street, #300
San Francisco, CA 94104 / 415.956.0688
LOS ANGELES / 5837 Adams Blvd
Culver City, CA 90232 / 323.937.2150
mithun.com
®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER
© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 4:33:13 PM
DS
DV
MM

YB, GY, CH, MF
JE
A2.02
1921300
LEVEL 2 BUILDING PLAN
CONDITIONAL USE PERMIT NO. 1155 & 1156
COMMISSION REVIEW & APPROVALS 933 & 934

STATE STREET VILLAGE
Redlands, CA
1 1" = 40'-0"
LEVEL 02 - OVERALL PLAN

1.20.22 1B 1B
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
33 of 1044
A3.17
1 A3.17
1 457 SF
1B 721 SF
1B
669 SF
1B
669 SF
1B
669 SF
1B
669 SF
1B
687 SF
1B
669 SF
1B
1016 SF
2B 463 SF
0B
530 SF
0B
482 SF
0B
1282 SF
3B
754 SF
1B
756 SF
1B
684 SF
1B
739 SF
1B
686 SF
1B
733 SF
1B
690 SF
1B
688 SF
615 SF 1B
1B
818 SF
1B
754 SF
1B
752 SF
1B
706 SF
1B
495 SF
0B
699 SF
1B
495 SF
0B
495 SF
0B
699 SF
1B
495 SF
0B
760 SF
1B
1091 SF
2B
1028 SF
2B
657 SF
0B
667 SF
0B
671 SF
0B
449 SF
0B
980 SF
2B
984 SF
2B
1087 SF
2B
751 SF
1B
4569 SF
OFFICE
STANDARD105
COMPACT 23
TOTAL 128
UP 4.4
DN 4.6 UP 4.6
TRASH
STOR

STOR STOR
STO
STOR

GUEST/COMM

PARKING
406
RES

PARKING
280
888 SF
1B
662 SF
0B
18' - 0" 26' - 0" 18' - 6" 18' - 0" 26' - 0" 18' - 0"
27' - 0" 9' - 0" 8' - 0" 9' - 0" 27' - 0"
1297 SF
3B
642 SF
1B
1100 SF
2B
698 SF
1B
904 SF
1B
1003 SF
2B
1004 SF
2B
1004 SF
2B
1003 SF
2B
701 SF
1B
701 SF
1B
1280 SF
2B
562 SF
0B-ST
1280 SF
2B
1046 SF
2B
844 SF
1B
844 SF
1B
847 SF
2B
642 SF
801 SF 1B
1B
935 SF
2B
935 SF
2B
1134 SF
2B
1041 SF
2B
788 SF
1B
738 SF
1B
935 SF
2B
801 SF
1B
642 SF
1B
935 SF
2B
770 SF
642 SF 1B
1B
642 SF
1B
707 SF
1236 SF 1B
2B
1188 SF
3B
566 SF
1B
703 SF
1B
708 SF
1B
708 SF
1B
718 SF
1B
1334 SF
2B
929 SF
2B
518 SF
0B-ST
936 SF
1B
1410 SF
3B
452 SF
0B-ST
452 SF
0B-ST
634 SF
0B-ST
562 SF
0B-ST
634 SF
0B-ST
716 SF
2B
1191 SF
2B
558 SF
0B-ST
935 SF
2B
707 SF
1B
1228 SF
2B
1188 SF
3B
566 SF
1B
703 SF
1B
708 SF
1B
708 SF
1B
698 SF
1B
718 SF
1B
1334 SF
2B
770 SF
1B
935 SF
2B
642 SF
1B
1003 SF
2B
472 SF
0B-ST
890 SF
2B
879 SF
2B
1201 SF
3B
886 SF
2B
1284 SF
3B
701 SF
1B
702 SF
1B
642 SF
1B 452 SF
0B-ST
642 SF
1B 1096 SF
2B
1086 SF
2B
649 SF
1B
1088 SF
2B
902 SF
1B
1470 SF
3B
581 SF
0B-ST
568 SF
0B-ST
569 SF
0B-ST
570 SF
0B-ST
570 SF
0B-ST
645 SF
0B-ST
546 SF
1B
1166 SF
2B
672 SF
1B
666 SF
1B
1470 SF
3B
1087 SF
2B
649 SF
1B
1086 SF
3B
1056 SF
2B
904 SF
1B
793 SF
2B 524 SF
1B
452 SF
0B-ST
639 SF
1B
716 SF
2B
987 SF
1B
773 SF
0B
993 SF
1B
993 SF
1B
773 SF
0B
1285 SF
2B
1088 SF
2B
773 SF
0B
992 SF
1B
1095 SF
1B
956 SF
2B
1197 SF
2B
735 SF
1B
727 SF
1B
534 SF
0B
713 SF
1B
668 SF
0B
713 SF
1B
727 SF
1B
964 SF
2B
964 SF
2B
734 SF
1B
548 SF
0B
726 SF
1B
668 SF
0B
714 SF
1B
534 SF
0B
727 SF
1B
735 SF
1B
968 SF
2B
1181 SF
2B
706 SF
0B
724 SF
0B
725 SF
0B
787 SF
1B
899 SF
1B
813 SF
1B
1077 SF
2B
833 SF
0B
779 SF
1B
1451 SF
2B
1364 SF
2B
735 SF
1B
713 SF
1B
671 SF
0B
543 SF
0B
740 SF
1B
974 SF
2B
726 SF
1B
534 SF
0B
727 SF
1B
1206 SF
2B
1147 SF
2B
727 SF
1B
534 SF
0B
727 SF
1B
735 SF
1B
714 SF
1B
671 SF
0B
714 SF
1B
740 SF
1B
918 SF
2B
A3.17
2 A3.17
2 A3.15
1 A3.15
1 A3.15
2 A3.15
2 450'-0"
281'-11"
257'-6" 110'-6"
189'-6" 167'-0"
357'-5"
231'-0"
66'-0"
LEGEND

CIRCULATION

MECHANICAL
OFFICE

PARKING

PRIVATE

OUTDOOR

LIVING SPACE

RESIDENTIAL
706 SF
0B
1117 SF
2B
853 SF
0B
535 SF
0B
A3.16
1 A3.16
1 727 SF
1B
726 SF
1B
857 SF
1B
727 SF
1B
726 SF
1B
450'-0"
257'-6" 109'-9"
357'-5"
230'-0"
85'-6" 27'-0" 86'-6" 30'-0" 218'-9"
44'-6" 55'-6" 134'-6"
200'-6"
48'-1"
82'-1"
168'-11"
SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344
SAN FRANCISCO / 660 Market Street, #300
San Francisco, CA 94104 / 415.956.0688
LOS ANGELES / 5837 Adams Blvd
Culver City, CA 90232 / 323.937.2150
mithun.com
®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

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PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

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CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER
© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 4:33:25 PM
DS
DV
MM

YB, GY, CH, MF
JE
A2.03
1921300
LEVEL 3 BUILDING PLAN
CONDITIONAL USE PERMIT NO. 1155 & 1156
COMMISSION REVIEW & APPROVALS 933 & 934

STATE STREET VILLAGE
Redlands, CA
1 1" = 40'-0"
LEVEL 03 - OVERALL PLAN

1.20.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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City Council and Planning Commission 05-10-22
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LEVEL 01
1353.00
ROOF
1419.00
B4b LEVEL 1
1359.00
B4b LEVEL 2
1369.00
B4b LEVEL 3
1379.00
B4b LEVEL 4
1389.00
A-1B-5G-2B-6B-5C-7K
ROOF
1419.00
B4a LEVEL 1
1354.00
B4a LEVEL 2
1364.00
B4a LEVEL 3
1374.00
B4a LEVEL 4
1384.00
G-2B-5B-6A-1B-5C-2
MATERIAL LEGEND:

A. PLASTER CEMENT (STUCCO )
A-1. MAYONNAISE - BENJAMIN MOORE 2152-70
A-2a. MANILLA - BENJAMIN MOORE 2158-50
A-2b. YELLOW MARIGOLD - BENJAMIN MOORE
2155-30
A-3. ODESSA PINK - BENJAMIN MOORE HC-59
A-4. SOUTHFIELD GREEN - BENJAMIN MOORE
HC-129
A-5. GREAT BARRINGTON GREEN - BENJAMIN
MOORE HC-122
A-6a. WHITE DOWN - BENJAMIN MOORE OC-131
A-6b. NUTMEG - BENJAMIN MOORE 1227
A-7. ROCK GRAY - BENJAMIN MOORE 1615
A-8. PEWTER - BENJAMIN MOORE 2121-3
B. WINDOW MULLIONS, FRAME, FENCE, AND

GUARDRAILS
B-1. IVORY TUSK - BENJAMIN MOORE
OC-91
B-2a. YELLOW MARIGOLD - BENJAMIN MOORE
2155-30
B-3. MEXICANA- BENJAMIN MOORE 2172-30
B-5. BRANCHPORT BROWN - BENJAMIN
MOORE HC-72
B-6. COPPER PATINA - BENJAMIN MOORE
619
B-7. GREENSCREEN
B-8. CLEARSPRING GREEN - BENJAMIN
MOORE 2121-30
B-9. MAYONNAISE - BENJAMIN MOORE 2152-70
C. ROOFING AND TILE
C-1. COPPER PATINA - FAUX OXIDIZED

COPPER METAL ROOFING
C-2. TERRACOTTA TILE
C-3. CONCRETE TILE
C-4. GREEN - GLAZED CERAMIC TILE
C-5. BLUE - GLAZED CERAMIC TILE
C-6. CORRUGATED GALVANIZED METAL

ROOFING
C-7. TRAVERTINE TILE
D. WIRE MESH SCREEN
E. TILE CLADDING
F. HARDIE PANEL BOARD AND BATTEN SIDING
G. BRICK VENEER
G-1. ROMAN BRICK
G-2. OLD TOWN RED
H. CAST STONE
J. WOOD - CLEARSPRING GREEN - BENJAMIN
MOORE HC-128
K. BOARD FORMED CONCRETE

KEY PLAN
SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344
SAN FRANCISCO / 660 Market Street, #300
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mithun.com
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NOT FOR CONSTRUCTION
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.All information contained in this electronic data prepared by Mithun, Inc. as instruments of service are the property of Mithun, Inc., which expressly reserves all ownership rights including any common law, statutory or copyrights. This electronic data is intended for use on the project specified, and shall not be used or relied upon in part or in whole, for any future work on the same building(s) or site(s) or for any other project. The recipient of this information shall not copy, use or modify this information without the prior written authorization of Mithun, Inc. The drawings and/or data contained herein conform to Mithun, Inc.'s standard specification for software and file format. Mithun, Inc. will review any request for providing data in a different file format(s) if such a request is made in writing by the original recipient. Such a request may be considered to be a change in services. The recipient agrees, to the fullest extent permitted by law, to defend, indemnify, and hold Mithun, Inc., its shareholders and employees, harmless from and against any claim, liability, demands, losses, damages, penalties or cost (including attorney's fees and defense costs, whether or not a suit is filed) arising or allegedly arising out of any unauthorized use, reuse or modification or in any way connected with, the incompatibility, readability, or durability of the information contained herein by the recipient or any person or entity that acquires or obtains this information thereon from the recipient without written authorization from Mithun, Inc. This agreement to defend, indemnify and hold Mithun, Inc. harmless also applies to the use of this information on any project or construction site without the involvement of Mithun, Inc. in the construction phase services normally associated with such a project.Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER
© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 4:33:37 PM
DS
DV
MM

YB, GY, CH, MF
JE
A3.13
1921300

BUILDING ELEVATIONS
CONDITIONAL USE PERMIT NO. 1155 & 1156
COMMISSION REVIEW & APPROVALS 933 & 934

STATE STREET VILLAGE
Redlands, CA
1 1/16" = 1'-0"
B4 PASEO EAST ELEVATION
2 1/16" = 1'-0"
B4A PASEO WEST ELEVATION
21 1.20.22
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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1 REDLANDS - BUILDING B2
May 3, 2021 ©2021 Torti Gallas + Partners | 1300 Spring Street, 4th Floor | Silver Spring, Maryland 20910 | 301.588.4800 REDLANDS BLVD @ ORANGE ST

ADDED GFRC PANEL

AT PARAPET

ADDED COLOR CHANGE

AT RECESSED WALL

PLANE AND PARAPET

SAMPLE RECESSED WINDOW DETAIL
(DEPTH TO BE DETERMINED)

GROUND FLOOR STOREFRONT PER RETAIL

AND PLACEMAKING DESIGN GUIDELINES

CONCRETE S-TILE SAMPLE EAVE DETAIL AT ROOF TILE

SAMPLE RAILING DETAIL

SAMPLE RECESSED DOOR/WINDOW

JAMB DETAIL
(DEPTH TO BE DETERMINED)

GFRC COLUMNS
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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SAMPLE RECESSED DOOR/WINDOW

JAMB DETAIL
(DEPTH TO BE DETERMINED)
2 REDLANDS - BUILDING B2
May 3, 2021 ©2021 Torti Gallas + Partners | 1300 Spring Street, 4th Floor | Silver Spring, Maryland 20910 | 301.588.4800 REDLANDS BLVD @ 3RD ST

TRELLIS OVER STUCCO COLUMNS

FIBER CEMENT BAY WINDOWS

ADDED COLOR CHANGE

AT TOP FLOOR

METAL ROOF

TOWER WITH REVISED BALCONY

INLAID TILE ACCENT

SAMPLE TILE

WOOD BEAM BALCONY
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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SAMPLE RECESSED DOOR/WINDOW

JAMB DETAIL
(DEPTH TO BE DETERMINED) BRICK SOLDIER COURSE

BRICK RETURN AT WINDOWS

ADDED- GFRC DECORATIVE
PANEL

SAMPLE EAVE DETAIL AT ROOF TILE

SAMPLE RAILING DETAIL
3 REDLANDS - BUILDING B2
May 3, 2021 ©2021 Torti Gallas + Partners | 1300 Spring Street, 4th Floor | Silver Spring, Maryland 20910 | 301.588.4800 ORANGE ST @ STATE ST

GROUND FLOOR STOREFRONT PER RETAIL

AND PLACEMAKING DESIGN GUIDELINES

CONCRETE S-TILE
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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SAMPLE EAVE DETAIL CONCRETE S-TILE
(PROFILE TO BE DETERMINED

SAMPLE RECESSED WINDOW DETAIL
(DEPTH TO BE DETERMINED)

SAMPLE RECESSED DOOR/WINDOW

JAMB DETAIL
(DEPTH TO BE DETERMINED)

SAMPLE DECORATIVE RECESS
(NO WROUGHT IRON)
4 REDLANDS - BUILDING B2
May 3, 2021 ©2021 Torti Gallas + Partners | 1300 Spring Street, 4th Floor | Silver Spring, Maryland 20910 | 301.588.4800 STATE STREET @ 3RD ST

GROUND FLOOR STOREFRONT PER RETAIL

AND PLACEMAKING DESIGN GUIDELINES
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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DECORATIVE TILE SPECIAL PAVING AT ENTRY

SAMPLE RAILING DETAIL

CONCRETE S-TILE SAMPLE EAVE DETAIL AT ROOF TILE

SAMPLE RECESSED DOOR/WINDOW

JAMB DETAIL
(DEPTH TO BE DETERMINED)
5 REDLANDS - BUILDING B2
May 3, 2021 ©2021 Torti Gallas + Partners | 1300 Spring Street, 4th Floor | Silver Spring, Maryland 20910 | 301.588.4800

STATE ST
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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CUP Submittal CUP Submittal- Revised Alternate 1 Alternate 2 6 REDLANDS - BUILDING B2
May 3, 2021 ©2021 Torti Gallas + Partners | 1300 Spring Street, 4th Floor | Silver Spring, Maryland 20910 | 301.588.4800

TOWER OPTIONS
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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CUP Submittal CUP Submittal- Revised Alternate 1 Alternate 2 7 REDLANDS - BUILDING B2
May 3, 2021 ©2021 Torti Gallas + Partners | 1300 Spring Street, 4th Floor | Silver Spring, Maryland 20910 | 301.588.4800

TOWER OPTIONS
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B3 REDLANDS BOULEVARD
REVISED 5.02.22
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B3 REDLANDS BOULEVARD

ORIGINAL
REVISED 5.02.22
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B1 REDLANDS BOULEVARD (DETAIL)
REVISED 5.02.22

ORNAMENTAL IRON GRILLE

ARCADE AND LOGIA

BEACH CHALET, WILLIS POLK ARCHITECT
1915
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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REVISED 5.02.22 ORIGINAL
B1 REDLANDS BOULEVARD (DETAIL)
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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FLUSH TILE CORNICE
B3 EUREKA STREET (DETAIL)
REVISED 05.02.22

FLUSH TILE DETAILING

FLUSH TILE DETAILING AT STUCCO
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B3 EUREKA STREET (DETAIL)
REVISED 05.02.22 ORIGINAL
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B1 EUREKA STREET (DETAIL)
REVISED 05.02.22

SHEET METAL CORNICE

RESIDENTIAL WINDOW GATHER WITH FORMED

SILL DETAILING
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B1 EUREKA STREET (DETAIL)
REVISED 5.02.22 ORIGINAL
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B1 CITRUS AVENUE
REVISED 5.02.22
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B1 CITRUS AVENUE

ORIGINAL
REVISED 5.02.22
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B1 CITRUS AVENUE (DETAIL)
REVISED 5.02.22

FLUSH TILE CORNICE

RESIDENTIAL WINDOW GATHER WITH FORMED

SILL DETAILING

ALTERNATING THICK BRICK - THIN BRICK

DETAILING
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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B1 CITRUS AVENUE (DETAIL)
REVISED 5.02.22

FLUSH TILE CORNICE

RESIDENTIAL WINDOW GATHER WITH FORMED

SILL DETAILING

OXIDIZED COPPER SHEET DOME
STATE STREET VILLAGE / ELEVATION ENHANCEMENTS / 5.02.22 Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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LEVEL 01
1353.00
LEVEL 02
1369.00
LEVEL 03
1379.00
LEVEL 04
1389.00
LEVEL 05
1399.00
LEVEL P1
1341.00
ROOF
1419.00
LEGEND

CIRCULATION

MECHANICAL

PARKING

RESIDENTIAL
RETAIL
LEVEL P2
1329.00
LEVEL 01
1353.00
LEVEL 02
1369.00
LEVEL 03
1379.00
LEVEL 04
1389.00
LEVEL 05
1399.00
LEVEL P1
1341.00
ROOF
1419.00

EASEMENT
LEGEND

CIRCULATION

PARKING
POOL

RESIDENTIAL
LEVEL P2
1329.00

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER
© 2016 MITHUN, INC.

ORIGINAL SHEET SIZE 24" x 36"

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
1/20/2022 4:33:48 PM
DS
DV
MM

YB, GY, CH, MF
JE
A3.15
1921300

BUILDING SECTIONS
CONDITIONAL USE PERMIT NO. 1155 & 1156
COMMISSION REVIEW & APPROVALS 933 & 934

STATE STREET VILLAGE
Redlands, CA
1 1/32" = 1'-0"
B1 B3 SECTION 1
2 1/32" = 1'-0"
B1 B3 SECTION 2
1122

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5 Redlands Joint Special Meeting of the
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RETAIL CONCEPTS
State Street Village - Redlands, CA

PROGRESS DESIGN VIEWS
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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VIEW FROM SOUTHEAST CORNER OF EXISTING INTERSECTION
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 2 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS

ORANGE AND STATE STREETS
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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NORTHWEST CORNER OF ORANGE AND STATE STREETS
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 3 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 4 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 5 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 6 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 7 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 8 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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PASSAGE TO RESIDENTIAL LOBBY AND PARKING GARAGE
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 9 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 10 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 11 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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NORTHEAST CORNER OF STATE AND THIRD STREETS
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 13 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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ARCADE AT PASSAGE TO PARKING GARAGE
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 14 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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ARCADE AT PASSAGE TO PARKING GARAGE
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 15 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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THIRD STREET
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 16 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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OPERABLE STOREFRONT CLOSED
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 17 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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OPERABLE STOREFRONT OPEN
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 18 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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SOUTHEST CORNER OF REDLANDS BOULEVARD AND THIRD STREET
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 19 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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OPERABLE STOREFRONT - CLOSED
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 20 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4A
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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OPERABLE STOREFRONT - OPEN
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 21 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4A
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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SOUTHEAST CORNER OF STATE AND THIRD STREETS
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 22 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4A
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 23 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4A
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 24 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4A
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 25 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4A
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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PROGRESS DESIGN VIEWS
BUILDING 4A
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City Council and Planning Commission
05-10-22
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PROGRESS DESIGN VIEWS
BUILDING 4B
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 28 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4B
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 29 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4B
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 30 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4B
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City Council and Planning Commission
05-10-22
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OPERABLE STOREFRONT - OPEN
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 31 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4B
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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OPERABLE STOREFRONT - CLOSED
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 32 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4B
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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SOUTHWEST CORNER OF ORNAGE AND STATE STREETS
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 33 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 4B
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 35 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 36 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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DINING TERRACE AT NORTH SIDE OF PLAZA
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 37 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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ARCADE AT NORTH SIDE OF PLAZA
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 38 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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ARCADE AT NORTHWEST CORNER OF PLAZA
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 39 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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NORTHWEST CORNER OF PLAZA
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 40 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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SOUTHWEST CORNER OF PLAZA
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 41 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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ARCADE AT SOUTHWEST CORNER OF PLAZA
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 42 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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DINING AREA AT SOUTHWEST CORNER OF PLAZA
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 43 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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DINING AREAS AT SOUTH SIDE OF PLAZA
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 44 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 45 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 46 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
125 of 1044
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 47 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
126 of 1044
15 July 2021 | ©2021 Torti Gallas + Partners | 301.588.4800 48 STATE STREET VILLAGE - REDLANDS, CA

PROGRESS DESIGN VIEWS
BUILDING 2
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 PLAN - TREES - OVERALL PRELIMINARY LANDSCAPE PRELIMINARY LANDSCAPE PLAN - TREES OVERALL L2.1 2 1" = 40'-0" QUERCUS VIRGINIANA SOUTHERN LIVE OAK PLATANUS X ACERIFOLIA LONDON PLANE TREE PINUS CANARIENSIS CANARY ISLAND PINE LOPHOSTEMON CONFERTUS BRISBANE BOX CUPRESSUS SEMPERVIRENS ITALIAN CYPRESS ARBUTUS 'MARINA' MARINA MADRONE PODOCARPUS GRACILIOR FERN PODOCARPUS PHOENIX RECLINATA SENEGAL DATE PALM CINNAMOMUM CAMPHORA CAMPHOR TREE STRELITZIA NICOLAI GIANT BIRD OF PARADISE CITRUS AVE. REDLANDS BLVD.

ORANGE ST.

EUREKA ST.
3RD ST. STATE ST.

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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORANGE ST.
3RD ST. STATE ST.

Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORANGE ST.
3RD ST. STATE ST.

Redlands Joint Special Meeting of the
City Council and Planning Commission 05-10-22
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

Redlands Joint Special Meeting of the
City Council and Planning Commission 05-10-22
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

EUREKA ST.

SOUTH 4th ST.

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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 PLAN - SHRUBS AND GROUND PLANE - OVERALL PRELIMINARY LANDSCAPE L3.1 3 1" = 40'-0" PRELIMINARY LANDSCAPE PLAN - SHRUB AND GROUND PLANE OVERALL MAXIMUM APPLIED WATER ALLOWANCE (MAWA) ESTIMATED APPLIED WATER USE (EAWU)

MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO)
THE EAWU (1,152,625 GALLONS PER YEAR) IS LESS THAN MAWA (1,176,552 GALLONS PER YEAR). THE PROJECT'S LANDSCAPE ESTIMATE OF APPLIED WATER USE COMPLIES WITH THE CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE. BUXUS MICROPHYLLA 'GREEN BEAUTY' GREEN BEAUTY BOXWOOD CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM RHAPHIOLEPIS INDICA 'CLARA' INDIAN HAWTHORN TRACHELOSPERMUM JASMINOIDES STAR JASMINE ROSA X 'NOASCHNEE' FLOWER CARPET WHITE GROUNDCOVER ROSE DIETES IRIDIOIDES FORNIGHT LILY PHILODENDRON XANADU XANADU PITTOSPORUM TOBIRA 'WHEELER'S DWARF' WHEELER'S DWARF PITTOSPORUM BOUGAINVILLEA 'RASPBERRY ICE' RASPBERRY ICE BOUGAINVILLEA CALLISTEMON VIMINALIS 'LITTLE JOHN' LITTLE JOHN DWARF BOTTLEBRUSH DIETES BICOLOR FORTNIGHT LILY STRELITZIA REGINAE BIRD OF PARADISE LIGUSTRUM JAPONICUM 'TEXANUM' WAXLEAF PRIVET RHAPHIOLEPIS UMBELLATA YEDDO HAWTHORNE PRUNUS CAROLINIANA CAROLINA CHEERY LAUREL LAWN CITRUS AVE. REDLANDS BLVD.

ORANGE ST.

EUREKA ST.
3RD ST. STATE ST. JUNCUS PATENS CALIFORNIA GREY RUSH
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 PLAN - SHRUBS AND GROUND PLANE ENLARGEMENT PRELIMINARY LANDSCAPE L3.2 3 1" = 20'-0"
MATCHLINE - SEE SHEET L3.4 MATCHLINE - SEE SHEET L3.3 PRELIMINARY LANDSCAPE PLAN - SHRUB AND GROUND PLANE ENLARGEMENTREDLANDS BLVD.

ORANGE ST.
3RD ST. STATE ST.

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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 L3.3 3 1" = 20'-0"
MATCHLINE - SEE SHEET L3.5 MATCHLINE - SEE SHEET L3.2 PLAN - SHRUBS AND GROUND PLANE ENLARGEMENT PRELIMINARY LANDSCAPE PRELIMINARY LANDSCAPE PLAN - SHRUB AND GROUND PLANE ENLARGEMENT CITRUS AVE.

ORANGE ST.
3RD ST. STATE ST.

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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 L3.4 3 1" = 20'-0"
MATCHLINE - SEE SHEET L3.2 MATCHLINE - SEE SHEET L3.5MATCHLINE - SEE SHEET L3.3 PLAN - SHRUBS AND GROUND PLANE ENLARGEMENT PRELIMINARY LANDSCAPE PRELIMINARY LANDSCAPE PLAN - SHRUB AND GROUND PLANE ENLARGEMENT EUREKA ST. REDLANDS BLVD.

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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 L3.5 3 1" = 20'-0"
MATCHLINE - SEE SHEET L3.3 MATCHLINE - SEE SHEET L3.4 MATCHLINE - SEE SHEET L3.4 MATCHLINE - SEE SHEET L3.6 PLAN - SHRUBS AND GROUND PLANE ENLARGEMENT PRELIMINARY LANDSCAPE PRELIMINARY LANDSCAPE PLAN - SHRUB AND GROUND PLANE ENLARGEMENT EUREKA ST. CITRUS AVE.

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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 PRELIMINARY LANDSCAPE PLAN - SHRUB AND GROUND PLANE ENLARGEMENT L3.6 3 1" = 20'-0" MATCHLINE - SEE SHEET L3.5 MATCHLINE - SEE SHEET L3.3 PLAN - SHRUBS AND GROUND PLANE ENLARGEMENT PRELIMINARY LANDSCAPE TOTAL SITE AREA OF CVS - 57,982 SF PROPOSED LANDSCAPE AREA - 9,476 SF - 16% OF TOTAL SITE CVS SITE - LANDSCAPE AREA CITRUS AVE.

EUREKA ST.

SOUTH 4th ST. GREENSCREEN
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORANGE ST.

EUREKA ST. STATE ST. SF4 SF4 SF5 SF5 SF6 COURTYARD DINING FURNITURE SF7 SF7 SF8 SF8 SF9 SF9 SF1 SF2 SF1 SF5 SF1 SF5 SF1 SF5 SF1 SF2 SF1 SF2 SF4 SF1 SF4 SF1 SF2 SF1 SF1 SF2 SF1 SF1 SF1 SF5 SF3 SF2 SF1 SF6 SF6SF8 SF6 SF7 SF9 SF7 SF6 SF9 SF7SF6 SF8 SF7 SF6 SF7 SF8 SF6 SF8 SF8 SF7 SF9 SF6 SF7 SF9 SF9 SF7 SF6 SF9 SF9 SF6 SF7 SF8 SF9 SF7 SF9 SF8 SF7 SF8 SF8 SF7 SF9 SF7 SF9 SF7 SF7 SF9 SF9 SF7 SF7 SF8SF7 SF7 SF9 SF9 SF7 SF7 SF9 SF7 SF9 SF9 SF8 SF7 SF8 SF9SF9 SF9 SF7 SF7SF4 SF5 SF5 SF4 SF7 SF9 SF8 SF7 SF7 SF7 SF7 SF2 SF3 SF3 SF1 STATE AND 3RD STREET DINING FURNITURE SF1 SF2 STATE AND 3RD STREET DINING FURNITURE STATE AND 3RD STREET UMBRELLAS STATE AND 3RD STREET UMBRELLAS STATE AND 3RD STREET SOFT SEATING STATE AND 3RD STREET SOFT SEATING STATE AND 3RD STREET POTTERY STATE AND 3RD STREET POTTERY STATE, 3RD STREET, AND CITRUS AVE. BENCH STATE, 3RD STREET, AND CITRUS AVE. BENCH COURTYARD SOFT SEATING COURTYARD SOFT SEATING COURTYARD UMBRELLAS COURTYARD UMBRELLAS COURTYARD POTTERY COURTYARD POTTERY Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORANGE ST.

EUREKA ST.
3RD ST. STATE ST. P1 PLAZA CONCRETE PAVER FIELD P2 STATE ST. AND 3RD ST. PEDESTRIAN & VEHICULAR CONCRETE PAVER P3 CONCRETE PAVING SIDEWALK P4 DECOMPOSED GRANITE P5 TRUNCATED DOME CONCRETE PAVER P7 CUT LIMESTONE PAVER P8 VEHICULAR CONCRETE DRIVEWAYS P10 CRUSHED LIMESTONE PAVING WITH CONCRETE BAND SA1 METAL TREE GRATE WITH TREE GUARD SA2 VEHICULAR METAL BOLLARD SA11 DOG PARK P3 SA1 P3 SA1 SA2 SA5 WATER PLAY AREA WITH POP JETS SA6 STATE STREET RESIDENTIAL POOL SA7 COURTYARD BBQ'S SA8 COURTYARD SHADE STRUCTURE SA9 COURTYARD FIREPLACE SA10 COURTYARD/PASEO WATER FEATURE P3 SA11 S1 SA4 SA3 SA4 SA4 S1 SA3 P11 SA2 P5 SA1 SA3 SA4 SA4 SA3 SA4 S1 SA3 S1 SA4 SA3 P11 SA3 SA4 S1 P6 P6 S1 SA3 SA4 P11 SA1 P2 Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORANGE ST.
3RD ST. STATE ST. P5 SA3 PA PA PA PA PA PA SA4 SA3 P3S1 SA1 SA3 P11 SA4 S1 SA4 SA3 P2 SA1 P8 SA4 SA1 S1 SA3 P3P8 Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORANGE ST.
3RD ST. STATE ST. PAPA PA PA PA PA PA PA PA PA PA PA PA PA PAPA PA PA PA PA PAPA PA PA PAPAPAPAPA PA PA PA PA PA PA PA PA PA PA PA PAPA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PAPA PAPA PA PA PA PA PA PA PA PA PAPA PA PA PA PA PA PA PA PAPA PA S1 SA4 SA3 SA1 PA PA Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 PLAN - HARDSCAPE ENLARGEMENT PRELIMINARY LANDSCAPE PRELIMINARY LANDSCAPE PLAN - HARDSCAPE ENLARGEMENT L1.4 1 1" = 20'-0"
MATCHLINE - SEE SHEET L1.2 MATCHLINE - SEE SHEET L1.5MATCHLINE - SEE SHEET L1.3 PLAZA CONCRETE PAVER FIELD P1P2P3P4P5P6 SYMBOL DESCRIPTION COMMENTS PAVING SCHEDULE LIDO - RANDOM RUNNER STATE STREET AND 3RD STREET PEDESTRIAN AND VEHICULAR CONCRETE PAVER HERRINGBONE 4" x 8" --- CONCRETE PAVING SIDEWALK DECOMPOSED GRANITE ASPHALT ROADWAY TRUNCATED DOME CONCRETE PAVER 1' SQ. P7 RANDOM ASHLER CUT LIMESTONE PAVER P8 VEHICULAR CONCRETE DRIVEWAYS - P9 COURTYARD CONCRETE PAVERS, HERRINGBONE 4" x 8" FIELD WITH DOUBLE SHOULDER COURSE BAND P10 CRUSHED LIMESTONE PAVING WITH CONCRETE - BAND S1 CONCRETE STEPS - P11 CONCRETE ADA RAMP - METAL TREE GRATE WITH TREE GUARD SA1 SA2 SA3 SA4 SA5 SA6 SYMBOL DESCRIPTION COMMENTS SITE AMENITY SCHEDULE- VEHICULAR METAL BOLLARD ---- SITE RETAINING WALLS WATER PLAY AREA WITH POP JETS COURTYARD BBQ'S STATE STREET RESIDENTIAL POOL- SA7 - COURTYARD SHADE STRUCTURE SA8- COURTYARD FIREPLACE SA9- COURTYARD/PASEO WATER FEATURE SA10- DOG PARK SA11- GUARDRAIL/HANDRAILS P3P9 SA6 SA7 SA9 P8 SA8 P9 P10 P9 S1 SA4 SA3 SA5 SA1 P3 P4P1P2 SA1 P3P9 EUREKA ST. REDLANDS BLVD. P3 SA4 SA1 P4P2P1 PA PA PAPA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PAPA PA PA PA PA PA PAPAPA PA PA PA PA PA PAPA PAPAPA PA PA PAPAPAPA PA PA PA PA PA PA PA PA PA TURF PA PA P2P3 SA2 SA1 P5 SA4 SA4 S1 SA4 SA11 SA10 Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

ORIGINAL SHEET SIZE 24" x 36" PROJECT LOCATION PREPARED FOR 4340 Von Karmen Avenue Suite 110 Newport Beach, CA 92660 19158 C.U.P. APPLICATION STATE STREET VILLAGE Redlands, CA Jan 19, 2022 PLAN - HARDSCAPE ENLARGEMENT PRELIMINARY LANDSCAPE PRELIMINARY LANDSCAPE PLAN - HARDSCAPE ENLARGEMENT L1.5 1 1" = 20'-0"
MATCHLINE - SEE SHEET L1.3 MATCHLINE - SEE SHEET L1.4 MATCHLINE - SEE SHEET L1.4 MATCHLINE - SEE SHEET L1.6 PLAZA CONCRETE PAVER FIELD P1P2P3P4P5P6 SYMBOL DESCRIPTION COMMENTS PAVING SCHEDULE LIDO - RANDOM RUNNER STATE STREET AND 3RD STREET PEDESTRIAN AND VEHICULAR CONCRETE PAVER HERRINGBONE 4" x 8" --- CONCRETE PAVING SIDEWALK DECOMPOSED GRANITE ASPHALT ROADWAY TRUNCATED DOME CONCRETE PAVER 1' SQ. P7 RANDOM ASHLER CUT LIMESTONE PAVER P8 VEHICULAR CONCRETE DRIVEWAYS - P9 COURTYARD CONCRETE PAVERS, HERRINGBONE 4" x 8" FIELD WITH DOUBLE SHOULDER COURSE BAND P10 CRUSHED LIMESTONE PAVING WITH CONCRETE - BAND S1 CONCRETE STEPS - P11 CONCRETE ADA RAMP - METAL TREE GRATE WITH TREE GUARD SA1 SA2 SA3 SA4 SA5 SA6 SYMBOL DESCRIPTION COMMENTS SITE AMENITY SCHEDULE- VEHICULAR METAL BOLLARD ---- SITE RETAINING WALLS WATER PLAY AREA WITH POP JETS COURTYARD BBQ'S STATE STREET RESIDENTIAL POOL- SA7- COURTYARD SHADE STRUCTURE SA8- COURTYARD FIREPLACE SA9- COURTYARD/PASEO WATER FEATURE SA10- DOG PARK SA11- GUARDRAIL/HANDRAILS P10 P9 SA7 SA8 SA9 SA10 P10 P9 SA7 SA8 SA9 SA10 P3 P3P8 P3P2P6 EUREKA ST. CITRUS AVE. PA PA PA PA PA PA PAPA PA PA PA PA PAPAPA PA PAPA PA PA PA PA PA PA PA PA PA PA PA PA PAPA PA PA PAPAPA PAPA PAPA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PAPA PA PAPAPA SA3 SA4 S1 P11 Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

SOUTH 4th ST. PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA PA P11 SA4 SA1 P3 SA3 S1 SA4 PA PA PA PA PA Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

Redlands Joint Special Meeting of the
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

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City Council and Planning Commission 05-10-22
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SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344 SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd Culver City, CA 90232 / 323.937.2150 mithun.com ®
Mithun, Inc. Disclaimer
Any information contained in these electronic files is for informational purposes only. Recipient acknowledges that the information contained herein may either be in draft form or may be revised at any time. Accordingly, Mithun, Inc. makes no representations as to the accuracy of this information. If for any reason a conflict exists between information contained herein and the stamped, signed documents, the information on the signed documents is to be interpreted as correct. In addition, errors and discrepancies can be inadvertently introduced into electronic media by differing hardware, software and operators.

Redlands Joint Special Meeting of the
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LEGEND
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300

PLANS PREPARED
SCOTT P. GILBERT
R.C.E. #65194
UNDER THE SUPERVISION OF:

SEATTLE / Pier 56, 1201 Alaskan Way, #200
Seattle, WA 98101 / 206.623.3344
SAN FRANCISCO / 660 Market Street, #300
San Francisco, CA 94104 / 415.956.0688
LOS ANGELES / 5837 Adams Blvd
Culver City, CA 90232 / 323.937.2150
mithun.com
®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
4340 Von Karmen Avenue Suite 110
Newport Beach, CA 92660
5/7/2021 11:54:29 AM
DS
DV
MM

YB, GY, CH, MF
JE
01/20/2022

10.086.000
C.U.P. APPLICATION

STATE STREET VILLAGE

REDLANDS, CA

FOR REFERENCE ONLY
DATE
VTTM 20425
6 1" = 40'-0"
OFFSITE STRIPING CONCEPT C.06

OFFSITE STRIPING

STATE STREET

N EUREKA STREET

REDLANDS BOULEVARD

CITRUS AVENUE

ORANGE STREET
3RD ST
4TH STREET

EUREKA STREET
DN

STATE STREET

N EUREKA STREET

REDLANDS BOULEVARD

CITRUS AVENUE

ORANGE STREET
3RD ST
4TH STREET

EUREKA STREET
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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”
80 CIVIL TITLE & DETAIL
SHEET
CIVIL TITLE AND DETAIL SHEET C.01
1" = 100'-0"
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300

PLANS PREPARED
SCOTT P. GILBERT
R.C.E. #65194
UNDER THE SUPERVISION OF:

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
4340 Von Karmen Avenue Suite 110
Newport Beach, CA 92660
5/7/2021 11:54:29 AM
DS
DV
MM

YB, GY, CH, MF
JE
01/20/2022

10.086.000
C.U.P. APPLICATION

STATE STREET VILLAGE

REDLANDS, CA

FOR REFERENCE ONLY
DATE
VTTM 20425
1 VESTING TENTATIVE TRACT MAP #20425
DN

STATE STREET

N EUREKA STREET

REDLANDS BOULEVARD

CITRUS AVENUE

ORANGE STREET
3RD ST
4TH STREET

EUREKA STREET

SITE MAP
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
164 of 1044
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300

PLANS PREPARED
SCOTT P. GILBERT
R.C.E. #65194
UNDER THE SUPERVISION OF:

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
4340 Von Karmen Avenue Suite 110
Newport Beach, CA 92660
5/7/2021 11:54:29 AM
DS
DV
MM

YB, GY, CH, MF
JE
01/20/2022

10.086.000
C.U.P. APPLICATION

STATE STREET VILLAGE

REDLANDS, CA

FOR REFERENCE ONLY
DATE
VTTM 20425

VESTING TENTATIVE

TRACT MAP FOR

CONDOMINIUM PURPOSES
FOR CONDOMINIUM PURPOSES C.02
2 1" = 40'-0"
LEGEND

VESTING TENTATIVE TRACT MAP
DN

STATE STREET

N EUREKA STREET

REDLANDS BOULEVARD

CITRUS AVENUE

ORANGE STREET
3RD ST
4TH STREET

EUREKA STREET
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
165 of 1044
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300

PLANS PREPARED
SCOTT P. GILBERT
R.C.E. #65194
UNDER THE SUPERVISION OF:

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGER

PROJECT ARCHITECT

PROJECT TEAM MEMBERS

PROJECT DESIGNER
CHECK
TITLE
PROJECT NO.

DATE

SHEET NUMBER

PROJECT

LOCATION

PREPARED FOR
NO. DATE REVISION
4340 Von Karmen Avenue Suite 110
Newport Beach, CA 92660
5/7/2021 11:54:29 AM
DS
DV
MM

YB, GY, CH, MF
JE
01/20/2022

10.086.000
C.U.P. APPLICATION

STATE STREET VILLAGE

REDLANDS, CA

FOR REFERENCE ONLY
DATE
VTTM 20425
VESTING TENTATIVE TRACT MAP & CONCEPTUAL GRADING SECTIONS C.03 3 1" = 40'-0"

VESTING TENTATIVE TRACT

MAP & CONCEPTUAL

GRADING CROSS SECTIONS
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
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ENGINEERING CONSULTANTS
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300

PLANS PREPARED
SCOTT P. GILBERT
R.C.E. #65194
UNDER THE SUPERVISION OF:

SEATTLE / Pier 56, 1201 Alaskan Way, #200Seattle, WA 98101 / 206.623.3344SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd
Culver City, CA 90232 / 323.937.2150
mithun.com
®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGERPROJECT ARCHITECTPROJECT TEAM MEMBERSPROJECT DESIGNER CHECK
TITLE
PROJECT NO.DATE

SHEET NUMBER

PROJECTLOCATION

PREPARED FOR
NO. DATE REVISION
4340 Von Karmen Avenue Suite 110
Newport Beach, CA 92660
5/7/2021 11:54:29 AM
DSDVMM

YB, GY, CH, MF
JE
01/20/2022

10.086.000
C.U.P. APPLICATION

STATE STREET VILLAGE

REDLANDS, CA

FOR REFERENCE ONLY
DATE
VTTM 20425
LEGEND

CONCEPTUAL GRADING

AND DRAINAGE PLAN
CONCEPTUAL GRADING AND DRAINAGE C.04 4 1" = 40'-0"
DN

STATE STREET

N EUREKA STREET

REDLANDS BOULEVARD

CITRUS AVENUE

ORANGE STREET
3RD ST
4TH STREET EUREKA STREET
Redlands Joint Special Meeting of the City Council and Planning Commission 05-10-22 167 of 1044

ENGINEERING CONSULTANTS
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300

PLANS PREPARED
SCOTT P. GILBERT
R.C.E. #65194
UNDER THE SUPERVISION OF:

SEATTLE / Pier 56, 1201 Alaskan Way, #200Seattle, WA 98101 / 206.623.3344SAN FRANCISCO / 660 Market Street, #300San Francisco, CA 94104 / 415.956.0688 LOS ANGELES / 5837 Adams Blvd
Culver City, CA 90232 / 323.937.2150
mithun.com
®

Your use of the attached/enclosed media, shall constitute an acceptance of the above.

DESIGN PARTNER

PROJECT MANAGERPROJECT ARCHITECTPROJECT TEAM MEMBERSPROJECT DESIGNER CHECK
TITLE
PROJECT NO.DATE

SHEET NUMBER

PROJECTLOCATION

PREPARED FOR
NO. DATE REVISION
4340 Von Karmen Avenue Suite 110
Newport Beach, CA 92660
5/7/2021 11:54:29 AM
DSDVMM

YB, GY, CH, MF
JE
01/20/2022

10.086.000
C.U.P. APPLICATION

STATE STREET VILLAGE

REDLANDS, CA

FOR REFERENCE ONLY
DATE
VTTM 20425
LEGEND

SITE PLAN
SITE PLAN C.05 5 1" = 40'-0"
DN

STATE STREET

N EUREKA STREET

REDLANDS BOULEVARD

CITRUS AVENUE

ORANGE STREET
3RD ST
4TH STREET EUREKA STREET
Redlands Joint Special Meeting of the City Council and Planning Commission 05-10-22 168 of 1044
Mall Site Historical Images
Image 1: The La Posada Hotel
(northwest corner of State St./Orange St.)
*1938 Sanborn Map through 1970s
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Image 2: First National Bank Building
(southwest corner of State St./Orange St.)
*1900 Sanborn Map through 1970s
Image 3: Demolitions of La Posada Hotel and First National Bank Building (mid-1970s) Redlands Joint Special Meeting of the
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05-10-22
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Mall Site Historical Images
Image 4: Windsor Hotel
(at northeast corner of West State St. and Fourth St.)
*1900 through 1938 Sanborn Maps
Redlands Joint Special Meeting of the
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05-10-22
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Mall Site Historical Images
Image 5: Elks Club
(at southeast corner of West State St. and Third St.)
*1915 through 1959 Sanborn Maps
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Downtown Redlands Historical Images
Image 1: Orange Street through Downtown Redlands
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Downtown Redlands Historical Images
Image 2: The Alvarado Hotel
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Downtown Redlands Historical Images
Image 3: East State Street at Fifth Street
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Downtown Redlands Historical Images
Image 4: The Casa Loma Hotel (Orange St. at Colton Ave.) Redlands Joint Special Meeting of the
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Downtown Redlands Historical Images
Image 5: Bank of America Building
(northeast corner of East State St./Orange St.)
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Downtown Redlands Historical Images
Image 6: East State Street at Orange Street, looking east Redlands Joint Special Meeting of the
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ORANGE ST

E REDLANDS BLVD

E CITRUS AVE

CAJON ST

BROOKSIDE AVE

W REDLANDS BLVD

W CITRUS AVE
S 5TH ST

GRANT ST
1ST ST

E VINE ST
3RD ST
N 5TH ST
S
4TH
ST

S EUREKA ST

W STATE ST E STATE ST

N EUREKA ST

W VINE ST
General Plan
Land Use Map
OneStop.mxd
0 100 200
Feet
Scale
This map was produced by the City of Redlands,
Geographic Information System.

The City of Redlands assumes no warranty or
legal responsibility for the information contained
on this map.

The data used to generate this map is dynamic
in nature, therefore the information shown may
or may not be the most current.

March 1, 2022
.

Commercial
Public /
Institutional
Commercial
Medium Density
Residential
Project Site
Project Site
Project Site
Commercial
Public /
Institutional
Office
Redlands Joint Special Meeting of the
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05-10-22
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BROOKSIDE AVE

W CITRUS AVE
S
4TH
ST

S EUREKA ST

N EUREKA ST

W VINE ST
General Plan
OneStop.mxd
0 50 100
Feet
Scale
This map was produced by the City of Redlands,
Geographic Information System.

The City of Redlands assumes no warranty or
legal responsibility for the information contained
on this map.

The data used to generate this map is dynamic
in nature, therefore the information shown may
or may not be the most current.

March 1, 2022
.

Commercial
Public /
Institutional
Project Site
Project Site
Public /
Institutional
Project Site
"Commercial"
(proposed)
Proposed
General Plan
Amendment
Project Site
Redlands Joint Special Meeting of the
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05-10-22
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CONSISTENCY WITH 2035 GENERAL PLAN

GENERAL PLAN POLICY PROPOSED

PROJECT
Chapter 2: Distinctive City
2-A.8: Insist on high-quality development and revitalization in older neighborhoods, such as the Orange Street and Colton Avenue commercial corridors, that is sensitive to historic architecture, and provides a broad range of retail, restaurants, professional services, and offices that meet the community’s needs. Build a sense of community in these commercial areas.

Consistent
2-P.11: Encourage retention of the character of existing historic structures and urban design elements that define the built environment of the city’s older neighborhoods.

Consistent
2-A.49: Encourage compatibility of new land uses and new construction adjacent to historical buildings. Encourage construction that is physically and aesthetically complementary to the historic buildings in architectural features and relationship to adjoining structures.

Consistent
2-A.51: Encourage new construction that ties the new with the old in a harmonious fashion, enhancing the historic pattern.

Consistent
2-P.25: Encourage a variety of uses and activities, such as a mix of commercial, office, restaurant, specialty retail, and residential uses, and civic, cultural, and entertainment activities to attract visitors and residents from across the community by creating a lively, interesting social environment.

Consistent
2-P.26: Foster transit-oriented development that is
consistent/compatible with and sensitive to the historical structures in the vicinity of the proposed railway station.

Consistent
2-P.27: Conserve Downtown’s character and historic assets while infusing it with new uses, buildings, and activities. New development should proportionately relate to and complement existing structures and the pedestrian environment.

Consistent
2-A.96: Promote redevelopment of the Redlands Mall with a vibrant mix of uses. Explore feasibility of re-extending the traditional street grid through the new development.

Consistent
2-A.97: Seek an increased presence of both residents and activity in Downtown with new development – particularly residential as part of mixed-use development – as well as commercial, entertainment, and cultural uses that serve both residents and visitors.

Consistent
2-A.98: Promote a variety of housing types to attract a spectrum of households to live Downtown.

Consistent
2-A.99: Ensure that new development along Redlands Boulevard is pedestrian-oriented.

Consistent
Redlands Joint Special Meeting of the
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05-10-22
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GENERAL PLAN POLICY PROPOSED

PROJECT
Chapter 3: Prosperous Economy
3-A.5: Promote revitalization and rehabilitation of older commercial and industrial areas to make them more competitive, accessible, aesthetically appealing, and economically viable.

Consistent
3-A.10: Encourage mixed-use projects within the Transit Villages that will attract a wide array of uses including retail, restaurant, entertainment, office, residential, and cultural offerings.

Consistent
3-P.16: Strengthen Downtown as a center of commerce and culture, with attractions for local residents, workers, and regional visitors year-round.

Consistent
3-A.36: Support revitalization of underutilized commercial space throughout Downtown, including the Redlands Mall, which could create new opportunities for businesses and residents, and provide a critical link to rail.

Consistent
3-A.39: Encourage and support the development of additional housing Downtown to increase the vitality and diversity of Downtown retail and services.

Consistent
3-A.40: Enhance and expand the public spaces Downtown
(streetscapes, plazas, parks) to improve the pedestrian experience.

Consistent
Chapter 4: Livable Community
4-P.3: Focus new development in infill areas in order to preserve open space, agriculture, and citrus groves, particularly around the edges of the city.

Consistent
4-A.3: Ensure that infill development complements existing development in use, design, and scale, and that it supports the cohesion and integration of the city’s development pattern.

Consistent
4-P.9: Locate medium- and high-density development near regional access routes, transit stations, employment centers, shopping areas, and public services.

Consistent
4-P.10: Ensure that the scale and character of new development is appropriate for surrounding terrain and the character of existing development.

Consistent
4-P.13: Encourage mixed-use development (two or more uses within the same building or in close proximity on the same site) in Downtown, the Transit Villages, and along Redlands Boulevard to promote vibrancy.

Consistent
4-P.16: Promote a variety of housing types to serve the diverse needs of the community.

Consistent
4-A.7: Promote a range of residential densities to encourage a mix of housing types in varying price ranges and rental rates.

Consistent
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
182 of 1044

GENERAL PLAN POLICY PROPOSED

PROJECT
4-A.12: Support new residential development in Downtown, the Transit Villages, and other focused infill sites accessible to transit and in central parts of the community.

Consistent
4-A.8: Promote the development of a greater variety of housing types, including single-family homes on small lots, accessory dwelling units, townhomes, lofts, live-work spaces, and senior and student housing to meet the needs of future demographics and changing family sizes.

Consistent
4-A.18: Focus the development of office space in transit-accessible locations.

Consistent
4-P.39: Promote infill and mixed-use development along Redlands Boulevard to create a cohesive commercial corridor connecting the Transit Villages and providing a retail and service destination for community members.

Consistent
4-A.87: Promote clusters of mixed-use development along Redlands Boulevard near the Mixed Use Cores of the proposed Transit Villages, providing opportunities for commercial, office, and residential development consistent with the needs and
characteristics specific to each Transit Village.

Consistent
4-P.41: Foster a connected, accessible, and active community by creating attractively designed pedestrian- and transit-oriented villages with a mix of uses in a compact area.

Consistent
4-P.42: Provide for new jobs, housing, and entertainment opportunities in compact, walkable environments.

Consistent
4-P.48: Provide development and infill opportunities as alternatives to building at the edges of the city.

Consistent
4-A.157: Include the Police and Fire departments in the review of new developments to provide feedback on building and site design safety.

Consistent
Chapter 5: Connected City
5-P.10: Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the layered network.

Consistent
5-A.5: As part of street redesigns, plan for the needs of different modes – such as shade for pedestrians, lighting at pedestrian scale, mode-appropriate signage, transit amenities, etc.

Consistent
5-A.7: Add new streets to create a finer-grained, pedestrian-scaled road network where the roadway network is characterized by particularly long blocks, connecting residential areas to parks and Transit Village cores. Ensure the street systems in Transit Villages support development of connected and accessible communities.

Consistent
5-A.22: Include amenities such as shade trees, transit shelters and other transit amenities, benches, trash and recycling receptacles, bollards, public art, and directional signage that can enhance the pedestrian experience.

Consistent
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
183 of 1044

GENERAL PLAN POLICY PROPOSED

PROJECT
5-A.36: Allow for flexibility and creativity in the roadway standards, where appropriate, to preserve historic features, specimen trees and significant landscaping, accommodate turn lanes, parking, wider sidewalks, bike paths, turnouts for buses, public art, and landscaped medians.

Consistent
5-A.45: Provide adequate capacity on boulevards and arterials to meet LOS standards, and to avoid traffic diversion to local streets or freeways.

Consistent
5-P.26: Improve public transit as a viable form of transportation in Redlands.

Consistent
5-P.27: Support passenger rail as an alternative mode of regional transit.

Consistent
5-A.59: Work with Omnitrans to plan for bus shelters, boarding areas, transfer centers, bus pads in the right-of-way, and bus turnouts.

Consistent
(with conditions of
approval)
5-A.60: Incorporate real-time information systems so that passengers will know when their bus or train is expected to arrive.

Consistent (with
conditions of approval)
5-A.68: Provide for direct pedestrian paths and access from new developments to the nearest public transportation stop.

Consistent
5-A.69: Plan for passenger pick up / drop off location for ride sharing services and autonomous vehicles in the future to minimize impacts to traffic flow and ensure passenger safety.

Consistent
5-A.74: Design parking to meet applicable urban design goals from area plans and minimize negative impacts on pedestrians, bicyclists, and transit users.

Consistent
5-A.75: Consider techniques to reduce the amount of area in the Transit Villages occupied by parking, especially for developments located within easy walking distance of the Passenger Rail stations.

Techniques may include reduced parking requirements, unbundled parking, and others as appropriate.

Consistent
5-A.77: Encourage developers to meet their minimum parking requirements via shared parking between uses, payment of in-lieu fees, joint parking districts, or off-site parking within a reasonable walking time of 10 minutes or less.

Consistent
Chapter 6: Vital Environment
6-A.35: Promote the use of Low Impact Development strategies, BMPs, pervious paving materials, and on-site infiltration for treating and reducing stormwater runoff before it reaches the municipal storm-water system.

Consistent
6-A.40: Maximize the amount of pervious surfaces in public spaces to permit the percolation of urban runoff.

Consistent
6-A.43: Ensure that post-development peak stormwater runoff discharge rates do not exceed the estimated pre-development rate.

Dry weather runoff from new development must not exceed the predevelopment baseline flow rate to receiving waterbodies.

Consistent
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
184 of 1044

GENERAL PLAN POLICY PROPOSED

PROJECT
Chapter 7: Healthy Community
7-P.17: Achieve more walkable, livable neighborhoods by expanding the multi-modal transportation system and creating a safe, pedestrian-oriented environment.

Consistent
7-A.36: Discourage street closures; encourage creating new connections.

Consistent
7-A.46: Encourage the provision of bike lockers, bike-sharing, and other methods of supporting active transportation that can contribute to healthy lifestyles.

Consistent
7-P.22: Create complete neighborhoods with access to a range of day-to-day goods and services within walking distance of residences, including medical facilities, community services, youth programs, and employment opportunities, to increase the sense of social cohesion among residents.

Consistent
7-P.23: Use planning and environmental design tools to deter crime, increase respect for neighbors and property, and improve the public perception of safety throughout the community.

Consistent
7-A.68: Incorporate Crime Prevention through Environmental Design principles and best practices into the Zoning Ordinance and project review procedures for new development and major renovations.

Guidelines and checklists should include concepts such as: Natural Surveillance, Natural Access Control, Natural Territorial Enforcement, Maintenance, Shared Facilities.

Consistent
7-A.73: Improve the sense of safety within Downtown, including the Redlands Mall area.

Consistent
7-P.25: Protect lives and property and ensure that structures proposed for sites located on flood plains subject to the 100-year flood are provided adequate protection from floods.

Consistent
7-A.75: Consider the impacts to health and safety from potential flooding on future development in flood-prone areas, including Downtown Redlands. Ensure that new development follows
appropriate design standards.

Consistent
7-P.41: Ensure that new development is compatible with the noise environment by continuing to use potential noise exposure as a criterion in land use planning.

Consistent
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
185 of 1044

E CITRUS AVE

ORANGE ST

CAJON ST

BROOKSIDE AVE

W CITRUS AVE

E VINE ST

W STATE ST E STATE ST
S
4TH
ST

S EUREKA ST
N

EUREKA ST

W VINE ST
Zone Map
OneStop.mxd
0 70 140
Feet
Scale
This map was produced by the City of Redlands,
Geographic Information System.

The City of Redlands assumes no warranty or
legal responsibility for the information contained
on this map.

The data used to generate this map is dynamic
in nature, therefore the information shown may
or may not be the most current.

September 14, 2021
.

Open Space (O)
General Commercial (C-3)
C-3
C-3
C-3
C-3
C-3
C-3
C-4
C-3
Administrative &
Professional Office (A-P)
General Commercial (C-3)
General Commercial (C-3)
A-P
R-2
T
SP45
/ TC
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
186 of 1044
General Commercial (C-3) Development Standards
for the State Street Village site
(RMC Title 18, Chapter 18.92)

DEVELOPMENT

STANDARD

REQUIREMENT PROPOSED COMPLIES
?
Lot Area

18.92.110
No requirements 11.15 gross acres (approximate) Yes
Lot Dimensions

18.92.120
No requirements 885’ by 540’ (approximate) Yes
Max. Structure Height

18.92.130
No height limit, except that the relationship between building floor area and lot area shall not exceed four (4) square feet of total floor area for each one square foot of total lot area. The floor area of parking garages and related structures located at or above ground level shall be included in the calculation ratio.

Note: RMC 18.152.030 permits the following height limit exceptions for structures: penthouses or roof structures or the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, and fire or parapet walls, skylights, towers, steeples, flagpoles, chimneys, churches or similar structures, may be erected above the maximum height permitted in each district. No structure or penthouse shall be allowed for purposes of providing additional floor space.

Bldg.
#
North South East West Yes
1: 60
Ft.
60 – 75
Ft.
55 – 60
Ft.
57 – 75
Ft.
2: 56 – 75
Ft.
51 – 52
Ft.
55 Ft.
50 – 75
Ft.
3: 50 – 58
Ft.
n/a 50
Ft.
60 Ft.
4-A: 50
Ft.
38 – 50
Ft.
35 – 48
Ft.
38 – 51
Ft.
4-B: 45
Ft.
38 – 42
Ft.
39 – 50
Ft.
39 – 45
Ft.
5: 33
Ft.
30 – 33
Ft.
30 Ft.
33 Ft.

Floor-Area Ratio (FAR)

18.92.130

4.0 Maximum
418,629 sq. ft. x 4.0 = 1,674,516 sq. ft. maximum

2.85 FAR (or 1,073,832 square feet) Yes
Front Yard Setback

18.92.140 No requirements Bldg.
#
North South East West Yes
1: n/a 2’11” 4’0” 8’11”
2: 0’0” 3’1” 3’2” 2’8”
3: 8’0” n/a n/a 10’2”
4-A: 3’0” 2’0” n/a 2’8”
4-B: 9’0” 2’0” 3’3” n/a
5: 3’0” n/a 92’0” 180’0”
Side Yard Setback

18.92.140(B) No requirements Yes
Rear Yard Setback

18.92.140(C) No requirements Yes
Residential Parking
Required

18.92.080(B)
Number of DU less than 1,000 sq. ft. (n = 560): 1.0 space/DU Number of DU 1,000 to 1,499 sq. ft. (n = 140): 1.5 spaces/DU Guest spaces: 0.25 space/DU
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
187 of 1044

DEVELOPMENT

STANDARD

REQUIREMENT PROPOSED COMPLIES
?
Minimum Required Resident Spaces =
Bldg. 1: 392
Bldg. 2: 140
Bldg. 3: 21
Bldg. 4-A: 103
Bldg. 4-B: 114
Minimum Required Guest Spaces = 175
Resident Spaces Provided =
Bldg. 1: 394 + 21 = 415
Bldg. 2: 140
Bldg. 3: within Bldg. 1 garage
Bldg. 4-A: 106 (shared subterranean garage)
Bldg. 4-B: 116 (shared subterranean garage)
Guest Spaces Provided: 175
(all provided within Building 2
above-ground parking structure)
Yes
Yes
Yes
Yes
Yes, with
Development
Agreement
Commercial Parking
Required

18.92.080(B)
Ground floor retail: 1 per 300 SF: 71,778 sq. ft.

Upper floor retail: 1 per 350 SF: 12,328 sq. ft.

Minimum Required = 274 spaces
364 spaces for Commercial uses
* Additional 175 spaces available through joint
use of residential Guest spaces (if needed).

Note: all Commercial parking provided in the
Building 2 above-ground parking structure;
plus an additional 175 residential Guest spaces
located within Building 2 parking structure.

Yes
Parking Space Location

18.164.250
The off street parking facilities required by this title shall be located on the same lot or parcel of land as the use they are intended to serve, except that in cases of practical difficulty, the planning commission may approve a substitute location which meets the following conditions:

A. All or part of the substitute location is within 200 ft. of the principal use for which the parking is being provided;
B. The substitute lot is in the same possession as the use it is intended to serve. Such possession may be by deed or long term lease, the terms of which meet the approval of the city.

Each building with dwelling units provides
adequate on-site parking for its residents.

All required residential Guest spaces are located
within Building 2 parking structure.

All required Commercial parking are located in
the Building 2 parking structure. All commercial
suites in B2, B4-A, and B-4B within 200 feet;
four commercial suites in B1 within 400 feet.

Yes
Yes, with
Development
Agreement
Yes, with
Development
Agreement
Parking Space
Dimensions

Standard: 9’ by 19’
Compact: 8’ by 15’
B1: 76 Compact proposed (up to 97 permitted)
B2: 118 Compact proposed (up to 163 permitted)
B4: 10 Compact proposed (up to 49 permitted)
B5: 2 Compact proposed (up to 9 permitted)
Parallel: 8’ by 24’ minimum
Yes
Yes
Yes
Access to Parking D. Concrete driveway approaches shall be provided for ingress 26’ wide for two-way driveways Yes Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
188 of 1044

DEVELOPMENT

STANDARD

REQUIREMENT PROPOSED COMPLIES
?

18.164.270 to and egress from all parking facilities.
- Single lane: 14 ft.
- Combined entrances or exits: 26 ft.
- Maximum driveway width: 30 ft.

Loading Spaces

18.164.340
 Commercial buildings:
3,000 – 15,000 sq. ft. = 1 loading space
15,001 – 45,000 sq. ft. = 2 loading spaces
Minimum Required =
Bldg. 1: 2
Bldg. 2: 2
Bldg. 3: n/a
Bldg. 4-A: 1
Bldg. 4-B: 1
Bldg. 5: 1
Proposed:

Bldg. 1: 2
Bldg. 2: 2
Bldg. 3: n/a
Bldg. 4-A: 2
Bldg. 4-B: 1
Bldg. 5: 1
Yes
Loading Space
General Requirements

18.164.330
E. Loading space required by this title may occupy a required rear yard, but in no case shall any part of an alley or street be used for loading.

Loading Zone placement -
Public streets: Citrus Ave. (2) and Orange St. (2)
Private streets: West State St. (2) and Third St. (2)
Yes, with
Development
Agreement
Corner Cutoff

18.168.010
 Streets; streets & alleys; private driveways & streets/alleys.  Where all private driveways intersect street or alley.  45 degree angle with side or front P/L.
 Minimum 10 ft. deep for 45 degree angle.
 No visual obstruction within corner cutoff area.

Bldg. 1: dimensions provided
Bldg. 2: remove 1 or 2 proposed street trees on
west side of west driveway (obstructs view to west
to oncoming traffic on eastbound Redlands Blvd.)
Bldg. 3: n/a
Bldg. 4-A: n/a
Bldg. 4-B: remove 1 or 2 proposed street trees on
north side of driveway (obstructs view to north to
oncoming traffic along southbound Orange St.)
Yes,
with
Conditions
Fences & Walls;
Permitted When

18.168.020
 Fences & Walls 3 ft. max. in front yard area.
 Open fences 4 ft. max. within front yard (90% open).
 Fences & Walls 6 ft. max. on side or rear P/L.
 Corner cut-off provisions apply - no obstructions.
 Minor exceptions: see 18.168.040 to 18.168.100.

Fences and walls not identified on Site Plan or
floor plans.

None
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
189 of 1044
Development Standards for C-3, General Commercial District for the proposed Retail Store site
(RMC Title 18, Chapter 18.92)

DEVELOPMENT

STANDARD

REQUIREMENT PROPOSED COMPLIES
?
Max. Structure Height

18.92.130

4.0 Maximum 0.30 Yes
Lot Coverage

18.92.170
No requirements 30% Yes
Front Yard & Rear Yard

18.92.140 No requirements Front: 3’0” (walls) and 0’0” (columns)Rear: 0’0” Yes
Yes
Side Yard

18.92.140(B) No requirements East side: 92’0” West side: 180’0” Yes
Access to Street

18.92.160 All lots in C-3 zones shall have access on a dedicated and improved street.

Access to Citrus Ave. Yes
On-Site Parking
Required

18.164.240
Title 18 zoning regulations -
Retail: 1 space/250 sq. ft. Minimum Required = 58
61 spaces Yes
Drive-Through Services

18.156.370

18.156.380
 Conditional Use Permit required
 Traffic Impact Analysis report required
 Minimum lot width dimension shall be 120'
 Minimum lot depth dimension shall be 120'
 The site must abut and have access to a major or secondary highway, as shown on the General Plan
 Landscaped planter area not less than ten feet (10') wide along street frontage
 Minimum of 15% of the total site shall be landscaped.  Walls: A 3' high solid masonry wall shall be constructed along all interior property lines
 Screening: Drive-through aisles shall be completely screened from the view of public rights of way, to a height equal to or greater than that of standard vehicular headlights. Screening shall be by use of walls, earth berms, landscaping, or a combination thereof.

CUP #1143
Lot width 430 ft.

Lot depth 120 ft.

East Citrus Ave. is a Major Arterial in Gen. Plan
Planter 10’0” in front of drive-through lane
Site landscape: 16%
Method of screening is proposed landscape
(plant selections indicate hedge-type in 5-gallon
size and placed 24 inched apart, with varying
heights between 3’ to 5’ high upon reaching
mature growth);
Condition of Approval included to require a low
decorative screen wall at the front of the drivethrough.

Architecture enhanced for entire building and
Yes
Yes
Yes
Yes
Yes
Yes
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
190 of 1044

DEVELOPMENT

STANDARD

REQUIREMENT PROPOSED COMPLIES
?
 Architectural Treatment: require a higher than typical quality of architectural treatment for drive-through uses.
includes porte-cochere over the pharmacy window
Parking Space
Dimensions

18.164.260
 Standard spaces: 9’ wide by 19’ deep.
 Compact spaces: 8’ wide by 15’ deep.
 Compact spaces are permitted for projects that provide more than 25 off-street parking spaces. The first 25 spaces shall be standard size stalls; 25% of the remaining parking may be compact spaces.
 Where automobile bumpers overhang landscaped planters, 2' of clear areas unobstructed by trees or shrubs shall be provided for overhang.
(See RMC 18.168.210(A)(11) referenced below.)
Standard spaces: 9’ wide by 19’ deep.

Compact spaces: 8’ wide by 15’ deep.

Condition of Approval included to verify
dimensions in Plan Check prior to permit issuance.

Yes
Parking Area
Circulation

18.164.280
- Stall depths may be reduced up to one foot (1') where the parking space is adjacent to a six foot (6') or wider sidewalk, or adjacent to a landscaped planter with an interior diameter of five feet (5') or more.
- Circulation within a parking area with more than one aisle must be such that a car need not enter the street to reach another aisle within the same parking area.
- Parking angle and required dimensions:
90-degree spaces: 19’ deep & 26’ two-way aisle
60-degree spaces: 21’ deep & 22’ two-way aisle
45-degree spaces: 20’ deep & 20’ two-way aisle
Walkway 6’0” or wider allow for 1’0” overhang.

Planters allow for vehicle overhang up to 1’0”.
90-degree parking spaces: 19’ deep
Drive aisle: 26’0” for two-way aisle
Yes
Yes
Parking Area
Improvements

18.164.290

18.164.310
- A minimum of 7% of the parking area shall be landscaped. - Parking lots intended for nighttime use shall be adequately lighted for safe vehicular and pedestrian movements. Lighting shall be arranged to reflect away from adjoining properties and streets.
16% of parking lot landscaped (approx. 5,000 SF)
Lighting information (poles, fixtures, etc.) not
provided. A Condition of Approval requires
lighting information and a photometric plan to be
submitted in Plan Check prior to permit issuance.

Yes
Yes, with
conditions
Parking Lot Landscape

18.168.210(A)-(C) 1. Landscaping shall be provided adjacent to and within parking areas to screen vehicles from view and to minimize the
expansive appearance of parking areas. The landscaping
should include fast growing trees in the parking areas to create summer shade. Accent trees may also be utilized in the landscape design of the parking areas for diversity and seasonal color;
Conceptual landscape plan (plant zones) provided;
preliminary planting plan not provided.

Condition of Approval included to require a
precise planting plan for staff review prior to any
building permit issuance.

Yes, with
conditions
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
191 of 1044

DEVELOPMENT

STANDARD

REQUIREMENT PROPOSED COMPLIES
?

2. Landscaped berms, or a combination of berms, landscaping and/or wall treatments of sufficient height to substantially screen parking areas shall be provided between parking areas and right of way;

3. All double row parking spaces shall be separated by either a planter or planter boxes with an overall outside width of 5'.

Planters shall be enclosed by a six inch (6") continuous poured in place curb. The curb shall be included in the measurement of the overall width of the planter. The
community development director, may allow breaks or gaps in the planter for pedestrian access and drainage purposes only;

4. Each unenclosed parking area shall provide a perimeter landscaped strip a minimum of 5' in width where the parking area adjoins a side or rear property line. Curbs, mow strips, or any other type of paved surface shall not be included in the measurement of the overall width of the planter. The perimeter landscaped strip may include any landscaped yard or landscaped area otherwise required and shall be
continuous, except for required access to the site or parking area;

5. All plant material shall be sized so that the landscaping has a mature appearance within 3 years;

6. Tree species should be selected with root growth habits that will not cause damage to sidewalks, curbs or other similarly paved surfaces, or such tree species should be sited away from such paved areas;

7. Trees with a trunk height of not less than 6' shall be installed in the planters at each end of an aisle, at three (3) space intervals throughout the parking area, and at 20' intervals along the periphery of the parking area. Within parking areas, trees may be clustered in groups to achieve a more natural setting provided the total number of trees meets the previous planting requirements;

8. At least 50% of the trees shall be an evergreen variety and evenly distributed throughout the parking area;

9. At least 50% of the trees shall be 15-gallon in size, 25% shall Conceptual landscape plan shows 5-gallon shrubs
to be placed at 24” and 36” apart, which would not
provide a landscape hedge or screen parking areas.

Condition of approval requires a decorative screen
wall 4’0” high along street frontages (such as
plaster cement coating to match the building).

Planters a minimum of 5’0” in parking lots with
the required landscaping areas.

Trees placed at 3-space intervals;
Trees not closer than 20 ft. intervals.

Camphor tree – 100% evergreen
34 Cinnamomium Camphora trees (64%);
Yes, with
conditions
Yes
Yes
Yes
Yes
Yes
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
192 of 1044

DEVELOPMENT

STANDARD

REQUIREMENT PROPOSED COMPLIES
?
be 24" box size, and 25% shall be 36" box size. All trees shall meet the following minimum caliper sizes. If the
caliper size cannot be met at the container size then the developer shall increase the container size to meet the required caliper;
- 15 gallon: ¾” to 1”
- 24-inch box: 1¼” to 1¾”
- 36-inch box: 2½” to 2¾”

10. Planter areas shall also contain ground cover and/or flowering shrubs. Drought tolerant planting is suggested so that applicant/developer can comply with the water
conservation in landscaping act;

11. Where automobile bumpers overhang landscaped planters, 2' of clear areas unobstructed by trees or shrubs shall be provided for overhang;

13. A landscaped island shall be provided for every 20 parking spaces;

14. Landscaped islands, inter-stall planters and periphery landscaping, together, shall total at least 7% of the total parking area;
Total Parking Area (from plans): 31,000 Sq. Ft.

Minimum Required = 2,170 Sq. Ft.
13 Lophostemon Confertus trees (25%);
6 Pinus Canariensis trees (11%).

Conceptual landscape plan (plant zones) provided;
preliminary planting plan not provided.

Proposal meets requirements of City’s Water
Efficient Landscape Ord. and drought tolerance.
2’0” clearance provided over planter areas.
n/a
Approximately 5,000 SF (or 16%) provided.

Yes, with
conditions
Yes
Yes
Loading Spaces

18.164.340
 Commercial buildings:
3,000 – 15,000 sq. ft. = 1 Minimum Required = 1
Dimensions 20’ L by 10’ W and 14’ overhead clearance.
1 provided at rear of bldg. (along the alley).

Dimensions 20’ L by 10’ W and 14’ overhead.

Yes
Yes
Fences & Walls;
Permitted When

18.168.020
 Fences & Walls 3 ft. max. in a required front yard area.  Open fences 4 ft. max. within front yard (90% open).
 Fences & Walls 6 ft. max. on side or rear P/L.
 Corner cut-off provisions apply – see RMC 18.168.110.

Refuse enclosure proposed with CMU split-face
walls at 7’0” high (which is allowable).

Walls protrude into corner cutoff area at the
intersection of alley and Fourth St. (a condition of
approval will require moving the refuse enclosure
to be outside of the required corner cutoff area).

Yes
Yes, with
conditions
Redlands Joint Special Meeting of the
City Council and Planning Commission
05-10-22
193 of 1044

ARCHITECTURAL DESIGN GUIDELINES

DESIGN GUIDELINES PROPOSED PROJECT
I. Project Architecture

1. Encourage innovative design that is also sensitive to the essence of the cultural and historical character of Redlands.

This should not be interpreted to an applicant as requiring the imitation of historic style; however, if a historic style is incorporated then be true to the character of the selected style.

Consistent. Proposed designs emulate the styles and materials of historic architectural styles within the City including Spanish Mission, 19th Century, and Mediterranean Style Contemporary.

2. Provide architectural treatment to all elevations that are visible from either public or private vantage points.

Consistent. All sides and elevations have architectural treatments of varying types.

3. Avoid expanses of blank wall, devoid of any articulation or embellishment for both buildings and freestanding walls.

Consistent. There are no large expanses of blank walls without openings (e.g., windows, doors, pathways, etc.) or utilization of different colors or materials.

4. Articulate the building mass to form a less imposing façade and craft a building scale that is compatible with surrounding architecture and neighborhood.

Planning Commission may determine consistent with existing and future developments nearby. Two- and three-story buildings exist to the north, east, and south of the project site. Other proposed mixed use and multifamily developments may be up to four stories high located directly across Eureka Street (west) and across Redlands Blvd. (north).

5. Elevations should be visually attractive by providing surface articulation in all areas of the building plane, including vertical and horizontal variation to the roofline.

Consistent. Building 2 has significant amount of wall plane offsets and articulation. Buildings 1, 3, 4-A and 4-B are of a different style than Building 2, and have different degrees of articulation. Pharmacy retail building has wall plane offsets.

All sides of all buildings present varying amounts of surface articulation with vertical and horizontal wall plane offsets.

6. Rooftop equipment shall be concealed by providing raised architectural elements around equipment to screen roof
equipment on buildings or integrating the screening within the roof slopes. Screening is acceptable by parapets or by
equipment screens when a parapet is not feasible.

Consistent. Sloped roofs and parapets can conceal any rooftop equipment. A condition of approval will be included that requires appropriate screening of all rooftop equipment, and will be verified in Plan Check.

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8. Vary the roof through the use of vertical separations, varying roof structure, varying the parapet line or ridge line.

Consistent. Roofs and rooflines vary and are offset on all sides of all buildings.

9. Shopping centers storefront designs are to complement the architectural style of the center providing interest and variation.

Storefronts should incorporate the following elements:
• Strong base material that is durable and massive including but not limited to brick, stone, or decorative block;
• Offsets or bays;
• wide-ranging storefront widths;
• multi-pane windows; and
• varied bulkhead treatment.

Consistent. Storefronts in all buildings include strong base materials (brick veneer, tile cladding, stucco), large plate glass windows, varying window dimensions, varying storefront widths, bulkhead treatments (plaster, tile, or brick), and varying lighting styles.

10. Within developments, provide a safe and comfortable walking environment for pedestrians. Pedestrian areas should be shaded and contain small niches, landscaped planters, or raised planters, and other amenities to create additional visible interest. Include amenities such as street furniture, drinking fountains, trash/ recycling receptacles and adequate lighting for visibility and safety.

Consistent. The extensions of West State Street and Third Street are designed as pedestrian-friendly streets, with trees, landscape areas, lighting, and areas for outdoor dining adjacent to restaurants.

The Site Plan also includes pedestrian walkways (paseos) between buildings to perimeter streets.

See proposed landscape plan and hardscape plan.

11. Off-set windows so that they are not a continuation of the building surface. Windows should be either deeply recessed or project beyond the surface to give character and depth to the elevation when architecturally appropriate.

Consistent. Windows will have varying amounts of inset (depth), size, placement, and rhythm depending on type of space (e.g., retail, office, or residential use).

12. When architecturally appropriate, buildings should include a base along all sides of the building in the form of a wainscot or other architectural element to meet the ground and provide surface relief and variation in building exteriors materials.

Consistent. Proposed buildings have different types of groundlevel differentiation where appropriate.

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13. Provide focal points in the architectural theme to create a strong entry statement and provide a sense of place. Towers, spires, massing, colors, trellises, fountains, public art, and plazas are encouraged.

Consistent. Proposed Buildings 1, 2, and 3 have tower elements at their corners to provide entry statements and focal points. A large central plaza for public use is proposed at the intersection of West State St./Third St.

14. Building articulation shall be included in the design of building, in order to create a formal entry statement.

Consistent. Exterior façades at entry points (West State St. and Third St.) include significant articulation.

15. Give special attention to creating pedestrian scale and an inviting place for visitors and employees.

Consistent. The proposed West State Street extension includes pedestrian design features, and proposed buildings are placed at the backs of sidewalks so that storefronts are prominent in a downtown setting.

16. All projects are strongly encouraged to be designed by a licensed architect with experience in commercial architecture.

Consistent. Project plans prepared by Mithūn Architects and Torti Gallas Architects (both experienced with mixed use and urban design types of projects nationwide).

17. Use building materials that provide texture and character to building surfaces.

Consistent. A variety of materials/textures are proposed.

18. Higher quality building materials that add character to buildings shall be used in areas that experience high
pedestrian traffic.

Consistent. Substantial use of brick veneer, cement plaster (stucco), and tile finishes will be apparent in areas with high amounts of pedestrian traffic.

19. Create designs that include “true” architectural style(s) that have a timeless quality rather than trendy designs that become dated. If a specific style of architecture is to be used (Mediterranean, Spanish/Mission, Craftsman), the design of project shall look authentic in building materials and detail window details. Avoid the mixing of architectural styles.

Consistent. Five separate buildings are proposed (six including the single-tenant retail store) with notably different architectural styles such as Spanish Mission, 19th Century, and
Mediterranean Style Contemporary.

Building 2 (Torti Gallas Architects) is village scale and design.

Buildings 1, 3, 4-A and 4-B (by Mithūn Architects) have a more contemporary design and character.

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20. Fit buildings into their context, including architectural style, massing and proportion. This should not be interpreted as advocating the imitation of existing styles.

Planning Commission may determine consistent with existing and future developments nearby. The existing context includes two-story and three-story buildings to the north, east, and south of the project site. The future context would include a new retail store (1½ stories high) directly to the south, a proposed mixed use development (up to four stories) across Eureka St. to the west, a proposed multifamily development (up to four stories) across Redlands Blvd. to the north, as well as other potential future mixed use projects nearby to the north and to the west.

21. Architectural details may include accent colors treatments, however projects should avoid an excessive amount of bright or highly reflective colors which overpower the building.

Consistent. A variety of materials, textures, and colors are proposed (including brick veneer, tile, and stucco finishes) which appear to blend with historic materials and colors in the downtown area. None of the proposed materials or colors are brightly colored or highly reflective.

22. Design is to be sensitive to, but not mimic nearby historic structures. Sensitivity can be achieved through:
• Selection of complementary building materials including exterior colors and lighting;
• Use of similar yard proportions and building orientation; and • Use of compatible building mass and height.

Consistent. Design elements of some nearby historic buildings (e.g., columns in the Santa Fe Depot and the arcade in the A.K.

Smiley Public Library) are referenced in the proposed series of prominent columns provided around the base of Building 2 (north and east sides) and Building 3 (north side).

23. Screen drive-through lanes from public view through the orientation of the building and through a combination of landscaping, berming and low screen walls. (See City
development standards for Drive Through uses.)
Provide canopies over the drive-through pick-up window
designed in proportion to the building. The canopy should be constructed using the same building materials as the ones used for the building.

Consistent. The proposed retail/pharmacy store includes a canopy over the drive-through pharmacy window (east side).

Proposed landscaping along the north side (along Citrus Ave.) will provide some screening of the drive-through lane; however, a condition of approval is also included requiring a 4’0” high decorative screen wall (e.g., stucco to match the building) to ensure adequate screening.

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24. For buildings that are placed near street frontages vending machines and newspaper racks are to be recessed into the building facade. Cabinets for electric meters are prohibited. All electrical meters shall be placed inside the building.

Consistent. Electrical cabinets and meters are to be placed within the buildings. A condition of approval is included to ensure compliance and will be verified in Plan Check.

25. Consider site amenities, such as walls, raised planters, hardscape, street furniture, trash enclosures, lighting, and monument signs, as part of the total architectural package for the project. Articulate and integrate bike racks and other components into design of buildings, placing racks in visible locations.

Consistent. The project plans carefully consider the landscaping and hardscape elements of the project.

The Site Plan can accommodate multiple bike racks.

See proposed landscape plan and hardscape plan.

27. Project signage must be incorporated into the overall architectural theme of a development. Sign programs shall consider different types of signage designed for pedestrian and auto orientation and shall develop ways to integrate the specific type of sign being used (building, monument, freeway oriented) to a project’s design.

Consistent. Space for commercial signs are available on storefront facades, awnings, and/or blade signs.

A sign program will be a separate and subsequent submittal after project entitlement.

II. Site Design

1. Whenever possible, new structures should be clustered.

This creates plazas or pedestrian mall and prevents long “barracks-like” rows of structures. When clustering is
impractical, a visual link between separate structures should be established. This link can be accomplished through the use of an arcade system, trellis, other open structures, open space planting scheme, plaza, pedestrian areas and enhanced
paving.

Consistent. The proposed site plan arranges new buildings around a new central plaza at the new intersection of the West State and Third Street extensions. New buildings are placed at or near the front sidewalks which encourages pedestrian orientation in a downtown business district setting.

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2. Plot buildings to create plazas and logical pedestrian connections. Pedestrian walkways should connect public
transportation, street access, parking lots, and buildings.

Pedestrians should be able to access buildings without walking in drive aisles. Major pedestrian components should have amenities such as shade, adjacent landscaping, and visual interest. All intersections with drive aisles should be clearly marked and signed for safety.

Consistent. Proposed Building 1 will create a new central plaza, and logical pedestrian connections are provided throughout the project site (e.g., extensions of West State Street and Third Street, as well as pedestrian walkways and paseos). Pedestrian walkways will connect to public transportation, streets, parking lots, and buildings. Major pedestrian components will have amenities such as shade, street, trees, landscaping, and visual interest.

3. Recognize the importance of spaces between structures as “outdoor rooms” on the site. Outdoor spaces should have clear, recognizable shapes that reflect careful planning and are not simply “left over” areas between structures. Outdoor spaces should provide pedestrian amenities such as shade, benches, water features, etc.

Consistent. Streets and walkways provide outdoor space for seating and dining, and a new central plaza area provides an “outdoor room” for various public events and activities.

In addition, interior private courtyard areas and common open space (for residents) are placed outdoors.

4. For multiple buildings, vary building placement to avoid parking areas that dominate streetscape. This can be
accomplished by placing buildings closer to the street and encircling the buildings around the parking area.

Consistent. Proposed mixed use buildings contain subterranean parking garages or above-ground parking structures for
concealed parking areas (no surface parking lots are proposed within the mixed use development).

17. Design a projects circulation system to address needs of both motorists and pedestrians. Locate structures and on-site circulation systems to minimize pedestrian/vehicle conflicts where possible. Clearly delineate on site pedestrian walkways and link structures to the public sidewalk, and public
transportation stops where possible with textured paving, landscaping, lighting, and trellises.

Consistent. Project circulation plans for access to motor vehicles, bicycles, pedestrians, bus stop adjacent to the project site, and train station within easy walking distance from the project site.

29. Screen trash enclosures, ground-mounted equipment and utilities from public view with landscaping or orientation of the building.

Consistent. Service areas are interior to the building. Any exterior ground-mounted equipment (e.g., electrical
transformers) must be appropriately screened with walls, landscaping, and/or orientation of the buildings.

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32. Site Lighting:
• All up-lighting should intersect with opaque surfaces to eliminate light pollution from stray light. Lighting for the American flag is an exception.
• Select light fixtures that are consistent with the architectural style of a development
• Mount exterior light fixtures at a height appropriate for the subject they are lighting. Pedestrian pathways and landscape beds can be illuminated from just a few feet off the ground. • Ensure that interior lighting angle of maximum candela is not directly visible through windows.
• Consider highly efficient exterior lighting technologies such as LED and fluorescent induction lighting.
• Interior illuminate signage shall be illuminated with LED. • Select fixtures with an appropriate beam spread for the subject they are lighting. Avoid “wall-pack” type fixtures that create nighttime glare.
• Use full cut-off exterior lighting fixtures.
• Do not overlight. Use the minimum foot-candles necessary to provide comfort and safety. Overlighting causes glare
conditions that can actually decrease security.
• Do not use low pressure sodium lighting. Specify fixtures with good color rendering.
• Use reflective or light-colored lighting standards to optimize lighting efficiency and to reduce their visibility in daylight conditions.
• Exterior lighting
• The minimum level of illumination in parking areas is 1.0 footcandles with the maximum allowable level of illumination 0.5 foot-candles at property line.

Consistent. All proposed site lighting is decorative and indicated a wide variety of styles consistent with the architectural themes of the proposed buildings (wall fixtures, light poles and illuminating bollards, overhead string lighting, indirect lighting, etc.). The site lighting plan provides information about fixture location and light coverage. In addition, photometric plans for each building will be required in Plan Check prior to building permit issuance.

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PROJECT
III. Project Landscaping

1. Locate plants in response to architectural design and site planning. Plants can be used to keynote entries, contrast with or reinforce building lines and volumes, and soften hard lines or blank wall expanses. The City encourages developers to minimize turf, and use drought tolerant landscaping.

Consistent. The proposed planting plan and tree plan is designed to complement the building designs and site plan.

The preliminary landscape plan indicates the proposal will comply with the City’s water-efficient landscape ordinance.

2. Select plants for their year round interest, as well as their form, texture and shape values.

Consistent.

3. Use a mixture of evergreen and deciduous trees along streetscape for year round interest.

Consistent. All proposed trees are evergreen or deciduous.

4. A minimum of twenty-five percent (25%) shall be 24-inch box in size, and twenty-five percent (25%) shall be 36-inch box in size. The balance may be 15-gallon in size. All trees shall meet the following minimum caliper sizes.
15-gallon: 3/4" to 1"
24-inch box: 1-1/4" to 1-3/4"
36-inch box: 2-1/2" to 2-3/4"
Consistent. The proposed tree planting plan indicates the minimum tree size will be 24-inch box, with some selections to be 36-inch box or 60-inch box (specimen) sizes.

6. Provide canopy shade trees in parking areas. Parking area trees shall be selected from the City list of recommended shade trees for parking areas.

Consistent. The proposed retail store site has a surface parking lot, with 36-inch box shade trees throughout the parking lots.

7. Trees with a trunk height of not less than six (6) feet shall be installed in the planters at each end of an aisle, at three (3) space intervals throughout the parking area, and at 20-foot intervals along the periphery of the parking area. Planters shall be at least five (5) feet wide inside of curbing to accommodate tree growth, free of building interference. Individual tree wells shall not be considered as a substitute for continuous
landscape planters to meet tree placement requirements.

Consistent. The proposed CVS store site has a surface parking lot, with 36-inch box shade trees throughout the parking lots (at approximately 3-space intervals within the parking lot and at 30- foot intervals along the street frontages) and at ends of aisles.

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8. Provide special landscape treatment, such as intensifying the density (size and/or number) of trees, accent trees, and special paving, at all project entries and building entrances.

Consistent. A condition of approval is included to allow detailed design (such as variation and clustering) at focal points and entries during the Plan Check process prior to permit issuance.

10. Street trees and on-site trees shall be coordinated with trees used on the opposite side of the street.

Consistent. The existing street trees immediately surrounding the project site lack consistent tree types and spacing, and the proposed project will introduce a more consistent street tree palette and spacing.

15. Use plants to define outdoor spaces such as street edge, outdoor plazas or movement paths between parking and
building entrances.

Consistent. Landscape will frame edges, the outdoor plaza, and pedestrian paths.

17. Maintain adequate sight lines for motorists at intersections and driveways.

Consistent. Conditions of approval will ensure compliance with zoning code provisions pertaining to traffic sight safety at driveway intersections prior to permit issuance.

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State Street Village Design Narrative
Overview
State Street Village reconstructs the heart of Redlands, a town center that has been through generational transformations, beginning with a typically American gridiron of small blocks filled with small buildings housing independent family businesses. Downtown Redlands was a charming and walkable urban center for a prosperous agricultural region, until its center was shattered in 1975 by a new pattern of business and a new scale of investment- a single shopping mall and its surface parking, breaking continuous street walls, and combining six small blocks into a single super-block according to the town-planning conventions of the time. Ultimately the mall failed as a commercial enterprise, and its vacant shell has remained as an obstacle to revitalization at the center of town. Today the dead mall superblock is surrounded by remnants of the original small block pattern and its eclectic mix of spirited architecture typical of Southern California towns: Spanish Mission revival, Craftsman Bungalows, Mediterranean contemporary, and pragmatic brick loft buildings. Located in the heart of town, the project stands among the historic artifacts of Redlands. State Street Village will celebrate heritage but avoid imitation and participate in the beginning of a new chapter of
Downtown Redlands history.

History
Redlands stands out amongst other Southern
California towns for its distinctive and rich heritage, and its level of growth and development around the
turn of the century. Downtown Redland was built
according to traditional town planning principles,
the way that many communities were built prior to
World War II.

Similar to other great small towns of the era,
Downtown Redlands was human-scaled, with
walkable streets and blocks, and beautiful buildings of different sizes and architectural styles. The pre-war buildings in Downtown Redlands were pedestrian-oriented and originally designed and built to accommodate people disembarking from streetcar and train lines. Transit was a catalyzing factor around the early growth of Redlands, as the town gained regional connectivity through the Southern Pacific, and Atchison, Topeka, and Santa Fe Railroads.

The buildings that made up Downtown
Redlands were 2, 3, and 4 stories in height, with
varied massing (ups and downs, ins and outs,
towers), different frontage types, and varied
architectural elements. Beyond the scale and
massing of buildings, Downtown Redlands had
a compelling mix of architectural styles
including Main Street Commercial, Traditional
Brick, Craftsman, Mediterranean, and
Redlands Street Railway Co. 1899 Victorian. -1903
Orange and State Street 1903
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The current mall site was home to several lost historic buildings as well. Before the Mall was built in the mid1970s, the 12-acre site was a mixed-use, pedestrian-oriented Downtown district. The site was broken up into multiple blocks with a variety of buildings. The Intersection of State Street and Orange Street was the most important commercial corner of Downtown from the outset- dating back to the late 1800s. The First National Bank and La Posada occupied the west corners of the intersection of State Street and Orange Street for decades.

Built in 1931 by Arthur Gregory, La Posada Hotel was a beautiful mixed-use Spanish Colonial Revival building in the heart of Redlands Historic Downtown. The luxurious hotel was the center of civic life in Redlands, a place of commerce and hospitality, and a beacon to visitors. La Posada was located on the northwest corner of State and Orange Street until it was demolished in the 1970s to make way for the mall.

In the mid-1970s, six human-scaled city blocks
and multiple historic buildings were
demolished to make way for the Redlands Mall.

Completed in 1977, the Redlands Mall was an
indoor mall surrounding by an enormous
surface parking lot. The Mall was successful for
several decades and served as a community
gathering place and commercial hub. The
Redlands Mall began to decline in the mid1990s and eventually closed for good in 2010.

Design Overview
State Street Village mark the beginning of a new chapter for this historic site in the heart of Downtown Redlands. State Street Village will recapture the lost vitality and community value of its historic predecessors, La Posada and the Mall, and provide new commercial opportunities and housing in the heart of Downtown. The architectural and urban design of State Street Village honors and builds upon the site’s rich heritage but maintains authenticity of design and avoids historic mimicry. In keeping with Downtown Redlands’ historic precedent of walkable blocks and diverse architectural styles, the design of State Street Village is differentiated and granular in both massing and architectural styles.

In the proposed design, the continuity and central importance of State Street as a vehicular, bicycle, and pedestrian link between downtown and the West-side is restored. Most importantly, the project and the whole of downtown is centered on a grand and lively new public square, State Street Plaza. The project not only houses a rich, mixed-use program of housing, amenities, retail, restaurants, and bars – the architecture shapes and brings coherence to a new network of public spaces centered on the plaza.

Approaching State Street Plaza on State Street from the east and from the west, the vista is terminated by a grand arch with a pedestrian and bicycle path passing thru it, from the Plaza on the east, to an equally grand Garden Walk, descending to Eureka Street on the west.

State St and Orange St 1940’s
La Posada Hotel 1931-1975
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Important facts and features of the project include the following:
• The project contains approximately 700 residential units, 72,000 sq ft of retail and 12,000 sq ft of office space – in three and four story buildings to relate to the surrounding context. • Each of the blocks has structured parking, including above-grade and subterranean structures. • All parking is accessed from perimeter streets, with no parking access or thru traffic on the pedestrian oriented streets, State and 3rd. These streets, internal to the project, can be closed to vehicles on festival or market days.
• The diagonal Zanja drainage easement near the corner of Eureka and Redlands provides a welcome note of eccentricity in the gridiron plan and the amenity building on block B-1. • Village residents access the amenity building and pool (Wellness Complex) via a direct formal passage from Redlands Plaza to a grand poolside arcade. • Third Street connects with the new Metrolink and Arrow Station, south of the site, with a relocated CVS store terminating the 3rd street vista
The architectural expression of this large new project makes gestures and references to the eclectic, quite varied small buildings of the past, honors their casual stylistic clashes, but avoids mimicking them with theme-park artificiality or superficial changes of expression that are only skin deep. The most exuberant architectural flourishes mark the corners of Redlands Plaza, the Garden Walk, Redlands Boulevard, and Citrus/Eureka. At these places, the buildings pay tribute to three great California architects - Irving Gill, Willis Polk and Arthur Brown - who so elegantly navigated the transition from 19th century revivalism to the modern world. Redlands as it was originally conceived and built benefitted from the same rich mix of cultural influences that shaped their iconic works. We honor their contributions to California architecture as a living heritage that can inform contemporary development realities and building practice. The new mixed-use frontage of revived State Street, Redlands Plaza, the grand arch and the Garden Walk together constitute a new centerpiece for the contemporary demographic and economic vitality of Redlands. The surrounding blocks are continuous, permeable, mixed-use urban fabric, framing the centerpiece, knitting into the town, and providing a brave new chapter to a rich and complex urban history.

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State Street Plaza
State Street Plaza will be the next great public space in Redlands, a joyful place for community members to connect and create memories. The Mission Revival architecture and grand arch provide an evocative and distinguished frame to this plaza that will be social heart of State Street Village. This public pedestrian plaza will be a flexible and welcoming public space framed by outdoor dining and retail. The design provides moments of intimacy as well as openness while providing flexibility for outdoor events and programming be a platform for shared experiences and seasonal events. The plaza accommodates multiple scales of gathering spaces - al fresco dining, quiet moments, and larger gatherings. Landscape and lawn provide shading, height and cooling effects in the plaza, taking into consideration the hot summer climate in Downtown Redlands. The grand architectural arch in the center of the plaza will provide a pedestrian connection to the West side of State Street.

State Street
The connection between the
Plaza and historic East State
Street will be a pedestrianoriented retail street that reunites East and West State
Street and expands the existing
pedestrian district. State Street
will be lined with walkable
shops, restaurants, and services
on the ground floor, with
residential on the upper floors.

A pedestrian paseo will provide
a beautifully designed
pedestrian connection between
Citrus and State Street.

State Street Looking West
State Street Plaza at Third & State
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Pedestrian Paseo
A pedestrian paseo creates a
generous pedestrian realm
and allows convenient
walkable access between
Citrus and State Street.

Taking inspiration from
Redlands’ iconic Orange
Street Alley, this paseo will
help to create an attractive
and welcoming pedestrian
environment. The small
park-like space is a moment
of discovery leading
pedestrians to 4th Street and
neighborhoods south,
including the A.K. Smiley
Library and the Redlands
Bowl. Off the noisier streets,
the paseo becomes an
intimate escape. An
amazingly lush environment
is contained within the
microclimate of the narrow
space between residential
buildings.

Orange Street & State Street
The corner of State Street and Orange Street was historically the most commercial important intersection in Downtown Redlands, dating back to the late 1800s. Mixed-use buildings inspired by the historic architecture of downtown Redlands reintroduce the architectural importance of this historic intersection and provide a new gateway into State Street Village. The contrasting architecture on the corners provide a nod to the historic architectural vernacular of the neighborhood and reintroduce this prominent intersection.

Pedestrian Paseo
Pedestrian Paseo between State and Citrus
Orange and State
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Redlands Boulevard
A mixed-use building at the corner of Redlands Boulevard and Orange Street will provide creative office space for local businesses and a rooftop restaurant. Hidden from view on the street, a multi-level parking structure will provide off-street parking for office and retail uses on this block. This corner exemplifies the juxtaposition of old and new Redlands found throughout State Street Village- the neoclassical columns at street level evoke the lost architecture of the First National Bank, while the shaded rooftop restaurant provides a new elevated way to experience Downtown Redlands.

Redlands and Orange
Redlands and Third
Redlands Boulevard and Third Street
will be a new iconic gateway,
reintroducing Third Street and
connecting State Street Village to the
upcoming Downtown Arrow Line
Station at the historic Santa Fe Depot.

Ground floor retail and restaurants on
both corners will create a lively
commercial edge and invite visitors to
explore State Street Village and
greater Downtown. On the East side
of the intersection, a sophisticated
modern Mediterranean mixed-use
building is punctuated by a new
landmark tower that draws inspiration
from Redlands’ iconic towers. Redlands and Third
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On the West side of the Redlands and
Third intersection, an understated
brick building maintains the authentic
simplicity of traditional red brick
buildings seen so often in the built
history of downtown Redlands.

Redlands Boulevard & Eureka Street
The lantern-inspired building at the corner of Redlands Boulevard and Eureka Street provides a clean and biophilic counterpart to its classically-inspired neighbors. This corner is home to the State Street Village Wellness Complex, a community amenity building for residents that will provide state-of-the-art fitness and wellness amenities in a beautiful space bathed in natural light. The Wellness Complex frames a central pool courtyard, complete with lush landscaping, barbeque amenities, and a dog park.

Redlands and Eureka
Redlands and Third
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State and Eureka
A pedestrian paseo at
State and Eureka, called
the Garden Walk,
provides a new and
pleasant pedestrian and
bicyclist connection
through State Street.

Three-story buildings
line Eureka Street and
frame the garden walk.

These human-scaled
buildings include varied
massings and façade lengths, with Mission-revival architecture interspersed with traditional brick.

Citrus and Eureka
At the intersection of Citrus and Eureka, a
new landmark tower provides a sense of
place and a reference to the neighboring
1935 G. Stanley Wilson Post Office. Threestory buildings fronting the street are inspired by the Mission Revival and Traditional Brick
architectural traditions of Redlands. Porches
and stoops provide private outdoor space for
residents, and creates an active and
neighborly street condition.

Citrus Avenue & Orange Street
Sensitively-massed and articulated three-story buildings at Citrus Avenue and Orange Street seamlessly blend into the existing neighborhood context. Lush landscape along the street provides a comfortable and enjoyable pedestrian environment. The human scaled buildings evoke the Mission Revival and Traditional Brick architecture of the lost buildings that once occupied Citrus Avenue & Orange Street.

State & Eureka: Garden Walk
Citrus & Eureka
Citrus & Orange
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State Street Village Project
Sustainable Communities Environmental Assessment
Lead Agency:

City of Redlands
35 Cajon Street
Redlands, CA 92373
Project Applicant:

Village Partners Ventures, LLC
4340 Von Karman Avenue, Suite 110
Newport Beach, CA 92660
CEQA Consultant:
2 Park Plaza, Suite 1120
Irvine, CA 92614
November 2021
State Street Village Project Chapter 1. Public Review SCEA Redlands Joint Special Meeting of the
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Contents
1 INTRODUCTION......................................................................................................................... 1

1.1 PROJECT DESCRIPTION SUMMARY...................................................................................................................... 1

1.2 BACKGROUND INFORMATION ON SENATE BILL 375 AND THE SCEA ............................................................... 1

1.3 TRANSIT PRIORITY PROJECT CRITERIA ................................................................................................................. 1

1.4 SCEA PROCESS AND STREAMLINING PROVISIONS ............................................................................................ 2

1.5 REQUIRED FINDINGS ........................................................................................................................................... 2

1.6 ORGANIZATION OF THE SCEA........................................................................................................................... 3 2 ENVIRONMENTAL SETTING ....................................................................................................... 4

2.1 PROJECT LOCATION ........................................................................................................................................... 4

2.2 EXISTING PROJECT SITE ...................................................................................................................................... 4

2.3 EXISTING LAND USES AND ZONING DESIGNATION OF THE PROJECT SITE......................................................... 4

2.4 SURROUNDING GENERAL PLAN AND ZONING DESIGNATIONS ......................................................................... 4 3 PROJECT DESCRIPTION............................................................................................................21

3.1 PROPOSED PROJECT........................................................................................................................................ 21 Project Overview ..................................................................................................................................... 21 Project Features........................................................................................................................................ 21 General Plan and Zoning ....................................................................................................................... 23 Construction and Phasing....................................................................................................................... 24 Discretionary Approvals, Permits, and Studies ................................................................................... 24 4 SUSTAINABLE COMMUNITIES ENVIRONMENTAL ASSESSMENT CRITERIA..............................33

4.1 SENATE BILL 375............................................................................................................................................. 33

4.2 TRANSIT PRIORITY PROJECT CRITERIA .............................................................................................................. 33 5 INCORPORATION OF 2020-2045 RTP/SCS PROGRAM EIR MITIGATION MEASURES.............41

5.1 INCORPORATION OF FEASIBLE MITIGATION MEASURES, PERFORMANCE STANDARDS, AND CRITERIA FROM PRIOR APPLICABLE EIRS ............................................................................................................................................................. 41 6 SUSTAINABLE COMMUNITIES ENVIRONMENTAL ANALYSIS/ INITIAL STUDY CHECKLIST ....107

6.1 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED......................................................................107

6.2 DETERMINATION .......................................................................................................................................108

6.3 ENVIRONMENTAL CHECKLIST QUESTIONS .........................................................................................110 7 DOCUMENT PREPARERS AND CONTRIBUTORS ....................................................................210 8 REFERENCES...........................................................................................................................211 Tables
TABLE 2-1: ASSESSOR’S PARCEL NUMBERS..................................................................................................................................................4 TABLE 3-1: RESIDENTIAL UNIT BREAKDOWN .............................................................................................................................................21 TABLE 3-2: PARKING BREAKDOWN BY GARAGE ......................................................................................................................................22 TABLE 4-1. CONSISTENCY ANALYSIS WITH THE 2020-2045 RTP/SCS POLICIES.................................................................................34 TABLE 4-2. PROPOSED LAND USE.............................................................................................................................................................37 TABLE 5-1. PROJECT CONSISTENCY WITH 2020-2045 RTP/SCS PEIR MITIGATION MEASURES.........................................................42 TABLE AQ-1: SCAQMD REGIONAL DAILY EMISSIONS THRESHOLDS ....................................................................................................116 TABLE AQ-2: PROJECT CONSTRUCTION EMISSIONS AND REGIONAL THRESHOLDS................................................................................117 TABLE AQ-3: PROJECT OPERATIONAL EMISSIONS AND REGIONAL THRESHOLDS...................................................................................118 TABLE AQ-4: LOCALIZED SIGNIFICANCE SUMMARY OF CONSTRUCTION ...............................................................................................119 TABLE AQ-5: LOCALIZED SIGNIFICANCE SUMMARY OF OPERATIONS ....................................................................................................119 TABLE E-1: CONSTRUCTION EQUIPMENT FUEL CONSUMPTION ESTIMATES .............................................................................................127 TABLE E-2: CONSTRUCTION WORKER FUEL CONSUMPTION ESTIMATES (LDA)......................................................................................128 TABLE E-3: CONSTRUCTION WORKER FUEL CONSUMPTION ESTIMATES (LDT1)....................................................................................128 TABLE E-4: CONSTRUCTION WORKER FUEL CONSUMPTION ESTIMATES (LDT2)....................................................................................129 Redlands Joint Special Meeting of the
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TABLE E-5: CONSTRUCTION VENDOR FUEL CONSUMPTION ESTIMATES (MHDT)...................................................................................129 TABLE E-6: CONSTRUCTION VENDOR FUEL CONSUMPTION ESTIMATES (HHDT)....................................................................................129 TABLE E-7: CONSTRUCTION HAULING FUEL CONSUMPTION ESTIMATES (HHDT)...................................................................................129 TABLE E-8: TOTAL PROJECT-GENERATED TRAFFIC ANNUAL FUEL CONSUMPTION...................................................................................130 TABLE E-9: PROJECT ANNUAL OPERATIONAL ENERGY DEMAND SUMMARY ...........................................................................................131 TABLE GHG-1: TOTAL PROJECT GHG EMISSIONS ...............................................................................................................................140 TABLE HYD-1: TYPES OF BMPS INCORPORATED INTO THE PROJECT DESIGN ........................................................................................149 TABLE LU-1: GENERAL PLAN CONSISTENCY ...........................................................................................................................................153 TABLE N-2: 24-HOUR AMBIENT NOISE LEVEL MEASUREMENTS..............................................................................................................170 TABLE N-3: CONSTRUCTION EQUIPMENT NOISE LEVELS.........................................................................................................................174 TABLE N-4: CONSTRUCTION EQUIPMENT NOISE LEVEL COMPLIANCE.....................................................................................................175 TABLE N-5: EXISTING CUMULATIVE WITH PROJECT TRAFFIC NOISE LEVEL INCREASES............................................................................176 TABLE N-6: 2025 CUMULATIVE WITH PROJECT TRAFFIC NOISE LEVEL INCREASES ................................................................................176 TABLE N-7: PROJECT OPERATIONAL NOISE LEVEL COMPLIANCE ............................................................................................................177 TABLE N-8 DAYTIME PROJECT OPERATIONAL NOISE LEVEL CONTRIBUTIONS .........................................................................................178 TABLE N-9 NIGHTTIME OPERATIONAL NOISE LEVEL CONTRIBUTIONS.....................................................................................................178 TABLE N-10 PROJECT CONSTRUCTION VIBRATION LEVELS.....................................................................................................................180 TABLE T-1: PROJECT TRIP GENERATION ..................................................................................................................................................191 TABLE UT-1: PROPOSED PROJECT ESTIMATED WASTEWATER GENERATION...........................................................................................201 TABLE UT-2: SOLID WASTE GENERATION DURING PROJECT OPERATION..............................................................................................203 Figures
FIGURE 2-1: REGIONAL LOCATION.............................................................................................................................................................. 7 FIGURE 2-2: LOCAL VICINITY....................................................................................................................................................................... 9 FIGURE 2-3: AERIAL ..................................................................................................................................................................................11 FIGURE 2-4A: EXISTING SITE PHOTOS ......................................................................................................................................................13 FIGURE 2-4B: EXISTING SITE PHOTOS.......................................................................................................................................................15 FIGURE 2-5: EXISTING GENERAL PLAN DESIGNATION..............................................................................................................................17 FIGURE 2-6: EXISTING ZONING DESIGNATION ........................................................................................................................................19 FIGURE 3-1: CONCEPTUAL SITE PLAN.......................................................................................................................................................25 FIGURE 3-2A: ELEVATIONS........................................................................................................................................................................27 FIGURE 3-2B: ELEVATIONS ........................................................................................................................................................................29 FIGURE 3-3: LANDSCAPE PLAN................................................................................................................................................................. 31 FIGURE 4-1: TRANSIT PRIORITY AREAS......................................................................................................................................................39 FIGURE N-1 NOISE MEASUREMENT LOCATIONS.....................................................................................................................................172 FIGURE N-2: RECEIVER LOCATIONS ........................................................................................................................................................173 Appendix
Appendix A. Air Quality Impact Analysis
Appendix B. Cultural and Paleontological Resources Assessment Appendix C. Energy Analysis
Appendix D. Geotechnical Engineering Analysis
Appendix E. Greenhouse Gas Analysis
Appendix F. Phase I Environmental Site Assessment
Appendix G. Preliminary Water Quality Management Plan
Appendix H. Noise Impact Analysis
Appendix I. Traffic Assessment
Appendix J. Vehicle Miles Travelled Screening Evaluation Appendix K. Water Supply Assessment
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1 INTRODUCTION
This Sustainable Communities Environmental Assessment (SCEA) has been prepared pursuant to Section 21155.2 of the California Public Resources Code (PRC).

1.1 Project Description Summary
The subject of this SCEA is a proposed mixed-use development known as the State Street Village (Project; proposed Project). The Project site is comprised of multiple parcels bordered by a public alleyway, Citrus Avenue, Orange Street, Redlands Boulevard, and Eureka Street. Three commercial buildings (Redlands Mall) and surface parking lots are currently located on the Project site. The Project would demolish the existing structures to construct the Project.

The Project proposes to demolish the existing building and the development of six 3- to 4-story mixed-use buildings consisting of 700 multifamily dwelling units, 71,778 square feet (SF) of ground-floor retail, approximately 12,328 SF of office space, amenity areas, community building, and a 1,721 SF rooftop restaurant space with a rooftop deck. A 14,500 SF drugstore with drive through and surface parking lot is proposed for the area south of Citrus Avenue.

1.2 Background Information on Senate Bill 375 and the SCEA The State of California adopted Senate Bill 375 (SB 375), also known as “The Sustainable Communities and Climate Protection Act of 2008,” which outlines growth strategies that better integrate regional land use and transportation planning, and that help meet the State’s greenhouse gas (GHG) emission reduction mandates.

SB 375 requires the State’s 18 metropolitan planning organizations to incorporate a “sustainable communities strategy” (SCS) into the regional transportation plans to achieve their respective region’s GHG emission reduction targets set by the California Air Resources Board (CARB). Correspondingly, SB 375 provides various California Environmental Quality Act (CEQA) streamlining provisions for projects that are consistent with an adopted applicable SCS and meet certain objective criteria. One such CEQA streamlining tools is the SCEA.

The Southern California Association of Governments (SCAG) is the metropolitan planning organization for the County of San Bernardino (along with the Counties of Los Angeles, Imperial, Riverside, Orange, and Ventura). On September 3, 2020, SCAG’s Regional Council adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS). For the SCAG region, CARB has set GHG emission reduction targets at 19 percent per capita reduction by 2035 relative to 2005 levels.

The 2020-2045 RTP/SCS outlines strategies to meet or exceed the targets set by CARB. By Executive Order G-20-239, approved on October 30, 2020, CARB officially determined that the 2020-2045 RTP/SCS would achieve CARB’s 2035 emission reduction targets.

SB 375 allows the City of Redlands, acting as Lead Agency, to prepare a SCEA as the environmental CEQA clearance for “transit priority projects” (as described below) that are consistent with SCAG’s 2020-2045 RTP/SCS.

1.3 Transit Priority Project Criteria
SB 375 provides CEQA streamlining benefits to qualifying transit priority projects (TPPs). For purposes of projects in the SCAG region, a qualifying TPP is a project that meets the following four criteria (see PRC 21155 (a) and (b)):
• Is consistent with the general use designation, density, building intensity, and applicable policies specified for the project area in the SCAG 2020-2045 RTP/SCS; • Contains at least 50 percent residential use, based on total building square footage and, if the project contains between 26 and 50 percent nonresidential uses, a floor area ratio of not less than

0.75;
• Provides a minimum net density of at least 20 dwelling units per acre; and Redlands Joint Special Meeting of the
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• Is within one-half mile of a major transit stop or high-quality transit corridor included in a regional transportation plan.

1.4 SCEA Process and Streamlining Provisions
Qualifying TPPs that have incorporated all feasible mitigation measures, performance standards, or criteria set forth in the prior applicable EIR (SCAG’s 2020-2045 RTP/SCS Program EIR), and that are determined to not result in significant and unavoidable environmental impacts, may be approved with a SCEA. The specific substantive and procedural requirements for the approval of a SCEA include the following:

1. An initial study shall be prepared for a SCEA to identify all significant impacts or potentially significant impacts of the TPP, except for the following:
a. Growth-inducing impacts, and
b. Project-specific or cumulative impacts from cars and light trucks on global warming or the regional transportation network.

Note: all relevant and feasible 2020-2045 RTP/SCS Program EIR mitigation measures shall be incorporated into the Project prior to conducting the initial study analysis.

2. The initial study shall identify any cumulative impacts that have been adequately addressed and mitigated in a prior applicable certified EIR. Where the lead agency determines the impact has been adequately addressed and mitigated, the impact shall not be cumulatively considerable.

3. The SCEA shall contain mitigation measures that either avoid or mitigate to a level of insignificance all potentially significant or significant effects of the project required to be identified in the initial study.

4. A draft of the SCEA shall be circulated for a public comment period of no less than 30 days, and the lead agency shall consider all comments received prior to acting on the SCEA.

5. The SCEA may be approved by the lead agency after the lead agency’s legislative body conducts a public hearing, reviews comments received, and finds the following:
a. All potentially significant or significant effects required to be identified in the initial study have been identified and analyzed, and
b. With respect to each significant effect on the environment required to be identified in the initial study, either of the following apply:
i. Changes or alterations have been required in or incorporated into the project that avoid or mitigate the significant effects to a level of insignificance. ii. Those changes or alterations that are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency.

6. The lead agency’s decision to review and approve a TPP with a SCEA shall be reviewed under the substantial evidence standard.

1.5 Required Findings
The City of Redlands finds, based on the information contained in Section 2 (Environmental Setting), Section 3 (Project Description), Section 4 (Sustainable Communities Environmental Assessment Criteria), Section 5 (Incorporation of 2020-2045 RTP/SCS Program EIR Mitigation Measures), and Section 6 (Sustainable Communities Environmental Analysis/Checklist) of this document, that preparation of a SCEA in accordance with PRC Section 21155.2(b) is appropriate for the Project for the following reasons:
• The Project is consistent with the general use designations, density, building intensity, and applicable policies specified for the area of the Project site in the 2020-2045 RTP/SCS prepared by SCAG, which is the metropolitan planning organization for the City. • The State Air Resources Board, pursuant to subparagraph (H) of paragraph (2) of subdivision (b) of Section 65080 of the Government Code, has accepted SCAG’s determination that the sustainable communities strategy adopted by SCAG in the 2020-2045 RTP/SCS would, if implemented, achieve the GHG emission reduction targets.

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• The Project qualifies as a transit priority project pursuant PRC Section 21155 in that the Project contains more than 50 percent residential use; provides a minimum net density greater than 20 units an acre; and is within one-half mile of a major transit stop or high-quality transit corridor included in a regional transportation plan;
• The Project is a residential or mixed-use project as defined by PRC Section 21159.28(d); • The Project incorporates all feasible mitigation measures, performance standards, or criteria set forth in the prior environmental reports and adopted findings made pursuant to PRC Section 21081, including the 2020-2045 RTP/SCS Program EIR;
• All potentially significant or significant effects required to be identified and analyzed pursuant to CEQA in an initial study have been identified and analyzed in an initial study; and • As outlined in detail in Section 6, Sustainable Communities Environmental Analysis/Checklist, changes or alterations have been required in or incorporated into the Project that avoid or mitigate the significant effects to a level of less than significant.

1.6 Organization of the SCEA
Based on the information presented above, the SCEA for the Project is organized as follows:
• Section 1. Introduction: This section provides introductory information about the Project and background information regarding SB 375, lists the TPP criteria, and describes the required content of the SCEA.
• Section 2. Environmental Setting: This section provides information on the current uses and designations for the Project site and surrounding areas. • Section 3. Project Description: This section provides a detailed description of the Project, including Project characteristics and required discretionary approvals. • Section 4. Sustainable Communities Environmental Assessment Criteria: This section includes a discussion of the Project’s consistency with the TPP criteria listed above and demonstrates that the Project satisfies all necessary criteria for approval of a SCEA as set forth in PRC Sections 21155.2 and 21159.28(a).
• Section 5. Incorporation of 2020-2045 RTP/SCS Program EIR Mitigation Measures: This section identifies all of the mitigation measures contained in the Mitigation Monitoring and Reporting Program (MMRP) for SCAG’s 2020-2045 RTP/SCS Program EIR and a discussion of the applicability of the mitigation measures to the Project.
• Section 6. Sustainable Communities Environmental Impact Analysis/ Initial Study Checklist: This section contains the completed Initial Study Checklist and assesses the significance level under each environmental impact threshold. Each environmental issue identified in the Initial Study Checklist contains an assessment and discussion of Project-specific and cumulative impacts associated with each subject area. Where the evaluation identifies potentially significant effects, as identified in the Checklist, mitigation measures are provided to reduce such impacts to less than significant levels.

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2 ENVIRONMENTAL SETTING

2.1 Project Location
The City of Redlands encompasses approximately 36 square miles of land within San Bernardino County and is bound by Loma Linda to the west; the unincorporated community of Mentone to the east; Highland to the north; and Riverside County and Moreno Valley to the south.

The Project site is located between Redlands Boulevard, Eureka Street, Citrus Avenue, and Orange Street with an outparcel south of Citrus Avenue between Eureka Street and Fourth Street in Downtown Redlands.

As shown on Figure 2-1, Regional Location, regional access to the Project site is provided by I-10 to Orange Street. Local access to the site is provided by Orange Street/Cajon Street, Redlands Boulevard, Citrus Avenue, and Eureka Street, as shown on Figure 2-2, Local Vicinity.

2.2 Existing Project Site
The Project site encompasses approximately 12.25-acres and 11 parcels of land with Citrus Avenue between the main parcel and outparcel. The 11 Assessor’s Parcel Numbers (APNs) of the Project site are listed in table 2-1 below.

Table 2-1: Assessor’s Parcel Numbers
0171-053-01 0171-251-06
0171-053-02 0171-251-07
0171-053-03 0171-251-08
0171-053-04 0171-251-09
0171-053-05 0171-251-10
0171-053-06
The Project site is completely developed with three commercial buildings associated with the Redlands Mall and surface parking. The Project site includes several ornamental trees and landscaping. The Project site’s existing conditions are shown in Figure 2-3, Project Aerial, and Figures 2-4A and 2-4B, Site Photos.

2.3 Existing Land Uses and Zoning Designation of the Project Site As shown on Figure 2-5, General Plan Land Use Map, the Project site has three different General Plan designations. The 11.08-acres north of Citrus Avenue are designated as Commercial (with a linear designation of Parks/Golf course overlaying the designation), which allows commercial development. The

1.17-acres south of Citrus Avenue are designated as Public/Institutional, which allows for public services, buildings, and related facilities. The Public/Institutional designation also allows for development of residential uses at a density of up to 15 du/acre. The entire Project site is within the Transit Village Overlay.

As shown on Figure 2-6, Existing Zoning, the entire Project site is zoned as General Commercial (C-3). As indicated in the City’s Municipal Code, the General Commercial zoning district is intended to provide a central commercial location, accessible from all areas of the city and surrounding areas. Additionally, the C3 zoning designation allows for residential uses combined with nonresidential uses in an existing building or entirely new building. The C-3 zone allows for development at up to a 4.0 FAR maximum and has no specified building height limit.

2.4 Surrounding General Plan and Zoning Designations
The Project site is located within a developed, residential area within the City of Redlands as described below:

North: Immediately north of the Project site is Redlands Boulevard followed by commercial uses, designated as Commercial and zoned Specific Plan 45 Town Center Historic (SP45/TC-H). Areas directly to the north of the Project site are within the Transit Village Overlay.

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South: Directly south of the southern portion of the Project site are multiple office buildings, residences, and A.K. Smiley Public Library. Areas to the south of the Project site are designated as Public/Institutional and Medium Density Residential by the Redlands General Plan, and zoned General Commercial (C-3), Administrative and Professional Office (A-P), and Transitional (T).

East: Directly to the east of the Project site are 4th Street and Orange Street followed by office buildings, the Redlands Police Department Annex, commercial buildings, and restaurants. Areas to the east of the Project site are designated as Commercial and Public/Institutional by the Redlands General Plan, and zoned General Commercial (C-3), Specific Plan 45 Town Center Historic (SP45/TCH), and Open Space (O).

West: Directly to the west of the Project site is Eureka Street followed by the Redlands U.S. Post Office and commercial buildings. Areas to the west of the Project site are designated as Public/Institutional and Commercial by the Redlands General Plan, and zoned Administrative and Professional Office District (A-P) and General Commercial (C-3).

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Figure 2-1
Regional Location
SCEA State Street Village Project
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Local Vicinity
SCEA State Street Village Project Figur e2-2
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il',.

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Figure 2-3
Aerial View
SCEA State Street Village Project
N
c::::J Project Site
0 0.05 0.1 Miles A
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Figure 2-4a
Existing Site Photos
Existing views looking north towards the Project Site from W Citrus Avenue.

Southbound views of the southern portion of the Project Site from W Citrus Avenue.

Eastbound views of the western boundary of the Project Site from Eureka Street.

SCEA State Street Village Project
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Figure 2-4b
Existing Site Photos
Existing views looking south towards the Project Site from Redlands Boulevard.

Westbound views of the eastern portion of the Project Site from Orange Street.

Southbound views of the northern boundary of the Project Site from Redlands Boulevard.

SCEA State Street Village Project
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Figure 2-5
Existing General Plan Designation
SCEA State Street Village Project
Project Site
General Plan Land Use
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Figure 2-6
Existing Zoning Designation
SCEA State Street Village Project
Project Site
General Plan Land Use
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3 PROJECT DESCRIPTION

3.1 Proposed Project
Project Overview
The Project proposes to demolish all three buildings, surface parking and related infrastructure and to redevelop the site with a mixed-use development. The Project includes multi-family residential units, groundfloor retail space, office space, a roof top restaurant, a recreational building, a drug store, and public open space areas. The Project would also develop three parking garages/structures. The Project includes 700 multifamily dwelling units, 71,778 SF of ground-floor retail, approximately 12,328 SF of office space, amenity areas, a community building, and a 1,721 SF rooftop restaurant space with a rooftop deck. A 14,500 SF drugstore with drive through and surface parking lot is proposed for the area south of Citrus Avenue, as shown on Figure 3-1, Conceptual Site Plan. The Project also includes the extension of 3rd Street and extension of State Street, as described below.

Project Features
Architectural Design
The Project proposes buildings that range from 30 feet in height to 66 feet in height. Buildings 1, 4a, and 4b would vary in height from 3-stories (30 feet) to 4-stories (66 feet). Building 3 would be 2-stories in height above the pool deck, or 50 feet and approximately 58 feet to the tower element. The majority of Building 2 would be 4 stories and approximately 56 feet in height and includes a rooftop restaurant, as shown on Figures 3-2A and 3-2B, Elevations. The proposed drug store would be 30-feet in height with a 45-foot tower element at the entrance. The towers in Buildings 1 and 3, which would serve as architectural projections, would extend to 73 feet in height. The tower in Building 2, which would serve as an architectural projection, would extend to 76 feet in height.

As shown in Figures 3-2A and 3-2B, Project elevations would include a variety of architectural elements, including articulated massing and finish material palates, and are designed to be compatible with the Downtown historic architectural styles within the City including Spanish Mission and 19th Century, and Mediterranean Style Contemporary.

Residential Units
The Project would construct approximately 700 multi-family residential units in five 3- and 4-story buildings for a density of 57.1 dwelling units per acre. The residential units would include live/work, studio, onebedroom, two-bedroom, and three-bedroom floor plans that range from approximately 424 SF to 1,470 SF. Residential unit breakdown for each building is provided in Table 3-1.

Table 3-1: Residential Unit Breakdown
Building Live/Work 0-Bd Studio 1-Bd 2-Bd 3-Bd
Building 1 7 0 41 152 112 32
Building 2 0 0 38 76 18 2
Building 3 0 0 12 6 2 0
Building 4a 0 28 0 53 17 0
Building 4b 0 24 0 51 29 0
Total 7 52 91 338 178 34
The residential buildings would also include approximately 7,611 SF of private amenity space, including bike storage and mail rooms. Additionally, Buildings 1, 4a, and 4b would include private interior courtyard areas, as shown on Figure 3-1, Conceptual Site Plan.

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Commercial Space
The Project would develop approximately 71,778 SF of street-facing, ground floor retail space beneath proposed residential units in Buildings 1, 2, 4a, and 4b. The Project would also develop a 1,721 SF rooftop restaurant with associated deck space above the fourth floor of Building 2. Additionally, a 14,500 SF drug store would be constructed on the site south of Citrus Avenue. The drug store would include a drive thru and surface parking.

Office Space
The Project would develop approximately 12,328 SF of first through third floor office space in Building 2 on the southwest corner of Redlands Boulevard and Orange Street.

Circulation and Parking
The Project would extend 3rd Street from its current terminus at Redlands Boulevard, south to Citrus Avenue.

Additionally, State Street would be extended from where it currently terminates at Orange Street, west to the 3rd Street extension. The Project includes a public right-of-way dedication along Redlands Boulevard and a public right-of-way dedication along Citrus Avenue, as shown on Figure 3-1, Conceptual Site Plan.

The Project proposes a 6-level parking structure on the southwest corner of Orange Street and Redlands Boulevard to serve Building 2, with approximately 686 parking spaces. Access to this parking structure would be provided from two ingress/egress driveways on Redlands Boulevard. Additionally, the Project would provide two subterranean parking garages under Buildings 1, 3, 4a, and 4b. The garage for Buildings 4a and 4b would be accessed from one ingress/egress driveway on Orange Street and includes approximately 225 parking spaces. The garage for Buildings 1 and 3 would be accessed from two ingress/egress driveways on Eureka Street and includes approximately 269 parking spaces. A breakdown of the total parking required and provided for the Project is shown in Table 3-2.

Table 3-2: Parking Breakdown by Building Garage
Shared
Commercial/Guest Residential Total
Buildings 1 and 3 - 269 269
Building 2 414 272 686
Buildings 4a and 4b - 225 225
Total Parking Provided 414 766 1,180
Total Parking
Required1 406 761 1,167
1Parking requirements were adjusted per the proposed Transit Villages Specific Plan requirements Bike storage rooms would be provided on the ground floors of Buildings 4a and 4b and would be accessed from the exterior of the buildings.

The drug store site would include a surface parking lot with one access point from Citrus Avenue and two access points from the public alleyway. The surface parking lot would provide 61 parking spaces, 3 spaces above the 58-space requirement. The drug store would also include a drive thru for the pharmacy.

Recreation and Open Space
The Project would provide approximately 102,525 SF of common recreational space. Private recreational space would be provided with two stories of indoor recreational space within Building 3, which would include a yoga room, male and female locker rooms, co-working space, lounge, and classroom. The private recreational building would also include a 1,915 SF pool and 4,201 SF pool deck. Private open space would also include courtyards within Buildings 1, 3, 4a, and 4b. Public open space would be included within an approximately 22,742 SF pedestrian plaza and approximately 13,192 SF garden walk at the western terminus of State Street. The public pedestrian paseo would traverse east-west to connect the proposed Redlands Joint Special Meeting of the
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terminus of State Street to Eureka Street. A second approximately 9,568 SF public pedestrian paseo would traverse north-south between the State Street extension to Citrus Avenue between Buildings 4a and 4b.

Landscaping
The Project would install new drought tolerant ornamental landscaping throughout the Project site, as shown on Figure 3-3, Landscaping Plan, which would include 15 gallon and 24-inch box trees, such as: Southern Live Oak, London Plane Tree, Camphor Tree, Marina Madrone, Jacaranda, Mexican Fan Palm, Brisbane Box, Desert Museum Palo Verde, and Chitalpa. In addition, a variety of ornamental shrubs and groundcovers would be installed.

Lighting
Lighting proposed as part of the Project would be typical of residential and commercial uses and would consist of primarily of wall-mounted lighting, security lighting, as well as pole-mounted lights along roadways, sidewalks, and pedestrian paseos. Additional accent lighting, such as string lighting, would be provided in outdoor community recreation areas. All of the Project’s outdoor lighting would be directed downward or shielded to minimize offsite spill, as required by General Plan Action 2-A.35.

Infrastructure Improvements
Street Improvements
The proposed Project would extend 3rd Street from its current terminus at Redlands Boulevard south to terminate at Citrus Avenue. The Project would also extend State Street from its existing terminus at Orange Street west to the proposed 3rd Street extension.

The Project would construct new 8-foot-wide sidewalks along Redlands Boulevard, Eureka Street, Citrus Avenue, Orange Street, 3rd Street, and State Street. The Project would also stripe new bike lanes along Citrus Avenue and Orange Street.

Water
The Project would install new onsite potable water infrastructure and install 12-inch domestic water lines within the 3rd Street and State Street extensions that would connect to existing 12-inch domestic water lines in Redlands Boulevard, Eureka Street, Citrus Avenue, and Orange Street. Additionally, the Project would install fire water lines onsite that would connect to the existing and proposed 12-inch domestic water lines in the rights-of-way.

Sewer
The Project would remove the existing 8-inch sewer line in Lot 2 and Lot 6 and install new 8-inch sewer lines in the 3rd Street and State Street extensions that would connect to the existing 21-inch sewer line in Citrus Avenue. The Project would also construct onsite sewer lines that would connect to the existing sewer line in Redlands Boulevard.

Drainage
The Project would remove the existing storm drain in Lot 2 and install new storm drain lines throughout the site and within the 3rd Street and State Street extensions. Additionally, the Project would install multiple planter boxes for stormwater infiltration and an infiltration chamber under the proposed public plaza at the terminus of State Street. Courtyards above proposed parking garages would drain to chambers in the garages where stormwater would then be pumped to the infiltration chamber. The existing Mill Creek Zanja Channel Easement would be protected in place.

General Plan and Zoning
As shown on Figure 2-5, Existing General Plan Designation, the Project site has three different General Plan designations. The 11.08-acres north of Citrus Avenue are designated as Commercial and the 1.17-acres south of Citrus Avenue are designated as Public/Institutional. The entire Project site is within the Transit Village Overlay.

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The Project would include a General Plan Amendment to change the parcels south of Citrus Avenue from Public/Institutional to Commercial in order to be consistent with the existing General Commercial (C-3) zoning As shown on Figure 6, Existing Zoning, the entire Project site is zoned as General Commercial (C-3). The C3 zone allows for development at up to a 4.0 FAR maximum and has no specified building height limit.

Construction and Phasing
Construction activities would include the following: (1) demolition of the existing structures, pavement, septic system and other infrastructure, and landscaping; (2) grading and excavation; (3) construction of drainage, utilities, and subgrade infrastructure; (4) building construction; and (5) paving and application of architectural coatings. Proposed building construction would occur in three phases. In Phase 1 the Project would construct Buildings 1, 3, and 5. In Phase 2 the Project would construct Building 2. In Phase 3 the Project would relocate CVS and construct Buildings 4a and 4b. The proposed excavation and grading of the Project site would result in export of 46,000 cubic yards of soil. Construction activities would be limited to the hours between 7:00 am to 6:00 pm, Monday through Saturday, excluding federal holidays, which would be consistent with the City’s noise regulations (Municipal Code Chapter 8.06).

Discretionary Approvals, Permits, and Studies
The following discretionary approval, permits, and studies are anticipated to be necessary for implementation of the proposed Project:
• Vesting Tentative Tract Map to create eight (8) parcels and allow dedication of public streets and pedestrian paseos north of Citrus Avenue.
• Parcel Consolidation to consolidate the five parcels south of Citrus Avenue into one legal parcel. • General Plan Amendment to redesignate the parcels south of Citrus Avenue from Public/Institutional to Commercial.
• Conditional Use Permit to allow residential combined with nonresidential uses in the C-3 zoning district.
• Development Agreement that would include a phasing plan and outline public benefits of the Project.

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SCEA State Street Village Project Figure 3-1
Conceptual Site Plan
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SCEA State Street Village Project
Elevations
Figure 3-2a
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SCEA State Street Village Project
Elevations
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SCEA State Street Village Project
Conceptual Landscape Plan
Figure 3-3
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4 SUSTAINABLE COMMUNITIES ENVIRONMENTAL ASSESSMENT

CRITERIA

4.1 Senate Bill 375
The State of California adopted SB 375, the Sustainable Communities and Climate Protection Act of 2008 to outline growth strategies and better integrate regional land use and transportation planning, which will help the State meet its GHG reduction mandates. SB 375 requires that the State’s 18 metropolitan planning organizations incorporate a “sustainable communities strategy” with their respective regional transportation plans to achieve their respective region’s GHG emissions reduction targets set by CARB. SCAG is the metropolitan planning organization that has jurisdiction over the Project site.

For the SCAG region, pursuant to SB 375, CARB set GHG emissions reduction targets that were updated in 2018 to a 19 percent reduction by 2035 in per capita passenger vehicle GHG emissions.

On September 3, 2020, SCAG adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS): Connect SoCal. The 2020-2045 RTP/SCS outlines strategies that meet or exceed these targets set by CARB. On October 30, 2020, pursuant to California Government Code Section 65080(b)(2)(J)(ii) and via Executive Order G-20-239, CARB accepted SCAG’s determination that its 2020-2045 RTP/SCS would, if implemented, achieve CARB’s GHG reduction targets. In addition to the GHG reduction targets set by CARB, the 2020-2045 RTP/SCS includes strategies for accommodating projected population, housing, and employment growth in the region. As a Land Use Tool, the 2020-2045 RTP/SCS identifies Priority Growth Areas (PGAs) throughout the SCAG region where 2020-2045 RTP/SCS strategies can be fully realized. These PGAs include Job Centers, transit priority areas (TPAs), High Quality Transit Areas (HQTAs), Neighborhood Mobility Areas (NMAs), Livable Corridors, and Spheres of Influence.

These PGAs account for only 4 percent of region’s total land area, but implementation of SCAG’s growth strategies will help these areas accommodate an estimated 64 percent of forecasted household growth and 74 percent of forecasted employment growth between 2016 and 2045.

4.2 Transit Priority Project Criteria
SB 375 provides CEQA streamlining benefits to transit priority projects (TPPs). A TPP is a project that meets the following four criteria (PRC Section 21155(a) and (b)):

1. Is consistent with the use designation, density, building intensity, and applicable policies specified for the project area in SCAG’s 2020-2045 RTP/SCS;

2. Contains at least 50 percent residential use, based on total building square footage and, if the project contains between 26 and 50 percent nonresidential uses, a floor area ratio of no less than 0.75;

3. Provides a minimum net density of at least 20 units per acre; and

4. Is located within one-half mile of a major transit stop or high-quality transit corridor included in the 2020-2045 RTP/SCS.

Consistency with Criterion 1: Project uses designation, density, building intensity, and applicable policies specified for the Project Area in SCAG’s 2020-2045 RTP/SCS.

Use Designation, Density, and Building Intensity
As discussed above, for the SCAG region, CARB has set GHG emission reduction targets to 19 percent below 2005 per capita emission levels by 2035. The 2020-2045 RTP/SCS outlines strategies that meet or exceed these targets set by CARB and balances Southern California’s regional future mobility and housing needs with economic, environmental, and public health goals. On October 3, 2020, CARB accepted SCAG’s quantification of GHG emission reductions from the 2020-2045 RTP/SCS and its determination that the 2020-2045 RTP/SCS would, if implemented, achieve the 2035 GHG emission reduction targets established by CARB.

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For the reasons stated below, the Project is consistent with the land use designation, density, and building intensity of the 2020-2045 RTP/SCS.

Land Use Designation
The proposed Project would be consistent with the land use patterns promoted by the Connect SoCal Forecasted Regional Development Pattern. The Project site, which is within one-half mile from a planning major transit stop, is in an area that is considered by SCAG as a Priority Growth Area. The Project site is in an area that is considered a Priority Growth Area as it is in a 2045 HQTA, Neighborhood Mobility Area, and inside job centers. Furthermore, the Project would not be located in any absolutely constrained areas such as on agricultural land, open space, or on tribal lands.

The proposed Project would include five 3- to 4-story buildings with approximately 700 multi-family dwelling units, 71,778 SF of ground-floor retail, approximately 12,328 SF of office space, amenity areas, community building, and a 1,721 SF rooftop restaurant space with a rooftop deck. The Project also includes a 686-stall, 6-level parking structure and two single level subterranean parking structures with 269 and 228 stalls. Recreational areas include a public green space fronting Third Street, as well as a stand-alone approximately 6,000 SF two-story recreational amenity building with resort style pool and spa. A drugstore of 14,500 SF in a single-story building with drive through and surface parking lot is planned for the outparcel site south of Citrus Avenue.

Density/Building Intensity
The Project site is located within an urbanized area within the City of Redlands, in the Downtown Redlands area. The Project is an infill, mixed-use Project that proposes a residential density of approximately 57.1 dwelling units per acre. The 2020-2045 RTP/SCS identifies the HQTAs as appropriate for including highdensity development, supporting pedestrian and bike infrastructure, reducing parking requirements, and retaining affordable housing near transit.

The Project site is located within a HQTA, as defined by SCAG, and a Transit Priority Area (TPA), as defined by SB 743, which supports transit opportunities and promotes a walkable environment. The Project site is well served by public transit, including the San Bernardino County Transit Authority’s Arrow Line Downtown Station; and the Project’s location along a mixed-use corridor and proposed onsite commercial and residential uses would encourage the use of transit, walking, and bicycling. Consistent with land within a HQTA, the Project would be developed at a greater intensity than the development that currently exists on the Project site and would provide mixed-use development, including housing, on an infill site.

The proposed Project promotes pedestrian activity and bicycling activity by providing landscaping along the public right-of-way, outdoor open space, and walking paths. Additionally, the Project would stripe a bike lane on Citrus Avenue and provide bike storage. The proposed Project is similar to other developments within a HQTA in other jurisdictions.

Applicable Policies
The Project is consistent with applicable goals and policies presented within SCAG’s 2020-2045 RTP/SCS, as shown by the consistency analysis presented in Table 4-1.

Table 4-1. Consistency Analysis with the 2020-2045 RTP/SCS Policies Goals and Policies Consistency Assessment
Connect SoCal Goals
Goal 1: Encourage regional economic prosperity
and global competitiveness.

Not Applicable. This Goal is directed at SCAG
and the City of Redlands and does not apply to
the proposed Project. This strategy calls on
encouraging regional economic prosperity and
global competitiveness. The proposed Project
would not interfere with such policymaking.

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Goal 2: Improve mobility, accessibility,
reliability, and travel safety for people and
goods.

Consistent. The Project site is located in an
urbanized are within the City of Redlands. The
Project would develop approximately 700 multifamily dwelling units, 71,778 SF of ground-floor retail, 12,328 SF of office space, amenity areas,
community building, a 1,721 SF rooftop
restaurant space with a rooftop deck, and
14,500 SF drugstore in a HQTA and TPA. The
Project site is located less than one-quarter mile
from the Arrow Line Rail Station in Downtown
Redlands, which is currently under construction.

The proposed Project would provide residents,
employees, and visitors with convenient access to
public transit and opportunities for biking and
walking. The location of the Project encourages a
variety of transportation options and access and
is therefore consistent with this Goal.

Goal 3: Enhance the preservation, security, and
resilience of the regional transportation system.

Consistent. The Project would improve public
safety infrastructure near the Project site by
providing new lighting within the Project site and
around the perimeter, including new building
identification lighting, commercial accent lighting,
wayfinding, balcony lighting, and security
lighting. Pedestrian areas would include
pathways and entryways into the Project would
be well lit for security. Pedestrian access to the
site would be distinct from vehicle driveways and
the Project would not mix pedestrian and
automobile traffic to ensure pedestrian safety.

The Project would be subject to Site Plan review
to ensure vehicle and pedestrian safety
throughout the Project.

Goal 4: Increase person and goods movement
and travel choices within the transportation
system.

Not Applicable. This strategy calls on SCAG to
increase person and goods movement and travel
choices across the transportation system. The
proposed Project would not interfere with this
goal.

Goal 5: Reduce greenhouse gas emissions and
improve air quality.

Consistent. The Project would result in criteria air
pollutant and GHG emissions during construction
and operation. However, emissions would not
exceed the SCAQMD significance thresholds and
would be consistent with the City’s Climate Action
Plan.

Goal 6: Support healthy and equitable
communities.

Consistent. The Project would be consistent with
this Goal by facilitating the use of alternative
modes of transportation, which would aid in
reducing car trips and positively impact air
quality. The Project includes bicycle parking
spaces and bicycle storage rooms for the
residential and commercial uses within the Project.

The project would encourage pedestrian travel
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by incorporating new residential and commercial
uses onsite within a mixed-use development as
well as locating the Project in an urban area
surrounding by a diverse mix of land uses.

Additionally, the Project would provide a mix of
housing units in order to encourage equitable
access to transit.

Goal 7: Adapt to a changing climate and support
an integrated regional development pattern and
transportation network.

Not Applicable. This goal is directed towards
SCAG and does not apply to individual
development projects. The proposed Project
would be located in proximity to public transit
opportunities.

Goal 8: Leverage new transportation
technologies and data-driven solutions that result
in more efficient travel.

Not Applicable. This Goal is directed towards
SCAG and does not apply to the proposed
Project. This strategy calls on SCAG to use new
transportation technologies and data-driven
solutions to increase efficiency. The proposed
Project would not interfere with this goal.

Goal 9: Encourage development of diverse
housing types in areas that are supported by
multiple transportation options.

Consistent. The proposed project would construct
approximately 700 apartment units and condos
which would include live-work units, studios, zerobedrooms, one-bedrooms, two-bedrooms, and three-bedrooms. The proposed Project would be
within one-quarter mile of the Downtown
Redlands Arrow Line Station and within feet of
multiple bus line stops.

Goal 10: Promote conservation of natural and
agricultural lands and restoration of habitats.

Consistent. The proposed Project site currently
serves as a commercial mall and parking lots.

Therefore, the Project would not encroach on
agricultural lands or protected habitats. As such,
the Project would not interfere with this goal.

Connect SoCal Strategies
Strategy 1: Focus growth near destinations and
mobility options.

Consistent. The proposed Project site is located
in a HQTA, a TPA, neighborhood mobility area,
and near job centers, as defined by SCAG. The
site is located less than 0.25-mile from the Arrow
Line Station in Downtown Redlands, which is slated
for completion by 2022. Additionally, there are
multiple bus lines with stops adjacent to the
proposed Project.

Strategy 2: Promote diverse housing choices. Consistent. The proposed Project would develop 700 apartment units and condos which would
include live-work units, studios, zero-bedrooms,
one-bedrooms, two-bedrooms, and threebedrooms in order to provide a diverse amount of housing choices.

Strategy 3: Leverage technology innovations. Not Applicable. This strategy is directed to SCAG and jurisdictions and does not apply to the
proposed Project. This strategy aims to promote
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low emission technologies, improve access to
services through technology, and identify ways to
incorporate micro power grids into communities.

The proposed Project would not interfere with this
strategy.

Strategy 4: Support implementation of
sustainability policies.

Consistent. The proposed Project would
incorporate Green Building Measures, including
water efficient landscaping, efficient lighting,
low-flush toilets, and energy efficient appliances.

Strategy 5: Promote a Green Region. Consistent. The proposed Project would include open space areas and walkways. Additionally,
the development would emphasize sustainability
features that promote more resource efficient
development. The project site is also located
within 0.25-mile from the Arrow Line Station at
Downtown Redlands.

Consistency with Criterion 2: Based on total building square footage, the Project contains at least 50 percent residential use, and if the Project contains between 26 and 50 percent nonresidential uses, a floor area of not less than 0.75.

Criterion 2A: Project contains at least 50 percent residential use Based on the total building square footage, the Project contains at least 50 percent residential use. Table 4-2 shows the proposed land uses, dwelling units, total square feet, FAR, and percentage of use for the site.

The Project would include 989,726 SF of residential use (including residential amenities), 71,778 SF of ground-floor commercial space, 14,500 SF drug store, approximately 12,328 SF office and 1,721 SF rooftop restaurant.

Table 4-2. Proposed Land Use
Land Use Units/Square Feet Percentage of Use
Residential & Residential
Amenity
700 units, 975,226 SF 90.9%
Commercial/Restaurant 87,999 SF 8.1%
Office Space 12,328 SF 1.0%
Total Floor Area 1,075,553 SF 100%
As shown on Table 4-2, overall, the Project includes a total floor area of approximately 1,075,553 square feet with approximately 90.9 percent dedicated to residential uses. Residential uses would include approximately 975,226 SF of floor area and up to 700 dwelling units, including live-work units, studios, zero-bedrooms, one-bedrooms, two-bedrooms, and three-bedrooms.

New commercial space with retail and restaurant uses would be approximately 8.1 percent of uses, as 87,999 SF of commercial uses would be developed, including the 14,500 SF drugstore south of Citrus Avenue. New office space would be approximately 1 percent of uses, as 12,328 SF of office uses would be developed. Additionally, the portion of the Project north of Citrus Avenue has a FAR of 2.85.

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Criterion 2B: Project would have a density of at least 20 units per acre.

The Project includes a minimum net density of at least 20 units per acre. The Project site consists of 11 parcels that combine for a total of approximately 12.25-acres. Therefore, the Project would provide up to 700 residential units for a density of approximately 57.1 du/acre. Accordingly, the Project would exceed the required net density of at least 20 dwelling units per acre. Therefore, the Project would be consistent with Criterion 2B.

Criterion 2C: The Project is located within one-half mile of a major transit stop or high-quality transit corridor included in the 2020-2045 RTP/SCS.

The Project site is located within one-half mile of either a major transit stop that contains an existing rail station, a ferry terminal served by transit, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during peak commute periods; or a high-quality transit corridor that has fixed route bus service with service intervals no longer than 15 minutes during peak commute hours, as shown on Figure 4-1, Transit Priority Areas.

A major transit stop is defined as a “site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods” and is included in the applicable regional transportation plan (PRC Sections 21064.3 and 21155(b)). A highquality transit corridor is a “corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours” (PRC Section 21155(b)).

The Project site is 0.16-mile south of the Arrow Line Station in Downtown Redlands. The Arrow Line provides a connection to the University of Redlands, ESRI campus, and San Bernardino. While the Arrow Line is still under construction, station would be complete prior to buildout of the proposed Project. As such, the Project is located within 0.5-mile of a major transit stop and would be consistent with Criterion 2C.

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Figure 4-1
Transit Priority Areas
SCEA State Street Village Project
Project Site
General Plan Land Use
High Quality Transit Areas
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5 INCORPORATION OF 2020-2045 RTP/SCS PROGRAM EIR

MITIGATION MEASURES

5.1 Incorporation of Feasible Mitigation Measures, Performance Standards, and Criteria from Prior Applicable EIRs
Public Resources Code (PRC) Sections 21155.2 and 21159.28(a) require that a TPP incorporate all feasible mitigation measures, performance standards, or criteria from prior applicable EIRs, which for the Project would include the 2020-2045 RTP/SCS Program Environmental Impact Report for Southern California Association of Governments, which was certified May 7, 2020 (RTP/SCS PEIR). It is the intent of SCAG that lead agencies and others use the information contained within the PEIR in order to “tier” subsequent environmental documentation of projects in the region.

The Mitigation Monitoring and Reporting Program for the RTP/SCS PEIR (SCAG MMRP) does not include project level mitigation measures that are required to be incorporated into the Project. However, the SCAG MMRP does provide a list of mitigation measures that SCAG determined a lead agency can and should consider, as applicable and feasible, where the lead agency has concluded that a project has the potential to result in significant effects. The City has complied with PRC Section 21155.2 and 21159.28.

The RTP/SCS PEIR serves as an informational document to inform decision-makers and the public of the potential environmental consequences of approving the proposed RTP/SCS. The RTP/SCS PEIR includes mitigation measures designed to help avoid or minimize significant environmental impacts. The RTP/SCS PEIR serves as a first-tier document for later CEQA review of individual projects included in the program.

The City has reviewed all mitigation measures contained in the RTP/SCS PEIR (and determined their applicability) to the Project. For each such mitigation measure, the City considered whether to use the RTP/SCS PEIR mitigation measure or an equally effective City mitigation measure or federal, State, regional, or City regulation. The City’s applicability determination is found in Table 5-1, Project Consistency with 2020-2045 RTP/SCS Mitigation Measures. As indicated in Table 5-1, the City has incorporated an equally or more effective Project-specific mitigation measure or federal, State, regional, or City regulation, or has for other reasons determined that incorporation of the SCAG 2020 RTP/SCS MMRP mitigations measures is not required.

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Table 5-1. Project Consistency with 2020-2045 RTP/SCS PEIR Mitigation Measures Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project Aesthetics
Impact AES-1: Potential for the
Project to have a substantial
adverse effect on a scenic vista.

Impact AES-2: Potential to
substantially damage scenic
resources, including but not limited
to, trees, rock outcroppings, and
historic buildings within a state
scenic highway.

PMM AES-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to address potential aesthetic impacts to scenic vistas, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Use a palette of colors, textures, building materials that are graffiti-resistant, and/or plant materials that complement the surrounding landscape and development.
b) Use contour grading to better match surrounding terrain. Contour edges of major cut-and-fill to provide a more natural looking finished profile. c) Design new corridor landscaping to respect existing natural and man-made features and to complement the dominant landscaping of the surrounding areas. d) Replace and renew landscaping along corridors with road widenings, interchange projects, and related improvements.
e) Retain or replace trees bordering highways, so that clear-cutting is not evident. f) Provide new corridor landscaping that respects and provides appropriate transition to existing natural and man-made features and is complementary to the dominant landscaping or native habitats of surrounding areas. g) Reduce the visibility of construction staging areas by fencing and screening these areas with low contrast materials consistent with the surrounding environment, and by revegetating graded slopes and exposed earth surfaces at the earliest opportunity;
h) Use see-through safety barrier designs (e.g. railings rather than walls) No mitigation is required. PRC Section 21099, enacted by Senate Bill 743, provides that “aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site or within a transit priority area shall not be considered significant impacts on the environment.”
As such, the Project’s aesthetic impacts shall not be considered significant impacts on the environment pursuant to PRC Section 21099.

Further provisions of SB 743 provide that this legislation “does not affect, change, or modify the authority of a lead agency to consider aesthetic impacts pursuant to local design review ordinances or other discretionary powers provided by other laws or policies” (PRC Section 21099(d)(2)(A)), and that “aesthetic impacts do not include impacts on historical or cultural resources” (Section 21099(d)(2)(B)).

Impact AES-3: Potential to
substantially degrade the existing
visual character or quality of public
views (public views are those that
are experienced from publicly
accessible vantage points). In an
urbanized area, would the Project
conflict with applicable zoning and
PMM AES-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to address potential aesthetic impacts that substantially degrade visual character, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Minimize contrasts in scale and massing between the projects and surrounding natural forms and development, minimize their intrusion into important viewsheds, No mitigation is required. PRC Section 21099, enacted by Senate Bill 743, provides that “aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site or within a transit priority area shall not be considered significant impacts on the environment.”
As such, the Project’s aesthetic impacts shall not be considered significant impacts on the environment pursuant to PRC Section 21099.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project other regulations governing scenic
quality.
and use contour grading to better match surrounding terrain in accordance with county and city hillside ordinances, where applicable.
b) Design landscaping along highway corridors to add significant natural elements and visual interest to soften the hard-edged, linear transportation corridors. c) Require development of design guidelines for projects that make elements of proposed buildings/facilities visually compatible, or minimize visibility of changes in visual quality or character through use of hardscape and softscape solutions.

Specific measures to be addressed include setback buffers, landscaping, color, texture, signage, and lighting criteria.
d) Design projects consistent with design guidelines of applicable general plans. e) Require that sites are kept in a blight/nuisance-free condition. Remove blight or nuisances that compromise visual character or visual quality of project areas including graffiti abatement, trash removal, landscape management, maintenance of signage and billboards in good condition, and replace compromised native vegetation and landscape.
f) Where sound walls are proposed, require sound wall construction and design methods that account for visual impacts as follows:
• use transparent panels to preserve views where sound walls would block views from residences;
• use landscaped earth berm or a combination wall and berm to minimize the apparent sound wall height;
• construct sound walls of materials whose color and texture complements the surrounding landscape and development;
g) Design sound walls to increase visual interest, reduce apparent height, and be visually compatible with the surrounding area; and landscape the sound walls with plants that screen the sound wall, preferably with either native vegetation or landscaping that complements the dominant landscaping of surrounding areas.

Impact AES-4: Create a new
source of substantial light or glare
which would adversely effect day
or nighttime views in the area.

PMM AES-3: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to address potential aesthetic impacts that substantially degrade visual character, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Use lighting fixtures that are adequately shielded to a point below the light bulb and reflector and that prevent unnecessary glare onto adjacent properties.

No mitigation is required. PRC Section 21099, enacted by Senate Bill 743, provides that “aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site or within a transit priority area shall not be considered significant impacts on the environment.”
As such, the Project’s aesthetic impacts shall not be considered significant impacts on the environment pursuant to PRC Section 21099.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project b) Restrict the operation of outdoor lighting for construction and operation activities to the hours of 7:00 a.m. to 10:00 p.m.
c) Use high-pressure sodium and/or cut-off fixtures instead of typical mercuryvapor fixtures for outdoor lighting. d) Use unidirectional lighting to avoid light trespass onto adjacent properties. e) Design exterior lighting to confine illumination to the project site, and/or to areas which do not include light-sensitive uses.
f) Provide structural and/or vegetative screening from light-sensitive uses. g) Shield and direct all new street and pedestrian lighting away from lightsensitive off-site uses. h) Use non-reflective glass or glass treated with a non-reflective coating for all exterior windows and glass used on building surfaces.
i) Architectural lighting shall be directed onto the building surfaces and have low reflectivity to minimize glare and limit light onto adjacent properties.

The proposed Project would be subject to City of Redlands General Plan Action 2-A.35 that requires shielding of light to minimize lighting of adjacent off-site areas and generation of glare.

Agricultural Resources
Impact AG-1: Potential for the
Project to convert Prime Farmland,
Unique Farmland, or Farmland of
Statewide Importance (Farmland),
as shown on the maps prepared
pursuant to the Farmland Mapping
and Monitoring Program of the
California Resources Agency, to
nonagricultural use.

PMM AG-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to address potential adverse effects on agricultural resources, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Require project sponsors to mitigate for loss of farmland by providing permanent protection of in-kind farmland in the form of easements, fees, or elimination of development rights/potential.
b) Project relocation or corridor realignment to avoid Prime Farmland, Unique Farmland, or Farmland of Local or Statewide Importance. c) Maintain and expand agricultural land protections such as urban growth boundaries.
d) Provide for mitigation fees to support a mitigation bank that invests in farmer education, agricultural infrastructure, water supply, marketing, etc. that enhance the commercial viability of retained agricultural lands. e) Minimize severance and fragmentation of agricultural land by constructing underpasses and overpasses at reasonable intervals to provide property access.

No mitigation is required. The Project site is currently fully developed and is located in an urbanized setting. There is no farmland or agricultural activity on the Project site or in the vicinity of the Project.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project f) Use berms, buffer zones, setbacks, and fencing to reduce conflicts between new development and farming uses and protect the functions of farmland.

Impact AG-2: Potential for the
Project to conflict with existing
zoning for agricultural use, or a
Williamson Act Contract.

PMM AG-2: Project level mitigation measures can and should be considered by Lead Agencies as applicable and feasible. Measures to reduce substantial adverse effects on Williamson Act contracts to the maximum extent practicable, as determined appropriate by each Lead Agency, may include the following, or other comparable measures:
a) Project relocation or corridor realignment to avoid lands in Williamson Act contracts.
b) Establish conservation easements consistent with the recommendations of the Department of Conservation, or 20-year Farmland Security Zone contracts (Government Code Section 51296 et seq.), 10-year Williamson Act contracts (Government Code Section 51200 et seq.), or use of other conservation tools available from the California Department of Conservation Division of Land Resource Protection.

No mitigation is required. The Project site is not currently zoned for agricultural production, the site is currently used as a mall and related commercial, there is no farmland onsite, and there are no Williamson Act Contracts in effect for the Project site.

Impact AG-3: Potential for the
Project to conflict with existing
zoning for, or cause rezoning of,
forest land (as defined in Public
Resources Code section 12220(g)),
timberland (as defined by Public
Resources Code section 4526), or
timberland zoned Timberland
Production (as defined by
Government Code section
51104(g)).

Impact AG-4: Potential for the
Project to result in the loss of forest
land or conversion of forest land to
non-forest use.

PMM AG-3: Project level mitigation measures can and should be considered by Lead Agencies as applicable and feasible. Measures to reduce substantial adverse effects, through the conversion of Farmland to maximum extent practicable, as determined appropriate by each Lead Agency, may include the following, or other comparable measures:
a) Minimize construction related impacts to agricultural and forestry resources by locating materials and stationary equipment in such a way as to prevent conflict with agriculture and forestry resources
No mitigation is required. The Project site is currently fully developed with urban uses, not forest use. Therefore, no forest land will be lost or converted to non-forest uses.

Impact AG-5: Potential for the
Project to involve other changes in
the existing environment which, due
to their location or nature, could
result in conversion of Farmland, to
See PMM AG-2 and PMM GHG-2.

PMM AG-4: Project level mitigation measures can and should be considered by Lead Agencies as applicable and feasible. Measures to reduce substantial adverse effects, through the conversion of Farmland, to the maximum extent No mitigation is required. The Project site is currently fully developed with urban uses and is not used for any agricultural uses or forest land. Additionally, the Project site is in an urbanized area and there are no agricultural or forest uses Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project non-agricultural use or conversion
of forest land to non-forest use.
practicable, as determined appropriate by each Lead Agency, may include the following, or other comparable measures:
a) Design proposed projects to minimize, to the greatest extent feasible, the loss of the highest valued agricultural land.
b) Redesign project features to minimize fragmenting or isolating Farmland.

Where a project involves acquiring land or easements, ensure that the remaining non-project area is of a size sufficient to allow economically viable farming operations. The project proponents shall be responsible for acquiring easements, making lot line adjustments, and merging affected land parcels into units suitable for continued commercial agricultural management.
c) Reconnect utilities or infrastructure that serve agricultural uses if these are disturbed by project construction. If a project temporarily or permanently cuts off roadway access or removes utility lines, irrigation features, or other infrastructure, the project proponents shall be responsible for restoring access as necessary to ensure that economically viable farming operations are not interrupted.

PMM AG-5: Project level mitigation measures can and should be considered by Lead Agencies as applicable and feasible. Measures to reduce substantial adverse effects, through the conversion of Farmland, to the maximum extent practicable, as determined appropriate by each Lead Agency, may include the following, or other comparable measures:
a) Manage project operations to minimize the introduction of invasive species or weeds that may affect agricultural production on adjacent agricultural land.

Where a project has the potential to introduce sensitive species or habitats or have other spill-over effects on nearby agricultural lands, the project proponents shall be responsible for acquiring easements on nearby agricultural land and/or financially compensating for indirect effects on nearby agricultural land.

Easements (e.g., flowage easements) shall be required for temporary or intermittent interruption in farming activities (e.g., because of seasonal flooding or groundwater seepage). Acquisition or compensation would be required for permanent or significant loss of economically viable operations. within the Project vicinity. Therefore, no agricultural or forest land will be converted with implementation of the Project.

Air Quality
Impact AQ-1: Conflict with or
obstruct implementation of the
applicable air quality plan.

No mitigation is required. No mitigation is required.

Impact AQ-2: Potential to violate
any air quality standard or
PMM-AQ-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can The Project’s impacts with respect to air quality standards are less than significant, but the Project would nevertheless Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project contribute substantially to an
existing or projected air quality
violation.

Impact AQ-3: Result in a
cumulatively considerable net
increase of any criteria pollutant
for which the project region is nonattainment under an applicable federal or state ambient air
quality standard.

Impact AQ-4: Expose sensitive
receptors to substantial pollutant
concentrations.
and should consider mitigation measures to reduce substantial adverse effects related to violating air quality standards. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Minimize land disturbance.
b) Suspend grading and earth moving when wind gusts exceed 25 miles per hour unless the soil is wet enough to prevent dust plumes.
c) Cover trucks when hauling dirt.
d) Stabilize the surface of dirt piles if not removed immediately. e) Limit vehicular paths on unpaved surfaces and stabilize any temporary roads. f) Minimize unnecessary vehicular and machinery activities. g) Sweep paved streets at least once per day where there is evidence of dirt that has been carried on to the roadway.
h) Revegetate disturbed land, including vehicular paths created during construction to avoid future off-road vehicular activities.
i) On Caltrans projects, Caltrans Standard Specifications 10-Dust Control, 17- Watering, and 18- Dust Palliative shall be incorporated into project specifications. j) Require contractors to assemble a comprehensive inventory list (i.e., make, model, engine year, horsepower, emission rates) of all heavy-duty off-road (portable and mobile) equipment (50 horsepower and greater) that could be used an aggregate of 40 or more hours for the construction project. Prepare a plan for approval by the applicable air district demonstrating achievement of the applicable percent reduction for a CARB-approved fleet. Daily logging of the operating hours of the equipment should also be required.
k) Ensure that all construction equipment is properly tuned and maintained. l) Minimize idling time to 5 minutes or beyond regulatory requirements —saves fuel and reduces emissions.
m) Provide an operational water truck on-site at all times. Use watering trucks to minimize dust; watering should be sufficient to confine dust plumes to the project work areas. Sweep paved streets at least once per day where there is evidence of dirt that has been carried on to the roadway.
n) Utilize existing power sources (e.g., power poles) or clean fuel generators rather than temporary power generators.
substantially conform to this mitigation measure as set forth in the 2020-2045 RTP/SCS, as it consists of existing regulatory compliance measures set by CARB and the South Coast Air Quality Management District (SCAQMD).
• CARB Anti-Idling Air Toxics Control Measure: This
measure, codified in Title 13 California Code of
Regulations (CCR) Section 2485, applies to dieselfueled commercial vehicles with gross vehicle weight ratings greater than 10,000 pounds that are licensed
to operate on highways, regardless of where they
are registered. This measure does not allow dieselfueled commercial vehicles to idle for more than 5 minutes at any given time, with certain exception for
vehicles where idling is a necessary performance
activity such as for concrete trucks.
• SCAQMD Rule 401 – Visible Emissions: This rule states that a person shall not discharge into the atmosphere
from any single source of emission whatsoever any
air contaminant for a period or periods aggregating
more than three minutes in any one hour which is as
dark or darker in shade as that designated No. 1 on
the Ringelmann Chart or of such opacity as to obscure
an observer's view.
• SCAQMD Rule 402 – Nuisance: This rule states that
a person shall not discharge from any source
whatsoever such quantities of air contaminants or
other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons
or to the public, or which endanger the comfort,
repose, health or safety of any such persons or the
public, or which cause, or have a natural tendency to
cause, injury or damage to business or property.
• SCAQMD Rule 403 – Fugitive Dust: This rule requires
projects to prevent, reduce or mitigate fugitive dust
emissions from a site. Rule 403 restricts visible
fugitive dust to the project property line, restricts the net PM10 emissions to less than 50 micrograms per
cubic meter (μg/m3) and restricts the tracking out of
bulk materials onto public roads. Additionally,
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project o) Develop a traffic plan to minimize traffic flow interference from construction activities. The plan may include advance public notice of routing, use of public transportation, and satellite parking areas with a shuttle service. Schedule operations affecting traffic for off-peak hours. Minimize obstruction of throughtraffic lanes. Provide a flag person to guide traffic properly and ensure safety at construction sites.
p) As appropriate require that portable engines and portable engine-driven equipment units used at the project work site, with the exception of on-road and off-road motor vehicles, obtain CARB Portable Equipment Registration with the state or a local district permit. Arrange appropriate consultations with the CARB or the District to determine registration and permitting requirements prior to equipment operation at the site.
q) Require projects to use Tier 4 Final equipment or better for all engines above 50 horsepower (hp). In the event that construction equipment cannot meet to Tier 4 Final engine certification, the Project representative or contractor must demonstrate through future study with written findings supported by substantial evidence that is approved by SCAG before using other technologies/strategies. Alternative applicable strategies may include, but would not be limited to, construction equipment with Tier 4 Interim or reduction in the number and/or horsepower rating of construction equipment and/or limiting the number of construction equipment operating at the same time. All equipment must be tuned and maintained in compliance with the manufacturer’s recommended maintenance schedule and specifications. All maintenance records for each equipment and their contractor(s) should make available for inspection and remain on-site for a period of at least two years from completion of construction, unless the individual project can demonstrate that Tier 4 engines would not be required to mitigate emissions below significance thresholds. Project sponsors should also consider including ZE/ZNE technologies where appropriate and feasible.
r. Projects located within the South Coast Air Basin should consider applying for South Coast AQMD “SOON” funds which provides funds to applicable fleets for the purchase of commercially available .low-emission heavy-duty engines to achieve near-term reduction of NOx emissions from in-use off-road diesel vehicles. s. Projects located within AB 617 communities should review the applicable Community Emissions Reduction Plan (CERP) for additional mitigation that can be applied to individual projects.
t. Where applicable, projects should provide information about air quality related programs to schools, including the Environmental Justice Community Partnerships projects must utilize one or more of the best available control measures (identified in the tables within the
rule). Dust control measures may include adding
freeboard to haul vehicles, covering loose material
on haul vehicles, watering, using chemical stabilizers
and/or ceasing all activities.
• SCAQMD Rule 1113 – Architectural Coatings: This
rule requires manufacturers, distributors, and end
users of architectural and industrial maintenance
coatings to reduce VOC emissions from the use of
these coatings, primarily by placing limits on the VOC
content of various coating categories.
• SCAQMD Rule 1186 – PM10 Emissions from Paved
and Unpaved Roads, and Livestock Operations: This
rule applies to owners and operators of paved and
unpaved roads and livestock operations. The rule is
intended to reduce PM10 emissions by requiring the
cleanup of material deposited onto paved roads, use
of certified street sweeping equipment, and
treatment of high-use unpaved roads (see also
SCAQMD Rule 403).
• SCAQMD Rule 1403 – Asbestos Emissions from
Demolition/Renovation Activities: The Project would
comply with the requirements of this rule if asbestos
is found during the demolition and construction
activities. With regulatory compliance, the risk
related to any existing asbestos-containing building
materials (ACBMs) at the Project Site would be
reduced to acceptable levels, and the Project would
result in no impact with regard to ACBMs.
• The Project will comply with South Coast Air Quality
Management District Rule 1166 – Volatile Organic
Compound Emissions from Decontamination of Soil,
which sets requirements to control the emission of
VOC from excavating, grading, handling and
treating VOC-contaminated soil as a result of
leakage from storage or transfer operations,
accidental spillage, or other deposition.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project (EJCP), Clean Air Ranger Education (CARE), and Why Air Quality Matters programs.
u. Projects should work with local cities and counties to install adequate signage that prohibits truck idling in certain locations (e.g., near schools and sensitive receptors).
v. As applicable for airport projects, the following measures should be considered:
− Considering operational improvements to reduce taxi time and auxiliary power unit usage, where feasible. Additionally, consider single engine taxing, if feasible as allowed per Federal Aviation Administration guidelines.
− Set goals to achieve a reduction in emissions from aircraft operations over the lifetime of the proposed project.
− Require the use of ground service equipment (GSE) that can operate on battery-power. If electric equipment cannot be obtained, require the use of alternative fuel, the cleanest gasoline equipment, or Tier 4, at a minimum.
w. As applicable for port projects, the following measures should be considered:
− Develop specific timelines for transitioning to zero emission cargo handling equipment (CHE).
− Develop interim performance standards with a minimum amount of CHE replacement each year to ensure adequate progress.
− Use short side electric power for ships, which may include tugboats and other ocean-going vessels or develop incentives to gradually ramp up the usage of shore power.
− Install the appropriate infrastructure to provide shore power to operate the ships. Electrical hookups should be appropriately sized. − Maximize participation in the Port of Los Angeles’ Vessel Speed Reduction Program or the Port of Long Beach’s Green Flag Initiation Program in order to reduce the speed of vessel transiting within 40 nautical miles of Point Fermin.
− Encourage the participation in the Green Ship Incentives. − Offer incentives to encourage the use of on-dock rail. • The Project will install odor-reducing equipment in
accordance with South Coast Air Quality
Management District Rule 1138.
• In accordance with Section 93115 in Title 17 of the
California Code of Regulations, operation of any
stationary, diesel-fueled, compression-ignition
engines will meet specified fuel and fuel additive
requirements and emission standards.
• Nitrogen oxide emissions shall be minimized through
the use of emission control measures (e.g., use of best available control technology for new combustion
sources such as boilers and water heaters) as
required by South Coast Air Quality Management
District Regulation XIII, New Source Review.

With implementation of CARB and SCAQMD rules, the Project would minimize construction emissions and would therefore be substantially in conformance with SCAG PMM AIR-1.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project x. As applicable for rail projects, the following measures should be considered: − Provide the highest incentives for electric locomotives and then locomotives that meet Tier 5 emission standards with a floor on the incentives for locomotives that meet Tier 4 emission standards.
y. Projects that will introduce sensitive receptors within 500 feet of freeways and other sources should consider installing high efficiency of enhanced filtration units, such as Minimum Efficiency Reporting Value (MERV) 13 or better. Installation of enhanced filtration units can be verified during occupancy inspection prior to the issuance of an occupancy permit.
z. Develop an ongoing monitoring, inspection, and maintenance program for the MERV filters.
− Disclose potential health impacts to prospective sensitive receptors from living in close proximity to freeways or other sources of air pollution and the reduced effectiveness of air filtration systems when windows are open or residents are outside.
− Identify the responsible implementing and enforcement agency to ensure that enhanced filtration units are installed on-site before a permit of occupancy is issued.
− Disclose the potential increase in energy costs for running the HVAC system to prospective residents.
− Provide information to residents on where MERV filters can be purchased.
− Provide recommended schedule (e.g., every year or every six months) for replacing the enhanced filtration units.
− Identify the responsible entity such as future residents themselves, Homeowner’s Association, or property managers for ensuring enhanced filtration units are replaced on time.
− Identify, provide, and disclose ongoing cost-sharing strategies, if any, for replacing the enhanced filtration units.
− Set criteria for assessing progress in installing and replacing the enhanced filtration units; and
− Develop a process for evaluating the effectiveness of the enhanced filtration units.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project aa. Consult the SCAG Environmental Justice Toolbox for potential measures to address impacts to low-income and/or minority communities. bb. The following criteria related to diesel emissions shall be implemented on by individual project sponsors as appropriate and feasible:
− Diesel nonroad vehicles on site for more than 10 total days shall have either (1) engines that meet EPA on road emissions standards or (2) emission control technology verified by EPA or CARB to reduce PM emissions by a minimum of 85%. Diesel generators on site for more than 10 total days shall be equipped with emission control technology verified by EPA or CARB to reduce PM emissions by a minimum of 85%. − Nonroad diesel engines on site shall be Tier 2 or higher. − Diesel nonroad construction equipment on site for more than 10 total days shall have either (1) engines meeting EPA Tier 4 nonroad emissions standards or (2) emission control technology verified by EPA or CARB for use with nonroad engines to reduce PM emissions by a minimum of 85% for engines for 50 hp and greater and by a minimum of 20% for engines less than 50 hp.
− Emission control technology shall be operated, maintained, and serviced as recommended by the emission control technology manufacturer.
− Diesel vehicles, construction equipment, and generators on site shall be fueled with ultra-low sulfur diesel fuel (ULSD) or a biodiesel blend approved by the original engine manufacturer with sulfur content of 15 ppm or less.
− The construction contractor shall maintain a list of all diesel vehicles, construction equipment, and generators to be used on site. The list shall include the following:
i. Contractor and subcontractor name and address, plus contact person responsible for the vehicles or equipment.
ii. Equipment type, equipment manufacturer, equipment serial number, engine manufacturer, engine model year, engine certification (Tier rating), horsepower, engine serial number, and expected fuel usage and hours of operation.
iii. For the emission control technology installed: technology type, serial number, make, model, manufacturer, EPA/CARB verification Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project number/level, and installation date and hour-meter reading on installation date.
− The contractor shall establish generator sites and truck-staging zones for vehicles waiting to load or unload material on site. Such zones shall be located where diesel emissions have the least impact on abutters, the general public, and especially sensitive receptors such as hospitals, schools, daycare facilities, elderly housing, and convalescent facilities. − The contractor shall maintain a monthly report that, for each on road diesel vehicle, nonroad construction equipment, or generator onsite, includes:
i. Hour-meter readings on arrival on-site, the first and last day of every month, and on off-site date.
ii. Any problems with the equipment or emission controls. iii. Certified copies of fuel deliveries for the time period that identify:

1. Source of supply

2. Quantity of fuel

3. Quantity of fuel, including sulfur content (percent by weight) cc. Project should exceed Title-24 Building Envelope Energy Efficiency Standards (California Building Standards Code). The following measures can be used to increase energy efficiency:
− Install programmable thermostat timers
− Obtain Third-party HVAC commissioning and verification of energy savings (to be grouped with exceedance of Title 24).
− Install energy efficient appliances (Typical reductions for energyefficient appliances can be found in the Energy Star and Other Climate Protection Partnerships Annual Reports.)
− Install higher efficacy public street and area lighting − Limit outdoor lighting requirements
− Replace traffic lights with LED traffic lights
− Establish onsite renewable or carbon neutral energy systems – generic, solar power and wind power
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project − Utilize a combined heat and power system
− Establish methane recovery in Landfills and Wastewater Treatment Plants. − Locate project near bike path/bike lane
− Provide pedestrian network improvements, such as interconnected street network, narrower roadways and shorter block lengths, sidewalks, accessibility to transit and transit shelters, traffic calming measures, parks and public spaces, minimize pedestrian barriers.
− Provide traffic calming measures, such as:
i. Marked crosswalks
ii. Count-down signal timers
iii. Curb extensions
iv. Speed tables
v. Raised crosswalks
vi. Raised intersections
vii. Median islands
viii. Tight corner radii
ix. Roundabouts or mini-circles
x. On-street parking
xi. Chicanes/chokers
− Create urban non-motorized zones
− Provide bike parking in non-residential and multi-unit residential projects
− Dedicate land for bike trails
− Limit parking supply through:
i. Elimination (or reduction) of minimum parking requirements ii. Creation of maximum parking requirements
iii. Provision of shared parking
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project − Require residential area parking permit.
− Provide ride-sharing programs
i. Designate a certain percentage of parking spacing for ride sharing vehicles
ii. Designating adequate passenger loading and unloading and waiting areas for ride-sharing vehicles
iii. Providing a web site or messaging board for coordinating rides iv. Permanent transportation management association membership and finding requirement.

Impact AQ-5: Result in other
emissions (such as those leading to
odors) adversely affecting a
substantial number of people.

No mitigation is required. No mitigation is required.

Biological Resources
Impact BIO-1: Have a substantial
adverse effect, either directly or
through habitat modification, on
any species identified as a
candidate, sensitive, or special
status species in local or regional
plans, policies, or regulations, or
by the California Department of
Fish and Game or US Fish and
Wildlife Service.

PMM BIO-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to threatened and endangered species. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Require project design to avoid occupied habitat, potentially suitable habitat, and designated critical habitat, wherever practicable and feasible. b) Where avoidance is determined to be infeasible, provide conservation measures to fulfill the requirements of the applicable authorization for incidental take pursuant to Section 7 or 10(a) of the federal ESA, Section 2081 of the California ESA to support issuance of an incidental take permit, and/or as identified in local or regional plans. Conservation strategies to protect the survival and recovery of federally and state-listed endangered and local special status species may include:
i. Impact minimization strategies
ii. Contribution of in-lieu fees for in-kind conservation and mitigation efforts
iii. Use of in-kind mitigation bank credits
No mitigation is required as Project impacts would be less than significant. However, the Project would be substantially in conformance with this mitigation measure for the following reasons:

The Project site is an infill site located in an urban area that is fully developed with commercial uses. The Project site does not contain any critical habitat or support any species identified or designated as a candidate, sensitive, or special-status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife (CDFW) or U.S. Fish and Wildlife Service. There are multiple trees on the Project site that would be removed.

This mitigation measure is not incorporated because the City has determined that the existing regulatory compliance
measures listed below would apply to the Project and ensure potential impacts are less than significant.

Applicable regulations:
• Federal Endangered Species Act
• Migratory Bird Treaty Act
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project iv. Funding of research and recovery efforts
v. Habitat restoration
vi. Establishment of conservation easements
vii. Permanent dedication of in-kind habitat
c) Design projects to avoid desert native plants protected under the California Desert Native Plants Act, salvage and relocate desert native plants, and/or pay in lieu fees to support off-site long-term conservation strategies. d) Temporary access roads and staging areas will not be located within areas containing sensitive plants, wildlife species or non-native habitat wherever feasible, so as to avoid or minimize impacts to these species e) Develop and implement a Worker Environmental Awareness Program (environmental education) to inform project workers of their responsibilities to avoid and minimize impacts on sensitive biological resources. f) Retain a qualified botanist to document the presence or absence of special status plants before project implementation.
g) Appoint a qualified biologist to monitor construction activities that may occur in or adjacent to occupied sensitive species’ habitat to facilitate avoidance of resources not permitted for impact.
h) Appoint a qualified biologist to monitor implementation of mitigation measures. i) Schedule construction activities to avoid sensitive times for biological resources (e.g. steelhead spawning periods during the winter and spring, nesting bird season) and to avoid the rainy season when erosion and sediment transport is increased. j) Develop an invasive species control plan associated with project construction k) If construction occurs during breeding seasons in or adjacent to suitable habitat, include appropriate sound attenuation measures required for sensitive avian species and other best management practices appropriate for potential local sensitive wildlife
l) Conduct pre-construction surveys to delineate occupied sensitive species’ habitat to facilitate avoidance.
m) Where projects are determined to be within suitable habitat and may impact listed or sensitive species that have specific field survey protocols or guidelines outlined by the USFWS, CDFW, or other local agency, conduct preconstruction • California Endangered Species Act
• California Native Plant Protection Act
• California Desert Native Plants Act
• Lists from the CDFW:
o Species of Special Concern
o Fully Protected Animals Lists
o Special Vascular Plants, Bryophytes and
Lichens List
o California Sensitive Natural Communities
o Inventory of Rare and Endangered Plants
by the California Native Plant Society
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project surveys that follow applicable protocols and guidelines and are conducted by qualified and/or certified personnel.
n. Project design should address the protection of habitat on both sides of a freeway to improve effectiveness of the crossings.
o. Project sponsors shall consider the impacts of nitrogen deposition on sensitive species.

Impact BIO-2: Have a substantial
adverse effect on any riparian
habitat or other sensitive natural
community identified in local or
regional plans, policies, regulations
or by the California Department of
Fish and Game or US Fish and
Wildlife Service.

PMM BIO-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to riparian habitats and other sensitive natural communities. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Consult with the USFWS and NMFS where such state-designated sensitive or riparian habitats provide potential or occupied habitat for federally listed rare, threatened, and endangered species afforded protection pursuant to the federal ESA.
b) Consult with the USFS where such state-designated sensitive or riparian habitats provide potential or occupied habitat for federally listed rare, threatened, and endangered species afforded protection pursuant to the federal ESA and any additional species afforded protection by an adopted Forest Land Management Plan or Resource Management Plan for the four national forests in the six-county area: Angeles, Cleveland, Los Padres, and San Bernardino. c) Consult with the CDFW where such state-designated sensitive or riparian habitats provide potential or occupied habitat for state-listed rare, threatened, and endangered species afforded protection pursuant to the California ESA, or Fully Protected Species afforded protection pursuant to the State Fish and Game Code.
d) Consult with the CDFW pursuant to the provisions of Section 1600 of the State Fish and Game Code as they relate to Lakes and Streambeds. e) Consult with the USFWS, USFS, CDFW, and counties and cities in the SCAG region, where state-designated sensitive or riparian habitats are occupied by birds afforded protection pursuant to the MBTA during the breeding season. f) Consult with the CDFW for state-designated sensitive or riparian habitats where furbearing mammals, afforded protection pursuant to the provisions of the State No mitigation measures are required. The Project is located in a developed, urban area and would be replacing existing commercial buildings and associated uses. The Project would not be developed on existing open space. This mitigation measure is not incorporated because the Project site does not contain any wetlands, riparian habitats, sensitive natural community or critical habitat, or support any species identified or designated as candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by CDFW or the U.S. Fish and Wildlife Service. No impacts related to this issue would occur.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project Fish and Game Code for fur-beaming mammals, are actively using the areas in conjunction with breeding activities.
g) Require project design to avoid sensitive natural communities and riparian habitats, wherever practicable and feasible. Where practicable and feasible, require upland buffers that sufficiently minimize impacts to riparian corridors. h) Where avoidance is determined to be infeasible, develop sufficient conservation measures through coordination with local agencies and the regulatory agency (i.e., USFWS or CDFW) to protect sensitive natural communities and riparian habitats and develop appropriate compensatory mitigation, where required. i) Appoint a qualified wetland biologist to monitor construction activities that may occur in or adjacent to sensitive communities.
j) Appoint a qualified wetland biologist to monitor implementation of mitigation measures.
k) Schedule construction activities to avoid sensitive times for biological resources and to avoid the rainy season when erosion and sediment transport is increased. l) When construction activities require stream crossings, schedule work during dry conditions and use rubber-wheeled vehicles, when feasible. Have a qualified wetland scientist determine if potential project impacts require a Notification of Lake or Streambed Alteration to CDFW during the planning phase of projects. m) Consult with local agencies, jurisdictions, and landowners where such statedesignated sensitive or riparian habitats are afforded protection pursuant an adopted regional conservation plan.
n) Install fencing and/or mark sensitive habitat to be avoided during construction activities.
o) Salvage and stockpile topsoil (the surface material from 6 to 12 inches deep) and perennial native plants, when recommended by the qualified wetland biologist, for use in restoring native vegetation to areas of temporary disturbance within the project area. Salvage of soils containing invasive species, seeds and/or rhizomes will be avoided as identified by the qualified wetland biologist. p) Revegetate with appropriate native vegetation following the completion of construction activities. as identified by the qualified wetland biologist. q) Complete habitat enhancement (e.g., through removal of non-native invasive wetland species and replacement with more ecologically valuable native species).

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project r) Use Best Management Practices (BMPs) at construction sites to minimize erosion and sediment transport from the area. BMPs include encouraging growth of native vegetation in disturbed areas, using straw bales or other silt-catching devices, and using settling basins to minimize soil transport.

Impact BIO-3: Have a substantial
adverse effect on State or
Federally Protected Wetlands
(including but not limited to, marsh,
vernal pool, coastal, etc.) through
direct removal, filling, hydrological
interruption or other means.

PMM BIO-3: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to wetlands. Such measures may include the following or other comparable measures identified by the Lead Agency.
a) Require project design to avoid federally protected aquatic resources consistent with the provisions of Sections 404 and 401 of the CWA, wherever practicable and feasible.
b) Where the lead agency has identified that a project, or other regionally significant project, has the potential to impact other wetlands or waters, such as those considered Waters Of the State of California under the State Wetland Definition and Procedures for Dischargers of Dredged or Fill Material to Waters of the State, not protected under Section 404 or 401 of the CWA, seek comparable coverage for these wetlands and waters in consultation with the SWRCB, applicable RWQCB, and CDFW.
c) Where avoidance is determined to be infeasible, develop sufficient conservation measures to fulfill the requirements of the applicable authorization for impacts to federal and state protected aquatic resource to support issuance of a permit under Section 404 of the CWA as administered by the USACE. The use of an authorized Nationwide Permit or issuance of an individual permit requires the project applicant to demonstrate compliance with the USACE’s Final Compensatory Mitigation Rule. The USACE reviews projects to ensure environmental impacts to aquatic resources are avoided or minimized as much as possible. Consistent with the administration’s performance standard of “no net loss of wetlands” a USACE permit may require a project proponent to restore, establish, enhance or preserve other aquatic resources in order to replace those affected by the proposed project. This compensatory mitigation process seeks to replace the loss of existing aquatic resource functions and area. Project proponents required to complete mitigation are encouraged to use a watershed approach and watershed planning information. The new rule establishes performance standards, sets timeframes for decision making, and to the extent possible, establishes equivalent requirements and standards for the three sources of compensatory mitigation:
• Permittee-responsible mitigation
• Contribution of in-kind in-lieu fees
No mitigation measures are required. The Project site is fully developed with commercial uses and parking lots, and is not located on federally or state protected wetlands or water features.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project • Use of in-kind mitigation bank credits
• Where avoidance is determined to be infeasible and
d) Where avoidance is determined to be infeasible and proposed projects’ impacts exceed an existing Nationwide Permit (NWP) and/or California SWRCBcertified NWP, the lead agency should provide USACE and SWRCB (where applicable) an alternative analysis consistent with the Least Environmentally Damaging Practicable Alternatives in this order of priorities:
• Avoidance
• Impact Minimization
• On-site alternatives
• Off-site alternatives
e) Require review of construction drawings by a certified wetland delineator as part of each project-specific environmental analysis to determine whether aquatic resources will be affected and, if necessary, perform formal wetland delineation.

Impact BIO-4: Interfere
substantially with the movement of
any native resident or migratory
fish or wildlife species or with
established native resident or
migratory wildlife corridors, or
impede the use of native wildlife
nursery sites.

See PMM BIO-1 through PMM BIO-3.

PMM BIO-4: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to wildlife movement. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Consult with the USFS where impacts to migratory wildlife corridors may occur in an area afforded protection by an adopted Forest Land Management Plan or Resource Management Plan for the four national forests in the six-County area:

Angeles, Cleveland, Los Padres, and San Bernardino.
b) Consult with counties, cities, and other local organizations when impacts may occur to open space areas that have been designated as important for wildlife movement related to local ordinances or conservation plans. c) Prohibit construction activities within 500 feet of occupied breeding areas for wildlife afforded protection pursuant to Title 14 § 460 of the California Code of Regulations protecting furbearing mammals, during the breeding season. d) Conduct a survey to identify active raptor and other migratory nongame bird nests by a qualified biologist at least two weeks before the start of construction at project sites from February 1 through August 31.

Sections PMM BIO-4 d through f are applicable to the
proposed Project and would be incorporated through Project specific MM BIO-1.

The Project site is currently developed with commercial uses and is in an urbanized area in the City of Redlands. No wildlife corridors or native wildlife nursery sites are present on the Project site or in the surrounding area. Further, due to the urbanized nature of the Project area, the potential for native resident or migratory wildlife species movement through the site is extremely limited.

Nonetheless, the Project site does include multiple ornamental trees that could support raptor and/or songbird nests.

Migratory nongame native bird species are protected under the Federal Migratory Bird Treaty Act (MBTA) of 1918 (50 CFR Section 10.13). California Fish and Wildlife Code Sections 3503, 3503.5, and 3513 prohibit take of all birds and their active nests (as listed under the Federal MBTA). The removal of vegetation with nesting birds during the breeding season is considered a potentially significant impact.

The Applicant will be required to ensure compliance with all applicable laws and regulations to ensure that no significant impacts to nesting birds would occur due to the removal of the Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project e) Prohibit construction activities with 250 feet of occupied nest of birds afforded protection pursuant to the Migratory Bird Treaty Act, during the breeding season. f) Ensure that suitable nesting sites for migratory nongame native bird species protected under the Migratory Bird Treaty Act and/or trees with unoccupied raptor nests should only be removed prior to February 1, or following the nesting season.
g) When feasible and practicable, proposed projects will be designed to minimize impacts to wildlife movement and habitat connectivity and preserve existing and functional wildlife corridors.
h) Conduct site-specific analyses of opportunities to preserve or improve habitat linkages with areas on- and off-site.
i) Long linear projects with the possibility of impacting wildlife movement should analyze habitat linkages/wildlife movement corridors on a broad scale to avoid critical narrow choke points that could reduce function of recognized movement corridor.
j) Require review of construction drawings and habitat connectivity mapping by a qualified biologist to determine the risk of habitat fragmentation. k) Pursue mitigation banking to preserve habitat linkages and corridors (opportunities to purchase, maintain, and/or restore offsite habitat). l) When practicable and feasible design projects to promote wildlife corridor redundancy by including multiple connections between habitat patches. m) Evaluate the potential for installation of overpasses, underpasses, and culverts to create wildlife crossings in cases where a roadway or other transportation project may interrupt the flow of species through their habitat. Provide wildlife crossings in accordance with proven standards, such as FHWA’s Critter Crossings or Ventura County Mitigation Guidelines and in consultation with wildlife corridor authorities.
n) Install wildlife fencing where appropriate to minimize the probability of wildlife injury due to direct interaction between wildlife and roads or construction. o) Where avoidance is determined to be infeasible, design sufficient conservation measures through coordination with local agencies and the regulatory agency (i.e., USFWS or CDFW) and in accordance with the respective counties and cities general plans to establish plans to mitigate for the loss of fish and wildlife movement corridors and/or wildlife nursery sites. The consideration of conservation existing trees located on the Project site. As included in Projectspecific MM BIO-1, construction plans and Project specifications shall state that if construction or other Project activities are scheduled to occur during the bird breeding season (February through August for raptors and March
through August for most migratory bird species), a pre‐ construction nesting bird survey shall be conducted by a qualified biologist to ensure that active bird nests, will not be disturbed or destroyed. The survey shall be completed no more than three days prior to initial ground disturbance. The nesting bird survey shall include the Project are and adjacent areas where proposed Project activities have the potential to affect active nests, either directly or indirectly due to construction activity or noise. If an active nest is identified, a qualified biologist shall establish an appropriate disturbance limit buffer around the nest using flagging or staking.

Construction activities shall not occur within any disturbance limit buffer zones until the nest is deemed inactive by the qualified biologist.

Therefore, with adherence to existing regulations and
incorporation of Project-specific MM BIO-1, impacts would be less than significant.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project measures may include the following measures, in addition to the measures outlined in MM-BIO-1(b), where applicable:
• Wildlife movement buffer zones
• Corridor realignment
• Appropriately spaced breaks in center barriers
• Stream rerouting
• Culverts
• Creation of artificial movement corridors such as freeway under- or overpasses
• Other comparable measures
p) Where the lead agency has identified that a RTP/SCS project, or other regionally significant project, has the potential to impact other open space or nursery site areas, seek comparable coverage for these areas in consultation with the USFWS, CDFW, NMFS, or other local jurisdictions.
q. Incorporate applicable and appropriate guidance (e.g. FHWA-HEP-16-059), as well as best management practices, to benefit pollinators with a focus on native plants.
r. Implement berms and sound/sight barriers at all wildlife crossings to encourage wildlife to utilize crossings. Sound and lighting should also be minimized in developed areas, particularly those that are adjacent to or go through natural habitats.
s. Reduce lighting impacts on sensitive species through implementation of mitigation measures such as, but not limited to:
− Use high pressure sodium and/or cut-off fixtures instead of typical mercury vapor fixtures for outdoor lighting.
− Design exterior lighting to confine illumination to the project site − Provide structural and/or vegetative screening from light-sensitive uses. − Use non-reflective glass or glass treated with a non-reflective coating for all exterior windows and glass used on building surfaces.
− Architectural lighting shall be directed onto the building surfaces and have low reflectivity to minimize glare and limit light onto adjacent properties. t. Reduce noise impacts to sensitive species through implementation of mitigation measures such as, but not limited to:

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project − Install temporary noise barriers during construction. − Include permanent noise barriers and sound-attenuating features as part of the project design. Barriers could be in the form of outdoor barriers, sound walls, buildings, or earth berms to attenuate noise at adjacent sensitive uses. − Ensure that construction equipment are properly maintained per manufacturers’ specifications and fitted with the best available noise suppression devices (e.g., improved mufflers, equipment redesign, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds silencers, wraps). All intake and exhaust ports on power equipment shall be muffled or shielded. − Use hydraulically or electrically powered tools (e.g., jack hammers, pavement breakers, and rock drills) for project construction to avoid noise associated with compressed air exhaust from pneumatically powered tools. However, where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust should be used; this muffler can lower noise levels from the exhaust by up to about 10 dBA. External jackets on the tools themselves should be used, if such jackets are commercially available, and this could achieve a further reduction of 5 dBA. Quieter procedures should be used, such as drills rather than impact equipment, whenever such procedures are available and consistent with construction procedures.
− Using rubberized asphalt or “quiet pavement” to reduce road noise for new roadway segments, roadways in which widening or other modifications require repavement, or normal reconstruction of roadways where repavement is planned − Use equipment and trucks with the best available noise control techniques (e.g., improved mufflers, equipment redesign, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds, wherever feasible) for project construction.
− Use techniques such as grade separation, buffer zones, landscaped berms, dense plantings, sound walls, reduced-noise paving materials, and traffic calming measures.
u. Require large buffers between sensitive uses and freeways. v. Create corridor redundancy to help retain functional connectivity and resilience.

Impact BIO-5: Conflict with any
local policies or ordinances
protecting biological resources,
See PMM BIO-1 through PMM BIO-4.

PMM BIO-5: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce conflicts with local policies and Mitigation is not required because Project impacts would be less than significant with the implementation of regulatory compliance measures. Nevertheless, the Project would be in Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project such as a tree preservation policy
or ordinance.
ordinances protecting biological resources. Such measures may include the following or other comparable measures identified by the Lead Agency. a) Consult with the appropriate local agency responsible for the administration of the policy or ordinance protecting biological resources. b) Prioritize retention of trees on-site consistent with local regulations. Provide adequate protection during the construction period for any trees that are to remain standing, as recommended by an International Society of Arboriculture (ISA) certified arborist.
c) If specific project area trees are designated as “Protected Trees,” “Landmark Trees,” or “Heritage Trees,” obtain approval for encroachment or removals through the appropriate entity, and develop appropriate mitigation measures at that time, to ensure that the trees are replaced. Mitigation trees shall be locally collected native species, as directed by a qualified biologist. d) Appoint an ISA certified arborist to monitor construction activities that may occur in areas with trees are designated as “Protected Trees,” “Landmark Trees,” or “Heritage Trees,” to facilitate avoidance of resources not permitted for impact.

Before the start of any clearing, excavation, construction or other work on the site, securely fence off every protected tree deemed to be potentially endangered by said site work. Keep such fences in place for duration of all such work. Clearly mark all trees to be removed.
e) Establish a scheme for the removal and disposal of logs, brush, earth and other debris that will avoid injury to any protected tree. Where proposed development or other site work could encroach upon the protected perimeter of any protected tree, incorporate special measures to allow the roots to breathe and obtain water and nutrients. Minimize any excavation, cutting, filing, or compaction of the existing ground surface within the protected perimeter. Require that no change in existing ground level occur from the base of any protected tree at any time. Require that no burning or use of equipment with an open flame occur near or within the protected perimeter of any protected tree.
f) Require that no storage or dumping of oil, gas, chemicals, or other substances that may be harmful to trees occur from the base of any protected trees, or any other location on the site from which such substances might enter the protected perimeter. Require that no heavy construction equipment or construction materials be operated or stored within a distance from the base of any protected trees.

Require that wires, ropes, or other devices not be attached to any protected tree, except as needed for support of the tree. Require that no sign, other than a tag showing the botanical classification, be attached to any protected tree. substantial conformance with these mitigation measures for the reasons stated below.

Chapter 12.52 of the City of Redlands’s Municipal Code
regulates trees and tree protection along streets and in public places. As part of the Project, existing trees around the perimeter of the Project site and throughout the existing parking lot areas of the Project site would be removed and replaced with a variety of trees and ornamental landscaping.

Any trees removed from the Project Site, would be subject to applicable regulatory compliance measures. Any tree
removals within the public right-of-way would require permit approval from the City’s Public Works Director. With
adherence to Municipal Code Chapter 12.52, impacts would be less than significant.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project g) Thoroughly spray the leaves of protected trees with water periodically during construction to prevent buildup of dust and other pollution that would inhibit leaf transpiration, as directed by the certified arborist.
h) If any damage to a protected tree should occur during or as a result of work on the site, the appropriate local agency will be immediately notified of such damage. If, such tree cannot be preserved in a healthy state, as determined by the certified arborist, require replacement of any tree removed with another tree or trees on the same site deemed adequate by the local agency to compensate for the loss of the tree that is removed. Remove all debris created as a result of any tree removal work from the property within two weeks of debris creation, and such debris shall be properly disposed of in accordance with all applicable laws, ordinances, and regulations. Design projects to avoid conflicts with local policies and ordinances protecting biological resources
i) Where avoidance is determined to be infeasible, sufficient conservation measures to fulfill the requirements of the applicable policy or ordinance shall be developed, such as to support issuance of a tree removal permit. The consideration of conservation measures may include:
• Avoidance strategies
• Contribution of in-lieu fees
• Planting of replacement trees
• Re-landscaping areas with native vegetation post-construction • Other comparable measures developed in consultation with local agency and certified arborist.

Impact BIO-6: Conflict with the
provisions of an adopted Habitat
Conservation Plan, Natural
Community Conservation Plan, or
other approved local, regional, or
state habitat conservation plan.

See PMM BIO-1 through PMM BIO-5.

PMM BIO-6: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects on HCPs and NCCPs. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Consult with the appropriate federal, state, and/or local agency responsible for the administration of HCPs or NCCPs.
b) Wherever practicable and feasible, the project shall be designed to avoid lands preserved under the conditions of an HCP or NCCP. c) Where avoidance is determined to be infeasible, sufficient conservation measures to fulfill the requirements of the HCP and/or NCCP, which would include but not be limited to applicable authorization for incidental take pursuant to No mitigation measures are required. The Project site is not located in or subject to provisions of any adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project Section 7 or 10(a) of the federal Endangered Species Act or Section 2081 of the California ESA, shall be developed to support issuance of an incidental take permit or any other permissions required for development within the HCP/NCCP boundaries. The consideration of additional conservation measures would include the measures outlined in SMM-BIO-2, where applicable.

Cultural Resources
Impact CULT-1: Cause a
substantial adverse change in the
significance of a historical resource
pursuant to § 15064.5.

PMM CULT-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to historical resources. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Pursuant to CEQA Guidelines Section 15064.5, conduct a record search during the project planning phase at the appropriate Information Center to determine whether the project area has been previously surveyed and whether historical resources were identified.
b) During the project planning phase, retain a qualified architectural historian, defined as an individual who meets the Secretary of the Interior’s (SOI) Professional Qualification Standards (PQS) in Architectural History, to conduct historic architectural surveys if a built environment resource greater than 45 years in age may be affected by the project or if recommended by the Information Center.
c) Comply with Section 106 of the National Historic Preservation Act (NHPA) including, but not limited to, projects for which federal funding or approval is required for the individual project. This law requires federal agencies to evaluate the impact of their actions on resources included in or eligible for listing in the National Register. Federal agencies must coordinate with the State Historic Preservation Officer in evaluating impacts and developing mitigation. These mitigation measures may include, but are not limited to the following:
• Employ design measures to avoid historical resources and undertake adaptive reuse where appropriate and feasible. If resources are to be preserved, as feasible, carry out the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction in a manner consistent with the Secretary of the Interior’s Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings. If resources would be impacted, impacts should be minimized to the extent feasible.

The Project would be substantially in conformance with SCAG PMM CULT-1 a through l, as provided below.

A Cultural Resource Assessment was conducted by MCC in May 2021. As discussed in the Cultural Resource Assessment, on September 22, 2020, staff from the South Central Coastal Information Center (SCCIC), located at California State University, Fullerton, conducted a search of the California Historical Resource Information System (CHRIS). The cultural resource records search identified a total of 28 previously conducted cultural investigations within a ½-mile of the Project Area. Twenty-two of these reports are within ¼-mile of the Project Area. The cultural resources records search identified 408 previously recorded cultural resources within a ½ -mile radius of the Project Area, of which one, the Mill Creek Zanja, is located within the Project Area itself. The Mill Creek Zanja is listed as California Historic Landmark Number 43. Segments of the Zanja are listed on the National Register of Historic Places (NRHP) and the California Register of Historical Resources (CRHR).

The potential for encountering significant cultural resources within the Project Area is considered low to moderate due to part of the Mill Creek Zanja, portions of which are designated historic resources, being present subsurface in the northwestern portion of the Project Area. As such, the Project would incorporate Project-specific Mitigation Measure CUL-1, which requires archaeological monitoring for all ground disturbing activities. Additionally, the Project would leave the existing Mill Creek Zanja easement in place to reduce potential
impacts to the Mill Creek Zanja. With implementation of MM Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project • Where feasible, noise buffers/walls and/or visual buffers/landscaping should be constructed to preserve the contextual setting of significant built resources.
d) If a project requires the relocation, rehabilitation, or alteration of an eligible historical resource, the Secretary of the Interior’s Standards for the Treatment of Historic Properties should be used to the maximum extent possible to ensure the historical significance of the resource is not impaired. The application of the standards should be overseen by an architectural historian or historic architect meeting the SOI PQS. Prior to any construction activities that may affect the historical resource, a report, meeting industry standards, should identify and specify the treatment of character-defining features and construction activities and be provided to the Lead Agency for review and approval. e) If a project would result in the demolition or significant alteration of a historical resource eligible for or listed in the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), or local register, recordation should take the form of Historic American Buildings Survey (HABS), Historic American Engineering Record (HAER), or Historic American Landscape Survey (HALS) documentation, and should be performed by an architectural historian or historian who meets the SOI PQS. Recordation should meet the SOI Standards and Guidelines for Architectural and Engineering, which defines the products acceptable for inclusion in the HABS/HAER/HALS collection at the Library of Congress. The specific scope and details of documentation should be developed at the project level in coordination with the Lead Agency. f) During the project planning phase, obtain a qualified archaeologist, defined as one who meets the SOI PQS for archaeology, to conduct a record search at the appropriate Information Center of the California Historical Resources Information System (CHRIS) to determine whether the project area has been previously surveyed and whether resources were identified.
g) Contact the NAHC to request a Sacred Lands File search and a list of relevant Native American contacts who may have additional information. h) During the project planning phase, obtain a qualified archaeologist or architectural historian (depending on applicability) to conduct archaeological and/or historic architectural surveys as recommended by the qualified professional, the Lead Agency, or the Information Center. In the event the records indicate that no previous survey has been conducted, the qualified professional or Information Center will make a recommendation on whether a survey is warranted based on the sensitivity of the project area for archaeological resources.

CUL-1, any potential significant impacts of the Project related to this threshold would be less than significant.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project i) If potentially significant archaeological resources are identified through survey, and impacts to these resources cannot be avoided, a Phase II Testing and Evaluation investigation should be performed by a qualified archaeologist prior to any construction-related ground-disturbing activities to determine significance.

If resources determined significant or unique through Phase II testing, and avoidance is not possible, appropriate resource-specific mitigation measures should be established by the lead agency and undertaken by qualified personnel.

These might include a Phase III data recovery program implemented by a qualified archaeologist and performed in accordance with the OHP’s Archaeological Resource Management Reports (ARMR): Recommended Contents and Format and Guidelines for Archaeological Research Designs. Additional options can include 1) interpretative signage, or 2) educational outreach that helps inform the public of the past activities that occurred in this area. Archaeological materials collected from a significant resource should be curated with a recognized scientific or educational repository
j) If a record search or archaeological assessment indicates that the project is located in an area sensitive for archaeological resources, as determined by the Lead Agency in consultation with a qualified archaeologist, retain an archaeological monitor to observe ground disturbing operations, including but not limited to grading, excavation, trenching, or removal of existing features of the subject property. The archaeological monitor should be supervised by an archaeologist meeting the SOI PQS
k) Conduct construction activities and excavation to avoid cultural resources (if identified). If avoidance is not feasible, further work may be needed to determine the importance of a resource. Retain a qualified archaeologist, and/or as appropriate, a qualified architectural historian who should make recommendations regarding the work necessary to assess significance. If the cultural resource is determined to be significant under state or federal guidelines, impacts to the cultural resource will need to be mitigated.
l) Stop construction activities and excavation in the area where cultural resources are found until a qualified archaeologist can determine whether these resources are significant. If the archaeologist determines that the discovery is significant, it should be curated with a recognized scientific or educational repository.

Impact CULT-2: Cause a
substantial adverse change in the
significance of an archaeological
resource pursuant to § 15064.5.

See PMM CULT-1.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project Impact CULT-3: Disturb human
remains, including those interred
outside of dedicated cemeteries.

PMM CULT-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to human remains. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) In the event of discovery or recognition of any human remains during construction or excavation activities associated with the project, in any location other than a dedicated cemetery, cease further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of the county in which the remains are discovered has been informed and has determined that no investigation of the cause of death is required. b) If any discovered remains are of Native American origin:
• Contact the County Coroner to contact the NAHC to designate a Native American Most Likely Descendant (MLD). The MLD should make a recommendation to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods. This may include obtaining a qualified archaeologist or team of archaeologists to properly excavate the human remains
• If the NAHC is unable to identify a MLD, or the MLD fails to make a recommendation within 48 hours after being notified by the commission, or the landowner or his representative rejects the recommendation of the MLD and the mediation by the NAHC fails to provide measures acceptable to the landowner, obtain a culturally affiliated Native American monitor, and an archaeologist, if recommended by the Native American monitor, and rebury the Native American human remains and any associated grave goods, with appropriate dignity, on the property and in a location that is not subject to further subsurface disturbance.

The Project substantially complies with this mitigation measure.

If human remains are encountered during construction, State Health and Safety Code Section 7050.5, included as MM TCR5, states that no further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition, pursuant to PRC Section 5097.98. If the county coroner concludes that the remains are of Native American descent, the Native American Heritage Commission must be notified within 24 hours, and NAHC guidelines would be
adhered to in the treatment and handling of the remains. With regulatory compliance, included as MM TCR-5, any potential significant impacts of the Project related to this threshold would be less than significant.

Energy
Impact ENR-1: Result in potentially
significant environmental impact
due to wasteful, inefficient, or
unnecessary consumption of energy
resources, during project
construction or operation.

No mitigation is required. No mitigation is required.

Impact ENR-2: Conflict with or
obstruct a state or local plan for
No mitigation is required. No mitigation is required.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project renewable energy or energy
efficiency.

Geology and Soils
Impact GEO-1: Directly or
indirectly cause potential
substantial adverse effects,
including the risk of loss, injury, or
death involving: (i) rupture of a
known earthquake fault, as
delineated on the most recent
Alquist-Priolo Earthquake Fault
Zoning Map issued by the State
Geologist for the area or based on
other substantial evidence of a
known fault? Refer to Division of
Mines and Geology Special
Publication 42; (ii) strong seismic
ground shaking; (iii) seismicrelated ground failure, including liquefaction; (iv) landslides.

No mitigation is required. No mitigation is required.

Impact GEO-2: Result in substantial
soil erosion or the loss of topsoil
PMM-GEO-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to historical resources. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Consistent with the CBC and local regulatory agencies with oversight of development associated with the Plan, ensure that site-specific geotechnical investigations conducted by a qualified geotechnical expert are conducted to ascertain soil types prior to preparation of project designs. These investigations can and should identify areas of potential failure and recommend remedial geotechnical measures to eliminate any problems.
b) Consistent with the requirements of the State Water Resources Control Board (SWRCB) for projects over one acre in size, obtain coverage under the General Construction Activity Storm Water Permit (General Construction Permit) issued by the SWRCB and prepare a stormwater pollution prevention plan (SWPPP) and submit the plan for review and approval by the Regional Water Quality Control Board (RWQCB). At a minimum, the SWPPP should include a description of construction materials, practices, and equipment storage and maintenance; a list The Project would result in less than significant impacts as a result of compliance with regulatory requirements, but
nonetheless substantially conforms with this mitigation measure.

The Project would require approval of a SWPPP to minimize soils erosion from stormwater during construction. Additionally, the Project would require a Water Quality Management Plan in order to reduce soil erosion from stormwater during Project operation. With implementation of the SWPP and Water
Quality Management Plan, impacts related to soil erosion or loss of topsoil would be less than significant.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project of pollutants likely to contact stormwater; site-specific erosion and sedimentation control practices; a list of provisions to eliminate or reduce discharge of materials to stormwater; best management practices (BMPs); and an inspection and monitoring program.
c) Consistent with the requirements of the SWRCB and local regulatory agencies with oversight of development associated with the Plan, ensure that project designs provide adequate slope drainage and appropriate landscaping to minimize the occurrence of slope instability and erosion. Design features should include measures to reduce erosion caused by storm water. Road cuts should be designed to maximize the potential for revegetation.
d) Consistent with the CBC and local regulatory agencies with oversight of development associated with the Plan, ensure that, prior to preparing project designs, new and abandoned wells are identified within construction areas to ensure the stability of nearby soils.

Impact GEO-3: Be located on a
geologic unit or soil that is unstable,
or that would become unstable as
a result of the project, and
potentially result in on- or off-site
landslide, lateral spreading,
subsidence, liquefaction, or
collapse.

No mitigation is required. No mitigation is required.

Impact GEO-4: Be located on
expansive soil, as defined in Table
18-1-B of the Uniform Building
Code (1994), creating substantial
risks to life or property.

No mitigation is required. No mitigation is required.

Impact GEO-5: Have soils
incapable of adequately
supporting the use of septic tanks
or alternative wastewater disposal
systems where sewers are not
available for the disposal of
wastewater.

No mitigation is required. No mitigation is required.

Impact GEO-6: Directly or
indirectly destroy a unique
PMM-GEO-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects The Project substantially conforms to PMM-GEO 1 measures 1 through h. A Paleontological Resources Report was prepared for the Project by MCC in April 2021 which includes review of Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project paleontological resource or site or
unique geologic feature.
related to paleontological resources. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Ensure compliance with the Paleontological Resources Preservation Act, the Federal Land Policy and Management Act, the Antiquities Act, Section 5097.5 of the Public Resources Code (PRC), adopted county and city general plans, and other federal, state and local regulations, as applicable and feasible, by adhering to and incorporating the performance standards and practices from the 2010 Society for Vertebrate Paleontology (SVP) standard procedures for the assessment and mitigation of adverse impacts to paleontological resources. b) Obtain review by a qualified paleontologist (e.g., who meets the SVP standards for a Principal Investigator or Project Paleontologist or the Bureau of Land Management (BLM) standards for a Principal Investigator), to determine if the project has the potential to require ground disturbance of parent material with potential to contain unique paleontological or resources, or to require the substantial alteration of a unique geologic feature. The assessment should include museum records searches, a review of geologic mapping and the scientific literature, geotechnical studies (if available), and potentially a pedestrian survey, if units with paleontological potential are present at the surface. c) Avoid exposure or displacement of parent material with potential to yield unique paleontological resources.
d) Where avoidance of parent material with the potential to yield unique paleontological resources is not feasible:
1) All on-site construction personnel receive Worker Education and Awareness Program (WEAP) training prior to the commencement of excavation work to understand the regulatory framework that provides for protection of paleontological resources and become familiar with diagnostic characteristics of the materials with the potential to be encountered.
2) A qualified paleontologist prepares a Paleontological Resource Management Plan (PRMP) to guide the salvage, documentation and repository of unique paleontological resources encountered during construction. The PRMP should adhere to and incorporate the performance standards and practices from the 2010 SVP Standard procedures for the assessment and mitigation of adverse impacts to paleontological resources. If unique paleontological resources are encountered during construction, use a qualified paleontologist to oversee the implementation of the PRMP.
the Project’s potential for sensitivity of encountering paleontological resources. The Paleontological Resources Report describes that Project excavation has the potential to impact paleontologically sensitive older Quaternary
sediments. As such, the Project will incorporate Project-specific Mitigation Measure PAL-1, which requires preparation of a Paleontological Resource Mitigation Program (PRMP) and
paleontological monitoring for ground disturbing activities occurring past five feet in depth within native soil, as determined by the Project paleontologist. With
implementation of MM PAL-1, impacts related to this threshold would be less than significant.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project 3) Monitor ground disturbing activities in parent material, with a moderate to high potential to yield unique paleontological resources using a qualified paleontological monitor meeting the standards of the SVP or the BLM to determine if unique paleontological resources are encountered during such activities, consistent with the specified or comparable protocols.
4) Identify where ground disturbance is proposed in a geologic unit having the potential for containing fossils and specify the need for a paleontological monitor to be present during ground disturbance in these areas.
e) Avoid routes and project designs that would permanently alter unique geological features.
f) Salvage and document adversely affected resources sufficient to support ongoing scientific research and education.
g) Significant recovered fossils should be prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility. h) Following the conclusion of the paleontological monitoring, the qualified paleontologist should prepare a report stating that the paleontological monitoring requirement has been fulfilled and summarize the results of any paleontological finds. The report should be submitted to the lead CEQA and the repository curating the collected artifacts, and should document the methods and results of all work completed under the PRMP, including treatment of paleontological materials, results of specimen processing, analysis, and research, and final curation arrangements.

Greenhouse Gases
Impact GHG-1: Generate
greenhouse gas emissions, either
directly or indirectly, that may
have a significant impact on the
environment.

PMM-GHG-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to greenhouse gas emissions. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Integrate green building measures consistent with CALGreen (California Building Code Title 24), local building codes and other applicable laws, into project design including:

Mitigation is not required because Project impacts would be less than significant. Nevertheless, the Project substantially conforms to this mitigation measure as discussed below.

The Project would incorporate energy efficiency measures of Title 24 of the California Building Code. Additionally, the Project would provide mixed-use buildings within 0.25-mile from the Arrow Line and provide pedestrian paseos to
Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project i. Use energy efficient materials in building design, construction, rehabilitation, and retrofit.
ii. Install energy-efficient lighting, heating, and cooling systems (cogeneration); water heaters; appliances; equipment; and control systems.
iii. Reduce lighting, heating, and cooling needs by taking advantage of light-colored roofs, trees for shade, and sunlight.
iv. Incorporate passive environmental control systems that account for the characteristics of the natural environment.
v. Use high-efficiency lighting and cooking devices.
vi. Incorporate passive solar design.
vii. Use high-reflectivity building materials and multiple glazing. viii. Prohibit gas-powered landscape maintenance equipment. ix. Install electric vehicle charging stations.
x. Reduce wood burning stoves or fireplaces.
xi. Provide bike lanes accessibility and parking at residential developments.
b) Reduce emissions resulting from projects through implementation of project features, project design, or other measures, such as those described in Appendix F of the State CEQA Guidelines.
c) Include off-site measures to mitigate a project’s emissions. d) Measures that consider incorporation of Best Available Control Technology (BACT) during design, construction and operation of projects to minimize GHG emissions, including but not limited to:
i. Use energy and fuel-efficient vehicles and equipment; ii. Deployment of zero- and/or near zero emission technologies; iii. Use lighting systems that are energy efficient, such as LED technology; iv. Use the minimum feasible amount of GHG-emitting construction materials;
promote walkability, which would reduce VMT and
greenhouse gas emissions.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project v. Use cement blended with the maximum feasible amount of flash or other materials that reduce GHG emissions from cement production; vi. Incorporate design measures to reduce GHG emissions from solid waste management through encouraging solid waste recycling and reuse; vii. Incorporate design measures to reduce energy consumption and increase use of renewable energy;
viii. Incorporate design measures to reduce water consumption; ix. Use lighter-colored pavement where feasible;
x. Recycle construction debris to maximum extent feasible; xi. Plant shade trees in or near construction projects where feasible; and xii. Solicit bids that include concepts listed above.
e) Measures that encourage transit use, carpooling, bike-share and car-share programs, active transportation, and parking strategies, including, but not limited to the following:
i. Promote transit-active transportation coordinated strategies; ii. Increase bicycle carrying capacity on transit and rail vehicles; iii. Improve or increase access to transit;
iv. Increase access to common goods and services, such as groceries, schools, and day care;
v. Incorporate affordable housing into the project;
vi. Incorporate the neighborhood electric vehicle network; vii. Orient the project toward transit, bicycle and pedestrian facilities; viii. Improve pedestrian or bicycle networks, or transit service; ix. Provide traffic calming measures;
x. Provide bicycle parking;
xi. Limit or eliminate park supply through:
i. Elimination (or reduction) of minimum parking requirements ii. Creation of maximum parking requirements
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project iii. Provision of shared parking.
xii. Unbundle parking costs;
xiii. Provide parking cash-out programs;
xiv. Implement or provide access to commute reduction program; f) Incorporate bicycle and pedestrian facilities into project designs, maintaining these facilities, and providing amenities incentivizing their use; and planning for and building local bicycle projects that connect with the regional network; g) Improving transit access to rail and bus routes by incentives for construction of transit facilities within developments, and/or providing dedicated shuttle service to transit stations; and
h) Adopting employer trip reduction measures to reduce employee trips such as vanpool and carpool programs, providing end-of-trip facilities, and telecommuting programs including but not limited to measures that:
i. Provide car-sharing, bike sharing, and ride-sharing programs; ii. Provide transit passes;
iii. Shift single occupancy vehicle trips to carpooling or vanpooling, for example providing ride-matching services;
iv. Provide incentives or subsidies that increase that use of modes other than single occupancy vehicle;
v. Provide on-site amenities at places of work, such as priority parking for carpools and vanpools, secure bike parking, and showers and locker rooms;
vi. Provide employee transportation coordinators at employment sites; vii. Provide a guaranteed ride home service to users of non-auto modes. i) Designate a percentage of parking spaces for ride-sharing vehicles or highoccupancy vehicles, and provide adequate passenger loading and unloading for those vehicles;
j) Land use siting and design measures that reduce GHG emissions, including:
i. Developing on infill and brownfields sites;
ii. Building compact and mixed-use developments near transit; Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project iii. Retaining on-site mature trees and vegetation, and planting new canopy trees;
iv. Measures that increase vehicle efficiency, encourage use of zero and low emissions vehicles, or reduce the carbon content of fuels, including constructing or encouraging construction of electric vehicle charging stations or neighborhood electric vehicle networks, or charging for electric bicycles; and
v. Measures to reduce GHG emissions from solid waste management through encouraging solid waste recycling and reuse.
k. Consult the SCAG Environmental Justice Toolbox for potential measures to address impacts to low-income and/or minority communities. The measures provided above are also intended to be applied in low income and minority communities as applicable and feasible.
l. Require at least five percent of all vehicle parking spaces include electric vehicle charging stations, or at a minimum, require the appropriate infrastructure to facilitate sufficient electric charging for passenger vehicles and trucks to plug-in. m. Encourage telecommuting and alternative work schedules, such as:
i. Staggered starting times
ii. Flexible schedules
iii. Compressed work weeks
n. Implement commute trip reduction marketing, such as:
i. New employee orientation of trip reduction and alternative mode options
ii. Event promotions
iii. Publications
o. Implement preferential parking permit program
p. Implement school pool and bus programs
q. Price workplace parking, such as:
i. Explicitly charging for parking for its employees;
ii. Implementing above market rate pricing;
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project iii. Validating parking only for invited guests;
iv. Not providing employee parking and transportation allowances; and v. Educating employees about available alternatives.

Impact GHG-2: Conflict with an
applicable plan, policy, or
regulation adopted for the
purpose of reducing the emissions
of greenhouse gases
See PMM GHG-1.

Hazards and Hazardous Materials
Impact HAZ-1: Create a
significant hazard to the public or
the environment through the routine
transport, use, or disposal of
hazardous materials.

PMM HAZ-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to the routine transport, use, or disposal of hazardous materials, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Where the construction or operation of projects involves the transport of hazardous material, provide a written plan of proposed routes of travel demonstrating use of roadways designated for the transport of such materials. b) Specify Project requirements for interim storage and disposal of hazardous materials during construction and operation. Storage and disposal strategies must be consistent with applicable federal, state, and local statutes and regulations.

Specify the appropriate procedures for interim storage and disposal of hazardous materials, anticipated to be required in support of operations and maintenance activities, in conformance with applicable federal, state, and local statutes and regulations, in the business plan for projects as applicable and appropriate. c) Submit a Hazardous Materials Business/Operations Plan for review and approval by the appropriate local agency. Once approved, keep the plan on file with the Lead Agency (or other appropriate government agency) and update, as applicable. The purpose of the Hazardous Materials Business/Operations Plan is to ensure that employees are adequately trained to handle the materials and provides information to the local fire protection agency should emergency response be required. The Hazardous Materials Business/Operations Plan should include the following:

The Project substantially conforms to this mitigation measure as discussed below.

Like the majority of construction projects, construction of the Project would involve the temporary use of hazardous
substances in the form of paint, adhesives, surface coatings, cleaning materials, fuels and oils. However, all materials would be used, stored, and disposed of in accordance with
applicable laws and regulations and manufacturers’
instructions. Also, construction work would be performed in compliance with applicable federal Occupational Safety and Health Administration (OSHA) Safety and Health Standards and CalOSHA requirements to ensure the safety of
construction workers.

As discussed in the Phase I, there is potential for underground storage tanks (USTs) to exist onsite due to the past operation of the site as a gas station. Based on a review of historic Sanborn maps, several gas stations existed onsite from
approximately 1949 until 1955. No information pertaining to these facilities including the exact location of USTs, installation or removal dates, tank capacity or construction was found during preparation of the Phase I Environmental Site
Assessment. Based on the length of time that the subject property had been utilized as a gasoline service station, and absent the data confirming whether a release had occurred following the removal of any USTs, it is possible that petroleum hydrocarbons may have impacted the subsurface soils of the subject property. However, with adherence to California UST Regulations (Title 23, Chapter 16 of the California Code of Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project • The types of hazardous materials or chemicals stored and/or used onsite, such as petroleum fuel products, lubricants, solvents, and cleaning fluids.
• The location of such hazardous materials.
• An emergency response plan including employee training information. • A plan that describes the way these materials are handled, transported and disposed.
d) Follow manufacturer’s recommendations on use, storage, and disposal of chemical products used in construction.
e) Avoid overtopping construction equipment fuel gas tanks. f) Properly contain and remove grease and oils during routine maintenance of construction equipment.
g) Properly dispose of discarded containers of fuels and other chemicals. h) Prior to shipment remove the most volatile elements, including flammable natural gas liquids, as feasible.
i) Identify and implement more stringent tank car safety standards. j) Improve rail transportation route analysis, and modification of routes based on that analysis.
k) Use the best available inspection equipment and protocols and implement positive train control.
l) Reduce train car speeds to 40 miles per hour when passing through urbanized areas of any size.
m) Limit storage of crude oil tank cars in urbanized areas of any size and provide appropriate security in storage yards for all shipments. n) Notify in advance county and city emergency operations offices of all crude oil shipments, including a contact number that can provide real-time information in the event of an oil train derailment or accident.
o) Report quarterly hazardous commodity flow information, including classification and characterization of materials being transported, to all first response agencies (49 Code Fed. Regs. 15.5) along the mainline rail routes used by trains carrying crude oil identified.

Regulation), included as PPP HAZ-1, impacts related to USTs would be less than significant.

As the existing onsite buildings were constructed prior to the 1978 federal regulations banning the use of lead-based
paints (LBPs). Therefore, there is potential for the presence of LBPs in the onsite buildings. Should lead-based paint materials be identified, standard handling and disposal practices shall be implemented pursuant to CalOSHA regulations. All
construction activities would occur in adherence with these regulations guiding such activities to minimize any upset or accident release of hazardous materials into the environment.

With regulatory compliance, the risk related to any existing LBPs at the Project Site would be reduced to acceptable levels, and the Project would result in no impact with regard to LBPs.

As the onsite structures were built before the 1978 federal regulations banning the use of asbestos containing building materials (ACBMs) were enacted, there is a potential for the presence of ACBMs in the onsite buildings. The EPA’s National Emission Standards for Hazardous Air Pollutants (NESHAP) requires that an asbestos survey adhering to Asbestos Hazard Emergency Response Act (AHERA) sampling protocol be
performed prior to demolition or renovation activities that may disturb ACMs. This requirement may be enforced by the local air pollution control or air quality management district and specifies that all suspect asbestos-containing materials (ACMs) be sampled to determine the presence or absence of asbestos prior to any renovation or demolition activities to prevent potential exposure to workers and/or residential occupants.

With regulatory compliance, the risk related to any existing ACBMs at the Project Site would be reduced to acceptable levels, and the Project would result in no impact with regard to ACBMs.

Operation of the Project’s residential and commercial uses would involve the use and storage of small quantities of potentially hazardous materials in the form of typical cleaning solvents, painting supplies, pesticides for landscaping, and pool maintenance. The use of these materials would be in small quantities and in accordance with the manufacturers’
instructions for use, storage, and disposal of such products.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project p) Fund training and outfitting emergency response crews that includes the cost of backfilling personnel while in training.
q) Undertake annual emergency responses scenario/field-based training including Emergency Operations Center Training activations with local emergency response agencies.

Therefore, with compliance with applicable regulations, the Project’s potential impacts would be less than significant.

Impact HAZ-2: Create a
significant hazard to the public or
the environment through
reasonably foreseeable upset and
accident conditions involving the
release of hazardous materials
into the environment.

See PMM HAZ-1.

PMM HAZ-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce hazards related to the reasonably foreseeable upsets and accidents involving the release of hazardous materials, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Removal of the most volatile elements, including flammable natural gas liquids, prior to shipment;
b) More stringent tank car safety standards;
c) Improved rail transportation route analysis, and modification of routes based on that analysis;
d) Utilization of the best available inspection equipment and protocols, and implementation of positive train control;
e) Reduced train car speeds to 40 miles per hour when passing through urbanized areas of any size;
f) Limitations on storage of hazardous materials tank cars in urbanized areas of any size and provide appropriate security in storage yards for all shipments; g) Advance notification to county and city emergency operations offices of all crude oil and hazardous materials shipments, including a contact number that can provide real-time information in the event of an oil train derailment or accident; h) Quarterly hazardous commodity flow information, including classification and characterization of materials being transported, to all first response agencies (49 Code Fed. Regs. 15.5) along the mainline rail routes used by trains carrying hazardous materials.

The Project’s impacts would be less than significant as a result of the implementation of regulatory compliance measures.

Nevertheless, the Project substantially conforms with this mitigation measure. Construction of the Project would involve the temporary use of hazardous substances in the form of paint, adhesives, surface coatings and other finishing
materials, and cleaning agents, fuels, and oils typical of construction projects. However, all materials would be used, stored, and disposed of in accordance with applicable laws and regulations and manufacturers’ instructions. Also, all construction work would be performed consistent with
applicable federal Occupational Safety and Health
Administration (OSHA) Safety and Health Standards and
CalOSHA requirements to ensure the safety and well-being of construction workers.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project As the majority of the onsite structures were built before the 1978 federal regulations banning the use of asbestos
containing building materials (ACBMs) were enacted, there is a potential for the presence of ACBMs in the onsite buildings.

If ACBMs are found to be present, they would be abated in compliance with the SCAQMD Rule 1403 and other
applicable State and federal rules and regulations. With regulatory compliance, the risk related to any existing ACBMs at the Project site would be reduced to acceptable levels, and the Project would result in no impact with regard to ACBMs.

As the existing onsite buildings were constructed prior to the 1978 federal regulations banning the use of lead-based
paints (LBPs). Therefore, there is potential for the presence of LBPs in the onsite buildings. Should lead-based paint materials be identified, standard handling and disposal practices shall be implemented pursuant to CalOSHA regulations. With
regulatory compliance, the risk related to any existing LBPs at the Project site would be reduced to acceptable levels, and the Project would result in no impact with regard to LBPs.

The City has determined that, with compliance with applicable regulations, the Project’s potential impacts would be less than significant.

Impact HAZ-3: Emit hazardous
emissions or handle hazardous or
acutely hazardous materials,
substances, or waste within onequarter mile of an existing or proposed school
See PMM HAZ-1 and PMM HAZ-2.

PMM HAZ-3: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to the release of hazardous materials within one-quarter mile of schools, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Where the construction and operation of projects involves the transport of hazardous materials, avoid transport of such materials within one-quarter mile of schools, when school is in session, wherever feasible.
b) Where it is not feasible to avoid transport of hazardous materials, within onequarter mile of schools on local streets, provide notifications of the anticipated schedule of transport of such materials
Mitigation is not required because Project impacts would be less than significant as the Project site is not within a quarter mile of a school. Nevertheless, the Project substantially conforms with this mitigation measure. Construction of the Project would involve the temporary use of hazardous
substances in the form of paint, adhesives, surface coatings and other finishing materials, and cleaning agents, fuels, and oils typically used in construction.

The types of potentially hazardous substances and materials that would be used in association with the operation of the Project would include those typical of residential and
commercial developments, such as small quantities of cleaning solvents, painting supplies, pesticides for landscaping, and pool maintenance. However, all such substances and materials would be used, stored, and disposed of in accordance with Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project applicable laws and regulations and manufacturers’
instructions.

With compliance to applicable laws, regulations, and
manufacturers’ instructions, construction of the Project would not create a significant risk of exposure to hazardous
materials for schools.

Impact HAZ-4: Be located on a
site which is included on a list of
hazardous materials sites compiled
pursuant to Government Code
Section 65962.5 and, as a result,
would it create a significant
hazard to the public or the
environment.

PMM HAZ-4: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to projects that are located on a site which is included on the Cortese List, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) For any listed sites or sites that have the potential for residual hazardous materials as a result of historic land uses, complete a Phase I Environmental Site Assessment, including a review and consideration of data from all known databases of contaminated sites, during the process of planning, environmental clearance, and construction for projects.
b) Where warranted due to the known presence of contaminated materials, submit to the appropriate agency responsible for hazardous materials/wastes oversight a Phase II Environmental Site Assessment report if warranted by a Phase I report for the project site. The reports should make recommendations for remedial action, if appropriate, and be signed by a Registered Environmental Assessor, Professional Geologist, or Professional Engineer.
c) Implement the recommendations provided in the Phase II Environmental Site Assessment report, where such a report was determined to be necessary for the construction or operation of the project, for remedial action. d) Submit a copy of all applicable documentation required by local, state, and federal environmental regulatory agencies, including but not limited to: permit applications, Phase I and II Environmental Site Assessments, human health and ecological risk assessments, remedial action plans, risk management plans, soil management plans, and groundwater management plans.
e) Conduct soil sampling and chemical analyses of samples, consistent with the protocols established by the U.S. EPA to determine the extent of potential contamination beneath all underground storage tanks (USTs), elevator shafts, clarifiers, and subsurface hydraulic lifts when on-site demolition or construction activities would potentially affect a particular development or building.

The Project substantially conforms with this mitigation measures. According to the California Department of Toxic Substances Control (DTSC) EnviroStor database, the Project site is not located on a federal Superfund site, State response site, voluntary cleanup site, school cleanup site, corrective action site, or tiered permit site (DTSC 2021). However, the Project site is identified by the State Water Resources Control Board GeoTracker as having a former leaking underground storage tank. In 1987 a leak of diesel fuel associated with an underground storage tank was reported, cleaned up, and
reported as closed (SWRCB 2021). As such, the leaking
underground storage tank no longer poses a hazard to the public or the environment. However, according to the Phase I ESA, absent the data confirming whether a release had
occurred following the removal of any USTs, it is possible that petroleum hydrocarbons may have impacted the subsurface soils of the subject property. However, with adherence to California UST Regulations (Title 23, Chapter 16 of the California Code of Regulation), included as PPP HAZ-1,
impacts related to USTs would be less than significant.

Therefore, the proposed Project would result in less than significant impacts related to a known hazardous materials site pursuant to Government Code Section 65965.5 and would not create a significant hazard to the public or the environment.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project f) Consult with the appropriate local, state, and federal environmental regulatory agencies to ensure sufficient minimization of risk to human health and environmental resources, both during and after construction, posed by soil contamination, groundwater contamination, or other surface hazards including, but not limited to, underground storage tanks, fuel distribution lines, waste pits and sumps. g) Obtain and submit written evidence of approval for any remedial action if required by a local, state, or federal environmental regulatory agency. h) Cease work if soil, groundwater, or other environmental medium with suspected contamination is encountered unexpectedly during construction activities (e.g., identified by odor or visual staining, or if any underground storage tanks, abandoned drums, or other hazardous materials or wastes are encountered), in the vicinity of the suspect material. Secure the area as necessary and take all appropriate measures to protect human health and the environment, including but not limited to, notification of regulatory agencies and identification of the nature and extent of contamination. Stop work in the areas affected until the measures have been implemented consistent with the guidance of the appropriate regulatory oversight authority.
i) Soil generated by construction activities should be stockpiled on-site in a secure and safe manner. All contaminated soils determined to be hazardous or nonhazardous waste must be adequately profiled (sampled) prior to acceptable reuse or disposal at an appropriate off-site facility. Complete sampling and handling and transport procedures for reuse or disposal, in accordance with applicable local, state and federal laws and policies.
j) Groundwater pumped from the subsurface should be contained on-site in a secure and safe manner, prior to treatment and disposal, to ensure environmental and health issues are resolved pursuant to applicable laws and policies. Utilize engineering controls, which include impermeable barriers to prohibit groundwater and vapor intrusion into the building.
k) As needed and appropriate, prior to issuance of any demolition, grading, or building permit, submit for review and approval by the Lead Agency (or other appropriate government agency) written verification that the appropriate federal, state and/or local oversight authorities, including but not limited to the Regional Water Quality Control Board (RWQCB), have granted all required clearances and confirmed that the all applicable standards, regulations, and conditions have been met for previous contamination at the site. l) Develop, train, and implement appropriate worker awareness and protective measures to assure that worker and public exposure is minimized to an acceptable Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project level and to prevent any further environmental contamination as a result of construction.
m) If asbestos-containing materials (ACM) are found to be present in building materials to be removed, submit specifications signed by a certified asbestos consultant for the removal, encapsulation, or enclosure of the identified ACM in accordance with all applicable laws and regulations, including but not necessarily limited to: California Code of Regulations, Title 8; Business and Professions Code; Division 3; California Health and Safety Code Section 25915- 25919.7; and other local regulations.
n) Where projects include the demolitions or modification of buildings constructed prior to 1978, complete an assessment for the potential presence or lack thereof of ACM, lead based paint, and any other building materials or stored materials classified as hazardous waste by state or federal law.
o) Where the remediation of lead-based paint has been determined to be required, provide specifications to the appropriate agency, signed by a certified Lead Supervisor, Project Monitor, or Project Designer for the stabilization and/or removal of the identified lead paint in accordance with all applicable laws and regulations, including but not necessarily limited to: California Occupational Safety and Health Administration’s (Cal OSHA’s) Construction Lead Standard, Title 8 California Code of Regulations (CCR) Section 1532.1 and Department of Health Services (DHS) Regulation 17 CCR Sections 35001–36100, as may be amended.

If other materials classified as hazardous waste by state or federal law are present, the project sponsor should submit written confirmation to the appropriate local agency that all state and federal laws and regulations should be followed when profiling, handling, treating, transporting, and/or disposing of such materials.

Impact HAZ-5: For a project
located within an airport land use
plan or, where such a plan has not
been adopted, within two miles of
a public airport or public use
airport, would the project result in
a safety hazard or excessive noise
for people residing or working in
the project area
See PMM NOISE-1. No mitigation is required. There are no private or public airstrips within the vicinity of the Project area. The closest airport is the Redlands Municipal Airport, at 1755 Sessums Drive, Redlands, CA, which is approximately 2.45 miles from the Project site. As such, the Project is not within the airport’s land use plan, noise contours, or influence area, and the Project would not result in an airport-related safety hazard for people residing or working in the Project area.

Impact HAZ-6: Impair
implementation of or physically
interfere with an adopted
PMM HAZ-5: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects Future driveway and building configurations would comply with applicable fire code requirements for emergency
evacuation including proper emergency exits for visitors, Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project emergency response plan or
emergency evacuation plan
which may impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Continue to coordinate locally and regionally based on ongoing review and integration of projected transportation and circulation conditions. b) Develop new methods of conveying projected and real time information to citizens using emerging electronic communication tools including social media and cellular networks;
c) Continue to evaluate lifeline routes for movement of emergency supplies and evacuation.
employees, and residents. Project site access and circulation plans would be subject to review and approval by the
Redlands Fire Department (RFD). Furthermore, the Project would comply with City of Redlands General Plan Policy 5- A.15, which requires two means of ingress/egress into new residential communities. In addition, the City of Redlands has completed this Hazard Mitigation Plan in accordance with 44 Code of Federal Regulations (44 CFR Parts 201 and 206). The Project would not interfere with the City’s Hazard Mitigation Plan.

Impact HAZ-7: Expose people or
structures, either directly or
indirectly, to a significant risk of
loss, injury or death involving
wildland fires.

See Wildfire, Impact WF-2. No mitigation measures are required. The Project site is located in a fully urbanized area and is not within a High Fire Hazard Severity Zone and is not near a wildland fire hazard.

Hydrology and Water Quality
Impact HYD-1: Potential to violate
any water quality standards or
waste discharge requirements or
otherwise substantially degrade
surface or groundwater quality
PMM HYD-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects from violation of any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Complete, and have approved, a Stormwater Pollution Prevention Plan (SWPPP) prior to initiation of construction.
b) Implement Best Management Practices to reduce the peak stormwater runoff from the project site to the maximum extent practicable. c) Comply with the Caltrans storm water discharge permit as applicable; and identify and implement Best Management Practices to manage site erosion, wash water runoff, and spill control.
d) Complete, and have approved, a Standard Urban Stormwater Management Plan, prior to occupancy of residential or commercial structures.

The Project’s impacts would be less than significant as a result of the implementation of regulatory compliance measures.

Nevertheless, the Project substantially conforms with this mitigation measure because the Project is subject to regulatory compliance measures such as NPDES and SWPPP regulations that are capable of avoiding or reducing the potential impacts on water quality. The Project would comply with waste
discharge requirements that are within the jurisdiction and authority of the Regional Water Quality Control Board and other regulatory agency requirements including, but not limited to, the NPDES permitting requirements.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project e) Ensure adequate capacity of the surrounding stormwater system to support stormwater runoff from new or rehabilitated structures or buildings. f) Prior to construction within an area subject to Section 404 of the Clean Water Act, obtain all required permit approvals and certifications for construction within the vicinity of a watercourse:
g) Where feasible, restore or expand riparian areas such that there is no net loss of impervious surface as a result of the project.
h) Install structural water quality control features, such as drainage channels, detention basins, oil and grease traps, filter systems, and vegetated buffers to prevent pollution of adjacent water resources by polluted runoff where required by applicable urban storm water runoff discharge permits, on new facilities. i) Provide operational best management practices for street cleaning, litter control, and catch basin cleaning are implemented to prevent water quality degradation in compliance with applicable storm water runoff discharge permits; and ensure treatment controls are in place as early as possible, such as during the acquisition process for rights-of-way, not just later during the facilities design and construction phase.
j) Comply with applicable municipal separate storm sewer system discharge permits as well as Caltrans’ storm water discharge permit including long-term sediment control and drainage of roadway runoff.
k) Incorporate as appropriate treatment and control features such as detention basins, infiltration strips, and porous paving, other features to control surface runoff and facilitate groundwater recharge into the design of new transportation projects early on in the process to ensure that adequate acreage and elevation contours are provided during the right-of-way acquisition process. l) Upgrade stormwater drainage facilities to accommodate any increased runoff volumes. These upgrades may include the construction of detention basins or structures that will delay peak flows and reduce flow velocities, including expansion and restoration of wetlands and riparian buffer areas. System designs shall be completed to eliminate increases in peak flow rates from current levels. m) Encourage Low Impact Development (LID) and incorporation of natural spaces that reduce, treat, infiltrate and manage stormwater runoff flows in all new developments, where practical and feasible.

Impact HYD-2: Potential to
substantially decrease
groundwater supplies or interfere
PMM HYD-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects from The Project’s impacts would be less than significant, and no mitigation is required. Nevertheless, Project substantially conforms with this mitigation measure because the Project Site Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project substantially with groundwater
recharge such that the project may
impede sustainable groundwater
management of the basin.
violation of any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Avoid designs that require continual dewatering where feasible.

For projects requiring continual dewatering facilities, implement monitoring systems and long-term administrative procedures to ensure proper water management that prevents degrading of surface water and minimizes adverse impacts on groundwater for the life of the project, Construction designs shall comply with appropriate building codes and standard practices including the Uniform Building Code.
b) Maximize, where practical and feasible, permeable surface area in existing urbanized areas to protect water quality, reduce flooding, allow for groundwater recharge, and preserve wildlife habitat. Minimize new impervious surfaces, including the use of in-lieu fees and off-site mitigation. c) Avoid construction and siting on groundwater recharge areas, to prevent conversion of those areas to impervious surface. d) Reduce hardscape to the extent feasible to facilitate groundwater recharge as appropriate. is located in an urbanized area that does not contain any significant groundwater recharge areas. Additionally, the Project site is currently almost entirely impervious, with the exception of planters. As discussed in the Preliminary Water Quality Management Plan, included as Appendix G, the
Project would reduce the impervious areas onsite by three percent and would maximize permeable surfaces in order to promote groundwater recharge.

Impact HYD-3a: Substantially
alter the existing drainage pattern
of the site or area, including
through the alteration of the course
of a stream or river or through the
addition of impervious surfaces, in
a manner which would result in
substantial erosion or siltation onor off-site.

See PMM HYD-1. The Project’s impacts would be less than significant as a result of the implementation of regulatory compliance measures.

Nevertheless, the Project substantially conforms to this mitigation measure, because the Project is required to comply with regulatory requirements including NPDES and City
requirements, including those requiring the preparation of a Project-specific Stormwater Pollution Prevention Plan (SWPPP) and Water Quality Management Plan (WQMP). The
proposed stormwater Best Management Practices (BMPs)
would include multiple planter boxes for stormwater
infiltration and an infiltration chamber under the proposed public plaza at the terminus of State Street. Courtyards above proposed parking garages would drain to the garages and be pumped to the infiltration chamber.

Impact HYD-3b: Substantially
alter the existing drainage pattern
of the site or area, including
through the alteration of the course
of a stream or river or through the
See PMM HYD-1 and PMM HYD-2. The Project’s impacts would be less than significant as a result of the implementation of regulatory compliance measures.

Nevertheless, the Project substantially conforms to this mitigation measure, because the Project is required to comply with regulatory requirements including NPDES and City
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project addition of impervious surfaces, in
a manner which would substantially
increase the rate or amount of
flooding on- or off-site.
requirements, including those requiring the preparation of a Project-specific Stormwater Pollution Prevention Plan (SWPPP) and Water Quality Management Plan (WQMP). The
proposed stormwater Best Management Practices (BMPs)
would include multiple planter boxes for stormwater
infiltration and an infiltration chamber under the proposed public plaza at the terminus of State Street. Courtyards above proposed parking garages would drain to the garages and be pumped to the infiltration chamber.

Impact HYD-3c: Substantially alter
the existing drainage pattern of
the site or area, including through
the alteration of the course of a
stream or river or through the
addition of impervious surfaces, in
a manner which would create or
contribute runoff water which
would exceed the capacity of
existing or planned stormwater
drainage systems or provide
substantial additional sources of
polluted runoff.

See PMM HYD-1 and PMM HYD-2. The Project’s impacts would be less than significant as a result of the implementation of regulatory compliance measures.

Nevertheless, the Project substantially conforms to this mitigation measure, because the Project is required to comply with regulatory requirements including NPDES and City
requirements, including those requiring the preparation of a Project-specific Stormwater Pollution Prevention Plan (SWPPP) and Water Quality Management Plan (WQMP). The
proposed stormwater Best Management Practices (BMPs)
would include multiple planter boxes for stormwater
infiltration and an infiltration chamber under the proposed public plaza at the terminus of State Street. Courtyards above proposed parking garages would drain to the garages and be pumped to the infiltration chamber.

Impact HYD-4: In flood hazard,
tsunami, or seiche zones, risk
release of pollutants due to project
inundation.

PMM-HYD-4: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures capable of avoiding or reducing the potential impacts of locating structures that would impede or redirect flood flows, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Ensure that all roadbeds for new highway and rail facilities be elevated at least one foot above the 100-year base flood elevation. Since alluvial fan flooding is not often identified on FEMA flood maps, the risk of alluvial fan flooding should be evaluated and projects should be sited to avoid alluvial fan flooding.

Delineation of floodplains and alluvial fan boundaries should attempt to account for future hydrologic changes caused by global climate change.

According to FEMA flood insurance rate maps, the majority of the Project site is located within flood Zone AO, which would have an approximate flood depth of 1 foot. However, the Project is required to comply with City Municipal Code
Chapter 15.32, which includes regulations for development within flood hazard areas. Regulations include requiring any new occupiable finished floor to be 2 feet above the 100- year flood elevation. With adherence to Municipal Code
Chapter 15.32, the Project would not risk release of pollutants due to inundation in a flood hazard zone. Additionally, the Project site is not located in a seiche or tsunami flood hazard area.

Impact HYD-5: Conflict with or
obstruct implementation of a water
See PMM HYD-2. The Project’s impacts would be less than significant as a result of the implementation of regulatory compliance measures.

Nevertheless, the Project substantially conforms to this Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project quality control plan or sustainable
groundwater management plan.
mitigation measure, because the Project is required to comply with regulatory requirements including NPDES and City
requirements, including those requiring the preparation of a Project-specific Stormwater Pollution Prevention Plan (SWPPP) and Water Quality Management Plan (WQMP). The
proposed stormwater Best Management Practices (BMPs)
would include infiltration chambers, planter boxes, and modular wetlands systems to filter and infiltrate stormwater.

The Project would not interfere with a groundwater
management plan as it would increase the pervious surfaces onsite and would not reduce groundwater levels.

Land Use
Impact LU-1: Potential for the
Project to physically divide an
established community
PMM LU-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects that physically divide a community, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Facilitate good design for land use projects that build upon and improve existing circulation patterns
b) Encourage implementing agencies to orient transportation projects to minimize impacts on existing communities by:
• Selecting alignments within or adjacent to existing public rights of way. • Design sections above or below-grade to maintain viable vehicular, cycling, and pedestrian connections between portions of communities where existing connections are disrupted by the transportation project. • Wherever feasible incorporate direct crossings, overcrossings, or under crossings at regular intervals for multiple modes of travel (e.g., pedestrians, bicyclists, vehicles).
c) Where it has been determined that it is infeasible to avoid creating a barrier in an established community, consider other measures to reduce impacts, including but not limited to:
• Alignment shifts to minimize the area affected.
• Reduction of the proposed right-of-way take to minimize the overall area of impact.

No mitigation is required. The Project site is currently developed with commercial buildings and surface parking. The Project vicinity is highly urbanized and generally built out. The local vicinity is characterized by a blend of commercial, residential, and office uses. The Project would provide a new mixed-use development that would include residential uses, ground level retail, and upper story office and restaurant uses.

As such, the Project would be an infill project providing uses consistent with the mixed-use character of the surrounding area. Given the type of uses in the Project site vicinity, and the infill character of the Project, it would not physically divide an established community. The Project would not disrupt or divide an established community through a change in street or land use patterns within the community.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project • Provisions for bicycle, pedestrian, and vehicle access across improved roadways.

Impact LU-2: Cause a significant
environmental impact due to a
conflict with any land use plan,
policy, or regulation adopted for
the purpose of avoiding or
mitigating an environmental effect
PMM LU-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects that physically divide a community, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) When an inconsistency with the adopted general plan policy or land use regulation (adopted for the purpose of avoiding or mitigating an impact) is identified modify the transportation or land use project to eliminate the conflict; or, determine if the environmental, social, economic, and engineering benefits of the project warrant an amendment to the general plan or land use regulation.

No mitigation is required as the proposed Project would not conflict with the City of Redlands General Plan, as shown in Table LU-1.

Mineral Resources
Impact MIN-1: Potential to result in
the loss of availability of a known
mineral resource that would be of
value to the region and the
residents of the state.

PMM MIN-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce the use of mineral resources that could be of value to the region, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Provide for the efficient use of known aggregate and mineral resources or locally important mineral resource recovery sites, by ensuring that the consumptive use of aggregate resources is minimized and that access to recoverable sources of aggregate is not precluded, as a result of construction, operation and maintenance of projects.
b) Where avoidance is infeasible, minimize impacts to the efficient and effective use of recoverable sources of aggregate through measures that have been identified in county and city general plans, or other comparable measures such as:
1) Recycle and reuse building materials resulting from demolition, particularly aggregate resources, to the maximum extent practicable. 2) Identify and use building materials, particularly aggregate materials, resulting from demolition at other construction sites in the SCAG region, or within a reasonable hauling distance of the project site. 3) Design transportation network improvements in a manner (such as buffer zones or the use of screening) that does not preclude adjacent or No mitigation is required. The Project site is located within an urbanized area of the City of Redlands. According to
Redlands General Plan Figure 6-4, the Project site is
designated as MRZ-3, which contains areas with known or inferred mineral occurrences of undetermined mineral resource significance. The Project site is not zoned for mineral extraction use and has not been historically used for mineral resource extraction.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project nearby extraction of known mineral and aggregate resources following completion of the improvement and during long-term operations. 4) Avoid or reduce impacts on known aggregate and mineral resources and mineral resource recovery sites through the evaluation and selection of project sites and design features (e.g., buffers) that minimize impacts on land suitable for aggregate and mineral resource extraction by maintaining portions of MRZ-2 areas in open space or other general plan land use categories and zoning that allow for mining of mineral resources.

Impact MIN-2 Potential to result in
the loss of availability of a locally
important mineral resource
recovery site delineated on a local
general plan, specific plan or other
land use plan.

See PMM MIN-1. No mitigation is required. The Project site is located within an urbanized area of the City of Redlands. According to
Redlands General Plan Figure 6-4, the Project site is
designated as MRZ-3, which contains areas with known or inferred mineral occurrences of undetermined mineral resource significance. The Project site is not zoned for mineral extraction use and has not been historically used for mineral resource extraction.

Noise
Impact NOISE-1: Generation of a
substantial temporary or
permanent increase in ambient
noise levels in the vicinity of the
project in excess of standards
established in the local general
plan or noise ordinance, or
applicable standards of other
agencies.

PMM NOISE-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects that physically divide a community, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Install temporary noise barriers during construction. b) Include permanent noise barriers and sound-attenuating features as part of the project design. Barriers could be in the form of outdoor barriers, sound walls, buildings, or earth berms to attenuate noise at adjacent sensitive uses. c) Schedule construction activities consistent with the allowable hours pursuant to applicable general plan noise element or noise ordinance d) Post procedures and phone numbers at the construction site for notifying the Lead Agency staff, local Police Department, and construction contractor (during regular construction hours and off-hours), along with permitted construction days and hours, complaint procedures, and who to notify in the event of a problem. e) Notify neighbors and occupants within 300 feet of the project construction area at least 30 days in advance of anticipated times when noise levels are expected The Project’s impacts would be less than significant as a result of the implementation of regulatory compliance measures.

Nevertheless, the Project substantially conforms to this mitigation measure. The Project is required to comply with regulatory control measures in City of Redlands Municipal Code Section 8.06.120, which regulates noise from
construction activities (e.g. construction activities will occur between the hours of 7 a.m. and 6 p.m. on weekdays, including Saturdays, with no activities taking place on Sundays or federal holidays; Municipal Code Section 8.06.070, which sets exterior noise limits based on land use; and Municipal Code Section 8.06.080, which sets interior noise limits based on land use. Additionally, procedures and phone numbers would be posted at the construction site for notifying City of Redlands staff, Redlands Police Department, and the construction contractor to notify regarding complaints.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project to exceed limits established in the noise element of the general plan or noise ordinance.
f) Designate an on-site construction complaint and enforcement manager for the project.
g) Ensure that construction equipment is properly maintained per manufacturers’ specifications and fitted with the best available noise suppression devices (e.g., improved mufflers, equipment redesign, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds silencers, wraps). All intake and exhaust ports on power equipment shall be muffled or shielded. h) Use hydraulically or electrically powered tools (e.g., jack hammers, pavement breakers, and rock drills) for project construction to avoid noise associated with compressed air exhaust from pneumatically powered tools. However, where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust should be used; this muffler can lower noise levels from the exhaust by up to about 10 dBA. External jackets on the tools themselves should be used, if such jackets are commercially available, and this could achieve a further reduction of 5 dBA. Quieter procedures should be used, such as drills rather than impact equipment, whenever such procedures are available and consistent with construction procedures.
i) Where feasible, design projects so that they are depressed below the grade of the existing noise-sensitive receptor, creating an effective barrier between the roadway and sensitive receptors.
j) Where feasible, improve the acoustical insulation of dwelling units where setbacks and sound barriers do not provide sufficient noise reduction. k) Using rubberized asphalt or “quiet pavement” to reduce road noise for new roadway segments, roadways in which widening or other modifications require repavement, or normal reconstruction of roadways where re-pavement is planned l) Projects that require pile driving or other construction noise above 90 dBA in proximity to sensitive receptors, should reduce potential pier drilling, pile driving and/or other extreme noise generating construction impacts greater than 90 dBA; a set of site-specific noise attenuation measures should be completed under the supervision of a qualified acoustical consultant.
m) Use land use planning measures, such as zoning, restrictions on development, site design, and buffers to ensure that future development is compatible with adjacent transportation facilities and land uses;
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project n) Monitor the effectiveness of noise reduction measures by taking noise measurements and installing adaptive mitigation measures to achieve the standards for ambient noise levels established by the noise element of the general plan or noise ordinance.
o) Use equipment and trucks with the best available noise control techniques (e.g., improved mufflers, equipment redesign, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds, wherever feasible) for project construction.
p) Stationary noise sources can and should be located as far from adjacent sensitive receptors as possible and they should be muffled and enclosed within temporary sheds, incorporate insulation barriers, or use other measures as determined by the Lead Agency (or other appropriate government agency) to provide equivalent noise reduction.
q) Use of portable barriers in the vicinity of sensitive receptors during construction. r) Implement noise control at the receivers by temporarily improving the noise reduction capability of adjacent buildings (for instance by the use of sound blankets), and implement if such measures are feasible and would noticeably reduce noise impacts.
s) Monitor the effectiveness of noise attenuation measures by taking noise measurements.
t) Maximize the distance between noise-sensitive land uses and new roadway lanes, roadways, rail lines, transit centers, park-and-ride lots, and other new noisegenerating facilities. u) Construct sound reducing barriers between noise sources and noise-sensitive land uses.
v) Stationary noise sources can and should be located as far from adjacent sensitive receptors as possible and they should be muffled and enclosed within temporary sheds, incorporate insulation barriers, or use other measures as determined by the Lead Agency (or other appropriate government agency) to provide equivalent noise reduction.
w) Use techniques such as grade separation, buffer zones, landscaped berms, dense plantings, sound walls, reduced-noise paving materials, and traffic calming measures.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project x) Locate transit-related passenger stations, central maintenance facilities, decentralized maintenance facilities, and electric substations away from sensitive receptors to the maximum extent feasible.

Impact NOISE-2: Generation of
excessive groundborne vibration
or groundborne noise levels.

See PMM NOISE-1.

PMM-NOISE-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to violating air quality standards. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) For projects that require pile driving or other construction techniques that result in excessive vibration, such as blasting, determine the potential vibration impacts to the structural integrity of the adjacent buildings within 50 feet of pile driving locations.
b) For projects that require pile driving or other construction techniques that result in excessive vibration, such as blasting, determine the threshold levels of vibration and cracking that could damage adjacent historic or other structure, and design means and construction methods to not exceed the thresholds. c) For projects where pile driving would be necessary for construction due to geological conditions, utilize quiet pile driving techniques such as predrilling the piles to the maximum feasible depth, where feasible. Predrilling pile holes will reduce the number of blows required to completely seat the pile and will concentrate the pile driving activity closer to the ground where pile driving noise can be shielded more effectively by a noise barrier/curtain. d) Restrict construction activities to permitted hours in accordance with local jurisdiction regulation.
e) Properly maintain construction equipment and outfit construction equipment with the best available noise suppression devices (e.g., mufflers, silences, wraps). f) Prohibit idling of construction equipment for extended periods of time in the vicinity of sensitive receptors.

The Project’s impacts would be less than significant as a result of the implementation of regulatory compliance measures.

Nevertheless, the Project substantially conforms to this mitigation measure. The Project is required to comply with regulatory control measures in City of Redlands Municipal Code Section 8.06.120, which regulates noise from
construction activities (e.g., construction activities will occur between the hours of 7 a.m. and 6 p.m. on weekdays, including Saturdays, with no activities taking place on Sundays or federal holidays. Additionally, procedures and phone
numbers would be posted at the construction site for notifying City of Redlands staff, Redlands Police Department, and the construction contractor to notify regarding complaints.

Impact NOISE-3: For a project
located within the vicinity of a
private airstrip or an airport land
use plan or, where such a plan has
not been adopted, within two miles
of a public airport or public use
airport, would the project expose
See PMM NOISE-1. No mitigation is required. There are no private or public airstrips within the vicinity of the Project area. The closest airport is the Redlands Municipal Airport, at 1755 Sessums Drive, Redlands, CA, which is approximately 2.45 miles from the Project site. The Project site is outside the noise contours for Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project people residing or working in the
project area to excessive noise
levels.
the airport. As such, the Project would not expose people residing or working in the area to excessive noise levels.

Population and Housing
Impact POP-1: Induce substantial
unplanned population growth to
areas of the region either directly
(e.g., by proposing new homes and
businesses) or indirectly (e.g., by
extending roads and other
infrastructure)
There are no project-level mitigation measures. No mitigation is required. The Project would provide infill development within a currently developed urban setting. It would not add new infrastructure beyond that required to connect the Project to existing utility lines and adjacent roadways. Therefore, the Project would not open new areas to development or promote new development in an area not otherwise expected to be developed.

The Project’s 700 residential units are expected to result in an increase of 1,192 residents onsite. Additionally, the Project would result in an increase of 728 employees. The Project’s estimated housing, population, and employment growth would be within SCAG’s 2045 growth projections based on the
2020-2045 RTP/SCS and would occur on a Project site
located within a HQTA and TPA.

Impact POP-2: Displace
substantial numbers of existing
people or housing, necessitating
the construction of replacement
housing elsewhere.

PMM-POP-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce the displacement of existing housing, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Evaluate alternate route alignments and transportation facilities that minimize the displacement of homes and businesses. Use an iterative design and impact analysis where impacts to homes or businesses are involved to minimize the potential of impacts on housing and displacement of people. b) Prioritize the use existing ROWs, wherever feasible. c) Develop a construction schedule that minimizes potential neighborhood deterioration from protracted waiting periods between right-of-way acquisition and construction.
d) Review capacities of available urban infrastructure and augment capacities as needed to accommodate demand in locations where growth is desirable to the local lead Agency and encouraged by the SCS (primarily TPAs, where applicable).

No mitigation is required. The Project site is currently developed with commercial uses and does not contain any existing housing. Therefore, development of the Project would not displace existing people or housing.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project e) When General Plans and other local land use regulations are amended or updated, use the most recent growth projections and RHNA allocation plan.

Fire Services
Impact PSF-1: Result in substantial
adverse physical impacts
associated with the provision of
new or physically altered fire
protection facilities, need for new
or physically altered fire
protection facilities, the
construction of which could cause
significant environmental impacts in
order to maintain acceptable
service ratios, response times, or
other performance objectives.

See PMM PSP-1. Mitigation is not required because Project impacts would be less than significant with implementation of regulatory requirements. The Project would be subject to compliance with fire protection design standards per the California Building Code, California Fire Code, the City of Redlands Municipal Code, and City of Redlands Fire Department (RFD), to ensure adequate fire protection.

Existing facilities are capable of providing acceptable response times for fire protection and emergency response services. The Project site is served by RFD Station 261, which is located at 525 E Citrus Avenue, approximately 0.6
roadway miles from the Project site and RFD Station 264, which is located at 1270 W Park Avenue, approximately 1.1 miles from the Project site. Additionally, the Project would be subject to the existing regulations in the City’s Fire Code related to emergency access and would be required to pay development fees pursuant to the Redlands Municipal Code.

Therefore, the Project would not result in new or physically altered government facilities.

Police Services
Impact PSP-1: Result in substantial
adverse physical impacts
associated with the provision of
new or physically altered police
facilities, need for new or
physically altered police facilities,
the construction of which could
cause significant environmental
impacts in order to maintain
acceptable service ratios, response
times, or other performance
objectives.

PMM PSP-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects of constructing new emergency response facilities, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Coordinate with emergency response agencies to ensure that there are adequate governmental facilities to maintain acceptable service ratios, response times or other performance objectives for emergency response services and that any required additional construction of buildings is incorporated into the project description.

The Project’s impacts would be less than significant.

Nevertheless, the Project substantially conforms to this mitigation measures because the Project is not expected to result in a substantial increase in demand for police protection services that would require the need for a new or physically altered police facility to maintain service ratios. In addition, existing facilities are capable of providing acceptable response times and payment of development impact fees are equally effective in minimizing impacts to police service. The Project site is currently served by the Redlands Police Department (RPD). The main police station is located at 1270 West Park Avenue, with four other divisions located citywide, including one at 30 Cajon Street, adjacent to the Project site.

The project would incorporate crime prevention features into the design of the buildings and public spaces, such as lighting Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project b) Where current levels of services at the project site are found to be inadequate, provide fair share contributions towards infrastructure improvements, as appropriate and applicable, to mitigate identified CEQA impacts. c) Project sponsors can and should develop traffic control plans for individual projects. Traffic control plans should include information on lane closures and the anticipated flow of traffic during the construction period. The basic objective of each traffic control plan (TCP) is to permit the contractor to work within the public right of way efficiently and effectively while maintaining a safe, uniform flow of traffic. The construction work and the public traveling through the work zone in vehicles, bicycles or as pedestrians must be given equal consideration when developing a traffic control plan.
of entryways and public spaces. The Project would feature the following:
• Security cameras
• Perimeter lighting to supplement the street lighting
and to provide increased visibility and security
Schools
Impact PSS-1: Result in substantial
adverse physical impacts
associated with the provision of
new or physically altered
educational facilities, need for new
or physically altered educational
facilities, the construction of which
could cause significant
environmental impacts in order to
maintain acceptable service ratios,
response times, or other
performance objectives.

PMM PSS-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects of constructing new or physically altered school facilities, as applicable and feasible.

Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Where construction or expansion of school facilities is required to meet public school service ratios, require school district fees, as applicable.

Pursuant to Government Code Section 65995 et seq., the need for additional school facilities is addressed through
compliance with school impact fee assessment. SB 50 (Chapter 407 of Statutes of 1998) sets forth a state school facilities construction program that includes restrictions on a local jurisdiction’s ability to condition a project on mitigation of a project’s impacts on school facilities in excess of fees set forth in the Government Code. These fees are collected by school districts at the time of issuance of building permits for development projects. Pursuant to Government Code Section 65995 applicants shall pay developer fees to the
appropriate school districts at the time building permits are issued; and payment of the adopted fees provides full and complete mitigation of school impacts.

Library Services
Impact PSL-1: Result in substantial
adverse physical impacts
associated with the provision of
new or physically altered library
facilities, need for new or
physically altered library facilities,
the construction of which could
cause significant environmental
impacts in order to maintain
acceptable service ratios, response
PMM PSL-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects of construction of new or altered library facilities, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Where construction or expansion of library facilities is required to meet public library service ratios, require library fees, as appropriate and applicable, to mitigate identified CEQA impacts
The proposed residences would result in a limited incremental increase in the need for additional services, such as public libraries and post offices, etc. Because the Project area is already served by other services and the Project would result in a limited increase in residences, the Project would not result in the need for new or physically altered facilities to provide other services, the construction of which could cause significant environmental impacts. Furthermore, the Applicant would be required to pay Developer Impact Fees to offset any impacts to public services.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project times, or other performance
objectives.

Recreation
Impact REC-1: Potential to
increase the use of existing
neighborhood and regional parks
or other recreational facilities such
that substantial physical
deterioration of the facility would
occur or be accelerated.

PMM REC-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects on the use of existing neighborhood and regional parks or other recreational facilities, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Prior to the issuance of permits, where projects require the construction or expansion of recreational facilities or the payment of equivalent Quimby fees, consider increasing the accessibility to natural areas and lands for outdoor recreation from the proposed project area, in coordination with local and regional open space planning and/or responsible management agencies. b) Prior to the issuance of permits, where projects require the construction or expansion of recreational facilities or the payment of equivalent Quimby fees, encourage patterns of urban development and land use which reduce costs on infrastructure and make better use of existing facilities, using strategies such as:
i. Increasing the accessibility to natural areas for outdoor recreation ii. Utilizing “green” development techniques
iii. Promoting water-efficient land use and development iv. Encouraging multiple uses, such as the joint use of schools v. Including trail systems and trail segments in General Plan recreation standards
No mitigation is required. However, the Project would
substantially conform with PMM REC-1. The Project would provide 102,525 SF of open space and would be compliant with open space requirements. The Project applicant would be responsible for meeting any park fee requirements pursuant to the Quimby Act and in accordance with Redlands Municipal Code Chapter 3.32.

Impact REC-2: Result in substantial
adverse physical impacts
associated with the provision of
new or physically altered park
facilities, need for new or
physically altered park facilities,
the construction of which could
cause significant environmental
impacts in order to maintain
acceptable service ratios, or other
performance objectives. Include
See PMM REC-1, PMM AQ-2, and PMM NOISE-1. No mitigation is required. The Project would provide 102,525 SF of common open space, which would be above the open
space requirement of 68,200 SF. These recreational amenities include multiple courtyards, a pool, and recreational building.

While the Project does include a public recreational facility, impacts related to construction of this facility are analyzed throughout this SCEA and would not result in an adverse environmental impact. Furthermore, the Applicant would be required to pay Developer Impact Fees to offset any impacts to recreational facilities.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project recreational facilities or require
the construction or expansion of
recreational facilities which might
have an adverse physical effect on
the environment.

Transportation, Traffic, and Safety
Impact TRA-1: Conflict with a
program, plan, ordinance or policy
addressing the circulation system,
including transit, roadway, bicycle,
and pedestrian facilities.

No mitigation is required. No mitigation is required.

Impact TRA-2: Conflict or be
inconsistent with CEQA Guidelines
section 15064.3(b).

PMM-TRA-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects related to transportation-related impacts. Such measures may include the following or other comparable measures identified by the Lead Agency:
• Transportation demand management (TDM) strategies should be incorporated into individual land use and transportation projects and plans, as part of the planning process. Local agencies should incorporate strategies identified in the Federal Highway Administration’s publication:

Integrating Demand Management into the Transportation Planning Process: A Desk Reference (August 2012) into the planning process (FHWA 2012). For example, the following strategies may be included to encourage use of transit and non-motorized modes of transportation and reduce vehicle miles traveled on the region’s roadways:
o include TDM mitigation requirements for new developments; o incorporate supporting infrastructure for non-motorized modes, such as, bike lanes, secure bike parking, sidewalks, and crosswalks;
o provide incentives to use alternative modes and reduce driving, such as, universal transit passes, road and parking pricing; o implement parking management programs, such as parking cash-out, priority parking for carpools and vanpools;
o develop TDM-specific performance measures to evaluate project-specific and systemwide performance;
o incorporate TDM performance measures in the decision-making process for identifying transportation investments;
No mitigation is required as Project impacts would be less than significant. However, the Project would substantially conform with PMM-TRA-1. Due to the Project’s location in a TPA, impacts related to VMT would be less than significant.

Additionally, the Project would include a bike lane on Citrus Avenue and sidewalks along all street frontages. Additionally, the Project would include pedestrian paseos to promote
pedestrian accessibility and bike lockers to promote bike use.

Furthermore, the Project would provide convenient and direct pedestrian access to the nearby Downtown train station less than 0.25-mile to the north.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project o implement data collection programs for TDM to determine the effectiveness of certain strategies and to measure success over time; and
o set aside funding for TDM initiatives.
o The increase in per capita VMT on facilities experiencing LOS F represents a significant impact compared to existing conditions.

To assess whether implementation of these specific mitigation strategies would result in measurable traffic congestion reductions, implementing actions may need to be further refined within the overall parameters of the proposed Plan and
matched to local conditions in any subsequent project-level environmental analysis.

Impact TRA-3: Substantially
increase hazards due to geometric
design feature (e.g., sharp curves
or dangerous intersections) or
incompatible uses (e.g., farm
equipment).

No mitigation is required. No mitigation is required.

Impact TR-4: Result in inadequate
emergency access.

Impact WF-1: Substantially impair
an adopted emergency response
plan or emergency evacuation
plan
PMM TRA-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects which may substantially impair implementation of an adopted emergency response plan or emergency evacuation plan, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:
• Prior to construction, project implementation agencies can and should ensure that all necessary local and state road and railroad encroachment permits are obtained. The project implementation agency can and should also comply with all applicable conditions of approval. As deemed necessary by the governing jurisdiction, the road encroachment permits may require the contractor to prepare a traffic control plan in accordance with professional engineering standards prior to construction.

Traffic control plans can and should include the following requirements:
o Identification of all roadway locations where special construction techniques (e.g., directional drilling or night construction) would be used to minimize impacts to traffic flow. o Development of circulation and detour plans to minimize impacts to local street circulation. This may include the use of signing and The Project’s impacts would be less than significant as a result of implementation of regulatory requirements. Nevertheless, the Project substantially conforms to this mitigation measure because emergency access to the site would be provided by the existing street system, and the Project is designed and would be constructed in accordance with City of Redlands requirements to ensure proper emergency access. In addition, the Applicant will submit a parking and driveway plan for review by the City of Redlands staff and the Redlands Fire Department to ensure compliance with all applicable coderequired site access and circulation requirements as well as code-required emergency access.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project flagging to guide vehicles through and/or around the
construction zone.
o Scheduling of truck trips outside of peak morning and evening commute hours.
o Limiting of lane closures during peak hours to the extent possible. o Usage of haul routes minimizing truck traffic on local roadways to the extent possible.
o Inclusion of detours for bicycles and pedestrians in all areas potentially affected by project construction.
o Installation of traffic control devices as specified in the California Department of Transportation Manual of Traffic Controls for Construction and Maintenance Work Zones.
o Development and implementation of access plans for highly sensitive land uses such as police and fire stations, transit stations, hospitals, and schools. The access plans would be developed with the facility owner or administrator. To minimize disruption of emergency vehicle access, affected jurisdictions can and should be asked to identify detours for emergency vehicles, which will then be posted by the contractor. Notify in advance the facility owner or operator of the timing, location, and duration of construction activities and the locations of detours and lane closures.
o Storage of construction materials only in designated areas. o Coordination with local transit agencies for temporary relocation of routes or bus stops in work zones, as necessary. o Ensure the rapid repair of transportation infrastructure in the event of an emergency through cooperation among public
agencies and by identifying critical infrastructure needs necessary for: a) emergency responders to enter the region, b) evacuation of affected facilities, and c) restoration of utilities. o Enhance emergency preparedness awareness among public agencies and with the public at large.

Tribal Cultural Resources
Impact TCR-1: Cause a substantial
adverse change in the significance
of a tribal cultural resource
defined in Public Resources Code
section 21074 that is:

See PMM CULT-1.

PMM TCR-1: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce substantial adverse effects on The Project substantially conforms to this mitigation measure.

In compliance with AB 52 and SB 18 requirements, on March 30 and April 8, 2021, the City sent letters to 23 Native American tribes that may have knowledge regarding tribal cultural resources in the Project vicinity.

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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project a) Listed or eligible for listing in the
California Register of Historical
Resources, or in a local register of
historical resources as defined in
Public Resources Code section
5020.1(k), or
b) A resource determined by the
lead agency, in its discretion and
supported by substantial evidence,
to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code Section 5024.1.
tribal cultural resources. Such measures may include the following or other comparable measures identified by the Lead Agency:
a) Avoidance and preservation of the resources in place, including, but not limited to, planning and construction to avoid the resources and protect the cultural and natural context, or planning greenspace, parks, or other open space, to incorporate the resources with culturally appropriate protection and management criteria
b) Treating the resource with culturally appropriate dignity taking into account the tribal cultural values and meaning of the resource, including, but not limited to, the following: protecting the cultural character and integrity of the resource; protecting the traditional use of the resource; and protecting the confidentiality of the resource;
c) Permanent conservation easements or other interests in real property, with culturally appropriate management criteria for the purposes of preserving or utilizing the resources or places; and protecting the resource.

Additionally, on September 11, 2020, Material Culture
Consulting requested a Sacred Lands File (SLF) search from the Native American Heritage Commission. On September 14,
2020, the NAHC responded that the SLF search yielded
positive results for known tribal cultural resources or sacred lands within a 1-mile radius of the Project site. The Soboba Band of Luiseño Indians and San Manuel Band of Mission
Indians requested consultation regarding the proposed
Project. The Soboba Band of Luiseño Indians considers the area sensitive for cultural resources as several sites are located nearby. Although no information for site specific tribal cultural resources was provided (and there are no known tribal cultural resources on or adjacent to the Project site), the consulting tribes requested inclusion of mitigation due to the potential of the Project to unearth previously undocumented tribal cultural resources during construction.

Mitigation Measures TCR-1 through TCR-5 have been included to require a Monitoring and Treatment Plan and Native
American monitoring of excavation and grading activities to avoid potential impacts to tribal cultural resources that may be unearthed by Project construction activities.

Solid Waste
Impact USSW-1: Generate solid
waste in excess of state or local
standards, or in excess of the
capacity of local infrastructure, or
otherwise impair the attainment of
solid waste reduction goals.

Impact USSW-2: Comply with
federal, state, and local
management and reduction
statutes and regulations related to
solid waste.

PMM USSW-2: In accordance with provisions of sections 15091(a)(2) and 15126.4(a)(1)(B) of the State CEQA Guidelines, a Lead Agency for a project can and should consider mitigation measures to reduce the generation of solid waste, as applicable and feasible. Such measures may include the following or other comparable measures identified by the Lead Agency:

Integrate green building measures consistent with CALGreen (California Building Code Title 24) into project design including, but not limited to the following:
a) Reuse and minimization of construction and demolition (C&D) debris and diversion of C&D waste from landfills to recycling facilities. b) Inclusion of a waste management plan that promotes maximum C&D diversion. c) Source reduction through (1) use of materials that are more durable and easier to repair and maintain, (2) design to generate less scrap material through dimensional planning, (3) increased recycled content, (4) use of reclaimed The Project’s impacts would be less than significant as a result of the implementation of regulatory requirements.

Nevertheless, the Project substantially conforms to this mitigation measure because the Project would comply with the City of Redlands Municipal Code Chapter 15.16, which
requires demolition and construction activities to recycle or reuse a minimum of 65 percent of the nonhazardous
construction and demolition waste, and AB 341 that requires diversion of a minimum of 75 percent of operational solid waste. Additionally, the proposed Project would be required comply with the City’s Municipal Code Section 13.66.040, Construction and Demolition Recycling Requirements, which requires that no demolition permit or building permit shall be issued for any development activity subject to this chapter Redlands Joint Special Meeting of the
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Topic 2020-2045 RTP/SCS PEIR Project Level Mitigation Measure Applicability to the Project materials, and (5) use of structural materials in a dual role as finish material (e.g., stained concrete flooring, unfinished ceilings, etc.).
d) Reuse of existing structure and shell in renovation projects. e) Development of indoor recycling program and space.
f) Discourage the siting of new landfills unless all other waste reduction and prevention actions have been fully explored. If landfill siting or expansion is necessary, site landfills with an adequate landfill-owned, undeveloped land buffer to minimize the potential adverse impacts of the landfill in neighboring communities.
g) Discourage exporting of locally generated waste outside of the SCAG region during the construction and implementation of a project. Encourage disposal within the county where the waste originates as much as possible. Promote green technologies for long-distance transport of waste (e.g., clean engines and clean locomotives or electric rail for waste-by-rail disposal systems) and consistency with SCAQMD and Connect SoCal policies can and should be required. h) Encourage waste reduction goals and practices and look for opportunities for voluntary actions to exceed the 80 percent waste diversion target. i) Encourage the development of local markets for waste prevention, reduction, and recycling practices by supporting recycled content and green procurement policies, as well as other waste prevention, reduction and recycling practices. j) Develop ordinances that promote waste prevention and recycling activities such as: requiring waste prevention and recycling efforts at all large events and venues; implementing recycled content procurement programs; and developing opportunities to divert food waste away from landfills and toward food banks and composting facilities.
k) Develop and site composting, recycling, and conversion technology facilities that have minimum environmental and health impacts.
l) Integrate reuse and recycling into residential industrial, institutional and commercial projects.
m) Provide education and publicity about reducing waste and available recycling services.
n) Implement or expand city or county-wide recycling and composting programs for residents and businesses. This could include extending the types of recycling services offered (e.g., to include food and green waste recycling) and providing public education and publicity about recycling services. unless the construction and demolition recycling plan has been approved by the municipal utilities director.

Redlands City CouncilMay 10, 2022

Redlands City Council
May 10, 2022