2 We were engaged by the City to perform this agreed-upon procedures engagement and conducted our engagement in accordance with attestation standards established by the American Institute of Certified Public Accountants. We were not engaged to and did not conduct an examination or review engagement, the objective of which would be the expression of an opinion or conclusion, respective on the accompanying Appropriation Limit Schedule. Accordingly, we do not express such an opinion or conclusion. Had we performed additional procedures, other matters have come to our attention that would have been reported to you.
We are required to be independent of the City and to meet our other ethical responsibilities, in accordance with the relevant ethical requirements related to our agreed-upon procedures engagement.
This report is intended solely for the information and use of the City Council and management of the City and is not intended to be and should not be, used by anyone other than these specified parties. However, this report is a matter of public record and its distribution is not limited.
Santa Ana, California
February 13, 2023
Redlands Regular Meeting of 02-21-23 Page 510 of 786
City of Redlands
Appropriations Limit Schedule
For the Year Ended June 30, 2022
3 Amount Source
A. Appropriations Limit FY 2020-2021 $ 133,478,947 Prior year B. Calculation Factors:
1) Population increase % 1.0001 State Department of Finance 2) Inflation increase % 1.0573 State Department of Finance 3) Total adjustment % 1.0574 (B1*B2)
C. Annual Adjustment Increase 7,662,456 [A*(B3-1)]
D. Other Adjustments:
1) Loss responsibility (-) - N/A
2) Transfer to private (-) - N/A
3) Transfer to fees (-) - N/A
4) Assumed responsibility (+) - N/A
E. Total Adjustments 7,662,456 (C+D)
F. Appropriations Limit FY 2021-2022 $ 141,141,403 (A+E) See accompanying Notes to Appropriations Limit Schedule.
Redlands Regular Meeting of 02-21-23 Page 511 of 786
City of Redlands
Notes to Appropriations Limit Schedule
For the Year Ended June 30, 2022
4 Note 1 – Purpose of Limited Procedures Review
Under Article XIIIB of the California Constitution (the Gann Spending Limitation Initiative), California governmental agencies are restricted as to the amount of annual appropriations from proceeds of taxes. Effective for years beginning on or after July 1, 1990, under Section 1.5 of Article XIIIB, the annual calculation of the appropriations limit is subject to a limited procedures review in connection with the annual audit.
Note 2 – Method of Calculation
Under Section 10.5 of Article XIIIB, for fiscal years beginning on or after July 1, 1990, the appropriations limit is required to be calculated based on the limit for the fiscal year 1986-87, adjusted for the inflation and population factors discussed in Notes 3 and 4 below.
Note 3 – Population Factors
A California governmental agency may use as its population factor either the annual percentage change of the jurisdiction’s own population or the annual percentage change in population of the county where the jurisdiction is located. The factor adopted by the City for the year 2021-2022 represents the annual percentage change in population for the City.
Note 4 – Inflation Factors
A California governmental agency may use as its inflation factor either the annual percentage change in the 4th quarter per capita personal income (which percentage is supplied by the State Department of Finance) or the percentage change in the local assessment roll from the preceding year due to the change of local nonresidential construction. The factor adopted by the City for the year 2021-2022 represents the percentage change in California per capita personal income.
Note 5 – Other Adjustments
A California government agency may be required to adjust its appropriations limit when certain events occur, such as the transfer of responsibility for municipal services to, or from, another government agency or private entity. The City had no such adjustments for the year 2021-2022.
Redlands Regular Meeting of 02-21-23 Page 512 of 786
City Council Meeting J. 3.
DATE: 02/21/2023
TO: Honorable Mayor and City Council Members
SUBJECT: Annual Report of the Traffic and Parking Commission by Commissioner Cassie MacDuff (Municipal Utilities and Engineering Director Harris)
DISCUSSION:
Chapter 2.48 of the Redlands Municipal Code establishes Traffic and Parking Commission (TPC) appointment protocols, objectives, goals, and reporting requirements. Each year, a TPC Commissioner presents a report to the City Council summarizing the accomplishments of the previous year. Tonight, TPC Commissioner Cassie MacDuff will present this Annual Report.
SUBMITTED BY:
Johana Silva, Assistant Engineer
Redlands Regular Meeting of 02-21-23 Page 513 of 786
City Council Meeting J. 4.
DATE: 02/21/2023
TO: Honorable Mayor and City Council Members
SUBJECT: Annual Report of the Human Relations Commission by Commission Chair Ken Ford (Assistant City Manager McConnell) DISCUSSION:
For this evening's City Council, Commission Chair Ken Ford will be presenting the Human Relations Commission's Annual Report.
SUBMITTED BY:
Beatris Ordaz
REVIEWED BY:
Charles M. Duggan, Jr., City Manager
Janice McConnell, Assistant City Manager
Attachments
Report
Redlands Regular Meeting of 02-21-23 Page 514 of 786
HUMAN RELATIONS COMMISSION REPORT TO COUNCIL
The commission has had a challenge with members not attending the meeting so that we have quorum.
However, we are making progress. Our new student commissioner Kelechi Amboi has been elected our new Secretary and Vanessa Annaguey Aranda is our new Treasurer.
The commission voted unanimously to support the city council proclamation declaring November 20th,2022, National Transgender Day of Remembrance. Also, we are currently looking at holding a health fair later this year that will include mental and physical health. This is a way for us to set up a one stop information system for the public to find out what current activities and services are being offered by various groups in the city.
At the end of a student's term, we will be looking to the city council to see a type of recognition for the student commissioner, which will be presented to student’s school recognizing that student service. We are requesting to the city council a possible way for the commission to meet once a month compared to once every other month.
On January 23rd the commission held the annual planning session which is used as a goal setting opportunity. Finally, it's my wish that the council will appoint me to another 4 year term being that my term will be ending March, 2023 as I would like to continue the work that we have started.
Also, I would like to take this opportunity to recognize commissioners Vanessa Annaguey Aranda, Dr.
Shaheen Zakaria, and Julie Houston for volunteering to be a part of sub-committees to get some of the above projects moving.
Sincerely Kenneth Ford Chairperson Human Relations Commission.
Redlands Regular Meeting of 02-21-23 Page 515 of 786
City Council Meeting J. 5.
DATE: 02/21/2023
TO: Honorable Mayor and City Council Members
SUBJECT: Annual Report of the Street Tree Committee by Vice Chair Christine Sedmack (Assistant City Manager Boatman)
DISCUSSION:
For this evening's City Council meeting, Vice Chair Christine Sedmack will present the Street Tree Committee Annual Report.
SUBMITTED BY:
Chris Boatman, Facilities and Community Services Director REVIEWED BY:
Charles M. Duggan, Jr., City Manager
Janice McConnell, Assistant City Manager
Attachments
STC Accomplishments 2022
STC Goals 2023
Redlands Regular Meeting of 02-21-23 Page 516 of 786
Street Tree Committee Accomplishments
Calendar Year 2022
Below are some of the STC’s more significant accomplishments during this past season:
1. During 2022, the City began to emerge from staff shortages (both within the City and with its contractors) that resulted from Covid restrictions and illnesses. We are now able to resume our regular STC meeting schedule, which is on the fourth Thursday of even numbered months. Of course our meetings are always open to the public.
2. For fiscal year 2022-23, the City has allocated approximately $1.5 million for various tree services, which is a substantial increase over previous years. This has enabled the City to make great progress in clearing an extensive backlog of tree trimming, removal of dead trees, stump grinding, and other tree services. This level of funding is recommended for at least another year, until tree service activities have reached an equilibrium with normal tree growth. We’re pleased to see that the City has recognized the value of its urban forest and is willing to make the commitment to give our trees the attention they deserve.
3. It is always a goal to continue planting new trees throughout the year, but this is contingent on multiple factors. Certainly “budget” is one of them, but we also have to consider the impact of prolonged drought conditions, and 2022 was yet another very dry year. It makes no sense to plant new trees when there isn’t sufficient irrigation to sustain them, especially during the first couple of years when an adequate water supply is critical for new growth.
In recognition of these conditions, for the most part, the only Street Trees planted in significant numbers during this past year were in conjunction with landscape plans for new housing and commercial developments, and those plantings were funded primarily through developer fees. However, we did manage to plant a couple of trees in conjunction with Arbor Day, to maintain our active status with the Tree City USA program, and we were able to have representatives of our Street Tree Committee, in attendance.
Redlands Regular Meeting of 02-21-23 Page 517 of 786
2 4. In the interval between regular Street Tree Committee meetings, our members are asked to visit multiple sites where tree removals have been requested by homeowners or by the City Arborist, to evaluate the condition of those trees, and/or the surrounding sidewalks, curbs and gutters, utility boxes, etc., to the extent that tree growth may have created a safety hazard or structural issues. Thereafter we make recommendations accordingly. Of course this is a continuing process, and what we see all too often is poor planning when those “problem trees” were first planted, i.e. basically the wrong species for the location. However, these problems usually don’t become apparent until many years later, when, for example, homeowners start to notice problems with wastewater drainage, caused by tree roots in the sewer pipes. To reduce problems of this type in the future, the City recently issued an updated Street Tree Palette which developers are asked to consult when selecting trees for their projects.
5. Continuing efforts have been made to enhance the master list of “Landmark Trees, Heritage Tree Rows & Stands, & Scenic
Preservation criteria,” which received final approval by the Council in the Spring of 2021.
6. Finally, one of the biggest tasks we undertook during this past year was a complete revision and update on our Street Tree Policy & Protection Guidelines Manual. In the next few weeks, a draft of the revised Manual will be reviewed by the Facilities & Community Services Department, after which it will be sent to the City Council for final approval.
#
These accomplishments were made possible through the ongoing dedication and enthusiasm of all members of the Redlands Street Tree Committee, together with the commitments and cooperation of City staff.
Submitted February 2023
Andrew Hoder, Chairman Redlands Street Tree Committee + Members Chris Sedmack, Janet Ward, Gus Ortega, Paul Hodson, Lorraine Enriquez, and Jessica Barrios.
Redlands Regular Meeting of 02-21-23 Page 518 of 786
Street Tree Committee Goals
For Calendar 2023
1. Establish a comprehensive long range strategy for the maintenance and enhancement of the Redlands Urban Forest. This must include a recognition of the current condition of our Street Trees, with consideration of environmental factors such as a prolonged drought. Although it is desirable to see the planting of new trees (or replacement of diseased trees that have been removed), we must ensure that adequate irrigation will be provided to sustain new growth.
2. Continue to work with City leadership to promote meaningful progress in tree trimming, removal of dead trees and grinding of old stumps.
3. Encourage the City to transplant or sell endangered Parkway palms, relocating some existing palms rather than planting new stock elsewhere. This is described in the Redlands Street Tree Guidelines Manual, Section 10.6.
4. Conduct meaningful Arbor Day programs for the City, especially as necessary to maintain our status in the Tree City USA program.
5. Submit articles to local newspapers on proper tree care, particularly as it pertains to irrigation and pruning. Of course private property owners must obtain an Encroachment Permit before any work is done on a Street Tree, and if they use the services of a landscape contractor, that company must also submit evidence of licensing and applicable insurance.
6. Continue to draft Street Tree related messages for inclusion with Utility Bills, e.g. advice on irrigation guidelines to sustain the health of the Street Trees.
Likewise, encourage proper landscape maintenance techniques to avoid damage to Street Trees, caused by careless use of string trimmers or impact from lawn mowers).
7. Respond to reports where Street Trees (or overgrown roots) damage public sidewalks, curbs, and adjacent driveways or underground utilities, or where such trees create hazards to persons and property, with an effort to save the tree if possible, but more importantly to eliminate conditions that jeopardize public safety and/or create a liability for the City.
8. Improve the tree pruning cycle, to reduce the interval between trimmings, in accordance with applicable guidelines (mainly American National Standards Institute A-300), and to support the aesthetics of the neighborhood.
Andrew Hoder, Chairman Redlands Street Tree Committee
Submitted February 2023
Redlands Regular Meeting of 02-21-23 Page 519 of 786
City Council Meeting K. 1.
DATE: 02/21/2023
TO: Honorable Mayor and City Council Members
SUBJECT: Ordinance No. 2955 - Ordinance Text Amendment No. 365 (Mayor to declare meeting open as a public hearing)
Consideration of a determination of exemption pursuant to Sections 15060(c)(2), 15060(c)(3), and 15061(b)(3) of the California Environmental Quality Act Guidelines.
a.
Public Hearing to consider Ordinance No. 2955 for Ordinance Text Amendment No. 365 to amend Title 18 (Zoning
Regulations) of the Redlands Municipal Code to establish new development standards and operating standards for
warehouse development projects within the City of Redlands, and require a Conditional Use Permit for new warehouse
development projects in the Commercial Manufacturing (C-M), Light Industrial (M-1), General Industrial (M-2), and Industrial (I-P) zones.
(Development Services Director Desatnik)
b.
PROCEDURE FOR PUBLIC HEARING:
1. Mayor declares the meeting open as a public hearing.
2. Mayor calls upon Department Director for report.
3. Mayor calls for questions/comments from members of the City Council.
Mayor calls for comments/questions/testimony from members of the public (3 minutes per speaker).
4. 5. Mayor calls upon City Clerk to note any written comments received.
6. Mayor closes the public hearing.
7. City Council considers the motion and votes.
Redlands Regular Meeting of 02-21-23 Page 520 of 786
MOTION(S):
Mayor requests the City Clerk to read the title of Ordinance No. 2955; I move to waive further reading of Ordinance No. 2955 and to introduce Ordinance No. 2955.
RECOMMENDATION:
On January 24, 2023, the Planning Commission adopted Resolution No. 1607 recommending that the City Council approve the proposed new warehouse development standards, as well as approve other related amendments to the city's Zoning Regulations (RMC Title 18) to require a Conditional Use Permit for new warehouses as defined in the Commercial Manufacturing (C-M), Light Industrial (M-1), General Industrial (M-2), and Industrial (I-P) zones.
DISCUSSION:
A) Background
On June 21, 2022, the City Council adopted Ordinance No. 2934 imposing a temporary 45-day moratorium on new warehouse and distribution logistics facilities exceeding 50,000 square-feet in gross floor area located within the commercial and industrial zoning districts in the City of Redlands. The City Council extended the moratorium on July 19, 2022, for an additional 90 days.
During that time, staff began drafting new development standards for warehouse development projects in Redlands.
The Planning Commission began reviewing the proposed draft development standards on July 26, 2022 and reviewed the revised standards on December 13, 2022. After further discussion and refinement, final draft development standards were presented to the Planning Commission on January 24, 2023.
B) Definitions and Applicability
For purposes of the ordinance and the new development standards, a "warehouse" will be defined as a structure consisting of: fifty thousand (50,000) square-feet or more of gross floor area; or having six (6) or more truck docks or dock high loading doors. The description in the definition also includes other elements of such facilities such as cross-dock configuration, interior clear heights of 28 to 36 feet to ceiling, and examples of terminology for these types of facilities (e.g., "high cube distribution center," "truck terminal," "parcel sorting," etc.). This definition was finalized with input from several sources including developers and brokers. The threshold of 50,000 square feet is appropriate (and Redlands Regular Meeting of 02-21-23 Page 521 of 786
likely a low threshold) considering that new large warehouses and logistics distribution centers are well over 100,000 square feet in size (and often a minimum of 200,000 square feet for new construction).
There is also a definition for "ancillary warehousing" that means a facility that is not entirely dedicated to warehousing or parcel sorting and delivery, or a portion of a facility that stores the materials/products it manufactures or uses on-site, and similar types of storage activities that are usually related to manufacturing or service commercial activities and small businesses (i.e., not the large regional warehouses and distribution facilities that were the target of the moratorium).
Therefore, "ancillary warehousing" would not be subject to the new development standards.
For existing facilities or properties that may potentially be converted from another use to a "warehouse" as defined, there is a provision using a threshold of fifty percent (50%) of the reasonable replacement value that would trigger the application of the new development standards to an existing nonconforming property. This provision addressing nonconforming properties is very similar to the existing provisions for nonconforming uses and structures contained in RMC Chapter 18.184 (Nonconforming Buildings and Uses).
C) Proposed Development Standards
The new development standards are organized according to the following five categories: 1) site location requirements; 2) screening and buffering from adjacent uses; 3) traffic patterns and sign requirements; 4) sustainable energy; and 5) operation and construction.
1. Site Location Requirements: New warehouses consisting of 50,000 square-feet GFA or more must be located within one (1) mile from a freeway ramp. Any new warehouse with less than 50,000 square-feet GFA may be located more than one (mile) from a freeway ramp.
2. Screening and Buffering from Adjacent Uses: A ten (10) foot high screen wall will be required when the project abuts a property with a sensitive receptor (e.g., residential use, childcare center, hospital, etc.), and additional landscape screening would be required. Truck docks and truck entries must be oriented away from sensitive receptors. Passenger vehicle parking lots must provide a minimum of 35% shade cover.
3. Traffic Patterns and Sign Requirements: Applicants must prepare and submit a Truck Routing Plan, large trucks must use designated Truck Routes to access freeway ramps, and trucks must not travel through residential zones or districts.
A traffic impact assessment (TIA) report will be required for a proposed project to evaluate trip generation as well as any impacts from the proposed truck routing. Trucks may not stack or queue on public streets, and the site design must include sufficient space for on-site truck stacking before entry gates. If Redlands Regular Meeting of 02-21-23 Page 522 of 786
necessary, traffic signs may be required to be installed off-site to direct truck traffic to appropriate freeway ramps and avoid residential areas, as well as prohibit on-street parking of trucks or cabs on surface streets or residential areas.
4. Sustainable Energy: Additional energy-generation requirements would include installation of rooftop photovoltaic (PV) systems, cool roof treatments to prevent overheating, installation of Level 2 quick charge stations in the passenger vehicle parking lots, electrical plug-in devices at all dock doors designed to accept refrigerated trailers (to prevent engine idling while docked), and require the use of zero emission (ZE) on-site motorized operational equipment.
5. Operation and Construction: Other construction standards would include cool surface treatments applied to all drive aisles and parking areas, construction of an extra large electrical equipment room to accommodate future electrical service expansion, encourage the use of PV solar collectors on any parking shade structures, and prohibit any outdoor storage exceeding the hight of the perimeter screen wall where adjacent to any sensitive receptors.
D) Permitting Procedure
To ensure appropriate review of warehouses as a unique land use (and require findings to review the land use), the Planning Commission recommended that a Conditional Use Permit be required for "warehouses" as defined. The proposed Ordinance Text Amendment includes updating the following zoning districts to require a CUP for new warehouses (where warehouses are currently Permitted uses): Commercial Manufacturing (C-M), Light Industrial (M-1), General Industrial (M-2), and Industrial (I-P) zones.
Currently, warehouses that are permitted by right require only a Commission Review & Approval permit in accordance with RMC Section 18.12.080, which requires that three findings be made pertaining to site plan approval (but do not pertain to the operation of the land use itself). For approval of a Conditional Use Permit (CUP), RMC Chapter 18.192.060 requires that four findings be made for approval of the land use. As a discretionary approval, a CUP may also be revoked per RMC Section 18.192.100 and prohibit future operation of a particular property in the event of repeated or egregious violations of a CUP’s operating conditions or other provisions of the Redlands Municipal Code.
No amendment to the East Valley Corridor Specific Plan is necessary. New warehouse development projects in the East Valley Corridor Specific Plan will continue to be processed with the current Planned Development entitlement procedure, which is a discretionary decision by Planning Commission and City Council, in accordance with Chapter 4 of Division 1 in the East Valley Corridor Specific Plan (and further clarified as “quasi-legislative” in nature by City Council Resolution No. 5116).
Redlands Regular Meeting of 02-21-23 Page 523 of 786
E) Conformance with the General Plan
The proposed Ordinance Text Amendment will be consistent with the 2035 General Plan. Chapter 5, Connected City, states, "Goods movement is an important component of the city’s circulation system, serving industrial, commercial, and retail uses. A street system that accommodates trucks is essential to ensure the safe and efficient movement of goods between business centers and freeways. Policies in this section support the movement of goods and also seek to reduce the impacts of truck operations on city streets and adjacent land uses." Several applicable policies are listed below.
Chapter 5: Connected City
5-P.30: Prioritize goods movement along specific routes in the city, consistent with the layered network, to foster efficient freight logistics. 5-P.31: Update and implement a truck route map to ensure it serves shipping needs in the city while considering potential conflicts with preferred modes and other sensitive land uses in the city, consistent with the layered network. 5-A.81: Focus truck routes on roadways prioritized for automobiles, consistent with the layered network.
5-A.82: Maintain a truck route map and provide signage to direct truck traffic to designated routes. Design designated truck routes such that the pavement, roadway width, and curb return radii support anticipated heavy vehicle use. 5-A.85: Discourage truck traffic from parking, idling, or traveling through local streets in residential neighborhoods.
Chapter 4: Livable Community
4-P.20: Provide for the concentration of office, industrial, and commercial uses in appropriate locations near transportation corridors to encourage the development of employment centers and reduce the potential for land use conflicts with sensitive uses.
4-P.21: Provide for the development of regional commercial destinations near highways and major transportation corridors.
4-A.27: Provide space for expansion of existing industries and protect them from encroachment by inharmonious uses, but encourage most new industries to locate in the East Valley Corridor where impacts on residential areas will be minimized.
4-A.29: Maintain standards for industrial development and operation that prohibit creation of noise, odor, or other harmful emissions beyond the boundaries of the Redlands Regular Meeting of 02-21-23 Page 524 of 786
site.
4-A.56: Create buffers and appropriate transitions between the East Valley Corridor industrial and commercial areas and adjacent residential neighborhoods.
Chapter 7: Healthy Community
7-A.44: Support the use of clean fuel and “climate friendly” vehicles in order to reduce energy use, energy costs, and greenhouse gas emissions by residents, businesses, and City government activities.
7-A.152: Enforce regulations to prevent trucks from excessive idling in residential areas.
7-P.42: Guide the location and design of transportation facilities, industrial uses, and other potential noise generators to minimize the effects of noise on adjacent land uses.
7-P.49: Protect sensitive receptors from exposure to hazardous concentrations of air pollutants.
F) Environmental Review
The proposed code amendment is exempt from environmental review in accordance with Sections 15061(b)(3), 15308, and 15378(b)(5) of the California Environmental Quality Act Guidelines. Pursuant to Section 15378(b)(5) of the California Environmental Quality Act (“CEQA”), this proposal is an organizational or administrative activity of the City that will not result in direct or indirect physical changes in the environment, and therefore not a project. Additionally, pursuant to CEQA Guidelines Section 15061(b)(3), this proposal is exempt from CEQA review because there is no possibility that the zoning code amendment may have a significant effect on the environment, insofar as it would impose additional construction and operational requirements on certain warehouse and distribution facilities within the City.
Furthermore, even if the proposal is considered a project, the proposed zoning code amendment is categorically exempt under CEQA Guidelines Section 15308, because it is clear that it will not create an environmental impact and the action will assure the maintenance, enhancement, or protection of the environment through the adoption of regulations and development standards on such warehouse and distribution facilities. Accordingly, no further environmental review is necessary.
Redlands Regular Meeting of 02-21-23 Page 525 of 786
ALTERNATIVES:
The City Council can continue the proposal and direct staff to address any further issues.
STRATEGIC PLAN:
Not applicable.
SUBMITTED BY:
Brian Desatnik, Development Services Director
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
PREPARED BY:
Brian Foote, City Planner/Planning Manager
Fiscal Impact
Fiscal Year: 22-23
Appropriation Required Y/N: No
Discussion:
There is no fiscal impact to the General Fund associated with the adoption of the proposed Ordinance Text Amendment.
Attachments
Attachment A: Truck Route Map
Attachment B: Zone Map
Ordinance No. 2955 Clean
Ordinance No. 2955 Legislative
Redlands Regular Meeting of 02-21-23 Page 526 of 786
SAN BERNARDINO COUNTY
RIVERSIDE COUNTY
SAN BERNARDINO COUNTY
RIVERSIDE COUNTY
Crafton
Loma
Linda
Mentone
Highland
San Bernardino
International
Airport
To
Calimesa
Redlands Municipal Airport
Yucaipa
East
Valley
Corridor
B e a r V a l l e y
Cram Peak
M o r t o n
C a n y o n
Mor ton Peak
Zanja Peak
C R A F T O N H I L L S
To
Highland
To
San Bernardino
RIVERSIDE COUNTY
¨¦§10
SAN TIMOTEO CANYON RD
ALESSA NDRO RD
W SU NS ET DR
GARDEN ST
E S UNS ET DR
ALTA VIST A DR
SAND CANYON RD
E HILTON AVE
E SUN SET DR
¨¦§10
¨¦§210
E LUGONIA AVE
E COLTON AVE
ALABAMA ST
5TH AVE
ORANGE ST
NEVADA ST
E CITRUS AVE
W CYPRESS AVE
E PIONEER AVE FORD ST
N DEARBORN ST
LIVE OAK CANYON RD
W HIGHLAND AVE
MILL CREEK RD
CAJON ST
JUDSON ST
TENNESSEE ST
S CENTER ST
MENTONE BLVD
SAN BERNARDINO AVE
CRAFTON AVE
UNIVERSITY ST
GARNET ST
SAN MATEO ST
E REDLANDS BLVD
TERRACINA BLVD
BROOKSIDE AVE
ELIZABETH ST
CALIFORNIA ST
FLORIDA ST
PALMETTO AVE
W CRESCENT AVE
MARIGOLD ST
MOUNTAIN VIEW AVE
N WABASH AVE
OPAL AVE
W REDLANDS BLVD
E SAN BERNARDINO AVE
BARTON RD
Santa Ana River
W OLIVE AVE TEXAS ST
N CHURCH ST
W FERN AVE
E PALM AVE
E LUGONIA AVE
W PIONEER AVE
ALABAMA ST
ORANGE AVE
CITRUS AVE
KANSAS ST
GROVE ST
W BROCKTON AVE E BROCKTON AVE
BELLEVUE AVE
PACIFIC ST
SOUTH AVE
MA RION AVE
E HIGHLAND AVE
ALVARADO AVE
CAPRI AVE CAPRI AVE
KING ST AGATE AVE
NICE AVE
COLTON AVE
3RD AVE
HIGHLAND AVE
CITRUS AVE
WALNUT ST
OPAL AVE
S LINCOLN ST
W WESTERN AVE
W PENNSYLVANIA AVE
W SUN AVE
KARON ST
DOMESTIC AVE
E PENNSYLVANIA AVE
CENTRAL AVE
CLIFTON AVE
CHESTNUT AVE
HARTZELL AVE
RIVERVIEW DR
6TH AVE CRESTVIEW RD
OVERCREST DR
PALO ALTO D R
CLAY ST
OCCIDENTAL DR
SYLVAN BLV D
W REDLANDS BLVD
WALNUT AVE
BOND ST
4TH ST
LYTLE ST
E STATE ST
PARK AVE
ALMOND AVE
NEW JERSY ST
MAGNOLIA AVE
VIA VI STA DR
FRANKLIN AVE
OAK ST
GOLDEN WEST DR
RESERVOIR R D
SM ILEY HEIGHTS D R
LAKESIDE AVE
CLARK ST
STATE ST
INDEPENDENCE AVE
NICE AVE
SAPPHIRE ST
JASPER AVE
E BROCKTON AVE
N LINCOLN ST
IOWA ST
BERKELEY DR
FURLOW DR WEBSTER ST
DOYLE AVE
S LA SALLE ST
BERYL AVE
LARAMIE AVE
S GROVE ST
ROOSEVELT RD
SUMMIT AVE
E CRESCENT AVE
W MARIPOSA DR
S BUENA VISTA ST
S WAB ASH AVE
H A LSEY ST
VINE STS 4TH ST
CENTRAL AVE
AARON DR
MERCED ST
MOSS ST
MADEIRA AVE
Sports
Park
Prospect
Park
Ford
Park
Sylvan
Park
Caroline Park
Heritage Park
Community
Park
Oakmont Park
Texonia
Park
Brookside Park
Crafton
Park
Smiley
Park
Jennie
Davis
Park
Franklin
Park
Simond's
Parkway
Israel
Beal Park
Sources: EsriUSGSNOA
0 0.5 1 2
MILES
Truck Routes
City of Redlands
Sphere of Influence
City Parks
Freeway/Major Highway
Major Roads
Local Roads
River
County Boundary
Data Source: City of Redlands, California, 2016;
San Bernardino County GIS, 2015; ESRI, 2015;
SANBAG, 2015; Dyett & Bhatia, 2016.
*#
#*
*#
Figure 5-7: Truck Routes
CONNECTED CITY 5-30
Redlands Regular Meeting of 02-21-23 Page 527 of 786
§¨¦
§¨¦
§¨¦
§¨¦
§¨¦
STERLING S
LIDO
POST
BLACKHAWK CT
DR
FOREST CT
AV
ROLL NI G
ADAMS ST
AV
VIRGINIA
BLVD
ROSEHILL CR
HELENA
DR
CARMODY
CT
HOWARD PL
CT
ST
DELAWARE AV
AV
ALTA LO MA DR
DR
BROOKSIDE
DR
BLVD
SONORA ST
STUART
AV
AV
OLIVINE
GREENSPOT
ARLINGTON
SERPENTINE
CT
YORK ST
REDLANDS
VERONA DR
ST
SUNFLOWER ST
OPAL
BUENA VISTA ST
ST
DR
SIERRA
VINTON
CO UNTRY
SANDY
WY
MOUNTAIN
ST
WY
BARRANCA
LN
W
HEMLOCK CT
3RD ST
CLOCK
RD
ST
EMILY
DR
ST
COTTAGE TER AV
VERDE
ST
ST
CAMBRIA CT
S
S
SON ST
W
BLVD
CHURCH
TEXAS
MORGAN CT
STILLMAN AV
AV
RACHEL CT
CT
CT
CRAFTON CT
CRESCENT
CT RD
5TH
LOMBARD
ST
AV
SHERRY
HILA R Y WY
CHAUCER
AV
CENTER ST
CT
ST
LIVE
VIEW DR
CT
ST
ST
HEIGHTS
PRIMROSE AV
DR
ST
MONA
PLUMWOOD
CT
SILVE R TREE
SEVERN
ST
CHESAPEAK CT
PIONEER
CALLE
MONTEREY
CT
TRI-CITY
DR
AV
DANELAW AV
AVENUE
WES T
OVERCREST
MILBURN
EMILIA
OCCIDENTAL
FISH
ALTO
SUNNYSIDE
LEMON ST
JULIE
RD
DR
17TH
SHERWOOD
SIRIANNI CT
DR
MENTONE
ST
EMERALD
COPPER HILL CT
EDGEHILL
CHINABERRY
ST
CT
SUE
MISSOURI
CT
LAWTON ST
ALPINE
ANTIBES
MARIGOLD
AVIATION DR
DR
ALESSANDRO
RD
ST
CHELSEA AV GARFIELD WY
CIR
S LINCOLN
PHELAN
RD
LUPINE ST
ST
EDGEMONT
WABASH
SAN JACINTO ST
BERMUDA
ROCK ST
AV
CLAY
ST
ST
E
ELDER
MIRA SOL
W
ST
MELBURY PL
AT & SF
MERCED
ST
CANDELA
AV
CT
BRIAN
CT
REDLANDS
SUNRIDGE WY
AV
ST
AV
COLTON
AV
AV
ELM
POWELL
ST
BEATTIE
ST
ST
FAWN CT
FARVIEW LN
E HIGHLAND
ST
MOSS
GOLD
BANNER
DR
DR
ASHLEY
RIVER BEND DR
ST
LN
D R
AV
COOK
CARLSON AV
ST
PALOMARES
AV
FORD
PABLO
CORONADO
VISTA
R IV ERVIEW DR
CT
W IMBLETON
BOW C
ST
ST
HANFORD
E
CREST
CYPRESS CIR
ST
THE TERRACE
RD
MALACHITE
HILLTOP DR
HILL
LARAMIE AV
THAMES
IMPERIAL
BURNS LN
CANDY
ST
EUREKA ST
DEARBORN
ANSLEY LN
ST
NANETTE ST
K NI G
WY
AV
AMBER
ST
N 6TH
WOOD
MICHIGAN ST
DR
RUIZ ST
W
AV
SO UTH LN
VIA
DR
CERO CT
LN
GAIL
CT
HALSEY
MARTY
AV
AV
ALMOND W
BEAL CT
SO LEJ A R DR
CENTER
AV
JACINTO
AV
ST
AV
PL
MARGIT
CROW N
CREST
CT
LOTUS AV
AV
CEDAR
SLIGER RD
HERON
ST
CANYON
RD
D R
VISTA
RAMONA
CHANNING ST
ST
ST
AV
LINWOOD TER
LN
MARVIN
LN
E
AV
CLAY
AV
ST
CREST
MARBETH
CIR
WALNUT ST
SEDONA
CT
OHIO
VENICE
COVE CT
LOS
LAKESIDE
S
CT
PINEWOOD
FALCON
CARLOTTA CT
AV
AVENUE
ST
BERMUDEZ ST
BARTON
E
VIA
DR
ST
LA ARRIBA DR
MARSHALL ST
JUANITA
FERNDALE CT
LA
CT
BALDWIN AV
CHURCH
DR
ST
ST
DANA
AV
YVETTE CT
CIR
DWIGHT ST
DR
ARDMORE AVE
WATERFORD
AV
SUTHE RLAND
WY
VER D E
CASA DE LEON
ST
PAIGE
RAEMEEZANJERO
W
RD
LA
DR
ST
AV
VIA
NAPLES AV
ST
MAPLEWOOD
W ABASH
AV
ST
CRAFTON
ST
ST
CT
LOS
ORANGE
MIA CT
LAUREL
LN
DIAMOND
CHAPEL ST
RAVENNA
S
SHERWOOD
LA
16TH
ST
S NEVADA
CONSTANCIA
EASTPARK
BRYN MAWR AV
VIA
AV
SUSAN AV
16TH
RD
BOW B ST
ROOSEVELT
LN
DR
IRWIN CT
ALTA
RD
CLUB LN
BELAIR
FULBR IG HT
PANORAMA
E
COLUMBIA
PILGRIM
LORI
CT
ARCATA
AV
CANTERBURY
ST
DR
FALLBROOK
E HIGHLAND
SILVERTREE
W
TENNESSEE
SAN
CONCORD LN
CIR
EUREKA
LINDA
EVERGREEN
ST
SESSUMS
PUE STA
HENRIETTA ST
VERDES
MIRAMONTE
PURDUE AV
ST
FURLOW DR
LN
CREST
MISSION
SUNNYPARK
CITRUS
PARACREEK
WY
CANYON
BEL LA
AV
BELINDA
RHYOLITE ST
ST
ALEXIS LN
HILARY
PALM
VINE ST
LN
OPAL
BUTTERCUP CT
ST
BUCKINGHAM
LADERA ST
ST
CENTRAL
KAYE CT
DAISY CT
CHERYL
DR
WOOD
MAPLECANYON DR
DR
E
CT
SOUTH
FOUNTAIN PL
BRA NDON CT
ST
TUDOR
AV
HENRIETTA
M ON TI C E LLO
ST
CRAFTON
NEW
E
ST
ANDERSON CT
DR
BUENA
DELLORO ST
INDUSTRIAL
AV
MARIPOSA
DR
JENNIFER
ST
3RD
SLIGER
PENNSYLVANIA
AR B OR DR
ST
ST
RYAN
HERALD
KIMBERLY
RIVER BLUFF AVE
ST
GOLDENROD AVE
7TH ST
B
BRIDGE
NICE
LN
RD
SP RR
CALLE
GROVE
AV
ST
LN
KIMBALL LN
S EUREKA ST
PARKER CT
E HOME PL
MARIA CT
BLV D
G
JEAN AV ROVE
RD
15TH
E
CAMELOT
LUGONIA
CLAY
NATHAN CT
WABASH
LA CRESTA DR
BALBOA CT
AV
TAMARISK ST
CARDINAL
M OUNTAIN
AUSTIN WY
AV
C AMEO
DUNLAP BLVD
PL
LINDA
LUGONIA
VIA
DR
ORCHID CT
RD
WY
SALLE
GOL D CUP CT
DREKA
ST
CREST
GOLD
KENTUCKY
AV
LN
COLGATE
NARANJO
CT BONITA
ST
FO
RD
HAMPTON
CI R
3RD
GREENBRIAR
CINNABAR
FLORENCE
CANYON
DR
RESERVOIR
ST
GREYSTONE
SAN BERNARDINO
SOUTHERN PACIFIC
VALLEY
TENNESSEE
ST
RANCHO DR
N
CORNELL
AV
C O U N TRY
ASHFORTH
ST
ST
ST
CHURCH
COUNTRY
DISE WY
SOL
PACIFIC
SOUTH
AV
AV
HORSE TRAIL DR
EMERY CT
YUCAIPA
SYLVAN BLVD
COLTON AV
TENNESSEE
13TH
PUEBLO AV
JURUPA AV
CAROLYN
CT
TORINO ST
W
AV
FLORIDA
DR
AV
AV
WEBSTER
SALERNO
LYNNE CT
PROSPECT
DR N
DR
N NEVADA
S CHURCH ST
ST
ST
RD
SILVERWOOD
ST
RD
CT
CT
GREEN WOOD
CRESTAV
LN
ST
LN
SAN
BRIGETTE
INDIANA CT
AV
ST
JASON CT
AV
TAYLOR CT
CONE CAMP
RD
ELDER
DR
AV
BLOSSOM CT
RENEE
LAWTON
EMERALD
VIEW
WILBA R
JERSEY
ORANGE
FINCH
ELISE
DESIRE WAY
VISTA
F RANKLIN
GABR EI LLE
ST
DR
SHARON RD
MTN. VIEW LN
E DGEMONT
DR
ST
CALHOUN
ST
NELSON ST
WATERS CT
ST
RIDGE
COUNTRY
FELIZ DR
ST
SOLANO WY
OCCIDENTAL
SMILEY BLVD
DR
ARR OYO CREST
PAMELA CREST
COLINA
AV
OXFORD
MORIARTY ST
DOYLE
VALLEY
ROBINHOOD LN
CAJON
CYNTHIA
SAN
PARK
GRANITE
DELAWARE
PL
BROCKTON
AV
PILGRIM
ST
SHEFFIELD LN
CASCADE
ROSETTE ST
EASTWOOD
JUDSON
STILLMAN
ST
COURIER
WY
ELIZABETH
MATEO
E
CROCUS ST
E
PL
DOMESTIC
ST
GOLDEN WEST DR
MAGNOLIA
L N
AV
CHAPARREL LN
LANFAIR
RIDGE VIEW CT
N
SUNSET
MILLS
ST
CT
ST
MILL
AV
LN
CYPRESS
LA PALOMA ST
OAK
UNIVERSITY PL
LN
SIERRA PINE
AV
MATEO ST
ST
BIRCH
AV
GORGONIO DR
5TH
STICKNEY
DUBOIS
DUKE
VISTA DR
LA
7TH
ALTA
RED BIRD CT
REDLANDS
CT
W
ST
ST
D R
18TH
BONITA
OPAL
CT
AV
CAJON ST
ST
IOWA
DAFFODIL AVE
MAPLE
LN
DR
SUN
CAMBRIDGE
AV
BON VIEW
HARVARD
DR
WY
HEIG HTS
DR N
GARDENIA AV
E HIGH AV
CIR
DEARBORN
E
FELISA
MARBETH
BROOKSIDE
NAP A AV
N 6TH
VIA
VILLAGE
AV
STARLIGHT CT
GLENWOOD
RUBY
FRONTIER
FAIRMONT DR
WALNUT
SAN
LN
MEDALLION
CO P PER HILL LN
SOL ANA
BLVD
CH RISTOPHER
ST
UNION
REES
SU N DOWN CT
DR
11TH
COMMERCE
ST
CAPISTRANO LN
ALABAMA
NAPLES AV
E
GARDEN
AFTON CT
EVERRON
AV
EUREKA ST
CT
AV
HELE N
KINCAID
S
ST
ST
KING
GRANT ST
DOVER
ST
ALTOS
ST
AV
COLUMBIA
DENISE AV
AMETHYST
ALESSANDRO RD
DR N
ST
COLTON
AV
BLVD
AV
SARRITA
AV
CEDAR
S
ST
AARON
AV
DR
JORDAN DR
TENNESSEE
HOME
PALM
ST
ST
OPAL
ELISE
AV
LAUREL
GARY
AV
TAFF
ARIZONA
ST
SALIC
CASTLEGATE LN
FLORIDA
CREEKVIEW DR
LN
CLARK
AV
CT
ARLENE
IVY ST
AV
DR
LA DONIA
LN
PEBBLE
N NEVADA
ALTA
WY
GRANADA CT
UNION
N
HAMILTON CT
CHURCH
RI SI ST
CREST
PALOMA
NORTHVIEW PL
ST
AV
BARBRA LN
16TH
ACACIA CT
AV
BL
VAN
DR
CLUB
14TH
E HE ATHER
MARILYN
D
CITRUS
AV
AV
FOUNTAIN
CLIFTON CT
ST
SAPPH RI E
PALOMA
PATTERSON RANCH RD
VISTA
PROSPECT
PATRICIA
NORWOOD ST
BUSINESS AV
GOLD
KNOLL DR
INDEPENDENCE
NICE
THOMAS AV
CT
LYTLE ST
IDYLLWI L D
ST
CT
JEREMY
W
BEECH TREE
CREEKSIDE DR
W
CYPRESS
ST
AV
CT
8TH ST
CARDIGAN
COLLEGE
DR
FLETCHER
BROOKDALE
ST
PEPPER
MULVIHILL
ALABAMA
CANYON VI EW LN
ST
LN
KATHI
LA
AV
PENNSYLVANIA
VACHE CIR
17TH
YUCAIPA BLVD
AV
RESERVOIR
JASMINE
AV
ROSEARBOR CT
MAJORIE
NORTH PL
FOX CT
SAND
STILLMAN
TURQUOISE
PINE
TENNESSEE
ANITA
VERNE
DRACENA
CT
DE ANZA ST
CENTURY ST
ZANJA DR
ST
PEPPER
DR
S ASH ST
RD
RESEARCH DR
PLACER ST
ST
HATCHERY
ST
W
ST
OLIVE
BALFOUR
S
ZANJA VIEW DR
CALIFORNIA
LIVE OAK CANYON RD
STRADA CASALINGO
WOODEN BRIDGE
KLAMATH
DONNA
PARK
AMARYLLIS ST
CT
ST
ST
PAR K
ST
TULANE
BERYL
ST
REVELATION WAY
CORTEZ ST
LA
PARKFORD
PINE
LN
CARNES
SIERRA CREST
CIR
ENDYMION
GARDEN
VALENCIA
LYTLE
N UNIVERSITY
AV
O
R
ANGE
AV
CT
PALMETTO
CT
HARDING
ROBLES
RD
SHADOWBROOK CT
PL
W
CALHOUN
HASTINGS
HIBISCUS DR
ST
LINDA AV
ST
ROBERTS RD
RD
CANYON
AMIGOS
CENTRAL
OCCIDENTAL
HIGH
CT
ST
TOPAZ AV
VIEW
PECAN AV
LN
RD
S 4TH ST
AV
LN
DR
PANORAMA PT. DR
9TH
E
SAN
JUNIPER CT
PEARL
AV
ST
PAIUTE AV
CREST
ST
SUNSET
AZALEA
O
R
ANGE ST
CENTRAL AV
CT
LALANIA
TANFORAN
VISTA
ST
SA UGUS CT
SUNSET
BEVERLY
PL
RAINIER
ELISE
ST
AV
BELLEVUE CT
OAK
OVERCREST
W
AV
VERDE VISTA DR
DEVONSHIRE DR
ST
HERRINGTON
DR
FRANCES
SAN BERNARDINO
CAMDEN CT
DOYLE
N
DR
W
LN
MENTONE
ST
MADEIRA
BROOKSTONE
RD
CASCANTE CT
JUANITA
GLENN CT
BERKELEY
WEBSTER
PL
FERN
ST
BERKELEY DEVON PL
DR
RD
POPPY RD
ST
NOTTINGHAM
HAM STEAD CIR
ST
DEODAR ST
COUNTRY
FRIAR LN
SHERWOOD
WESTPARK
CAMPUS
ST
WY
ROMERO
MARION
BEGONIA
BLVD
CRAIG
CORAL
TEXAS
DR
TANGERINE DR
RD
CREST
MILLS
RAINBOW
CLUB
KELISA
ST
COLLEGE
MENLO
LARIMORE LN
REDLANDS
S
CLARK
DR
CRYSTAL CT
LN
DR
LN
CRESCENT
AT&SF RR
PADUA
ST
ROBYN
AV
CREEKSIDE DR
ST
G RADE
FLORIDA ST
CT
SALLE
ST
AV
RIVERVIEW DR
SINCLAIR CT
OCOTILLO
FAIRWAY DR
CHESTNUT
ST
S
ST
E BROCKTON
AV
SILVERLEAF CT
AV
BRADBURY
S
ST
CENTRAL
KNIGHTSCODNE M
NI O WY
SONATA DR
ST
MORNING DOVE LN
BLVD
LAURELWOOD
PRICE ST
MELBURY
DEARBORN
N
CITRUS
SYLVAN
ST
RESEDA
ST
AV
WASHINGTON
ST
GOLDBUCKLE CT
COUNTRY CLU B D R
BANYAN
MATTHEW CT
S
SANDRA WY PLUMMER S
VIA DEL
SOL
17TH
18TH
LA
IDAHO
EDDY
ST
DR
MONTEREY
SAN
SILV ER CUP
FOOTHILL
ST
ST
O AKWOO D
HASTINGS
LOMBARD
BROCKTON
AV
AV
SAN TIMOTEO CANYON RD
E
HERITAGE LN
5TH
CT
FALCON
PIONEER
BEDFORD DR
ALLISON
JACINTO
ST
AV
LN
RHONDA
E
PL
MARGARITA
AV
TERRACINA
RD ARDMORE
ST
DR
S T
AUBURN
ST
INDEPENDENCE
BERYL
HEATH
VERMONT
DR
HENRIETTA
RD
ST
SUN
SHAWN
RD
DR
AV
AV
VALENCIA
N
SMILEY RID
GE
LIME ST
TOURMALINE AV
SOFFEL
AV
DR
NOTTINGHAM
JESSE
COLLEGE AV
AVE
REED
DOYLE AVE
CALLE DE
ROBINHOOD LN
CONESTOGA CT
LOTUS CT
W
ST
OHIO
AV
KEVIN AV
ALABA
M
A
PIED MONT LN
PARKWOOD DR
W
AV
CT
STANDISH
SAND CT
CT
DARLENE
ST
AV
NEWPORT
FREMONT ST
CORONADO DR
E
JUNIPER
CT
ST
LASSEN
KIRBY CT
LUCAS LN
SUNNYSIDE AV
DR
RHO N DA
DOLORES
AV
SNOWDEN
AV
HIDALGO
W
EUCALYPTUS DR
MOUNTAIN
ST
SPARROW CT
GRANITE
CAPRI
CT
HIGHV IEW
CLUB
CLIFTON
DR
SHIRLEY
WY
ANTHONY
ST
LANTERN CREST DR
DUNLAP
AV
AV
DEXTER WY
WY
BLUE JAY LN
CHURCH
AV
SUMMIT
ST
E
CT
AV
SUTHERLAND DR
SMIL E Y
EASTB ERN
ST
PARKVIEW
AT&SF RR
KELLY ST
COUNTRY CLUB DR
SHERRIL DR
LN
GRANT ST
CT
JASPER
PUMMELO DR
LO M A
BELMONT
MICHAEL
BOND
CULVERT ST
SONORA
KANSAS
AV
OXFORD
PL
ROSE
KRISTIN CT
W
CAROB
ARROWVIEW
LN
STATE ST
CT
BARBARA LEE
LN
W
PRADO
HORSETRAIL DRIVE
AVENUE
S
CHEYE NN E WY
JADE
KINGSWOOD
AV
FRONTAGE
FULBRIGHT
STONEWOOD ST
AV
AV
AV
S
SOUTH
DR
FORD
9TH ST
AV
ST
CATANIA AVE
KINGSBURY DR
ST
ST
NORDINA ST
UNIVERSITY ST
ST
CALIFORNIA
LN
E
RD
CAMINO REAL
AV
AV
AV
LN
RANCH
PALO
SOPHIA
PHLOX AV
HAVEN
W
SAN
WARD
ST
CHRYSOL TI E
SUNSET HILLS LN
VALLE DEL SOL DR
ST
BRANDON
CABALLERO
SIERRA
ESTHER WY
4TH
ALTA
ANZIO AV
MADISON
HILL
E
SUNSET
CAMBON
JASPER
ST
CARDINAL
AVE
ST
R OMA
BUSINESSCENTER CT
AV
GLOVER
WHITEWOOD
ST
PAL M B ROO KNORTH GATE
AV
GEORG AI
SOMERSET
ALTA MIRA D R
DR
KANSAS
AV
ST
GOLDEN
FERN
KENWOOD
LISA
GROVE
E
ST
SAPPHIRE
MANZANITA DR
DR
AV
AV
CRAFTON
ST
ST
BRITTANY
11TH
LN
E
SAVANNAH
LN
FERN
CORPORATE
JASMINE
W LUGONIA AV
WAY
VALLEY FALLS
BEEECH TREE
VIOLET ST
GIDEON WY
DR
DALTON CT
ORIENTAL
ST
CARRIE LN
ROSALIE
OLIVINE AV
ALTA ST
AV
ST
WY
AV
KENSINGTON
PIONEER
RIVERVIEW DR
WY
CALLE
KINGS WY
ST
CH SI HOLM TR
PHLOX CT
ST
AV
SAN
ARDMORE
AV
CT
ST
DR
CIR
AV
LA MIRADA DR
ELIZABETH
AV
ALVARADO ST
STUART
BROCKTON
ROSSMONT
GRANT ST
VISTA
STONE
ST
LIVE OAK
PECOS
CAVE
DR
BRENTWOOD
MORRISON
NAPLES AV
ST
RUBY STAR
KENDALL
MESA
RD
BEAUREGARD
AV
L N
S
LN
REDLANDS
DR
DR
MARCIA ST
IVY ST
DR
LOMAS
HARRISON LN
ST
CRYSTAL COVE CT
PL
LAKESIDE
B
PALM
AV
HUBBARD CT DR
SUNSET
LA
PLEA S A NT DR
LARAMIE
FALCON
W LUGONIA AV
ELISE
HIGHVIEW D R
CHAPPARAL
3RD AV
AV
NICKOLAS AV
DR
PALA BELLS
HELEN CT
SUNSET
W
MYRTLE ST
JEFFERST
AV
TURQUOISE
AV
AV
BELLEVUE
S 6TH
SNOWBERRY LN
MIRADERO
DR
DR
AV
CAMPUS
CLOCK
E
LN
SUNSET
WESTWOOD
SUMMIT
AMPARK
ST
6TH
CT
MYRTLE
WASHINGTON
HARTZELL
HAMPTON
DR
ASH
LINCOLN
TRIBUNE
TIVOLI DR
DR
HILTON
YORK
STATE ST
BROOK
PATTISON LN
FAIRWAY DR
KNOLL
AV
CENTER
GROVE
R E SERVO RI
VIEW
HAMPTON RD
HYACINTH AVE
7TH ST
ORANG E
HOLLY
WESTERN
ST
WY
ST
BRIGHTON CT
AV
ROMA
W
NAOMI
ALMOND AV
MIDWAY
ST
LN
CT
ST
CT
N
W
AGATE
ROSE ST
QUINCY CT
ST
OAK
OAK CT
LN
LN
AV
WABASH
RIDGECREST
W
WALNUT
ST
ST
RILEY WY
JUDSON
REBECCA
CENTER CREST DR
C
ALIFO
RN AI
S MICHIGAN
MOUNTAIN VIEW CIR
AV
BLUE WING CT
RD
NORWOOD
AV
LILAC CT
HERST
BRIGHTON
ALDERWOOD LN
ST
MCKINLEY DR
CAMPUS
CALVARY CIR
KENDALL
AV
TIMOTEO
ORCHARD
LN
ST
AV
DR E
JULIAN
DR
CRESTVIEW
NEW
W
ST
MONTEREY CT
SANDSTONE
NICE AV
DR
S
ROOSEVELT RD
ST
FREYA DR
BLVD
CT
ST
DIV SI OI N ST
DR
GARNET
RD
RAILROAD
DEL
LN
ST
KN OLL
RD
ST
BUSINESS
CENTER
CT
E
STILLMAN
BEECH TREE
DR
THOMAS LN
10TH ST
W HIGH
COLTON
AV
ST
E
EDWARDS ST
ELISE
TENNESSEE
SAN TIMOTEO CANYON RD
18TH
CLOVER
CAMPBELL
CT
E
AT&SF RR
JASPER
MESA VIEW L N
RR
DR
HIGHLAND
CT
E HIGHLAND
NESS
CANYON
W
BLOSSOM AVE
W
E
GLOVER
ST
PALO
DR
HILLSIDE WY
AMAPOLAS
AV
JUSTIN CT
KEVIN AVE
CT
HUNTER DR
ORANGE LN
DEANNA
AV
WY
M Y RA ST
HILLS RD
CENTER
CAMPUS AV
JONI LN
AV
DR
BELLEVUE
PACIFIC
ST
ST
LEMONWOOD
ST
LN
13TH
MARIPOSA
GARDEN HILL
CENTER
SAN RAFA EL ST
BERMUDA
CHULA
COLUMBIA
VILLAGE
COLORADO ST
VIA
PALERMO
BARCELONA
REMO
VIA
BLVD
SYLVAN
E PIONEER AV
CITRUS
AL HARRIS LN
DAHLIA LN
SUNNY HEIGHTS LN
KNIGHT TRL
ROYAL
HALF MOON AVE
CAMELLIA LN
GOLD MEDAL LN
ORANGEDALE AVE
GRAS LN MARDI
ADELINE AV
KRISTION CT
SHANE CT
ELLIOTT CT
ADELINE AV
SHANNON AV
WICKLOW AV
GALWAY AV
CLAIRE AV DONEGAL ST KILDARE ST
MONTECITO LN
PANSY CT
FRANK CT
ADELINE CT
JACINTO RANCHES LN
LIV CT
AIME CT
AIME CT
LUCAS LN
CHARLESTON LN
SP47
EV/CG
EV/CG
O
PRD/R-S
EV/PI
R-R-A
R-1
R-S
O
R-1
SP43
EV/AP
A-P
R-1
O
R-R-A
A-2
A-2
EV/IC
R-S
R-S
EV/CG
C-1
R-1
EV/PI
T
R-1
E
E
R-1
FP
O
R-S
R-1
R-S
R-1
E
E
R-S
SP39
R-S
R-1
R-S
R-S
R-S
R-1
R-1
R-S
R-S
R-S
R-1
R-S
R-1
R-S
PRD/R-E
EV/SD
O
R-S
SP41
A-P
R-1
PRD/R-1
A-P
R-R
R-R
R-S
C-4
EV3000RM
R-1
O
R-1
R-R-A
R-1
EV/SD
R-S
R-S
E
R-S
R-1
CP-2
CP-2
PD3
PRD/R-E
O
R-S
R-S
R-S
EV/CG
PRD/R-R
R-1
R-S
R-S
O
O
T
R-S
R-1
R-S
R-1
R-S
R-S
R-1
R-S
R-S
CP-1
R-S
FP
EV/CG
R-1
R-1
E
O
R-S
R-1
R-R-A
R-S
R-S
R-S
EV/CG EV/CG
M-2
M-2
R-S
O
EV/CG
R-1
R-1
O
O
R-1
M-P PRD/R-S
R-S
R-1
R-S
R-S
EV/SD
R-S
R-1
R-S
R-S
R-1
R-1
R-R-A
R-R-A
R-1
R-1
R-S
R-1
R-1
R-S
EV3000RM
SP56
R-S
EV/IC
T
EV/OS
R-1
R-1
O
R-S
R-1
I-P
R-R
T
R-R
R-R
R-R
R-R
R-R
R-S
R-S
R-1
PRD/R-R
R-1
EV/PI
EV/PI
R-S
R-S
R-1
O
R-S
R-S
R-S
EV/IC
R-1
R-1 R-1
R-S
E
R-1
SP59
R-S
M-1
FP
SP25
EV/CG
R-1
EV/SD
R-1
M-1
R-1
R-1
R-1
R-S
R-S
R-1
R-1
R-1
R-S
PRD/R-S
R-1
CP-1
R-S
PRD/R-S
O
R-S
R-1
R-1
O
EV/CG T
R-R-A
R-1
R-1
R-S
EV/OS
R-1
R-R-A
R-S
SP55
R-1
R-1
R-S
M-1
R-1
T
SP33
CP-2
SP47
E
O
O
R-1
A-P
R-1
R-S
R-1
R-1
R-1
O
O
O
A-2
A-2
R-S
R-S
R-1
R-S
R-S
R-1
R-S
R-1
EV/SRP
EV2500RM
R-S
P
EV/IC
A-P
R-S
R-S
R-S
R-S
R-S
R-1
R-S
R-S
R-S
R-S
R-1
R-S
E
E
R-1
PD1
R-S
R-S
R-S
R-S
T
R-1
R-S
A-P
R-1
R-1
SP52
E
R-1
C-4
PRD/R-1
C-1
R-1
R-1
PRD/R-E
R-S
R-R-A
R-S
R-S
R-R
R-1
R-R-A
R-R-A
C-4
EV3000RM
EV/IC
R-1
EV/TC
R-1
T T
R-1
R-1
M-1
R-1
R-S
R-S
R-S
SP57
EV/IC
R-1
EV/CG
R-S
M-1
M-1
R-S
R-S
T
R-1
R-1
R-1
SP47
R-S
R-S
R-1
R-1
R-1
C-1
O
R-1
SP60
R-S
R-S
R-S
A-P-C
A-P
R-S
R-S
M-1
R-S
SP43
O
CP-1
SP23
R-1
PRD/R-S
R-1
R-S
R-S
R-1
SP25
O
M-1
R-R-A
R-S
R-1
R-S
R-S
R-S
R-S
R-1
R-S
R-S
R-S
R-S
R-1
R-1
SP32
R-S
R-1
R-1
R-1
R-1
R-1
R-1
R-1
SP59
EV/IC
R-S
EV/CG
R-1
M-1
R-R-A
R-R-A
R-R-A
R-R-A
R-R-A
R-S
R-S
R-S
R-1
O
E
R-S
R-S
R-S
R-S
A-P
R-1
R-1
PRD/R-E
R-S
R-S
R-S
R-1
R-S
R-1
O
O
SP33
R-S
SP26
R-1
R-S
C-4
R-S
R-S
C-2
R-S
SP43
T R-1
R-1
R-S
R-S
R-S
O
C-M
E
C-3
R-R
R-S
I-P
E
R-1 R-1
R-S
A-P
R-1
R-S
R-S
EV/CG
R-1
R-1
R-1
R-1
PRD/R-S
R-1
R-S
A-P
I-P
R-1
R-1
R-1
T
R-1
R-1
EV/CG
R-R-A R-R-A
EV/CG
O
R-1
EV/IC
R-S
EV/CG
R-S
R-S
R-S
R-S
R-S
EV/CG
R-R-A
SP61
R-S
O
SP25
C-4
O
P
R-S
R-1
E
O
C-2
R-S
R-S
R-1
R-S
R-S
R-1
R-S
A-P
EV/AP
R-1
A-2
A-2
EV/IC
PRD/R-1
PRD/R-1
T
R-1
O
R-1
SP43
O
EV/IC
R-1
R-1
R-S
R-S
R-S
R-S
R-S
R-S
R-1
R-S
EV/CG
R-1
EV/CG
R-1
R-S
R-S
R-1
EV/IR
R-S
R-S
R-1
R-1
O
T
R-1
SP43
SP43
R-S
R-S
T
E
PRD/R-1
R-1
R-S
E
R-1
A-P
EV/IC
R-1
R-1
R-1
R-S
R-S
SP25
R-1
C-4
PRD/R-E
R-S
R-S
EV/CG
EV/IC
R-1
R-1
R-1
C-2
R-1
R-R-A
SP58
PRD/R-R
R-S
R-S
EV/IC
R-S
R-S
R-S
R-1
O
SP23
SP23
SP23
T
SP42
SP42
R-S
SP23
R-S
EV/AP EV/AP
T
SP43
SP54
EV2500RM
I-P
M-P
R-1
SP23
SP23
SP23
R-S
O
R-1
R-1
R-S
R-1
E
R-1
O
M-2
O
R-R-A
SP25
SP43
SP43
SP43
SP43
SP43
I-P
R-1
R-S
E
R-1
EV/PI
C-M
O
R-1
EV/IC
R-R-A
R-S
C-1
R-S
O
R-S
C-2
EV/CG
R-1
A-D
A-D
R-S
EV/IC
R-1
O
O
R-1
R-1
EV/IC
T
R-S
R-S
EV/CG
R-1
R-1
R-S
R-S
R-S
R-1
R-S
R-1
R-S
E
R-1
A-1
CP-4 R-2
R-2
R-2
A-1
R-E
A-1
A-1
A-1
A-1
R-E
R-E
A-1
R-E
R-2-2000 R-2-2000
A-1
R-E
R-2
E
R-2-2000
R-2
R-2
R-2
R-2
R-3
R-3
R-2
MF
MF
R-A
MF
R-2-2000
R-2
R-2
R-2
R-2
R-E
R-E
R-E
R-E R-E
R-2-2000
A-1
A-1
R-E
A-1
A-1
R-E
R-2
R-A
R-A
R-A
R-E
R-A
R-E
R-A
R-A
R-E
R-E
R-A
FP
EV2500RM
EV/AP
EV2500RM
FP
R-3
A-1
R-2
R-2-2000
R-2-2000
A-1
A-1
R-E
A-1
R-2
R-2
A-1
R-2-2000
R-E
A-1
A-1
A-1
A-1
R-A-A
A-1
A-1
R-E
R-E R-E
R-E
R-E
R-E
R-E
R-E
R-ER-2
R-2
R-E
R-E
R-E
R-E
R-E
R-2
R-2
R-2
R-2
R-3
R-2
R-2
R-2
R-3
R-3
R-3
A-1
A-1
A-1
A-1
R-E
R-E
R-E
R-E
R-E
R-E
R-E R-E
R-E R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-2
R-2
R-2
R-2
R-2
R-2
R-2
R-2
A-1-20
A-1
A-1
R-A-A
R-A-A
R-A-A R-A-A
R-A-A
R-A-A R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-A-A
R-E
R-E
R-E
R-E R-E
R-E
R-A
R-A
R-A
R-A
R-A
R-A
R-A
R-A
R-A
R-A
R-A R-A
R-A
R-A
R-A
R-A
R-E
R-E R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E R-E
R-E
R-E
R-E
R-E
R-E
R-A R-A
R-A
R-A
R-A
R-A
R-E
R-E
R-E
R-A R-E
R-A
R-2
R-2
R-2
R-2
R-2
A-1
R-2
R-2
R-2
R-2
R-2
R-2
R-2
R-2
R-2
R-2
R-2
R-2
R-1-D
R-1-D R-1-D
R-1-D
R-1-D
R-1-D R-1-D
R-2
R-2-2000
R-2-2000
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E R-E R-E
R-E
R-E
R-E R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E R-E
R-E
R-E R-E
R-E
R-E
R-E
R-E
R-E R-E
R-E
R-E R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
R-E
A-1
R-2
A-1
R-E
R-E
R-E
R-E
R-E
R-E
A-1
R-E
R-E
A-1
PRD/R-E
PRD/R-E
R-ER-E
PRD/R-E
R-E
R-E
R-E
R-E
A-1
A-1
R-2
R-2
A-1
R-A
R-A
R-A
R-A-A
R-E
R-E
FP
R-S
R-E
R-E
R-E
A-1
CP-4
R-A
R-A
R-E
R-E
R-E
R-E
R-E
R-E
A-1
A-1
A-1
A-1 A-1
A-1
A-1
A-1
A-1
A-1
A-1
A-P
A-P
A-P
R-1
R-1
EV/OS EV/CG
SP29
EV/PI
R-2
R-2
R-3
R-1
EV/SRP
A-1
EV/SRP
SP64
EV/SD
SP62
SP62
SP62
SP62
PRD/R-E
PRD/R-E
R-1
R-E
R-E
R-E R-E
PD4
T
C-4
R-2
R-2
R-2
M-2
C-3
R-2
R-2
TVSP/SD1
TVSP/NG1
TVSP/VG
TVSP/COR
TVSP/COR
TVSP/VG TVSP/SD1
TVSP/VG TVSP/VG
TVSP/VG
TVSP/SD1
TVSP/VG
TVSP/NG2
TVSP/CS
TVSP/VG
TVSP/VG
TVSP/NG1
TVSP/VG TVSP/SD1
TVSP/SD1
TVSP/VC
TVSP/VG
TVSP/CS
TVSP/VG
TVSP/VG TVSP/VG
TVSP/VC
TVSP/SD1
TVSP/NG2
TVSP/SD1
TVSP/NG1 TVSP/CS TVSP/COR
TVSP/COR
TVSP/VG
TVSP/VG
TVSP/NG2
TVSP/VG
TVSP/VG
TVSP/VG
TVSP/VG
TVSP/VG
TVSP/VC
TVSP/NG2
TVSP/NG2
TVSP/VC
TVSP/VG
TVSP/DT
TVSP/DT
TVSP/SD1
TVSP/DT
TVSP/DT
TVSP/VG
TVSP/COR
TVSP/NG2
TVSP/NG2
TVSP/VG TVSP/VG
TVSP/VG TVSP/COR
TVSP/COR
TVSP/NG1
TVSP/NG1
TVSP/NG2
TVSP/NG2
TVSP/NG2
TVSP/NG2
TVSP/NG2
TVSP/NG2
TVSP/COR
TVSP/VC
TVSP/VG
TVSP/VC
TVSP/VC TVSP/VG
TVSP/NG2
TVSP/VG
TVSP/VG
TVSP/COR
TVSP/COR
TVSP/NG1
TVSP/VG
TVSP/VC
TVSP/VG
TVSP/VG
TVSP/VC
TVSP/VC
TVSP/VG
TVSP/VG
TVSP/NG2
TVSP/COR
TVSP/DT
TVSP/NG1
TVSP/VG
TVSP/VG
TVSP/CS
TVSP/VG
TVSP/CS
TVSP/CS
TVSP/VC
TVSP/VG
TVSP/VG
TVSP/CS
10 210
210
10 10
Brian Desatnik Development Services Director | Last Zoning Change: November, 2022 | Map Generated: 12/8/2022 | Zoning.mxd City of Redlands - Zoning Map
G
Source: City of Redlands
0 0.25 0.5 0.75 1
Miles
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.
A-1 - Agricultural District MHP - Mobile Home Park
A-1-20 - Agricultural District M-P - Planned Industrial District A-2 - Estate Agricultural District O - Open Land District A-D - Airport District P - Off Street Parking District
A-P - Administrative And Professional Office District PD - Planned Development A-P-C - Administrative Professional Commercial District PRD - Planned Residential Development C-1 - Neighborhood Stores District R-1 - Single Family Residential District C-2 - Neighborhood Convenience Center District R-1D - Single Family Residential District - Deep Lot C-3 - General Commercial District R-2 - Multiple Family Residential District C-4 - Highway Commercial District R-2-2000 - Multiple Family Residential District C-M - Commercial Industrial District R-3 - Multiple Family Residential District CP - Concept Plan R-A - Residential Estate District
E - Educational District RAA - Residential Estate Animals District EV/AP - Administrative Professional District R-E - Residential Estate District EV/CG - General Commercial R-R - Rural Residential District EV/IC - Commercial Industrial R-R-A - Rural Residential Animals District EV/IR - Regional Industrial R-S - Suburban Residential District EV/OS - Open Space District SP - Specific Plan
EV/PI - Public Institutional T - Transitional
EV/SD - Special Development District
EV/SRP - Science Research Park TVSP - Transit Village Specific Plan EV/TC - Transition District CS - Civic Space
EV2500RM - Multiple Family Residential -2500 District DT - Downtown EV3000RM - Multiple Family Residential -3000 District NG1 - Neighborhood General 1 FP - Flood Plain District NG2 - Neighborhood General 2
FP-1 - Flood Plain District SP1 - Special District 1
I-P - Industrial District VC - Village Center
M-1 - Light Industrial District COR - Village Corridor
M-2 - General Industrial District VG - Village General
M-F - Medical Facility District
Transit Village Specific Plan (SP65)
Parcels
Redlands City Boundary
Civic Desgin District
Flood Plain
Zoning Boundary
Transit Village Specific Plan
SP65
Industrial
I-P,M-1,M-2,M-P,EV/IC,EV/IR,EV/SRP
Administrative
A-P,A-P-C,EV/AP
Comercial
C-1,C-2,C-3,C-4,C-M,P,EV/CG,EV/CR,EV/TC
Medical
M-F
Single-Family Residential
PRD/RE,R-R,R-R-A,R-A,R-A-A,R-E,R-S,
EV/R-S,R-1,R-1D
Multi-Family Residential
R-2,R-2-2000,R-3,EV2500RM,EV3000RM
Public Institutional
E,EV/PI
Airport
A-D
Transitional
T
Agriculture
A-1 A-1-20,A-2
Open Space
O,EV/OS
Specific Plan
CP-1,CP-2,CP-4,EV/SD,PD1,PD3,SP23,SP25,SP26
SP29,SP32,SP33,SP39,SP41,SP42,SP43,SP45/SC
SP45/TC,SP45/TCH,SP47,SP52,SP54,SP55,SP56,
SP57,SP58,SP59,SP60,SP61,SP62,SP64,SP65
FP,FP-1
Redlands Regular Meeting of 02-21-23 Page 528 of 786
1 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx ORDINANCE NO. 2955
AN ORDINANCE OF THE CITY OF REDLANDS AMENDING TITLE 18
(ZONING REGULATIONS) OF THE REDLANDS MUNICIPAL CODE,
CHAPTER 18.156, IMPLEMENTING NEW WAREHOUSE DEVELOPMENT
STANDARDS, AND AMENDING OTHER CHAPTERS OF TITLE 18 TO
REQUIRE A CONDITIONAL USE PERMIT FOR NEW WAREHOUSE
DEVELOPMENT PROJECTS, AS DEFINED, IN THE COMMERCIAL
INDUSTRIAL (C-M), LIGHT INDUSTRIAL (M-1), GENERAL INDUSTRIAL (M-2), AND INDUSTRIAL (I-P) ZONING DISTRICTS.
WHEREAS, Ordinance No. 2955 (Ordinance Text Amendment No. 365) would amend Chapter 18.156 (Development Provisions for Specific Uses) of Title 18 (the City’s “Zoning Ordinance”) of the Redlands Municipal Code to implement new development standards for warehouse development projects, as defined, and to amend the list of permitted and conditionally permitted uses in the Commercial Industrial (C-M), Light Industrial (M-1), General Industrial (M2), and Industrial (I-P) zones to require a Conditional Use Permit for new warehouses, as defined; and
WHEREAS, on December 13, 2022, the Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, Ordinance Text Amendment No. 365 and at which the Planning Commission continued the public hearing to January 24, 2023; and
WHEREAS, on January 24, 2023, the Planning Commission held a continued public hearing at which interested persons had an opportunity to testify in support of, or opposition to, Ordinance Text Amendment No. 365 and at which the Planning Commission considered Ordinance Text Amendment No. 365; and
WHEREAS, the proposed Ordinance No. 2955 is exempt from environmental review in accordance with Sections 15061(b)(3), 15308, and 15378(b)(5) of the California Environmental Quality Act Guidelines; and
WHEREAS, following the public hearing on January 24, 2023, the Planning Commission determined that Ordinance Text Amendment No. 365 would be in conformity with the 2035 General Plan, and would be consistent with goals of the General Plan for transportation, connectivity, compatibility and harmonious relationship of different land uses, and energy sustainability; and
WHEREAS, on January 24, 2023, the Planning Commission recommended to the City Council that proposed Ordinance No. 2955 be approved; and WHEREAS, in accordance with Government Code section 65090, on or about February 10, 2023, the City Clerk gave notice by publication in a newspaper of general circulation of the holding of a public hearing at which Ordinance No. 2955 would be considered by City Council; and
Redlands Regular Meeting of 02-21-23 Page 529 of 786
2 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx WHEREAS, on February 21, 2023, the City Council held a noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, Ordinance No. 2955.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF REDLANDS DOES ORDAIN AS FOLLOWS:
SECTION 1. California Environmental Quality Act. The proposed Ordinance Text Amendment does not require environmental review in accordance with Sections 15061(b)(3), 15308, and 15378(b)(5) of the California Environmental Quality Act Guidelines. Pursuant to Section 15378(b)(5) of the California Environmental Quality Act (“CEQA”), this proposal is an organizational or administrative activity of the City that will not result in direct or indirect physical changes in the environment, and therefore not a project. Additionally, pursuant to CEQA Guidelines Section 15061(b)(3), this proposal is exempt from CEQA review because there is no possibility that the zoning code amendment may have a significant effect on the environment, insofar as it would impose additional construction and operational requirements on certain warehouse and distribution facilities within the City. Furthermore, even if the proposal is considered a project, the proposed zoning code amendment is categorically exempt under CEQA Guidelines Section 15308, because it is clear that it will not create an environmental impact and the action will assure the maintenance, enhancement, or protection of the environment through the adoption of regulations and development standards on such warehouse and distribution facilities.
Accordingly, no further environmental review is necessary.
SECTION 2. Chapter 18.156 of the Redlands Municipal Code, entitled “Development Provisions for Specific Uses,” is hereby amended to add Article XII. Warehouses and Logistics Distribution Centers, to read as follows:
“ARTICLE XII. Warehouses and Logistics Distribution Centers
18.156.900: DEFINITIONS:
A. Warehouse means warehouse/distribution facilities primarily used for the storage and/or consolidation of manufactured goods before their distribution to retail locations or other warehouses. Warehouse/distribution centers are fifty thousand (50,000) squarefeet or more in gross floor area or contain six (6) or more truck docks or dock high loading doors. They are characterized by dock high loading doors and could be on opposing sides of the building (cross dock facility); may include grade-level loading doors; interior clear heights a minimum of 28 to 36 feet to ceiling for the warehousing floor area; significant movement and storage of products, materials, or equipment; may include receiving, sorting, re-packaging, and/or re-distribution; truck activities frequently outside of the peak hour of the adjacent street system; and need freeway access. Warehousing and distribution facilities include, but are not limited to, the following types of uses:
• Warehousing distribution/high cube distribution centers • Parcel delivery terminals or truck terminals
• Parcel sorting and distribution facilities
• Package allocation for delivery drivers or independent delivery contractors Redlands Regular Meeting of 02-21-23 Page 530 of 786
3 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx • Parcel hub or high cube fulfillment center
• Freight yards or forwarding terminals
• Moving agencies
• Shipping/receiving yards
B. Warehousing, ancillary, means the use of a portion of a building for the related storage of goods of any type by one or two businesses and used for the sale or distribution of those goods directly to their customers. A manufacturing, assembly, service commercial, or other type of commercial or industrial use (i.e., primary use) manufactures and/or stores and distributes the goods or components that are produced or contained on-site, and therefore includes the related storage of those goods or items.
Ancillary storage or warehousing is subordinate and incidental to the primary land use (e.g., manufacturing, assembly, service commercial, or other type of primary commercial or industrial use). Ancillary storage or warehousing may include ground level loading doors on one or more sides of the building, or not more than five (5) dock high loading doors on one side of the building only.
18.156.910: APPLICABILITY:
The provisions of this section shall apply to the following types of development projects:
A. New warehouse development projects that meet one of the following criteria:
1) Gross floor area of fifty thousand (50,000) square-feet or more; or, 2) A structure with six (6) or more truck docks or dock high loading doors (does not include grade-level loading doors or loading spaces).
B. Development or redevelopment projects for existing or proposed warehouse facilities involving demolition, reconstruction, repairing, or rebuilding that exceed fifty percent (50%) of the reasonable replacement value of the existing structure or property.
1. Estimates for this purpose shall be reviewed and approved by the building official and the Development Services Director, or their respective designees, and shall be based on the minimum cost of construction in compliance with the California Building Code.
2. For the purpose of this section, "assessed value" shall mean the assessed value of the structure as shown on the County of San Bernardino property assessment roll in effect at the time of the occurrence of the casualty, or at the time the repair and maintenance is first conducted.
3. Redevelopment of a property and/or building shall include the feasible provisions of Section 18.156.930 through 18.156.960 of this Article, as determined by the Planning Commission.
C. Required Compliance. No new warehouse development project shall be constructed, no redevelopment or reconstruction of a property for warehouse use, Redlands Regular Meeting of 02-21-23 Page 531 of 786
4 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx and no existing warehouse shall be moved, altered, or enlarged, except in accordance with the applicable development standards of this Article.
18.156.920: SITE LOCATION REQUIREMENT:
A. No warehouses shall be located on a project site more than one mile (5,280 feet) from a freeway entrance/exit ramp to the Interstate Freeway System (Interstate 10 and Interstate 210). For purposes of this requirement, the linear distance shall be measured as a radius from a freeway ramp to any part of the subject property.
18.156.930: SCREENING AND BUFFERING REQUIREMENTS:
A. Warehouse developments shall provide a solid decorative wall(s) of at least ten feet (10’) in height when abutting any sensitive receptors. Sensitive receptors for purposes of this section shall be defined as any residence including private homes, condominiums, apartments, and living quarters, schools, preschools, daycare centers, in-home daycares, hospitals, long-term care facilities, retirement and nursing homes, community centers, places of worship, parks (excluding trails), and dormitories. The exterior treatment of the wall(s) shall be decorative or painted.
B. Unless physically impossible, loading docks and truck entries shall be oriented away from abutting sensitive receptors. To the greatest extent feasible, loading docks, truck entries, and truck drive aisles shall be located away from nearby sensitive receptors. In making feasibility decisions, the City must comply with existing laws and regulations and balance public safety and the site development’s potential impacts to nearby sensitive receptors. Therefore, loading docks, truck entries, and drive aisles may be located nearby sensitive receptors at the discretion of the Planning Commission, but any such site design shall include measures designed to minimize overall impacts to nearby sensitive receptors.
C. Trees shall be used as part of the solid screen buffering treatment for any adjacent residential properties or properties with sensitive receptors. Trees used for this purpose shall be evergreen, drought-tolerant, minimum 36-inch box size, and shall be spaced no greater than 40-feet on center. Palm trees shall not be used for screening purposes. The property owner and any successors in interest shall maintain these trees for the duration of ownership ensuring any unhealthy or dead trees are replaced timely as needed.
D. Trees shall be installed in automobile (passenger vehicle) parking areas to provide at least thirty five percent (35%) shade cover of parking areas within fifteen (15) years. This requirement is in addition to the applicable standard design requirements for parking lot landscape and related improvements. Trees shall be planted that are capable of implementing this requirement.
18.156.940: TRAFFIC PATTERNS AND SIGN REQUIREMENTS:
Redlands Regular Meeting of 02-21-23 Page 532 of 786
5 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx A. Applicants for entitlements shall prepare and submit a Truck Routing Plan demonstrating the most direct route(s) to and from the Interstate Freeway System based on the city’s latest Truck Route Map. Routes to or from freeway ramps shall not pass through any residential zones or districts.
B. A traffic impact assessment (TIA) report shall be prepared to evaluate a proposed warehouse project’s compliance with the City’s Measure U traffic system requirements, and shall include an evaluation of the City’s streets and Truck Routes that provide vehicular access to the Interstate Freeway System, including, but not limited to: existing right-of-way width; roadway capacity to handle the proposed quantity of truck trips to be generated by the proposed use (including any road widening that may be necessary); roadway design and improvements to handle the weight and frequency of proposed truck trips; intersection operations to freeway ramps and level of service analysis to include the proposed truck trips; truck turn radii at intersections; and other operational elements of the City’s street network to serve the proposed use. The TIA may be prepared by a qualified consultant selected and directed by the City (and all consultant costs to be reimbursed by the applicant), or by a qualified traffic consultant selected by the applicant (and all work subject to the direction, review, and approval by the City).
C. Entry gates into the loading dock/truck court area with more than 20 loading docks shall be positioned after a minimum of 140 feet of total available stacking depth inside the property line. The stacking distance shall be increased by 70 feet for every 20 loading docks beyond 50 docks. Queuing, or circling of vehicles, on public streets immediately pre- or post-entry to an industrial commerce facility is strictly prohibited unless queuing occurs in a deceleration lane or right turn lane exclusively serving the facility.
D. Prior to entitlement approval, applicants shall submit to the City, and obtain approval of, all turning templates to verify adequate truck turning movements at entrance and exit driveways as well as street intersections adjacent to industrial buildings. Unless not physically possible, truck entries shall be located on Collector streets or streets of a higher commercial classification, and vehicle entries shall be designed to prevent truck access on streets that are not Collector Streets (or streets of a higher commercial classification), including but not limited to by limiting the width of vehicle entries.
E. Anti-idling signs indicating a five (5) minute restriction on engine idling for diesel trucks shall be posted at warehouses and industrial commerce facilities along entrances to the site and within the dock areas and shall be strictly enforced by the facility operator (13 CCR § 2480).
F. Signs shall be installed at all truck exit driveways directing truck drivers to the truck route as indicated in the Truck Routing Plan to be routed to the Interstate Freeway System.
Redlands Regular Meeting of 02-21-23 Page 533 of 786
6 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx G. Signs and drive aisle pavement markings shall clearly identify the onsite circulation pattern to minimize unnecessary on-site vehicular travel.
H. Facility operators shall post signs in prominent locations inside and outside of the building indicating that off-site parking for any Medium Heavy-Duty trucks, Heavy Heavy-Duty trucks, truck trailers or cabs, and other operations-related vehicles is strictly prohibited. City may require facility operator to post signs on adjacent and nearby surface or residential streets indicating that off-site truck parking is prohibited by City ordinance.
I. All signs under this Section shall be legible, durable, and weather-proof.
18.156.950: SUSTAINABLE ENERGY:
A. On-site motorized operational equipment shall be zero emission (ZE).
B. All warehouse building roofs shall install photovoltaic (PV) solar collector system or other form of on-site renewable energy, provided such renewable energy source is recognized by the State of California as a renewable resource under the Renewable Portfolio Standard Program. The renewable energy system shall be metered separately from the nonrenewable metered power usage of the building.
The renewable energy system shall be built to generate an amount of electricity sufficient to meet the following criteria:
1. Annualized building demand based on the approved use or, if no use is proposed, then the demand for the most energy intensive use that could occupy the building; and
2. Annualized demand required to charge fully electric vehicles and trucks, assuming that all vehicles and trucks to the site are fully electric; and
3. A reasonable rate of efficiency loss over ten years.
C. The warehouse building’s rooftop that is not covered with solar panels or other utilities shall be constructed with light colored roofing material with a solar reflective index (SRI) in accordance with current California Energy Code regulations. This material shall be the minimum solar reflective rating of the roof material for the life of the building.
D. The on-site passenger vehicle parking shall include electric vehicle (EV) ready parking spaces in accordance with current requirements of the California Building Code, and at least fifty percent (50%) of the required EV parking spaces shall be equipped with working Level 2 Quick Charge EV charging stations installed and operational, prior to building occupancy. Signage shall be installed indicating EV charging stations and specifying that spaces are reserved for clean air/EV vehicles. Unless superior technology is developed that would replace the EV charging units, facility operator and any successors in interest shall be responsible Redlands Regular Meeting of 02-21-23 Page 534 of 786
7 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx for maintaining the EV charging stations in working order for the life of the facility.
E. Unless the owner of the facility records a covenant on the title of the underlying property ensuring that the property cannot be used to provide chilled, cooled, or freezer warehouse space, a conduit shall be installed during construction of the building shell from the electrical room to all (100%) of the loading dock doors that have potential to serve the refrigerated space. When tenant improvement building permits are issued for any refrigerated warehouse space, electric plug-in units shall be installed at every dock door servicing the refrigerated space to allow transport refrigeration units (TRUs) to plug in. Truck operators with TRUs shall be required to utilize electric plug-in units when at loading docks.
18.156.960: OPERATION AND CONSTRUCTION:
A. Cool surface treatments shall be added to all drive aisles and parking areas, or such areas shall be constructed with a solar-reflective cool pavement such as concrete. Solar collectors may be installed on support structures that provide shade over parking areas to achieve minimum requirements.
B. To ensure that warehouse electrical rooms are sufficiently sized to accommodate the potential need for additional electrical panels, either a secondary electrical room shall be provided in the building, or the primary electrical room shall be sized twenty-five percent (25%) larger than is required to satisfy the service requirements of the building or the electrical gear shall be installed with the initial construction with 25% excess demand capacity.
C. All exterior light fixtures (including but not limited to parking lot lighting, wall fixtures, roof fixtures, light poles, etc.) visible from public right-of-way or abutting properties shall have shielding affixed to contain illumination within the subject property and prevent light trespass and glare overspill.
D. The facility operator shall be required to perform regular maintenance of building structures, landscaping, and paved surfaces to ensure good physical condition and appearance.
E. For any sites with warehouses that are abutting or adjacent to any residential properties or properties containing sensitive receptors, any outdoor storage of materials, high-pile storage, or any other manner of storage or staging shall not exceed the height of the perimeter wall.
F. Additional operating conditions may be enacted for an individual Warehouse project pursuant to a Conditional Use Permit (RMC Chapter 18.192) for the purpose of avoiding or reducing potential off-site nuisance effects of the warehouse facility (including but not limited to traffic, parking, noise, vibration, air quality emissions, etc.) on nearby sensitive receptors or residential districts, or to protect the public health, safety, or general welfare.” Redlands Regular Meeting of 02-21-23 Page 535 of 786
8 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx SECTION 3. Redlands Municipal Code Section 18.100.040, entitled “Permitted Uses,” is hereby amended to read as follows:
“Principal permitted uses in the C-M zone include:
A. Auto services: No open service bays shall face a public street, or they shall be screened:
Brake relining.
Glass installation.
Muffler installation.
Painting.
Repair.
Upholstery.
B. Commercial sales and service:
Agricultural supplies and equipment.
Automobile equipment.
Automobile, new and used.
Bicycle, boat and motorcycle.
Building material and hardware.
Cabinet shop.
Camper and mobilehome.
Drive-in stores, such as milk and food, no alcohol beverage sales.
Electrical apparatus and equipment.
Furniture, appliances and carpeting.
Garden and farm supplies.
Interior decorator studios.
Machinery, equipment and supplies.
Nurseries; no outdoor display of merchandise other than plants.
Office equipment.
Paint.
Pet and pet supply.
Plumbing, heating, air conditioning and refrigeration equipment and supplies.
Radio, television and musical instruments.
C. Industrial:
Uses permitted in the M-P planned industrial district.
Recreation and entertainment: The following uses are subject to approval of a conditional use permit if within three hundred feet (300') of a residential area.
Bowling lanes, skating rinks, and sports arenas, no alcohol beverage sales.
Drive-in theaters.
D. Services:
Auction houses.
Auto rental.
Bus terminals and similar transit facilities.
Redlands Regular Meeting of 02-21-23 Page 536 of 786
9 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx Cleaning and dyeing plants, laundries, linen and towel service.
Furniture upholstery.
Governmental agencies.
Ice manufacture, cold storage, and frozen food lockers.
Mail order houses.
Motels and hotels.
Parcel delivery.
Pest control.
Public scales.
Radio and television broadcasting studios.
Restaurants.
Retreading of tires.
Sign painters.
E. Other uses:
Agricultural uses permitted in the M-P district.
Business, technical, trade or professional schools.
Clubs, lodges, and similar organizations.
Electric distribution substations, public utility buildings and service yards.
Van and storage; self-storage or mini-storage facilities.
Warehousing, ancillary to another primary use (see RMC Chapter 18.156, Article XII).
Warehousing, in buildings with less than 50,000 square-feet in gross floor area, and not more than five truck docks or dock high loading doors.
Wholesalers.
SECTION 4. Redlands Municipal Code Section 18.100.070, entitled “Conditional Uses,” is recommended to read as follows:
“18.100.070: CONDITIONAL USES:
The following uses may be permitted in the C-M zone subject to approval of a conditional use permit:
Uses listed in chapter 18.192 of this title.
Ambulance service.
Animal hospitals.
Bowling lanes, skating rinks, and sports arenas, with alcohol beverage sales.
Cocktail lounges and bars.
Drive-in stores, such as milk and food, with alcohol beverage sales.
Equipment rental.
Radio and television transmitter towers higher than fifty feet (50') above ground level.
Regional shopping center containing at least one department store and a minimum gross land area of thirty five (35) acres; uses permitted shall be limited to those contained in the C-3 zone.
Retail store containing a minimum gross leasable area of seventy five thousand (75,000) square feet, subject to the parking requirements for neighborhood commercial districts.
Service stations.
Warehouses and logistics distribution centers, in accordance with chapter 18.156 of this title.” Redlands Regular Meeting of 02-21-23 Page 537 of 786
10 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx SECTION 5. Redlands Municipal Code Section 18.108.030, entitled “Permitted and Accessory Uses,” is recommended to read as follows:
“In the M-1 zone, principal permitted uses shall be as follows:
A. Uses permitted in the M-P, planned industrial district.
B. Accessory uses:
Commercial sales and service incidental to a principal permitted use.
Employee recreational facilities and play areas.
Storage buildings incidental to a permitted use.
Superintendent or caretaker dwelling. One dwelling unit on the same parcel of land as a permitted use needing continual supervision, to be occupied exclusively by a superintendent or a caretaker and his family.
Other accessory uses and buildings customarily appurtenant to a permitted use.
C. Manufacturing:
Manufacture and assembly of electrical equipment and supplies, such as coils, condensers, lamps, switches, wire and cable assembly.
Manufacture of ceramic products, such as pottery, figurines and small glazed tile, utilizing only previously pulverized clay, and provided that kilns are fired only by electricity or gas.
Manufacture of cutlery, hardware, hand tools and kitchen utensils.
Manufacture, processing or treatment of products other than those which may be obnoxious or offensive by reason of emission of odor, dust, smoke, gas, noise, vibration or hazard.
Manufacturing, assembling, compounding, packaging and processing of articles or products from the following previously prepared materials: asbestos, bristles, bone, feathers, hair, horns, leather, metal, paints (excluding any boiling process), paper, textiles.
Manufacturing, compounding, processing, canning or packaging of products such as bakery goods, candy and soft drinks, dairy products, food products (excluding fish and meat products, sauerkraut, vinegar, yeast, and the rendering or refining of fats and oils).
Mattress manufacture, repair, rebuildings and recovering.
D. Other uses:
Agricultural supplies and equipment, sales and service.
Agricultural uses, but excluding dairies, stockyards, slaughter of animals, and manufacture of fertilizer.
Automobile accessory and parts sales.
Automobile repair services; no open service bays shall face a public street, or they shall Redlands Regular Meeting of 02-21-23 Page 538 of 786
11 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx be screened.
Automobile sales, new and used.
Barbershops.
Boat, mobilehome and camper sales and services.
Building material and hardware sales.
Catering services.
Cleaning and dyeing plants, laundries, linen and towel service.
Creameries.
Electric distribution substations, electric transmission substations, and public utility buildings and service yards.
Furniture upholstery.
Ice manufacture and storage, frozen food lockers, and cold storage plants.
Lumberyards (no planing mills).
E. Machine shops and such uses as the following:
Anodizing shops.
Blacksmith shops.
Cabinet or carpenter shops.
Die and pattern making shops.
Electroplating shops.
Grinding shops.
Metal engraving shops.
Metal finishing and plating shops.
Polishing shops.
Sheet metal shops.
Tinsmith shops.
Welding shops.
Parking lots, commercial.
Petroleum bulk plants.
Plumbing, heating or electrical shops.
Real estate, business and professional offices.
Repair and fix-it shops.
Repair garages, body and fender works and auto painting, providing all work is conducted within a completely enclosed structure.
Retreading and recapping of tires.
Service stations.
Sign painters.
Taxidermy shops.
Tree surgeons.
Volume sales outlets, such as furniture, appliances and carpeting.
Warehousing, ancillary to another primary use (see RMC Chapter 18.156, Article XII).
Warehousing, in buildings with less than 50,000 square-feet in gross floor area, and not more than five truck docks or dock high loading doors.
Wholesaling.
Redlands Regular Meeting of 02-21-23 Page 539 of 786
12 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx SECTION 6. Redlands Municipal Code Section 18.108.050, entitled “Conditional Uses,” is recommended to read as follows:
“The following uses may be permitted in the M-1 zone subject to approval of a conditional use permit:
Animal and pet hospitals, kennels and animal pounds.
Automobile wash, mechanical or self-service.
Building materials storage yards.
Business, technical, trade or professional schools.
Commercial recreation such as bowling lanes and skating rinks.
Contractors' storage yards.
Equipment rentals.
Feed and fuel yards.
Motels.
Outdoor vehicle storage and holding lot, with no dismantling or wrecking permitted.
Restaurants.
Warehouses and logistics distribution centers, in accordance with chapter 18.156 of this title.”
SECTION 7. Redlands Municipal Code Section 18.112.030, entitled “Permitted and Accessory Uses,” is recommended to read as follows:
“Principal permitted uses in the I-P zone include:
A. Accessory uses:
Commercial sales and service incidental to a principal permitted use.
Employee recreational facilities and play areas.
One dwelling unit on the same parcel of land as a permitted use needing continual supervision, to be occupied exclusively by a superintendent or a caretaker and his family.
Storage buildings incidental to a permitted use.
Other accessory uses and buildings customarily appurtenant to a permitted use.
B. Manufacturing:
Machine tool manufacture, including metal lathes, presses and stamping machines, and woodworking machines.
Machinery manufacture, including electrical, agricultural, construction, mining, air conditioning equipment, dishwashers, dryers, furnaces, heaters, stoves and washing machines.
Manufacture of chemicals and chemical products, except those requiring a conditional use permit.
Manufacture of food products, including such processes as cooking, roasting, refining and extraction involved in the preparation of such products as cereal, chocolate, cider, Redlands Regular Meeting of 02-21-23 Page 540 of 786
13 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx coffee, glucose, rice, flour, feed and grain, vegetable oils and yeast; but not including fish or meat products.
Manufacturing and processing of the following, conducted in an enclosed building, except that any outdoor manufacturing or processing operation in this group of uses shall be subject to approval of a conditional use permit:
Abrasives.
Aircraft and aircraft accessories.
Aluminum products.
Asbestos.
Automobiles, trucks and trailers.
Automotive accessories and parts.
Boats.
Candles.
Canvas.
Carpets and rugs.
Cellophane.
Cloth.
Composition wallboard.
Cork.
Felt.
Fiber.
Fur.
Glass, but excluding blast furnaces.
Glazed tile.
Hemp products.
Ink.
Jute products.
Leather.
Linter.
Metal foil.
Metal products.
Missiles and missile components, excluding explosive fuels.
Motors and generators.
Paper.
Plastics.
Porcelain products.
Pulp goods.
Putty.
Railroad equipment.
Rubber products.
Sisal products.
Starch and dextrine.
Structural steel products.
Textiles.
Tile.
Redlands Regular Meeting of 02-21-23 Page 541 of 786
14 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx Wire and wire products.
Yarns.
Metal fabricating, heat treating, pickling and stamping.
Transit and transportation terminals, repair and storage facilities.
C. Services:
Blueprinting, photocopying and film processing.
Business and research offices related to the administration and operation of the permitted industrial uses.
Electrical distribution substations, electrical transmission substations, public utility service yards and steam electric generating stations.
Laboratories.
Lumberyards.
Newspaper publishing.
Off street parking.
Offices, business and professional.
Petroleum bulk plants.
Printing, lithographing, publishing.
Public buildings.
Public utility offices.
Radio and television broadcasting.
Restaurants operated for employees on the premises.
Trade union halls.
Warehousing, ancillary to another primary use (see RMC Chapter 18.156, Article XII).
Warehousing, in buildings with less than 50,000 square-feet in gross floor area, and not more than five truck docks or dock high loading doors.
Wholesaling.”
SECTION 8. Redlands Municipal Code Section 18.112.050, entitled “Conditional Uses,” is recommended to read as follows:
“The following uses may be permitted subject to approval of a conditional use permit:
A. Heliports.
B. Manufacturing of:
Acetylene.
Ammonia.
Aniline dyes.
Bleaching powder.
Breweries, distilleries and wineries.
Bronze, babbitt metal and similar alloys.
Carbide.
Carbolic, hydrochloric, picric and sulfuric acid.
Redlands Regular Meeting of 02-21-23 Page 542 of 786
15 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx Caustic soda.
Cellulose and celluloid.
Chlorine.
Coal, coke or coal tar products.
Exterminating agents.
Film.
Gas.
Lacquer, shellac, turpentine, varnish or calcimine (Kalsomine).
Linoleum or oilcloth.
Matches.
Nitrating of cotton and other materials.
Phenol.
Potash.
Pyroxylin.
Rubber (natural or synthetic).
Soap, tallow, grease and lard.
Radio transmitter towers higher than fifty feet (50') above ground level.
C. Storage of:
Oil or gas in amounts of two thousand five hundred (2,500) barrels or more.
Oil or gas within three hundred feet (300') of any residential zone, school or park.
Recreational vehicles and boats.
D. Warehouses and logistics distribution centers, in accordance with chapter 18.156 of this title.” SECTION 9. Redlands Municipal Code Section 18.116.030, entitled “Permitted Uses,” is recommended to read as follows:
“Principal permitted uses in the M-2 zone include:
A. Uses permitted in the M-1 industrial zone.
B. Contractors' yards and shops, including building, masonry, painting, concrete, electrical, plumbing, refrigeration, roofing, heating and air conditioning.
C. Electrical distribution substations, electrical transmission substations, nonnuclear electric generating stations, and public utility buildings, office, and service yards, and steam electric generating stations.
D. Food products manufacture, including such processes as cooking, roasting, refining and extraction involved in the preparation of such products as cereal, chocolate, cider, coffee, glucose, rice, flour, feed and grain, vegetable oils and yeast; but not including fish or meat products.
E. Lumberyards, lumber processing and woodworking, including planing mills, plywood, veneering, wood preserving and laminating.
Redlands Regular Meeting of 02-21-23 Page 543 of 786
16 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx F. Machine tool manufacture, including metal lathes, presses and stamping machines, and woodworking machines.
G. Machinery manufacture, including electrical, agricultural, construction, mining, air conditioning equipment, dishwashers, dryers, furnaces, heaters, stoves and washing machines.
H. Manufacture of chemicals and chemical products, except those requiring a conditional use permit.
I. Manufacture, storage, reconditioning and exchange of such items as cans, containers, boxes, barrels, bottles and bags.
J. Manufacturing and processing of the following, conducted in an enclosed building, except that any outdoor manufacturing or processing operation in this group of uses shall be subject to approval of a conditional use permit:
Abrasives.
Aircraft and aircraft accessories.
Aluminum products.
Asbestos.
Automobiles, trucks and trailers.
Automotive accessories and parts.
Boats.
Bricks.
Burial vaults and caskets.
Candles.
Canvas.
Carpets and rugs.
Cement products.
Chalk.
Clay pipe and clay products.
Composition wallboard.
Glass, but excluding blast furnaces.
Glazed tile.
Graphite and graphite products.
Hemp products.
Ink.
Jute products.
Linter.
Metal foil.
Metal products.
Missiles and missile components, excluding explosive fuels.
Motors and generators.
Paraffin products.
Plastics.
Porcelain products.
Pulp goods.
Redlands Regular Meeting of 02-21-23 Page 544 of 786
17 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx Pumice.
Putty.
Railroad equipment.
Rubber products.
Sand and lime products.
Sisal products.
Starch and dextrine.
Steel products.
Stone products.
Structural steel products.
Tile.
Wire and wire products.
K. Metal fabricating, heat treating, pickling and stamping.
L. Storage facilities, except those requiring a conditional use permit.
M. Warehousing, ancillary to another primary use (see RMC Chapter 18.156, Article XII).
N. Warehousing, in buildings with less than 50,000 square-feet in gross floor area, and not more than five truck docks or dock high loading doors.”
SECTION 10. Redlands Municipal Code Section 18.116.050, entitled “Conditional Uses,” is recommended to read as follows:
“In the M-2 zone, the following uses may be permitted subject to approval of a conditional use permit:
A. Airports, heliports and landing strips.
B. Animal, food or beverage processing of the following kinds:
Breweries, distilleries and wineries.
Meat or fish products packing, canning or processing.
Vinegar, yeast and sauerkraut.
C. Asphalt, concrete and earth products activities of the following kinds:
Asphalt batching plants.
Concrete mixing and batching plants.
Rock crushing plants and aggregate dryers.
Sandblasting plants.
Butane service and filling stations.
D. Commercial and service type uses which the commission, after study and deliberation, finds are needed to serve the M-2 district, and which will not interfere with the orderly development of the industrial area, and which will be compatible with industrial uses.
Redlands Regular Meeting of 02-21-23 Page 545 of 786
18 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx E. Distilling of:
Alcohol.
Bones.
Coal.
Coal tar.
Coke.
Wood.
Heavy metal works of the following kinds:
Blast furnaces.
Boiler works.
Drop forge industries.
Drop hammers.
Forges, foundries and forging works.
Metal and metal ore reduction or smelting.
Rolling mills.
F. Manufacturing of:
Acetylene.
Ammonia.
Aniline dyes.
Asphalt or asphalt products.
Bleaching powder.
Bronze, babbitt metal and similar alloys.
Carbide.
Carbolic, hydrochloric, picric and sulfuric acid.
Caustic soda.
Cellophane.
Cellulose and celluloid.
Cement, lime, gypsum or plaster of Paris.
Charcoal, lampblack or fuel briquettes.
Chlorine.
Coal, coke or coal tar products.
Creosote.
Exterminating agents.
Fertilizer.
Film.
Gas.
Lacquer, shellac, turpentine, varnish or calcimine (kalsomine).
Linoleum or oilcloth.
Matches.
Nitrating of cotton and other materials.
Phenol.
Potash.
Pyroxylin.
Rubber (natural or synthetic).
Redlands Regular Meeting of 02-21-23 Page 546 of 786
19 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx Soap, tallow, grease and lard.
Radio transmitter towers, higher than fifty feet (50') above ground level.
G. Refining of:
Fats and oils.
Metals and metal ores.
Petroleum and petroleum products.
Sugar.
Salvage, wrecking and disposal activities of the following kind:
Automobile wrecking and salvage.
Building wrecking and salvage.
Dumps, including garbage and trash disposal.
Industrial waste material salvage, waste metal, rag, clothing, glass and paper salvage operations.
Sewer farm or sewage disposal plants.
H. Storage of:
Automobiles and other vehicles purchased for wrecking operations.
Fertilizer or manure.
House movers' equipment and buildings moved from other locations.
Oil or gas in amounts of two thousand five hundred (2,500) barrels or more.
Oil or gas within three hundred feet (300') of any residential zone, school or park.
Sand, gravel, rock or decomposed granite in amounts of two thousand (2,000) tons or more.
Used building materials or secondhand buildings.
I. Warehouses and logistics distribution centers, in accordance with chapter 18.156 of this title.” SECTION 11. The Mayor shall sign this ordinance and the City Clerk shall certify to the adoption of this ordinance and shall cause it, or a summary of it, to be published once in the Redlands Daily Facts, a newspaper of general circulation within the City, and thereafter, this ordinance shall take effect as provided by law.
_________________________________
Eddie Tejeda, Mayor
Redlands Regular Meeting of 02-21-23 Page 547 of 786
20 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Clean.docx ATTEST:
____________________________________
Jeanne Donaldson, City Clerk
I, Jeanne Donaldson, City Clerk, City of Redlands, hereby certify that the foregoing Ordinance was duly adopted by the City Council at the regular meeting thereof, held on the 21st day of February, 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
__________________________________
Jeanne Donaldson, City Clerk
Redlands Regular Meeting of 02-21-23 Page 548 of 786
1 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx ORDINANCE NO. 2955
AN ORDINANCE OF THE CITY OF REDLANDS AMENDING TITLE 18
(ZONING REGULATIONS) OF THE REDLANDS MUNICIPAL CODE,
CHAPTER 18.156, IMPLEMENTING NEW WAREHOUSE DEVELOPMENT
STANDARDS, AND AMENDING OTHER CHAPTERS OF TITLE 18 TO
REQUIRE A CONDITIONAL USE PERMIT FOR NEW WAREHOUSE
DEVELOPMENT PROJECTS, AS DEFINED, IN THE COMMERCIAL
INDUSTRIAL (C-M), LIGHT INDUSTRIAL (M-1), GENERAL INDUSTRIAL (M-2), AND INDUSTRIAL (I-P) ZONING DISTRICTS.
WHEREAS, Ordinance No. 2955 (Ordinance Text Amendment No. 365) would amend Chapter 18.156 (Development Provisions for Specific Uses) of Title 18 (the City’s “Zoning Ordinance”) of the Redlands Municipal Code to implement new development standards for warehouse development projects, as defined, and to amend the list of permitted and conditionally permitted uses in the Commercial Industrial (C-M), Light Industrial (M-1), General Industrial (M2), and Industrial (I-P) zones to require a Conditional Use Permit for new warehouses, as defined; and
WHEREAS, on December 13, 2022, the Planning Commission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, Ordinance Text Amendment No. 365 and at which the Planning Commission continued the public hearing to January 24, 2023; and
WHEREAS, on January 24, 2023, the Planning Commission held a continued public hearing at which interested persons had an opportunity to testify in support of, or opposition to, Ordinance Text Amendment No. 365 and at which the Planning Commission considered Ordinance Text Amendment No. 365; and
WHEREAS, the proposed Ordinance No. 2955 is exempt from environmental review in accordance with Sections 15061(b)(3), 15308, and 15378(b)(5) of the California Environmental Quality Act Guidelines; and
WHEREAS, following the public hearing on January 24, 2023, the Planning Commission determined that Ordinance Text Amendment No. 365 would be in conformity with the 2035 General Plan, and would be consistent with goals of the General Plan for transportation, connectivity, compatibility and harmonious relationship of different land uses, and energy sustainability; and
WHEREAS, on January 24, 2023, the Planning Commission recommended to the City Council that proposed Ordinance No. 2955 be approved; and WHEREAS, in accordance with Government Code section 65090, on or about February 10, 2023, the City Clerk gave notice by publication in a newspaper of general circulation of the holding of a public hearing at which Ordinance No. 2955 would be considered by City Council; and
Redlands Regular Meeting of 02-21-23 Page 549 of 786
2 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx WHEREAS, on February 21, 2023, the City Council held a noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, Ordinance No. 2955.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF REDLANDS DOES ORDAIN AS FOLLOWS:
SECTION 1. California Environmental Quality Act. The proposed Ordinance Text Amendment does not require environmental review in accordance with Sections 15061(b)(3), 15308, and 15378(b)(5) of the California Environmental Quality Act Guidelines. Pursuant to Section 15378(b)(5) of the California Environmental Quality Act (“CEQA”), this proposal is an organizational or administrative activity of the City that will not result in direct or indirect physical changes in the environment, and therefore not a project. Additionally, pursuant to CEQA Guidelines Section 15061(b)(3), this proposal is exempt from CEQA review because there is no possibility that the zoning code amendment may have a significant effect on the environment, insofar as it would impose additional construction and operational requirements on certain warehouse and distribution facilities within the City. Furthermore, even if the proposal is considered a project, the proposed zoning code amendment is categorically exempt under CEQA Guidelines Section 15308, because it is clear that it will not create an environmental impact and the action will assure the maintenance, enhancement, or protection of the environment through the adoption of regulations and development standards on such warehouse and distribution facilities.
Accordingly, no further environmental review is necessary.
SECTION 2. Chapter 18.156 of the Redlands Municipal Code, entitled “Development Provisions for Specific Uses,” is hereby amended to add Article XII. Warehouses and Logistics Distribution Centers, to read as follows:
“ARTICLE XII. Warehouses and Logistics Distribution Centers
18.156.900: DEFINITIONS:
A. Warehouse means warehouse/distribution facilities primarily used for the storage and/or consolidation of manufactured goods before their distribution to retail locations or other warehouses. Warehouse/distribution centers are fifty thousand (50,000) squarefeet or more in gross floor area or contain six (6) or more truck docks or dock high loading doors. They are characterized by dock high loading doors and could be on opposing sides of the building (cross dock facility); may include grade-level loading doors; interior clear heights a minimum of 28 to 36 feet to ceiling for the warehousing floor area; significant movement and storage of products, materials, or equipment; may include receiving, sorting, re-packaging, and/or re-distribution; truck activities frequently outside of the peak hour of the adjacent street system; and need freeway access. Warehousing and distribution facilities include, but are not limited to, the following types of uses:
• Warehousing distribution/high cube distribution centers • Parcel delivery terminals or truck terminals
• Parcel sorting and distribution facilities
• Package allocation for delivery drivers or independent delivery contractors Redlands Regular Meeting of 02-21-23 Page 550 of 786
3 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx • Parcel hub or high cube fulfillment center
• Freight yards or forwarding terminals
• Moving agencies
• Shipping/receiving yards
B. Warehousing, ancillary, means the use of a portion of a building for the related storage of goods of any type by one or two businesses and used for the sale or distribution of those goods directly to their customers. A manufacturing, assembly, service commercial, or other type of commercial or industrial use (i.e., primary use) manufactures and/or stores and distributes the goods or components that are produced or contained on-site, and therefore includes the related storage of those goods or items.
Ancillary storage or warehousing is subordinate and incidental to the primary land use (e.g., manufacturing, assembly, service commercial, or other type of primary commercial or industrial use). Ancillary storage or warehousing may include ground level loading doors on one or more sides of the building, or not more than five (5) dock high loading doors on one side of the building only.
18.156.910: APPLICABILITY:
The provisions of this section shall apply to the following types of development projects:
A. New warehouse development projects that meet one of the following criteria:
1) Gross floor area of fifty thousand (50,000) square-feet or more; or, 2) A structure with six (6) or more truck docks or dock high loading doors (does not include grade-level loading doors or loading spaces).
B. Development or redevelopment projects for existing or proposed warehouse facilities involving demolition, reconstruction, repairing, or rebuilding that exceed fifty percent (50%) of the reasonable replacement value of the existing structure or property.
1. Estimates for this purpose shall be reviewed and approved by the building official and the Development Services Director, or their respective designees, and shall be based on the minimum cost of construction in compliance with the California Building Code.
2. For the purpose of this section, "assessed value" shall mean the assessed value of the structure as shown on the County of San Bernardino property assessment roll in effect at the time of the occurrence of the casualty, or at the time the repair and maintenance is first conducted.
3. Redevelopment of a property and/or building shall include the feasible provisions of Section 18.156.930 through 18.156.960 of this Article, as determined by the Planning Commission.
C. Required Compliance. No new warehouse development project shall be constructed, no redevelopment or reconstruction of a property for warehouse use, Redlands Regular Meeting of 02-21-23 Page 551 of 786
4 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx and no existing warehouse shall be moved, altered, or enlarged, except in accordance with the applicable development standards of this Article.
18.156.920: SITE LOCATION REQUIREMENT:
A. No warehouses shall be located on a project site more than one mile (5,280 feet) from a freeway entrance/exit ramp to the Interstate Freeway System (Interstate 10 and Interstate 210). For purposes of this requirement, the linear distance shall be measured as a radius from a freeway ramp to any part of the subject property.
18.156.930: SCREENING AND BUFFERING REQUIREMENTS:
A. Warehouse developments shall provide a solid decorative wall(s) of at least ten feet (10’) in height when abutting any sensitive receptors. Sensitive receptors for purposes of this section shall be defined as any residence including private homes, condominiums, apartments, and living quarters, schools, preschools, daycare centers, in-home daycares, hospitals, long-term care facilities, retirement and nursing homes, community centers, places of worship, parks (excluding trails), and dormitories. The exterior treatment of the wall(s) shall be decorative or painted.
B. Unless physically impossible, loading docks and truck entries shall be oriented away from abutting sensitive receptors. To the greatest extent feasible, loading docks, truck entries, and truck drive aisles shall be located away from nearby sensitive receptors. In making feasibility decisions, the City must comply with existing laws and regulations and balance public safety and the site development’s potential impacts to nearby sensitive receptors. Therefore, loading docks, truck entries, and drive aisles may be located nearby sensitive receptors at the discretion of the Planning Commission, but any such site design shall include measures designed to minimize overall impacts to nearby sensitive receptors.
C. Trees shall be used as part of the solid screen buffering treatment for any adjacent residential properties or properties with sensitive receptors. Trees used for this purpose shall be evergreen, drought-tolerant, minimum 36-inch box size, and shall be spaced no greater than 40-feet on center. Palm trees shall not be used for screening purposes. The property owner and any successors in interest shall maintain these trees for the duration of ownership ensuring any unhealthy or dead trees are replaced timely as needed.
D. Trees shall be installed in automobile (passenger vehicle) parking areas to provide at least thirty five percent (35%) shade cover of parking areas within fifteen (15) years. This requirement is in addition to the applicable standard design requirements for parking lot landscape and related improvements. Trees shall be planted that are capable of implementing this requirement.
Redlands Regular Meeting of 02-21-23 Page 552 of 786
5 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx
18.156.940: TRAFFIC PATTERNS AND SIGN REQUIREMENTS:
A. Applicants for entitlements shall prepare and submit a Truck Routing Plan demonstrating the most direct route(s) to and from the Interstate Freeway System based on the city’s latest Truck Route Map. Routes to or from freeway ramps shall not pass through any residential zones or districts.
B. A traffic impact assessment (TIA) report shall be prepared to evaluate a proposed warehouse project’s compliance with the City’s Measure U traffic system requirements, and shall include an evaluation of the City’s streets and Truck Routes that provide vehicular access to the Interstate Freeway System, including, but not limited to: existing right-of-way width; roadway capacity to handle the proposed quantity of truck trips to be generated by the proposed use (including any road widening that may be necessary); roadway design and improvements to handle the weight and frequency of proposed truck trips; intersection operations to freeway ramps and level of service analysis to include the proposed truck trips; truck turn radii at intersections; and other operational elements of the City’s street network to serve the proposed use. The TIA may be prepared by a qualified consultant selected and directed by the City (and all consultant costs to be reimbursed by the applicant), or by a qualified traffic consultant selected by the applicant (and all work subject to the direction, review, and approval by the City).
C. Entry gates into the loading dock/truck court area with more than 20 loading docks shall be positioned after a minimum of 140 feet of total available stacking depth inside the property line. The stacking distance shall be increased by 70 feet for every 20 loading docks beyond 50 docks. Queuing, or circling of vehicles, on public streets immediately pre- or post-entry to an industrial commerce facility is strictly prohibited unless queuing occurs in a deceleration lane or right turn lane exclusively serving the facility.
D. Prior to entitlement approval, applicants shall submit to the City, and obtain approval of, all turning templates to verify adequate truck turning movements at entrance and exit driveways as well as street intersections adjacent to industrial buildings. Unless not physically possible, truck entries shall be located on Collector streets or streets of a higher commercial classification, and vehicle entries shall be designed to prevent truck access on streets that are not Collector Streets (or streets of a higher commercial classification), including but not limited to by limiting the width of vehicle entries.
E. Anti-idling signs indicating a five (5) minute restriction on engine idling for diesel trucks shall be posted at warehouses and industrial commerce facilities along entrances to the site and within the dock areas and shall be strictly enforced by the facility operator (13 CCR § 2480).
F. Signs shall be installed at all truck exit driveways directing truck drivers to the truck route as indicated in the Truck Routing Plan to be routed to the Interstate Redlands Regular Meeting of 02-21-23 Page 553 of 786
6 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Freeway System.
G. Signs and drive aisle pavement markings shall clearly identify the onsite circulation pattern to minimize unnecessary on-site vehicular travel.
H. Facility operators shall post signs in prominent locations inside and outside of the building indicating that off-site parking for any Medium Heavy-Duty trucks, Heavy Heavy-Duty trucks, truck trailers or cabs, and other operations-related vehicles is strictly prohibited. City may require facility operator to post signs on adjacent and nearby surface or residential streets indicating that off-site truck parking is prohibited by City ordinance.
I. All signs under this Section shall be legible, durable, and weather-proof.
18.156.950: SUSTAINABLE ENERGY:
A. On-site motorized operational equipment shall be zero emission (ZE).
B. All warehouse building roofs shall install photovoltaic (PV) solar collector system or other form of on-site renewable energy, provided such renewable energy source is recognized by the State of California as a renewable resource under the Renewable Portfolio Standard Program. The renewable energy system shall be metered separately from the nonrenewable metered power usage of the building.
The renewable energy system shall be built to generate an amount of electricity sufficient to meet the following criteria:
1. Annualized building demand based on the approved use or, if no use is proposed, then the demand for the most energy intensive use that could occupy the building; and
2. Annualized demand required to charge fully electric vehicles and trucks, assuming that all vehicles and trucks to the site are fully electric; and
3. A reasonable rate of efficiency loss over ten years.
C. The warehouse building’s rooftop that is not covered with solar panels or other utilities shall be constructed with light colored roofing material with a solar reflective index (SRI) in accordance with current California Energy Code regulations. This material shall be the minimum solar reflective rating of the roof material for the life of the building.
D. The on-site passenger vehicle parking shall include electric vehicle (EV) ready parking spaces in accordance with current requirements of the California Building Code, and at least fifty percent (50%) of the required EV parking spaces shall be equipped with working Level 2 Quick Charge EV charging stations installed and operational, prior to building occupancy. Signage shall be installed indicating EV charging stations and specifying that spaces are reserved for clean air/EV Redlands Regular Meeting of 02-21-23 Page 554 of 786
7 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx vehicles. Unless superior technology is developed that would replace the EV charging units, facility operator and any successors in interest shall be responsible for maintaining the EV charging stations in working order for the life of the facility.
E. Unless the owner of the facility records a covenant on the title of the underlying property ensuring that the property cannot be used to provide chilled, cooled, or freezer warehouse space, a conduit shall be installed during construction of the building shell from the electrical room to all (100%) of the loading dock doors that have potential to serve the refrigerated space. When tenant improvement building permits are issued for any refrigerated warehouse space, electric plug-in units shall be installed at every dock door servicing the refrigerated space to allow transport refrigeration units (TRUs) to plug in. Truck operators with TRUs shall be required to utilize electric plug-in units when at loading docks.
18.156.960: OPERATION AND CONSTRUCTION:
A. Cool surface treatments shall be added to all drive aisles and parking areas, or such areas shall be constructed with a solar-reflective cool pavement such as concrete. Solar collectors may be installed on support structures that provide shade over parking areas to achieve minimum requirements.
B. To ensure that warehouse electrical rooms are sufficiently sized to accommodate the potential need for additional electrical panels, either a secondary electrical room shall be provided in the building, or the primary electrical room shall be sized twenty-five percent (25%) larger than is required to satisfy the service requirements of the building or the electrical gear shall be installed with the initial construction with 25% excess demand capacity.
C. All exterior light fixtures (including but not limited to parking lot lighting, wall fixtures, roof fixtures, light poles, etc.) visible from public right-of-way or abutting properties shall have shielding affixed to contain illumination within the subject property and prevent light trespass and glare overspill.
D. The facility operator shall be required to perform regular maintenance of building structures, landscaping, and paved surfaces to ensure good physical condition and appearance.
E. For any sites with warehouses that are abutting or adjacent to any residential properties or properties containing sensitive receptors, any outdoor storage of materials, high-pile storage, or any other manner of storage or staging shall not exceed the height of the perimeter wall.
F. Additional operating conditions may be enacted for an individual Warehouse project pursuant to a Conditional Use Permit (RMC Chapter 18.192) for the purpose of avoiding or reducing potential off-site nuisance effects of the warehouse facility (including but not limited to traffic, parking, noise, vibration, Redlands Regular Meeting of 02-21-23 Page 555 of 786
8 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx air quality emissions, etc.) on nearby sensitive receptors or residential districts, or to protect the public health, safety, or general welfare.” SECTION 3. Redlands Municipal Code Section 18.100.040, entitled “Permitted Uses,” is hereby amended to read as follows:
“Principal permitted uses in the C-M zone include:
A. Auto services: No open service bays shall face a public street, or they shall be screened:
Brake relining.
Glass installation.
Muffler installation.
Painting.
Repair.
Upholstery.
B. Commercial sales and service:
Agricultural supplies and equipment.
Automobile equipment.
Automobile, new and used.
Bicycle, boat and motorcycle.
Building material and hardware.
Cabinet shop.
Camper and mobilehome.
Drive-in stores, such as milk and food, no alcohol beverage sales.
Electrical apparatus and equipment.
Furniture, appliances and carpeting.
Garden and farm supplies.
Interior decorator studios.
Machinery, equipment and supplies.
Nurseries; no outdoor display of merchandise other than plants.
Office equipment.
Paint.
Pet and pet supply.
Plumbing, heating, air conditioning and refrigeration equipment and supplies.
Radio, television and musical instruments.
C. Industrial:
Uses permitted in the M-P planned industrial district.
Recreation and entertainment: The following uses are subject to approval of a conditional use permit if within three hundred feet (300') of a residential area.
Bowling lanes, skating rinks, and sports arenas, no alcohol beverage sales.
Drive-in theaters.
D. Services:
Redlands Regular Meeting of 02-21-23 Page 556 of 786
9 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Auction houses.
Auto rental.
Bus terminals and similar transit facilities.
Cleaning and dyeing plants, laundries, linen and towel service.
Furniture upholstery.
Governmental agencies.
Ice manufacture, cold storage, and frozen food lockers.
Mail order houses.
Motels and hotels.
Parcel delivery.
Pest control.
Public scales.
Radio and television broadcasting studios.
Restaurants.
Retreading of tires.
Sign painters.
E. Other uses:
Agricultural uses permitted in the M-P district.
Business, technical, trade or professional schools.
Clubs, lodges, and similar organizations.
Electric distribution substations, public utility buildings and service yards.
Van and storage; self-storage or mini-storage facilities.
Warehouses and wholesalers.
Warehousing, ancillary to another primary use (see RMC Chapter 18.156, Article XII).
Warehousing, in buildings with less than 50,000 square-feet in gross floor area, and not more than five truck docks or dock high loading doors.
Wholesalers.
SECTION 4. Redlands Municipal Code Section 18.100.070, entitled “Conditional Uses,” is recommended to read as follows:
“18.100.070: CONDITIONAL USES:
The following uses may be permitted in the C-M zone subject to approval of a conditional use permit:
Uses listed in chapter 18.192 of this title.
Ambulance service.
Animal hospitals.
Bowling lanes, skating rinks, and sports arenas, with alcohol beverage sales.
Cocktail lounges and bars.
Drive-in stores, such as milk and food, with alcohol beverage sales.
Equipment rental.
Radio and television transmitter towers higher than fifty feet (50') above ground level.
Regional shopping center containing at least one department store and a minimum gross land area of thirty five (35) acres; uses permitted shall be limited to those contained in the C-3 zone.
Redlands Regular Meeting of 02-21-23 Page 557 of 786
10 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Retail store containing a minimum gross leasable area of seventy five thousand (75,000) square feet, subject to the parking requirements for neighborhood commercial districts.
Service stations.
Warehouses and logistics distribution centers, in accordance with chapter 18.156 of this title.” SECTION 5. Redlands Municipal Code Section 18.108.030, entitled “Permitted and Accessory Uses,” is recommended to read as follows:
“In the M-1 zone, principal permitted uses shall be as follows:
A. Uses permitted in the M-P, planned industrial district.
B. Accessory uses:
Commercial sales and service incidental to a principal permitted use.
Employee recreational facilities and play areas.
Storage buildings incidental to a permitted use.
Superintendent or caretaker dwelling. One dwelling unit on the same parcel of land as a permitted use needing continual supervision, to be occupied exclusively by a superintendent or a caretaker and his family.
Other accessory uses and buildings customarily appurtenant to a permitted use.
C. Manufacturing:
Manufacture and assembly of electrical equipment and supplies, such as coils, condensers, lamps, switches, wire and cable assembly.
Manufacture of ceramic products, such as pottery, figurines and small glazed tile, utilizing only previously pulverized clay, and provided that kilns are fired only by electricity or gas.
Manufacture of cutlery, hardware, hand tools and kitchen utensils.
Manufacture, processing or treatment of products other than those which may be obnoxious or offensive by reason of emission of odor, dust, smoke, gas, noise, vibration or hazard.
Manufacturing, assembling, compounding, packaging and processing of articles or products from the following previously prepared materials: asbestos, bristles, bone, feathers, hair, horns, leather, metal, paints (excluding any boiling process), paper, textiles.
Manufacturing, compounding, processing, canning or packaging of products such as bakery goods, candy and soft drinks, dairy products, food products (excluding fish and meat products, sauerkraut, vinegar, yeast, and the rendering or refining of fats and oils).
Mattress manufacture, repair, rebuildings and recovering.
D. Other uses:
Redlands Regular Meeting of 02-21-23 Page 558 of 786
11 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Agricultural supplies and equipment, sales and service.
Agricultural uses, but excluding dairies, stockyards, slaughter of animals, and manufacture of fertilizer.
Automobile accessory and parts sales.
Automobile repair services; no open service bays shall face a public street, or they shall be screened.
Automobile sales, new and used.
Barbershops.
Boat, mobilehome and camper sales and services.
Building material and hardware sales.
Catering services.
Cleaning and dyeing plants, laundries, linen and towel service.
Creameries.
Electric distribution substations, electric transmission substations, and public utility buildings and service yards.
Furniture upholstery.
Ice manufacture and storage, frozen food lockers, and cold storage plants.
Lumberyards (no planing mills).
E. Machine shops and such uses as the following:
Anodizing shops.
Blacksmith shops.
Cabinet or carpenter shops.
Die and pattern making shops.
Electroplating shops.
Grinding shops.
Metal engraving shops.
Metal finishing and plating shops.
Polishing shops.
Sheet metal shops.
Tinsmith shops.
Welding shops.
Parcel delivery service.
Parking lots, commercial.
Petroleum bulk plants.
Plumbing, heating or electrical shops.
Real estate, business and professional offices.
Repair and fix-it shops.
Repair garages, body and fender works and auto painting, providing all work is conducted within a completely enclosed structure.
Retreading and recapping of tires.
Service stations.
Sign painters.
Taxidermy shops.
Tree surgeons.
Volume sales outlets, such as furniture, appliances and carpeting.
Redlands Regular Meeting of 02-21-23 Page 559 of 786
12 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Warehouses and wholesaling.
Warehousing, ancillary to another primary use (see RMC Chapter 18.156, Article XII).
Warehousing, in buildings with less than 50,000 square-feet in gross floor area, and not more than five truck docks or dock high loading doors.
Wholesaling.
SECTION 6. Redlands Municipal Code Section 18.108.050, entitled “Conditional Uses,” is recommended to read as follows:
“The following uses may be permitted in the M-1 zone subject to approval of a conditional use permit:
Animal and pet hospitals, kennels and animal pounds.
Automobile wash, mechanical or self-service.
Building materials storage yards.
Business, technical, trade or professional schools.
Commercial recreation such as bowling lanes and skating rinks.
Contractors' storage yards.
Equipment rentals.
Feed and fuel yards.
Motels.
Outdoor vehicle storage and holding lot, with no dismantling or wrecking permitted.
Restaurants.
Warehouses and logistics distribution centers, in accordance with chapter 18.156 of this title.”
SECTION 7. Redlands Municipal Code Section 18.112.030, entitled “Permitted and Accessory Uses,” is recommended to read as follows:
“Principal permitted uses in the I-P zone include:
A. Accessory uses:
Commercial sales and service incidental to a principal permitted use.
Employee recreational facilities and play areas.
One dwelling unit on the same parcel of land as a permitted use needing continual supervision, to be occupied exclusively by a superintendent or a caretaker and his family.
Storage buildings incidental to a permitted use.
Other accessory uses and buildings customarily appurtenant to a permitted use.
B. Manufacturing:
Machine tool manufacture, including metal lathes, presses and stamping machines, and woodworking machines.
Machinery manufacture, including electrical, agricultural, construction, mining, air conditioning equipment, dishwashers, dryers, furnaces, heaters, stoves and washing machines.
Redlands Regular Meeting of 02-21-23 Page 560 of 786
13 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Manufacture of chemicals and chemical products, except those requiring a conditional use permit.
Manufacture of food products, including such processes as cooking, roasting, refining and extraction involved in the preparation of such products as cereal, chocolate, cider, coffee, glucose, rice, flour, feed and grain, vegetable oils and yeast; but not including fish or meat products.
Manufacturing and processing of the following, conducted in an enclosed building, except that any outdoor manufacturing or processing operation in this group of uses shall be subject to approval of a conditional use permit:
Abrasives.
Aircraft and aircraft accessories.
Aluminum products.
Asbestos.
Automobiles, trucks and trailers.
Automotive accessories and parts.
Boats.
Candles.
Canvas.
Carpets and rugs.
Cellophane.
Cloth.
Composition wallboard.
Cork.
Felt.
Fiber.
Fur.
Glass, but excluding blast furnaces.
Glazed tile.
Hemp products.
Ink.
Jute products.
Leather.
Linter.
Metal foil.
Metal products.
Missiles and missile components, excluding explosive fuels.
Motors and generators.
Paper.
Plastics.
Porcelain products.
Pulp goods.
Putty.
Railroad equipment.
Rubber products.
Redlands Regular Meeting of 02-21-23 Page 561 of 786
14 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Sisal products.
Starch and dextrine.
Structural steel products.
Textiles.
Tile.
Wire and wire products.
Yarns.
Metal fabricating, heat treating, pickling and stamping.
Transit and transportation terminals, repair and storage facilities.
C. Services:
Blueprinting, photocopying and film processing.
Business and research offices related to the administration and operation of the permitted industrial uses.
Electrical distribution substations, electrical transmission substations, public utility service yards and steam electric generating stations.
Laboratories.
Lumberyards.
Newspaper publishing.
Off street parking.
Offices, business and professional.
Parcel delivery.
Petroleum bulk plants.
Printing, lithographing, publishing.
Public buildings.
Public utility offices.
Radio and television broadcasting.
Restaurants operated for employees on the premises.
Trade union halls.
Warehouses and wholesaling.
Warehousing, ancillary to another primary use (see RMC Chapter 18.156, Article XII).
Warehousing, in buildings with less than 50,000 square-feet in gross floor area, and not more than five truck docks or dock high loading doors.
Wholesaling.”
SECTION 8. Redlands Municipal Code Section 18.112.050, entitled “Conditional Uses,” is recommended to read as follows:
“The following uses may be permitted subject to approval of a conditional use permit:
A. Heliports.
B. Manufacturing of:
Acetylene.
Ammonia.
Redlands Regular Meeting of 02-21-23 Page 562 of 786
15 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Aniline dyes.
Bleaching powder.
Breweries, distilleries and wineries.
Bronze, babbitt metal and similar alloys.
Carbide.
Carbolic, hydrochloric, picric and sulfuric acid.
Caustic soda.
Cellulose and celluloid.
Chlorine.
Coal, coke or coal tar products.
Exterminating agents.
Film.
Gas.
Lacquer, shellac, turpentine, varnish or calcimine (Kalsomine).
Linoleum or oilcloth.
Matches.
Nitrating of cotton and other materials.
Phenol.
Potash.
Pyroxylin.
Rubber (natural or synthetic).
Soap, tallow, grease and lard.
Radio transmitter towers higher than fifty feet (50') above ground level.
C. Storage of:
Oil or gas in amounts of two thousand five hundred (2,500) barrels or more.
Oil or gas within three hundred feet (300') of any residential zone, school or park.
Recreational vehicles and boats.
D. Warehouses and logistics distribution centers, in accordance with chapter 18.156 of this title.” SECTION 9. Redlands Municipal Code Section 18.116.030, entitled “Permitted Uses,” is recommended to read as follows:
“Principal permitted uses in the M-2 zone include:
A. Uses permitted in the M-1 industrial zone.
B. Contractors' yards and shops, including building, masonry, painting, concrete, electrical, plumbing, refrigeration, roofing, heating and air conditioning.
C. Electrical distribution substations, electrical transmission substations, nonnuclear electric generating stations, and public utility buildings, office, and service yards, and steam electric generating stations.
D. Food products manufacture, including such processes as cooking, roasting, refining and extraction involved in the preparation of such products as cereal, chocolate, cider, coffee, Redlands Regular Meeting of 02-21-23 Page 563 of 786
16 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx glucose, rice, flour, feed and grain, vegetable oils and yeast; but not including fish or meat products.
E. Lumberyards, lumber processing and woodworking, including planing mills, plywood, veneering, wood preserving and laminating.
F. Machine tool manufacture, including metal lathes, presses and stamping machines, and woodworking machines.
G. Machinery manufacture, including electrical, agricultural, construction, mining, air conditioning equipment, dishwashers, dryers, furnaces, heaters, stoves and washing machines.
H. Manufacture of chemicals and chemical products, except those requiring a conditional use permit.
I. Manufacture, storage, reconditioning and exchange of such items as cans, containers, boxes, barrels, bottles and bags.
J. Manufacturing and processing of the following, conducted in an enclosed building, except that any outdoor manufacturing or processing operation in this group of uses shall be subject to approval of a conditional use permit:
Abrasives.
Aircraft and aircraft accessories.
Aluminum products.
Asbestos.
Automobiles, trucks and trailers.
Automotive accessories and parts.
Boats.
Bricks.
Burial vaults and caskets.
Candles.
Canvas.
Carpets and rugs.
Cement products.
Chalk.
Clay pipe and clay products.
Composition wallboard.
Glass, but excluding blast furnaces.
Glazed tile.
Graphite and graphite products.
Hemp products.
Ink.
Jute products.
Linter.
Metal foil.
Metal products.
Missiles and missile components, excluding explosive fuels.
Redlands Regular Meeting of 02-21-23 Page 564 of 786
17 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Motors and generators.
Paraffin products.
Plastics.
Porcelain products.
Pulp goods.
Pumice.
Putty.
Railroad equipment.
Rubber products.
Sand and lime products.
Sisal products.
Starch and dextrine.
Steel products.
Stone products.
Structural steel products.
Tile.
Wire and wire products.
K. Metal fabricating, heat treating, pickling and stamping.
L. Storage facilities, except those requiring a conditional use permit.
Transit and transportation terminals, repair and storage facilities.
M. Warehousing, ancillary to another primary use (see RMC Chapter 18.156, Article XII).
N. Warehousing, in buildings with less than 50,000 square-feet in gross floor area, and not more than five truck docks or dock high loading doors.”
SECTION 10. Redlands Municipal Code Section 18.116.050, entitled “Conditional Uses,” is recommended to read as follows:
“In the M-2 zone, the following uses may be permitted subject to approval of a conditional use permit:
A. Airports, heliports and landing strips.
B. Animal, food or beverage processing of the following kinds:
Breweries, distilleries and wineries.
Meat or fish products packing, canning or processing.
Vinegar, yeast and sauerkraut.
C. Asphalt, concrete and earth products activities of the following kinds:
Asphalt batching plants.
Concrete mixing and batching plants.
Rock crushing plants and aggregate dryers.
Redlands Regular Meeting of 02-21-23 Page 565 of 786
18 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Sandblasting plants.
Butane service and filling stations.
D. Commercial and service type uses which the commission, after study and deliberation, finds are needed to serve the M-2 district, and which will not interfere with the orderly development of the industrial area, and which will be compatible with industrial uses.
E. Distilling of:
Alcohol.
Bones.
Coal.
Coal tar.
Coke.
Wood.
Heavy metal works of the following kinds:
Blast furnaces.
Boiler works.
Drop forge industries.
Drop hammers.
Forges, foundries and forging works.
Metal and metal ore reduction or smelting.
Rolling mills.
F. Manufacturing of:
Acetylene.
Ammonia.
Aniline dyes.
Asphalt or asphalt products.
Bleaching powder.
Bronze, babbitt metal and similar alloys.
Carbide.
Carbolic, hydrochloric, picric and sulfuric acid.
Caustic soda.
Cellophane.
Cellulose and celluloid.
Cement, lime, gypsum or plaster of Paris.
Charcoal, lampblack or fuel briquettes.
Chlorine.
Coal, coke or coal tar products.
Creosote.
Exterminating agents.
Fertilizer.
Film.
Gas.
Lacquer, shellac, turpentine, varnish or calcimine (kalsomine).
Linoleum or oilcloth.
Redlands Regular Meeting of 02-21-23 Page 566 of 786
19 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx Matches.
Nitrating of cotton and other materials.
Phenol.
Potash.
Pyroxylin.
Rubber (natural or synthetic).
Soap, tallow, grease and lard.
Radio transmitter towers, higher than fifty feet (50') above ground level.
G. Refining of:
Fats and oils.
Metals and metal ores.
Petroleum and petroleum products.
Sugar.
Salvage, wrecking and disposal activities of the following kind:
Automobile wrecking and salvage.
Building wrecking and salvage.
Dumps, including garbage and trash disposal.
Industrial waste material salvage, waste metal, rag, clothing, glass and paper salvage operations.
Sewer farm or sewage disposal plants.
H. Storage of:
Automobiles and other vehicles purchased for wrecking operations.
Fertilizer or manure.
House movers' equipment and buildings moved from other locations.
Oil or gas in amounts of two thousand five hundred (2,500) barrels or more.
Oil or gas within three hundred feet (300') of any residential zone, school or park.
Sand, gravel, rock or decomposed granite in amounts of two thousand (2,000) tons or more.
Used building materials or secondhand buildings.
I. Warehouses and logistics distribution centers, in accordance with chapter 18.156 of this title.” Redlands Regular Meeting of 02-21-23 Page 567 of 786
20 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx SECTION 11. The Mayor shall sign this ordinance and the City Clerk shall certify to the adoption of this ordinance and shall cause it, or a summary of it, to be published once in the Redlands Daily Facts, a newspaper of general circulation within the City, and thereafter, this ordinance shall take effect as provided by law.
_________________________________
Eddie Tejeda, Mayor
ATTEST:
____________________________________
Jeanne Donaldson, City Clerk
Redlands Regular Meeting of 02-21-23 Page 568 of 786
21 I:\cmo\Ordinances\2955 Amending Title 18-Zoning Regulations Legislative.docx I, Jeanne Donaldson, City Clerk, City of Redlands, hereby certify that the foregoing Ordinance was duly adopted by the City Council at the regular meeting thereof, held on the 21st day of February, 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
__________________________________
Jeanne Donaldson, City Clerk
Redlands Regular Meeting of 02-21-23 Page 569 of 786
City Council Meeting K. 2.
DATE: 02/21/2023
TO: Honorable Mayor and City Council Members
SUBJECT: Appeal of Planning Commission's decision regarding entitlements for warehouse development located at 1980 West Park Avenue, Redlands (APN: 0292-153-20-000) By Appellant Lozeau Drury, LLP
(Mayor to declare meeting open as a public hearing)
Public hearing to consider an appeal of the Planning
Commission's decision to approve the following entitlements for a warehouse development project on a 2.56-acre lot
located at 1980 West Park Avenue, at the northeast corner of West Park Avenue and New Jersey Street (APN:
0292-153-20-0000), in the Commercial Industrial (EV/IC) district of the East Valley Corridor Specific Plan.
a.
1. A Socio-Economic Cost/Benefit Study prepared for the proposed project in accordance with Measure U.
2. Commission Review & Approval No. 949 to construct a new warehouse building totaling 48,079 square feet (42,579
square feet of warehouse space and 5,500 square feet of office space), and related site improvements including parking lot, driveways, landscape, lighting, walls, and utility connections. The project is exempt from environmental review in accordance with Section 15332 (In-Fill Development
Projects) of the California Environmental Quality Act (CEQA) Guidelines.
3. Street Vacation No. 190 – A request to vacate excess public right-of-way that is two (2) feet wide and approximately 361.45 feet in length, along the western property line of the subject property along New Jersey Street. The street vacation proposal is exempt from environmental review in accordance with Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines.
(Development Services Director Desatnik)
Redlands Regular Meeting of 02-21-23 Page 570 of 786
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.
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. 8. Mayor closes the public hearing.
9. City Council considers the motion and votes.
MOTION(S):
If the City Council deems it appropriate, staff recommends the following motion.
I move to deny the Appeal and uphold the Planning Commission’s approval of Commission Review and Approval No. 949, the adoption of the Socio-Economic Cost/Benefit Study prepared for the project, and the recommendation for Street Vacation No. 190.
COMMISSION RECOMMENDATION:
On December 13, 2022, the Planning Commission adopted Resolution No. 1605 approving Commission Review & Approval (CRA) No. 949 and the Socio-Economic Cost/Benefit Study for the proposed project. In addition, the Planning Commission adopted Resolution No. 1606 making a determination of General Plan conformity for Street Vacation No. 190, and recommended that City Council approve the Street Vacation, which is part of the overall entitlement package.
If the City Council denies the appeal and upholds the Planning Commission's decision, then Commission Review & Approval (CRA) No. 949 will stand as approved. The Commission also recommended that City Council approve Street Vacation No. 190, therefore, the decision on the Street Vacation will need to be made by the City Council at a later date.
Redlands Regular Meeting of 02-21-23 Page 571 of 786
BACKGROUND:
A) Project Description
The Project proposes to construct a new warehouse building totaling 48,079 square feet (to include 42,579 square feet of warehouse space and 5,500 square feet of office space) and related site improvements including parking lot, driveways, landscape, lighting, walls, and utility connections, at a vacant
2.56-acre lot located at 1980 West Park Avenue, at the northeast corner of West Park Avenue and New Jersey Street (APN: 0292-153-20-0000).
The Planning Commission staff report and resolutions are included as Attachment A, Attachment B, and Attachment C. On December 13, 2022, the Planning Commission approved CRA No. 949 and the Socio-Economic Cost/Benefit Study for the proposed project. The Commission also made a determination of General Plan conformity for Street Vacation No. 190, and recommended that City Council approve the Street Vacation (note that the decision on Street Vacation No. 190 will be made by the City Council at a later date). The attached project plans include the approved Site Plan (Attachment E), Floor Plan (Attachment F), Elevations and Color Renderings (Attachment G), as well as the Landscape Plan (Attachment H).
B) Appeal Filing
Following approval by the Planning Commission on December 13, 2022, the law firm Lozeau Drury, LLP, filed an appeal within ten days of the decision as required by RMC Section 18.192.070. Lozeau Drury, LLP, frequently represents Supporters Alliance for Environmental Responsibility (SAFER) and submitted their appeal on September 19, 2022 (Attachment I). As indicated on the appeal form, the appellant’s Grounds for Appeal states, “The City incorrectly applied CEQA’s Class 32 In-Fill Development categorical exemption to the project and thus a full CEQA analysis is required.”
Further, the appellant’s letter stated, “The Class 32 Exemption does not apply on its face,” and expressed concerns about the following topics:
The appellant alleges the project will have significant indoor air quality impacts due to the potential use of formaldehyde in the building construction, therefore precluding reliance on the Class 32 Exemption.
1. The appellant alleges that the evidence supporting a Class 32 Exemption is inadequate, particularly as it relates to evidence that the approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
2. Redlands Regular Meeting of 02-21-23 Page 572 of 786 C) Staff Response
1. Indoor Air Quality
In terms of the appellant’s claim regarding the Project’s indoor air quality impacts due to the potential use of formaldehyde in the building construction, the proposed new warehouse building would be required to comply with the California Green Building Standards Code (CALGreen) Sections 4.504.5 and
5.504.4.5. Furthermore, composite wood products used within the Project must be compliant with the California Air Resource Board (CARB) Airborne Toxic Control Measures Phase II or Toxic Substances Control Act (TSCA) Title VI.
These state regulations along with Cal/OSHA are the main regulators of indoor formaldehyde products. The comment does not describe how the asserted formaldehyde related cancer risk of 17.7 per million would occur and does not identify any Project-specific conditions (other than the fact that the Project' s construction may use wood building materials) that would lead to impacts.
Current federal and state regulations exist which limit the potential formaldehyde emissions from building materials. On June 1, 2018, the U. S. Toxic Substances Control Act (TSCA) Title VI was implemented, which requires composite wood products sold, supplied, offered for sale, manufactured, or imported in the United States are required to meet new emission standards for formaldehyde from composite wood products to reduce exposures to formaldehyde and avoid adverse health effects. Typical composite wood products include hardwood plywood, medium-density fiberboard, and particleboard, as well as household and other finished goods containing these products. The new emission limits include the following:
Hardwood Plywood: 0.05 parts per million (ppm)
Particleboard: 0.09 ppm
Medium - density fibreboard: 0.11 ppm
Thin Medium -density fibreboard: 0.13 ppm
These emission levels were determined to be in compliance with and result in less exposure (e.g., daily intake) than the California Proposition 65 safe harbor level for formaldehyde (40 μg/ day), which is based on Proposition 65's risk criterion of 1 in 100,000. Thus, products manufactured to TSCA Title VI and California Proposition 65 safe harbor standards (which is now required by the U.S. EPA for all products manufactured or imported into the United States) would not generate formaldehyde emissions that would exceed the SCAQMD significance threshold of 10 per million. CARB states that these standards are projected to lead to a reduction in statewide formaldehyde emissions of 500 tons per year. Reduced risk of cancer from formaldehyde exposure is also a resulting benefit, and implementation of these standards is estimated to reduce excess cancer cases per million people from formaldehyde exposure by about 40 percent. The CalGreen Building Code also includes similar formaldehyde limits Redlands Regular Meeting of 02-21-23 Page 573 of 786
for building products.
The project would be implemented pursuant to these formaldehyde requirements, as all products manufactured or imported in the United States would be required to meet these regulations. This would limit the potential of human health and cancer risks to a less than significant level pursuant to the SCAQMD significance threshold of 10 per million. Thus, building material manufacturer's compliance with existing regulations would avoid any potentially significant impacts related to formaldehyde. Therefore, the project's impacts will remain less than significant, and no further environmental analysis is warranted.
2. CEQA Exemption
CEQA Guidelines Section 15332 pertains to infill development projects on infill sites, and the proposal meets all criteria for exemption as discussed below.
a. The project is consistent with the applicable General Plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations;
b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
c. The project site has no value as habitat for endangered, rare or threatened species;
d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
e. The site can be adequately served by all required utilities and public services.
The proposed warehouse use is consistent with the General Plan land use designation, the analysis in the General Plan EIR, as well as the zoning designation (EV/IC) of the subject property. The proposed site plan and architectural design meets all development standards for the zone. The project site is less than five (5) acres in size, and is surrounded by urban uses on developed properties, as required by the exemption criteria. The project site was a small orange grove until 1994 when the citrus trees were removed, and the property has had a residential dwelling since 1994. The project site and vicinity has no value as habitat for endangered, rare, or threatened species. Also, the project site as well as the surrounding properties have been adequately served with all required public and private utilities and public services. Therefore, the effects of the project will have no impact or will remain less than significant, and no further environmental analysis is warranted.
In terms of the Project’s impact relating to traffic, noise, air quality, or water Redlands Regular Meeting of 02-21-23 Page 574 of 786
quality, the proposed warehouse use will comply with applicable development standards and operating regulations. The city's Development Review Committee previously reviewed the project plans for compliance with applicable noise, air quality, and water quality standards. Staff prepared an air quality screening report using the standard California Emissions Estimator Model (CalEEMod) and the project will not generate any air quality impacts that exceed any significance thresholds for any of the criteria pollutants (such as nitric oxide, carbon monoxide, sulfur dioxide, particulate matter 10 and 2.5, reactive organic compounds, etc.). The project will comply with applicable stormwater, drainage, NPDES, and other water quality standards. There is no information or evidence that suggests the project may result in any potentially significant impacts on the environment (and speculation, argumentation, or controversy does not constitute substantial evidence under CEQA). In addition, Conditions of Approval are included with the project to ensure compliance with applicable regulations.
In terms of traffic impacts, the proposed warehouse use is consistent with the General Plan and General Plan EIR. The proposal is exempt from Vehicle Miles Traveled (VMT) analysis under CEQA according to the City’s adopted Local CEQA Thresholds for VMT Analysis. The city's local exemption criteria for warehouse projects is 463,600 square-feet, and the proposal is well under the threshold with a proposed building size of 48,079 square feet. VMT analysis was not required to be prepared and the proposed CEQA exemption is appropriate for this project. Therefore, the effects of the project will have no impact or will remain less than significant, and no further environmental analysis is warranted.
Staff recommends that the use of the Section 15332 (Class 32) exemption for Infill Development Projects is appropriate and meets the purpose and intent of this exemption as provided by CEQA. Preparation and circulation of an Initial Study, or preparation of multiple technical reports to justify an exemption, is not required or recommended by CEQA in order to properly utilize one of the exemptions as provided by CEQA.
ENVIRONMENTAL REVIEW:
The proposed Project qualifies for categorical exemption from environmental review pursuant to Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA) Guidelines. Section 15332 pertains to infill development sites and the proposal meets all the conditions for the exemption, as discussed above.
ALTERNATIVES:
The City Council may request additional information and continue the public hearing to a date certain; or,
1. The City Council may uphold the Appeal and overturn the Planning Commission’s approval of the project, and direct staff to prepare additional
2. Redlands Regular Meeting of 02-21-23 Page 575 of 786 environmental review documents such as an Initial Study to be reviewed at a public hearing before the City Council at a later date.
SUBMITTED BY:
Brian Desatnik, Development Services Director
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
Danielle Garcia, Management Services/Finance Director
PREPARED BY:
Catherine Lin, Principal Planner
Attachments
Attachment A: PC Staff Report dated December 13, 2022
Attachment B: PC Resolution 1605 (CRA No. 949 Approval) Attachment C: PC Resolution 1606 (Recommendation for SV No. 190) Attachment D: Location Map and Aerial Photo
Attachment E: Site Plan
Attachment F: Floor Plan
Attachment G: Elevation and Color Renderings
Attachment H: Landscape Plan
Attachment I: Appeal Application and Attachments
Attachment J: Resolution No. 8442
Redlands Regular Meeting of 02-21-23 Page 576 of 786
1/21/23, 4:56 PM Print Agenda Item
https://destinyhosted.com/print_ag_memo.cfm?seq=4503&rev_num=0&mode=External&reloaded=true&id=73352 1/8 City of Redlands
REQUEST FOR PLANNING COMMISSION ACTION
Planning Commission Agenda Item NO. 4.C.
Meeting Date: 12/13/2022
APPLICANT:
UCR Group, LLC
(PROJECT PLANNER: CATHERINE LIN, PRINCIPAL PLANNER)
PUBLIC HEARING to consider the following development applications for a vacant 2.56-acre lot located at 1980 West Park Avenue, at the northeast corner of West Park Avenue and New Jersey Street (APN: 0292-153-20-0000), in the Commercial Industrial (EV/IC) district of the East Valley Corridor Specific Plan.
1. Consideration of a Socio-Economic Cost/Benefit Study prepared for the proposed project in accordance with Measure U.
2. Consideration of Commission Review and Approval No. 949 – A request to construct a new warehouse building totaling 48,079 square feet to include 42,579 square foot of warehouse space and 5,500 square foot of office space, and related site improvements including parking lot, driveways, landscape, lighting, walls, and utility connections. The proposed project qualifies for exemption from environmental review in accordance with Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA) Guidelines.
3. Consideration of Street Vacation No. 190 – A request to vacate excess public right-of-way that is 2 feet wide and approximately 361.45 feet in length, along the western property line of the subject property along New Jersey Street. The street vacation proposal qualifies for exemption from environmental review in accordance with Section 15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines.
SYNOPSIS
1. General Plan Designation: Commercial/Industrial
2. Existing Zoning: Commercial Industrial (EV/IC) District of the East Valley Corridor Specific Plan
3. Surrounding Zoning: EV/IC District to the north, south, east, and west
4. Existing Land Use: There are presently two residential homes, a detached garage, and RV storage on the property.
5. Surrounding Land Use:
North: Multi-tenant office and light industrial uses
South: Office and warehouse uses
West: Office and light industrial uses
East: Office and light industrial uses
6. Area/Topography: The parcel is generally flat in topography.
7. Environmental
Determination:
Exempt from CEQA Guidelines pursuant to Section 15332 (In-Fill Development Projects)
8. Socio-Economic/Cost
Benefit
Study:
A Socio-Economic Cost/Benefit Study was prepared, and the project has a positive ratio of +14.71.
Redlands Regular Meeting of 02-21-23 Page 577 of 786
1/21/23, 4:56 PM Print Agenda Item
https://destinyhosted.com/print_ag_memo.cfm?seq=4503&rev_num=0&mode=External&reloaded=true&id=73352 2/8
9. Planning Commission
Submittal Dates:
(A) Date Submitted:
(B) Date Accepted As Complete:
(C) Planning Commission Meeting:
May 26, 2022
October 14, 2022
December 13, 2022
PROPOSAL
The applicant proposes to construct a new warehouse building totaling 48,079 square feet, to include 41,579 square feet of warehouse space and 5,500 square feet of office space, on a 2.56 acre property located at 1980 W. Park Avenue (APN: 0292-153-20) (see Attachment A – Location Map and Aerial Photo). Also, the developer requests to vacate excess public right-of-way 2 feet in width and 361.45 feet in length, along the western frontage of the property. The development includes necessary on-site improvements including parking, landscaping, sidewalk, parkway, streetlights, curb and gutter (see Attachment B - Site Plan).
BACKGROUND
The property and surrounding sites were used for citrus production until the 1980s. According to historic aerial photographs, the citrus groves on the site were removed by 1994, and the site has been utilized as a residential use since. Adjacent properties to the north, south, and east have been developed as warehouse uses, while the adjacent property to the west was developed as an office complex. The project site is located within the East Valley Commercial Industrial (EV/IC) District.
ANALYSIS
A) General Plan
The project site has a land use designation as Commercial/Industrial on the General Plan Land Use Map, which is intended for a compatible mix of commercial, manufacturing, and light industrial uses (see Attachment C – General Plan Land Use Map). The 2035 General Plan states that this land use category includes flex commercial space as well as business parks, and supports uses such as commercial retail, services, and manufacturing. The proposed speculative warehouse building would be consistent with the Commercial/Industrial land use designation. The proposed use is consistent with the applicable goals and polices of the General Plan as listed below. 4-P.10: Ensure that that scale and character of new development is appropriate for surrounding terrain and the character of existing development.
4-P.19: Provide lands to accommodate a wide range of light industrial uses including research and development, manufacturing, agricultural processing, and logistics near transportation corridors in areas where low- to moderate-intensity operations would be sufficiently buffered. 4-P.20: Provide for the concentration of office, industrial, and commercial uses in appropriate locations near transportation corridors to encourage the development of employment centers and reduce the potential for land use conflicts with sensitive uses.
B) East Valley Corridor Specific Plan
The site is located within the Commercial Industrial (EV/IC) District of the East Valley Corridor Specific Plan, which is intended to serve a regional area with a wide variety of wholesale, warehouse, light manufacturing, retail and service uses (see Attachment D – Zone Map). The proposed warehouse building will be consistent with the intent of the EV/IC District. The proposed project will meet all applicable development standards of the EV/IC District (see Attachment E – Table of EV/IC Zoning Standards), as summarized in Table 1.
Redlands Regular Meeting of 02-21-23 Page 578 of 786
1/21/23, 4:56 PM Print Agenda Item
https://destinyhosted.com/print_ag_memo.cfm?seq=4503&rev_num=0&mode=External&reloaded=true&id=73352 3/8 Table 1 - Summary of Development Standards for the EVIC/District Development Standard Requirement Proposed Complies
Lot Area 12,000 sq. ft. 111,513 sq. ft. Yes
Lot Width 100 ft. 380 ft. Yes
Lot Depth 150 ft. 295 ft. Yes
Floor Area Ratio 0.8 max. 0.43 Yes
Building Height 50 ft. 38.5 ft. Yes
Front Setback 25 ft. 25'- New Jersey St.
25' - W. Park Ave Yes
Side Setback 0 ft. Side (North): 6 ft. Yes
Rear Setback 0 ft. Rear (South): 5.5 ft. Yes
Lot Coverage 50% max. 39% Yes
Site Landscaping 15% min. 16% Yes
Parking Lot Landscaping Min. 7% of total area 15% Yes
C) Commission Review and Approval
Proposed Use: The proposed development is a new warehouse totaling 48,079 square feet. The intended tenant of the proposed warehouse also has facilities in nearby warehouses, and the proposed warehouse will support the company’s expansion. In terms of business hours, two work shifts are anticipated. The first shift is anticipated to run from 7:00 a.m. to 5:00 p.m., while the second shift is anticipated to run from 4:00 p.m. to midnight. The anticipated employment of the facility is anticipated to range between 87 to 100 full-time employees.
Elevations and Building Design: The architectural design incorporates pop-ups and recessed elements, as well as roof parapets at varying heights. The building will incorporate a color palette consisting of three shades of grey and white colors at the indented concrete panels to create visual interest and variation. In addition, the applicant is proposing to use blue reflective glazing for the windows, as well as for both floors at the street corner and at the entrance to the parking lot to allow light into the building, and to create a sense of opening. Furthermore, painted metal louver will be installed along the west elevation facing New Jersey Street, as well as at the street corner of W.
Park Avenue and New Jersey Street. Finally, the design also incorporates trellis to accommodate vines. See Attachment B-3 - Elevations & Renderings.
Parking and Circulation: The proposed project will provide 85 spaces and complies with the requirement for 85 spaces. The parking stall dimensions proposed for the standard parking spaces are 9 feet in width by 18 feet in depth with a 1-foot clear area for overhang. As indicated in Table 2, the project complies with the minimum parking requirements.
Table 2. Parking Requirement
Parking Requirement Spaces
Required
Spaces
Provided
Office: 1 space/250 square feet of gross floor area 22 spaces 22 spaces Warehouse: 1 space/500 square feet of gross floor
area up to 20,000 square feet 40 spaces 40 spaces
Redlands Regular Meeting of 02-21-23 Page 579 of 786
1/21/23, 4:56 PM Print Agenda Item
https://destinyhosted.com/print_ag_memo.cfm?seq=4503&rev_num=0&mode=External&reloaded=true&id=73352 4/8 Warehouse: 1 space/1,000 square feet of gross
floor area over 20,000 square feet 23 spaces 23 spaces
TOTAL 85 spaces 85 spaces
Proposed parking spaces are either to be located behind the building, or are sufficiently setback from the streets. A total of four dock doors are proposed along the rear/west elevation of the building (i.e., not visible from public right-of-way) for truck deliveries.
Walls & Fences: In order to maintain an open front yard setback consistent with surrounding properties, the applicant is not proposing any fencing within the front yard areas facing Park Avenue and New Jersey Street. Along the northerly property line (an adjacent warehouse use), a six-foot high block wall will be constructed to secure the property. Along the westerly property line (adjacent to another existing warehouse use), the applicant is proposing to keep the existing six-foot high chain link fence in place.
Landscaping: The proposed plant palette consists of a combination of trees, shrubs, accent plants, and ground cover (see Attachment B-4 – Landscape Plans). The minimum landscaping requirement is 15% for industrial uses, and the proposed project provides 16% (or 18,514 square feet) of landscaping. In addition, a minimum of 7% of landscaping is required for the parking area, and the project provides 11% (or 5,738 square feet).
The trees that were selected were reviewed and approved by the Facilities & Community Services Department. The selected species include Weeping Bottlebrush, Shademaster Locust, Flaxleaf Paperbark, Keith Davey Chinese Pistache, and Long Leafed Yellow Wood Column. Furthermore, 82% of the trees proposed to be planted within the parking lot area are evergreen trees, therefore meeting the requirement of at least 50% evergreen trees for the parking lot area.
D) Architectural Review Criteria
It is intended that design submittals be compatible with the character of adjacent and surrounding developments, and that they be of comparable composition, materials, textures and colors.
Conformance is evaluated based on the following seven criteria. The proposal will also comply with the applicable architectural design guidelines for commercial buildings (see Attachment F – Table of Architectural Design Guidelines).
1. Site layout, orientation, location of structures and relationship to one another, as well as open spaces and topography.
The proposed site layout, building orientation, location of structures and relationship to one another are physically suitable in size and shape to support the development. The site will be accessed via three two-way driveways – one facing New Jersey Street and two facing W. Park Avenue. The site layout and driveway design meets all applicable development standards of the EVCSP.
2. Harmonious relationship of building with existing and proposed adjoining developments.
The project site is surrounded by light industrial development to the north, south, and east, as well as an office complex to the west. The proposed building and use are compatible with the context of the area which is primarily composed of light industrial uses.
3. Maximum height, area, setbacks and overall mass of building, as well as other structures such as walls, screens, towers or signs, and effective concealment of all mechanical equipment.
The proposed project meets all applicable development standards of the Commercial Industrial (EV/IC) District of the EVCSP including floor-area ratio, setbacks, building height, and lot coverage.
Redlands Regular Meeting of 02-21-23 Page 580 of 786
1/21/23, 4:56 PM Print Agenda Item
https://destinyhosted.com/print_ag_memo.cfm?seq=4503&rev_num=0&mode=External&reloaded=true&id=73352 5/8 The proposed building will have an overall height of approximately 38.5 feet and any proposed roofmounted mechanical equipment will be screened from the public right-of-way through the incorporation of parapet walls. In addition, the loading dock area will be screened through the placement of the building from the public right-of-way.
4. Harmony of construction materials and colors in relation to all exterior elevations.
The proposed architectural design of the building is consistent with the surrounding development in terms of material, color, and scale. The design of the building provides variation in parapet height, pop outs, as well as use of glass materials along all four elevations of the building particularly the street corner. A white and grey-scale color palette was selected consisting of six shades of gradient from white to nightfall metallic grey. In addition, metal louvers are proposed along the west elevation facing New Jersey Street to create visual interest. The applicant is also proposing to install multiple trellises for growing vines. The proposed building material and selected colors are in harmony with each other. And relates well with the proposed architecture.
5. Location and type of planting, with due regard for the preservation of specimen trees upon a site.
Landscaping is proposed along the front yard setback area facing W. Park Avenue and New Jersey Street, as well as within the proposed parking lot area. The proposed landscaping consists of groundcovers, shrubs, vines, and trees. A total of 51 trees are proposed to be planted. The proposal meets the landscaping requirements of the East Valley Corridor Specific Plan in terms of the landscaping requirement within parking areas and the requirements for street trees. Industrial uses that are located within the EVCSP are required to provide a minimum of 15% of landscaping. The project provides 18,514 square feet (or 16%) of landscaping.
6. Design and appropriateness of signs in relation to the architectural style of the building.
No signs are proposed as part of this application. The East Valley Corridor Specific Plan indicates that signs within the EV/IC District would utilize the sign standards for the C-4. Highway Commercial District. Any future wall signs would be reviewed administratively and would require a sign permit. In addition, any future monument signs would be processed with a Commission Sign Review and would require separate approval by the Planning Commission.
7. Glazing or image reflective surfaces (specular reflectance) shall be limited to a maximum reflectance value of twenty five percent (25%). "Specular reflectance" means any mirror like reflection, as contrasted to diffused reflection from such surfaces as concrete or vegetation.
The project proposes the use of blue reflective glazing. To ensure compliance with the EV/IC District development standards, a condition of approval has been added to the project that glazing or image reflective surfaces (specular reflectance) shall be limited to a maximum reflectance of 25%.
E) Street Vacation
The developer is requesting that the City vacate a portion of excess right-of-way along the project’s frontage along the westerly side along New Jersey Street (see Attachment G – Street Vacation Exhibit). The proposal will vacate two feet (2'0") of right-of-way, approximately 361 linear feet in length, on the east side of New Jersey Street. California Government Code Section 65402(a) requires that prior to considering a vacation or abandonment of public right-of-way, the planning agency (Planning Commission) shall review the matter and render its report as to the vacation being in conformity with the City’s General Plan.
The vacation will allow the applicant to maintain the required 25-foot front yard setback, and maintain the excess public street right-of-way as landscaping improvement for the proposed Redlands Regular Meeting of 02-21-23 Page 581 of 786
1/21/23, 4:56 PM Print Agenda Item
https://destinyhosted.com/print_ag_memo.cfm?seq=4503&rev_num=0&mode=External&reloaded=true&id=73352 6/8 warehouse. The Municipal Utilities & Engineering Department has reviewed the street vacation and dedication plans for consistency, and has expressed no concerns regarding the street vacation.
General Plan Conformity: The 2035 General Plan, Chapter 5 (Figure 5-5: Roadway Classification), designates New Jersey Street as a local road. In accordance with Figure 5-6 (Illustrative Street Sections), local streets shall have a minimum half-width of 33 feet and a full width of 64 feet for the public right-of-way. Figure 5-6 also indicates that the street sections are illustrative only, and that minor variations and deviations from dimensions are permitted and would therefore not require a General Plan Amendment. The proposal is consistent with the following General Plan policies.
Policy 5.P-11: Implement standards for pavement design and roadway and intersection striping so streets are accessible by all users and all modes, and safety is improved.
Policy 5-A.52: Allow the City Engineer to require additional right-of-way and pavement width for local and collector roads in the Commercial, Commercial/Industrial, Light Industrial, and Public/Institutional land use designations based on existing street sections, traffic volumes, and truck traffic.
F) Socio-Economic Cost/Benefit Study
A Socio-Economic Cost/Benefit Study was prepared for this project (see Attachment H-1) per Measure U. According to the Cost/Benefit Model used by the City, the project is expected to result in annual non-residential revenues of $18.98 per square-foot to the City upon project implementation, and annual ongoing costs of $1.29 per square foot. The surplus is $17.69 per square foot, for a cost/benefit ratio of +14.71. The complete Cost/Benefit Model results are attached herein (see Attachment H-2).
ENVIRONMENTAL REVIEW
The project qualifies for categorical exemption from environmental review pursuant to Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA) Guidelines.
Section 15332 pertains to infill development sites and the proposal meets all the conditions for the exemption, as discussed below.
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations; b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses;
c. The project site has no value as habitat for endangered, rare or threatened species; d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
e. The site can be adequately served by all required utilities and public services.
The proposal meets all criteria above to utilize Section 15332 for infill development projects. The project complies with the General Plan land use designation as “Commercial/Industrial” as well as the EV/IC zoning designation and applicable development standards. The subject lot is located is
2.56 acres in size and surrounded by urban uses. The site is surrounded by other industrial developments and has no value as habitat for endangered, rare or threatened species. The proposed warehouse use is consistent with the General Plan and zoning, and there is no information or evidence that the project is likely to result in any significant effects relating to traffic, noise, air quality, or water quality. The project site, as well as parcels in the surrounding area, currently receive utilities and public services from the City. In conclusion, the proposed project meets all of the Redlands Regular Meeting of 02-21-23 Page 582 of 786
1/21/23, 4:56 PM Print Agenda Item
https://destinyhosted.com/print_ag_memo.cfm?seq=4503&rev_num=0&mode=External&reloaded=true&id=73352 7/8 criteria for categorical exemption from environmental review pursuant to Section 15332 (In-Fill Development Projects) of the California Environmental Quality Act (CEQA) Guidelines.
FINDINGS
Commission Review and Approval
1. The site for the intended use is adequate in size and shape to accommodate the use, and all of the required yards, setbacks, walls or fences, landscaping and other features will adjust the use to those existing or permitted future uses of land in the neighborhood.
The project site will be developed with a concrete tilt-up warehouse building, and the proposed use is permitted in the zoning district. The project meets the applicable development standards of the Commercial Industrial (EV/IC) District including setbacks, lot coverage, and floor area ratio. The proposed use will be compatible with the surrounding uses that are located in the vicinity of the project site, which primarily consist of light industrial uses.
2. The site for the proposed use relates to streets and highways which are properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use.
The site has access to local streets and highways which are designed to carry the type and quantity of traffic that will be generated by the proposed use. The site will have access via three two-way driveways (one facing New Jersey Street and two facing W. Park Avenue). Access to the project site vicinity can be provided via nearby major arterials including Redlands Boulevard, California Street, and Alabama Street.
3. The conditions set forth in the approval and those shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare.
The conditions of approval for the project will protect the public health, safety, and general welfare.
The project site will be developed in accordance with standard engineering design requirements as well as standard building code and fire code requirements. The project has been conditioned to comply with the applicable provisions of the Redlands Municipal Code and the provisions of the East Valley Corridor Specific Plan.
Request to Waive Undergrounding Utilities (RMC 17.17.020)
4. The subdivision is within an area where existing utilities have not been undergrounded and that deferral will be allowed because underground is impractical due to physical constraints, or the surrounding neighborhood is absent of similar improvements.
The applicant is requesting to waive the requirement to underground one overhead fiber optic pole along West Park Avenue. The project site is in an area where existing utilities have not been undergrounded, as utilities poles on both sides of West Park Avenue to the west of the project site have not been undergrounded, and only partial undergrounding of utilities have been completed for the segment of West Park Avenue to the east of the project site. In addition, this segment of New Jersey Street has similar condition as West Park Avenue where most of the utilities poles have not been undergrounded. Therefore, this finding may be made.
5. Overhead utilities will have no significant visual impact.
The visual character and quality of West Park Avenue along the project’s frontage and the surrounding area will not be detrimentally affected by deferring the undergrounding of utility lines.
The applicant is required to pay the estimated cost of undergrounding along the project frontages.
Redlands Regular Meeting of 02-21-23 Page 583 of 786
1/21/23, 4:56 PM Print Agenda Item
https://destinyhosted.com/print_ag_memo.cfm?seq=4503&rev_num=0&mode=External&reloaded=true&id=73352 8/8 Fees collected in lieu of undergrounding are to be used by the City to fund undergrounding of utilities in the future. Deferring the undergrounding is not expected to result in any significant visual impacts since the aforementioned utility lines will remain as-is surrounding the subject property, and the project will not contribute to any additional visual impact. Therefore, this finding may be made.
RECOMMENDATIONS
Staff recommends that the Planning Commission adopt Resolution No. 1605 and approve Commission Review & Approval No. 949 and the Socio-Economic Cost/Benefit Study prepared for the project. Further, staff recommends that the Planning Commission adopt Resolution No. 1606 to determine that Street Vacation No. 190 is in conformance with the City’s General Plan.
MOTIONS
If the Planning Commission concurs with Staff's recommendation, the following motions have been provided:
"I move that the Planning Commission adopt Resolution No. 1605 to approve the Socio-Economic Cost/Benefit Study for the project and approve Commission Review & Approval No. 949, based on the findings contained in the staff report, and subject to the attached Conditions of Approval." "I move that the Planning Commission adopt Resolution No. 1606 and determine that Street Vacation No. 190 is in conformance with the City’s General Plan." Attachments
Attachment A: Location Map & Aerial Photo
Attachment B-1: Site Plan
Attachment B-2: Floor Plan
Attachment B-3: Elevation & Color Renderings
Attachment B-4: Landscape Plan
Attachment C: General Plan Land Use Map
Attachment D: Zone Map
Attachment E: Table of EV/IC Zoning Standards
Attachment F: Table of Architectural Guidelines
Attachment G: Street Vacation legal description & exhibit Attachment H-1: Socio-Economic Cost/Benefit Study
Attachment H-2: Socio-Economic Cost/Benefit Model
Attachment I-1: Resolution No. 1605 (Commission Review & Approval) Attachment I-2: Engineering Conditions of Approval
Attachment J: Resolution No. 1606 (Street Vacation)
Redlands Regular Meeting of 02-21-23 Page 584 of 786
Redlands Regular Meeting of 02-21-23 Page 585 of 786
Redlands Regular Meeting of 02-21-23 Page 586 of 786
Redlands Regular Meeting of 02-21-23 Page 587 of 786
Redlands Regular Meeting of 02-21-23 Page 588 of 786
Redlands Regular Meeting of 02-21-23 Page 589 of 786
Redlands Regular Meeting of 02-21-23 Page 590 of 786
Redlands Regular Meeting of 02-21-23 Page 591 of 786
Redlands Regular Meeting of 02-21-23 Page 592 of 786
Redlands Regular Meeting of 02-21-23 Page 593 of 786
Redlands Regular Meeting of 02-21-23 Page 594 of 786
Redlands Regular Meeting of 02-21-23 Page 595 of 786
Redlands Regular Meeting of 02-21-23 Page 596 of 786
Redlands Regular Meeting of 02-21-23 Page 597 of 786
Redlands Regular Meeting of 02-21-23 Page 598 of 786
Redlands Regular Meeting of 02-21-23 Page 599 of 786
Redlands Regular Meeting of 02-21-23 Page 600 of 786
Redlands Regular Meeting of 02-21-23 Page 601 of 786
Redlands Regular Meeting of 02-21-23 Page 602 of 786
Redlands Regular Meeting of 02-21-23 Page 603 of 786
Redlands Regular Meeting of 02-21-23 Page 604 of 786
Redlands Regular Meeting of 02-21-23 Page 605 of 786
Redlands Regular Meeting of 02-21-23 Page 606 of 786
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!!!!!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
!
W REDLANDS BLVD
NEVADA ST
CALIFORNIA ST
TAFF ST
RHONDA ST
SEVERN ST
SEVILLE LN
NAVEL WAY
AVALON WAY
SIRIANNI CT
VERNA CT
TU
DOR
CT
RANCHO DR
HOWARD PL
ESSEX CT
SCARLET ST
SATSUMA ST
MORO ST
ROBLE ST
CARDIGANPL
MEYER ST
GOLDEN ROD ST
HEIRLOOM WAY
TANGELO WAY
AMIGOS DR
CITRUS AVE
SNOWDEN AVE
CLEMENTINE WAY
VERNA LN
NEW JERSEY ST
W CITRUS AVE
W PARK AVE
IOWA ST
E 210 TO 10 FRWY
E 10 FRWY
W 10 FRWY
I
N
D
U
S
T
R
I
A
L
P
A
R
K
AV
E
Copy right near map 2015
Location Map
CRA No. 949
SV No. 190
OneStop.mxd
0 390 780
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.
November 26, 2022 .
Redlands Regular Meeting of 02-21-23 Page 607 of 786
NEW JERSEY ST
W PARK AVE
Aerial Photo
CRA No. 949
SV No. 190
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.
November 26, 2022 .
Redlands Regular Meeting of 02-21-23 Page 608 of 786
35'-0" DRIVEWAY 30'-3" DRIVEWAY
32'-6"
DRIVEWAY
9@9'=81'-0" 7'-0" 14@8'=112'-0" 21'-3" 8@9'=72'-0" 20'-0" 6'-0" 6'-6" 3@9'=27'-0" 6@9'=54'-0" 7'-0" 10@9'=90'-0" 7'-0" 35'-6" 18'-0" 5'-7" 25'-0"
6@9'=54'-0" 7'-0" 13@9'=117'-0" 18'-0" 5'-6" 70'-5" 70'-0" 60'-0" 49'-6" 15'-0" 25'-0" 140'-5" 124'-6" 5'-7" 25'-1" 54'-0" 238'-0" 56'-6" 7'-0"
30'-0" 18'-0" 6'-0" 41'-0" 52'-0" 52'-0" 52'-0" 41'-0" 6'-0" 32'-6" 18'-0" 70'-1" 70'-0" 23'-0" 26'-0" 11'-0"
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE PROPERTY LINE
R25'-0"
R25'-0"
R15'-0"
R15'-0"
R25'-0"
R25'-0" 9'-0" 37'-6"
6'-0" 30'-11" 18'-0" 7'-0" 2@9'=18'-0" 26'-5" TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. SWING GATE TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. BUILDING AREA 48,079 S.F. 4 DOCK DOORS POTENTIAL OFFICE 30' WIDE FIRE LANE 30' WIDE FIRE LANE 30' WIDE FIRE LANE
61'-11" 80'-7" 23'-11" TYP. W E S T P A R K A V E N U E N E W J E R S E Y S T R E E T TYP. TYP. TYP. TYP. TYP. TYP. 2'-6" 23'-7"
60'-9" 141'-6"
6'-0" 24'-0" 295'-5"
380'-5" 273'-2"
31'-10"
358'-7"
ZONING: EV/IC
ZONING: EV/IC ARCHITECTURAL SITE PLAN OVERALL SITE PLAN DRC-A1.01 CHECKED SHEET TITLE SHEET NUMBER JOB No. DRAWN 22-021 No. ISSUANCE DATE REN. 12-31-23 NO. C-33677 I
HO
L
RC
ST
O
TE
A
F
C
A
LI E
ED
SN
E
ST
C
VE
K . A
IA
FORN
IT
H
TC
NG
E STEVE HONG CONSULTANTS
Plot Date: 5/24/2022 10:03:47 AM Last Save By: steve Login: Steve Hong L:\Projects\UCR Group\22-021 UCR Group, Redlands 1980 Park Avenue\03 - Design\05 - Construction Documents\DRC-A1.01.dwg LAND ENGINEERING CONSULTANTS INC. PO BOX 541, 650 AVENUE K CALIMESA CA 92320 909-795-8882 EMAIL: [email protected] ATTN: STEVE RITCHEY CIVIL ENGINEER HUNTER LANDSCAPE 711 FEE ANA STREET PLACENTIA, CA 92870 714-986-2400 EMAIL: [email protected] ATTN: TOM HAYES LANDSCAPE ARCHITECT STEVE HONG 4 5 9 0 M A C A R T H U R B L V D. S U I T E 5 0 0 I R V I N E C A L I F O R N I A 9 2 6 6 0 PROJECT MANAGER: STEVE HONG 714 - 822 - 1171, [email protected] PARK AVENUE GENERAL NOTES 1KEYNOTES DECORATIVE PAVEMENT AT ENTRY - COLORED CONCRETE W/ SAW CUT PATTERN23 PRIMARY BUILDING4 PEDESTRIAN CONCRETE WALKWAY WITH MEDIUM BROOM FINISH5 RETAINING WALL PER CIVIL 6 WROUGHT IRON FENCE 8 FT 8'H BLACK PAINTED VEHICULAR ROLLING GATE WITH KNOX PAD LOCK. MANUALLY OPERATED. PROVIDE CONDUITS FOR FUTURE OPERATOR7 5'-6" X 6' X 4" THICK CONCRETE LANDING PAD AT ALL EXTERIOR MANDOORS WITH MEDIUM BROOM FINISH. 89 FUTURE MONUMENT SIGN WITH ELEC. CONDUITS EMPLOYEE BREAK AREA, TENANT FURNISHED UNLESS NOTED OTHERWISE 1011 TRASH ENCLOSURE 12 NOT USED 13 EXTERIOR CONCRETE STAIR APPROXIMATE LOCATION OF ELEC. TRANSFORMER WITH BOLLARD PROTECTION AND LANDSCAPE SCREENING 1415 NOT USED. LEGEND 1. ALL DIMENSIONS ARE TO FACE OF CONCRETE WALL, FACE OF CONCRETE CURB OR GRID LINES UNLESS NOTED OTHERWISE, 2. ENTIRE PROJECT SHALL BE PERMANENTLY MAINTAINED WITH A SMART AUTOMATIC IRRIGATION SYSTEM. 3. SEE CIVIL DRAWINGS FOR ADDITIONAL INFORMATION REGARDING SITE DRAINAGE, TOPOGRAPHY AND UTILITIES. 4. FOR PAVING SECTIONS, CONCRETE CURBS, SWALES AND GUTTERS SEE CIVIL DRAWINGS. 5. PROPERTY LINE ARE REFERENCE ONLY. REFER TO CIVIL DRAWINGS FOR HORIZONTAL CONTROL. 6. LANDSCAPE AREAS SHALL BE DELINEATED WITH A MIN. 6" CONCRETE CURB. STANDARD PARKING STALL 9' X 19' CLEAN AIR, VANPOOL / EV 9' X19' 16 SHORT TERM - BICYCLE RACK 8% OF PARKING STALL 17 DESIGNATED SMOKING AREA - 25' AWAY FROM ANY ENTRY ADA PARKING VAN 12' X 19' OR STANDARD 9' X 19' WITH 5' CLR AISLE PROPERTY LINE ACCESSIBLE PATH OF TRAVEL. MAX 5% SLOPE AND MAX 2% CROSS SLOPE WITH 48" MIN. CLEAR, UNLESS NOTED OTHERWISE WITH ADA ACCESSIBLE RAMP LANDSCAPE, SEE LANDSCAPE DRAWINGS APPLICANT/OWNER PROJECT ADDRESS / APN UCR GROUP PO BOX 9716 REDLANDS CA 92374 909-492-1374 EMAIL: [email protected] ATTN: TOM STODDARD PROJECT DESCRIPTION 1980 PARK AVENUE REDLANDS CA 92373 APN: 0292-153-20 NEW CONSTRUCTION FOR (1) SPECULATIVE 48,079 SF TYPE III-B, S-1/B OCCUPANCY WAREHOUSE WITH ESFR FIRE SPRINKLER SYSTEM. PROPOSED SITE IMPROVEMENTS CONSIST OF TRASH ENCLOSURE, SITE LIGHTING STANDARDS, WROUGHT IRON FENCE AND HARDSCAPE/LANDSCAPE IMPROVEMENTS PER CITY STANDARDS. PROJECT DATA VICINITY MAP SITE PAVING SEE CIVIL TRUE NORTH 1/16"=1'-0" SCALE 1 SITE 10 FREEWAY W. REDLANDS BLVD PARK AVE.
NEW JERSEY ST
CALIFORNIA ST.
ALABAMA ST.
SITE AREA 112,224 SF
2.58 Acres
BUILDING AREA1ST FLOOR WAREHOUSE 40,079 SF
OFFICE 4,000 SF
1ST TOTAL 44,079 SF2ND FLOOR OFFICE 1,500 SF
WAREHOUSE 2,500 SF
TOTAL 48,079 SFPROJECT FACT
F.A.R 0.43CLEAR HEIGHT 32'CONTRUCTION TYPE IIIB
ZONINGZONE ORDINANCEMAX BUILDING HEIGHT 50'SET BACK BUILDING LANDSCAPE FRONT 25' 25'SIDE 0' 0'REAR 0' 0'
TOTAL PARKING/HARDSCAPE 49,631 SFLANDSCAPE REQ. @ PRKNG 3,474 SF 7%LANDSCAPE PROV. @ PRKNG 5,738 SF 11%TOTAL LANDSCAPE REQ 16,834 SF 15%TOTAL LANDSCAPE PROVIDED 18,514 SF 16%PARKING REQUREMENT AUTO PARKINGSIZE 9'X19'OFFICE: 1/250 SF 22WAREHOUSE 1ST 20K @1/500 SF 40WAREHOUSE 2ND 20K @ 1/1000 SF 23TOTAL 85
PROJECT PROVIDEDPARKING PROVIDED
AUTO PARKINGSTARNDARD 9'X19' 62COMPACT 8'X15' 19ADA 4TOTAL 85
UCR- REDLANDS
Light Industrial
Redlands Regular Meeting of 02-21-23 Page 609 of 786
TYP. 200'-5" 70'-5" 70'-0" 60'-0" 1" 3'-0" 3'-0" 11'-6" 200'-5" 70'-5" 70'-0" 60'-0" 1" 3'-0" 13'-10" 3'-0" 238'-0"
41'-0" 52'-0" 41'-0"
238'-0"
41'-0" 52'-0" 52'-0" 52'-0" 41'-0"
39'-0" 13'-0" 13'-0" 39'-0"
1" 11'-11" 12'-0" 4'-1"
6'-0" 13'-6" 3'-0" 23'-0" 3'-0" 23'-2" 6'-0" 13'-8"
4 DOCK DOORS POTENTIAL OFFICE TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. 70'-5" 3'-6" 3'-6" 3'-6" 19'-0" 19'-0" 14'-11" 1" 3'-0" 11'-6" 5'-8" 3'-0" 7'-0"
4'-0" 6'-5" 6'-2" 6'-5" 6'-5" 6'-2" 6'-5"
41'-0"
11'-6" 3'-4" 19'-0" 7'-2"
6'-6" 6'-0" 6'-6" POTENTIAL OFFICE TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. ARCHITECTURAL FLOOR PLAN OVERALL FLOOR PLAN DRC-A2.01 CHECKED SHEET TITLE SHEET NUMBER JOB No. DRAWN 22-021 No. ISSUANCE DATE REN. 12-31-23 NO. C-33677I HO L RC ST O TE A F CA LI E ED SNE STC VE K . A IA FORN IT H TC NGE STEVE HONG CONSULTANTS Plot Date: 5/19/2022 3:00:29 PM Last Save By: Steve Login: Steve Hong L:\Projects\UCR Group\22-021 UCR Group, Redlands 1980 Park Avenue\03 - Design\05 - Construction Documents\DRC-A2.01.dwg LAND ENGINEERING CONSULTANTS INC. PO BOX 541, 650 AVENUE K CALIMESA CA 92320 909-795-8882 EMAIL: [email protected] ATTN: STEVE RITCHEY CIVIL ENGINEER HUNTER LANDSCAPE 711 FEE ANA STREET PLACENTIA, CA 92870 714-986-2400 EMAIL: [email protected] ATTN: TOM HAYES LANDSCAPE ARCHITECT STEVE HONG 4 5 9 0 M A C A R T H U R B L V D. S U I T E 5 0 0 I R V I N E C A L I F O R N I A 9 2 6 6 0 PROJECT MANAGER: STEVE HONG 714 - 822 - 1171, [email protected] PARK AVENUE GENERAL NOTES 1 CONCRETE TILT UP PANEL. KEYNOTES 2 STRUCTURAL STEEL BUILDING COLUMN STOREFRONT SYSTEM AND GLAZING SEE ELEVATION FOR SPECIFICATION 3 CONCRETE RAMP WITH 42" H CONC. TILT UP GUARD WALL OR BUILDING WALL 4 9'X10' X 24 GA OVER HEAD ROLL UP DOOR, COUNTER BALANCED WITH 24" X 6" VISION PANEL. STANDARD GRADE WITH WHITE FACTORY FINISH 5 12'X14' X 24 GA OVER HEAD ROLL UP DOOR, COUNTER BALANCED WITH 24" X 6"VISION PANEL STANDARD GRADE WITH WHITE FACTORY FINISH. 6 3'X7' HOLLOW METAL DOOR AND FRAME. 78 PROTECTIVE BOLLARD 9 CONCRETE STAIR 10 LONG TERM INTERIOR BICYCLE RACK 11 ROOF ACCESS LADDER 12 ELECTRICAL ROOM 1. REFER TO CIVIL DRAWINGS FOR SLAB ON GRADE FINISH FLOOR ELEVATION ANY DIRECTION OF SLOPE IF ANY. 2. SLOPE POUR STRIP 12" TO EXTERIOR AT ALL MAN DOORS AND DOCK DOORS. SEE STRUCTURAL DRAWINGS FOR POUR STRIP LOCATIONS. 3. ALL DIMENSIONS ARE TO FACE OF CONCRETE PANEL WALL, GRID LINE OR FACE OF STUD UNLESS NOTED OTHERWISE. 4. REFER TO CIVIL DRAWINGS FOR POINT CONNECTION TO OFF-SITE UTILITIES AND CONTRACTOR TO VERIFY ACTUAL UTILITY LOCATIONS. 5. CONTRACTOR TO PROTECT AND KEEP FLOOR SLAB CLEAN. ALL EQUIPMENT TO BE DIAPERED INCLUDING CARS AND TRUCKS TO PREVENT OIL SPILLS. 6. CONCRETE SLAB TO HAVE STEEL FLOAT TROWEL BURNISHED FINISH. 7. ALL FLOOR SLAB NAIL OR BRACE FRAME HOLES SHALL BE FILLED WITH APPROVED 2 PART EPOXY COMPOUND TO MATCH CONCRETE COLOR. 8. PROVIDE MM-EP-90 AT CONTROL/EXPANSION JOINTS AT THE SPEEDBAY ONLY. PAINT NOTES 1. INTERIOR CONCRETE WALL: SINGLE COAT OF ACRYLIC PAINT ON INTERIOR WALLS. SHERWIN WILLIAMS, "SNOWBOUND" SW 7004 - FLAT SHEEN. 2. ALL STRUCTURAL STEEL MEMBER INCLUDING COLUMNS, LEDGERS, JOISTS, GIRDERS SHALL RECEIVE LIGHT GRAY SHOP PRIMER. ANY FIELD WELDS SHALL BE TOUCHED UP TO MATCH SHOP PRIMER. 3. STRUCTURAL COLUMNS SHALL, SHALL RECEIVE A COAT OF OSHA YELLOW SAFETY WARNING COLOR, PAINT UP TO 12' ABOVE FINISH FLOOR. 4. ARCHITECTURAL COATINGS REQUIRE USE OF HVLP SPRAYING EQUIPMENT OR MINIMUM TRANSFER RATE OF AT LEAST 50% OR MANUAL APPLICATION TECHNIQUE. 5. PAINT SHALL BE OF "SUPER COMPLIANT" LOW VOC PER SCAQMD RULE 1113. 1/8" = 1' SCALE ENLARGED FLOOR PLAN 2 1" = 20' SCALE OVERALL FLOOR PLAN 1 TRUE NORTH TRUE NORTH Redlands Regular Meeting of 02-21-23 Page 610 of 786
TYP. 200'-5" 60'-0" 70'-0" 70'-5" TYP.
38'-6"
38'-6" TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. 41'-0" 52'-0" 29'-6" 3'-6" 8'-0" 12'-6" 24'-0" 7'-9" 7'-9" 14'-9" 22'-6" 4'-0"
2'-0"
2'-0" TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. 10'-0" 5'-0" 10'-0" 15'-6"
40'-6" F.F. T.O.P. TVTVTVTVTVTV TVTVTVTVTVTV TV TVTVTVTV TV TVTVTVTVTVTV TVTVTVTVTVTV TS TS TS TS TS TS 238'-0" 41'-0" 52'-0" 52'-0" 52'-0" 41'-0" 38'-6"
38'-6" TYP. TYP. TYP. TYP. TYP. TYP. TYP. 238'-0" 41'-0" 39'-0" 13'-0" 52'-0" 52'-0" 41'-0" 38'-6"
38'-6" TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. 200'-5" 70'-5" 70'-0" 60'-0" 38'-6"
38'-6" TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. TYP. ARCHITECTURAL ELEVATIONS ELEVATIONS DRC-A3.01 CHECKED SHEET TITLE SHEET NUMBER JOB No. DRAWN 22-021 No. ISSUANCE DATE REN. 12-31-23 NO. C-33677I HO L RC ST O TE A F CA LI E ED SNE STC VE K . A IA FORN IT H TC NGE STEVE HONG CONSULTANTS Plot Date: 5/19/2022 3:01:30 PM Last Save By: Steve Login: Steve Hong L:\Projects\UCR Group\22-021 UCR Group, Redlands 1980 Park Avenue\03 - Design\05 - Construction Documents\DRC-A3.01.dwg LAND ENGINEERING CONSULTANTS INC. PO BOX 541, 650 AVENUE K CALIMESA CA 92320 909-795-8882 EMAIL: [email protected] ATTN: STEVE RITCHEY CIVIL ENGINEER HUNTER LANDSCAPE 711 FEE ANA STREET PLACENTIA, CA 92870 714-986-2400 EMAIL: [email protected] ATTN: TOM HAYES LANDSCAPE ARCHITECT STEVE HONG 4 5 9 0 M A C A R T H U R B L V D. S U I T E 5 0 0 I R V I N E C A L I F O R N I A 9 2 6 6 0 PROJECT MANAGER: STEVE HONG 714 - 822 - 1171, [email protected] PARK AVENUE 1/8" = 1' SCALE ENLARGED WEST ELEVATION 5 1/16" = 1' SCALE NORTH ELEVATION 2 GENERAL NOTES 1KEYNOTES 2 CONCRETE PANEL JOINT 3 PAINTED CONCRETE REVEAL. 4 9' X 10' OVER HEAD DOCK HIGH DOOR 12' X 14' OVER HEAD GRADE LEVEL DOOR 5 ALUMINUM STOREFRONT GLAZING SYSTEM. SEE GLAZING LEGEND 67 3'X7' HOLLOW METAL DOOR AND FRAME. GLAZING LEGEND 1. ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS UNLESS NOTED OTHERWISE. 2. ALL PAINT FINISHES ARE TO BE FLAT UNLESS NOTED OTHERWISE. 3. STOREFRONT CONSTRUCTION: GLASS, METAL ATTACHMENTS AND LINTELS SHALL BE DESIGNED TO RESIST WIND EXPOSURE "C" WINDS. CONTRACTOR SHALL SUBMIT SHOP DRAWINGS PRIOR TO INSTALLATION. 4. CONTRACTOR SHALL FULL PAINT ONE CONCRETE PANEL WITH SELECTED COLORS. ARCHITECT AND OWNER SHALL APPROVE PRIOR TO PAINT REMAINDER OF BUILDING. 5. BACK SIDE OF PARAPETS TO HAVE SMOOTH FINISH AND BE PAINTED WITH ELASTOMERIC PAINT. 6. FOR SPANDREL GLAZING, ALLOW SPACE BEHIND SPANDREL TO BREATH BY PROVIDING A MINIMUM 34" DIAMETER HOLE ON THE CORNER. 7. USE ADHESIVE BACK WOOD STRIPS FOR ALL REVEAL FORMS. 8. FIRST COAT OF PAINT TO BE ROLLED-ON AND THE SECOND COAT TO BE SPRAYED ON. 9. WATER BLAST EXTERIOR FACE OF BUILDING WALLS PRIOR TO PAINT. 10. ALL CONCRETE PANEL JOINTS SHALL BE CLEARED OF DEBRIS BY PRESSURING WASHING THE CAVITY AND GRIND ANY SHARP EDGES PRIOR TO APPLY PANEL CAULK JOINT. 11. ALL EXTERIOR DOORS AND LOUVERS SHALL BE FABRICATED AND WEATHER STRIPPED TO WITHSTAND WIND EXPOSURE "C" 12. CONTRACTOR TO PROVIDE MOCK UP PAINT FOR OWNER AND ARCHITECT'S APPROVAL PRIOR TO COMMENCING THE WORK. CONCRETE TILT UP WALL, SEE PAINT AND FINISH LEGEND BELOW 8 4'X8' PAINTED METAL LOUVER 9 ROOF DRAIN TEMPERED VISION GLASS TEMPERED CONCRETE BACKED SPANDREL GLASS OFFICE / POTENTIAL OFFICE AREAS: VITROGLAZING, VISTACOOL (2) PACIFICA + SOLARBAN 60 (3) VLT: 26, SHGC: 0.17, U VALUE: 0.29 1" INSULATED UNIT WITH 12" AIRSPACE AND (2) 14" UNITS WAREHOUSE GLAZING AREA: SINGLE PANE 14" VITROGLAZING VISTALCOOL PACIFICA. COLOR / FINISH LEGEND SHERWIN WILLIAMS PURE WHITE SW 7005 SHERWIN WILLIAMS OLYMPUS WHITE SW 6253 SHERWIN WILLIAMS GRAY SCREEN SW 7071 SHERWIN WILLIAMS CYBER SPACE SW 7075 SHERWIN WILLIAMS CITY SCAPE SW 7067 CANOPY: REYNOBOND COLORWELD 500 XL NIGHTFALL METALLIC 10 VINE WALL MESH. OMEGA ECO MESH 1/16" = 1' SCALE SOUTH ELEVATION 4 WEST ELEVATION 1/16" = 1' EAST ELEVATION SCALE 3 1/16" = 1' SCALE 1 Redlands Regular Meeting of 02-21-23 Page 611 of 786
Redlands Regular Meeting of 02-21-23 Page 612 of 786
Redlands Regular Meeting of 02-21-23 Page 613 of 786
BUILDING 01-01 01-02 01-04 01-03 01-04 01-05 01-06 01-05 01-07 01-01 01-08 01-09 01-10 PARK AVE NEW JERSEY 01-11 01-12 01-08 PLANT SCHEDULE 01-01 01-02 01-03 01-04 01-05 01-06 01-07 01-08 01-09 01-10 01-11 01-12 REFERENCE NOTES SCHEDULE ..\..\..\DRAW\LAND ENGINEERING\UCR-PARK AVE\ARCHDWGS\5=24-22 PDF SITE PLAN CALCS\SITE S.F. CALCS.JPG North 20 0 20 40 60 Scale 1" = 20' PRELIMINARY-NOT FOR CONSTRUCTION CLP-1 LANDSCAPE PLAN PROJECT LOCATION VICINITY MAP NTS REVISIONS OF SHEETS SHEET SCALE JOB NO. DATE CHECKED BY DESIGNED BY DRAWN BY UNDERGROUND SERVICE ALERT CALL: TOLL FREE 811 TWO WORKING DAYS BEFORE YOU DIG 1980 W. PARK AVENUE
REDLANDS, CA 92373
UCR PARK AVENUE exp. date signature date 10/22 5/25/22
INDUSTRIAL WAREHOUSE MAWA AND ETWU CALCULATIONS
CONCEPTUAL
Redlands Regular Meeting of 02-21-23 Page 614 of 786
Redlands Regular Meeting of 02-21-23 Page 615 of 786
Via Email
December 13, 2022
Steven Frasher, Chair
Joe Richardson, Vice Chair
Karah Shaw, Commissioner
Rosemarie Gonzales, Commissioner
Mario Saucedo, Commissioner
Matt Endsley, Commissioner
Maryn Wells, Commissioner
City of Redlands Planning Commission
35 Cajon Street, Suite 2
Redlands, CA 92373
[email protected]
Catherine Lin, Principal Planner
City of Redlands
35 Cajon St., Suite 20
Redlands, CA 92373
[email protected]
Re: Comment on Proposed CEQA Infill Exemption for Warehouse at 1980 W.
Park Avenue
December 13, 2022 Panning Commission Hearing, Agenda Item 4.C.
Dear Chair Frasher, Vice Chair Richardson, Honorable Members of the Planning Commission, and Ms. Lin:
I am writing on behalf of Supporters Alliance for Environmental Responsibility (“SAFER”) regarding the proposed Class 32 In-fill Development Categorical Exemption (“Exemption” or “Class 32 Exemption”) for a 48,079 square foot warehouse building, located at 1980 W. Park Avenue in the City of Redlands (“Project”).
SAFER objects to the City of Redlands’ (“City”) decision to exempt the Project from review under the California Environmental Quality Act (“CEQA”) pursuant to Section 15332 of the CEQA Guidelines. CEQA review is required for the Project. As demonstrated below, the Exemption is inapplicable because (1) the Class 32 exemption does not apply on its face, and (2) the unusual circumstances exception to the exemption applies. Since the Project is not exempt from CEQA, an initial study must be prepared to determine the appropriate level of CEQA review required.
Redlands Regular Meeting of 02-21-23 Page 616 of 786
Comment on Agenda Item 4.c
Warehouse at 1980 W. Park Avenue
City of Redlands Planning Commission Hearing
December 12, 2022
I. PROJECT DESCRIPTION
The Project includes the construction and operation of a 48,079 square foot warehouse building, which will include 42,579 square feet of warehouse space and 5,500 square feet of office space and related improvements, including a parking lot, driveways, landscaping, lighting, walls, and utility connections.
II. LEGAL STANDARD
As the California Supreme Court has held, “[i]f no EIR has been prepared for a nonexempt project, but substantial evidence in the record supports a fair argument that the project may result in significant adverse impacts, the proper remedy is to order preparation of an EIR.” (Communities for a Better Env’t v. South Coast Air Quality Mgmt. Dist. (2010) 48 Cal.4th 310, 319-20.) “Significant environmental effect” is defined very broadly as “a substantial or potentially substantial adverse change in the environment.” (Pub. Res. Code (“PRC”) § 21068; see also, 14 CCR § 15382.) An effect on the environment need not be “momentous” to meet the CEQA test for significance; it is enough that the impacts are “not trivial.” (No Oil, Inc. v. City of Los Angeles (1974) 13 Cal.3d 68, 83.) “The ‘foremost principle’ in interpreting CEQA is that the Legislature intended the act to be read so as to afford the fullest possible protection to the environment within the reasonable scope of the statutory language.” (Communities for a Better Env’t v. Cal. Res. Agency (2002) 103 Cal.App.4th 98, 109.) The EIR is the very heart of CEQA. (Bakersfield Citizens for Local Control v. City of Bakersfield (2004) 124 Cal.App.4th 1184, 1214; Pocket Protectors v. City of Sacramento (2004) 124 Cal.App.4th 903, 927.) The EIR is an “environmental ‘alarm bell’ whose purpose is to alert the public and its responsible officials to environmental changes before they have reached the ecological points of no return.” (Bakersfield Citizens, 124 Cal.App.4th at 1220.) The EIR also functions as a “document of accountability,” intended to “demonstrate to an apprehensive citizenry that the agency has, in fact, analyzed and considered the ecological implications of its action.” (Laurel Heights Improvements Assn. v. Regents of Univ. of Cal. (1988) 47 Cal.3d 376, 392.) The EIR process “protects not only the environment but also informed self-government.” (Pocket Protectors, 124 Cal.App.4th at 927.) To achieve its objectives of environmental protection, CEQA has a three-tiered structure. (14 CCR § 15002(k); Committee to Save the Hollywoodland Specific Plan v. City of Los Angeles (2008) 161 Cal.App.4th 1168, 1185-86.) First, if a project falls into an exempt category, or it can be seen with certainty that the activity in question will not have a significant effect on the environment, no further agency evaluation is required. Id. Second, if there is a possibility the project will have a significant effect on the environment, the agency must perform an initial threshold study. (Id.; 14 CCR § 15063(a).) If the study indicates that there is no substantial evidence that the project or any of its aspects may cause a significant effect on the Redlands Regular Meeting of 02-21-23 Page 617 of 786
Comment on Agenda Item 4.c
Warehouse at 1980 W. Park Avenue
City of Redlands Planning Commission Hearing
December 12, 2022
environment the agency may issue a negative declaration. (Id.; 14 CCR §§ 15063(b)(2), 15070.) Finally, if the project will have a significant effect on the environment, an EIR is required. (Id.) The classes of projects which are exempt from the provisions of CEQA are called categorical exemptions. (14 CCR §§ 15300, 15354.) “Exemptions to CEQA are narrowly construed and ‘[e]xemption categories are not to be expanded beyond the reasonable scope of their statutory language.’ [Citations].” (Mountain Lion Foundation v. Fish & Game Com. (1997) 16 Cal.4th 105, 125.) The determination as to the appropriate scope of a categorical exemption is a question of law subject to independent, or de novo, review. (San Lorenzo Valley Community Advocates for Responsible Education v. San Lorenzo Valley Unified School Dist., (2006) 139 Cal. App. 4th 1356, 1375 [“[Q]uestions of interpretation or application of the requirements of CEQA are matters of law. [Citations.] Thus, for example, interpreting the scope of a CEQA exemption presents ‘a question of law, subject to de novo review by this court.’ [Citations].”].) In addition, there are several exceptions to CEQA’s categorical exemptions. (See, 14 CCR § 15300.2.) The City has chosen to proceed under a Categorical Exemption for In-Fill Development, but as demonstrated below, the Project does not qualify for that exemption and the City must prepare an initial study and determine the appropriate level of CEQA review.
III. DISCUSSION
A. The City Incorrectly Applied CEQA’s Class 32 In-Fill Development Categorical Exemption to the Project and Thus a Full CEQA Analysis Is Required.
The proposed Project does not qualify for a Class 32 Exemption under CEQA because of the Project’s potentially significant environmental impacts. The City must prepare an Initial Study to determine the appropriate level of CEQA review, be it a mitigated negative declaration or an environmental impact report.
1. The Class 32 Exemption Does Not Apply on its Face.
The Class 32 exemption provides:
Class 32 consists of projects characterized as in-fill development meeting the conditions described in this section.
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
Redlands Regular Meeting of 02-21-23 Page 618 of 786
Comment on Agenda Item 4.c
Warehouse at 1980 W. Park Avenue
City of Redlands Planning Commission Hearing
December 12, 2022
(c) The project site has no value, as habitat for endangered, rare or threatened species.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services.
(14 CCR § 15332 [emph. added].)
One of the key limitations of the Exemption is that it does not apply if the project will have any significant effects relating to traffic, noise, air quality, or water quality. (14 CCR § 15332(d).) Here, the Exemption cannot apply because there is substantial evidence that the Project will have a significant impact on indoor air quality. i. The Project will have significant indoor air quality impacts, precluding reliance on the Class 32 Exemption.
Certified Industrial Hygienist, Francis “Bud” Offermann, PE, CIH, has conducted a review of the proposed Project and relevant documents regarding the Project’s indoor air emissions. Indoor Environmental Engineering Comments (December 12, 2022). Mr. Offermann concludes that it is likely that the Project will expose commercial employees of the Project to significant impacts related to indoor air quality, and in particular, emissions of the cancercausing chemical formaldehyde. Mr. Offermann is a leading expert on indoor air quality and has published extensively on the topic. Mr. Offermann’s expert comments and curriculum vitae are attached as Exhibit A.
Mr. Offermann explains that many composite wood products used in building materials and furnishings commonly found in offices, warehouses, residences, and hotels contain formaldehyde-based glues which off-gas formaldehyde over a very long time period. He states, “[t]he primary source of formaldehyde indoors is composite wood products manufactured with urea-formaldehyde resins, such as plywood, medium density fiberboard, and particleboard.
These materials are commonly used in building construction for flooring, cabinetry, baseboards, window shades, interior doors, and window and door trims.” (Ex. A, p. 2-3.)
Formaldehyde is a known human carcinogen. Mr. Offermann states that future commercial employees of the Project would be exposed to a 17.7 in one million risk, even assuming all materials are compliant with the California Air Resources Board’s formaldehyde airborne toxics control measure. (Id. at 4-5.) This potential exposure level exceeds the SCAQMD CEQA significance threshold for airborne cancer risk of 10 per million.
Mr. Offermann identifies mitigation measures that are available to reduce these significant health risks, including the installation of air filters and a requirement that the Redlands Regular Meeting of 02-21-23 Page 619 of 786
Comment on Agenda Item 4.c
Warehouse at 1980 W. Park Avenue
City of Redlands Planning Commission Hearing
December 12, 2022
applicant use only composite wood materials (e.g. hardwood plywood, medium density fiberboard, particleboard) for all interior finish systems that are made with CARB approved noadded formaldehyde (NAF) resins or ultra-low emitting formaldehyde (ULEF) resins in the buildings’ interiors. (Id. at 12-13.) These significant environmental impacts should be analyzed in a Revised EIR and mitigation measures should be imposed to reduce the risk of formaldehyde exposure.
ii. The evidence supporting a Class 32 Exemption for the Project is inadequate.
Although CEQA does not require findings documenting the basis for a categorical exemption, the exemption determination must be supported by substantial evidence. (See, Association for Protection etc. Values v. City of Ukiah (1991) 2 Cal.App.4th 720, 728.) Here, the City has failed to provide substantial evidence that the Project meets the requirements of the exemption.
Substantial evidence is defined in the CEQA Guidelines as “enough relevant information and reasonable inferences from this information that a fair argument can be made to support a conclusion, even though other conclusions might also be reached,” and includes “facts, reasonable assumptions predicated upon facts, and expert opinion supported by facts.” (14 CCR § 15384.)
The Class 32 Exemption requires that the project site have no value as habitat for endangered, rare, or threatened species. (14 CCR § 15332(c).) The staff report for the Project in the Planning Commission agenda states that “[t]he site is surrounded by other industrial developments and has no value as habitat for endangered, rare, or threatened species.” (Planning Commission Agenda, Dec. 13, 2022, p. 158, hereafter “PC Agenda.”) This conclusory statement does not constitute substantial evidence as defined in the CEQA Guidelines. The Class 32 Exemption also requires that approval of the project “would not result in any significant effects relating to traffic, noise, air quality, or water quality.” (14 CCR § 15332(d)). With regard to this requirement, the staff report states that “there is no information or evidence that the project is likely to result in any significant effects relating to traffic, noise, air quality, or water quality.” (PC Agenda, p. 158.) This is again a conclusory statement that fails to provide substantial evidence that the requirement is met.
The City’s conclusion that the Project qualifies for a Class 32 Exemption is unsupported by substantial evidence, therefore the City cannot claim this exemption. The City should instead prepare an initial study for the Project, to determine the appropriate level of environmental review.
Redlands Regular Meeting of 02-21-23 Page 620 of 786
Comment on Agenda Item 4.c
Warehouse at 1980 W. Park Avenue
City of Redlands Planning Commission Hearing
December 12, 2022
2. The Unusual Circumstances Exception Precludes Reliance on the Class 32 Exemption.
A categorical exemption is inapplicable “where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.” (14 CCR 15300.2(c).) In Berkeley Hillside Preservation v. City of Berkeley, the California Supreme Court explained that there are two ways a party may invoke the unusual circumstances exception. First, “a party may establish an unusual circumstance with evidence that the project will have a significant environmental effect. That evidence, if convincing, necessarily also establishes ‘a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.’” (Berkeley Hillside Preservation v. City of Berkeley (2015) 60 Cal.4th 1086, 1105 [emph. added].) Alternatively, “[a] party invoking the exception may establish an unusual circumstance without evidence of an environmental effect, by showing that the project has some feature that distinguishes it from others in the exempt class, such as its size or location. In such a case, to render the exception applicable, the party need only show a reasonable possibility of a significant effect due to that unusual circumstance.” (Id.) As discussed above, we have submitted substantial evidence that the Project will have significant indoor air quality impacts. The fact that these significant impacts will occur constitutes an unusual circumstance, precluding the City’s reliance on an exemption.
IV. CONCLUSION
The City cannot rely on a Class 32 exemption because the Project does not meet the terms of the exemption and because the unusual circumstances exception to exemption applies.
Accordingly, the City must prepare an initial study to determine the appropriate level of environmental review to undertake pursuant to CEQA. Thank you for considering these comments.
Sincerely,
Amalia Bowley Fuentes
Lozeau | Drury LLP
Redlands Regular Meeting of 02-21-23 Page 621 of 786
EXHIBIT A
Redlands Regular Meeting of 02-21-23 Page 622 of 786
INDOOR ENVIRONMENTAL ENGINEERING
1448 Pine Street, Suite 103 San Francisco, California 94109 Telephone: (415) 567-7700
E-mail: [email protected]
http://www.iee-sf.com
Date: December 12, 2022
To: Amalia Bomley Fuentes
Lozeau | Drury LLP
1939 Harrison Street, Suite 150
Oakland, California 94612
From: Francis J. Offermann PE CIH
Subject: Indoor Air Quality: UCR Group Warehouse Project, City of Redlands, CA (IEE File Reference: P-4661)
Pages: 18
Indoor Air Quality Impacts
Indoor air quality (IAQ) directly impacts the comfort and health of building occupants, and the achievement of acceptable IAQ in newly constructed and renovated buildings is a well-recognized design objective. For example, IAQ is addressed by major highperformance building rating systems and building codes (California Building Standards Commission, 2014; USGBC, 2014). Indoor air quality in homes is particularly important because occupants, on average, spend approximately ninety percent of their time indoors with the majority of this time spent at home (EPA, 2011). Some segments of the population that are most susceptible to the effects of poor IAQ, such as the very young and the elderly, occupy their homes almost continuously. Additionally, an increasing number of adults are working from home at least some of the time during the workweek.
Indoor air quality also is a serious concern for workers in hotels, offices and other business establishments.
The concentrations of many air pollutants often are elevated in homes and other buildings relative to outdoor air because many of the materials and products used indoors contain Redlands Regular Meeting of 02-21-23 Page 623 of 786
2 of 18
and release a variety of pollutants to air (Hodgson et al., 2002; Offermann and Hodgson, 2011). With respect to indoor air contaminants for which inhalation is the primary route of exposure, the critical design and construction parameters are the provision of adequate ventilation and the reduction of indoor sources of the contaminants.
Indoor Formaldehyde Concentrations Impact. In the California New Home Study (CNHS) of 108 new homes in California (Offermann, 2009), 25 air contaminants were measured, and formaldehyde was identified as the indoor air contaminant with the highest cancer risk as determined by the California Proposition 65 Safe Harbor Levels (OEHHA, 2017a), No Significant Risk Levels (NSRL) for carcinogens. The NSRL is the daily intake level calculated to result in one excess case of cancer in an exposed population of 100,000 (i.e., ten in one million cancer risk) and for formaldehyde is 40 µg/day. The NSRL concentration of formaldehyde that represents a daily dose of 40 µg is 2 µg/m3 , assuming
a continuous 24-hour exposure, a total daily inhaled air volume of 20 m3 , and 100%
absorption by the respiratory system. All of the CNHS homes exceeded this NSRL concentration of 2 µg/m3. The median indoor formaldehyde concentration was 36 µg/m3, and ranged from 4.8 to 136 µg/m3, which corresponds to a median exceedance of the 2 µg/m3
NSRL concentration of 18 and a range of 2.3 to 68.
Therefore, the cancer risk of a resident living in a California home with the median indoor formaldehyde concentration of 36 µg/m3, is 180 per million as a result of formaldehyde alone. The CEQA significance threshold for airborne cancer risk is 10 per million, as established by the South Coast Air Quality Management District (SCAQMD, 2015).
Besides being a human carcinogen, formaldehyde is also a potent eye and respiratory irritant. In the CNHS, many homes exceeded the non-cancer reference exposure levels (RELs) prescribed by California Office of Environmental Health Hazard Assessment (OEHHA, 2017b). The percentage of homes exceeding the RELs ranged from 98% for the Chronic REL of 9 µg/m3
to 28% for the Acute REL of 55 µg/m3.
The primary source of formaldehyde indoors is composite wood products manufactured with urea-formaldehyde resins, such as plywood, medium density fiberboard, and Redlands Regular Meeting of 02-21-23 Page 624 of 786
3 of 18
particleboard. These materials are commonly used in building construction for flooring, cabinetry, baseboards, window shades, interior doors, and window and door trims.
In January 2009, the California Air Resources Board (CARB) adopted an airborne toxics control measure (ATCM) to reduce formaldehyde emissions from composite wood products, including hardwood plywood, particleboard, medium density fiberboard, and also furniture and other finished products made with these wood products (California Air Resources Board 2009). While this formaldehyde ATCM has resulted in reduced emissions from composite wood products sold in California, they do not preclude that homes built with composite wood products meeting the CARB ATCM will have indoor formaldehyde concentrations below cancer and non-cancer exposure guidelines.
A follow up study to the California New Home Study (CNHS) was conducted in 2016- 2018 (Singer et. al., 2019), and found that the median indoor formaldehyde in new homes built after 2009 with CARB Phase 2 Formaldehyde ATCM materials had lower indoor formaldehyde concentrations, with a median indoor concentrations of 22.4 µg/m3 (18.2
ppb) as compared to a median of 36 µg/m3 found in the 2007 CNHS. Unlike in the CNHS study where formaldehyde concentrations were measured with pumped DNPH samplers, the formaldehyde concentrations in the HENGH study were measured with passive samplers, which were estimated to under-measure the true indoor formaldehyde concentrations by approximately 7.5%. Applying this correction to the HENGH indoor formaldehyde concentrations results in a median indoor concentration of 24.1 µg/m3 ,
which is 33% lower than the 36 µg/m3 found in the 2007 CNHS.
Thus, while new homes built after the 2009 CARB formaldehyde ATCM have a 33% lower median indoor formaldehyde concentration and cancer risk, the median lifetime cancer risk is still 120 per million for homes built with CARB compliant composite wood products. This median lifetime cancer risk is more than 12 times the OEHHA 10 in a million cancer risk threshold (OEHHA, 2017a).
With respect to the UCR Group Warehouse Project, City of Redlands, CA, the buildings consist of commercial spaces.
Redlands Regular Meeting of 02-21-23 Page 625 of 786
4 of 18
The employees of the commercial spaces are expected to experience significant indoor exposures (e.g., 40 hours per week, 50 weeks per year). These exposures for employees are anticipated to result in significant cancer risks resulting from exposures to formaldehyde released by the building materials and furnishing commonly found in offices, warehouses, residences and hotels.
Because the commercial spaces will be constructed with CARB Phase 2 Formaldehyde ATCM materials, and be ventilated with the minimum code required amount of outdoor air, the indoor formaldehyde concentrations are likely similar to those concentrations observed in residences built with CARB Phase 2 Formaldehyde ATCM materials, which is a median of 24.1 µg/m3
(Singer et. al., 2020)
Assuming that the employees of commercial spaces work 8 hours per day and inhale 20 m3 of air per day, the formaldehyde dose per work-day at the offices is 161 µg/day.
Assuming that these employees work 5 days per week and 50 weeks per year for 45 years (start at age 20 and retire at age 65) the average 7-year lifetime formaldehyde daily dose is 70.9 µg/day.
This is 1.77 times the NSRL (OEHHA, 2017a) of 40 µg/day and represents a cancer risk of 17.7 per million, which exceeds the CEQA cancer risk of 10 per million. This impact should be analyzed in an environmental impact report (“EIR”), and the agency should impose all feasible mitigation measures to reduce this impact. Several feasible mitigation measures are discussed below and these and other measures should be analyzed in an EIR.
In addition, we note that the average outdoor air concentration of formaldehyde in California is 3 ppb, or 3.7 µg/m3, (California Air Resources Board, 2004), and thus represents an average pre-existing background airborne cancer risk of 1.85 per million.
Thus, the indoor air formaldehyde exposures describe above exacerbate this pre-existing risk resulting from outdoor air formaldehyde exposures.
Redlands Regular Meeting of 02-21-23 Page 626 of 786
5 of 18
Appendix A, Indoor Formaldehyde Concentrations and the CARB Formaldehyde ATCM, provides analyses that show utilization of CARB Phase 2 Formaldehyde ATCM materials will not ensure acceptable cancer risks with respect to formaldehyde emissions from composite wood products.
Even composite wood products manufactured with CARB certified ultra low emitting formaldehyde (ULEF) resins do not insure that the indoor air will have concentrations of formaldehyde the meet the OEHHA cancer risks that substantially exceed 10 per million.
The permissible emission rates for ULEF composite wood products are only 11-15% lower than the CARB Phase 2 emission rates. Only use of composite wood products made with no-added formaldehyde resins (NAF), such as resins made from soy, polyvinyl acetate, or methylene diisocyanate can insure that the OEHHA cancer risk of 10 per million is met.
The following describes a method that should be used, prior to construction in the environmental review under CEQA, for determining whether the indoor concentrations resulting from the formaldehyde emissions of specific building materials/furnishings selected exceed cancer and non-cancer guidelines. Such a design analyses can be used to identify those materials/furnishings prior to the completion of the City’s CEQA review and project approval, that have formaldehyde emission rates that contribute to indoor concentrations that exceed cancer and non-cancer guidelines, so that alternative lower emitting materials/furnishings may be selected and/or higher minimum outdoor air ventilation rates can be increased to achieve acceptable indoor concentrations and incorporated as mitigation measures for this project.
Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment This formaldehyde emissions assessment should be used in the environmental review under CEQA to assess the indoor formaldehyde concentrations from the proposed loading of building materials/furnishings, the area-specific formaldehyde emission rate data for building materials/furnishings, and the design minimum outdoor air ventilation rates. This assessment allows the applicant (and the City) to determine, before the Redlands Regular Meeting of 02-21-23 Page 627 of 786
6 of 18
conclusion of the environmental review process and the building materials/furnishings are specified, purchased, and installed, if the total chemical emissions will exceed cancer and non-cancer guidelines, and if so, allow for changes in the selection of specific material/furnishings and/or the design minimum outdoor air ventilations rates such that cancer and non-cancer guidelines are not exceeded.
1.) Define Indoor Air Quality Zones. Divide the building into separate indoor air quality zones, (IAQ Zones). IAQ Zones are defined as areas of well-mixed air. Thus, each ventilation system with recirculating air is considered a single zone, and each room or group of rooms where air is not recirculated (e.g. 100% outdoor air) is considered a separate zone. For IAQ Zones with the same construction material/furnishings and design minimum outdoor air ventilation rates. (e.g. hotel rooms, apartments, condominiums, etc.) the formaldehyde emission rates need only be assessed for a single IAQ Zone of that type.
2.) Calculate Material/Furnishing Loading. For each IAQ Zone, determine the building material and furnishing loadings (e.g., m2 of material/m2 floor area, units of furnishings/m2
floor area) from an inventory of all potential indoor formaldehyde sources, including flooring, ceiling tiles, furnishings, finishes, insulation, sealants, adhesives, and any products constructed with composite wood products containing ureaformaldehyde resins (e.g., plywood, medium density fiberboard, particleboard).
3.) Calculate the Formaldehyde Emission Rate. For each building material, calculate the formaldehyde emission rate (µg/h) from the product of the area-specific formaldehyde emission rate (µg/m2-h) and the area (m2) of material in the IAQ Zone, and from each furnishing (e.g. chairs, desks, etc.) from the unit-specific formaldehyde emission rate (µg/unit-h) and the number of units in the IAQ Zone.
NOTE: As a result of the high-performance building rating systems and building codes (California Building Standards Commission, 2014; USGBC, 2014), most manufacturers of building materials furnishings sold in the United States conduct chemical emission rate tests using the California Department of Health “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Redlands Regular Meeting of 02-21-23 Page 628 of 786
7 of 18
Environmental Chambers,” (CDPH, 2017), or other equivalent chemical emission rate testing methods. Most manufacturers of building furnishings sold in the United States conduct chemical emission rate tests using ANSI/BIFMA M7.1 Standard Test Method for Determining VOC Emissions (BIFMA, 2018), or other equivalent chemical emission rate testing methods.
CDPH, BIFMA, and other chemical emission rate testing programs, typically certify that a material or furnishing does not create indoor chemical concentrations in excess of the maximum concentrations permitted by their certification. For instance, the CDPH emission rate testing requires that the measured emission rates when input into an office, school, or residential model do not exceed one-half of the OEHHA Chronic Exposure Guidelines (OEHHA, 2017b) for the 35 specific VOCs, including formaldehyde, listed in Table 4-1 of the CDPH test method (CDPH, 2017). These certifications themselves do not provide the actual area-specific formaldehyde emission rate (i.e., µg/m2-h) of the product, but rather provide data that the formaldehyde emission rates do not exceed the maximum rate allowed for the certification. Thus, for example, the data for a certification of a specific type of flooring may be used to calculate that the area-specific emission rate of formaldehyde is less than 31 µg/m2
-h, but not the actual measured specific emission
rate, which may be 3, 18, or 30 µg/m2
-h. These area-specific emission rates determined
from the product certifications of CDPH, BIFA, and other certification programs can be used as an initial estimate of the formaldehyde emission rate.
If the actual area-specific emission rates of a building material or furnishing is needed (i.e. the initial emission rates estimates from the product certifications are higher than desired), then that data can be acquired by requesting from the manufacturer the complete chemical emission rate test report. For instance if the complete CDPH emission test report is requested for a CDHP certified product, that report will provide the actual areaspecific emission rates for not only the 35 specific VOCs, including formaldehyde, listed in Table 4-1 of the CDPH test method (CDPH, 2017), but also all of the cancer and reproductive/developmental chemicals listed in the California Proposition 65 Safe Harbor Levels (OEHHA, 2017a), all of the toxic air contaminants (TACs) in the California Air Resources Board Toxic Air Contamination List (CARB, 2011), and the 10 chemicals with the greatest emission rates.
Redlands Regular Meeting of 02-21-23 Page 629 of 786
8 of 18
Alternatively, a sample of the building material or furnishing can be submitted to a chemical emission rate testing laboratory, such as Berkeley Analytical Laboratory (https://berkeleyanalytical.com), to measure the formaldehyde emission rate.
4.) Calculate the Total Formaldehyde Emission Rate. For each IAQ Zone, calculate the total formaldehyde emission rate (i.e. µg/h) from the individual formaldehyde emission rates from each of the building material/furnishings as determined in Step 3.
5.) Calculate the Indoor Formaldehyde Concentration. For each IAQ Zone, calculate the indoor formaldehyde concentration (µg/m3) from Equation 1 by dividing the total formaldehyde emission rates (i.e. µg/h) as determined in Step 4, by the design minimum outdoor air ventilation rate (m3/h) for the IAQ Zone.
𝐶!" = #!"!#$
$"#
(Equation 1)
where:
Cin = indoor formaldehyde concentration (µg/m3)
Etotal = total formaldehyde emission rate (µg/h) into the IAQ Zone.
Qoa = design minimum outdoor air ventilation rate to the IAQ Zone (m3/h) The above Equation 1 is based upon mass balance theory, and is referenced in Section
3.10.2 “Calculation of Estimated Building Concentrations” of the California Department of Health “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers”, (CDPH, 2017).
6.) Calculate the Indoor Exposure Cancer and Non-Cancer Health Risks. For each IAQ Zone, calculate the cancer and non-cancer health risks from the indoor formaldehyde concentrations determined in Step 5 and as described in the OEHHA Air Toxics Hot Spots Program Risk Assessment Guidelines; Guidance Manual for Preparation of Health Risk Assessments (OEHHA, 2015).
7.) Mitigate Indoor Formaldehyde Exposures of exceeding the CEQA Cancer and/or Redlands Regular Meeting of 02-21-23 Page 630 of 786
9 of 18
Non-Cancer Health Risks. In each IAQ Zone, provide mitigation for any formaldehyde exposure risk as determined in Step 6, that exceeds the CEQA cancer risk of 10 per million or the CEQA non-cancer Hazard Quotient of 1.0.
Provide the source and/or ventilation mitigation required in all IAQ Zones to reduce the health risks of the chemical exposures below the CEQA cancer and non-cancer health risks.
Source mitigation for formaldehyde may include:
1.) reducing the amount materials and/or furnishings that emit formaldehyde
2.) substituting a different material with a lower area-specific emission rate of formaldehyde
Ventilation mitigation for formaldehyde emitted from building materials and/or furnishings may include:
1.) increasing the design minimum outdoor air ventilation rate to the IAQ Zone.
NOTE: Mitigating the formaldehyde emissions through use of less material/furnishings, or use of lower emitting materials/furnishings, is the preferred mitigation option, as mitigation with increased outdoor air ventilation increases initial and operating costs associated with the heating/cooling systems.
Further, we are not asking that the builder “speculate” on what and how much composite materials be used, but rather at the design stage to select composite wood materials based on the formaldehyde emission rates that manufacturers routinely conduct using the California Department of Health “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers,” (CDPH, 2017), and use the procedure described earlier above (i.e. PreConstruction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde.
Redlands Regular Meeting of 02-21-23 Page 631 of 786
10 of 18
Outdoor Air Ventilation Impact. Another important finding of the CNHS, was that the outdoor air ventilation rates in the homes were very low. Outdoor air ventilation is a very important factor influencing the indoor concentrations of air contaminants, as it is the primary removal mechanism of all indoor air generated contaminants. Lower outdoor air exchange rates cause indoor generated air contaminants to accumulate to higher indoor air concentrations. Many homeowners rarely open their windows or doors for ventilation as a result of their concerns for security/safety, noise, dust, and odor concerns (Price, 2007). In the CNHS field study, 32% of the homes did not use their windows during the 24‐hour Test Day, and 15% of the homes did not use their windows during the entire preceding week. Most of the homes with no window usage were homes in the winter field session.
Thus, a substantial percentage of homeowners never open their windows, especially in the winter season. The median 24‐hour measurement was 0.26 air changes per hour (ach), with a range of 0.09 ach to 5.3 ach. A total of 67% of the homes had outdoor air exchange rates below the minimum California Building Code (2001) requirement of 0.35 ach. Thus, the relatively tight envelope construction, combined with the fact that many people never open their windows for ventilation, results in homes with low outdoor air exchange rates and higher indoor air contaminant concentrations.
The UCR Group Warehouse Project, is close to roads with moderate to high traffic (e.g., West Park Avenue, New Jersey Street, California Street, West Redlands Avenue, Nevada Street etc.), and thus the Project site is a sound impacted site.
As a result of the anticipated high outdoor noise levels, the current project will require a mechanical supply of outdoor air ventilation to allow for a habitable interior environment with closed windows and doors. Such a ventilation system would allow windows and doors to be kept closed at the occupant’s discretion to control exterior noise within building interiors.
PM2.5 Outdoor Concentrations Impact. An additional impact of the nearby motor vehicle traffic associated with this project, are the outdoor concentrations of PM2.5. The Project is located in the South Coast Air Basin, which is a State and Federal nonattainment area for PM2.5.
Redlands Regular Meeting of 02-21-23 Page 632 of 786
11 of 18
An air quality analyses should to be conducted to determine the concentrations of PM2.5 in the outdoor and indoor air that people inhale each day. This air quality analyses needs to consider the cumulative impacts of the project related emissions, existing and projected future emissions from local PM2.5 sources (e.g. stationary sources, motor vehicles, and airport traffic) upon the outdoor air concentrations at the Project site. If the outdoor concentrations are determined to exceed the California and National annual average PM2.5 exceedence concentration of 12 µg/m3
, or the National 24-hour average exceedence
concentration of 35 µg/m3, then the buildings need to have a mechanical supply of outdoor air that has air filtration with sufficient removal efficiency, such that the indoor concentrations of outdoor PM2.5 particles is less than the California and National PM2.5 annual and 24-hour standards.
It is my experience, based on the projected high traffic noise levels, the annual average concentration of PM2.5 will exceed the California and National PM2.5 annual and 24-hour standards and warrant installation of high efficiency air filters (i.e. MERV 13 or higher) in all mechanically supplied outdoor air ventilation systems.
Indoor Air Quality Impact Mitigation Measures
The following are recommended mitigation measures to minimize the impacts upon indoor quality:
Indoor Formaldehyde Concentrations Mitigation. Use only composite wood materials (e.g. hardwood plywood, medium density fiberboard, particleboard) for all interior finish systems that are made with CARB approved no-added formaldehyde (NAF) resins (CARB, 2009). CARB Phase 2 certified composite wood products, or ultra-low emitting formaldehyde (ULEF) resins, do not insure indoor formaldehyde concentrations that are below the CEQA cancer risk of 10 per million. Only composite wood products manufactured with CARB approved no-added formaldehyde (NAF) resins, such as resins made from soy, polyvinyl acetate, or methylene diisocyanate can insure that the OEHHA cancer risk of 10 per million is met.
Redlands Regular Meeting of 02-21-23 Page 633 of 786
12 of 18
Alternatively, conduct the previously described Pre-Construction Building Material/Furnishing Chemical Emissions Assessment, to determine that the combination of formaldehyde emissions from building materials and furnishings do not create indoor formaldehyde concentrations that exceed the CEQA cancer and non-cancer health risks.
It is important to note that we are not asking that the builder “speculate” on what and how much composite materials be used, but rather at the design stage to select composite wood materials based on the formaldehyde emission rates that manufacturers routinely conduct using the California Department of Health “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers”, (CDPH, 2017), and use the procedure described above (i.e.
Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde.
Outdoor Air Ventilation Mitigation. Provide each habitable room with a continuous mechanical supply of outdoor air that meets or exceeds the California 2016 Building Energy Efficiency Standards (California Energy Commission, 2015) requirements of the greater of 15 cfm/occupant or 0.15 cfm/ft2 of floor area. Following installation of the system conduct testing and balancing to insure that required amount of outdoor air is entering each habitable room and provide a written report documenting the outdoor airflow rates. Do not use exhaust only mechanical outdoor air systems, use only balanced outdoor air supply and exhaust systems or outdoor air supply only systems. Provide a manual for the occupants or maintenance personnel, that describes the purpose of the mechanical outdoor air system and the operation and maintenance requirements of the system.
PM2.5 Outdoor Air Concentration Mitigation. Install air filtration with sufficient PM2.5 removal efficiency (e.g. MERV 13 or higher) to filter the outdoor air entering the mechanical outdoor air supply systems, such that the indoor concentrations of outdoor PM2.5 particles are less than the California and National PM2.5 annual and 24-hour standards. Install the air filters in the system such that they are accessible for replacement Redlands Regular Meeting of 02-21-23 Page 634 of 786
13 of 18
by the occupants or maintenance personnel. Include in the mechanical outdoor air ventilation system manual instructions on how to replace the air filters and the estimated frequency of replacement.
References
BIFA. 2018. BIFMA Product Safety and Performance Standards and Guidelines. www.bifma.org/page/standardsoverview
California Air Resources Board. 2004. Formaldehyde in the Home. https://ww3.arb.ca.gov › research › indoor › formaldgl08-04.pdf California Air Resources Board. 2009. Airborne Toxic Control Measure to Reduce Formaldehyde Emissions from Composite Wood Products. California Environmental Protection Agency, Sacramento, CA.
https://www.arb.ca.gov/regact/2007/compwood07/fro-final.pdf California Air Resources Board. 2011. Toxic Air Contaminant Identification List.
California Environmental Protection Agency, Sacramento, CA. https://www.arb.ca.gov/toxics/id/taclist.htm
California Building Code. 2001. California Code of Regulations, Title 24, Part 2 Volume 1, Appendix Chapter 12, Interior Environment, Division 1, Ventilation, Section 1207:
2001 California Building Code, California Building Standards Commission. Sacramento, CA.
California Building Standards Commission (2014). 2013 California Green Building Standards Code. California Code of Regulations, Title 24, Part 11. California Building Standards Commission, Sacramento, CA http://www.bsc.ca.gov/Home/CALGreen.aspx.
California Energy Commission, PIER Program. CEC-500-2007-033. Final Report, ARB Contract 03-326. Available at: www.arb.ca.gov/research/apr/past/03-326.pdf.
Redlands Regular Meeting of 02-21-23 Page 635 of 786
14 of 18
California Energy Commission, 2015. 2016 Building Energy Efficiency Standards for Residential and Nonresidential Buildings, California Code of Regulations, Title 24, Part 6. http://www.energy.ca.gov/2015publications/CEC-400-2015-037/CEC-400-2015-037- CMF.pdf
CDPH. 2017. Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers, Version 1.1.
California Department of Public Health, Richmond, CA.
https://www.cdph.ca.gov/Programs/CCDPHP/ DEODC/EHLB/IAQ/Pages/VOC.aspx.
Environmental Impact Report. SCH No. 2018011001.
EPA. 2011. Exposure Factors Handbook: 2011 Edition, Chapter 16 – Activity Factors.
Report EPA/600/R-09/052F, September 2011. U.S. Environmental Protection Agency, Washington, D.C.
Hodgson, A. T., D. Beal, J.E.R. McIlvaine. 2002. Sources of formaldehyde, other aldehydes and terpenes in a new manufactured house. Indoor Air 12: 235–242.
OEHHA (Office of Environmental Health Hazard Assessment). 2015. Air Toxics Hot Spots Program Risk Assessment Guidelines; Guidance Manual for Preparation of Health Risk Assessments.
OEHHA (Office of Environmental Health Hazard Assessment). 2017a. Proposition 65 Safe Harbor Levels. No Significant Risk Levels for Carcinogens and Maximum Allowable Dose Levels for Chemicals Causing Reproductive Toxicity. Available at:
http://www.oehha.ca.gov/prop65/pdf/safeharbor081513.pdf OEHHA - Office of Environmental Health Hazard Assessment. 2017b. All OEHHA Acute, 8-hour and Chronic Reference Exposure Levels. Available at:
http://oehha.ca.gov/air/allrels.html
Redlands Regular Meeting of 02-21-23 Page 636 of 786
15 of 18
Offermann, F. J. 2009. Ventilation and Indoor Air Quality in New Homes. California Air Resources Board and California Energy Commission, PIER Energy-Related Environmental Research Program. Collaborative Report. CEC-500-2009-085. https://www.arb.ca.gov/research/apr/past/04-310.pdf
Offermann, F. J. and A. T. Hodgson. 2011. Emission Rates of Volatile Organic Compounds in New Homes. Proceedings Indoor Air 2011 (12th International Conference on Indoor Air Quality and Climate 2011), June 5-10, 2011, Austin, TX.
Singer, B.C, Chan, W.R, Kim, Y., Offermann, F.J., and Walker I.S. 2020. Indoor Air Quality in California Homes with Code-Required Mechanical Ventilation. Indoor Air, Vol 30, Issue 5, 885-899.
South Coast Air Quality Management District (SCAQMD). 2015. California Environmental Quality Act Air Quality Handbook. South Coast Air Quality Management District, Diamond Bar, CA, http://www.aqmd.gov/home/rules-compliance/ceqa/airquality-analysis-handbook USGBC. 2014. LEED BD+C Homes v4. U.S. Green Building Council, Washington, D.C. http://www.usgbc.org/credits/homes/v4
Redlands Regular Meeting of 02-21-23 Page 637 of 786
16 of 18
APPENDIX A
INDOOR FORMALDEHYDE CONCENTRATIONS
AND THE
CARB FORMALDEHYDE ATCM
With respect to formaldehyde emissions from composite wood products, the CARB ATCM regulations of formaldehyde emissions from composite wood products, do not assure healthful indoor air quality. The following is the stated purpose of the CARB ATCM regulation - The purpose of this airborne toxic control measure is to “reduce formaldehyde emissions from composite wood products, and finished goods that contain composite wood products, that are sold, offered for sale, supplied, used, or manufactured for sale in California”. In other words, the CARB ATCM regulations do not “assure healthful indoor air quality”, but rather “reduce formaldehyde emissions from composite wood products”.
Just how much protection do the CARB ATCM regulations provide building occupants from the formaldehyde emissions generated by composite wood products? Definitely some, but certainly the regulations do not “assure healthful indoor air quality” when CARB Phase 2 products are utilized. As shown in the Chan 2019 study of new California homes, the median indoor formaldehyde concentration was of 22.4 µg/m3 (18.2 ppb), which corresponds to a cancer risk of 112 per million for occupants with continuous exposure, which is more than 11 times the CEQA cancer risk of 10 per million.
Another way of looking at how much protection the CARB ATCM regulations provide building occupants from the formaldehyde emissions generated by composite wood products is to calculate the maximum number of square feet of composite wood product that can be in a residence without exceeding the CEQA cancer risk of 10 per million for occupants with continuous occupancy.
For this calculation I utilized the floor area (2,272 ft2 ), the ceiling height (8.5 ft), and the
number of bedrooms (4) as defined in Appendix B (New Single-Family Residence Scenario) of the Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions for Indoor Sources Using Environmental Chambers, Version 1.1, 2017, California Redlands Regular Meeting of 02-21-23 Page 638 of 786
17 of 18
Department of Public Health, Richmond, CA. https://www.cdph.ca.gov/Programs/CCDPHP/ DEODC/EHLB/IAQ/Pages/VOC.aspx.
For the outdoor air ventilation rate I used the 2019 Title 24 code required mechanical ventilation rate (ASHRAE 62.2) of 106 cfm (180 m3/h) calculated for this model residence.
For the composite wood formaldehyde emission rates I used the CARB ATCM Phase 2 rates.
The calculated maximum number of square feet of composite wood product that can be in a residence, without exceeding the CEQA cancer risk of 10 per million for occupants with continuous occupancy are as follows for the different types of regulated composite wood products.
Medium Density Fiberboard (MDF) – 15 ft2 (0.7% of the floor area), or Particle Board – 30 ft2
(1.3% of the floor area), or
Hardwood Plywood – 54 ft2 (2.4% of the floor area), or
Thin MDF – 46 ft2 (2.0 % of the floor area).
For offices and hotels the calculated maximum amount of composite wood product (% of floor area) that can be used without exceeding the CEQA cancer risk of 10 per million for occupants, assuming 8 hours/day occupancy, and the California Mechanical Code minimum outdoor air ventilation rates are as follows for the different types of regulated composite wood products.
Medium Density Fiberboard (MDF) – 3.6 % (offices) and 4.6% (hotel rooms), or Particle Board – 7.2 % (offices) and 9.4% (hotel rooms), or Hardwood Plywood – 13 % (offices) and 17% (hotel rooms), or Thin MDF – 11 % (offices) and 14 % (hotel rooms)
Clearly the CARB ATCM does not regulate the formaldehyde emissions from composite wood products such that the potentially large areas of these products, such as for flooring, baseboards, interior doors, window and door trims, and kitchen and bathroom cabinetry, Redlands Regular Meeting of 02-21-23 Page 639 of 786
18 of 18
could be used without causing indoor formaldehyde concentrations that result in CEQA cancer risks that substantially exceed 10 per million for occupants with continuous occupancy.
Even composite wood products manufactured with CARB certified ultra low emitting formaldehyde (ULEF) resins do not insure that the indoor air will have concentrations of formaldehyde the meet the OEHHA cancer risks that substantially exceed 10 per million.
The permissible emission rates for ULEF composite wood products are only 11-15% lower than the CARB Phase 2 emission rates. Only use of composite wood products made with no-added formaldehyde resins (NAF), such as resins made from soy, polyvinyl acetate, or methylene diisocyanate can insure that the OEHHA cancer risk of 10 per million is met.
If CARB Phase 2 compliant or ULEF composite wood products are utilized in construction, then the resulting indoor formaldehyde concentrations should be determined in the design phase using the specific amounts of each type of composite wood product, the specific formaldehyde emission rates, and the volume and outdoor air ventilation rates of the indoor spaces, and all feasible mitigation measures employed to reduce this impact (e.g. use less formaldehyde containing composite wood products and/or incorporate mechanical systems capable of higher outdoor air ventilation rates). See the procedure described earlier (i.e. Pre-Construction Building Material/Furnishing Formaldehyde Emissions Assessment) to insure that the materials selected achieve acceptable cancer risks from material off gassing of formaldehyde.
Alternatively, and perhaps a simpler approach, is to use only composite wood products (e.g. hardwood plywood, medium density fiberboard, particleboard) for all interior finish systems that are made with CARB approved no-added formaldehyde (NAF) resins.
Redlands Regular Meeting of 02-21-23 Page 640 of 786
Francis (Bud) J. Offermann III PE, CIH
Indoor Environmental Engineering
1448 Pine Street, Suite 103, San Francisco, CA 94109
Phone: 415-567-7700
Email: [email protected]
http://www.iee-sf.com
Education
M.S. Mechanical Engineering (1985)
Stanford University, Stanford, CA.
Graduate Studies in Air Pollution Monitoring and Control (1980) University of California, Berkeley, CA.
B.S. in Mechanical Engineering (1976)
Rensselaer Polytechnic Institute, Troy, N.Y.
Professional Experience
President: Indoor Environmental Engineering, San Francisco, CA. December, 1981 - present.
Direct team of environmental scientists, chemists, and mechanical engineers in conducting State and Federal research regarding indoor air quality instrumentation development, building air quality field studies, ventilation and air cleaning performance measurements, and chemical emission rate testing.
Provide design side input to architects regarding selection of building materials and ventilation system components to ensure a high quality indoor environment.
Direct Indoor Air Quality Consulting Team for the winning design proposal for the new State of Washington Ecology Department building.
Develop a full-scale ventilation test facility for measuring the performance of air diffusers; ASHRAE 129, Air Change Effectiveness, and ASHRAE 113, Air Diffusion Performance Index.
Develop a chemical emission rate testing laboratory for measuring the chemical emissions from building materials, furnishings, and equipment.
Principle Investigator of the California New Homes Study (2005-2007). Measured ventilation and indoor air quality in 108 new single family detached homes in northern and southern California.
Develop and teach IAQ professional development workshops to building owners, managers, hygienists, and engineers.
Redlands Regular Meeting of 02-21-23 Page 641 of 786
2 Air Pollution Engineer: Earth Metrics Inc., Burlingame, CA, October, 1985 to March, 1987.
Responsible for development of an air pollution laboratory including installation a forced choice olfactometer, tracer gas electron capture chromatograph, and associated calibration facilities. Field team leader for studies of fugitive odor emissions from sewage treatment plants, entrainment of fume hood exhausts into computer chip fabrication rooms, and indoor air quality investigations.
Staff Scientist: Building Ventilation and Indoor Air Quality Program, Energy and Environment Division, Lawrence Berkeley Laboratory, Berkeley, CA. January, 1980 to August, 1984.
Deputy project leader for the Control Techniques group; responsible for laboratory and field studies aimed at evaluating the performance of indoor air pollutant control strategies (i.e. ventilation, filtration, precipitation, absorption, adsorption, and source control).
Coordinated field and laboratory studies of air-to-air heat exchangers including evaluation of thermal performance, ventilation efficiency, cross-stream contaminant transfer, and the effects of freezing/defrosting.
Developed an in situ test protocol for evaluating the performance of air cleaning systems and introduced the concept of effective cleaning rate (ECR) also known as the Clean Air Delivery Rate (CADR).
Coordinated laboratory studies of portable and ducted air cleaning systems and their effect on indoor concentrations of respirable particles and radon progeny.
Co-designed an automated instrument system for measuring residential ventilation rates and radon concentrations.
Designed hardware and software for a multi-channel automated data acquisition system used to evaluate the performance of air-to-air heat transfer equipment.
Assistant Chief Engineer: Alta Bates Hospital, Berkeley, CA, October, 1979 to January, 1980.
Responsible for energy management projects involving installation of power factor correction capacitors on large inductive electrical devices and installation of steam meters on physical plant steam lines. Member of Local 39, International Union of Operating Engineers.
Manufacturing Engineer: American Precision Industries, Buffalo, NY, October, 1977 to October, 1979.
Redlands Regular Meeting of 02-21-23 Page 642 of 786
3 Responsible for reorganizing the manufacturing procedures regarding production of shell and tube heat exchangers. Designed customized automatic assembly, welding, and testing equipment. Designed a large paint spray booth. Prepared economic studies justifying new equipment purchases. Safety Director.
Project Engineer: Arcata Graphics, Buffalo, N.Y. June, 1976 to October, 1977.
Responsible for the design and installation of a bulk ink storage and distribution system and high speed automatic counting and marking equipment. Also coordinated material handling studies which led to the purchase and installation of new equipment.
PROFESSIONAL ORGANIZATION MEMBERSHIP
American Society of Heating, Refrigeration and Air Conditioning Engineers (ASHRAE)
• Chairman of SPC-145P, Standards Project Committee - Test Method for Assessing the Performance of Gas Phase Air Cleaning Equipment (1991-1992) • Member SPC-129P, Standards Project Committee - Test Method for Ventilation Effectiveness (1986-97)
- Member of Drafting Committee
• Member Environmental Health Committee (1992-1994, 1997-2001, 2007-2010) - Chairman of EHC Research Subcommittee
- Member of Man Made Mineral Fiber Position Paper Subcommittee - Member of the IAQ Position Paper Committee
- Member of the Legionella Position Paper Committee
- Member of the Limiting Indoor Mold and Dampness in Buildings Position Paper Committee
• Member SSPC-62, Standing Standards Project Committee - Ventilation for Acceptable Indoor Air Quality (1992 to 2000)
- Chairman of Source Control and Air Cleaning Subcommittee • Chairman of TC-4.10, Indoor Environmental Modeling (1988-92) - Member of Research Subcommittee
• Chairman of TC-2.3, Gaseous Air Contaminants and Control Equipment (1989-92) - Member of Research Subcommittee
American Society for Testing and Materials (ASTM)
• D-22 Sampling and Analysis of Atmospheres
- Member of Indoor Air Quality Subcommittee
• E-06 Performance of Building Constructions
American Board of Industrial Hygiene (ABIH)
American Conference of Governmental Industrial Hygienists (ACGIH)
• Bioaerosols Committee (2007-2013)
Redlands Regular Meeting of 02-21-23 Page 643 of 786
4 American Industrial Hygiene Association (AIHA)
Cal-OSHA Indoor Air Quality Advisory Committee
International Society of Indoor Air Quality and Climate (ISIAQ) • Co-Chairman of Task Force on HVAC Hygiene
U. S. Green Building Council (USGBC)
- Member of the IEQ Technical Advisory Group (2007-2009) - Member of the IAQ Performance Testing Work Group (2010-2012) Western Construction Consultants (WESTCON)
PROFESSIONAL CREDENTIALS
Licensed Professional Engineer - Mechanical Engineering Certified Industrial Hygienist - American Board of Industrial Hygienists
SCIENTIFIC MEETINGS AND SYMPOSIA
Biological Contamination, Diagnosis, and Mitigation, Indoor Air’90, Toronto, Canada, August, 1990.
Models for Predicting Air Quality, Indoor Air’90, Toronto, Canada, August, 1990.
Microbes in Building Materials and Systems, Indoor Air ’93, Helsinki, Finland, July, 1993.
Microorganisms in Indoor Air Assessment and Evaluation of Health Effects and Probable Causes, Walnut Creek, CA, February 27, 1997.
Controlling Microbial Moisture Problems in Buildings, Walnut Creek, CA, February 27, 1997.
Scientific Advisory Committee, Roomvent 98, 6th International Conference on Air Distribution in Rooms, KTH, Stockholm, Sweden, June 14-17, 1998.
Moisture and Mould, Indoor Air ’99, Edinburgh, Scotland, August, 1999.
Ventilation Modeling and Simulation, Indoor Air ’99, Edinburgh, Scotland, August, 1999.
Microbial Growth in Materials, Healthy Buildings 2000, Espoo, Finland, August, 2000.
Redlands Regular Meeting of 02-21-23 Page 644 of 786
5 Co-Chair, Bioaerosols X- Exposures in Residences, Indoor Air 2002, Monterey, CA, July 2002.
Healthy Indoor Environments, Anaheim, CA, April 2003.
Chair, Environmental Tobacco Smoke in Multi-Family Homes, Indoor Air 2008, Copenhagen, Denmark, July 2008.
Co-Chair, ISIAQ Task Force Workshop; HVAC Hygiene, Indoor Air 2002, Monterey, CA, July 2002.
Chair, ETS in Multi-Family Housing: Exposures, Controls, and Legalities Forum, Healthy Buildings 2009, Syracuse, CA, September 14, 2009.
Chair, Energy Conservation and IAQ in Residences Workshop, Indoor Air 2011, Austin, TX, June 6, 2011.
Chair, Electronic Cigarettes: Chemical Emissions and Exposures Colloquium, Indoor Air 2016, Ghent, Belgium, July 4, 2016.
SPECIAL CONSULTATION
Provide consultation to the American Home Appliance Manufacturers on the development of a standard for testing portable air cleaners, AHAM Standard AC-1.
Served as an expert witness and special consultant for the U.S. Federal Trade Commission regarding the performance claims found in advertisements of portable air cleaners and residential furnace filters.
Conducted a forensic investigation for a San Mateo, CA pro se defendant, regarding an alleged homicide where the victim was kidnapped in a steamer trunk. Determined the air exchange rate in the steamer trunk and how long the person could survive.
Conducted in situ measurement of human exposure to toluene fumes released during nailpolish application for a plaintiffs attorney pursuing a California Proposition 65 product labeling case. June, 1993.
Conducted a forensic in situ investigation for the Butte County, CA Sheriff’s Department of the emissions of a portable heater used in the bedroom of two twin one year old girls who suffered simultaneous crib death.
Consult with OSHA on the 1995 proposed new regulation regarding indoor air quality and environmental tobacco smoke.
Redlands Regular Meeting of 02-21-23 Page 645 of 786
6 Consult with EPA on the proposed Building Alliance program and with OSHA on the proposed new OSHA IAQ regulation.
Johnson Controls Audit/Certification Expert Review; Milwaukee, WI. May 28-29, 1997.
Winner of the nationally published 1999 Request for Proposals by the State of Washington to conduct a comprehensive indoor air quality investigation of the Washington State Department of Ecology building in Lacey, WA.
Selected by the State of California Attorney General’s Office in August, 2000 to conduct a comprehensive indoor air quality investigation of the Tulare County Court House.
Lawrence Berkeley Laboratory IAQ Experts Workshop: “Cause and Prevention of Sick Building Problems in Offices: The Experience of Indoor Environmental Quality Investigators”, Berkeley, California, May 26-27, 2004.
Provide consultation and chemical emission rate testing to the State of California Attorney General’s Office in 2013-2015 regarding the chemical emissions from ecigarettes.
PEER-REVIEWED PUBLICATIONS :
F.J.Offermann, C.D.Hollowell, and G.D.Roseme, "Low-Infiltration Housing in Rochester, New York: A Study of Air Exchange Rates and Indoor Air Quality," Environment International, 8, pp. 435-445, 1982.
W.W.Nazaroff, F.J.Offermann, and A.W.Robb, "Automated System for Measuring Air Exchange Rate and Radon Concentration in Houses," Health Physics, 45, pp. 525-537, 1983.
F.J.Offermann, W.J.Fisk, D.T.Grimsrud, B.Pedersen, and K.L.Revzan, "Ventilation Efficiencies of Wall- or Window-Mounted Residential Air-to-Air Heat Exchangers," ASHRAE Annual Transactions, 89-2B, pp 507-527, 1983.
W.J.Fisk, K.M.Archer, R.E Chant, D. Hekmat, F.J.Offermann, and B.Pedersen, "Onset of Freezing in Residential Air-to-Air Heat Exchangers," ASHRAE Annual Transactions, 91- 1B, 1984.
W.J.Fisk, K.M.Archer, R.E Chant, D. Hekmat, F.J.Offermann, and B.Pedersen, "Performance of Residential Air-to-Air Heat Exchangers During Operation with Freezing and Periodic Defrosts," ASHRAE Annual Transactions, 91-1B, 1984.
F.J.Offermann, R.G.Sextro, W.J.Fisk, D.T.Grimsrud, W.W.Nazaroff, A.V.Nero, and K.L.Revzan, "Control of Respirable Particles with Portable Air Cleaners," Atmospheric Environment, Vol. 19, pp.1761-1771, 1985.
Redlands Regular Meeting of 02-21-23 Page 646 of 786
7 R.G.Sextro, F.J.Offermann, W.W.Nazaroff, A.V.Nero, K.L.Revzan, and J.Yater, "Evaluation of Indoor Control Devices and Their Effects on Radon Progeny Concentrations," Atmospheric Environment, 12, pp. 429-438, 1986.
W.J. Fisk, R.K.Spencer, F.J.Offermann, R.K.Spencer, B.Pedersen, R.Sextro, "Indoor Air Quality Control Techniques," Noyes Data Corporation, Park Ridge, New Jersey, (1987).
F.J.Offermann, "Ventilation Effectiveness and ADPI Measurements of a Forced Air Heating System," ASHRAE Transactions , Volume 94, Part 1, pp 694-704, 1988.
F.J.Offermann and D. Int-Hout "Ventilation Effectiveness Measurements of Three Supply/Return Air Configurations," Environment International , Volume 15, pp 585-592 1989.
F.J. Offermann, S.A. Loiselle, M.C. Quinlan, and M.S. Rogers, "A Study of Diesel Fume Entrainment in an Office Building," IAQ '89, The Human Equation: Health and Comfort, pp 179-183, ASHRAE, Atlanta, GA, 1989.
R.G.Sextro and F.J.Offermann, "Reduction of Residential Indoor Particle and Radon Progeny Concentrations with Ducted Air Cleaning Systems," submitted to Indoor Air, 1990.
S.A.Loiselle, A.T.Hodgson, and F.J.Offermann, "Development of An Indoor Air Sampler for Polycyclic Aromatic Compounds", Indoor Air , Vol 2, pp 191-210, 1991.
F.J.Offermann, S.A.Loiselle, A.T.Hodgson, L.A. Gundel, and J.M. Daisey, "A Pilot Study to Measure Indoor Concentrations and Emission Rates of Polycyclic Aromatic Compounds", Indoor Air , Vol 4, pp 497-512, 1991.
F.J. Offermann, S. A. Loiselle, R.G. Sextro, "Performance Comparisons of Six Different Air Cleaners Installed in a Residential Forced Air Ventilation System," IAQ'91, Healthy Buildings, pp 342-350, ASHRAE, Atlanta, GA (1991).
F.J. Offermann, J. Daisey, A. Hodgson, L. Gundell, and S. Loiselle, "Indoor Concentrations and Emission Rates of Polycyclic Aromatic Compounds", Indoor Air, Vol 4, pp 497-512 (1992).
F.J. Offermann, S. A. Loiselle, R.G. Sextro, "Performance of Air Cleaners Installed in a Residential Forced Air System," ASHRAE Journal, pp 51-57, July, 1992.
F.J. Offermann and S. A. Loiselle, "Performance of an Air-Cleaning System in an Archival Book Storage Facility," IAQ'92, ASHRAE, Atlanta, GA, 1992.
S.B. Hayward, K.S. Liu, L.E. Alevantis, K. Shah, S. Loiselle, F.J. Offermann, Y.L.
Chang, L. Webber, “Effectiveness of Ventilation and Other Controls in Reducing Exposure to ETS in Office Buildings,” Indoor Air ’93, Helsinki, Finland, July 4-8, 1993.
Redlands Regular Meeting of 02-21-23 Page 647 of 786
8 F.J. Offermann, S. A. Loiselle, G. Ander, H. Lau, "Indoor Contaminant Emission Rates Before and After a Building Bake-out," IAQ'93, Operating and Maintaining Buildings for Health, Comfort, and Productivity, pp 157-163, ASHRAE, Atlanta, GA, 1993.
L.E. Alevantis, Hayward, S.B., Shah, S.B., Loiselle, S., and Offermann, F.J. "Tracer Gas Techniques for Determination of the Effectiveness of Pollutant Removal From Local Sources," IAQ '93, Operating and Maintaining Buildings for Health, Comfort, and Productivity, pp 119-129, ASHRAE, Atlanta, GA, 1993.
L.E. Alevantis, Liu, L.E., Hayward, S.B., Offermann, F.J., Shah, S.B., Leiserson, K.
Tsao, E., and Huang, Y., "Effectiveness of Ventilation in 23 Designated Smoking Areas in California Buildings," IAQ '94, Engineering Indoor Environments, pp 167-181, ASHRAE, Atlanta, GA, 1994.
L.E. Alevantis, Offermann, F.J., Loiselle, S., and Macher, J.M., “Pressure and Ventilation Requirements of Hospital Isolation Rooms for Tuberculosis (TB) Patients: Existing Guidelines in the United States and a Method for Measuring Room Leakage”, Ventilation and Indoor air quality in Hospitals, M. Maroni, editor, Kluwer Academic publishers, Netherlands, 1996.
F.J. Offermann, M. A. Waz, A.T. Hodgson, and H.M. Ammann, "Chemical Emissions from a Hospital Operating Room Air Filter," IAQ'96, Paths to Better Building Environments, pp 95-99, ASHRAE, Atlanta, GA, 1996.
F.J. Offermann, "Professional Malpractice and the Sick Building Investigator," IAQ'96, Paths to Better Building Environments, pp 132-136, ASHRAE, Atlanta, GA, 1996.
F.J. Offermann, “Standard Method of Measuring Air Change Effectiveness,” Indoor Air, Vol 1, pp.206-211, 1999.
F. J. Offermann, A. T. Hodgson, and J. P. Robertson, “Contaminant Emission Rates from PVC Backed Carpet Tiles on Damp Concrete”, Healthy Buildings 2000, Espoo, Finland, August 2000.
K.S. Liu, L.E. Alevantis, and F.J. Offermann, “A Survey of Environmental Tobacco Smoke Controls in California Office Buildings”, Indoor Air, Vol 11, pp. 26-34, 2001.
F.J. Offermann, R. Colfer, P. Radzinski, and J. Robertson, “Exposure to Environmental Tobacco Smoke in an Automobile”, Indoor Air 2002, Monterey, California, July 2002.
F. J. Offermann, J.P. Robertson, and T. Webster, “The Impact of Tracer Gas Mixing on Airflow Rate Measurements in Large Commercial Fan Systems”, Indoor Air 2002, Monterey, California, July 2002.
M. J. Mendell, T. Brennan, L. Hathon, J.D. Odom, F.J.Offermann, B.H. Turk, K.M.
Wallingford, R.C. Diamond, W.J. Fisk, “Causes and prevention of Symptom Complaints Redlands Regular Meeting of 02-21-23 Page 648 of 786
9 in Office Buildings: Distilling the Experience of Indoor Environmental Investigators”, submitted to Indoor Air 2005, Beijing, China, September 4-9, 2005.
F.J. Offermann, “Ventilation and IAQ in New Homes With and Without Mechanical Outdoor Air Systems”, Healthy Buildings 2009, Syracuse, CA, September 14, 2009.
F.J. Offermann, “ASHRAE 62.2 Intermittent Residential Ventilation: What’s It Good For, Intermittently Poor IAQ”, IAQVEC 2010, Syracuse, CA, April 21, 2010.
F.J. Offermann and A.T. Hodgson, “Emission Rates of Volatile Organic Compounds in New Homes”, Indoor Air 2011, Austin, TX, June, 2011.
P. Jenkins, R. Johnson, T. Phillips, and F. Offermann, “Chemical Concentrations in New California Homes and Garages”, Indoor Air 2011, Austin, TX, June, 2011.
W. J. Mills, B. J. Grigg, F. J. Offermann, B. E. Gustin, and N. E. Spingarm, “Toluene and Methyl Ethyl Ketone Exposure from a Commercially Available Contact Adhesive”, Journal of Occupational and Environmental Hygiene, 9:D95-D102 May, 2012.
F. J. Offermann, R. Maddalena, J. C. Offermann, B. C. Singer, and H, Wilhelm, “The Impact of Ventilation on the Emission Rates of Volatile Organic Compounds in Residences”, HB 2012, Brisbane, AU, July, 2012.
F. J. Offermann, A. T. Hodgson, P. L. Jenkins, R. D. Johnson, and T. J. Phillips, “Attached Garages as a Source of Volatile Organic Compounds in New Homes”, HB 2012, Brisbane, CA, July, 2012.
R. Maddalena, N. Li, F. Offermann, and B. Singer, “Maximizing Information from Residential Measurements of Volatile Organic Compounds”, HB 2012, Brisbane, AU, July, 2012.
W. Chen, A. Persily, A. Hodgson, F. Offermann, D. Poppendieck, and K. Kumagai, “Area-Specific Airflow Rates for Evaluating the Impacts of VOC emissions in U.S.
Single-Family Homes”, Building and Environment, Vol. 71, 204-211, February, 2014.
F. J. Offermann, A. Eagan A. C. Offermann, and L. J. Radonovich, “Infectious Disease Aerosol Exposures With and Without Surge Control Ventilation System Modifications”, Indoor Air 2014, Hong Kong, July, 2014.
F. J. Offermann, “Chemical Emissions from E-Cigarettes: Direct and Indirect Passive Exposures”, Building and Environment, Vol. 93, Part 1, 101-105, November, 2015.
F. J. Offermann, “Formaldehyde Emission Rates From Lumber Liquidators Laminate Flooring Manufactured in China”, Indoor Air 2016, Belgium, Ghent, July, 2016.
F. J. Offermann, “Formaldehyde and Acetaldehyde Emission Rates for E-Cigarettes”, Indoor Air 2016, Belgium, Ghent, July, 2016.
Redlands Regular Meeting of 02-21-23 Page 649 of 786
10 OTHER REPORTS:
W.J.Fisk, P.G.Cleary, and F.J.Offermann, "Energy Saving Ventilation with Residential Heat Exchangers," a Lawrence Berkeley Laboratory brochure distributed by the Bonneville Power Administration, 1981.
F.J.Offermann, J.R.Girman, and C.D.Hollowell, "Midway House Tightening Project: A Study of Indoor Air Quality," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-12777, 1981.
F.J.Offermann, J.B.Dickinson, W.J.Fisk, D.T.Grimsrud, C.D.Hollowell, D.L.Krinkle, and G.D.Roseme, "Residential Air-Leakage and Indoor Air Quality in Rochester, New York," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-13100, 1982.
F.J.Offermann, W.J.Fisk, B.Pedersen, and K.L.Revzan, Residential Air-to-Air Heat Exchangers: A Study of the Ventilation Efficiencies of Wall- or Window- Mounted Units," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-14358, 1982.
F.J.Offermann, W.J.Fisk, W.W.Nazaroff, and R.G.Sextro, "A Review of Portable Air Cleaners for Controlling Indoor Concentrations of Particulates and Radon Progeny," An interim report for the Bonneville Power Administration, 1983.
W.J.Fisk, K.M.Archer, R.E.Chant, D.Hekmat, F.J.Offermann, and B.S. Pedersen, "Freezing in Residential Air-to-Air Heat Exchangers: An Experimental Study," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-16783, 1983.
R.G.Sextro, W.W.Nazaroff, F.J.Offermann, and K.L.Revzan, "Measurements of Indoor Aerosol Properties and Their Effect on Radon Progeny," Proceedings of the American Association of Aerosol Research Annual Meeting, April, 1983.
F.J.Offermann, R.G.Sextro, W.J.Fisk, W.W. Nazaroff, A.V.Nero, K.L.Revzan, and J.Yater, "Control of Respirable Particles and Radon Progeny with Portable Air Cleaners," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-16659, 1984.
W.J.Fisk, R.K.Spencer, D.T.Grimsrud, F.J.Offermann, B.Pedersen, and R.G.Sextro, "Indoor Air Quality Control Techniques: A Critical Review," Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-16493, 1984.
F.J.Offermann, J.R.Girman, and R.G.Sextro, "Controlling Indoor Air Pollution from Tobacco Smoke: Models and Measurements,", Indoor Air, Proceedings of the 3rd International Conference on Indoor Air Quality and Climate, Vol 1, pp 257-264, Swedish Council for Building Research, Stockholm (1984), Lawrence Berkeley Laboratory, Berkeley, CA, Report LBL-17603, 1984.
Redlands Regular Meeting of 02-21-23 Page 650 of 786
11 R.Otto, J.Girman, F.Offermann, and R.Sextro,"A New Method for the Collection and Comparison of Respirable Particles in the Indoor Environment," Lawrence Berkeley Laboratory, Berkeley, CA, Special Director Fund's Study, 1984.
A.T.Hodgson and F.J.Offermann, "Examination of a Sick Office Building," Lawrence Berkeley Laboratory, Berkeley, CA, an informal field study, 1984.
R.G.Sextro, F.J.Offermann, W.W.Nazaroff, and A.V.Nero, "Effects of Aerosol Concentrations on Radon Progeny," Aerosols, Science, & Technology, and Industrial Applications of Airborne Particles, editors B.Y.H.Liu, D.Y.H.Pui, and H.J.Fissan, p525, Elsevier, 1984.
K.Sexton, S.Hayward, F.Offermann, R.Sextro, and L.Weber, "Characterization of Particulate and Organic Emissions from Major Indoor Sources, Proceedings of the Third International Conference on Indoor Air Quality and Climate, Stockholm, Sweden, August 20-24, 1984.
F.J.Offermann, "Tracer Gas Measurements of Laboratory Fume Entrainment at a SemiConductor Manufacturing Plant," an Indoor Environmental Engineering R&D Report, 1986.
F.J.Offermann, "Tracer Gas Measurements of Ventilation Rates in a Large Office Building," an Indoor Environmental Engineering R&D Report, 1986.
F.J.Offermann, "Measurements of Volatile Organic Compounds in a New Large Office Building with Adhesive Fastened Carpeting," an Indoor Environmental Engineering R&D Report, 1986.
F.J.Offermann, "Designing and Operating Healthy Buildings", an Indoor Environmental Engineering R&D Report, 1986.
F.J.Offermann, "Measurements and Mitigation of Indoor Spray-Applicated Pesticides", an Indoor Environmental Engineering R&D Report, 1988.
F.J.Offermann and S. Loiselle, "Measurements and Mitigation of Indoor Mold Contamination in a Residence", an Indoor Environmental Engineering R&D Report, 1989.
F.J.Offermann and S. Loiselle, "Performance Measurements of an Air Cleaning System in a Large Archival Library Storage Facility", an Indoor Environmental Engineering R&D Report, 1989.
F.J. Offermann, J.M. Daisey, L.A. Gundel, and A.T. Hodgson, S. A. Loiselle, "Sampling, Analysis, and Data Validation of Indoor Concentrations of Polycyclic Aromatic Hydrocarbons", Final Report, Contract No. A732-106, California Air Resources Board, March, 1990.
Redlands Regular Meeting of 02-21-23 Page 651 of 786
12 L.A. Gundel, J.M. Daisey, and F.J. Offermann, "A Sampling and Analytical Method for Gas Phase Polycyclic Aromatic Hydrocarbons", Proceedings of the 5th International Conference on Indoor Air Quality and Climate, Indoor Air '90, July 29-August 1990.
A.T. Hodgson, J.M. Daisey, and F.J. Offermann "Development of an Indoor Sampling and Analytical Method for Particulate Polycyclic Aromatic Hydrocarbons", Proceedings of the 5th International Conference on Indoor Air Quality and Climate, Indoor Air '90, July 29-August, 1990.
F.J. Offermann, J.O. Sateri, “Tracer Gas Measurements in Large Multi-Room Buildings”, Indoor Air ’93, Helsinki, Finland, July 4-8, 1993.
F.J.Offermann, M. T. O’Flaherty, and M. A. Waz “Validation of ASHRAE 129 - Standard Method of Measuring Air Change Effectiveness”, Final Report of ASHRAE Research Project 891, December 8, 1997.
S.E. Guffey, F.J. Offermann et. al., “Proceedings of the Workshop on Ventilation Engineering Controls for Environmental Tobacco smoke in the Hospitality Industry”, U.S. Department of Labor Occupational Safety and Health Administration and ACGIH, 1998.
F.J. Offermann, R.J. Fiskum, D. Kosar, and D. Mudaari, “A Practical Guide to Ventilation Practices & Systems for Existing Buildings”, Heating/Piping/Air Conditioning Engineering supplement to April/May 1999 issue.
F.J. Offermann, P. Pasanen, “Workshop 18: Criteria for Cleaning of Air Handling Systems”, Healthy Buildings 2000, Espoo, Finland, August 2000.
F.J. Offermann, Session Summaries: Building Investigations, and Design & Construction, Healthy Buildings 2000, Espoo, Finland, August 2000.
F.J. Offermann, “The IAQ Top 10”, Engineered Systems, November, 2008.
L. Kincaid and F.J. Offermann, “Unintended Consequences: Formaldehyde Exposures in Green Homes, AIHA Synergist, February, 2010.
F.J. Offermann, “ IAQ in Air Tight Homes”, ASHRAE Journal, November, 2010.
F.J. Offermann, “The Hazards of E-Cigarettes”, ASHRAE Journal, June, 2014.
PRESENTATIONS :
"Low-Infiltration Housing in Rochester, New York: A Study of Air Exchange Rates and Indoor Air Quality," Presented at the International Symposium on Indoor Air Pollution, Health and Energy Conservation, Amherst, MA, October 13-16,1981.
Redlands Regular Meeting of 02-21-23 Page 652 of 786
13 "Ventilation Efficiencies of Wall- or Window-Mounted Residential Air-to-Air Heat Exchangers," Presented at the American Society of Heating, Refrigeration, and Air Conditioning Engineers Summer Meeting, Washington, DC, June, 1983. "Controlling Indoor Air Pollution from Tobacco Smoke: Models and Measurements," Presented at the Third International Conference on Indoor Air Quality and Climate, Stockholm, Sweden, August 20-24, 1984.
"Indoor Air Pollution: An Emerging Environmental Problem", Presented to the Association of Environmental Professionals, Bar Area/Coastal Region 1, Berkeley, CA, May 29, 1986.
"Ventilation Measurement Techniques," Presented at the Workshop on Sampling and Analytical Techniques, Georgia Institute of Technology, Atlanta, Georgia, September 26, 1986 and September 25, 1987.
"Buildings That Make You Sick: Indoor Air Pollution", Presented to the Sacramento Association of Professional Energy Managers, Sacramento, CA, November 18, 1986. "Ventilation Effectiveness and Indoor Air Quality", Presented to the American Society of Heating, Refrigeration, and Air Conditioning Engineers Northern Nevada Chapter, Reno, NV, February 18, 1987, Golden Gate Chapter, San Francisco, CA, October 1, 1987, and the San Jose Chapter, San Jose, CA, June 9, 1987.
"Tracer Gas Techniques for Studying Ventilation," Presented at the Indoor Air Quality Symposium, Georgia Tech Research Institute, Atlanta, GA, September 22-24, 1987. "Indoor Air Quality Control: What Works, What Doesn't," Presented to the Sacramento Association of Professional Energy Managers, Sacramento, CA, November 17, 1987. "Ventilation Effectiveness and ADPI Measurements of a Forced Air Heating System," Presented at the American Society of Heating, Refrigeration, and Air Conditioning Engineers Winter Meeting, Dallas, Texas, January 31, 1988. "Indoor Air Quality, Ventilation, and Energy in Commercial Buildings", Presented at the Building Owners &Managers Association of Sacramento, Sacramento, CA, July 21, 1988.
"Controlling Indoor Air Quality: The New ASHRAE Ventilation Standards and How to Evaluate Indoor Air Quality", Presented at a conference "Improving Energy Efficiency and Indoor Air Quality in Commercial Buildings," National Energy Management Institute, Reno, Nevada, November 4, 1988.
"A Study of Diesel Fume Entrainment Into an Office Building," Presented at Indoor Air '89: The Human Equation: Health and Comfort, American Society of Heating, Refrigeration, and Air Conditioning Engineers, San Diego, CA, April 17-20, 1989.
Redlands Regular Meeting of 02-21-23 Page 653 of 786
14 "Indoor Air Quality in Commercial Office Buildings," Presented at the Renewable Energy Technologies Symposium and International Exposition, Santa Clara, CA June 20, 1989.
"Building Ventilation and Indoor Air Quality", Presented to the San Joaquin Chapter of the American Society of Heating, Refrigeration, and Air Conditioning Engineers, September 7, 1989.
"How to Meet New Ventilation Standards: Indoor Air Quality and Energy Efficiency," a workshop presented by the Association of Energy Engineers; Chicago, IL, March 20-21, 1989; Atlanta, GA, May 25-26, 1989; San Francisco, CA, October 19-20, 1989; Orlando, FL, December 11-12, 1989; Houston, TX, January 29-30, 1990; Washington D.C., February 26-27, 1990; Anchorage, Alaska, March 23, 1990; Las Vegas, NV, April 23-24, 1990; Atlantic City, NJ, September 27-28, 1991; Anaheim, CA, November 19-20, 1991; Orlando, FL, February 28 - March 1, 1991; Washington, DC, March 20-21, 1991; Chicago, IL, May 16-17, 1991; Lake Tahoe, NV, August 15-16, 1991; Atlantic City, NJ, November 18-19, 1991; San Jose, CA, March 23-24, 1992.
"Indoor Air Quality," a seminar presented by the Anchorage, Alaska Chapter of the American Society of Heating, Refrigeration, and Air Conditioning Engineers, March 23, 1990.
"Ventilation and Indoor Air Quality", Presented at the 1990 HVAC & Building Systems Congress, Santa, Clara, CA, March 29, 1990.
"Ventilation Standards for Office Buildings", Presented to the South Bay Property Managers Association, Santa Clara, May 9, 1990.
"Indoor Air Quality", Presented at the Responsive Energy Technologies Symposium & International Exposition (RETSIE), Santa Clara, CA, June 20, 1990. "Indoor Air Quality - Management and Control Strategies", Presented at the Association of Energy Engineers, San Francisco Bay Area Chapter Meeting, Berkeley, CA, September 25, 1990.
"Diagnosing Indoor Air Contaminant and Odor Problems", Presented at the ASHRAE Annual Meeting, New York City, NY, January 23, 1991.
"Diagnosing and Treating the Sick Building Syndrome", Presented at the Energy 2001, Oklahoma, OK, March 19, 1991.
"Diagnosing and Mitigating Indoor Air Quality Problems" a workshop presented by the Association of Energy Engineers, Chicago, IL, October 29-30, 1990; New York, NY, January 24-25, 1991; Anaheim, April 25-26, 1991; Boston, MA, June 10-11, 1991; Atlanta, GA, October 24-25, 1991; Chicago, IL, October 3-4, 1991; Las Vegas, NV, December 16-17, 1991; Anaheim, CA, January 30-31, 1992; Atlanta, GA, March 5-6, 1992; Washington, DC, May 7-8, 1992; Chicago, IL, August 19-20, 1992; Las Vegas, Redlands Regular Meeting of 02-21-23 Page 654 of 786
15 NV, October 1-2, 1992; New York City, NY, October 26-27, 1992, Las Vegas, NV, March 18-19, 1993; Lake Tahoe, CA, July 14-15, 1994; Las Vegas, NV, April 3-4, 1995; Lake Tahoe, CA, July 11-12, 1996; Miami, Fl, December 9-10, 1996. "Sick Building Syndrome and the Ventilation Engineer", Presented to the San Jose Engineers Club, May, 21, 1991.
"Duct Cleaning: Who Needs It ? How Is It Done ? What Are The Costs ?" What Are the Risks ?, Moderator of Forum at the ASHRAE Annual Meeting, Indianapolis ID, June 23, 1991.
"Operating Healthy Buildings", Association of Plant Engineers, Oakland, CA, November 14, 1991.
"Duct Cleaning Perspectives", Moderator of Seminar at the ASHRAE Semi-Annual Meeting, Indianapolis, IN, June 24, 1991.
"Duct Cleaning: The Role of the Environmental Hygienist," ASHRAE Annual Meeting, Anaheim, CA, January 29, 1992.
"Emerging IAQ Issues", Fifth National Conference on Indoor Air Pollution, University of Tulsa, Tulsa, OK, April 13-14, 1992.
"International Symposium on Room Air Convection and Ventilation Effectiveness", Member of Scientific Advisory Board, University of Tokyo, July 22-24, 1992. "Guidelines for Contaminant Control During Construction and Renovation Projects in Office Buildings," Seminar paper at the ASHRAE Annual Meeting, Chicago, IL, January 26, 1993.
"Outside Air Economizers: IAQ Friend or Foe", Moderator of Forum at the ASHRAE Annual Meeting, Chicago, IL, January 26, 1993.
"Orientation to Indoor Air Quality," an EPA two and one half day comprehensive indoor air quality introductory workshop for public officials and building property managers; Sacramento, September 28-30, 1992; San Francisco, February 23-24, 1993; Los Angeles, March 16-18, 1993; Burbank, June 23, 1993; Hawaii, August 24-25, 1993; Las Vegas, August 30, 1993; San Diego, September 13-14, 1993; Phoenix, October 18-19, 1993; Reno, November 14-16, 1995; Fullerton, December 3-4, 1996; Fresno, May 13-14, 1997. "Building Air Quality: A Guide for Building Owners and Facility Managers," an EPA one half day indoor air quality introductory workshop for building owners and facility managers. Presented throughout Region IX 1993-1995.
“Techniques for Airborne Disease Control”, EPRI Healthcare Initiative Symposium; San Francisco, CA; June 7, 1994.
Redlands Regular Meeting of 02-21-23 Page 655 of 786
16 “Diagnosing and Mitigating Indoor Air Quality Problems”, CIHC Conference; San Francisco, September 29, 1994.
”Indoor Air Quality: Tools for Schools,” an EPA one day air quality management workshop for school officials, teachers, and maintenance personnel; San Francisco, October 18-20, 1994; Cerritos, December 5, 1996; Fresno, February 26, 1997; San Jose, March 27, 1997; Riverside, March 5, 1997; San Diego, March 6, 1997; Fullerton, November 13, 1997; Santa Rosa, February 1998; Cerritos, February 26, 1998; Santa Rosa, March 2, 1998.
ASHRAE 62 Standard “Ventilation for Acceptable IAQ”, ASCR Convention; San Francisco, CA, March 16, 1995.
“New Developments in Indoor Air Quality: Protocol for Diagnosing IAQ Problems”, AIHA-NC; March 25, 1995.
"Experimental Validation of ASHRAE SPC 129, Standard Method of Measuring Air Change Effectiveness", 16th AIVC Conference, Palm Springs, USA, September 19-22, 1995.
“Diagnostic Protocols for Building IAQ Assessment”, American Society of Safety Engineers Seminar: ‘Indoor Air Quality – The Next Door’; San Jose Chapter, September 27, 1995; Oakland Chapter, 9, 1997.
“Diagnostic Protocols for Building IAQ Assessment”, Local 39; Oakland, CA, October 3, 1995.
“Diagnostic Protocols for Solving IAQ Problems”, CSU-PPD Conference; October 24, 1995.
“Demonstrating Compliance with ASHRAE 62-1989 Ventilation Requirements”, AIHA; October 25, 1995.
“IAQ Diagnostics: Hands on Assessment of Building Ventilation and Pollutant Transport”, EPA Region IX; Phoenix, AZ, March 12, 1996; San Francisco, CA, April 9, 1996; Burbank, CA, April 12, 1996.
“Experimental Validation of ASHRAE 129P: Standard Method of Measuring Air Change Effectiveness”, Room Vent ‘96 / International Symposium on Room Air Convection and Ventilation Effectiveness"; Yokohama, Japan, July 16-19, 1996. “IAQ Diagnostic Methodologies and RFP Development”, CCEHSA 1996 Annual Conference, Humboldt State University, Arcata, CA, August 2, 1996. “The Practical Side of Indoor Air Quality Assessments”, California Industrial Hygiene Conference ‘96, San Diego, CA, September 2, 1996.
Redlands Regular Meeting of 02-21-23 Page 656 of 786
17 “ASHRAE Standard 62: Improving Indoor Environments”, Pacific Gas and Electric Energy Center, San Francisco, CA, October 29, 1996.
“Operating and Maintaining Healthy Buildings”, April 3-4, 1996, San Jose, CA; July 30, 1997, Monterey, CA.
“IAQ Primer”, Local 39, April 16, 1997; Amdahl Corporation, June 9, 1997; State Compensation Insurance Fund’s Safety & Health Services Department, November 21, 1996.
“Tracer Gas Techniques for Measuring Building Air Flow Rates”, ASHRAE, Philadelphia, PA, January 26, 1997.
“How to Diagnose and Mitigate Indoor Air Quality Problems”; Women in Waste; March 19, 1997.
“Environmental Engineer: What Is It?”, Monte Vista High School Career Day; April 10, 1997.
“Indoor Environment Controls: What’s Hot and What’s Not”, Shaklee Corporation; San Francisco, CA, July 15, 1997.
“Measurement of Ventilation System Performance Parameters in the US EPA BASE Study”, Healthy Buildings/IAQ’97, Washington, DC, September 29, 1997. “Operations and Maintenance for Healthy and Comfortable Indoor Environments”, PASMA; October 7, 1997.
“Designing for Healthy and Comfortable Indoor Environments”, Construction Specification Institute, Santa Rosa, CA, November 6, 1997. “Ventilation System Design for Good IAQ”, University of Tulsa 10th Annual Conference, San Francisco, CA, February 25, 1998.
“The Building Shell”, Tools For Building Green Conference and Trade Show, Alameda County Waste Management Authority and Recycling Board, Oakland, CA, February 28, 1998.
“Identifying Fungal Contamination Problems In Buildings”, The City of Oakland Municipal Employees, Oakland, CA, March 26, 1998.
“Managing Indoor Air Quality in Schools: Staying Out of Trouble”, CASBO, Sacramento, CA, April 20, 1998.
“Indoor Air Quality”, CSOOC Spring Conference, Visalia, CA, April 30, 1998. “Particulate and Gas Phase Air Filtration”, ACGIH/OSHA, Ft. Mitchell, KY, June 1998.
Redlands Regular Meeting of 02-21-23 Page 657 of 786
18 “Building Air Quality Facts and Myths”, The City of Oakland / Alameda County Safety Seminar, Oakland, CA, June 12, 1998.
“Building Engineering and Moisture”, Building Contamination Workshop, University of California Berkeley, Continuing Education in Engineering and Environmental Management, San Francisco, CA, October 21-22, 1999.
“Identifying and Mitigating Mold Contamination in Buildings”, Western Construction Consultants Association, Oakland, CA, March 15, 2000; AIG Construction Defect Seminar, Walnut Creek, CA, May 2, 2001; City of Oakland Public Works Agency, Oakland, CA, July 24, 2001; Executive Council of Homeowners, Alamo, CA, August 3, 2001.
“Using the EPA BASE Study for IAQ Investigation / Communication”, Joint Professional Symposium 2000, American Industrial Hygiene Association, Orange County & Southern California Sections, Long Beach, October 19, 2000. “Ventilation,” Indoor Air Quality: Risk Reduction in the 21st Century Symposium, sponsored by the California Environmental Protection Agency/Air Resources Board, Sacramento, CA, May 3-4, 2000.
“Workshop 18: Criteria for Cleaning of Air Handling Systems”, Healthy Buildings 2000, Espoo, Finland, August 2000.
“Closing Session Summary: ‘Building Investigations’ and ‘Building Design & Construction’, Healthy Buildings 2000, Espoo, Finland, August 2000. “Managing Building Air Quality and Energy Efficiency, Meeting the Standard of Care”, BOMA, MidAtlantic Environmental Hygiene Resource Center, Seattle, WA, May 23rd, 2000; San Antonio, TX, September 26-27, 2000.
“Diagnostics & Mitigation in Sick Buildings: When Good Buildings Go Bad,” University of California Berkeley, September 18, 2001.
“Mold Contamination: Recognition and What To Do and Not Do”, Redwood Empire Remodelers Association; Santa Rosa, CA, April 16, 2002. “Investigative Tools of the IAQ Trade”, Healthy Indoor Environments 2002; Austin, TX; April 22, 2002.
“Finding Hidden Mold: Case Studies in IAQ Investigations”, AIHA Northern California Professionals Symposium; Oakland, CA, May 8, 2002.
“Assessing and Mitigating Fungal Contamination in Buildings”, Cal/OSHA Training; Oakland, CA, February 14, 2003 and West Covina, CA, February 20-21, 2003.
Redlands Regular Meeting of 02-21-23 Page 658 of 786
19 “Use of External Containments During Fungal Mitigation”, Invited Speaker, ACGIH Mold Remediation Symposium, Orlando, FL, November 3-5, 2003.
Building Operator Certification (BOC), 106-IAQ Training Workshops, Northwest Energy Efficiency Council; Stockton, CA, December 3, 2003; San Francisco, CA, December 9, 2003; Irvine, CA, January 13, 2004; San Diego, January 14, 2004; Irwindale, CA, January 27, 2004; Downey, CA, January 28, 2004; Santa Monica, CA, March 16, 2004; Ontario, CA, March 17, 2004; Ontario, CA, November 9, 2004, San Diego, CA, November 10, 2004; San Francisco, CA, November 17, 2004; San Jose, CA, November 18, 2004; Sacramento, CA, March 15, 2005.
“Mold Remediation: The National QUEST for Uniformity Symposium”, Invited Speaker, Orlando, Florida, November 3-5, 2003.
“Mold and Moisture Control”, Indoor Air Quality workshop for The Collaborative for High Performance Schools (CHPS), San Francisco, December 11, 2003. “Advanced Perspectives In Mold Prevention & Control Symposium”, Invited Speaker, Las Vegas, Nevada, November 7-9, 2004.
“Building Sciences: Understanding and Controlling Moisture in Buildings”, American Industrial Hygiene Association, San Francisco, CA, February 14-16, 2005. “Indoor Air Quality Diagnostics and Healthy Building Design”, University of California Berkeley, Berkeley, CA, March 2, 2005.
“Improving IAQ = Reduced Tenant Complaints”, Northern California Facilities Exposition, Santa Clara, CA, September 27, 2007.
“Defining Safe Building Air”, Criteria for Safe Air and Water in Buildings, ASHRAE Winter Meeting, Chicago, IL, January 27, 2008.
“Update on USGBC LEED and Air Filtration”, Invited Speaker, NAFA 2008 Convention, San Francisco, CA, September 19, 2008.
“Ventilation and Indoor air Quality in New California Homes”, National Center of Healthy Housing, October 20, 2008.
“Indoor Air Quality in New Homes”, California Energy and Air Quality Conference, October 29, 2008.
“Mechanical Outdoor air Ventilation Systems and IAQ in New Homes”, ACI Home Performance Conference, Kansas City, MO, April 29, 2009. “Ventilation and IAQ in New Homes with and without Mechanical Outdoor Air Systems”, Healthy Buildings 2009, Syracuse, CA, September 14, 2009.
Redlands Regular Meeting of 02-21-23 Page 659 of 786
20 “Ten Ways to Improve Your Air Quality”, Northern California Facilities Exposition, Santa Clara, CA, September 30, 2009.
“New Developments in Ventilation and Indoor Air Quality in Residential Buildings”, Westcon meeting, Alameda, CA, March 17, 2010.
“Intermittent Residential Mechanical Outdoor Air Ventilation Systems and IAQ”, ASHRAE SSPC 62.2 Meeting, Austin, TX, April 19, 2010.
“Measured IAQ in Homes”, ACI Home Performance Conference, Austin, TX, April 21, 2010.
“Respiration: IEQ and Ventilation”, AIHce 2010, How IH Can LEED in Green buildings, Denver, CO, May 23, 2010.
“IAQ Considerations for Net Zero Energy Buildings (NZEB)”, Northern California Facilities Exposition, Santa Clara, CA, September 22, 2010. “Energy Conservation and Health in Buildings”, Berkeley High SchoolGreen Career Week, Berkeley, CA, April 12, 2011.
“What Pollutants are Really There ?”, ACI Home Performance Conference, San Francisco, CA, March 30, 2011.
“Energy Conservation and Health in Residences Workshop”, Indoor Air 2011, Austin, TX, June 6, 2011.
“Assessing IAQ and Improving Health in Residences”, US EPA Weatherization Plus Health, September 7, 2011.
“Ventilation: What a Long Strange Trip It’s Been”, Westcon, May 21, 2014. “Chemical Emissions from E-Cigarettes: Direct and Indirect Passive Exposures”, Indoor Air 2014, Hong Kong, July, 2014.
“Infectious Disease Aerosol Exposures With and Without Surge Control Ventilation System Modifications”, Indoor Air 2014, Hong Kong, July, 2014. “Chemical Emissions from E-Cigarettes”, IMF Health and Welfare Fair, Washington, DC, February 18, 2015.
“Chemical Emissions and Health Hazards Associated with E-Cigarettes”, Roswell Park Cancer Institute, Buffalo, NY, August 15, 2014.
“Formaldehyde Indoor Concentrations, Material Emission Rates, and the CARB ATCM”, Harris Martin’s Lumber Liquidators Flooring Litigation Conference, WQ Minneapolis Hotel, May 27, 2015.
Redlands Regular Meeting of 02-21-23 Page 660 of 786
21 “Chemical Emissions from E-Cigarettes: Direct and Indirect Passive Exposure”, FDA Public Workshop: Electronic Cigarettes and the Public Health, Hyattsville, MD June 2, 2015.
“Creating Healthy Homes, Schools, and Workplaces”, Chautauqua Institution, Athenaeum Hotel, August 24, 2015.
“Diagnosing IAQ Problems and Designing Healthy Buildings”, University of California Berkeley, Berkeley, CA, October 6, 2015.
“Diagnosing Ventilation and IAQ Problems in Commercial Buildings”, BEST Center Annual Institute, Lawrence Berkeley National Laboratory, January 6, 2016. “A Review of Studies of Ventilation and Indoor Air Quality in New Homes and Impacts of Environmental Factors on Formaldehyde Emission Rates From Composite Wood Products”, AIHce2016, May, 21-26, 2016.
“Admissibility of Scientific Testimony”, Science in the Court, Proposition 65 Clearinghouse Annual Conference, Oakland, CA, September 15, 2016. “Indoor Air Quality and Ventilation”, ASHRAE Redwood Empire, Napa, CA, December 1, 2016.
Redlands Regular Meeting of 02-21-23 Page 661 of 786
Redlands Regular Meeting of 02-21-23 Page 662 of 786
1 RESOLUTION NO. 8442
A RESOLUTION OF THE CITY OF REDLANDS CITY COUNCIL DENYING AN APPEAL AND UPHOLDING THE PLANNING COMMISSION’S DECISION TO APPROVE COMMISSION REVIEW AND APPROVAL NO. 949 INCLUDING THE
SOCIO-ECONOMIC COST/BENEFIT STUDY PREPARED FOR THE PROJECT
AND THE GENERAL PLAN CONFORMITY FINDING FOR STREET VACATION NO. 190.
WHEREAS, UCR Group, LLC, (“Applicant”), submitted a development application for Commission Review and Approval (CRA) No. 949 and Street Vacation No. 190 to construct a 48,079 square foot warehouse building with ancillary office space on a 2.56-acre vacant parcel located at the north east corner of New Jersey Street and West Park Avenue (APN: 0292-153-20-0000) in the Commercial Industrial (EV/IC) District of the East Valley Corridor Specific Plan; and WHEREAS, the above-referenced applications filed with the City of Redlands are referred to hereinafter as the “Project” and “Project Entitlements”; and WHEREAS, on December 13, 2022, the Planning Commission held a public hearing and considered the staff report, oral report, the testimony and the written evidence submitted by staff, the applicant and by members of the public on the Project; and WHEREAS, following the public hearing on December 13, 2022, the Planning Commission determined that approval of CRA No. 949 is in the best interests of the public health, safety and general welfare and voted to approve CRA No. 949; and
WHEREAS, following the public hearing on December 13, 2022, the Planning Commission determined that Street Vacation No. 190 is in conformity with the City of Redlands 2035 General Plan and voted to recommend approval to the City Council for Street Vacation No. 190; and WHEREAS, appellant Lozeau Drury, LLP, representing Supporters Alliance for Environmental Responsibility (SAFER) (“Appellant”), filed a timely application on December 19, 2022, in accordance with Section 18.12.110 of the Redlands Municipal Code to appeal the Planning Commission’s approval of CRA No. 949 and related Socio-Economic Cost/Benefit Study; and WHEREAS, on or about February 7, 2023, notice of the City Council public hearing was mailed to the owners of record of all properties within 300 feet of the subject property; and WHEREAS, on February 10, 2023, notice of the City Council public hearing for the appeal was published in the Redlands Daily Facts by the City Clerk; and WHEREAS, on February 21, 2023, the City Council held a duly noticed public hearing to consider the Appeal of the Planning Commission’s approval of CRA No. 949 and related entitlements, and considered verbal and written testimony of City staff, the appellant, and public comments from members of the public.
Redlands Regular Meeting of 02-21-23 Page 663 of 786
2 NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS:
Section 1. Environmental Determination. The proposed project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the proposed project meets all applicable criteria for the Class 32 categorical exemption pertaining to Infill Development Projects, there is no information or substantial evidence of any potentially significant impacts on the environment as a result of the proposed project, and the Class 32 (Infill Development Projects) exemption may be appropriately applied to the project. No further environmental review or analysis is required in accordance with the applicable provisions of CEQA. A Notice of Exemption (NOE) may be filed for the project.
Section 2. Denial of Appeal. The appellant’s grounds for appeal are not supported by substantial or compelling information or substantial evidence of any potentially significant environmental effects as a result of the project. The City Council hereby denies the Appeal and upholds the decision of the Planning Commission to approve Commission Review and Approval No. 949 to construct a 48,079 square foot warehouse building with ancillary office space and related site improvements on a 2.56-acre vacant parcel located at the northeast corner of New Jersey Street and West Park Avenue (APN: 0292-153-20-0000). In addition, the City Council upholds the Planning Commission’s determination of General Plan conformity for Street Vacation No. 190 and recommendation to approve Street Vacation No. 190.
Section 3. Effective Date. This resolution shall become effective upon adoption.
ADOPTED, SIGNED AND APPROVED this 21st day of February, 2023. _________________
Eddie Tejeda, Mayor
Redlands Regular Meeting of 02-21-23 Page 664 of 786
3 ATTEST:
_________________________
Jeanne Donaldson, City Clerk
I, Jeanne Donaldson, City Clerk of the City of Redlands, do hereby certify that the foregoing Resolution was duly adopted by the City Council at a regular meeting thereof held on the 21st day of February, 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
______________________________
Jeanne Donaldson, City Clerk
Redlands Regular Meeting of 02-21-23 Page 665 of 786
City Council Meeting L. 1.
DATE: 02/21/2023
TO: Honorable Mayor and City Council Members
SUBJECT: Consideration of a recommendation to authorize the City Manager or his designee to solicit purchase offers and negotiate terms for the sale(s) of South Mountain Water Company shares owned by the City of Redlands (Municipal Utilities and Engineering Director Harris)
MOTION(S):
If City Council determines the staff recommendation is appropriate, the following motion is provided:
I move to authorize the City Manager or his designee to solicit purchase offers and negotiate terms for the sale(s) of South Mountain Water Company shares owned by the City of Redlands.
RECOMMENDATION:
Staff recommends City Council authorization for the City Manager or his designee to solicit purchase offers and negotiate terms for the sale(s) of South Mountain Water Company shares owned by the City of Redlands.
DISCUSSION:
The City produces and distributes recycled water, drinking water, and non-potable water to more than 23,000 customers within the cities of Redlands and Loma Linda, and unincorporated areas within San Bernardino County.
Water is typically produced from surface water diversions from the Santa Ana River and Mill Creek, and extractions from the Bunker Hill and Yucaipa groundwater basins. This water is either treated and disinfected at a City water treatment facility or at the wellhead site prior to distribution as drinking water, or is directly distributed for non-potable uses such as landscape irrigation.
Redlands Regular Meeting of 02-21-23 Page 666 of 786
The City owns shares in several local mutual water companies and well companies with various entitlements that provide access to raw surface and groundwater. One such company is the South Mountain Water Company (SMWC), which extracts water from the Yucaipa groundwater basin through two (2) well sites located in the Yucaipa area. SMWC has issued 993 stock shares and retains seven (7) additional treasury shares. The City owns 911 SMWC shares.
Two (2) City non-potable water customers located along Sand Canyon Road are the only users of water produced directly from the SMWC system and they received a combined total of approximately 150 acre-feet of water in 2022. The Yucaipa Sustainable Groundwater Management Agency recently imposed a 518 acre-feet extraction cap (based on a rolling 5-year average) on SMWC. In 2022, SMWC significantly exceeded this cap and extracted approximately 900 acre-feet, which reduces the volume of groundwater extractions for the next four (4) years in order to remain within the imposed cap. Additionally, the City's Water Production staff operates and maintains the SMWC system without reimbursement, which includes two (2) groundwater wells, a booster pump station, and approximately 3.5 miles of distribution piping. The City's super-majority share ownership position also obligates Redlands to absorb more than ninety percent (90%) of all direct financial costs associated with operating SMWC in the form of assessments. Due to this financial liability, concerns with SMWC's management of its water resources, and the small amount of water delivered to the City's two (2) non-potable water customers, it may no longer be practical for the City to retain all of its SMWC shares.
Staff recommends City Council authorization for the City Manager or his designee to solicit purchase offers and terms for the sale of all or a portion of its 911 SMWC shares. Staff proposes to first negotiate with the City's two (2) non-potable water customers currently receiving SMWC water before discussing sale terms with other potential buyers located within the Yucaipa groundwater basin. Agreement(s) regarding the sale(s) of the City's SMWC shares will be scheduled for City Council approval consideration at future City Council meetings.
ALTERNATIVES:
City Council may deny the staff recommendation and provide alternate direction.
STRATEGIC PLAN:
N/A
Redlands Regular Meeting of 02-21-23 Page 667 of 786
SUBMITTED BY:
John R. Harris, Municipal Utilities and Engineering Director RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Yvette M. Abich Garcia, City Attorney
Janice McConnell, Assistant City Manager
Danielle Garcia, Management Services/Finance Director
PREPARED BY:
John R. Harris, Municipal Utilities and Engineering Director Fiscal Impact
Discussion:
There is no fiscal impact associated with this item.
Attachments
SMWC System Diagram
Redlands Regular Meeting of 02-21-23 Page 668 of 786
SYSTEM DIAGRAM
CHICKEN HILL WELL
HOG CANYON WELL
CRAFTON HILLS COLLEGE
PROPERTY ONE (ESRI)
BOOSTER PUMP STATION
Redlands Regular Meeting of 02-21-23 Page 669 of 786
City Council Meeting L. 2.
DATE: 02/21/2023
TO: Honorable Mayor and City Council Members
SUBJECT: Consideration of the purchase of a 2023 Peterbilt Model 567 CNG Truck with an Altec AC23-95 Hydraulic Telescopic Crane from Altec Capital Services for the amount of $530,911 (Assistant City Manager Boatman)
MOTION(S):
If the City Council determines that staff’s recommendation is appropriate, the following motion is provided:
I move to approve the purchase of a 2023 Peterbilt Model 567 CNG Truck with an Altec AC23-95 Hydraulic Telescopic Crane from Altec Capital Services in the amount of $530,911.
RECOMMENDATION:
Staff recommends that the City Council approve the purchase of a 2023 Peterbilt Model 567 CNG Truck with an Altec AC23-95 Hydraulic Telescopic Crane from Altec Capital Services in the amount of $530,911.
DISCUSSION:
The City of Redlands Equipment Maintenance Division oversees the maintenance of over 470 vehicles. This vehicle will play a key role in daily City operations and is replacing a 2005 vehicle that is no longer in service. The new vehicle will meet and satisfy South Coast Air Quality Management District’s requirement to procure an alternative-fuel heavy-duty vehicle to reduce air toxic and criteria pollutant emissions per Rule 1196.
This vehicle will be used by the Municipal Utilities and Engineering Department (MUED), that maintains one (1) wastewater treatment plant, one (1) sewer lift station, two (2) surface water treatment plants, ten (10) booster pump sites, and forty (40) water well sites. MUED staff use a crane within these sites for Redlands Regular Meeting of 02-21-23 Page 670 of 786
forty (40) water well sites. MUED staff use a crane within these sites for preventative maintenance inspections and installation of numerous processes, gas conditioning media installation and change-out, and transfer and isolation of valve pit applications to improve productivity and protect employee health and safety.
Staff followed the City's procurement policies in regard to an existing cooperative contract agreement for Public Utility Equipment with Sourcewell. By utilizing the Sourcewell cooperative purchasing, the City can benefit from previously posted bid packages that have been competitively bid and awarded.
Agencies can review bid results from more than 50,000 government, education, and nonprofit organizations and draw from the terms and pricing for like units and vehicles. Staff is recommending that the City Council approve the Sourcewell cooperative purchase with Altec Industries, Inc., (Sourcewell Contrac #110421-ALT). These contracts have been solicited and awarded in conformance with the City's procurement policies.
ALTERNATIVES:
City Council may elect not to approve the purchase, however daily operations of the Wastewater Division will be adversely affected.
STRATEGIC PLAN:
Not Applicable
SUBMITTED BY:
Chris Boatman, Assistant City Manager
RECOMMENDED BY:
Charles M. Duggan Jr., City Manager
REVIEWED BY:
Janice McConnell, Assistant City Manager
Danielle Garcia, Management Services/Finance Director
John Harris, Municipal Utilities and Engineering Director Dana Abramovitz-Daniel, Procurement Manager
PREPARED BY:
Tricia Swope, Manager, Facilities and Community Services Redlands Regular Meeting of 02-21-23 Page 671 of 786
Fiscal Impact
Fiscal Year: FY 2022-23
Amount: $521,911
Budgeted Y/N: Y
Account No.: 501900 / 521900
Discussion:
Funding for this purchase is included in the Water (501900) and Wastewater (521900) Division Funds of the Fiscal Year 2022-23 Budget as adopted by City Council.
Attachments
Sourcewell Contract 110421-ALT
Vehicle Specifications
Sourcewell Quote
Redlands Regular Meeting of 02-21-23 Page 672 of 786
2/6/23, 1:51 PM Altec Industries: Contract 110421-ALT | Sourcewell https://www.sourcewell-mn.gov/cooperative-purchasing/110421-alt#tab-contract-documents 1/2 Altec Industries
Digger Derricks, Bucket Trucks, & Utility Equipment
#110421-ALT
Maturity Date: 12/27/2025
Documents
Contract Documentation
Contract
Competitive Solicitation Documentation
Request for Proposal (RFP)
Proof of Publication
Proposal Opening Record
Proposal Evaluation
Comment & Review
Board Resolutions
Pricing Documentation
Information in this file is subject to change
Contract 110421-ALT - Price information
Buy Sourcewell
Login to unlock more contract features.
Username
Username
Password
Password
Log In
Forgot username or password?
Setup Buy Sourcewell access
Products & Services Buy Sourcewell Documents Contact Information How It Works Explore Contracts View Solicitations News search Register
Redlands Regular Meeting of 02-21-23 Page 673 of 786
Price Level: January 1, 2023 Date: January 12, 2023
Deal: 567 X12N Auto AC23 Quote Number: QUO-1023986-J9W0S8 Printed On: 1/12/2023 1:56:56 PM