Redlands City Council
December 19, 2023

4-P.16 Promote a variety of housing types to serve the diverse needs of the community.
4-A.7 Promote a range of residential densities to encourage a mix of housing types in varying price ranges and rental rates. 4-A.8 Promote the development of a greater variety of housing types, including single-family homes on small lots, accessory dwelling units, townhomes, lofts, live-work spaces, and senior and student housing to meet the needs of future
demographics and changing family sizes.
4-A.49 Ensure that opportunities are available for the development of parks and open space areas to meet the community’s
recreational needs in a meaningful way.
4-A.50 Ensure that opportunities are available for community-oriented services.

The Bergamot Specific Plan requires the developer to dedicate 11.74 acres of public park and to provide certain improvements as agreed upon in an approved Park Improvement and Dedication Agreement. This new park is sized to accommodate a baseball/softball field and soccer fields that will fulfill an existing demand. Youth sports offer the opportunity for families and children to actively socialize with one another while providing opportunities for exercise and promoting healthy lifestyles. Development of this new public park implements the following polices and actions:
2-P.6 Enhance cultural and generational diversity and social connections through more opportunities for volunteerism and civic engagement, public gathering places and public art, family-friendly activities, and events that connect residents to one another and keep them socially active in the community. 2-P.7 Promote a physical and cultural environment, building upon a mature and varied landscape, that creates opportunities for meeting and gathering and encourages face-to-face
interactions between people.

2-A.1 Provide for the equitable distribution of public facilities and amenities, such as parks and public facilities, throughout Redlands.
4-P.57 Provide for the equitable distribution of public facilities and amenities, such as sidewalks, street lighting, and parks throughout Redlands.

7-P.5 Provide parkland for a comprehensive range of active recreational needs, including sports fields and facilities, playgrounds, and open spaces for passive recreation per a Parks and Recreation Master Plan.
7-P.6 Enhance the presence of recreational opportunities in the city and increase park use by selecting new, highly accessible locations for parks.
7-P.8 Minimize substitution of private recreation facilities for developer fee payment or park dedication to ensure that a public park system will be permanently available to the entire community.
7-P.11 Maximize the availability of recreational facilities and activities throughout the city.
7-P.12 Create and maintain a system of trails serving both recreational and emergency access needs.
7-P.13 Complete the Emerald Necklace system of scenic routes and trails, including the Orange Blossom Trail, Zanja Trail, Santa Ana River Trail, San Timoteo Trail, and other trails linking parks, regional trails, and open space areas.
7-A.3 Provide 5 acres of park area for each 1,000 Planning Area residents, and additional parkland for specialized, and low-use park acreage.
7-A.4 Provide all residential areas with a neighborhood/community park (of 8 or more acres where available) where suitable land is available at acceptable cost.
7-A.5 Provide parkland in areas where population increase is expected (such as Transit Villages), partner with the school district to improve access to recreational facilities for nearby residents in parkland-deficient neighborhoods, and eventually site parkland within convenient distance of youth in the schools.
7-A.18 Strive to ensure that all areas of the community have an equal distribution of recreational facilities to maximize access and activities

As part of the specific plan process, the city and developer worked with the County of San Bernardino to incorporate plans into the Bergamot Specific Plan for the extension of the Santa Ana River trail through the Sports Park and Nature Park. The plan also provides a central paseo trail enhanced with landscaping and benches that provides east-west connectivity and allows for future extensions east of the Specific Plan area. Streets in the Bergamot Specific Plan have been designed in accordance with City standards. All streets include sidewalks on both sides separated from the street by landscape strips planted with trees to provide shade and promote pedestrian comfort. In addition, the edges of development, facing Domestic Avenue and Street N, are intentionally designed to provide front doors facing these roadways rather than backing-up to these streets with sound walls. This design creates aesthetically superior and friendly street scenes that promote “eyes-on-the-street” security for pedestrian safety. Enhanced crosswalks at the intersection Texas and Domestic are provided to promote pedestrian safety. The design of streets and trails to create a walkable community implements the following general plan polices and actions:
2-A.6 Establish north-south trail linkages— including the Mountain View Trail, California Street, the Heritage Trail, the Lugonia Trail, and Church Street—to major east-west trails including the Santa Ana River Trail, the Orange Blossom Trail, and the planned San Timoteo Canyon Trail.
5-P.17 Provide a safe, direct, and healthful pedestrian environment through means such as providing separate pedestrian-ways in parking lots, avoiding excessive driveway widths, and
providing planting strips between sidewalks and streets where feasible.
5-P.18 Encourage creative walking paths pursuant to City planning codes, local, State, and federal laws.
5-A.19 Create appropriate enhancements to pedestrian crossings at key locations across minor arterials, boulevards, and
collectors with a target of providing pedestrian crossings no further than 600 feet apart in appropriate areas and in accordance with State standards.
5-A.22 Include amenities such as shade trees, transit shelters and other transit amenities, benches, trash and recycling
receptacles, bollards, public art, and directional signage that can enhance the pedestrian experience.

5-A.23 Coordinate with San Bernardino County and the Santa Ana River Conservancy on implementing the objectives of the Santa Ana River Trail Parkway and Open Space Plan.
2-P.18 Reinforce Redlands’ identity as a “Tree City” through cohesive streetscapes that enhance its sense of place and its heritage, and that promote pedestrian comfort.
2-A.79 Avoid sound walls as a standard on arterial streets in residential areas.
4-P.57 Provide for the equitable distribution of public facilities and amenities, such as sidewalks, street lighting, and parks throughout Redlands.
4-P.59 Ensure a safe community.
5-P.4 Support transportation infrastructure improvements such as safer street crossings and attractive streetscapes to
encourage bicyclists, walkers, and users of mobility devices. 5-P.6 Support public health by promoting active living and supporting safe walking and biking throughout the city. 5-P.10 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the layered network.
7-A.68 Incorporate Crime Prevention through Environmental Design principles and best practices into the Zoning Ordinance and project review procedures for new development and major renovations. Guidelines and checklists should include
concepts such as: Natural Surveillance, e.g. orient buildings and windows to provide maximum surveillance of exterior areas, and locate entryways such that they are visible to adjacent neighbors or passersby
Utility and Phasing Plans have been provided in the specific plan to implement the following general plan polices and actions:
4-P.56 Ensure that public facilities and services are provided in a timely manner to adequately serve new and existing
development.

4-A.150 Encourage the undergrounding of utilities for all new development.
6-A.35 Promote the use of Low Impact Development strategies, BMPs, pervious paving materials, and on-site infiltration for treating and reducing stormwater runoff before it reaches the municipal stormwater system.

E. General Notes
The following general notes shall apply to all land contained within the Specific Plan boundaries.

1. Any details or issues not specifically addressed by this Specific Plan shall be subject to the regulations of the City of Redlands. Definition of terms shall also be as defined in the City of Redlands Municipal Code.

2. Water service shall be provided by the City of Redlands.

3. Sewer service shall be provided by the City of Redlands.

4. Electrical power will be provided by the Southern California Edison Company.

5. Natural Gas service will be provided by the Southern California Gas Company.

6. Telephone service will be provided by Verizon.

7. Solid waste disposal will be provided by the City of Redlands.

SECTION 2. MASTER PLANS
A. Land Use
The Bergamot Specific Plan No. 64 (Specific Plan) encompasses approximately 58.64 gross acres accommodating the development of a master planned residential development incorporating various styles of single-family detached housing. The General Plan designation of the property is Low Density Residential, permitting up to 6 dwelling units per acre. Therefore, the subject property has the potential for approximately 346 dwelling units. The Specific Plan has envisioned a somewhat lower density, 317 dwelling units of mixed income neo-traditional neighborhoods, including a component of workforce housing, incorporating an abundant amount of active and passive open space. Overall project density is 5.4 dwelling units per acre.

The Land Use Plan is depicted in Exhibit 4. The various residential components of the Specific Plan have been established in three distinct residential neighborhoods, all consisting of single-family detached residences.

The appearance of open spaces, landscaping, recreational amenities and building placement has a material and substantial effect on the desirability of the community which is of prime importance to the Bergamot Specific Plan.

The residential neighborhoods provide a distinct housing opportunity with a variety of housing types, all interwoven with passive and active paseos, pocket parks, and a large active public park.

1. Neighborhood 1
Neighborhood 1, consisting of approximately 12.19 acres, is located in the north-central portion of the Specific Plan and is intended for single-family residential with a minimum lot size of 7200 square feet. This neighborhood will be a traditional single-family neighborhood consisting of 53 lots serviced with a public street system accessed from a new public street on the north side of the project. Overall density of Neighborhood 1 is 4.3 dwelling units per acre.

2. Neighborhood 2
Neighborhood 2, consisting of approximately 19.25 acres, is located along Domestic Street in the south-central portion of the Specific Plan. This neighborhood is planned for 144 detached single-family residences on lots with a minimum lot size of 3500 square feet. Overall density of Neighborhood 2 is 7.5 dwelling units per acre.

Bergamot Specific Plan
February 2021

CITRUS VALLEY

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Exhibit 4: Land Use Plan
Neighborhood 1 (N-1)
Open Space (OS) 3.75 Acres
Open Space (OS)

11.74 Acres
Neighborhood 3
(N-3)
Neighborhood 2 (N-2)
Domestic Ave
Interstate 210
Land Use
Total Area
(Acres)
Total Homes
(DU)
Density
(DU/AC)
OS 15.49 0 N/A
N-1 12.19 53 4.3
N-2 19.25 144 7.5
N-3 11.71 120 10.2
Total 58.64 317 5.4
Street N

3. Neighborhood 3
Neighborhood 3 consists of approximately 11.71 acres and is located in the westerly portion of the project site and adjacent to the public park.

Neighborhood 3 has been planned for single family “motor-court” housing, consisting of 120 single family detached homes on lot sizes of approximately 2000 square feet. Overall density of Neighborhood 3 is 10.2 dwelling units per acre.

The provision of open space and park land throughout the project site is integral to the design of the Bergamot community. A City of Redlands public park is planned for the westerly portion of the project site having access from Domestic Avenue. This park will consist of approximately 11.74 acres and will provide active recreational uses with both baseball/softball field and soccer fields. Included in the public park will be a parking lot, picnic areas and other amenities. Linking the park to the neighborhoods is a landscaped “paseo” which also provides distinct separation for the various neighborhoods. This paseo will incorporate smaller passive parks and recreational amenities, consisting of approximately 3.75 acres.

Total parks and open space consist of 15.49 acres, or over twenty-five (25) percent of the overall project site.

B. Circulation Plan
The Circulation Plan is depicted in Exhibit 5, illustrating the vehicular circulation for the subject property. The primary access into the project site will be from Texas Street and Domestic Avenue to the south of the project site. A system of local public streets will be developed within the project site to provide vehicular access into the various neighborhoods and to the public park site.

The Typical Street Sections are depicted on Exhibit 6, and described as follows:
● Texas Street – Texas Street will provide the primary vehicular access into the project site. Texas Street is currently fully widened south of Domestic Avenue and partially widened on the east side north of Domestic Avenue.

Texas Street is designated as a Collector-Residential north of Domestic with a sixty-six (66) foot right-of-way. Texas Street is currently fully dedicated north of Domestic Avenue and will be improved with a minimum of thirtyfour (34) feet of pavement northerly to the intersection of the new street (Avenue “N”). A pedestrian activated crosswalk with in-pavement lights shall be provided at the southerly crosswalk of the Texas Avenue and Domestic Avenue intersection to support a safe route to school for high school students who live on the east side of Texas Street and attend Citrus Valley High School.
● Domestic Avenue – Domestic Avenue is designated as a Residential Collector on the General Plan, having a sixty-two-foot (62) right-of-way.

Domestic Avenue is currently dedicated with a forty-foot (40) right-of-way and unimproved. Domestic Avenue will be fully dedicated as a collector north of centerline and dedicated as a local street south of the centerline to comply with the existing property of Citrus Valley High School and Redlands Unified School District. Domestic Avenue will be improved from and Texas Street to the public park with curb and gutters, sidewalks and pavement. ● Street ‘N’ – Street is designated as a Residential Collector, having an ultimate right-of-way of sixty-four (64) feet. The project includes a 47-foot dedication to accommodate 12 feet of pavement and a 3-foot shoulder north of the centerline and curb and gutters, sidewalk south of the centerline.

These improvements will extend from Texas Street to the intersection of Street ‘L’.
● Interior Public Streets - The interior streets servicing the various neighborhoods are planned as local public streets having a sixty-foot (60) right-of-way. The interior streets will be dedicated and fully improved with curb and gutters, sidewalks and pavement.

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Exhibit 5: Conceptual Circulation Plan
Legend
Specific Plan Area Boundary
Street N - Collector Street
Domestic Avenue -
(Texas Street intersection
to 1490 feet West of Texas
Street intersection) -
Collector Street
Domestic Avenue (From
1490 feet West of Texas
Street intersection to
Cul-de-Sac -
Collector Street
Internal Street -
Local Public Street
Texas Street (34-foot
pavement Section)
Private MotorCourt
Proposed Trail
(6-12 feet minimum width)
Pedestrian activated crosswalk
with in-pavement lights
Street I
Street K
Street H
Street J
Street B
Street GStreet FStreet EStreet D
Street C
Interstate 210
Street M
Texas Street
Street L
Street N
Domestic Ave.

Future Trail Connection to
Santa Ana Regional Bike Trail
Future Trail Connection to
Santa Ana Regional Bike Trail

Bergamot Specific Plan
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Exhibit 6:Typical Street Cross Sections
55 TYPICAL SECTIONS AND DETAILS

TEXAS STREET EXTENSION
(PUBLIC STREET)

FROM EXYING TERMINUS TO STREET N
66' R/W COLLECTOR-RESIDENTIAL
34'OF PAVEMENT ON WEST SIDE
General Note for all Street Cross Sections:

All utility lines under 66Kw shall be undergrounded
Redlands Regular meeting of 12-19-23 562 of 1429
● Motor Court – A private “motor court” will be developed to provide access into the motor court homes within Neighborhood 3. The motor court will be developed as an alley with a pavement width of twenty-four (24) feet.

In addition to the vehicular circulation, a series of pathways/trails will be developed to provide pedestrian access to the parks and open space located throughout the neighborhoods, including the Santa Ana River Trail which will be located on the westerly portion of the project through the public park.

C. Infrastructure Plans
The Infrastructure Plans designate the location and size of sewer, water and storm drain lines throughout the project. Private utility lines, including natural gas, electricity, telephone and cable are locally available and are not shown on the plan. The public sewer, water, and storm drain systems will be designed and installed in accordance with plans reviewed and approved by the City of Redlands.

The City of Redlands has established development impact fees that are required to be paid in order to off-set the impact of development upon the City’s sewer, water, and storm drain system. The payment of these fees is considered to be adequate mitigation for both the direct and cumulative impact of the project’s impact on the City’s systems.

1. Water
The Conceptual Water Plan is depicted on Exhibit 7. An existing 12-inch water main is located within Texas Street at the intersection of Texas Street and Domestic Avenue. A series of twelve (12) and eight (8) inch water mains will be constructed within Domestic Avenue, the extension of Texas Street, and the future public streets (including Street N) to provide domestic water service to the project site. The domestic water system will be designed and installed pursuant to City of Redlands standards.

There are currently two (2) private wells within the study area. The first well is located off-site near the future intersection of Texas Street and Street N.

The second well is located on Domestic Avenue, at the southeast corner of Neighborhood 2. Both wells will be protected in place.

An irrigation appurtenance located at the current intersection of Texas Street and Domestic will be relocated.

A future recycled water main will be installed in Domestic Avenue and extended north along Street L to allow for future connections at Texas Street and future development to the north.

2. Sewer
An existing 18-inch truck sewer line is located in Domestic Avenue adjacent to the project site. This trunk sewer line conveys wastewater westerly under the I-210 Freeway to the City of Redlands’ Wastewater Treatment Facility.

A portion of this trunk sewer line will be replaced with a deeper line in order to convey all wastewater along the northerly portion of the project site.

Within the project site, a series of eight (8) and ten (10) inch sewer lines will be constructed within the public streets looping through the various

neighborhoods. The sewer system will be designed and installed pursuant to City of Redlands standards. The Conceptual Sanitary Sewer Plan is depicted in Exhibit 8.

3. Stormwater Drainage
The Conceptual Drainage Plan is depicted in Exhibit 9. Currently, the project site is unimproved and creates no significant storm water flows. The project sites existing runoff flows northerly and westerly via sheet flow, eventually flowing into the existing drainage channel to the west within the SR-210 CalTrans right-of-way. Existing drainage patterns will be modified to conduct storm water appropriately.

All lots will be graded to allow runoff to drain towards a designated street or area drain, leading to the proposed storm drain infrastructure. Appropriately sized grate inlets, curb and gutters and storm drainpipes will be utilized to collect the runoff and direct it to the infiltration basins located within the public park. In addition, runoff from the park will be conveyed to the basins.

Bergamot Specific Plan
February 2021

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*
Exhibit 7: Conceptual Water Plan
Legend
Specific Plan Area Boundary
Proposed 8-Inch Domestuc
Water Main
Proposed 12-Inch
Domestic Water Main
Existing 12-Inch Domestic
Water Main
Existing Well to be
Protected in Place
Existing Irrigation Apparatus
to be Relocated
Recycled Water Main
for Future Use
Street N
Street M
Street I
Street K
Street H
Street J
Street B
Street GStreet FStreet EStreet D
Street C
*
Texas Street
Connect to Existing
Connect to Existing
Stub for Future Connection
Domestic Ave.
* *
*
Street L

Bergamot Specific Plan
February 2021

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Exhibit 8: Conceptual Sanitary Sewer Plan
Legend
Specific Plan Area Boundary
Proposed 8-Inch Sewer Main
Proposed 10-inch Sewer Main
Proposed 18-inch Sewer Main
Existing 18-inch Sewer Main
Texas Street
Street M
Street I
Street H
Street B
Street GStreet FStreet EStreet D
Street C
Existing Sewer
To be Protected in Place) New Lowered Main
(To replace existing)
Connect to Existing &
New Lowered Main
Connect
to
Existing
Street N
Domestic Ave.

Street L
Street K
Street J

Bergamot Specific Plan
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Exhibit 9: Conceptual Drainage Plan
Legend
Specific Plan Area Boundary
Existing Channel
Existing Storm Drain
Proposed Storm Drain
Proposed Basin
Street N
Domestic Ave.

Texas Street
Street I
Street K
Street H
Street J
Street B
Street LStreet GStreet FStreet EStreet D
Street C
Street M

D. Conceptual Landscape Plan
The Conceptual Landscape Plan is illustrated in Exhibit 10. The landscape and open space treatment for the project is important to the overall beauty and enjoyment for the future residents of the development. The various elements of the landscape plan, including the large public park, streetscapes, pocket parks and landscape paseos combine to convey a sense of neighborhood and provide an important element of the neo-traditional design. Numerous landscape and recreational amenities are incorporated throughout the project, including both passive and active parks, integrating the various neighborhoods into one master planned community.

Exhibit 11 depicts the Paseo which links all three neighborhoods with a significant trail system including a dry “stream”, benches, and nature-play pads with various play structures. Three different pocket parks are provided throughout the project as illustrated in Exhibits 12, 13 and 14. The pocket parks may contain sport courts, tot lots and playgrounds, shade structures, picnic area, barbecues, and similar amenities. Formal landscaping will be provided to add turf areas and shade trees.

The primary open space feature of the project is a 11.74-acre public park located on the westerly portion of the project site adjacent to the 210 Freeway, as depicted in Exhibit 15. Access to the park will be from Domestic Avenue and through paseos within the project. The park is planned as an active park incorporating features such as a baseball/softball field with dugouts and bleachers and a large area to be designed for soccer fields. In addition, the park may contain a concession/restroom building, a challenge course, picnic shelters with barbecues, and similar amenities. A large parking lot will be provided from Domestic Avenue. The playing fields will be provided with lighting in order that the City can maximize programming of the fields for active play and organized tournaments. In addition, the public park includes a nature park located at the northwester portion of the project site, which may include shade structures, barbeques picnic tables, and similar passive recreational amenities. The Nature Park is depicted in Exhibit 16. The park shall be dedicated to the City or Redlands and improved in accordance with an approved Park Improvement and Dedication Agreement.

A Fencing Plan is illustrated in Exhibits 17 and 18. Fencing will consist of a variety of slumpstone block walls, vinyl fencing and tubular steel fencing.

Exhibits 18 depicts the Typical Motorcourt Landscape Plan while Exhibit 19 depicts the Typical Single-Family Street Landscape Plan.

Bergamot Specific Plan
February 2021

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Exhibit 10: Conceptual Landscape Plan
Note: Plans are conceptual and may vary at Final. Improvements to be determined by the Park Improvement and Dedication Agreement with the City of Redlands.

Bergamot Specific Plan
February 2021

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Exhibit 11: Paseo Conceptual Plan

KEY MAP
Not to Scale
Note: Plans are conceptual and may vary at Final. Improvements to be determined by the Park Improvement and Dedication Agreement with the City of Redlands.

Bergamot Specific Plan
February 2021

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KEY MAP
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N
N
Exhibit 12: Paseo Park East Conceptual Plan
Note: Plans are conceptual and may vary at Final. Improvements to be determined by the Park Improvement and Dedication Agreement with the City of Redlands.

Bergamot Specific Plan
February 2021

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Exhibit 13: Paseo Park West A Conceptual Plan
N

KEY MAP
Not to Scale
N
Note: Plans are conceptual and may vary at Final. Improvements to be determined by the Park Improvement and Dedication Agreement with the City of Redlands.

Bergamot Specific Plan
February 2021

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Exhibit 14: Paseo Park West B Conceptual Plan
N

KEY MAP
Not to Scale
N
Note: Plans are conceptual and may vary at Final. Improvements to be determined by the Park Improvement and Dedication Agreement with the City of Redlands.

Bergamot Specific Plan
February 2021

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Exhibit 15: Public Sports Park Conceptual Plan
N

KEY MAP
Not to Scale
N
Note: Plans are conceptual and may vary at Final. Improvements to be determined by the Park Improvement and Dedication Agreement with the City of Redlands.

Bergamot Specific Plan
February 2021

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Exhibit 16: Public Nature Park Conceptual Plan
N

KEY MAP
Not to Scale
N
Note: Plans are conceptual and may vary at Final. Improvements to be determined by the Park Improvement and Dedication Agreement with the City of Redlands.

Bergamot Specific Plan
February 2021

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Exhibit 17a: Conceptual Fencing and Wall Plan - West

Bergamot Specific Plan
February 2021

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Exhibit 17b: Conceptual Fencing and Wall Plan - East

Bergamot Specific Plan
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Exhibit 18: Typical Conceptual Plan MotorCourt Landscape Plan

Bergamot Specific Plan
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Exhibit 19: Typical Conceptual Plan Single-Family Street Landscape Plan

E. Conceptual Architecture
The architectural design and site planning of the homes within the project is important to create the sense of the neo-traditional design of the neighborhoods. Redlands is well known for its eclectic mix of architectural styles and themes, and the Bergamot Specific Plan proposes to create a unique neighborhood and lifestyle experience through the combination of site planning, architecture and open space. Three architectural styles are proposed:
 Santa Barbara
 Coastal
 Farmhouse
Each style is described in greater detail on the following pages.

Santa Barbara
The Santa Barbara architectural style derived from Mediterranean and Spanishrevival architectural styles. Homes are typically characterized by white or light stucco walls with accent colors on doors and shutters. Roofs consist of both hip and gable forms with red ‘s’ tile. Accent features may include arched windows and door surrounds, clay tile vents, iron accents or hardware.

Roof
• 4:12 to 5:12 roof pitch
• 12” to 18” overhang
• Simple hip or gable roof with one intersecting gable roof • Barrel or ‘S’ shape concrete tiles or similar appearance Walls
• Stucco
Windows
• Vertical multi-paned windows at front elevations
• Vinyl wrapped windows
• Simple 2x window and door trim -simulated wood or stucco over foam • Feature recessed arched window(s)
Details
• Arched entry design
• Surface mounted fixtures such as tile vents on front elevations in high visibility public view areas must complement architectural style
• Garage door panels
• Decorative hardware
• Simple simulated wood/foam window and door trim

Coastal
Coastal is a picturesque style derived from the small fishing villages in the Capes of New England. This style reflects a rural, small town character. Roof pitches are relatively steeper and are comprised of hip forms with minimal overhangs.

Roofing materials include smooth flat or shake appearance tiles or shingle. Wall cladding consists of stucco with wood (or simulated wood) siding accents. Entries are often accentuated with tapered columns and windows may be enhanced with shutters.

Roof
• 5:12 to 8:12 roof pitch
• 0” to 12” overhang
• Main roof hip with secondary hip or gable roof forms
• Smooth flat or shake appearance concrete tiles or premium grade composition shingle
Walls
 Stucco with light to medium sand finish
 Wood or simulated wood siding accents
Windows
• Vertical multi-paned rectangular windows at front elevations • Vinyl wrapped windows
• Simple 2x window and door trim - wood or stucco over foam • Shutters on one or more windows
Details
• Taped porch columns with piers at entry or recessed entry • Rectangular door with planes appearance or paneled
• Garage door panels
• Decorative hardware
• Simple simulated wood/foam window and door trim

Farmhouse
The American Farmhouse represents the quintessential country home. Designed for practicality, the farmhouse uses simple forms and details that reflect the casual lifestyle and functional elements found on a farm. Roofs are predominantly gabled with smooth flat or shingle appearance. Walls include stucco with horizontal siding accents located within gabled eaves. Entries are accentuated by square columns and windows often include shutters with a wood appearance.

Roof
• 6:12 to 12:12 roof pitch
• 12” overhang
• Main gable with secondary gable and hip roof forms
• Smooth flat or shake appearance concrete tiles or premium grade composition shingle
Walls
 Stucco with light to medium sand finish
 Wood or simulated wood siding accents
Windows
• Vertical multi-paned rectangular windows at front elevations • Vinyl wrapped windows
• Simple 2x window and door trim - wood or stucco over foam • Shutters on one or more windows
Details
• Square porch columns or recessed entry
• Rectangular Paneled Door with simple door surrounds
• Garage door panels
• Iron hardware
• Simple simulated wood/foam window and door trim

Each neighborhood will have a distinct product type with four different floor plans and the three different architectural elevations for each floor plan. This combination will provide for a variety of styles creating aesthetic streetscapes and housing choices. Rear and side elevations facing areas viewable to the public streets, trails, parks, and HOA open spaces shall be enhanced with window surrounds similar to those found on the front elevation.

Neighborhood 1
Neighborhood 1 has been designed as a traditional single-family neighborhood consisting 53 dwelling units on 7,200 square foot lot sizes. Exhibit 20 depicts the Conceptual Plotting of Neighborhood 1. Four different floor plans will be provided, consisting of one and two-story homes ranging in size from 2,106 square feet to 3,247 square feet. Neighborhood 1 plans are depicted in Exhibits 21,22,23 and 24.

Neighborhood 2
Neighborhood 2 has been designed as a smaller lot single-family neighborhood consisting of 144 dwelling units, as depicted on Exhibit 25. Four different floor plans will be provided, consisting of two-story homes ranging from 1,926 square feet to 2,300 square feet. Neighborhood 2 plans are depicted in Exhibits 26,27,28 and 29.

Neighborhood 3
Neighborhood 3 has been designed as a “motorcourt” neighborhood consisting of 120 single-family dwelling units as depicted on Exhibit 30. The units will be serviced by an alley system or motorcourt. Four different floor plans will be provided, consisting of two-story homes ranging in size from 1,465 square feet to 2,125 square feet. Neighborhood 3 plans are depicted in Exhibits 31,32,33 and 34.

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Exhibit 20: Neighborhood 1 Conceptual Plotting
Plan No. Total Homes
5012 13
5017 13
5023 13
5028 14
Total 53
Enhanced Elevation Required

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Exhibit 21 - Neighborhood 1, Plan 5012

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 5012
PANTRY
BATH 2

KITCHEN
GARAGE
20'-1"x20'-1"
W.I.C.
25'-3" L.F.

M. BEDRM. 14'-1"x15'-6"
ENTRY
PORCH
HALL
BEDRM. 2
11'-9"x11'-1"
BEDRM. 3
BEDRM. 4 11'-9"x12'-6"
11'-9"x11'-1"

STORAGE
M. BATH
LAU.

O.E.
8'
GREAT RM. 18'-0"x16'-7"
COATS
DINING
10'-0"x16'-7"
DBL.
50'-0"
48'-0"
20'-10" 4'-10" 24'-4"
54'-0"
6'-0"
4'-0"
JOB #: 18073
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

FLOOR PLAN
0 2 4 8
#19023
06/30/2020 CITRUS VALLEY A-1

REDLANDS, CA
50’ WIDE #19023
06/30/2020 CITRUS VALLEY A-2

REDLANDS, CA
50’ WIDE
#19023
06/30/2020
CITRUS VALLEY A-4

REDLANDS, CA
50’ WIDE

CITRUS VALL

REDLANDS, CA
Plan Summary
2,106 SF
4 Bedroom/2 Bath
Single Story, 2-car Garage
Santa Barbara Coastal Farmhouse
Floor Plan
Front Elevation Styles

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Exhibit 22 - Neighborhood 1, Plan 5017

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 5017
ENTRY
PANTRY
26-4" L.F.

KITCHEN
O.E.

BATH 2

STORAGE
LAU.

BATH 3
GARAGE
20'-1"x20'-1"
W.I.C.
24'-4" L.F.

BEDRM. 2
11'-4"x11'-0"
BEDRM. 3
11'-4"x11'-4"
BEDRM. 4
12'-5"x12'-5"
HALL
GREAT RM. 24'-0"x14'-3"
OFFICE
11'-3"x11'-1"
M. BATH
M. BEDRM. 14'-1"x17'-4"
COATS
3'
8'
DINING
24'-0"x10'-0"

STORAGE
50'-0"
58'-0"
19'-0" 11'-10" 11'-8"
58'-0"
4'-0"4'-0"
7'-6"
JOB #: 18073
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

FLOOR PLAN
0 2 4 8
#19023
06/30/2020 CITRUS VALLEY A-8

REDLANDS, CA
50’ WIDE
#19023
06/30/2020 CITRUS VALLEY A-9

REDLANDS, CA
50’ WIDE
#19023
06/30/2020
CITRUS VALLEY A-11

REDLANDS, CA
50’ WIDE

CITRUS V

REDLANDS
Plan Summary
2,527 SF
4 Bedroom/3 Bath
Office
Single Story, 2-car Garage
Santa Barbara Coastal Farmhouse
Floor Plan
Front Elevation Styles

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Exhibit 23 - Neighborhood 1, Plan 5023
#19023
06/30/2020 CITRUS VALLEY A-16

REDLANDS, CA
50’ WIDE
#19023
06/30/2020
CITRUS VALLEY A-18

REDLANDS, CA
50’ WIDE

CITRUS V

REDLANDS
Plan Summary
2,838 SF
4 Bedroom/3 Bath
Flex Space/Loft/Opt. Bedroom 5
Two-Story, 2-car Garage
Santa Barbara Coastal Farmhouse
Floor Plan
Front Elevation Styles
Second Floor First Floor AREA TABULATION

CONDITIONED SPACE
PLAN 5023

UNCONDITIONED SPACE
BATH 3
GARAGE
20'-1"x20'-1"
PANTRY
ENTRY
OFFICE
10'-0"x11'-1"
BEDRM. 4
GREAT RM.
11'-11"x11'-0"
16'-3"x17'-5"

KITCHEN
8'-0"
DINING
12'-9"x17'-5"
COATS
O.E.
50'-0"
37'-0"
31'-3" 8'-0" 10'-9"
4'-0"
37'-0"
M. BATH
23'-0" L.F.

W.I.C.

M. BEDRM. 16'-6"x15'-6"
BATH 2
BEDRM. 3
12'-6"x11'-1"
BEDRM. 2
12'-4"x11'-1"

STORAGE
11'-8"x17'-5"

LOFT/ OPT
BEDROOM 5
6'
DBL.

LAU.

JOB #: 18073
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

FIRST FLOOR PLAN
0 2 4 8

SECOND FLOOR PLAN
#19023
06/30/2020 CITRUS VALLEY A-15

REDLANDS, CA
50’ WIDE

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
#19023
06/30/2020 CITRUS VALLEY A-23

REDLANDS, CA
50’ WIDE

AREA TABULATION

CONDITIONED SPACE
PLAN 5028

UNCONDITIONED SPACE
BEDRM. 5
12'-1"x12'-2"

KITCHEN
PANTRY
O.E.

BATH 3
GARAGE
20'-1"x20'-1"
10'-1"x20'-1"
OFFICE
11'-0"x12'-6"
GREAT RM. 15'-5"x19'-8"
PORCH
ENTRY
PWDR. COATS
DINING
10'-0"x19'-8"
8'
50'-0"
46'-0"
20'-6" 6'-6" 10'-4"
5'-0" 41'-0"
12'-8"
HALL
BATH 2
LAU.

BEDRM. 4
32'-9" L.F.

W.I.C.

M. BEDRM.
16'-10"x15'-10"
BEDRM. 2
11'-6"x13'-7"
BEDRM. 3
11'-5"x12'-8"
12'-6"x11'-0"
TECH
LOFT
M. BATH
17'-5"x12'-11"

STORAGE
JOB #: 18073
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

FIRST FLOOR PLAN
0 2 4 8

SECOND FLOOR PLAN
#19023
06/30/2020 CITRUS VALLEY A-22

REDLANDS, CA
50’ WIDE
#19023
06/30/2020
CITRUS VALLEY A-25

REDLANDS, CA
50’ WIDE

CITRUS V

REDLAND
Plan Summary
3,247 SF
5 Bedroom/3.5 Bath
Office/Loft
Single Story, 2-car Garage
Santa Barbara Coastal Farmhouse
Exhibit 24 - Neighborhood 1, Plan 5028
Floor Plan
Front Elevation Styles
Second Floor First Floor

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
N
Not to Scale
Exhibit 25: Neighborhood 2 Conceptual Plotting
Plan No. Total Homes
3622 36
3623 36
3625 36
3627 36
Total 144
Enhanced Elevation Required

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Plan Summary
1,926 SF
4 Bedroom/3 Bath
Two Story, 2-car Garage
Exhibit 26 - Neighborhood 2, Plan 3622
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-30
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-32

CITRUS VALLE

REDLANDS, CA
Santa Barbara Coastal Farmhouse
Front Elevation Styles
Floor Plan

AREA TABULATION

CONDITIONED SPACE
PLAN 3622

UNCONDITIONED SPACE
20'-2" x 20'-2"
GARAGE
ENTRY
BATH 3
10'-0" x 17'-0"
DINING 14'-10"x 14'-9"
GREAT RM.

PORCH
10'-1" x 10'-1"
BEDRM. 4

KITCHEN
PANTRY
COATS
36'-0"
38'-0"
42'-0"
4'-0"
10'-0" x 10'-3"
BEDRM. 2
10'-0" x 10'-3"
BEDRM. 3
LAU.

W.I.C.
27'-10" L.F.

BATH 2
HALL
M. BATH
LINEN
15'-0" x 14'-9"
M. BEDRM.

JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8

SECOND FLOOR PLAN FIRST FLOOR PLAN
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-29
Second Floor First Floor

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Plan Summary
2,058 SF
4 Bedroom/3 Bath
Optional Loft
Two Story, 2-car Garage
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-37
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-39

CITRUS VALLEY

REDLANDS, CA
Santa Barbara Coastal Farmhouse
Exhibit 27 - Neighborhood 2, Plan 3623
Floor Plan
Front Elevation Styles

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3623
PANTRY

KITCHEN
20'-2" x 20'-2"

GARAGE ENTRY
10'-1" x 12'-6"
BEDRM. 4
BATH 3
COATS
19'-0" x 13'-7"
GREAT RM. 16'-6" x 10'-6"
DINING
PORCH
36'-0"
42'-0"42'-0"
20'-11" 4'-5" 10'-8" 2'-0" 4'-0"
LINEN
15'-2" x 15'-6"
M. BEDRM.
11'-1" x 11'-4"
BEDRM. 3/
OPT. LOFT
BATH 2 M. BATH
W.I.C.
21'-6" L.F.

LAU.
10'-1" x 11'-0"
BEDRM. 2
FUTURE
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8

SECOND FLOOR PLAN FIRST FLOOR PLAN
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-36
Second Floor First Floor

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Plan Summary
2,197 SF
5 Bedroom/3 Bath
Two-Story, 2-car Garage
Exhibit 28 - Neighborhood 2, Plan 3625
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-44
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-46

CITRUS VALLEY

REDLANDS, CA
Santa Barbara Coastal Farmhouse
Front Elevation Styles

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3625
20'-2" x 20'-2"
GARAGE
10'-1" x 11'-7"
BEDRM. 5
15'-10" x 11'-0"
DINING
11'-8" x 17'-0"
GREAT RM.

PORCH
ENTRY
BATH 3

KITCHEN
PANTRY
COATS
36'-0"
38'-0"38'-0" 4'-0"
10'-1" x11'-10"
BEDRM. 2
10'-0" x11'-10"
BEDRM. 3
BATH 2
LAU.

W.I.C.
29'-4" L.F. M. BATH
14'-4" x 15'-5"
M. BEDRM.
10'-9" x 11'-7"
BEDRM. 4
HALL
LINEN
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8

SECOND FLOOR PLAN FIRST FLOOR PLAN
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-43
Floor Plan
Second Floor First Floor

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Plan Summary
2,300 SF
5 Bedroom/3 Bath
Two Story, 2-car Garage
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-51
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-53

CITRUS VALLEY

REDLANDS, CA
Santa Barbara Coastal Farmhouse
Exhibit 29 - Neighborhood 2, Plan 3627
Front Elevation Styles

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3627
PANTRY
PORCH
ENTRY

KITCHEN
BATH 3
10'-1" x 11'-4"
BEDRM. 4
20'-2" x 20'-2"
GARAGE
9'-6" x16'-10"
DINING 15'-0" x 14'-7"
GREAT RM.

COATS
36'-0"
38'-0"
36'-0"
20'-8" 10'-8" 4'-8"
6'-0"
BATH 2
HALL
LAU.

W.I.C. M. BATH
23'-0" L.F.
10'-0" x10'-10"
BEDRM. 3
10'-0" x10'-10"
BEDRM. 2
10'-1" x12'-10"
BEDRM. 4
8'-2" x 9'-7"
LOFT
LINEN

OPEN TO
BELOW
18'-0" x 12'-6"
M. BEDRM.

JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
0 2 4 8

SECOND FLOOR PLAN FIRST FLOOR PLAN
#19023

CITRUS VALLEY

REDLANDS, CA
36’ WIDE
06/30/2020
A-50
Floor Plan
Second Floor First Floor

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Not to Scale
N
Plan No. Total Homes
3060 40
3422 40
3424 20
3825 20
Total 120
Exhibit 30: Neighborhood 3 Conceptual Plotting
Enhanced Elevation Required

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Plan Summary
1,465 SF
3 Bedroom/2.5 Bath
Two Story, 2-car Garage
Exhibit 31 - Neighborhood 3, Plan 3060
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-58
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-60
Santa Barbara
Coastal
Farmhouse
MotorCourt Elevation Styles

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3060
M. BATH
LAU.

BATH 2
3'
5'
W.I.C.
16'-1" L.F.
13'-8" x 14'-4" M. BEDRM.
11'-6" x10'-10" BEDRM. 2 11'-6" x10'-10" BEDRM. 3
HALL
20'-1" x 20'-2" GARAGE
20'-0"x20'-0" CLEAR
PANTRY
18'-10"x 14'-0" GREAT RM.

PORCH
ENTRY

KITCHEN
33'-6"
30'-0"
35'-0"
20'-0" 10'-0"
3'-6"
2'-0"
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-57

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3060
M. BATH
LAU.

BATH 2
3'
5'
W.I.C.
16'-1" L.F.
13'-8" x 14'-4" M. BEDRM.
11'-6" x10'-10" BEDRM. 2 11'-6" x10'-10" BEDRM. 3
HALL
20'-1" x 20'-2" GARAGE
20'-0"x20'-0" CLEAR
PANTRY
18'-10"x 14'-0" GREAT RM.

PORCH
ENTRY

KITCHEN
33'-6"
30'-0"
35'-0"
20'-0" 10'-0"
3'-6"
2'-0"
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-57
Floor Plan
First Floor
Second Floor
Typical Cluster
Not to Scale
Plan
3060
Plan
3060
Street
MotorCourt

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3422
M. BATH
5'
15'-2" x13'-10" M. BEDRM.

LAU.

HALL
W.I.C.
18'-10" L.F.

LINEN
BATH 2
5'
10'-9" x 12'-3" BEDRM. 2
10'-11"x10'-10" BEDRM. 3
O.E.

PWDR.

ENTRY 20'-1" x 20'-2" GARAGE
10'-0" x 14'-0" DINING 12'-10"x 14'-0" GREAT RM.
20'-0"x20'-0" CLEAR
COATS
PANTRY
PORCH

KITCHEN
31'-0"
34'-0"
35'-0"
19'-10" 9'-0"
5'-0"
5'-2"
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY REDLANDS, CA

CLUSTER
06/30/2020
A-64

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3422
M. BATH
5'
15'-2" x13'-10" M. BEDRM.

LAU.

HALL
W.I.C.
18'-10" L.F.

LINEN
BATH 2
5'
10'-9" x 12'-3" BEDRM. 2
10'-11"x10'-10" BEDRM. 3
O.E.

PWDR.

ENTRY 20'-1" x 20'-2" GARAGE
10'-0" x 14'-0" DINING 12'-10"x 14'-0" GREAT RM.
20'-0"x20'-0" CLEAR
COATS
PANTRY
PORCH

KITCHEN
31'-0"
34'-0"
35'-0"
19'-10" 9'-0"
5'-0"
5'-2"
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY REDLANDS, CA

CLUSTER
06/30/2020
A-64
Plan Summary
1,684 SF
3 Bedroom/2.5 Bath
Two Story, 2-car Garage
Floor Plan
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-65
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-67
Santa Barbara
Coastal
Farmhouse
MotorCourt Elevation Styles
First Floor
Second Floor
Typical Cluster
Not to Scale
Plan
3422
Plan
3422
MotorCourt
Street
Exhibit 32 - Neighborhood 3, Plan 3422

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
#19023

S VALLEY

LANDS, CA

CLUSTER
06/30/2020
A-72
5'
DESK
LINEN
24'-0" L.F.

W.I.C.

LAU.

HALL
M. BATH
13'-0" x 16'-1" M. BEDRM.
10'-10"x11'-10" BEDRM. 2
12'-8" x 11'-8" BEDRM. 3 BATH 2
5'
PANTRY
12'-10"x 14'-0" GREAT RM. 10'-0" x 14'-0" DINING
20'-1" x 20'-2" GARAGE
20'-0"x20'-0" CLEAR
O.E.

DESK

ENTRY PORCH
PWDR.

COATS

KITCHEN
34'-0"
35'-0"
5'-0"
11'-2" 12'-10"
34'-0" 5'-0"
39'-0"
11'-0"

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3424
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-71
#19023

S VALLEY

LANDS, CA

CLUSTER
06/30/2020
A-74
Plan Summary
1,815 SF
3 Bedroom/2.5 Bath
Two-Story, 2-car Garage
Santa Barbara
Coastal
Farmhouse
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-72
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-74
Santa Barbara
Coastal
Farmhouse
5'
DESK
LINEN
24'-0" L.F.

W.I.C.

LAU.

HALL
M. BATH
13'-0" x 16'-1" M. BEDRM.
10'-10"x11'-10" BEDRM. 2
12'-8" x 11'-8" BEDRM. 3 BATH 2
5'
PANTRY
12'-10"x 14'-0" GREAT RM. 10'-0" x 14'-0" DINING
20'-1" x 20'-2" GARAGE
20'-0"x20'-0" CLEAR
O.E.

DESK

ENTRY PORCH
PWDR.

COATS

KITCHEN
34'-0"
35'-0"
5'-0"
11'-2" 12'-10"
34'-0" 5'-0"
39'-0"
11'-0"
AR
UN
CO
PL

SECOND FLOOR PLAN FIRST FLOOR PLAN

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-71
Exhibit 33 - Neighborhood 3, Plan 3424
Street Elevation Styles MotorCourt Elevation Styles Floor Plan First Floor
Second Floor
Typical Cluster
Not to Scale
Plan
3424
MotorCourt
Street

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
10'-8" x 11'-4" BEDRM. 2
5'
LINEN
W.I.C.
29'-6" L.F.

BATH 2
LAU.

HALL
M. BATH
17'-2" x 14'-0" M. BEDRM.
10'-8" x 13'-0" BEDRM. 3 9'-4" x 13'-0" LOFT
10'-0" x 13'-2" DINING
3'
O.E.

ENTRY

KITCHEN
20'-0"x20'-0" CLEAR
20'-1" x 20'-2" GARAGE
COATS
BATH 3
14'-6" x 10'-7" BEDRM. 4
PANTRY
13'-10"x 14'-0" GREAT RM.

PORCH
38'-0"
35'-0"
5'-0"
38'-0" 5'-0"
13'-7" 10'-7" 10'-10"
43'-0"
AREA T
UNCOND

CONDITI
PLAN 3

SECOND FLOOR PLAN FIRST FLOOR PLAN

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-78
10'-8" x 11'-4" BEDRM. 2
5'
LINEN
W.I.C.
29'-6" L.F.

BATH 2
LAU.

HALL
M. BATH
17'-2" x 14'-0" M. BEDRM.
10'-8" x 13'-0" BEDRM. 3 9'-4" x 13'-0" LOFT
10'-0" x 13'-2" DINING
3'
O.E.

ENTRY

KITCHEN
20'-0"x20'-0" CLEAR
20'-1" x 20'-2" GARAGE
COATS
BATH 3
14'-6" x 10'-7" BEDRM. 4
PANTRY
13'-10"x 14'-0" GREAT RM.

PORCH
38'-0"
35'-0"
5'-0"
38'-0" 5'-0"
13'-7" 10'-7" 10'-10"
43'-0"

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3825
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-78
Plan Summary
2,125 SF
4 Bedroom/3 Bath
Two Story, 2-car Garage
Exhibit 34 - Neighborhood 1, Plan 3825
Floor Plan
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-79
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-81
Santa Barbara
Coastal
Farmhouse
First Floor
Second Floor Typical Cluster
Not to Scale
Santa Barbara
Coastal
Farmhouse
#19023

S VALLEY

LANDS, CA

CLUSTER
06/30/2020
A-79
#19023

S VALLEY

ANDS, CA

CLUSTER
06/30/2020
A-81
Street Elevation Styles MotorCourt Elevation Styles
Plan
3825
MotorCourt
Street

SECTION 3. DEVELOPMENT STANDARDS
The Development Standards for Specific Plan No. 64 have been designed to ensure the proper and orderly development of the project site into a unique neotraditional master planned community. These development standards shall apply to all land and buildings within the project boundaries.

A. Neighborhood 1

1. Permitted Uses – The principal permitted use in Neighborhood 1 is single family residential

2. Accessory Uses – Accessory uses listed in Section 18.40.040 of the Redlands Municipal Code are permitted.

3. Property Development Standards
a. Minimum Lot Area – The minimum lot area shall be seventy-two hundred square feet (7200).
b. Minimum lot dimensions – The minimum lot width shall be sixty (60) feet; the minimum lot depth shall be one hundred (100) feet.
c. Maximum coverage by structures – The maximum coverage by structures shall be fifty (50%) percent of the lot area. d. Maximum building height – The maximum building height shall be two stories or thirty-five (35) feet.
e. Building setbacks:
● Front yard – Each lot shall have a front yard extending for the full width of the lot of twenty-five (25) feet.
● Side yard – Each lot shall have a side yard of not less than five (5) feet; for corner lots, the side yard shall be not less than ten (10) feet.
● Rear yard – Each lot shall have a rear yard of not less than fifteen (15) feet.

B. Neighborhood 2

1. Permitted Uses – The principal permitted use in Neighborhood 2 is single family residential.

2. Accessory Uses – Accessory uses listed in Section 18.40.040 of the Redlands Municipal Code are permitted.

3. Property Development Standards
a. Minimum lot area – The minimum lot area shall be thirty-five hundred (3500) square feet.
b. Minimum lot dimensions – The minimum lot width shall be forty-five (45) feet; the minimum lot depth shall be seventy-five (75) feet.

c. Maximum coverage by structures – The maximum coverage by structures shall be seventy-five (75) percent of the lot area. d. Maximum building height – The maximum building height shall be two stories or thirty-five (35) feet.
e. Building setbacks:
● Front yard – Each lot shall have a front yard extending for the full width of the lot of eighteen (18) feet.
● Side yard – Each lot shall have a side yard of not less than five (5) feet; for corner lots, the minimum side yard shall be ten (10) feet.
● Rear yard – Each lot shall have a rear yard of not less than five (5) feet.

C. Neighborhood 3

1. Permitted Uses – The principal permitted use in Neighborhood 3 is single family residential.

2. Accessory Uses – Accessory uses listed in Section 18.40.040 of the Redlands Municipal Code are permitted.

3. Property Development Standards
a. Minimum lot area - The minimum lot area shall be one thousand nine hundred (1900) square feet.
b. Minimum lot dimensions – The minimum lot width shall be forty (40) feet; the minimum lot depth shall be forty-eight (48) feet.
c. Maximum coverage by structures – The maximum coverage by structures shall be eighty (80) percent of the lot area. d. Maximum building height – The maximum building height shall be two stories or thirty-five (35) feet.
e. Building setbacks:
● Front yard – Each lot shall have a front yard of ten (10) feet adjacent to a public street.
● Side yard – Each lot shall have a minimum side yard of five (5) feet;
● Rear yard – Each lot shall have a minimum rear yard of five (5) feet.
● Motorcourt – Each lot shall have a minimum motorcourt setback of three (3) feet.

SECTION 4. PROCEDURAL IMPLEMENTATION
A. Specific Plan
Specific Plan No. 64 has been prepared and processed pursuant to the Specific Plan guidelines of the City of Redlands. An amendment to the adopted Specific Plan shall require the same procedures as the adoption.

B. In conjunction with the processing of the Specific Plan, Tentative Tract Map No. 20336 has been prepared as the primary implementation tool for the project. Tentative Tract Map No. 20336 sets forth the lot configuration, street design, easements and overall site planning for the project. Following approval of the Tentative Tract Map, the applicant shall prepare the Final Tract Map and accompanying civil engineering plans for final approval by the City. The Tentative and Final Tract Map are being processed in conformance with Chapter 17 of the Redlands Municipal Code, Subdivision Ordinance.

C. A Commission Review and Approval (CRA) will be filed in conjunction with Specific Plan No. 64 and Tentative Tract Map No. 20336. The CRA is utilized by the City of Redlands as a land use permit that authorizes the construction of a new building for a permitted use. Specific criteria for a CRA are listed in Chapter 18.12 of the Redlands Municipal Code.

The application for the construction of the single family residences shall be reviewed by the Planning Commission and shall include preliminary site plans, architectural elevations and floor plans, types of materials and colors to be utilized, locations and types of walls and fences, and a conceptual landscape plan (including types and sizes of plants).

D. Phasing and Maintenance – The Bergamot project will provide three distinct neighborhoods all of which will be developed during the initial phase of development. Therefore, all grading, infrastructure, and home construction will be provided during one phase of construction.

Individual home construction will proceed as project sales and absorption continues through to project completion.

Exhibit 35 depicts the Ownership and Maintenance responsibility for the project. A series of public streets and parks and open space will be dedicated to the City of Redlands and city maintained, while the motorcourt streets and paseo/pocket parks will be maintained by a Homeowner’s Association.

Bergamot Specific Plan
February 2021

CITRUS VALLEY

REDLANDSCA
N
Not to Scale
Exhibit 35: Ownership & Maintenance
Legend
Specific Plan Area Boundary
HOA
Public Parks and Trails
(City of Redlands)
Street I
Street K
Public Street (City of Redlands)
Street H
Street J
Street B
Street GStreet FStreet EStreet D
Street C
Interstate 210
Texas Street
Street L
Domestic Ave
Street N
Street M

BERGAMOT SPECIFIC PLAN NO. 64
AMENDMENT NO. 1

CITY OF REDLANDS, CALIFORNIA
November 2023

BERGAMOT
A Master Planned Residential Community
in the City of Redlands
Applicant
MLC HOLDINGS, INC.
5 Peters Canyon Road, Suite 310
Irvine, CA 92606
(949) 372-3309
Redlands Regular meeting of 12-19-23 605 of 1429

LIST OF CONSULTANTS
Planning
Urban Environs
307 Brookside Avenue
Redlands, CA 92373
(909) 798-4446
Civil Engineering
Huitt-Zollars, Inc.
2603 Main Street, Suite 400
Irvine, CA 92614
(949) 968-5815
Landscape Architecture
BGB Design Group
3185 C1 Airway Avenue
Costa Mesa, CA 92626
(714) 545-2898
Architecture
Kevin L. Crook Architects, Inc.
1360 Reynolds Avenue, Suite 110
Irvine, CA
(949) 660-1587
Redlands Regular meeting of 12-19-23 606 of 1429

TABLE OF CONTENTS
PREFACE..........................................................................................................................................................v SECTION 1. INTRODUCTION AND BACKGROUND...................................................................................... 1 A. Introduction................................................................................................................. ...1

1. Purpose and Intent................................................................................................ ...1

2. Project Background............................................................................................... ...2 B. Project Setting............................................................................................................ ...3

1. Project Location .................................................................................................... ...3

2. Legal Description .................................................................................................. ...3

3. Project Description................................................................................................ ...6 C. Project Goals and Objectives..................................................................................... ...8 D. General Notes ............................................................................................................ ...9 SECTION 2. MASTER PLANS....................................................................................................................... 10 A. Land Use.................................................................................................................. ...10 B. Circulation Plan ........................................................................................................ ...12 C. Infrastructure Plans .................................................................................................. ...15

1. Water................................................................................................................... ...15

2. Sewer.................................................................................................................. ...15

3. Storm Drainage................................................................................................... ...15 D. Conceptual Landscape Plan .................................................................................... ...20 E. Conceptual Architecture ........................................................................................... ...20 SECTION 3. DEVELOPMENT STANDARDS................................................................................................. 29 A. Neighborhood 4........................................................................................................ ...29 SECTION 4. PROCEDURAL IMPLEMENTATION ......................................................................................... 30 Redlands Regular meeting of 12-19-23 607 of 1429

LIST OF EXHIBITS
Exhibit 1: Project Location ...................................................................................................................................4 Exhibit 2: Project Boundaries & Existing Conditions............................................................................................5 Exhibit 3: Conceptual Site Plan ...........................................................................................................................7 Exhibit 4: Land Use Plan ...................................................................................................................................11 Exhibit 5: Conceptual Circulation Plan ..............................................................................................................13 Exhibit 6: Typical Street Cross Sections............................................................................................................14 Exhibit 7a: Conceptual Domestic Water Plan ....................................................................................................16 Exhibit 7b: Conceptual Recycled Water Plan ....................................................................................................17 Exhibit 8: Conceptual Sanitary Sewer Plan .......................................................................................................18 Exhibit 9: Conceptual Drainage Plan.................................................................................................................19 Exhibit 10: Conceptual Landscape Plan............................................................................................................21 Exhibit 11: Typical Conceptual Plan MotorCourt Landscape Plan.....................................................................22 Exhibit 12: Conceptual Wall and Fence Plan.....................................................................................................23 Exhibit 13: Neighborhood 4 Conceptual Plotting ...............................................................................................24 Exhibit 14a - Neighborhood 4, Plan 3060..........................................................................................................25 Exhibit 14b - Neighborhood 4, Plan 3422..........................................................................................................26 Exhibit 14c - Neighborhood 4, Plan 3424 ..........................................................................................................27 Exhibit 14d - Neighborhood 4, Plan 3825..........................................................................................................28 Exhibit 15: Ownership & Maintenance...............................................................................................................31 Redlands Regular meeting of 12-19-23 608 of 1429

PREFACE
Specific Plan No. 64, Amendment No.1, has been written and prepared to serve as a planning tool for the City of Redlands to review an additional neighborhood to a master-planned residential community previously approved by the City of Redlands, Bergamot. This Amendment No. 1 to Specific Plan No. 64 has been prepared according to accepted professional principles fulfilling the criteria of the City of Redlands.

In the preparation of the Specific Plan Amendment, a commitment has been made to produce a unique residential community integrated with abundant open space and amenities. MLC Holdings, Inc. has assembled a team of architects, landscape architects, civil engineers, and city planners, which have striven to produce a master-planned residential community incorporating workforce housing under motor court design of single-family homes.

Redlands Regular meeting of 12-19-23 609 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 1
SECTION 1. INTRODUCTION AND BACKGROUND
A. Introduction

1. Purpose and Intent
The Bergamot Specific Plan No. 64, Amendment 1, is intended to provide the framework and property guidelines for the design and development of a new and additional phase of the Bergamot master-planned residential community in conformance with the goals and objectives of the City of Redlands General Plan. Amendment No. 1 to Specific Plan No. 64 has been written and prepared to focus upon design solutions, regulations, and development standards specifically tailored to the project site while ensuring a commitment to the ordinances of the City of Redlands in both spirit and intent. The Specific Plan and this amendment intend to develop a residential master plan in such a manner to produce a cohesive, unified development sensitive to the project site and surrounding area through the integration of special buffer treatments, architectural theming, placement of structures, and the integration of passive and active open space and recreational uses. The incorporation of the design guidelines and development standards contained in the Specific Plan also apply to this amendment and will provide the City of Redlands with a desirable residential neighborhood with abundant amenities and housing opportunities.

Specific Plan No. 64 was approved by the City of Redlands City Council on October 5, 2021.

Amendment No. 1 to Specific Plan 64 is intended to be consistent with the guidelines as established by the State of California, as implemented by the City of Redlands. The Specific Plan and this amendment include text and exhibits which specify the following in detail:
• The distribution, location, and extent of the uses of the land, including open space, within the area covered by the Specific Plan.
• The proposed distribution, location, and extent and intensity of major components of public or private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities to be located within the area covered by the plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out the project. • The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan.

Redlands Regular meeting of 12-19-23 610 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 2

2. Project Background
The subject property is currently located within an area commonly referred to as the East Valley Corridor. During the 1980s, a joint planning effort was conducted by the County of San Bernardino, the City of Loma Linda, and the City of Redlands to provide a well-planned community consisting of approximately 4300 acres. The objective of the plan was to create an environment that would attract major businesses to the area in order to provide a job base for the East Valley of San Bernardino County and strengthen the local economy while ensuring high-quality development through land use design guidelines and standards. The result of this planning effort culminated in the adoption of the East Valley Corridor Specific Plan (EVCSP) by the City of Redlands in January 1989.

The subject property and the surrounding area were designated Science Research Park by the EVCSP. The Science Research Park land use district was intended to create, preserve, and enhance areas for science, medical, and research and development uses seeking a special working environment with prestige value. The district was intended to provide for the grouping of high technology industries and supportive business, professional, very light manufacturing, assembly, and accessory retail services having related and compatible functions.

During the preparation of the City of Redlands General Plan 2035, the subject property and surrounding areas were reviewed in relation to surrounding land uses, particularly the existence of the Citrus Valley High School to the immediate south. As a result, the final adoption of the General Plan 2035 modified the Bergamot property from Light Industrial to Low Density Residential, allowing up to 6 dwelling units per acre. Specific Plan No. 64 is consistent with the General Plan 2035 land use designation for the subject property.

Amendment No. 1 to Specific Plan 64 expands the Bergamot project boundaries by adding approximately 14.6 acres to the south connecting to Pioneer Avenue. It is intended that many of the features contained in the Bergamot project will be implemented in the Amendment No. 1 area, including motor court housing with similar architecture and landscape features as well as a new linear park and trail adjacent to the 1-210 Freeway and additional pocket parks.

Redlands Regular meeting of 12-19-23 611 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 3
B. Project Setting

1. Project Location
Specific Plan No. 64, Amendment No. 1 encompasses approximately 14.6 acres generally bounded by Domestic Avenue on the north, the 1-210 Freeway to the west, and Pioneer Street on the south. The project site also abuts the Citrus Valley High School on the east. Exhibit 1 depicts the Specific Plan Amendment’s location, including its relationship to the Original Specific Plan Area No. 64.

Exhibit 2 illustrates the projects boundaries and existing conditions. The site is relatively flat, having a gentle slope (2%) from east to west. The site has been mostly actively farmed with citrus for many years, while the only physical improvements have been irrigation systems.

2. Legal Description
The land referred to herein is situated in the City of Redlands, County of San Bernardino, State of California, and is described as a portion of the Davenport’s Subdivision, Section 16, Township 1 South, Range 3 West, recorded on February 26, 1901 in Book 13 of Maps, Page 42, in the office of the Recorder of said County.

The land consists of the following Assessor’s Parcels:

APN 0167-061-01 9.61 Acres Net/Gross
APN 0167-061-03 4.75 Acres Net (5.0 Acres Gross)
Redlands Regular meeting of 12-19-23 612 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 1: Project Location
210
10 10
Specific
Plan Area
No. 64
Specific
Plan Amend
1 Area
Texas Street
Alabama Street
California Street
Orange Street
W Domestic Ave.

W Pioneer Ave.

W San Bernardino Ave.

Redlands Blvd.

W Lugonia Ave.

Citrus Valley
High School
Israel Beal
Park
Redlands Regular meeting of 12-19-23 613 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale
N
Exhibit 2: Project Boundaries & Existing Conditions
1295 A
Specific Plan Amendment Area
Boundary (14.6 Gross Acres)
Property Line
Contour and Elevation
Existing Drainage Channel
AG Agricultural Uses
(Predominantly Citrus Orchards
or Fallow Fields)
APN Assessor Parcel Number
GP General Plan Designation
CI Commercial Industrial

Plan - Science Research Park
10’ Southern California Edison
Easement and Overhead Lines
to Well
Existing City Well
Dirt Road (Entire Property
includes a temporary blanket
right-of-way easement for public
access)
Channel Crossing
Freeway Underpass
BCDE
Legend
1275
1270
1265
Domestic Ave. (Future by Others)
APN 0167-061-01
(9.6 Acres)
USE: AAGG
GP: CI
Zone: EV/SPR Zone: EV/SRP
APN 0167-061-03
(5.0 Acres)
USE: AG
GP: CI
Zone: EV/SPR Zone: EV/SRP
APN 0167-061-??
(5.0 Acres)
USE: AG
GP: CI
Zone: EV/SPR Zone: EV/SRP
(Not (Not AA Part)
Citrus Valley High School
Pioneer Ave
C
A
B
E
D
Interstate 210
Future Sports Park By Other
Redlands Regular meeting of 12-19-23 614 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 6

3. Project Description
The concept of Specific Plan No. 64, Amendment No. 1, is to provide the planning framework which will guide the future development of the project site in a manner that responds to the unique characteristics of the site, fosters a sense of community and neighborhood, and responds to the residential market conditions of the City of Redlands. The master-planned residential development envisioned by this specific plan amendment will complement the approved Bergamot project to the north and will provide additional housing opportunities, a much-desired secondary access to this portion of the City of Redlands, and will integrate an abundant amount of passive and active open space to the character of the area.

The Specific Plan Amendment has been prepared in the spirit and intent of the City’s Planned Residential Development Regulations (PRD). The PRD is defined as a development located on a site approved as a subdivision, to be constructed by a person or corporate body, involving a variety of residential structure types, planned as a total entity and, therefore, subject to approval, development and regulation as one land use complex. The purpose of the PRD provisions is to provide for greater flexibility in the design of residential developments and the promotion of a more efficient, aesthetically pleasing and desirable use of land.

An Illustrative Site Plan is depicted in Exhibit 3, representing a conceptual depiction of the development as proposed within this Specific Plan Amendment.

The intent of the Amendment is to expand the Bergamot motor court housing southerly into the project site utilizing the same design and architectural features. This motor court housing, referred to as Neighborhood 4, will consist of 117 homes integrated with active and passive open space. An additional 2.2 acres of linear park and 1.07 acres of private open space is proposed.

The 3.29 acres of open space represents 22.8% of the project site.

Redlands Regular meeting of 12-19-23 615 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 3: Conceptual Site Plan
Buffer
• Additional private yard space provides buffer
between Citrus Valley High School bleachers
and new homes
Pocket Park/EVAE
• Provides future emergency vehicle access to
support future development and walkability to
the north
• Turf and landscaping create an informal,
comfortable gathering space
• Pet waste station and trash receptacle
Common Open Space
• Private pocket park to include amenities such
as a bocce ball court, benches, and an open
turf area
Public Street
• 64-foot ROW; 40-foot curbto-curb
• Parking on both sides
• Parkway, street trees, and
sidewalk on both sides
Future Parking Lot (NAP)
• Future Parking Lot associated with the
Sports Park; Approved as part of the
Bergamot Project to the Noryh (Not a
part of this project)
Stormwater
Basin
Staging Area
Trail Connection
• Trail Connection
extend Santa Ana Trail
and provides access to
Sports Park
Linear Park
• Provides buffer from freeway
• Includes the extension of the Santa
Ana Trail and a staging area
• Incorporates benches, pet waste
station, shade trees and other
landscaping
Typical Motor Court Cluster
• Homes are organized around a
shared motor court to reduce
garages facing the public street
• Front doors face public street for
enhanced street scene
• Each home has private rear yard
Paseo/Greenway
• Promotes walkabiity
• Breaks up street scene along
Pioneer Avenue
• Expanded greenway along
Pioneer Avenue
Stagig
Redlands Regular meeting of 12-19-23 616 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 8
C. Project Goals and Objectives
The concept of the Bergamot Specific Plan and Amendment No. 1 is to provide a framework which will guide the future development of the project site in a manner which responds to the unique characteristics of the site and fosters a sense of community identity. In order to ensure the creation of a superior residential community sensitive to the needs of the Redlands community, the following goals and objectives have been incorporated:
• The creation of an enriched residential community taking advantage of the characteristics of the project site.
• To establish an aesthetically appealing northern approach into the City of Redlands along the 1-210 Freeway through attractive site planning techniques, architectural design, and incorporating an abundant amount of visible open space. • To foster a sense of community and pride within the residential neighborhoods comprising the project site.
• To ensure the compatibility with surrounding land uses and residential neighborhoods through utilization of landscaping and buffer treatments as well sensitive site planning techniques.
• To locate initial phases of development in coordination with the extension of public services and infrastructure.
• To provide a circulation system to conveniently serve the needs of the development. • To create a significant amount of usable open space throughout the project, including opportunities to service not only the future residents but the Redlands community as well.

Redlands Regular meeting of 12-19-23 617 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 9
D. General Notes
The following general notes shall apply to all land contained within the Specific Plan boundaries.

1. Any details or issues not specifically addressed by this Specific Plan shall be subject to the regulations of the City of Redlands. Definition of terms shall also be as defined in the codes of the City of Redlands.

2. Water service shall be provided by the City of Redlands.

3. Sewer service shall be provided by the City of Redlands.

4. Electrical power will be provided by the Southern California Edison Company.

5. Natural Gas service will be provided by the Southern California Gas Company.

6. Telephone service will be provided by Verizon.

7. Solid waste disposal will be provided by the City of Redlands.

Redlands Regular meeting of 12-19-23 618 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 10
SECTION 2. MASTER PLANS
A. Land Use
The Bergamot Specific Plan No. 64, Amendment No.1 (Specific Plan) encompasses approximately 14.4 net acres accommodating the development of additional motor court single-family homes as provided in the Bergamot master-planned residential community. The General Plan designation of the property will be changed from Light Industrial to Medium Density Residential, permitting 8-15 dwelling units per acre. The Specific Plan Amendment has envisioned a somewhat lower density, 117 dwelling units on 14.6 units, for a density of 8.1 dwelling units per acre.

The Land Use Plan is depicted in Exhibit 4.

The provision of open space and parkland throughout the project site is integral to the design of the Bergamot community. A City of Redlands public park is planned for the area just north of the subject property in the westerly portion of the Bergamot site with access from Domestic Avenue.

This Park will consist of approximately 11.74 acres and will provide active recreational uses with both baseball/softball fields and soccer fields. Included in the public park will be a parking lot, picnic areas, and other amenities. The intent of this amendment to the Bergamot Specific Plan is to provide a linear park that allows for the extenion of Santa Ana River Trail adjacent to the 1-210 Freeway, provide an enhanced landscape buffer along the freeway to separate the housing from the freeway right-of-way, and to provide recreational amenities and a trail staging area along this larger paseo. The linear park shall be publicly accessible.

Redlands Regular meeting of 12-19-23 619 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
1RYHPEHU 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 4: Land Use Plan
Domestic Ave
Pioneer Ave
Land Use
Total Area
(Acres)
Total Homes
(DU)
Density
(DU/AC)
OS 3.01 0 N/A
N-4 11.44 117 4.3
Total 14.4* 117 8.1
* Excludes Pioneer Avenue dedication (14.6 Gross)
Street A
Open Space (OS)
Open
Space
(OS)
Open
Space
(OS)
Street B
Street B
Redlands Regular meeting of 12-19-23 620 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 12
B. Circulation Plan
The Circulation Plan is depicted in Exhibit 5, illustrating the vehicular circulation for the subject property. The primary access points to the project site will be from Pioneer Avenue to the north and Domestic Avenue to the south. The public street connection between the Bergamot project site along Domestic Avenue southerly to Pioneer Avenue is of utmost importance to the City’s circulation system, particularly as it relates to secondary access and relief from the traffic congestion experienced at the Citrus Valley High School. The system of local private streets within the amendment area is designed to allow for connectivity while providing passive traffic calming by minimizing long straightaways and requiring drivers to slow down to make turns.

These streets will also provide vehicular access into the motor court neighborhood. The Typical Street Sections are depicted on Exhibit 6, and described as follows:
• Pioneer Avenue - Pioneer Avenue will provide the primary vehicular access into the project site. Pioneer Avenue is currently improved with two travel lanes. Pioneer Avenue is designate a Collector Street on the Redlands General Plan with a sixty-four (64) foot right-of-way and a 40- foot street section from curb to curb. Pioneer Avenue will be fully improved on the north side with paving, curb and gutter and sidewalks.
• Domestic Avenue - Domestic Avenue is designated as a Residential Collector on the General Plan, having a sixty-foot (64) right-of-way. Domestic Avenue is currently dedicated with a forty-foot (40) right-of way and unimproved. Domestic Avenue will be fully dedicated and improved from Texas Street to the public park with curb and gutters, sidewalks and pavement.
• Interior Public Streets - The interior streets servicing the various neighborhoods are planned as Residential-Collector streets having a sixty-four foot (64) right-of-way and a forty (40) foot curb to curb section. The interior streets will be dedicated and fully improved with curb and gutters, sidewalks and pavement.
• Motor Court - A private “motor court” will be developed to provide access into the motor court homes within Neighborhood 4. The motor court will be developed as an alley with a pavement width of twenty-four (24) feet.

In addition to the vehicular circulation, a series of pathways/trails will be developed to provide pedestrian access to the parks and open space located throughout the neighborhoods, including the Santa Ana River Trail which will be located on the westerly portion of the project through the linear park.

Redlands Regular meeting of 12-19-23 621 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
1RYHPEHU 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 5: Conceptual Circulation Plan
Legend
Specific Plan Area Boundary
Public Collector
(Half Street)
Public Collector - Residential
62-foot right-of-way
Public Collector - Residential
64-foot right-of-way
Public Local Road,
60-foot right-of-way
Private Motorcourt
Publicly Accessible Trail
and Ex.Well Access Road
Street A
Street B
Street B
Domestic Ave
Pioneer Ave
Connect to Existing Trail
Santa Ana River Trail
Exitsing Well
Redlands Regular meeting of 12-19-23 622 of 1429

CITRUS VALLEY

REDLANDSCA
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

General Note for all Street Cross Sections:

All utility lines under 66Kw shall be
undergrounded

PRELIMINARY EARTHWORK

CUT (CY) FILL (CY) RAW NET
RAW EARTHWORK 24,000 12,200 11,800 EXPORT
OVEREX (6' OVER SITE MINUS PARK AREA, minus 6" loss for clear and grub) 73,300 73,300
OVEREX SHRINKAGE (16%) assumes overex in majority of shinkage 11,700 SUBSIDENCE (0.2' OVER SITE) 2,700
ROUGH GRADING EARTHWORK 97,300 99,900 2,600 IMPORT
SPOILS
LOTS (25CY/LOT) 2,925
STORM DRAIN 375
SEWER 260
WATER 290
FINAL NET 101,150 99,900 1,250 EXPORT
Public Collector (Half Street)
Pioneer Avenue
Not to Scale
Public Collector - Residential
64-foot Right-of-Way
Portion of Street A, Street B
Not to Scale
Local - Residential
60-foot Right-of-Way
Portion of Street A
Not to Scale

PRELIMINARY EARTHWORK

CUT (CY) FILL (CY) RAW NET
RAW EARTHWORK 24,000 12,200 11,800 EXPORT
OVEREX (6' OVER SITE MINUS PARK AREA, minus 6" loss for clear and grub) 73,300 73,300
OVEREX SHRINKAGE (16%) assumes overex in majority of shinkage 11,700 SUBSIDENCE (0.2' OVER SITE) 2,700
ROUGH GRADING EARTHWORK 97,300 99,900 2,600 IMPORT
SPOILS
LOTS (25CY/LOT) 2,925
STORM DRAIN 375
SEWER 260
WATER 290
FINAL NET 101,150 99,900 1,250 EXPORT
(CY) RAW NET
200 11,800 EXPORT
300
700
00 900 2,600 IMPORT
Public Collector - Residential
62-foot Right-of-Way
Domestic Avenue
Not to Scale
Typical Motorcourt
Private Shared Driveway
Not to Scale
Public Trail
Not to Scale
Exhibit 6: Typical Street Cross Sections
Redlands Regular meeting of 12-19-23 623 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 15
C. Infrastructure Plans
The Infrastructure Plans designate the location and size of sewer, water and storm drain lines throughout the project Private utility lines, including natural gas, electricity, telephone and cable are locally available and are not shown on the plan. The public sewer, water, and storm drain systems will be designed and installed in accordance with plans reviewed and approved by the City of Redlands.

The City of Redlands has established development impact fees that are required to be paid in order to off-set the impact of development upon the City’s sewer, water, and storm drain system.

The payment of these fees is considered to be adequate mitigation for both the direct and cumulative impact of the project’s impact on the City’s systems.

1. Water
An existing 12-inch water main is located within Pioneer Avenue. A series of twelve (12) and eight (8) inch water mains will be constructed within future public streets to provide domestic water service to the project site, looping and connecting with the water main in Domestic Avenue. The domestic water system will be designed and installed pursuant to City of Redlands standards.

The Conceptual Domestic Water Plan is depicted on Exhibit 7a.

An eight (8) inch recycled water main will connect to the existing recycled water main within Domestic Avenue. The proposed water main will loop through the project site and connect with a proposed eight (8) inch recycled water main in Pioneer Avenue. The Conceptual Recycled Water Plan is depicted on Exhibit 7b.

2. Sewer
An existing 18-inch truck sewer line is located in Domestic Avenue adjacent to the project site.

This trunk sewer line conveys wastewater westerly under the 1-210 Freeway to the City of Redlands’ Wastewater Treatment Facility. Within the project site, a series of eight (8) inch sewer lines will be constructed within the public streets looping through the various neighborhoods.

The sewer system will be designed and installed pursuant to City of Redlands standards. The Conceptual Sanitary Sewer Plan is depicted in Exhibit 8.

3. Storm Drainage
The Conceptual Drainage Plan is depicted in Exhibit 9. Currently, the project site is unimproved and creates no significant storm water flows. The project’s existing runoff flows northerly and westerly via sheet flow, eventually flowing into the existing drainage channel to the west within the CalTrans right-of-way. Existing drainage patterns will be modified to conduct storm water appropriately.

All lots will be graded to allow runoff to drain towards a designated street or area drain, leading to the proposed storm drain infrastructure. Appropriately sized grate inlets, curb and gutters and storm drain pipes will be utilized to collect the runoff and direct it to the infiltration basin located adjacent to the linear park. In addition, runoff from the park will be conveyed to the basin.

Redlands Regular meeting of 12-19-23 624 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
1RYHPEHU 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 7a: Conceptual Domestic Water Plan
Legend
Specific Plan Area Boundary
Existing Domestic
Water Main
Proposed 12-Inch
Domestic Water Main
*
Santa Ana River Trail
Street B
Connect to Existing 12-inch
Connect
to Existing
12-inch
Proposed 8-Inch
Domestic Water Main
Prposed 6-inch
Domestic Water Main
Existing off-site Well to be
Protected in Place
Domestic Ave
Pioneer Ave
*
Street A
Redlands Regular meeting of 12-19-23 625 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
1RYHPEHU 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 7b: Conceptual Recycled Water Plan
Legend
Specific Plan Area Boundary
Existing Recycled Water Main
Proposed 8-Inch
Recycled Water Main
Proposed Off-site 8-Inch
Recycled Water Main
Santa Ana River Trail
Street B
Existing Recycled Water Main
Proposed
8-inch
Domestic Ave
Pioneer Ave
Street A
Redlands Regular meeting of 12-19-23 626 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
1RYHPEHU 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 8: Conceptual Sanitary Sewer Plan
Legend
Specific Plan Area Boundary
Existing 18-inch Sewer Main
Proposed 10-Inch Sewer Main
Proposed 6-inch Alley Lateral
Connect
to Existing
18-inch
Domestic Ave
Pioneer Ave
Street A
Street B
Redlands Regular meeting of 12-19-23 627 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
1RYHPEHU 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 9: Conceptual Drainage Plan
Domestic Ave
Pioneer Ave
Street A
Street B
Legend
Specific Plan Area Boundary
Proposed 24-Inch Storm Drain
Proposed Basin
Proposed Outfall
Redlands Regular meeting of 12-19-23 628 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 20
D. Conceptual Landscape Plan
The Conceptual Landscape Plan is illustrated in Exhibit 10. The landscape and open space treatment for the project is consistent with the design theme of the Bergamot project and complements the overall beauty and neighborhood enjoyment for the future residents. The landscape design incorporates a new linear park adjacent to the 1-210 Freeway, which includes the extension of the Santa Ana River Trail and a staging area; attractive streetscapes; and two pocket parks providing additional amenities to the residents.

The Freeway Paseo which links Pioneer Avenue to the Bergamo! Public Park to the north adjacent to the 1-210 Freeway. The paseo will include the Santa Ana River Trail, enhanced landscaping providing a substantial freeway visual buffer, shade trees, benches, pet waste stations and other recreational amenities.

Two smaller pocket parks are proposed as private amenities within the neighborhood. The pocket parks will contain bocce ball courts, tot lots, shade structures and BBQs. Formal landscaping will be provided to add turf areas and shade trees.

Exhibit 11 depicts the Typical Motor Court Landscape Plan.

A Conceptual Wall and Fence Plan is illustrated in Exhibit 12. Fencing will consist of a variety of slumpstone block walls, vinyl fencing and tubular steel fencing.

E. Conceptual Architecture
The architectural design and site planning of the homes within the project is important to create a sense of the neo-traditional design of the neighborhoods. Redlands is well known for its eclectic mix of architectural styles and themes, and the Neighborhood 4 architecture will include styles of Farmhouse, Coastal and Santa Barbara. This combination will provide for a variety of styles creating aesthetic streetscapes and housing choices.

Neighborhood 4 has been designed as a “motor court” neighborhood consisting of 117 singlefamily dwelling units as depicted on Exhibit 13, Conceptual Plotting Plan. The units will be serviced by an alley system or motor court. Four different floor plans will be provided, consisting of two-story homes ranging in size from 1,465 square feet to 2,125 square feet. Architectural styles will include Santa Barbara, Coastal and Farmhouse. Neighborhood 4 architectural plans are depicted in Exhibits 14a-14d.

Redlands Regular meeting of 12-19-23 629 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Trees Botanical Name Trees Botanical Name
Arbutes Unedo Strawberry Tree
Arbutus X ‘Marina’ Marina Strawberry Tree Standard
Bauhinia Variegata Purple Orchid Trree
Callistemon Viminalis Weeping Bottlebrush
Celtis Reticulata Netleaf Hackberry
Ceris Canadensis ‘Forest Pansy’ Forest Pansy Eastren Redbud Ceris Occidntalis Western Redbud (STandar Trunk
Chionanthus Retusus Chinse Fringe Tree
Geijera Parviflora Australian Willow
Ginki Biloba ‘Princeton Sentry’ Princeton Sentry Maidenhair Tree Koelreauteria Paniculata Golden Rain Tree
Lagerstroemia Indica X Faureie ‘Muskogee’ Muskogee Crape Myrtle Multi-Trunk Lophostemon Confertus Brisbane Box
Pinus Canariesis Canary Island Pine
Podocarpus Henkelii Long-leafed Yellow Wood
Quercus Virginiana ‘Heritage’ Heritage Southern Live Oak X Chitalpa Tashkentensis Chitalpa
Common Name Common Name

PLANT LEGEND
Exhibit 10: Conceptual Landscape Plan
Redlands Regular meeting of 12-19-23 630 of 1429

CITRUS VALLEY

REDLANDSCA
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

Architecture is Conceptual
Not to Scale
Exhibit 11: Typical Conceptual Plan MotorCourt Landscape Plan Redlands Regular meeting of 12-19-23 631 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 12: Conceptual Wall and Fence Plan
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P2
A=1,684 sfA=1,684 sf
P2
P1
A=1,465 sfA=1,465 sf
P1
P2
A=1,684 sf
P2
A=1,684 sfA=1,684 sf
P2
A=2,125 sf
P4
P1
A=1,465 sf
P2
A=1,684 sf
A=1,684 sf
P2
A=1,465 sf
P1
A=2,125 sf
P4
P1
A=1,465 sf
P3
A=1,815 sf
A=1,684 sf
P2
P1
A=1,465 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
P2
A=1,684 sf
A=1,684 sf
P2
P1
A=1,465 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
P2
A=1,684 sf
P3
A=1,815 sfA=2,125 sf
P4
P1
A=1,465 sf
A=1,465 sf
P1
A=1,684 sf
P2
P2
A=1,684 sf
TRASH BIN: 4 CUBIC YARD
6'-9" W X 4'-10" D X 5'-2" H
TRASH BIN: 4 CUBIC YARD
6'-9" W X 4'-10" D X 5'-2" H
LOT E

STREET B

DOMESTIC AVENUE

PIONEER AVENUE

CITRUS VALLEY HIGH SCHOOL

STREET A O O O
O O O
O

O O O O O O O O O
O

O O O O O O O

O O O O O O
O O O
O
W-01 W-01 W-01
W-02
W-07
W-07
W-02
W-02
W-06
W-08
W-08
W-06
W-03
W-04
W-09
W-02
W-02 W-02
W-02
W-02
W-02
W-03 W-02
W-03
W-03
W-03
W-03
W-03
W-03
W-03
W-03 W-03
W-04
W-04
W-04
W-04
W-04
W-02
W-02
W-04
W-06
W-06
W-06
W-06
W-06
W-06 W-06
W-08
W-08
W-08
W-08
W-08
W-08
W-08
W-07
W-09
W-09
W-09
W-09
W-09
W-09
W-10
W-05 W-05
W-05
W-05
W-05
W-05 W-05
R-01
R-01
R-01
R-01
R-01

SYMBOL DESCRIPTION QTY
8`-0" HIGH SOUND PERIMETER BLOCK WALL 1,080 LF
6`-0" HIGH PERIMETER BLOCK WALL 2,157 LF
6`-0" HIGH INTERIOR BLOCK WALL 569 LF
6`-0" HIGH VINYL FENCE 5,199 LF
6`-0" HIGH VINYL FENCE ON MOW CURB 540 LF
3`-0" HIGH LOW BLOCK WALL 134 LF
6`-0" HIGH TUBULAR STEEL FENCE 612 LF
42" HIGH - 16" SQ. BLOCK PILASTER 10
4`-0" WIDE SIDEYARD GATE 117

VEHICULAR MAINTENANCE ACCESS GATES
W-01
W-02
W-03
W-04
W-05
W-06
W-07
W-08
W-09
W-10

WALL & FENCE LEGEND
2 O O O
NOTE:

ALL BLOCK WALLS TO RECEIVE ANTI-GRAFFITI COATING AND / OR PLANTING (I.E. PARTHENOCISSUS TRICUSPIDATA AT 10FT O.C. SPACING)

SYMBOL DESCRIPTION

SHRUBS WITHIN THE CORNER CUT-OFF AREA
SHOULD BE LIMITED TO A HEIGHT OF 3` AND
TREES SHALL BE TRIMMED BELOW 6` TO

ENSURE THAT THERE ARE NO VISUAL
OBSTRUCTIONS.

R-01

REFERENCE LEGEND

WALL & FENCE PLAN
PIONEER AVENUE TTM NO2028
L3
A=2,125 sf
P4
A
1,815 sf
A
1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
P3
A=1,815 sf
P3
A=1,815 sfA=2,125 sf
P4
P3
A=1,815 sfA=2,125 sf
P4
P3
A=1,815 sfA=2,125 sf
P4
P3
A=1,815 sfA=2,125 sf
P4
P3
A=1,815 sfA=2,125 sf
P4
P3
A=1,815 sfA=2,125 sf
P4
P3
A=1,815 sfA=2,125 sf
P4
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P2
A=1,684 sfA=1,684 sf
P2
P1
A=1,465 sfA=1,465 sf
P1
P2
A=1,684 sf
P2
A=1,684 sfA=1,684 sf
P2
A=2,125 sf
P4
P1
A=1,465 sf
P2
A=1,684 sf
A=1,684 sf
P2
A=1,465 sf
P1
A=2,125 sf
P4
P1
A=1,465 sf
P3
A=1,815 sf
A=1,684 sf
P2
P1
A=1,465 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
P2
A=1,684 sf

STREET B

CITRUS VALLEY HIGH SCHOOL

STREET A O O O
W-03
W-09
W-02
W-02
W
W-03
W-03
W-03 W-03
W-04
W-04
W-04
W-04
W-02
W-02
W-06
W-06
W-06
W-08
W-08
W-08
W-08
W-07
W-09
W-09
W-09
W-09
W-05 W-05
W-05
W-05
W-05 W-05
R-01
R-01

SYMBOL DESCRIPTION QTY
8`-0" HIGH SOUND PERIMETER BLOCK WALL 1,080 LF
6`-0" HIGH PERIMETER BLOCK WALL 2,157 LF
6`-0" HIGH INTERIOR BLOCK WALL 569 LF
6`-0" HIGH VINYL FENCE 5,199 LF
6`-0" HIGH VINYL FENCE ON MOW CURB 540 LF
3`-0" HIGH LOW BLOCK WALL 134 LF
6`-0" HIGH TUBULAR STEEL FENCE 612 LF
42" HIGH - 16" SQ. BLOCK PILASTER 10
4`-0" WIDE SIDEYARD GATE 117

VEHICULAR MAINTENANCE ACCESS GATES
W-01
W-02
W-03
W-04
W-05
W-06
W-07
W-08
W-09
W-10

WALL & FENCE LEGEND
2 O O O
NOTE:

ALL BLOCK WALLS TO RECEIVE ANTI-GRAFFITI COATING AND / OR PLANTING (I.E. PARTHENOCISSUS TRICUSPIDATA AT 10FT O.C. SPACING)

SYMBOL DESCRIPTION

SHRUBS WITHIN THE CORNER CUT-OFF AREA
SHOULD BE LIMITED TO A HEIGHT OF 3` AND
TREES SHALL BE TRIMMED BELOW 6` TO

ENSURE THAT THERE ARE NO VISUAL
OBSTRUCTIONS.

R-01

REFERENCE LEGEND
Redlands Regular meeting of 12-19-23 632 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
1RYHPEHU 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Plan No. Total Homes
3060 32
3422 34
3424 25
3825 26
Total 117
Exhibit 13: Neighborhood 4 Conceptual Plotting
Enhanced Elevation Required
Redlands Regular meeting of 12-19-23 633 of 1429

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

Plan Summary
1,465 SF
3 Bedroom/2.5 Bath
Two Story, 2-car Garage
Exhibit 14a - Neighborhood 4, Plan 3060
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-58
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-60
Santa Barbara
Coastal
Farmhouse
MotorCourt Elevation Styles

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3060
M. BATH
LAU.

BATH 2
3'
5'
W.I.C.
16'-1" L.F.
13'-8" x 14'-4" M. BEDRM.
11'-6" x10'-10" BEDRM. 2 11'-6" x10'-10" BEDRM. 3
HALL
20'-1" x 20'-2" GARAGE
20'-0"x20'-0" CLEAR
PANTRY
18'-10"x 14'-0" GREAT RM.

PORCH
ENTRY

KITCHEN
33'-6"
30'-0"
35'-0"
20'-0" 10'-0"
3'-6"
2'-0"
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-57

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3060
M. BATH
LAU.

BATH 2
3'
5'
W.I.C.
16'-1" L.F.
13'-8" x 14'-4" M. BEDRM.
11'-6" x10'-10" BEDRM. 2 11'-6" x10'-10" BEDRM. 3
HALL
20'-1" x 20'-2" GARAGE
20'-0"x20'-0" CLEAR
PANTRY
18'-10"x 14'-0" GREAT RM.

PORCH
ENTRY

KITCHEN
33'-6"
30'-0"
35'-0"
20'-0" 10'-0"
3'-6"
2'-0"
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-57
Floor Plan
First Floor
Second Floor
Typical Cluster
Not to Scale
Plan
3060
Plan
3060
Street
MotorCourt
Redlands Regular meeting of 12-19-23 634 of 1429

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3422
M. BATH
5'
15'-2" x13'-10" M. BEDRM.

LAU.

HALL
W.I.C.
18'-10" L.F.

LINEN
BATH 2
5'
10'-9" x 12'-3" BEDRM. 2
10'-11"x10'-10" BEDRM. 3
O.E.

PWDR.

ENTRY 20'-1" x 20'-2" GARAGE
10'-0" x 14'-0" DINING 12'-10"x 14'-0" GREAT RM.
20'-0"x20'-0" CLEAR
COATS
PANTRY
PORCH

KITCHEN
31'-0"
34'-0"
35'-0"
19'-10" 9'-0"
5'-0"
5'-2"
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY REDLANDS, CA

CLUSTER
06/30/2020
A-64

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3422
M. BATH
5'
15'-2" x13'-10" M. BEDRM.

LAU.

HALL
W.I.C.
18'-10" L.F.

LINEN
BATH 2
5'
10'-9" x 12'-3" BEDRM. 2
10'-11"x10'-10" BEDRM. 3
O.E.

PWDR.

ENTRY 20'-1" x 20'-2" GARAGE
10'-0" x 14'-0" DINING 12'-10"x 14'-0" GREAT RM.
20'-0"x20'-0" CLEAR
COATS
PANTRY
PORCH

KITCHEN
31'-0"
34'-0"
35'-0"
19'-10" 9'-0"
5'-0"
5'-2"
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY REDLANDS, CA

CLUSTER
06/30/2020
A-64
Plan Summary
1,684 SF
3 Bedroom/2.5 Bath
Two Story, 2-car Garage
Floor Plan
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-65
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-67
Santa Barbara
Coastal
Farmhouse
MotorCourt Elevation Styles
First Floor
Second Floor
Typical Cluster
Not to Scale
Plan
3422
Plan
3422
MotorCourt
Street
Exhibit 14b - Neighborhood 4, Plan 3422
Redlands Regular meeting of 12-19-23 635 of 1429

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

#19023

S VALLEY

LANDS, CA

CLUSTER
06/30/2020
A-72
5'
DESK
LINEN
24'-0" L.F.

W.I.C.

LAU.

HALL
M. BATH
13'-0" x 16'-1" M. BEDRM.
10'-10"x11'-10" BEDRM. 2
12'-8" x 11'-8" BEDRM. 3 BATH 2
5'
PANTRY
12'-10"x 14'-0" GREAT RM. 10'-0" x 14'-0" DINING
20'-1" x 20'-2" GARAGE
20'-0"x20'-0" CLEAR
O.E.

DESK

ENTRY PORCH
PWDR.

COATS

KITCHEN
34'-0"
35'-0"
5'-0"
11'-2" 12'-10"
34'-0" 5'-0"
39'-0"
11'-0"

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3424
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-71
#19023

S VALLEY

LANDS, CA

CLUSTER
06/30/2020
A-74
Plan Summary
1,815 SF
3 Bedroom/2.5 Bath
Two-Story, 2-car Garage
Santa Barbara
Coastal
Farmhouse
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-72
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-74
Santa Barbara
Coastal
Farmhouse
5'
DESK
LINEN
24'-0" L.F.

W.I.C.

LAU.

HALL
M. BATH
13'-0" x 16'-1" M. BEDRM.
10'-10"x11'-10" BEDRM. 2
12'-8" x 11'-8" BEDRM. 3 BATH 2
5'
PANTRY
12'-10"x 14'-0" GREAT RM. 10'-0" x 14'-0" DINING
20'-1" x 20'-2" GARAGE
20'-0"x20'-0" CLEAR
O.E.

DESK

ENTRY PORCH
PWDR.

COATS

KITCHEN
34'-0"
35'-0"
5'-0"
11'-2" 12'-10"
34'-0" 5'-0"
39'-0"
11'-0"
AR
UN
CO
PL

SECOND FLOOR PLAN FIRST FLOOR PLAN

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-71
Exhibit 14c - Neighborhood 4, Plan 3424
Street Elevation Styles MotorCourt Elevation Styles Floor Plan First Floor
Second Floor
Typical Cluster
Not to Scale
Plan
3424
MotorCourt
Street
Redlands Regular meeting of 12-19-23 636 of 1429

CITRUS VALLEY

REDLANDSCA
Architecture is Conceptual
Not to Scale
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023

10'-8" x 11'-4" BEDRM. 2
5'
LINEN
W.I.C.
29'-6" L.F.

BATH 2
LAU.

HALL
M. BATH
17'-2" x 14'-0" M. BEDRM.
10'-8" x 13'-0" BEDRM. 3 9'-4" x 13'-0" LOFT
10'-0" x 13'-2" DINING
3'
O.E.

ENTRY

KITCHEN
20'-0"x20'-0" CLEAR
20'-1" x 20'-2" GARAGE
COATS
BATH 3
14'-6" x 10'-7" BEDRM. 4
PANTRY
13'-10"x 14'-0" GREAT RM.

PORCH
38'-0"
35'-0"
5'-0"
38'-0" 5'-0"
13'-7" 10'-7" 10'-10"
43'-0"
AREA T
UNCOND

CONDITI
PLAN 3

SECOND FLOOR PLAN FIRST FLOOR PLAN

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-78
10'-8" x 11'-4" BEDRM. 2
5'
LINEN
W.I.C.
29'-6" L.F.

BATH 2
LAU.

HALL
M. BATH
17'-2" x 14'-0" M. BEDRM.
10'-8" x 13'-0" BEDRM. 3 9'-4" x 13'-0" LOFT
10'-0" x 13'-2" DINING
3'
O.E.

ENTRY

KITCHEN
20'-0"x20'-0" CLEAR
20'-1" x 20'-2" GARAGE
COATS
BATH 3
14'-6" x 10'-7" BEDRM. 4
PANTRY
13'-10"x 14'-0" GREAT RM.

PORCH
38'-0"
35'-0"
5'-0"
38'-0" 5'-0"
13'-7" 10'-7" 10'-10"
43'-0"

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3825
JOB #: 19023
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-78
Plan Summary
2,125 SF
4 Bedroom/3 Bath
Two Story, 2-car Garage
Exhibit 14d - Neighborhood 4, Plan 3825
Floor Plan
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-79
#19023

CITRUS VALLEY

REDLANDS, CA

CLUSTER
06/30/2020
A-81
Santa Barbara
Coastal
Farmhouse
First Floor
Second Floor Typical Cluster
Not to Scale
Santa Barbara
Coastal
Farmhouse
#19023

S VALLEY

LANDS, CA

CLUSTER
06/30/2020
A-79
#19023

S VALLEY

ANDS, CA

CLUSTER
06/30/2020
A-81
Street Elevation Styles MotorCourt Elevation Styles
Plan
3825
MotorCourt
Street
Redlands Regular meeting of 12-19-23 637 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 29
SECTION 3. DEVELOPMENT STANDARDS
The Development Standards for Specific Plan No. 64, Amendment No. 1, have been designed to ensure the proper and orderly development of the project site into a unique nee-traditional master-planned community. These development standards shall apply to all land and buildings within the project boundaries.

A. Neighborhood 4

1. Permitted Uses - The principal permitted use in Neighborhood 4 is single-family residential.

2. Accessory Uses - Accessory uses listed in Section 18.40.040 of the Redlands Municipal Code are permitted.

3. Property Development Standards
a. Minimum lot area - The minimum lot area shall be one thousand nine hundred (1900) square feet.
b. Minimum lot dimensions - The minimum lot width shall be forty (40) feet; the minimum lot depth shall be forty-eight (48) feet.
c. Maximum coverage by structures - The maximum coverage by structures shall be eighty (80) percent of the lot area.
d. Maximum building height - The maximum building height shall be two stories or thirtyfive (35) feet. e. Building setbacks:
• Front yard - Each lot shall have a front yard of ten (10) feet adjacent to a public street. • Side yard - Each lot shall have a minimum side yard of five (5) feet. • Rear yard - Each lot shall have a minimum rear yard of five (5) feet. • Motor court- Each lot shall have a minimum motor court setback of three (3) feet.

Redlands Regular meeting of 12-19-23 638 of 1429
Bergamot Specific Plan No. 64, Amendment No. 1
November 2023 Page 30
SECTION 4. PROCEDURAL IMPLEMENTATION
A. Specific Plan No. 64, Amendment No. 1 has been prepared and processed pursuant to the Specific Plan guidelines of the City of Redlands. An amendment to the adopted Specific Plan shall require the same procedures as the adoption.

B. In conjunction with the processing of the Specific Plan Amendment, Tentative Tract Map No. 20528 has been prepared as the primary implementation tool for the project. Tentative Tract Map No. 20528 sets forth the lot configuration, street design, easements, and overall site planning for the project. Following approval of the Tentative Tract Map, the applicant shall prepare the Final Tract Map and accompanying civil engineering plans for final approval by the City. The Tentative and Final Tract Map are being processed in conformance with Chapter 17 of the Redlands Municipal Code, Subdivision Ordinance.

C. A Commission Review and Approval (CRA) No. 945 has been filed in conjunction with Specific Plan No. 64, Amendment No. 1, and Tentative Tract Map No. 20528. The CRA is utilized by the City of Redlands as a land use permit that authorizes the construction of a new building for a permitted use. Specific criteria for a CRA are listed in Chapter 18.12 of the Redlands Municipal Code. The application for the construction of the single-family residences shall be reviewed by the Planning Commission and shall include preliminary site plans, architectural elevations and floor plans, types of materials and colors to be utilized, locations and types of walls and fences, and a conceptual landscape plan (including types and sizes of plants).

D. Phasing and Maintenance - The Bergamot project will provide four distinct neighborhoods all of which will be developed during the initial phase of development. Therefore, all grading, infrastructure, and home construction will be provided during one phase of construction.

Individual home construction will proceed as project sales and absorption continues through to project completion.

Exhibit 15 depicts the Ownership and Maintenance responsibility for the project. A series of public streets will be dedicated to the City of Redlands and city maintained, while the motor court streets and open space areas will be maintained by a Homeowners Association. In addition, it is anticipated that a Community Facilities District will be established to augment the City’s maintenance of the public park and Santa Ana River Trail. Note that the Linear park, including the trail and staging area, shall be made publicly accessible through an access easment or future dedication to the City.

Redlands Regular meeting of 12-19-23 639 of 1429

Bergamot Specific Plan No. 64, Amendment No. 1
1RYHPEHU 2023

CITRUS VALLEY

REDLANDSCA
Not to Scale N
Exhibit 15: Ownership & Maintenance
Legend
Specific Plan Area Boundary
Open Space (HOA)
Motorcourt (HOA)
Public Street (City of Redlands)
Street A
Street B
Street B
Domestic Ave
Pioneer Ave
Santa Ana River Trail
Park, trail, and parking lot shall be publicly accessible Redlands Regular meeting of 12-19-23 640 of 1429
Redlands Regular meeting of 12-19-23 641 of 1429

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3060
M. BATH
LAU.

BATH 2
3'
5'
W.I.C.
16'-1" L.F.
13'-8" x 14'-4"
M. BEDRM.
11'-6" x10'-10"
BEDRM. 2
11'-6" x10'-10"
BEDRM. 3
HALL
LINEN
20'-1" x 20'-2"
GARAGE
20'-0"x20'-0" CLEAR
PANTRY
11'-4" x 14'-0"
GREAT RM.

PORCH
ENTRY

KITCHEN
O.E.
7'-6" x 14'-0"
DINING
33'-6"
30'-0"
35'-0"
19'-4" 10'-8"
3'-6"
2'-0"
JOB #: 21134
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8

06.07.2022
A-1
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 642 of 1429

06.07.2022
A-2
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 643 of 1429

06.07.2022
A-3
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 644 of 1429

06.07.2022
A-4
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 645 of 1429

06.07.2022
A-5
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 646 of 1429

06.07.2022
A-6
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 647 of 1429

06.07.2022
A-7
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 648 of 1429

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3422
M. BATH
5'
15'-2" x13'-10"
M. BEDRM.

LAU.

W.I.C.
18'-10" L.F.

LINEN
BATH 2
5'
10'-9" x 12'-3"
BEDRM. 2
10'-11"x10'-10"
BEDRM. 3
HALL
O.E.

PWDR.

ENTRY 20'-1" x 20'-2"
GARAGE
10'-0" x 14'-0"
DINING
12'-10"x 14'-0"
GREAT RM.
20'-0"x20'-0" CLEAR
COATS
PANTRY
PORCH

KITCHEN
31'-0"
34'-0"
35'-0"
19'-10" 9'-0"
5'-0"
5'-2"
JOB #: 21134
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8

06.07.2022
A-8
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 649 of 1429

06.07.2022
A-9
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 650 of 1429

06.07.2022
A-10
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 651 of 1429

06.07.2022
A-11
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 652 of 1429

06.07.2022
A-12
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 653 of 1429

06.07.2022
A-13
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 654 of 1429

06.07.2022
A-14
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 655 of 1429
5'
LINEN
24'-0" L.F.

W.I.C.

M. BATH
13'-0" x 16'-1"
M. BEDRM.
10'-10"x11'-10"
BEDRM. 2
12'-8" x 11'-9"
BEDRM. 3
BATH 2
5'
9'-0" x 9'-8"

LOFT HALL
LAU.

PANTRY
12'-10"x 14'-0"
GREAT RM.
10'-0" x 14'-0"
DINING
20'-1" x 20'-2"
GARAGE
20'-0"x20'-0" CLEAR
O.E.

DESK

ENTRY PORCH
PWDR.

COATS

KITCHEN
34'-0"
35'-0"
5'-0"
11'-2" 12'-10"
34'-0" 5'-0"
39'-0"
11'-0"

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3424
JOB #: 21134
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8

06.07.2022
A-15
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 656 of 1429

06.07.2022
A-16
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 657 of 1429

06.07.2022
A-17
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 658 of 1429

06.07.2022
A-18
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 659 of 1429

06.07.2022
A-19
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 660 of 1429

06.07.2022
A-20
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 661 of 1429

06.07.2022
A-21
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 662 of 1429
10'-8" x 11'-4"
BEDRM. 2
5'
LINEN
W.I.C.
29'-6" L.F.

BATH 2
LAU. HALL
M. BATH
17'-2" x 14'-0"
M. BEDRM.
10'-8" x 13'-0"
BEDRM. 3
9'-4" x 13'-0"
LOFT
10'-0" x 13'-2"
DINING
3'
O.E.

ENTRY

KITCHEN
20'-0"x20'-0" CLEAR
20'-1" x 20'-2"
GARAGE
COATS
BATH 3
14'-6" x 10'-7"
BEDRM. 4
PANTRY
13'-10"x 14'-0"
GREAT RM.

PORCH
38'-0"
35'-0"
5'-0"
38'-0" 5'-0"
13'-1" 11'-1" 10'-10"
43'-0"

AREA TABULATION

UNCONDITIONED SPACE

CONDITIONED SPACE
PLAN 3825
JOB #: 21134
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE

SECOND FLOOR PLAN FIRST FLOOR PLAN
0 2 4 8

06.07.2022
A-22
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 663 of 1429

06.07.2022
A-23
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 664 of 1429

06.07.2022
A-24
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 665 of 1429

06.07.2022
A-25
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 666 of 1429

06.07.2022
A-26
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 667 of 1429

06.07.2022
A-27
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 668 of 1429

06.07.2022
A-28
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 669 of 1429

WRITTEN COLOR SCHEMES
JOB #
CREATED 1/25/2022
"B" ELEVATIONS
SANTA BARBARA SCHEME 4 SCHEME 5 SCHEME 6
STUCCO 1572 5/8 A 668 1627
STUCCO PAINT MATCH*** SW7757 HIGH REFLECTIVE WT SW7001 MARSHMALLOW SW7038 TONY TAUPE

FASCIA / TRIM
SW6074

SPALDING GRAY
SW2806

ROOKWOOD BROWN
SW7040
SMOKEHOUSE STUCCO: OMEGA

GARAGE DOOR
SW6075

GARRET GRAY
SW2808

RKWD DARK BROWN
SW7040
SMOKEHOUSE PAINT: SHERWIN WILLIAMS

FRONT DOOR /

SHUTTERS
SW9125

OLIVIA OSCURO
SW6236

GRAY'S HARBOR
SW2839

ROYCROFT COPPER RED

CONCRETE
ROOF:

EAGLE

GABLE END DETAIL
SW6061

TANBARK
SW6061

TANBARK
SW6061

TANBARK

CONCRETE
ROOF:

BORAL
EAGLE ROOF:
"S" TILE MALIBU
2702

CALABAR BLEND
2702

CALABAR BLEND
2702

CALABAR BLEND
VENEER: CULUTRED STONE
BORAL ROOF:
"S" TILE VILLA
1VICS7970

RED CASTLE
1VICS7970

RED CASTLE
1VICS7970

RED CASTLE
GUTTERS: WOOD BEIGE RUSTIC RUSTIC
"C" ELEVATIONS
COASTAL SCHEME 7 SCHEME 8 SCHEME 9
STUCCO 1557 1631 1539
STUCCO PAINT MATCH*** SW7573 EAGLET BEIGE SW6086 SAND DUNE SW7646 FIRST STAR

SECONDARY STUCCO
SW6151

QUIVER TAN
SW6067
MOCHA
SW9170
ACIER

FASCIA / TRIM
SW7551

GREEK VILLA
SW7004

SNOWBOUND
SW7005

PURE WHITE

LAP SIDING /

GARAGE DOOR
SW9117

URBAN JUNGLE
SW6088

NUTHATCH
SW7673

PEWTER CAST

FRONT DOOR /

SHUTTERS
SW7745

MUDDLED BASIL
SW2837

AURORA BROWN
SW7069

IRON ORE
EAGLE ROOF:

FLAT BEL AIR
4880

SHASTA BLEND
4880

SHASTA BLEND
4880

SHASTA BLEND
BORAL ROOF: FLAT

COUNTRY SLATE
1FECY4070

SEA PEARL BLEND
1FECY4070

SEA PEARL BLEND
1FECY4070

SEA PEARL BLEND
GUTTERS: SATIN SATIN SATIN
"E" ELEVATIONS
FARMHOUSE SCHEME 13 SCHEME 14 SCHEME 15
STUCCO 1577 1502 1527
STUCCO PAINT MATCH*** SW7052 - GRAY AREA SW7571 - CASA BLANCA SW7037 - BALANCED BEIGE

SECONDARY STUCCO
SW7053

ADAPTIVE SHADE
SW6150

UNIVERSAL KHAKI
SW7514

FOOTHILLS

BOARD & BATTEN
SIDING
SW7044

AMAZING GRAY
SW9117

URBAN JUNGLE
SW7517

RIVERS EDGE

FASCIA / TRIM /

GARAGE DOOR
SW7042

SHOJI WHITE
SW7105

PAPERWHITE
SW7028

INCREDIBLE WHITE

FRONT DOOR
SW7047

PORPOISE
SW7054

OAK LEAF BROWN
SW7515

HOMESTEAD BROWN

SHUTTERS
SW7645

THUNDER GRAY
SW7061

NIGHT OWL
SW6237

DARK NIGHT
EAGLE ROOF: SHAKE

PONDEROSA
5880

SHASTA BLEND
5880

SHASTA BLEND
5880

SHASTA BLEND
BORAL ROOF: SHAKE
1FBCJ0300

BRONZE PEARL BLD
1FBCJ0300

BRONZE PEARL BLD
1FBCJ0300

BRONZE PEARL BLD
GUTTERS: LINEN LINEN CHAMPAGNE
** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOS PARA IGUALAR A LA SUPERFICIE DE JUNTO

TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO PIONEER AVE.

REDLANDS, CA
ALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS. 21134

06.07.2022
A-29
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 670 of 1429
*COLORS MAY VARY DUE TO SCREEN AND PRINTER
CALIBRATION. REFER TO PAINT CHIPS AND MATERIAL
BOARDS FOR ACTUAL COLORS.

PIONEER AVE.

DATE: JUN. 24, 2021 REDLANDS, CA
JOB #21134

SANTA BARBARA
SCHEME #4

STUCCO BODY
ROOF

GARAGE DOOR

FASCIA / TRIM

FRONT DOOR /

SHUTTERS

GABLE END DETAIL
PIONEER AVE.

DATE: JUN. 24, 2021 REDLANDS, CA
JOB #21134

SANTA BARBARA
SCHEME #5

STUCCO BODY
ROOF

GARAGE DOOR

FASCIA / TRIM

FRONT DOOR /

SHUTTERS

GABLE END DETAIL
PIONEER AVE.

DATE: JUN. 24, 2021 REDLANDS, CA
JOB #21134

SANTA BARBARA
SCHEME #6

STUCCO BODY
ROOF

GARAGE DOOR

FASCIA / TRIM

FRONT DOOR /

SHUTTERS

GABLE END DETAIL
COLOR BOARDS - “C” SANTA BARBARA

06.07.2022
A-30
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 671 of 1429
COLOR BOARDS - “C” COASTAL
*COLORS MAY VARY DUE TO SCREEN AND PRINTER
CALIBRATION. REFER TO PAINT CHIPS AND MATERIAL
BOARDS FOR ACTUAL COLORS.

DATE: JUN. 24, 2021

COASTAL
JOB #21134
PIONEER AVE.

REDLANDS, CA
SCHEME #7

STUCCO BODY
ROOF

LAP SIDING /

GARAGE DOOR

FASCIA / TRIM

FRONT DOOR /

SHUTTERS

SECONDARY
STUCCO
DATE: JUN. 24, 2021

COASTAL
JOB #21134
PIONEER AVE.

REDLANDS, CA
SCHEME #8

STUCCO BODY
ROOF

LAP SIDING /

GARAGE DOOR

FASCIA / TRIM

FRONT DOOR /

SHUTTERS

SECONDARY
STUCCO
DATE: JUN. 24, 2021

COASTAL
JOB #21134
PIONEER AVE.

REDLANDS, CA

BERGAMOT
DATE: JUN. 24, 2021 CITRUS VALLEY, CA
JOB #19138
SCHEME #9

STUCCO BODY
ROOF

LAP SIDING /

GARAGE DOOR

FASCIA / TRIM

FRONT DOOR /

SHUTTERS

SECONDARY
STUCCO

06.07.2022
A-31
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 672 of 1429
COLOR BOARDS - “E” FARMHOUSE
*COLORS MAY VARY DUE TO SCREEN AND PRINTER
CALIBRATION. REFER TO PAINT CHIPS AND MATERIAL
BOARDS FOR ACTUAL COLORS.

DATE: JUN. 24, 2021

FARMHOUSE
JOB #21134
PIONEER AVE.

REDLANDS, CA

BERGAMOT
DATE: JUN. 24, 2021 CITRUS VALLEY, CA
JOB #19138
SCHEME #13

STUCCO BODY
ROOF

FASCIA / TRIM /

GARAGE DOOR

BOARD & BATTEN
SIDING

FRONT DOOR

SHUTTERS

SECONDARY
STUCCO
DATE: JUN. 24, 2021

FARMHOUSE
JOB #21134
PIONEER AVE.

REDLANDS, CA
SCHEME #14

STUCCO BODY
ROOF

BOARD & BATTEN
SIDING

FRONT DOOR

SHUTTERS

FASCIA / TRIM /

GARAGE DOOR

SECONDARY
STUCCO
DATE: JUN. 24, 2021

FARMHOUSE
JOB #21134
PIONEER AVE.

REDLANDS, CA
SCHEME #15

STUCCO BODY
ROOF

FASCIA / TRIM /

GARAGE DOOR

BOARD & BATTEN
SIDING

FRONT DOOR

SHUTTERS

SECONDARY
STUCCO

06.07.2022
A-32
#21134
CLUSTER PIONEER AVE.

REDLANDS, CA
Redlands Regular meeting of 12-19-23 673 of 1429

REDLANDS, CA
PIONEER AVENUE - TTM NO. 20528
08/25/2023
L-1 0 80 feet
SCALE: 1" = 40'
40 120 160
Landscape Architecture
3185 C1 Airway Avenue Costa Mesa, CA 92626
O: 714 545 2898 F: 714 545 2878 bgb-inc.com
Planning Urban Design
MLC HOLDINGS, INC. 5 Peters Canyon Road, Suite 310, Irvine, CA 92606 Phone: 949 - 299 - 3847 Contact: Johanna Crooker

CONCEPTUAL LANDSCAPE PLAN
1 LEGEND

V-DITCH
CITY’S WELL PARCEL
A

PLANTING NOTE

SHRUBS WITHIN THE CORNER CUT-OFF AREA SHOULD BE LIMITED TO A HEIGHT OF 3’ AND TREES SHALL BE TRIMMED BELOW 6’ TO ENSURE THAT THERE ARE NO VISUAL OBSTRUCTIONS.
6 8-FOOT-WIDE TRAIL
7 BENCHES
9 MOW CURB
10 PARKING LOT
8 TRASH RECEPTACLE AND

PET WASTE STATION
2 3

TURF AREA WITH MOW CURB
4 BOCCE BALL COURT WITH BENCHES

AND TRASH RECEPTACLES
5 DECORATIVE PILASTERS

LOT F - BASIN
1 2
1 8
7 2
6 7
3 A
4 5
9 9 9
9 9
9 8 10
9 FOOTHILL FREEWAY (HWY 210)
A
A
A
Redlands Regular meeting of 12-19-23 674 of 1429
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P2
A=1,684 sfA=1,684 sf
P2
P1
A=1,465 sfA=1,465 sf
P1
P2
A=1,684 sf
P2
A=1,684 sfA=1,684 sf
P2
A=2,125 sf
P4
P1
A=1,465 sf
P2
A=1,684 sf
A=1,684 sf
P2
A=1,465 sf
P1
A=2,125 sf
P4
P1
A=1,465 sf
P3
A=1,815 sf
A=1,684 sf
P2
P1
A=1,465 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
P2
A=1,684 sf
A=1,684 sf
P2
P1
A=1,465 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
P2
A=1,684 sf
P3
A=1,815 sfA=2,125 sf
P4
P1
A=1,465 sf
A=1,465 sf
P1
A=1,684 sf
P2
P2
A=1,684 sf
TRASH BIN: 4 CUBIC YARD
6'-9" W X 4'-10" D X 5'-2" H
TRASH BIN: 4 CUBIC YARD
6'-9" W X 4'-10" D X 5'-2" H
LOT E
O O O
O O O
O

O O O O O O O O O
O

O O O O O O O

O O O O O O
O O O
O

STREET B

DOMESTIC AVENUE

PIONEER AVENUE

CITRUS VALLEY HIGH SCHOOL

STREET A

SYMBOL DESCRIPTION QTY
HYDROZONE A 60,548 SF

LOW WATER USE - DRIP IRRIGATION
HYDROZONE E 5,838 SF

LOW WATER USE - SHRUB SPRAY (BASIN - SLOPE)
HYDROZONE F 11,000 SF

MEDIUM WATER USE - SHRUB SPRAY (BASIN - BOTTOM)

HYDROZONE LEGEND - CITY MAINTAINED

SYMBOL DESCRIPTION QTY
HYDROZONE A 80,214 SF

LOW WATER USE - DRIP IRRIGATION
HYDROZONE G 6,273 SF

HIGH WATER USE - TURF SPRAY

HYDROZONE LEGEND - HOA MAINTAINED
NOTE: THIS IS A PRELIMINARY WATER USE AND CALCULATIONS.

SUBJECT TO CHANGE WITH FINALIZED PLANTING.

SYMBOL DESCRIPTION

HYDROZONE A

LOW WATER USE - DRIP IRRIGATION

HYDROZONE B

MEDIUM WATER USE - DRIP IRRIGATION

HYDROZONE LEGEND - HOA MAINTAINED
NOTE: IRRIGATION IS PRIVATELY IRRIGATED, LANDSCAPE IS HOA MAINTAINED NOTE: THIS IS A PRELIMINARY WATER USE AND CALCULATIONS.

SUBJECT TO CHANGE WITH FINALIZED PLANTING. WATER USE PLAN & CALCS

REDLANDS, CA
PIONEER AVENUE - TTM NO. 20528
08/25/2023
L-2 0 80 feet
SCALE: 1" = 40'
40 120 160
MLC HOLDINGS, INC. 5 Peters Canyon Road, Suite 310, Irvine, CA 92606 Phone: 949 - 299 - 3847 Contact: Johanna Crooker
Landscape Architecture
3185 C1 Airway Avenue Costa Mesa, CA 92626
O: 714 545 2898 F: 714 545 2878 bgb-inc.com
Planning Urban Design
v
Redlands Regular meeting of 12-19-23 675 of 1429
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
A=2,125 sf
P4
P3
A=1,815 sf
P2
A=1,684 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P3
A=1,815 sfA=2,125 sf
P4
A=1,684 sf
P2
P1
A=1,465 sf
P2
A=1,684 sfA=1,684 sf
P2
P1
A=1,465 sfA=1,465 sf
P1
P2
A=1,684 sf
P2
A=1,684 sfA=1,684 sf
P2
A=2,125 sf
P4
P1
A=1,465 sf
P2
A=1,684 sf
A=1,684 sf
P2
A=1,465 sf
P1
A=2,125 sf
P4
P1
A=1,465 sf
P3
A=1,815 sf
A=1,684 sf
P2
P1
A=1,465 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
P2
A=1,684 sf
A=1,684 sf
P2
P1
A=1,465 sf
A=1,465 sf
P1
P3
A=1,815 sfA=2,125 sf
P4
P2
A=1,684 sf
P3
A=1,815 sfA=2,125 sf
P4
P1
A=1,465 sf
A=1,465 sf
P1
A=1,684 sf
P2
P2
A=1,684 sf
TRASH BIN: 4 CUBIC YARD
6'-9" W X 4'-10" D X 5'-2" H
TRASH BIN: 4 CUBIC YARD
6'-9" W X 4'-10" D X 5'-2" H
LOT E

STREET B

DOMESTIC AVENUE

PIONEER AVENUE

CITRUS VALLEY HIGH SCHOOL

STREET A O O O
O O O
O

O O O O O O O O O
O

O O O O O O O

O O O O O O
O O O
O
W-01 W-01 W-01
W-02
W-07
W-07
W-02
W-02
W-06
W-08
W-08
W-06
W-03
W-04
W-09
W-02
W-02 W-02
W-02
W-02
W-02
W-03 W-02
W-03
W-03
W-03
W-03
W-03
W-03
W-03
W-03 W-03
W-04
W-04
W-04
W-04
W-04
W-02
W-02
W-04
W-06
W-06
W-06
W-06
W-06
W-06 W-06
W-08
W-08
W-08
W-08
W-08
W-08
W-08
W-07
W-09
W-09
W-09
W-09
W-09
W-09
W-10
W-05 W-05
W-05
W-05
W-05
W-05 W-05
R-01
R-01
R-01
R-01
R-01

SYMBOL DESCRIPTION QTY
8`-0" HIGH SOUND PERIMETER BLOCK WALL 1,080 LF
6`-0" HIGH PERIMETER BLOCK WALL 2,157 LF
6`-0" HIGH INTERIOR BLOCK WALL 569 LF
6`-0" HIGH VINYL FENCE 5,199 LF
6`-0" HIGH VINYL FENCE ON MOW CURB 540 LF
3`-0" HIGH LOW BLOCK WALL 134 LF
6`-0" HIGH TUBULAR STEEL FENCE 612 LF
42" HIGH - 16" SQ. BLOCK PILASTER 10
4`-0" WIDE SIDEYARD GATE 117

VEHICULAR MAINTENANCE ACCESS GATES
W-01
W-02
W-03
W-04
W-05
W-06
W-07
W-08
W-09
W-10

WALL & FENCE LEGEND
2 O O O
NOTE:

ALL BLOCK WALLS TO RECEIVE ANTI-GRAFFITI COATING AND / OR PLANTING (I.E. PARTHENOCISSUS TRICUSPIDATA AT 10FT O.C. SPACING)

SYMBOL DESCRIPTION

SHRUBS WITHIN THE CORNER CUT-OFF AREA
SHOULD BE LIMITED TO A HEIGHT OF 3` AND
TREES SHALL BE TRIMMED BELOW 6` TO

ENSURE THAT THERE ARE NO VISUAL
OBSTRUCTIONS.

R-01

REFERENCE LEGEND

WALL & FENCE PLAN

REDLANDS, CA
PIONEER AVENUE - TTM NO. 20528
08/25/2023
L-3 0 80 feet
SCALE: 1" = 40'
40 120 160
MLC HOLDINGS, INC. 5 Peters Canyon Road, Suite 310, Irvine, CA 92606 Phone: 949 - 299 - 3847 Contact: Johanna Crooker
Landscape Architecture
3185 C1 Airway Avenue Costa Mesa, CA 92626
O: 714 545 2898 F: 714 545 2878 bgb-inc.com
Planning Urban Design
Redlands Regular meeting of 12-19-23 676 of 1429
Redlands Regular meeting of 12-19-23 677 of 1429
Redlands Regular meeting of 12-19-23 678 of 1429
Inclusionary Housing Plan – Ownership developments Page 1 October 5, 2023 DRAFT

INCLUSIONARY HOUSING PLAN
APPLICATION NUMBER: _____
City of Redlands
35 Cajon Street, Redlands, CA 92373
(909) 399-7555
Project Address: __________________________________________________ Assessor Parcel No(s): _____________________________________________ Site Dimension: ___________________________________________________ Site Size (Square Feet): _____________________________________________ Property Owner’s Name: ____________________________________________ Address: ________________________________________________________ Telephone: ______________________ Email: _________________________ Applicant’s Name: ________________________________________________ Telephone: ______________________ Email: _________________________ Redlands Regular meeting of 12-19-23 679 of 1429
Inclusionary Housing Plan – Ownership developments Page 2 October 5, 2023 DRAFT
I. INCLUSIONARY HOUSING ALTERNATIVES
Select the applicable alternatives to indicate how the project will comply with the inclusionary housing requirement:
______ On-site construction of Inclusionary Units
______ Off-stie construction of Affordable Units
______ Land dedication
______ In-lieu fee payment for entire obligation
____ In-lieu fee payment for fractional unit 1
II. RESIDENTIAL PROJECT DESCRIPTION
Describe the project in the following chart:
# of
Bedrooms
Unit Size
(Sq. Ft.)
# of
Market
Rate Units
# of Verylow
Income
Units
# of Low
Income
Units
# of
Moderate
Income
Units
Total # of
Units
Studio
1 2
3 4
5 Identify the gross livable floor area of proposed project in square feet:
____________________
Will the project be constructed in phases? YES ___ NO ___ Is a density bonus being requested? YES ___ NO ___
1 If the calculation of the number of Inclusionary Units required results in a fraction less than .5, the developer has the option to (i) provide an additional full Inclusionary Unit or (ii) pay an In-Lieu Fee equal to the percentage represented by the fractional Inclusionary Unit multiplied by the applicable In-Lieu Fee.

Redlands Regular meeting of 12-19-23 680 of 1429
Inclusionary Housing Plan – Ownership developments Page 3 October 5, 2023 DRAFT
III. Fractional Inclusionary Unit Obligation
For Projects that choose to pay an in-lieu fee to fulfill a fractional Inclusionary Unit obligation, calculate the fractional in-lieu fee obligation in the following table:

Fractional In-Lieu Fee Calculation
Fractional Unit Obligation
Total Habitable Area (Square Feet)
In-Lieu Fee Per Square Foot of Habitable
Area (See Section IV of this application)
Total Fractional In-Lieu Fee
In-Lieu Fee Payment to Fulfill the Entire Inclusionary Housing Obligation [THE FEES LISTED BELOW ARE DRAFT AND HAVE YET TO BE APPROVED BY THE CITY COUNCIL]
The in-lieu fee payment obligation is calculated against the entire Habitable Area of the proposed Market Rate Project. The in-lieu fee schedule is $8.80 per square foot of the saleable area.

IV. REQUIRED EXHIBITS TO THE INCLUSIONARY HOUSING PLAN
A. A narrative description of the entire project;
B. A site plan that depicts the entire project detailing location of the Inclusionary Units, if applicable;
C. Legal description of the project; and
D. If applicable, a phasing plan that provides for the timely development of the Inclusionary Units as the project is built out; and
Redlands Regular meeting of 12-19-23 681 of 1429
Redlands Regular meeting of 12-19-23 682 of 1429

SOCIO-ECONOMIC EVALUATION CHECKLIST FORM

BACKGROUND

1. Project Title:

Pioneer Avenue Residential Subdivision
General Plan Amendment No. 145
Specific Plan No. 40 Amendment No. 49
Specific Plan No. 64 Amendment No. 1
Tentative Tract Map No. 20528
Commission Review and Approval No. 945

2. Contact Person and Phone Number:

Ryan Murphy
Senior Planner
Development Services Department
City of Redlands
(909) 798-7555

3. Project Location:

The project includes two parcels totaling approximately 14.62 located at the northeast corner of Interstate 210, and West Pioneer Avenue at 1160 West Pioneer Avenue (APNS: 0167-061-01-0000 and 0167-061-03-0000).

4. Project Sponsor's Name and Address:

MLC Holdings, Inc.
5 Peters Canyon Road, Suite 310
Irvine, CA 92606
(949) 371-3309

5. General Plan Designation:

The General Plan Designation of the subject property is currently Commercial/Industrial. The project includes a General Plan Amendment to change the land use designation to Medium Density Residential, which allows for 8-15 dwelling units per acre.

6. Zoning:

The project site is currently located within the EV/SRP (Science Research Park) District of the East Valley Corridor Special Plan (EVCSP). An amendment to the EVCSP is proposed to remove the parcels from the plan’s boundaries and change the zoning to the Bergamot Specific Plan (Specific Plan No. 64), intended for single family residential uses.

7. Description of Project:

The project site consists of 14.62 acres which will be subdivided into 117 residential Redlands Regular meeting of 12-19-23 683 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

lots, 26 lettered lots for private alleys and drive aisles, and nine lettered lots for open space and landscaping. The entitlement of the project will include a proposed General Plan Amendment to amend the General Plan land use designation for approximately 14.62 gross acres from Commercial/Industrial to Medium Density Residential (up to 15 units dwelling units per acre), a Specific Plan Amendment to the East Valley Corridor Specific Plan (SP 40) to remove the property from the boundaries of the Specific Plan, a Specific Plan Amendment to the Bergamot Specific Plan (SP 64) to add the 14.62-acre project site to the Specific Plan, designate the new residential area as Neighborhood 4 (N-4), and establish development standards for Neighborhood 4 (N-4), a Tentative Tract Map, and a Commission Review and Approval.

8. Surrounding Land Uses and Setting:

The project site is vacant and consists of cleared fields. The project site has been historically used for citrus cultivation and production prior to portions being fallowed.

The relatively flat site slopes downward from southeast to northwest with an elevation change from 1,279 feet to 1,264 feet above mean sea level. Surrounding land uses include the single-family residential Bergamot Specific Plan area to the north, Citrus Valley High School within the EV/SRP (Science Research Park) District of the East Valley Corridor Specific Plan to the east, vacant land within the EV/SD (Special Development) District of the East Valley Corridor Specific Plan to the south and Interstate 210 to the west.

COST BENEFIT FACTORS:

The cost benefit factors are evaluated independently using the cost benefit model. A positive or negative cost/benefit ratio will be derived by evaluating projects. A complete model used to evaluate the project is available in the Development Services Department.

A summary of that analysis is provided here:

According to the Cost Benefit Model used by the City, this project will provide the City approximately $189,331 in annual revenue and cost $82,854, resulting in a positive balance of $106,476 and a positive Cost Benefit Ratio of 2.29.

PUBLIC INFRASTRUCTURE AND EFFECT ON THE CITY OF REDLANDS:

Identify the public infrastructure required for development of this project and identify the source(s) of funding for these improvements. Identify the effects of such development upon the City of Redlands.

List of public infrastructure required for the project:

Redlands Regular meeting of 12-19-23 684 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

The applicant will provide the infrastructure as required by the Municipal Utilities and Engineering Department. The developer will be installing all required off-site improvements. Based on the data provided by the applicant’s engineer, the proposed development will provide the following:

1. 12 streetlights

2. 0.4 road lane miles of new streets

3. 8350 linear feet of water lines

4. 1400 linear feet of sewer

5. 1050 linear feet of storm drain

6. 5000 linear feet of curb and gutter

7. 23,200 square feet of sidewalk

8. 8 fire hydrants
The required public improvements will be installed with the development of the subdivision, in accordance with the State Subdivision Map Act, the City’s Subdivision Ordinance, the Subdivision Improvement Agreement for the project, and prior to final approval of a building permit for any home. In addition, to ensure construction of the required public improvements, the subdivision will be required to furnish improvements security as a guarantee of performance.

Sources of funding for these improvements to include developer installed payment of impact fees, assessment districts, etc.:

The developer will be the source of funding of all improvements associated with the project. The developer will also be required to pay impact fees as required by the Redlands Municipal Code.

The effect of the project upon the City of Redlands relative to public infrastructure is as follows:

This project does impact existing public infrastructure systems. However, this is offset by the payment of Development Impact Fees and construction of improvements adjacent to the project site for Domestic Avenue and Pioneer Avenue.

BENEFITS OF THE PROJECT TO THE CITY OF REDLANDS
The following is a list of benefits that can be attributed to the proposed project. The benefits may fall into the categories identified or a miscellaneous category. Each benefit identified will be described in detail with supporting reasons as to how the item benefits the community.

Redlands Regular meeting of 12-19-23 685 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

A. Citrus Enhancements or Preservation. Does the project preserve citrus? The following are accepted ways to enhance or preserve citrus which may be determined to be a benefit to the City of Redlands.

1. Provide conservation easement(s) on citrus groves the City hopes to preserve.

2. Acquire citrus grove(s) and donate all or a portion of the grove to the City.

3. Enhance viability and productivity of existing groves by enhancing irrigation or adding frost water.

4. Maintain a viable buffer of citrus around the project (at least 3 rows).

5. Other ways to preserve citrus.

If this project provides benefit(s) that apply to citrus enhancement or preservation, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project, as designed, does not preserve citrus. The project site previously was citrus groves several decades ago, however the site is now vacant is not currently used for agricultural production. New citrus groves are not proposed as part of the proposed project.

B. Cultural Enhancements or Preservation. Does the project enhance or preserve cultural aspects of the community? The following are accepted ways to enhance and/or preserve cultural aspects of the community which may be determined to be a benefit to the City of Redlands.

1. Contributes to “art in public places” concept to a minimum of 1% of total project value.

2. Contributes to the alleviation of problems at cultural sites.

3. Provides an electronic library available to the public.

4. Enhances or contributes to current services or cultural resources.

5. Contribute to performing arts venues.

If this project provides benefit(s) that apply to cultural enhancements or preservation, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project does not propose contributions or enhancements to cultural aspects of the community. The project will pay City established Development Impact Fees and provide additional revenue from increased property tax assessment, business Redlands Regular meeting of 12-19-23 686 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

license tax, and other revenue sources that will indirectly provide funding that will contribute to enhancing and/or maintaining some of the cultural facilities within the City.

C. Heritage Enhancements or Preservation. Does the project enhance or preserve heritage aspects of the community? The following are accepted ways to enhance and/or preserve heritage aspects of the community which may be determined to be a benefit to the City of Redlands.

1. Renovates existing historic homes.

2. The project has design features which include garage doors do not face street; 50% wrap around porch on 1-1/2 sides; broad overhangs on roof; driveway located on the side of house or a circular drive; decorative wood, masonry or wrought iron fence.

3. Adaptive reuse of historic structures in appropriate zones.

4. Forming a new or annexing to an existing historic district.

5. Designation of a structure as an individual historic resource.

If this project provides benefit(s) that apply to heritage enhancements or preservation, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The property is not located within a Historic and Scenic District. The existing property is currently vacant of buildings. As such, there is no adaptive reuse opportunities present on the project site, nor the opportunity to establish a new historic district to preserve structures on-site.

D. Architectural Enhancements. Does the project enhance architectural aspects of the community? The following are accepted ways to enhance architectural aspects of the community which may be determined to be a benefit to the City of Redlands.

1. Provide architectural or decorative enhancements to the project which exceed normal architectural standards.

2. Trees or other landscaping amenities that exceed minimum requirements.

3. Contribution of off-site enhancements in the public right-of-way, such as sidewalk installation and street tree replacement.

4. Assisting in undergrounding of utility lines.

If this project provides benefit(s) that apply to architectural enhancements, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project consists of a Tentative Tract Map consisting of one hundred seventeen Redlands Regular meeting of 12-19-23 687 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

(117) single family residential lots. The project will also include street trees and the installation of sidewalks on the project’s interior. Exterior streets along the project’s frontage will include sidewalks and street trees. The project also includes the improvement of Domestic Avenue and Pioneer Avenue adjacent to the project site.

These improved portions of Domestic Avenue and Pioneer Avenie would include sidewalks and landscaping. In addition, the project will underground utilities as required by the Municipal Code.

E. Historic Downtown Enhancements or Preservation. Does the project enhance or preserve the historic downtown of the community? The following are accepted ways to enhance and/or preserve the historic downtown of the community which may be determined to be a benefit to the City of Redlands.

1. Contributes financially to viability of core downtown within expanded downtown.

2. Renovate old buildings.

3. Within an expanded downtown extends DRBA streetscape enhancements.

4. Contributing to the restoration of original building facades of existing structures

5. Re-establishing historical “pedestrian oriented” street frontages where original buildings have been removed.

6. Provides unique adaptive use of historic building.

7. Contributes to alternative means of transportation.

If this project provides benefit(s) that apply to historic downtown enhancements or preservation, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project is not located within the historic downtown district. The project will pay City established Development Impact Fees and provide significant additional revenue from increased property tax assessment, business license tax, and other revenue sources that will indirectly provide funding that could be utilized to enhance and/or maintain the downtown district.

F. Job Enhancements. Does the project enhance jobs for the community? The following are accepted ways to enhance jobs for the community which may be determined to be a benefit to the City of Redlands.

1. Provides jobs for the community.

2. Brings in revenue from outside the city.

3. Internship opportunities for students at universities, high school and colleges.

Redlands Regular meeting of 12-19-23 688 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

If this project provides benefit(s) that apply to job enhancements, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project is a residential development and will not create jobs other than constructive activities necessary to develop the subdivision.

G. Open Space Enhancements or Preservation. Does the project enhance or preserve open space aspects of the community? The following are accepted ways to enhance and/or preserve open space within the community which may be determined to be a benefit to the City of Redlands.

1. Hardscape feature that enhances wildlife-water/food/ shelter.

2. Enhanced landscape on commercial project which conceals infrastructure.

3. Waterscaping which increases illusion of open space.

4. Provides open space in addition to zoning requirement.

5. Provides a Planned Residential Development

6. Provides a usable conservation easement across open space in perpetuity.

7. Preserves access for wildlife migration corridor.

8. Provides undisturbed refuge area for wildlife.

If this project provides benefit(s) that apply to open space enhancements or preservation, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project design includes the development of approximately 2.2 acres of the site as public and private open space. This project is not a Planned Residential Development and there is no requirement to provide this open space. In addition, the project provides a public open space area running north and south at the west boundary of the project site along the Santa Ana River Trail.

H. Park Enhancements or Preservation. Does the project enhance or preserve parks of the community? The following are accepted ways to enhance and/or preserve parks within the community which may be determined to be a benefit to the City of Redlands.

1. Adds improved parkland.

2. Adds parkland beyond requirements.

3. Provides pedestrian and/or bike trails to parks or provides extension of existing pedestrian and/or bike trails from the project site.

4. Adds meeting rooms accessible to local groups on a frequent basis.

Redlands Regular meeting of 12-19-23 689 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

5. Improves or adds to existing landscape and/or streetscape at or near the project site.

If this project provides benefit(s) that apply to park enhancements or preservation, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project and its future residents will also provide additional revenue to the City, resulting from increased property tax assessment and sales tax revenue which will indirectly benefit City parks. The development also includes the development of public open space and recreational facilities through a 1.57-acre public open space area with a public trail, as well as private pocket parks, to be maintained by a Home Owners Association, for use by the residents of the project.

I. Public Safety Enhancements. Does the project enhance public safety aspects of the community? The following are accepted ways to enhance public safety within the community which may be determined to be a benefit to the City of Redlands.

1. Security infrastructure is provided in an architecturally acceptable manner.

2. Exterior television monitoring on commercial project.

3. Provide a building site or fully equipped fire station or contributes to dedicated City account for future construction.

4. Provides significant additional fire equipment as determined by the Fire Department.

5. Provides for a police substation (subject to City approval).

6. Provides for a building site for a new facility.

If this project provides benefit(s) that apply to public safety enhancements, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project will pay Development Impact Fees which have been established by the City to fund public facilities, including police. The project and its future residents will also provide additional revenue from increased property tax assessment and sales tax revenue which will assist in funding police operations.

J. School Enhancements. Does the project enhance schools or their operations within the community? The following are accepted ways to enhance schools within the community which may be determined to be a benefit to the City of Redlands.

1. Senior citizen development adds revenue but no impact.

2. Provides day care and after school program(s).

3. Project is close to schools serving the project.

Redlands Regular meeting of 12-19-23 690 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

4. Contributes equipment or other enhancements to existing day care and after school programs.

5. Assist schools with land or financing (such as Mello Roos).

If this project provides benefit(s) that apply to schools, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project will pay State established School Fees that will assist in funding school facilities. In addition, the project is located directly to the west of the Citrus Valley High School which will serve the project.

K. Traffic. Does the project reduce traffic, enhance systems to improve traffic conditions or otherwise improve traffic within the community? The following are accepted ways to improve traffic within the community which may be determined to be a benefit to the City of Redlands.

1. Provide financial mitigation which helps alleviate parking problems in town i.e. by contributing to the parking district.

2. Incorporate “traffic calming” elements into the design of the circulation system.

3. Support for alternative forms of public transportation or public transportation facilities.

4. Add biking and pedestrian access to off campus intellectual or entertainment resources.

5. Have a unique method of product/inventory delivery.

If this project provides benefit(s) that apply to traffic, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The proposed project will include a Class 3 bike path (Santa Ana River Trail) along the western boundary of the project site connect Pioneer Avenue and Domestic Avenue. This will help to facilitate access to off-site intellectual or entertainment resources. The project will also pay Development Impact Fees established by the City as a fair share contribution toward the development’s impacts on the local street system.

L. Wastewater System Enhancements. Does the project enhance the wastewater system within the community? The following are accepted ways to improve the wastewater system within the community which may be determined to be a benefit to the City of Redlands.

1. Provide a dual system to use potable and non-potable water.

Redlands Regular meeting of 12-19-23 691 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

2. Provide financial contributions to tertiary facilities at the Wastewater Treatment Plant.

3. Improve water quality.

If this project provides benefit(s) that apply to the wastewater system, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project will be required to construct standard public infrastructure. The project does not contain any enhancements to the wastewater system but the project applicant will pay their fair share of development impact fees for wastewater systems. The project has been designed with storm water basins to manage on-site drainage and allow the percolation of storm water.

M. Miscellaneous Preservation or Enhancements. Does the project enhance or preserve elements within the community?
If this project provides benefit(s) that apply to enhancement or preservation of elements that are important to the City, describe in detail the benefit(s) with supporting reasons as to how the item(s) benefits the community.

The project does not provide any additional enhancements or preservation of elements within the community than previously identified.

Redlands Regular meeting of 12-19-23 692 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

SOCIAL FACTORS POTENTIALLY AFFECTED:

This project may create unmitigable physical blight or overburden public services for those social factors checked below within the "Potentially Significant," “Potentially Significant Unless Mitigation” or "Less Than Significant" as indicated by the checklist on the following pages.
_X Agricultural/Citrus Removal
__ Wildlife/Habitat
_X_Traffic
_X_ Fire Services
_X_ Paramedic Services
_X_Police Services
Downtown Impacts
Residential Design
Cultural Facilities
Park Facilities
Recreational Programs
X Land Use Compatibility
Schools

DETERMINATION
On the basis of this initial evaluation:

I find that the proposed project will not create unmitigable physical blight or overburden public services in the community, and no additional information or evaluation is needed.

I find that although the proposed project could create unmitigable physical blight or overburden public services in the community, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project by the applicant.

I find that the proposed project may create unmitigable physical blight or overburden public services in the community, and additional information or evaluation is needed in the following areas:

I find that the proposed project has already been evaluated for socio-economic impacts and the prior evaluation adequately evaluated this project.

Signed:

Ryan Murphy, Senior Planner
City of Redlands
November 14, 2023
__
X
Redlands Regular meeting of 12-19-23 693 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

EVALUATION OF SOCIAL FACTORS
Explanations of all "Potentially Significant," "Potentially Significant Unless Mitigation Incorporated," "Less Than Significant Impact," and "No Impact" answers are provided on the attached sheets.

Issues and Supporting Information Sources:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

1. AGRICULTURAL/CITRUS REMOVAL. Would the
proposal:
a) Affect agricultural resources or operations (e.g.
impacts to soils or farmlands, or impacts from
incompatible land uses)? 
b) Remove active citrus groves from production? 
Agricultural/Citrus Removal

1.a,b) The project site previously supported agricultural uses (citrus groves), however the site does not currently support agricultural operations. The General Plan 2035 and East Valley Corridor Specific Plan have both incorporated potential impacts to agricultural resources into their respective analysis. The property is currently designated as Commercial/Industrial. The current zoning designation is EV/SRP (Science Research Park) District of the East Valley Corridor Specific Plan, proposed to change to Specific Plan No. 64. These designations anticipated the conversion of the property from agriculture to non-agricultural uses, as the area was developed.

Therefore, impacts to protected farmlands are considered less than significant.

Redlands Regular meeting of 12-19-23 694 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

Issues and Supporting Information Sources:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

2. WILDLIFE/HABITAT/OPEN SPACE
PRESERVATION. Would the proposal:
a) Eliminate or have negative impact upon wildlife
corridors?
b) Tend to urbanize open space
impacting preservation and
conservation of natural resources?

_


c) Interfere with use of recognized
trails used by joggers, hikers,
equestrians or bicyclists?
d) Eliminate, reduce, or have any negative
impact upon wildlife habitat areas to
include the protection of fringe or buffer
areas?

_


Wildlife/Habitat/Open Space Preservation

2.a,d) The project site does not support special-status plant and/or animal studies, as analyzed in a Biological Resources Analysis prepared for the project by First Carbon Solutions. The project site is bordered by residential development, public facilities, agriculture, and vacant land. Additionally, the project site is in close proximity to SR-210 within an urbanized setting. Given the setting and its location to major transportation corridors, the project site is not located in a wildlife movement corridor. Therefore the project would not eliminate or have a negative impact on wildlife corridors.

Redlands Regular meeting of 12-19-23 695 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

2.b) The project site abuts a public high school to the south and land that has been recently predesignated for residential uses by the City’s most recent General Plan Update. The project proposes densities that are within the limits set by the Medium Density Residential land use designation. The project would not urbanize planned open space as designated on the General Plan Land Use Map.

2.c) The project will not interfere with the use of recognized trails used by joggers, hikers, equestrians or bicyclists, as there are no recognized existing trails traversing the project site. The project will construct off-site improvements, including sidewalk, which will provide additional connectivity for pedestrian circulation within the area as well as incorporate a portion of the Santa Ana River Trail on the west side of the project between Domestic Avenue and Pioneer Avenue. A series of pedestrian friendly pocket parks are also incorporated as part of the project’s design to provide additional amenities to residents.

Issues and Supporting Information Sources:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

3. TRAFFIC. Would the proposal:
a) Result in increased vehicle trips or
congestion?
b.) Create additional traffic so as to be in
conflict with the policies of the General
Plan?
c.) Does traffic impact livability of a
residential neighborhood on streets
which, due to design or terrain features,
street side development or other factors,
have greater than usual sensitivity to
increased traffic?

_
___
_
_

✓_
✓


d.) Create additional traffic so as to increase the
level of service on roadways that are adjacent to
or in the vicinity of the project? _ ✓
Traffic Impacts.

Redlands Regular meeting of 12-19-23 696 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

3.a,b) A Traffic Impact Analysis was prepared by Michael Baker International, dated September 2023 to analyze potential traffic impacts on the site. The proposed Project is anticipated to generate a total of 1,166 vehicle trip-ends per day with 86 AM peak hour trips and 115 PM peak hour trips.

Background Information
The analysis of traffic impacts from the proposed development and assessment of the required mitigation measures were based on an evaluation of the existing and forecast traffic conditions in the vicinity of the site with and without the project. The following analysis years were considered in this report:
• Existing Conditions
• Existing Plus Project Traffic
• Opening Year (2025) Without Project Traffic
• Opening Year (2025) With Project Traffic
• Horizon Year (2040) Without Project Traffic
• Horizon Year (2040) With Project Traffic
Note that the analysis of LOS impacts is no longer required for CEQA analysis. In addition, Measure U only requires analysis of Existing and Existing plus Project (E and E+P) Conditions.

The project analyzed the following intersections:
• W San Bernardino Avenue & I-210 Northbound Ramps/Tennessee Street • W San Bernardino Avenue & Tennessee Street
• W Pioneer Avenue & “Street A”
• W Pioneer Avenue & Tennessee Street
• W Pioneer Avenue & Texas Street
• Domestic Avenue and Texas Street
Study Area Existing Level of Service Conditions
The City has established specific performance criteria for intersection operations.

These performance criteria include standards related to determining the significance of project impacts on the roadway system. Pursuant to General Plan Policy 5.20a, the City has established LOS C as the minimum level of service for its intersections.

Redlands Regular meeting of 12-19-23 697 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

General Plan Policy 5.20b emphasizes the need to maintain LOS C or better at an intersection; however, a reduced LOS may be accepted on a case-by-case basis upon approval by a four-fifths (4/5ths) vote of the total authorized membership of the City Council.

Any City intersection operating at LOS D, E, or F are considered to be deficient.

General Plan Policy 5.20c states that, “Where the current level of service at a location within the City of Redlands is below the Level of Service (LOS) C standard, no development project shall be approved that cannot be mitigated so that it does not further reduce the existing level of service at that location to a more deficient LOS.

In evaluating this, the City reviews the existing conditions plus the project analysis to determine impacts. Existing peak hour traffic operations have been evaluated for the study area intersections and indicated one intersection (the Caltrans intersection) currently operates at a deficient LOS during the peak hours. With the implementation of the project, this intersection continues to function below a satisfactory level of service. The analysis results show all City intersections operate at overall acceptable LOS C or better during the AM Peak Hour and PM Peak Hour.

As there are no adverse effects at any of the study intersections with the addition of project-related traffic, no other improvements are needed or proposed.

3.c) The project abuts collector streets, Domestic Avenue to the north and Pioneer Avenue to the south, which provide connection to a minor arterial street (Texas Street) to the east. The project will be designated Medium Density Residential and the project will comply with the density set forth in this designation. The project site will be accessed from Domestic Avenue and Pioneer Avenue. With on- and off-site improvements both implemented through design and required by Conditions of Approval, the traffic impact will be mitigated to a less than significant level.

3.d) See 3(a) and (b) above.

Issues and Supporting Information Sources: Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

4. FIRE AND PARAMEDIC SERVICES. Will the
proposal result in:
a) Requiring fire and paramedic services that are
beyond the current capabilities of the Fire
Department? 
Redlands Regular meeting of 12-19-23 698 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

Issues and Supporting Information Sources: Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) An increase in response time for essential fire
or paramedic services to the remainder of the
community? 
c) The need for additional fire or paramedic
facilities or equipment? 
Fire and paramedic services.

4.a) Any future dwellings constructed on the subdivided lots will be required to be equipped with fire sprinklers. As such, no significant impact is anticipated. No mitigation is required.

4.b) The City of Redlands Fire Department will provide fire and emergency medical services to the Project. Other services include the household hazardous waste disposal site, CPR classes, sharps container exchange program, blood pressure checks and public education programs. Station No. 263 is in the closest proximity to the project site and services are financed through the General Fund. The new city services required by this project would be able to be supported by the City of Redlands Fire Department and will not have a not have a significant impact on fire or paramedic services to the remainder of the community.

4.c) Present capabilities of the Fire Department will not be impacted with development of the project. The project will pay Development Impact Fees which have been established by the City to fund public facilities, including fire stations. These additional revenues to the City, as well as the revenue from increased property tax assessment generated from the future subdivision, will assist in funding fire operations for the area.

Issues and Supporting Information Sources: Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

5. POLICE SERVICES. Would the proposal result in:
a) Requiring police services that are beyond the
current capabilities of the Police Department? 
b) An increase in response time for essential
Redlands Regular meeting of 12-19-23 699 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

Issues and Supporting Information Sources: Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
police services to the remainder of the
community? 
c) The need for additional police facilities or
equipment?
d) Increase in crime as a result of
the type of business?




Police Services.

5.a-d) The City of Redlands Police Department will provide services to the project site. The Police Department contains an Operations Division and an Investigations and Support Services Division. In addition to sworn patrol officers, the Department has several sub-units, including Investigations, the Multiple Enforcement Team, Narcotics, and volunteers. Police services are generally financed through the General Fund. The project will pay Development Impact Fees, which have been established by the City to fund public facilities, including police. The project and its future residents will also provide additional revenue to the City resulting from increased property tax assessment revenue, which will assist in funding police operations. Additionally, the project will be required to provide and implement a site security plan during grading and construction to ensure that impacts from construction site theft are kept at a less than significant level.

Issues and Supporting Information Sources:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

6. DOWNTOWN IMPACTS. Would the proposal result
in:
a) A reduction of the number or types of
businesses located in the downtown? 
b) An unfair or unreasonable competitive
disadvantage to existing businesses downtown?
Redlands Regular meeting of 12-19-23 700 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

Issues and Supporting Information Sources:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

c) Creation of vacant buildings and the potential
for blight?
d) Cause an unreasonable increase
in traffic downtown?
e) Economic and social effects of
businesses competing with
downtown businesses?




Downtown Impacts.

6.a-e) The proposed project includes a residential development within the northern portion of the City and does not have the potential to negative impact the Downtown Business District. The future residents of this subdivision may patronize the downtown area and provide an additional source of revenue to the Downtown Business District.

Issues and Supporting Information Sources:

Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

7. RESIDENTIAL DESIGN. Would the proposal:
a) Conflict with existing codes and or standards?

b) Meet minimum point standards of the
Residential Development Allocation process?

Residential Design.

7.a) The project includes a request for a Specific Plan Amendment to remove the area from the East Valley Corridor Specific Plan and a Specific Plan Amendment to the Bergamot Specific Plan to add the project area to the Specific Plan. The design of Redlands Regular meeting of 12-19-23 701 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

the project will comply with all applicable codes and standards for its General Plan designation and the Specific Plan, including those for density, minimum lot size, lot dimensions, and circulation.

7.b) As designed, the development has been designed to accommodate four architectural styles, has provided internal open space as well as landscaped buffers, and is located near major bus routes and schools. While the design of the project would be capable of meeting the minimum point standards in the Residential Development Allocation, current state law has placed a 5-year moratorium on limiting building permits for residential uses, and as such, Residential Development Allocations would not be required during this moratorium.

Issues and Supporting Information Sources: Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

8. CULTURAL FACILITIES. Would the proposal result
in:
a) Impacts to an historic residential structure,
neighborhood, or district?

b) Impacts to an historic commercial structure or
district? 
c) Impacts to cultural facilities such as the Smiley
Library, Redlands Bowl, Lincoln Shrine, Joslyn
Center, Community Center, etc?

d) Have the potential to cause a physical change
which would affect unique ethnic cultural
values? 
e) Potential to disturb existing religious
facilities
f) Impact or restrict religious or sacred
uses



Redlands Regular meeting of 12-19-23 702 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

Cultural Facilities.

8.a-b) The proposed project will not have an impact on historic residential structures, neighborhoods or districts, nor will it have an impact on historic commercial structures or districts. The property is vacant and does not include residential or commercial structures or districts as part of the project site.

8.c) The project would not impact cultural facilities such as the Smiley Library, Redlands Bowl, Lincoln Shrine, Joslyn Center, Community Center, etc. The development will provide revenue to the City through increased property tax assessment generated by the future homes which may assist in the operation of some cultural facilities.

Thus, the project will not have an adverse impact to cultural facilities.

8.d) No part of this project has the potential to affect unique ethnic cultural values.

8.e-f) No religious facilities or sacred uses are located within or adjacent to the project site. The project will not result in impacts to existing religious facilities or restrict religious uses.

Issues and Supporting Information Sources: Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
,
No
Impact

9. PARK FACILITIES AND RECREATIONAL
PROGRAMS. Will the proposal result in:
a) Increases in use or demand for park facilities or
programs to include manpower, facilities or
equipment? 
b) A ratio of parkland to population which exceeds
standards and or goals established by the
General Plan? 
Park Facilities and Recreational Programs.

9.a,b) The project will not adversely affect existing or planned recreational facilities nor create a significant new demand for additional recreational facilities. The project is projected to accommodate an estimated 328 additional residents to the City of Redlands. The City’s Facilities and Community Services Department maintains eighteen (18) established parks, which comprise over 253 acres of land. When Redlands Regular meeting of 12-19-23 703 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

compared with the General Plan requirement for one acre of City of Redlands parkland per one thousand residents, the City’s park area will continue to greatly exceed this requirement, even with the addition of new residents. In addition, the design of the project incorporates new recreational amenities and open space for the residential development that will be maintained by a Home Owners Association and is adjacent to a public sports park. The project will also generate additional revenue to the City with increased property tax assessment, which will assist in funding park facilities and services.

Issues and Supporting Information Sources: Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

10. LAND USE COMPATIBILITY. Would the proposal
result in:
a) Land uses that are not compatible or consistent
with the General Plan? 
b) Economic impacts on businesses
and small property owners from a
project
c) Physical separation or division of
an existing community
d) Loss of jobs for the community?
e) Overcrowding of housing?






Land Use Compatibility.

10.a) A General Plan Amendment to designate the project site as Medium Density Residential is proposed and the project meets the density set forth by this designation. In addition, the proposed residential uses are compatible with the adjacent school and other residential uses to the north and southeast.

10.b) The project would not have a negative economic impact on businesses. The project is residential in nature and the development would generate an estimated 338 additional residents that would utilize existing businesses within the area. There are no small properties within the area that would be impacted by the proposed project.

10.c) As indicated above, the project has been designed to be compatible with the Redlands Regular meeting of 12-19-23 704 of 1429
Socio-Economic Cost/Benefit Study
Pioneer Avenue Residential Tract
Specific Plan 40 Amendment No. 49
Specific Plan 64 Amendment No. 1
Tentative Tract Map No. 20528

surrounding developments and in no way will physically divide or separate the existing community.

10.d) The project is residential in nature and would not result in job losses. The grading or eventual construction project will create jobs, ultimately not resulting in the loss of jobs to the community.

10.e) No part of this project has the potential to result in overcrowding of the current housing stock within the City. The project will be consistent with the proposed General Plan designation for the site and will build out a variety of housing types for residents with a varied income levels consistent with current General Plan policies.

The City has identified a need for additional housing within the City and the project would not cause overcrowding.

Issues and Supporting Information Sources: Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact

11. SCHOOLS. Would the proposal result in:
a) Creating an overcapacity in schools? 
b) The need for additional school facilities or
equipment ?
c) Land uses not consistent with or
compatible with existing
educational facilities in
community?
d) Social or academic impacts on
students resulting from school
closures.




Schools.

11.a-d) The project will eventually create additional students within the 117 residential homes that could be built on the site. Any potential direct impacts attributable to the Redlands Unified School District resulting from this project will be offset through the payment of state established school fees assessed at the time of building permit issuance.

Redlands Regular meeting of 12-19-23 705 of 1429
TABLE 1
CITY OF REDLANDS : MODEL
LAND USE SUMMARY:

FISCAL IMPACT ANALYSIS
YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 LAND USE 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 TOTAL

RESIDENTIAL UNITS
RURAL LIVING (0.2 - 0.4 du/acre) 0 0 0 0 0 0 0 0 0 0 0
VERY-LOW-DENSITY RESIDENTIAL (0 - 2.7 du/acre) 0 0 0 0 0 0 0 0 0 0 0 LOW-DENSITY RESIDENTIAL (0 - 6.0 du/acre) 0 0 0 0 0 0 0 0 0 0 0 DEVELOPER LOW-MEDIUM-DENSITY RESIDENTIAL (0 - 8.0 du/acre) 0 0 0 0 0 0 0 0 0 0 0 MEDIUM-DENSITY RESIDENTIAL (0 - 15.0 du/acre) 117 0 0 0 0 0 0 0 0 0 117 HIGH DENSITY (0 - 27.0 du/acre) 0 0 0 0 0 0 0 0 0 0 0
TOTAL, RESIDENTIAL UNITS 117 0 0 0 0 0 0 0 0 0 117
CUMULATIVE, RESIDENTIAL UNITS 117 117 117 117 117 117 117 117 117 117 NA PROJECT RESIDENTS /1
RURAL LIVING (0.4 - 0.2 du/acre) 0 0 0 0 0 0 0 0 0 0 0
VERY-LOW-DENSITY RESIDENTIAL (0 - 2.7 du/acre) 0 0 0 0 0 0 0 0 0 0 0 LOW-DENSITY RESIDENTIAL (0 - 6.0 du/acre) 0 0 0 0 0 0 0 0 0 0 0 LOW-MEDIUM-DENSITY RESIDENTIAL (0 - 8.0 du/acre) 0 0 0 0 0 0 0 0 0 0 0 MEDIUM-DENSITY RESIDENTIAL (0 - 15.0 du/acre) 328 0 0 0 0 0 0 0 0 0 328 HIGH DENSITY (0 - 27 du/acre) 0 0 0 0 0 0 0 0 0 0 0
TOTAL, PROJECT RESIDENTS 328 0 0 0 0 0 0 0 0 0 328
CUMULATIVE, PROJECT RESIDENTS 328 328 328 328 328 328 328 328 328 328 NA CUMULATIVE PROJECT ACREAGE /2
RURAL LIVING (0.4 - 0.2 du/acre) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NA VERY-LOW-DENSITY RESIDENTIAL (0 - 2.7 du/acre) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NA LOW-DENSITY RESIDENTIAL (0 - 6.0 du/acre) 8.80 8.80 8.80 8.80 8.80 8.80 8.80 8.80 8.80 8.80 NA LOW-MEDIUM-DENSITY RESIDENTIAL (0 - 8.0 du/acre) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NA MEDIUM-DENSITY RESIDENTIAL (0 - 15.0 du/acre) 7.02 7.02 7.02 7.02 7.02 7.02 7.02 7.02 7.02 7.02 NA HIGH DENSITY (0 - 27 du/acre) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 NA CUMULATIVE, PROJECT ACREAGE 15.82 15.82 15.82 15.82 15.82 15.82 15.82 15.82 15.82 15.82 NA LAND NON-RESIDENTIAL ACRES, ANNUAL /3
RETAIL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
INDUSTRIAL 0.0 0 0 0 0 0 0 0 0 0 0.0
OTHER NON-RESIDENTIAL 0 0 0 0 0 0 0 0 0 0 0.0
ANNUAL TOTAL, NON-RESIDENTIAL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

LAND NON-RESIDENTIAL ACRES, CUMULATIVE
RETAIL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 NA
INDUSTRIAL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 NA
OTHER NON-RESIDENTIAL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 NA CUMULATIVE TOTAL, NON-RESIDENTIAL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 NA LAND NON-RESIDENTIAL EDU'S, CUMULATIVE /4
RETAIL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 NA
INDUSTRIAL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 NA
OTHER NON-RESIDENTIAL 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 NA CUMULATIVE TOTAL, NON-RESIDENTIAL EDU'S 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 NA BUILDING NON-RESIDENTIAL SQ.FT., ANNUAL
RETAIL 0 0 0 0 0 0 0 0 0 0 0
INDUSTRIAL 0 0 0 0 0 0 0 0 0 0
OTHER NON-RESIDENTIAL 0 0 0 0 0 0 0 0 0 0
ANNUAL TOTAL, NON-RESIDENTIAL 0 0 0 0 0 0 0 0 0 0 0
BUILDING NON-RESIDENTIAL SQ.FT., CUMULATIVE
RETAIL 0 0 0 0 0 0 0 0 0 0 NA
INDUSTRIAL 0 0 0 0 0 0 0 0 0 0 NA
OTHER NON-RESIDENTIAL 0 0 0 0 0 0 0 0 0 0 NA
CUMULATIVE TOTAL, NON-RESIDENTIAL 0 0 0 0 0 0 0 0 0 0 NA SHADED CELLS ARE VARIABLE ASSUMPTIONS OR INPUTS UNIQUE TO THE PROJECT.

NOTES:

1. Average number of residents per Dwelling Unit ("DU") provided by the California Department of Finance. 3. Assumes average non-residential site coverage of the following (based on the General Plan):

Residents per DU = 2.801 OTHER Retail 0.0%
Industrial 0.0%

2. Assumes residential acreage per unit of the following: Other Non-Residential 0.0% DEVELOPER Rural Living (less than 0.2 - 0.4 du/acre) NA
Very-Low-Density Residential (0 - 2.7 du/acre) NA
Low-Density Residential (0 - 6.0 du/acre) NA 4. Assumes non-residential equivalent dwelling units of the following:

Low-Medium-Density Residential (0 - 8.0 du/acre) NA DEVELOPER EDUs per acre = 9.0 OTHER Medium-Density Residential (0 - 15.0 du/acre) 0.06
High Density (0 - 27.0 du/acre) NA GENERAL PLAN BUILDOUTPROJ. Sq. Ft.* F.A.R.* Projected Acreage RETAIL 8,646,200 0.30 661.63
INDUSTRIAL 10,048,400 0.40 576.70 OTHER
OTHER NON-RESIDENTIAL 21,641,990 0.45 1,104.07
40,336,590 2,342.40
*As disclosed in the General Plan
Typical Home Size: 1,900 OTHER
Estimated Equivalency: 9.06
Redlands Regular meeting of 12-19-23 706 of 1429
TABLE 2
CITY OF REDLANDS : MODEL
LAND USE SUMMARY:

FISCAL IMPACT ANALYSIS

ASSESSED VALUATION ASSUMPTIONS SECURED PROPERTY TAX ASSUMPTIONS RESIDENTIAL NET APPORTIONMENT FACTORS AS A FRACTION OF 1.0% TAX RATE RURAL LIVING ASSESSED VALUE $0
VERY-LOW-DENSITY ASSESSED VALUE $0 PROPERTY TAXES PASSED THROUGH TO CITY /1 20.00% CITY LOW-DENSITY ASSESSED VALUE $0 DEVELOPER
LOW-MEDIUM-DENSITY ASSESSED VALUE $0 1. Based on amount disclosed in the adopted 1998-99 budget.

MEDIUM-DENSITY ASSESSED VALUE $634,000
HIGH DENSITY ASSESSED VALUE $0

NON-RESIDENTIAL UNSECURED PROPERTY TAX ASSUMPTIONS
RETAIL ASSESSED VALUE $0.00
INDUSTRIAL ASSESSED VALUE $0.00 RESIDENTIAL:

OTHER NON-RESIDENTIAL ASSESSED VALUE N/A DEVELOPER UNSECURED TAXES AS A % OF SECURED 2.75% CITY NON-RESIDENTIAL:

UNSECURED TAXES AS A % OF SECURED 10.00%
YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 FISCAL YEAR ($s x1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 SECURED ASSESSED VALUE CALCULATION:

ANNUAL ASSESSED VALUES (YEARLY INCREASE)

RESIDENTIAL
RURAL LIVING $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
VERY-LOW-DENSITY RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 LOW-DENSITY RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
LOW-MEDIUM-DENSITY RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 MEDIUM-DENSITY RESIDENTIAL $74,178 $0 $0 $0 $0 $0 $0 $0 $0 $0 HIGH DENSITY RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL RESIDENTIAL $74,178 $0 $0 $0 $0 $0 $0 $0 $0 $0

NON-RESIDENTIAL
RETAIL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
INDUSTRIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
OTHER NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL YEARLY VALUATION INCREASE: $74,178 $0 $0 $0 $0 $0 $0 $0 $0 $0

CUMULATIVE ASSESSED VALUES

RESIDENTIAL
RURAL LIVING $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
VERY-LOW-DENSITY RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 LOW-DENSITY RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
LOW-MEDIUM-DENSITY RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 MEDIUM-DENSITY RESIDENTIAL $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 HIGH DENSITY RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL RESIDENTIAL $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178

NON-RESIDENTIAL
RETAIL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
INDUSTRIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
OTHER NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL CUMULATIVE ASSESSED VALUE $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 $74,178 SECURED PROPERTY TAX REVENUE CALCULATION:

CITY OF REDLANDS
RESIDENTIAL $148 $148 $148 $148 $148 $148 $148 $148 $148 $148 NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL SECURED TAX REVENUES TO CITY $148 $148 $148 $148 $148 $148 $148 $148 $148 $148 UNSECURED PROPERTY TAX REVENUE CALCULATION:

CITY OF REDLANDS
RESIDENTIAL $4 $4 $4 $4 $4 $4 $4 $4 $4 $4
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL UNSECURED TAX REVENUES TO CITY $4 $4 $4 $4 $4 $4 $4 $4 $4 $4 TOTAL PROPERTY TAXES TO CITY $152 $152 $152 $152 $152 $152 $152 $152 $152 $152 Redlands Regular meeting of 12-19-23 707 of 1429
TABLE 3
CITY OF REDLANDS : MODEL
LAND USE SUMMARY:

FISCAL IMPACT ANALYSIS

RESIDENTIAL INDIRECT SALES TAX GENERATION ASSUMPTIONS BUSINESS DIRECT SALES & USE TAX GENERATION ASSUMPTIONS PROPERTY TRANSFER TAX ASSUMPTIONS AVERAGE HOUSEHOLD INCOME ASSUMPTIONS: SALES TAXES PASSED THROUGH TO CITY, APPLIED TO COSTS: /1 1.00% CITY RESIDENTIAL PROPERTY TURNOVER RATE 10.00% CITY MEASURE 'I' TAXES PASSED THROUGH TO TRANSIT AUTHORITY 0.00% BUS & COM PROPERTY TURNOVER RATE 5.00% WEIGHTED AVERAGE RESIDENTIAL PRICE $634,000 LOCAL TRANSPORTATION SALES TAXES 0.00% TRANSFER TAX AS A % OF RESALE DOLLAR 0.11% AVERAGE RESIDENTIAL MORTGAGE (20% DOWN) $507,200 DISPLACED EXISTING CITY SALES TAX 33.33% PROPERTY TRANSFER TAX PASSED THROUGH TO CITY 50.00% ANNUAL MORTGAGE PAYMENTS @ 6.50% & 30 YEARS $38,470 CITY PROJECT RETAIL TAXABLE SALES PER SQ. FT:

AVG. HOUSEHOLD INCOME (3:1 INCOME/PAYMENT RATIO): $115,411 RETAIL $0.00 RETAIL TAXABLE EXPENDITURE (% OF INCOME): 25.0% INDUSTRIAL $0.00 PROJECT RESIDENTS' PURCHASES OUTSIDE PROJECT 50.0% OTHER NON-RESIDENTIAL 0 AND WITHIN INCORPORATED CITY:

1. Based on amount passed through to city in the adopted 1997-98 budget.

YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 FISCAL YEAR ($s x1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 SALES & USE TAX REVENUE CALCULATION (CUMULATIVE):

INDIRECT SALES TAX GENERATION
RESIDENTIAL TAXABLE EXPENDITURES $3,376 $3,376 $3,376 $3,376 $3,376 $3,376 $3,376 $3,376 $3,376 $3,376 TOTAL TAXABLE PURCHASES WITHIN CITY $1,688 $1,688 $1,688 $1,688 $1,688 $1,688 $1,688 $1,688 $1,688 $1,688 RESIDENTIAL SALES TAX GENERATION $17 $17 $17 $17 $17 $17 $17 $17 $17 $17

DIRECT SALES TAX GENERATION
RETAIL TAXABLE SALES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
INDUSTRIAL TAXABLE SALES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
OTHER NON-RESIDENTIAL TAXABLE SALES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 SUB-TOTAL DIRECT TAXABLE SALES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 LESS: DISPLACED EXISTING CITY SALES TAX $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 TOTAL DIRECT TAXABLE SALES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 TOTAL DIRECT SALES TAX GENERATION $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 TOTAL PROJECT SALES & USE TAX REVENUES, APPLIED TO COSTS $17 $17 $17 $17 $17 $17 $17 $17 $17 $17 RESIDENTIAL MEASURE 'I' SALES TAXES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 NON-RESIDENTIAL MEASURE 'I' SALES TAXES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 RESIDENTIAL LOCAL TRANSPORTATION SALES TAXES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 NON-RESIDENTIAL LOCAL TRANSPORTATION SALES TAXES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 TOTAL PROJECT SALES & USE TAX REVENUES, FOR TRANSPORTATION $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 PROPERTY TRANSFER TAX CALCULATION (CUMULATIVE):

RESIDENTIAL PROPERTY TRANSFER TAXES $4.08 $4.08 $4.08 $4.08 $4.08 $4.08 $4.08 $4.08 $4.08 $4.08 NON-RESIDENTIAL PROPERTY TRANSFER T AXES $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 TOTAL ANNUAL PROPERTY TRANSFER TAXES $4 $4 $4 $4 $4 $4 $4 $4 $4 $4 SHADED CELLS ARE VARIABLE ASSUMPTIONS OR INPUTS UNIQUE TO THE PROJECT.

Redlands Regular meeting of 12-19-23 708 of 1429
TABLE 4
CITY OF REDLANDS : MODEL
LAND USE SUMMARY:

FISCAL IMPACT ANALYSIS

BUSINESS LICENSE FEE REVENUE FRANCHISE FEES (PER CAPITA) TRANSIENT OCCUPANCY TAX

RESIDENTIAL NA RESIDENTIAL NON-RESIDENTIAL NUMBER OF AVAILABLE HOTEL ROOMS NON-RESIDENTIAL TOTAL FRANCHISE $16.71 $16.71 OCCUPANCY RATE

BUSINESS LICENSE FEES ARE CHARGED AT A RATE EQUAL AVERAGE BILLING RATE PER ROOM TO $12 FOR THE FIRST $5,000 IN GROSS SALES, PLUS $3 % PASSED THROUGH TO CITY FOR EACH ADDITIONAL $5,000 INCREMENT IN GROSS SALES. AVERAGE YEARLY OCCUPANCY REVENUES TO CITY YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 FISCAL YEAR ($s x1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033

BUSINESS LICENSE FEE REVENUE

RESIDENTIAL

RURAL LIVING NA NA NA NA NA NA NA NA NA NA

VERY-LOW-DENSITY RESIDENTIAL NA NA NA NA NA NA NA NA NA NA

LOW-DENSITY RESIDENTIAL NA NA NA NA NA NA NA NA NA NA

LOW-MEDIUM-DENSITY RESIDENTIAL NA NA NA NA NA NA NA NA NA NA

MEDIUM-DENSITY RESIDENTIAL NA NA NA NA NA NA NA NA NA NA

HIGH DENSITY RESIDENTIAL NA NA NA NA NA NA NA NA NA NA

TOTAL RESIDENTIAL NA NA NA NA NA NA NA NA NA NA

NON-RESIDENTIAL
RETAIL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
INDUSTRIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
OTHER NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, BUSINESS LICENSE FEE REVENUE $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

FRANCHISE FEE REVENUE
RESIDENTIAL FRANCHISE FEES $5.477 $5.477 $5.477 $5.477 $5.477 $5.477 $5.477 $5.477 $5.477 $5.477 NON-RESIDENTIAL FRANCHISE FEES $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 TOTAL, FRANCHISE FEE REVENUE $5 $5 $5 $5 $5 $5 $5 $5 $5 $5

TRANSIENT OCCUPANCY TAX REVENUE
TOTAL, TRANSIENT OCCUPANCY TAX REVENUE $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 SHADED CELLS ARE VARIABLE ASSUMPTIONS OR INPUTS UNIQUE TO THE PROJECT.

Redlands Regular meeting of 12-19-23 709 of 1429
TABLE 5
CITY OF REDLANDS : MODEL

OTHER REVENUE AND REVENUE SUMMARY

FISCAL IMPACT ANALYSIS
OTHER GENERAL REVENUES (PER CAPITA METHOD) /1 INCOME FROM INVESTMENTS OTHER TAXES /2 $10.86 EFFECTIVE INTEREST 2.50% OTHER
OTHER REVENUES $6.96

COMMUNITY DEVELOPMENT NA

LIBRARY NA

POLICE DEPARTMENT NA

POLICE - ANIMAL CONTROL NA

POLICE - RECREATION NA

POLICE - SENIOR SERVICES NA

FIRE NA

PUBLIC WORKS NA
SUBTOTAL, OTHER REVENUES PER CAPITA: $17.83

1. See Appendix for calculation of per capita multipliers. For items without values, a net cost technique is being employed.

2. Other Taxes includes Public Safety Sales Tax.

YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 FISCAL YEAR ($s x1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033

PER CAPITA REVENUES

OTHER TAXES
RESIDENTIAL $4 $4 $4 $4 $4 $4 $4 $4 $4 $4
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, OTHER TAXES $4 $4 $4 $4 $4 $4 $4 $4 $4 $4

OTHER REVENUES
RESIDENTIAL $2 $2 $2 $2 $2 $2 $2 $2 $2 $2
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, OTHER LICENSES, PERMITS & FINES $2 $2 $2 $2 $2 $2 $2 $2 $2 $2

COMMUNITY DEVELOPMENT
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, STATE REVENUES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

LIBRARY
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, FEDERAL REVENUES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

POLICE DEPARTMENT
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, CITY ATTORNEY $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

POLICE - ANIMAL CONTROL
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, ENGINEERING SERVICES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

POLICE - RECREATION
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, FIRE DEPARTMENT $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

POLICE - SENIOR SERVICES
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, JOSLYN CENTER $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
FIRE
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, LIBRARY $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

PUBLIC WORKS
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL, PARKS $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL RESIDENTIAL PER CAPITA REVENUES $6 $6 $6 $6 $6 $6 $6 $6 $6 $6 TOTAL NON-RESIDENTIAL PER CAPITA REVENUES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 TOTAL PER CAPITA REVENUES $6 $6 $6 $6 $6 $6 $6 $6 $6 $6 TOTAL RESIDENTIAL CASE STUDY REVENUES $179 $179 $179 $179 $179 $179 $179 $179 $179 $179 TOTAL NON-RESIDENTIAL CASE STUDY REVENUES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 TOTAL CASE STUDY REVENUES $179 $179 $179 $179 $179 $179 $179 $179 $179 $179 RESIDENTIAL REV AVAILABLE FOR INV. INCOME $185 $185 $185 $185 $185 $185 $185 $185 $185 $185 NON-RESIDENTIAL REV AVAILABLE FOR INV. INCOME $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 TOTAL REVENUES AVAILABLE FOR INVESTMENT INCOME $185 $185 $185 $185 $185 $185 $185 $185 $185 $185 RESIDENTIAL INVESTMENT INCOME $5 $5 $5 $5 $5 $5 $5 $5 $5 $5 NON-RESIDENTIAL INVESTMENT INCOME $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 TOTAL INVESTMENT INCOME $5 $5 $5 $5 $5 $5 $5 $5 $5 $5
SHADED CELLS ARE VARIABLE ASSUMPTIONS OR INPUTS UNIQUE TO THE PROJECT.

Redlands Regular meeting of 12-19-23 710 of 1429
TABLE 6
CITY OF REDLANDS : MODEL

POLICE DEPARTMENT, FIRE DEPARTMENT, PUBLIC WORKS & PER CAPITA COSTS

FISCAL IMPACT ANALYSIS

POLICE DEPARTMENT COSTS
RESIDENTIAL CALLS 16,562 CITY
COST PER DWELLING UNIT $295
NON-RESIDENTIAL RETAIL CALLS 8,987
COST PER BUILDING SQUARE FOOT $0.47
NON-RESIDENTIAL INDUSTRIAL CALLS 344
COST PER BUILDING SQUARE FOOT $0.02
OTHER NON-RESIDENTIAL CALLS 7,948
COST PER BUILDING SQUARE FOOT $0.42
MISCELLANEOUS CALLS /2 17,628
TOTAL CALLS 51,469

1. Based on Net Cost and number of calls to residential or non-residential properties.

2. Based on conversations with the Police Chief, these incidences are not related to residences or businesses in the City.

EXISTING DWELLING UNITS 25,984 CITY
EXISTING NON-RESIDENTIAL SQUARE FOOTAGE 8,824,690
RESIDENTIAL FIRE DEPARTMENT COSTS [1]
RESIDENTIAL CALLS 3,579 CITY
COST PER DWELLING UNIT $168
NON-RESIDENTIAL RETAIL CALLS 446
COST PER BUILDING SQUARE FOOT $0.06
NON-RESIDENTIAL INDUSTRIAL CALLS 155
COST PER BUILDING SQUARE FOOT $0.02
OTHER NON-RESIDENTIAL CALLS 1,459
COST PER BUILDING SQUARE FOOT $0.20
MISCELLANEOUS CALLS /2 1,988
TOTAL CALLS 7,627

1. Based on Net Cost and number of calls to residential or non-residential properties.

2. Based on information from Fire Chief, these incidences are not related to residences or businesses in the City.

PUBLIC INFRASTRUCTURE REQUIREMENTS /1 PUBLIC WORKS MAINTENANCE COSTS ROADS (LANE MILES) 0.4 DEVELOPER PAVEMENT MAINTENANCE PER LANE MILE /1 $5,000 CITY TRAFFIC INTERSECTIONS REQUIRING SIGNALS 0.0 STREET SWEEPING PER CURB MILE - ALL STREETS /1 $9 AGGREGATE LANDSCAPING (ACRES) 0.0 TRAFFIC SIGNAL OPERATIONS & MAINTENANCE PER INTERSECTION /1 $5,560 PARK ACREAGE (GROSS) 0.0 LANDSCAPE MAINTENANCE PER ACRE /1 $12,500 STREET LIGHTS 12.0 PARK MAINTENANCE PER ACRE /1 $7,000
OPEN SPACE (ACRES) 1.6 STREET LIGHT MAINTENANCE COST PER LIGHT /1 $125 TRAILS (LINEAL MILE) 0.3 OPEN SPACE MAINTENANCE PER ACRE /2 $125 STORM DRAINS (MILES) 0.2 TRAIL MAINTENANCE PER LINEAL MILE /2 $500 STORM DRAIN MAINTENANCE PER MILE /2 $750

1. Infrastructure should exclude privately maintained facilities.

1. Based on consultations with the City of Redlands Public Works Department.

2. Based on consultant's experience.

CITY GENERAL GOVERNMENT COSTS* CITY GENERAL GOVERNMENT COSTS CONTINUED CITY COUNCIL $174,090 TOTAL CITY OPERATING BUDGET* $49,046,241 CITY CLERK $285,939
CITY MANAGER $314,819 *Excludes Debt Service, Utilities and Capital Improvements.

FINANCE $605,155
CITY TREASURER $2,875,064 OVERHEAD AS A % OF OPERATING BUDGET 11.04% CITY ATTORNEY $1,159,167
TOTAL, CITY GENERAL GOVERNMENT COSTS $5,414,234 OVERHEAD AS A % OF DIRECT COSTS 12.41% *Costs have been reduced to reflect department specific revenues. OVERHEAD BY DEFINITION CAUSING NO COST 0.00% OVERHEAD AS % OF DIRECT, AVERAGE 6.20%
OTHER NET COSTS (PER CAPITA METHOD) /1
COMMUNITY DEVELOPMENT $29.49
LIBRARY $28.43

1. See Appendix for calculation of per capita multipliers.

YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 FISCAL YEAR ($s x1,000) end of: 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

CITY DIRECT COSTS

POLICE DEPARTMENT COSTS
RESIDENTIAL $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 NON-RESIDENTIAL RETAIL $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 NON-RESIDENTIAL INDUSTRIAL $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 OTHER NON-RESIDENTIAL $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 TOTAL, POLICE DEPARTMENT COSTS $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515

FIRE DEPARTMENT COSTS
RESIDENTIAL $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 NON-RESIDENTIAL RETAIL $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 NON-RESIDENTIAL INDUSTRIAL $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 OTHER NON-RESIDENTIAL $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 TOTAL, FIRE DEPARTMENT COSTS $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 $19.678 $19.678

PUBLIC WORKS COSTS
PAVEMENT MAINTENANCE $2.000 $2.000 $2.000 $2.000 $2.000 $2.000 $2.000 $2.000 $2.000 $2.000 STREET SWEEPING $0.003 $0.003 $0.003 $0.003 $0.003 $0.003 $0.003 $0.003 $0.003 $0.003 TRAFFIC SIGNAL OPERATION $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 LANDSCAPE MAINTENANCE $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 PARK MAINTENANCE $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 STREET LIGHT MAINTENANCE $1.500 $1.500 $1.500 $1.500 $1.500 $1.500 $1.500 $1.500 $1.500 $1.500 OPEN SPACE MAINTENANCE $0.196 $0.196 $0.196 $0.196 $0.196 $0.196 $0.196 $0.196 $0.196 $0.196 TRAIL MAINTENANCE $0.125 $0.125 $0.125 $0.125 $0.125 $0.125 $0.125 $0.125 $0.125 $0.125 STORM DRAIN MAINTENANCE $0.150 $0.150 $0.150 $0.150 $0.150 $0.150 $0.150 $0.150 $0.150 $0.150 TOTAL, PUBLIC WORKS COSTS $3.975 $3.975 $3.975 $3.975 $3.975 $3.975 $3.975 $3.975 $3.975 $3.975

COMMUNITY DEVELOPMENT
RESIDENTIAL $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 NON-RESIDENTIAL $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 TOTAL, COMMUNITY DEVELOPMENT $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 $9.664 $9.664

LIBRARY
RESIDENTIAL $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 NON-RESIDENTIAL $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 $0.000 TOTAL, LIBRARY $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 $9.316 $9.316

CITY DIRECT COSTS
RESIDENTIAL $57.469 $57.469 $57.469 $57.469 $57.469 $57.469 $57.469 $57.469 $57.469 $57.469 NON-RESIDENTIAL $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 $34.515 TOTAL, CITY DIRECT COSTS $91.985 $91.985 $91.985 $91.985 $91.985 $91.985 $91.985 $91.985 $91.985 $91.985

CITY GENERAL GOVERNMENT COSTS
RESIDENTIAL $3.566 $3.566 $3.566 $3.566 $3.566 $3.566 $3.566 $3.566 $3.566 $3.566 NON-RESIDENTIAL $2.141 $2.141 $2.141 $2.141 $2.141 $2.141 $2.141 $2.141 $2.141 $2.141 TOTAL, CITY GENERAL GOVERNMENT COSTS $5.707 $5.707 $5.707 $5.707 $5.707 $5.707 $5.707 $5.707 $5.707 $5.707 SHADED CELLS ARE VARIABLE ASSUMPTIONS OR INPUTS UNIQUE TO THE PROJECT.

Redlands Regular meeting of 12-19-23 711 of 1429
TABLE 7
CITY OF REDLANDS : MODEL

FISCAL IMPACT ANALYSIS DETAILED SUMMARY
YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 % FISCAL YEAR ($s x1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 OF TOTAL

ONGOING REVENUES

SECURED PROPERTY TAXES
RESIDENTIAL $148 $148 $148 $148 $148 $148 $148 $148 $148 $148 78.36% NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

UNSECURED PROPERTY TAXES
RESIDENTIAL $4 $4 $4 $4 $4 $4 $4 $4 $4 $4 2.15%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

TRANSFER PROPERTY TAXES
RESIDENTIAL $4 $4 $4 $4 $4 $4 $4 $4 $4 $4 2.15%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

SALES TAXES
RESIDENTIAL $17 $17 $17 $17 $17 $17 $17 $17 $17 $17 8.91% NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

MEASURE 'I' SALES TAXES
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

LOCAL TRANSPORTATION SALES TAXES
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

TRANSIENT OCCUPANCY TAX
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

FRANCHISE FEE REVENUES
RESIDENTIAL $5 $5 $5 $5 $5 $5 $5 $5 $5 $5 2.89%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

BUSINESS LICENSE REVENUES
RESIDENTIAL NA NA NA NA NA NA NA NA NA NA 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

OTHER TAXES
RESIDENTIAL $4 $4 $4 $4 $4 $4 $4 $4 $4 $4 1.88%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

OTHER REVENUES
RESIDENTIAL $2 $2 $2 $2 $2 $2 $2 $2 $2 $2 1.21%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

COMMUNITY DEVELOPMENT
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

LIBRARY
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

POLICE DEPARTMENT
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

POLICE - ANIMAL CONTROL
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

POLICE - RECREATION
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

POLICE - SENIOR SERVICES
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
FIRE
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

PUBLIC WORKS
RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

INVESTMENT INCOME REVENUES
RESIDENTIAL $5 $5 $5 $5 $5 $5 $5 $5 $5 $5 2.44%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
TOTAL RESIDENTIAL REVENUES $189 $189 $189 $189 $189 $189 $189 $189 $189 $189 100.00% TOTAL NON-RESIDENTIAL REVENUES $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00% TOTAL ON-GOING REVENUES $189 $189 $189 $189 $189 $189 $189 $189 $189 $189

ONGOING COSTS

POLICE DEPARTMENT COSTS
RESIDENTIAL $35 $35 $35 $35 $35 $35 $35 $35 $35 $35 41.66% NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

FIRE DEPARTMENT COSTS
RESIDENTIAL $20 $20 $20 $20 $20 $20 $20 $20 $20 $20 23.75% NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

PUBLIC WORKS DEPARTMENT COST
RESIDENTIAL $4 $4 $4 $4 $4 $4 $4 $4 $4 $4 4.80%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

GENERAL GOVERNMENT COSTS
RESIDENTIAL $4 $4 $4 $4 $4 $4 $4 $4 $4 $4 4.30%
NON-RESIDENTIAL $2 $2 $2 $2 $2 $2 $2 $2 $2 $2 2.58%

COMMUNITY DEVELOPMENT COSTS
RESIDENTIAL $10 $10 $10 $10 $10 $10 $10 $10 $10 $10 11.66% NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%

LIBRARY COSTS
RESIDENTIAL $9 $9 $9 $9 $9 $9 $9 $9 $9 $9 11.24%
NON-RESIDENTIAL $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 0.00%
TOTAL RESIDENTIAL COSTS $81 $81 $81 $81 $81 $81 $81 $81 $81 $81 97.42% TOTAL NON-RESIDENTIAL COSTS $2 $2 $2 $2 $2 $2 $2 $2 $2 $2 2.58% TOTAL ON-GOING COSTS $83 $83 $83 $83 $83 $83 $83 $83 $83 $83 ANNUAL RESIDENTIAL ONGOING SURPLUS/(DEFICIT) $109 $109 $109 $109 $109 $109 $109 $109 $109 $109 ANNUAL NON-RESIDENTIAL ONGOING SURPLUS/(DEFICIT) ($2) ($2) ($2) ($2) ($2) ($2) ($2) ($2) ($2) ($2) TOTAL ANNUAL ONGOING SURPLUS/(DEFICIT) $106 $106 $106 $106 $106 $106 $106 $106 $106 $106 ANNUAL RESIDENTIAL REVENUE/COST RATIO 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 ANNUAL NON-RESIDENTIAL REVENUE/COST RATIO 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 TOTAL ANNUAL REVENUE/COST RATIO 2.29 2.29 2.29 2.29 2.29 2.29 2.29 2.29 2.29 2.29 Redlands Regular meeting of 12-19-23 712 of 1429
TABLE 8a
LAND USE SUMMARY:

FISCAL IMPACT ANALYSIS SUMMARY (Residential Only))
YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 FISCAL YEAR ($s x1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033

ONGOING REVENUES
TOTAL RESIDENTIAL REVENUES $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306

ONGOING COSTS
TOTAL RESIDENTIAL COSTS $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 ANNUAL RESIDENTIAL ONGOING SURPLUS/(DEFICIT) $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 ANNUAL RESIDENTIAL REVENUE/COST RATIO 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 Redlands Regular meeting of 12-19-23 713 of 1429
TABLE 8b
LAND USE SUMMARY:

FISCAL IMPACT ANALYSIS SUMMARY (Commercial Only)
YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 FISCAL YEAR ($s x1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033

ONGOING REVENUES
TOTAL NON-RESIDENTIAL REVENUES $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000

ONGOING COSTS
TOTAL NON-RESIDENTIAL COSTS $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 ANNUAL NON-RESIDENTIAL ONGOING SURPLUS/(DEFICIT) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ANNUAL NON-RESIDENTIAL REVENUE/COST RATIO 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Redlands Regular meeting of 12-19-23 714 of 1429
TABLE 8c
CITY OF REDLANDS : MODEL

FISCAL IMPACT ANALYSIS SUMMARY (MIXED)
YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 % FISCAL YEAR ($s x1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 OF TOTAL

ONGOING REVENUES
TOTAL RESIDENTIAL REVENUES $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 100.00% TOTAL NON-RESIDENTIAL REVENUES $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 $0.0000 0.00% TOTAL ON-GOING REVENUES $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306 $189.3306

ONGOING COSTS
TOTAL RESIDENTIAL COSTS $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 $80.7130 97.42% TOTAL NON-RESIDENTIAL COSTS $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 $2.1415 2.58% TOTAL ON-GOING COSTS $82.8544 $82.8544 $82.8544 $82.8544 $82.8544 $82.8544 $82.8544 $82.8544 $82.8544 $82.8544 ANNUAL RESIDENTIAL ONGOING SURPLUS/(DEFICIT) $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 $108.6176 ANNUAL NON-RESIDENTIAL ONGOING SURPLUS/(DEFICIT) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) ($2.1415) TOTAL ANNUAL ONGOING SURPLUS/(DEFICIT) $106.4761 $106.4761 $106.4761 $106.4761 $106.4761 $106.4761 $106.4761 $106.4761 $106.4761 $106.4761 ANNUAL RESIDENTIAL REVENUE/COST RATIO 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 2.35 ANNUAL NON-RESIDENTIAL REVENUE/COST RATIO 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 TOTAL ANNUAL REVENUE/COST RATIO 2.29 2.29 2.29 2.29 2.29 2.29 2.29 2.29 2.29 2.29 Redlands Regular meeting of 12-19-23 715 of 1429
TABLE 9
CITY OF REDLANDS : MODEL
SCHOOL FEE MITIGATION (SB 50)

FISCAL IMPACT ANALYSIS
ELEMENTARY SCHOOL Capacity Acreage SBE 50 fees
SFD 0.2260 SCHOOL DIST Elementary 600 10 $5,200
MFA 0.1362 Middle School 1000 20 $5,500
DEVELOPER FEE REVENUE PER SINGLE FAMILY DETACHED UNIT /1 $3,113 Mobile Home 0.1068 High School 2200 50 $7,200 DEVELOPER FEE REVENUE PER MULTI-FAMILY ATTACHED UNIT /2 $1,431 MIDDLE SCHOOL DEVELOPER FEE REVENUE PER MOBILE HOME /3 $1,212 SFD 0.1310 MFA 0.0574
Mobile Home 0.0548

HIGH SCHOOL
SFD 0.1690
MFA 0.0565
Mobile Home 0.0493
YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 TOTAL FISCAL YEAR ($s ×1,000) end of: 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033

CITY OF REDLANDS

ANNUAL PROJECTED RESIDENTIAL DEVELOPMENT
SFD 117 0 0 0 0 0 0 0 0 0 117 DEVELOPER
MFA 0 0 0 0 0 0 0 0 0 0 0
Mobile Home 0 0 0 0 0 0 0 0 0 0 0

STUDENT PROJECTIONS

ELEMENTARY
SFD 26.442 0 0 0 0 0 0 0 0 0 26
MFA 0 0 0 0 0 0 0 0 0 0 0
Mobile Home 0 0 0 0 0 0 0 0 0 0 0

MIDDLE SCHOOL
SFD 15.327 0 0 0 0 0 0 0 0 0 15
MFA 0 0 0 0 0 0 0 0 0 0 0
Mobile Home 0 0 0 0 0 0 0 0 0 0 0

HIGH SCHOOL
SFD 19.773 0 0 0 0 0 0 0 0 0 20
MFA 0 0 0 0 0 0 0 0 0 0 0
Mobile Home 0 0 0 0 0 0 0 0 0 0 0

ANNUAL SCHOOL FEE MITIGATION

ELEMENTARY
SFD $137,498 $0 $0 $0 $0 $0 $0 $0 $0 $0
MFA $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Mobile Home $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Total $137,498

MIDDLE SCHOOL
SFD $84,299 $0 $0 $0 $0 $0 $0 $0 $0 $0
MFA $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Mobile Home $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Total $84,299

HIGH SCHOOL
SFD $142,366 $0 $0 $0 $0 $0 $0 $0 $0 $0
MFA $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Mobile Home $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Total $142,366

TOTAL SCHOOL FEE MITIGATION
SFD $364,163 $0 $0 $0 $0 $0 $0 $0 $0 $0 $364,163
MFA $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Mobile Home $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL $364,163 $0 $0 $0 $0 $0 $0 $0 $0 $0

STUDENT GENERATION FACTORS

RESIDENTIAL SCHOOL FEE MITIGATION
Redlands Regular meeting of 12-19-23 716 of 1429

INITIAL STUDY /

MITIGATED NEGATIVE DECLARATION
TTM 20528
Pioneer Tract Project
Lead Agency:

CITY OF REDLANDS

DEVELOPMENT SERVICES
35 Cajon Street, Suite 20
Redlands, CA 92373
Contact: Ryan Murphy, Senior Planner
909-798-7555 ext. 7308
Prepared by:

MICHAEL BAKER INTERNATIONAL
40810 County Center Drive Suite 200
Temecula, CA 92591
Contact: Alicia Gonzalez
909-974-4933
October 2023
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This document is designed for double-sided printing to conserve natural resources.

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TABLE OF CONTENTS

1.0 Introduction................................................................................................................................................. 1-1

1.1 Statutory Authority and Requirements.............................................................................................. 1-1

1.2 Purpose............................................................................................................................................ 1-1

1.3 Consultation ..................................................................................................................................... 1-2

1.4 Incorporation by Reference .............................................................................................................. 1-2

2.0 Project Description..................................................................................................................................... 2-1

2.1 Project Location................................................................................................................................ 2-1

2.2 Environmental Setting ...................................................................................................................... 2-1

2.3 Project Characteristics ..................................................................................................................... 2-2

2.4 Phasing/Construction ....................................................................................................................... 2-3

2.5 Agreements, Permits, and Approvals............................................................................................... 2-3

3.0 Initial Study Checklist................................................................................................................................. 3-7

3.1 Background ...................................................................................................................................... 3-7

3.2 Environmental Factors Potentially Affected...................................................................................... 3-8

3.3 Lead Agency Determination ............................................................................................................. 3-9

3.4 Evaluation of Environmental Impacts ............................................................................................. 3-10

4.0 Environmental Analysis ............................................................................................................................. 4-1

4.1 Aesthetics......................................................................................................................................... 4-1

4.2 Agriculture and Forestry Resources................................................................................................. 4-4

4.3 Air Quality......................................................................................................................................... 4-6

4.4 Biological Resources...................................................................................................................... 4-18

4.5 Cultural Resources......................................................................................................................... 4-23

4.6 Energy............................................................................................................................................ 4-26

4.7 Geology and Soils .......................................................................................................................... 4-34

4.8 Greenhouse Gas Emissions........................................................................................................... 4-38

4.9 Hazards and Hazardous Materials ................................................................................................. 4-49

4.10 Hydrology and Water Quality ......................................................................................................... 4-56

4.11 Land Use and Planning .................................................................................................................. 4-62

4.12 Mineral Resources ......................................................................................................................... 4-64

4.13 Noise .............................................................................................................................................. 4-65

4.14 Population and Housing ................................................................................................................. 4-78

4.15 Public Services............................................................................................................................... 4-80

4.16 Recreation...................................................................................................................................... 4-83

4.17 Transportation ................................................................................................................................ 4-84

4.18 Tribal Cultural Resources............................................................................................................... 4-92

4.19 Utilities and Service Systems ......................................................................................................... 4-94

4.20 Wildfire ........................................................................................................................................... 4-99

4.21 Mandatory Findings of Significance.............................................................................................. 4-101

5.0 References................................................................................................................................................... 5-1

6.0 Report Preparation Personnel ................................................................................................................... 6-1 Redlands Regular meeting of 12-19-23 719 of 1429
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LIST OF EXHIBITS
Exhibit 1 Regional Vicinity.......................................................................................................................................... 2-5 Exhibit 2 Site Vicinity.................................................................................................................................................. 2-7 Exhibit 3 Conceptual Site Plan................................................................................................................................... 2-9 Exhibit 4 Conceptual Landscape Plan ..................................................................................................................... 2-10 Redlands Regular meeting of 12-19-23 720 of 1429
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LIST OF TABLES
Table 4.3-1 Project-Generated Construction Emissions .......................................................................................... 4-14 Table 4.3-2 Project-Generated Operational Emissions............................................................................................ 4-16 Table 4.3-3 Localized Emissions Significance ......................................................................................................... 4-19 Table 4.6-1 Project and Countywide Energy Consumption...................................................................................... 4-37 Table 4.8-1 Estimated Greenhouse Gas Emissions ................................................................................................ 4-50 Table 4.8-2 Consistency with the 2022 Scoping Plan: AB 32 Inventory Sectors ..................................................... 4-52 Table 4.8-3 Consistency with the 2020-2045 RTP/SCS .......................................................................................... 4-53 Table 4.8-4 Consistency with the City of Redlands General Plan and Climate Action Plan..................................... 4-55 Table 4.13-1 Land Use Compatibility for Community Noise Environments.............................................................. 4-76 Table 4.13-2 City of Redlands Noise and Land Use Compatibility Matrix................................................................ 4-77 Table 4.13-3 City of Redlands Interior and Exterior Noise Standards...................................................................... 4-78 Table 4.13-4 Existing (Ambient) Noise Measurements ............................................................................................ 4-83 Table 4.13-5 Maximum Noise Levels Generated by Typical Construction Equipment............................................. 4-84 Table 4.13-6 Construction Noise Levels at the Nearby Sensitive Receptors ........................................................... 4-85 Table 4.13-7 Typical Vibration Levels for Construction Equipment.......................................................................... 4-87 Table 4.17-1 HCM Intersection Level of Service Criteria ......................................................................................... 4-98 Table 4.17-2 Existing Intersection Analysis Results................................................................................................. 4-99 Table 4.17-4 Trip Generation................................................................................................................................. 4-100 Table 4.17-5 Existing With Project Intersection Analysis Results .......................................................................... 4-101 Redlands Regular meeting of 12-19-23 721 of 1429
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APPENDICES
A. Land Evaluation and Site Assessment
B. Air Quality, Energy, and GHG Modeling
C. Biological Resources Assessment
D. Cultural Resources Report
E1. Geotechnical Evaluation (APN 0167-061-01)
E2. Geotechnical Evaluation (APN 0167-061-03)
F1. Phase I/II ESA (APN 0167-061-01)
F2. Phase I/II ESA (APN 0167-061-03)
G1. Drainage Report
G2. WQMP
H. Noise Study
I1. Traffic Study
I2_VMT Memo
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1.0 Introduction
The TTM 20528 Pioneer Tract Project (herein referenced as the “project”) proposes the construction of 117 two-story single-family motor court homes on a 14.62-acre site within the City of Redlands. The site is located at the northeast corner of West Pioneer Avenue and State Route 210 (Assessor Parcel Numbers [APNs] 0167-061-01 and 0167-061- 03). Refer to Section 2.0, Project Description, for more detail. Following a preliminary review of the proposed project, the City of Redlands (City) has determined that it is subject to the guidelines and statutes of the California Environmental Quality Act (CEQA). This Initial Study addresses the direct, indirect, and cumulative environmental effects of the project, as proposed.

1.1 Statutory Authority and Requirements
In accordance with CEQA (Pub. Resources Code §§ 21000 et seq.) and pursuant to CEQA Guidelines (14 Cal. Code Regs., §§ Section 15000 et seq.) the City, acting in the capacity of lead agency under CEQA as defined in CEQA Guidelines Section 15367 (Lead Agency), is required by CEQA Guidelines Section 15063 to undertake the preparation of an Initial Study to determine if the proposed project would have a significant environmental impact. If, as a result of the Initial Study, the Lead Agency finds that there is evidence that any aspect of the project may cause a significant environmental effect, the Lead Agency shall further find that an Environmental Impact Report (EIR) is warranted to analyze project-related and cumulative environmental impacts. Alternatively, if the Lead Agency finds that there is no evidence that the project, either as proposed or as modified to include the mitigation measures identified in the Initial Study, may cause a significant effect on the environment, the Lead Agency shall find that the proposed project would not have a significant effect on the environment and shall prepare a Negative Declaration or Mitigated Negative Declaration for that project. Such a determination can be made only if “[t]here is no substantial evidence, in light of the whole record before the [L]ead [A]gency” that such impacts may occur (Pub. Resources Code Section 21080(c)(1)).

The environmental documentation outlined above, which is ultimately determined by the City in accordance with CEQA, is intended as an informational document undertaken to provide an environmental basis for subsequent discretionary actions upon the project. The resulting documentation is not, however, a policy document and its approval and/or certification neither presupposes nor mandates any actions on the part of those agencies from whom permits and/or other discretionary approvals would be required.

The environmental documentation is subject to a public review period. During this review, comments on the document relative to environmental issues should be addressed to the City in writing. Following review of any written comments received, the City will consider these comments as a part of the project’s environmental review and will include them with the Initial Study documentation for consideration by the City’s decision-makers.

1.2 Purpose
CEQA Guidelines Section 15063 identifies specific disclosure requirements for inclusion in an Initial Study. Pursuant to those requirements, an Initial Study shall include:
• A description of the project, including the location of the project; • Identification of the environmental setting;
• Identification of environmental effects by use of a checklist, matrix, or other method, provided that entries on a checklist or other form are briefly explained to indicate that there is some evidence to support the entries; • Discussion of ways to mitigate significant effects identified, if any; Redlands Regular meeting of 12-19-23 723 of 1429
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• Examination of whether the project is compatible with existing zoning, plans, and other applicable land use controls; and
• The name(s) of the person(s) who prepared or participated in the preparation of the Initial Study.

1.3 Consultation
As soon as a Lead Agency (in this case, the City of Redlands) has determined that an Initial Study would be required for the project, the Lead Agency is directed to consult informally with “Responsible Agencies” and “Trustee Agencies” as defined in CEQA Guidelines Sections 15381 and 15386 respectively, that are responsible for resources affected by the project, to obtain the recommendations of those agencies as to whether an EIR or Negative Declaration should be prepared for the project. Other anticipated public agencies whose approval is required for the project include the Santa Ana Regional Water Quality Control Board for issuance of a National Pollutant Discharge Elimination System (NPDES) Permit. Following receipt of any written comments from those agencies, the Lead Agency considers any recommendations of those agencies in the formulation of the preliminary findings.

1.4 Incorporation by Reference
The following documents were utilized during preparation of this Initial Study and are incorporated into this document by reference. The documents are available for review on the City of Redlands website (https://www.cityofredlands.org/planning) and at the City’s Development Services Department located at City Hall at 35 Cajon Street, Suite 20, Redlands, CA 92373.
• City of Redlands General Plan 2035 (adopted December 2017). The City of Redlands General Plan 2035 (General Plan) sets forth conditions to guide development in the city for years to come. It contains both a statement of the community’s vision of its long-term development as well as the policies to support that vision by guiding the physical growth of the city. It includes policies to guide decision-making related to development, housing, transportation, environmental quality, public services, parks, and open spaces. The General Plan is organized around the following “Themes”: Distinctive City, Prosperous Economy, Livable Community, Connected City, Vital Environment, Healthy Community, Sustainable Community. State law requires all general plans to include seven mandatory elements: land use, circulation, conservation, open space, safety, noise, and housing. The City of Redlands General Plan includes six of the seven elements required by California State law: land use, circulation, conservation, open space, safety, and noise. Because the seventh element, housing, is required by State law to be updated more frequently than the General Plan, it is published as a separate document. The Housing Element was last updated and integrated into the General Plan on February 1, 2022. All actions relating to zoning, subdivision approval, housing allocations, and capital improvements must be consistent with the General Plan.
• City of Redlands General Plan Environmental Impact Report (adopted July 2017). The City of Redlands General Plan Environmental Impact Report (General Plan EIR) is intended to provide decision-makers and the public with information concerning the environmental effects of implementation of the General Plan. The General Plan EIR includes background data, analyzes potential environmental impacts, identifies General Plan policies and implementation plans that serve as mitigation, and identifies additional mitigation measures to reduce potentially significant effects due to implementation of the General Plan. The General Plan EIR determined that General Plan implementation would result in significant unavoidable environmental impacts in the following topic areas: Agricultural Resources, Air Quality, and Transportation. • Redlands Municipal Code (current through Ordinance 2953, passed January 17, 2023). The Redlands Municipal Code (Municipal Code) provides regulations for governmental operations, development, Redlands Regular meeting of 12-19-23 724 of 1429
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infrastructure, public health and safety, and business operations within the City. Municipal Code Title 18, Zoning regulations (Land Use Zoning Ordinance), is established to promote the public health, safety, peace, comfort, convenience, prosperity, and welfare of the City and its inhabitants. The Land Use Zoning Ordinance regulates the use of buildings, structures, and land for residential, commercial, industrial, and institutional purposes; regulates location, height, bulk, and area covered by buildings and structures; and controls lot size, yards, intensity of land use, signs, and off-street parking. • East Valley Corridor Specific Plan (Last Amended on April 19, 2022): The East Valley Corridor Specific Plan was adopted to provide a guide for the growth and development of the East Valley Corridor. Among the subjects addressed by the Specific Plan are the locations of various land uses; development standards for buildings and facilities; regulation of land use in areas affected by safety hazards; location and capacity of circulation/ transportation systems and facilities; standards for building and population density; location and capacity of water supply, sewerage and stormwater drainage facilities; and design guidelines and requirements for the planning area as a whole as well as for specific development sites. • Bergamot Specific Plan (Adopted October 5, 2021): The Bergamot Specific Plan No. 64 was adopted to provide the framework and property guidelines for the design and development of a master planned residential community in conformance with the goals and objectives of the City of Redlands General Plan. The Specific Plan was written and prepared to focus upon design solutions, regulations and development standards specifically tailored to the project site while insuring a commitment to the ordinances of the City of Redlands in both spirit and intent. The Specific Plan proposes development of a residential master plan in such a manner so as to produce a cohesive, unified development sensitive to the project site and surrounding area through the integration of special buffer treatments, architectural theming, placement of structure, and the integration of passive and active open space and recreational uses. The Specific Plan includes design guidelines and development standards intended provide the City of Redlands with a desirable residential neighborhood with abundant amenities and housing opportunities.

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2.0 Project Description

2.1 Project Location
The City is located in the southwestern portion of the County of San Bernardino; refer to Exhibit 1, Regional Vicinity.

Interstate 10 (I-10) bisects the City in an east-west orientation, and State Route 210 (SR-210) traverses the City’s northern portion in a north-south orientation. The project site is 14.62 gross acres (11.45 net acres) and is located in the northern portion of the City at Assessor Parcel Numbers (APNs) 0167-061-01 and 0167-061-03; refer to Exhibit 2, Site Vicinity. Specifically, the project site is located at the northeast corner of West Pioneer Avenue and SR-210.

Regional access to the project site is provided via I-10 and SR-210. Local access is provided via West Pioneer Avenue and Domestic Avenue.

2.2 Environmental Setting
The project site consists of two undeveloped, vacant lots with disturbed, ruderal vegetation, as well as scattered trees and shrubs. An unimproved dirt road (West Domestic Avenue) is present on the northern portion of the site. Three wooden power poles with overhead lines are located along the southwest portion of the site. Foundations from a former agricultural residence are also present on the site. The site was historically used for cultivated citrus groves, but is now fallow and no longer supports agricultural uses.

The project site has a relatively flat topography and slopes gently to the north. The elevation along the southern portion of the site is approximately 1,276 feet above mean sea level (amsl) and the elevation along the northern portion is approximately 1,267 feet amsl.

General Plan Land Use Designation and Zoning
The project site has a land use designation of Commercial/Industrial in the City of Redlands General Plan, and a zoning designation of Science Research Park within the East Valley Corridor Specific Plan (EV-SRP). The project would require a General Plan Amendment to change the site’s designation to Medium Density Residential, which allows for densities of 8 to 15 dwelling units per acre (du/ac). The project would also require a Zone Change to Specific Plan No. 64 (Bergamot Specific Plan), and a Specific Plan Amendment to incorporate the project site in the Bergamot Specific Plan boundary. The Bergamot Specific Plan was adopted by the City on October 5, 2021. It was developed to produce a cohesive, unified development sensitive to the project site and surrounding area through the integration of special buffer treatments, architectural theming, placement of structures, and the integration of passive and active open space and recreational uses.1
Surrounding Land Uses
Surrounding land uses include vacant, agricultural, and public/institutional uses. Specifically, land uses surrounding the site include:
• North: Domestic Avenue, undeveloped lots with citrus groves, and vacant land that is currently under construction bounds the site to the north. The area under construction is designated Low Density Residential within the City of Redlands’ General Plan and zoned Specific Plan No. 64 (Bergamot Specific Plan). The citrus 1 City of Redlands, Bergamot Specific Plan, adopted October 5, 2021.

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grove has a land use designation of Commercial/Industrial in the City of Redlands General Plan, and a zoning designation of Science Research Park within the East Valley Corridor Specific Plan (EV-SRP). • East: Citrus Valley High School bounds the project site to the east. The property containing Citrus Valley High School is designated Public/Institutional within the City of Redlands’ General Plan and is located in the Science Research Park District of the East Valley Corridor Specific Plan (EV-SRP). . • Northeast: A parcel containing a citrus grove bounds the project site to the northeast. The parcel containing the citrus grove is designated Commercial/Industrial within the City of Redlands’ General Plan and is located in the Science Research Park District of the East Valley Corridor Specific Plan (EV-SRP). • South: West Pioneer Avenue and vacant lots bound the project site to the south. Areas to the south of the site are designated Commercial within the City of Redlands’ General Plan and are located in the Special Development District of the East Valley Corridor Specific Plan (EV/SD). • West: A concrete-lined flood control drainage, California Department of Transportation easement, and SR210 bound the project site to the west.

2.3 Project Characteristics
Development Concept
The proposed project consists of the development of 117 two-story motor court homes distributed along two new public streets (“Street A” and “Street B”) on a 14.62-acre site; refer to Exhibit 3, Conceptual Site Plan. The density of the project would be approximately 8 du/ac. Interior livable space would consist of three- and four-bedroom units ranging from 1,465 square feet to 2,125 square feet. The project proposes a maximum building height of approximately 26 feet.

Individual lot sizes would range from 1,837 square feet to 3,337 square feet. Architectural styles would include Santa Barbara, Coastal, and Farmhouse.

The project would include nine open space lots, comprising a total area of 3.01 acres. Additional improvements include installation of a stormwater detention basin, a parking lot, a paved walking trail, a bocce ball court, and landscaping with shrubs, trees, and ground cover vegetation. Sidewalk, curb, and gutter would be installed along the project’s frontages at West Pioneer Avenue and West Domestic Avenue. A noise attenuation wall ranging from 6-8 feet would be installed around the north, east, and south perimeters of the property.

Site Access
Access to the site would be provided via two entry points: one from West Pioneer Avenue and one from West Domestic Avenue. Access and circulation improvements would be designed and constructed consistent with City design and engineering standards; refer to Exhibit 3.

Landscaping
Ornamental water-efficient landscaping would be installed throughout the site, including front yards, in open space lots, and along the walking trail on the west side of the site. The total landscaped area would be 86,468 square feet, which is 13.6 percent of the total project site area. A conceptual landscape plan was developed for the project in accordance with the requirements of the Redlands Municipal Code Title 18, Zoning Regulations, Chapter 18.168, Landscaping, Fences, Walls and Signs. Planting materials would include a mix of trees (such as marina strawberry tree, purple orchid Redlands Regular meeting of 12-19-23 728 of 1429
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tree, and netleaf hackleberry), shrubs (such as yellow bird of paradise, dwarf weeping bottlebrush, and coral rockrose), groundcover (such as pigeon point coyote brush, European grey sedge, and bearberry cotoneaster), and turf consisting of a drought tolerant Fescue blend; refer to Exhibit 4, Conceptual Landscape Plan.

Utilities and Services
The following utilities and services would serve the site:
• Water. The proposed development would be served by Redlands Municipal Utilities and Engineering for domestic (drinking) water supply services.
• Sewer. Redlands Municipal Utilities and Engineering provides wastewater/sanitary sewer service to the project area.
• Stormwater Drainage. Storm drains and the proposed underground detention basin would be operated and maintained by the City of Redlands through annexation into a Community Facilities District. • Dry Utilities. The site would be served by Southern California Edison (SCE) for electricity services and the Southern California Gas Company (SoCalGas) for natural gas services.

2.4 Phasing/Construction
The project would involve construction activities associated with grading, building construction, paving, and architectural coating applications. Project construction would occur over approximately 26 months from mid-2025 through mid-2027. Land development would occur as a single phase and is anticipated to occur for approximately six (6) months, from July 2025 to December 2025. Building construction would occur as a single phase and is anticipated to occur for approximately 20 months, from January 2026 to September 2027. Other associated improvements (i.e., painting) would occur and would partially overlap with the construction phase.

Earthwork volumes are estimated at approximately 101,150 cubic yards of cut and 85,000 cubic yards of fill soil. In addition, 11,700 cubic yards of shrinkage and 2,700 cubic yards of subsidence are anticipated. This would result in approximately 1,250 cubic yards of export soil.

During project construction, equipment, vehicles, and materials would be stored within a designated staging area or areas on the project site. Although storage of these items could potentially be viewed from adjacent properties, storage would be temporary and would cease upon completion of construction.

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2.5 Agreements, Permits, and Approvals
The City, as Lead Agency, has discretionary authority over the proposed project, which requires the following discretionary approvals:
• CEQA Clearance;
• Zone Change;
• Specific Plan Amendment;
• General Plan Amendment;
• Tentative Tract Map;
• Water Quality Management Plan; and
• National Pollutant Discharge Elimination System (NPDES) Permit under the Santa Ana Regional Water Quality Control Board (Santa Ana RWQCB).

Other anticipated permits include a grading permit and building permit, as well as site plan approval from various approving bodies including but not limited to the Redlands Fire Department and Redlands Police Department.

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°
Source: ESRI, Michael Baker Intl, City of Redlands, San Bernardino County, California Department of Transportation (Caltrans).

Regional Vicinity
Exhibit 1
TTM 20528 PIONEER TRACT
0 1 2
Miles

RIVERSIDE COUNTY

SAN BERNARDINO COUNTY
Calimesa
Colton
Highland
Loma Linda
Redlands
San
Bernardino
Yucaipa
Project Site
A³E
!"`$
!"`$
AðE
A³E
E?a
Santa Ana River
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°
Source: ESRI, Michael Baker Intl, City of Redlands, San Bernardino County.

Local Vicinity
Exhibit 2
TTM 20528 PIONEER TRACT
River Bluf f Ave
eer Ave
San Bernardino Ave
Mountain Grove
at Citrus Plaza
210
210
210
Texas St Texas S t
Elise Dr
W Pioneer Ave
Ver
mont St
Tennessee S t
San Bernardino Ave
Tennessee S t
Citrus Plaza Dr
Foothill Fwy
Foothill Fwy
0 400 800
US Feet
Legend
Project Site
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° Source: Huitt-Zollars, Inc., March 24, 2023.

Site Plan
Exhibit 3
TTM 20528 PIONEER TRACT

NOT TO SCALE
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Source: BGB Design Group, March 13, 2023.

Conceptual Landscape Plan
Exhibit 4
TTM 20528 PIONEER TRACT

NOT TO SCALE
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3.0 Initial Study Checklist

3.1 Background

1. Project Title:

TTM 20528 Pioneer Tract Project

2. Lead Agency Name and Address:

City of Redlands
35 Cajon Street
Redlands, CA 92373

3. Contact Person and Phone Number:

Ryan Murphy, Senior Planner
909-798-7555 ext. 7308

4. Project Location:

The project site (APNs 0167-061-01 and 0167-061-03) is located at the northeast corner of West Pioneer Avenue and State Route 210.

5. Project Sponsor’s Name and Address:

MLC Holdings, Inc.

Johanna Crooker, AICP – Director of Entitlements
5 Peters Canyon Road, Suite 310, Irvine, CA 92606

6. General Plan Designation:

Commercial/Industrial

7. Zoning:

Industrial (EV-SRP)

8. Description of Project:

Refer to Section 2.3, Project Characteristics.

9. Surrounding Land Uses and Setting:

Surrounding land uses include vacant, agricultural, and public/institutional uses. Refer to Section 2.2, Environmental Setting.

10. Other anticipated public agencies whose approval is required:

Santa Ana Regional Water Quality Control Board

11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?
In compliance with Assembly Bill (AB) 52, the City distributed letters notifying each tribe that requested to be on the City’s list for the purposes of AB 52 of the opportunity to consult with the City regarding the proposed project.

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The letters were distributed by certified mail on November 22, 2022. The tribes had 30 days to respond to the City’s request for consultation. Refer to Section 4.18, Tribal Cultural Resources, for additional information.

3.2 Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” or “Less Than Significant Impact with Mitigation Incorporated,” as indicated by the checklist on the following pages.

Aesthetics Agriculture and Forestry Air Quality
Biological Resources Cultural Resources Energy
Geology and Soils Greenhouse Gas Emissions Hazards and Hazardous Materials Hydrology and Water Quality Land Use and Planning Mineral Resources Noise Population and Housing Public Services
Recreation Transportation Tribal Cultural Resources
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3.3 Lead Agency Determination
On the basis of this initial evaluation:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.

Signature:

Title: Senior Planner
Printed Name: Ryan Murphy
Agency: City of Redlands
Date: October 3, 2023
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3.4 Evaluation of Environmental Impacts
This section analyzes the potential environmental impacts associated with the proposed project. The issue areas evaluated in this Initial Study include:
 Aesthetics  Mineral Resources
 Agriculture and Forestry Resources  Noise
 Air Quality  Population and Housing
 Biological Resources  Public Services
 Cultural Resources  Recreation
 Energy  Transportation
 Geology and Soils  Tribal Cultural Resources
 Greenhouse Gas Emissions  Utilities and Service Systems  Hazards and Hazardous Materials  Wildfire
 Hydrology and Water Quality  Mandatory Findings of Significance  Land Use and Planning
The environmental analysis in this section is patterned after the Initial Study Checklist recommended by the CEQA Guidelines Appendix G and used by the City of Redlands in its environmental review process. For the preliminary environmental assessment undertaken as part of this Initial Study’s preparation, a determination that there is a potential for significant effects indicates the need to identify mitigation to avoid or minimize the impact.

For the evaluation of potential impacts, the questions in the Initial Study Checklist are stated and an answer is provided according to the analysis undertaken as part of the Initial Study. The analysis considers the long-term, direct, indirect, and cumulative impacts of the development. To each question, there are four possible responses:
• No Impact. The development will not have any measurable environmental impact on the environment. • Less Than Significant Impact. The development will have the potential for impacting the environment, although this impact will be below established thresholds that are considered to be significant. • Less Than Significant Impact With Mitigation Incorporated. The development will have the potential to generate impacts which may be considered as a significant effect on the environment, although mitigation measures or changes to the development’s physical or operational characteristics will reduce these impacts to levels that are less than significant.
• Potentially Significant Impact. The development will have impacts which are considered significant and additional analysis is required to identify mitigation measures that could reduce these impacts to less than significant levels.

Where potential impacts are anticipated to be significant, mitigation measures are required so that impacts may be avoided or reduced to insignificant levels.

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4.0 Environmental Analysis

4.1 Aesthetics
Except as provided in Public Resources Code Section 21099, would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Have a substantial adverse effect on a scenic vista?  b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway?

c. In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?

d. Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? 
a) Have a substantial adverse effect on a scenic vista? Less Than Significant Impact. A scenic vista is generally defined as a view of undisturbed natural lands exhibiting a unique or unusual feature that comprises an important or dominant portion of the viewshed.2 Scenic vistas may also be represented by a particular distant view that provides visual relief from less attractive views of nearby features.

Other designated Federal and State lands, as well as local open space or recreational areas, may also offer scenic vistas if they represent a valued aesthetic view within the surrounding landscape of nearby features.

Based on the General Plan EIR, scenic vistas within the City include scenic corridors and views to open spaces, canyonlands, hillsides, groves, and the San Bernardino Mountains. Scenic corridors are identified within Chapter 2, Distinctive City, of the General Plan. According to the General Plan, specific development standards have been adopted to protect scenic highways, drives, and historic streets. There are no designated scenic corridors within 2- miles of the project site. However, the General Plan identifies East Pioneer Avenue from River Bend Drive to Judson Street for future consideration as a scenic corridor. The identified segment of East Pioneer Avenue provides views of the San Bernardino Mountains to the east and north, as well as citrus groves along the south side of the road, and is located 1.65 miles east of the project site.

The project would not obstruct access to the corridor, nor would it degrade the quality or character of the views provided by the corridor. Views of the project site are not afforded from East Pioneer Avenue between River Bend Drive and Judson Street due to its location over 1.65 miles from this corridor, as well as intervening topography, structures, and vegetation. Thus, the project would not result in substantial adverse effect to the views provided by the corridor.

Views of the San Bernardino Mountains (located approximately 7-miles north) are available from the project site.

However, based on the distance, as well as the presence of development in the project area, the project site is not located within the general viewshed of this scenic vista. The inclusion of the project within the area would be consistent 2 A viewshed is the geographical area which is visible from a particular location.

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with existing views.. As a result, implementation of the proposed project would not have a substantial adverse impact on a scenic vista. Impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway?
No Impact. According to the California Department of Transportation, there are no officially designated State scenic highways within the project vicinity.3 The nearest eligible highway is State Route 38 (SR-38), approximately 1.20-miles southeast of the project site. Views of the project site are not afforded from SR-38 due to intervening topography, structures, and vegetation. Thus, the project would not substantially damage scenic resources within a State scenic highway. Therefore, no impact would occur in this regard.

Mitigation Measures: No mitigation measures are required. c) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Less Than Significant Impact. The project site consists of an undeveloped, fallow lot composed of disturbed habitat that is dominated by ruderal/weedy, low-growing plant species, as well as scattered trees and shrubs. A dirt road is present on the site. The project site is located in an urbanized area of the City that supports commercial, public/institutional, and residential land uses. Adjacent to the east of the site is Citrus Valley High School, and adjacent to the west is SR-210, with industrial warehouses beyond the freeway to the west.

The project would allow for the development of 117 two-story motor court homes. The project would include installation of right-of-way improvements, including sidewalk and landscaping. The architectural design of the project would adhere to the requirements of the Bergamot Specific Plan, which outline a “cohesive, unified development sensitive to the project site and surrounding area through the integration of special buffer treatments, architectural theming, placement of structure, and the integration of passive and active open space and recreational uses.”4 While project implementation would change the visual quality of the project site and its surroundings, the proposed project would not degrade the visual quality of the project area because the project is consistent with the surrounding uses and its current zoning.

Further, the project’s design, including its architectural features, building materials, and landscaping would be reviewed and approved by the City during the development review process. The City would also have the ability to add conditions related to project aesthetics during the developmental review process if needed, prior to approval of the project. This process would verify that the project’s design is compatible with development in the surrounding vicinity and that it is consistent with applicable zoning regulations. As a result, implementation of the proposed project would not conflict with applicable zoning and other regulations governing scenic quality. Impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. 3 California Department of Transportation, List of Eligible and Officially Designated State Scenic Highways, https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa, accessed May 16, 2023. 4 City of Redlands, Bergamot Specific Plan, https://www.cityofredlands.org/sites/main/files/file-attachments/bergamotspecific_plan.pdf?1646188068, adopted October 5, 2021.

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d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Less Than Significant Impact. Light impacts are typically associated with the use of artificial light during the evening and nighttime hours. Glare may be a daytime occurrence caused by the reflection of sunlight or artificial light from highly polished surfaces, such as window glass and reflective cladding materials, and may interfere with the safe operation of a motor vehicle on adjacent streets. Daytime glare is common in urban areas and is typically associated with mid- to high-rise buildings with exterior façades largely or entirely comprising highly reflective glass or mirror-like materials. Nighttime glare is primarily associated with bright point source lighting that contrasts with existing low ambient light conditions.

Project construction could involve temporary glare impacts as a result of construction equipment and materials.

Although there may be construction equipment and materials that produce glare, such as side mirrors or unpainted metal surfaces, the potential for glare would be short-term (hours) in duration because of the movement of either the equipment or angle of the sun. Further, pursuant to the City’s Municipal Code Section 8.06.090, construction activities within the City are restricted to exclude he weekday hours of 6:00 M to 7:00 AM, as well as Saturdays, Sundays, or holidays. Although not proposed, any project-related nighttime construction activities would require City approval.

Therefore, nighttime lighting effects from project construction are not expected to occur. Therefore, no adverse light or glare impacts to adjacent properties are anticipated to result from construction activities.

The proposed project would increase the amount of light in the area by directly adding new sources of illumination, including security and decorative lighting for houses and streetlights. However, although the project area would increase lighting within the area, compliance with City standards for exterior lighting for new developments, as established by the City’s General Plan Action 2-A.35, would reduce this impact to a less than significant level.

In addition, streetlights are required to comply with design standards contained within City of Redlands Public Works Department Standard Specifications and Detail Drawings for Design and Construction of Public Improvements (January 2006), as adopted by the City, which establishes minimum design standards for streetlights to ensure public safety and minimize public nuisance. Additionally, due to the nature of the project, it is not anticipated that the proposed uses would result in a new source of substantial glare. The project as proposed would conform to applicable zoning requirements relative to building design to ensure that the project does not incorporate surfaces or materials with reflective properties that would have the potential to result in adverse glare effects. With adherence to the City’s design standards, adverse effects associated with light trespass and/or glare would be less than significant.

Mitigation Measures: No mitigation measures are required.

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4.2 Agriculture and Forestry Resources
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the California
Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In
determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment project and the Forest Legacy
Assessment project; and forest carbon measurement
methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? 
b. Conflict with existing zoning for agricultural use, or a Williamson Act contract? 
c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section
12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?

d. Result in the loss of forest land or conversion of forest land to non-forest use? 
e. Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?

This section is primarily based upon the Land Evaluation and Site Assessment Model Letter Report for the Song and Emm Properties, City of Redlands, San Bernardino County, California (LESA), prepared by FirstCarbon Solutions, dated April 20, 2022; refer to Appendix A, LESA.
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?
Less Than Significant Impact. The project site is currently vacant and has not been graded. A Land Evaluation and Site Assessment (LESA) was prepared for the project site by FirstCarbon Solutions to assess whether development of the proposed project would have a significant impact on loss of Important Farmland; refer to Appendix A, LESA.

According to the LESA, the project site contains 14.45-acres of Grazing Land, 0.09-acre of Prime Farmland, 0.05-acre of Urban Built-Up Land, and 0.02-acre of Farmland of Statewide Importance.

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The LESA Model is divided into two components: Land Evaluation and Site Assessment. Various existing conditions are identified and given a weighted factor which in part reflects the importance of such conditions in determining the value of a site as an agricultural resource. The Land Evaluation model considers land capability (soils) and Storie Index rating (agricultural value of the soil). The Site Assessment model considers project size, water availability, presence of surrounding agricultural lands, and protected resources (Williamson Act Contracts). As indicated in Appendix A, the project site yields a LESA Model score of 62.3. For projects that score between 60 and 79 points, LESA Model significance criteria indicates that this is a significant impact unless either the Land Evaluation or Site Assessment subscores are less than 20 points, as such a score would indicate a lesser potential for on-site resources to have high agricultural value (i.e., a site may score higher in one model versus the other, depending on the conditions being evaluated). In this case, the Land Evaluation sub-score is 45.1 points, but the Site Assessment sub-score is 17.2 points.

As the Site Assessment score is below 20 points, based on LESA model significance criteria, the proposed project’s conversion of agricultural land to nonagricultural use is not considered significant for the purposes of CEQA. Impacts would be less than significant in this regard.

In addition, according to the City’s General Plan 2035 EIR, the farmland within the City is “mainly located where noncontiguous agricultural uses are interspersed with more intensive uses, such as in the East Valley Corridor Specific Plan area.” According to the East Valley Corridor Specific Plan, the project site is located in East Valley/Special Development District (EV/SD), which permits uses from the General Commercial, Commercial Industrial, Administrative Professional, Public Institutional, and Open Space Districts subject to approval of a Planned Development application, including agricultural uses. The purpose of the EV/SD is, “to provide an alternative, more flexible site planning process which encourages creative and imaginative planning of administrative professional, commercial or industrial developments, or a mixture of such uses.” Although the project site contains some areas designated as Prime Farmland and Farmland of Statewide Importance, impacts would be less than significant because the project is consistent with the General Plan 2035 and East Valley Corridor Specific Plan that have both addressed potential impacts to agriculture resources into their respective analysis. Therefore, impacts to protected farmlands are considered less than significant.

Mitigation Measures: No mitigation measures are required. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. Based on the LESA prepared for the project, the project site is not currently under a Williamson Act Contract; refer to Appendix A. Additionally, the project site is not zoned for agricultural use. Thus, project implementation would not conflict with existing zoning for agricultural use, or a Williamson Act contract. No impact would occur.

Mitigation Measures: No mitigation measures are required. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No Impact. The project site is not occupied or used for forest land or timberland. Further, project implementation would not result in the rezoning of forest land, timberland, or timberland zoned timberland production. No impact would occur.

Mitigation Measures: No mitigation measures are required. d) Result in the loss of forest land or conversion of forest land to non-forest use? No Impact. Refer to Response 4.2(c). No impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required.

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e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? Less Than Significant Impact. Refer to Responses 4.2(a) through 4.2(d). Less than significant impacts would occur.

Mitigation Measures: No mitigation measures are required.

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4.3 Air Quality
Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied upon to make the following determinations. Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Conflict with or obstruct implementation of the applicable air quality plan? 
b. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable Federal or state ambient air quality standard?

c. Expose sensitive receptors to substantial pollutant
concentrations? 
d. Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? 
This section is primarily based upon Appendix B, Air Quality/Greenhouse Gas/Energy Modeling Results. a) Conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact. The project is located within the South Coast Air Basin (Basin), which is governed by the South Coast Air Quality Management District (SCAQMD). In order to reduce emissions, the SCAQMD adopted the 2022 Air Quality Management Plan (2022 AQMP) which establishes a program of rules and regulations directed at reducing air pollutant emissions and achieving State and Federal air quality standards. The AQMP is a regional and multi-agency effort including the SCAQMD, California Air Resources Board (CARB), the Southern California Association of Governments (SCAG), and the U.S. Environmental Protection Agency (EPA).

The 2022 AQMP pollutant control strategies are based on the latest scientific and technical information and planning assumptions, including the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS), updated emission inventory methodologies for various source categories, and SCAG’s latest growth forecasts. SCAG’s latest growth forecasts were defined in consultation with local governments and with reference to local general plans. The SCAQMD considers projects that are consistent with the AQMP, which is intended to bring the Basin into attainment for all criteria pollutants, to also have less than significant cumulative impacts.

Criteria for determining consistency with the AQMP are defined by the following indicators:

Criterion 1:

With respect to the first criterion, SCAQMD methodologies require that an air quality analysis for a project include forecasts of project emissions in relation to contributing to air quality violations and delay of attainment. a) Would the project result in an increase in the frequency or severity of existing air quality violations? Since the consistency criteria identified under the first criterion pertains to pollutant concentrations, rather than to total regional emissions, an analysis of the project’s pollutant emissions relative to localized pollutant concentrations is used as the basis for evaluating project consistency. As discussed in Response 4.3(c), localized concentrations of carbon monoxide (CO), nitrogen oxides (NOX), particulate matter less than 10 microns in diameter (PM10), and particulate matter less than 2.5 microns in diameter (PM2.5) would be less Redlands Regular meeting of 12-19-23 751 of 1429
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than significant during project construction and operations. Therefore, the proposed project would not result in an increase in the frequency or severity of existing air quality violations.5 b) Would the project cause or contribute to new air quality violations? As discussed in Response 4.3(b), the proposed project would result in emissions that are below the SCAQMD thresholds. Therefore, the project would not have the potential to cause or affect a violation of the ambient air quality standards.
c) Would the project delay timely attainment of air quality standards or the interim emissions reductions specified in the AQMP?
The proposed project would result in less than significant impacts with regard to regional and localized concentrations during project construction and operations; refer to Responses 4.3(b) and 4.3(c). As such, the project would not delay the timely attainment of air quality standards or 2022 AQMP emissions reductions.

Criterion 2:

With respect to the second criterion for determining consistency with SCAQMD and SCAG air quality policies, it is important to recognize that air quality planning within the Basin focuses on attainment of ambient air quality standards at the earliest feasible date. Projections for achieving air quality goals are based on assumptions regarding population, housing, and growth trends. Thus, the SCAQMD’s second criterion for determining project consistency focuses on whether the proposed project exceeds the assumptions utilized in preparing the forecasts presented in the 2022 AQMP.

Determining whether a project exceeds the assumptions reflected in the 2022 AQMP involves the evaluation of the three criteria outlined below. The following discussion provides an analysis of each of these criteria. a) Would the project be consistent with the population, housing, and employment growth projections utilized in the preparation of the AQMP?
Growth projections included in the 2022 AQMP form the basis for the projections of air pollutant emissions and are based on general plan land use designations and SCAG’s 2020-2045 RTP/SCS demographics forecasts. The population, housing, and employment forecasts within the 2020-2045 RTP/SCS are based on local general plans as well as input from local governments, such as the City. The SCAQMD has incorporated these same demographic growth forecasts for various socioeconomic categories (e.g., population, housing, employment) into the 2022 AQMP.

The project site has a General Plan land use designation of Commercial/Industrial, and a zoning designation of Industrial (EV-SRP). The project would require a General Plan Amendment to change the site’s designation to Medium Density Residential, which allows for densities of 8 to 15 dwelling units per acre (du/ac). The project would also require a Zone Change to Specific Plan No. 64 (Bergamot Specific Plan); and a Specific Plan Amendment to incorporate the project site in the Bergamot Specific Plan boundary. Additionally, the East Valley Corridor Specific Plan would also be amended to remove the project site from its Plan Boundary. The project would allow for the development of 117-unit two-story motor court home units on approximately 14.62 gross acres (11.45 net acres), representing a density of approximately 8 du/ac. 6 5 Because reactive organic gases (ROGs) are not a criteria pollutant, there is no ambient standard or localized threshold for ROGs.

Due to the role ROG plays in ozone formation, it is classified as a precursor pollutant and only a regional emissions threshold has been established.6 Density is calculated by dividing gross acreage (14.62 acres) from proposed number of units (117).

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Although the project would require a General Plan Amendment, Zone Change, and Specific Plan Amendments, the project as analyzed aligns with the City of Redlands General Plan by fostering urban development and land use patterns that are consistent with the City's long-term vision for sustainable growth and efficient land utilization. By integrating the project site into the Bergamot Specific Plan, the project embraces the City's established planning framework and promotes a balanced blend of land uses that adhere to the overarching goals and policies of the City of Redlands General Plan. The proposed development type is also complementary to proposed residential uses to the north. Therefore, as the density of the project would be within the allowable density range of 8 to 15 du/ac within the Medium Density Residential zoning designation with the General Plan Amendment, the project would not conflict with the General Plan in this regard. Therefore, the project is consistent with the site’s General Plan land use designation and zoning with the approval of the General Plan Amendment and Zone Change.

As discussed in Section 4.14, Population and Housing, the project could induce population growth in an area either directly, through the development of new residences or businesses, or indirectly, through the extension of roads or other infrastructure. The project would construct 117 two-story motor court home units. According to the California Department of Finance,7 the City’s average household size is 2.64 persons per household.

This would equate to approximately 309 new persons living within the City as a result of the proposed project.

According to the SCAG 2020-2045 RTP/SCS Demographics & Growth Forecast,8 the number of people living within the City is anticipated to reach 80,800 persons by 2045, representing a total increase of 11,300 persons between 2016 and 2045. SCAG’s regional growth projections are based upon long-range development assumptions (i.e., General Plans) of the relevant jurisdiction. The project-related increase of 309 residents would contribute approximately 2.7 percent to the City’s planned growth through 2045, and only 0.38 percent of the 2045 population anticipated for the City. As such, the proposed project is an allowed use under the site’s existing land use and zoning designations. Additionally, as the SCAQMD has incorporated these same projections into the 2022 AQMP, it can be concluded that the proposed project would be consistent with the projections included in the 2022 AQMP. A less than significant impact would occur in this regard. b) Would the project implement all feasible air quality mitigation measures? The proposed project would result in less than significant air quality impacts. Compliance with all feasible emission reduction rules and measures identified by the SCAQMD would be required as identified in Responses 4.3(b) and 4.3(c). As such, the proposed project meets this 2022 AQMP consistency criterion. c) Would the project be consistent with the land use planning strategies set forth in the AQMP? Land use planning strategies set forth in the 2022 AQMP are primarily based on the 2020-2045 RTP/SCS.

The existing Omnitrans bus stops are located less than one mile to the south of the project site. Further, in compliance with CALGreen Code, all single-family development projects would require installation of raceways to be electric vehicle (EV) capable.
9 This project design feature would encourage and support the use of EVs within the proposed residential development. Therefore, the project would be consistent with the actions and strategies of the 2020-2045 RTP/SCS. In addition, as discussed above, the project would be consistent with the General Plan land use designation with the approval of General Plan Amendment. As such, the proposed project meets this AQMP consistency criterion. 7 California Department of Finance Demographic Research Unit, Report E-5 Population and Housing Estimates for Cities, Counties, and the State, 2021-2023, Sacramento, California, May 2023. 8 Southern California Association of Governments, 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy, September 3, 2020.
9 A raceway is an enclosed conduit that forms a physical pathway for electrical wiring.

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In conclusion, the determination of 2022 AQMP consistency is primarily concerned with the long-term influence of a project on air quality in the Basin. The proposed project would not result in a long-term impact on the region’s ability to meet State and Federal air quality standards. Further, the proposed project’s long-term influence on air quality in the Basin would also be consistent with the SCAQMD and SCAG’s goals and policies and is considered consistent with the 2022 AQMP.

Mitigation Measures: No mitigation measures are required. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable Federal or State ambient air quality standard? Less Than Significant Impact.

Criteria Pollutants
Carbon Monoxide (CO). CO is an odorless, colorless toxic gas that is emitted by mobile and stationary sources as a result of incomplete combustion of hydrocarbons or other carbon-based fuels. In cities, automobile exhaust can cause as much as 95 percent of all CO emissions. CO replaces oxygen in the body’s red blood cells. Individuals with a deficient blood supply to the heart, patients with diseases involving heart and blood vessels, fetuses (unborn babies), and patients with chronic hypoxemia (oxygen deficiency) as seen in high altitudes are most susceptible to the adverse effects of CO exposure. People with heart disease are also more susceptible to developing chest pains when exposed to low levels of carbon monoxide.

Ozone (O3). O3 occurs in two layers of the atmosphere. The layer surrounding the Earth’s surface is the troposphere.

The troposphere extends approximately 10 miles above ground level, where it meets the second layer, the stratosphere. The stratosphere (the “good” ozone layer) extends upward from about 10 to 30 miles and protects life on Earth from the sun’s harmful ultraviolet rays. “Bad” O3 is a photochemical pollutant, and needs volatile organic compounds (VOCs), NOX, and sunlight to form; therefore, VOCs and NOX are O3 precursors. To reduce O3 concentrations, it is necessary to control the emissions of these O3 precursors. Significant O3 formation generally requires an adequate amount of precursors in the atmosphere and a period of several hours in a stable atmosphere with strong sunlight. High O3 concentrations can form over large regions when emissions from motor vehicles and stationary sources are carried hundreds of miles from their origins.

While O3 in the upper atmosphere (stratosphere) protects the Earth from harmful ultraviolet radiation, high concentrations of ground-level O3 (in the troposphere) can adversely affect the human respiratory system and other tissues. O3 is a strong irritant that can constrict the airways, forcing the respiratory system to work hard to deliver oxygen. Individuals exercising outdoors, children, and people with pre-existing lung disease such as asthma and chronic pulmonary lung disease are considered to be the most susceptible to the health effects of O3. Short-term exposure (lasting for a few hours) to O3 at elevated levels can result in aggravated respiratory diseases such as emphysema, bronchitis and asthma, shortness of breath, increased susceptibility to infections, inflammation of the lung tissue, increased fatigue, as well as chest pain, dry throat, headache, and nausea.

Nitrogen Dioxide (NO2). NOX are a family of highly reactive gases that are a primary precursor to the formation of ground-level ozone and react in the atmosphere to form acid rain. NO2 (often used interchangeably with NOX) is a reddish-brown gas that can cause breathing difficulties at elevated levels. Peak readings of NO2 occur in areas that have a high concentration of combustion sources (e.g., motor vehicle engines, power plants, refineries, and other industrial operations). NO2 can irritate and damage the lungs and lower resistance to respiratory infections such as influenza. The health effects of short-term exposure are still unclear. However, continued or frequent exposure to NO2 concentrations that are typically much higher than those normally found in the ambient air may increase acute respiratory illnesses in children and increase the incidence of chronic bronchitis and lung irritation. Chronic exposure to NO2 may aggravate eyes and mucus membranes and cause pulmonary dysfunction.

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Coarse Particulate Matter (PM10). PM10 refers to suspended particulate matter, which is smaller than 10 microns or ten one-millionths of a meter. PM10 arises from sources such as road dust, diesel soot, combustion products, construction operations, and dust storms. PM10 scatters light and significantly reduces visibility. In addition, these particulates penetrate into lungs and can potentially damage the respiratory tract. On June 19, 2003, the California Air Resources Board (CARB) adopted amendments to the Statewide 24-hour particulate matter standards based upon requirements set forth in the Children’s Environmental Health Protection Act (Senate Bill 25).

Fine Particulate Matter (PM2.5). Due to recent increased concerns over health impacts related to PM2.5, both State and Federal PM2.5 standards have been created. Particulate matter impacts primarily affect infants, children, the elderly, and those with pre-existing cardiopulmonary disease. In 1997, the U.S. Environmental Protection Agency (EPA) announced new PM2.5 standards. Industry groups challenged the new standard in court and the implementation of the standard was blocked. However, upon appeal by the EPA, the United States Supreme Court reversed this decision and upheld the EPA’s new standards. On January 5, 2005, the EPA published a Final Rule in the Federal Register that designates the Basin as a nonattainment area for Federal PM2.5 standards. On June 20, 2002, the CARB adopted amendments for Statewide annual ambient particulate matter air quality standards. These standards were revised and established due to increasing concerns by CARB that previous standards were inadequate, as almost everyone in California is exposed to levels at or above the current State standards during some parts of the year, and the Statewide potential for significant health impacts associated with particulate matter exposure was determined to be large and wide-ranging.

Sulfur Dioxide (SO2). SO2 is a colorless, irritating gas with a rotten egg smell; it is formed primarily by the combustion of sulfur-containing fossil fuels. SO2 is often used interchangeably with SOX. Exposure of a few minutes to low levels of SO2 can result in airway constriction in some asthmatics.

Volatile Organic Compounds (VOC). VOCs are hydrocarbon compounds (any compound containing various combinations of hydrogen and carbon atoms) that exist in the ambient air. VOCs contribute to the formation of smog through atmospheric photochemical reactions and may be toxic. Compounds of carbon (also known as organic compounds) have different levels of reactivity; that is, they do not react at the same speed or do not form O3 to the same extent when exposed to photochemical processes. VOCs often have an odor, and some examples include gasoline, alcohol, and the solvents used in paints. Exceptions to the VOC designation include CO, CO2, carbonic acid, metallic carbides or carbonates, and ammonium carbonate. VOCs are a criteria pollutant since they are a precursor to O3, which is a criteria pollutant. The SCAQMD uses the terms VOC and ROG interchangeably (see below).

Reactive Organic Gases (ROG). Similar to VOC, ROG are also precursors in forming O3 and consist of compounds containing methane, ethane, propane, butane, and longer chain hydrocarbons, which are typically the result of some type of combustion/decomposition process. Smog is formed when ROG and NOX react in the presence of sunlight.

ROGs are a criteria pollutant since they are a precursor to O3, which is a criteria pollutant.

Construction
The project involves construction activities associated with grading, building construction, paving, and architectural coating applications. The project would be constructed over approximately 26 months from mid-2025 through mid2027.

Earthwork volumes are estimated at approximately 101,150 cubic yards of cut and 85,000 cubic yards of fill soil. In addition, 11,700 cubic yards of shrinkage and 2,700 cubic yards of subsidence are anticipated. An estimated 1,250 cubic yards of soil would be exported from the project site with proposed project grading activities.

Exhaust emission factors for typical diesel-powered heavy equipment are based on the California Emissions Estimator Model version 2022.1 (CalEEMod) program defaults. Variables factored into estimating the total construction emissions include the level of activity, length of construction period, number of pieces and types of equipment in use, site Redlands Regular meeting of 12-19-23 755 of 1429
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characteristics, weather conditions, number of construction personnel, and the amount of materials to be transported on- or off-site. The analysis of daily construction emissions has been prepared utilizing CalEEMod. Refer to Appendix B, Air Quality/Greenhouse Gas/Energy Modeling Results, for the CalEEMod outputs and results. Table 4.3-1, ProjectGenerated Construction Emissions, presents the anticipated daily short-term construction emissions.

Table 4.3-1
Project-Generated Construction Emissions
Emissions Source Pollutant (pounds/day)1,2
ROG NOX CO SO2 PM10 PM2.5
Year 1 Construction Emissions2 3.29 28.6 26.4 0.07 3.75 2.09 Year 2 Construction Emissions2 5.18 11.3 21.3 0.04 1.12 0.51 Year 3 Construction Emissions2 5.14 10.9 21.1 0.04 1.08 0.48 Maximum Daily Emissions 5.18 28.6 26.4 0.07 3.75 2.09
SCAQMD Thresholds 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Notes:

1. Emissions were calculated using CalEEMod version 2022.1.

2. Modeling assumptions include compliance with SCAQMD Rule 403 which requires: properly maintain mobile and other construction equipment; replace ground cover in disturbed areas quickly; water exposed surfaces three times daily; cover stock piles with tarps; water all haul roads twice daily; and limit speeds on unpaved roads to 15 miles per hour.

Source: Refer to Appendix B for assumptions used in this analysis.

Fugitive Dust Emissions
Construction activities are a source of fugitive dust emissions that may have a substantial, temporary impact on local air quality. In addition, fugitive dust may be a nuisance to those living and working in the project area. Fugitive dust emissions are associated with land clearing, ground excavation, cut-and-fill, and truck travel on unpaved roadways (including demolition as well as construction activities). Fugitive dust emissions vary substantially from day to day, depending on the level of activity, specific operations, and weather conditions. Fugitive dust from grading, excavation and construction is expected to be short-term and would cease upon project completion. Most of this material is inert silicates, rather than the complex organic particulates released from combustion sources, which are more harmful to health.

Dust (larger than 10 microns) generated by such activities usually becomes more of a local nuisance than a serious health problem. Of particular health concern is the amount of PM10 generated as a part of fugitive dust emissions. PM10 poses a serious health hazard alone or in combination with other pollutants. PM2.5 is mostly produced by mechanical processes. These include automobile tire wear, industrial processes such as cutting and grinding, and re-suspension of particles from the ground or road surfaces by wind and human activities such as construction or agriculture. PM2.5 is mostly derived from combustion sources, such as automobiles, trucks, and other vehicle exhaust, as well as from stationary sources. These particles are either directly emitted or are formed in the atmosphere from the combustion of gases such as NOX and SOX combining with ammonia. PM2.5 components from material in the Earth’s crust, such as dust, are also present, with the amount varying in different locations.

The project would adhere to SCAQMD Rules 402 and 403 (which require watering of inactive and perimeter areas, track-out and street sweeping requirements in accordance with Rule 1186/1186.1, etc.), to reduce PM10 and PM2.5 concentrations. As depicted in Table 4.3-1, total PM10 and PM2.5 emissions would not exceed the SCAQMD thresholds Redlands Regular meeting of 12-19-23 756 of 1429
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during construction. Thus, PM10 and PM2.5 emissions impacts associated with project construction would be less than significant.

Construction Equipment and Worker Vehicle Exhaust
Exhaust emissions from construction activities include emissions associated with the transport of machinery and supplies to and from the project site, employee commutes to the project site, emissions produced on-site as the equipment is used, and emissions from trucks transporting materials to/from the site. As presented in Table 4.3-1, construction equipment and worker vehicle exhaust emissions (i.e., ROG, NOX, CO, SO2, PM10, and PM2.5) would not exceed the established SCAQMD thresholds for all criteria pollutants. Therefore, impacts in this regard would be less than significant.

ROG Emissions
In addition to gaseous and particulate emissions, the application of asphalt and surface coatings creates ROG emissions, which are O3 precursors. In accordance with the methodology prescribed by the SCAQMD, ROG emissions associated with paving and architectural coating have been quantified with the CalEEMod model. As required by SCAQMD Regulation XI, Rule 1113 – Architectural Coating, all architectural coatings for the proposed structures would comply with specifications on painting practices as well as regulation on the ROG content of paint.10 ROG emissions associated with the proposed project would be less than significant; refer to Table 4.3-1.

Total Daily Construction Emissions
As indicated in Table 4.3-1, criteria pollutant emissions during construction of the proposed project would not exceed the SCAQMD significance thresholds. Thus, total construction related air emissions would be less than significant.

Naturally Occurring Asbestos
Asbestos is a term used for several types of naturally occurring fibrous minerals that are a human health hazard when airborne. The most common type of asbestos is chrysotile, but other types such as tremolite and actinolite are also found in California. Asbestos is classified as a known human carcinogen by State, Federal, and international agencies and was identified as a toxic air contaminant by CARB in 1986.

Asbestos can be released from serpentinite and ultramafic rocks when the rock is broken or crushed. At the point of release, the asbestos fibers may become airborne, causing air quality and human health hazards. These rocks have been commonly used for unpaved gravel roads, landscaping, fill projects, and other improvement projects in some localities. Asbestos may be released to the atmosphere due to vehicular traffic on unpaved roads, during grading for development projects, and at quarry operations. All of these activities may have the effect of releasing potentially harmful asbestos into the air. Natural weathering and erosion processes can act on asbestos bearing rock and make it easier for asbestos fibers to become airborne if such rock is disturbed. According to the Department of Conservation Division of Mines and Geology, A General Location Guide for Ultramafic Rocks in California – Areas More Likely to Contain Naturally Occurring Asbestos Report11, serpentinite and ultramafic rocks are not known to occur within the project area. Thus, no impacts would occur in this regard. 10 South Coast Air Quality Management District, Rule 1113 Architectural Coatings, http://www.aqmd.gov/docs/default-source/rulebook/reg-xi/r1113.pdf, accessed July 10, 2023. 11 Department of Conservation Division of Mines and Geology, A General Location Guide for Ultramafic Rocks in California – Areas More Likely to Contain Naturally Occurring Asbestos Report, August 2000, https://ww3.arb.ca.gov/toxics/asbestos/ofr_2000-019.pdf, accessed July 10, 2023.

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Operations
Long-term operational air quality impacts consist of mobile source emissions generated from project-related traffic and emissions from stationary area and energy sources. Emissions associated with each source are detailed in Table 4.3- 2, Project-Generated Operational Emissions, and discussed below.

Table 4.3-2
Project-Generated Operational Emissions
Emissions Source Pollutant (pounds/day)1
ROG NOX CO SOX PM10 PM2.5
Project Summer Emissions
Area 5.96 1.81 7.39 0.01 0.14 0.14
Energy 0.05 0.85 0.36 0.01 0.07 0.07
Mobile 4.06 3.11 29.3 0.07 6.30 1.63
Total Summer Emissions2 10.1 5.77 37.0 0.09 6.52 1.85
SCAQMD Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Project Winter Emissions
Area 5.38 1.75 0.74 0.01 0.14 0.14
Energy 0.05 0.85 0.36 0.01 0.07 0.07
Mobile 3.77 3.33 25.1 0.07 6.30 1.63
Total Winter Emissions2 9.20 5.93 26.2 0.08 6.51 1.84
SCAQMD Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Notes:

1. Emissions were calculated using CalEEMod version 2022.1.

2. The numbers may be slightly off due to rounding.

Source: Refer to Appendix B for assumptions used in this analysis.

Area Source Emissions
Area source emissions include those generated by architectural coatings, consumer products, and landscape maintenance equipment associated with the development of the proposed project. As shown in Table 4.3-2, area source emissions during both summer and winter would not exceed established SCAQMD thresholds. Impacts would be less than significant in this regard.

Energy Source Emissions
Energy source emissions would be generated as a result of electricity and natural gas usage associated with the proposed project. The primary use of electricity and natural gas by the project would be for space heating and cooling, water heating, ventilation, lighting, appliances, and electronics. Energy source emissions would not exceed established SCAQMD thresholds; refer to Table 4.3-2. Impacts in this regard would be less than significant.

Mobile Source
Mobile sources are emissions from motor vehicles, including tailpipe and evaporative emissions. Depending upon the pollutant being discussed, the potential air quality impact may be of either regional or local concern. For example, ROG, NOX, SOX, PM10, and PM2.5 are all pollutants of regional concern (NOX and ROG react with sunlight to form O3 Redlands Regular meeting of 12-19-23 758 of 1429
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[photochemical smog], and wind currents readily transport SOX, PM10, and PM2.5). However, CO tends to be a localized pollutant, dispersing rapidly at the source.

Project-generated vehicle emissions were estimated using CalEEMod. According to the Redlands TTM No. 20528 - Traffic Impact Study Scope of Work prepared by Michael Baker International (dated May 16, 2023), the proposed project would generate 1,166 average daily trips, including 86 trips during the a.m. peak hour and 115 trips during the p.m. peak hour. As shown in Table 4.3-2, mobile source emissions for both summer and winter would not exceed established SCAQMD thresholds. Therefore, impacts in this regard would be less than significant.

Total Operational Emissions
As shown in Table 4.3-2, the total operational emissions for both summer and winter would not exceed established SCAQMD thresholds. Therefore, impacts in this regard would be less than significant.

Air Quality Health Impacts
Adverse health effects induced by criteria pollutant emissions are highly dependent on a multitude of interconnected variables (e.g., cumulative concentrations, local meteorology and atmospheric conditions, and the number and character of exposed individual [e.g., age, gender]). In particular, O3 precursors, VOCs, and NOX, affect air quality on a regional scale. Health effects related to O3 are therefore the product of emissions generated by numerous sources throughout a region. Existing models have limited sensitivity to small changes in criteria pollutant concentrations, and, as such, translating project-generated criteria pollutants to specific health effects or additional days of nonattainment would produce meaningless results. In other words, the project’s less than significant increases in regional air pollution from criteria air pollutants would have nominal or negligible impacts on human health.

As noted in the Brief of Amicus Curiae by the SCAQMD (April 6, 2015) for Sierra Club vs. County of Fresno, the SCAQMD acknowledged it would be extremely difficult, if not impossible to quantify health impacts of criteria pollutants for various reasons including modeling limitations as well as where in the atmosphere air pollutants interact and form.

Further, as noted in the Brief of Amicus Curiae by the San Joaquin Valley Air Pollution Control District (SJVAPCD) (April 13, 2015) for the Sierra Club vs. County of Fresno, SJVAPCD acknowledged that currently available modeling tools are not equipped to provide a meaningful analysis of the correlation between an individual development project’s air emissions and specific human health impacts.

The SCAQMD acknowledges that health effects quantification from O3, as an example, is correlated with the increases in ambient level of O3 in the air (concentration) that an individual person breathes. The SCAQMD’s Brief of Amicus Curiae for Sierra Club vs. County of Fresno states that it would take a large amount of additional emissions to cause a modeled increase in ambient O3 levels over the entire region. The SCAQMD states that based on their own modeling in the SCAQMD’s 2012AQMP, a reduction of 432 tons (864,000 pounds) per day of NOX and a reduction of 187 tons (374,000 pounds) per day of VOCs would reduce O3 levels at highest monitored sites by only nine parts per billion. As such, the SCAQMD concludes that it is not currently possible to accurately quantify O3-related health impacts caused by NOX or VOC emissions from relatively small projects (defined as projects with regional scope) due to photochemistry and regional model limitations. Thus, as the project would not exceed SCAQMD thresholds for construction and operational air emissions, the project would have a less than significant impact for air quality health impacts.

Mitigation Measures: No mitigation measures are required. c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact. Sensitive receptors are defined as facilities or land uses that include members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. Examples of these sensitive receptors are residences, schools, hospitals, and daycare centers. The CARB Redlands Regular meeting of 12-19-23 759 of 1429
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has identified the following groups of individuals as those most likely to be affected by air pollution: the elderly over 65, children under 14, athletes, and persons with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis.

The closest sensitive receptor to the project site is the Citrus Valley High School adjacent to the east of the project site.

The closest classrooms where students spend extended periods of time are located approximately 900 feet east of the project site.

Localized Significance Thresholds
Localized Significance Thresholds (LSTs) were developed in response to SCAQMD Governing Boards’ Environmental Justice Enhancement Initiative (I-4). The SCAQMD provided the Final Localized Significance Threshold Methodology (dated June 2003 [revised 2008]) for guidance. The LST methodology assists lead agencies in analyzing localized air quality impacts. The SCAQMD provides the LST lookup tables for one-, two-, and five-acre projects emitting CO, NOX, PM2.5, and/or PM10. The LST methodology and associated mass rates are not designed to evaluate localized impacts from mobile sources traveling over the roadways. The project site is located within Source Receptor Area (SRA) 24, Perris Valley.

Construction LST
The SCAQMD guidance on applying CalEEMod to LSTs specifies the number of acres a particular piece of equipment would likely disturb per day.12 SCAQMD provides LST thresholds for one-, two-, and five-acre site disturbance areas; SCAQMD does not provide LST thresholds for projects over five acres. The project would actively disturb approximately three acres per day during the grading phase of construction. Therefore, the LST thresholds for two-acre were conservatively utilized for the construction LST analysis. The closest sensitive receptors are Citrus Valley High School classrooms located approximately 900 feet (274 meters) to the east of the project boundary. These sensitive land uses may be potentially affected by air pollutant emissions generated during on-site construction activities. LST thresholds are provided for distances to sensitive receptors of 25, 50, 100, 200, and 500 meters. As the nearest sensitive receptor is located approximately 900 feet (274 meters) from the planned construction area, the LST values for 200-meter were used.

Table 4.3-3, Localized Emissions Significance, shows the localized unmitigated and mitigated construction-related emissions for NOX, CO, PM10, and PM2.5 compared to the LSTs for SRA 34. It is noted that the localized emissions presented in Table 4.3-3 are less than those in Table 4.3-1 because localized emissions include only on-site emissions (e.g., from construction equipment and fugitive dust) and do not include off-site emissions (e.g., from hauling activities).

As shown in Table 4.3-3, the project’s localized construction emissions would not exceed the LSTs for SRA 34.

Therefore, localized significance impacts from project-related construction activities would be less than significant. 12 The number of acres represent the total acres traversed by grading equipment. To properly grade a piece of land, multiple passes with equipment may be required. The disturbance acreage is based on the equipment list and days of the grading phase according to the anticipated maximum number of acres a given piece of equipment can pass over in an 8-hour workday.

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Table 4.3-3
Localized Emissions Significance
Source3
Pollutant (pounds/day)
NOX CO PM10 PM2.5
Year 11 28.5 25.4 3.59 2.05
Year 22 9.82 16.3 0.32 0.30
Year 32 9.41 16.3 0.29 0.27
Maximum Daily Emissions 28.5 25.4 3.59 2.05
Localized Significance Threshold3,4 378 6,346 83 26
Thresholds Exceeded? No No No No
Notes:

1. Maximum on-site daily emissions occur during grading phase for all pollutants in Year 1.

2. Maximum on-site daily emissions occur during building construction phase for NOx, CO, PM10, and PM2.5 in Year 2 and Year 3.

3. Modeling assumptions include compliance with SCAQMD Rule 403 which requires properly maintaining mobile and other construction equipment; replacing ground cover in disturbed areas quickly; watering exposed surfaces three times daily; covering stockpiles with tarps; watering all haul roads twice daily; and limiting speeds on unpaved roads to 15 miles per hour.

4. The LST was determined using Appendix C of the SCAQMD’s Final Localized Significant Threshold Methodology guidance document for pollutants NOX, CO, PM10, and PM2.5. The LST was based on the anticipated daily acreage disturbance for construction (approximately two-acre as a conservative estimate; therefore, the two-acre threshold was used) and distance to sensitive receptor (25 meters) for SRA 24, Perris Valley.

Source: Refer to Appendix B for assumptions used in this analysis.

Operational LST
According to SCAQMD LST methodology, LSTs would apply to operational activities if the project includes stationary sources or attracts mobile sources that may spend extended periods queuing and idling at the site (i.e., warehouse or transfer facilities). The proposed project does not include such uses. Thus, due to the lack of such emissions, no longterm LST analysis is needed. Operational LST impacts would be less than significant in this regard.

Carbon Monoxide Hotspots
CO emissions are a function of vehicle idling time, meteorological conditions, and traffic flow. Under certain extreme meteorological conditions, CO concentrations near a congested roadway or intersection may reach unhealthful levels (e.g., adversely affecting residents, school children, hospital patients, and the elderly).

The Basin is designated as an attainment/maintenance area for the Federal CO standards and an attainment area under State standards. There has been a decline in CO emissions even though vehicle miles traveled (VMT) on U.S. urban and rural roads have increased; estimated anthropogenic CO emissions have decreased 68 percent between 1990 and 2014. In 2014, mobile sources accounted for 82 percent of the nation’s total anthropogenic CO emissions.13 Three major control programs have contributed to the reduced per-vehicle CO emissions, including exhaust standards, cleaner burning fuels, and motor vehicle inspection/maintenance programs.

According to the SCAQMD CEQA Air Quality Handbook, a potential CO hotspot may occur at any location where the background CO concentration already exceeds 9.0 parts per million (ppm), which is the 8-hour California ambient air quality standard. The closest monitoring station to the project site that monitors CO concentration is San Bernardino4th Street station, which is located approximately 4.5 miles northwest of the project site. The maximum CO 13 U.S. Environmental Protection Agency, Carbon Monoxide Emissions, https://cfpub.epa.gov/roe/indicator_pdf.cfm?i=10, accessed July 3, 2023.

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concentration at San Bernardino-4th Street station was measured at 1.749 ppm in 2022.14 Given that the background CO concentration does not currently exceed 9.0 ppm, a CO hotspot would not occur at the project site. Therefore, CO hotspot impacts would be less than significant in this regard.

Health Impacts of On-Site Sensitive Receptors
The project would construct residential units in close proximity of the I-210 freeway. As such, future on-site residences could be potentially exposed to elevated levels of diesel particulate matter (DPM) emissions from the vehicles traveling on the I-210 freeway. DPM is identified by CARB as a toxic air contaminant (TAC) and could cause health risk impacts to future residences.

The project would require a Specific Plan Amendment to incorporate the project site in the Bergamot Specific Plan boundary. The project site is located to the south of the Bergamot Specific Plan site, and future residences of the project would be located at approximately the same distance from the I-210 freeway as the future residences of the Bergamot Specific Plan, and therefore would be exposed to similar levels of DPM emissions from the I-210 freeway.

As stated in the Bergamot Specific Plan Initial Study/Mitigated Negative Declaration, prepared by Michael Baker International in May 2021, cancer risk, chronic non-cancer risk, and acute risk at the interior of the proposed homes of the Bergamot Specific Plan would be as high as 2.5 in one million, 0.00394, and 0.00066, respectively, which would be significantly below the SCAQMD thresholds of 10 in one million for cancer risk and 1.0 for chronic non-cancer and acute risks. As the future residences of the project would be exposed to similar levels of DPM emissions from the I210 freeway as the future residences of the Bergamot Specific Plan, health impacts of the project’s on-site sensitive receptors would be less than significant.

Mitigation Measures: No mitigation measures are required. d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Less Than Significant Impact. According to the SCAQMD CEQA Air Quality Handbook, land uses associated with odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding. The proposed project does not include any uses identified by the SCAQMD as being associated with odors.

Construction activities associated with the project may generate detectable odors from heavy-duty equipment exhaust and architectural coatings. However, construction-related odors would be short-term in nature and cease upon project completion. In addition, the project would be required to comply with the California Code of Regulations, Title 13, Sections 2449(d)(3) and 2485, which minimize the idling time of construction equipment either by requiring equipment to be shut off when not in use or limiting idling time to no more than five minutes. Compliance with these existing regulations would further reduce the detectable odors from heavy-duty equipment exhaust. The project would also be required to comply with the SCAQMD Regulation XI, Rule 1113 – Architectural Coating, which would minimize odor impacts from ROG emissions during architectural coating. Any odor impacts to existing adjacent land uses would be short-term and negligible. As such, the project would not result in other emissions (such as those leading to odors) adversely affecting a substantial number of people. Impacts would be less than significant in this regard.

Mitigation Measures: No mitigation measures are required. 14 California Air Resources Board, Air Quality and Meteorological Information, https://www.arb.ca.gov/aqmis2/aqdselect.php?tab=specialrpt, accessed July 3, 2023.

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4.4 Biological Resources
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife
Service?

b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife
Service?

c. Have a substantial adverse effect on State or Federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?

d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?

e. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?

f. Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat
conservation plan?

This section is primarily based upon the Tentative Biological Resources Assessment and San Bernardino Kangaroo Rat Habitat Assessment, Song and Emm Properties Project, City of Redlands, San Bernardino County, California, prepared by FirstCarbon Solutions, dated March 23, 2023. Refer to Appendix C, Biological Resources Assessment. a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Less Than Significant Impact With Mitigation Incorporated. A general biological resources survey was conducted on March 9, 2023 to document existing site conditions and identify whether existing vegetation communities provide suitable habitat for special-status plant or wildlife species; refer to Appendix C. Prior to conducting the field survey, thorough literature reviews and records searches were conducted to determine which special-status biological resources have the potential to occur on or within the general vicinity of the project site.

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Special-Status Plant Species
Based on review of the California Department of Fish and Wildlife (CDFW) California Natural Diversity Data Base (CNDDB) and the California Native Plant Society (CNPS) Electronic Inventory, 19 special-status plant species have been recorded within 5-miles of the project site and an additional 14 species have been recorded between 5- and 10- miles from the project site. No special-status plant species were observed during the field survey conducted on the project site. The project site also does not appear to support protected vegetation communities, such as oak woodland or riparian forest. Furthermore, the project site is not within designated critical habitat for a special-status plant species.

Therefore, construction and operation of the project would not result in impacts to special-status plant species or vegetation communities.

Special-Status Wildlife Species
A total of 42 special-status wildlife species were identified as occurring within 5 miles of the project site as recorded in the CNDDB and an additional 14 species were identified in the USFWS Information for Planning and Consultation database review. The potential for wildlife to occur on the project site was based on presence of suitable habitats and occurrences recorded in the CNDDB. Of the 42 special-status wildlife species identified, San Diegan Tiger Whiptail, Southern California Legless Lizard, Cooper’s Hawk, Burrowing Owl, California Horned Lark, Loggerhead Shrike, and San Bernardino Merriam’s Kangaroo Rat have moderate potential to occur on the project site. Potential impacts to Cooper’s Hawk, California Horned Lark, and Loggerhead Shrike would be reduced to less than significant with implementation of Mitigation Measure BIO-1 (Pre-Construction Survey for Nesting Birds). Potential impacts to Burrowing Owl would be reduced to less than significant with implementation of Mitigation Measure BIO-2 (PreConstruction Survey for Burrowing Owl). Potential impacts to Southern California Legless Lizard and San Diegan Tiger Whiptail would be reduced to less than significant with implementation of Mitigation Measure BIO-3 (Pre-Construction Survey for Special-Status Reptiles).

Although San Bernardino Merriam’s Kangaroo Rat was determined to have a moderate potential for occurrence, the project site lacks habitat due to the tilled nature, lack of typical plant species and composition, and the position outside of alluvial action of the Santa Ana River. The small mammal burrows at the site were determined to be made by other species and lacked the characteristics of San BernardinoMerriam’s Kangaroo Rat burrows. Furthermore, no individuals were observed and there were no signs of San Bernardino Merriam’s Kangaroo Rat activity in the vicinity of the burrows (e.g., tail drag marks, scat). Therefore, the Biological Resource Assessment determined that San Bernardino Merriam’s Kangaroo Rat is considered absent from the site. Further, no individuals would be able to populate the site in the future based on the site’s proposed fencing plan. Therefore, no impacts would occur in this regard.

Special-Status Vegetation Communities
The CNDDB identified three sensitive natural communities that are known to occur within 5 miles of the project site:

Southern Mixed Riparian Forest, Southern Sycamore Alder Riparian Woodland, and Riversidian Alluvial Fan Sage Scrub. Seven sensitive natural communities, including Canyon Live Oak Ravine Forest, Southern Coast Live Oak Riparian Forest, Southern Cottonwood Willow Riparian Forest, Southern Riparian Forest, Southern Riparian Scrub, Southern Sycamore Alder Riparian Woodland, and Southern Willow Scrub have been recorded in the CNDDB between 5 and 10 miles from the project site. However, the biological survey determined that none of these special-status vegetation communities occur within or adjacent to the project site. No impacts would occur in this regard.

Mitigation Measures:

BIO-1 Pre-Construction Survey for Nesting Birds. Ground-disturbing activities shall be conducted during the non-breeding season for birds (approximately September 1 through January 31) to avoid violations of the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code § § 3503, 3503.5 and 3513.

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If grading or construction activities are scheduled to occur during the bird breeding season (February 1 through August 31), a pre-construction survey for nesting birds shall be conducted by a qualified Designated Biologist who is experienced in the identification of avian species and conduction nesting bird surveys using appropriate survey methodology. The nest survey shall include the project site and any adjacent areas (i.e., construction site entrances and/or staging areas) where the project activities have the potential to cause nest failure. The pre-construction survey shall be conducted no more than three days prior to the start of ground-disturbing activities within the bird breeding season at the appropriate time of day/night, and during appropriate weather conditions. If no nesting birds are observed during the survey, site preparation and construction activities may begin. If nesting birds are found to be present, avoidance or minimization measures shall be undertaken to avoid potential project-related impacts. If a nest is suspected, but not confirmed, the Designated Biologist shall establish a disturbance-free buffer until additional surveys can be completed, or until the location can be inferred based on observations confirm that a nest does not exist or is inactive. If a nest is observed, but thought to be inactive, the Designated Biologist shall monitor the nest for one hour (four hours for raptors during the non-breeding season) prior to approaching the nest to determine status. The Designated Biologist shall use their best professional judgement regarding the monitoring period and whether approaching the nest is appropriate.

If an active avian nest confirmed, the Designated Biologist shall immediately establish a conservative avoidance buffer surrounding the nest based on their best professional judgement and experience.

The Designated Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Designated Biologist determines that such project activities may be causing an adverse reaction, the Designated Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. All work within these buffers will be halted until the nesting effort is finished (i.e., the juveniles are surviving independent from the nest). The on-site qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City for mitigation monitoring compliance record keeping.

BIO-2 Pre-Construction Surveys for Burrowing Owl. The project applicant shall retain a qualified Biologist to perform a pre-construction burrowing owl survey to determine whether burrowing owls are present within 30 days prior to construction activities, according to the California Department of Fish and Wildlife (CDFW) 2012 guidelines. If construction is delayed or suspended for more than 30 days after the survey, the area shall be resurveyed. Survey for occupied burrows shall be completed within all construction areas and within 300 feet from the proposed project impact area (where possible and appropriate based on locations of barren or ruderal habitats).

If burrowing owls are detected during the pre-construction survey, the City shall consult with the CDFW and United States Fish and Wildlife Service (USFWS) to develop and implement a Burrowing Owl Mitigation Plan that includes mitigation measures outlined in CDFW (2012) guidelines and a Worker Environmental Awareness Program (WEAP).

BIO-3 Pre-Construction Surveys for Special-Status Reptiles. Prior to the issuance of a grading permit, the project applicant shall provide evidence that a qualified designated biologist has been retained Redlands Regular meeting of 12-19-23 765 of 1429
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to perform a pre-construction survey of the entire project impact area, including any staging/laydown areas, for Southern California legless lizard and San Diegan tiger whiptail. • If special-status reptiles are observed during construction activities, all work within 50 feet of the animal(s) will be stopped. At no time shall work occur within 50 feet of the animal without the Biological Monitor present. Any special-status wildlife species detected within the project impact area, including any staging/laydown areas, shall be allowed to move away on their own and shall not be captured or handled without authorization from the California Department of Fish and Wildlife (CDFW) or United States Fish and Wildlife Service (USFWS).
• Avoidance of Entrapment: To prevent inadvertent entrapment of special-status reptiles during construction, all excavated, steep-walled holes or trenches may need to be covered at the close of each working day with plywood or other suitable material or provided with one or more escape ramps constructed of earth fill or wooden planks. The project applicant shall retain a qualified biologist to regularly inspect open trenches during the construction phase.
• Environmentally Sensitive Area Fencing: Areas that support sensitive habitats or reptile species shall be temporarily fenced to protect them from construction activities and traffic.

The project applicant may need to retain a qualified designated biologist to monitor Environmentally Sensitive Areas during the construction phase. • Worker Environmental Awareness Program: A Worker Environmental Awareness Program (WEAP) training shall be implemented by a qualified designated biologist to educate construction workers about the presence of special-status plant and reptile species on and near the project site and shall be administered to construction personnel prior to the initiation of ground-disturbing or vegetation/habitat altering activities. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
Less Than Significant Impact. According to the Biological Resources Assessment, no riparian habitat exists on the project site. However, there is a channelized drainage located west of the project site, which supports native riparian woodland species and eucalyptus trees that provide cover for dispersing wildlife species. The project applicant would not directly fill or remove the channel, however, project construction activities on the western side of the project site could cause sediment to enter the channelized drainage and result in indirect impacts to habitat. With implementation of regulatory requirements of water quality Best Management Practices (BMPs), impacts would be minimized. Water quality BMPs would include: obtaining a Construction General Permit from the Santa Ana Regional Water Quality Control Board, ensuring that Stormwater planning documents consistent with the requirements of the RWQCB (e.g., a Storm Water Pollution Prevention Plan [SWPPP] that complies with current National Pollution Discharge Effluent Standards [NPDES]), and additional BMPs to control the pollutants in stormwater runoff (e.g., silt fencing, straw wattles, etc.). The City of Redlands enforces application of water quality BMPs through Municipal Code Chapter 13.54, Storm Drains. Specifically, Municipal Code Section 13.54.180, Best Management Practices, requires that all new construction use BMPs to prevent the discharge of pollutants to the maximum extent practicable. According to the Municipal Code, examples of suitable BMPs may be found in the California Stormwater Quality Association (CASQA) Stormwater Best Management Practice Handbook, and the City of Redlands' Storm Water Guidance Handbook. With implementation of water quality BMPs, as enforced through Municipal Code Chapter 13.54, impacts to riparian habitat within the channel would be less than significant.

Mitigation Measures: No mitigation measures are required.

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c) Have a substantial adverse effect on State or Federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Less Than Significant Impact. According to the Biological Resources Assessment, no State or Federally protected wetlands were observed within the boundaries of the project site. However, there is a concrete drainage channel located to the west of the project site which is a potentially protected wetland feature. Project construction activities on the western side of the project site could cause sediment to enter the channelized drainage and result in indirect impacts to the drainage channel and water quality downstream, potentially including through spills and stormwater runoff during construction. With implementation of water quality BMPs described in Response 4.4(b) above, impacts to wetlands would be less than significant.

Mitigation Measures: No mitigation measures are required. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Less Than Significant Impact. According to the Biological Resources Assessment, the drainage channel located west of the project site likely provides a movement corridor for a number of terrestrial wildlife species, including Virginia opossum, coyote, raccoon, striped skunk, several rodent species, and several lizard species, including San Diegan tiger whiptail. However, the project site itself does not serve as a wildlife movement corridor. As project construction and operation would not obstruct the corridor, the project would not interfere substantially with the movement of wildlife.

Less than significant impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
No Impact. Municipal Code Chapter 12.52 outlines specific policies for tree preservation within the City. The City has policies and guidelines related to street trees on public City property but does not have City policies or ordinances related to trees on private property. Based on the Biological Resources Assessment, the row of lemon-scented gum trees along Pioneer Avenue may be located in a public right-of-way, which would qualify them as public trees. The project applicant shall be required to comply with all provisions outlined in the Municipal Code, which requires a permit to be issued by the City’s Public Works director prior to the removal of any public tree. With adherence to the Municipal Code policies, no impact would occur.

Mitigation Measures: No mitigation measures are required. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan? No Impact. The project site is not located within a habitat conservation plan, natural community conservation plan, or other approved local, regional, or State habitat conservation plan. Therefore, no impacts would occur.

Mitigation Measures: No mitigation measures are required.

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4.5 Cultural Resources
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Cause a substantial adverse change in the significance of a historical resource pursuant to in Section 15064.5? 
b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5? 
c. Disturb any human remains, including those interred outside of dedicated cemeteries? 
This section is primarily based upon the Phase I Cultural Resources Assessment, Song and Emm Properties Project, City of Redlands, San Bernardino County, California (Cultural Resources Assessment), prepared by FirstCarbon Solutions, dated December 12, 2022; refer to Appendix D, Cultural Resources Report. a) Cause a substantial adverse change in the significance of a historical resource pursuant to in Section 15064.5?
Less Than Significant Impact With Mitigation Incorporated. A historic overview of the project area is provided in the Cultural Resources Assessment; refer to Appendix D. To evaluate the project’s potential to support historic resources, a records search request was submitted to the South Central Coastal Information Center (SCCIC). The search was conducted to identify previously recorded cultural resources and previously conducted cultural resources studies within a 0.5-mile radius of the project site. A review was also conducted of the National Register of Historic Places (NRHP), the California Register of Historical Resources (CRHR), the California Historical Landmarks (CHL) list, the California Points of Historical Interest (CPHI) list, and the California Built Environment Resource Directory (BERD) for San Bernardino County. Cultural resources field surveys of the project site were conducted on August 21, 2021 and April 15, 2022. The surveys were conducted by walking parallel transects spaced approximately 15 meters apart across the entirety of the project site, where accessible. Digital photographs were taken at various points within the project boundaries and all soil exposures were carefully examined for evidence of cultural resources; refer to Appendix D.

The SCCIC records search revealed that there have been thirty-one previous cultural resource studies conducted in the project area, none of which have taken place on the project site. The results of the records search indicate that there are twenty-two cultural resources (two prehistoric and twenty historic) located within a 0.5-mile radius of the project site, and no recorded cultural resources are located within the project site.

During the field surveys, the FirstCarbon Solutions archaeologists conducted inspections of the project site to identify evidence of historical resources, as defined under California law. Historical resources encompass a broad range of elements, including sites, buildings, structures, objects, areas, places, records, manuscripts, or anything deemed historically significant within the cultural history of California (14 Cal. Code Regs., §15064(a)). These resources fall into three categories according to CEQA: mandatory historical resources, presumptive historical resources, and property that may be found historical at the discretion of the lead agency (Pub. Resources Code, §21084.1).

The project site, upon inspection, was found to contain primarily grass and modern debris. No historical resources, as defined by California law, were identified within the boundaries of the project site during the surface inspection. It is important to note that while the surface inspection did not yield any historical resource findings, ground-disturbing activities in the future could potentially reveal historic-period artifacts or structural elements. To minimize potential Redlands Regular meeting of 12-19-23 769 of 1429
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impacts resulting from inadvertent discoveries, the project proposes to implement Mitigation Measures CUL-1 through CUL-8.

With the implementation of Mitigation Measures CUL-1 through CUL-8, the project aims to effectively address the possibility of encountering historical resources during construction activities. This approach ensures that any impacts to historical resources, as defined by California law, would be reduced to a level deemed less than significant in compliance with CEQA requirements. The project is regulated by the California Code of Regulations (CCR), Title 14, Chapter 3, Section 15064.5(f), which provides that should archaeological materials be encountered during construction, all construction work should be halted and a qualified archaeologist consulted to determine the appropriate treatment of the discovery. The following mitigation has been incorporated to ensure the project would not cause a substantial adverse change in the significance of a historical resource, and a less than significant impact would occur, with mitigation.

Mitigation Measures:

CUL-1 Native American Treatment Agreement. Prior to the issuance of grading permits, the applicant shall enter into a Tribal Monitoring Agreement with the Morongo Band of Mission Indians for the project. The Tribal Monitor shall be on-site during all ground-disturbing activities (including, but not limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence post placement and removal, construction excavation, excavation for all utility and irrigation lines, and landscaping phases of any kind). The Tribal Monitor shall have the authority to temporarily divert, redirect, or halt the ground-disturbing activities to allow identification, evaluation, and potential recovery of cultural resources.

CUL-2 Retention of Archaeologist. Prior to any ground-disturbing activities (including, but not limited to, clearing, grubbing, tree and bush removal, grading, trenching, fence post replacement and removal, construction excavation, excavation for all utility and irrigation lines, and landscaping phases of any kind), and prior to the issuance of grading permits, the Applicant shall retain a qualified archaeologist who meets the U.S. Secretary of the Interior Standards (SOI). The archaeologist shall be present during all ground-disturbing activities to identify any known or suspected archaeological and/or cultural resources. The archaeologist will conduct a Cultural Resource Sensitivity Training, in conjunction with the Tribe[s] Tribal Historic Preservation Officer (THPO), and/or designated Tribal Representative. The training session will focus on the archaeological and tribal cultural resources that may be encountered during ground-disturbing activities as well as the procedures to be followed in such an event.

CUL-3 Cultural Resource Management Plan. Prior to any ground-disturbing activities the project archaeologist shall develop a Cultural Resource Management Plan (CRMP) and/or Archaeological Monitoring and Treatment Plan (AMTP) to address the details, timing, and responsibilities of all archaeological and cultural resource activities that occur on the project site. This Plan shall be written in consultation with the consulting Tribe[s] and shall include the following: approved Mitigation Measures (MM)/Conditions of Approval (COA), contact information for all pertinent parties, parties’ responsibilities, procedures for each MM or COA, and an overview of the project schedule.

CUL-4 Pre-Grade Meeting. The retained qualified archeologist and Consulting Tribe[s] representative shall attend the pre-grade meeting with the grading contractors to explain and coordinate the requirements of the monitoring plan.

CUL-5 On-site Monitoring. During all ground-disturbing activities the qualified archaeologist and the Native American monitor shall be on-site full-time. The frequency of inspections shall depend on the rate of Redlands Regular meeting of 12-19-23 770 of 1429
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excavation, the materials excavated, and any discoveries of Tribal Cultural Resources as defined in California Public Resources Code Section 21074. Archaeological and Native American monitoring will be discontinued when the depth of grading and the soil conditions no longer retain the potential to contain cultural deposits.

The qualified archaeologist, in consultation with the Native American monitor, shall be responsible for determining the duration and frequency of monitoring.

CUL-6 Inadvertent Discovery of Cultural Resources. In the event that previously unidentified cultural resources are unearthed during construction, the qualified archaeologist and the Native American monitor shall have the authority to temporarily divert and/or temporarily halt ground disturbance operations in the area of discovery to allow for the evaluation of potentially significant cultural resources. Isolates and clearly non-significant deposits shall be minimally documented in the field and collected so the monitored grading can proceed.

If a potentially significant cultural resource(s) is discovered, work shall stop within a 60-foot perimeter of the discovery and an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed. All work shall be diverted away from the vicinity of the find, so that the find can be evaluated by the qualified archaeologist and Tribal Monitor[s]. The archaeologist shall notify the Lead Agency and consulting Tribe[s] of said discovery. The qualified archaeologist, in consultation with the Lead Agency, the consulting Tribe[s], and the Native American monitor, shall determine the significance of the discovered resource. A recommendation for the treatment and disposition of the Tribal Cultural Resource shall be made by the qualified archaeologist in consultation with the Tribe[s] and the Native American monitor[s] and be submitted to the Lead Agency for review and approval. Below are the possible treatments and dispositions of significant cultural resources in order of CEQA preference:

A. Full avoidance.

B. If avoidance is not feasible, Preservation in place.

C. If Preservation in place is not feasible, all items shall be reburied in an area away from any future impacts and reside in a permanent conservation easement or Deed Restriction.

D. If all other options are proven to be infeasible, data recovery through excavation and then curation in a Curation Facility that meets the Federal Curation Standards (CFR 79.1) CUL-7 Inadvertent Discovery of Human Remains. The Morongo Band of Mission Indians requests the following specific conditions to be imposed in order to protect Native American human remains and/or cremations. No photographs are to be taken except by the coroner, with written approval by the consulting Tribe[s].

A. Should human remains and/or cremations be encountered on the surface or during any and all ground-disturbing activities (i.e., clearing, grubbing, tree and bush removal, grading, trenching, fence post placement and removal, construction excavation, excavation for all water supply, electrical, and irrigation lines, and landscaping phases of any kind), work in the immediate vicinity of the discovery shall immediately stop within a 100-foot perimeter of the discovery. The area shall be protected; project personnel/observers will be restricted. The County Coroner is to be contacted within 24 hours of discovery. The County Coroner has 48 hours to make his/her determination pursuant to State and Safety Code §7050.5. and Public Resources Code (PRC) § 5097.98.

B. In the event that the human remains and/or cremations are identified as Native American, the Coroner shall notify the Native American Heritage Commission within 24 hours of determination pursuant to subdivision (c) of HSC §7050.5.

C. The Native American Heritage Commission shall immediately notify the person or persons it believes to be the Most Likely Descendant (MLD). The MLD has 48 hours, upon being granted access to the Project site, to inspect the site of discovery and make his/her recommendation for final treatment Redlands Regular meeting of 12-19-23 771 of 1429
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and disposition, with appropriate dignity, of the remains and all associated grave goods pursuant to PRC §5097.98.

D. If the Morongo Band of Mission Indians has been named the Most Likely Descendant (MLD), the Tribe may wish to rebury the human remains and/or cremation and sacred items in their place of discovery with no further disturbance where they will reside in perpetuity. The place(s) of reburial will not be disclosed by any party and is exempt from the California Public Records Act (California Government Code § 6254[r]). Reburial location of human remains and/or cremations will be determined by the Tribe’s Most Likely Descendant (MLD), the landowner, and the City Planning Department.

CUL-8 Final Report. The final report[s] created as a part of the project (AMTP, isolate records, site records, survey reports, testing reports, etc.) shall be submitted to the Lead Agency and Consulting Tribe[s] for review and comment. After approval of all parties, the final reports are to be submitted to the Eastern Information Center, and the Consulting Tribe[s].CUL-1 Qualified Archaeologist. Prior to the issuance of a grading permits, the applicant shall obtain a project archaeologist that meets the Secretary of Interior’s Professional Qualification Standards for Archaeology. The project archaeologist and the tribal monitor(s) shall perform an inspection of the site following grubbing and ground clearing, and prior to any grading or project-related ground disturbance.

In the event exposed soils indicate cultural materials may be present, this may be followed by regular or periodic archaeological monitoring as determined by the archaeologist.

No further grading shall occur in the area of the discovery until the Lead Agency approves the measures to protect these resources. Any archaeological artifacts recovered as a result of mitigation shall be donated to a qualified scientific institution approved by the Lead Agency where they would be afforded long-term preservation to allow future scientific study.
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5?
Less Than Significant Impact With Mitigation Incorporated. Prehistoric background information on the project area is provided in the Cultural Resources Assessment. As discussed above, the SCCIC records search revealed that 22 cultural resources (two prehistoric and twenty historic) have been located within a 0.5-mile radius of the project site, and no recorded cultural resources are located within the project site. Additionally, the pedestrian survey did not yield any cultural resources on the project site. Although findings were negative for cultural resources on the surface of the project site, the potential exists for ground-disturbing activities to expose previously unrecorded cultural resources.

Based on the Cultural Resources Assessment, the site has not been previously surveyed for archaeological resources and its topography increases the possibility that subsurface archaeological resources may be encountered during project construction. To protect archaeological resources, Mitigation Measure CUL-1 through CUL-8 are proposed.

Most notably, Mitigation Measure CUL-6 documents the steps to be taken in the event previously unidentified cultural resources are unearthed during consturtion.. With implementation of Mitigation Measures CUL-1 through CUL-8, impacts to archaeological resources would be less than significant.

Mitigation Measures: Refer to Mitigation Measures CUL-1 through CUL-8. c) Disturb any human remains, including those interred outside of dedicated cemeteries? Less Than Significant Impact with Mitigation Incorporated. No evidence of human remains was identified as part of the Cultural Resources Report. Nonetheless, if human remains are found, those remains would require proper treatment, in accordance with applicable laws. State of California Public Resources Health and Safety Code Section 7050.5 through 7055 describe the general provisions for human remains; included as Mitigation Measure CUL-7.

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Specifically, State Health and Safety Code Section 7050.5 requires if any human remains are accidentally discovered during excavation of a site, the County Coroner shall be notified of the find immediately, and no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. As required by State law, if the remains are determined to be Native American, the County Coroner shall notify the NAHC, which will determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 48 hours of notification by the NAHC and shall have the opportunity to offer recommendations for the disposition of the remains. Following compliance with State Law and Mitigation Measure CUL-7, impacts related to the disturbance of human remains would be less than significant.

Mitigation Measures: Refer to Mitigation Measure CUL-7.

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4.6 Energy
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?

b. Conflict with or obstruct a State or local plan for renewable energy or energy efficiency? 
This section is primarily based upon Appendix B, Air Quality/Greenhouse Gas/Energy Modeling Results.

State
California Building Energy Efficiency Standards (Title 24) The 2022 California Building Energy Efficiency Standards for Residential and Nonresidential Buildings (California Code of Regulations, Title 24, Part 6), commonly referred to as “Title 24,” became effective on January 1, 2023. In general, Title 24 requires the design of building shells and building components to conserve energy. The standards are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods. The 2022 Title 24 standards encourage efficient electric heat pumps, establish electric-ready requirements for new homes, expand solar photovoltaic and battery storage standards, strengthen ventilation standards, and more.

California Green Building Standards (CALGreen)
The 2022 California Green Building Standards Code (California Code of Regulations, Title 24, Part 11), commonly referred to as CALGreen, went into effect on January 1, 2023. CALGreen is the first-in-the-nation mandatory green buildings standards code. The California Building Standards Commission developed CALGreen to meet the State’s landmark initiative Assembly Bill (AB) 32 goals, which established a comprehensive program of cost-effective reductions of greenhouse gas (GHG) emissions to 1990 levels by 2020. CALGreen was developed to (1) reduce GHG emissions from buildings; (2) promote environmentally responsible, cost-effective, and healthier places to live and work; (3) reduce energy and water consumption; and (4) respond to the environmental directives of the administration.

CALGreen requires that new buildings employ water efficiency and conservation, increase building system efficiencies (e.g., lighting, heating/ventilation and air conditioning [HVAC], and plumbing fixtures), divert construction waste from landfills, and incorporate electric vehicles charging infrastructure.

California Public Utilities Commission Energy Efficiency Strategic Plan The California Public Utilities Commission (CPUC) prepared an Energy Efficiency Strategic Plan (Strategic Plan) in September 2008 with the goal of promoting energy efficiency and a reduction in GHGs. In January 2011, a lighting chapter was adopted and added to the Strategic Plan. The Strategic Plan is California’s single roadmap to achieving maximum energy savings in the State between 2009 and 2020, and beyond 2020. The Strategic Plan contains the practical strategies and actions to attain significant Statewide energy savings, as a result of a year-long collaboration by energy experts, utilities, businesses, consumer groups, and governmental organizations in California, throughout the West, nationally and internationally. The plan includes four bold strategies:

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1. All new residential construction in California will be zero net energy by 2020;

2. All new commercial construction in California will be zero net energy by 2030;

3. Heating, ventilation, and air condition (HVAC) will be transformed to ensure that its energy performance is optimal for California’s climate; and

4. All eligible low-income customers will be given the opportunity to participate in the low-income energy efficiency program by 2020.

California Energy Commission Integrated Energy Policy Report In 2002, the California State Legislature adopted Senate Bill (SB) 1389, which requires the California Energy Commission (CEC) to develop an Integrated Energy Policy Report (IEPR) every two years. SB 1389 requires the CEC to conduct assessments and forecasts of all aspects of energy industry supply, production, transportation, delivery and distribution, demand, and prices, and use these assessments and forecasts to develop energy policies that conserve resources, protect the environment, ensure energy reliability, enhance the State's economy, and protect public health and safety.

The CEC adopted the 2021 integrated energy policy report (2021 IEPR) Volume I, Volume II, and Volume IV on February 1, 2022 and Volume III on February 24, 2022.15 The 2021 IEPR provides information and policy recommendations on advancing a clean, reliable, and affordable energy system for all Californian.16 Volume I of the 2021 IEPR addresses actions needed to reduce the GHG emissions related to the buildings in which California live and work, with an emphasis on energy efficiency; Volume II examines actions needed to increase the reliability and resiliency of California’s energy system; Volume III looks at the evolving role of gas in California’ energy system; and Volume IV reports on California’s energy demand outlook, including a forecast to 2035 and long-term energy demand scenarios of 2050. The 2021 IEPR builds on the goals and work in response to AB 758 (Energy: energy audit), SB 350 (Clean Energy and Pollution Reduction Act), AB 3232 (Zero-emissions buildings and sources of heat energy), and the 2019 IEPR to further a comprehensive approach toward decarbonizing buildings in a cost-effective and equitable manner. For the 2021 IEPR, the CEC extends the forecast timeframe to 15 years to coincide with several State goals that are planned for 2035 and improves methodologies to better quantify and predict the likelihood, severity, and duration of future extreme heat events.

Local
City of Redlands General Plan
The City’s current General Plan (the City of Redlands General Plan 2035 [General Plan]) is a policy document, or “blueprint” for future development, adopted by the City Council to guide future growth in Redlands. The award-winning General Plan is organized around Themes (or chapters), which include policies and actions to guide future development. The seven Themes in the General Plan include: Distinctive City, Prosperous Economy, Livable Community, Connected City, Vital Environment, Healthy Community, and Sustainable Community. The Statemandated elements of Land Use, Circulation, Open Space, Conservation, Health & Safety, Noise, and Housing are all integrated within the Themes noted above. For each topic under a theme, the General Plan establishes policies that consist of principles and actions that form the supporting policies for the goal. Principles are the fundamental tenets that support each theme’s goal, and are statements of broad direction, philosophy, or standards to be achieved. Actions are statements that support the implementation of the principles. The General Plan primary discusses energy within 15 California Energy Commissions, 2021 Integrated Energy Policy Report, https://www.energy.ca.gov/data-reports/reports/integratedenergy-policy-report/2021-integrated-energy-policy-report, accessed July 14, 2023. 16 California Energy Commissions, Final 2021 Integrated Energy Policy Report Volume I Building Decarbonization, February 2022.

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the Sustainable Community Theme. The following goal, principals, and actions of the Sustainable Community chapter are applicable to the proposed project:

Goal: Serve as an environmental steward; ensure that residents enjoy clean air and water; make efficient use of energy, water, and land resources; and grow in a manner in which increased population does not negatively impact resources.

Principle 8-P.1: Promote energy efficiency and conservation technologies and practices that reduce the use and dependency of nonrenewable resources of energy by both City government and the community.

Action 8-A.2: Support San Bernardino County and San Bernardino Associated Governments (SANBAG) in implementation of their energy-related policies.

Action 8-A.8: Implement and enforce California Code of Regulations Title 24 building standards (parts 6 and 11) to improve energy efficiency in new or substantially remodeled construction. Consider implementing incentives for builders that exceed the standards included in Title 24 and recognize their achievements over the minimum standards.

Action 8-A.9: Encourage the use of construction, roofing materials, and paving surfaces with solar reflectance and thermal emittance values per the California Green Building Code (Title 24, Part 11 of the California Code of Regulations) to minimize heat island effects.

Action 8-A.10: Integrate trees and shade into the built environment, to mitigate issues such as stormwater runoff and the urban heat island effect.

Action 8-A.11: Further City efforts to be a model of energy conservation stewardship by:
• Continuing participation in SCE/SCG’s Community Partnership program; Moving City electric load off-peak where practical;
• Partnering directly with large consumers of energy and encouraging and promoting their energy efficiency activities;
• Establishing energy efficiency and conservation baselines; and • Reporting routinely on the progress of goals.

Action 8-A.16: Complete a comprehensive review of City codes and standards for applicability for energy and water efficiency/conservation measures and make changes to modify them accordingly.

Action 8-A.17: Set goals consistent with the State’s Long-Term Energy Efficiency Strategic Plan. Design and implement programs and incentives to meet these goals in both private and public sector construction:
• All new residential construction in California will be zero net energy by 2020. • All new commercial construction in California will be zero net energy by 2030. • The heating, ventilation, and air conditioning (HVAC) industry will be improved to ensure optimal equipment performance; and all eligible low-income homes will be energy efficient by 2020.

Action 8-A.20: Support energy resiliency through a diversified system of energy sources including zero and near-zero emission technologies.

Action 8-A.39: Continue implementation and enforcement of the California Building and Energy codes to promote energy efficient building design and construction.

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Action 8-A.40: Promote the Leadership in Energy and Environmental Design (LEED) certification program for the design, operation, and construction of high-performance green buildings.

Action 8-A.41: Promote energy conservation and retrofitting of existing buildings through:
• Encouraging point-of-sale residential energy and water efficiency audits. Provide information on upgrading requirements and/or incentives if necessary;
• Providing financial incentives and low-cost financing products and programs that encourage investment in energy efficiency and renewable energy within existing residential buildings; and • Educating residents about the availability of free home energy audit programs and encouraging the implementation of audit findings.

Action 8-A.43: Decrease the need for artificial cooling, heating, and lighting, and promote outdoor lifestyles in Redlands’ moderate climate by:
• Updating the Zoning Ordinance to provide for adequate private and common open spaces as part of multi-family developments; and
• Encouraging residential and office buildings to have windows that open to the outside in all habitable rooms and maximize the use of daylight.
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant Impact. CEQA Guidelines Appendix F is an advisory document that assists in determining whether a project will result in the inefficient, wasteful, and unnecessary consumption of energy. The analysis on Response 4.6(a) relies upon Appendix F of the CEQA Guidelines, which includes the following criteria to determine whether this threshold of significance is met:
• Criterion 1: The project’s energy requirements and its energy use efficiencies by amount and fuel type for each stage of the project including construction, operation, maintenance and/or removal. If appropriate, the energy intensiveness of materials maybe discussed.
• Criterion 2: The effects of the project on local and regional energy supplies and on requirements for additional capacity.
• Criterion 3: The effects of the project on peak and base period demands for electricity and other forms of energy.
• Criterion 4: The degree to which the project complies with existing energy standards. • Criterion 5: The effects of the project on energy resources. • Criterion 6: The project’s projected transportation energy use requirements and its overall use of efficient transportation alternatives.

Quantification of the project’s energy usage is presented and addresses Criterion 1. The discussion on constructionrelated energy use focuses on Criteria 2, 4, and 5. The discussion on operational energy use is divided into transportation energy demand and building energy demand. The transportation energy demand analysis discusses Criteria 2, 4, and 6, and the building energy demand analysis discusses Criteria 2, 3, 4, and 5.

Project-Related Sources of Energy Consumption
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This analysis focuses on three sources of energy that are relevant to the proposed project: electricity, natural gas, and transportation fuel for vehicle trips and off-road equipment associated with project construction and operations. The analysis of operational electricity and natural gas usage is based on the California Emissions Estimator Model version 2022.1 (CalEEMod) modeling results for the project. The project’s estimated electricity and natural gas consumption is based primarily on CalEEMod’s default settings for San Bernardino County, and consumption factors provided by the Southern California Edison (SCE) and the Southern California Gas Company (SoCalGas), the electricity and natural gas providers for the City and the project site. The results of the CalEEMod modeling are included in Appendix B, Air Quality/Greenhouse Gas/Energy Modeling Results. The amount of operational fuel consumption was estimated using the CARB’s EMFAC2021 website platform which provides projections for typical daily fuel usage in the County, and the project’s annual vehicle miles traveled (VMT) outputs from CalEEMod. The estimated construction fuel consumption is based on the project’s construction equipment list, timing/phasing, and hours of duration for construction equipment, as well as vendor, hauling, and construction worker trips.

The project’s estimated energy consumption is summarized in Table 4.6-1, Project and Countywide Energy Consumption. As shown in Table 4.6-1, the project’s energy usage would constitute an approximate 0.0054 percent increase over San Bernardino County’s typical annual electricity consumption and an approximate 0.0060 percent increase over San Bernardino County’s typical annual natural gas consumption. The project’s construction off-road, construction on-road, and operational vehicle fuel consumption would increase the County’s consumption by 0.3707 percent, 0.0043 percent, and 0.0158 percent, respectively (CEQA Appendix F - Criterion 1).

Table 4.6-1
Project and Countywide Energy Consumption
Energy Type Project Annual
Energy Consumption1
San Bernardino
County Annual Energy
Consumption2
Percentage
Increase Countywide2
Electricity Consumption 811 MWh 16,180,811 MWh 0.0054%
Natural Gas Consumption 33,737 therms 561,360,617 therms 0.0060% Fuel Consumption
• Construction Off-road Consumption3 68,009 gallons 18,347,432 gallons 0.3707% • Construction On-road Consumption 48,257 gallons 1,130,700,651 gallons 0.0043% • Operational Automotive Fuel Consumption3 173,672 gallons 1,099,671,804 gallons 0.0158% Notes:

1. As modeled in CalEEMod version 2022.1.

2. The project increases in electricity and natural gas consumption are compared to the total consumption in the County in 2021. The project increases in automotive fuel consumption are compared with the projected Countywide diesel fuel consumption in 2025 (start of construction), and gasoline fuel consumption in 2027 (operational year).

San Bernardino County electricity consumption data source: California Energy Commission, Electricity Consumption by County, http://www.ecdms. energy.ca.gov/elecbycounty.aspx, accessed July 5, 2023.

San Bernardino County natural gas consumption data source: California Energy Commission, Gas Consumption by County, http://www.ecdms.energy. ca.gov/gasbycounty.aspx, accessed July 5, 2023.

3. Project fuel consumption calculated based on CalEEMod results. Countywide fuel consumption is from the CARB EMFAC2021 model.

Refer to Appendix B for assumptions used in this analysis.

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Construction
During construction, the project would consume energy in two general forms: (1) the fuel energy consumed by construction vehicles and equipment; and (2) bound energy in construction materials, such as asphalt, steel, concrete, pipes, and manufactured or processed materials such as lumber and glass.

Fossil fuels used for construction vehicles and other energy-consuming equipment would be used during grading, paving, building construction, and architectural coatings. Fuel energy consumed during construction would be temporary and would not represent a significant demand on energy resources. In addition, some incidental energy conservation would occur during construction through compliance with State requirements that heavy-duty diesel equipment not in use for more than five minutes be turned off. Project construction equipment would also be required to comply with the latest U.S. Environmental Protection Agency (EPA) and CARB engine emissions standards. These emissions standards require highly efficient combustion systems that maximize fuel efficiency and reduce unnecessary fuel consumption. Due to increasing transportation costs and fuel prices, contractors and owners have a strong financial incentive to avoid wasteful, inefficient, and unnecessary consumption of energy during construction (CEQA Appendix F - Criterion 4).

Substantial reductions in energy inputs for construction materials can be achieved by selecting green building materials composed of recycled materials that require less energy to produce than non-recycled materials.17 The integration of green building materials can help reduce environmental impacts associated with the extraction, transport, processing, fabrication, installation, reuse, recycling, and disposal of these building industry source materials.18 The project-related incremental increase in the use of energy bound in construction materials such as asphalt, steel, concrete, pipes and manufactured or processed materials (e.g., lumber and gas) would not substantially increase demand for energy compared to overall local and regional demand for construction materials. As indicated in Table 4.6-1, the project’s fuel consumption from off-road construction would be approximately 68,009 gallons, which would increase fuel use in the County by 0.3707 percent. Also indicated in Table 4.6-1, the project’s fuel consumption from on-road construction would be approximately 48,257 gallons, which would increase fuel use in the County by 0.0043 percent. As such, construction would have a nominal effect on the local and regional energy supplies (CEQA Appendix F - Criterion 2).

It is noted that construction fuel use is temporary and would cease upon completion of construction activities. There are no unusual project characteristics that would necessitate the use of construction equipment that would be less energy efficient than at comparable construction sites in the region or State (CEQA Appendix F - Criterion 5).

Therefore, construction fuel consumption would not be any more inefficient, wasteful, or unnecessary than other similar development projects of this nature. As such, a less than significant impact would occur in this regard.

Operations
Transportation Energy Demand
Pursuant to the Federal Energy Policy and Conservation Act of 1975, the National Highway Traffic and Safety Administration is responsible for establishing additional vehicle standards and for revising existing standards.

Compliance with Federal fuel economy standards is not determined for each individual vehicle model. Rather, compliance is determined based on each manufacturer’s average fuel economy for the portion of their vehicles produced for sale in the United States. Table 4.6-1 provides an estimate of the daily fuel consumed by vehicles traveling to and from the project site. Based on the Redlands TTM No. 20528 - Traffic Impact Study Scope of Work prepared by Michael Baker International (dated May 16, 2023), the proposed project would generate 1,166 average daily trips. As indicated in Table 4.6-1, project operational daily trips are estimated to consume approximately 173,672 gallons of fuel 17 California Department of Resources Recycling and Recovery, Green Building Materials, https://www.calrecycle.ca.gov/greenbuilding/materials#Material, accessed July 5, 2023. 18 Ibid.

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per year, which would increase the County’s automotive fuel consumption by 0.0158 percent. The project does not propose any unusual features that would result in excessive long-term operational fuel consumption (CEQA Appendix F - Criterion 2).

The key drivers of transportation-related fuel consumption are job locations/commuting distance and many personal choices on when and where to drive for various purposes. Those factors are outside of the scope of the design of the proposed project. However, in compliance with CALGreen Code, all single-family development projects would require installation of raceways to be electric vehicle (EV) capable. This project design feature would encourage and support the use of EVs within the proposed residential development and thus reduce the petroleum fuel consumption (CEQA Appendix F - Criterion 4 and Criterion 6).

Therefore, fuel consumption associated with vehicle trips generated by the project would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region. A less than significant impact would occur in this regard.

Building Energy Demand
The CEC developed 2020 to 2035 forecasts for energy consumption and peak demand in support of the 2021 IEPR for each of the major electricity and natural gas planning areas and the State based on the economic and demographic growth projections.19 CEC forecasts that the Statewide annual average growth rates of energy demand between 2021 and 2030 would be 1.3 percent to 2.3 percent for electricity and less than 0.1 percent to 0.8 percent increase for natural gas.20 As shown in Table 4.6-1, operational energy consumption of the project would represent approximately 0.0054 percent increase in electricity consumption and 0.0060 percent increase in natural gas consumption over the current Countywide usage, which would be significantly below CEC’s forecasts and the current Countywide usage. Therefore, the project would be consistent with the CEC’s energy consumption forecasts and would not require additional energy capacity or supplies (CEQA Appendix F - Criterion 2). The project would also consume energy during the same time periods as other residential development. As a result, the project would not result in unique or more intensive peak or base period electricity demand (CEQA Appendix F - Criterion 3).

The project would be required to comply with the most current version of the Title 24 Building Energy Efficiency Standards, which provide minimum efficiency standards related to various building features, including appliances, water and space heating and cooling equipment, building insulation and roofing, and lighting. The project would install high efficiency lighting, energy efficient appliances, electrical infrastructure to support a future battery system, and solar photovoltaics panels. Compliance with the current 2022 Title 24 standards significantly reduces energy usage. The Title 24 Building Energy Efficiency Standards are updated every three years and become more stringent between each update. Compliance with 2022 Title 24 standards would ensure the project would be more energy efficient than existing buildings built under earlier versions of Title 24 standards (CEQA Appendix F - Criterion 4).

Furthermore, the electricity provider, SCE, is subject to California’s Renewables Portfolio Standard (RPS). The RPS requires investor-owned utilities, electric service providers, and community choice aggregators to increase procurement from eligible renewable energy resources to 33 percent of total procurement by 2020 and to 60 percent of total procurement by 2030. Renewable energy is generally defined as energy that comes from resources which are naturally replenished within a human timescale such as sunlight, wind, tides, waves, and geothermal heat. The increase in reliance of such energy resources further ensures that new development projects will not result in the waste of the finite energy resources. The project would install solar photovoltaics panels and have electrical infrastructure to support 19 California Energy Commission, Final 2021 Integrated Energy Policy Report Volume IV California Energy Demand Forecast, February 2022. Annual average growth rates of electricity demand and natural gas per capita demand are shown in Figure 10 and Figure 14, respectively. 20 Ibid.

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future battery systems in compliance with 2022 Title 24 and CALGreen Code requirements (CEQA Appendix F - Criterion 5).

Therefore, the project would not cause wasteful, inefficient, and unnecessary consumption of building energy during project operation, or preempt future energy development or future energy conservation. A less than significant impact would occur in this regard.

Mitigation Measures: No mitigation measures are required. b) Conflict with or obstruct a State or local plan for renewable energy or energy efficiency? Less than Significant Impact. The City does not have an adopted renewable energy or energy efficiency plan. State and regional plans for renewable energy and energy efficiency include the California Energy Commission’s Integrated Energy Policy Report (IEPR), California Public Utilities Commission’s Energy Efficiency Strategic Plan (CPUC Strategic Plan), Title 24 standards, and CALGreen standards. The project would be required to comply with Title 24 and CALGreen standards and incorporates all applicable energy efficiency measures. As a project design feature, the project would exceed 2022 Title 24 standards by 10 percent. Energy efficiency measures typical for residential projects include installation of energy efficient windows, insulation, lighting, ventilation systems, and water efficient fixtures, conservation of roof areas for future installation of solar panels, as well as provision of electric vehicles charging infrastructure, among others. Compliance with and exceedance of Title 24 and CALGreen standards would also ensure the project’s consistency with the CPUC Strategic Plan strategies and the IEPR building energy efficiency recommendations, which would ensure project conformance with the State’s energy reduction goals. It should be noted that the project is consistent with the City of Redlands Climate Action Plan, which includes City-specify policies related to energy; refer to Section 4.8, Greenhouse Gas Emissions. As such, the proposed project would result in less than significant impacts associated with renewable energy or energy efficiency plans.

Mitigation Measures: No mitigation measures are required.

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4.7 Geology and Soils
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
1) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

2) Strong seismic ground shaking? 
3) Seismic-related ground failure, including liquefaction?  4) Landslides? 
b. Result in substantial soil erosion or the loss of topsoil?  c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and
potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?

d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?

e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?

f. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? 
This section is primarily based upon the Due-Diligence/Feasibility Geotechnical Assessment, Approximately 10-Acre Property at 1160 W. Pioneer Avenue, East of 210 Freeway and North of Domestic Avenue, City of Redlands San Bernardino County, California by Petra Geosciences, Inc., dated September 10, 2021 and the Due-Diligence/Feasibility Geotechnical Assessment, 5-Acre Parcel of Agricultural Land, Assessor Parcel Number (APN) 0167-061-03, Site East of 1160 W. Pioneer Avenue, City of Redlands, San Bernardino County, California, by Petra Geosciences, Inc., dated April 6, 2022. The reports are referred to collectively as the Geotechnical Evaluation in the following impact analysis, and are provided as Appendix E1 and E2, Geotechnical Evaluation. a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
1) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

No Impact. The project site, like the rest of Southern California, is located within a seismically active margin between the North American and Pacific tectonic plates. Faults that have historically produced earthquakes or show evidence of movement within the past 11,000 years are known as “active faults.” According to the Geotechnical Evaluation, no Redlands Regular meeting of 12-19-23 783 of 1429
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known active faults cross the project site, and the site is not located within an Alquist-Priolo Earthquake Fault Zone.

Additionally, the project site is not located on or near any faults delineated by the City of Redlands General Plan.

Therefore, the potential for fault rupture on-site is considered very low. No impact would occur.

Mitigation Measures: No mitigation measures are required. 2) Strong seismic ground shaking?
Less Than Significant Impact. According to the Geotechnical Evaluation, the project site is located in a region of generally high seismicity (Southern California). As such, the project site is expected to experience strong ground motions from earthquakes on regional faults. However, active or potentially active faults are not known to exist on or in the immediate vicinity of the site. Design and construction of the project would be required to comply with the California Building Code (CBC), which outlines standards for structures to resist the effects of strong ground motion.

Conformance with the CBC would ensure that impacts related to ground shaking are less than significant.

Mitigation Measures: No mitigation measures are required. 3) Seismic-related ground failure, including liquefaction? No Impact. Liquefaction and seismically-induced settlement or ground failure is generally related to strong seismic shaking events where the groundwater occurs at shallow depth (generally within 50 feet of the ground surface) or where lands are underlain by loose, cohesionless deposits. Liquefaction typically results in the loss of shear strength of a soil, which occurs due to the increase of pore water pressure caused by the rearrangement of soil particles induced by shaking or vibration. During liquefaction, soil strata behave similarly to a heavy liquid.

Based on the San Bernardino County Geologic Hazard Map, the project site is not located within an identified liquefaction zone. Additionally, the boring samples collected for the Geotechnical Evaluation did not encounter groundwater to a depth of 56.5 feet below ground surface. Therefore, the liquefaction potential is considered to be low.

No impact would occur in this regard.
4) Landslides?
No Impact. The project site and the surrounding properties are flat and not prone to slope instability hazards, such as landslides. Additionally, the project site is not located within an identified Landslide Susceptibility zone on the San Bernardino County Geologic Hazard Map. Thus, the potential for seismically-induced landslides is considered negligible. No impact would occur.

Mitigation Measures: No mitigation measures are required. b) Result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact. The primary concern in regard to soil erosion or loss of topsoil would be from construction activities associated with the project, which could expose soils to short-term erosion by wind and water.

Soil disturbance would temporarily occur during earth-moving activities such as excavation and trenching for foundations and utilities, soil compaction, and grading. Disturbed soils would be susceptible to high rates of erosion from wind and rain, resulting in sediment transport via stormwater runoff from the project site. However, the project would be subject to compliance with the requirements set forth in the Santa Ana Regional Water Quality Control Board (RWQCB) Stormwater Quality Management Plan (SQMP) and the City’s Water Quality Management Plan (WQMP) to reduce potential for soil erosion. The project would also employ Best Management Practices (BMPs) during Redlands Regular meeting of 12-19-23 784 of 1429
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construction to control runoff from discharging from the site during project construction; refer to Section 4.10, Hydrology and Water Quality. Impacts would be less than significant in this regard.

Mitigation Measures: No mitigation measures are required. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
Less Than Significant Impact. Refer to Responses 4.7(a)(3), 4.7(a)(4), and 4.7(d) for a discussion concerning liquefaction, landslides, and collapse (from expansive soils), respectively.

LATERAL SPREADING
Lateral spreading is a phenomenon in which large blocks of intact, non-liquefied soil move down slope on a liquefied soil layer. Lateral spreading is often a regional event. For lateral spreading to occur, the liquefiable soil zone must be laterally continuous, unconstrained laterally, and free to move along sloping ground. According to the Geotechnical Evaluation, the project site is not subject to seismic-related ground failure (i.e., liquefaction). As a result, the lateral spread is anticipated to be negligible. No impact would occur in this regard.

SUBSIDENCE
According to the U.S. Geological Survey, land subsidence occurs when large amounts of groundwater have been withdrawn from certain types of rocks, such as fine-grained sediments. The rock compacts because the water is partly responsible for holding the ground up. When the water is withdrawn, the rocks falls in on itself. Events, other than the removal of groundwater, that can cause land subsidence include aquifer-system compaction, drainage of organic soils, underground mining, hydrocompaction, natural compaction, sinkholes, and thawing permafrost. According to the Geotechnical Evaluation, the soil on the project site has a low collapse potential. Therefore, subsidence would be unlikely. Impacts would be less than significant in this regard.

Mitigation Measures: No mitigation measures are required. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less Than Significant Impact. Expansive soils are those that undergo volume changes as moisture content fluctuates, swelling substantially when wet or shrinking when dry. Soil expansion can damage structures by cracking foundations, causing settlement, and distorting structural elements. According to the Geotechnical Evaluation, laboratory testing indicates that soils across the site have a very low expansion potential. As such, impacts due to expansive soil would be less than significant in this regard.

Mitigation Measures: No mitigation measures are required. e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? No Impact. No septic tanks or alternative wastewater systems would be constructed as part of the project. No impacts would occur.

Mitigation Measures: No mitigation measures are required.

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f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Overall, ground-disturbing activities in previously undisturbed portions of the project site underlain by geologic units with a high paleontological sensitivity (i.e., Pleistocene to early Holocene alluvial deposits) may result in significant impacts to paleontological resources. Impacts would be significant if construction activities result in the destruction, damage, or loss of scientifically important paleontological resources and associated stratigraphic and paleontological data.

According to the City’s General Plan EIR, paleontological resources, including fossils, have been found in the Redlands area, and there is potential for paleontological finds to occur in the remaining unexcavated open space areas within the City. The project site consists of an undeveloped, vacant lot with disturbed, ruderal vegetation, as well as scattered trees and shrubs. As such, there is potential for paleontological resources to be discovered during grading and grounddisturbing activities. Given this possibility, Mitigation Measure CUL-2 would be required to mitigate potential impacts to paleontological resources. Mitigation Measure CUL-2 would require construction to halt in the event of an inadvertent discovery of a paleontological resource. The project Archaeologist shall be contacted, who would determine appropriate measures to mitigate impacts to the significance of the resource. With the implementation of Mitigation Measure CUL-2, impacts to historical resources would be less than significant.

Mitigation Measures: Refer to Mitigation Measure CUL-2.

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4.8 Greenhouse Gas Emissions
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?  b. Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?  This section is primarily based upon Appendix B, Air Quality/Greenhouse Gas/Energy Modeling Results.

GLOBAL CLIMATE CHANGE
California is a substantial contributor of global greenhouse gases (GHGs), emitting over 418 million metric tons of carbon dioxide equivalent (MTCO2e) per year.21 Methane (CH4) is also an important GHG that potentially contributes to global climate change. GHGs are global in their effect, which is to increase the earth’s ability to absorb heat in the atmosphere. As primary GHGs have a long lifetime in the atmosphere, accumulate over time, and are generally wellmixed, their impact on the atmosphere is mostly independent of the point of emission. Every nation emits GHGs and as a result makes an incremental cumulative contribution to global climate change; therefore, global cooperation will be required to reduce the rate of GHG emissions enough to slow or stop the human-caused increase in average global temperatures and associated changes in climatic conditions.

The impact of human activities on global climate change is apparent in the observational record. Air trapped by ice has been extracted from core samples taken from polar ice sheets to determine the global atmospheric variation of CO2, CH4, and nitrous oxide (N2O) from before the start of industrialization (approximately 1750), to over 650,000 years ago.

For that period, it was found that CO2 concentrations ranged from 180 to 300 parts per million (ppm). For the period from approximately 1750 to the present, global CO2 concentrations increased from a pre-industrialization period concentration of 280 to 379 ppm in 2005, with the 2005 value far exceeding the upper end of the pre-industrial period range. As of April 2023, the highest monthly average concentration of CO2 in the atmosphere was recorded at 421.39 ppm.22
The Intergovernmental Panel on Climate Change (IPCC) constructed several emission trajectories of GHGs needed to stabilize global temperatures and climate change impacts. It concluded that a stabilization of GHGs at 400 to 450 ppm carbon dioxide equivalent (CO2e)23 concentration is required to keep global mean warming below 2 degrees Celsius (ᵒC), which in turn is assumed to be necessary to avoid dangerous climate change. 21 California Air Resources Board, California Greenhouse Gas Emissions for 2000 to 2020, https://ww2.arb.ca.gov/sites/default/files/classic/cc/inventory/2000-2020_ghg_inventory_trends.pdf, accessed July 13, 2023. 22 Scripps Institution of Oceanography, Carbon Dioxide Concentration at Mauna Loa Observatory, https://scripps.ucsd.edu/programs/keelingcurve/, accessed July 13, 2023. 23 Carbon Dioxide Equivalent (CO2e) – A metric measure used to compare the emissions from various greenhouse gases based upon their global warming potential.

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REGULATORY FRAMEWORK
Federal
The Intergovernmental Panel on Climate Change (IPCC) constructed several emission trajectories of GHGs needed to stabilize global temperatures and climate change impacts. It concluded that a stabilization of GHGs at 400 to 450 ppm carbon dioxide equivalent (CO2e)24 concentration is required to keep global mean warming below 2 degrees Celsius (ᵒC), which in turn is assumed to be necessary to avoid dangerous climate change.

State
Various Statewide and local initiatives to reduce the State’s contribution to GHG emissions have raised awareness that, even though the various contributors to and consequences of global climate change are not yet fully understood, global climate change is under way, and there is a real potential for severe adverse environmental, social, and economic effects in the long term.

Assembly Bill 32 (California Global Warming Solutions Act of 2006). California passed the California Global Warming Solutions Act of 2006 (AB 32; California Health and Safety Code Division 25.5, Sections 38500 - 38599). AB 32 establishes regulatory, reporting, and market mechanisms to achieve quantifiable reductions in GHG emissions and establishes a cap on Statewide GHG emissions. AB 32 requires that Statewide GHG emissions be reduced to 1990 levels by 2020. AB 32 specifies that regulations adopted in response to AB 1493 should be used to address GHG emissions from vehicles. However, AB 32 also includes language stating that if the AB 1493 regulations cannot be implemented, then the California Air Resources Board (CARB) should develop new regulations to control vehicle GHG emissions under the authorization of AB 32.

Executive Order S-3-05. Executive Order S-3-05 set forth a series of target dates by which Statewide emissions of GHGs would be progressively reduced, as follows:
• By 2010, reduce GHG emissions to 2000 levels;
• By 2020, reduce GHG emissions to 1990 levels; and
• By 2050, reduce GHG emissions to 80 percent below 1990 levels.

Senate Bill 32. Signed into law on September 2016, SB 32 codifies the 2030 GHG reduction target in Executive Order B-30-15 (40 percent below 1990 levels by 2030). The bill authorizes CARB to adopt an interim GHG emissions level target to be achieved by 2030.

CARB Scoping Plan. On December 11, 2008, CARB adopted the Climate Change Scoping Plan (Scoping Plan), which functions as a roadmap to achieve GHG reductions in California required by AB 32 through subsequently enacted regulations. The Scoping Plan contains the main strategies California will implement to reduce GHG emissions by 174 million metric tons (MT), or approximately 30 percent, from the State’s projected 2020 emissions level of 596 million MTCO2e under a business as usual (BAU)25 scenario. This is a reduction of 42 million MTCO2e, or almost ten percent, from 2002 to 2004 average emissions, but requires the reductions in the face of population and economic growth through 2020.
24 Carbon Dioxide Equivalent (CO2e) – A metric measure used to compare the emissions from various greenhouse gases based upon their global warming potential. 25 “Business as Usual” refers to emissions that would be expected to occur in the absence of GHG reductions; refer to http://www.arb.ca.gov/cc/inventory/data/bau.htm. Note that there is significant controversy as to what BAU means. In determining the GHG 2020 limit, CARB used the above as the “definition.” It is broad enough to allow for design features to be counted as reductions.

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The Scoping Plan calculates 2020 BAU emissions as the emissions that would be expected to occur in the absence of any GHG reduction measures. The 2020 BAU emissions estimate was derived by projecting emissions from a past baseline year using growth factors specific to each of the different economic sectors (e.g., transportation, electrical power, commercial and residential, industrial, etc.). CARB used three-year average emissions, by sector, for 2002 to 2004 to forecast emissions to 2020. The measures described in the Scoping Plan are intended to reduce the projected 2020 BAU to 1990 levels, as required by AB 32.

AB 32 requires CARB to update the Scoping Plan at least once every five years. CARB adopted the first major update to the Scoping Plan on May 22, 2014. The updated Scoping Plan identifies the actions California has already taken to reduce GHG emissions and focuses on areas where further reductions could be achieved to help meet the 2020 target established by AB 32. The Scoping Plan update also looks beyond 2020 toward the 2050 goal, established in Executive Order S-3-05, and observes that “a mid-term statewide emission limit will ensure that the State stays on course to meet our long-term goal.”
On January 20, 2017, CARB released the proposed Second Update to the Scoping Plan, which identifies the State’s post-2020 reduction strategy. The Second Update was finalized in November 2017 and approved on December 14, 2017 and reflects the 2030 target of a 40 percent reduction below 1990 levels, set by Executive Order B-30-15 and codified by SB 32. The 2017 Scoping Plan Update establishes a new Statewide emissions limit of 260 million MTCO2e for the year 2030, which corresponds to a 40 percent decrease in 1990 levels by 2030.

On December 15, 2022, CARB released the 2022 Scoping Plan for Achieving Carbon Neutrality (2022 Scoping Plan), which identifies the strategies achieving carbon neutrality by 2045 or earlier. The 2022 Scoping Plan contains the GHG reductions, technology, and clean energy mandated by statutes. The 2022 Scoping Plan was developed to achieve carbon neutrality by 2045 through a substantial reduction in fossil fuel dependence, while at the same time increasing deployment of efficient non-combustion technologies and distribution of clean energy. The plan would also reduce emissions of short-lived climate pollutants (SLCPs) and would include mechanical CO2 capture and sequestration actions, as well as emissions and sequestration from natural and working lands and nature-based strategies. Under 2022 Scoping Plan, by 2045, California aims to cut GHG emissions by 85 percent below 1990 levels, reduce smogforming air pollution by 71 percent, reduce the demand for liquid petroleum by 94 percent compared to current usage, improve health and welfare, and create millions of new jobs. This plan also builds upon current and previous environmental justice efforts to integrate environmental justice directly into the plan, to ensure that all communities can reap the benefits of this transformational plan.

Local
2020-2045 Regional Transportation Plan/ Sustainable Communities Strategy On September 3, 2020, the Regional Council of the Southern California Association of Governments (SCAG) formally adopted the Connect SoCal: 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020-2045 RTP/SCS). The SCS portion of the 2020-2045 RTP/SCS highlights strategies for the region to reach the regional target of reducing GHGs from autos and light-duty trucks by 8 percent per capita by 2020, and 19 percent by 2035 (compared to 2005 levels). Specially, these strategies are to:
• Focus growth near destinations and mobility options;
• Promote diverse housing choices;
• Leverage technology innovations;
• Support implementation of sustainability policies; and • Promote a green region.

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Furthermore, the 2020-2045 RTP/SCS discusses a variety of land use tools to help achieve the State-mandated reductions in GHG emissions through reduced per capita vehicle miles traveled (VMT). Some of these tools include center focused placemaking, focusing on priority growth areas, job centers, transit priority areas, as well as high quality transit areas and green regions.

City of Redlands General Plan 2035
The City’s current General Plan (the Redlands General Plan 2035 [General Plan]) is a policy document, or “blueprint” for future development, adopted by the City Council to guide future growth in Redlands. The award-winning General Plan is organized around Themes (or chapters), which include policies and actions to guide future development. The seven Themes in the General Plan include: Distinctive City, Prosperous Economy, Livable Community, Connected City, Vital Environment, Healthy Community, and Sustainable Community. The State-mandated elements of Land Use, Circulation, Open Space, Conservation, Health & Safety, Noise, and Housing are all integrated within the Themes noted above. For each topic under a theme, the General Plan establishes policies that consist of principles and actions that form the supporting policies for the goal. Principles are the fundamental tenets that support each theme’s goal, and are statements of broad direction, philosophy, or standards to be achieved. Actions are statements that support the implementation of the principles. The General Plan discusses GHG Reduction within the Sustainability Community Theme. The following goal and principals are applicable to the proposed project:

Sustainable Community
Goal: Serve as an environmental steward; ensure that residents enjoy clean air and water; make efficient use of energy, water, and land resources; and grow in a manner in which increased population does not negatively impact resources.

Principle 8-P.8: Promote sustainability by reducing the community’s greenhouse gas (GHG) emissions and festering green development patterns- including buildings, sites, and landscapes.

Principle 8-P.9: Undertake initiatives to enhance sustainability by reducing the community’s GHG emissions.

City of Redlands Climate Action Plan
The City of Redlands Climate Action Plan (CAP) is designed to reinforce the City’s commitment to reducing GHG emissions and demonstrate how the City would comply with State of California’s GHG emission reduction standards.

As a qualified GHG reduction strategy, the CAP will also enable streamlined environmental review of future development projects, in accordance with the CEQA. The CAP reflects the City’s commitment to the core values presented in the General Plan, and links elements of the plan with the goal of GHG reduction. The CAP has been prepared concurrently with the updated General Plan, reflecting the City’s most current land use and transportation strategy, and GHG implications of various General Plan’s goals and policies. The General Plan includes strategies such as transit-oriented and mixed-use development, integrated transportation and land use planning, promotion of bicycle and pedestrian movements, and parking and transportation demand management. It also includes goals and policies to promote energy efficiency, waste reduction, and resource conservation and recycling. These strategies, goals, and policies will result in GHG reduction compared to baseline trends. As a document adopted by the City of Redlands City Council, the CAP applies to the municipal limits of the City of Redlands. The CAP used a linear trajectory in emissions reductions between 2030 and 2050 to determine the 2035 target of 5 MTCO2e per capita per year. The CAP also has a Year 2030 GHG emissions target of 6.0 MTCO2e per capita per year.

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THRESHOLDS OF SIGNIFICANCE
Amendments to CEQA Guidelines Section 15064.4 were adopted to assist lead agencies in determining the significance of the impacts of GHG emissions and gives lead agencies the discretion to determine whether to assess those emissions quantitatively or qualitatively. This section recommends certain factors to be considered in the determination of significance (i.e., the extent to which a project may increase or reduce GHG emissions compared to the existing environment; whether the project exceeds an applicable significance threshold; and the extent to which the project complies with regulations or requirements adopted to implement a plan for the reduction or mitigation of GHGs). The amendments do not establish a threshold of significance; rather, lead agencies are granted discretion to establish significance thresholds for their respective jurisdictions, including looking to thresholds developed by other public agencies or suggested by other experts, such as the California Air Pollution Control Officers Association (CAPCOA), so long as any threshold chosen is supported by substantial evidence (CEQA Guidelines Section 15064.7(c)). The California Natural Resources Agency has also clarified that the CEQA Guidelines amendments focus on the effects of GHG emissions as cumulative impacts, and therefore GHG emissions should be analyzed in the context of CEQA’s requirements for cumulative impact analyses (CEQA Guidelines Section 15064(h)(3)).26,27 A project’s incremental contribution to a cumulative impact can be found not cumulatively considerable if the project would comply with an approved plan or mitigation program that provides specific requirements to avoid or substantially lessen the cumulative problem within the geographic area of the project.28 As discussed above, the CAP set a Year 2030 GHG emissions target of 6 MTCO2e per capita per year. Projects that start to operate before 2030 and do not exceed 6 MTCO2e per capita per year are considered to be consistent with the CAP and determined to have a less than significant individual and cumulative impact for GHG emissions. a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Less Than Significant Impact. Project-related GHG emissions include emissions from direct and indirect sources.

Direct project-related GHG emissions include emissions from construction activities, area sources, mobile sources, and refrigerants, while indirect sources include emissions from energy consumption, water demand, and solid waste generation. The CalEEMod version 2022.1 was used to calculate project-related GHG emissions. Table 4.8-1, Estimated Greenhouse Gas Emissions, presents the estimated CO2, N2O, and CH4 emissions associated with the proposed project; refer to Appendix B, Air Quality/Greenhouse Gas/Energy Modeling Results for the CalEEMod outputs.
26 California Natural Resources Agency, Final Statement of Reasons for Regulatory Action, pp. 11-13, 14, 16, December 2009, https://resources.ca.gov/CNRALegacyFiles/ceqa/docs/Final_Statement_of_Reasons.pdf, accessed July 13, 2023. 27 State of California Governor’s Office of Planning and Research, Transmittal of the Governor’s Office of Planning and Research’s Proposed SB97 CEQA Guidelines Amendments to the Natural Resources Agency, April 13, 2009, https://planning.lacity.org/eir/CrossroadsHwd/deir/files/references/C01.pdf, accessed July 13, 2023. 28 14 CCR Section 15064(h)(3).

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Table 4.8-1
Estimated Greenhouse Gas Emissions
Source
CO2 CH4 N2O Refrigerants CO2e
Metric Tons/year1
Direct Emissions
Construction (amortized over 30 years) 39.19 <0.01 <0.01 0.01 39.48 Area Source 27.16 <0.01 <0.01 0.00 27.19
Mobile Source 1,143.30 0.06 0.06 1.60 1,164.24
Refrigerants 0.00 0.00 0.00 0.27 0.27
Total Direct Emissions2 1,209.65 0.07 0.06 1.88 1,231.18 Indirect Emissions
Energy 391.65 0.03 <0.01 0.00 392.95
Solid Waste 10.08 1.01 0.00 0.00 35.27
Water Demand 11.73 0.16 <0.01 0.00 16.86
Total Indirect Emissions2 413.46 1.20 0.01 0.00 445.08
Total Project-Related Emissions2 1,676.26 MTCO2e/year
Emissions per Service Population per Year 5.4 MTCO2e per year City of Redlands CAP Year 2030 Service
Population Threshold Per Capita Per Year 6.0 MTCO2e per year Exceed Threshold? No
Notes:

1. Emissions calculated using California Emissions Estimator Model Version 2022.1 (CalEEMod) computer model.

2. Totals may be slightly off due to rounding.

Refer to Appendix B, for detailed model input/output data.

Direct Project-Related Sources of Greenhouse Gases
Construction Emissions. Construction GHG emissions are typically summed and amortized over the lifetime of the project (assumed to be 30 years), then added to the operational emissions.29 As shown in Table 4.8-1, the proposed project would result in 39.48 MTCO2e per year construction emissions when amortized over 30 years (or a total of 1,184.39 MTCO2e in 30 years).

Area Source. Area source emissions were calculated using CalEEMod and project-specific land use data. Projectrelated area sources include natural gas consumption for space heating and exhaust emissions from landscape maintenance equipment, such as lawnmowers, shedders/grinders, blowers, trimmers, chain saws, and hedge trimmers used to maintain the landscaping of the site. The project would directly result in 27.19 MTCO2e per year from area source emissions; refer to Table 4.8-1.

Mobile Source. CalEEMod relies upon trip generation rates from the Redlands TTM No. 20528 - Traffic Impact Study Scope of Work prepared by Michael Baker International (dated May 16, 2023), and project specific land use data to calculate mobile source emissions. The proposed project would generate 1,166 average daily trips, including 86 trips during the a.m. peak hour and 115 trips during the p.m. peak hour. The project would result in approximately 1,164.24 MTCO2e per year of mobile source generated GHG emissions; refer to Table 4.8-1. 29 The project lifetime is based on the standard 30-year assumption of the South Coast Air Quality Management District (South Coast Air Quality Management District, Draft Guidance Document – Interim CEQA Greenhouse Gas (GHG) Significance Threshold, October 2008).

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Refrigerants. Refrigerants are substances used in equipment for air conditioning and refrigeration. Most of the refrigerants used today are HFCs or blends thereof, which can have high GWP values. All equipment that uses refrigerants has a charge size (i.e., quantity of refrigerant the equipment contains), and an operational refrigerant leak rate, and each refrigerant has a GWP that is specific to that refrigerant. CalEEMod quantifies refrigerant emissions from leaks during regular operation and routine servicing over the equipment lifetime, and then derives average annual emissions from the lifetime estimate. The proposed project would result in 0.27 MTCO2e per year of GHG emissions from refrigerants; refer to Table 4.8-1.

Indirect Project-Related Sources of Greenhouse Gases
Energy Consumption. Energy consumption emissions were calculated using CalEEMod and project-specific land use data. Southern California Edison (SCE) would provide electricity to the project site. The project would exceed 2022 Title 24 standards by 10 percent, which has been incorporated in CalEEMod. The project would indirectly result in 392.95 MTCO2e per year due to energy consumption; refer to Table 4.8-1.

Solid Waste. Solid waste associated with operations of the proposed project would result in 35.27 MTCO2e per year; refer to Table 4.8-1.

Water Demand. The project operations would result in a demand of approximately 6.57 million gallons of water per year. Emissions from indirect energy impacts due to water supply would result in 16.86 MTCO2e per year; refer to Table 4.8-1.

Total Project-Related Sources of Greenhouse Gases
As shown in Table 4.8-1, the total amount of project-related GHG emissions from direct and indirect sources combined would total 1,676.26 MTCO2e per year. As discussed in Section 4.14, Population and Housing, there would be approximately 309 new persons living within the City as a result of the proposed project. As such, the project’s emissions would be 5.4 MTCO2e per service population per year, which is below the CAP’s Year 2030 6.0 MTCO2e per service population per year target. As such, impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. b) Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Less Than Significant Impact.

Consistency with Applicable GHG Plans, Policies, or Regulations The GHG plan consistency for the project is based on the project’s consistency with the CARB 2022 Scoping Plan, the SCAG 2020-2045 RTP/SCS, and applicable goals and policies from the City’s General Plan. The 2022 Scoping Plan describes the approach the State will take to achieve carbon neutrality by 2045. The SCAG 2020-2045 RTP/SCS includes strategies for the region to reach the regional target of reducing GHGs from the transportation sector. The City’s General Plan and CAP contain goals and policies that would help implement energy efficient measures and would subsequently reduce GHG emissions within the City.

Consistency with the 2022 CARB Scoping Plan
The 2022 Scoping Plan identifies reduction measures necessary to achieve the goal of carbon neutrality by 2045 or earlier. Actions that reduce GHG emissions are identified for each AB 32 inventory sector. Provided in Table 4.8-2, Redlands Regular meeting of 12-19-23 793 of 1429
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Consistency with the 2022 Scoping Plan: AB 32 GHG Inventory Sectors, is an evaluation of applicable reduction actions/strategies by emissions source category to determine how the project would be consistent with or exceed reduction actions/strategies outlined in the 2022 Scoping Plan.

Table 4.8-2
Consistency with the 2022 Scoping Plan: AB 32 Inventory Sectors Actions and Strategies Project Consistency Analysis
Smart Growth / Vehicles Miles Traveled (VMT)
Reduce VMT per capita to 25% below
2019 levels by 2030, and 30% below
2019 levels by 2045
Consistent. The project would require installation of raceways to be electric vehicle EV capable in accordance with the 2022 Title 24 standards and CALGreen Code, which would promote alternative mode of transportation to reduce VMT.

Additionally, the project would be near public transportation stops. As such, the project would be consistent with this action.

New Residential and Commercial Buildings
All electric appliances beginning 2026
(residential) and 2029 (commercial),
contributing to 6 million heat pumps
installed Statewide by 2030
Consistent. The project is expected to consist of natural gas heating and/or cooking on-site. The City of Redlands has not adopted an ordinance or program limiting the use of natural gas for on-site cooking and/or heating. However, if adopted, the project would comply with the applicable goals or policies limiting the use of natural gas equipment in the future. Furthermore, the project would install high efficiency lighting and appliances. As such, the project would be consistent with this action.

Construction Equipment
Achieve 25% of energy demand
electrified by 2030 and 75% electrified by
2045
Consistent. The City of Redlands has not adopted an ordinance or program requiring electricity-powered construction equipment. However, if adopted, the project would comply with the applicable goals or policies requiring the use of electric construction equipment in the future. As such, the project would be consistent with this action.

Non-combustion Methane Emissions
Divert 75% of organic waste from landfills
by 2025
Consistent. SB 1383 establishes targets to achieve a 50 percent reduction in the level of the Statewide disposal of organic waste from the 2014 level by 2020 and a 75 percent reduction by 2025. The law establishes an additional target that not less than 20 percent of currently disposed edible food is recovered for human consumption by 2025. The project would comply with local and regional regulations and recycle or compost 75 percent of waste by 2025 pursuant to SB 1383. As such, the project would be consistent with this action.

Source: California Air Resources Board, 2022 Scoping Plan, November 16, 2022.

Consistency with the SCAG 2020-2045 RTP/SCS
On September 3, 2020, the Regional Council of SCAG formally adopted the 2020-2045 RTP/SCS. The 2020-2045 RTP/SCS includes performance goals that were adopted to help focus future investments on the best-performing projects, as well as different strategies to preserve, maintain, and optimize the performance of the existing transportation system. The SCAG 2020-2045 RTP/SCS is forecast to help California reach its GHG reduction goals by reducing GHG emissions from passenger cars by eight percent below 2005 levels by 2020 and 19 percent by 2035 in accordance with the most recent CARB targets adopted in March 2018. Five key SCS strategies are included in the 2020-2045 RTP/SCS to help the region meet its regional VMT and GHG reduction goals, as required by the State.

Table 4.8-3¸ Consistency with the 2020-2045 RTP/SCS shows the project’s consistency with these five strategies found within the 2020-2045 RTP/SCS. As shown therein, the proposed project would be consistent with the GHG emission reduction strategies contained in the 2020-2045 RTP/SCS.

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Table 4.8-3
Consistency with the 2020-2045 RTP/SCS
Reduction Strategy
Applicable
Land Use Tools Project Consistency Analysis
Focus Growth Near Destinations and Mobility Options
• Emphasize land use patterns that facilitate multimodal access to work, educational and other destinations
• Focus on a regional jobs/housing balance to reduce
commute times and distances and expand job opportunities near transit and along center-focused main streets
• Plan for growth near transit investments and support
implementation of first/last mile strategies
• Promote the redevelopment of underperforming retail
developments and other outmoded nonresidential uses
• Prioritize infill and redevelopment of underutilized land to accommodate new growth, increase amenities and
connectivity in existing neighborhoods
• Encourage design and transportation options that reduce the reliance on and number of solo car trips (this could include mixed uses or locating and orienting close to
existing destinations)
• Identify ways to “right size” parking requirements and promote alternative parking strategies (e.g. shared parking or smart parking)
Center Focused
Placemaking,
Priority Growth
Areas (PGA),
Job Centers,
High Quality
Transit Areas
(HQTAs),
Transit Priority
Areas (TPA),
Neighborhood
Mobility Areas
(NMAs), Livable
Corridors,
Spheres of
Influence
(SOIs), Green
Region, Urban
Greening.

Consistent. Although the project is not
located in a HQTA or TPA, the project is
located adjacent to and with easy access to
Interstate 210 freeway. Existing Omnitrans
bus stops are located less than one mile to
the south of the project site. Furthermore, the
project site is in close proximity to existing
commercial developments located
southwest of the project site. Therefore, the
project would focus growth near destinations
and mobility options.

Promote Diverse Housing Choices
• Preserve and rehabilitate affordable housing and prevent displacement
• Identify funding opportunities for new workforce and
affordable housing development
• Create incentives and reduce regulatory barriers for building context sensitive accessory dwelling units to increase
housing supply
• Provide support to local jurisdictions to streamline and lessen barriers to housing development that supports
reduction of greenhouse gas emissions
PGA, Job
Centers,
HQTAs, NMA,
TPAs, Livable
Corridors,
Green Region,
Urban
Greening.

Consistent. The project would involve
development of a residential community
near existing bus stops and commercial
developments, which increases housing
supply and supports reduction of GHG
emissions. Therefore, the project would be
consistent with this reduction strategy.

Leverage Technology Innovations
• Promote low emission technologies such as neighborhood electric vehicles, shared rides hailing, car sharing, bike sharing and scooters by providing supportive and safe
infrastructure such as dedicated lanes, charging and
parking/drop-off space
• Improve access to services through technology—such as telework and telemedicine as well as other incentives such as a “mobility wallet,” an app-based system for storing transit and other multi-modal payments
• Identify ways to incorporate “micro-power grids” in
communities, for example solar energy, hydrogen fuel cell power storage and power generation
HQTA, TPAs,
NMA, Livable
Corridors.

Consistent. The project would require
installation of raceways to be electric vehicle
(EV) capable in accordance with the 2022
Title 24 standards and CALGreen Code.

Therefore, the proposed project would
leverage technology innovations and help
the City, County, and State meet its GHG
reduction goals. The project would be
consistent with this reduction strategy.

Support Implementation of Sustainability Policies
• Pursue funding opportunities to support local sustainable Center Focused Consistent. As previously discussed, the Redlands Regular meeting of 12-19-23 795 of 1429
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development implementation projects that reduce
greenhouse gas emissions
• Support statewide legislation that reduces barriers to new construction and that incentivizes development near transit corridors and stations
• Support local jurisdictions in the establishment of Enhanced Infrastructure Financing Districts (EIFDs), Community
Revitalization and Investment Authorities
(CRIAs), or other tax increment or value capture tools to finance sustainable infrastructure and development
projects, including parks and open space
• Work with local jurisdictions/communities to identify opportunities and assess barriers to implement
sustainability strategies
• Enhance partnerships with other planning organizations to promote resources and best practices in the SCAG region • Continue to support long range planning efforts by local jurisdictions
• Provide educational opportunities to local decisions makers and staff on new tools, best practices and policies related to implementing the Sustainable Communities Strategy
Placemaking,
Priority Growth
Areas (PGA),
Job Centers,
High Quality
Transit Areas
(HQTAs),
Transit Priority
Areas (TPA),
Neighborhood
Mobility Areas
(NMAs), Livable
Corridors,
Spheres of
Influence
(SOIs), Green
Region, Urban
Greening.
proposed project would be located close to
bus stops, which would promote alternative
modes of transportation. The project would
include common and private outdoor areas
with landscaped planters, trees, and seating.

Further, the project would comply with
sustainable practices included in the
CALGreen Code and 2022 Title 24
standards. Thus, the project would be
consistent with this reduction strategy.

Promote a Green Region
• Support development of local climate adaptation and hazard mitigation plans, as well as project implementation that improves community resiliency to climate change and
natural hazards
• Support local policies for renewable energy production, reduction of urban heat islands and carbon sequestration • Integrate local food production into the regional landscape • Promote more resource efficient development focused on conservation, recycling and reclamation
• Preserve, enhance and restore regional wildlife
connectivity
• Reduce consumption of resource areas, including
agricultural land
• Identify ways to improve access to public park space
Green Region,
Urban
Greening,
Greenbelts and
Community
Separators.

Consistent. The proposed project involves
development of a residential community on
an undeveloped, vacant lot with disturbed,
ruderal vegetation, as well as scattered trees
and shrubs, and would therefore not interfere
with regional wildlife connectivity or concert
agricultural land. The project would comply
with CALGreen Code and exceed 2022 Title
24 standards by 10 percent, which would
help reduce energy consumption and reduce
GHG emissions. Thus, the project would
support efficient development that reduces
energy consumption and GHG emissions.

The project would be consistent with this
reduction strategy.

Source: Southern California Association of Governments, 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy – Connect SoCal, September 3, 2020.

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Consistency with the City of Redlands General Plan and Climate Action Plan The City adopted both the General Plan and CAP on December 5, 2017. The CAP has been prepared concurrently with the updated General Plan, reflecting the City’s most current land use and transportation strategy, and GHG implications of various General Plan’s goals and principles. The CAP is designed to provide discrete actions to operationalize the General Plan policies that help with GHG reduction. As demonstrated in Table 4.8-4, Consistency with the City of Redlands General Plan and Climate Action Plan, the project is consistent with the goal(s) related to GHG emissions reduction in the General Plan and Climate Action Plan. Additionally, the project would not exceed the Year 2030 emissions target of 6.0 MTCO2e per capita per year, refer to Table 4.8-1.

Table 4.8-4
Consistency with the City of Redlands General Plan and Climate Action Plan Goals/Principles Project Consistency
General Plan Sustainable Community Element
Goal: Serve as an environmental steward; ensure that residents enjoy clean air and water; make efficient use of energy, water, and land resources; and grow in a manner in which increased population does not negatively impact resources.
• Principle 8-P.8: Promote sustainability by reducing the community’s greenhouse gas (GHG) emissions and
festering green development patterns- including
buildings, sites, and landscapes.
• Principle 8-P.9: Undertake initiatives to enhance
sustainability by reducing the community’s GHG
emissions.

Consistent. The proposed project would involve a
residential development on an undeveloped land. The
proposed project would exceed the 2022 Title 24 Building Energy Efficiency Standards by 10 percent. The project
would promote alternative mode of transportation by
installing a raceway in each home to be EV capable. As such, the project would ensure that the increased population
associated with the proposed project would not negatively impact resources. The project would be consistent with the goal.

Climate Action Plan
The climate action plan aims to reduce GHG emissions by reducing VMT through the following categories: bikeway
system improvements, pedestrian improvements and increased connectivity, traffic calming, parking facilities and policies, transportation improvement.

Consistent. The project site is in an urbanized area and within walking and biking distance of existing residential and commercial developments. Additionally, the proposed
project is located within a mile of OmniTrans bus stops. The project would also be complied with Title 24 and CalGreen Code, which would be required to be EV ready. As such, the project would be consistent with CAP reduction measures.

Sources:

1. City of Redlands, City of Redlands General Plan, Chapter 8, Sustainable Community, December 5, 2017.

2. City of Redlands, City of Redlands Climate Action Plan, adopted December 5, 2017.

Conclusion
In summary, the project’s characteristics render it consistent with Statewide, regional, and local climate change mandates, plans, policies, and recommendations. More specifically, the GHG plan consistency analysis provided above demonstrates that the project complies with the regulations and GHG reduction goals, policies, actions, and strategies outlined in the 2022 Scoping Plan, 2020-2045 RTP/SCS, and the City’s General Plan and CAP. Consistency with these plans would reduce the impact of the project’s incremental contribution of GHG emissions. Accordingly, the project would not conflict with any applicable plan, policy, regulation, or recommendation adopted for the purpose of reducing GHG emissions. Impacts in this regard would be less than significant.

Mitigation Measures: No mitigation measures are required.

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4.9 Hazards and Hazardous Materials
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?

b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into the environment?

c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within onequarter mile of an existing or proposed school? 
d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code
Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?

e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?

f. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?

g. Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?  This section is primarily based upon the following technical studies, provided in Appendix F1, Phase I/II ESA (APN 0167-061-01) and Appendix F2, Phase I/II ESA (APN 0167-061-03). • Phase I Environmental Site Assessment and Limited Phase II Site Assessment, 10±-Acre Parcel of Agricultural Land, Assessor Parcel Number (APN) 0167-061-01, 1160 W. Pioneer Avenue East of 210 Freeway and North of Domestic Avenue, City of Redlands, San Bernardino County, California, prepared by Petra Geosciences, Inc., dated September 10, 2021; and
• Phase I Environmental Site Assessment and Limited Phase II Site Assessment, 5±-Acre Parcel of Agricultural Land, Assessor Parcel Number (APN) 0167-061-03, Site East of 1160 W. Pioneer Avenue, City of Redlands, San Bernardino County, California, prepared by Petra Geosciences, Inc., dated May 11, 2022. a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Less Than Significant Impact. Exposure of the public or the environment to hazardous materials could occur through improper handling or use of hazardous materials or hazardous wastes particularly by untrained personnel, a transportation accident, environmentally unsound disposal methods, or fire, explosion, or other emergencies. The Redlands Regular meeting of 12-19-23 799 of 1429
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severity of potential effects varies with the activity conducted, the concentration and type of hazardous material or wastes present, and the proximity of sensitive receptors.

Construction
Project construction could expose construction workers and the public to temporary hazards related to the transport, use, and maintenance of construction materials (i.e., oil, diesel fuel, and transmission fluid), and/or import/export of soils. Project construction activities would be compliant with the applicable laws and regulations governing the use, storage, and transportation of hazardous materials/waste, ensuring that potentially hazardous materials are used and handled in an appropriate manner. Impacts concerning the routine transport, use, or disposal of hazardous materials during project construction would be less than significant.

Operations
Hazardous materials are not typically associated with single-family residential uses. Anticipated hazardous materials use may include cleaning products and the use of pesticides and herbicides for landscape maintenance. Compliance with applicable laws and regulations governing the use, storage, and transportation of hazardous materials would ensure that potentially hazardous materials are used and handled in an appropriate manner, and would minimize the potential for safety impacts to occur. As such, impacts concerning the routine transport, use, or disposal of hazardous materials during project operations would be less than significant.

Mitigation Measures: No mitigation measures are required. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant Impact with Mitigation Incorporated. One of the means through which human exposure to hazardous substance could occur is through accidental release. Incidents that result in an accidental release of hazardous substance into the environment can cause contamination of soil, surface water, and groundwater, in addition to any toxic fumes that might be generated. If not cleaned up immediately and completely, the hazardous substances can migrate into the soil or enter a local stream or channel causing contamination of soil and water. Human exposure of contaminated soil, soil vapor, or water can have potential health effects on a variety of factors, including the nature of the contaminant and the degree of exposure.

Construction
During project construction, there is a possibility of accidental release of hazardous substances such as petroleumbased fuels or hydraulic fluids used for construction equipment. The level of risk associated with the accidental release of hazardous substances is not considered significant due to the small volume and low concentration of hazardous materials utilized during construction. As required by various State laws, the construction contractor is required to use standard construction controls and safety procedures that would avoid and minimize the potential for accidental release of such substances into the environment. Standard construction practices would be observed such that any materials released are appropriately contained and remediated as required by local, State, and Federal law.

Construction activities could also result in accidental conditions involving existing on-site contamination. The following analysis considers current and past uses of the project site and its vicinity, which may have resulted in existing on-site soil and/or groundwater contamination, of which could cause accidental conditions during site disturbance activities.

Phase I/II ESA Results
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Based on the Phase I/II ESA reports prepared for the project, the project site is located within the boundaries of an existing groundwater plume, which is considered a recognized environmental condition (REC). In addition, contaminated soils due to past agricultural uses exist on a portion of the project site (APN 0167-061-03). Specifically, the Phase I/II ESA reports found the following in connection with the project site:
• The project site is located within the Crafton-Redlands Plume boundary, a groundwater plume with known trichloroethylene (TCE) contamination. The Phase I/II ESA reports identify this as a Controlled REC (CREC).30 • The project site was used for cultivated groves since at least 1930 until sometime between/during 1994 and 2002. Sometime between/during 1994 and 2002 the groves have been removed from the site and the site has remained vacant land to present. Therefore, the potential for soil contamination as a result of past agricultural uses exists on-site and two Limited Phase II Assessments were conducted, which revealed one composite sample, hand-auger (HA)-5 and HA-6 at a depth of 0.5 feet, was reported at 2.1 milligrams per kilogram (mg/kg), which is slightly above the U.S. Environmental Protection Agency (USEPA) Region 9 Regional Screening Level (RSL) of 2.0 mg/kg for Organochloride Pesticides (OCPs) in residential use soils; specifically, 1,1-Dichloro-2,2-bis(p-chlorophenyl)ethylene (DDE).

The following analysis evaluates potential environmental impacts from the RECs identified in the Phase I/II ESA reports.

Crafton-Redlands Groundwater Plume
The project site is located within the Crafton-Redlands Plume boundary, a groundwater plume with known TCE contamination. Strict definition of the Crafton-Redlands plume warrants it to be labeled as a CREC; however, based on 2015 and 2016 measured depths to groundwater (greater than 100-200 feet below grade [fbg]), the concentrations of contaminants are reported to be sufficiently low (below Maximum Contaminant Levels [MCLs]) in close proximity to the site) as to not present a health risk to future residents. As a result, the plume underlying the site is considered a de minimis condition.

Former Agricultural Use
According to the Phase I/II ESA reports, historic aerial photographs, historical topographical maps, and the City directory indicate that the project site was used for agricultural practices since at least 1930 until sometime between/during 1994 and 2002. Two separate Limited Phase II Assessments were conducted (one for each project parcel), with soil sampling to determine the extent of possible soil contamination based on the site’s former agricultural use.

Limited Phase II Assessment for APN 0167-061-01 (dated September 10, 2021) During the field investigation of this portion of the project site, ten (10) discreet and two (2) duplicate soil samples were collected at a depth of 0.5 foot below ground surface and laboratory-tested. OCPs were detected in the soil samples; specifically, 4,4’-DDE was present. Although OCP 4,4’-DDE was detected, laboratory testing determined it was at levels below the USEPA Region 9 RSL and would not present a risk to human health. In addition, arsenic was not detected above the laboratory detection limit. Thus, the results of the investigation determined that soil at the project site is not significantly impacted with OCPs or Arsenic. Impacts would be less than significant in this regard. 30 Controlled recognized environmental conditions (CREC’S) are defined by the American Society of Testing and Materials (ASTM) Practice E 1527-13 as a recognized environmental condition resulting from the past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (i.e., as evidenced by the issuance of a no further action letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls.

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Limited Phase II Assessment for APN 0167-061-03 (dated May 11, 2022) During the field investigation of this portion of the project site, 10 hand-auger borings were advanced to a depth of 1.5 feet below ground surface and laboratory-tested. The results of laboratory testing are summarized below. • Four composite samples and one duplicate composite sample contained concentrations of 4-4’DDE that ranged from 0.345 milligrams per kilograms (mg/kg) to 1.4 (mg/kg). These detectable concentrations of DDE were found to be below the USEPA Region 9 RSL of 2.0 mg/kg for DDE in residential use soils. • One composite sample, HA-5 and HA-6 at a depth of 0.5 ft., was reported at 2.1 mg/kg, which is slightly above the USEPA Region 9 RSL of 2.0 mg/kg for DDE in residential use soils. • Three of the five composite samples (and one duplicate) contained concentrations of 1,1,1-Trichloro-2,2-bis(4- chlorophenyl) ethane (4-4’DDT) that ranged from 0.056 mg/kg to 0.342 (mg/kg). Two of the composite samples reported a non-detect result, or below the Acceptable Detection Limit (ADL) of the test method of

0.001 mg/kg. All detectable concentrations of DDT were found to be below the USEPA Region 9 RSL of 1.9 mg/kg for DDT in residential use soils.

No other OCP analytes were reported at concentrations above the ADL. In addition, arsenic was not detected above the laboratory detection limit.

Thus, the results of the investigation determined that soils at this portion of the project site are significantly impacted with OCPs, and as such, mitigation is required to reduce this impact. Implementation of Mitigation Measure HAZ-1, which requires preparation of a Soil Management Plan, and Mitigation Measure HAZ-2, which requires excavation of the existing contaminated soils on-site, would reduce impacts to a less than significant level.

Operations
Refer to Response 4.9(a) for a description of impacts related to project operations. Upon adherence to existing regulations related to hazards and hazardous materials safety, impacts pertaining to the potential for accidental conditions during project operations would be less than significant and no mitigation is required.

Mitigation Measures:

HAZ-1 Soil Management Plan. Prior to issuance of a grading permit, a Soil Management Plan (SMP) shall be prepared by a qualified environmental professional with Phase II/Site Characterization experience. The SMP shall be approved by the City and made available by the project Applicant to the contractor and the City Engineer for use during grading activities. The SMP shall include guidelines for safety measures and soil management in the event that soils are to be disturbed, and for handling soil during any planned earthwork activities. The SMP shall also include a decision framework and specific risk management measures for managing soil, including any soil import/export activities, in a manner protective of human health and consistent with applicable regulatory requirements.

As part of this SMP, all excavation activities shall be documented daily using digital photography. In addition, the sides and the bottom of the excavation areas of concern shall be appropriately logged on scaled paper. Observed materials, including an estimate of the quantity observed, and PID and dust monitor readings shall be recorded on the Daily Field Record and/or the Direct Reading Log.

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If the results of the stockpile samples show no contamination, or detected concentrations of chemicals within acceptable regulatory limits for residential uses, then the soil may be redistributed within the excavation. If soil is deemed contaminated, then it shall be disposed of off-site at an approved landfill facility. Should any soils be imported or exported at an off-site location, a Phase II/Site Characterization Specialist shall verify that all imported/exported soils are not contaminated with hazardous materials above regulatory thresholds. If import/export soils are determined to be contaminated above regulatory thresholds, the Phase II/Site Characterization Specialist would recommend proper handling, use, and/or disposal of these soils.

HAZ-2 Removal of Organochloride Pesticides (OCP) Contaminated Soils. Prior to site grading activities, the project Applicant shall submit documentation as proof, to the City Engineer, that the OCP-impacted soils at the project site have been excavated and disposed of at a licensed facility with confirmation sampling to show that all remaining soil OCP concentrations are below applicable regulatory screening thresholds for residential uses. The excavation, transport, and disposal of all OCP-impacted soils from the project site shall occur in accordance with applicable Federal, State, and/or local regulations. In no event shall the project Applicant proceed with site grading activities at any location on the site where OCP contamination is found to be present above regulatory thresholds for residential use.
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? Less Than Significant Impact with Mitigation Incorporated. There is an existing school within 0.25-mile of the project site; specifically, Citrus Valley High School is located immediately adjacent to the site. The proposed project would involve soil remediation activities that may require the handling of hazardous materials at the project site and the transport of contaminated materials off-site to an approved landfill facility during project construction. These activities would be required to comply with Federal, State, and local laws and regulations regarding the handling and transport of hazardous materials. During project operations, the proposed residential dwellings do not typically involve the handling of hazardous materials or hazardous emissions in reportable quantities. Additionally, Mitigation Measures HAZ-1 and HAZ-2 would include removal of contaminated soils and precautionary measures involving soil management during grading.

With compliance with Federal, State, and local laws and regulations as well as implementation of Mitigation Measures HAZ-1 and HAZ-2, project construction and operations are not anticipated to result in adverse impacts involving the handling of hazardous materials, substances, or waste within the vicinity of Citrus Valley High School. As such, impacts in this regard would be reduced to less than significant levels.

Mitigation Measures: Refer to Mitigation Measures HAZ-1 and HAZ-2. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
No Impact. Government Code Section 65962.5 requires the Department of Toxic Substances Control (DTSC) and State Water Resources Control Board (SWRCB) to compile and update a regulatory sites list (pursuant to the criteria of the Section). The California Department of Health Services is also required to compile and update, as appropriate, a list of all public drinking water wells that contain detectable levels of organic contaminants and that are subject to water analysis pursuant to Health and Safety Code Section 116395. Government Code Section 65962.5 requires the local enforcement agency, as designated pursuant to Section 18051 of Title 14 of the California Code of Regulations, Redlands Regular meeting of 12-19-23 803 of 1429
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to compile, as appropriate, a list of all solid waste disposal facilities from which there is a known migration of hazardous waste.

According to the Phase I/II ESA reports prepared for the project, the project site is not listed pursuant to Government Code Section 65962.5. No impact would result in this regard.

Mitigation Measures: No mitigation measures are required. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? Less Than Significant Impact. The project site is located between two public airports. San Bernardino International Airport is located 1.5 miles to the northwest and Redlands Municipal Airport is located 2.6 miles to the east. As shown on Exhibit 6, Updated ALUCP Safety Zones, of the 2015 Redlands Municipal Airport Land Use Compatibility Plan Review, the project site is located outside the Redlands Municipal Airport Influence Area. Further, as shown in Figure 7-7, Airport Hazards, of the City of Redlands General Plan 2035, the project site lies outside of the Runway Protection Zone; Approach/Departure Zone; Extended Approach/Departure Zone; or other Airport Environ area. The site is also not located within the 60 CNEL airport noise contour, and is not within an Area of Special Compatibility Concern.

Therefore, based on the project site’s location, the project would not result in a safety hazard or excessive noise for people residing in project area. This impact would be less than significant.

Mitigation Measures: No mitigation measures are required. f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Less Than Significant Impact with Mitigation Incorporated. Relevant emergency response or emergency evacuation plans include the San Bernardino County Emergency Operations Plan and, to the extent that they mitigate potential disasters in the City of Redlands and vicinity, the Redlands Hazards Mitigation Plan (HMP) and the San Bernardino County Multi-Jurisdictional Hazard Mitigation Plan (MJHMP).The San Bernardino County MJHMP is regional plan that provides measures for reducing and/or eliminating risk in the unincorporated area of the County and its five Special Districts.

As indicated in Section 4.17, Transportation, the project does not propose changes to the City’s circulation system, such as sharp curves or dangerous intersections, and would not introduce incompatible uses to area roadways. Access to the site would be provided via two entry points: one from West Pioneer Avenue and one from West Domestic Avenue.

The Redlands Fire Department would review the proposed vehicular circulation network against the Department’s requirements related to fire access and turning radius requirements. Further, should partial or full lane closures be required as part of project construction activities, implementation of a Traffic Management Plan (TMP) would minimize congestion and ensure safe travel, including emergency access in the project vicinity; refer to Mitigation Measure TRA1. As such, project implementation would not interfere with the implementation of an emergency response plan or emergency evacuation plan. With implementation of Mitigation Measure TRA-1, impacts would be reduced to a less than significant level.

Mitigation Measures: Refer to Mitigation Measure TRA-1 in Section 4.17.

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g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
No Impact. According to the California Department of Forestry and Fire Protection’s Fire Hazard Severity Zone Map Viewer, the project site is not designated as being within a fire hazard severity zone in the State or Local Responsibility Area.31 In the event of a fire, adequate access and circulation for fire trucks would be provided through the proposed neighborhood. Access to the site would be provided via two entry points: one from West Pioneer Avenue and one from West Domestic Avenue, with access available to all of the through streets within the development. As a result, project implementation would not result in exposure of people or structures to a significant risk of loss, injury, or death involving wildland fires. No impact would occur.

Mitigation Measures: No mitigation is required.
31 California Department of Forestry and Fire Protection, FHSZ Viewer, https://egis.fire.ca.gov/FHSZ/, accessed June 3, 2023.

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4.10 Hydrology and Water Quality
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?

b. Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the
basin?

c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
1) Result in substantial erosion or siltation on- or off-site?  2) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site?

3) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of
polluted runoff?

4) Impede or redirect flood flows? 
d. In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? 
e. Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?  The information presented in this analysis is based on the Preliminary Drainage Report for Pioneer Avenue Tentative Tract No. 20528 (Drainage Report), prepared by Huitt-Zollars, Inc. (November 10, 2022); refer to Appendix G1, and the Preliminary Water Quality Management Plan for Pioneer Avenue Redlands, Tentative Tract No. 20528 (WQMP), prepared by Huitt-Zollars, Inc. (November 10, 2022), refer to Appendix G2. a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
Less Than Significant Impact. As part of Section 402 of the Clean Water Act, the EPA established regulations under the National Pollutant Discharge Elimination System (NPDES) program to control direct stormwater discharge. In California, the State Water Resources Control Board (SWRCB) administers the General Construction Permit under the NPDES permitting program and is responsible for developing NPDES permitting requirements. The SWRCB works in coordination with the Regional Water Quality Control Boards (RWQCBs) to preserve, protect, enhance, and restore water quality. The City lies within the Santa Ana RWQCB.

Construction
Typical construction activities would require the use of gasoline- and diesel-powered heavy equipment, such as backhoes, water pumps, bulldozers, and air compressors. Chemicals such as gasoline, diesel fuel, lubricating oil, hydraulic oil, lubricating grease, automatic transmission fluid, paints, solvents, glues, and other substances would also Redlands Regular meeting of 12-19-23 807 of 1429
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likely be used during construction. An accidental release of any of these substances could degrade surface water runoff quality and contribute additional sources of pollution to the existing drainage system. Therefore, small quantities of pollutants have the potential to enter the storm drainage system during project construction and degrade water quality.

In general, construction-related impacts to water quality could occur in the following periods of activity:
• During the earthwork and construction phase, when the potential for erosion, siltation, and sedimentation would be the greatest; and
• Following construction, before the establishment of ground cover, when the erosion potential may remain relatively high.

Because development of the project would disturb more than one acre of soil, construction activities would be required to obtain coverage under the NPDES General Permit for Stormwater Discharges Associated with Construction and Land Disturbance Activities requirements (and all subsequent revisions and amendments). To demonstrate compliance with NPDES requirements, a Notice of Intent must be prepared and submitted to the SWRCB, providing notification and intent to comply with the Construction General Permit. The Construction General Permit also requires that nonstormwater discharges from construction sites be eliminated or reduced to the maximum extent practicable, a stormwater pollution prevention program (SWPPP) that governs construction activities for the project be developed, and routine inspections be performed of all stormwater pollution prevention measures and control practices being used at the site, including inspections before and after storm events. Permittees must verify compliance with permit requirements by monitoring their effluent, maintaining records, and filing periodic reports.

The SWPPP would include a site map showing the construction site perimeter, proposed buildings, lots, roadways, stormwater collection and discharge points, general topography both before and after construction, and drainage patterns. The SWPPP would identify the BMPs that would be used to protect stormwater runoff and the placement of those BMPs. The SWPPP would also identify a visual monitoring program, a chemical monitoring program for “nonvisible” pollutants to be implemented if there is a failure of BMPs. Upon completion of construction, a Notice of Termination would be submitted to the SWRCB to indicate that construction has been completed.

The City of Redlands enforces application of water quality BMPs through Municipal Code Chapter 13.54, Storm Drains.

Specifically, Municipal Code Section 13.54.180, Best Management Practices, requires that all new construction use BMPs to prevent the discharge of pollutants to the maximum extent practicable. According to the Municipal Code, examples of suitable BMPs may be found in the California Stormwater Quality Association (CASQA) Stormwater Best Management Practice Handbook, and the City of Redlands' Storm Water Guidance Handbook.

Pursuant to Redlands Municipal Code Section 15.54.160, Irrigation Audit, Irrigation Survey, And Irrigation Water Use Analysis, new development or development projects shall implement stormwater management practices to minimize runoff and increase infiltration. The City of Redlands Municipal Utilities and Engineering Department (MUED) would review and approve BMPs contained in the SWPPP to be implemented to reduce the discharge of pollutants during construction. The SWPPP shall identify erosion control BMPs to minimize pollutant discharges during construction activities. These identified BMPs would include stabilized construction entrances, sand bagging, designated concrete washout, tire wash racks, silt fencing, and curb cut/inlet protection. Compliance with Redlands Municipal Code Section

15.54.160, as well as NPDES requirements, would reduce construction-related impacts to water quality to less than significant.

Operations
Long-term impacts to water quality occur when impacts related to urban runoff increase due to project operations. A reduction of permeable surfaces would be considered a water quality impact, as permeable surfaces allow for rain and runoff to infiltrate into the ground. Infiltration both reduces the amount of flow that is capable of washing off additional Redlands Regular meeting of 12-19-23 808 of 1429
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pollutants and filter water removing potential pollutants. These changes have the potential to affect long-term water quality. The project involves construction of 117 single-family residences and associated hardscapes. Project implementation would result in a reduction of permeable surfaces, since vacant land would be replaced with residential uses. Thus, the water quality issues of concern would involve urban runoff associated with the new land uses.

With compliance with existing Federal, State, and local regulations related to water quality, implementation of BMPs included in the project construction SWPPP, and implementation of design recommendations included in the project’s Drainage Report, the project would result in less than significant impacts to water quality resulting from project operation. The proposed project would not generate hazardous wastewater that would require any special waste discharge permits. All wastewater associated with the project’s interior plumbing systems would be discharged into the local sewer system for treatment at the regional wastewater treatment plant. Impacts would be less than significant with implementation of required BMPs and design recommendations, as enforced through Municipal Code Chapter

13.54. Mitigation Measures: No mitigation measures are required. b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? Less Than Significant Impact. The proposed project would increase impervious surfaces at the project site compared to existing conditions. However, implementation of the proposed project would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project impedes sustainable groundwater management of the basin. According to the Geotechnical Evaluation prepared for the project, groundwater was not encountered in the borings to the maximum explored depth of approximately 56.5 feet below grade. In addition, the California Department of Water Resources website indicates that recent groundwater levels since 1990 in the nearby area are greater than 130 feet below ground surface. Groundwater may have been as shallow as 55 feet back in the 1940’s, however, it is highly unlikely groundwater levels would rise to those previous elevations in the future; refer to Appendix E, Geotechnical Evaluation. Further, the project site is not currently used for groundwater extraction or groundwater recharge.

The City of Redlands MUED provides local water service in the City and would serve the proposed project. The City of Redlands is an implementing agency of the 2020 San Bernardino Valley Integrated Regional Urban Water Management Plan (UWMP), adopted in June 2021. The UWMP provides a summary of water supply sources for the area, as well as management strategies to meet targets for future water use, including groundwater supply. Domestic water supplies from this service provider are reliant on four sources: purchased imported water (from the State Water Project); groundwater (from the Bunker Hill Subbasin and Yucaipa Subbasin); surface water (from the Mill Creek Watershed and Santa Ana River Watershed); and recycled water (from the City’s wastewater treatment plant).

The project involves development of 117 single-family residential units, which would result in increased water consumption, placing greater demands on groundwater supplies. However, the project would not substantially decrease groundwater supplies such that it would impede sustainable groundwater management of the basin. Based on the UWMP, the long-term analysis of the groundwater table during average years and dry years indicates that the supply will still be capable of meeting the City’s demand through 2040. To maximize the use of local water resources and reduce dependence on imported water supplies, the City has established conservation pricing methods, based on the cost of providing service to each customer, developed water loss management programs and increased public education on demand management. The region has also taken steps to increase supply reliability by recharging current imported water supplies during wet years to enhance groundwater supplies for use in dry years. Continued compliance with these strategies would ensure that future development in the City occurs in a sustainable manner with regard to groundwater supply and does not outpace the ability to provide sufficient water supply to residents.

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According to the City’s General Plan Sustainable Community Element, the City has recently seen a substantial drop in overall and per capita water use as compared to historical levels a result of ongoing conservation measures. The General Plan contains principles and actions aimed at further implementing water conservation measures throughout the planning horizon. Compliance with these principles and actions would further reduce the project’s impacts to groundwater supplies. Therefore, a less than significant impact would occur with project implementation.

Mitigation Measures: No mitigation measures are required. c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
1) Result in substantial erosion or siltation on- or off-site? Less Than Significant Impact. The project proposes to develop a residential community with associated landscaping on a site that is currently vacant land. Construction and operation of the proposed project would increase the net area of impermeable surfaces on the site. Onsite runoff from the project area, including areas associated with a portion of the proposed public street improvements of Domestic Avenue, would be captured by on-site storm drain inlets and conveyed to an on-site detention basin, which would allow infiltration of the low impact development (LID) design capture volume. The infiltration system design would be constructed by the project civil engineer, in compliance with City guidelines. Once construction of the project is completed, the project would consist of impervious surfaces and landscaping, and therefore the development would not be subjected to substantial erosion. Impacts would be less than significant.

Mitigation Measures: No mitigation measures are required. 2) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site?
Less Than Significant Impact. The development of 117 single-family residences and associated hardscapes would change drainage patterns and increase the amount of impermeable surfaces on the project site, which would in turn increase runoff volumes entering the City’s storm water collection system. However, an on-site detention basin is proposed to mitigate increases in storm water runoff leaving the site. The off-site existing flow patterns would be retained.

All on-site storm water would be captured in accordance with Santa Ana RWQCB Order Number R8‐2010‐0033, National Pollutant Discharge Elimination System Permit No. CAS618033, also known as the Municipal Separate Storm Sewer System or MS4 permit. Thus, as the proposed storm drain system would meet MS4 permit requirements, impacts concerning on- or off-site flooding would be less than significant.

Mitigation Measures: No mitigation measures are required. 3) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less Than Significant Impact. As discussed in Response 4.10(c)(2), although the proposed project would involve an increase in impervious surfaces, the project’s proposed storm drain system would ensure the project’s peak flow rate does not exceed the MS4 requirements. Therefore, the proposed project is not anticipated to exceed the capacity of an existing or planned stormwater drainage system. As stated in Response 4.10(a), operations of the proposed project would be subject to compliance with NPDES requirements and Redlands Municipal Code Section 15.54.160, Irrigation Audit, Irrigation Survey, And Irrigation Water Use Analysis, in order to reduce long-term water quality impacts to less Redlands Regular meeting of 12-19-23 810 of 1429
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than significant levels. Therefore, project implementation is not anticipated to create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. Impacts would be less than significant in this regard.

Mitigation Measures: No mitigation measures are required. 4) Impede or redirect flood flows?
Less Than Significant Impact. Refer to Responses 4.10(c)(2) and 4.10(d).

Mitigation Measures: No mitigation measures are required. d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? No Impact.

The project site is not located near any large inland bodies of water and is more than 50 miles from the Pacific Ocean, a condition that precludes inundation by tsunami. According to the General Plan’s Flood Hazard Map (General Plan Figure 7-3), the project site is not located within a flood zone or a dam inundation area. Therefore, since the project site is not at risk for flood hazards, tsunami or seiche, there would be no impact relative to the risk of release of pollutants due to project inundation.

Mitigation Measures: No mitigation measures are required. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Less Than Significant Impact. The 2014 Sustainable Groundwater Management Act requires local public agencies and groundwater sustainability agencies in high- and medium-priority basins to develop and implement groundwater sustainability plans or prepare an alternative to a groundwater sustainability plan (GSP). The project site is located within the Upper Santa Ana Valley – San Bernardino Basin, which is ranked as a “very low” priority basin.32 Therefore, development of a GSP or an approved GSP alternative is not required.

As discussed, the project would be required to comply with NPDES and Municipal Code requirements regarding protection of water quality and thus would not conflict with the Management Plan. Further, the project would not substantially deplete groundwater supplies or interfere with groundwater recharge. As such, upon compliance with all applicable regulations, the proposed project is not anticipated to conflict with or obstruct implementation of the Management Plan.

The project site is located within the Santa Ana RWQCB. The Santa Ana RWQCB manages surface waters through implementation of its Water Quality Control Plan for the Santa Ana River Basin (Basin Plan). Basin Plan Chapter 2, Plans and Policies, includes a number of water quality control plans and policies adopted by the SWRCB that apply to the Santa Ana RWQCB. Basin Plan Chapter 4, Water Quality Objectives, includes specific water quality objectives according to waterbody type (i.e., ocean waters, enclosed bays and estuaries, inland surface waters, and groundwaters. As concluded under Responses 4.10(a) and 4.10(b), the project would result in less than significant impacts to surface water quality and groundwater quality following conformance with applicable regulations. Less than significant impacts would occur in this regard.
32 California Department of Water Resources, SGMA Basin Prioritization Dashboard, https://gis.water.ca.gov/app/bpdashboard/final/, accessed June 6, 2023.

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Mitigation Measures: No mitigation measures are required.

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4.11 Land Use and Planning
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Physically divide an established community? 
b. Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? 
a) Physically divide an established community?
No Impact. The factors that could physically divide a community are generally large, linear infrastructure projects including, but are not limited to construction of major highways or roadways; construction of storm channels; closing bridges or roadways; and construction of utility transmission lines.

The key factor with respect to this question is creating physical barriers that change the connectivity between areas of a community to the extent that persons are separated from other areas of the community. As indicated in Section 2.0, Project Description, the project site is currently vacant and is surrounded by vacant, agricultural, and public/institutional uses. The project does not propose to construct any major off-site infrastructure, utilities, or roadways that could physically divide an established community within the project site or the immediate vicinity. No changes to the connectivity of the surrounding area are proposed that would separate persons from other areas of the community.

Therefore, no impacts would occur in this regard.

Mitigation Measures: No mitigation measures are required. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact. The project site has a General Plan land use designation of Commercial/Industrial, and a zoning designation of Industrial (EV-SRP). The project would require a General Plan Amendment to change the site’s designation to Medium Density Residential, which allows for densities of 8 to 15 dwelling units per acre (du/ac).

The project would also require a Zone Change to Specific Plan No. 64 (Bergamot Specific Plan), and a Specific Plan Amendment to incorporate the project site in the Bergamot Specific Plan boundary. The Bergamot Specific Plan was adopted by the City on October 5, 2021. It was developed to produce a cohesive, unified development sensitive to the project site and surrounding area through the integration of special buffer treatments, architectural theming, placement of structure, and the integration of passive and active open space and recreational uses.33 The proposed project, involving a Zone Change to Specific Plan No. 64 (Bergamot Specific Plan) and a Specific Plan Amendment to include the project site within the Bergamot Specific Plan boundary, aligns with the City of Redlands General Plan. This alignment is achieved by fostering urban development and land use patterns that are consistent with the City's long-term vision for sustainable growth and efficient land utilization, as outlined in the General Plan. By integrating the project site into the Bergamot Specific Plan, the project embraces the City's established planning 33 City of Redlands, Bergamot Specific Plan, https://www.cityofredlands.org/sites/main/files/file-attachments/bergamotspecific_plan.pdf?1646188068, adopted October 5, 2021.

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framework and promotes a balanced blend of land uses that adhere to the overarching goals and policies of the City of Redlands General Plan.

The project as proposed would allow for development of 117 two-story motor court homes distributed along two new public streets (“Street A” and “Street B”) on the 14.62-acre site; refer to Exhibit 3, Conceptual Site Plan. Proposed density would be approximately 8 du/ac.

With City approval of the GPA and rezone, the proposed use of the subject site to support motor court homes would be consistent with the General Plan, Bergamot Specific Plan, and Municipal Code. Further, as noted, the project would require a Specific Plan Amendment to add the project site into the Bergamot Specific Plan area. The proposed use of motor homes would be consistent with intended development for the Specific Plan area, which includes development of an estimated 120 single-family motor court homes within Neighborhood Three. Design measures identified as part of the Specific Plan (i.e., buffer treatments, architectural theming, placement of structure, and the integration of passive and active open space and recreational uses) would further ensure that the proposed motor home uses are compatible with applicable land use plans and policies.34
Further, the project’s design would be reviewed and approved by the City during the development review process. This process would verify that the project’s design is compatible with development in the surrounding vicinity and that it is consistent with applicable zoning regulations. As such, the project would result in less than significant impacts in this regard.

Mitigation Measures: No mitigation measures are required. .
34 City of Redlands, Bergamot Specific Plan, https://www.cityofredlands.org/sites/main/files/file-attachments/bergamotspecific_plan.pdf?1646188068, adopted October 5, 2021.

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4.12 Mineral Resources
Would the project:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the State?

b. Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?

a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the State?
Less than Significant Impact. According to the General Plan, The Santa Ana Wash adjoining Redlands contains high quality construction aggregates that have been mined since the 1920s. The City is required by the Surface Mining and Reclamation Act of 1975 (SMARA) to incorporate mapped designations of mineral resource zones within the General Plan. Figure 6-4, Mineral Resources, from the Vital Environment chapter of the General Plan shows mineral land classifications and designated aggregate resource sectors as identified by the California Geological Survey (CGS), including Mineral Resource Zones (MRZs).35
Figure 6-4 shows that the project site is located within an area designated as MRZ-2. The General Plan states that the MRZ-2 classification identifies areas where geologic data indicate that significant PCC-Grade aggregate resources are present. As discussed throughout this IS/MND, historical uses of the project site included agricultural uses, and have not included mineral extraction. The project site does not currently support mineral extraction and the project does not propose mineral extraction activities. Furthermore, General Plan Policy Action 6-A.32 states that surface mining permits be denied where unmitigated adverse impacts would be significantly greater than at alternative locations within the San Bernardino Production-Consumption Region. The site is located directly adjacent to Citrus Valley High School, which would be impacted significantly if the site were to be utilized for the mining of construction aggregate. Therefore, the City’s General Plan designation and zoning classification do not permit mining activities on the project site. Therefore, impacts involving the loss of a valuable mineral resource would be less than significant.

Mitigation Measures: No mitigation measures are required. b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact. Refer to Response 4.12(a).The project site is not utilized as a mineral resource recovery site. Therefore, the project would not result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan. No impact would occur in this regard.

Mitigation Measures: No mitigation measures are required. 35 Mining and Geology Board, California Department of Conservation, Guidelines for Classification and Designation of Mineral Lands, https://www.conservation.ca.gov/smgb/guidelines/documents/classdesig.pdf.

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4.13 Noise
Would the project result in:

Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?

b. Generation of excessive groundborne vibration or
groundborne noise levels? 
c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?

This section is primarily based upon the Noise Impact Analysis Tentative Tract Map No. 20528 Residential Project, City of Redlands (Noise Study) prepared by Vista Environmental on August 2, 2023. This study is provided in Appendix H, Noise Study.

Sound is mechanical energy transmitted by pressure waves in a compressible medium such as air and is characterized by both its amplitude and frequency (or pitch). The human ear does not hear all frequencies equally. In particular, the ear de-emphasizes low and very high frequencies. To better approximate the sensitivity of human hearing, the A-weighted decibel scale (dBA) has been developed. On this scale, the human range of hearing extends from approximately 3 dBA to around 140 dBA.

Noise is generally defined as unwanted or excessive sound, which can vary in intensity by over one million times within the range of human hearing; therefore, a logarithmic scale, known as the decibel scale (dB), is used to quantify sound intensity. Noise can be generated by a number of sources, including mobile sources such as automobiles, trucks, and airplanes, and stationary sources such as construction sites, machinery, and industrial operations. Noise generated by mobile sources typically attenuates (is reduced) at a rate between 3 dBA and 4.5 dBA per doubling of distance. The rate depends on the ground surface and the number or type of objects between the noise source and the receiver.

Hard and flat surfaces, such as concrete or asphalt, have an attenuation rate of 3 dBA per doubling of distance. Soft surfaces, such as uneven or vegetated terrain, have an attenuation rate of about 4.5 dBA per doubling of distance.

Noise generated by stationary sources typically attenuates at a rate between 6 dBA and about 7.5 dBA per doubling of distance.

There are a number of metrics used to characterize community noise exposure, which fluctuate constantly over time.

One such metric, the equivalent sound level (Leq), represents a constant sound that, over the specified period, has the same sound energy as the time-varying sound. Noise exposure over a longer period of time is often evaluated based on the Day-Night Sound Level (Ldn). This is a measure of 24-hour noise levels that incorporates a 10 dBA penalty for sounds occurring between 10:00 p.m. and 7:00 a.m. The penalty is intended to reflect the increased human sensitivity to noises occurring during nighttime hours, particularly at times when people are sleeping and there are lower ambient noise conditions. Typical Ldn noise levels for light and medium density residential areas range from 55 dBA to 65 dBA.

Similarly, Community Noise Equivalent Level (CNEL) is a measure of 24-hour noise levels that incorporates a 5-dBA penalty for sounds occurring between 7:00 p.m. and 10:00 p.m. and a 10-dBA penalty for sounds occurring between 10:00 p.m. and 7:00 a.m. to account for noise sensitivity in the evening and nighttime, respectively.

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REGULATORY FRAMEWORK
State
The State Office of Planning and Research (OPR) Noise Element Guidelines include recommended exterior and interior noise level standards for local jurisdictions to identify and prevent the creation of incompatible land uses due to noise.

The OPR Noise Element Guidelines contain a land use compatibility table that describes the compatibility of various land uses with a range of environmental noise levels in terms of the CNEL. Table 4.13-1, Land Use Compatibility for Community Noise Environments, presents guidelines for determining acceptable and unacceptable community noise exposure limits for various land use categories. The guidelines also present adjustment factors that may be used to arrive at noise acceptability standards that reflect the noise control goals of the community, the particular community’s sensitivity to noise, and the community’s assessment of the relative importance of noise pollution.

Table 4.13-1
Land Use Compatibility for Community Noise Environments Land Use Category
Community Noise Exposure (Ldn or CNEL, dBA)
Normally
Acceptable
Conditionally
Acceptable
Normally
Unacceptable
Clearly
Unacceptable
Residential – Low Density, Single-Family, Duplex, Mobile Homes 50 – 60 55 – 70 70 – 75 75 – 85
Residential – Multiple Family 50 – 65 60 – 70 70 – 75 70 – 85 Transient Lodging – Motel, Hotels 50 – 65 60 – 70 70 – 80 80 – 85 Schools, Libraries, Churches, Hospitals, Nursing Homes 50 – 70 60 – 70 70 – 80 80 – 85 Auditoriums, Concert Halls, Amphitheaters NA 50 – 70 NA 65 – 85 Sports Arenas, Outdoor Spectator Sports NA 50 – 75 NA 70 – 85 Playgrounds, Neighborhood Parks 50 – 70 NA 67.5 – 75 72.5 – 85 Golf Courses, Riding Stables, Water Recreation,
Cemeteries 50 – 70 NA 70 – 80 80 – 85
Office Buildings, Business Commercial, Professional 50 – 70 67.5 – 77.5 75 – 85 NA Industrial, Manufacturing, Utilities, Agriculture 50 – 75 70 – 80 75 – 85 NA Notes: NA = Not Applicable; Ldn = Day/Night Average; CNEL = community noise equivalent level; dBA = A-weighted decibels Normally Acceptable - Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements.

Conditionally Acceptable - New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice.

Normally Unacceptable - New Construction or development should be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design.

Clearly Unacceptable – New construction or development should generally not be undertaken.

Source: State of California Governor’s Office of Planning and Research, General Plan Guidelines, July 2017.

Local
City of Redlands General Plan
The Noise Element of the General Plan includes Implementing Policies aimed at the control and abatement of environmental noise and protection of citizens from excessive exposure to noise. To protect City residents from excessive noise, the Noise Element contains the following Implementing Policies related to the project:

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9.0e Use the criteria specified in GP Table 9.1 (see Table 4.13-2 below) to assess the compatibility of proposed land uses with the projected noise environment and apply the noise standards in GP Table 9.2 (see Table

4.13-3 below), which prescribe interior and exterior noise standards in relation to specific land uses. Do not approve projects that would not comply with the standards in GP Table 9.2.

Table 4.13-2
City of Redlands Noise and Land Use Compatibility Matrix Land Use Categories Uses Community Noise Equivalent Level (CNEL) <60 65 70 75 80 >85
Residential
Single‐Family, Duplex, Multiple‐
Family A C C C D D D
Mobile Homes A C C C D D D
Commercial Regional, District Hotel, Motel, Transient Lodging A A B B C C D Commercial Regional, Village,
District, Special
Commercial, Retail, Bank,
Restaurant, Movie Theatre A A A A B B C
Commercial Industrial,
Institutional
Office Building, Research and
Development, Professional
Offices, City Office Building

A A A B B C D
Commercial Recreation
Institutional Civic Center
Amphitheatre, Concert Hall,
Auditorium, Meeting Hall B B C C D D D
Commercial Recreation
Children’s Amusement Park,
Miniature Golf Course, Go‐cart
Track, Equestrian Center, Sports
Club

A A A A B B B
Commercial General, Special
Industrial, Institutional
Automobile Service Station, Auto
Dealership, Manufacturing,
Warehousing, Wholesale,
Utilities

A A A A B B B
Institutional General Hospital, Church, Library,
Schools, Classroom A A B C C D D
Open Space
Parks A A A B C D D
Golf Course, Cemeteries, Nature
Centers, Wildlife Reserves,
Wildlife Habitat

A A A A B C C
Agriculture Agriculture A A A A A A A
Source: Table 7‐10 from City of Redlands General Plan, 2017.

Notes:

Zone A: Clearly Compatible. Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction without any special noise insulation requirements.

Zone B: Normally Compatible. New construction or development should be undertaken only after detailed analysis of the noise reduction requirements are made and needed noise insulation features in the design are determined. Conventional construction, with closed windows and fresh air supply systems or air conditioning, will normally suffice.

Zone C: Normally Incompatible. New construction or development should generally be discouraged. If new construction or development does proceed, a detailed analysis of noise reduction requirements must be made and needed noise insulation features included in the design.

Zone D: Clearly Incompatible. New construction or development should generally not be undertaken.

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Table 4.13-3
City of Redlands Interior and Exterior Noise Standards
Land Use
Categories Uses Community Noise Equivalent (CNEL)
Interior1 Exterior2
Residential Single‐Family, Duplex, Multiple‐Family 453,5 60 Mobile Homes -- 604
Commercial,
Institutional,
Open Space
Hotel, Motel, Transient Lodging 45 655
Commercial Retail, Bank, Restaurant 55 --
Office Building, Research & Development,
Professional Offices, City Office Building 50 --
Amphitheater, Concert Hall, Auditorium, Meeting
Hall 45 --
Gymnasium (Multipurpose) 50 --
Sports Club 55 --
Manufacturing, Warehousing, Wholesale, Utilities 60 --
Movie Theatres 45 --
Hospital, School’s Classroom 45 --
Parks -- 60
Source: Table 9.2 from City of Redlands General Plan, 2017.

Notes:
1 Indoor environment excluding: bathrooms, toilets, closets, corridors. 2 Outdoor environment limited to: private yard of single‐family as measured at the property line; multi‐family private patio or balcony which is served by a means of exit from inside; mobile home park, hospital patio; park picnic area; school playground; hotel and recreational area..
3 Noise level requirement with closed windows, if they are used to meet natural ventilation requirement. 4 Exterior noise level should be such that interior noise level will not exceed 45 CNEL. 5 Except those areas affected by aircraft noise.

See also Policy 9.0s.

9.0f Require a noise impact evaluation based on noise measurements at the site for all projects in Noise Referral Zones (B, C, or D) as shown on GP Table 9.1 and on GP Figure 9.1 or as determined from tables in the Appendix, as part of the project review process. Should measurements indicate that unacceptable noise levels will be created or experienced, require mitigation measures based on a detailed technical study prepared by a qualified acoustical engineer (i.e., a Registered Professional Engineer in the State of California with a minimum of three years’ experience in acoustics).

9.0i Require construction of barriers to mitigate sound emissions where necessary or where feasible and encourage use of walls and berms to protect residential or other noise sensitive land uses that are adjacent to major roads, commercial, or industrial areas.

9.0s Require mitigation to ensure that indoor noise levels for residential living spaces not exceed 45 dB LDN/CNEL due to the combined effect for all exterior noise sources.

The Uniform Building Code (specifically, the California Administrative Code, Title 24, Part 6, Division T25, Chapter 1, Subchapter 1, Article 4, Sections T25‐28) requires that “Interior community noise levels (CNEL/LDN) with windows closed, attributable to exterior sources shall not exceed an annual CNEL or LDN of a 45 dB in any habitable room.” The code requires that this standard be applied to all new hotels, motels, apartment houses and dwellings other than detached single‐family dwellings.

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Policy 9‐s sets the maximum acceptable interior noise level at 45 CNEL. The Noise Referral Zones (65 CNEL) delineate areas within which tests to ensure compliance are to be required for new structures.

9.0u Require all new residential projects or replacement dwellings to be constructed near existing sources of nontransportation noise (including but not limited to commercial facilities or public parks with sports activities) to demonstrate via an acoustical study conducted by a Registered Engineer that the indoor noise levels will be consistent with the limits contained in the Community Noise Ordinance.

9.0v Consider the following impacts as possibly “significant”:
• An increase in exposure of four or more dB if the resulting noise level would exceed that described as clearly compatible for the affected land use, established in GP Table 9.1 and GP Table 9.2; • Any increase of six dB or more, due to the potential for adverse community response.

Redlands Municipal Code
The City of Redlands Municipal Code establishes the following applicable standards related to noise:

Section 8.06.030 – General Noise Regulations
It shall be unlawful for any person to willfully or negligently make, or cause to be made, any loud, unnecessary or unusual noise which disturbs the peace and quiet of any neighborhood or which causes discomfort or annoyance to a reasonable person of normal sensitivity in the area. The factors that may be considered in determining whether a violation of this chapter exists include, but are not limited to, the following:

A. The sound level of the objectionable noise;
B. The sound level of the ambient noise;
C. The proximity of the noise to residential living or sleeping facilities; D. The nature and zoning of the area within which the noise emanates; E. The number of persons affected by the noise;
F. The time of day or night the noise occurs;
G. The duration of the noise;
H. The tonal, informative or musical content of the noise; I. Whether the noise is continuous, recurrent, or intermittent; J. Whether the noise is produced by a commercial or noncommercial activity; K. Whether the nature of the noise is usual or unusual; L. Whether the origin of the noise is natural or unnatural; and M. Whether the noise occurs on a weekday, weekend or a holiday.

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Section 8.06.070 – Exterior Noise Limits
A. The noise standards for the categories of land uses identified in Table 1 of this section shall, unless otherwise specifically indicated, apply to all such property within a designated zone.

B. No person shall operate, or cause to be operated, any source of sound at any location within the city or allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person which causes the noise level when measured on any other property to exceed:

1. The noise standard for that land use specified in Table 1 of this section for a cumulative period of more than thirty (30) minutes in any hour; or

2. The noise standard specified in Table 1 of this section plus five (5) dB for a cumulative period of more than fifteen (15) minutes in any hour; or

3. The noise standard specified in Table 1 of this section plus ten (10) dB for a cumulative period of more than five (5) minutes in any hour; or

4. The noise standard specified in Table 1 of this section plus fifteen (15) dB for a cumulative period of more than one minute in any hour; or

5. The noise standard specified in Table 1 of this section plus twenty (20) dB or the maximum measured ambient level, for any period of time.

C. If the measured ambient level exceeds the allowable noise exposure standard within any of the first four (4) noise limit categories below, the allowable noise exposure standard shall be adjusted in five (5) dB increments in each category as appropriate to encompass or reflect said ambient noise level. In the event the ambient noise level exceeds the fifth noise limit category, the maximum allowable noise level under this category shall be increased to reflect the maximum ambient noise level.

D. The ambient noise shall be measured at the same location along the property line utilized in subsection 8.06.06B of this chapter, with the alleged offending noise source inoperative. If the alleged offending noise source cannot be shut down, the ambient noise shall be estimated by performing a measurement in the same general area of the source but at sufficient distance that the noise from the source is at least ten (10) dB below the ambient in order that only the ambient level be measured. If the difference between the ambient and noise source is five (5) to ten (10) dB, then the level of the ambient itself can be reasonably determined by subtracting a one decibel correction to account for the contribution of the source.

E. In the event the alleged offensive noise contains a steady, audible tone such as a whine, screech, hum, or is a repetitive noise such as a hammering or riveting, or contains music or speech conveying informational content, the standard limits set forth in Table 1 of this section shall be reduced by five (5) dB.

Section 8.06.080 – Interior Noise Standards
A. No person shall operate or cause to be operated any source of sound, or allow the creation of any noise, which causes the noise level when measured inside a neighboring receiving occupied building to exceed the following standards.

1. The noise standard for that land use specified in Table 2 of this section for a cumulative period of more than five (5) minutes in any hour.

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2. The noise standard for that land use specified in Table 2 of this section plus five (5) dB for a cumulative period of more than one minute in any hour.

3. The noise standard for that land use specified in Table 2 of this section plus ten (10) dB for the maximum measured ambient noise level for any period of time.

B. If the measured ambient level exceeds the allowable exterior noise exposure standard in Table 1 of this chapter, the allowable interior noise exposure level shall be adjusted in five (5) dB increments as appropriate to reflect the ambient noise level.

Section 8.06.090 – Noise Disturbances Prohibited
The following acts, and the causing or permitting thereof, are declared to be in violation of this chapter:

F. Construction And/Or Demolition: Operating or causing the operation of any tools or equipment used in construction, drilling, repair, alteration or demolition work between weekday hours of six o’clock (6:00) P.M. and seven o’clock (7:00) A.M., including Saturdays, or at any time on Sundays or holidays, such that the sound therefrom creates a noise disturbance across a residential or commercial real property line, except for emergency work by public service utilities, the city or another government entity. All mobile or stationary internal combustion engine powered equipment or machinery shall be equipped with exhaust and air intake silencers in proper working order, or suitable to meet the standards set forth herein.

G. Vibration: Operating or permitting the operation of any device that creates a vibration which is above the vibration perception threshold of an individual at or beyond the property boundary of the source if on private property or at one hundred fifty feet (150’) from the source if on a public space or public right of way.

Section 8.06.120 – Exemptions
A. Emergency Exemption: This chapter shall not apply to:

1. The emission of sound for the purpose of alerting persons to the existence of an emergency such as, but not limited to, loudspeakers, horns, sirens, whistles or other similar devices which emit sound, only for the time required to make notification of the emergency condition; or

2. The emission of sound in the performance of emergency work or the temporary provision of essential services such as, but not limited to, utility system repairs or upgrades, infrastructure repairs, structural repairs and other unscheduled, infrequent and nonrecurring activities, required to protect persons and property from physical harm or loss of essential services.

B. Warning Devices: This chapter shall not apply to warning devices necessary for the protection of public safety.

Police, fire and ambulance sirens and train horns are exempt from this chapter.

C. Outdoor Activities: This chapter shall not apply to occasional outdoor public gatherings, public dances, shows, and sporting and entertainment events conducted within city parks and city owned facilities, including events conducted at the Redlands Bowl, provided such events are conducted pursuant to a permit or license issued by the city.

D. School Activities: This chapter shall not apply to activities and operations conducted on the grounds of any public or private elementary, intermediate or secondary school or colleges and universities.

Redlands Regular meeting of 12-19-23 823 of 1429
TTM 20528 PIONEER TRACT PROJECT
Draft Initial Study/Mitigated Negative Declaration
October 2023 4-82
E. Hospital: This chapter shall not apply to activities and operations conducted within the grounds of the Redlands Community Hospital provided that said activities and operations are in compliance with the acoustical provisions of the hospital’s conditional use permit.

F. Minor Maintenance Of Residential Property: This chapter shall not apply to noise sources associated with the minor maintenance of residential property, provided such activities take place between the hours of seven o’clock (7:00) A.M. to eight o’clock (8:00) P.M. on weekdays, and seven o’clock (7:00) A.M. to eight o’clock (8:00) P.M. on weekends and legal holidays, and provided that such activities generate no more than ninety (90) dBA at or within the real property line of the residential property. Activities covered under this provision include, but are not limited to, maintenance of landscaping and minor repair of residential dwellings or ancillary structures.

G. Construction Activities: This chapter shall not apply to noise sources associated with new construction, remodeling, rehabilitation or grading of any property provided such activities take place between the hours of seven o’clock (7:00) and six o’clock (6:00) P.M. on weekdays, including Saturdays, with no activities taking place at any time on Sundays or Federal holidays. All motorized equipment used in such activity shall be equipped with functioning mufflers.

H. Agricultural Operations: This chapter shall not apply to mobile noise sources associated with agricultural operations for use in maintenance, cultivation, planting and harvesting of agricultural areas provided said activities take place between the hours of seven o’clock (7:00) A.M. to eight o’clock (8:00) P.M. on weekdays including Saturdays, with no activities taking place at any time on Sundays or Federal holidays. All motorized equipment used in such activity shall be equipped with functioning mufflers.

I. Chapter Application: This chapter shall not apply to any activity in which State or Federal law has preempted the regulation of such activity.

Existing Conditions
Noise within the proposed project area is generally characterized by vehicle traffic on I-210, where the nearest travel lane is located as near as 185 feet west of the project site, and from noise created by activities at Citrus Valley High School, which is located adjacent to the east side of the project site.

Noise Measurements
In order to quantify existing ambient noise levels in the vicinity of the project site, noise measurements were taken on August 13 and 14, 2021; refer to Table 4.13-4, Noise Measurements. The noise measurement sites were representative of typical existing noise exposure within and immediately adjacent to the project site. As shown in Table 4.13-4, the ambient recorded noise level in the project vicinity ranged between 62.0 dBA and 94.8 dBA. The results of the field measurements are included in Appendix H, Noise Study.

Redlands Regular meeting of 12-19-23 824 of 1429
TTM 20528 PIONEER TRACT PROJECT
Draft Initial Study/Mitigated Negative Declaration
October 2023 4-83
Table 4.13-4
Existing (Ambient) Noise Measurements
Site
No. Measurement Location Leq (dBA)
Lmax
(dBA)
Min. 1‐
Hour
Interval
(dBA
Leq/Time)
Max. 1‐
Hour
Interval
(dBA
Leq/Time)
Average
(dBA
CNEL)
A
Located on a power pole in the southwest portion of
the project site, approximately 30 feet north of
Pioneer Avenue centerline and 270 feet east of
I‐210 centerline